BLD20151602_RDJ_Group-Abbott_ENG1.pdf
City of EdmondsBLD20151602
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
PermitApplication:Date:
#BLD20151602July 13, 2016
th
Project Name/Address:
RDJ Group –Abbott –16404 75Pl W
Contact Person/Address, Fax or E-mail:
ronarchps@outlook.com;achnw@comcast.net
Reviewer: JENNIFERLAMBERTDivision:
ENGINEERING
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts referred to in these comments can be accessed at
our website: www.edmondswa.govunder City Government / Development Services Department /
Engineering Division then scroll down to Handouts:
SITE PLAN (A2)
1)As changes are made to other plan sheets, please revise this sheet as needed.
2)The note regarding the rockery is not consistent with the note on C2. Please revise the plans accordingly.
3)The roof line and deck are not consistent with the Civil plans sheets. Please revise accordingly.
4)The location of the sewermain within the easement differs than what is shown on the civils. Please
revise the plans to be consistent.
5)Remove the utilitiesand any associated notesfrom the Site Plan (water, sewer, storm, power, phone,
etc.)since they will be shown on the Civil Plan sheets.However, the Siteplansneeds to show the City
sewermain and easement.
6)The maximum driveway slope is 14% per Edmonds Community Development Code, 18.80.060. Please
revise the plans accordingly.
7)All new utilities must go underground. Please revise the plans to show the utilities going straight into
the property and anglingas needed once on private property.
DATE E-MAILED7/13/2016PAGE (1)
City of EdmondsBLD20151602
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
CSWPPPLAN(C1, Sheet 1 of 2)
1)The title of the plan sheet has a layer under the title. Please revise the plans accordingly.
2)The roof line and deck are not consistent with the Site Plan. Please revise accordingly.
3)Clearly show the sewer easement. It becomes hard to distinguish between the topographic lines and the
easement line.
4)Please relocate the leader information for the sewer easement, such that it is easier to read.
5)The location of the sewermain within the easement differs than what is shown on the Site Plan. Please
revise the plans to be consistent.
6)Please provide a construction easement that allows for the over excavationand silt fence to be located on
the adjacent property to the north of the subject site or show all erosion control and excavation occurring
only on the subject site.
7)Please reference the City Standard Details:
a.Filter fabric fence to be installed per City’s standard detail E1.1.
b.Construction entrance to be installed per City’s standard detail E1.2.
c.Filter socks will be installed per City’s standard detail E1.3.
8)Please show the location of anystockpiles.
DRAINAGE PLAN (C2, Sheet 2 of 2)
GENERAL
1)Revise the title of this plan sheet to ‘Drainage and Utility Plan’.
2)The title of the plan sheet has a layer under the title. Please revise the plans accordingly.
3)Remove any existing features that will not remain from this plan sheet (i.e. existinghome, walkway,
etc.).
4)The roof line and deck are not consistent with the Site Plan. Please revise accordingly.
5)Please show the trees that will remain or are proposed to be installed. The placement of trees should be
considered in relationto where the utilities will be/arelocated. The decision of tree placement will be
DATE E-MAILED7/13/2016PAGE (2)
City of EdmondsBLD20151602
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
the responsibility of the property owner. If trees are placed in a location that causes damageto private or
public utilities the property owner will be responsible for any damage that occurs to the utilities the from
those trees.
6)Please show the trees on adjacent properties that are located near the area of disturbance.
7)Clearly show the sewer easement. It becomes hard to distinguish between the topographic lines and the
easement line.
8)Please relocate the leader information for the sewer easement, such that it is easier to read.
9)The location of the sewermain within the easement differs than what is shown on the Site Plan. Please
revise the plans to be consistent.
10)The maximum driveway slope is 14% per Edmonds Community Development Code, 18.80.060. Please
revise the plans accordingly.
11)Provide the top and bottom elevations for the rockery. Please refer to Edmonds Community
Development Code 18.40.020 for rockery prohibitions and revise the plans accordingly.
12)Add a note to the plans that all final restoration resulting from the installation of the utilities(i.e. water
service line, sewer, storm, etc.) is to be completed by the contractor (not the City of Edmonds).
