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9605 NE 24th Street Clyde Hill, Washington 98004 425-453-7800 Fax: 425-462-1936 www.clydehill.


Storm Water Drainage Guidelines

January 2008

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

Page 3 Page 4-5

Page 6-7

Page 7

Page 8-9

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Historical Information: Past Problems & Current Need to Manage Drainage

Clyde Hill is responsible for maintaining a storm drainage system that benefits the entire community. There are currently 16 miles of storm drain lines within the City that collect and direct runoff from the streets and homes. All of the Citys storm water ends up in Lake Washington. Most of the storm water in our community is directed out of Clyde Hill into two detention/retention ponds located on the Overlake Golf and Country Club. These ponds are utilized through an agreement with the Country Club to store runoff before the water enters Fairweather Creek and eventually Lake Washington. During the early years of Clyde Hills development, the Citys drainage facilities were designed and constructed to handle only the water collected from the public streets. These systems, still in the ground today, were designed to handle only a 10-year storm event. Because there was still plenty of room in the community, flooding from a neighbor was not a major concern. However, as Clyde Hill developed, so did its corresponding storm water related problems. In the 1970s the City was about 90% developed and began to receive many complaints from residents describing how neighbors were discharging water onto their property. Most of the homes built in the 1950s, 60s and 70s were not required to discharge storm water into the Citys system, used splash blocks for downspout drainage and also allowed storm water to sheet onto adjoining properties. Some of the Citys first drainage requirements were developed at this time to address this condition. As the City continued to mature in the mid to late 1980s Clyde Hill experienced flooding problems on the streets, in the homes and as underground springs throughout the City. City Hall would receive numerous calls from residents very concerned about storm water problems. In many cases property damage was occurring. To address problems in its biggest drainage basin, the City in 1989 redesigned and enlarged the storm drains on 84th Ave., including a connection to the detention ponds on the Overlake Golf Course. Those improvements helped alleviate the flooding problems experienced along most of the lower areas in Clyde Hill. Along with these improvements an accompanying analysis determined that the enlarged system would continue to manage the flooding only if an increase in the flow rates throughout the entire system could be controlled. With this understanding the City Council established the drainage and detention requirements that are now enforced today. Overview of Drainage Requirements Clyde Hill requires on-site detention facilities on new and significantly remodeled construction projects. This is necessary for two reasons. First, the City storm drain system was originally designed only to handle run-off from City streets during a 10-year storm event and not the type of development or redevelopment experienced in the community. Second, the Citys system cannot be expanded to handle new development in Clyde Hill. The presence of utility lines, such as sewer, gas, and water means that meaningful detention facilities within the street rights-of-way cannot be constructed. Laws regulating storm drain systems in Washington make it clear that a system cannot negatively impact the property onto which it drains (in the majority of circumstances the golf course). An uncontrolled increase in the flow of the Citys system on downstream detention facilities would constitute a negative impact. To manage storm water issues in concert with development a long-term goal of the City is to have all homes connected to the Citys system at a 10-yr. storm release rate. On-site detention is necessary to meeting this goal because it effectively controls the amount of water released into the City system. With an increased amount of impervious surfaces due to new construction projects, and therefore increased water runoff, the City system would not be able to handle drainage for all homes in Clyde Hill without those developing addressing their individual drainage issues.
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The City of Clyde Hills drainage requirements are described in the following sections of the Clyde Hill Municipal Code: 17.08.170 Drainage.

