BLD20161346_ENG2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
June 5, 2017
DATE:
December 30, 2016
TO:Jeff Geers
JEFFGEERS@OUTLOOK.COM
Mitch Boyd, Stantec Consulting Services
FROM:
Mitch.Boyd@edmondswa.gov
Jennifer Lambert
Jennifer.lambert@edmondswa.gov
RE:Application #: BLD20161346
Project: Geers-Single Family Residence
nd
Project Address: 9338-232St SW(Lot 2)
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 redline plans or submit three (3) sets of revised plans/documents with a written
response to each of the items below to a permit coordinator.
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 and development code can be referenced on the City website.
All comments in bold were created onJune 5, 2017.
STORM, SEWER, WATER, ELECTRIC & GASEXHIBIT
OK–Please add “For Reference Only” underneath “Combined Utility Schematic”. The
1)
combined utility schematic is not being approved under this permitas it was approved under
the short plat permit.
What is the purpose of this sheet?
a.If this sheet is intended to show the utilities that havebeen installed with the short plat,
please provide an asbuilt drawing. A typical asbuilt, shows invert elevations for all pipes at
each catch basin, pipe material, size, depth, invert elevations at cleanouts, clearly shows
easements, etc. Please note that the City shows that no inspections have been completed for
this short plat.
b.If this sheet is intended to show the utilities approved with the short plat, please provide the
approved plan sheet for theshortplat as a reference sheet. The Overall Site Plan detail
provided on A0 could be used as the reference sheet for the utilities for the shortplat. If you
use the Overall Site Plan, please bold out the utilities more and maybe lighten the properties
lines, this might make this plan a little clearer as to what was or will be installed with the
short plat.
SITE PLAN (A0 OF A9)
The comment below was not addressed, please address.Please coordinate within the project
1)
team if required.
Clearly distinguish between what utilities were or will be installed under the short plat and what
utilities will be installed with the single family residence(i.e. bolder lines).
The comment below was not addressed, please address.Please coordinate within the project
2)
team if required.
Please add a note that final construction approval must be obtained by Olympic View Water and
Sewer District, prior to final construction approval for the single family residence.
The comment below was not addressed, please address.Please coordinate within the project
3)
team if required.
Please add a note that the dry utilities (power, phone, cable, gas, etc.) final approved location will be
reviewed and approved under a separate right-of-way permit obtained by the utility companies. A
minimum of 3’ of horizontal separationand 1’ vertical separationbetween the storm, sewer, and
waterand any of the dry utilities (i.e. power, phone, gas, cable, etc.)is required.
The comment below was not addressed, please address.Please coordinate within the project
4)
team if required.
Please remove the rockery detail or the City of Edmonds title block from the plans. The City will
only inspect the rockery to make sure that rockery is placed such that it meets Edmonds City Code
and Community Development Code, 18.40.020.
EROSION CONTROL
OK
1)
Show the filter fence and reference the Edmonds Standard Detail E1.1.
OK
2)
Add a note that the filter socks will be added to catch basins per Edmonds Standard Detail E1.3 as
needed, downstream from the site and areas where debris may enter the City stormwater system from
the construction/vehicles leaving the site.
OK
3)
Show the construction entrance and reference theEdmonds Standard Detail E1.2.
OK
4)
Please add a note that all disturbed soils shall be compost amended.
STORM
OK
1)
Label the material and size of all pipes.
Page 2of 5
OK
2)
Show the invert elevationsat the home and for all new pipe connections to catch basins. Thisis to
make sure that there is slope on the pipe and proper coverage (2’ of coverage under driveable areas,
and 1’ of cover in landscape areas).
a.Please show a minimum of 2’ of cover under driveable surfaces. If only 1’ of cover can be
obtained, please show ductile iron or PVC 900.
OK
2)
The plans show the storm linerunning under the post for the patio. Please revise the plans
accordingly.
OK
3)
Please show that there is a minimum of 3’ of horizontal separation and 1’ vertical separation between
the dry utilities (power, phone, cable, gas, etc.) and water.
OK
4)
Show how the surface water runoff from the driveway will be collected and discharged to the onsite
stormwater management system (i.e. directional flow arrows,trench drain, curbing,etc.).
