BLD20161719-Lanning SFR-Eng&Demo2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
May 25, 2017
DATE:
May 4, 2017
TO:Mike and Chrystal Lanning
Mlanning6@comcast.net
FROM:Mitch Boyd, Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE:Application #: BLD20171719/20
Project: Lanning-Single Family Residence/Demo
Project Address: 396Sunset Ave N
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Reviews by other divisions, such as Planning, Building, or
Fire may result in additional comments. Please submit two (2)sets of revised plans/documents
including a written response to each item below.
nd
Resubmittals can be made at the Development Services Department on the 2floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pmand on Wednesdays from 8:30am-noon.
City of Edmonds handouts, standard details, application and other forms, and development code
may be referenced on the City website: www.edmondswa.govunder Services/Permits and
Development.
ALL BOLDCOMMENTS WERE CREATED ON MAY 25, 2017
GENERAL
Submit ROW Permit Application Form
1)
SubmitROW Permit Applicationform
SubmitSide Sewer Permit Application form
2)
Submit Side Sewer Permit Applicationform
OK
3)
Include a City Engineering Division approval block on all plan sheets. Refer to sample on
City website.
OK
4)
Include construction sequence. Refer to sample on City website.
OK
5)
Include General Construction Notes. Refer to sample on City website.
The stormwater pump will require a hold harmless agreement. The agreement must be
6)
completed prior to final permitting. Please find hold harmless agreement attached to
the email.
The stormwater pump will require a hold harmless agreement. The agreement must be
completed prior to final permitting. The agreement will be provided at a later date.
TESC/DEMO PLAN
OK
1)
Please show and add a note to the plans that filter socks will be added to catch basins219
and 283 (CB 7-272 and 7-273 on COE GIS).
OK
2)
Please show existing utilities on the plan.Remove the proposed utilities from the
TESC/Demo plan (water, storm, sewer, etc.).
OK
3)
There is an existing noteon the plans that discusses a 4” sewer lateral that would be
provided by City of Edmonds should the lateral be found inadequate. Please revisethe
lateral diameterto 6”. In addition, revise the same note to read “Cut and cap existing sewer
lateral at property line”.
OK
4)
Add the following note to the plans. “The existing water service is to be disconnected at the
water meter. Install a hosebib with an AVB connection at the meter”.
OK
5)
Please show the location of the existing residence and driveways. Shade back the proposed
residence and driveway.
DRAINAGE PLAN
OK
1)
Add a note to the plans indicating where the landscape irrigation backflow assemblywill be
located (if one is proposed).
OK
2)
Add a note to the plans indicating where to find the pump detail and design information.
OK
3)
Add a note to the plans. “A 2” grind and overlay may be required on location of utility
trenches. A final restoration inspection is required to determine restoration
requirements/limits”.
OK
4)
Provide the rim elevation of the trenchgrate.
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OK
5)
Clarify if CB1 and CB2 are grate or solid lid catch basins.Add a callout to the plans.
OK
6)
In the current scenario, stormwater will overflow CB1 before stormwater discharges from
the trench grate into Sunset AveN. Please raise the rim elevation of CB1 whilekeepingit a
local low pointwithin the driveway.
OK
7)
In the current scenario, the basement and underdrain footing drains will be completely
submerged. Please lower the “pump on” elevation to at least that of the basement and
underdrain footing drain invert elevation. If the sphere pump needs to be pushed deeper,
ensure that the bottom of thespherepump tank is outside the zone of influence of the
building foundation (relocate sphere pumptankas necessary).
OK
8)
The footing drains will be located within the groundwater table per the geotechnical report.
Please provide the groundwater seepage rate and ensure the pump rate is greater than the
groundwater seepage rate.Includethe groundwater seepage rate on the plans.
OK
9)
The plans propose a spherical pump tank. Per the standard information provided within the
drainage report, the sphere pump tank has a height of 67”. On the plans, the bottom of the
tank is located at elevation 19.00 and the rim is located at 32.00. This is a system with a
height of 156”. Clarify how the sphere pump tank will connect the rim to the bottom.
Provide a detail if necessary.
OK
10)
The height of the sphere tank is 5.4’. There is a difference of 7.27 feet between the main
level footing drain invert elevation and the basement underdrainsinvert elevation.Please
revise the footing invert elevations of the sphere pump tank.
OK
11)
The plans describe two alternating PE31 pumps. The spherical pump tank detail included in
the drainage report provides the following sentence; “These tanks are furnished with
a
manhole covers and include molded-in elevated pump stand on the bottom of the tank”.
