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HomeMy WebLinkAboutLarge FormatA PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/4, SEC. 24, ·rwP. 23 N., AGE. 5 E., W.M. McCORMICK PLAT (CITY FILE #: _________ __,) ,. LEGAL DESCRIPTION . ;r .. PARCEL A: . . . . . . . . . . . . . . . . . . . . .. THE WESr 201 FEET OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL B: . BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER. OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE . MERiDIAN, IN KING COUNTY, WASHINGrON; THENCE EAST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF . . SECTION 24, . A DISTANCE OF 201 FEET: THENCE NORTH TO THE SOUTHERLY RIGHT OF WAY LINE OF COUNTY ROAD; THENCE NORTHWESTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF SAID ~gx~~O THE WEST LINE OF SAID SECTION 24; THENCE SOUTH ALONG THE WEST LINE ,HEREOF TO THE POINT OF BEGINNING. PARCEL C: COMMENCING At A POINT ON THE EAST BOUNDARY LINE OF SECTION 23, TOWNSHIP 23 NORTH. RANGE 5 EAST, · WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, WHICH POINT IS NORTH 0' 12' 43" EAST 1398. 72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION 23 AND SOUTH 0'12'43" WEST 90.13 FEET . . . FROM THE POINT OF INTERSECTION OF THE ABOVE DESCRIBED EAST BOUNDARY LINE OF SAib . SECTION 23 AND THE CENTER LINE OF THE TRACT AND RIGHT OF WAY OF THE COLUMBIA AND PUGET SOUND RAILWAY; AND BEING THE TRUE POINT OF BEGINNING: THENCE SOUTH 0' 12' 43" WEST 420.63 FEET; THENCE NORTH 81'35;17" WEST 295.04 FEET; THENCE NORTH 0'12 1 43" EAST 400 FEET, MORE OR LESS, TO A LINE CONCENTRIC WITH AND 90 FEET (RADIAL MEASUREMENT) SOUTH- OF THE CENTER LINE OF THE COLUMBIA AND PUGET SOUND RAILWAY; THENCE EASTERLY ALONG SAID CONCENTRIC LINE 295 FEET, MORE OR LESS, TO THE POINT OF BEGINNING; EXCEPT ANY PORTION THEREOF WHICH LIES NORTHERLY OF THE SOUTHERLY MARGIN OF SOUTHEAST RENTON-MAPLE VALLEY HIGHWAY (P.S.H. NO. 2) AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 1545508. PARCEL D: ., . A . PORTION OF A PQRTiON OF THE . EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 2l r: PROJECT SITE VICINITY MAP NOTTO SCALE BASIS OF BEARING WILLAMETTE GRID MERIDIAN PROJECT DATA SITE ADDRESS: 16405 . SE RENTON, WA TAX PARCEL #: 232305902909 . SITE AREA: 7.32 ACRES BURLINGTON ORIGINAL ZONING:. R-::12-ANQ ,RA':c..5 (15lNG COU":1.lY) ·. . ..... ;-,>¥,'-.,,,i,:~~ ·_·' -~\1;~:~~~---_;.;n~-<4=~,k-~;<·..: ...... ;,,_-,t..,t'..c~·->>~_'4>'·'• -~~-·~ ·,,.-'-,-.<., · CURRENT·ZONING: R-8 (CITY 'OF RENTON) AND RA-5 (KING COUNTY) PROPOSED ZONING: R-8 (CITY OF RENTON) AND RA-5 (KING COUNTY) KING COUNTY,. WA (PARCEL N0.2323059029) IMPERVIOUS AREA: EXISTING = 1.32 ACRES DEVELOPED = 2.82 ACRES TRAIL SQUARE FOOTAGE: 9, 192 SF TRAlCTOOP DISTANCE: 1 ;74(3' FEET/582 YDS/0.33"Mll£S''-''' ,. ~~i~~~~D 2Js NFi~I'c\~~NGE ij' 1EASTf lv1UAME11E MERIDIAN, IN KING coumv. WASHINGTON.I · COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT. A SAID POINT NORTH 0' 12' 43" EAST 1398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0'12'43" WEST 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH CENTER OF TRACT AND RIGHT OF WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0'12'43" WEST. 420.63 FEET: THENCE NORTH 81 '35' 17" WESr 295.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 0' 12' 43" EAST 265.00 FEET; THENCE NORTH 81'35'17" WEST 20.00 FEET; THENCE SOUTH 0'12'43" WEST 265 FEET; THENCE SOUTH 81'35'17" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING. · PROPOSED COMPREHENSIVE Pl.AN DESIGNATIO:N: RESIDENTIAL SINGLE FAMILY (RSF) CITY OF RENTON PARCEL E: THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF . SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT A POINT NORTH 0'12'43" EAST; 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTiON AND SOUTH 0' 12' 43" WEST, 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTERLINE OF TRACT AND RIGHT- OF-WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0' 12' 43" WEST, 420.63 FEET; THENCE NORTH 81'35' 17" WEST, 195.04 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 81'35'17" WEST, 353.00 FEET; THENCE NORTH 0"12'43" EAST; 384.52 FEET; THENCE EASTERLY ON A 0'28' CURVE TO THE LEFT THROUGH AN ANGLE OF 2'32'28",. AN ARC ·DISTANCE OF 350.00 FEET; THENCE SOUTHERLY TO THE TRUE POINT OF BEGINNING; EXCEPT THE EAST 100 FEET THEREOF; AND EXCEPT THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRiBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT A POINT NORTH 0'12'43" EAST, 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0' 12' 43" WEST, 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTER TRACT AND RIGHT~OF-WAY OF COLUMBIA & PUGET SOUND RAILWAY; THENCE SOUTH 0·12'43" WEST, 420.63 FEET; THENCE NORTH 81"35'17" WEST, 295.04 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 0'12'43" EAST, 265.00 FEET; THENCE NORTH 81'35'17" WEST, 20.00 FEET; THENCE SOUTH 0'12'43" WEST; 265.00 FEET; THENCE SOUTH 81'35'17" EAST, 20.00 FEET TO THE TRUE POINT OF BEGINNING; AND EXCEPT PORTION LYING WITHIN PRIMARY STATE HIGHWAY No. 5. PARCEL F: THE NORTH 50 .FEET OF THE EAST 350 FEET OF TRACT A OF THE PLAT OF VALLEY FAIRE II, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 131 OF PLATS, PAGES 39 THROUGH 43, INCLUSIVE, IN KING COUNTY, WASHINGTON, AS MEASURED ALONG THE NORTH LINE OF SAID TRACT A. MINIMUM DWELLING UNITS REQUIRED: 21 MAXIMUM DWELIING UNITS All.OWED: 42 . DENSITY PERMITIED BY CODE: 8 DENSITY PROPOSED: 6.33 PROPOSED DWELLING UNITS: 34 PROPOSED NUMBER OF LOTS: · 34 PUD MINIMUM LOT SIZE: 2550 SF TYP. PUD LOT WIDTH & DEPTH: 35' TYP; WIDTH, 85' TYP. DEPTH REQUIRED ON-SITE· RECREATION SPACE: i ,700 SF (50 SF /LOT x 34) PROVIDED ON SITE RECREATION SPACE: 4, 188 SF REQUIRED OPEN SPACE: 28,735 SF PROVIDED OPEN SPACE: 38,432 SF AREA OF WORK: 226,035 SF ESTIMATED TOTAL EXCAVATION: 8,248 CU YDS ESTIMATED TOTAL FILL: 7,924 CU YDS MEANS OF SEWAGE DISPOSAL:. CEDAR RIVER WATER AND SEWER DISTRICT SOURCE OF WATER: CEDAR RIVER WATER AND SEWER DISTRICT SCHOOL DISTRICT: RENTON # 403, KENT #415 (BORDER DISTRICTS) FIRE DISTRICT: KING COUNTYi FIRE PROTECTION DISTRICT No. 25 TELEPHONE SERVICE: QWEST POWER SOURCE: PSE PUD REQUIRED MIN. STRUCTURE SETBACKS: FRONT: 10' SIDE: 5' (10' 2 SIDE YARDS) REAR: 10' WETLAND AND / OR STREAM BUFFER: 15' LAND IN CRITICAL AREAS: LAND IN CRITICAL AREA BUFFERS: LAND IN PUBLIC STREETS: LAND IN PRIVATE ACCESS EASEMENTS: 34,803 SF 73,405 SF ROW: 47,971 SF ROADS/SIDEWALK: 44,641 SF O SF PUBLIC ACCESS TO WATER: 7,640.36 SF 133,.588.01 SF 30 FT LANDSCAPING TOTAL: ALLOWABLE BUILDING HEIGHT: PROPOSED BUILDING HEIGHT: "'128-'"30 FT 6,758.72 SF 24;037.62 SF 226,035 SF ON SITE WETLANDS: ON SITE STEEP SLOPES ( +40%): AREA OF DISTURBANCE: SITE GRADING: .cur 8,248 CU YD 7.924 CU YD FILL NET . 324 CU YD (CUT) OWNER/DEVELOPER : · ROBERT McCORMICK 161 MAPLEWAY ROAD SELAH, WA 98942 PHONE: 509-945~2219 CIVIL ENGINEER : PACIFIC ENGINEERING DESIGN, LLC 15445 53rd AVE S. SEATILE, WA 98188 PHONE: (206) 431-7970 FAX: (206) 388-1648 SURVEYOR: HANSEN SURVEYING 17 420 16TH AVE S.E. RENTON, WA, 98058 PHbNE: (425) 253-8440 FAX: (425) 253-0266 z ·~ ~ <( w _J a: IL a.. 0 .. -... -,,,,. ~-~ () 0 ~ ! -~ a: ~I~ 0 i!il () 0 ci:: ~ ~ PROJECT NO.: 07093 bRA WN BY: CJB ISSUE DATE: 12-13_;,2010 SHEET REV.: City of Henton PlATHffl~~sion COVERSHEET MAY ~ ti N11 PLAT 1 SHEET 01 OF 02 J ~. z ~ ~ w ....I 0: IL CL 0 ~ ~ () 0 -~ I ~ (C ~t 0 0 0 a: ~ 0 u. PROJECT NO.: 07093 DRAWN BY: CJB ISSUE DA TE: 12.;.,13-2010 SHEET REV.: PRELIMINARY PLAT PLAN 07093 Plat Plan.dwg PLAT 2 SHEET 02 OF 02 • ~ 0 ® 0 • 0 (j ® ® (y) • ® ® 0 A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., RGE. 5 E., W.M. AND A PORTION OF THE SE 1/4, SEC. 24, TWP. 23 N., RGE. 5 E., W.M. Existing Trees to Remain (approx. drip line) be Removed Acer griseum / PAPERBARK MAPLE Cercis canadensis / EASTERN REDBUD Cornus 'Eddies White Wonder'/ DOGWOOD Acer c. "Queen Elizabeth'/ HEDGE MAPLE Pyrus c. 'Cleveland Select' / FLWG. PEAR Thuja o. 'Emerald Green'/ ARBORVITAE Calocedrus decurrens / INCENSE CEDAR Pinus contorta/ SHORE PINE Thuja plicata/ WESTERN RED CEDAR Arctostaphylos media/ KINNICKINNICK Buxus s. 'Suffruticosa' / BOXWOOD Daphne b. 'Carol Mackie' / ROCK DAPHNE min. 2" cal. min. 2" cal. min. 6'0" hgt. min. 6'0" hgt. min. one gal. cons min. two gal. cans min. two gal. cans Hemerocallis 'Hyperion' / DAY LILLY min. one gal. cans Hydrangea quercifolia. / OAKLEAF HYDRANGEA min. two gal. cans llex c. 'Convexa' / JAPAN. HOLLY Kalmia I. 'Ostbo Red' / MOUNTAIN LAUREL min. two gal. cans min. two gal. cans Miscanthus s. 'Yaku Jima' / MAIDEN GRASS min. two gal. cans Myrica californica/ PACIFIC WAX MYRTLE min. two gal. cans Nandina d. 'Sienna Sunrise' / HEAVENLY BAMBOO min. two gal. cans Pinus m. 'Pumillo' / MUGHO PINE min. two gal. cans Rhododendron 'Bow Bells'/ 'Cilpinense' min. two gal. cans Sarcococca humilis / LOW SARCOCOCCA Acer ginnala/ AMUR MAPLE Thuja plicata/WESTERN RED CEDAR Cornus alba/ SIBERIAN DOGWOOD Epimedium v. 'Sulphureum' / BISHOPS CAP Goultherio shollon/ SALAL Holodiscus discolor/ OCEAN SPRAY Potentillo f. 'Moonlight'/ CINQUEFOIL Polystichum munitum / SWORD FERN Mohonio repens / CREEPING MAHONIA -• · -· Myrico colifornica/ PACIFIC WAX MYRTLE Ribes s. 'King Ed. VIII'/ FLWG. CURRANT min. one gal. cons min. 1-1 /2" cal. min. 6'0" hgt. min. two gal. cans min. two gal. cons min. one gal. cons min. two gal. cans min. two gal. cons min. one gal. cQ~s ", '"inin:-Ohe gal. ·Cons -·---min. two gal. cons min. two gal. cans Symphoricarpus olbus/ SNOWBERRY min. two gal. cans Voccinimum ovatum/ EVERGREEN HUCKLEBERRY min. two gal. cans Salix losiandro/ PACIFIC WILLOW min. 1" cal. Thuja plicata/WESTERN RED CEDAR min. 4'0" hgt. Acer circinatum/ VINE MAPLE min. two gal. ccms Cornus stolonifero/ RED TWIG DOGWOOD min. two gal. cons Gaultheria shallon/ SALAL min. one gal. cans Myrico colifornica/ PACIFIC WAX MYRTLE min. two gal. cons Polystichum munitum / SWORD FERN min . one gal. ccins Rubus porviflorus/ THIMBLEBERRY min. two gal. cons Rubus spectabilis/ SALMONBERRY min. two gal. cons Sombucus racemoso/ RED ELDERBERRY min. two gal. cons • Plant sizes are specified per the American Standard for Nursery Stock, Publication-May 2, 1986 sponsored by the American Association of Nurserymen, Inc. 2-.... -- "\ \ • • 0 • 0~ • oQ0 0 0 0 cjog1 40' O" 'S--- 0 o~O() O ooo~o® 0 oc° ® ® ~® ®()o ®• '~® ® ®Oo oo® ®~R L@ ® ® ~ oo o® SHRUB LAYOUT- STREAM ElUFFER TYPICAL WETLAND/ -------- ,f-----------:80' O"------ 4 0' O' TYPICAL SHRUB LAYOUT- STEEP SLOPE/ PERIMETER BUFFER b ... ~ - 1 20 I 40 I 80 I SCALE: 1" = 40 O" . ' -- - ,---,.--" / / / / / / ---- /. ------ff -i(_ -· -. ---~~- North Glenn Takagi Landscape Architect 18550 Firlands Way N. Suite #102 Shoreline, WA 98133 (206) 542-6100 FAX: (206) 546-1128 z 0 1-z w o:'. LL 0 ~ 0 PROJECT NO.: XXX DRAWN BY: GT ISSUE DA TE: 3.30.11 SHEET R~¥;-i... X:X.X ~,a·J/', or Renton • ming o· 1v;sion MAY 2 5 lUII CONCEPTUAL LANDSCAPE PLAN L01 ----------------------------------------------------------~~--------~-------------------------------------------------------.i,-------------------------------------- A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., RGE. 5 E., W.M. AND A PORTION OF THE SE 1/4, SEC. 24, TWP. 23 N., RGE. 5 E., W.M. I CHAINLOCKTIES ------, MIN.1.5 x 1.5 IN. APPROVED ST AKE MATERIAL ALL STAKES SHALL BE DRIVEN OUTSIDE THE EDGE OF THE ROOT BALL AMENDED BACKFILL ------'il"'-l'f.~"'1~-";c." ..:.a.. "<!.!c'.!J.fi1iJi 18"· DEEP ROOT BARRIER ( PLASTIC) , # AS REQUIRED ( MIN. 4'0'1 . SET 1/2" BELOW GRADE ON SIDE TO BE PROTECTED. COMPACTED AMENDED BACKFILL. TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. TIGHTEN TIES ONLY ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK MOVEMENT. CHAINLOCK SHALL BE LONG ENOUGH TO ACCOMMODATE 1.5 IN. OF GROWTH. 0 TREE PLANTING NOT TO SCALE 4 4 -----EACH TREE MUST BE PLANTED -SUCH THATTHE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. 00 NOT COVER THE TOP OF THE ROOT BALL WITH SOIL. 4 IN. HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. =1~k;;iiaii'r------FIN1SH GRADE l*'ffiei--lPLANT PIT WITH ANGLED SIDES ="'-""-ROOT BALL IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL, CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTO PLANTING HOLE. SET TOP OF ROOT BALL FLUSH TO GRADE 1·2 IN. HIGHER IN SLOWLY DRAINING SOILS. --B&B OR CONTAINERIZED SHRUB, TYP SET ALL PLANTS AT NURSERY LEVEL MIN 2"-3" OF MULCH { PER SPECS) SHRUB BED SOIL PREPARATION DEPTH ( SEE SPECS) FINISH GRADE DEPTH PER SPECS REMOVE CONTAINER rWOTBALL DEPTH·.,. COMPLETELY OR REMOVE I BURLAP, WIRE & STRING FROM TOP 2/3 OF ROOTBALL 1-2;:?ij{, ';i'.; $i,.=2:c.:~@{;§;_~4'.;_:s;"" ;{+---NATIVE BACKFILL WITH SOIL AMENDMENTS ~~ ;,~/),%"»). · { SEE SPECS.) ROOTBALL + l'o'" (MIN) OR 3 TIMES WIDTH OF ROOTBALL UNDISTURBED SUBGRADE ( PROVIDES FIRM BASE SO THAT ROOTBALL WILL NOT SINK) fi\,....;S=H.:.:..R.:..::U:..=:B....:P-=L:::....A::...:N...:...:Tl::...:N=G _____ _ V NOT TO SCALE JUTE FABRIC UNDERNEATH BARK MULCH ON SLOPES r-------------QVER2:1 r-------MIN 2"MULCH ( PER SPECS) r------FINISH GRADE ~---TYPICAL GROUND COVER PLANTED AT NURSERY LEVEL 0 GROUND COVER PLANTING NOTTO SCALE 2X4 TOP RAIL 1X4 PICKET 2X4 BOTTOM RAIL • DOUGLAS 1o 8 PICKET FENCE 4---- NOTTO SCALE 61-0" o.c., typ. POST CAP BRACKET ,. ;. . ·_, .d ' . . . ~ . '· .. '· ... • ..• "~. •i :.' •.. , ,'. . . • -CONc'' •• ,' ' : . / f'OQTING : ·, ' .·• . , -, ;, . '. / •' . . . ~ -~ . . . . . .,.., ,. .. 12"" FIR "' ' Cl OPEN SPACE PARK DET.AIL PLANTING NOTES: 1. Planting soil for shrubs/groundcovers shall be deemed as new topsoil/compost cultivated into existing prepared subgrade. Trees shall be pit planted with prepared planting holes being a minimum twice as wide as the rootball and at least nine inches (9") deeper. 