bld20100446-Hedges-1.pdf
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check :Date:
#BLD20100446 August 17, 2010
Project Name/Address:
Hedges SFR 376 Sunset Ave N
Contact Person/Address/Fax:
Richard and Linda Hedges rlhedges50@hotmail.com
Reviewer: JoAnne ZulaufDivision:Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts and Standard Details referred to in these
comments can be accessed at our website: www.ci.edmonds.wa.us by clicking City Government / City
Department / Public Works / Engineering Division:
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
Drainage plan will not be reviewed by the Stormwater Engineer as submitted. See Engineer comments
under Drainage/Utility section.
General:
1.Single Family submittals require three copies each of the Site plan, Grading/TESC plan, and
Drainage/Utilities plan. Please include all three plans with your resubmittal.
2.Please review attached Site Plan Example for information requirements. This example can be used as a
template for the Grading/TESC, and the Drainage/Utilities plans.
3.Edmonds Community Development Code (ECDC) prohibits rockeries. Section 18.40.020 A1 states
“…Rockeries on private property adjacent to city right of way must be set back from the city right of
way a minimum horizontal distance equal to the height of the rockery.”
4.Please note: structures (eg rockeries, walls cannot exceed 3ft in height within the property setbacks. 5.
Provide top of wall/rockery and bottom of wall/rockery elevations for every two feet of change and for
each end.
6. Plans must show total area of construction. Please show lot 1 and lot 2 on all plans. The reduced size
copy may be divided into two pages if necessary.
7. Please provide copy of access easement.
8. Add note to plans: “Replacement of curb and sidewalk shall be determined by Engineer Technician.
Replacement will be required if damaged during construction or deemed a safety hazard.”
9. Label all areas with area, date constructed and if existing, proposed, to be replaced or to be removed.
See site plan example for reference.
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Site Plan:
1.Impervious surface calculations are required on the site plan. See E72 worksheet and site plan example
for reference. worksheet for information.
2.Clearly identify edge of pavement, curb cut, planting strip and sidewalks with dimensions.
3.Please add note to plan: Curb, sidewalks and driveway approach will be inspected during construction.
Engineering Inspector shall determine if necessary to replace due to damage from construction or if
deemed a safety hazard.
4.Show sidewalk, planting strip, and driveway cut. Include dimensions.
5. Note on plan: “See Grading/TESC and Drainage/Utility Plans for more information.”
Grading/TESC:
1. Note CB protection. Reference detail E1.3, sheet 3. Add detail to plans.
2. Show location of all other TESC measures on plans including temporary construction entrance. Provide
details consistent with City of Edmonds standard details.
3. Please review minimum requirements of erosion control. Add all minimum requirements for the
classification of your project to the erosion control plan notes.
nd
4. Show lot 1 and lot 2 on plan. Include full right of way of Sunset and 2.
5. Indicate area of disturbance.
6. Add note to plans: “All disturbed areas on and off site shall be compost amended to meet requirements of
BMP T5.13 in the Stormwater Manual, Vol V, Chapter 5.
6. Add bottom of footing (bof) elevation or slab elevation for all areas of excavation.
7. Show area of temporary stockpile.
Drainage/Utility
:
Stormwater Engineer Comments:
The project needs to be classified per ECDC 18.30.50. Once classified, the report should
describe how the project plans to comply with applicable minimum requirements (See Handout
E72)
The drainage basin for the project needs to be defined (See E72). This will give definition to
the Flow Control requirement for the project.
From the information presented, the project may be a Category 2 Small site project in a direct
discharge basin (applicant to confirm). If so, the project is subject to certain minimum
requirements (explained in Edmonds Stormwater Code Supplement available on City
website). One of the minimum requirements is Flow Control (#7). For a Category 2 Small site
in a direct discharge basin, the discharge from the developed site must not exceed:
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0.25 cfs/acre imperious for the 10-yr event and 0.45 cfs/acre impervious for the 100-yr
o
event.
In addition, all disturbed pervious areas should have compost-amended soil.
