2017-1435 Edmonds 2020 LLC MP Review03.pdfRainBOW
conSULTing
MECHanicaL EnginEERINg
January 22, 2018
Mr. Leif Bjorback
Building Official
City of Edmonds
121 Fifth Avenue North
Edmonds, Washington 98020-3145
Subject: Edmonds 2020 LLC BLD2017-1435
Plumbing Permit Review 03
I have received and reviewed the above referenced project for conformance with the
following codes, as adopted and amended by the State of Washington and the City of
Edmonds:
2015 Uniform Plumbing Code (UPC)
2015 Washington State Energy Code, WAC 51 -11 (WSEC)
The comments listed below only apply to the documents submitted with the building
permit application for the plumbing review:
1. General: Increase text size to 1/8" so that plans are clearly legible.
I" Applicant response: Text has been increased.
Resolved.
2. General: Provide water heater installation detail.
I" Applicant response: Located on P12.00.
Per UPC 507.5 indicate how the drainage pans located beneath the water heaters
are drained to an approved location; either a floor drain, hub drain or to the outside —
draining to the garage floor is not acceptable. Please indicate this on the plumbing
plans.
2nd Applicant response: All lines from water heater pans and T&Ps not able
to drain to A W boxes have been re-routed to Hub Drains located in parking
garage or RP room located on 1st floor. Detail for indirect drains and trap
primers located on P12.00.
Detail for indirect drains and trap primers not located on sheet P12.00. It
appears that the oil/water separator detail was mistakenly included on sheet
P12.0 instead. Provide required detail and/or drain make and model number.
3. General: Provide building backflow preventer installation detail.
IstApplicant response: Located on P12.00
Resolved.
4. General: Provide firestop detail for water closet installation.
Rainbow Consulting Mechanical Engineering 336 NW 50"' Street, Seattle, WA 98107 www.rainbowconsulting-me.com
Steven Rainbow, PE Phone 206.235.6002 steven@rainbowconsulting-me.com
Edmonds 2020 LLC BLD2017-1435
Plumbing Review 03
January 22, 2018
Page 2 of 3
Ist Applicant response: Firestop detail located on P12.00 water closet flanges will be
installed in fire rated PT cans i.e. Hilti or Hold Rite.
Resolved.
5. Sheet PO.00, Gas Piping: Indicate longest length used as the basis for gas pipe
sizing; indicate gas piping material. Provide gas piping riser diagram.
Ist Applicant response: Located on pgs. P9.00 and P13.00.
Resolved.
6. Sheet P1.00: Provide a schedule including pump data, for the groundwater/storm
vault. If this is scheduled elsewhere in the plan set, provide a sheet reference.
I" Applicant response: Pump data will be provided once pumps have been chosen
by building owner.
Pump selections for the basis of design is required to be included with permit
documents; coordinate with building owner as required.
2 n' Applicant response: Pumps have been chosen, schedule is located on
PO. 0 1.
Resolved.
7. Sheet P2.00: Vents have been omitted from the garage drains connected to oil/water
waste line connected to the sand & oil/water interceptor. In accordance with UPC
902.1, vents are permitted to be omitted from the drains connected to the oil/water
interceptor where the drains are provided with a settling tank. Provide a schedule for
the garage drains indicating a catch basin or other form of settling tank.
Ist Applicant response: Schedule located on PO. 0 1, vent has been added to the catch
basin per code. Vent can be viewed on P2. 00.
The garage drains are required to include a settling tank (perhaps more commonly
known as a catch basin). Page 275 of the UPC Illustrated Manual is attached to
illustrate what is required. A schedule for the garage drains is required to include
make and model number so that the inclusion of the settling tank/catch basin can be
verified.
2 nd Applicant response: Details for the garage drains have been added to
P12.00.
Detail for garage drains not located on sheet P12.00. It appears that the
oil/water separator detail was mistakenly included on sheet P12.0 instead.
Provide required detail and/or drain make and model number.
8. Sheet P2.00, The sand & oil/water interceptor has not been provided with vents as
required by UPC 1017.1. The separation or vapor compartment shall be
independently vented to the outer air. Where two (2) or more separation or vapor
compartments are used, each shall be vented to the outer air. Additionally, the
interceptor shall be vented on the sewer side and shall not connect to a flammable
vapor vent. All provisions of UPC 1017.0 shall be strictly adhered to. Provide sand &
oil water inceptor installation detail.
