Loading...
8322 Review No.1 010303January 3, 2003 Mark Leingang MC Squared Inc 1235 East 4th Ave Suite 101 Olympia, Washington 98506 RE: Civil Engineering Review No. 1 Easthaven Villa Assisted Care Facility Addition City of Yelm Project No. CUP-02-8322-YL Dear Mr. Leingang: I have reviewed the plans submitted 12/12/02 and with a dated PE stamp of 11/29/02). 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. If you have any questions I have also included a set of redlined plans to clarify these comments. Cover Sheet: Sheet C-1 Please list the actual basis of bearings on the cover sheet and each sheet that has elevations or bearings listed. The vertical datum referenced on the cover sheet does not match the elevation referenced on the Thurston County’s High Precision Network. The plans show elevation 352.16 and the County’s elevation is 352.653. Please revise or submit support documentation for your elevation. Erosion Control and Drainage Plan: Sheet C-2 Please remove the references to airport hangers and taxiways from the “Construction Sequence and Procedures”. No. 1 of the Construction Sequence should be a preconstruction meeting before any work on site is started. Test pits and infiltration tests have been performed per the storm drainage report. Add a map showing the locations of the test pits and the test pit logs to the storm drainage report. The civil plans need to show the roof leaders and tight line system connected to the infiltration galleries. Include elevations for construction of the galleries. Remove the “native gravels section” from the infiltration gallery details. Washed rock is required in the infiltration galleries. Once the native soils are disturbed the target infiltrative rates will not be attainable. The bioswale needs to slope and be free draining toward the catchbasin. Standing water within the bioswale will not allow the swale to work properly. Remove the 0.33’ rise at the catchbasin. The top of the bioswale slope must be located 5’ away from the property line. This 5’ bench area is required for drainage facility setbacks and the landscaping area. This area shall be a flat area. The infiltration galleries must be located a min of 10’ away from all property lines. Infiltration gallery No. 4 must be moved away from the STEP tank. The gallery must be located at least a distance equal to 1.5:1 slope from the bottom of the STEP tank. This will facilitate the removal of the STEP tank if required in the future. Add elevations to the infiltration galleries. How is this project meeting the stormwater requirement for the frontage improvements? Please show on the plans. Grading Plan: Sheet C-3 Show a 5’ flat bench between the top of the bioswale slope and property line. Grading construction note no. G1 is unclear. What is the intention of this note? Show spot elevations for the H.C. parking areas. Site Plan: Sheet C-4 Signage will be required for the access roadway. This roadway will need to be enter only or exit only. Show the signage on the site plan. The frontage improvements need to be shown in plan and profile. Does the current alignment reflect the realigned centerline of Cullen Road? Utilities Plan: Sheet C-5 The STEP tank needs to have station, offset and elevation information added to the plans Show the side sewer location, elevations, slopes and cleanouts on the plans. The STEP pumping system will need to be a duplex pumping system. Show the control panel and its location on the plans. See standard details for allowed locations and installations. Show STEP service line, Carson box and tapping location for sewer system. Note to contractor: All STEP wiring will be color coded per the City of Yelm’s Development Guidelines. Show STEP tank type and elevations on the plans. The access cover and the side sewer inlet can be no greater than 4’ difference in elevation. Add sewer details 7-14 and 7-18. Add water details 6-3. Remove details 7-9 and 7-13 Waterline Profile: Sheet C-9 Show min vertical separation of 18” between utilities. It appears that a conflict will be between the 6” watermain and the 6” side sewer. Show 18” vertical separation or other possible solutions. Landscape Plans: Sheet L1.0 Perimeter landscaping on the SW property line requires trees to be an average of 20’ on center. No more than 50% of the trees can be deciduous. Shrubs to be at least 3-feet tall, and should be grouped in asymmetrical arrangements to provide the end result of the 8-foot landscape perimeter buffer. Landscape should continue to the eastern property line. Road frontage landscaping is missing at the SW corner. Proposed landscaping is missing from the NW property line. The NW property line shall continue the 8-foot landscape buffer as stated above. Type IV. Parking area landscaping: a. Purpose. To provide visual relief and shade in parking areas. Description and Required Amount. i. Parking areas shall have at least 24 square feet of landscape development for each parking stall proposed. b. Design. i. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. ii. Each planting area must contain at least one tree. Planting areas shall be provided with the maximum number of trees possible given recommended spacing for species type. Deciduous trees shall have a minimum size of one and one-half inches in caliper measured six inches above the base. Evergreens shall have a minimum height of eight feet at planting. iii. Live groundcover shall be provided throughout each landscaping area. Groundcover may be any combination of grass, shrubs and trees that provide the desired effect of providing visual relief and green space within the parking area. Grassed areas are recommended. Utilization of beauty bark shall be discouraged and shall not substitute for live groundcover. Groundcover shall be selected and maintained so that the entire landscaped area will be covered within three years. iv. A landscaped area must be placed at the interior end of each parking row in a multiple-lane parking area. This area must be at least six feet wide and must extend the length of the adjacent parking stall. v. Up to 100 percent of the trees proposed for the parking area may be deciduous. A minimum of 70 percent must be deciduous. vi. No parking stall shall be located more than 50 feet from a tree. vii. Landscaping islands and landscape portions of pedestrian corridors may be used for drainage treatment and given credit on drainage calculations under Chapter 5 of the development guidelines. However, the primary purpose shall remain landscaping and health of trees and groundcover and aesthetic character shall not be compromised. Additionally in no case shall the grade between the parking lot surface edge and the landscape island or pedestrian corridor surfaces be greater than six inches when a swale concept is utilized and it is intended to meet minimum landscaping space requirements. Irrigation Plans: Sheet L1.0 No comments at this time. Conditions of Approval: To be paid at building permit issuance. To be completed with the approved construction plans To be completed with the approved construction plans To be completed with approved Landscape and Irrigation plans To be paid at building permit issuance. (7 eru’s) To be completed at building permit To be paid at building permit issuance (7eru’s) To be completed at building permit To be completed with approved construction plans To be completed with approved Landscape and Irrigation plans To be completed with approved construction plans To be completed with approved construction plans Not completed To be completed with approved Landscape and Irrigation plans Not completed Not completed To be completed with plan approval Please review and revise your engineering drawings. When you resubmit your package, please send 4 revised sets and two drainage reports. 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 Development Review Engineer Cc: Marvin Pratt Grant Beck Tim Peterson Enc: