bld20130931_Dedon-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 (2)
Plan Check : Date:
# BLD20130931 October 10, 2013
nd
Project Name/Address:
Dedonker New Single Family Residence 411 2 Ave N
Contact Person/Address/Fax:
Mike @ BDZ Construction mikebdz@gmail.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 by choosing the Government tab and
Public Works| Engineering under Departments:
General Plan:
1. Not done. For clarity, the City of Edmonds requires 3 drawings for review; a plot plan (site
plan), a grading/tesc plan (demo info can be included on this plan) and a stormwater/utility
plan. Please review the requirements for each plan in the handout B#73 New Single
Family Residence, sections 4, 5, and 6. Attached is an example of a site plan, a drainage
plan, and a temporary erosion sediment control (tesc)and grading plan for reference,
though specific information necessary may vary per project. The drawings that have been
resubmitted are far less clear than the originally submitted plans. It is very difficult to read
and find information. Redlining is not recommended with the amount of changes that were
necessary to these plans. Your contractor will need to be able to build from these plans. If
they are confusing, it is more likely there will be delays or other problems during
construction. I would strongly recommend that the plans be revised electronically.
2. Please remove all the unnecessary information from the plans. Currently there is old
incorrect information and new information shown on the plans (e.g. impervious surface
calculations) providing conflicting . Review the plan examples attached to see the
information necessary on the plans.
3. If you choose to continue to redline the plans, please consider using a larger sheet size.
Be sure to enlarge so that the scale will still be correct.
4. Please remove the note Downspouts to Drain to Tightline from plans.
5. Please remove Erosion Control See Plan as there is not erosion control shown on all
plans and there is not a specific erosion control plan.
6. It is not clear what the proposed building area refers to. If it was meant to be lot coverage
then the numbers would not be the same as the impervious surface calculations. See
planning comments for more information.
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Plan 1: Site Plan:
The following items are noted as Done, however the plan is still confusing and hard to read.
1. Done
2. Done
3. Done
4. Done
5. Done
6. Done
7. Please add impervious surface calculations to this plan. Remove incorrect calculations.
8. Call out for water line states Existing and Proposed water line. Same with sewer. The site
plan should show the final configuration of the site once construction is complete. Please
revise plan to reflect this. See the examples provided of the information necessary on each
plan.
Plan 2: Stormwater/Utility Plan:
Stormwater: Please see the example plan provided.
1. Done
Please note the definition of impervious surface and revise the calculations submitted on
2.
the site plan: Remove incorrect calculations
3. Rim and invert elevations shall be provided for all connections to verify slopes. See
example plan. This includes connections at catch basins, manholes, drywells, etc. Many
are listed twice, please remove duplicates. For example the outfall pipe from the detention
is labeled as 8 four times. It is also confusing to use tightline to refer to the footing drain
conveyance. Please re-label as footing drains.
4. Note size and material of all pipe. Water, sewer, storm..all pipe. Each run of pipe. There
is now a note to change the downspout tightline and the footing drain pipe to 6. 4 is also
called out for these pipes in several places. If you have changed to 6 based on something
interpreted in my previous comments then there has been a misunderstanding.
5. N/A
6. How will the driveway and patio runoff be collected and conveyed to the detention system?
Show on plan complete with rim and invert elevations. Type 2 manholes do not come with
open grate lids. A small catch basin, yard drain or strip drain connected to the detention
may be able to meet the collection requirements for the driveway. Please provide a revised
design with all rim and invert elevations and pipe information.
7. Footing drains can not be connected to the outfall catch basin of the detention system.
Please show connected to system after that structure on plan with invert elevation. It
appears that the footing drains on the south end of the house curve around the detention
manhole? Also you have noted the invert of the footing drains connecting to the existing
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manhole 1 foot above the lid of the manhole. Please revise. Also keep in mind that the
inverts listed for the existing CB are connections that already exist. Your connection will be
an additional connection.
8. See #4. In the garage area it is noted that the tightline and downspout are 4 yet there is
also a note that states 6 tightline pipe to CB. Please clarify.
9. Done.
10. Please provide a detail of the detention system providing all invert and rim elevations, pipe
sizes and control structure. Please note that if the total impervious surface of the project is
5000 sf or over, the system must be designed by a licensed engineer. The inverts noted
top of the manholes of the detention system put the 24 pipe connecting the two manholes
just under a foot above ground. Please revise.
11. The patio is no longer shown on the Drainage/Site plan. It looks like it was partially whited out
when information was added. Please revise.
12. Please review handout E72A and revise your detention detail to reflect accurate information. It
may assist you to review standard detail E5.4 as well.
13. All private stormlines (footing drain lines and the outfall from the detention system) should be
combined on private property and only one connection should be made to the existing catch
basin.
Utilities:
Show all utilities (e.g. water, sewer, gas etc.) from the point of connection to public utilities in
the right of way to the connection at the house. All pipe must be labeled with size, material
and length. Note if any is existing.
Water:
1. Done.
2. Not done. 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 ½
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. Move note so
that it is clear where the cast iron cover is required. Please note on plans.
2. Not done. Add invert elevations at both clean outs and call out length of pipe to verify
minimum slope of 2% is achieved. The current side sewer is not connected to the
proposed house. Please call out the inverts to verify elevations are can meet slope
requirements.
3. Not done. Call out size, length, and material of pipe. Label as existing or proposed.
4. Please add both notes to plan:
a. 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.
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b. 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.
5. 10 ft separation between water line and sewer line required. There appear to be two lines
labeled as side sewer. Please remove one.
6. Not done. Note depth of sewer line and water line where they cross. Water line shall be
installed over the sewer line. A 20 pvc sleeve shall be placed on water line centering at
the crossing of the two pipes. Please call out on plans. The existing side sewer may not
be reusable so this information must be included on plans .
7. The City sewer main is shown crossing your property. Please provide the easement
agreement for this line. Show the easement area on the plan. If an easement does not
exist, one will need to be drawn up during this process. Please let me know as soon as
possible if this is the case.
Plan 3: Grading/TESC Plan:
Erosion Control:
1. A temporary construction entrance is called out on the plans, it is an option to use the
existing driveway on the site for this purpose. See standard detail E1.2 for rock
construction entrance, 2 x 4 is not an acceptable size.
2. Provide erosion control measure details consistent with City of Edmonds standard details
with your plans. Standard details can be found on the city website.
3. Not done. 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. Not done. Add bottom of footing (bof) elevation (not the final floor-FF) or if applicable, the
slab elevation for structure and garage.
2. Show existing and proposed grade contours.
3. Show proposed home foundation outline on plan.
4. Not found. Please note grading quantity that will be cut and quantity that will be fill with this
project.
5. Show areas of sidewalk, driveway, and curb/gutter that will be removed to install
improvements.
6. If the new driveway approach will be in a different location from the existing driveway, the
existing curb cut will need to be removed. Please add note to plans if this applies.
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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