Ist Applicant response: Vent has been added and installed see P2. 00 and P3. 00 for
overhead installation. Typical installation detail has been added on P12.01.
The sand & oil/water separator detailed in the plans do not meet the City of Edmonds
Engineering Division standards for separators. While the sizing of the separator
capacity is the responsibility of the Engineer, the minimum separator size required for
this project is 100 gallons. Please note that these standards are new and are
Rainbow Consulting Mechanical Engineering 336 NW 50"' Street, Seattle, WA 98107 www.rainbowconsulting-me.com
Steven Rainbow, PE Phone 206.235.6002 steven@rainbowconsulting-me.com
Edmonds 2020 LLC BLD2017-1435
Plumbing Review 03
January 22, 2018
Page 3 of 3
different that they would have been for Phase 1 of the project. A copy of the
standards is attached for review. Please include the sizing calculation on the plans
along with the correct oil/water separator installation detail.
2n' Applicant Response: New detail for oillwater separator have been added to
12.01 per email dated 11812018 from Leif Bjorback. Baffles will be added to
separator and 6" stand will be added to meet requirements.
The oil water separator detail on sheet P12.01 indicates that the ejector pump
is located within the separator. As described by King County, the design of an
oil water separator operates in such a way that, "the large capacity of the
vaults slows down the wastewater, allowing oil to float to the surface and solid
material to settle out." Thus, installing a pump within the separator will not
allow the oil to float to the surface; the lift station is required to be separate
from the separator. Provide revised plans and details as required.
9. Sheet P2.00: The plans indicate that the sand & oil/water separator has a 2" pump
line to overhead plumbing. On sheet P3.0, there appears to be another pump line
connected to the sand & oil/water separator (20 GPM). Please clarify the installation.
Ist Applicant response: The 2" pump lines have been separated and drawn to the
appropriate sewer or storm lines. These were installed per 710.3 (1) 20 GPM
minimum. Both interceptors have been determined to receive less than 5-10 GPM,
See related comments above.
10. Sheets P10.00 and P1 1.00: Domestic water plans are incomplete. Complete
plumbing design and resubmit.
I st Applicant response: Riser diagram and typical manifold installation have been
included on P14.00.
Resolved.
If you have any questions or require additional clarification on any of the items contained
in this letter, please email me at steven@rainbowconsulting-me.com or contact me
directly at 206-235-6002.
Sincerely,
Rainbow Consulting LLC
Steven Rainbow, PIE
cc: Douglas Beck, Beck & Associates, PLLC, beckpllc@msn.com
Enc.
Rainbow Consulting Mechanical Engineering 336 NW 50"' Street, Seattle, WA 98107 www.rainbowconsulting-me.com
Steven Rainbow, PE Phone 206.235.6002 steven@rainbowconsulting-me.com
62.5"
A A
04
7-1-77' 7-/-77 Z7 7n-,7�/7 7-1--7'
r// � � z � � � T
PROVIDE GASKET
SEALED CAP FOR
INLET TEE, FOR
INTERIOR
INSTALLATION ONLY
2.75"
NOTES:
GALVANIZED DIAMOND-y COVER PLAN
PLATE COVERS WITH
BOLT -DOWN LOCKS
PROVIDE GASKET SEALED CAP
FOR OUTLET TEE, FOR
INTERIOR INSTALLATION ONLY
1.5"-5- 3.5 . ADJUSTMENT SLOTS
ADJUSTABLE
INLET
/-SAMPLING TEE
BAFFLES -
���W�ATER LEVEL
INLET
A I I GRIT/SLUDGE
4 RETAINER WEIR
A 10
�J' '-A
17.5" 8" 22.5" 14.5"
SECTION AA
INSPECTION/SAMPLING
TEE - SEE NOTE 3
OUTLET
A *
(o
1. USE UTILITY VAULT COMPANY INC. MODEL #25-SA OR EQUAL. PRECAST VAULT SHALL HAVE KNOCKOUTS AT ALL PIPE
OPENINGS. IF KNOCKOUTS ARE NOT PRESENT, THEN PIPE OPENINGS SHALL BE CORE -DRILLED. PIPE OPENINGS SHALL
BE 2" LARGER THAN THE PIPE DIAMETER.
