05-0058 Civil Review 1 102705
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
October 31, 2005
Robert Holcomb
SCA Consulting Group
4200 6th Ave Suite 301
Lacey, Washington 98503
RE: Green Village Subdivision –SUB–05-0058-YL
Initial Review of Site Construction Documents
Mr. Holcomb:
The City of Yelm has completed the initial review of the proposed 52 lot single family subdivision. Your application included:
Construction documents dated 10/12/05 received 10/13/05.
Stormwater Drainage Report October 2005 received 10/13/05
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:
Cover Sheet and Plat Map (sheets C1 and C2):
Add the Hearings Examiners Conditions of Approval to the COVER sheet.
Add applicant/land owner to the project information.
Show the location of the approved mail box locations. This must be approved by the Yelm Postmaster. Please submit a site plan with the location and the Postmaster’s signature.
The vertical datum listed for monument #836 is 343.88 (TC geodata survey web page). The plans have listed this as 344.11. Please verify which is correct. Typical all sheets.
Place the actual Horizontal Datum on the plans. Do not reference another document.
The street light notes do not apply for this project.
Show the final shared driveway locations on the plat map. The owner has submitted and the City has approved these locations.
Drainage and Erosion Control Plan and Profile (sheet C3):
Add key notes to this sheet.
Add survey information to all sheets. No survey info has been shown in the plan set.
Many of the catch basin inverts and pipe slopes do not calculation correctly.
Add another catch basin a crossed from catch basin 9. This will eliminate the angled crossing of the storm. The extreme angled crossing is not allowed.
Add a note requiring rolled curb inlets and grates.
Show water and sewer utilities screened on this plan.
Roadway Plan and Profile (sheet C4):
Add key note callouts to this sheet.
Refer and add to the plan, City of Yelm detail 4-8b for the correct dimensions for the roadway bulbout.
Burnett and Mountain View Plan and Profile:
No information was submitted. These frontages must be designed and shown with plan and profile sheets.
Water Plan (sheet C5):
The required fire flow calculations were not submitted as part of the submittal.
The fire hydrant callouts do not have the flange information entered and FH 7 offset is incorrect.
The community building will be required a fire hydrant show the location on the plans.
Why are there 2 meters located on the open space?
All irrigation meters will be required to have a back flow prevention device.
Water and sewer services are required to have 10’ of separation.
All meters should be shown in the planter strip not behind the sidewalk.
The water main should be brought up to the correct elevation where applicable.
Show existing water mains and roadway restoration required for connection.
The existing water lines are 10” in size.
The gate valves at 0+50 and 13+21 can be removed because there is a gate valve at the hop tap saddle.
The air vac release exit pipe needs to come out side of box not thru lid.
Water meter boxes in driveways need to be traffic bearing.
Future building may need an approved backflow assembly depending on use.
STEP Plan (sheet C6):
A gate valve is required at both connection points (Burnett Rd and Mountain View Rd.).
Gate valves are required to be installed at Sta. 4+50 and 9+50 in the subdivision.
Carson boxes located in the rear yards or that may be blocked must be moved to the front yard area. Lot 7, Lot 31 etc.
Show step tank location for the Community Building.
Make sure that the water and sewer services do not conflict with other items.
The sewer main should be 2” is size not 3”.
Grading Details (sheet C7 C8 C9):
CMP pipe is not allowed to be used as a water quality facility. Use ADS with gaskets.
Use City of Yelm standard detail for roadway sections.
Remove the callouts for Yelm Terra.
The Burnett paving section is 3”, 2” and 8”.
After the Burnett frontage improvements are completed make sure the opposing traffic lane has 12 ft of paving remaining.
The elevation listed on the gallery details are not build able. Revise as necessary.
Lighting Plan (sheet C12)
Street Lights should be located at the following stations:
Burnett Road: 0+40 and 2+35
Mountain View: 0+40 and 2+30
Inside plat: 1+85 LF, 4+95 RT, 8+58 RT and 11+85 LF.
All poles in Burnett and Mountain View shall be 35’ in height
All poles in the plat shall be 25’
Poles shall be green concrete with 8ft green mast arms. Contact Intolight for exact specifications.
Stormwater Report:
The six month water quality storm should be the whole basin not just the asphalt area. Typical all basins
The void ratio for gallery should not be more than 40%. You show 46% to 55%.
Are you using CMP or ADS for the wet pipe both are called out?
How are the wet pipes going to be installed without disturbing the adjacent property line? Show a scaled detail and section on the plans.
Landscape and Irrigation Plan:
The required landscape and irrigation plan was not submitted.
Conditions of Approval:
Please read and verify that you have addressed all the conditions of approval for this project. The response letter should say how all of the conditions have been met.
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 is required to 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
cc. George Homn
enc. Redlined plans