Letter for redlines for Rainier View EstatesIPM.Note
Letter for redlines for Rainier View Estates
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
Letter for redlines for Rainier View Estates
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
Jim Gibson
Letter for redlines for Rainier View Estates
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=stevehMicrosoft Exchange Server
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=stevehMicrosoft Exchange Server
Jim: I was not sure if you wanted Baseline to contact you or me via e-mail or phone. I left that if blank.
Thanks,
Steve
<DC90029353CCCD468AA2A2858FFCD8F50A8454@server1.ci.yelm.wa.us>
Letter for redlines for Rainier View Estates.EML
Steve Harrington
Steve Harrington
11.0
Microsoft Exchange Server
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=steveh
Pick - ups on Civil Plans Letter to Baseline Eng. for Rainer View Estates
Pick - ups on Civil Plans Letter to Baseline Eng. for Rainer View Estates
Jim Gibson
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Gibson
jimg@ci.yelm.wa.us
jimg
Community Development
Jim Gibson
Jim Gibson
Gibson
Pick - ups on Civil Plans Letter to Baseline Eng. for Rainer View Estates.doc
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
April 19, 2007
Baseline Engineering, Inc.
Land Development Professional Services
1910 64th Avenue West
Tacoma, WA 98466
Re: Rainer View Estates – Site Construction Documents Review, Corrections and Comments
Dear: William V. Robinson, P.E.
The following need to be corrected on the Rainer View Estates construction plans, stormwater drainage report, storm drainage maintenance manual and erosion control report. Comments
are as follows:
Storm Drainage Report:
Section 3 – Infiltration testing needs be completed for the civil engineering review of the plans and report. Please provide soil testing information for the site at the proposed location
of the stormwater facility. Review of the storm calculations will be based on the presumed rate used during this analysis. Once testing is complete, the report may require revision,
including sizing computations.
Section 6 – Sub Basin Description – What is meant by “Conservative” in terms of assumed roof area? Is this assumed to be a high or a low number? If it is high, this assumption will
result in undersizing the wetpond and infiltration pond. If it is low, it will result in the undersizing of roof drain systems. It is understood that building sizes are unknown at
this time. However, information on sizes of similar subdivisions in the area should be easily obtained. Please provide a more accurate assessment of the expected roof size for roof
drainage system sizing. If this results in a change of area, please revise all other sizing computations accordingly.
Stormwater Maintenance Manual:
Reference to commercial and multi-family should be removed. This is a single family project.
Construction Plans:
All Sheets:
The following comments apply to all sheets:
Some minor redline comments have not been called out in the letter but need to be addressed in the revised plans.
The plan set as currently shown is not stakable. Information needs to be provided to tie this to an existing structure such as a benchmark.
Change construction approval block to read “Development Engineer”, not Director of Public Works.
Sheet 1 of 14:
Please provide the Hearing’s Examiner Conditions of Approval on the cover sheet.
Sheet 2 of 14:
Water and sewer service are require to have 10 feet of horizontal separation.
A fire hydrant must be placed at access road to lots 8 and 11.
Access road to lots 8 and 11 must meet the 20 feet frontage requirement.
Legend needs to be added to sheet 2.
Sheet 3 of 14:
11. Please revise the call out at the sediment trap that indicates a 2:1 Max Slope. As this is a fill area, 2:1 slopes would not be allowed. Further, the slope shown appears to be
4:1.
Indicate a typical cross section for the interceptor ditches proposed.
Move temporary construction access to Durant Drive, there is no access on Durant Street.
Construction sequence paragraph 1, add “Call (360)458-8438” to end of paragraph.
Sheet 4 of 14:
Please add notes for inlet protection.
Sheet 5 of 14:
Please add proposed spot elevations where indicated.
Proposed contours need to be shown in the steep slope area between lots 1-4 and the road. Many of these lots will have steep (20-26%) yard areas.
Will the proposed buildings encompass the entire building envelope shown? If so, the grading between the building and the retaining wall on lot 4 appears to exceed the 2:1 and on lot
5 it appears to exceed 3:1. Fill slopes need to be 3:1 or flatter. Further, a few feet of gradual slope area is needed around the building in order to provide adequate stability for
foundations. Please clarify grading in this area. If the proposed building foot print is unknown, notations need to be added directing the contractor regarding grading limitations
on these lots.
The grading on lots 1-4 and the storm drain do not seem possible as currently shown. The wall proposed does not appear to address the tie in and continuity issues. This should become
clear once contour information is added.
Sheet 6 of 14:
According to MDNS Condition # 2, a cul-de-sac is required at the north end of the interior street. Please revise the design to include the required cul-de-sac.
