bld20120738_Onslow-2.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:
# BLD20120738 December 3, 2012
Project Name/Address:
Onslow SFR 17528 Talbot Rd
Contact Person/Address/Fax:
Regan McClellan 206-999-2063 regan@mccarch.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.
Sheet A1.0 Site/Grading Plan
1. Add storm line connection from house to property line.
2. Location of water service line not consistant with civils. Please verify.
3. Plan shows new side sewer line while civil plans show reuse of the existing sewer line. Please
verify and makes changes if needed.
4. Driveway slope is show at almost 19%. The Edmonds Community Development Code section
18.80.060 D Driveway Slopes states:
1. Driveway slopes shall not exceed 14 percent unless authorized by the public works director in accordance with
the criteria set forth below. The decision of the public works director shall be made only after notice as a Type II
project permit application and decision. (See Chapter 20.01 ECDC.)
2. The public works director may authorize driveway slopes to exceed 14 percent up to a maximum of 20 percent
if he determines that:
a. The driveway is the only economical and environmentally reasonable alternative;
b. The driveway will not present a traffic, pedestrian, bicycle or safety hazard or otherwise negatively impact
public safety;
c. The police and fire chief concur in allowing the increased driveway slope; and
DATE FAXED/E-MAILED 12/2/2012
d. The public health, safety and general welfare will not be adversely affected.
3. The decision of the public works director shall be in writing and placed in the appropriate city file pursuant to a
signed, written statement of finding and conclusions for authorizing the driveway slope to exceed 14 percent. The
statement shall also contain the maximum slope authorized up to 20 percent.
4. The decision of the public works director shall be processed as a project permit application and shall be
appealable as a Type II appeal under the procedures in Chapter 20.06 ECDC. \[Ord. 3788 § 11, 2010; Ord. 3736
§§ 31, 32, 2009; Ord. 3302 § 1, 2000; Ord. 3132 § 1, 1997; Ord. 2713, 1989\].
Please revise plans to meet the driveway slope criteria.
General note on Civils-please revise sheet titles for sheets C2.1 through C32.
Sheet C1.0 Demo Plan
1. Revise limits of disturbance to include hedge removal along north property line.
2. Tree located directly adjacent to existing storm line. Please verify it will not be necessary to
remove. Update plan if needed.
3. Existing storm drain west of the area of reuse is noted to be reused/abandoned on demo plan.
Please revise to cap sections west and east of the portion of the storm drain to be reused.
Sheet C2.0 TESC Plan
1. Show limits of disturbance to include hedges along north property line and the storm line
installation across neighbors property.
2. Add tesc measures in the two areas.
3. Call out catch basin protection for cb on Talbot. Call out for any other existing cb on site, if
any.
4. Show stockpile location(s).
Sheet C2.1 TESC details
1. Under EROSION/SEDIMENTATION CONTROL NOTES, please make the following changes;
a. #13 change fifteen days to five days.
b. #14 change 48 hours to 24 hours.
c. #15 please remove the section more than one foot of. In second sentence after shall be
cleaned please add and protected.
d. #17 Change November to October and change March to April. In second sentence, please
remove greater than 5000 square feet.
Sheet C3.0 Drainage and Utilities Plan
DATE FAXED/E-MAILED 12/2/2012
Drainage:
1. Impervious surface calculations. Please revise calculation box. Line 2 includes replaced
house area. In order for the existing house to be counted as replaced, it would be necessary
to leave all foundation walls in place. From what I can see, this isnt what is planned. Since
this property falls within the direct discharge area, no on site storm detention is required so
the label of replaced does not affect this project. Please remove the house are from line 2.
On line 3, change to 4,575. On line 8, change to zero. Add note: All impervious surface
runoff handled through direct discharge.
2. Please submit a legal easement document for the storm line between the neighbors and the
Onslows. A recorded copy of the easement agreement will be required prior to finalization of
the construction.
3. Please show the roof between the house and garage just like the other roofline is shown.
4. Please identify the runoff being collected by the yard drain shown between the house and the
garage. Please label this area. Is it patio, grass, pavers?
5. The southeast corner of the driveway is shown with an elevation of 69 while the collecting
catch basin rim elevation is 69.4. Please revise so that all of driveway runoff is collected.
6. The 112 lf storm line adjacent to the south side of the house is noted as 2min. This is in
reference of 2% slope. Minimum slope for storm drain is .05%. Revise as needed.
7. In a direct discharge area, footing drains and roof drains can be collect at a single point at
house prior to connecting to the existing storm drain line if preferred.
8. Please add clean out where pipe from house connects to existing storm drain. Note rim and
invert.
9. Area drain is shown below deck. What runoff will be collected by this drain?
10. Please label the existing storm drain area to be reused as existing. Call out size, length and
material.
11. Call out existing storm drain to be tvd prior to reuse. Note tree adjacent to existing pipe, verify
if necessary to remove.
12. Catch basin shall be installed on property where the existing line will be connected with new
pipe to cross neighbors property. Please call out rim, inverts and type of catch basin.
13. At point of crossing note elevation of storm drain line and sewer main.
14. Call out 6 clean out at storm line bend proposed at northwest corner of neighboring property.
15. Call out 6 clean outs at two additional bends in storm line at southwest corner of neighboring
property.
16. Add proposed invert (north) of new storm connection to city catch basin.
Utilities:
1. Call out size of proposed water meter.
2. Call out size, material and length of water service line.
3. Water service line is in different location than Sheet A.1 site plan. Please revise plans as
necessary to be consistent.
4. Please call out 4 or 6 sewer clean out at house.
5. Sheet A 1.0 site plan, shows new side sewer installation. Civil plans show existing side sewer
being reused. Please revise plans as necessary to be consistent.
6. If side sewer is to be replaced, please show 6 clean out located at edge of sewer easement.
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7. If side sewer is to be reused, please add note to plans If re-using existing side sewer:
property owner must have condition verified. A report shall be provided to the Citys Public
Works Department for review.
DATE FAXED/E-MAILED 12/2/2012