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Because of the Citys previous storm water problems, addressing drainage is a responsibility of those developing or re-developing property in the City of Clyde Hill.
The City, as well as many Clyde Hill residents who have developed or re-developed throughout the community, have spent considerable resources to address this important issue and count on others developing within the community to take responsibility for the storm water on their property as well. When those developing or redeveloping their property address individual drainage issues they are helping to control or eliminate storm water problems with adjoining neighbors and public properties, are preventing future problems by controlling discharges into the public system, are protecting the capacity of the existing City infrastructure and are providing help by phasing out French Drain or Infiltration systems that act as a leading cause of damage to other down-hill neighbors in the form of springs and subsurface erosion. Because of the Citys previous storm water problems, development or re-development in Clyde Hill triggers the duty for the owner to address individual drainage issues by installing on-site storm water detention systems and by hooking their private storm systems into the Citys storm drain system. ____________________________________________________________________________
Historical Information Overview of Detention Drainage Requirement Code References for Drainage Preparation & Submittal of Drainage Control Plans A. Drainage Control Plan Submittal Requirement B. Drainage System Requirements C. Administrative Procedures Storm Drain Detention Systems A. Storage Requirements B. Preparation of Drainage Control Plans Homeowner Drainage Maintenance Requirements Legal Non-Conforming Structure Thresholds (Attachment 1) Page 2
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Drainage requirements during development, improvement, use or construction within a lot, site, parcel plat or other area must comply with the provisions of Chapter 15.10. 15.10.010 Drainage.
A. During the development, improvement, use or construction within and/or upon a lot, site, parcel, plat or other area, the following shall be required: 1. All natural contours shall be maintained to the extent that natural drainage flow from or onto adjacent public or private property shall not be disrupted, blocked, increased, redirected or otherwise made detrimental to the use or maintenance of adjacent property; and 2. This restriction shall not prevent the installation and maintenance of a covered storm sewer under or across private property along a natural drainage course for the purpose of generally improving a particular property, in conformance with specifications and plans meeting the approval of the city engineer and consistent with the section entitled Preparation and Submittal of Drainage Control Plans, as it now exists or may hereafter be amended. (See page 4) B. Collected waters, including but not limited to, such waters as may be collected from roof downspout drains, surface drains, driveways, patios, yard area drains or foundation drains, shall be discharged into storm sewer facilities where connection thereto will not cause significant disruption of public streets. Installation of storm sewer facilities in the public right-of-way shall be performed in accordance with Chapter 12.08. C. Where the storm sewer facilities are not available, other means as may be approved by the city engineer shall be provided for disposal of collected waters. Collected waters shall not be permitted to discharge onto adjacent public or private property. D. A storm detention system shall be required when a net total of 750 square feet or more of additional impervious surface area is added to a lot. In calculating the impervious surface area, the surface of the water of swimming pools shall not be included, unless the public works director determines that such pool contributes to water runoff. E. When a lot is newly developed or redeveloped, or when the main structure thereon is deemed substantially damaged or destroyed or substantially remodeled as defined in CHMC 17.60.030 (see page 8 for the current substantial remodel threshold), a storm detention system shall be required to capture, store and release storm water at the rates allowed by the section entitled Preparation and Submittal of Drainage Control Plans on page 4. 15.04.010 Construction Administrative Code Adopted International Residence Code (IRC), Section 105.1 Permits Required On-site storm drainage systems included.
Any owner or authorized agent who intends to construct, enlarge, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code (IRC), or to cause any such work to be done, shall first make application to the building official and obtain the required permit. All on-site storm drainage systems, including but not limited to detention facilities, shall be encompassed within, and governed by, the building permit.
Storm Water Drainage Guidelines Jan08.doc
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page 8), then the drainage plan shall include a detention system to collect all storm drainage on the property. It must be designed as described under Storm Drain Detention Systems on Page 6. 4. If drainage for an existing structure(s) is not connected to the City's system, and the owner, whether in conjunction with a remodel, an addition, or a general desire to improve drainage conditions, decides to combine a portion or all of the property's drainage into one system, then the new facilities shall include a detention system and be sized to handle all of the impervious surfaces involved. This includes the re-direction of run off from an existing roof into the new drainage facilities. If the impervious area associated with the new system exceeds 6,000 square feet, the site shall be considered undeveloped, and the new facilities shall be designed by a Civil Engineer, licensed in the State of Washington, and said design shall be in accordance with the Citys document entitled Storm Water Detention Calculations. 5. If storm water collected from an existing or new driveway and parking area is discharged into a gravity discharge detention system, then a separate oil/water separator is not required for the driveway and parking area. C. Administrative Procedures 1. Applicant shall submit two (2) copies of the Drainage Control Plan for review and approval. These plans should be kept separate from the building permit plans because they will be reviewed here in City Hall by the Public Works Director while the Building Official, with whom we contract, reviews the building plans out of his office. 2. After the plans have been approved, one set of approved drainage plans will be returned to the applicant with the approved building permit when they are both ready to be issued. (NOTE: The applicant may also be required to obtain a Street Opening Permit if drainage work is required to be done in the Citys Right of Way. In addition, if the improvement s include a concrete driveway that is to extend into the public right of way, a Public Place Use Permit is required for that portion of the driveway located within the public right of way. ) 3. The Director of Public Works or his designee will inspect all drainage facilities to insure that the work is done according to the approved plan. The holder of the permit shall notify the City when the work is ready for inspection. If the work does not conform to the approved drainage control plans, or the site inspection reveals other conditions that require modifications or additional information, the Director shall order that portion of the work stopped. No final occupancy shall be permitted until the drainage control facility is completed, inspected and approved.