2. LOCATE VAULT WITHIN 20' OF DRIVE FOR ACCESS BY MAINTENANCE VEHICLES.
3. PVC INSPECTION AND SAMPLING TEE SHALL BE THE SAME SIZE AS THE OUTLET PIPE FOR 6" OUTLET OR GREATER.
USE 6" BY OUTLET -SIZE TEE WHERE OUTLET PIPE SIZE IS LESS THAN 6". INSTALL GASKETED CAP ON TOP OF THE
SAMPLING TEE, FOR INTERIOR INSTALLATION ONLY.
4. FILL WITH CLEAN WATER PRIOR TO START-UP OF THE SYSTEM.
5. GRAY AND BLACK WATER SHALL BE CARRIED BY SEPARATE SIDE SEWER.
6. PIPE CONNECTION TO VAULT: KOR-N-SEAL OR EQUAL FOR CORE -DRILLED OPENINGS, OR SAND COLLAR FOR
KNOCKOUT OPENING. SEAL ALL PIPE CONNECTIONS WITH NONSHRINK GROUT.
7. INTERIOR OIL/WATER SEPARATORS SHALL HAVE VENTING PER 2009 UNIFORM PLUMBING CODE REQUIREMENTS.
8. PRIOR TO STARTUP, OIL/WATER SEPARATOR SHALL PASS 1% PER DAY LEAK TEST WHERE ONLY A MAXIMUM OF 1% OF
DEAD STORAGE REDUCTION IS ALLOWED WITHIN A 24 HOUR PERIOD PER THE 2009 UNIFORM PLUMBING CODE 712.2.
9. ACCESS LID SHALL HAVE SLIP RESISTANT TREATMENT.
CITY OF EDMONDS
PUBLIC WORKS
DEPARTMENT
"�st. IB9-
100 GALLON BAFFLE TYPE
OIL/WATER SEPARATOR
APPROVED BY: R. ENGLISH
REVISION DATE
OCTOBER 2015
STANDARD
D ETAI L
E6.1 4
VENTS
@Vents Not Required.
903.0 Materials.
3 kderceptor. Vent piping shall be permitted to be
903.1 Applicable Standards. Vent pipe and fittings
bd on an interceptor where such interceptor acts as a
shall comply with the applicable standards referenced in
my settling tank and discharges through a horizontal
Table 701.2, except that:
=waste pipe into a secondary interceptor. The second
(1) No galvanized steel or 304 stainless steel pipe shall be
o*wr shall be properly trapped and vented.
installed underground and shall be not less than 6 inches
IM See Figure 902.1 for an illustration of this instal-
(152 nim) aboveground.
L Section 1009.0, Interceptors (Clarifiers) and Separa-
(2) ABS and PVC DWV piping installations shall be in accor-
md Section 1016.0, Sand Interceptors, are the areas
dance with the applicable standards referenced in Table
sed by this exception.
170 1. 1, and Chapter 14 "Firestop Protection." Except for indi-
2 Bars, Soda Fountains, and Counter. Traps
vidual single-family dwelling units, materials exposed within
ig sinks that are part of the equipment of bars, soda
ducts or plenums shall have a flame -spread index of not more
bins. and counters need not be vented where the loca-
than 25 and a smoke -developed index of not more than 50
=ad construction of such bars, soda fountains, and
where tested in accordance with ASTM E84 or UL 723.
aws is such as to make it impossible to do so. Where
903.2 Use of Copper or Copper Alloy Tubing.
conditions exist, said sinks shall discharge by means
Copper or copper alloy tube for underground drainage and
piroved indirect waste pipes into a floor sink or other
vent piping shall have a weight of not less than that of
Nwd type of r
e al g e WV.
IMThis s ction allows indirect waste for special
'
903.2.1 Aboveground. Copper or cop alloy tube for
J where ven g is impossible. An example would be
aboveground drainage and vent piping shal have a weight
bar with eating around it where an adjacent wall is
of not less than that of copper or copper all drainage tube
le for[a vent. Traps serving soda fountains and
type DWV.
sinks th are part of the bar equipment may be
y waste into an approved receptor. Therefore,
lie
903.2.2 Prohibited Use. Copper or c per alloy tube
t
8, Indire t Wastes will apply. See Figure 902.2 for
shall not be used for chemical or indu ial wastes as
of thi installation.
defined in Section 811.0.
