05-0011 Civil No 1 111805
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
November 18, 2005
Geoff Sherwin
Apex Engineering Inc
2601 South 35th St Suite 200
Tacoma, Washington 98409
RE: Mt. Shadow Subdivision - SUB-05-0011-YL
Initial Review of Civil – Site Construction Documents
Mr. Sherwin:
The City of Yelm has completed the initial review of the proposed subdivision. Your application included:
Construction Documents dated September 2, 2005
Stormwater Report
Civil Review Application
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:
Site Plan:
Relocate the street lights per the redlined mark ups. See sheet 1 of 40. Also show the sizes, colors, stationing and offsets and light wattages on the plans.
Change contact phone numbers per redline mark up.
Submit a mailbox plan signed by the Yelm postmaster.
Street name signs should be on top of the stop sign poles. Typical all intersections.
The bulb outs need to be designed per the City of Yelm detail 4-8B. See dimensions on this detail.
Erosion Control Details and Notes:
Add a preconstruction requirement after no. 4 in the construction sequence.
Remove No. 1 of the General Notes.
The construction entrance should be 25’ in width and 100’ long.
Grading and Stormwater Plan:
Add street names to the plans. Have them approved by Gary Carlson. These need to be on the final approved construction drawings.
The intersection of Canal Road and Road 1 needs to be perpendicular at the centerline.
The min vertical curve allowed is 100 feet. Revise all vertical curves to be at least this.
Raise all appropriate stormwater crossings to minimize conflicts with water and sewer. (i.e. CB. #3 to CB #4)
Remove the road 1 bulb out at the cul-de-sac.
Add an ADA ramp at the curb return of Road 1 and the cul-de-sac.
Add some spot elevations around the Road 1 cul-de-sac showing the drainage patterns.
See redlines for some additional storm drainage catch basin locations.
The storm run from CB #4 to CB #1 needs to be revised per the redline mark up. Add a catchbasin and realign the storm pipe.
All vertical curbs terminate at the curb return radius.
Remove the road 3 bulb out at the cul-de-sac.
Revise CB #30 to CB #33. The storm crossing must be straightened out when crossing water and sewer.
Call out the 4’ widening at the intersection of Canal and Wilkensen Road.
The Canal Road detail does not show the “local access residential” section. The asphalt width and planter strip is not correct.
The Wilkensen Roadway section is not correct. It should show 18’ asphalt per the hearing examiners approval and 30’ of existing right of way.
Show pond fence on the property/tract line. This 6’ chain link fence shall be vinyl coated in black or green.
The pond is required to have a 10’ flat bench between the fence and the top of slope.
Add overflow pipes between wet pond cell #2 and the infiltration pond.
Add a pond access pad in the bottom of the pond cells. See stormwater manual for configuration.
Road Details:
Remove detail 4-12
Remove all alternative sections from the details. These sections can only be allowed with the approval of the City of Yelm. It is not a blanket approval.
The pavement thickness of a neighborhood collector is 3”.
Remove detail 4-26. It is no longer approved for use. All mailboxes shall be aluminum CBU’s.
See attached City’s attached sign requirement sheet.
STEP Sewer Plans: (Review completed by Jon Yanasak)
Designer needs to read Yelm Development Guidelines before attempting this design.
End of Line Clean Outs go at the ends of lines, this is not the place to put Air release Assemblies.
Air Release Assemblies do NOT go at low spots in the pipeline.
It appears that this entire plat is to be served with 2” main lines. Please explain the need for all of the 4” Gate valves and “T”s called for at the intersections.
Several of the high points in this mainline can be eliminated by slightly adjusting hydraulic grade.
Please read our spec. and re-submit
Water Plan: (Reviewed by Edward Smith)
Blow off on road 1, required at end of road 1, sheet 24 blow off valves at end of lines for roads 1 and 2
Water meters go in planter strip
Station 15+00 to 16+00 water mains level between station
Road 1, fire hydrants are more than 660 ft apart need to be closer
Station 19+94.00 gate valve not shown on 8” main
Air release assemblies need to be placed at the high points of the water main
Station 21+50 to 22+00 water mains need to level between stations
Station 24+10 to 25+10 water mains need to be level between stations
Station 28+00 to 29+00 a blow off instead of an air release between station
Station 41+71.58 air release goes in planter strip
Station 42+00 to 43+50 water main needs to be level
Station 48+00 to 50+00 water main needs to be level
Station 185+61.74 need same size gate valves at end of line
Station 193+78 air release not a blow off
Station 203+50 to 204+50 water main needs to be level
Air releases assemblies must exit above grade, and out the side of the box
Wells on site need to be abandoned per Department of health regulations a copy of the decommission report to the City of Yelm.
Irrigation for planter strips are required to have a double check vale assembly and be tested by an independent backflow tester with the test reports sent to the City of Yelm Water department
for review.
Stormwater Report:
Add the geotech maps to the stormwater report. The test pit maps were not readable.
Add storm basin maps to the report.
Add wet pond calculations and volumes to the report.
How was the fuel tank information verified? List this in the report.
Show all wells to be decommissioned on the plans.
The report shows 14.29 Ac being routed to the pond. Where is the remaining 6 acres going to be discharging too.
The storm report shows infiltration pond bottom at 317.50 and the plans show
318.00 which is correct?
Landscape and Irrigation Plan:
Not included in the plan set.
Conditions of Approval:
Add the conditions of approval to the cover sheet of the plan set. Also verify that this project has met all of the conditions of approval.
Please review and revise the plans to address the above referenced comments. When the project is resubmitted you will need to submit 4 sets of plans, 2 stormwater reports. The project
engineer should include a written response with the resubmittal, indicating how all the review comments above have been addressed or responded to. This will significantly expedite our
review of the project. 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 P.E.
Development Review Engineer
Bob Benum, email
Neil Fallon, email
enc. Redline Plans
City of Yelm Sign Requirements