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05-0067 Div 34 Civil Review 1 Water and Sewer Only 040207 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   April 2, 2007 Tahoma Terra LLC Doug Bloom 4200 6th Ave Suite 301 Lacey, WA 98503 RE: Tahoma Terra Div 3 and 4 – MPC-05-0067-YL 1st Review of Civil Construction Documents Water and Sewer Comments Only Mr. Bloom: The City of Yelm has completed the initial review of the proposed Master Planned Community infrastructure for Division 3 and 4. Your application included: Construction documents received Feb 6, 2007 Stormwater Report received Feb 6, 2007 Revised Roadway and Stormwater plans dated March 8, 2007 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 (MB – 1 and 2): The mailbox locations 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. Roadway Grading and Storm Drainage Plans (R-1 thru R-24): No comments at this time. I will be following up with a separate letter addressing this part of the plans. STEP Plan (S-1 thru S-11): The Sewer Dept. needs to see the overall plan including Div. 5 & 6 in order to determine if proposed valving is correct. A hydraulic profile was not provided for Alley 1. The 2 sewer mains on Roads “C” and “D” should be tied together with a “T” and have 3 gate valves installed in order to select direction of flow in the event of a main rupture. At the intersection of road “B” and Alley 1. 3 Gate valves are needed. An isolation gate valve (in-line) is needed on Rd. “C” at Sta. 75+00. An isolation gate valve (in-line) is needed at sta. 194 on Rd. I. The “STEP Sewer fitting table” provided on each page must include all of the call-outs shown on each page. A min. of 18” of vertical separation must be provided between all Sewer Mains and all Water Mains unless approved by Public Works. An ARV will be required at Sta. 194+50 on Rd. I at the high point. On Rd “C” at Sta. 62+25 the Sewer Main is designed at 10 ½’ deep. This is much too deep. The intersection of roads. “C” and “B” should have a 2nd “T” be installed for future use for Div. 5 & 6? (See #1 above) The Service (valve) Box for many of the lots are shown on the wrong side of the sidewalk IE: Lots: 169, 191, 192, 45, 46, 49, 68 and 69. An ARV is required at Sta. 74 on Rd. “C”. No Reclaimed Water lines are shown on the drawings. At the intersection on roads “D” & “K”, grade should be adjusted to eliminate a high spot that will otherwise require an ARV. Several service lines are shown connecting to the mains between the “End of Line Valve” and the Blow-off. These connection points need to be shown on the other side of the valves. Example – Lots 9, 180, and 250. An ARV is required at Sta. 194+60 at the intersection of roads “I” and “F”. An “End of Line” clean-out is required at Sta. 211+19.40 on Rd. “K”. The Sewer Details should show the most updated drawings in order to avoid conflicts in the field. IE: the “Typical Service Connection” showing deflected piping through the service box, and the “Typical Double service” not showing the toning wire to each service. Water Plan (W-1 thru W-12): The developer is responsible for the cost of the fire hydrant locks and the City of Yelm will order and install them. The project will not be final until the City of Yelm has received the payment in full for the fire hydrants locks. Please add a note to the cover sheet of the plans noting this. Not Used Sheet W-1, Note 2. At the intersection of road C & B, on the water main cross there should be another gate valve. I would like to see it on the eight inch main on C road. The ten inch gate valve needs to be placed on the North side of the cross. Sheet W-1, Note 1. Isn’t the existing water main on Tahoma BLVD and the stub out a ten inch main? Sheet W-1 Note 3. Why do we have an eight inch gate valve on a four inch main? Sheet W-1. See Note five on sheet W7. Why a 10”X 8” X 10” X 8”Cross? Sheet W-2, Note 8. Can we move the fire hydrant North to near the water meters or too the corner by lot 169? Sheet W-2, Note 9. Should this be an Air/Release? But if this is a blow off, can we eliminate it? An Air/Release will need to be placed outside of the driveway, would like to see it at the water meter boxes. Sheet W-2, Note 11. Is this fire hydrant outside of the ten foot separation from the sewer system boxes? Sheet W-2, Note 27. Can this fire hydrant be put on the corner of the open space? Sheet W-3, Note 12. The end of the main should have a blow off on it. Sheet W- 4, Note 19A. Should be an eight inch gate valve, not a ten inch valve. Sheet W-5, Note 19B. Is this a blow off or an Air/Release? Sheet W-6, Note 22. The end of the main should have a blow off on it. Sheet W-6, Note 24. Can this fire hydrant be moved closer to the water meter boxes and not in the middle of the lot? Sheet W-6, Note 27.  Can this fire hydrant be put on the corner of the open space? Sheet W-7, Note 5. Why a 10”X 8” X 10” X 8”Cross? Sheet W-7, Note 31. The end of the main should have a blow off on it. Sheet W-8, Note 36. . The end of the main should have a blow off on it. Sheet W-8, Note 38. Can the fire hydrant and the water meter be moved to the Westside of the open space? Sheet W-9, Note 41. The end of the main should have a blow off on it. Sheet W-9, Note 42. Need to have ten feet of separation from water and sewer. Sheet W-10, Note 38. Can the fire hydrant and the water meter be moved to the Westside of the open space? Sheet W-11, Note 45. The end of the main should have a blow off on it. Sheet W-12, Noet2.  At the intersection of road C & B, on the water main cross there should be another gate valve. I would like to see it on the eight inch main on C road. The ten inch gate valve needs to be placed on the North side of the cross. Sheet W-12, Notes A&C. These notes need to be swapped. Sheet 12. There should be a paved access road and turn around to access this meters or move the water main and meters too alley number one. All the water meters boxes need to go in the planter strips, between the sidewalks and curb. All potable water irrigation systems will have approved back flow assembly device.            Stormwater Report: No comments at this time. I will be following up with a separate letter addressing this part of the plans. Landscape and Irrigation Plan: The landscape and irrigation plans were not provided in the plan set. Please provide these plans for review and approval. Street Lighting Plan: The street lighting plans were not provided in the plan set. Please provide these plans for review and approval. It may be beneficial to have a meeting to mutually agree upon the locations before you submit the plans. Signage Plan: A signage plan was not provided in the plan set. Please provide these plans for review and approval. 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. Please contact me before you resubmit these plans. 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.