bld20161468_Nichols-Single Family Home.pdf
City of Edmonds
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121 5AVENUE NORTH •EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.edmondswa.gov/
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Comments
Plan Check :Date:
#BLD20161468March 24, 2017
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Project Name/Address:
Nichols New Single Family–9810 235Pl SW.
Contact Person/Address/Fax:
Randy Munsonrandy.munson@comcast.net
Reviewer:Chris RiveraDivision:Engineering
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, orFire may result in additional
comments. Please submit two (2) sets of revised plans/documents including a written response to each item below.
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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 and 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)ASite Plan was receivedwith the initial submittal, though we will need additional information which would
require additionalsheets.Please provide the following:
a) One sheet, showing Grading and TESC.
b)One sheet, showingDrainage and Utilities.
c) Information will need to be submitted clearly showing all the utilities within the short plat and their
connections to the city and/or to OlympicView Water & Sewer District’s (OVWSD)systems. All
information pertaining to the existing short plat frontage improvement andtheshared private
driveway (showing limits of paving) will need to be shown.
Or
Provide a reference sheet to show all that was installed within the short plat.
d)Any city required standard details may need to be provided on a separate sheet.Please provide
Standard details E1.1, E1.3as well as any required OVWSD standard details pertaining to water or
sewer service lines.
Refer to sample on City website
2)Include Construction sequencenotes
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Refer to sample on City website.
3)Include General Construction Notes.
TESC
1)Please add a note: Erosion control shall be maintained as required by Edmonds Development Code.
Please add a note: Filter socks will beadded to catch basins within the private drive as well as
2)
downstream from the siteas neededper Edmonds Standard Detail E1.3.
3)Please add a note:All disturbed soils will be compost amended.
Please add a note: Cut slopes shall be covered.
4)
Please add note: Stock piles shall be covered if not worked within 2 days wet season or 2 weeks dry
5)
Please provide/show on the plans wherethestock piles will be placed.
6)
Please show the location where the silt fenceisto be placed per E1.1.
7)
8)Please provide the limits of clearing.
Show all trees, both onsite and adjacent to the sitethat are to remainor to be removed.Please show
9)
protection fencing at the drip line of the treesto remain
Grading
1)Please refer to Planning’scomments regarding the proposed rockery.
a)If required, footing drains for the retainingwall will need to beconnected to an approved drainage
system. A stub for footing drains shouldhave beenprovided within the short plat. Please show this
connection calling out elevations and materials.
2)The basement and main floor elevations are both called out as 113.45’. Please correct if the elevations are
different.
3)Please provide grading quantities.
4)Call out proposed hardsurface materials or provide a legendfor the shown hatching.
General: Drainage & Utilities
1)All existing utility lines must be shown and labeled with material, size, length and depth. Existing utilities
provided within theshort plat must be shown and labeledas such on the utility plans and must show the
location of the provided stub.
Sewer
1)The water and sewer lines must maintain 10’ horizontal separation;sewer must have a minimum of 18”
vertical clearance (sewer beneath water) at perpendicularcrossings.Sewer shall have 3’ horizontal clearance
from all other utilities.
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2)Show thelocation of cleanouts for the side sewer;acleanout shall be installed within2’ from the structure
and one at property/easementline/stub.
3)Please provide invert elevations from where the side sewer exits the home and rim & invert elevations at all
cleanouts. Slope must be a minimum of 2%.Please call out proposed material for the sidesewer.
4)Due to site location, the installation of the side sewer will also need to meet requirementsset byOVWSD.
Water
1)Per the Fire Department, a residentialfire sprinkler system is required. Please provide a minimum
combination of 1” water meter and 1-1/2” water service line or provide the Fire Department with
information thatthedomestic and fire protection needs can be met with a smaller service.If the provided
water service line within the plat does not meet the required size, it will need to be upgraded to meet the
correct water service line size.
2)Need to show the location of the water meter.Call out the size of the water meter and whether itis
“Existing” or “Proposed”. Correctly show the location of the water service line from the water meter to the
stub/property line.
3)Please show the location of the water service line from the provided stub/property lineto the home.The
water service line must have a minimum of 2’ of coverage,theremust be 1’ of vertical separation from
crossing utilities beside sewer.
4)Tracer wire shall be installed with the water service line per city handout E86 (if copper is not installed).
5)Due to site location, a water meter will need to be obtained from OVWSD.
Storm
1)Please add animpervious surfacesTable from the Site Classification Worksheet on your plans(in addition to
the provided Drainage Calculations). See Handout E72pg.5. The table should account for all impervious
surfaces existing and proposed.
2)Please provide the following information for the proposed detention system north of the home.
a)Across sectiondetail of the proposed detention system and a detail of the control catch basin similar
to those providedon page 3 of the City Handout E72A.
1.The detail should show the separation from the detention system to finishedgrade/top of pavement
by providing elevations, minimum coverage of 2’.
2.Per page 2 of Handout E72A, Table 2, a 30” diameter CPEP detention line will require a Type 2
(54” diameter manhole) manhole to be installed at each end of the detention system. Please provide
this information on the cross section detail and show and call out on the plans
3.Provide slope, length and size of the detention pipe.
4. Provide the orifice size.
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5. Provide the total impervious surface area the system is designed for.
b)Please update the providedDrainage Calculation for the newstormwater detention system. Per the
provided information, the new system is to receive 1990 sf of new impervious surfaces from the roof.
Please provide the total capacity for the proposed storm water system.
c)Please provide rim and invert elevations for each catch basin on the plans
d)The outfall of the proposed detention system shall not be connected to the existing detention system
(within the shared private drive). It will need to connect to theoutfall side of the existing detention
system.Please show this on the plans.
e)Please show on theplansthe proposed route of the tightline and points of collection for the
downspouts and the connection to the new detention system. Provideinvert elevations where the
tightline leaves the structure as well as invert elevations where the tightline meets the proposed
detention system.
4)The detention system installed in the road during construction of the short plat was originally designed for
the new home. Due to required field changes, the existingroad was regraded and new impervious surface
area was created.
a)Please show the new/replaced impervious surfaces along the shared private drive and the collection
pointsdirecting flows to the detention system.
b)Pleasebe sure to update the impervious surface table andpreviously submitted Drainage Calculation
chart for thenew impervious surfaces.
5)Please provide on the plans,flow arrows forstorm drainage collection of the privatedrivewaysnew
impervious surfaces,clearly show where water is to be collected by the existing storm management system.
Since stormwater will not be collected at the new storm management system(within the proposed private
driveway), please identifythe catch basin lids for the new system as solid.
6)If footing drains are required, show the location of the drains and the connection to the provided footing
drain stub. Footing drains shall be kept separate from surface water drains, per the drainage report provided
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, 2005.
October 12
7)Any proposed yard drains on site shall not be connected to either storm management system. Yard drains
would need to be connected to the footing stub.
Please resubmit 3 copies of the revised plans/documents to a Development Services Permit Coordinator.
Please contact me at 425-771-0220ext. 1339 or by email at chris.rivera@edmondswa.govif you have
specific questions regarding these plan review comments.
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