BLD20161710-Messenger-E2.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:May 24, 2017
April 11, 2017
TO:
Kristin Hanson–Hanson Design
hansondesign@hotmail.com
FROM:
Mitch Boyd,Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE:
Application #: bld20161710
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Project: 7607 206St SW Duplex
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Project Address: 7607 206St SW A&B
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-4:30pm and on Wednesdays from 8:30am-noon.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
Comments in bold were authored on May 24, 2017.
GENERAL
1.
OK –Please note that the project now exceeds 2,000 SF of new impervious surface area.
The project is now subject to minimum requirements 1-5.Please see comments from
Robert Edwards at the end of this letter.
nd
A new gravel driveway is required per the DRC with the City of Edmonds held on June 22,
2015.Please update the plans and drainage report to incorporate the additional new impervious
surfacearea.
2.
OK
Per standard plan E2.1, driveway cuts are to have a 12’ width. Please replace both driveway
entrances with the standard 12’ width.
3.
OK
It is required that residential drivewayshave a 20’ asphalt transition or extend to the property
line,whichever is greater. Please install a 20’ asphalt transition for both driveway entrances.
4.
OK
Please remove the gravel connecting the east driveway with the west driveway.
5.
OK
Add a note: A city inspection will be required to ensure that existing frontage(sidewalk, curb
and gutter, etc.)meets ADA and City of Edmonds standards.Additional frontage improvements
may be required.
6.
OK
A 15’ easement is requiredfor both drivewaysper residential driveway access standard plan
E2.1. Please provide the required easement documentation.
Additional comments not included in this review may be produced after reviewing the next
7.
submittal.
Please note,additional comments not included in this reviewmay be produced after reviewing
the next submittal.
Sheet 1of 2–SITE PLAN AND DRAINAGE
OK
1.
Include construction sequence. Refer to sample on City website.
OK
2.
Include General Construction Notes. Refer to sample on City website.
OK
3.
Include a legend to help identify elements in the plans.
OK
4.
Please provide a sewer cleanout 2’ from the proposed structure, at the 90 degree bend, and at the
property line(3 sewer cleanouts total). The cleanout at the property line should be equipped
witha12” lamphole cover with ½” hexbolts.
Per the elevations provided in the plan, the slope for the 96.53’ side sewer service is less
5.
than 2%. It appears that thesewercleanoutinvert elevationmay be raised near the
proposed structure. Please revise to maintain a slope of 2%.If needed, provide a sewer
backflow preventer.
Providethe invert elevation of the side sewer at the cleanouts to verify cover and slope. Side
sewers require a minimum 2% slope and 2’ of cover underneath driveable surfaces.
Page 2of 6
OK
6.
Include the sidesewer diameter and material in the plans. Include the standard detail for sewer
laterals and sewer cleanouts per City of Edmonds on the details sheet of the plans.
OK
7.
Please show the existing side sewerserving the existing residence.
OK
8.
Per the siteplan, there is one water meter which is currently used for the existing residence.
Please install a new water meter and water line that connects to the proposed building.Meter
shall be placed on right of way side of property line and outside of driveway approach.Please
include the 1” water service with ¾” meter standard waterdetail on the detail sheet.In addition,
indicate the location of the existing water line in the plans.
OK –
9.Dry utilities are not included in the plans (electrical, power, tv, cable, and/or phone). If dry
utilities are to be installed, pleaseshow them on the plans.
OK
10.
Ensure that minimum horizontal clearances between utilities are upheld. A minimum of 10’ is
required between sewer and water, 3’ between sewer and dry utilities, and 4’ between sewer and
gas.
OK
11.
If any utility services cross, provideboth invert elevations andthe vertical clearance between
them. Utilities with a vertical clearance of 0.5” or less will require ethafoam. A minimum of 18”
of vertical clearance is required between water and sewer.
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Please show the dry utility connections within 206St SW. Pleaseinclude the utility cut
12.
for any ROW road that will be impacted. In addition, provide HMA overlay over the
proposed water service connections.
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A utility cut within 206St SW is required to install the proposed sewer line, water line, and dry
utilities (if applicable). Please include the proposed sawcut lines and pavement restoration on
the plans.In addition, please include the City of Edmonds standard detail for Typical HMA and
Utility Patch on the details sheet.
OK
13.
Utility patches shall be combined andfull width or half width overlay will be required
depending ontheextent of disturbance. Where utility patches fall entirely within one travel
lane, the overlay shall extend to the centerline of roadway. Where utility patches extend into
both travel lanes then a full width overlay is required.
OK
14.
Please add the following note to the plans. “Provide a painted fogline and/or centerline as
needed”.
Page 3of 6
OK
15.
The plans do not showany proposed contours. Please showproposed contours and ensure the
linetype is different from existing contours. Do not include proposed contours within the
proposed building.
