20070404 Shea Carr Cmt Ltr 08042009JHrn
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August 4,2009
Mr. Steve Harrington
City of Yelm
PO Box 479
Yelm, WA 98597
RE: Creek Street Mixed Use Phase 2 Construction Plans - Revision No. 1
SCJ Project Number 1290.01
Dear Stever
We have revised the Creek Street Mixed Use Phase 2 construction plans based on the
comments provided below. All of the comments from the four separate reviews have
been included verbatim with an italicized response immediately after each comment.
Also included is a notation of where each comment has been addressed, which will
facilitate the review process.
Redlined Plan Comments:
These comments have been noted and incorporated into the revised plans, I have also
added a response comment to each redline on the plans.
Letter from Steve Harrington to Jim Gibson:
Water Comments:1. There will need to be a double check put in place for the fire sprinkler.
A double check has been added to sheet UT-07.,
Sewer Review:2. Is the new furniture store, going to stay a furniture store only?
After discussions with the owner, this building will stay furniture only,
Storm Sewer Review:3. Please include the 100 year floodplain boundary.
The 100-year floodplain boundary has been added to sheet EX-11. This delineation
has been established by using the FEMA Map and plotting the 342.0 elevation on
the actual topographic survey. The FEMA elevations did have to be adjusted by
3,42 feet due to the difference between the survey datum and NGVD 29 FEMA
datum. The elevation plotted is 345,42,
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.5HrnLo*1Jr*r,-r.
Mr. Steve Harrington
Page 2 of 10
August 4,2009
Landscape / Irrigation Plan:4. See Redlines on Landscape Plans.
The owner is requesting that these revised plans be submitted following this
review. You have completed the initial review as part of the first submittal, He is
preparing these plans himself using hand-drafting techniques and is concerned
that he will have to make addítional changes to the plans,
Lights:5. Is there any lighting forthis project? If so, please include on plans including
stationing with offsets to fixtures, pole type and manufacturer, mounting height,
arm length, pattern, power source, wire size, type conduit along with wiring
schematic, "J" boxes.
The lighting ptan wilt be included before final approval is granted for this project,
6, Please include Photometric Plan.
The photometric plan will be included before final approval is granted for this
project,
7. Please include construction notes for lighting.
General construction notes have been included for lighting on IL-01.
B. Please include a lighting detail sheet.
A lighting detail sheet has been added to the plan set, which includes lighting
details.
9. There still needs to be a complete lighting plan submittal before the plans will
be approved for construction.
Comment noted.
Miscellaneous:
10. Please see Redlines on plans.
Noted,
11. Please provide centerline and stationing to the plans.
Due to the difficulty of stationing a commercial site, we have chosen to use a
coordinate system. We have added additional coordinate points that will tie the
property corners to the coordinate system,
12. Please include stationing for structures on plans.
See note No, 11.
.SHenLo*ljr*rrr.Mr. Steve Harrington
Page 3 of 10
August 4,2009
13. Show lot dimensions.
The lot dimensions are shown on sheet SP-01.
14. Please get approval from Yelm postmaster for location of mailboxes.
We are currently working with the postmaster to obtain approval.
Email from Edward Smith to Steve Harrington:
1. Fire Hydrant line at South Retail Building looks too close to sewer step tank, must
maintain min 10 Foot separation,
The fire main and sewer system have been revised to eliminate this conflict,
2. Please use Ductile Iron for Fire hydrant runs instead of PVC, as shown in details,
use Field Lock Gaskets for all runs longer than 1 stick of pipe.
We have revised the plans to eliminate the long runs of ductile iron,
3, No Irrigation shown on prints.
Irrigation plans will be submitted as part of the landscape submittal.
A Sewer Comment Letter from Jim Doty dated March 9, 2OO9:
1. The Yelm Sewer Department agrees with and supports the requirement that STEP
tank sizing for the 10,500 ft2 Retail building and the 7,880 ft2 Retail building go
through another review process once occupancy and uses are known. The need
for Grease Interceptors was not addressed in this review and prior to the
acceptance of the retail bldg STEP system acceptance; uses will need to be
defined.
We have designed the system to show how a grease interceptor can be installed
for each building, Based on future tenants, it will be the owner's request that the
grease traps not be installed until necessary.