2. Soil Preparation: Interior Planting Beds: Determine/ attain shrub bed subgrade and cultivate to a minimum depth of ten inches (10"), clean/ remove all rocks, roots, debris over two inches in diameter. Lay a two inch (2") depth of Compost over entire bed and till again to a minimum depth of ten inches (10") to incorporate Compost thoroughly into grade. Then lay a two inch lift of Compost and till again. Wetland/ Stream/ Steep Slope Buffer and Perimeter Beds: Pit plant with planting holes being a min. 3 times as wide as rootball. See Planting Details. 3. Prior to beginning any planting, set/ layout plant materials as shown in Plan locations and request a Site Check from Landscape Architect/ Owner's Representative to review plant sizes/ condition/ location/ spacing. 4. Throughly water plants at time of planting. 5. Fertilize all installed plants during backfill operations with 4-2-2 Agro Transplanter as recommended by Manufacturer. 6. Substitutions or changes in materials and placement shall be made only on the written change orders as agreed between Contractor, Landscape Architect and Owner. 7. Mulch all beds with a minimum 2 inch (2") depth of approved 'mulch'. Finish grade of mulch shall be 1" below adjacent hard surfaces. 8. Stake trees per details & as directed by Landscape Architect. 9. The Landscape Architect retains the right to inspect trees, shrubs and groundcover for compliance with requirements for plant size and quality at any time. This includes but is not limited to size and condition of rootballs, root systems, insecfs, latent in juries and defects. Remove rejected material immediately from project site. 10. Substitutions or changes in materials and placement shall be made only on the written change orders as agreed between Contractor, Landscape Architect and Owner. 11. Maintenance: Provide landscape maintenance immediately after planting. Work to include but not limited to pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy growth of plants. Maintain until Final Acceptance, but in no case less than 30 days. 12. When Contract work is complete, Contractor shall request a site inspection to review installed work. Upon completion of the inspection, the Landscape Architect shall amend the Contractor's list of items to be completed or corrected (Punch List) and indicate the time period for their completion or correction. This shall constitute Substantial Completion and Provisional Acceptance shall be granted at this time. The Landscape Architect will make an inspection for Final Acceptance of the Work upon request by the Contractor. If all of the items of the Punch List have not been completed to the satisfaction of the Contract/ Landscape Architect. At this time, the Landscape Architect shall certify in writing the Final Acceptance of the Work. 13. Replacement of Plantings: Remove from site and replace with new planting, at Contractors expense, any plant that is either dead or in unsatisfactory condition, as determined by Landscape Architect as soon as conditions permit within normal planting season. All replacement plantings are then to be under reinstated guarantee period, as specified. Identify these replacements and take whatever necessary steps to prevent similar demise of plant materials. 14. Warranty: This Warranty shall include replacing and planting same size and species of plant material shown on Drawings that is designated to be replaced by the Landscape Architect. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect/abuse by Owners/others. All plants replaced shall be reinstated under plant guaranty conditions. GENERAL NOTES: * Coordinate work with other trades as required. Determine location of underground utilities and perform work in a manner which will avoid possible damage. Coordinate with Utilities Underground Location Center and Owner for locations of existing underground utilities, etc. servicing or routed through the site. * Provide protection of all property, persons, work in progress, structures, utilities, walls, walks, curbs and paved surfaces from damages incurred arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. * During construction, keep pavements, building clean. Protect site and adjacent properties from damage due to construction operations, operations by other Contractors/trades and trespassers. Unfinished and completed work shall be protected from damage by erosion or trespassing, and proper safeguards shall be erected to protect the Public. * Staking and Layout: Immediately notify Landscape Architect in writing of any variance between plans and actual site. Landscape Architect has the right to adjust the location of elements. Verify layout with Landscape Architect prior to any installation work. * Verify installation conditions as satisfactory to receive work. Do not install any site elements until any unsatisfactory conditions are corrected. Beginning of work constitutes acceptance of conditions as satisfactory. When conditions detrimental to plant growth/contructed elements, are encountered such as rubble fill, adverse conditions, or obstructions, notify Landscape Architect. IRRIGATION NOTES: * Automatic 'Spray' Irrigation System by Bidder Design. Design/ Installation to provide full and even coverage per best trade practices. Coordinate with General Contractor the size and location of the Irrigation Meter. Coordinate with General Contractor the provision of electrical service/ mounting of Automatic Controller. Sleeve under all pavement. Use Schedule 40 PVC for all lines . Provide an accurate, neat and legible 'As Built' record plan sh awing layout and locations of installed elements. Glenn Takagi Landscape Architect 18550 Firlands Way N. Suite #102 Shoreline, WA 98133 (206) 542-6100 FAX: (206) 546-1128 ~ ...J 0.. ~ 0 -~ O::'. 0 0 (.) ~ z 0 1-z w [l'.'. u. 0 ~ -() PROJECT NO.: XXX DRAWN BY: GT ISSUE DATE: 3.30.11 SHEET REV.: X.X.X City of Renton Planning Division ,: CONCEPTUAL ~~{j~~~ PLAN- NOTES AND DETAILS L02 ' 4 ' . ': SI, -• , .... \ VICINliY MAP PROJECT DIRECTORY OWNER: ARCHlTECT CIV[L ENGlNEER: SURVEYOR: ROBERT McCORM[CK 161 MAPLE'WAY ROAD SELAH, WA 98942 (509) 945-2219 RUTLEDGE MAUL ARCH[TECTS [9336 47th AVE. N.E. SEATTLE, WA 98155 (206)440-0330 (206)362-4381 (FAX) CONTACT: DAVE MAUL PACIFIC ENGlNEERlNG DESIGN 15445 53RD AVE. S. SEAfTLE, WA 98188 (206) 431-7970 (206) 388-1648 (FAX) CONTACT: GREG DIENER HANSEN SURVEYlNG 17420 16m AVE. S.E. RENTON, WA 98058 (425) 253-8440 (425) 253-0266 (FAX) GENERAL NOTES THE ARCHlfECTUR/1L CONS1RUC1ION DRAWINGS AND GENERAL NOTES DELINEAfE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS, AND TYPES OF MATERIALS AND GENERAL MEfHODS OF ASSEMBLING OR FASTENING. fHEY ARE NOT INTENDED TO SPECIFY PARTICULAR PRODUCTS OR ITTHER MEfHODS Of APPLICAflON, EXCEPf WHERE SPECIFICALLY NOTED. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE SELECTION, FABRICATION OR INSTALLATION OF ANY SPECIFIC MATERIAL, PRODUCf OR METHOD. FIELD OBSERVATION VISITS BY THE ARCHITECT'S REPRESENTATIVE SHALL NOT BE CONSTRUED AS INSPECTION OR APPROVAL OF CONSTRUCTION. ALL DIMENSIONS ro BE TO THE FACE OF STUD UNLESS NOTED ITTHERWISE. DRAWINGS NOT TO BE SCALED FOR DIMENSIONS. CONTRACTOR TO USE CALCULATED DIMENSIONS ONLY. NO BUILDING OR PORTION OF A BUILDING SHALL BE OCCUPIED OR USED FOR STORAGE PRIOR ro THE ISSUANCE OF THE OCCUPANCY PERMIT. fHE EMPHASIS PLACED UPON CODE/STANDARD REQUIREMENTS DOES NOT ABSOLVE THE CONTRACTOR OR THEIR AGENTS FROM MEETING ALL fHE APPLICABLE CODE/STANDARD REQUIREMENTS NECESSARY FOR. fHIS CONTRACl . . ,,,I ,-: .. ,,ir,i t ,., NOT ro e,CALE ' r·--:::-·.·T , . .. CODE INFORMAtlON APPUCABLE CODES: OCCUPANCY: TYPE OF GONStRUCTION: NO. OF STOR[ES: 2009 INTERNATIONAL BUILDING CODE ICC/ ANSI A117.1°2003 R0 2 TfPEV-B 2 STORIES OVER BABEMENT ZONING ANALYSIS JURI5DtCTlON: WNlNG: SlTE AREA: MlNIMUM P,U.D, LOT SlZE: SETBACKS: CITY OF RENTON R-8 318,998 S.f. 1.32ACRE5 2,550 S.F. 35'-0" TYP. WID1H 85'-0" TYP. DEPTH BASED ON PLANNED UNIT DEVELOPMENt FRONT (ROAD B): 10 FT. SIDE: 5 FT. REAR (ON ROAD C ): 10 FT. -= TYPlCAL RESlDENTlAL DESlGN PRO\l[DED FOR THESE LOT6 PROJECi INFORMATION PRbJECT ADDREGS: 16405 MAPLE VALLEY HWY, RENTON, WA 98058 PROJECT DESCRIPTION: TYPICAL SINGLE PAMILY DETACHED RE'SIDENTIAL DESIGN FOR INCLUSION IN PLAT PROCESB FOR A PLANNED UNIT DEVELOPMENT ACCESSORS PARCEL #: 2323059029 LEGAL DESCRIPT[ON: POR OF SE 1/4 OF BTR 23-23-5 & POI<; OF SW 1/4 OF 24°23-5 BE.G AT SE 1/4 COR OF SD SEC 23 TH N ALG E LN 1HOP 974.23 FT TH N 81-35-11 'N 548.04 i=r TH \. N Ob-12°43 E 364.50 Ff TO .SLY MGN OF BT RD #5 TH E. ALG SD MG.NON CRV TO .LFT RAD~13322'10 Fr cfR BEARS N. 04-45-18 E ARC DIST 744.24 Ft C/A 03-12-03' TH S 00-12°'1·3 W 1389.46 FT 1H N 86c43°07 W 201 i=T TO POB fGW N 5:'.:5 FtiJF E 3.50 FT OF TR A VALLEY FAIRE 11 PERKCLL!\S92L0194 APPROVED 12-09-92 6HEEi INDEX A 1.00 A 2.10 A ~.10 COVER SHEET & SITE PLAN BULDJNG ELEVATIONS (LOT 33) BULDING ELEVATION.S (LOT 21) I I 5727 I I .... \--: <( -l s ~ ~ I >-u w _J _J -~ ~ w _J ~ (L <( 0 2 lD C) u 'q" \() <..) ~ ~ REGISTERED ARCHIIECf +-' \I) l'2 '\i: :< 5- s z 8 z w aL · 1·huject#: R-1013 .I :· ,Vrir:c·i~~i ;\;;f;it~~t; · · · 't)A\/f:' 1:ir\ln~· 'Fr:,j;c·r ;,;;;;i;,: ............. ji i' 1· .• ' .••..........••••.•. ; ..... .. ,. ............... ;. ...... : ...... '. 1 .................. : ........... ,. · lsBue Date: : -1 WN 2010 -1~~-; •............. _., ............. .. I • ··'············~,················· ........ "l(j.'., l .............. .. . '' ...... ~,r!ttl 1fe;;; ..... '. I .. "· .. ··" • · · .. ·'Y f• · • · .·rF.tJ · · · • -Jf'(ll'='' __ t ,, · ·· -uion I,•••;;' ;·, __ ,14,,.r~· • • • •' •' •' • • •''' '" I , ~, ~ .. I h,_ 41;) • ... . 1· ... _ ... ··, ......... id// ........... . c I. •.•. . '1!;;,i_ ,,;;h .................... . ,t;~.... 4;s. \\& ~II 'I ;,;;; ,, T-~ -.~ --. ·~-~, ?1-h,., ,... I .,. 1 I COVER SHEET & I SITE PLAN I A 1.00 I Sfleet ~lo. 511,:;,:;t 1 of .9 METAL BOX RIB SIDING ---...J~ 161'-5 11 =========================-·-·--·--·--·--·--. ----'~"'=-'111.l---'l.--'I.-. ·• ·.-· · .·-· "·-----~---~·--· · • .c... · · · -~ roP OF HARDI PANEL__.,/ SIDING. TYP. I PARAPET 159'-5" ·-·-·-·---,'iamia'~'i<-LOWER PARAPET 150'-0" ·-·-·-·---zi,~~'i<-SECOND FLOOR I- I \.':) a~ -' \.':) Oz G tn D _, --' 140'-0" MAIN FLOOR o => -"' ---------------·-·----· ;· -------- ,_,. -... -· . ·---~" - · ,.,·c· 'C __ ,,,,.,_ "'~-·- --.~.-:-·· ·"""'· --~--... ~,,_.,.,. ... _ .. ·--' .... ,-. --·· --·-----·-·----· ---·--"'""----- 1t~7 ~'~:,:)~ ef~~ ..... ----------, " ,..s.f t.··' '_,·;, ,"\.l'lll.r @i--:A-~-~-1:-.~-= E_ 1 ._L_ 0 ,~_v._'A_r_1o_N_@_~_o_~_D_4~--s· ··-·-·-----·---··-···-------···--·--··· ---·---···--··-·--·---····-··-·-··-----..,-------·····-·-·····-·------·· ----·---··-·-· m < -~.,w.,l \,,...q.. n.J >f ;.i· CONC. PLANTER I~~',~ '"1.,.,,-A ~ I 2, t }\),(_l/_ ...._ "VY) ' -----------c.~------· 159'-511 ·-·-·-·----,',,;;,,;;;.N-'k-LOWER METAL BOX . ·~· .,.-; ~-~;..--RIB SIDING PARAPET 150'·0" --+·--·--·--·---..,,.,,:~~~-'k-SECOND FLOOR 140'-0" . -. -. -. ---"+'i',--!i'-,-/11,l--''k-MAIN FLOOR A 131'-5" ~fi-~\ . --AVERAGE·N-+---'k- -"f ~-:, FINISH GRADE .+---.f "/,''& u--~ 131'-0" f; 'L" s'f BASEMENT -~,.I 1/,1_,,,,-FLOOR @1--:-~-E~-:-,,E_L_~--o~_'A_r_lO_N ___ o_2 .... · ---4· --s· • .-1. /.----CONC. STEM WALL - --,--:-. ---.-7""·--;·, ----•----•.. "• «.-, ••,·./,a.~· .. ,'; .. -"-.' .... ----·--.. , ... ---- ·--~--•"•""-"-.-.-.,.;, -~-.. -.-'"--··'--'':"-"""'=·--·-··"'·~--=-"= .-,~------"-- ,•_,, ____ ,-.~, --, ____ -_,--c,, .• , ,.,_ , •. ·c •. · '"' ..... ··---c; .. --.-c-, .. ,~--- ,---------------·"'----~-'--'··--------.-·--,~,- __ •. ______ ,_ '-"---·-----·-------· ------'<' -~----~---' ·-. ,,-_ ·,~. ~~--.,., .. ,,,_ . ., __ ·-···=·,="'"'-,_,.•, .. ·.,·c·. -... =,--s.-., ·="'"""' --... """'-'~=---.,_=_..,. __ ,,..~-"""""'_._..,,,~ -· -----,-·-·· --- . '-"""'=-e·"'""''-""'·"= ·-., ... , .. ----.-.. ,,, . ..,.=.•=-~,.,, ... " , .. -.-: -.----,.--·----... --"""·''"·""""""--'-'"-''" _ --.. 0 ,---,·~,.~v .. ~ , .. ., _L_-,,_~~-~·-- --~r---c· =c-· •. ·,.-•--'~---, __ , .. -~·-·· ----~~-·-~ .• -.~=' ' ' .-.-, .. ,, ,, . .,_ -~ .. ,.-,·~·-'"·"~''--'-~~--'--'-'-'''"'·"-=--==--.a-~ . , ......... ·.=-~-_ --··" -'-='-=·='·-. ·c.r,< .,-,,;.-, ¢'··- . ,•,.-.a.~ .. =. .. --, ••• ~-·,-"•-,.• .. , --' .--~-~-. ---., ..... ,.=,· .. -~·,.· co·c..· ---~- r.-c,-, =··---,-·c·-· ---------~----~•••e,.• -.. , ----·-·-= ---~--. ,-,---~--------,-·-------,• '= ·--.. ~ ---'--'···"''"--··--'--"''····· '·""''~-· --· ~ ~;.-----.-.. --'"'"" ' .-,--,,.··=---,~ .. ==·c.~-·'"'"-"'"-' ., 161'-5" ·-·-·-·-·-·----~~~I,}--'!.---'~ TOP OF PARAPET 159'-5" LOWER PARAPET 150'-0" ·-·-·--,,-p:;;;;.~"w--''k-SECOND FLOOR I- I \.':) -w a :r: _, \.':) Oz 0 t() 5 _, --' o => "' 140'-0" ·-·-·-·-·--'-i~~'k-MAIN FLOOR @ WEST ELEVATION 3 i,.....----............... --0 2' 4' 8' SCALE: 1/4" = 1'-0" HARDI PANEL SIDING. TYP. -~"---"' - '-'~"''· r, -••• -~,·=·,,.x-,··, 159'-5" 150'-0" ·-·-·----~~N-'k-SECOND FLOOR I- I \.':) a~ ·' \.':) Oz 0 t() 5 _, d 0 :::> -"' 140'-0" ·-·-·-·--___;;~~'k-MAIN FLOOR CD NORTH ELEVATION @ ROAD B 1 -------0 2' 4' 8' SCALE: 1/4'' = 1'-0" . " 0: '° . .i ~ Ol ,m C -0 ·c c~~~i C i ~ i ., :j Q) <X) 0 j 0 ~ 0, ('f) e E,,i: I ~ 0) '"'<t Ql al-o,~ .c '§ .i g I ~ D::'.~ u ! ' i . j I .. ! i ! ! ' ' ' I ' I I I . ' I :._.· j I .-. l 'l I I I . , ', ! I i ' ' I 1 i . :-1 I . ' l I I < ""'' .. , ,> -,-... ,. . " I . I j ' i ! . 1 ' 'j ; I I I I ' I I l j I I • I ! I i I ! ' i ' i i -l 5727 I ~ I >-w _.J _.J ~ w _.J \',_ <( 2 lD C) s;\"" <.Q ~ REGISTERED ARCHITECT I ' :,i '-~yi :VID B. MAUL j JE OF WASHINGTON i . 1 . ! ' ! !. - .µ \l) ~ 'l'i: f " z ~ z w DL - · ! Project #: R-1013 (• ............................. " ; Principal Architect: DAVE MAUL : .............................. " . . · . . f Project Manager, JLL . ,• •••••••••••••••••••• ,_l ••••••••• . . I ;, •• • ' ' ' '' ' ' • ' ' • ' ' ' ' • ' ; • I , ' ••• • .. • i • : < I ' ' ............................... . i Issue Date: i 7 DEC 2010 ,• ..