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04-0148 civil review 2 040405 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   April 4, 2005 Skillings and Connolly, Inc 5016 Lacey Blvd. Lacey, WA 98503 RE: Oak Ridge Subdivision (Willow Glenn 3) SUB-04-0148-YL Second Review of Civil – Site Construction Documents Dear Brian, The City of Yelm has completed the second review of the proposed single family subdivision. Your application included: Construction plans dated March 30, 2005 and received April 1, 2005 We have reviewed the plans for compliance with the City of Yelm Development Guidelines, the DOE Stormwater Manual and general standards of civil engineering practice. The following comments need to be addressed before the plans may be approved for construction. Our comments are summarized below: Drainage Plan: The swale/filter strip needs to be between 2.0% and 4.0% in slope. The city will not approve a 1% slope unless underdrains are provided. By placing a liner between the gallery and or native soils this will not allow storm water to pass as an underdrain is expected to perform. Although the City of Yelm did permit a number of treatment facilities with a 1.0% slope in the past, after monitoring these facilities it was our decision to not allow any swales or filter strips to be designed in this manner without under drains. The setbacks for the stormwater pond are 10’ from all property lines and tract lines. You have not met the setback requirement for the tract property line adjacent to the proposed lots. The stormwater manual requires 20’ stormwater setback from all property lines and tract lines. The city made a determination in 2000 that the city would enforce a 10’ setback requirement to allow developers a greater flexibility in fitting stormwater facilities within a development. This has not changed since the January 3, 2005 letter addressed to you. Following this letter you were still having difficulty meeting the stormwater design requirements and setbacks. The Community Development Department met and approved a 0 set back on the wetland side of the stormwater tract to assist you further. The setback area needs to be a relatively flat 10’ wide area. Water and Sewer Plan and Profile: The water valves at callout no. 1 should be shown on the Road A legs of the tee. Road A connection to the Northwest will be required to install an 8” gate valve to test against. This should be located at the connection to the existing waterline. Please revise callout #16 to eliminate the requirements for a “hot tap” here. The contractor should remove the airvac or cap and will install the 8” gate valve. The sewer line located in Road A will need to connect to the existing line located in the Prairie Creek Subdivision. Please revise the callout to use sewerline instead of waterline. Water and Sewer Details: Please remove the combination air vacuum detail from sheet 12 of 14. It is not an approved City of Yelm detail. You may use the existing City of Yelm detail 6-8 and extend the 90 degree street ell above the water cover at least 12” or request that I sent you the new approved detail. As you have noted the new detail has not been added to the website yet Frontage Improvements Plan and Profile: The stormwater pipe appears to be in conflict with the existing water line. How is the min horizontal clearance going to be met? You show the existing water main and the proposed stormwater pipe with 0.77 feet of separation. What is the separation at the locations of the catch basins? Denny just called me and notified me that the location shown on the plans is not accurate. He explained that when revised, it will show approx. 4 feet of separation. If this is correct than this comment becomes a non issue. Street Lighting: The street lighting may be left as proposed by Skillings and Connolly on Middle Road. I will meet with the developer on site and field locate the street lights before he submits his underground plans to PSE. Stormwater Report: The same comments apply that were addressed in the previous letter. You did not address them or contact Community Development to discuss them further. You have cost you client time in the review process by not addressing this as requested in the March 18, 2005 letter. Landscape Plan: See attached redlined drawing. For questions please contact Tami Merriman at 360-458-8496. I believe that this drawing is still in the will call box. Conditions of Approval: Please review the conditions of approval to verify you have met all the requirements of the hearings examiner. In an effort to assist your client in the speedy review of this project please submit either fax or PDF responses to the above comments. When the comments have been addressed satisfactorily the city will request the mylar submittal. The project engineer should include a written response with the resubmittal, indicating how all the review comments above have been addressed or responded to. If you have any additional questions or comments please do not hesitate to call or contact me at jimg@ci.yelm.wa.us. Community Development Department Respectfully, Jim Gibson Development Review Engineer cc. enc.