BLD20160866 - Lu - E2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:June 12, 2017
TO:Randy Munson
Randy.Munson@comcast.net
FROM:Mitch Boyd, Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE:Application #: BLD20160866
Project: Lu-Single Family Residence
Project Address: 8038 Cyrus Pl
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, Building, or
Fire may result in additional comments. Please submit two (2) sets of revised plans/documents
including a written response to each item below.
nd
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-4:30pmand on Wednesdays from 8:30am-noon.
City of Edmonds handouts, standard details, application and other forms, and development code
may be referenced on the City website: www.edmondswa.govunder Services/Permits and
Development.
GENERAL
1)Include a City Engineering Division approval block on all plan sheets. Refer to sample on
City website.
2)Consistent with Edmonds Community Development Code 18.80.060, driveway slopes shall
not exceed 14% slope. Please indicate this requirement on the plans.
3)Please note: additional comments not included in this reviewmay be produced after
.
reviewing the next submittal
GRADING AND TESC PLAN
1)The driveway slope exceeds the maximum allowable driveway slope of 14%. Please reduce
the slope of the driveway or request a driveway slope waiver. Please note the driveway slope
waiver allows driveway slopes up to a maximum of 20%.
2)There are numerous locations on the plans where proposed contours do not match elevation
callouts. Verify the elevation callout and contour relationship around the stormwater system,
the driveway, and the retaining walls.
STORMWATER AND UTILITY PLAN
1)As indicated by the Fire Department, a fire sprinkler system is required for this property.
a.Please add a note that a 1” meter is to be installed
b.Please show a 1-1/2” water service line to be installed from the back of the meter to
the house (as required for a combination fire and domestic service).
c.Please label the pipe material and note tracer wire to be installed on the water service
line.
2)Aminimum of 10’ of horizontal separation is required between water and sewer lines.A
vertical clearance of 1.5’ is requiredbetween water/sewer crossings.
3)A minimum of 5’ of horizontal separation is requiredbetween water and storm lines. A
vertical clearance of 1.0’ is required a water/storm crossings.
4)Label the sewer pipe material and size. The sewer lateral from the mainto the property line
shall be 6”. Once on private property the sewer may reduce to 4”.
5)Show a sewer 6” cleanout at the property line.Please add a note that the 6” cleanout at the
property line shallhave a 12” cast iron lamphole cover with ½” hexbolts.
6)Show asewercleanout located within 2’ of the house, at any 90° bend, and when there is
less than 3’ between two 45° bends.
7)Providesewerinvert elevations at thecleanout at the property line and at the house so that a
minimum 2% slopeand minimum 2’ pipe coveragecan be verified. If the slope of the pipe
exceeds 20% the pipe will need to be anchored.
8)The proposed footing drain callout indicates a pipe length of 14’ for the footing drain
connection line between the proposed structure and the existing stormwater system. Please
revise. In addition, the footing drain pipe diameter only needs to be 4”.
9)Please provide the invert elevation of the retaining wall footing drain at the connection point
to the existing storm system.
10)Provideinvert elevations for allstormpipes atcatch basins and manholes. Please note that a
minimum of 2’ of cover is required for all pipes locatedunder driveable surfaces and 1’ of
cover under landscape areas.
11)Show all dry utilities and required utility separation. Please add a note that a minimum of 3’
separation is required between the dry utilities (power, gas, phone, cable, etc.) and wet
utilities (sewer, water, and storm).
12)Remove the existing contours and provide the proposed contours on the plans.
13)Please provide a detail for the proposed retaining walls.
14)Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
STORMWATER REPORT
The following comments are provided from Robert C. Edwards, PE, Stormwater Engineer. Please
contact Robert directly at 425-771-0220 or by email at robert.edwards@edmondswa.govwith any
specific questions you may have regarding these comments.
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Stormwater Review
Date of Review: June 6, 2017
File/Address: BLD20160866 / 8038 Cyrus Place
Reviewer: Robert C. Edwards, PE, Stormwater Engineer, City of Edmonds
Background
This is classified as a Category 1 Small Site Project because it creates/adds impervious area more than 2,000 SF and less
than 5,000 SF.
Category 1 Small Site Projects are subject to Small Site Minimum Requirements 1, 2, 3, 4, and 5.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.Sheets C1 and C2: These plans require 2-foot interval contours.
2.Sheet C2: North arrow is pointing east.
3.Sheets C1 and C2: No outlet is shown for the existing yard drain at the bottom of the driveway.
Show existing receiving SD system.
4.Sheet C2: Existing Yard Drain is shown with Rim Elevation 110.0 and I.E. 107.55. According to the
FG contours on sheet 2, the Rim should be about 109.5. There is insufficient cover for the 8”
discharge pipe.
5.Sheet C2: 60” Dia. CB#1 and CB#2 scale to 54” dia.
6.Sheet C2: 36” dia. detention tank scales to 48” dia.
7.Sheet C2: Specify detention tank material.
8.Note: Providing a roadway profile with the detention tank, discharge pipe, and existing SD system
will clarify grading and reduce errors.
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments:
1.Sheet C1: CB#1 is shown on sheet C2 with a rim of 113.84. The grading on sheet C1 is about 111.0.
This will lead to insufficient cover for the detention tank.
2.Sheet C1: CB#2 is shown on sheet C2 with a rim of 115.12. The grading on sheet C1 is about 113.6
3.Sheet C1: At the top of the driveway a spot elevation of 126.7 is shown. The 125-foot contour is just
over 1-foot away.
4.Sheet C1: Several of the retaining walls are greater than 4-feet in exposed height. These will require
an engineered design. See handout #B62 for submittal requirements.
Minimum Requirement #3 –Source Control of Pollution
Comments: N/A per SFR
Minimum Requirement #4 –Preservation of Natural Drainage Systems
Comments: None.
Minimum Requirement #5 –Onsite Stormwater Management
Comments: None
Minimum Requirement #7 –Flow Control
Comments: None
Minimum Requirement #8 –Wetland Protection
Comments: N/A
Minimum Requirement #9 –Operation and Maintenance
Comments: None
Minimum Requirement #11 –Financial Liability
Comments: N/A for SFR
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