bld20121024_Simpson-2.pdf
City of Edmonds
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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:
# BLD20121024 December 28, 2012
Project Name/Address:
New Single Family Residence 626 Maple St.
Contact Person/Address/Fax:
Scott Simpson scotsimpson@comcast.net
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.edmondswa.gov by choosing the Government tab and
Public Works| Engineering under Departments:
I am including the plan examples again with these comments. Please review to make sure
everything is on your plans that is required.
Though the city did review your grading permit, a single family permit also has requirements
regarding original, existing and proposed grade. Please provide a complete plans as required
and shown in the plan examples.
General Plan:
1. Please provide 3 drawings for review as noted under requirements for submittal in the
Single Family Handout #B73: plot plan (site plan), grading/tesc plan and a
stormwater/utility plan. Please review the requirements for each plan in the handout in
sections 4, 5, and 6. Attached is an example of a site plan, a drainage plan, and a
temporary erosion sediment control (tesc)and grading plan for reference.
2. Attached are utility maps that I have included the information I could gather from our GIS
mapping files to assist with elevations etc. Some were not available and you will need to
field verify.
3. It is difficult to determine which lines are measurements, which are boundaries or other
structural indications. Please change so linetypes are different and change weight so all
lines are not the same darkness. Measurements of area of house, driveway, garage etc.
are required in area so some dimensional lines can be removed when areas quantities are
added. Please see example site plan.
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Plan 1: Site Plan:
1. The site plan needs to show the location of all the proposed utilities and stormwater system but
does not need to include the details (length, size, etc.). I have attached an example.
2. Call out width of sidewalk.
3. Add note to plan: An assessment of the condition of the existing curbing and sidewalk will be
determined on site by the engineering inspector. Curb or Sidewalk in poor condition or
damaged by construction activities shall require replacement.
4. Driveway shall be paved or poured. Gravel driveways are not permitted. Please revise
driveway material on plan. Show to connection to alley (not just to property line).
5. Note alley material. Please note that if the existing alley is unpaved, it will need to be paved in
accordance with Edmonds Community Development Code 18.80.60 Driveway and curb cut
requirements. C. Driveway approaches shall extend from the edge of the existing street
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(6 Ave) a distance of 20 feet or to the edge of the property line, whichever is greater.
Approaches shall be constructed of asphalt concrete pavement or an equivalent approved by
the city engineer.
6. Please review slope calculations. I dont think 53% is what was intended but I am not sure
from the information given.
7. Label curb/gutter. Difficult to determine where road begins on plan at frontage.
8. Covered Porch is shown on plan, deck is listed on square footage listing. Are these the same
thing? Revise plan to clarify.
9. Please add impervious surface calculations to this plan. See example. Just the totals of each
area are fine. The box on the drainage plan can just be added here.
10. Please remove as much unnecessary measurements from this plan as possible for clarity.
Since the plan is to scale, just noting the square footage of the areas should be sufficient.
Plan 2: Stormwater/Utility Plan:
Stormwater: Please see the example plan provided.
1. The drywell detail provided show a catch basin but none is shown on the plans. Add to
plans, note size and add pipes for connections. All structures and pipe shall be labeled
with size, type, length, material.
2. Rim and invert elevations shall be provided for all connections to verify slopes. See
example plan. This includes connections at catch basins, manholes, drywells, etc.
3. Note size and material of all pipe. Water, sewer, storm..all pipe. Each run of pipe.
4. Where will the runoff be collected from the house be connected to the drywell system?
5. How will the driveway runoff be collected and conveyed?
6. Please label the square adjacent to the east side of the driveway and the north side of the
house. If impervious, verify that the area has been added to the impervious calculations.
Show on plans how runoff from this area is collected.
7. Are footing drains required for this project? If so, please show where they will discharge.
Footing drains can not be connected to the sized drywell system used for the stormwater
runoff. Add separate drywell or other means to collect water from footing drains.
8. Do you plan to have any sidewalks or patios on the property? If so, show on plan and add
to impervious surface calculations.
Utilities:
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The ulitities are not shown on any plan. Show all utilities (e.g. water, sewer, gas etc.) from the
point of connection to public utilities to the connection at the house. All pipe must be labeled
with size, material and length. Note if any is existing.
Water:
1. Call out size of water meter and whether existing or proposed. A new meter may be
necessary if fire sprinkling is required by the Fire Marshall.
2. Call out size, material and length of water service line. Please note if re-using existing line
or installing a new line. For fire sprinkling requirements water line on property must be 1 ½
Sewer:
1. Show 4side sewer clean out at house connection and 6 clean out at property line. Clean
out at property line is required to have a 12 locking cast iron lamphole cover. Please note
on plans.
2. Add invert elevations at both clean outs and call out length of pipe to verify minimum slope
of 2% is achieved. If installing new lateral, invert elevations at connection to main shall
also be provided on plan.
3. Call out size, length, and material of pipe. Label as existing or proposed.
4. Please add both notes to plan:
a. If re-using existing side sewer (from property line to house): Property owner must
have condition verified and provide a report to the Public Works Department.
b. If re-using existing sewer lateral (from property line to City main): Condition must be
verified by Public Works Department. Contact Edmonds Sewer Division at 425-771-
0236.
5. Show full extent of Alder St showing location of all utilities and utility structures (catch
basins etc.) Show the utilities connecting from the project to the City systems.
6. 10 ft separation between water line and sewer line required.
Plan 3: Grading/TESC Plan:
Erosion Control:
1. Please show temporary construction entrance and location of stockpile(s) on plan.
2. Provide erosion control measure details consistent with City of Edmonds standard details
with your plans. Standard details can be found on the city website.
3. Show catch basin protection if needed in the right of way in front of or downstream from
site. Add detail to plan.
4. Add note to plans: All disturbed areas on and off site shall be compost amended to meet
requirements of BMP T5.13 in the Stormwater Manual, Vol V, Chapter 5.
Grading:
1. Add bottom of footing (bof) elevation or slab elevation for structure and garage.
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2. Show original, existing and proposed grade contours. Please use three line types.
3. Show proposed home foundation outline on plan.
4. Indicate area of disturbance. This includes all areas that shall have vegetation removed
(see definition in Handout E 72).
5. Please note grading quantity that will be cut and quantity that will be fill with this project.
This number includes any dirt that will be cut or filled from this point in time until the
completion of construction.
6. Show areas of sidewalk, driveway, and curb/gutter that will be removed to install
improvements.
7. If there is an existing curb cut for access to Maple St, it shall be removed. Please show on
plans with note to be removed and add sidewalk and curb construction details to plans.
These details can be found on the City of Edmonds website.
Please resubmit 3 copies of the revised plans/documents to a Development Services Coordinator. Please
contact me at 425-771-0220 if you have specific questions regarding these plan corrections.
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