2, The Sewer Department requires transfer switches and 24 hours of storage volume
except in cases where the building will be provided with a dedicated automatic
back up generator connected to the STEP system.
We have noted the requirement for both the switch and 24 hours of storage and
have changed the design to accommodate both,
3. The Yelm Sewer Dept. is requiring any tanks greater than 6000 gallons to be split
into a holding tank and a pump tank. A 6000 gallon tank can be pumped by two
Septage trucks, while an 8000 gallon tank will require two trucks and a trailer and
is more of a logistical issue. The sewer dept. ends up dealing with more run-in
with the largertanks. This is supported in Paragraph Cl-10.1.6 A on page C1-31
of the orange book.
.SHenLARIJT*...-
Mr. Steve Harrington
Page 4 of 10
August 4, 2009
We are proposing an 8,000 gallon tank that will only contain approximately 5,500
gallons of septage. The remainíng volume wíll be necessary for the additional 24
hours of storage; however, it will not be used unless there ís a power outage,
4. The 10,000ft2 building, with 24 hours of storage, requires over 8000 gallons of
storage. We suggest a 6000 gallon holding and a 3000 baffled pump tank?
We are proposing an 8,000 gallon tank that will only contain approximately 5,500
gallons of septage. The remaining volume will be necessary for the additional 24
hours of storage; however, it will not be used unless there is a power outage,
5. The 7,880 ft2 building requires 6039 gallons of Capacity by our calcs so 6000
gallon tank works, again subject to re-review with uses.
We have proposed an 8,000 gallon tank. This is larger than required; however, it
witt give the owner additionat flexibility in the type of tenant that is allowed to
occupy the building.
6. The Furniture Store 3000 gallon tank looks good.
No changes have been made to this tank.
7. 3000 gallon tank will not need dead-man anchor System.
Noted.
8. The Sewer Dept. will need complete submittals on all tanks and appurtenances
prior to approval for construction,
We request that the City to be flexible with this requirement, We cannot specify
which tank manufacturer may be used for the fiberglass tanks. It may be
Containment Solutions or Zerxexs. We request that this be deferred until the
p reco n stru cti o n co n fe re n ce,
9. Prior to Construction, Contractor to check sewer spec. addendum to Yelm
development guidelines, available through the city website.
This was added to sheet UT-02, Note 6,
10, Please show pipe size of side sewers.
This has been added to sheet UT-02,
11. Please show depth of bury of tanks. Invert elevation to be less than 5 feet to
grade.
The STEP tank invert elevations have been added to sheet UT-06.
12,Sewer inspections require 48 hour notice. Sheet #11 note 20 is wrong.
We have changed the City's Standard note to reflect 48 hours, See sheet UT-03,
.SHenLo*îJr*r.,-Mr. Steve Harrington
Page 5 of 10
August 4, 2OO9
13.The position of the 6000 gallon tank would require blocking all access to that
parking lot for the duration of tank maintenance and pumping.
The tanks have been relocated to more satisfactory locations,
Peer Review Letter from KPFF:
Storm Drainage Report Comments:1. Please expand on "section 1.2 - Existing Conditions". This section should contain
information on all of the identified critical areas on the project site. The project
site appears to include mapped flood plain, shoreline buffers, wetlands, and
wetland buffers.
This information was added to the stormwater report.
2. The soil evaluation reports are dated 2003 and the report states that mass grading
of the site occurred in 2004. Also, the locations of the soil logs do not appear to
be in the vicinity of the infiltration facilities. The geotechnical evaluation identifies
that "additional soils work will likely be required once a site plan has been
generated and the location of proposed drainage infiltration facilities are
identified".
This site has had numerous soils test pits excavated in 2003 (John Knowles),
JWM&A in 2004, and a Mounding Analysis performed in 2008 by Landau
Associates. We request that the City waive the requirement to have one test pit
located within the gallery location and verify the soils type at the time of
construction. This is a risk the owner ís willing to accept.
3. Please show the locations of all soil log locations on the Site Map. There needs to
be soil logs located in the area of the infiltration facilities and they need to extend
at least 3 feet below the proposed bottom of the facility.
The soil test pits are shown on sheet SD-01,
4. Please provide more detail on the analysis method and calculations used for
determination of the design infiltration rate.
