bld20120738_Onslow-1.doc
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check : Date:
# BLD20120738 October 8, 2012
Project Name/Address:
Onslow SFR 17528 Talbot Rd
Contact Person/Address/Fax:
Regan McClellan 206-999-2063 regan@mccarch.com
Reviewer: JoAnne ZulaufDivision:Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts and Standard Details referred to in these
comments can be accessed at our website: www.ci.edmonds.wa.us by clicking City Government / City
Department / Public Works / Engineering Division:
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
The submitted Storm Water Plan needs to be revised prior to any further review. Engineering will be
unable to review the entire set of civils until the revisions and information requested below are
received:
1. On the classification sheet, the existing house square footage is categorized as “replaced,
unregulated” impervious surface. The definition of impervious surface relates to
replacement of driveways, sidewalks and similar structures. In the handout in the
definitions;
Replaced Impervious Surface
:
All impervious surface area on the project site existing at the time of application that is proposed to be
1
removed and re-established in the same footprint. This does not include impervious surface removed for the
sole purpose of installing utilities or performing maintenance.
“Exempt Replaced” - Some of the replaced impervious surface may be “Exempt” if it meets the
following condition:
On single-family residential parcels only: the replacement of a driveway, walkway, or similar surface in
the same footprint in which it was originally installed prior to July 7, 1977 or prior to the date the parcel was
annexed into the City from Snohomish County.
DATE FAXED/E-MAILED 7/2/2017
“Regulated Replaced” - All other replaced impervious surfaces on any parcel that do not qualify as
“Exempt” are considered “Regulated.”
1
Removed refers to the removal of building down to bare soil or subgrade. Roof replacement such as re-shingling, is considered to
be a maintenance activity and not considered replacing an impervious surface. For others surfaces, such as pavement, “removed”
means the removal of concrete (PCC) or asphalt (AC) slabs, driveways, sidewalks or similar surfaces down to bare soil or base
course. The pulverization in-place and replacement with a similar wearing course is considered replaced impervious surface. The
partial grinding of surfaces for overlay (not down to base soil or base course) is considered to be a maintenance activity.
Therefore, only the driveway can be consider “exempt replaced”. All other impervious surface is
considered new regulated sf and includes the entire new structure. Please adjust the calculation box
to reflect the appropriate amount of regulated impervious surface to be mitigated.
2. There is quite a large discrepancy between the impervious surface calculations for the
house between the site plan, 4438, and the storm water report, 4200. Also the lot
coverage calculations, 4438, are listed as the same as impervious on the site plan. Lot
coverage calculations and impervious surface calculations for the same area should never
be equal. Impervious surface calculations must include all structure eves.. Also in the
storm water report, the impervious surface of the house is listed as 4200 but on the
drawing the house area is noted as 4,213.5. If there will be slabs or gravel below the
decks, please count them as impervious surface also. Sidewalk is impervious as well.
Please revise all calculations.
3. Permission from BNSF is required if you are to release storm water onto BNSF right of
way. Please provide documentation showing approval from BNSF.
Again, this is not a full review of the plans. As these items may significantly alter the plan, they
should be addressed before moving forward.
DATE FAXED/E-MAILED 7/2/2017