OK
16.
Show footing drains around the foundation and specify pipe material, pipe lengths, invert
elevations, pipe slopes, and discharge location.
OK
17.
It is unclear if any stormwater BMPs are going to be implemented. Therefore, please indicate
stormwater BMPsand their locations in the plans.In addition,include the standard details for
any stormwater BMPs to be used on the details sheet.
Please show the proposedcontours on the grading plan.
18.
It appears that the driveway will be sloping directly north per the proposed contours on
19.
the TESC plan. Please provide grading information that shows how runoff from the
driveway will slope west to the gravel transition zone.
For the note regarding the city inspector visiting the site to verify frontage improvements
20.
meet ADA standards, the word frontage is misspelled.
There is a text conflict with the “new impervious area exhibit”.
21.
Sheet 2of 2–TESC, SWPPP, NOTES, & DETAILS
OK
1.
Add note:Install and maintain all TESC measures according to approved plans, City of
Edmonds standard details, and all other measures that may be required during construction.
OK
2.
Remove the callout “Use existing gravel for construction access”. Replace callout with
“Construction access to be installed per City of Edmonds StandardDetailE1.2”
Thecomment response from the engineer is understood. Please add “as required”to the
3.
end of the note below. The silt socks will beafield decision.
Please install a silt sock per standard detail E.1.3 in the catch basin located atthe northeastand
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northwestcornersof the intersection of 206St SW and 77Ave W. Include standard detail
E.1.3 in the plans.
OK
4.
Per Element #8 in the drainage report submitted on 12-19-2017, a drainage swale will be
installed to convey yard drainage. Please add the drainage swale to the plans.
OK
5.
Please identify the zig zag line that surrounds the property on the plans.
OK
6.
Please identify the dashed hatch on the west and north side of the proposed building.
Page 4of 6
7.Remove proposed contours and add existing contours to the TESC sheet. Please show the
proposed contours on the grading plan.
8.Ensure access to the existing residence is maintained during construction. Remove
clearing limits fencing in front of both driveways and existing home (if applicable)
Provide orange fencing around the proposed drywell to prevent soils from compacting.
9.
DRY UTILITIES
OK
1.
Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility services shall
be installed underground.
OK
2.
Show location of dry utilities and required utility separation (5-feet from City utilities within the
ROW and 3-feet from water/sewer/storm utilities on private property).
Please remove note that states “Meet with PUD to ensure that overhead ower is within
3.
proximity of proposed structure”as it is confusing. Please show the dry utility connections.
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Alldry utilities appear to be on the south side of 206St SW and the gas main appears to
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be on the north side of 206St SW. Please include the utility cuts required to connect the
dry utilities.
Is overhead power in proximity of new structure? If close, then need to confirm with PUD that
separation requirements can be met.
TRAFFIC CONTROL
OK
1.
Disruption fees will be charged for closure of parking stalls and sidewalk areas. Clearly specify
areas of closure and indicate the timeframe for which you request the closure.
OK
2.
Please add a note to plans stating “A separate right-of-way construction permit is required for all
work within the city right-of-way.” Please note, a ROW permit application with contractor’s
signature shall be provided to the city prior to issuance of civil construction plans.
OK
3.
A traffic impact analysis is required.
LANDSCAPE PLAN
OK
1.
Add Note: “A separate irrigation permit must be obtained from the City Public Works
Department. Prior to final acceptance provide a copy of the backflow test report to the City’s
Cross-Connection Control Specialist. Test reports can be faxed to 425.744.6057 or e-mailed to
jeff.koblyk@edmondswa.gov. Backflow testing will be required on an annual basis thereafter.”
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Stormwater Review
Date of Review: May 17, 2017
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File/Address:BLD20161710 –7607 206St SW
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 Planss
Comments:
1.Show FG contours on sheet 1 for all grading and flow paths.
2.The project has changed from minor to Cat 1 Small based on the increase in impervious surface from
the driveway. The Drainage Report and Drainage Plans must be updated to reflect this.
3.The flow path from the driveway flow uphill at the south end of the driveway.
4.The 15-foot flow path at the north end of the driveway is too small for 80-feet of driveway.
5.The 50-foot flow path from the northwest corner of the building crosses the flow path from the
driveway at approximately 90-degrees. Grading for the flow path is not shown.
6.The flow path from the southwest corner of the building is less than 50-feet. Grading for the flow
path is not shown.
7.Drainage Report has not been updated to reflect the changed plans
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments: None
Minimum Requirement #3 –Source Control of Pollution
Comments: N/A per SFR
Minimum Requirement #4 –Preservation of Natural Drainage Systems
Comments: N/A per LID
Minimum Requirement #5 –Onsite Stormwater Management
Comments: See MR#1
Minimum Requirement #7 –Flow Control
Comments: Flow control byLID
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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