8353 Civil Review 2 050304May 3, 2004
Dan Lee
Yelm Terra LLC
4200 6th Ave SE Suite 301
Lacey, WA 98503
RE: Civil Engineering Review No. 2
Yelm Terra Subdivision Engineering Review
City of Yelm Project No. CIV-03-8353-YL
Dear Mr. Lee
I have reviewed the plans submitted. 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.
Site Plan:
The curb return on Lot 83 should have a 35’ radius and the property line should also have a 25’ radius. Redesigning this radius should also make the bulbout match the bulb at the south
side of the roadway.
Thank you for showing the proposed mailbox locations. These locations need to be approved by the Yelm Postmaster. A signed site plan is required to be submitted to the Community Development
Department. The southern mailbox location is in conflict with the existing water mains. Please relocate the location further to the west.
The intersection at 22+00 needs to be realigned to meet the roadway alignment requirements of the development guidelines. The requirement is to have the centerlines meet at 90 degrees
+/- 5 degrees. This was overlooked during the preliminary plat review and will need to be revised.
Grading and Drainage Plan:
The catch basin spacing between sta. 55+32 and the high point at 61+40 is greater than 500 ft. Please revise design to meet the 500’ foot requirement.
Please add the existing centerline elevations and flow line elevations to the 105th design. What is the grade of the flow line running to the catchbasins? There must be a min. of 0.30%
of slope draining to the catch basins.
Verify that there will be a 12’ drive lane and 2’ shoulders on the opposite side of 105th Ave SE right of way centerline. It appears that this requirement is not being met. Show the
widening on the plan to meet this condition.
The roadway names will be reviewed by the building official. At this time the building official has not reviewed the roadway names. However this will not hold up the issuance of the
signed plans.
Show survey monuments being installed at all intersections, pt’s and pc’s.
Stormwater Report:
The basin plan shows 24.25 acres of onsite area, and the stormwater report states the stormwater ponds have been sized for 13.01 acres. Including the area for the roofs at 1,500 s.f.
a lot makes the basin total 16.35 acres. The basin area is missing +/- 8 acres in the calculations. Please revise the numbers to be consistent or explain the difference in the report.
All project area needs to be accounted for in the drainage report.
It appears that the live storage in the wet ponds will not be able to drain to the infiltration ponds with the berms at the design height. The design has the dead storage below the
live storage. The top of the dead storage is at 345.00. The pipe inlet and berm conveying the stormwater to the next cell is at 346.50. With this design the top of the dead storage
is at 346.50 and the live storage in only 1.5’ deep.
Water Plans:
The 105th existing water line and the proposed step sewer main appear to be located very close proximity. The requirement is 10’ horizontal separation and 18” vertical separation.
Please revise to meet these requirements.
Relocate some of the valves per the marked up plans.
STEP Sewer Plans:
All high points in the sewer main lines need to be fitted with an air release assemblies. You may be able to slightly adjust the grades to eliminate some of the highpoints in the sewer
line.
Relocate some of the valves per the marked up plans.
Street Lighting Plan:
The streetlights located on 105th Ave should be 35’ tall. This street is classified as a Neighborhood collector, which requires 35’ tall streetlights.
Landscape and Irrigation Plan:
The landscaping plans need to include species of plants and trees.
1 accent tree is required for 3 street trees.
Show how the perimeter landscaping requirements are being met. It should be a landscape buffer or 6’ cedar fence.
The area of open space should be 52,817 s.f. Show how this is being met based on Yelm Municipal Code 14.12.050.
Need more detail for the trees in the pond area. Should be 70% Evergreen and 30% deciduous. For all trees removed they must be replaced 2 to 1. You marked 115 trees being removed
for the clearing and grading plans.
Irrigation plans needs to be completed for 105th Ave, the open space and stormwater areas.
Misc:
The conditions of approval and MDNS mitigations need to be added to the cover sheet of the plan set. This is a requirement of the City of Yelm.
Mitigated Determination of Non Significance:
Will be addressed at building permit issuance.
See a thru f below.
Being addressed on the plans.
Must be addressed on the construction documents.
Needs to be shown on the construction documents.
Needs to be shown on the construction documents
Needs to be shown on the construction documents
Needs to be shown on the construction documents
Ok for the beginning of Construction.
To be paid before final plat approval.
To be presented before final plat approval.
Conditions of Approval:
Completed
Completed
Completed
Completed
Completed
Will be completed
Lot Sizes and Setbacks:
To be noted on the final Plat.
Lots have been reconfigured.
Open Space:
Will be addressed. See Landscape and Irrigation section above.
To be established before construction plans have been approved.
Transportation:
Being addressed on the construction documents.
Being addressed on the construction documents.
Will be addressed before final plat.
Water:
Being addressed on the construction documents.
Will be charged at building permit issuance.
Final irrigation plans have not been submitted.
Being addressed on the construction documents.
Show connection and abandonment on the construction documents.
Wastewater:
Being addressed on the construction documents.
Will be charged at building permit issuance.
Being addressed on the construction documents.
Stormwater:
Being addressed on the construction documents.
Being addressed on the construction documents.
Being addressed on the construction documents.
Being addressed on the construction documents.
Being addressed on the construction documents.
Fire Protection:
Being addressed on the construction documents.
Fire flow calculations have not been submitted.
Street Lighting:
Being addressed on the construction documents.
Plat Name and Addressing:
Will be addressed before final plat.
SEPA
Addressed above in the MDNS.
Landscaping:
Need revised plan for review and approval
Irrigation plans have not been submitted.
Please review and revise your engineering drawings. When you resubmit please send 4 revised sets of plans and a letter stating how you have address the review comments. 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: Grant Beck, City of Yelm
Tim Peterson, City of Yelm