bld20140317_Saunders-1.docx
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:
# BLD20140317 May 21, 2014
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Project Name/Address:
Saunders New Single Family Residence 15911 74 Pl W
Contact Person/Address/Fax:
Leroy Saunders perpetualbalance@msn.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 Permit Assistance from the
options listed on the right side of the screen.
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
General Comments:
1. Please add a cover sheet to the civil plans. This will assist in showing the entire property
on the plan sheets. Please include the following on the cover page;
a. General notes
b. TESC notes
c. Construction sequence
d. Local Utility Purveyor information
e. Reference Geotech Report and Drainage Report
I have attached some sample language. Please review and adapt to specifically meet the
needs of this project.
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2. Please show the full width of right of way (74 Pl) on the plans. It is unclear whether part of
the driveway and retaining wall are located on adjacent private property.
3. Please add standard details consistent with City of Edmonds standards for all
improvements to the right of way (ie curbing, asphalt paving, wall). See comment #5 under
site plan.
4. Site plan, Civils and Landscape plan are not consistent. Please revise as necessary.
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Site Plan:
1. The site plan does not clearly show or identify the width of the right of way. Please revise
plans to show the right of way west of the property.
2. Please note the location of the nearest fire hydrant on plan and note the distance between the
property line and the hydrant.
3. Catch basin and swale at south east corner of house is shown at a different location than on
the civils. Please provide consistent plans.
4. Label catch basin at southwest area of driveway.
5. Extruded curb is not permitted in the right of way. Please revise label “Extruded Curb” to note
“existing” or add standard curbing or a raised asphalt edge. This would be applicable to the
entire portion of right of way.
6. Site plan shows swale and catch basin on the east side of house in a different location than the
civils. Please provide consistent plans.
Grading/TESC Plan:
Erosion Control:
1. Show catch basin protection for existing catch basin southeast of property outside clearing
boundary since work will be performed in the area.
2. Add bottom of footing (bof) elevation or slab elevations for structure.
3. Please show filter fence along south property line or some other approved tesc method to
protect the property to the south.
Drainage/Utility Plan:
Stormwater:
1. Catch basin and swale are shown in different locations than on the Site plan and
Landscape plan. Please provide consistent drawings.
2. The runoff from the entire upper driveway is directed to one collection point. Please add an
additional catch basin structure in the upper driveway to provide two collection points for
the upper driveway area.
3. Upper wall drains as shown are connected to the detention system. Ground water can not
be connected to the detention system. Please revise plans to show the wall drainage
connecting to the storm line after the outfall of the detention system.
4. If the building division requires footing drains, please show where the footing drains will be
connected. Please note, footing drains can not be connected to the detention system and
must connect to the storm line at some point after the detention outfall.
5. Please provide a detail of the proposed swale on the civils. Could this groundwater be
captured and tightlined to reduce the possibility of standing water?
6. The swale runoff shall be collected on site prior to the connection to the public storm main.
Berm can be shifted over then so not encroaching into neighboring property.
7. How will the runoff from the new impervious driveway area located in the right of way be
mitigated?
8. Please add the impervious surface totals to the drainage plan.
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9. Under Special Notes, number 3 states armoring of the soil necessary in seep areas. Will
this be in the same area where the landscaping will take place. Will there be any conflicts
with the landscape plan? Please indicate the areas to be armored on the plan sheet.
10. If proposed slope of the any tightlines are greater than 20% anchoring is required. If
applicable, please provide a section view showing location of anchors and a detail of the
anchor.
Utilities:
Water:
1. A 10’ separation between water and sewer lines is required. Please revise plans. Show
where sleeving of water line will be necessary if 10 ft separation cannot be attained. See
Engineering Handout E86 Water and E71 Sewer for more information.
2. Call out size of water meter. A 1” meter may be necessary if fire sprinkling is required by
the Fire Marshall.
3. Call out size, material and length of water service line. If fire sprinkling required water line
on property must be 1 1/2”.
4. If proposed slope of the water service is greater than 20% it must be anchored. Current
plans show approximately 30% if following grade. If applicable, please provide a section
view showing location of anchors and a detail of the anchor.
Sewer:
1. Show 4”side 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. Call out size of existing sewer main. Please show the existing sewer structures and main
more clearly on the plans.
3. Add invert elevations at both clean outs and at connection to main.
4. If proposed slope of the sewer is greater than 20% it must be anchored. Current plans
show approximately 30% if following grade. If applicable, please provide a section view
showing location of anchors and a detail of the anchor.
5. Call out size, length and material of pipe.
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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