••.•.••.•.•. ··i\: ;'. ••...•.•..... .• I• • ' • ' • • • • • ' • • •. •. • • • • ' • • • • • • • ' • • •• ' I i , ............... ; ............... . I{ 't . : ' ' ••.••••.. iz_'~; ...••.•............. ' ,J ' ' ;·········i''\''"'"''''''''""''""'' • n:· ...... •wo/Jy 'or . : ............. . : ... ,ll?ta1111 ,·,1 •• f:t.~ntol'I· .. , .. . , , ao· . .,. ,,.,_"_.,. 1v1s;o • ·,.1;:1 .•••••.••••.••••• 0 ........ . I • ::. MAY. 0 r. .,,, /f.i ff! (Q; fE!UW,fE! i ELEVATIO S A 2 .1 0 Sheet No. . ' • 5hM~ 4 of 9 rrlnt; D~te: 12/7/2010 ,.· . ', ., . ):] ,., . . _,, ~i ii l ! ::1 '-i . L -> ,.:i ,!1 ,,;! "· i, _q ' ' f;, ij METAL BOX RIB SIDING 179'-5" -·-·-·-·-·-·-· -·--,#,m-N--'1--'k--roP OF PARAPET a _, t<) 176'-5" F=~~~¥==~---·-·-·---nw~W~ER~f-'l,.- PARAPET HARDI PANEL SIDING. TYP. I HARDIP~L___,_)(' 179'-5" ·-· ----~~w-l'l~k-'1..-TOP OF PARAPET 176'-5" ·-·-·-· -----,',s~-N-'ls-LOWER PARAPET I- I \') t<) ~ I ,--SIDING. I' 'P. I ---------------~-----------1-------------------------ri, ·------------~,_.: ·::·-- 1 I :.:. __ _ 157'-0" ·-·-·-·---'rr.~W---'k-MAIN FLOOR (5) _, <J:) 148'-3" --. ----. --. BASEMENT FLOOR @~~-~-E:U_1;-4.~-=-~-.-~-.. E_VA_r_1_?_N ... 2_· ~4. --a· .a &1>.t.i.'..hi\4.5 & ' --·--------·---·-·'--···-····-!-··-.... -·-·"· . I I i I I I ----. .. I '., ,,_,. • ~,e'Q."al',, ' ' 'i ·1 . I _, \') <J:) z ND --' ::, "" 179'-5" --·-·-·----~~~w---r~ TOP OF PARAPET 176'-5" ·-·-·-·-.'~~W---'k-LOWER PARAPET 167'-0" SECOND FLOOR 157'-0" MAIN FLOOR ii, _, Cl) 0 ' a 151'-2" --·-·-·---ArrV~EFRA~G~E~H~~ FINISH GRADE 148'-3" EMENT FLOOR @...-:-:E_s_:_ .. E_=L-;--o~-.'A_r_1o_N_0_2'_4_' --8' •• ;;; cw:: •• I I i I I -... -----1------------ 1 ----~~ --- ,,_,,._,._, _ _,___ -- 157'-0" MAIN FLOOR ,---. ·.=.·-, . .,,·a- @-~-A~-E5-;-4 .. -:-L-1:-~-'A_r_1o_N_o -2.-4-' --8' 179'-5" ~-----~-----------~---~-·--·--·--·-,ii;,ic;ii"'".--''k---'k-'='-'"-""'"'·"""""'""'~'""""~"'""'"""""'"'"''~'-""'''·'~"'"""'"-'~-'-'-':.,.""..,"'"''="-===-°"'-""~-"'"'"""""""'~'''~"'"''''""'""'°''"''""" TOP OF (D...-~-A~-E:R-:-~-=-~-.-~.-~-vA_r __ 1_~_N_2.-4-· --8. PARAPET 0 _, t<) 167'-0" ·-·------~~-N-'ls-SECOND FLOOR 157'-0" MAIN FLOOR 151'-2 11 --·AVERAGE FINISH GRADE ·--BASEMENT FLOOR a _, Se u5 0: .; I 0) ii ~ C ,m c c~-~ C ~ U! :g :;, 0 n: <( z ~ ., "'5 ID ro o O~°',n ~ :, <( ~ j e·"l 0) " • i-0~~ ~ ~ -0 ~ =s ~ (l) 0 <( I:!'.' .... (/J (::I, ' I-j I I I I j i ' 1: I ! ' • l I l : . . . i ! 5727 ' REG!SlERED ARCHITECT µ IS) 12 '1:1' 1 • z 8 z w (\,'. 'J I ) _yltt!t DAVID B. MAUL STATE OF WASHINGTON , Project#: R-1013 . Principal Architect: DAVE MAUL i •••••••••••••••••••••••• l ' •••••• __ Project Manager: , . JL.L . :• ............................. .. . _,. ! ••••••••••••••••••••• 'i • ! ....... . . ' ' ' . ' , ................... ; ........... . ; ! Issue Date: t 7 DEC 2010 '. /'''''''''''''''fi';···········" l ; ............. ·.~ ::i; ............ " ' ; -~ . ,, .... -......... \. ............. " f ; ......... •.•. ;-;~ ................. . . -. : ........ :t~~:r~ ................. .. ', j ? ;,,~.) . :· i' .. ·'9/fy' : .................... . , ,, .", Off./,,~ .. :· .. "(''i/hh,i-i' ... ~·,'lir:J;j. -..... " ; -.,,,., __ "-~") 9 Div,"<,·~ · ·~g~.· .. • · · · · · · · · · · ':;;/ur1 • • • • • • • • • •• ' s..,._, AA A . . '" . ! "a l011 irtre{{;fedfY/i'f; : ELEJA~ONS i 'A 3.10 Sheet No. Shellt 8 of 9 l'\int DaW: 12m2010 '""'·"'· .- .· .. . i 'l ! ' ' ' ' ' ! • . ' \ t ' I v I LEGAL DESCRIPTION PARCEL A: THE WEST 201 FEET OF TH[ SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL B: BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETIE MERIDIAN, IN KING COUNTY, WASHINGTON; THENCE EAST, ALONG THE NORTH LINE OF SAIO SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, A DISTANCE OF 201 FEET; THENCE NORTH: TO THE SOUTHERLY RIGHT-OF-WAY LINE OF COUNTY ROAD; THENCE NORTH\\IESTERLY, ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID COUNTY ROAD, TO THE WEST LINE OF SAID SECTION 24; THENCE SOUTHi ALONG THE WEST LINE THEREOF, TO THE POINT OF BEGINNING. PARCEL C: COMMENCING AT A POINT ON THE EAST BOUNDARY LINE OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST.I WILLAMETIE MERIDIAN, IN KING COUNTY, WASHINGTON, WHICH POINT IS NORTH 0'12'43" EAST 1398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION 23 AND SOUTH 0'12'43" WEST 90.13 FEET FROM THE POINT OF INTERSECTION OF THE ABOVE DESCRIBED EAST BOUNDARY LINEf OF SAID SECTION 23 AND THE CENTER LINE OF THE TRACT AND RIGHT-OF-WAY OF THE COLUMBIA ,AND PUGET SOUND RAILWAY, AND BEING THE TRUE POINT OF BEGINNING; THENCE SOUTH 0'12'43" WEST 420.63 FEET; THENCE NORTH 81'35'17" WEST 295.04 FEET: THENCE NORTH 0'12'43" EAST 400 FEET, MORE OR LESS, TO A LINE CONCENTRIC WITH AND 90 FEET (RADIAL MEASUREMENT) SOUTHERLY OF THE CENTER LINE OF THE COLUMBIA AND PUGET SOUND RAILWAY; THENCE EASTERLY, ALONG SAID CONCENTRIC LINE, 295 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; EXCEPT ANY PORTION THEREOF WHICH LIES NORTHERLY OF THE SOUTHERLY MARGIN OF SOUTHEASf RENTON-MAPLE VALLEY HIGHWAY (P.S.H. NO. 2) AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 1545508. PARCEL D: THAT PORTION OF THE EASf HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMEITE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT SAID POINT NORTH 0'12'43" EAST 1398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0'12'43" WEST 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH CENTER OF TRACT AND RIGHT-OF-WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0'12'43" WEST 420.63 FEET: THENCE NORTH 81'35'17" WEST 295.0D FEET TO THE TRUE POINT OF BEGINNING: THENCE NORTH 0'12'43" EAST 265.00 FEET; THENCE NORTH 81'35'17" WEST 20.00 FEET; THENCE SOUTH 0·12'43" WEST 265 FEET; THENCE SOUTH 81'35'17" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING. PARCEL E: THAT PORTION OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTeRLY LINE OF SAID SUBDIVISION AT SAID POINT NORTH 0'12'43" EAST 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH O' 12'43" WEST 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTERLINE OF TRACT AND RIGHT- OF -WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0'12'43" WEST 420.63 FEET; THENCE NORTH 81'35'17" WEST 195.04 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 81'35'17" WEST 353.00 FEET; THENCE NORTH 0'12'43" EAST, 384.52 FEET; THENCE EASTERLY, ON A 0'28' CURVE TO THE LEFT, THROUGH AN ANGLE OF 2'32'28" AN ARC DISTANCE OF 350.00 FEET: THENCE SOUTHERLY TO THE TRUE POINT OF BEGINNING; EXCEPT THE EAST 100 FEET THEREOF; AND EXCEPT THAT PORTION OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, DESCRIBED AS FOLLOWS: ., .. ~ COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT SAID POINT NORTH 0'12'43" EAST 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0'12'43" WEST 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTER TRACT AND RIGHT-OF-WAY ; OF COLUMBIA & PUGET SOIJND RAILWAY: I THENCE SOUTH 0"12'43" WEST 420.63 FEET; THENCE NORTH 81'35'17" WEST 295.04 FEET TO THE TRUE POINT OF BEGINNING OF THIS EXCEPTION; THENCE NORTH 0"12'43" EAST 265.00 FEET; THENCE NORTH 81'35'17" WEST 20.00 FEET; THENCE SOUTH 0·12'43" WEST 265.00 FEET: THENCE SOUTH 81'35'17" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING OF THIS EXCEPTION: AND EXCEPT THAT PORTION THEREOF LYING WITHIN PRIMARY STATE HIGHWAY NO. 5. PARCEL F: THE NORTH 50 FEET OF THE EAST 350 FEET OF TRACT A OF THE PLAT OF VALLEY FAIRE II, ACCORDING TO THE PLAT lHEREOF RECORDED IN VOLUME 131 OF PLATS, PAGES 39 THROUGH 43, IN KING COUNTY, WASHINGTON, AS MEASURED ALONG THE NORTfl LINE OF S.~ID TRACT ;,,, PROPERTY ADDRESS: 16405 RENTON-MAPLE VALLEY ROAD, RENTON, WASHINGTON 98058 TAX PARCEL NO.: 2323059029 EASEMENT TABLE EASEMENTS AFFECTING SUBJECT PROPERTY PER CHICAGO TITLE INSURANCE COMPANY TITLE REPORT ORDER NO. 1260941 DATED MARCH 11, 2008. ITEM NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 RECORDING NO. 3493828 8504050949 7702160600 8212300521 9203040320 9303040969 9401180751 9312142163 20011227000244 20021211000567 8507220488 PLAT OF VALLEY FAIRE II 7702160600 8404101020 9202251778 9202251779 9501040628 NOTE PUGET SOUND POWER & LIGHT ELECTRIC TRANSMISSION LINE (EXPIRED IN 1955) (NOT SHOWN) PUGET SOUND POWER & LIGHT UNDERGROUND ELECTRIC SYSTEM (DOESN'T AFFECT PROPERTY) ROY B. & MARGARET D. ANDERSON DRYWELL & SEPTIC TANK DRAINFIELD (SHOWN HEREON) DEAN W. BITNEY & ROBERT E. MCCORMICK DRYWELL & SEPTIC TANK DRAINFIELD (SHOWN HEREON) KING COUNTY, WASHINGTON DRAINAGE SYSTEM (SHOWN HEREON) STATE OF WASHINGTON INSTALLING & MAINTAINING DRAINAGE SYSTEM (SHOWN HEREON) PUGET SOUND POWER & LIGHT ELECTRIC DISTRIBUTION (SHOWN HEREON) TCI CABLEVISION OF WASHINGTON BROADBAND SERVICES (BLANKET) PUGET SOUND ENERGY TRANSMISSION, DISTRIBUTION & SALE OF GAS AND ELECTRIC (SHOWN HEREON) COVENANTS, CONDITION, RESTRICTIONS & EASEMENTS (UNLOCA TABLE) COVENANTS, CONDITION, RESTRICTIONS & EASEMENTS (UNLOCA TABLE) DRAINFIELD AGREEMENT (UNLOCA TABLE) CONDITIONS AGREEMEfH (NOT SHOWN) SEWER EASEMENT AGREEMENT (SHOWN HEREON) SEWER EASEMENT AGREEMrnT (SHOWN HEREON) lELEVISION SERVICES AGREEMENT (UNLOCATABLE) . --. ....... -- PORTION OF THE SE 1/4) SECTION 23 J 1'WP. 23 AND POJ?TION OF THE SW 1/41 SECTION 24, TWP. 23 KING COUNTY, WASHINGTON -, . ---- NJ RGE. 5 E.) NJ RGE. 5 E.) FOUND CONC. MON. 23 J 24 WITH BRASS PLUG~ VISITED 02/08 i 1 I i i ' I ! I ' I WM WM ! l~ -~--;;~;ON--·~;L;~~--------,~-=.-=·-== =--~==~-.....,..~--'---=:_l-3 --·-··-----RENTON i :,. ,,,,, ---------------------~-;~~LE VALLEY RO~D. (S.R. . . '~,, BUR~TON NORT;;~--;;~-----+-.', ---:...._, ________ _ ----------------------------------~69) !2 DRAINAGE ESM'r . ' j - I 10·, PUGET p ------------~(/T£M N:;, 6) ·1 I -·-------~-- ' ESM T. (ITE'l OWER • · ----·--I ,i:io·1!30' ---1:'·_ No. 7 )~....::_'2__ . --r--t--~-=------------. i . ·· 10', PUGET POWER o I \ --r1t==--=---====----w .. -=::::·--l~744 52' -------------+ ESMT. (lfEM No. 7) 1'-0-, 34 ' ,.,,-i.,, / -----r---+----=:::::-:::::_ ·--::=:::~: .---___ .._ ___ · ·-----R~13323. 10, l\a.03· 1, 'o7" ·} ------------------------" ' 35 .,$" :~1 . / . · ~ I P\IGi:f·.,~UND ENERGY ___ ~,=--."! ____ :::=::::~--~=1--·---·-·----------·--------~--_ i;--;;--- / / J ,1~11~'" I · · · • rn1 r. (ffEM No. 9) I I -----Ti-----~-----. --_ co 1 oi \'"'" s2 31 / · '. wmELL A~o/oR ,/I --------···----------·-------·-----------·--,--------------~· ______ ::::-~-'-~ 1 - / v'»°' -1.Sv L_33 10· SEWER ESM'T. -/I ''-)·SEPiiG WIK ESM'T.·\,/ I ,I-.. ~,,_~----------·-·----------------::~~J:::.::===-------=:.=~~1:--:=:::_ \ . / ~</ REC. No. 8502190320> --/~ j ,illEM No. 4) I'\ / / ·------··-,---------------·-·------f -------------.... ----·-·-• y I , '· -· 1--i ----------.. -.1 / ..... /·-----::-:------~-----------------·-··----r PARCEL "B'· ;:-------\ (;::';\ f J /;9, . ---------:>< -::!,---r•_ . .--------------,:~:: .. ------.__ I 15' SEWER ESM'T. \~ ~:J FOUND MON. IN CASE~-------..c. ___ ~ -30 I -··'""'y--:-~:~cc~"'~'i~J~=~r /./ I ---------:·--... ____ II (llEM No. 14) VISITED O 1 /08 -------L-.....:~,,,.'...._--~-=-= ----+·· ---,,,=~---------.. ----::-:---------t.· j / DRYWELL AND OR ---.... -·---. __ -------____ _ cv -----;,f! --------, _ ------~=.r:-I I SEPTIC TANK ESM'T. '-·--. f•,__ - \ ------------\--)~ -,=--;-;. SEWER ESM'T. 11 I II (ITEM No. 3 ) ---,.--<::------.... _ FOUND MON. IN CASE \. /• (ITEM No. 14) I I / I --·--.. _ ------. VISITED 01/08 , 5 -; I I I -·,., /1 I U) p AR " -, " r , ----------"° \~ --10· WATER ESM'T. I~ CEL E if"1 I / PARCEL "c" : /' ........__------..i~;E~~~Dsti~~[l~SNMr 'i~\'I' REC. No. 8502190321 /8 1....:i/ / J I / / (ITEM No. 15) . :v\1>"1-0,'"' lw I ~r 1· I I / / s\l','!,<;) I 15' STORM DRAIN ESM'T. ~ I"-. . • o'i :v > . TO KING COUNTY Pm PLAT II ~I j ~NTENDED LOCATION ?? I fj / / </..)>°' ""' 3 4 / p,.I I I OF 15' SEWER ESM'T.\ I.-' ;' [ I I (ITEM No. 15) I '.j' /! 1 '-r I I / -------,--,----------------1.---------~' .. ~--,-I : I ---------------------I / / s 7;,9 4g.___ ... : I , ______________________ .] c~-=~===r { 15' SEWER EASEMENT PER 2456" ,---..:.:::.,,_ .J I ·. ,---------------------------·-----------------______ \ __ \ _....--REC. No. 920902251779 ' -L · / t 1 -----------·------------------·--__..,-(ITEM No. 15) ' ! ~1 ~ ,, 1-- ( °''JW. ·~ __ -_-::/('~~;.:::_~ -~:-{-· --__. ', '," -· --.. '.~--; , Mc" '?<2:::c::..::_-., \ I -~--.,. .. ~-.. ~ ,. .... ... REC. Nfi:M 9 t~gofg;1 779 1..)>" ~i:~i .. i,"'" I / 15' SEWER EASEMENT PER --\·---<:t:_7/'"? / / .,.........-REC. No. 920902251779 -~/ / I_.;.--(ITEM No. 15) ~ I'-// ',, -------. ' ~! --11 ~ \ \ i ~ I \ \ -\---lr~~t~ffEiJYf1JE';,) § \ \PARCEL "A" o I I I , \ I I I \ \ \ I I . [) i I l_J 8 z ,.\ -,~,·--\'. ,, • : l c..., .e-··--~ --, f =,,_ • ' i ' \ ., ,,. »,c·.,:· -~--- N i --- I 1" 100' -- o· 100' 200' BASIS OF BEARINGS IS WILLAMEITE GRID MERIDIAN SITE AREA= 505,067 S.F. OR 11.59 ACRES + /- LEG END + = SECTION CORNER I = QUARTER CORNER ~ = FOUND MON. IN CASE 0 = FOUND PROP. COR. AS NOTED • = SET 1/2." LR. W/CAP #21464 BENCH MARK VERTICAL DATUM: NAVO 88 KING COUNTY SURVEY CONTROL POINT No. 6276 NORTHERN BOLT IN BASE OF LUMINAIRE SCRIBED WITH A "X" AND STAMPED "KC-T-30 1996", LOCATED S.E. OF THE S.E. CORNER AT THE INTERSECTION OF MAPLE VALLEY HIGHWAY (SR 169) ANO 161ST AVE S.E., LUMINAIRE IS LOCATED 1.0' SOUTHEAST OF THE BACK OF SIDEWALK. ELEVAflON = 121 .48 FEET ' S 87,634 E 2 61 1 47 , --·--:,;-;::J':l~'loi'~~~:=----'.2":0'.'.1.:.':.0~5'.' -'--j 2,392.48' } (BASIS OF BEARINGS) ' . FOUND KING COUNTY __..,-26 ~ 25 __::_..,_"-":::....__ A \ : CONCRETE MONUMENT_........