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X�// 1y.10000' 4000,
1
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WETLAND C - '
NO WORK
PROPOSED
0000 0--
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GRADING CONCEPT PLAN
SCALE. 9"--20'
10000,
,/ 1/ a
q2
/;
LIMITS OF
GRADING
SPLIT RAIL FENCE WITH
SIGNAGE AT WETLAND BUFFER
LIMITS AND ALONG TRAIL.
IK10'rAI I nAT'C AT TMAII
417
413
419A W
418
417
416
415
414
418A W
417
416
415
414
413
412
GRADING CROSS SECTIONS
HORIZONTAL SCALE.- 1'=30'
3,856 SF BUFFER WETLAND C
RESTORATION FOR /\ATr/1/1r %I III
Lot
Clearing and Grading Notes:
3,502 SF BUFFER REDUCTION
FOR 4' CITY -REQUIRED TRAIL.
NOTE: LOCATION SHOWN IS
APPROXIMATE. TRAIL SHALL BE
FIELD LOCATED TO MINIMIZE
THE NUMBER OF TREES THAT
HAVE TO BE CUT.
1,360 SF BUFFER RESORATION
FOR STORMWATER OUTFALL
4,573 SF
BUFFER ADDITION
25,430 SF
WETLAND CREATION
25,430 SF WETLAND CREA TION
9,334 SF WETLAND FILL
4,573 SFBUi;FERAVERAGING -ADDITION
3,833 SF BUFFER AVERAGING -
SUBTRACTION
94,230 SF BUFFER RESTORATION FOR
TEMPORARY IMPACTS
0 25 50 75 900
SCALE: I "= 50'
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Planning Division
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may"
Date ,
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Manning oivi iolj
MM 1 3 2014
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• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 9st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
a Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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NO WORK
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if— EXISTING CONTOUR - TYP
GRADING CONCEPT PLAN
SCALE. 9"--20'
10000,
,/ 1/ a
q2
/;
LIMITS OF
GRADING
SPLIT RAIL FENCE WITH
SIGNAGE AT WETLAND BUFFER
LIMITS AND ALONG TRAIL.
IK10'rAI I nAT'C AT TMAII
417
413
419A W
418
417
416
415
414
418A W
417
416
415
414
413
412
GRADING CROSS SECTIONS
HORIZONTAL SCALE.- 1'=30'
3,856 SF BUFFER WETLAND C
RESTORATION FOR /\ATr/1/1r %I III
Lot
Clearing and Grading Notes:
3,502 SF BUFFER REDUCTION
FOR 4' CITY -REQUIRED TRAIL.
NOTE: LOCATION SHOWN IS
APPROXIMATE. TRAIL SHALL BE
FIELD LOCATED TO MINIMIZE
THE NUMBER OF TREES THAT
HAVE TO BE CUT.
1,360 SF BUFFER RESORATION
FOR STORMWATER OUTFALL
4,573 SF
BUFFER ADDITION
25,430 SF
WETLAND CREATION
25,430 SF WETLAND CREA TION
9,334 SF WETLAND FILL
4,573 SFBUi;FERAVERAGING -ADDITION
3,833 SF BUFFER AVERAGING -
SUBTRACTION
94,230 SF BUFFER RESTORATION FOR
TEMPORARY IMPACTS
0 25 50 75 900
SCALE: I "= 50'
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Planning Division
L�°FQCd[��
may"
Date ,
�N -' Ron -ton
Manning oivi iolj
MM 1 3 2014
R F C rp— � v rr�- no
• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 9st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
a Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
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Job No.
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Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2093
SHEET
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/ 6"berm (typ)
2' (TYP.) ,r^,, Finish grade
0a=1 I f =TI1 2 Mulch or sterile
straw for spring planting,
wood chips for fall
Top soil planting.
fertilizer
CONIFEROUS TREE PLANTING DETAIL
NOT TO SCALE
D 3 Sensitive Area Tract Signs
4 15 LF Split Rail Fencing
12 Large Woody Debris
6"berm (typ.)
2" (TYP.)
Finish grade
�1T111111111 =( 11 T1-1 f 121/2" min. Mulch or sterile
straw for spring planting,
wood chips for fall
planting.
2xrootbatl (min) Top Soil &
fertilizer
TREE PLANTING DETAIL
NOT TO SCALE
3"
Notes:
• Planting areas shall be cleared of Non-native invasive species
such as Hlmalyan Blackberry, Scotch broom, and purple
loosestrife and others as determined by City.
