05-0011 Civil No 2 022106
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
February 21, 2006
Geoff Sherwin
Apex Engineering Inc
2601 South 35th St Suite 200
Tacoma, Washington 98409
RE: Mt. Shadow Subdivision - SUB-05-0011-YL
Second 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 December 28, 2005
Stormwater Report dated December 28, 2005
Postmaster Approval
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:
Please add the storm contact information. City of Yelm, Jim Gibson, 360-458-8438. This addition was not added.
Grading and Stormwater Plan:
Add street names to the plans show the street names that were submitted for approval.
The intersection of Canal Road and Road 1 needs to be perpendicular at the edge of Canal Road right of way. As it is drawing the roadway in not perpendicular before reaching the intersection.
At the Wilkensen/Canal Road intersection you narrowed the roadway section and added a bulb out on Canal Road. Please remove this and go back to the design that was initially submitted.
Bulb outs do not belong on Canal Road. This roadway is being designed as a “local access residential street” for the future.
There will not be on-street parking until the Loop Road is constructed. Also show no parking signs to be installed on Canal Road. Also use 25 foot curb returns on the entrances from
Canal Road into the subdivision.
All stormwater crossings need to be raised to eliminate the vertical bends in the water and sewer lines. The single storm crossings need to be raised to 1 foot of cover, constructed
of ductile iron and the vertical bends taken out of the water and sewer. With the City’s permission we may allow 6” of vertical separation between storm and other utilities.
Call out the 4’ widening at the intersection of Canal and Wilkensen Road.
Add a roadway section for Canal Road. I was not able to find a detail with the section widths or structural section.
The Wilkensen Roadway structural section should show 30’ of existing right of way.
Road Details:
Please expand the mailbox note on the cover sheet to include: All mailboxes shall be aluminum CBU’s.
The sign details should be consistent with the City of Yelm Sign Requirements. See attachment.
STEP Sewer Plans:
Remove all pig launches from the plan. All ends of sewer mains shall have only an end of line clean out. City of Yelm detail 7-20.
Lot 18, 37 of the sewer plan shows a double service in the middle of the lot. What is the second service for?
Station +/-20+00 the sewer is shown 8 feet deep this is too deep. Show it at 5 feet deep and modify the storm or sleeve the sewer line. If a high point still exists after the redesign
an air release is required.
Remove the concrete encased areas and show a sleeve being installed.
Station +/-30+60 the sewer is shown 7 feet deep this is too deep. Show it at 5 feet deep and modify the storm or sleeve the sewer line.
Remove sewer details 7-24, 7-9, 7-10, 7-13, and 7-17. They are not required for this construction.
Water Plan:
The water line located in Canal Road should be 10” in diameter.
The water line located in Road 1 should be 10” in diameter. This line is a portion of the City’s future SR 510 Yelm Loop water main.
Station 15+00 to 16+00 remove vertical bends in water main.
Place revised City water details on the plans.
Station 21+50 to 22+00 remove vertical bends in water main.
Station 24+10 to 25+10 remove vertical bends in water main.
Station 42+00 to 43+50 remove vertical bends in water main.
Station 48+00 to 50+00 remove vertical bends in water main.
Station 203+50 to 204+50 remove vertical bends in water main.
Air releases assemblies must exit above grade, and out the side of the box. Use new City detail.
Wells on site need to be abandoned per Department of health regulations a copy of the decommission report to the City of Yelm. Show wells and note requirements
Irrigation for planter strips are required to have a double check valve assembly and be tested by an independent backflow tester with the test reports sent to the City of Yelm Water
department for review. Show the double check valve on the civil plans.
Stormwater Report:
How was the fuel tank information verified? List the method you used to verify that this site does not have any ULST’s.
Show all wells to be decommissioned on the plans. There are 3 of them. Show them and note to be decommissioned per the Department of Ecology. Also show the 4 onsite sewer tanks to
be removed.
The report shows 6 acres to be infiltrated roof areas. That would require each lot to have a roof area of approx. 3200 square feet or 40’ by 80’ foot print. The typically foot print
that is being built is 38’x40’. Please account for the remaining basin area.
Landscape and Irrigation Plan:
Reviewed separately and an additional letter will follow.
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. City of Yelm Sign Requirements
City of Yelm Water Details by email attachment