bld20120085_Armour-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:
# BLD20120085 March 6, 2012
Project Name/Address:
Armour New Single Family Residence 315 Daley St
th
Contact Person/Address/Fax:
Phil King 1527 150 St SW Lynnwood, WA 98087
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.edmondswa.gov by choosing the Government tab and
Public Works| Engineering under Departments:
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
General Plan:
1. Please provide 3 drawings for review as noted under requirements for submittal in the
Single Family Handout #B73: plot plan (site plan), grading/tesc plan and a
stormwater/utility plan. Please review the requirements for each plan in the handout in
sections 4, 5, and 6. I have added some additional notes below regarding each plan.
2. Attached is an example of a site plan and a drainage plan for reference. The drainage plan
is one from our street files and may not include all information requirements per Handouts
and these comments but is a good example of the type of plan that is needed.
3. Attached are utility maps that I have included the information I could gather from our GIS
mapping files to assist with elevations etc. Some were not available and will need to be
field verified.
4. Please provide a traffic control plan to be used during the work in the alley and during the
work on Daley St.
Site Plan:
1. The plot or site plan needs to show the location of all the utilities and stormwater system but
does not need to include the details (length, size, etc.). I have attached an example.
2. Please remove the erosion control from this plan and put on the grading/erosion control plan.
3. The site plan needs to show the location of all the utilities and stormwater system but does not
need to include the details (length, size, etc.). I have attached an example.
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4. Please change note on plans regarding power undergrounding to read All utilities will be
installed underground.
5. Call out width of sidewalk and width of landscape strip on plan.
6. Please note the location of the nearest fire hydrant on plan and note the distance between the
property line and the hydrant.
7. Note on plans that Storz Adapter is required on the hydrant (if it doesnt already have one.)
8. Add note to plan: An assessment of the condition of the existing curbing and sidewalk will be
determined on site by the engineering inspector. Curb or Sidewalk in poor condition or
damaged by construction activities shall require replacement.
9. Please note proposed driveway material. Please outline or shade driveways to provide clarity.
10. Please confirm lot coverage and impervious surface square footage. Review calculations find
were found to be higher than those stated on the plan submittal.
11. Alley shall be paved for 20 feet beginning at alley entrance off 3rd Ave N. The alley from the
edge of new paving to the east property line of project shall be improved with paving or rock.
12. Provide construction details for sidewalk, curb/gutter and driveway entrance consistent with
City standard details.
Stormwater/Utility Plan:
Stormwater:
1. A measurement from the site plan of the proposed impervious surfaces does not agree with
the impervious surface calculations stated on the plans. Please re-calculate and revise on
worksheet and plans.
2. If the proposed impervious surface exceeds 5000 sf then the project is categorized as a
type 2 small site. Category 2 sites required a storm drainage report and a storm system
designed by a licensed engineer. Please review chapter 5 of the Storm Water Supplement
available on the City Website to review the code requirements.
3. If the recalculation shows that the proposed impervious surface is under 5000 sf, then
simplified sizing from the chart in Handout E 72A may be used. Storm system must be
designed as shown in the detail examples included in the handout.
4. Provide a detail showing the full detention system that is proposed. The detail shall include
all pipe sizes, rim and invert elevations, minimum distances required by code, orifice size,
pipe length and any other information necessary to fully construct from the drawing. The
system shall include a catch basin at both ends.
5. Rim and invert elevations shall be provided for all connections to verify slopes. See
attached plan for reference.
6. In the right of way, please label the new catch basin to be installed to connect the property
system to the City system. Call out catch basin type and provide rim and all invert
elevations.
7. Note size and material of all pipe.
8. The current plan shows the use of Type IL basins collecting the runoff from the driveways
and the downspouts. Is a large catch basin used to meet elevations and provide slope or
another specific need? If not, then you may consider installing a smaller sized drainage
structure at those locations.
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9. Please label the square adjacent to the east side of the driveway and the north side of the
house. If impervious, verify that the area has been added to the impervious calculations.
Show on plans how runoff from this area is collected.
10. Is the area labeled deck pervious or impervious? If the deck has a concrete slab or there
will be gravel beneath it then it is considered impervious. Please add to calculations if
impervious.
11. Are footing drains required for this project? If so, please show where they will discharge.
Footing drains can not be connected to the detention system.
12. Provide all required Small Site Minimum Requirements (SSMRs) on plan. See Chapter 5
of the Storm Water Supplement to determine the requirements that pertain to this project.
Utilities:
Water:
1. Call out size of water meter and whether existing or proposed. A new meter may be
necessary if fire sprinkling is required by the Fire Marshall.
2. Call out size, material and length of water service line. Please note if re-using existing line
or installing a new line. For fire sprinkling requirements water line on property must be 1
1/2.
3. Please note separation of utilities on plan.
Sewer:
1. Show 4side sewer clean out at house connection and 6 clean out at property line. Clean
out at property line is required to have a 12 locking cast iron lamphole cover. Please note
on plans.
2. Add invert elevations at both clean outs and call out length of pipe to verify minimum slope
of 2% is achieved. If installing new lateral, invert elevations at connection to main shall
also be provided on plan.
3. Call out size and material of pipe. Label as existing or proposed.
4. Please add both notes to plan:
5. If re-using existing side sewer (from property line to house): Property owner must have
condition verified and provide a report to the Public Works Department.
6. If re-using existing sewer lateral (from property line to City main): Condition must be
verified by Public Works Department. Contact Edmonds Sewer Division at 425-771-0236.
7. Show full extent of Daley St showing location of all utilities and utility structures (catch
basins etc.) Show the utilities connecting from the project to the City systems.
Grading/TESC Plan:
Erosion Control:
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1. Please show temporary construction entrance and location of stockpile(s) on plan.
2. Provide erosion control measure details consistent with City of Edmonds standard details
with your plans.
3. Please review minimum requirements of erosion control in Chapter 5 of the Stormwater
Supplement for Small Site projects, determining if the project is a category 1 or a category
2 based on revised impervious surface calculations. (See Handout E 72 for information on
how to determine the category of the project.) Add all minimum requirements for the
classification of your project to the erosion control plan notes.
4. Show catch basin protection if needed in the right of way in front of or downstream from
site. Add detail to plan.
5. 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.
Grading:
1. Add bottom of footing (bof) elevation or slab elevation for structure.
2. Show existing and proposed grade contours.
3. Show existing home foundation lines and proposed home foundation lines on plan.
4. Indicate area of disturbance. This includes all areas that shall have vegetation removed
(see definition in Handout E 72).
5. Please note grading quantity that will be cut and quantity that will be fill.
6. Show areas of sidewalk, driveway, and curb/gutter that will be removed to install
improvements.
7. Show required 2 ft asphalt sawcut along all areas where curb/gutter and driveway will be
replaced,
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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