Locke - SFR - E2.pdfof Ell-'Vo CITY OF EDMONDS
PLAN REVIEW COMMENTS
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ENGINEERING DIVISION
.(425) 771-0220
City Website: www.edmondswa.gov
DATE: May 25, 2018
March 16, 2018
TO: Don Locke
Locken Designer Homes
Lockendesignerhomes@comcast.net
FROM: Mitch Boyd, Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE: Application #: BLD20180149
Project: Locke - Single Family Residence
Project Address: 23202 761h Ave W
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please submit revised plans/documents including a written
response to each item below.
Resubmittals can be made at the Development Services Department on the 2nd floor 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.gov under Services/Permits and
Development.
Comments in bold were authored on May 25, 2018
GENERAL
1) This comment has not been met.
Submit ROW Permit Application form
2) This comment has not been met.
Submit Side Sewer Permit Application form
3) OK
Include a City Engineering Division approval block on all plan sheets. Refer to sample on
City website.
4) OK
Include construction sequence. Refer to sample on City website.
5) OK
Include General Construction Notes. Refer to sample on City website.
6) Per the comment response letter, the stormwater covenant was provided in the recent
submittal. No covenant was found in the file. Please submit a completed stormwater
covenant.
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. Ensure the stormwater
covenant meets Snohomish County Record Drawing requirements. 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.
7) Your comment response is correct. The easement is not located on the property per the
title report. An update to our easement map is pending.
Show all City easements. There is an existing 15' sewer easement, easement # 1722878, on
the east property line.
8) OK
Add a note to the plans stating existing failing, damaged or non-ADA compliant frontage
improvements shall be removed and replaced as determined by the City Engineering
Inspector.
9) OK
Utility patches shall be combined and full width or half width overlay will be required
depending on the extent 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.
SWPPP — SHEET 2
10) OK
The property is located on a local high point per Edmonds GIS, the existing contours
provided on the plan set, and LIDAR. Please provide filter fencing around the entire
perimeter of the project. Incorporate and reference City of Edmonds standard detail E1.1.
11) OK
Incorporate and reference City of Edmonds standard detail E1.2 for construction entrances.
Maintain the existing paved drive for as long as possible and install the E1.2 construction
entrance as needed.
12) OK
Incorporate and reference City of Edmonds standard detail E1.3 for inlet protection.
13) Please show the extents of the orange protective fencing.
Orange protective barrier fencing shall be placed at the drip line of trees to remain and
around areas proposed for low impact development techniques, such as infiltration systems,
to protect the area from compaction.
14) OK
Add a note that the stockpile is to be covered within 24 hours.
15) OK
Please add a note to the plans that all disturbed soils will be compost amended per BMP
T5.13.
16) Please replace all City of Edmonds standard details with our newly released standard
details. Standard details ER-900-ER902 are applicable. ER-903 may be included as
well.
DRAINAGE PLAN — SHEET 2
17) OK
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Show all City utilities that are adjacent to the site. Currently, the existing water main and
water service lines are not shown.
18) OK
All utilities should be shown from the city main line/lateral to the structure. Please show the
entire water service line.
19) OK
There are two existing water meters on the plans. Please label which water meter is to be
reused for service to the proposed residence and which is to be removed.
20) OK
Show that there is a minimum of 3' of horizontal separation between the water service and
dry utilities (i.e. power, phone, gas, cable, etc.).
21) OK
A minimum of 10' of horizontal separation is required between water and sewer lines.
22) The proposed water service line is located within 5' of the proposed infiltration trench.
Please relocate the service line.
A minimum of 5' of horizontal separation is required between water and storm lines.
23) OK
Add a note to the plans indicating where the landscape irrigation backflow assembly will be
located (if one is proposed).
24) OK
Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
25) OK
The entire proposed sewer run shall be shown from the main line to the house.
26) OK
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".
27) OK
Show a 6" cleanout at the property line. Please add a note that the 6" cleanout at the
property line shall have a 12" cast iron lamphole cover with hexbolts.
28) OK
Show a cleanout located within 2' of the house, at any 90' bend, and when there is less than
3' between two 45' bends.
29) OK
Provide invert elevations at the main, the cleanout at the property line and at the house so
that a minimum 2% slope and minimum 2' pipe coverage can be verified. If the slope of the
pipe exceeds 20% the pipe will need to be anchored.
30) OK
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 is closest to the property line. If the
existing side sewer is not proposed for re -use then the sewer shall be cut and capped at the
property line. Please revise the plans accordingly.
31) OK
Please add a note that the existing side sewer will need to be TV'd by the contractor and
video must be submitted to the City for review and approval to re -use.
32) OK
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If the existing sewer lateral is proposed to be reused, the City's Public Works Department
will need to TV the lateral to determine if it is acceptable to re -use. Add notes to the plans
to contact Edmonds Public Works Sewer Division, 425-771-0235, to schedule inspection.
33) OK
Show all dry utilities and required utility separation. Please add a note that a minimum of 3
feet separation is required between the dry utilities (power, gas, phone, cable, etc.) and wet
utilities (sewer, water, and storm). Dry utilities must be 5 feet from any City main lines.
