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07-0135 Review No. 1 041808 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   April 18, 2008 BCRA Justin J. Goroch 2106 Pacific Ave. Suite 300 Tacoma, WA 98402 Re: Today’s Dental - City of Yelm Project Number - SPR-07-0135-YL Review No.1 Site Construction Documents Mr. Goroch: The City of Yelm has completed the initial review of Today’s Dental. Your application included: Construction Plans Stormwater Report TESC Report 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: The stormwater gallery needs to be set back from the future right of way line a minimum of 10 feet. Please include on the storm plan sheets the existing storm system along with conveyance, handling and treatment of the off site storm water from both street frontages. Please include all stationing and numbers of each storm manhole and catch basin. Please call out on plans each manhole and catch basin type and size. Please show a profile plan which will include rim elevations, invert elevations for inlet and outlet, length, grade. It appears there is only one open grate storm catch basin to send all the storm water to.  Please check this condition and show direction of flow and how this is going to work for the whole parking area. Step Sewer: The step tank tie downs strap must be made of stainless steel material Show the locations of water and sewer crossings on plans. Please include location of all valves and connections on the sewer plans. Please include invert elevations for step tank. Please include location of side sewer. Please call out a duplex pumping system and add standard details. Please show existing step tank. The existing tank at the location of the old Dental Bldg also serves the neighboring businesses. Provisions must be made to maintain service to these other business and continued service as well. If this tank is to be abandoned, the new tank will have to be sized accordingly. The Pump control Panel for the existing tank is located on the exterior of the old Dental Bld. as well. Provisions must be made to relocate this Panel (and power to this panel) during construction. Show the depth of bury for this new tank. The Service line from the new tank to the existing Main shall be a single 2” line. The existing Sewer Main Line that currently lies between the existing Dental Office and the proposed new bldg is not shown on the drawings. The sewer tap should be made on this line to prevent additional cuts in the roadway. Show the proposed method of tapping the main for the service line. Please include all current applicable Sewer details in the drawings. They may be downloaded at TIFs from the City’s website. The Pump Control Panel needs to be moved closer to the tank location. Provide an outside hose bib within 50 ft. of the tank for service. The drawings show the Side sewer entering the tank from the side however this should enter from the end. Submittals for this new tank will be required to be approved by the Yelm sewer Department prior to installation. Water: Show existing and proposed line sizes on utility or water plans. Please show and call out all valves and connections on the utility or water plans. Please include any existing utility conflicts on plans. All tees, crosses, elbows, adapters, valves, water meters, couplers and type must be included in utility or water plans. Tees must include 2 valves and crosses must include 3 valves. Please include a RPBA (Reduced Pressure Backflow Assembly) placed behind water meter.  This is required for all dental and medical offices. Please include thrust blocks on all water fittings, including in-line valves. There must be a 10 feet horizontal and 18 inch vertical separation between all water and sewer connections Please include on the plans, the existing water service line and what is going happen with it. The following should be included on the water profile plans:  Existing water crossings, fixtures, valves and couplers, size of lines, cover over pipe and grades. The developer is responsible for the cost of the fire hydrant locks and the City of Yelm Water Department will order and install them. These will be $300.00 each. The domestic water meter will require a Reduced Pressure Backflow Assembly on it. Connect domestic and irrigation water taps to the four inch water main on Jefferson. The water main on Solberg St is on the Southeast side of the street, across the street from this project. What will happen to the existing water services to both existing buildings?   Street: Pedestrian access must be maintained along frontages during construction. Please include details and street general notes on street plans. Is there going to be any lighting on this project?  If so, please include on plans per City of Yelm design guidelines. Miscellaneous: Staff or Hearing Examiners conditions of approval need to be included on the cover sheet of plan set. Datum needs to be included on all plan sheets that have elevations. Signature Approval Box.  Needs to read “Development Review Engineer”.  Please call out edge of pavement. Please show right of way and width. Please include all existing water and sewer connections above and below ground on the plan sheets. Easements width and type of easement for both existing and proposed need to be shown on plans. Please include profile grades on plans. Please show profile drawing with vertical elevation increments. Please include note drawing to field verify and expose connection points to verify fittings and locations. They will have to complete a Waiver of Protest and a Right of Way dedication deed for the Frontage Improvement deferral.  Landscape and Irrigation: Developments on corner lots must enhance the property’s visual qualities by installing substantial landscaping, a decorative screen wall, providing pedestrian access, and architectural cover treatments.  Per condition number 5, the detailed landscape plans that are required as part of civil plan submission, shall show how corner enhancement will meet the objectives of the City of Yelm Design Guidelines.   Type I landscaping along the northwest property line shall include a 6 foot fence to separate the residential use from the proposed commercial use. Refuse enclosures that are located between or adjacent to buildings and a public way shall include an 8 foot tall solid masonry wall consistent with the building materials and a 5 foot landscape buffer around the enclosure with a mix of plantings that will serve to screen the wall at the time of planting.  The location and access to all refuse enclosures shall be approved, in writing, by LeMay, Inc. prior to civil plan approval. The city prefers that the proposed shrubs and ground cover be of a drought tolerant species to promote water conservation.  All irrigation shall be in the form of a drip system. 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.