05-0096 civil reveiw no. 1 102105
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
October 21, 2005
Landscapes Northwest Inc
John Lubbesmeyer
1151 112th St East
Tacoma, WA 98445
RE: Civil Engineering Review No. 1
Autumn Hill Div. 2
City of Yelm Project No. CIV-04-0036-YL
Dear Mr. Lubbesmeyer:
I have reviewed the plans submitted and dated 09/26/2005. The following are comments from the above referenced plans and need to be addressed on the future submittal. I have organized
these comments by general category.
Site Plan:
Please show the dimensions for all lot lines, construction centerlines, roadway centerlines and right of ways for all proposed and existing roadways.
Show survey vertical and horizontal datum, benchmark and basis of bearings on all sheets that have elevations referenced.
The site plan needs to be presented to the postmaster for approval of the location. Have the postmaster sign the site plan with the approved locations shown.
Storm Drainage and Grading Plan:
The catchbasin offsets need to be verified or add a note to the plans stating where the offset is measuring to and from.
Show Mountain View frontage in plan and profile.
The frontage storm water runoff needs to be collected and routed to the stormwater system. Some catch basins may need to be added to the frontage to control runoff.
Show test pits on the storm drainage plan. It appears that there are no test pits located in the storm water facility.
The mailbox located at approx 10+90 should be moved to 11+75 to allow vehicles to clear the intersection before stopping.
Show contours on the construction documents if the site is expected to be mass graded. Or show only the contours for the roadway installation and it will be the builder’s responsibility
to submit a grading permit for each lot with building permit.
Drainage Report:
Are there any wells or septic within 200 feet of the site?
Please use Stormshed or Waterworks to model the stormwater calculations. Your calculations appear correct however it is required to be computer modeled as a check. The most restrictive
volume will be utilized.
Water Plan:
An irrigation meter will be required for the frontage of Mountain View and the open space area. Given the distance it appears to need 2 irrigation meters.
The irrigation meter(s) will be required to have a Double Check Valve also behind the meter(s).
Please submit fire hydrant flows and calculations showing these hydrants will provide the required fire flow.
Show all air-vac or blow offs at high points and ends of the water line.
Please show the roadway restoration at the connection location.
The run of pipe between the water main and the hydrants shall be Ductile Iron not PVC.
Sewer Plan:
Please show the roadway restoration at the connection location.
Move single taps to locations that would avoid conflicts with the driveways.
Landscape Plan:
The planter strips and open space needs to have a method of watering the street trees and landscaping shown on the plans. This may be within 75 feet of a hose bib, sprinkler system,
drip irrigation system etc.
Show locations of existing fences and proposed new 6ft. cedar fences.
Street trees should be located at 35’ on center. If they can not be located at this spacing, it is still required that 1 tree per a lot is required. The remaining trees may be able
to be located in other areas of the right of way.
The plans need to show open space improvements and irrigation of the open space.
Misc. Information:
The street light locations need to shown on the construction documents. PSE will get the locations from your plans. The street light in front of lot 7 should be moved to the south
out of the driveway.
Please revise and resubmit the construction documents with a letter addressing how each comment has been addressed. If you have any questions or comments, please call me at (360) 458-8438
and I will be happy to further assist you.
Respectfully
City of Yelm Community Development
Jim Gibson PE
Development Review Engineer
Cc: 2M Enterprises, Karl Lundberg