bld20130931_Dedon-1.pdf
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:
# BLD20130931 September 30, 2013
nd
Project Name/Address:
Dedonker New Single Family Residence 411 2 Ave N
Contact Person/Address/Fax:
Mike @ BDZ Construction mikebdz@gmail.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.edmondswa.gov by choosing the Government tab and
Public Works| Engineering under Departments:
General Plan:
1. For clarity, the City of Edmonds requires 3 drawings for review; a plot plan (site plan), a
grading/tesc plan (demo info can be included on this plan) and a stormwater/utility plan.
Please review the requirements for each plan in the handout B#73 New Single Family
Residence, 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, though
specific information necessary may vary per project.
Plan 1: Site Plan:
1. The site plan needs to show the location of all the proposed utilities and stormwater system
from the property line to the house but does not need to include the details (length, size, etc.).
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. Call out proposed driveway material on plan.
5. Driveway approach shall meet current accessibility requirements. Please see City of Edmonds
Standard Detail E2.26 Driveway detail to plans and note reference to detail on site plan.
6. Call out dimensions of driveway, sidewalks, and patio.
7. Please add impervious surface calculations to this plan. See more information regarding
calculating impervious surface under the drainage corrections.
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Plan 2: Stormwater/Utility Plan:
Stormwater: Please see the example plan provided.
1. Please provide a completed Site Classification Worksheet. You can find this worksheet in
Engineering handout E72 Stormwater Management. All of the impervious surface on your
site will be considered new.
2. Please note the definition of impervious surface and revise the calculations submitted on
the site plan:
Impervious Surface: Hard surface area that either prevents or retards the entry of water into the ground as it would occur
in natural, undeveloped conditions. Impervious surfaces include, but are not limited to, rooftops, driveways, walkways,
concrete, asphalt, and packed earthen materials. Decks will be considered impervious if one or more of the following
apply:
Deck is made of solid material that does not allow rain water to run through it
·
Deck has slots where rainwater can run through but the ground under the deck does not allow the rainwater to
·
infiltrate into the ground.
3. 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.
4. Note size and material of all pipe. Water, sewer, storm..all pipe. Each run of pipe.
5. Where will the runoff be collected from the house be connected to the drywell system?
6. How will the driveway and patio runoff be collected and conveyed to the detention system?
Show on plan complete with rim and invert elevations.
7. Footing drains can not be connected to the outfall catch basin of the detention system.
Please show connected to system after that structure on plan with invert elevation.
8. In the garage area it is noted that the tightline and downspout are 4 yet there is also a note
that states 6 tightline pipe to CB. Please clarify.
9. The pipe that conveys stormwater from the detention system to the city basin is called out
as 12. The outfall pipe from that catch basin is 8. Please provide information why a 12
pipe is necessary for this connection. If the 12 can not be avoided from the outfall of the
detention catch basin please provide the following;
a. A catch basin installed on the private side of the property line and an 8 or smaller
pipe connecting the private catch basin to the existing catch basin in the right of
way.
b. A downstream analysis showing that the current city system is adequate to take
runoff from a 12 line.
10. Please provide a detail of the detention system providing all invert and rim elevations, pipe
sizes and control structure. Please note that if the total impervious surface of the project is
5000 sf or over, the system must be designed by a licensed engineer.
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Utilities:
Show all utilities (e.g. water, sewer, gas etc.) from the point of connection to public utilities in
the right of way 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.
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. 10 ft separation between water line and sewer line required.
6. Note depth of sewer line and water line where they cross. Water line shall be installed over
the sewer line. A 20 pvc sleeve shall be placed on water line centering at the crossing of
the two pipes. Please call out on plans.
Plan 3: Grading/TESC Plan:
Erosion Control:
1. A temporary construction entrance is called out on the plans, it is an option to use the
existing driveway on the site for this purpose.
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. 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.
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Grading:
1. Add bottom of footing (bof) elevation (not the final floor) or if applicable, the slab elevation
for structure and garage.
2. Show existing and proposed grade contours.
3. Show proposed home foundation outline on plan.
4. Please note grading quantity that will be cut and quantity that will be fill with this project.
5. Show areas of sidewalk, driveway, and curb/gutter that will be removed to install
improvements.
6. If the new driveway approach will be in a different location from the existing driveway, the
existing curb cut will need to be removed. Please add note to plans if this applies.
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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