BLD20161496_ENG1.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:March 10, 2017
TO:Randy Munson
randy.munson@comcast.net
FROM:Jennifer Lambert
Jennifer.lambert@edmondswa.gov
RE:Application #: BLD20161610
Project: Kirschner-Single Family Residence
Project Address: 753 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, 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.
***To assist in review times, please only submitsheets thathave been revised***
SITE PLAN
1)As changes are made to other plan sheets, please revise this plan sheet accordingly.
SITE DEVELOPMENTPLAN (Sheet 1 of 5)
GENERAL
1)Please revise BLD2016____ to BLD20161610.
2)Sidewalk is required to be installed adjacent to the subject site.
a.Show the entire sidewalk along the Bell St frontage.
b.Show the connection to the existing sidewalk (west) and an asphalt transition to
the east.
3)A portion of thealley is tobeinstalled over755 Bell St property. An easement between
the City and 755 Bell St will need to be obtained prior to final approvalof the single
family residence.
4)On Sheet 1, pleasereferencethe alleysection detail that is located on sheet 2.
5)The maximum driveway width for a 3 car garage is 30’. Please revise the plans
accordingly.
6)Please show a minimum of 10’lengthof alley pavedto the west of the proposed
drivewayto allow for vehicles to turnaround.
7)Please add a note that a 2”grind and overlay may be required. A final restoration
inspection is required to determine restoration requirements/limits.
WATER
1)It appears that a fire sprinkler system is required for this property.
a.Show thewatermeter located in the right-of-way, such that the back of the meter is
on the property line.
b.Please show a 1-1/2” line to be installed from the back of the meter to the house (as
typically required for a combination fire and domestic service line).
c.Please label the pipe material andnotetracer wireto be installed on the water service
line.
2)Please show there is a minimum of 10’ of horizontal separation between the water and the
sewer lines.It does not appear that this requirement is being met as the lines connect at the
house.
3)Please add a note to the plans that all final restoration shall be completed by the contractor not the
City of Edmonds.
Page 2of 5
SEWER
1)A note ison theplan thatstates thatthe new sewerwill connectto the existing sewer. Since
theexisting structureis a garage/shed, it is unclear if there is an existing line. Please add the
following notes to the plans:
If there is an existing sewer/stub,
a.Andthe side seweristo be re-used, the line must be cut and capped a minimum of
20’ from existing and/or proposed foundation whichever foundation is closest to the
sewer stub.
b.The side sewer will need to be TV’d by the contractor and submitted to the City for
review and approval to re-use.
c.If the existing sewerlateral 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.
2)Please provide the invert elevation at the main.
3)Please show the new sewer connectionat
the main to be a romac inserta tee if the connection is
cored in. If the sewer connection will be cut in, please show a wye to be installed.
4)Please add a note that the 6” cleanout at the property line will have a 12” cast iron lamphole
cover with ½” hexbolts.
5)The invert elevations provided for thesewer line is 366.0 and 365.3; however, the finished
floor elevation for the house is stated at 173.00. Please revise the plans accordingly. There
shall be a minimum of 2% slope on the sewer line.
STORM
1)Please clearly show how the runoff from the drivewaywill be collected and discharged to
the onsitestormwater management system and not sheet flow into landscape areas (i.e.
curbing, directional flow arrows, etc.).
2)It appears from SDCO1 to CB1 the pipe will be installed with a 20% slope. Please show
how the pipe will be anchored or revise the plans such that the slope of all pipes isunder
20%.
3)Please note the observation well onthis plan sheet.
Page 3of 5
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.
Background
This is classified as a Category 1Small Site Project because it creates/addsimpervious areamore
than 2,000 SF andless than5,000 SF.
Category 1Small Site Projects are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 7, 8,
9, and 11.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.Sheet GN-01, Specify 1-1/2” to 1-3/4” washed drain rock, minimum 0.30 void ratio for dry
well.
2.Sheet GN-01, Change “Infiltration Trench” to “Drywell”
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments:
1.Sheet TP-01,provide filter fabric fence along South property line and half way up West property
line. Provide filter fabric detail in plan set.
Minimum Requirement #3 –Source Control of Pollution
Comments:N/A per SFR
Minimum Requirement #4 –Preservation of NaturalDrainage Systems
Comments: N/A per LID
Minimum Requirement #5 –Onsite Stormwater Management
Comments: None
Minimum Requirement #7 –Flow Control
Comments:Flow control by LID
Minimum Requirement #8 –Wetland Protection
Comments: N/A
Minimum Requirement #9–Operation and Maintenance
Comments:
1.Provide O&M manual
Minimum Requirement #11 –Financial Liability
Comments:N/A for SFR
Page 4of 5
GENERAL NOTES & LEGEND (Sheet 2 of 5)
Seecomments above.
CLEARING, GRADING & TESC PLAN (Sheet 3 of 5)
1)Show the filter fence along the south property line.
GENERALDETAILS (Sheet 4 of 5)
1)
Remove standard detail E5.4. It does not apply to this project.
TRAFFIC CONTROL PLAN (Sheet 5 of 5)
No comments.
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