05-0750 Review No. 2 010408
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
January 4, 2008
Clint Pierpoint
KPFF Consulting Engineers
4200 6th Ave Suite 309
Lacey, WA 98503
RE: Tahoma Terra Fairway Multi Family – SPR 05-0750-YL
Second Review of Site Construction Drawings
Mr. Pierpoint:
The City of Yelm has completed the initial review of the proposed 3 multi-family residential buildings with a total of 48 units on 5.04 acre site. Your application included:
Transmittal Letter
Construction Plans
Drainage Report
Letter addressing 1st Review Comments
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:
Storm Drainage Report:
The Drainage and Erosion Control Report states that the pervious pavement base material depth will be between 11 inches and 40 inches for water storage. The structural section on the
construction plans show 14 inches of fractured aggregrete for water storage. The plans do not specify where the locations of these thicker sections will be constructed.
The Drainage and Erosion Control Report states that due to the Cation Exchange Rate a water quality treatment layer will not be required. However, the LID manual also states that if
the proposed location is within a Critical Area Aquifer it should be required. The City of Yelm is designated as a Critical Area Aquifer therefore a “separation and water quality treatment
layer” will be required as part of the design.
The Drainage and Erosion Control Report needs to expand on the Cation Exchange Rate. It appears that the Cation Exchange Rate being assumed is only based on the estimated infiltration
rates of the soils. Was any additional testing done to support this Cation Exchange Rate?
Construction Plans:
All Sheets:
Please add Conditions of Approval No. 13 to the cover.
Sheet 8 of 22:
Please include the current Washington State Department of Transportation ADA details. The City of Yelm’s details are not current and should be removed from the plans.
Sheet 9 of 22:
The construction plans still show grading that will direct surface flows between Building #2 and #3 to the retaining wall. At the time of the wall design this must be addressed in the
structural design “by others”.
Sheets 11 thru 16 of 22:
Install a gate valve and 22 1/2 bend at the water main connection pond in Terra Valley. Eliminate the existing ten main from the connection point to the existing blow off at the end
on the watermain.
Please deflect the watermain from station 0+70.28 to station 2+44.19 to eliminating the bends.
At station 4+06.50, the Tee must be a ten by ten by eight inch Tee, with eight inch gate valve and pipe to the fire hydrant.
The Tee at fire hydrant at station 4+06.54 must be eight by eight by six inch Tee.
All of the fire hydrant runs must be eight inch pipe with eight by eight by six inch tees at the fire hydrants.
The irrigation meter will need a Double Check Valve Assembly behind the water meter setter.
At stations 6 + 54.09 and 5 + 29 .37 need to have two inch gate valves on the Tees.
The thrust block at station 18+50.44 need to be an ecology block, so the water may be turned back on after the connection is done.
The connection to the existing main on sheet 14 - drawing C6.3 is a ten inch main.
Sheet 17 thru 20 of 22:
In the upper Rt. Corner of sheet 18 shows a “Water Table” should this not be called a “Sewer Fitting Table”?
No MJ fittings. The piping system must be constructed of PVC only, other than the gate valves.
Air release Assemblies should not be placed in the roadway if possible.
A Side Sewer Clean Out is required within 2’ of the bldg foundation.
A hose bib is required to be shown within 50’ of the location of a STEP Tank.
Show all correct details pertaining to this project.
Detail #7-22 does not apply to this project. Typical End of Line Clean Out detail # 7-20 should be shown.
Show the location of all Valve boxes (Carson boxes).
No 90 degree bends in the Side sewers.
Sheet 19 shows a Water line profile not sewer. Please correct.
In the drawings, please refer to pressure sewer lines going from the STEP Tank to the main as a “Service Line” for clarification.
Sheet 21 and 22 of 22:
Oak trees along pathway are not to be removed. See land use approval #8. The pathway can meander around and through. #8 also states to remove the small firs within the oak stand
areas.
What type of surface was decided for pathway?
Type II landscaping is required around buildings. It appears that additional landscaping should be included around the buildings. I am not able to determine if the ground floor units
will have access from the backs of the buildings. If so, patio's, hedges, or other types of screening may be used.
Please follow Section 17.80.050(E) YMC for parking lot landscape requirements. More landscaping and trees are required in the landscape islands around the parking stalls.
Interpretive signage is required to explain the wetlands and their function. Please provide a detail of sign, and show placement. I would suggest at least 4 signs on the site, maybe
two to the west, one on the south, and one on the east.
Interpretive signage is required to exhibit the oak stands. Please provide a detail of sign, and show placement. I would suggest a sign at the group of oaks being retained on the south
of the entrance drive, and the stand on the north side of the parking area.
Is irrigation going to be used to support the new landscaping?
Please show clearly on plans that no equipment is to enter the 50 foot wetland buffers - with the exception for surfacing the pathway.
Please call out what the basketball court to be made of.
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: Tahoma Terra Phase 3-8, LLC