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05-0067 Civil Review 1 old City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   October 24, 2005 Tahoma Terra LLC Doug Bloom 4200 6th Ave Suite 301 Lacey, WA 98503 RE: Tahoma Terra Div 1 and 2 – MPC-05-0067-YL Initial Review of Civil Construction Documents Mr. Bloom: The City of Yelm has completed the initial review of the proposed Master Planned Community infrastructure for Division 1 and 2. Your application included: Construction documents dated 8/2005 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: Site Plan (sheet 1 thru 4): On all sheets with elevations please call out the vertical datum, horizontal datum, bench mark and elevation being used. Where are all the mail boxes going? You will need to supply a site plan for the mail box locations. This will need to be approved and signed by the Yelm postmaster and presented as part of the package. Add the sheet number to the sheet index. Erosion Control Details and Notes (sheets 5 thru 6): No comments at this time. Grading and Stormwater Plan (sheets 7 thru 34): Check catch basins for type. Types 1’s are approved up to 5 feet in depth, any catch basins deeper need to be type 2. The pipe profiles on sheet 8 show the water level in the biofilter being higher than the catch basin in the street. The stormwater can not be closer that 1 foot below the grate invert. Make sure the narrowing of the streets (bulbouts) are used consistently throughout divisions 1 and 2. Some intersections have them and some do not. The storm drainage easements shall be privately owned and maintained. This would include the areas between lots that have conveyance pipes installed. The City’s stormwater policy is to have all stormwater facilities and grading of these facilities not closer than 10’ from any property line or tract line. You have requested no setback from the property line. This is a Master Plan Community therefore this is allowed and will be granted. Sheet R-14; Remove the City of Yelm name from the Type 1 curb ramp detail. This in not our detail yet... Sheet R-15, much of the curb return information is missing. Sheet R-15, much of the curb return information is missing. The City code requires that cul-de-sacs have sidewalk constructed around one half of the cul-de-sac. This has not been shown on the plans. Sheet R-21, Roadway section F shows 61’ of right of way. This should only be 56’. The extra 5 foot planter strip should be shown as a tract to the homeowners association not right of way. The bioretention swales being installed along the blvd need to have filter fabric on all sides or the gravel except the bottom surface. Add details to the plans for the block wall design. You have changed the design from rock walls to ecology block walls. The striping and signage plan appears to be complete. We will need to review it again before the installation of the signs to verify that construction changes have not impacted the location of the signs. STEP Plan (sheets 51 thru 65): Sta. 2+17.60, this Air Release Assembly can be eliminated by adjusting the hydraulic grade slightly to remove the high point. Sta. 2+38.60, see item #1 Sta. 15+06.18, See item #1 Sta. 2+37.20, see item #1 Sta. 2+20.59, see item #1 Remove the Pig Ports called out at the ends of Tahoma Ct., Cole Ct., & Terra Ct. The end of the pipe run should be end of line clean outs. See COY detail 7-20. A gate valve is required in the main line at the mid point of 99th Way, and 99th Ave. Sewer mains in Terra View St and Terra Glen St. should be 3 in size. Sta 17+45.10 and note # 23 shows a Wye with a 2” clean-out. Please eliminate this. The “Key Map” on page S-5 needs to be updated. Berry Valley Drive sewer line needs to be upsized to 6” in diameter. You currently show 2” in diameter. The sewer notes do not appear to be the current set. There should be 21 notes. The Killion Blvd. water and reuse water, you may want to look at switching them to avoid conflicts at all the fire hydrant crossings. The sewer stub for the commercial driveway is called out as different sizes on different sheets. The sewer mains on dead end streets need to be installed all the way through the cul-de-sac. The end of line clean outs should be located in the planter strip. Water Plan (sheets 35 thru 50): On sheet W-4, what is the stub for at note 52? A Double Check Valve Assembly will be required at the infiltration pond basin water meter. Show gate valves at note 54, sheet W-5. Note 56 should be a 10 inch main so it can be hooked up to 10 inch main stubbed out at Nisqually Meadows. Note 53 needs to be a 10x10x10 tee to 10 inch pipe stub out for future Terra Valley Sheet W-8 1) Notes 12 and 12A, Mechanical joint fittings would be better as no adapters would be needed. Sheet W-12 1) Note 39B this main should be a 10 inch to match the size as Commercial Dr. Meter next to note 39, what size water meter and backflow assembly? Sheet W-13 1) Notes 32 & 33 Blow off should be in planter strip. Who will maintain easement between lots 95 & 96 over water main, and no fence should be over water main. Tracts A, B, C, D, &E Backflow assemblies, required type of Assemblies will be determined by use and degree of hazard Re-claimed water on Tahoma Blvd, if any Re-claimed enters a property with potable water the property will be required to have a Reduced Pressure Backflow assembly. Make sure you have the correct water notes, should be 16 of them. The connection to Nisqually Estates will be 10” in diameter. The watermain in the Blvd should be 10” in diameter. The blvd fire hydrants need to be located behind the sidewalk. Please check the offsets for all the water meter boxes and note where the offset is measured from. Center of box or front of box. Terra Ct does not have 10’ of separation from the sewer. Fire hydrant #24 is conflicting with the storm pipe. Verify other hydrants conflicts do not exist. The water main in Terra Ct. should be ended at just behind the curb of the cul-de-sac. Stormwater Report: No comments at this time. I will be reviewing the requested reduction of the stormwater facilities along the Killion Road Blvd. Landscape Plan: Tami will be following up with a separate letter. Reclaimed Water Plan (sheets 66 thru 68): The 10” reclaimed water line needs to have hydrants installed along the roadway frontage. We require that you install one hydrant between every other domestic water hydrant on the south and west side of the roadway. The City does not have any reclaimed water details to add to the plans. It is expected that the reclaimed water system will be installed with the same specifications and details as the water system. However the depth is 60” of cover and plastic/pvc shall be purple in color. Street Lighting Plan (sheets 69 thru 72): The street lights on the Killion Blvd. will be city owned and maintained. These lights will be per the city codes and design. The blvd. locations shown on the plans are approved. Please add the specification of the poles, lights, mast arms etc to the plan. The lights shown inside the master planned community are going to be privately maintained by the homeowners association. You have flexibility because this is a master planned community. I need you to show the specifications of the poles, mast arms, light types, and colors of the installations. Conditions of Approval: Add the conditions of approval for the subdivision cover sheet. It is a requirement that all projects have the conditions of approval on the cover sheet. If this is not attainable please coordinate with me for other options. 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 should 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. enc.