BLD20150278_Le_ENG2.pdf
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
PermitApplication:Date:
#BLD20150278 & 0279April 21, 2015
Project Name/Address:
Le –7317 Lake Ballinger Way
Contact Person/Address, Fax or E-mail:
David Pagel –marlin.g@gabbertarchitects.com
Reviewer: JENNIFERLAMBERTDivision:
ENGINEERING
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts referred to in these comments can be accessed at
our website: www.edmondswa.govunder City Government / Development Services Department /
Engineering Division then scroll down to Handouts:
st
4/21/15 –1Review
nd
10/14/15 –2Review
GENERAL
10/13/15 –Comment was not addressed. Due to the location of the site, a traffic control plan is
1)
required prior to approval of the demo permit andthe single family building permit.
4/21/15 Comment -Provide a traffic control plan.
SITE PLAN
1)As changes are made to other plan sheets, please revise this sheet as needed.
DEMOPLAN(C0.0)
10/13/15 Comments
1)Add a note that the sewer will be cut and capped at the property line.
2)Note on the plans the water being cut and capped at the meter and that an AVB will be installed.
DATE E-MAILED10/14/2015PAGE (1)
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
3)If the demo plan is to be issued separatelya separate erosion control plan must be submitted,
reviewed and approvedto be issued with the demo permit.
GRADING ANDEROSION PLAN (C1.0)
4)
OK
1)10/14/15 –Comment was addressed; however, the existing driveway should remain in place for as
long as possible to limitthe amount of exposed soils (per the Geotech Report date 8/12/14).The
existing driveway could be used as a construction entrance as long as debris (mud, etc) does not
leave the site.
4/21/15 Comment-Please show any erosion control measures on this plan sheet (i.e. silt fence,
Construction entrance, etc.).
2)
OK
3)10/13/15 –Comment was partially addressed. Please make sure that the location of the silt fence
matches the the Geotech Report. The silt fence should be as close to the structure as possible.
4/21/15 Comment -Please show the silt fence located as far north as allowed by the Geotechnical Report
and as needed for the development.
4)10/13/15-Additional Comment –Add anote to state that CB inlet protection will be added to any
catch basins downstream from the subject site per Edmonds Standard Detail E1.3, as needed.
STORMWATER SITE PLAN(C2.0)
General
5)
OK
6)10/13/15 –Comment was addressed; however there are additional questions.
a.Gas was not shown on the plans. Was this intentional?
b.Typically phone, power, and cable share a trench and are coming from the same pole;
however, theplans show the power on the west side of the property and the phone and
DATE E-MAILED10/14/2015PAGE (2)
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
cable on the east. Please verify with the utility companies that the this is where the utilities
will be entering into the property.
4/21/15 Comment -Please show all the utilities on this plan (water, sewer, storm, gas, phone, power,
etc.)
7)OK
8)10/13/15 –Since the drivewaycannot be placed perpendicular to the propertyline due to the
existing topography, aconcrete driveway can be installedas long as it is at least 5’from the City
sewer main.Please revise accordingly.
WATER
1)It appears that a fire sprinkler system is required for this property.Typically if there is an
existing water service line from the watermain to the meter it will not be the appropriatesize and
a new tap will be required.
a.OK
b.10/13/15 –Comment was addressed; however, show themeter located within the right-of-
way, such that theback of meter is on the property line. The meter should not be located
within the driveway, but a landscaped area.
4/21/15 Comment -Please add a note that a 1” meter is to be installed.
c.OK
d.OK
SEWER
1)10/13/15 –The comment was addressed. From the plans it appears that a new sewer connectionis
intended. If this is the case, you may relocatethe connection such that there is a straight run from
the house to the sewer main. Having fewer bends and joints in the pipe allow for less chances for
blockageand root intrusion.
4/21/15 Comment -Please note if the existing side sewer and lateral is proposed to be reused, the sewer
will need to be inspected by the City’s Public Works department to determine if it can be reused.
Contact Edmonds sewer division, 425-771-0235.
DATE E-MAILED10/14/2015PAGE (3)
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
a.If the lateralcannot be reused, anew connectionwill be required. The connection at the main
will need to be a romac inserta teeinstalled by the contractor (not the City of Edmonds).
2)OK
3)OK
4)OK
5)OK
6)OK
STORM
1)10/13/15 –Storm comments will be reviewed when comments by J.Shuster have been addressed.
Comments by the City Stormwater Engineer Program Manager, Jerry Shuster, PE.
