BLD20160648-Roosendaal_SFR_ENG1.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:June 10, 2016
TO:Craig Roosendaal
Roosendaal.craig@gmail.com
FROM:Jennifer Lambert
Engineering Technician
RE:Application #: BLD20160648
Project: Roosendaal –New Single Family Residence
Project Address: 704 Bell St
During review of the above noted application, it was found that the following information, corrections, or
clarifications are needed. Reviews by other divisions, such as Planning and Building, may result in
additional comments. Please redline plans or submit three (3) sets of revised plans/documents with a
written response to each of the items below to a permit coordinatoronce all divisions have completed
their review.
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Resubmittals can be made at the Development Services Department on the 2floor of City Hall. Permit
Center hours are M, T, Th& F from 8am-4:30pm. The Permit Center isopen from 8:30 –12 on
Wednesdays.
City of Edmonds handouts, standard details and development code can be referenced on the City website.
Please Note:Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
***Due to inaccurate information, it was attempted to review the plans; however, there may be
additional comments once the plans have been resubmitted. ***
PLOT PLAN (P2)
GENERAL
1)The plans do not scale at 1”=20’. Please revise the plans accordingly.
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2)The slope of the driveway shall not exceed 14% slope at any point on the drivewayper the
Edmonds City Code and Community Development Code 18.80.060D.Please revise the plans
accordingly.
3)Revise the note ‘Existing rockery to be removed replaced by engineered retaining wall’ to ‘The
retaining wall is to be constructedunder building permit BLD20160679’.
4)The sidewalk portion of the driveway approach must be concrete. Please revise the plan to show
the sidewalk as concrete. (The sidewalk should stay atthe same elevation through the driveway).
5)The portion of the driveway from theroad to the sidewalkmust be asphalt.From the back of the
sidewalkto the property line, the drivewaymay be asphalt or concrete. Please label the driveway
accordingly.
6)Show the edge ofasphalt on Bell St.
7)Label the materialfor the area between theedge of asphalt (Bell St) and the sidewalk.
8)Show the asphaltramp on the plans.
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9)The asphalt ramp at the southeast cornerof 7Ave and Bell Stdoes not meet ADA compliance.
The ramp will needto be replaced. Please show the ramp and add a note that states that ramp will
be replaced as directed by the Engineering Division.
10)Show a 2’asphalt cut for any areas where curb is going to be removed and replaced (i.e. ADA
ramp).
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 appropriate size and a new tap
will be required.
a.Please show the water service line from the meter to the house. Please note that the water
meter shallnot be placed within a driveway.
b.Add a note thata 1” meter is to be installed and show the meter located in the right-of-way,
such that the back of the meter is on the property line.
c.Please show a 1-1/2” line to be installed (as required for a combination fire and domestic
service line).
d.Please label the pipe material andnotetracer wireto be installed on the water service line.
2)Add a note to the plans that all final restoration resulting from the installation of the water service
line is to be completed by the contractor (not the City of Edmonds).
***When the old water meter is abandoned the City crews will need to cut the old service at the
main. Since the development is required to complete the final asphalt restoration the location of
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the newwatermeter may want to be placed near the old meter to limit the amount of restoration
needed.***
SEWER
1)Show the location of the existing sewerfrom the main to the house.If the existing sewer 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.
a.If the lateral cannot be reused, a new connection will be required.The connection at the
main willneed to be a romac inserta tee installed by the contractor (not the City of
Edmonds).
***Please note that the new proposed sewer line cannotbe installed as shown on the plans.
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There is no City sewer within this section of 7Ave.***
b.If the lateral is to be re-used, show the installation of a 6” sewer cleanout at the property
line, such that the cleanout is located within the City right-of-way.
2)Please add a note that the 6” cleanout at the property line will have a 12” cast iron lamphole cover
with½” hexbolts.
3)Please show the invert elevations at the main and the house so that slope (minimum of 2%) and
coverage (minimum 2’) can be verified. If the slope of the pipe exceeds 20%,the pipe will need
to be anchored.
4)The City sewer main is shown incorrectly on the plans. Please revise the plans to accurately
depict the City sewer main.
STORM
1)The plans indicate that the City storm main continues East on Bell St; however, the city does not
have storm main on this portion of Bell St. Please revise the plans to accurately depict the City
storm main.
2)Per conversations with Jeanie McConnell and Craig Roosendaal, the stormwater management
system is changing from the proposed detention system to an infiltration/drywell system.
Therefore, a review on the proposed stormwater management system was not completed at this
time.Please refer to handout #E72B for Low Impact Developmentrequirements,sizing, and
stormwater system options (i.e. gravellesschambers, drywells, infiltrations systems, raingardens,
etc.).
a.Provide infiltration rates per handout #E72D, the City of Edmonds Code, and Appendix C
in the Stormwater Supplement. Make sure that the infiltration tests are taken at the depth
that the infiltration system/drywells will be placed.
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b.Provide a cross section detail of the infiltration system/drywelland driveway.
i.There must be a minimum of 2’ of cover over pipes under drivable surfaces.
ii.There must be a minimum of 1’ of cover over the infiltration trench.
c.Thestormwatersystem must be a minimum of 5’from the property lines.
d.Show an observation well on the infiltration system/drywell.
e.All connections to an infiltration system/drywellshall connect to a catch basin and then
discharge to the infiltration system/drywell. This is to allow for settlement of debris prior
to stormwater discharging to the infiltration system/drywell.
f.Show all runoff from the driveway discharging to the stormwater management system.
g.Show the overflow path of the infiltration system/drywell.
h.Show where the house footing drains will discharge.
3)Label whether the deck ispervious or impervious and what material is below the deck (i.e. spaced
decking with landscape below).
DRY UTILITIES
1)The plans note that all utilities shall go underground; however, the power is showing as overhead.
Please revise the plans accordingly.
2)Please show all proposed dry utilities (gas, phone, cable, etc.) on the plans so that utility
separation can be verified. There should be a minimum of 3’ horizontal separation from the dry
utilities and the wet utilities (water, sewer, and storm).
3)Show the location of the utility pole and the proposed location (PUD has installed a stake where
the new pole will be located). Please show that there is a minimum of 5’ separation from the
utility pole and the driveway.
EROSION CONTROL PLAN (P3)
1)Removethe Filter Fence Detail and replace with the City of Edmonds Standard Detail E1.1.
PROFILES, NOTES & DETAILS(P4)
1)Revise Note 1 from ‘2012 WSDOT/APWAStandard…’to ‘2016 WSDOT/APWA Standard…’.
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