13)Show only the proposed topographic lines on this plan sheet.
WATER
1)It appears that a fire sprinkler system is required for this property. Typically if there is an existing water
service line from the watermain to the meter the water service line/meterwill not be the appropriate size
and a new tap will be required. The applicant will be required to pay for the new tap on the main and the
new meter. This fee is $2970.00.
a.Please add a note that a 1” meter is to be installed
b.Show thewatermeter locatedin the right-of-way, such that the back of the meter is on the
property line. The water meter shall not be located within the driveway.
c.Please show a 1-1/2” line to be installed from the back of the meter to the house (as required for
a combination fire and domestic service line).
d.Please label the pipe material andnotetracer wireto be installed on the water service line.
DATE E-MAILED7/13/2016PAGE (3)
City of EdmondsBLD20151602
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
2)Show that there is a minimum of 3’ of horizontal separation between the water and the dry utilities (i.e.
power, phone, gas, cable,etc.).
SEWER
1)If the existing sewer lateral is proposed to be reused,the sewer will need to be inspected by the City’s
Public Works department to determine if it can be reused. Contact Edmonds sewer division, 425-771-
0235.
2)If the lateralcannot be reused,owner will be required to install new side sewer to City Standards. Please
also note that if manhole is not channeled per current standards the owner will be responsible for
channeling the manhole as well.
2)Show a 6” cleanout at the edge of easement; such that the cleanout is located within the City’s easement.
Please add a note that the 6” cleanout at the edge of easement will have a 12” cast iron lamphole cover
with ½” hexbolts.
3)Please show the invert elevations at the main and the house so that slope (minimum of 2%) and coverage
(minimum 2’) can be verified. If the slope of the pipe exceeds 20% the pipe will need to be anchored.
STORM
1)Impervious surface calculations
a.The impervious area calculations provided are inconsistent. The Drainage Report dated 4/5/16
states there is 8,067 sf; however the sheet C2 states there is 8,162 sf.
b.There is no replaced exempt area. Revise to show all impervious area on this site as new.
c.The impervious surface area breakdown lists 6,405 sf as the “Area proposed to be mitigated
through conventional SWM techniques.” Since no flow control BMPs are proposed for the
project and the water is piped offsite to an existing storm drain, this should be “0” or “N/A”.
d.The area of the driveway located in the City right-of-way must be included in the impervious
surface calculations. Please revise the plans and impervious surface calculations accordingly.
DATE E-MAILED7/13/2016PAGE (4)
City of EdmondsBLD20151602
TH
121 5AVENUE NORTHEDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORK DEPARTMENT
Planning • Building • Engineering
Engineering Plan Review Comments
2)Please provide a copy of the storm easement that allows you to install a private line through the north
adjacent property to connect to the City storm main line.
3)Please provide rim and invert elevations for all catch basins and all pipes.
4)There must be a minimum of 2’ of cover over the pipe when placed under drivablesurfaces. Please
revise the plans accordingly.
5)Show how the surface water runoff from the house and garage will be collected and discharged to the
stormwater system.
6)Provide detailof the nyoplast envirohood spill control device.
7)In the earth subsidence landslide hazard area, all surface water must be collected and discharge to a
storm system. Show how the runoff form the patio is to be collectedand discharged to the onsite storm
system.
8)Per the architectural, the deck is a waterproof deck. Please show how the runoff from the deck is being
collected and discharged to the onsite storm system.
9)Show the footing drainsdrain line from the house to the catch basin.
DRY UTILITIES
1)Please show all proposed dry utilities(gas, phone, cable, etc.)on the plans so that utility separation can
be verified.Minimum of 3’ horizontal separation between the dry utilities and water, sewer, stormis
required. Please note that the utilities shall enter the property perpendicular to the property lines. Once
on private property the utilitiesmay be angled as needed.
2)Add a note to the plans that all utilities shall go underground.
Please resubmit 3 copies of the revised plansand associated documents with a written response to each
item to a Permit Coordinator. Please contact me at 425-771-0220ext 1321or by e-mail at
jennifer.lambert@edmondswa.govif you have specific questions regarding these plan corrections.
DATE E-MAILED7/13/2016PAGE (5)