• Clearing will be conducted by hand in from buffer and wetland
creation areas where grading will not occur.
• Newly installed plants must be flagged with high visibility flagging.
Flagging to be installed on branches (not main stem).
• Any buffer areas disturbed during mitigation and trail construction
located beyond the areas shown on this mitiagtion plan will be
re vegetated using native plants (trees and shrubs) and mulched.
LIMITS OF
®---- WETLAND BUFFER
ENHANCEMENT
i
LIMITS OF
— WETLAND
CREATION
0 10 20 30 40
SCALE: 1 "= 20'
2" (TYP.) , �
2112"min. Mu/ch or sterile
straw for spring planting,
wood chips for fall
planting.
Finish
L 6" 1 2 x's RootNo Top soil &
BALL MIN. fertilizer
SHRUB PLANTING DETAIL
NOT TO SCALE
TABLE 2-1: PLANT CALCULATIONS
MITIGATION TYPE: WETLAND CREATION
MITIGATION AREA:
16,613 SF - FORESTED WETLAND
2 gal,
8,817 SF - EMERGENT
HZ
25,430 SF - TOTAL
Salix laslandra
containerized
as shown
PLANTED
CALC , TYPICAL'
Sitka Spruce
6'min. height
containerized
as shown
PROPOSED
AREA" _
SPACING " ' '
2 gad
as shown
TREE
84
16,613 SF
14' O.C.
as shown
OOregon
SHRUB
449
16,613 SF
6' O.C.
O
EMERGENT
3,900 8,817 SF 18" O.C.
MITIGATION TYPE: WETLAND BUFFER ENHANCEMENT/RESTORATION
MITIGATION AREA:
14,230 SF - FORESTED UPLAND BUFFER
�TYPEC�UANTITY
WR
Pq ;
PLANTED
CALC TYPICAL
PROP05ED
AREA
;SPACING
TREE
79
14,230 SF
13.4' O.C.
SHRUB T364
11,919 SF
5.7' O.C.
TEMP. EROSION & SED/MENTATION CONTROL NOTES
1, THE IMPL EMEN TA TION OF THESE TES C PLA NS & THE CONS TRUC TION,
MAINTENANCE, REPLACEMENT & UPGRADING OF THESE TESC FACILITIES
IS THE RESPONSIBILITY OF THE A PPL ICAN TITESC SUPERVISOR UNTIL
ALL CONSTRUCTION IS APPROVED.
2. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL
BECLEARLYMARKEDBYSILTFENCEPRIORTOCONSTRUCTION. DURING
THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING
LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BEMAINTAINED
BY THEAPPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION.
AFTER GRASSES HA VE BECOME ESTABLISHED, SIL TFENCING MA YBE
REMOVED.
3. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED
PRIOR TO OR IN CONJUNCTION WITH ALL CLEARING & GRADING SO AS
TO ENSURE THAT THE TRANSPORT OF SEDIMENT TO SURFACE WATERS,
DRAINAGE SYSTEMS & ADJACENT PROPERTIES IS MINIMIZED.
4. THE TESC FACILITIES SHOWN ON THIS PLANARE THE MINIMUM
REQUIREMENTS FORANTICITAPED SITE CONDITIONS. DURING THE
CONSTRUCTION PERIOD, THESE TESC FACILITIES SHALL BE UPGRADED
AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TOACCOUNT
FOR CHANGING SITECONDITIONS (E.G., RELOCATIONOFDITCHES & SILT
FENCES, ETC.
NOTES:
FILTER FABRIC MATERIAL 1. INSTALLATION SHALL FOLLOW THE
MANUFACTURERS RECOMMENDATIONS.
2. POSTS SHALL BE INSTALLED SO THAT
A MIN. OF2' EXTENDSABOVE THE GROUND
WITHA MIN. OF2' 6" EMBEDMENT
PROVIDE3/4"-1.5"WASHEDGRAVEL
BACKFILL IN TRENCH & ON BOTH
SITES OF FILTER FABRIC ON
THE SURFACE
8 -MIN.
PROFILE VIEW
2"BY2"BY 14 GA. WIRE
FABRIC OR EQUIV.
FIL TER FABRIC MA TERIAL 60'WIDEROLLS
USE STAPLES OR WIRE RINGS TO ATTACH
FABRIC TO WIRE
2X4" WOOD POSTS. STD. OR BETTER
OR EQUAL. ALTERNATE
STEEL POSTS
SECTION VIEW
FIL TER FABRIC FENCE DETAIL
NOT TO SCALE
I 12" _ I
CRITICAL AREA
DO NOT DISTURB
FOR MORE INFORMATION
CONTACT YOUR C/TYOR
COUNTY
2'MIN.