-' ---------------------__ _} \ • 24 \ \\ VISITED 02/08 S 86'21'16" E :i--------·-----' \ 2,59J.5j' V --------------_ -::~ \ 1 25 \ \ \ \ l ' NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. . w Ii' 0 (/) z 0 vi GS 0: "° 0 0 ;;;. '-m 0 N ;;,. '--0 - w ~ ~ V, ,. 0 w :'.'i z LL ffi V, "-0 z ~ :5 ~ t:; ,. t- " w ~ z ::J "' ' <D I ' 0 w 0 0 0 <: w " 0 "-=> ... . :>-< ~ :> 0::: ~ U) ......::i <t, u f-i ::r: P... <t, 0::: 0 0 P... 0 E-, o:) 0 I I N 0 i:;,,:i ~ I'-< i:... 0 ~ 0::: <t, P... ~ ~ 0 ::r: ~ ......::i f-i p::i 0 ~ ~ e-- ~ f-i :> :>-< ~ ......::i ......::i <t, :> . C,) -, a. 0:: 0 i:... '0 , '/} JOB NUMBER 20802 ~ u f-i ~ 0::: 0 u u ~ E-, 0::: ~ p::i 0 0::: OF 3 I :c CJ O:'. -- I I -·- z 0 I'-< 0 z -~ (/J """ ~ :,.;- I'-< z :::i 0 u 0 z H ~ •• I' MOTE: IHE UNUERGROUi·ID LiflUl!ES SHOWN llfJlEOH /\RE BASED I lifOON EXISIING /\S-fJIJILT DR/MINGS, AND 111,E NOT (;UAIV\NTEED TO EIE COlmECT, WJI< ALL IMDLUSIVE. /\LL UIILITIES MUST IJE VEf<IFIEIJ l'IIIOfl TO COMC:rfliJCIION. Ci\LL 1 ·-·BOU--42•,--5555 II FOR UTILITY LOCATOl.6. ~-------------·~-----.-" ·•--•··•--·~·-~·-v-•-·" •• -·• --· •• -·--•·-· ••• '"' •••·•.,•-~••-·--·-''""""J 122 !'.·,' i:;i1lf:r,1 IWNt·l Ltf1. !() 1,:jr!f; r :'l)h/'!1 Ff!"'. f':j\! , -. r, ) ·r • : r· r ,, I r_ 1 i j a '· - ·~-----·--- -- J:J CJ .l? 1'IO_N- T:JQ-f-"".J r7-1 ro· /1 r 1 ... L .1 .,V 1Vf1IJ)f n , _ .. t.'\ L.;J_IJ VAL.L.1~Y -- OJ? '1'111]/ ()}? ... I 7·,1·1E·-, Jt()AJ) .l/4, ,-,l-"<-1 ''1-,l·oN· ,:J.-1J .... 2·,; , u, 11TVF>. A.NL) ,S'VV .l/4, ,C"l?C'"T1l· J-N" • ..J _J -C -· 2 A f-J J(I1'!G COUNTY. f WASI-:llNG' TO Pl .169) (') <.) r.::.. r._) 2. (J cl J r \. ) l ( ~IE-1' .. ,(, -'· , , , , 5 ;::-u fil -'· J vv: J\d: 1-, ~. ) ... ~-----·------DENCH .. MARK .... _ .. _____________ .. VERflCAL DAIUM: NAVD Bi:l l<ING COUNW SU!NG CCINTflOL POINT No. 6276 NOl'flllERII BOLT Ill B/ISE OF U.IM!Mll!HE SCHIBED WI fH A "X" NID STAMPED "KC-·T<lO 1fJ~6", LOCATEO S.E. OF Tl!E S.E. com1rn fir THE 11'1'1 EnSECTION OF M,\PLE V,\LLEY HIGHW,W {Sil I fJ8) AND 161 ST AVE S.£., LUMINAIHE IS LOCATED 1.0' SOUTHEAc,r OF THE DACI( OF SIDEWALK. ELEVATION ~ 121 .413 .. FEU ............. ,-----·-..... _, ____ , ___ J .... --~----·---·-·- o' 1" qo' 0 30' Ll!:GEND c• (). ' u ···"-·--·" --.. ·--·· ··~·-·····--···=·=--·--·-.. ·---~ ..... ·-·---~·-" ·-15• scwrn tASEMrnr rm REC. tlo. 920920225! !19 (IIUA N,,. lo) u ,. , ,,, w f'' M \ 'I'"'' I-]· .. 11 .. ,. \, . ss :-.::: SANITARY SEWER ..., STOHM f)EWEH (JAS Llt·lF.: = WAIEH LIME = GAS VALVE = WAIER VALVE = Wf\fCR ME'IEf{ ~ FIRE IIYDRNlr = CNCH fJASIN = MNIIIOLE = UTILl'IY POLE ~ JJGHr r-iosr GUY ANCHOR = SIGN = POWEil I/AULi /mANSFOflMEH = IELE./IV PEDESIAL = SE.WEE HOOl<--UP = ELECIHICAL HOOl\-·IJP = 'JELEPHONE 11001(-UP "·' WATEH HUOf<-UP = PAHl(ING MEffJl --SECTIOII COHNER -CIIJAmm CORNER ... , FOUNU 1,ION. IN UIS[ FOUND PllOP. COR. AS MOTED SET 1/2" l.f1. VI/CAP #21404 SPOT ELEYAflON H" co rrormoou '!REE 14" ALUEFl fREE 14" FIil mEE 156 158 ~..:1 .,,,,, .,., C.) i--·I l•r-l •--L1 (:t, ·<"[' •., cri C..'.:J 0 p __ , (".) E--• Cl] 0 I I N 0 ,, .,... ... , r:,:.:1 ~-:J ,....::1 <[' I ''> ,- Le. (.);'. ~(: l.) ~····-I ~""""~I F-~~~i P:~ () (_) r > ,~,· \~'1 rre::i E--, ('C' 1-l., 1.:,.1 rJ::1 CJ /"v' f .. J,~i I I 1~ <J l? TlC).l\/ 01" 11-:[117 ••. ·I CY E-, ,_). _J l/4) .,S1E;1cy'I1·o N 2~1, 1'WJJ. AJlD _FJCJ.l?'I'lCJ Pl OJ? 1,-·11·-, f-I • . _J S1 FV .l/4, ,51.£' C' 1·1cJ Pl 24, ~r·vv:P. !(ING COUNTY, WAS'l!INC' TO 1V i ---- I ' 2'-) -cJ l'vT .... .. ) 2t3 _N: J (/) --,c'f l--; l· . I . i, _r_ J, 5 JI/., l?C/-.E 1 • 5 E., ·15' 3£WEH EASE.MEMT PER REC. No. 9209202251779 (IIEM No. 15) " '\ " l-;_ "PV. Ji! PV. 1\1: I I I I -15'. ,EWER EJ\SEl,IEtlf Pm HEC. tlo. 920921)2251179 (IIEl.1 tlo. 15) 1'' 30' ' ' I ' ' '' ' ' '' '' '' ' ' I ' \ I I i \ ·\ \ -, I I \ \ ' I 1 \ \ \ \ I \ ; \ \ I \ \ \ \\, \, I \ , , I I \ \ \ : I ) , , \\ \) '. \ I I I I / , l f / / ' / J 1 / f / r,:, /,'/ / / / J I q; 111 I r,,,ei,;11,, / t I ( II I I I / //I I (:l I t I I , ' I / t>j '''I ,,,,(lj ) ,,, ( /11, I l I I I / / I I ' I ' I I / I I / ' I I I ( I I I I J I I I I I ' //;11 I/,'/,', I I I'/ I I I I I I I ,,,, ,1,1 ,, _.,,,.,.-,( !J;' 11, ;1 -~ ,,,1;111, /' I I I I I I ; I I I I I I I { I I I I I ' ' I I I ' I I I f / I I t I / / I I / I I I I I I I I I I ! r-I I / { t I 1 1 I I I f ,,, f( '(''' //,Irr 1 11:~ '11 /1' '"' I J I I ' I I I j I' I ' ' ' ' ' ' ' I 'I ' } I ,' I I ~----/ }/ . 1 :=-. I ; I ._I : ll I ' ' ' , , / --, --_,, / / ~ ' I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' \ \ I I ' ' , I , I : I I ' I l I I I I ,' / I/ I I , , ' I I / / / , ' ; / I , , , I , I , . , , I , , / , , , r ,r t. rnc L[ JVLH.1 , .L. o· £30' Ll~GE.ND ·~-···---~--·-·'·--,-.,,-~.,·--,,, --·-<~---··-·-·· I:'(' o,, = SANlfAR( SEW[n SD -· SfORM SEWER G = GAS LIME w = WAlrn UHE © = GAS VALVE •l'/J = wArrn VALVE ~ = WA1rn METEH t:f = FlnE IIYOHANT ~ = CAIGII BASIN 0 MAl"IHOLE ·0-= UTIUT'( POLE -r.J -· LIGHf POSf 0 ,..,, GUY AMCHQll =,P ·-SIGN ~I = POWER Vt\UtJ/flU\NSFOnMr::n Ill = "IELE./IV PE!JES'IAL ,.!!, = SEWEH HOOl<-UP &, ELEC'ff<ICAL 1-1001(-IJP /1 = TELEPHONE IIOOK--UP !ii, = WAIEl1 HOOK-UP @ = PAHKING MEIER i• = SEC'f!ON COllMrn I = CIUAIHrn GORHER !;;/) = FUUNU MON. IN CASE ·· 1 I O = FOUMO PHOP. COR AS NO IEO ii> = SEf 1/2" I.R W/CAP #21464 "5U.OO = SPOf ELEVl':IION /4"CW 14" CUll"OMWOOD fl1EE /4;1 = 11" AUJEH fREE 14"F = 14"' FIR rHEE "-·A-·--------·-----·--·---·---··· ''°~-·-os--•-, BENCH MAHK -·-,-·-·-·-···~---·--.. --··-------··~····-·-·-~--·-------~-«-·------··--·--- vrnncAL UAfUM: HI\VD fl8 Klt-lG COUNTY ,:urNEY CON 1110L POINT No. (1276 II MOl1THrnN f.J_ Ol.T IN BASE or_--LUMINft.lnE SCnlHED WITH A ''X" ANO STAMPEU "l<C .. -T-30 1996'\ l.OCArED S.f.. OF I THE S.E. com;rn M '.HE INTEllSEC.TIOl·I OF MAf'l.E. V/\LLE"fj 'HIGHWAY \SR 169) AND 161Sf AYE S.E., LlJMINAlf<E IS J LOCArEll · .o· soun1EAST OF THE DAC1< OF SIDEWALlt l.~:EV,OJ_ION_:_13~~48 _i'_E_:~.'._ _________________ ·-··--·-·· I NOTE: THE UNDEr,GROUtlD UTILITIE:; SI IOWN . HEflEON ARE BASE[) UPON EXISTING AS·-BUIIJ DRAWINGS, ANLJ /ll!E flO r CUAF!ANTEEU TU BE CO!mEcr, NOR ALL lf·ICLUSI\/E. AU. UTILITIES MUS f BE. VEHIFIED Pf!IOR TO CONSTHUGflOt-1. GALL I -l!00--424-5555 FOR UTIU IY LOClifORS. '::l'.'.'.' ., ,j P'' ·-·) ~1~ r.J-1 [::ii ~ re-1 () )·c:' f,, ) f:;i:~I µ:I .. ..::1 t.r: ""'"""I E~ ro r~·~t () 0 ,.._) ,.2t I-;.:.,. ~·· µ:J t--"l , ..... ,,.,.. ~ I ("-l 0 ;:;.: m ,'j '"· r.t: I·-;"' ,<'.,) i:r: I [;l :z~ ,~1·1 ·-.• j f·r' f---1 0.-: C) f;:1;,, !fJ "' (.J tr) w ,., ~ -.. 1, E;,1 ...:1 :CJ Ul ~ 0 0 /<l k,,;,..-l t=·'•·I [J I"'-! ~"'1 f'l_.,';<i Cl'.' I () C) () i,==I ,.2; ,.. C'"~I f.l~ r::r:1 r:c1 c· .. ) ,,_, .J.~1 ;;.: w c, tu "' T (j Cl ;i z Cl ~ ' h'l p'.j ((.I "' <'I 0 I UJ 'l.1 t\! I "' ('.!. -+ ;:1 •"1 ...,.,r, r,,,, I I ~2'1 c, ,,• fc~f t~} ,., tr'·-J ln-,J •r' 1--~ rn <!] !>-,; f·l z :,:) C) () C) z t-·1 ~<1 I Q "' • <O "' -REN'I'ON -MAPLE VALLEY ROAD (SR 169) ---- p I a n(s tih neg e: r; a-;.:2::.c~f=~r~~~~t-:1r;Ji-----i~~------·"_'t___,>~,r;s:>~Z~:::r=~.::::f?§;}y__,t_·(tl'i_}\_:_' '.:::s:.,.,ii' ; / L=744. 52~::. ') ·;,, . " 0. Ll=0.3. 12 ~ 07 " ---...-. I o RIP NCC ,; '; ,, / ., ....• ---'\--~t:l'i\--, -·· ,; 2 '•.,,_ --··- - I t I I ._, I t I : .. ' . . ... 0 15 30 45 60 SCALE: 1" -JO' -------1- WHITE LANE DIVIDER STRIPING ----=-=--------.'..OGi:JNE --- .. · ::;~.:,;, ~:';·,:~~,1'.~) .. ~: ~ .~.:,·~\ ·~ /.:\f:-<;::: ~:·.'i'.'.' .. --- .•. I I I j I : --c.....\..._ ~~~~~~ Vt \ DEAD STORAGE f ' I ,; (-, --.:...____ -- ~ ~~ 11 I 1s· RAIN ESM'T.=-'-15' STORCMOU~TY PER PLAT " TO KING 31 FA.IRE li VA.LLEY 'I · LA.T OF 133/ 43-4 +-. -r-.;;, VOL. -t /-1-z:. .... ~ :,-,:> {;'· -)-'"'ll; '~~ '" ,, 1 _ -, ; jj I t i l 1 I <( ~~~s /~~t~~s n 1 f:: /{ _,1--'t F_ 2 _] -=~-1 ~--, l, i,,,_ I I. I I I • I I GRAVEL TRACT B A=55,188t SF -c X - U! - -- - __ ---;--EASEMENT PER - ,, E" - ' . ' ; ... , .~ ;. -~ ,, ; '·. . ,. . ~ ~ : ' . ROADS -- I ,_ .. ,. .. .. . . .... . . , ... •' ,• ,•\ •• ;: ... :~: •• ; •• • •• -•••• _ ·' -•• t -• ~ • ••••• -.. ,. I ..,: ' , , , '< , .,,-,,:;: .-,,,,,,. :,, ". ".. -_I: I -------------L ___ ff().l\Qg------ -... -... '-... -...-... -... . , '. . . ·'_:;" • =-:::: --15 SEWER9209202251779 LINE REC. ~~-EM No. 15) ~E~T ~2~0F;-is =-t------""-_ Planting Area A (Sheet W-2) I I 9 - I I __ -... t 12 1 I I ~\ \ 17 / I 1/ m 0 ;. Planting Area 8 (Sheet W-2) CENTERLINE 5iJiiI)M (2-3 FEET GE) . (RUNOFF FROM RID --r--- 1 I 50' WETLAND BUFFER • ' , . R ENHANCEMENT 46;Q69 SF :;:~vious Surfaces _ Remove . -Decompact _ fi:eplant • ESTORATION 809'. SF BURFF~:M~ORARY IMPACTS · FO OPEN SPACE TRACTS CITY OF' r.aHON D FlECi:.:IVE ,-UG 16 2011 BU,LD!NG Di\/lS!ON NOTE BASE MAP PROVIDED BY PACIFIC ENGINEERING DESIGN, LLC Sewall Wetl and Consulting, Inc. Fax 253-852-4732 042 253-859-0515 27641 Covington Way SE #2, Covington, WA 98 . '"'"""'· ,, en u. .,: :::;; w ll:'. >-.,: ll:'. .,: 1--ll:'. Zo w Q. ::;; ::;; "' w w v, 0 1-- Z ~ "-0 IO CJ) z z WO > w -en 1--W 5~ Cl:'.'. WO ll:'. I--en ~w 0 ll:'. NO ~~ <] <] z <( __J Q_ ~z <( 0 __J - Q_ ~ ~ Y- U~ -2 2 0:::: __J 0 <( u => u~ 2Q_ w u z 0 u AS-106 Job No. ES Designed by. -A--:-:W-:-:- Drawn by: __ Checked by.------=-""' Dec. 6, 2010 Date: SHEET OF W-1 W-3 Q) !ii !l Panting Area --!?/~---~-- \ -- t I I I . ,t I : I / I . I / :1 15' 11 .- 302(k 3003 0~0-SJ.'R-~~= ---- C Panting Area A ... m ! 0 ~ ,., ,· ' -'· ~ ·., . . r, , ,-tf _ ~4~~ . ~s=-:...J.~~Wl'.Cl.Pi""*"' "' 60' "STR_E6M BUFFER -----. -~~~ #ifi1(;Y.i'4'-':f:: S 02·22'54" W ,. . 50.52' ~:~. . :r~\:/ j:;'.~}>'(i'..i: .. ""''""' STREAM RUNS THRO . . · ' . ·" ' " " ';:-\_,; ./·.,:."•) '.!.\,'~·.:··· '~~~_.._ .•··· .... 18 CPEP CUT IN HALF\ , :·:· :.:·,;:···. ':,,;.;,-,-:·.-,-:"·· .:--.. :: ,.\. :.-, _,J,,:·•-;_-...... ------- 3007 X - S."'.'.RJ:S/olr- ----=-::= = -15' SEWER EASEMENT PER REC. No. 9209202251779 (ITEM No. 15) - ----- Planting Area A (Sheet W-2) Cut & remove burlap from top 1/2 of ball (burlap to be rot/able) Topsoil fertilizer - ------ 6" berm (typ.) 2 1/2" min. Mulch or sterile straw for spring planting, wood chips for fall planting. CONIFEROUS TREE PLANTING DETAIL Balled & burlapped or containierized plant as speciffed. Cut & remove burlap from top 112 of ball (burlap to be rottable) NOTTO SCALE 2 1/2" min. Mulch or sterile straw for spring planllng, wood chips for fall planting. Finish grade Top soil & fertilizer SHRUB PLANTING DETAIL NOTTO SCALE r---I I __ _J / __ / ~-/ L _ __J L __ ROADC I I •·,:•,. ----.... ,.~~·-·., I .• , .·-.~~· .. :.:.~:.::.~· .... -.··.~·-.:·. · ... ·i···· · ..... ,,., .. --···~ .. ... __ ' .... :: ..... ~.,:::·•"'." . -, . . ., •. ,. ·-,•, ., ·"··'·. • .. . .•.• , .• _., ...... , '· .• +. ,· ........... , L __ ~ I -°"1Da ___________________ J / I I I I I I I / I I I I I STREAM RUNS THROUGH / / 12" CMP CUT IN HALF I --.. I I ', 2 x root ball (min.) 2 1/2" min. Mulch or sterile straw for spring planting, wood chips for fall planting. Top soil & Cut & remove bur.ap from top 1 /2 of ball {burlap lo be rot/able) fertilizer TREE PLANTING DETAIL NOTTO SCALE BUFFER AREA SEED MIX (All buffer areas disturbed during construction) 25% Redtop Bentgrass (Agrostis alba) 25% Perennial Rye (Loliumperenne) 25% Idaho fescue (Festuca idahoensis) 25% Red F esce (Festuca rubra) Seeding Rate: 31b/1 OOOsq. feet I '- PLANTING LIST QNTY PLANT NAME TREES 0 43 Big Leaf Maple Acer macrophyllum © 63 Sitka Spruce Picea sitchensis ® 88 Douglas Fir Pseudotsuga menziesli © 52 Western Red Cedar Thuja plicata SHRUBS ' 0 10 Vine Maple Acer circinatum @ 64 Hazelnut Cory/us comuta ® 64 Red Elderberry Sambucus racemosa (?) 94 Indian Plum Oemleria cerasiformis 0 58 Snowberry Symphoricarpos a/bus 0 134 Red-llowering Currant Ribes sanguineum r-- I"" SIZE SPACING 2 gal. as shown 2 gal. as shown 2 gal. as shown 2gal. as shown 2 gal. as shown 2ga/. as shown 2gaf. as shown 2gaf. as shown 2gaf. as shown 2gal. as shown Area B 0 15 30 45 60 SCALE· 1" = 30' .. , ..... , .. · .. ~, ,··. ,. ' NOTE: BASE MAP PROVIDED BY PACIFIC ENGINEERING DESIGN, LLC CITY OF REMTON RECEIVED AUG 1 5 2011 Bu 'LD'',1~ D''J'~' '.)'' I il , d . , ,~, ~ I Sewall Wetland Consulting, Inc. 27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732 re ~~ Vl a. <( ::, w- et: >- <( et: f--<( z et: WO ::E a. (J) w ::, z ~~ 0 <( lL IO (J) Ci z > 0 W bJ F O:'. -<( > et: Wo et: f-- Vl ~w 0 et: NO ~~ <J <J Job No. AB-106 Designed by: -=ES~- Drawn by: ~A~W~- Checked by: __ _ Date: SHEET OF Dec, 6, 2010 W-2 W-3 1.0 MITIGATION CONCEPT AND GOALS 1.1 MITIGATION CONCEPT The project proposes is a reduction of the critical area buffer. As mitigation for the buffer reduction, the project will enhance the remaining critical area buffer with native tree and shrub plantings. The remaining wetland buffer will be cleared of non-native invasive species, impervious surfaces will be removed and the area de-compacted. The mitigation area will be monitored for a period of 5 years once the mitigation area is signed off as installed. 1.2.0 MITIGATION GOALS 1.2.1 Remove existing impervious surfaces from critical area buffer 1.2.2 De-compact surface soils by rota-tilling mitigation area and provide topsoil materials as needed 1.2.3 Enhance reduced critical area buffer with native tree and shrub plantings. 1.2.4 Remove all non-native invasive species from mitigation area. 2.0 CONSTRUCTION SEQUENCE The construction sequence of this project will be implemented as follows: 2.1 Pre-construction meeting 2.2 Construction staking 2.3 Construction fencing and erosion control 2.4 Clearing and Grading 2.5 Stabilization of mitigation area 2.6 Plant material installation 2.7 Permanent fence and sign installation 2.8 Construction inspection 2.9 Agency approval 2.10 Monitoring inspection and reporting 2.11 Silt fence removal 2.12 Project completion 2.1 Pre-construction Meeting A pre-construction meeting will be held on-site prior to commencement of construction, to include the Owner's biologist, the contractor, the Owner and the City. The approved plans and specifications will be reviewed to ensure that all parties involved understand the intent of the construction documents, specifications, site environmental constraints, sequences, and inspection requirements. 