Additional information has been added to section 1.3 of the stormwater report and
the modeling output.
5. Please include the size and sizing calculations for the treatment device proposed
for the "Existing Basin".
Additional information has been added to the stormwater report. We have
included the original JWMA Pond Sizing Calculations and also included our estímate
of the 6-month storm for the remaining area being routed to the pond,
6. Please include an operation and maintenance plan, draft maintenance agreement,
and facility summary forms in the report.
The draft maintenance agreement has been added to the report.
.5HenLo*Îrr*rrt
"
Mr. Steve Harrington
Page 6 of 10
August 4,2009
Sewer STEP Tank Sizing Reportl
7. The development guidelines have been amended to require 24 hours of storage
due to the limited capacíty of the City to service existing vessels during an
emergency. The City may be willing to entertain waiving the requirement if a
dedicated back-up power system (generator) is wired to the STEP system.
The extra capacity has been added to the calculations,
General Plan Comments:8. Please include adjacent parcel numbers and ownership information.
These were added to sheet EX-01.
9. Please delineate the right-of-way, all parcel lines, and existing utility easements
within the project area.
These were added to sheet SP-01.
10. Please show the limits of critical areas on the project site (wetlands, wetland
buffers, flood plain limits, shoreline buffers, etc.)
We added the 100-year floodplain delineation to sheet EX-01. We request that the
wetland, wetland buffer and shoreline buffer not be required because this portion
of the project is not impacting the wetlands or its buffer,
11. Please include control points for horizontal control'
GPS control points have been added to all property corners. See sheet SP-01,
Sheet SP-01 (Site Layout and Paving Plan):
12. Please more clearly delineate limits of paving.
A paving hatch has been added to sheet SP-01,
13. Please dimension distances from building to property lines.
These have been added to sheet SP-01.
14. Please verify buildings and trash enclosures along north property line meet
required setbacks.
The setbacks from this property line are not those typically required. This proiect
was reviewed and approved as a complete project, which included the residential
portion to the north and this commercial phase.
15. Please provide dimension for northern driveway width.
Added to sheet SP-01.
.5HenLo*ür*rrr.Mr. Steve Harrington
Page 7 of 10
August 4,2009
16. Please dimension building footprints.
Added to sheet SP-01,
17. Please update detail call-outs to reference correct sheet.
Noted.
18. Wheel stops will likely be needed in parking spaces adjacent to infiltration pond.
Please identify locations of proposed wheelstops not shown on details.
Infiltration pond has been removed,
19. All of the two lane driveways are shown as 24-foot wide. The City of Yelm
Development Guidelines and details 4-9 and 4-25 recommend a 30-foot wide
driveway width for commercial driveways. Per the Yelm Development Guidelines;
a minimum 24-foot wide driveway may be used for commercial development
provided that 2O-foot radii are provided and it has low volume activity.
Driveways have been revised to include a 25'turning radius and are now 30'in
width. See sheet SP-01,
Sheet EC-01 (TESC Plan):
20. Please add inlet protection to all existing catch basins located on-site,
Added to sheet EC-01.
21.Please add silt fence to the south and west sides of the 106th Avenue extension
through the project site.
Added to sheet EC-01.
Sheet CG-01 (Grading Plan):
22. Please provide more flow arrows to clarify drainage path.
Added to sheet CG-01.
23. Please show grade arrows in areas of accessible parking and accessible routes.
Spot elevations have been added to sheet CG-01.
24.Please provide contours at l-foot interval to more clearly show proposed site
grading.
Addltional contours have been added to sheet CG-01,
Sheet SD-O1 (Stormwater Plan):
25. Depending on threshold requirements, the proposed development on these parcels
may trigger that the existing on-site infiltration pond be modified to comply with
current development guidelines and Yelm Critical Areas Code.
.5HrnLARlJrwru.
Mr. Steve Harrington
Page B of 10
August 4,2009
During previous discussíons with Grant Beck, the existing stormwater pond would
not have to be upgraded as long as we did not send any additional stormwater to
the pond. We have not added any additional stormwater to this pond,
26.The Aqua-swirl device can only have one inlet pipe. Please revise the
configuration of Aqua-swirl CB#10.
