BLD20170398-Jones-Engineering Review 2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
June 27, 2017
DATE:
April 17, 2017
TO:Lawrence Houston
lawrencehouston@comcast.net
FROM:Mitch Boyd, Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE:Application #: BLD20170398/BLD20170399
Project: Jones-Single Family Residence/Demo
Project Address: 20902 Hillcrest Place
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 submit two (2)sets of revised plans/documents
including a written response to each item below.
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, application and other forms, and development code
may be referenced on the City website: www.edmondswa.govunder Services/Permits and
Development.
Comments in bold were written on June 27, 2017.
GENERAL
OK –To be submitted at a later date
1)
Submit Side Sewer Permit Applicationform
OK
2)
Include a City Engineering Division approval block on all plan sheets. Refer to sample on
City website.
OK
3)
Include construction sequence. Refer to sample on City website.
OK
4)
Include General Construction Notes. Refer to sample on City website.
OK
5)
A Stormwater Covenant is required to be recorded against the property based on the
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. Please find the covenant document attached.
OK
6)
It appears that water and sewer easements are located on the site. Please show them on the
plans.
7)Please note,additional comments not included in this reviewmay be produced after
.
reviewing the next submittal
DEMO PLAN
Engineer indicated that architect will provide demo plan. Architectural plan did not
1)
meet the requirement below.
Show filter fence on the plans and incorporate and reference City of Edmonds standard
detail E1.1.
Architectural demo plan did notcompletethe comment below. Please include City of
2)
Edmonds Standard Plan E1.3on the plan
Pleaseshow the location of the compostsocks on the plan.
Architectural demo plan did not complete the comment below.
3)
Reference the City of Edmonds construction entrance standard detail E1.2.
Architectural demo plan shows the existing water meterand fire hydrant only. Please
4)
show all onsite utilities (water, sewer, power, etc.) and show all utility mains with
design information. It may be easier for the civil engineer to complete this plan.
Please show existing utilityservices that connect theutility mains and existing residence.
OK
5)
Add a note to the plans: “Existing sewer line is to be capped at theproperty line”.
OK
6)
Add a note to the plans: “Existing water line is to be capped at the property line with a hose
bib attachment with AVB”.
TESC
Please install filter fence on the west end of the property.
1)
Show filter fence on the plans and incorporate and referenceCity of Edmonds standard
detail E1.1.
Please add a noteto the plans that filter socks are to be installed in any downstream
2)
catch basin that is receiving construction stormwater.
Please show the location of the filter socks on the plan.
Page 2of 6
OK
3)
Referencethe Cityof Edmondsconstruction entrance standard detail E1.2.
Please callout orange protection fence surrounding the infiltration trench west of the
4)
driveway.
Orange protective barrierfencing shall be placed at the drip line of trees to remain and
around areas proposed for low impact development techniques,such astheinfiltration
system,to protect the area from compaction.
OK
5)
Label each tree as “to remain” or “to be removed”. It is currently unclear which trees are to
be removed.Alternatively, provide a plan legend that includes removed/remaining trees.
OK
6)
Please add a note to the plans that all disturbed soils will be compost amendedper BMP
T5.13.
WATER
OK
1)
Show existing water service line on plans.
OK
2)
Add a note to the plans indicating where the landscape irrigation backflow assembly will be
located (if one is proposed).
OK
3)
Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
OK
4)
Show all City utilities that are adjacent to the site. Per City of Edmonds GIS, it appears there
is a water main through the property to the west. Please include this in the plans.
OK
5)
The plan does not clearlyshowthe watermain that the property plans to connect to. Please
label the watermain.
6)Please add the proposed water meter size, the service line size, and add a note that
tracer wire is required to be installed along the water service line.
SEWER
OK
1)
Please show the location of the existing side sewer.
OK
2)
The location of the proposed side sewer is unclear between the site plan and the stormwater
management plan. Please label and shade back the existing side sewer and label the
proposed side sewer.
Page 3of 6
OK
3)
Label pipe material and size. The sewer lateral (from the main to the property line shall be
6”. Once on private property the sewer may reduce to 4”.
OK
4)
Show a 6” cleanout at the property line. Please add a note that the 6” cleanout at the
property line shallhave a 12” cast iron lamphole cover with ½” hexbolts.
OK
5)
Show a cleanout located within 2’ of the house.
It is imperative that sewer design information is included on the utilities plan. Please
6)
provide invert elevation at the main, the cleanout at the property line, and at the house
so that a minimum 2% slope and 2’minimum pipe coveragecan be verifies.
Provide invert elevations at the main, the cleanout at the property line and at the house so
that a minimum 2% slopeand minimum 2’ pipe coveragecan be verified. If the slope of the
pipe exceeds 20% the pipe will need to be anchored.
OK
7)
If a new sewer lateral is proposed and the connection will be core drilled, show the
connection at the sewer main per City standards and with a Romac Inserta-tee. If the sewer
connection will be cut in, please show a wye to be installed.
OK
8)
The plan does not clearlyshowthe sewermainthat the property plans to connect to. Please
label the sewermainand provide the rim and invert elevations of the upstream and
downstream catch basins.
OK
9)
Pleaseinclude the City of Edmonds standard details for sewer cleanouts and sewer laterals.
OK
10)
Please include the utility patchstandard detailE2.3in the plans.Add a note to the plans that
5/8” gravel will replace the HMA layeras the existing road is gravel.
DRY UTILITIES
OK
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.
Page 4of 6
ROCKERIES
OK
1)
Please provide the tops and toes every 10’ along the rockery.
Include City of Edmonds standard detail E8.9.
ADDITIONAL COMMENTS
1)Please increase the size of the plans. It is difficult to read and understand. Relocate
notes toa separate notes sheet if needed.
2)Remove the large “399”in the right of way from the plans.
3)Please label the driveway as asphalt. Include City of Edmonds standard detail E2.1 in
the plans. Note that a 12’driveway width is required. Please increase the driveway
width from 11’to 12’.
Page 5of 6
STORMWATER REPORT
The following comments are provided from Robert C. Edwards, PE, StormwaterEngineer. 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.
Stormwater Review
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, and 5.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.The infiltration trenches were designed using the simple method based on medium sand. The
geotechnical report states the soils are silty fine to medium sand. The geotechnical report
specifies an infiltration rate of 1-inch per hour should be used and a correction factor of
WWHM modeling using the infiltration rate, correction factor
0.50 should be applied.
and impervious area fails.
The infiltration trenches will need to be redesigned using fine
sand to use the simple method. In order to use a different infiltration trench section a
WWHM model will need to be prepared.
2.The west infiltration trench is only 6-feet from the property line and only 4-feet from the
building foundation. Additionally, this trench is only 3-feet from a retaining wall. It is likely
that water will weep from the wall and possibly undermine the wall. The minimum setback
requirements are 10-feet from property lines and 5-feet from building foundations, assuming
the building has no basement.
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments:
1.Show Element #13 BMPs on the plan sheets for the protection of low impact development
BMPs.
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 by LID
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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