2.2 Construction Staking The limits of clearing and grading of the mitigation area will be marked in the field prior to commencement of construction activities. 2.3 Construction Fencing & Erosion Control All erosion control measures adjacent to the mitigation area, including silt fencing and orange construction fencing will be installed. Erosion control fencing will remain around the mitigation area until clearing, grading and hydroseeding are complete. 2.4 Clearing & Grading Clearing and grading will include minor disturbance of portions of the critical area buffer for purposes of de-compaction of the soil surface. If soil substrate is of poor quality, native top soil may be brought in and spread throughout the mitigation area. The top soil should be tilled in with the native soils after initial de-compaction. All non-native species and their roots shall be disposed of off-site at an approved facility. The clearing and grading within the buffer will utilize the smallest construction equipment necessary to complete the work in a timely maru1er. 2.5 Stabilization of Mitigation Area All disturbed areas will be stabilized with hydroseed or mulch per 3.4.2 upon completion of decompaction and invasive species removal. Orange construction fencing and/or erosion control fences will be placed around the decompaction area (as designated on Sheet W-2 of this mitigation plan). The preferred time for construction is in the dry season (June-October). 2.6 Plant and Habitat Material Installation All plant material will be planted by hand per detail and Construction and Planting Notes. The Mitigation Plan specifies the required size, species, quantity, and location of plant materials to be installed. The contractor will re-seed or over-seed all hydroseeded areas disturbed during the planting process. Upon completion of the planting, the erosion control fencing will be restored and repaired. Plant substitutions or modifications to locations shall be approved in writing, by the Owner's biologist and the City prior to installation. 2. 7 Permanent fence and sign installation Upon acceptance of the plant material installation by the biologist, the permanent fencing will be installed. Sensitive Area signs will be placed along the fencing and/or on-posts at noted on the Final Mitigation Plan. 2.8 Construction Inspection Upon completion of installation, the Owner's biologist will conduct an inspection to confirm proper implementation of the Mitigation Plan. Any corrections, substitutions or missing items will be identified in a "punch list". Items of particular importance will be soils in pits, pit size, plant species, plant size, mulch around pits, and tree staking. Upon completion of planting, if installation or materials vary significantly from the Mitigation Plan, the contractor will submit a reproducible "as-built" drawing to the Owner. 2.9 Agency Approval Following acceptance of the installation by the Owner's biologist, a letter will be prepared to the City requesting approval of the installation. 2.10 Monitoring Inspection and Reporting Tl1e monitoring program will begin in the first growing season (approximately one year) following installation approval by the City of Federal Way and the permitting agencies. The subsequent monitoring inspections will be conducted in accordance with the approved Monitoring Program. 2.11 Silt Fence Removal D Mitigation Site Erosion control fencing adjacent to the mitigation area will remain in place until the mitigation area has been stabilized. 2.12 Project Completion If, after the final year of monitoring, the project has satisfied the objectives and goals of the approved Mitigation Plan, the Owner's biologist will prepare a letter to the City and the permitting agencies requesting final approval and closure of the mitigation plan. 3.0 CONSTRUCTION AND PLANTING NOTES 3.1 SITE PREPARATION 3.1.1 The Landscape Contractor will approve existing conditions of subgrade prior to initiation of any mitigation installation work. The Landscape Contractor will inform th.e Owner of any discrepancies between the approved construction document and existing conditions. 3 .1.2 The General Contractor will flag the limits of clearing with orange construction fencing and will observe these limits during construction. No natural features or vegetation will be disturbed beyond the designated "limits of clearing". 3.1.3 The Landscape Contractor will hand grub all blackberry varieties as specified in Section 4.13 of the approved Mitigation plan. Weed debris will be disposed of off site. 3.2 PLANT MATERIALS 3.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants free of defects, diseases and infestation are acceptable for installation. 3.2.2 All plant materials will conform to the standards and size requirements of ANSI Z60.l "American Standard for Nursery Stock". All plant mlllerials will be native to the northwest, and preferably the Puget Sound Region. Plant materials will be propagated from native stock; no cultivars or horticultural varieties will be allowed. All plant materials will be grown from nursery stock unless otherwise approved. '3.2.3 All nursery grown plant materials will be in containers or balled and burlapped. Bare root plantings will be subject to approval. 3.2.4 All plant materials stored on-site longer than two {2) weeks will be organized in rows and maintained by the contractor at no additional cost to the owner. Plants will not be stockpiled on the site longer than four weeks. Plant materials temporarily stored will be subject to inspection and approval prior to installation. 3.2.5 Substitution of species or plant size requests must be submitted in writing to the Owner and approved by the Owner's biologist and PALS Environmental Biologist in writing prior to delivery to site. 3.2.6 All plant materi.als will be dug, packed, transported and handled with care to ensure protection from injury. All plant materials to be stored on site more than 24 hours will be heeled into topsoil or sawdust. Precautionary measures shall be taken to ensure plant materials do not dry out before planting. Immediately after installation the mitigation planting area will be saturated to avoid capillary stress. 3.2.7 The contractor will verify all plant materials, the quantities shown on the planting plan, and the plant schedule. The quantity of plant materials shown on the plan takes precedent over the quantity on the plant list. 3.3 PLANT AND HABITAT MATERIAL INSTALLATION 3.3.1 All plant and habitat materials must be inspected prior to installation to verify conformance of the materials with the plant schedule including size, quality and quantity. Any plant or habitat materials dtmed unsatisfactory will be rejected. 3.3.2 All plant materials delivered and accepted should be planted immediately, following installation of the habitat features depicted on the plan. Plant materials not planted within 24 hours will be heeled-in per note 3.2.3 Plant materials stored under temporary conditions will be the sole responsibility of the contractor. Plants will be protected at all times to prevent the root ball from drying out before, during, or after planting. 3.3.4 All planting pits will be circular with vertical sides, and will be sized per detail on the mitigation plan and filled with pit soils approved by the Owner's biologist. If native soils are determined to be unacceptable by the Owner's biologist, pit soils will be amended with Cedar Grove mulch or equivalent. 3.3.5 No fertilizers will be used within the restoration area. In buffer areas only, install "Agrifonn", or equal plant fertilizer to all planting pits as specified by manufacturer. Fertilizers are allowed only below grade in the planting pits in the buffer areas. No sewage sludge fertilizer ("SteerCo" or "Growco") is allowed in the mitigation area. 3.3.6 All containerized plant materials will be removed from their containers carefully to prevent damage to the plant and its roots. Plants removed from their containers will be planted immediately. 3.3.7 All plant materials will be placed as shown on the approved mitigation plan. If the final installation varies from the approved mitigation plan, tl1e contractor will provide a reproducible mylar as-built of the installed conditions. All plant material will be flagged by the contractor. 3.3.8 All conifer trees will be staked per the detail on the mitigation plan. All deciduous trees l" caliper and larger will be staked per the detail on the mitigation plan. Remove tree staking and guy wires from all trees after one year. Cut guy wires away from trees and remove wire and tree stakes from site. 3.4 PLANTING SCHEDULE AND WARRANTY 3.4.1 A fall-winter installation schedule (October !st -March 15tl1) is preferred for lower mortality rates of new plantings. If plant installation occurs during the spring or smruner (March 15th -Oct. 1st) the plantings will be irrigated with a temporary automatic irrigation system throughout the summer months. The automatic irrigation system will provide head to head coverage of the entire planting area. The automatic controller will be scheduled for a minimum of fifteen (15) minutes every day until fall rains can provide adequate rainfall to support the plant material. The mitigation plantings will be watered twice a day for fifteen (15) minutes for the first week. 3.4.2 All disturbed areas will be mulched or seeded with mixes as specified on the plans as soon as the mitigation area grading is complete. The seed must be germinated and a grass cover established by October 1st. If the cover is not adequately established by October 1st, exposed soils will be covered with approved erosion control material and the contractor will notify the Owner in writing of alternative soil stabilization method used. 3.4.3 The installer will warrarrt all plant materials to remain healthy and alive for a period of one year after installation acceptance. The installer will replace all dead or unhealthy plant materials per the approved plans and specifications. 3.5 SITE CONDITIONS 3.5.1 The installer will coordinate with the Owner and the Owner's biologist for constrnction scheduling. 3.5.2 Landscape installation will begin after biologist acceptance of grading and construction. 3.5.3 Silt fences will be installed as shown on the approved mitigation plans. The installer is responsible for repair and replacement of silt fences disturbed during plant installation. No equipment or soils will be stored inside the silt fences. 3.5.4 After clearing and grading is complete in the mitigation area, exposed soils will be seeded or mulched. Orange construction fence will be placed around the mitigation area to prohibit equipment and personnel in the mitigation area. 3.5. All plant material will be planted with suitable soils per planting details. Soils from planting holes will be spread and smoothed across the mitigation area. 4.0 MAINTENANCE PROGRAM INTRODUCTION This maintenance program outlines the program, procedures and goals for restoration area. This maintenance program will be the responsibility of the project owner through the duration of its ownership of the mitigation area, or throughout the duration of the monitoring period until the Standards of Success are met. The maintenance contractor will complete the work as outlined below. 4.1 MAINTENANCE WORK SCOPE 4.1.1 The primary goals of the mitigation plan are to restore the cleared area with native plant community typically found around undisturbed uplands and steep slopes. To accomplish this goal, normal landscaping methods must be modified to include: a. No mowing or trimming of ground cover or vegetation in the mitigation area. b. No placement of fertilizers in the mitigation area. c. No placement of bark mulch or equivalent in the mitigation area, except as noted in the planting details. cl. No placement of grass clippings, landscape debris, fill or ornamental plant materials in the mitigation area. 4.1.2 Work to be included in each site visit: a. Remove all litter including paper, plastic, bottles, construction debris, yard debris, etc. b. Remove all blackberry varieties and scotch broom within the mitigation area. All debris is to be removed from uite and disposed in an approved landfill. c. Repair silt and/or permanent fencing and signage as needed. 4.1.3 Work to be completed on an annual basis includes: a. Areas containing Himalayan blackberry should be controlled by hand cutting the blackberry and treating the remaining cut stems only with a glyphosphate herbicide such as Roundup or Rodeo. b. Replace dead or failed plant materials. Replacement plantings are to be of same species, size and location as original plantings. Plantings are to be installed during the dormant period. c. Remove tree staking and gtiy wires from all trees after one year. 4.2 MAINTENANCE SCHEDULE The Owner will conduct all items listed in the Maintenance Work Scope on an annual basis. Additional work may be required per the Monitoring Report and as approved by the City. Additional work may include removal of the grasses around each shrub and tree, installation of wood chips at each shrub and tree base, reseeding the mitigation area, re-staking existing trees and erosion control protection. 4.3 WATERING REQUIREMENTS 4.3.1 If plantings are installed within the dormant period throughout the winter months (October through March 15th) watering is not required. 