Opeq Grill
C.O� C.O.
7 _�! n n
Settilling Tank
Interceptor
FIGURE 902.1
VENT NOT REQUIRED ON SECONDARY INTERCEPTOR
Bar Sink
Indirect Waste Pipe
lf� , - ILI�
i -; � T, -.�_ -� *,& 0 ir�. —.' 7�f -.*:,Ip � ". U 40"'3111-
Floor Sink
Vented Trap Un� ented "ap
FIGU
NOT REQUIRED
UNIFORM PLUMBING CODE ILLUSTRATED TRAINING MANUAL 275
steven@rainbowconsulting-me.com
From: steven@rainbowconsuIting-me.com
Sent: Monday, January 8, 2018 10:02 AM
To: 'Josh Tomulty'
Cc: 'Douglas'
Subject: FW: Print Review BLD2017-1435 (Edmonds 20120)
Hi Josh,
Please see below for direction regarding the oil/water separator. Please detail these items in your revised plans.
Thank you,
Steven
Steven Rainbow, PE
Rainbow Consulting LLC
206.235.6002
www.rainbowconsuIting-me.com
From: Bjorback, Leif [maiIto:Leif.Bjorback@edmondswa.gov]
Sent: Monday, January 8, 2018 9:58 AM
To:'Douglas'<beckpllc@msn.com>
Cc: Steven Rainbow <steven@rainbowconsulting-me.com>
Subject: RE: Print Review BLD2017-1435 (Edmonds 20/20)
Doug and Steven,
For this installation the city is OK with the minor modifications they have proposed, ie. The retrofitting of baffles and the
elevation of the pump. Thank you.
Leif
From: Douglas [mailto:beckpllc@msn.com]
Sent: Thursday, January 4, 2018 4:53 PM
To: Bjorback, Leif <Leif. B6orback@edmondswa.gov>
Cc: Steven Rainbow <steven@rainbowconsulting-me.com>
Subject: Fw: Print Review BLD2017-1435 (Edmonds 20/20)
Leif,
Would you please take a look at the email interchange below regarding the oil/water separator for the Edmonds 20/20
project? It seems your input is needed.
Thank you,
Douglas Beck, PE, SE
Beck & Associates, PLLC
16425 SE 66th Street
Bellevue, WA 98006
206-313-3739
beckpllc@msn.com
From: steven@rainbowconsulting-me.com <steven@rainbowconsulting-me.com>
Sent: Thursday, January 4, 2018 8:03 AM
To:'Douglas'
Subject: FW: Print Review BLD2017-1435
Hi Douglas,
The City will need to make a decision on this one. I don't understand why this got approved in phase one as it
is not a code approved oil/water separator.
Thanks,
Steven
Steven Rainbow, PE
Rainbow Consulting LLC
206.235.6002
www. rain bowconsulti ng-me.com
From: Josh Tomulty [mailto:oosh.t@bestplumbing.com]
Sent: Thursday, January 4, 2018 6:52 AM
To: 'Douglas' <beckpl lc@ msn.com>; steven@rainbowconsulting-me.com
Subject: Print Review BLD2017-1435
Thank you for the review,
We have verified the dimensions of the sand/oil we are proposing to use and it will meet the minimum
requirements for the 100 gallons however it does not currently have baffles nor is there a settling tank
attached.
This particular device has been installed and cast in concrete. We were basing the design of the system on the
attached first phase of this project which was approved.
We can add baffles based on the requirements set forth by the City if necessary, however would it be possible
to elevate the pumps to meet the required 6" minimum gap instead of a gravity system?
4
Based on the performance of the attached building there will be little to no measurable water or other
substances actually entering the basin. Attached is a page from the original approved submitted prints.
Thank You
Josh Tomulty
Journeyman Plumber
Senior Superintendent
plumbing
SERVICE - SEWER - SHOWROOM
P: 206.633.1700 C: 425.327.5600 1 www.bestplumbing.com
Follov� 6
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