bld20100906-Rixmann-1.pdf
City of Edmonds
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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:
#BLD20100906 February 8, 2011
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Project Name/Address:
Rixmann SFR 7017 174 St SW
Contact Person/Address/Fax:
Cozy Homes cozyhomescorporation@frontier.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.
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1.Please change address on all plans to the assigned address for the new sfr, 7017 174 St SW.
2.New single family submittals require a site plan and civils. Civils include grading/tesc plan and a
drainage plan. Utilities can be detailed on the drainage plan so any conflicts can be addressed.
3.Please compare all plans for consistency prior to resubmittal.
Site Plan
4.Site plan should show location of utilities and drainage systems but does not need to include any of
the details of those systems.
5.Please remove the existing “to be removed” structure from the site plan. Please add to the
grading tesc plan. Demolition tesc and notes should be addressed on this sheet as well.
6.Correct notes on site plan: downspouts will not be going to splashblock.
7.Site plan shows two trees to be removed on the south property line. Please confirm that both trees
are located on private property. If the trees are located in the right of way then the trees can only
be removed if they fall into the categories outlined in the Engineering Tree Removal Policy.
Consideration will be given to the fact that at least one may need to be removed as a necessity for
access.
8.Add dimensions to driveway. Driveway width shall be a minimum of 12’ up to a maximum of 24’
for access to a two car garage.
9.Driveway from road to property line shall be asphalt. Please label on plans.
10.All rockeries must be set back on private property a distance equal to the height. Please show
dimensions on plan. Note if rockery shall be removed.
11.Impervious Surface Calculations vrs Lot Coverage Calculations.
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Lot Coverage calculations do not include driveways, sidewalks etc. Lot coverage calculations are
required by the Planning Division. Please contact a planner for more information.
Impervious Surface calculations include all structures with eves, all driveways, sidewalks, patios,
and other impervious surfaces including concrete, compacted earth (such as dirt driveways) and
gravel areas.
Please correct calculations on site plan to reflect this information.
12.Impervious Surface calculations are inconsistent between the Site plan, the Classification
Worksheet and the Stormwater plan. Please revise and provide consistent information
throughout the submittal. Please note that the paver patio must be included as an impervious
surface. If a pervious installation is intended then it should be addressed in the Stormwater plans
and report as mitigated.
13.Please submit a revised Classification Worksheet with the corrected calculations.
Utilities:
14.Call out 4 – 6” clean out at house and 6” clean out at property line. Label with pipe material, size
and length.
15.Label side sewer as existing or proposed.
If existing, add the following note to plans:
“If re-using existing side sewer: property owner must have condition verified and a report must
be provided to the City’s Public Works Department. Contact at 425-771-0235.”
16.Please provide a copy of the easement allowing side sewer to cross the property addressed 7005
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174 St SW.
17.Please show water meter. Label as existing or proposed. Meter shall not be placed in driveway
area. If existing meter is located where the driveway is proposed then meter must be relocated if
possible. Contact the water division for information at 425-771-0235.
18.Label water line with pipe material, size and length.
19.It appears that water line will be under the driveway. Please confirm that cover for line will be a
minimum of 2 ft.
Grading:
20.Silt fence should be moved to the outside of the area of disturbance. If needed for erosion control,
double tier fence in places or use another method of stabilization during construction e.g. straw
bales, waddles.
21.The area of disturbance should include all areas that will be graded, cleared, filled, excavated or
are areas that may be compacted due to use of equipment or vehicles on site. Revise as needed.
22.Construction entrance is required to be 50ft in length. Please revise plans. Existing driveway can
be extended with quarry spall as shown in standard detail.
23.Please provide existing and proposed topographical information.
24.Please add bottom of footing elevation to proposed structure and for each level if stepped.
25.Show bottom of footing elevation and dimensions of structure to be removed.
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26.Grading amount is noted as 420 cyds on the site plan. Please separate into how much is cut and
how much is fill. Add to Grading plan.
Stormwater:
27.Please explain what characteristics classify this site as a Small Site Category 2.
28.The storm mitigation design can not be reviewed until infiltration testing results are submitted.
Please review Chapter 5 of the Stormwater Supplement, section 5.5.2 and Appendix C for
approved infiltration testing methods.
29.Please revise impervious surface calculations. See #11 and #12.
30.Add impervious surface calculations to the stormwater plan.
31.Please scale plans to 1:20 or 1:10 for clarity at construction.
32.Please identify the black boxes on the stormwater plans located on the pipes and around the
property line. Please add to drawing key.
33.Footing drain stub shown. Please show full extent of footing drains and connection to the
stormwater system.
34.As mentioned in #12, the paver patio is considered an impervious surface. Provided infiltration
testing rates meet the City’s requirements, a permeable system could be chosen to mitigate the
patio. The mitigation would need to be included in the stormwater report. If a permeable system
is chosen, specs for system including cross section of bedding layers shall be included with the
stormwater submittal.
35.If patio intended to be an impervious surface, show how runoff will be captured and where it will
be directed.
36.Include cleanouts with rim and invert elevations for all infiltration trenches. The current
submission shows this information for some areas and other areas does not.
37.A notation of 4” ADS is in the northeast corner of the property. Please identify the use of the pipe
and it’s connections.
38.Rain garden detail refers to a note #5. Please add note #5.
39.Please provide a plan view detail of the rain garden. Including details of the overflow.
Please resubmit 3 copies of the revised plans/documents as well as a written response to each comment 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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