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A. Storage Requirements To determine the amount of storage required, proceed as follows: 1. Calculate the area of new impervious surface, including, but not limited to, all roof, driveway, patio and sidewalk areas. 2. Select the proper size storage pipe from Table 1 on page 11. (Or calculate the required length of pipe if the applicant desires to use a larger diameter pipe).
Enter Column A with the total impervious area to the next larger 500 square feet. Column B gives the volume of storage required. Column C gives the orifice size From Column D select the pipe diameter and length that corresponds to the calculated impervious area and which best suits the site conditions.
B. Preparation of Drainage Control Plans (2 sets Required - Keep separate from Building Plans) 1. Using the standard details contained herein as a guide, on a separate site plan show all details of the drainage control plan, including the location and size of the storage pipe, flow control structure, downspout, patio and driveway drains, etc. (See Storage Facility Plan & Profile, Figure 2 and Flow Control Manhole, Figure 3 on Pages 12 and 13.) 2. Connect all drains to the storage pipe or flow control manhole. Provide all elevations showing a minimum one percent (1%) slope (1/8 inch per foot of pipe) to insure drainage. NOTE: The storage pipe is to be installed at 0.5 percent (0.5%) slope. 3. Show all calculations of the impervious areas on the site plan.
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(Attachment 1)
Nonconforming Structure Thresholds: Homes that are legal nonconforming structures are governed by Chapter 17.60 of the Clyde Hill Municipal Code and may stay as they are without the need to meet the current requirements of Building and Zoning Codes unless: 1. They are required to be abated by the Uniform Code for the Abatement of Dangerous Buildings or other regulations adopted by the City. 2. They are substantially damaged or destroyed by fire, explosion, act of God, act of a public enemy, or other hazard, or 3. They are substantially demolished or remodeled above the substantial remodeled threshold value. A building or structure will be considered substantially demolished or remodeled when the value of any such remodeling within a 24-month period exceeds the threshold amount. Each year that amount will be increased or decreased by the percentage of change in the R S Means Building Construction Cost Index for the Seattle area.
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Exceeding Threshold Requirements: When one of the above triggering events occurs, the building or structure and land upon which the building or structure was located shall become subject to the current Building and Zoning Code regulations for that area. Therefore, when a project is triggered by one of these thresholds, the applicant has the following responsibilities: 1. Zoning & Building Code Responsibilities: The proposed work and the remaining structures on the property must be brought into agreement with the Citys Zoning Regulations contained in Title 17 of the Municipal Code. This includes bringing the existing structure(s) into agreement with the current zoning regulations such as setbacks, height restrictions, structural lot coverage, impervious surface coverage and the number of accessory structures on the property. The noncompliant structures and property are brought into agreement with the communitys vision of zoning and property usage, which maintains equity and property values throughout the community. 2. Drainage Responsibilities: A substantial redevelopment will also require the property to come into agreement with the Citys storm drainage regulations contained in Title 15 of the Municipal Code. The scope of the proposed project means that addressing drainage is an expected responsibility for a project of that magnitude. This responsibility will help to control or eliminate storm water problems with adjoining neighborhood and public properties and prevent future problems by controlling discharges into the public system thereby protecting the capacity of the existing infrastructure and help by phasing out infiltration systems that act as a leading cause of damage in the form of springs and subsurface erosion. A significant construction project triggers the responsibility and the need to address drainage by providing on-site storm water detention systems and hooking those private storm drain systems to the City system.
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Adjustment Brick
Catch Basin, Type 1 (Ins ide Dimens ion 22 x 26 ) Dis charge Pipe (4 Min )
12 Min
12 Min
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A
Total Impervious Area (Square Feet)
B
Storage Volume Required (Cubic Feet)
C
Orifice Diameter (Inches)
D
Storage Pipe Size (Inches) Storage Pipe Length (Feet) 12" Dia. Length 15" Dia. Length 18" Dia. Length 24" Dia. Length
750 1000 1500 2000 2500 3000 3500 4000 4500 5000 5500 6000
9/16 5/8 11/16
13/16 7/8 7/8 15/16
9 12 18 24 29 35 41 47 53 59 64 70
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(Figure 2)
Storm Water Drainage Guidelines Jan08.doc
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Notes:
Frame and grate shall be set directly over the ladder and offset so that the overflow pipe shall be visible at the edge of the access opening Elevations (_______) of component parts shall be provided by the Applicant The Flow Control Manhole shall be a standard Type II Catch Basin. Ladder runs shall be uniformly spaced 12 to 16 1/2 vertically All steel pipe and parts shall be galvanized The storage pipe shall generally have a minimum of 2 feet of cover
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GALVANIZED BOLTS 2"X12" PRESSURE TREATED GRADE BOARD 2% MIN 20% MAX
2' MIN
20% MAX
6" MIN
FILTER FABRIC
1. This trench shall be constructed so as to prevent point discharge and/or erosion. 2. Trenches may be placed no closer than 50 feet to another. 3. Trench and grade board must be level, aligned to follow contours of site. 4. Grade board support post spacing as required by soil conditions.
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