The drywell is of an acceptable design to mitigate footing drains. However, the current drywell
5)
location is at a higher grade than the proposed footing drains. Please provide the footing drain
IE and the drywell intake IE and, if necessary, relocate the drywell downgrade (south).
Show where the footing drains will discharge to (i.e. drywell). Typically the footing drains cannot
discharge to the onsite stormwater management system unless the system was designed for the
allowance of the footing drains.
Add a callout tothe plans to connect roof drains to the existing stormwater stub.
6)
Have the plans show all SD lines that are existing and/or under the short plat permit
7)
(PLN20140045) as shaded back. Have all SD lines that are proposed under the SFR permit
shown as bold. This will help clarify which SD lines are being installed under the SFR permit.
A Stormwater Covenant is required to be recorded against the property based on the
8)
proposed stormwater facilities for the project. Please complete the covenant, including
notarization and any required exhibits and submit to the city. The document must be
complete, but will not be recorded prior to permit issuance. Prior to construction final
location of facilities are to be verified (by field inspection and asbuilt) and then the
covenant will be recorded.
WATER
Please distinguish between what is proposed to be installed underthe SFR permit andwhat is
1)
or will be installed with the short plat. Currently there is a “Lot 2 PUD Connection Point”
callout that doesn’t clearly show where the SFR water service connects to the short plat water
system. In addition, the SFR water service line and the Short Plat water system have the same
linetype –please distinguish.
Please include the pipe material, size, and note tracer wire to be installed on the water service
line.
Page 3of 5
Although this site is within Olympic View Water Sewer district, the City is required to ensure
compliance with the plumbing code.
a.Please clearly distinguish between what is proposed to be installed with the single family
residence and what is or will be installed with the short plat.
b.Please label the pipe material, size, and note tracer wire to be installed on the water service
line.
OK
2)
Pleaseshow that there is a minimumof 10’ of horizontal separation between the water and the sewer
lines. If the water crosses the side sewer, the water shall be placed above the sewer at a minimum of
18” of vertical separation.
OK
3)
Please show that there is a minimum of 3’ of horizontal separation and 1’ vertical separation between
the dry utilities (power, phone, cable, gas, etc.) and water.
SEWER
Per the plans it appears that the entire sewer line will be installed under the SFR permit. Per
1)
the short plat permit, the sewer appears to beasewerinstalled under the short plat permit.
Please show the connection point between the sewer service to be installed underthe SFR
permit and the sewer thatwas installedperthe short plat permit. Ensure the SFR and short
platsewers are of a different linetype to clearly differentiate the two systems.Add a callout
indicating the transition point between SFR sewer and short platsewer.
Please show a cleanout within 2’ of the structure.
Please label the pipe material and size on the plans.
Although this site is within Olympic View Water Sewer district, the City requests the following
information to ensure the plans are consistent and feasible with the requirements set forth by
Olympic View Water Sewer District and theCity Standards.
a.Please clearly distinguish between what is proposed to be installed with the single family
residence and what is or will be installed with the subdivision.
b.Show a cleanout at the edge of easement and within 2’ of the structure.
c.Please show the invert elevations at the stub and the house so that slope (minimum of 2%)
and coverage (minimum 2’) can be verified.
d.Label the pipe material and size.
Add a note to the plans that a minimum of 18” of vertical clearance is required between the
2)
crown of the existing sewer and the IE of the proposed water service.
Pleaseshow that there is a minimum of 10’ of horizontal separation between the water and the sewer
lines.
Page 4of 5
Add a note to the plansthat a minimum of 1.0’ ofvertical separation is required between the
3)
crown of the existing sewer and the dry utilities.
Please show that there is a minimum of 3’ of horizontal separation and 1’ vertical separation between
the dry utilities (power, phone, cable, gas, etc.) and sewer.
DRY UTILITIES
OK
1)
Please add a note that all utilities shall go underground.
OK
2)
Please show the dry utilities to the house.
The comment below has not been adequately addressed. It has been indicatedin the comment
3)
response letterthat the separations have been shown, however, it is unclear how they have
been shown.
Please show that the dry utilities (power, phone, cable, gas, etc.) have a minimum of 3’ of horizontal
separation and 1’ vertical separation between the storm, sewer, and water.
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