bld20120473 _Echelbarger-1.docx
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:
# BLD20120473 August 8, 2012
Project Name/Address:
Echelbarger New Single Family Residence 9010 217th St SW
Contact Person/Address/Fax:
Tod todd@echelbarger.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.edmondswa.gov :
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 under
sections 4, 5, and 6.
The following comments are separated roughly by the corresponding plans noted above.
Site Plan:
1. The plot or site plan needs to show the location of all the utilities (ie water line, sewer line, etc.)
from the property line to the house and the stormwater system connection to house but does
not need to include the details (length, size, etc.).
2. Please remove the erosion control from this plan and put on the grading/erosion control plan.
3. Please add note on plan regarding power undergrounding to read “All utilities will be installed
underground.”
4. Please note the location of the nearest fire hydrant on plan and note the distance between the
property line and the hydrant.
5. A concrete fence is a wall. Please note on plans with material (block, brick, etc) and the height
of the wall. Also note the distance between the end of the wall and the property, and also
between the end of the wall and the edge of street.
6. Note the proposed driveway material.
7. A 24’ curb cut is the maximum allowed for a two car garage. You may widen the driveway
once you reach the property line if desired.
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8. Per Edmonds Community Development Code Chapter 18.90, this R8 zone property is required
to install sidewalks at a minimum width of 5’. Please show on plan and provide a detail for
construction. Adding the City standard detail (available on the City website) is acceptable.
9. Show 2’ sawcut area along the property frontage.
Storm/Utility
1. Please provide invert elevation for tightline at house.
2. Driveway runoff must be connected (not daylighted) to rain garden by a direct connection or
by connecting driveway runoff to the tightline system.
3. Provide rim and invert for driveway connections.
4. The rain garden outfall cannot daylight off the property. It must be connected to a City
storm main or a small dispersion trench can be constructed to dissipate the runoff onsite.
Please show how this will be handled on the site plan.
5. Rain gardens shall have a separation of 10 ft from the property line and also 10 ft from any
structure. Please revise the plans to meet these requirements.
6. Note size, length and material of all pipe.
7. Are footing drains required for this project? If so, please show where they will discharge.
Footing drains can not be connected to the rain garden.
8. Utilities cannot pass under, over or through rain garden area.
9. Call out size of proposed water meter.
10. Show all utilities from connection to public utility to connection at house.
11. Call out size, material and length of water service line.
12. Show 4”side sewer clean out at house and 6” clean out at property line. Note that 6” clean
out shall have a 12” Cast Iron Lid with ½” Hex Bolts.
13. Add invert elevations of both sewer clean outs.
14. Call out length of sewer pipe to verify minimum slope of 2% is achieved. Call out size and
material of pipe.
15. Add note to plan “If connecting to an existing side sewer lateral, condition must be verified
by City’s Public Works Department. Contact Edmonds Sewer Division 425-771-0235,”
Erosion/Grading
16. Move the erosion control details, stockpile, etc to this plan.
17. 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.
18. A silt fence should not be necessary against the concrete wall, please remove.
19. It is preferred that vegetation outside of the active construction area remain to provide
natural erosion/sediment control. If possible, please note that “MU” area as a “No
disturbance area”.
20. Add bottom of footing (bof) elevation or slab elevation for structure for verification of
grading quantities.
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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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