4.3.2 If plantings are installed during the summer months (March through October 1st) a temporary irrigation system will be required. The temporary irrigation system may be removed after the first year providing the plantings are established and acclimated to on-site conditions per Construction and Plantings Notes Sec. 4.0. 4.3.3 Irrigation will continue from initiation through October !st, or between June 1st and Oct. 1st for any subsequent year. Irrigation, if required, will provide head to head coverage for 15 minutes per day every day. 4.3.4 Irrigation will only be used to help establish plant materials and is not intended to supplement or create additional hydrology in the mitigation area. Irrigation water for the mitigation area will be taken from the existing water lines in the area and not pumped out any wetlands, pond or streams. 4.4 CLOSEOUT OF FIVE YEAR MONITORING PROGRAM Upon completion of the monitoring program and acceptance of the mitigation area by tl1e City, the maintenJnce of the project will be reduced to include removal of litter and debris, removal of noxious weeds and undesirable vegetation, and repair of vandalized areas. ' 5.0 MONITORING PROGRAM 5.1 SAMPLING METHODOLOGY The mitigation area will be monitored five times over a five year period. Monitoring will be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material. A monitoring report submitted following each monitoring visit will describe and quantify the status of the mitigation area at that time. 5.1.1 Vegetation The vegetation monitoring consists of inspection of the planted material to determine the health and vigor of the installation. All the planted material in the restoration area will be inspected during each monitoring visit to determine the level of survival of the installation. 5.2 STANDARDS OF SUCCESS I. Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 2. Not more than 10%cover of non-native invasive species within mitigation area after year 5. 1. Volunteer native, non-invasive species will be included as acceptable components of the mitigation, but will not be counted towards the 80% success requirement. 5.3 CONTINGENCY PLAN A contingency plan can be implemented if necessary. Contingency plans can include regrading, additional plant installation, erosion control, additional water quality facilities, modifications to hydrology, and phmt substitutions including type, size, and location. If the monitoring results indicate that any of the performance standards are not being met, it may be necessary to implement all or part of the contingency plan. Careful attention to maintenance is essential iu ensuring that problems do not arise. Should any of the site fail to meet the success criteria, a contingency plan will be developed and implemented with the City approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. Contingency/maintenance activities will include, but are not limited to: • Replacing all plants lost to vandalism, drought, or disease, as necessary. • Replaoiug any plant species with a 20 percent or greater mortality rate with the same species or similar species approved by the City. • Irrigating the area only as necessary during dry weather if plants appear to be too dry, with a minimal quantity of water. · • Reseeding the mitigation area with an approved grass mixture as necessary if erosion/sedimentation occurs. Removing all trash or undesirable debris from the restoration area as necessary per 4.0 Maintenance Program. CITY OF AEMTOM RECEIVED AUG 15 2011 BUiLO:NG DiVIS,ON Sewall Wetland Consulting, Inc. 27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732 {jJ f- ~ 0 <( {jJ Q. <( ::; w 0:: >-<( 0:: f-<( 0:: z 0 w Q. ::; ::; (/) w 0 w z z f- 0 <( "-I 0 (/) z w z > w 0 w (/) f- 0:: 5 <( 0:: w ~ 0:: (/) ~ w ~ 0:: 0 "'o -;:;;io ~<J <J<J Job No. AB-106 Designed by: ES Drawn by: AW Checked by: Dale: Dec, 6, 2010 SHEET W-3 OF W-3 Q) 1ii Cl 0 ~ ' N N ' N 0 ---N .. .. 0 " .. N •' 0, 0 " .... ,;. 0 "' ~ n < 0 - ' X m 00 '" ' ,,. " X • ' 0 X n 0 ' " 0 ' • ~ "· 0 , -- 0 ~ REVISIONS: A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. PRELIMINARY PUD OF McCORMICK PLAT KING COUNTY, WA (PROJECT NO. 07093) SHEET INDEX P01 -COVER SHEET NEIGHBORHOOD MAP P02 -PRELIMINARY PLAT MAP P03 -TESC AND TREE REMOVAL PLAN P04 -CONCEPTUAL SITE PLAN P04A -SITE STREAM BUFFER SECTIONS P05 -CONCEPTUAL ROAD AND SITE SECTION P06 -ROAD A AND C PROFILES P07 -CONCEPTUAL ROAD B PROFILE P08 -CONCEPTUAL POND AND BERM SECTION P09 -SITE DISTANCE TRIANGLES P10 SLOPE ANALYSIS Pl 1 -EXISTING CONDITIONS LEGAL DESCRIPTION : PARCEL A: PROJECT SITE VICINITY MAP NOTTO SCALE THE WEST 201 FEET OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL B: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; THENCE EAST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, A DISTANCE OF 201 FEET; THENCE NORTH TO THE SOUTHERLY RIGHT OF WAY LINE OF COUNTY ROAD; THENCE NORTHWESTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF SAID COUNTY ROAD TO THE WEST LINE OF SAID SECTION 24; THENCE SOUTH ALONG THE WEST LINE THEREOF TO THE POINT OF BEGINNING. PARCEL C: COMMENCING AT A POINT ON THE EAST BOUNDARY LINE OF SECTION 23, TOWNSHIP 21 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, WHICH POINT IS NORTH ,. 0'12'43" EAST 1398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION 23 AND SOUTH 0'12'43" WEST 90.13 FEET - FROM THE POINT OF INTERSECTION OF THE ABOVE DESCRIBED EAST BOUNDARY LINE OF SAID., SECTION 23 AND THE CENTER LINE OF THE TRACT AND RIGHT OF WAY OF THE COLUMBIA ''f,l'{D 0 JONES BURLINGTON -I " -- 'M \ I I R-8 ZON: \ (FENTON) APPAOXIMA TE CEDAR RIVER 200' BUFFER (PARCEL N0.2323059029) J ---/ .__ UNDEVELOPED AREA '-,",,, / '), I I / / 1 '--" { CEDAR / '--" RIVER \ I PARK I \ I PARCEL JI: ; /\ \ 2423059100 J \\' I \ -\ / \ \ \ \ \ \ -----+ / ,,.--,- / / I I I I I -A QH k13ARN RANCH I I I PARCEL+= 2423059011 I I ----/- PUGET SOUND RAILWAY; AND BEING THE TRUE POINT OF BEGINNING: THENCE SOUTH, 0·12'4;3" WEST 420.63 FEET; THENCE NORTH 81'35'17" WEST 295.04 FEET; THENCE NORTH 0'12'43" EAST 400 / / ;---\ '-\L----f:_..--,' \ I \ ~~___,_...~~~ 1 I I I I I I I FEET. MORE OR LESS, TO A LINE CONCENTRIC WITH AND 90 FEET (RADIAL MEASUREMENT). SOUTH-::-/ OF THE CENTER LINE OF THE COLUMBIA AND PUGET SOUND RAILWAY; THENCE EASTEJlL:Y ' ALONG SAID CONCENTRIC LINE 295 FEET, MORE OR LESS, TO THE.,POINT·OF 0 BEGINNING; EXCEPT ANY PORTION THEREOF WHICH LIES NORTHERLY OF THE SOUTHERLY MARGIN OF SOUTHEAST RENTON-MAPLE VALLEY HIGHWAY (P.S.H. NO. 2) AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 1545508. PARCEL D: A PORTION OF A PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT A SAID POINT NORTH 0'12' 43" EAST 1398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0'12'43" WEST 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH CENTER OF TRACT AND RIGHT OF WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0'12'43" WEST 420.63 FEET; THENCE NORTH 81'35'17" WEST 295.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 0'12'43" EAST 265.00 FEET; THENCE NORTH 81'35'17" WEST 20.00 FEET; THENCE SOUTH 0'12'43" WEST 265 FEET; THENCE SOUTH 81'35'17" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING. PARCEL E: THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT A POINT NORTH 0'12'43" EAST, 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0'12'43" WEST, 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTERLINE OF TRACT AND RIGHT- OF-WAY OF COLUMBIA AND PUGET SOUND RAILWAY; THENCE SOUTH 0·12•43" WEST, 420.63 FEET; THENCE NORTH 81'35'17" WEST, 195.04 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 81'35'17" WEST, 353.00 FEET; THENCE NORTH 0'12'43" EAST, 384.52 FEET; THENCE EASTERLY ON A 0'28' CURVE TO THE LEFT THROUGH AN ANGLE OF 2'32'28", AN ARC DISTANCE OF 350.00 FEET; THENCE SOUTHERLY TO THE TRUE POINT OF BEGINNING; EXCEPT THE EAST 100 FEET THEREOF; AND EXCEPT THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ON THE EASTERLY LINE OF SAID SUBDIVISION AT A POINT NORTH 0' 12' 43" EAST, 1,398.72 FEET FROM THE SOUTHEAST CORNER OF SAID SECTION AND SOUTH 0·12'43" WEST, 90.13 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE CENTER TRACT AND RIGHT-OF-WAY OF COLUMBIA & PUGET SOUND RAILWAY; THENCE SOUTH 0'12'43" WEST, 420.63 FEET; THENCE NORTH 81'35'17" WEST, 295.04 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 0·12'43• EAST, 265.00 FEET; THENCE NORTH 81'35'17" WEST, 20.00 FEET; THENCE SOUTH 0'12'43" WEST, 265.00 FEET; THENCE SOUTH 81'35'17" EAST, 20.00 FEET TO THE TRUE POINT OF BEGINNING; AND EXCEPT PORTION LYING WITHIN PRIMARY STATE HIGHWAY No. 5. PARCEL F: THE NORTH 50 FEET OF THE EAST 350 FEET OF TRACT A OF THE PLAT OF VALLEY FAIRE II, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 131 OF PLATS, PAGES 39 THROUGH 43, INCLUSIVE, IN KING COUNTY, WASHINGTON, AS MEASURED ALONG THE NORTH LINE OF SAID TRACT A. PROJECT DATA " i \ \ SITE DRESS: 164Q,5 SE RENTON, A 1 1 _ _1----- TAX ARCEL #: 232~059Q29G9 --\ SIT AAEA:-7'.32 ACRES \ ORIGINAL ZONING: R-12 AND RA-5 (KING\ COUNTY) ~-ftm!t~:J>UcJ:7:RdF ~? "ltf~?i CURRENT ZONING: R-8 (CITY OF RENTON) \~ND RA-5 (KING COUNTY) RENTON LIMITS .... ,.,, .,, PROPOSED ZONING: R-8 (CITY OF RENTON) \AND RA-5 (KING COUNTY) R-t ZON: ~ PROPOSED COMPREHENSIVE PLAN DESIGNATIO~ RESIDENTIAL SINGLE FAMIL '( (RSF) CITY OF RENTON (KNQ COlMY) I (Kl~-5,_!,~ MINIMUM DWELLING UNITS REQUIRED: 21 \ JNG \.,VVI",, MAXIMUM DWELIING UNITS ALLOWED: 42 \\\ I NOrARJ OF II DENSITY PERMITIED BY CODE: 8 I DENSITY PROPOSED: 6.33 \ PROPOSED DWELLING UNITS: 34 \\\" TRACT \ \ I PROPOSED NUMBER OF LOTS: 34 PARCEL i: ~ \ PUD MINIMUM LOT SIZE: 2550 SF TYP. 885690TACT I \ \ PUD LOT WIDTH & DEPTH: 35' TYP. WIDTH, 85' TYP. DEPTH'-'-'-§ I \ I REQUIRED ON-SITE RECREATION SPACE: 1,700 SF (50 SF /LOT x '34) I / I I PROVIDED ON-SITE RECREATION SPACE: 4,188 SF '-, REQUIRED OPEN SPACE: 28,735 SF '--... --... PROVIDED OPEN SPACE: 38,432 SF '-... .__ -ON-SITE CONCENTRATED RECREATION SPACE: tc, 188 SF "', STREAM lAOUA BARN RANCH PARCEL II: 2423059013 ~-ZONING BOUNDARY LINES AND CITY OF RENTON LIMITS RA-5 ZON: (KING COlMY) 100 0 50 100 ~.a( 1 1 GRAPHIC SCA)-'E / l I I I I I I I I I I I I I I I I I I I I I I I 200 SOFT SURFACE TRAILS WITHIN CRITICAL AREAS: 4,606 SF ", \ TRACT E: 21,634 SF '-,--... I NORTHERN BOLT IN BAS[ OF LUM}NAIR[ SCRIBED WITH A TRACT C .. 8,004 SF -----'\ I\ "X" AND STAMPED "KC-T-JO 1Jd6", LOCATED S.[. OF --_ \ THE S.£. CORNER AT THE INJtRSECTION OF MAPLE VALLEY TOTAL = 38,432 SF LAND IN CRITICAL AREAS: 34,BOSSF--/ HIGHWAY (SR 169) AND J51ST AVES.£., LUM/NA/RE IS AREA OF WORK: 226,035 SF LAND IN CRITICAL AREA BUFFERS: 73,405---sP--_ _ I / LOCATED 1.0' SOUTf!,_EASI OF THE BACK OF SIDEWALK. ROADS, SIDEWALK: 44,641 SF --I _.,, ESTIMATED TOTAL CUT: 8,248 cu YDS / 12,372 TONS LAND IN PUBLIC STREETS -ROW: 47,971 SF ------I LI ELEVATION= .JV:-48 FEET ESTIMATED TOTAL FILL: 7,924 cu YDS / 11,886 TONS LAND IN PRIVATE ACCESS EASEMENT: 1,730 SF ----t------_ _ _ -l-__ -BENCF( MARK NET: 324 cu YDS (CUT) TRAIL SQUARE FOOTAGE 9,192 SF I / , , VERTICAL DATUM: NAVO 88 MEANS OF SEWAGE DISPOSAL: CEDAR RIVER WATER .AND SEWER DISTRICT : TRAIL LOOP DISTANCE: 1,746 FEET/582 YDS/.33 SOURCE OF WATER: CEDAR RIVER WATER AND SEWER DISTRICT PUBLIC ACCESS TO WATER: 7,640.36 SF MILES SCHOOL DISTRICT: RENTON # 403, KENT #415 (BORDER DISTRICTS) LANDSCAPING TOTAL: 133,588.01 SF FIRE DISTRICT: KING COUNTY FIRE PROTECTION DISTR CT No. 25 ALLOWABLE BUILDING HEIGHT: 30 FEET PROPOSED BUILDING HEIGHT: "'28-30 FEET TELEPHONE SERVICE: QWEST ON SITE WETLANDS: 6,758.72 SF POWER SOURCE: PSE ON SITE STEEP SLOPES ( +40%): 24,037.62 SF . PUD REQUIRED MIN. STRUCTURE SETBACKS: OWNER/DEVELOPER : FRONT: 1 O' CIVIL ENGINEER : ROBERT McCORMICK SIDE: 5' (10' 2 SIDE YARDS) 161 MAPLEWAY ROAD REAR: 1 O' SELAH, WA 98942 PACIFIC ENGINEERING DESIGN, LLC 15445 53rd AVE S. WETLAND AND / OR STREAM BUFFER: 15' PHONE: 509-945-2219 SEATILE, WA 98188 PHONE: (206) 431-7970 FAX: (206) 388-1648 IMPERVIOUS AREA: EXISTING = 1 .32 ACRES DEVELOPED = 2.82 ACRES SURVEYOR : HANSEN SURVEYING 17 420 16TH AVE S.E. RENTON, WA, 98058 PHONE: ( 425) 253-8440 FAX: (425) 253-0266 KING COUNTY SURVEY CONTROL POINT No. 6276 NORTHERN BOLT IN BAS[ OF LUM/NA/RE SCRIBED WITH A "X" AND STAMPED "KC-T-JO 1996", LOCATED S.£. OF THE S.[. CORNER AT THE INTERS[CTION OF MAPLE VALLEY HIGHWAY (SR 169) AND 161ST AVE S.£., LUM/NAIR[ IS LOCATED 1.0' SOUTHEAST OF THE BACK OF SIDEWALK. ELEVATION = 121.48 FEET TBM #1 SET PK NAIL IN PAVEMENT ELEVATION = 142.59 FEET TBM #2 SET PK NAIL IN PAVEMENT ELEVATION = 15J.62 FEET ~ ..J CL ~ 0 -~ a: 0 0 u ~ z ~ z H! LI.. 0 G 0 PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DA TE: 12-13-2010 SHEET REV.: r..COVER SHEET N!;;,(Ghl~<;i)J;!HOOD MAP ~,inn· ento lr,g 0-' " ,, ,11,sio f/ ' 0 "' ' N N ' N 0 ---N ' .. ' ~ " .. ~ " 0 " . 0 , .. "" "' " " - ' X m "' "' ' " " X • , 0 X n 0 , " 0 , • ~ "· 0 , -- 0 "' REVISIONS: A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 2qfN., :Ro~. 5 E.,fW.M. AND A FjORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. C / i: -·•·· i --I . ---> ·_::;_ ::.: ~-i --__J__ --. ' --. --='-====----------------=---= ---,.__SE RENTON MAPLE VALLEY RD (SR-169) ·~======= - TRACT F NGPA -- LEGEND -- 1 O' PUGE ESM'T. (IT ~---~-PROPERTY BOUNDARY -··-··-LOT LINE ----ROAD CENTERLINE -------EXISTING EASEMENT SENSITIVE AREA AND BUFFER AREA NGPA AREA -----------------------------·--· --~ ---- 20' R.O.W. a:: -~--- -----. Ct.1,1 ffRUI 1'· ': (L.