34) The footing drains are to discharge to a proposed drywell. Please provide a drywell
detail.
Per the architectural plan, footing drains are to be installed. Please provide the footing drain
invert elevation and show where the footing drains will discharge to.
35) OK
Provide invert elevations for all pipes at catch basins and manholes. Please note that a
minimum of 2' of cover is required for all pipes located under driveable surfaces and 1' of
cover under landscape areas.
36) OK -See comment #7
The infiltration systems are currently proposed to be installed within the sewer easement.
Please relocate the infiltration systems.
37) Per the spot elevations, there is a low point on the east side of the driveway at the 367.7
spot elevation. Please revise the grading or install a drainage system to prevent
ponding should the pervious pavement fail.
Please provide spot elevations at the corners of the proposed driveway.
38) Please see stormwater comment from Zack Richardson.
Proposed contours near the south wall of the proposed residence encourage stormwater to
build up. Will any dewatering devices be installed to prevent damage to the proposed
residence?
STORMWATER ENGINEER REVIEW
Refer to attached plan review comments by City Stormwater Engineer, Zachary Richardson.
Please contact Zack directly at 425-771-0220 or by email at
zachary.richardson(aedmondswa.gov with any specific questions you may have regarding his
comments.
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STO RM WATE R REVIEW COMMENTS
City of Edmonds
Engineering Division
To: Engineering Reviewer
Date: May 18, 2018
Project Name: New SFR (Locke — 76t")
Permit Number: BLD20180149
Address: 23202 76t" Ave W
Review Type: SFR Building Permit
Submittal Date: 5/7/2018 (New drainage report not submitted)
Reviewer: Zack Richardson, PE
City of Edmonds, Stormwater Engineer
Recommendation: I recommend that BLD20180149 be withheld until the comments
below are adequately addressed.
Review Comments:
1. No further comment.
2. No further comment.
3. No further comment.
4. Drainage Report: It is unclear why the field results assessed site soils as "silty
sand" (ie. fine sands) but the sieve analysis found (and BMP sizing used)
"medium sands"; provide text to explain difference and or update sizing as
needed.
Update: Add note to drainage plan sheet: Approval of trench excavation by a
geotechnical engineer, to confirm that the trench is adequately set in the
intended infiltration layer, is required prior to placing any rock in the infiltration
trench.
5. No further comment.
6. No further comment.
7. Civil Sheet 2: Show all storm drain piping to and between the infiltration trenches,
including the yard drain or CB with sump and downturned elbow (or vertical tee).
Update: (a) Update plans as needed clarify yard drains are provided (unclear if
plan view shows cleanouts or yard drains prior to trenches); a drainage structure
with sump and elbow are required. (b) Update invert elevations as need to
ensure positive flow away from the building (currently 0% from downspout invert
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shown). (c) It appears that the two rim elevations shown for the trenches cannot
be the same value and be consistent with the contours shown; update as
needed.
8. Civil Sheet 2: Update plans to identify the overflow path from each BMP;
overflows cannot negatively affect public sidewalk.
Update: (a) Address comment below (#10) about overflow swale elevations and
impacts to adjacent parcels. (b) The driveway appears to be the low spot of the
whole site (367.7); it is unclear how this BMP will overflow without impacting the
structure.
9. Civil Sheet 2: Show footing drain outlet location and provide details as needed for
construction of outlet; typically done in separate drywell if not connected to City
storm drain.
Update: Provide detail for construction of dry well; in the detail provide
dimensions to clarify full depth vs rock depth vs cover.
10. Civil Sheet 2: It appears the grading plan will result in a steepened slope directly
south of the residence and patio which will likely result in runoff directed toward
the proposed structure; provide additional collection points for drainage, revise
slope grading, or provide written response as to why engineer believes this to
sufficient for protection of the home.
Update: (a) Provide elevations of swale, ensure swale is below finish floor of
house and/or provide adequate protection to the proposed structure. (b) Update
information (likely in downstream analysis) as need to assess impacts of re-
directed flow toward adjacent parcels.
11. No further comment.
12. Civil Sheet 2: Provide a trench top, pipe invert, and trench bottom elevation for
each trench (can be shown on detail on sheet 4 if both trenches are the same).
Update: Not addressed; elevations are provided for a rim and invert at the trench
entrance and standard dimensions are provided on detail; however the rim and
invert do not align with the dimensions shown in the detail and so the remaining
information cannot be adequately determined. Provide elevations as requested
and update detail dimensions where variable to be "XX" min."
13. Civil Sheet 3: Update plan to show fencing or other method of protecting
infiltration surfaces/BMP areas.
Update: Not addressed. (a) Note has been added but location of fence is not
shown in plan view; it remains unclear how site construction access and
protection of the future driveway surface will be accomplished at the same time.
(b) Update legend as needed to identify line type used for fencing (and add the
silt fence line type currently shown).
New Comments:
14. Plans should stand alone as fully sufficient to construct the site improvements;
include on the plan sheets the following information only incorporated by
reference currently:
a. Edmonds pervious pavement detail (referenced in driveway detail)
b. Handout #E72 Table 1 (referenced in notes about BMP T5.13)
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