The utility crossing information between crossing # 1 and crossing # 2 is inconsistent. On crossing #1, the crown of the 10 inch storm drain pipe is called out as 342.45 feet (making
the invert approx. 341.61). At crossing # 2, the invert of the same pipe is called out as 343.83 feet. The slope of the storm pipe is 0.0441 ft/ft. The slope represented by the crossing
information would be about 22%. Please revise the information given for the 10 inch pipe in crossing # 1 and # 2.
Provide call outs indicating the dimensions of the road right-of-way, size of planter strip, sidewalk, road, ect. The road surface scales to only about 35 feet. Per COY Standard Deatil
4-7, a local access road requires 37 feet of road paving. It appears that the planter strip is about 8 feet when it is required to be 6 feet. Please revise the road section to match
the standard detail. Please revise storm drainage calculations as required to account for the increase in impervious area.
Please provide additional information on the horizontal curves within the roadway including radius, delta, length, ect.
Storm pipe is too close to water main, add catch basin in roadway along curb and gutter at station 3+20.00.
Sheet 7 of 14:
Please revise the notation in the roof drain drywell detail. This appears to be sizing requirements from the Thurston County Drainage Design Manual. Sizing for drywells to be per the
1992 DOE Manual and should match what was calculated in the drainage.
Sheet 8 of 14:
It does not seem that the overflow pipe from the wet pond to the infiltration pond will be stable with only some rip rap to keep it in place. The overflow can be a weir which may be
a better application.
Sheet 9 of 14:
Please add station call outs on the water fittings indicated.
Please change water fitting at station 6+82.46 to a blow off assembly. Smitty said is not needed.
Move the hydrant valve to be at the main prior to the bend.
The water valves shown before the 90 degree bend and after the hydrant are not required for any of the fittings shown. However, one valve is required for every 1,000 feet of water main.
Although the site has less than 1,000 feet of water main, one valve should be located on the main at this site. Therefore, one of the valves may be removed.
Please call out what type of water fitting joints (FLxMJ, MJxFL, ect.). This is not consistently referenced.
If the driveways for lots 8 and 10 will be installed and paved as part of the initial site development, the sewer laterals should be extended to beyond the pavement as part of the site
work. This should be done for the water too if it will be within the private driveway area. These should be shown on this plan.
The two gate valves shown at the 90 degree bend for the STEP sewer are not required.
The automatic air pressure valve shown at station 0+09.00 is not required. Please remove.
It appears that lowering the STEP main to avoid conflicts with the storm system will require pipe deflection. The City of Yelm does not allow pipe deflections. Please revise to include
vertical bends.
All of the water and sewer fittings should be referenced on the profile view.
The irrigation meter will require adequate backflow prevention.
The well must be decommissioned per DOH and DOE regulations and a copy of the report sent to city of Yelm Water Department at 901 Rhoton Road, Yelm WA 98597.
Lot 14 needs 10 feet of horizontal separation between water meter and sewer air release.
Lots 1, 4, 8, 10, 11, 12 and 22 the water meters and sewer are too close and must have 10 feet of horizontal separation.
Storm tract irrigation system requires a double check valve assembly behind the water meter.
The blow off on end of main at station 6+84.5 needs to have the same size gate valve on main.
43. Water Department would like to have the 8 inch Tee moved to station 4+90 and omit the 90 degree bend. Use the Tee for the fire hydrant. There will also be a need to add an (8”x8”
FL Tee, FLxFL), (8”FLx6”FL Increaser), (6”Gate Valve for fire hydrant) and 8” MJxFL Adapters).
44. Water Department would also like to see C-900 Class 150 PVS pipe, not Ductile Iron.
Air release Assembly will be required at station 0+90.00 per City of Yelm Sewer Dept.
46. Replace 90 degree bend at station 4+86.87 with two 45 degree bends per City of Yelm Sewer Dept.
47. All sewer service line valve boxes must be located 10 feet from all water line service valve boxes.
Sheet 12 of 14:
Add a street light at station 1+15.00 at lot 16.
PSE to provide design for Lighting Plan.
Sheet L1.1:
Locate street trees 5 to 10 feet from utility boxes (water meters / sewer boxes).
Street trees on “non-sidewalk” side of street to be planted within the 5-foot planter strip directly behind curb.
Clearly show access to the “Durant Street Path” from the development, pathway location and materials.
Hydroseed all planter strips and storm ponds.
clean and reseed if needed the area between the “Durant Street Path” and the back perimeter fencing along the west property line.
Should you have any questions or comments, please contact me at (360) 458-???? Or e-mail me at ??????@ci.yelm.wa.us at your earliest convenience.
April 23, 2007 Page 7 of 7
(360) 458-3835
(360) 458-3144 FAX
www.ci.yelm.wa.us
.doc
PICK-U~1.DOC
Pick - ups on Civil Plans Letter to Baseline Eng. for Rainer View Estates.doc