-)FU'1 (Rl]N()O-f L f~(:'v! 60 ~t?.,. ~ _J fl. ~ 0 -~ CI: 0 0 0 ~ z ~ ~ u.. 0 ~ 0 PROJECT NO.: 07093 DRAWN BY: CJB ISSUE DATE 12-13-2010 SH[ET REV.: SHEET 02 OF 12 0 "' ' N -' N 0 -- ,- "' 0 " 0 "' "' "" m "' n ' x m "' '" 0-< x m , 0 X n 0 , 0 0 , • ~ 0 " 0 "' REVISIONS: A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. EXISTING SIGNIFICANT TREES ON SITE AVERAGE EXISTING SIGNIFICANT TREES DIAMETER TOTAL TR££$ REQUIRED TO BE SAVED (JO% OF ITEM ABOVE) TREES PROPOSED TO BE SAVED REQUIRED NEW TREES FOR REPLACEMENT 27 * O.JO= (8-2) * 12 = ---- 49 TREES 8 TREES 2 TREES 72 CALIPER INCHES -. __ ~--. SE RENTON MAPLE VALLEY RO (SR-169) __ , __ _ -----/--- YELLOW STRIPING WHITE LANE DIVIDER STI FOG i.lNE EDGE OE / / / / I- <( .J a.. z ~ w a: u.. 0 t 0 E 0 0 OJ CO C i ~ ~ a. ~i 0 C\J co '--' co .. 00 ~ Ol Ll.. <( ~ ~ 0 -~ a: 0 0 0 ~ ~~ i &!i:~ PROJECT NO.: 07093 DRAWN BY: CJB ISSUE DATE 12-13-2010 SHEET REV.: SHEET 03 OF 12 0 ~ ' N -' N 0 ---~ -"' .. " "' 0 " 0 ' "' ~ ' "' ' • 0. 0 "' • 0 0. 0. ' • "· 0 • "' • ' X m ~ "' ' 0- " X • , 0 ' n 0 ' "" 0 ' • ~ "· 0 0 0 ~ REVISIONS: A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. -------------- , ID---_ '') Q ::; ' "' "' --------------- ------------------ -------------~- ------ NEW CHANNELIZATION :;' NEW OHAN VERED ...SCHOOL WAITTfJG /.lf(!",P,.-,'-0 ( 2 B -·1-·-·-._· :·, .. , \. CONNECT TO E:.X. 1 O» D./. WATER I Jc ! : r I - \ ........... -:_.;·~; i\1 ~ I \ .L"~l,\1,c:. © \ !i'iV~~ \ ! [>J\ - c.-'! ':c.:r. :::.YRE;..1,1 .( \ ';lf)i_') -.,. ' ' {,, , .. r /, ·,. I ' V WETLAND / BOUNDARY I/ /", ' I /: ', , / }, I ,\ 'Z '•,., ,, / ti:!\ y~~ ~ · / ', \its " ~tc. TRACT F\ NGPA A= 71§±._SE--~--........""" LEGEND ~-PROPERTY BOUNDARY LOT LINE --ROAD CENTERLINE EXISTING EASEMENT PROPOSED EASEMENT -~10--. 310 • FINISHED GRADE CONTOUR EXISTING GRADE CONTOUR EXPOSED WALL HEIGTH SANITARY SEWER MANHOLE W/ SS MAIN CATCHBASIN (SOLID LID) W/ ST LINE PIPE DIRECTION NEW FIRE HYDRANT WATER BEND WITH CONC. BLOCKIING AND PIPE PROPOSED ASPHALT PAVEMENT PROPOSED SIDEWALK ;;-< -........, __ .~ PR;O;P~O~S;EEDD---~~==- s ACCESS RAMP -vvv •--</;, ··"--\ STREAM RUNS THRO\JGH.1J,,,., 18" CPEP CUT IN HALF . ,/·,· .. <.:;_}f ·t;,;;,::ir ·< : .. > . . .· t71i;:.. .~:'.:>· ...... ~ ""' 1~ /C . ,. .· .· NOTE: ROQf .• DRAINS ANQ FOOT_lNG DR_AINS OF THE; /~.;__;,;,,, < · •PROPOSED RESIDE~,CE§<Vv'ILl: BI CONNEgTED ;TO. T,HE ··· · · YARD DRl'IINS OR '(;,TcH BASINS AT THE Lo1WER 1 CORNER OF THE l,OTS · ·····. ·· . ·· , · . i ... TYPE 2 CB W/ SOLID LID TYPE 1 CB W/ FRAME & GRATE YARD DRAIN SURFACE FLOW ARROWS <>.:1,-- i ... >J .. (!. j .·. ' ' r . I'/ ( /'. / ·-· V ,. ,,..· !:>. . ----._ ,,, .. , --··--·-------- R------o, --·---~---------rRAe=r-o---= .:A=' =========~~= NEW ASPHALT D YD I (TYP.) I 25 0 N \ \ \ ·, \ ' \:~ . \ \'._\\\ \'""' \ ··.\"\:r~,.__:t--. -,, ', \ \ / . \ \ \ \ \ ·. \, \ '\ ' ,_;;f ' ' N I N 0 .\ z CENTER 0 TRAFFIC LANE YELLOW STRIPING . WHITE LANE DIVIDER STR ---------- I / I -. " .. ,... _, .. - , 50 WETLAND BUFFER ·-.. ----··--·--t'.~d , -I .. , / ... Jr'- 10 . . . "! ., :;i ---·-· 180 ___ 19() .. 170 . . rr) · 1..: NOTE: .. :, ·,zc}N:lfaG t3o00ai~~r:·· :,, ,·< · · ,· 1 •. · ·, -· ·· . • :, I · ~ .. • • • ' j • • • • J i \ ... ' . ~ /'• ,, . • ·, If) . . ·a t~CR$1'6N)( :I~ RA-~~~~~-'i· .. ,,, ~ ,\\\\\ · . 2,136 SF OF ARMORED BERM WITHIN 50' STREAM BUFFER. ALL TRAIL IMPROVEMENTS IN THE SR-169 RIGHT OF WAY ARE SUBJECTED TO THE APPROVAL OF WSDOT. ~ _J a.. ~ 0 -~ a: 0 0 0 ~ PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DATE: 3-3-2011 SHEET REV,: CQf\lC':;:PTUAL '~ty RITE P;$() PL'A(~ '1t1!9 D· . tor; '"1:, /,;'4 )' .$ . IO(J Ir,. ff.:., ,. 6 l/177 ·, 111.,t~rrur,,,.. ""ls':t'fv(dt P04 SHEET 04 OF 12 ' " ' 0 REVISIONS: "' ' "' ' "' 0 ~ "' ~ "' 0 .... 0 <, "' ' "' , • C. , "' • , C. C. , • , • "' • ' X rn w "' ' O" " X • , 0 X n 0 , u 0 , • M 0 , 0 "' A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. 185 175 170 -165 ---160 165 155 150 145- 145 140 -135 130 125 120 115 CENTERLINE OF STREAM I EXISTING GRADE EXISTING STREAM (HALF CULVERT) ROW EXISTING GRADE 60' · STREAM· BUFFER · · CROSS SECTION D 1 "=5' 60' STREAM BUFFER ·PROPOSED GRADE CROSS SECTION E 1"=5 1 75' STREAM BUFFER CROSS SECTION F - 1 "=5' 1 o· TRAIL 1 o· _ TRAIL BARK ROW 33' ROW 26' (MIN.) WIDE ROADWAY I ROW 33' ROW 26' (MIN.) WIDE ROADWAY I .. ~,;"'1-%,,y 1 ~ OVERALL WALL HEIGHT=1 O' PROPOSED GRADE 5' SIDEWALK ·ROW· I · -.· ,.. . . r:-111-:---111:-: ROW 5' SIDEWALK I I • • . • • 1--111---111--"·1·1 ·1-"·:-1 ·"'···1 l'.t1r1--·1· p•-·1--"i----"1';'--J= . .J·,·1,L·~ _;Fe __ ··=' 1,,:I I t=fi ,.,lff-lfl------, I;----I'' TOP OF WALL= 130.25 4' WIDE PLANTED SHELF 5.45' DETENTION DEPTH --,--------- ""'---100 YEAR WATER DETENTION EL= 129 '(----------- WQ. EL=123.55 ~ _J CL ~ 0 -~ oc: 0 0 0 ~ z 0 I-z w 0: u. 0 ~ 0 PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DATE: 3-3-2011 SHEET REV.: ,, ' St:r,~ STREAM BUFP-i1mRQB!i!}QTIONS C /)/fig O "!tlto,, iv18. /,f, IOI) !II}' 2 /j ---f(/11 lf)f /£'.:,r;.·, ,, \~~u'/y; ' PO'iA SHEET 05 OF 12 ' D " D <> "' ' ~ 0 ~ 0 ' X m ~ 0, ' X • , 0 X n 0 , " 0 , • ~ REVISIONS: A PORTION OF THE SE 1/4, SEC. 23,·TWP. 23 N.j' ROE. t·s . ! ~ . W~M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., RGE. 5 E., W.M. r-: ;\,_ .. , 7' r-I r I 5.5' WIDE SIDEWALK I I 0.5'- 40' 26' (MIN.) WIDE ROADWAY 13' WIDE DRIVE LANE (TYP.) I 13' WIDE DRIVE LANE (TYP.) --- t_ S= 2.0% ( MIN.) S= 2.0% MIN. ( ) ROAD A CROSS SECTION 1601 150 I 140 I NTS RENTON / MAPLE VALLEY HIGHWAY RIGHT OF WAY UTILITIES TRACT C 7' ~ 5.5' WIDE SIDEWALK --o.5' 20' PRIVATE ACCESS ROAD -1' I I I I 33' 6' 26' (MIN.) WIDE ROADWAY 0.5'---, 1- ·I 5' WIDE SIDEWALK .__.1_3_' _w1_DE_DR_1v_E_L_AN_E_('-TY_P..c...) __ 1 13' w1_DE DRIVE LANE (TYP.) t_ OF 0.5' PROFOSED RESIDENCE S= 2.0% (MIN.) PAV MENT t_ OF ROW ROAD B CROSS SECTION NTS 33' ROAD B ROW 26' WIDE ROADWAY PROPOSED RESIDENCE SITE SECTION C-C 1 SCALE: 1 "= 1 O' -----. - -0.5' --- STREAM BUFFER CL ELEV= 159.36 20' MIN. 2' 1 IS' ~ f-z w w z ::, 3' Ti:jlCKENED EDGE w ::::; ~ ~ 0.. w "' u.. z w 0 ::::; 0.. 0 w "' 0 3 0.. 0 0 _J w u.. 0.02 FT./FT ROAD C CROSS SECTION NTS PROPOSED RESIDENCE -------------- 150 140 '2' f-z w w ::, z w ::::; ~ 0.. ~ n:: u.. w 0 0.. 0 w 0:: 0 0.. 0 w "- , '- ~ .J a... ~ 0 -~ ([ 0 0 0 ~ z ~- I.I.I a: LL 0 ~ 0 PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DATE 12-13-2010 SHEET REV.: CONCEPTUAL ~&DANO SITl5;Set<i:l[;JijN ' /Jing Di . Ofi 'v1s10 17 ilf4y 2 ii · 1-:-,.~ zu11 ~ IT Ir"' t?'l1 ~ ~ll'IV&)J] P05 SHEET 06 OF 12 ' ' 0 REVISIONS: .... ' N ~ ' N 0 ~ ~ ~ .... .. ~ ~ " ~ N 0 -.. 0 <> "' ' ~ 0 ~ Q Q m -< ~ H r ~ ' x m ~ '" ' O' '< x • " 0 X n 0 " " 0 " • ~ "· 0 0 ~ ~ 0 .... A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 r= ,._., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. 0 150 ................... :· P'v'I' Si.ti:. 1 +·35:39 ..... :· ..... · · · · · · · ... · · · · · · · · · :· · · · · · · · · · :· · · · · · · · · · · · · · · · · · · · :· Pv'I' ELEV:· 1:34:00 · · · · · :· · · · · · · · · · ... · · · · · · · · · .. · · · · · · · · · · · · · · · · · · · .. · · · · K:· 5,06 · · · · · · · · · .. · · · · r,,. . . • . • LO ·· · · · · · · · · .. · · ........ · · . . · . · · · .. · · . . . . · · · · · · . . . .. · ...... .UJC: -50.00 . . . . . . . ....... .,.; 1 4~ l-------"' I") + ~ 45 · PROPOSED GRADE "? C! · · I"> I() ---..f ·O·.,....· · ··· · · · · · · · · ··· · · · · · · · ·d··~-·.":"""I"') SIGHT LINE ~ I"> · <D· I"> .. ~ ...... ·+ ,...,. ....................... ·+ .. -·' -~ ' . ..... . . . ...... if) > · · · · · "·PVI ·STA:· 0+54:7"1' · · · · .. · · w · · · · · · · · · · · · · ... w · · · · _,w · · · "U · . "·u - ----.... ···PVl·EIZ,EV~d~4.32· · · · · ··· · · · · · · · · · · · · ·~ 1o· · · · · · · .... ·:· ....... ·/3~· .. a. ~40 LVC: 50.00 .... 4:,25' .. OBJE~T. HEIGHT. ........ . 140 135 130 130 1 25 l-----1---- --- ... EXI. TING .G.RADE ...... . 120 ----------1--------------------1 120 . . ' . . . . . . . ' . ' ' . . . . . . . . ' . . . . . . . . ' . . . . . ___________________ __L_ _____________ _J 115 115 0+00 1+00 PROPOSED ROAD 'A• PROFILE V SCALE 1 "=5' H SCALE 1 "=20' 1+74 175 ------------------------------·-----------.,-,-~--------------------,-----------------'--'------~ 175 , ·_.-• . PVI' STA: 3+52:93 .. ·-.. ,,---···--. "'I · · · · PVI' ELEV:· '159:lO ''-" · • · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · K: · 10.00· · ' · · · · · · ca · · · · I, • • • . \[) LVC: 50.00. . . . . . .. ------1-----•------. • t() ,-r-,.. -+----------------------f-'-----. ___ I") i'J a> -g--~ -0'.!---. <:7!.. •. ~m 170 I------170 165 160 PVI STA: ·0+59.73 ...... ·rv1. ELEV:' 1'38.57 ............ . · · · · : · · · · . · K:· 1 o:oo · · · · · · : · · · · · · · · · [ · · · · · · · · · : · · · · · · · · · : · · · · · · · · · : · · · · · · · · · : · · · · · · · · · 155 f-----I") .......• LVC:. 50:00 . . . . I')-N ..... I ........ : . . . . . . . . . . . . SIGHT_~ LINE )s ..... : ...... .. ... : .... ~~: ................... :i~ ............. ,.:·· .... : ......... : ........ : ........ . . . . . . . : : : : : : : : : 6: ; : : : : : : : : : : : : : : : : : : : : : ~ : : . : : : ' ............. : : : : : : : : . : : : : : : : : : : : : : . .:.. .. : .... , .... , ... : .. : ... :.: :-·• ........... ·I'-r,,........ . ·I'-a>· .. '< ·LO· . NI.() . r-,..lf) ,-........ ·+ ~-. ·+ <r-• .• <( . i'J .. I") :. f-' .. ··u ··o ···· w ··· w··ui Gi_,···1·· . . . . ~ 1o . . . ·~ GJ .. a: w . . ---1------·-iii -----•------ifi----l---l--l 165 ..... A..25'. OBJECl. HEIGHT . .: .::,i_;_· --+--l--c!!,....I ••...-= ~--~-....:.-==· :i)--iJ:2~.0~0%'.!.... --t"71160 ..... : . ROAD . ''B"· STA .. 6+97:75= ... · · · · · · · · : ROAD "C" STA.· 4+08:0E\ · · · · 155 ..... : ..... t? ~· : . . . . . . . . . : t? u ................................. ;.; : . '. : . ' . :"":"" ......... . ,> --. . Gj' •.. -· . .,.._;·,,:;,· ~--------1----=-----,-~~~.L----------- (D _•.... :::::ii::i::i:::::::::::;::i:::;:::,·::::'::::::::::·":" ' , ... -· -- 150 ~-------------------,--, 150 145 140 ......... :._;.:__:.:...:.:..·_;_·~·~~~ ... ...... 4.25' OBJE i"' HEIGHT ; ;....---: ..... . --~--~~ .... ' ........ ' ... ·-· .-. . .. : _· _· ·_3.5' EYE. HEIGHT . : : : : : ::'. ' ' : ·_:_ ~ :_: ~ :...: :._ .. :..:..:. -'-,_.. -..--. -: ·_ : .. _· =· _. · .... ·-=-· _· _· ·----~-------. ~·.,"-. · .. ···,,-·-----:--.............. '.' •······· / .... ·/". ·/ ... ·7· ................... . /. . . --------+----------------. . PROPOSED ·GRADE · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 135 , __ ____,... ____ _ ROAD "B~ · STA · 1 +61,26= · · · · · · · · : . : .ROAD "C. STA 0+00 . : ......... : e---------------------1---1145 . . I 140 135 130 L___ __________________ _:__ _______ , __________ __JL___ __________________ _:__ __________________ _J____J 130 0+00 1+00 2+00 PROPOSED ROAD •c• PROFILE V SCALE 1 "=5' H SCALE 1 "=20' 3+00 4+00 / ~ ..J 0... ~ 0 -~ a: 0 0 0 ~ z ~ ~ u. 0 ~ 0 PROJECT NO.: 07093 DRAWN BY: CJB ISSUE DATE: 12-13-2010 SHEET REV.: ROAD A AND C PROFILES c· p lfy Of/:, lann· ier,t, 1ng D· . OJ? ,, , " iv,s;on "'O li'" 1R}fl;, . §';06 ~c SHEET 07 OF 12 ' ' 0 "' ' N -' N 0 ---"' " -~ " -- 0 ... 0 "' "' ' " 0 w C. • • 0 ~ ,. 0 0 w 0 C. 'O " 0 ~ "' ~ • ' X m ~ 0, ' O' " X • , 0 X n 0 , 'O 0 " w ~ "' 0 0 -- 0 "' REVISIONS: 175 170 A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M.ANDA PORTION OF THE SE 1/4, SEC. 24, TWP. 23.N., AGE. 5 E., W.M. ---------, • • • • ' • • • • • • • • • I ' ' ' ' • ' • ' ' • • • ' • • . ... '•'•'I''' I•' PVI ·STA: 3+67.5·1 . . . . . . . ... . . . . . . . . ... . . . . . . . . . .. . . . . . . . . . . . . . . . . . . :· . . . . . . . . :· ...... PVr :E:Lt'v':· ·152:5g ........ . . . ·-. K:-58.01 -. ___ _,. ___ _ · · .. · · · · · · · · · .. · · · · · · · · · · · · · · · · · · · .. · · · · · · · · · .. · · · · · · · · LVG:· ·150,00 · .. · · · · · · · · · · · · · · . ............ -. N-............... . I[) co · .. · · · ·N co· · · · · · · · · · o, v ... ' .. ·+ ~-....... '. ......... : .......... • .......... : .. II . . .................. : ... : ..... : : .. : : : .. : . : : :: •1 •I 165 , __ N . : ..... vi~· ......... . . (.) 0) . ·iii ........... . ' ... 1· . 160 f--------------.. ---1--t=::;:::::;=:~~ I -- 155 150 . · : · · · · · · · · : · · · · F"v'I° sr A:•· 1 + e L3 2 · : · · · · · ..,__._--, -· · · · · .. · · .. ·,· .... · ... "PVI' ELE\/:' 136:73" : .... :. ·I · · · · · · · · · · · · · ... · · · · · · · · ... · · · · · · K: ·26.53 · · · · · ·· .... : ... ... Lvc ·.·.150.00 ..... ·.. -.......................................... · · ... · · · · · · · · · · · · · · · I -PVI STk--0+10.2.3-~----.--·--: -~ ·'°: . . . . . ---~ g·-. -----------1-------------------· ~---:~~---:~~---:·::-:----:~~---:~~:-:=:t:;;;;;:;;a--~==-~-~ -. ----------· ·_·_·_· ............. ·-~--- .. P.V.I.ELEV~:.133.24 .... :. . . ............... ·c.ci·LO.. . ..... ·(O·('IJ"........ . . '!' ........ '"........ ... ;_·..-:--"........ ... . .................... . . LV~: ·\\a1o . .. . : ~ ~ . . . . . '+ ~ . ;_-_;. --.-~ ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. ·. :.·. ·.1 f---------------i· ....... : .. C? .w. . . ............... !· . . ..... ~ ·w:.. . . . . . . . ............ . .r-,. r-,. .•• u . . . I • •• C.Y . . ........................................... . ... r-,. .r-,. ......... V:, ·> . . . . . . . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . ............... (/) '>" ............. . .. _____ -~t ~ . ~ al -·-·· ··--· -.. . . : --~---------•.· .. ---~ LLJ·. -·. -------!--+-----. I . . 0) . . . . . · · · ... + .'": · · · · · · .. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ... · · · · · · · · ... · · · · · · · · .. · · · · · · · · · 4:25' · OBJ E. r;T· HEIGH · · ·.· · · · · · · · · .... · · · · · · · · .. · · · · · · · · · · · · · · · · · · · · · · · .. · · · · · · · · · .. · · · · · · · · · .. · · · · · .. · · · · · · · · · · · · · · · · · · · ·.· · .0 .. . .... , ... W..... ... . . . . . . . . . . . . ... ..,.-.--: .. , ...... , .... , .... , , , ........... , ........ , .... , . , . , , , .. , , ......................... . (/) u . . . ' ' . --r . . . ING GR I . u Gi . . . . . •. . . . . . . . ....... SIGHT· LINE·~· . . . . .. . . . . . . . . . . . . . ·3.5' EYE· HEI HT ...................... > ~ . