05-0067 Civil Review 2 110805
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
November 8, 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
2nd 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 Oct 31, 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):
The mailbox locations will need to be approved and signed by the Yelm postmaster and presented as part of the package. Please note how many mailboxes are located at each cluster.
Grading and Stormwater Plan (sheets 7 thru 34):
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.
It still appears that there are water levels less than 1 foot.
The bioretention swales being installed along the blvd need to have water quality and infiltration. How are you proposing to accomplish this?
STEP Plan (sheets 51 thru 65):
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 City may require this change to be made in
the field. I am going to approve the location shown on the plans subject to additional review.
Water Plan (sheets 35 thru 50):
Sheet W-13 1) Notes 32 & 33 Blow off should be in planter strip. These need to be placed in the planter strips.
Tracts A, B, C, D, &E Backflow assemblies, required type of Assemblies will be determined by use and degree of hazard. Add this as a note to the water plans.
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. Add this comment
as a note on the reuse plans.
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. The stationing for the water meters is off in the
cul-de-sac because the roadway has been designed symmetrically instead of the adopted section.
Stormwater Report:
No comments at this time. I will be reviewing the stormwater facilities along the Killion Road Blvd when you submit the additional info for this facility.
Landscape and Irrigation Plan:
We are reviewing this as a separate document.
Street Lighting Plan (sheets 69 thru 72):
I am going to approve the street lighting plan subject to additional review. We may revise this plan during construction.
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.