The project classifies as a Category 2 Small Site Project.This being so, there needs to be:
1.An assessment of the applicability of Small Site Minimum Requirements (MR)#1-10 in
Section 5.0, page 29-30 of the Edmonds Stormwater Code Supplement (ESCS).
2.A discussion on how the design meets the applicable MRs in Section 5.0, page 29-30 of the
ESCS.See enclosed example for streamlined format.
As described in Section 5.6.2.2 of the ESCS, bioretention systems (aka rain gardens) with
overflows (i.e., systems not providing 100 percent infiltration) should not be used in the Lake
Ballinger basin due to potential phosphorus export.A small detention system meeting the flow
control standards found in Section 5.7.2 of the ESCS may be considered (note: you do not have to
meet the Ecology flow control standards, but you do have to use the WWHM or MGS Flood model
per ESCS Section 5.7.3.1 –See attached example).The minimum orificesize is 0.5 inch.If you
are unable to meet the flow control standards using a 0.5 inch orifice with a head of 3 feet, the
design will be deemed in compliance. The underground power cable should not be placed under
any stormwater management facility.
The bottom of the proposed “Gravel detention trench” to manage the roof water is at elevation
282.00 (ft NGVD88). For a good part of the winter months, the lake level will be at or above this
level and this system not operate properly.The designer may consider a dispersion trench with a
grade board north of the garage and west of the house.It does not need to be modeled if it is
designed per BMP T5.10 in Section 5.3.1 , Volume V, of the 2005 Ecology Stormwater Management
Manual for Western Washington.
DATE E-MAILED10/14/2015PAGE (4)
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
Feel free to contact Jerry Shuster directly with any questions you may have regarding these comments.
Jerry can be reached at 425-771-0220 or jerry.shuster@edmondswa.gov
4/21/15 Comment -The proposed stormwater plan shows a raingarden to be installed as the stormwater
management system. However, the Geotechnical Report submitted by Geotech Consultants, Inc dated
8/12/14 states the following, “Infiltration of stormwater at the site is not feasible due to the shallow
groundwater the exists below the site”. Therefore, the City cannot approve the proposed system.
a.Please propose a stormwater management system that isconsistent with both the City of
Edmonds standards and the Geotechnical Report.
b.The proposed amount of impervious area exceeds 5,000 sqft, so the system will have to be
designed by a licensed engineer. Please provide design calculations for the proposed system.
c.There was recently a new single family residence constructed at 7109 Lake Ballinger Way. You
may want to review the street file (found in the development services department of City Hall)to
see the system that was approved to assist you as youdesign the stormwater management system
for this site.
d.Once we have received revised drawings and design calculations, Engineering will continue the
stormwater review.
2)10/13/15–Comment not addressed. The proposed lot coverage is still shown onsheet C2.0. Is this
acutally the impervious surface calculations? If this is the impervious surface calculations, all
impervious areas must be included (i.e. walkways, patios, gravel areas, etc.).Please revisethe
plans accordingly.
4/21/15 Comment -Please remove the existing lot coverage from the plans.
3)10/13/15 –See above comment.
4/21/15 Comment -Please revise the proposedlot coverage to state proposed impervious area and revise
as needed.
4)10/13/15 –Storm comments will be reviewed when comments by J.Shuster have been addressed.
4/21/15 Comment -Please have the engineer address where the footing drains are permitted to discharge
to.
5)10/13/15 –Storm comments will be reviewed when comments by J.Shuster have been addressed.
DATE E-MAILED10/14/2015PAGE (5)
City of EdmondsBLD20150278 & 0279
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
4/21/15 Comment -Please provide rim elevations for all pipes within the catch basinsso that we can
verify pipecoverage and slope.
6)10/13/15 –Storm comments will be reviewed when comments by J.Shuster have been addressed.
4/21/15 Comment -Please show directional flow areas on the driveway so that it is clear that the surface
water runoff from the driveway is being collected and discharged to the onsite stormwater management
system.
DRY UTILITIES
1)10/13/15 –Comment was addressed; however there are additional questions.
a)Gas was not shown on the plans. Was this intentional?
b)Typically phone, power, and cable share a trench and are coming from the same pole;
however, theplans show the power on the west side of the property and the phone and
cable on the east. Please verify with the utility companies that the this is where the utilities
will be entering into the property.
4/21/15 Comment -Please show all proposed dry utilities(gas, phone, cable, etc.)on the plans so that
utility separation can be verified.
2)OK
Please resubmit 3 copies of the revised plansand associated documents with a written response to each
item to a Permit Coordinator. Please contact me at 425-771-0220ext 1321or by e-mail at
jennifer.lambert@edmondswa.govif you have specific questions regarding these plan corrections.
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