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . ..... EXIST :. ADE ..... : .......... :. . . ·. 145 c--.. _._· _· ·,_·_· _:._4,-25_.·~· 0!3,JE:<;;T .HEIGl:lT ... G'.i. . . . . . . . .. . . . . . . _· ._ .. _· ·~· . . . . . • .. . . •·p· ~ • . . .. . . . . . _: . ..~ : ._. _· ~ j-(6go/;-'~ ~ :"" ....... I· . . . . . . . . • . . . . . . . . • . . . . . . ~.· ........•....... _· _· ___ _ .. 3.5' .EYE. HEI.GHT . . g~N;t~~N'~c·· • .... : . . . . . . . .. .. ::-·-"':: :.·. . : ...... I ...... ·•.... . .. :. . . . . . ·.I :· ROAD "Ii" s'fA.' ·r+7:5.$7;;,. . . . . . . . :· . . . . . . . . . . . . . . . . . . ...... i' ......... .. 140 . :· ROAD "B" 'STA.' '0+00= . :· . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . . . . . . . . ' . ·.1 :· ROAD "B'' STA: '10+77.27 · · · · · · · · · .. ;: .. :,,,;., . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . ... . . . . . . . . . .. . . . . . . . . ... . . . . . · · · · · · · I· · · · · · · · · ... G~~..="'-----------------'<~,PROPOSE RADE ------------____ L . -' .. ' ......... ,_.,..,.-;-,:-": ~~~~---~--.. --~ ---~-----. . --. ············ "-i:o3%•_···_·_··__ ····--.-·~·~·········:····· 135 -------·----~-\---------!-----· ---------------------j-------------------. -. . . ..... ~ .. ···y-. . . ..... . .. . ... ..... .. ..... . . . . .... . ........... . \· . . . . . --+-----•------- . . . . . ·__:._;...,·· ........._-. · · · · · · · .. · · · ./. · · · · · · · · · · · · · · .. · · · · · · · · · .. · · · · · · · · · .. · · · · · · · · ROAD' ''B'' ·ST: : · 1+61.26=· .. · · · · · · · · · .. · · · · · · · \._ --. · ... · · · · · · · · · .. · · · · · · · · · · · · · · · · · · ... · · · · · · · · ... · · · · · · · · ... · · · · · · · · ·ROAD-·"C'' ·ST : ·0+00 · · · · :. · · · · · · · · · :. · · · · · · · · · :. · · · · · · · · · :. · · · · · · · · · · · · · .. · · · · · · · · ... · · · · · · · · ... · · · · · · · · ... · · · · · · · · · · · . . . . . • ........ · I · ........•.......... •· ......... • ......... • ........................... . ... ' ..... ~ .. '' .. ' ........... , ..... . 130 ~----------------------+---------------------~---~ 0+00 1 +00 2+00 3+00 4+00 ;., I . . . . . . . . I :I 5+00 PVI STA: 6+07 .20 .... ,,,, ic .. ·· ) •11-_-_-.-. -. ------------. :-fP"v'/'f-~~rE~tl\8c',{',.-~--1·i"'i4:.'884-1-. ------------0-0-. -. -.. -.-. r: -.4-•. i-5-•• -0-.B-JE-~-T-. H-E-IG_)_iT-.-•• -. ---------•• -.-.-.-.-. -•• -.-.ri.-. -. -.-.-.-. -. ------. -.. -.-. -. -. -.. -.. -.-. -------------.-. -. -.. -.-.-.. -. -. -.. -.---•. -•. -•. -•. -•.•. -•. -•. -•.•. ,:,:..•. ""• .•. --•. =-•. -•. -•. -i-·.'.TI·.-•. -•. -•. -•.. -•.•. ----------·----, 175 1~ 8l ••• . . . . . '<:'! 'C! ...... , ...... CtNiERUNE .. ·: .... · · .P.VI .STA: .7+9:2-·8·3· · · · · · :. · · · · · · · · ... · · · · · · · · ··· · · · · · · · · ... · · · · · · · · · · · · · · · · · · ............ . . N g . :. . ~ <6 . . . . I . . . . . OF ROAD "C" :· . . . . . . . '.'VI ~~~~·.6if ·37 .... ·. • ..... I i~ :_ --. -------·----;k~ . ---.-,tVC:"T5CT. --. -. --------·---1----·-·· .. ~~-· ·_· 170 .&i -~ .. :· . . . . . . ... :· . .(ii 't! . . . .... ~ ~ ......... : . . : .. ~ ~ .... :· . . . . . . . . . . . . . . . . . . . : .......... : ..... . · ·§; ·eo · . -~ ·i;j · · · · ·. ·. ·. ·. ·. r--. ...:. ~-·.· ·. ·. ·. ·. ·. ·. ·. · · · · · · · · · · r...: c,; · · · · : · · · · · · · · · · · · :11EtURNsro:::: I CD : : : : •: w ... : : .... I .. it ~ ......... :. . . . . . . . . : : :: : I ~ : : : : • : : : : : : : : : : : . • • • • • , I W · • LJ · STA. o+oo · · · · · · I~ ,c~ : ~,;,,;';:·ci~~~=i:~;:,ae,~~~cei:;;;,:::~,~:::~=:,· .:: ±~ • ~ .~ • • ····.~·• • • • • • • • • • •• • ................................ -. -.. -.-.-. -.. -. -.. -.-.-. -. -: :-:-;:-: S ~-: : .--:--: : : : : : ................. . · · · ·· 3:s· · t'i'E · HEIGHT · · · · · · ·· · · · · · · · · · · · · · · · · · · · ·· · · · · · · · · · ·· · · · · · · · · · ·· · · · · · · · · · ·· · · · · · · · · · · · · ----+ 165 1~·. --~--~-t----- 1 • • 1-.. -...... . . . . . . . . . . . I: I::::::•::: ................................ . 1······················ ·--·---- 1::::: :.: : : : : : : : : :•:::: 1···· . . ' ...... ' .. ' . ' ' .... ' ... I::::::·::::::::::•::::: ....... " ............... --~"_<]~. =-=~,~~::::::~· =· "=' =-· .............. -·. --.. _,,, !----------+-----------~------1------------- . . . --, 160 . I .... . . I .......... . . ... · · · :· · · · · · · · · · 4:25' · OBJECT HEIGHT · · · :· · · · · · '-=-• • • • • • ·c---..c_ -· •• . . . PVI STA: 10+611~.3~4 ___ , 155 PVI ELEV: 133:24 . ....... ·:· ........ ·: 'k:' ·14,95·: · · · · · · · · · :· · · · · · · · · · :·Lvc:' 150.00 .. J.... . . . -'--'--'. · · · · · · · · · · · · · · · · ·· · · · . · · · · · .. · · · · · · · · · .. · · · · · · · · · :· · · · · · · · · · · · · · · · 3.5' · EYE HE1GHT ·: · · · · . . . =-::::::::-.::::-·------. ' ' . . . -----·--: -+---.--/'---+-..-"----.-----. ------.--------+----- ··· ........... , '' , .... ''' '.' '' ... '' .. '.' .~~·---·.' ......... ''' ''' ....... ' ...... '.' ... '' ~ ...... ' ....................... '' .... '''.' .. '.' ....... ' ..... '' .. ,, ...... ' .. ''.' ... ' .. ROAD "B" 'STA 6+97 75=" . . . . . . . . . . .. .. . . . :. .. .. -:---:-:::-:--:-,-... -. .:.: :. . ..... : .. .. .. .. . . . ~ . ~.. .. . .. . ..... :.. . . .. ... : . .. . ..S.IGHT .LINE 3·· ........ : .......... :. . . . . . . . . ----·-. . ~ . . . ~ . . . · · ROAD· "C" ·sTA: '4-1'08 05· · · · · · · · · · · · · · · · · · · · · · · · .. · · · · · · · · · .. · · · · · · · · · .. · ---<-' .:...· .. · · · · · · · · · · · · · · · · · · · .. · · • · · · · .. · · · · · · · · · .. · · · · · · · · .. · · ··' ·.: · · · · · · · · · · · .. · · · · · · · · .. · · · · · · · · · .. · · · · · · · · · · · ~· co· · ·---..... : .......... '. ... ' ·~·-·: ...... _._ ... _._ .... ·( .... , .... : ......... ~ ..... :-:-~~~ .. ·:_·~ ...... : ...... _ .. _.~:~_··-~-~~-~-·:··_· .... -: .. · ... ·.·.:-.-.~ ...... ~~:.·.~::.:.·. ,: ......... : ......... ~ ...... : ···~·g"+-------•----- ...... :: : : : : : : : : : •• : : : : : : : : .•• : : : : : : . : : : : : : : : : : . : •• : : : : : : : : : •• : : : : : : : : : •• . ... : : : : •. : : : : : : : : : : : : : : : ~ -. ~. ~.~ ·~ :...: ~ < ~ ~ ~ . : •• : : . : . : : : :: : . : : : : .. : : . : . : : -· :: .• : . : : :.~ : •>: : L EXISTl:N:G: GRADE . : 8 . --. . . z:>·,·:·:' . o> --.. . . . . . . . . . .. . . . . . . . . . . . . . . • • • • •. . • • • . • • • • • • • • • • • • • • •. • • • • • . • • ••• ~~ ~~ ''<C ;~ '_; ~ ~ f ~ '-•• _; ~ .:_~ ~ .:_ ~ '_; ~ ~:'.'.~ -~--•, Ii;~ • . . .... :~~: ~; :;:.~~-=~-7----,--- .:::: :: : : : : : : : : : : : : : : : : : : :: : : : : : : : : ::: : : : : : : : : ::: : : : : : : : : :: : : : : : : : : : : : : : : : : : : ::: : : : : : : : : : : : : : : : : : : :: : : : : : : : : :·::::::::: :·:::. · · · · ·•· · · · · · · ':8.oo:: · · '"-:._ · · <:.•, .. ··,ROAD ."s:· STA. :10+77.27 .. : . . . . . . :· ...... ". '· · .. •. · ... . . . ' . . . . ..... ' . . . . . . .. . . . . . . . . . . . . . . . . . . . . .. . . . " . . ........... ··:·"·:· ... ~ .... ,.::::"··:· ........ , .... . ---------, 150 145 . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . . . . .. . . . . \ . _____ ,__ ____ _ 140 -----.-------PROPOSED GRADE .. -.......: . ..__ . . ',..--=-::...._: :_.: .:_· . -~--- .. --_ _:___· _:__· -~· · __ · _:__· ·_:___ .. __ · ·_:__· . __ :---~. ·::_,-~·: =· ====-===--~..:_j 135 ------- ----------------+---------------,----- ....... ·----· ..... . . ------- . · I· ... i ~---------------'--------------------'----------------------_L_ __________________ ___L _________________________________ __J 130 6+00 7+00 8+00 Pf10POSED ROAD "B' PROFILE V SCALE 1 "=5' H SCALE 1 "=20' 9+00 10+00 10+77 r , ~ _J a.. ~ 0 -~ er 0 0 0 ~ i a: u. 0 ~ 0 PROJECT NO.• 07093 DRAWN BY• CJB E 0 () OJ ~ a5 (0 () "j"" (tj <X) Q_ !l 0 C\I <X) '-' <X) .. 00 ~ Ol u. <( ~ ~-" (]) I :;:: ~ (tj $f (l) ,...._ if.! (0 Cl) ~ (1j '-' > .. <( ~o 0 a: .c C') a_ LO ISSUE DA TE · 12-13-2010 SHEET REV.• ~ 00!)9.i~TUAL RO~GlnfA; PR(D~JrE g Dtvis· !Of) MAy 2 5 20/J lfi~rc~,, ... ' v l.t..~ tn) P07 SHEET 08 OF 12 0 "' ' N ~ ' N 0 ~ ~ ~ "' .. ~ ~ .. ' ~ 0 " 0 "' "' .,, 0 z Q ' X m ~ 0, ' " ~ X 0 , 0 X n 0 , " 0 , • ~ ,. 0 a . 0 "' ' REVISIONS: A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 N., AGE. :5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. -----V I ' I . >C-·--/-X--~ ' J >: I I ; I I : I ./\ ,/' ' PROPOSED RETAINING WALL (15' MAX HEIGHT) /~ . r__~ ____ ,.--,.--1:1 (D • .. ,• .. '<;j- ' ; i " ! ~ ,;':: ~) I) , __ I \ I ,-. ··;- , \, ' . j 130 120 110 / 1 ..,f· ... / rf(D?'. ). I")/ '•. "(' ' ,. >< I /<' I I //• .· / '-><; / ' ! ,. ' POND: LIVE STORAGE (REQUIRED) (PROVIDED) DEAD STORAGE (REQUIRED) (PROVIDED) ··, TOP OF BERM=130 "'-\'-·· . 16' I © 0 -59,281 CF -59,500 CF -15,052 CF -15,500 CF 'Vvv '\/\7\7 20 'V'-./V 11 g ,,, ,9. ---SSMH _l U-i )Cj INV= INV= / LEGEND: /-1 E3" CONC MAPUE: VALLEY ., -13QAQ_(SR 169) ---=-::,~- -INV~119.69 \ \ \ '-126 VING 124 \ ),"".JJRY\NEJJ :\:\JC\/t)F2 '~i:.J-.., 111._. -:-· [i\~-; v·),;"1 [ >-~ 1 'i\11 \ r). 4) I I I / I ·. ~: I > @ EXPOSED WALL HEIGTH 5.45' DETENTION DEPTH 100 YEAR WATER TOP 0'" WALL=130.25 DETENTION EL= 129 4' WATER QUALITY DEPTH 20 0 10 20 ~ I_I 140 135 130 125 .. 120 115 1 to GRAPHIC SCALE 1'-20' EXISTING GRADE~ --- POND SECTION A-A SCALE: 1"=10' SEE PLAN VIEW LEFT 4' WIDE PLA \JTED SHELF 1' SEDIMENT STORAGE POND BOTim'= 118.55 NOTE: FLOOD PLAN ELEV PER FEHA = 116 FT (NGVD 1929) = 119.57 FT (NAVO 1988) 40 ~ STREAM EXISTING STREAM (IN HALF PIPE) AT EAST END OF BERM ARMOR FACE AND BOTIOM OF BERM W/1' DEEP RIP-RAP 6" DIA.(-) (250 LF) SEE SHEET P04 FOR UM.ITS . -10'± STREAM DEBRIS BARRIER BERM AT EAST END OF BERM ARMOR FACE AND BOTIOM OF BERM W/1' DEEP RIP-RAP 6" DIA. (-) (250 LF) SEE SHEET P04 FOR LIMITS PROPERTY LINE -STREAM DEBRIS BARRIER BERM ... SEE .BERM .DETAIL . THIS SHEET PROPOSED STREAM DEBRIS BARRIER BERM COMPACTED FILL ~ _J a. ~ 0 -~ a: 0 0 0 ~ z ~ z w a: LL 0 § PROJECT \JO.: 07093 DRAWN BY: C,JB ISSUE DATE: 12-13-2010 SHEET REV.: RONCEPTUAL :.,,;8GJ}l~,,,.~t-JD P/ann;1RFR1v1'0n s~l?Tie>N MAY 2 .5 1.011 SHEET 09 OF 12 v, 0 0 .... 0 "' '" "' • , <O • • ' >< m "' rn ' >< • " 0 X n 0 " " 0 " • 0 , 0 '" ' REVISIONS: -- I / 'I ,' '1 ,A " A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 zN., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. - ·~·· ,/ 173' / ------ ----- I 18 19 ,__ PROPOSED STOP SIGN 34 -- -- - 33 - 1 ~-PROPOS D STOP SI N 32 - ftOAD C ----, - I I I 20 - 21 2 3 ""·· 31 22 23 I I 30 T I 4 24 I I I 29 5 25 I I I I I 28 6 26 7 ... •.-; 27 40 0 20 40 ~ 1--------'1 GRAPHIC SCALE SCALE: 1'=40' 20 0 10 20 ~~-;_1 GRAPHIC SCALE SCALE: 1'=20' 40 , 80 J ~ _j (.L ~ 0 -~ a: 0 0 0 ~ i cc u.. 0 § ~QI ~ !:~~ PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DATE 12-13-2010 SHEET REV.: i\/4 y 2 /j 20// 09 SHEET 10 OF 12 0 "' ' N ~ ' N D ~ "' ~ " 0 0 " -< 0 "' "' ' "' --l m m ~ "' r 0 ~ m "' ~ H z ,, r ' X m "' 00 O" " X ro • 0 X n 0 • ~ 0 • w ~ 0 0 ~ 0 "' REVISIONS: A PORTION OF_ THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 ------------------------ (~ -- 31 PUT Of V.M;.fl/~----1--;-i VOL. ta.1 -- 30 , I /_) - L' 1;' 'irr"f·I! !Ir '~1P[.,t,),} r I/ '.'{Ii)"~}-···-... 6 ' ' I "' \ \ ~ \ \ ~ \y 1<10 " ' \ \ I.so ' " ---'6'o -- -------J;-0 - !Bo :..:_ · --' 30 0 10 20 30 60 ~~--~-~·~J~~ I SCALE 1'=30' - ------------ ' ' " ' --' ' -~ ' . " ' " ' ' -....:_' ' ' .'-. --' " ' ' ·" ':---..__ -- S 02'22'54" 50.52' ~-- ' ' ------- ------- ----170 -- --_'-. ' . ____ --. ----:-180 -----·..:. -. -·..: iso ---. --·-, Slopes Table -•, ·- Number Minimum Slope Maximum Slope Color 1 0.00% 15.00% ~ 2 15.00% 40.00% R ' 3 40.00% 100.00% 1111 i -- !l:: ~--, W.M. AND A PORTIQ_~ OF THE SE 1/ 4,_ SEC. 24, TWP. 23 N., AGE. 5 E., W.M. 7------------------------------.,.. _______ " -----------------------.---,._ ---------- ( I I ----'-------- -----------------------------. ·-~ \ \ ------- ------------------------------------------- ·------------~ --------~ --------------12(.l 12fJ -, -I3o ~ s:j" l() ~ Jc " z ~ w a: ,'> >'! / LI. / 0 / ~ 0 r <( .J CL ~ --200 1 0 Q ! -~ re ~i! 0 ~~~~ 0 !::i 0 r't ~ 0 lL PROJECT NO.: 07093 DRAWN BY: C.JB ISSUE DATE 12-13-2010 SHEET REV.: ,-~ City Of A P1flr1r1;, ~ _en ton SLOPE 1RNl4.le);'SIS _ s_79~24'56" -- --£_ --:_ -- -. -~------JS? 62' -----...;, . - ii',o ::-. ~ -:-_-_---~--_-__ -::. ~ ~ -------- MAY 2 5 2 . UJJ !rt? IE (0 JC"'"" , -o v' /N /{'r, ,- ----------------- · 210 ---P10 ... ----~'' ----\ ' SHEET 11 OF 12 ... 0 "' ' "' "' ' "' 0 "' m n 0 ' X m "' 0, ' " " X • , 0 X n 0 , " 0 , rn rr 0 a 0 ' "' REVISIONS: ' - . A PORTION OF THE SE 1/ 4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/ 4, SEC. 24, TWP. 23 -/'' . ------------------ ,. -----,--~- / / -- . --SSMH flll!.=166.81 INV= 156.46[W) INV= 156.46 S) IN\/= 1 !i6.36 Nf') ·-. / ..... -, .. ··--- . -- co,;cj: PAD i / 1/ I '' ' ·. ·1 / i . I i I 'i ' ' i i•!: ' ,!J ., ' ' I 1-'1 I ,;., I --f:,·- 1 I .I ',,i- I • / . i-i : LO '1 l() . LO "-.·:pF,:1-~ AGE. 5 E., W.M. ' --- -·----------- SURVEY PROVIDED BY: HANSEN SURVEYING RODNEY HANSEN., P.L.S P.L.S. NO. 21464 PHONE: ( 425) 253-8440 ------------~-------------·-----___ _£.Q LAW/I \_ (' 21"A ·--! \ -, ;, . .... ,. ----- ---·-CONCh !-)f\0 / 'I' ZONING BOUNDARY RENTON I~ 1~ r- 1 I J - 200 I / / ' t ; '-,-, ,--' !\/! _,'' ! . \ ' l.·. ,··\ .' ' . I / / / / I '- ~ _J fl. ~ z w a: IL 0 § 0 " 0) • " Q) I :::: ~ ~ (/) (0 (/) 0 . ~~ .. <! ~o 0 a: .i::. C') a... l() ~ ~ ~ 0 -~ er 0 0 0 ~ ij; I ~!::~ PROJECT NO. 07093 DRAWN BY: CJB ISSUE DA TE: 12-13-2010 SHEET REV: City Of Planning ienton Ex1sT1Ntd coN~i'rroNs ~y 25 ' ZOii /ffl[[f -t; ft! II P/i1r:, - ~L~./ ' P11 SHEET 12 OF 12