BLD20161719_ENG1.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:March 14, 2017
TO:Mike & Chrystal Lanning
Mlanning6@comcast.net
FROM:Jennifer Lambert
Jennifer.lambert@edmondswa.gov
RE:Application #: BLD20161719
Project: Lanning-Single Family Residence
Project Address:396 Sunset Ave
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 that have been revised***
SITE PLAN
1)As changes are made to other plan sheets, please revise this plan sheet accordingly.
DRAINAGE AND UTILITY PLAN (Sheet 1 of 3)
GENERAL
1)Please add the permit number to the plans, BLD20161719.
2)Please label the deck (i.e. spaced deck with landscape below) as pervious or impervious.
3)Please show install of new curb/gutter being installed at the existing south driveway
approach.
4)Show the landscape strip carried through where the existing south driveway approach was
located.
5)Please add a note that if the sidewalk doesnot meet current ADA requirements and/or is
damaged, the sidewalk will need to be replaced.
6)Please add a note that a 2” grind and overlay may be requiredbased on location of utility
trenches. 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. Typically if there is an
existing water service line from the watermain to the meter the water service line/meter will
not be the appropriate size and a new tap will be required. The applicant will be required to
pay for the new tap on the main and the new meter. This fee is $2970.00.
a.Please add a note that a 1” meter is to be installed
b.Show the water meter located in the landscapestrip.
c.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).
d.Please label the pipe material andnotetracer wireto be installed on the water service
line.
2)Show that there is a minimum of 3’ of horizontal separation between the water and the dry
utilities (i.e. power, phone, gas, cable, etc.).
3)Please keep in mind that there is a requirement that there is a minimum of 10’ of horizontal
separation betweenthe water and the sewer lines.
4)Please add a note to the plans that all final restoration shall be completed by the contractor not the
City of Edmonds.
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SEWER
1)If the existing side sewer is to 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.
Please revise the plans accordingly.
2)Please add a note that the side sewer will need to be TV’d by the contractor and submitted to
the City for review and approval to re-use.
If the existing sewerlateral is proposed to be reused, the sewer will need to be inspected by
3)
the City’s Public Works department to determine if it can be reused. Contact Edmonds
sewer division, 425-771-0235. If the lateral will be a new connection, show the
connection at
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 label the pipe material and size. The sewer lateral (from the main to the property
line) must be 6”. Once on private property the sewer may reduce to 4”.
5)Show a 6” cleanout at the property line. Please add a note that the 6” cleanout at the
property line will have a 12” cast iron lamphole cover with ½” hexbolts.
6)Show acleanout located within 2’ of the house, at any 90° bend, when there is less than 3’
between two 45° bends, and when there is more than 100’ between cleanouts.
7)Please show the invert elevations at the main and the house so that slope(minimum 2%)and
coverage(minimum 2’)can be verified. If the slope of the pipe exceeds 20% the pipe will
need to be anchored.
STORM
1)Since there is no City Storm Main located adjacent to the subject site and that it has been
shown that neither LIDoptions or the installationof a storm system is feasible, please revise
the plans as requested below:
a.The City will not approve a storm pipe discharging into the curb line. Please show
the surface water runoff from the driveway sheet flowing onto Sunset Ave N or
connect to alevel spreader trench that bubbles up and sheet flows onto Sunset Ave
N. If you intend to use a spreader trench, it will need to be shown that it will not
create an erosion issue.
b.Per the plans, the footing drains will be connected to a pump system thatdischarges
to a CB in the driveway. The water discharged to this CB can either bubble up and
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sheet flow from the driveway to Sunset Ave or can connect to a level spreader trench
in the yard.
c.Show the location of each downspout. Since the soils are not suitable for infiltration
the surface water runoff from the downspouts shall be spread out as much as
possible.
2)The plans state that a 500 gallon tank will be used for the footing drains. Engineering does
not have a minimum size requirement; however, please check with the building department
for any pump and/or tank requirements.
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 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, 5, 7, 8, 9, and 11.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.Sheet 1. The City of Edmonds does not allow curb outlets. A possible solution is a level spreader
within the amended soils to provide sheet flow.
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: None
Minimum Requirement #5 –Onsite Stormwater Management
Comments: N/A
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Minimum Requirement #7 –Flow Control
Comments: N/A
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
DRY UTILITIES
1)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 sewer,
water, and storm and 5’ from any City main lines.
2)Please add a note that all utilities shall be placed underground.
TESC PLAN (Sheet 2 of 3)
1)Revise the title of this plans sheet to ‘TESC and Demo Plan’.
2)Add notes to the plans for the removal of the south driveway approach to be replaced with
curb/gutter or to match existing.
3)Show stockpile location and indicate requirements to keep it covered.
DETAILS (Sheet 3 of 3)
No comments.
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