Confirm with manufacturer that the spherical tank can house two PE31 pumps.
OK
12)
Per the details provided online, the sphere pump tank should not be located within
groundwater. Per the geotechnical report, there was groundwater encountered between 7.5
feet and 20 feet. Please indicate if the sphere pump is still the desired pump tank option
despite manufacturers warning.
OK –We received the resubmittal for the buoyancy calculations. Please note that the
13)
manhole diameter will need to increase. Please see Drainage Plan Comment 23.
Per the pumping systems for stormwater conveyance policy, a “packaged” system made
from any material less dense than concrete will require an anti-flotation base. Please provide
Page 3of 5
buoyancy calculations for the spherical pump tank and include the anti-flotation base in the
plan and detail. A copy of the stormwater systems policycan be found online at the City of
Edmonds website under Engineering Codes and Design Information.Please see the attached
document. The sphere pump tank is to meet the full extent of the policy.
OK
14)
Please provide the sphere pump tank operations and maintenancemanual in the drainage
report.
OK
15)
Please provide a table showing the project grading calculations (cut/fill) on the plans.
OK
16)
Ensure a 5’ horizontal separation between storm drains and sewer lines. If a 5’ horizontal
separation cannot be achieved, provide a minimum of 18” between the invert of the storm
pipe and the crown of the sewer pipe.
OK
17)
Please clarify what utilities are in the “UB” box. Include a callout on the plans.
OK
18)
Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
Per the plan, the roof drains are currently flooded. Please connect the roof drains to
19)
the pump as indicated in the Stormwater Report.
The pump is located within the zone of influence of the proposed structures main floor
20)
footing. Please relocate the pump at a minimum 2.5feet away from the proposed
structures footing.
The WWHM report uses the incorrect rain gauge. Please see stormwater report
21)
comment 8for further information.
The drainage plan note for the proposed residence shows “2,110 residences”. Please
22)
revise.
As the proposed pump manhole exceeds 5’ of depth, the manhole needs to be increased
23)
to a Type-II 48” manhole with service ladder. Please provide a detail of the storm
pump manhole.
SEWER/WATER PLAN
OK -For projects where the side sewer slope exceeds 2%, sewer backflow preventers
1)
are generally uncommon. Please confirm that the sewer backflow preventers are
desired as they are not required by the City of Edmonds. Please add a sewer cleanout
within 2’ of the proposed structure.
Please add a note to the plans that indicates the sewer backflow preventer to be doubled as a
sewer cleanoutby including a removable flapper.Otherwise, includea separate cleanout
within 2’ of the structure.
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OK–Please provide a detail for the pipe anchor. Please include specifications
2)
regarding the type of block and anchor rod.The pipe anchor needs to be designed by a
professional civil engineer.
Provide invert elevations at thecleanout at the property line so that a minimum 2% slope
and minimum 2’ pipe coveragecan be verified. If the slope of the pipe exceeds 20% the
pipe will need to be anchored.
OK
3)
If the existing sewer lateral is proposedto be reused, the City’s Public Works Department
will need to TV the lateral to determine if it is acceptable to re-use. Add notes to the plans
to contact Edmonds Public Works Sewer Division, 425-771-0235, to schedule inspection.
STORMWATER REPORT
OK
1)
Please specify in the report that the project will adhere to the City of Edmonds 2017
stormwater code.
OK
2)
The stormwater drainage report indicates in “Section A: Project Overview” that footing
nd
drains will “be pumped across the neighbor’s property at 513 2Ave North to the east in a
5’ drainage easement to a catch basin at their easterly property line and then gravity out to
the street drainage system in 2nd Ave N”. This is no longer the storm solution, please revise.
OK
3)
In the stormwater report, there is the following sentence in Section A: Project Overview.
“Detention is not required if the downstream conditions are sufficient to handle the flow”.
There is no further discussion surrounding downstream conditions. Please elaboratewhy
detention is not required.
OK
4)
Under the Hydrologic Conditions Section B, there is a sentence that discusses the storage of
stormwater flows. Please add a note to the report that indicates that detention is not required.
OK
5)
The footing drainswill be located within the groundwater table perthe geotechnical report.
Please provide the groundwater seepage ratein thestormwater report.
There is a note that was cutoff for the proposed drainage map.
6)
Please include the total proposed impervious areain the overview section of the report.
7)
The geotechnical report within the stormwater report is indicated as a draft. Please
8)
provide the final geotechnical report.
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