8254 Civil Review 1September 6, 2001
William R. Moats
10704 SR 162
Puyallup, Washington 98374
RE: Hawks Landing –File No. SUB-00-8254-YL
Civil Review Plan Review No. 1
Dear Mr. Moats
I have started reviewing the civil plans dated August 21, 2001 for the Hawks Landing Subdivision. There appears to be some significant issues with the storm drainage plans. I have
not completed my review of the storm drainage plans. At this time I will not continue to review the plans until these design areas are addressed.
I have included a set of drawings from another project. This is to give you some guidance and ideas of the level of detail we are looking for with submitted plans. These plans show
how to use different line types and widths to highlight your designs and shade back the less importance information.
The following is a list of the storm drainage related issues that I have noticed during my initial review of the plans and report. Some of these comments also pertain to complete set
of plans.
The plans are not clearly readable. The plans have text over text, missing information and do not have enough detail.
The information on the plans needs to clearly tell the contractor, developer and reviewer how this subdivision is going to be built. All details and information needed for construction
must be on the plans.
The report does not clearly explain how the storm system should function and the calculations of those systems.
The report does not clearly show how you designed the storm water facilities or the methods used for the calculations.
The basin maps are missing from the report.
You show three soil logs in the report, however the plan shows possibly 9 test pits. Please review section 3-3.6.5 of the 1992 DOE Stormwater Manual for the soil requirements.
The rock walls can be no taller than 5 feet tall without structural engineering calculations. (Per detail 4-18 of the City of YelmDevelopment Guidelines). I do not see enough elevations
for the walls, or if they are in cuts or fills.
All sections and profiles need to have proposed and existing grade shown.
Storm water pipes are not allowed to be flatter than 0.5% without prior approval from the City of Yelm Development Center. This is due to maintenance and self cleaning velocities.
Stormwater Tract A appears to be grading into the area that the future 104 Ave SE will be located. Please complete and cuts and fills prior to the future right of way.
I have not completed my review of the grading and roadway plans. The following are some comments that I have noticed.
All roadway grades that have angle point with the algebraic difference greater than 1% are required to have vertical curves.
Clearly label all vertical curves and required data for vertical curves.
All curb returns and the cul-de-sac need to have spot elevations at the flowline to keep positive flow around the returns.
All dimensions on sheet 10 appear to be in error.
The proposed grading needs to be shown for the entire site.
I have given the water and sewer plans a complete review. The following comments and concerns are from the review.
Water Plan Comments:
The watermain tee, located at the intersection of Carter St. and Bruno St., needs to have water valves installed. The valves need to be located on the Carter St watermain leg and the
Bruno St. watermain leg. The valves will connect to the tee.
The watermain cross, located at the intersection of Carter St. and Mahan Ave., needs to have water valves installed. The valves need to be located on all three legs. The valves will
connect to the cross.
The end of the Carter St. watermain will require a watermain blowoff. This blowoff will need to be located outside the asphalt roadway. Approximate stationing is 28+30.
An additional fire hydrant assembly needs to be located near the lot line located between lots 51 and 52 or the highest point in the watermain. With this assembly an 8” valve needs
to be placed on the watermain. This valve is required for maintenance purposes.
Remove water detail 6-6. The water meter boxes will be located behind the sidewalks and right-of-way lines.
Lot 21 needs a water meter and service.
The water meter location for lots 49/50 needs to be relocated. This is a conflict with the storm water pipes. The preferred solution would be to make these two single meter services.
Where are the irrigation meters going to be located? Please show them on the plan.
Are you going to install a water service to the commercial area? The city will not allow cutting the roadway a year later to install a water service.
Sewer Plan Comments:
Provide an end of line clean out/pig port at end of Carter St. sewer main. The cleanout/pig port will be required at all sewer line dead ends. This is at approximately station 28+30.
Also add a detail of this to the plans.
All dead end sewer lines will need to have a clean out/pig port installed.
Install an Automatic Air Release Valve at approximately station 27+50 in Bruno St. Also add a detail of this to the plans.
Lots 1, 2, 3 and 4 are not served. Add service lines to these lots.
Are you going to install a sewer service to the commercial area? The city will not allow cutting the roadway a year later to install a sewer service.
Lot 52 is served twice with sewer. Revise to show only one service.
The sewer service location for lots 53/54 needs to be relocated. This is a conflict with the storm water pipes. The preferred solution would be to make these two single meter services.
Add a detail for the double sewer services. This detail can be acquired from the City of Yelm.
Add detail 7-5.
Revise detail 7-6. The lock will be provided by City of Yelm.
Revise detail 7-9. This detail should call out a 30” Dia. Ribbed PVC Riser.
Revise detail 7-13 to reflect a 30” riser.
Revise detail 7-18. Remove the note on the bottom. This note should read, “Riser and lid shall be 30” on all vault installations.”
Add detail 7-23. This is the pig port detail.
If you have any questions, concerns, or comments, please do not hesitate to call me. I can be reached at Community Development Department, (360) 458-8438.
Hawks Landing –File No. SUB-00-8254-YL
Community Development Review Comments
Following are requirements from the Community Development Department:
Please submit with your revised plans, a landscaping and irrigation plan. This plan shall include detailed landscaping and irrigation for all open space, storm drain facilities, and
planter strips.
An open space improvement plan must be included. Open space must have the following attributes and characteristics:
Use. Open space shall be dedicated for one or more of the following uses:
environmental interpretation or other education;
park, recreational land, or athletic fiends;
off-road footpaths or bicycle trails
any other use found by the City to further the purposes of this chapter.
Please include on all further revised plans, building envelopes for each individual lot.
Sincerely,
Jim Gibson
Development Services Engineer
cc: Cathie Carlson, Community Development Director
enc: Cullens Estates Civil Plans