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.
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A Drainage Control Plan is a plan for collecting, controlling, transporting and disposing of storm water falling upon, entering, flowing within and exiting the property under development. The peak discharge from the subject property shall not be increased due to the proposed development. Collected storm water shall be discharged into City owned and maintained drainage facilities, or to other existing natural drainage systems or ditches when approved by the City. A Drainage Control Plan is required for all new construction, additions, storage sheds, new or reconstructed patios, sidewalks, game courts, driveways, and any other impervious surfaces. A. Drainage Control Plan Submittal Requirements The Drainage Control Plan shall include 2 sets of the following: 1. A separate site plan, showing the location of all structures, driveways, sidewalks, patios and any other impervious surface relating to the development. The plans shall also show the existing and proposed final grade contours. 2. Calculations of the impervious area from each of the above. (For drainage purposes, in calculating the impervious surface area, the water surface of swimming pools shall not be included, unless the public works director determines that such pool contributes to water runoff.) 3. The proposed elevation for the lower floor, including the garage floor slab, and new or reconstructed driveways, patios, sidewalks or other new impervious surfaces. 4. All drainage plans shall show the location, size and length of all drainage pipes within the collection system, and the pipe invert elevation (the elevation at the bottom of the pipe) at catch basins and at any other point critical to the design and construction. All drainage pipes shall have a minimum onepercent (1%) slope, unless otherwise noted below. B. Drainage System Requirements 1. When existing impervious surfaces (such as a driveway or patio) are being reconstructed, all storm water must be collected. If the property's drainage system is already connected to the City's drainage system, the drainage facilities for the newly reconstructed surfaces must be connected to that system, or connected directly to the City's system, if more convenient. If the property's drainage system is not currently connected to the City's drainage system, the drainage facilities for the newly reconstructed surfaces must be connected to the City's system. If the area of the impervious surface remains the same, or if the net increase of impervious surface is less than 750 square feet, installation of a detention facility is not required. 2. If the net increase in impervious area is less than 750 square feet, but includes a driveway or parking area, while a detention facility is not required, the system must contain an oil/water separator. (See Figure 1, Oil/Water Separator on page 10.) 3. If building a new residence, or if the proposed improvements contain 750 square feet or more of additional new impervious surface, or if the valuation of all remodeling done within a 12-month period exceeds the Valuation Threshold for Legal Non-Conforming Structures (See Attachment 1 on
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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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1. A storm drain detention system is a drainage system wherein storm water runoff from roof downspouts, foundation, driveway and patio drains and other impervious surfaces is collected and stored in a large pipe and then released gradually through a small hole (orifice), or is pumped to an approved point of discharge, generally the closest City catch basin. 2. If the amount of impervious surface ranges between 750 and 6,000 square feet, Table 1, on page 11, may be used to determine the required amount of detention or storage volume. (See Storage Requirement instructions on Page 7.) 3. If the amount of the impervious surface is in excess of 6,000 square feet, the plans and calculations relating to the design of the detention facilities shall be prepared by a Civil Engineer, licensed in the State of Washington. The detention facilities shall be designed in accordance with the Citys document entitled City of Clyde Hill Storm Water Detention Calculations. If need be, copies of this document can be provided. In designing the detention facilities, the storage volume shall be calculated for a 25-year storm, utilizing an orifice with head discharge outlet. The allowable discharge rate, and thus the sizing of the orifice, shall be determined by calculating the existing conditions flow rate based upon a 10-year storm. If (1) an existing house or structure is demolished and a new structure built, (2) an existing house is Substantially Remodeled, or (3) the owner, in conjunction with a remodel or addition, decides to combine all of the propertys drainage into one system, a detention system shall be designed for the entire site, and the property shall be assumed to be an undeveloped site. The applicants engineer shall consult with the City Engineer for determination of the appropriate runoff coefficients. Detention storage pipes shall be installed at 0.5 percent (0.5%) slope as shown on the Storage Facility Plan and Profile, Figure 2 on Page 12. Details for the Flow Control Manhole (Figure 3) required with each system are shown on Page 13. If the topography of the property is such that it is not possible to discharge from the flow control manhole with a gravity system, then the orifice structure shall be replaced with a discharge pump. Once again, the discharge line shall be connected to the Citys system. The size of the detention storage pipe, and the allowable release rate, shall be calculated the same as for an orifice outlet system. To meet the allowable discharge rate, the pump may have to be throttled by use of a valve in the discharge line. The pump shall be placed at least one foot up from the floor of the manhole to allow for the accumulation of silt without blocking the pump intake. When a pump system is required, the drainage facilities shall also include an Emergency Overflow Trench. See Figure 4 on Page 14 . A 4 or 6 discharge line shall be installed from the flow control manhole to the discharge trench. The pipe within the trench must be perforated. The invert elevation of the discharge line at the manhole shall be equal to or higher that the top of the storage pipe at the high end. The top of the emergency overflow trench must be lower than the invert elevation of the discharge pipe at the manhole. The trench shall be at least 20 feet long and shall be located at least 10 feet from any adjacent property. The top of the trench shall run parallel to the finished grade contours and the 2 x 12 installed horizontally level.

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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.


The owner of the property on which the drainage control facility is located shall be responsible for maintaining the facility in good working condition, including the removal of any sand, silt or other debris that may accumulate in the drainage system catch basins and flow control manhole. Depending upon the amount of soil that is permitted to wash into the drainage system, cleaning could be required every 3 to 5 years. The City may make periodic maintenance inspections. If such inspections reveal that maintenance requirements have not been met or that the condition of the drainage control facility is likely to pose hazards or dangers, a deficiency notice will be issued. Such notice will specify the nature of the maintenance deficiency and a date of compliance. If corrections are not made by the date specified, the City may have the necessary work performed, and bill the cost of correcting the deficiency to the property owner.

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(Attachment 1)

Legal Nonconforming Structures

2008 Substantial Remodel Threshold: $360,400
Many of the homes in Clyde Hill were built or remodeled under Building or Zoning Codes that have changed and are different than the Codes that are in effect today. These are referred to as legal nonconforming homes. If you have a legal nonconforming home here are some things you should know. All Municipal Codes include a section pertaining to nonconforming structures and have guidelines to bring these structures back into compliance with current building and zoning regulations. As Cities change over time, so do their land use visions and associated land use regulations. In some cases, communities provide property owners a specific amount of time to bring their property into compliance. In Clyde Hill, nonconforming structures must be brought into compliance only when a substantial amount of redevelopment is taking place on a property or when the structure is declared dangerous or has been substantially damaged.
After considerable thought and discussion in 2004 by the Planning Commission and the City Council, it was determined that a specific value threshold would constitute a substantial remodeling project and would trigger the need to comply with the communitys land use regulations. This value is revised each year based on the percentage of change in the R S Means Building Construction Cost Index for the Seattle area.

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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(Figure 1) (Mandatory for all new or re-built driveways when a storm water detention system is not required)

Fra me & Grate Grade

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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(Table 1)

Total Impervious Area (Square Feet)

Storage Volume Required (Cubic Feet)

Orifice Diameter (Inches)

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

19 37 55 74 92 110 129 147 165 184 202 220

9/16 5/8 11/16

13/16 7/8 7/8 15/16

36 47 71 94 118 141 165 188 212 235 259 283

23 30 45 60 75 90 104 119 134 149 164 179

16 21 31 42 52 62 73 83 93 104 114 125

9 12 18 24 29 35 41 47 53 59 64 70

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(Figure 2)
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Flow Control Manhole

(Figure 3)


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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Emergency Overflow Trench

(Figure 4)


2' MIN

20% MAX

12" MIN 36" CLEAN (<=5% FINES) 3/4" - 1.5" W ASHED R



6" MIN



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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