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8317 civil 2 122102December 23, 2002 Denny Balascio Yelm Property Development 16422 Middle Road SE Yelm, Washington 98597 RE: Willow Glenn Division 2 Civil Engineering Review No. 2 City of Yelm Project No. SUB-02-8317-YL Dear Mr. Balascio I have reviewed the plans submitted on December 2, 2002 and dated 11/14/02. (Date of PE stamp). The following are comments from the above referenced plans and need to be addressed on the future submittal. I have organized these comments by page number. Sheet 3 of 12 This permit is for grading the entire site. The civil plans will need to reflect the proposed grades of all the lots and how they relate to the roadways, storm drainage tracts and surrounding lots. To meet this requirement you will be required to show proposed contours throughout the project. All grading should be no steeper than 2:1 unless approved by the reviewing department. All streetlight information needs to be shown on the plans. Two street lights will required to be installed at the center of the curves on Greenleaf Drive SE. These light are for nighttime site distance. Please submit to the Community Development Department a postmaster approved site plan showing the mailbox location and the postmaster’s signature. Sheet 7 of 12 The sewer and water schedules need to be revised for the new box locations. It appears that some of the offsets are not correct. See sewer comment in sheet 12 of 12 Sheet 9 of 12 Standard Detail 6-6 and 6-1 needs to omit all references to a 4” PVC valve riser. Sheet 12 of 12 The vertical information on the profile, catchbasin callouts, ex grades and profile grid do not seem to match. Please review and revise the plans before resubmitting. The allowable roadway cross slope for a roadway is 2% as defined by the Yelm Development Guidelines. When widening a roadway the city has allowed up to approximately 5% cross slope. Utilizing a roadway cross slope greater than 5% creates an adverse driving surface for the motorist. Is the developer going to repave Middle Road from centerline to the flowline to achieve the cross slope you designed? It appears that without repaving the developers half of the roadway, the slope will be approximately 1’ of fall in 4 feet or 25%. I have measured this from the sawcut line shown in the detail to the flowline labeled on the profile. Please revise or make this clear in the plans. The frontage design you submitted for phase 2 shows the roadway having a different construction centerline instead of the right of way centerline. The construction centerline was to be located approximately 4 feet to the south of the right of way centerline. This design is not allowed by the City of Yelm Development Guidelines. The roadway needs to be constructed in its proper location and the power poles will need to be relocated. It also appears the phase 1 frontage improvements have a conflict with power pole(s). All street light information needs to shown on the plans. This includes the pole type, pole color, type of light, light wattage etc. The street lights will need to be installed during the construction phase. The asphalt taper needs to be longer. The minimum taper should be 6:1. The frontage improvements need to have asphalt return ramps located at the end of the sidewalks. These ramps allow the pedristrians to return to the asphalt roadway when the sidewalk ends. The frontage plans should show a 6” sewer line being extended accrossed the frontage to the end of the project extents. This would be located at the south corner of tract “A”. This can be shown on the sewer plans or the frontage plans. Storm Drainage Report All test pit information needs to have the engineer of record stamp and sign the test pit logs and or soils report. The frontage improvement appears to have a larger basin area than shown in the report. The basin map shows an area of 420 feet long by 30’ in width. This equates to 0.29 Ac. (rounded) The calculations have been based on 0.13 Ac. Please revise. Conditions of Approval Condition No. 11 needs to be completed Condition No. 24 needs to be completed. Landscape and Irrigation Plans Any street trees and planter strips that are unable to be irrigated by utilizing the hose bibs located on the future homes with a 75’ hose will need to be watered with an irrigation system. An irrigation system will be required and installed in Middle Road. An irrigation water meter and cross connection control device will be required for this system and need to be shown on the civil plans. The accent trees need to be spread out through out the development. The ratio should be one accent tree to 3 other trees. They should not be located in one continuous line. The landscape and irrigation plans should reflect the current site plan and lot layout. Add an approval block to the plan. 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: Robert Connolly Grant Beck Tim Peterson Enc: redlined plans