The Aqua-Swirl has been relocated and an additional CB added to the design,
27.Please call out the model of Aqua-swirl used for the existing basin. (CB#10)
This has been added to SD-01,
28. Please verify that the single inlet pipe into the infiltration trench is capable of
conveying the design storm without creating a headwater condition in the
upstream treatment device. Also, please verify that the single inlet into the
infiltration trench will provide adequate dispersion of runoff into the storage area.
These conditions have been reviewed and are adequately sized for anticipated
stormwater flows,
29. Please provide observation wells for the infiltration trench per the stormwater
manual guidelines.
The wells have been called out on sheet SD-01 and a detail added to sheet SD-03,
30, Please update the stormwater legend to be consistent with plans.
Completed.
Sheet SD-02 (Stormwater and Grading Notes and Details):
31.The top of wall grades shown forthe infiltration pond detail do not match the
grading plan.
Infiltration pond has been removed,
32.4t a depth of over three feet and with a location in the parking lot the infiltration
pond will need fencing for pedestrian safety.
Infiltration pond has been removed,
33.The infiltration pond detail shows an inside width of 20 feet. Revise inside width to
match plan dimension of 16 feet.
Infiltration pond has been removed.
Sheet UT-O1 (Water Plan):
34. Please provide information on utility crossings to verify that there are not pipe
conflicts.
This information has been added to the new utility overall map.
.SHenLo*t r*rrt^.
Mr. Steve Harrington
Page 9 of 10
August 4,2OO9
35, Please update detail call-outs to reference correct sheet.
Completed,
36. Please dimension distance from water main to foundation of proposed retail
building in the southwest corner of the site.
This was added to sheet UT-01,
37. Please make sure there is 10 foot horizontal separation of water line from sewer
STEP lines and STEP tanks.
Thís has been verified.
38.It is unclear how the fire hydrant assemblies are proposed to be constructed. The
hydrants leads appear to be long lengths of 6" PVC. The hydrant leads will need to
be ductile iron as shown in the standard detail. The City of Yelm does not specify
a maximum lead length but typically lead lengths are less than SO-feet. If greater
than SO-feet you may need to extend the 8-inch main line and show a hydrant
assembly off this main line or upsize the lead line diameter to 8-inches.
The fíre hydrants have now been revised to eliminate the need for long lengths of
ductile iron.
Sheet UT-02 (Sewer Plan):
39. Please update the sewer legend to be consistent with plans.
Completed.
40. Please provide information on utility crossings to verify that there are not pipe
conflicts.
This information has been added to the new utility overall map,
41. Please show invert and rim elevations of the STEP tanks and connection points.
This information has been added to the STEP tank details on sheet UT-06,
42. Please provide more detail on pump type and size used for Furniture Store STEP
tank. Standard details provided call out 10 GPM pump but calculations call out 20
GPM pump.
The Sewer Department has verified that all duplex system utilíze OSI 20 pumps,
We have added call outs to the standard details specifying this data,
43. Please call out the size of the side sewer.
This has been done on sheet UT-02.
Sheet UT-05 (Water and Sewer Details):
.SHenLA*1,r*rrr,-
44. Please provide Detail 7-11 "1500, 3000, 4500 Gallon STEP Tank/Pump Tank".
This detail has been added to sheet UT-06.
Sheet UT-06 (Sewer Details):
45, Please show invert and rim elevations of the STEP tanks in profile details.
This has been added to details on sheet UT-06.
Sheet LS-O1 (Landscaping Plan):
46.It appears there are trees shown over the top of water lines.
This condition will be revísed on the subsequent landscape submittal,
47.Please provide landscaping as required by city code and hearings examiner
conditions around the infiltration pond.
The infiltratíon pond has been removed from the plan; it is now an underground
gallery,
If you have any questions or need additional information, please do not hesitate to
contact me at (360) 352-t465.
Respectfully,
Shea, Carr & Jewell, Inc.
l-O-"*t-Å-n*,\-,( /n^"rE. Gibson, P.E.'/ Project Manager
Enclosures:
Four revised sets of plans
Two revised stormwater reports
N:\Projects\1290 Rick Christensenu290.01 106th Ave, Commerical-Retail Development\Correspondence\2oo9
08 04 Response Letter No l.doc
Mr. Steve Harrington
Page 10 of 10
August 4,2009