BLD20170545-Thuesen SFR&ADU.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:June 6, 2017
TO:Eric Thuesen
Thuesen Custom HomesLLC
ericthuesen@frontier.com
FROM:Mitch Boyd,Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE:Application #: BLD20170545
Project: Thuesen-Single Family Residence–Lot 2
th
Project Address: 514 8Ave 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.
General
1)It has been noted that the site plan has increased in size from the original submittal to help
understand the proposed design. However, it is still difficult to understandall the
information provided in the site plan.Simply put, there is too much information on too small
of plansto be able to confidently review the project.Therefore, please provide afull-sized,
multi-sheetplan set that highlights different elements of the design on each sheet. An
example plan setcan include an overall site planwith construction information, a TESC
(temporary erosion and sediment control) plan, a drainage utility plan, awater& sewer plan,
a grading plan, and a details plan.
2)It has been noted that the project will include an Accessory Dwelling Unit (ADU).Per City
of Edmonds Code, 2 parking stalls are required per SFR and 1 parking stall is required per
ADU.Please ensure that there are 3 parking spots available on the property.
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3)Include construction sequence. Refer to sample on City website
4)Include General Construction Notes. Refer to sample on City website.
5)Please provide the most current easement information for the access and utility easement
located along the south driveway. Please include the easement width, length, and recording
number.
6)It appears that a storm system is proposed along the north side of Lot 3. Note that a separate
utility easement will be required for the proposed storm system. Please providethe
necessaryeasement documentation.
7)Show all City utilities that are adjacent to the site.
8)All utilities should be shown from the citymain line/lateral to the structure.
9)Consistent with Edmonds Community Development Code 18.80.060, driveway slopes shall
not exceed 14% slope. Please indicate this requirement on the plans.
10)Please note: additional comments not included in this reviewmay be produced after
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reviewing the next submittal
TESCPlanRequirements
1)Show filter fence on the plans and incorporate and referenceCity standard detail E1.1.
2)Show construction entranceon the plans and incorporate and referenceCity standard detail
E1.2.
3)Please show and add a note to the plans that filter socks will be added to any catch basins
downstream from the construction site.Incorporate and reference City standard detail E1.3.
4)Please provide the location of the temporary stockpile. Add a note that the stockpile is to be
covered within 24 hours
5)Please add a note to theplans that all disturbed soils will be compost amendedper BMP
T5.13.
6)Please show existing contours on the plan.
7)Add note: Install and maintain all TESC measures according to approved plans, City of
Edmonds standard details, and all other measures that may be required during construction.
Water & SewerPlan Requirements
1)As indicated by the Fire Department, 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/meter will 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.
a.Please add a note that a 1” meter is to be installed
b.Show the water meter located in 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” water service line to be installed from the back of the meter to
the house (as required for a combination fire and domestic service).
d.Please label the pipe material and note tracer wire to be installed on the water service
line.
2)Ensurethat there is a minimum of 3’ of horizontal separation between the waterserviceand
dry utilities (i.e. power, phone, gas, cable, etc.).
3)Aminimum of 10’ of horizontal separation is required between water and sewer lines.
4)A minimum of 5’ of horizontal separation is required between water and storm lines.
5)The entire sewer run shall be shown from the main line to the house.
6)Label pipe material and size. The sewer lateral (from the main to the property line/edge of
easementshall be 6”. Once on private property the sewer may reduce to 4”.
7)Show a 6” cleanout at the property line/edge of easement.Please add a note that the 6”
cleanout at the property line shallhave a 12” cast iron lamphole cover with ½” hexbolts.
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8)Show a cleanout located within 2’ of the house, at any 90° bend, when there is less than 3’
between two 45° bends, and when there is more than 100’ between cleanouts.
9)Provide invert elevations at the cleanout at the property line and at the house so that a
minimum 2% slopeand minimum 2’ pipe coveragecan be verified. If the slope of the pipe
exceeds 20% the pipe will need to be anchored.
10)Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
Storm DrainagePlanRequirements
1)Theproject is categorized as a Category 1Small Site Project as itproposes greater than
2,000 SF or impervious surface and less than 5,000 SF of impervious surface. The project is
required to meet minimum requirements 1-5.Please provide a stormwater drainage report.
2)Show where the footing drains will discharge to.
3)Please provide the proposed contours on this plan sheet.
4)Providerim and invert elevations for all pipes atcatch basins and manholes. Please note
that a minimum of 2’ of cover is required for all pipes locatedunder driveable surfaces and
1’ of cover under landscape areas.
5)Please add a note to the plans that if the rim to invert elevation exceeds 5-feet thena type II
manhole will be required.
Dry Utilities Requirements
1)Show all dry utilities and required utility separation. Please add a note that a minimum of 3’
separation is required between the dry utilities (power, gas, phone, cable, etc.) and wet
utilities (sewer, water, and storm).
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