TheSupplement gives details on how to be exempt from these flow control standards by
performing an offsite analysis (Requirement #10) by discharging unmitigated flows into the
City's storm system.
The information listed above must be presented prior to the City evaluating the pump system.
Appendix C of the Supplement provides the acceptable methods for obtaining a design
infiltration rate for infiltration trenches. Using the Soil Conservation Service values in the Soil
Survey of Snohomish County Area, Washington (1983) is not an approved method. In addition
to the methods in Appendix C of the Supplement, the City also accepts the "D10 methodology"
described in Volume III, Section 3.36, number 2 (including Table 3.8) in the 2005 Department
of Ecology Stormwater Management Manual for Western Washington. Once the design
infiltration rate is established, the City has tables for determining the size of the infiltration
trench based on the square feet of impervious area draining to the facility or the sizing can be
obtained by the applicant using the modeling parameters in the Supplement.
Jerry Shuster, P.E.
Additional Drainage/Utility Plan Comments:
1. Include Classification Worksheet from Handout E#72 with resubmission.
2. Show how runoff from existing driveway and driveway easement is handled.
3. Patio and sidewalk areas shall be connected to the stormwater system. Add flow arrows in these areas to
indicate how runoff will be captured.
4. Show connection of tightline/roof drains to storm system. Include directional arrows to indicate flow.
5. Show proposed location of stormwater pump.
6. Add rim and invert elevations of proposed stormwater catch basin to be installed on 2nd Ave.
7. Add invert elevations of proposed storm drain clean out on east side of house and for the proposed trench
drain.
8. Please provide easement for storm drain crossing lot 2.
9. Show all utilities on plans (sewer, gas, power, water) from the connection in the right of way or
easement to the point of connection to the residence.
10. Please call out measure of separation between utilities.
11. Easement must be submitted for storm drain to cross Lot 2.
12. A 6” side sewer cleanout with 12” cast iron locking lamphole cover with 1/2” hexbolts shall be located
on the right of way side of the property line. Note requirement on plans.
13. Show 4-6”side sewer clean out at house.
14. If intending to use any portion of the existing side sewer, property line to house, then it is the owner’s
responsibility to TV line and submit results to Public Works to determine if in good condition for reuse.
15. If intention is to use existing side sewer lateral, from main to property line, then it will need to be TV’d
by Public Works to determine if in good working condition. Call sewer division at Public Works to
schedule, 425-771-0235. If condition is not acceptable to reuse, owner/contractor shall be responsible to
replace sewer lateral.
16. Label all pipe with length, material and size.
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17. Show full extent of right of way on Sunset Ave and 2 Ave N. Show all utilities existing or proposed.
Storm Water Pump:
1. Please review Handout #E62 for requirements for a single family residential sewage pump (same as
storm drain pump.)
A pre-design report to justify the installation of a pump station must be submitted to the City Engineer
prior to design.” Checklist and standard details are also provided in the handout.
Requirements include “The engineer of record must be registered in the State of Washington
and have had prior experience in designing similar systems to the satisfaction of the City
Engineer. Qualifications shall be included within the design report.”
See Storm Drainage comments for additional information.
2.Please add pump detail consistant with the applicable City of Edmonds standard detail E6.7 or E6.8
Reference detail on plans.
3.Show location of pump on plans.
4.Label force line.
5.Force lines shall not be installed in the public right of way. Show force line to gravity transition on
plans . Add standard detail E#6.9
6.Backflow device to be installed on gravity section of sewer pipe on private property. Add standard
detail E#7.7.
7.Note on plans “Location of force main will be identified by installation of 12 gage tracer wire wrapped
and taped a minimum of every 10ft.
8.Fittings along force main, such as bends, will not be allowed. Please revise plans.
9.Call out distance between grinder pump and house, and also between force line and house.
Please resubmit 3 copies of the revised plans/documents to a Development Services Coordinator. Please
contact me at 425-771-0220 if you have specific questions regarding these plan corrections.
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