FABRIC
EXPOSURE
WETLAND SIGN NOTES
Glue si n to 112" CDX plywood and
attach ico 8'4'5(4" cedar orressure
treated post with 5/16'x3"la bo/t.
Set post minimum 3' below rade;
4'x4" cedar post to beset in concrete.
Wetland sign to sit at approximate/y
5'he/ghta Ove finish grade.
The wetland/stream sign shall be posted
at the bo ndary between the Sensitive
Area Bu Ter Setback Area or Setback
Tract and the Building Setback Area.
One si n shall be osted er lot for e very
150' oi�S nsitive,�rea Bu�fer and shall be
stationed in a prominent location i. e. at
the closest point to the proposed de ve/opment.
Signs may also be attached securely to fences.
WETLAND SIGN DETAIL
NOT TO SCALE
WETLAND CREATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
Ow
SHRUBS
:•
15
Pacific Willow
2 gal,
as shown
HZ
69
Salix laslandra
containerized
as shown
s '
33
Sitka Spruce
6'min. height
containerized
as shown
®
94
Picea sitchensis
2 gad
as shown
O
21
Western Crabapple
Malux (gyrus) fusca
2 gal
as shown
OOregon
15
Ash
Fraxinus latifolia
"min. calipe
containerized
as shown
SHRUBS
:•
100
Red -osier Dogwood
2 gal,
as shown
HZ
69
Cornus stolonifera
containerized
as shown
®
90
Sitka Willow
Salix sitchensis
2 gal,
as shown
®
94
Black Twinberry
Lonicera involucra
2 gad
as shown
®
95
Salmonberry
Rubus spectabilis
29a�
as shown
vvv,
Clustered Rose
O
70
Rosa pisocarpa
2 al
9
as shown
BUFFER ENHANCEMENT/RESTORA TION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
O
2 y
Big Leaf Maple
"min. caliper
as shown
HZ
69
Acer macrophyllum
containerized
as shown
®
38
Douglas Fir
6' min. height
as shown
�p
114
Pseudotsuga menziesil
containerized
as shown
®
12
Cascara
Rhamus purshiana
"min. caliper
containerized
as shown
SHRUBS
O
79
Vine Maple
Acer circinatum
2 gal,
as shown
HZ
69
Haze/nut
Corylus cornuta
2 gal
as shown
®
97
Indian Plum
Oemlena cerasiformis
2 gal.
as shown
®
114
Common snowberry
Symphoricarpos albus
2al
g
as shown
v
5
Salmonberry
Rubus spectabilis
29a�
as shown
EMERGENT PL UGS
vv
1300
Spike Rush
Plug
18" 0. C per detail
00N
1300
Slough Sedge
Plug
18" 0. C per detail
vv
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Small Fruited Bullrush
Plug
18" 0. C per detail
vvv,
NATIV
18" NOTES:
INSTALL EMERGENT SPEICES IN GROUPS OF 10
-- TO 15 USING A TRIANGULAR PLANTING PATTERN.
DF ROOT MASS TO BE
-WITH FINISH GRADE
1AKE PLANTING HOLE LARGE
NOUGH TO ONLY
CCOMMODATE ROOTS. DO
OT OVEREXCAVATE.
OMPACT SOIL AROUND
OOTS WITHOUT CRUSHING
JR DAMAGING ROOTS.
EMERGENT PLANTING DETAIL
NOT TO SCALE
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Planning DiViSion
MAR 1 :12014
Job No.
11'121
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9/23/2013
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Planning DiViSion
MAR 1 :12014
Job No.
11'121
Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
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RESTORATION
WETLAND BUFFER
RESTORATION
. 2241
PZ 2
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,— 7 ��. 11 1 �I
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to LIMITS OF �'�.. 1 PZ S v� „�'—�v°1 LIMITS OF "
WETLAND BUFFER WETLAND BUFFER
ENHANCEMENT 1 1
( �. i"w ENHANCEMENT
%4 10 16 �
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LIMITS OF f
LIMITS OF
WETLAND CREATION
WETLAND BUFFER,' ,
RESTORATION'
LEGEND NOTES:
1 1 M X 3 M RECTANGULAR MONITORING PLOT FOR
—SHRUBS/TREES & 0.25 RECTANGULAR MONITORING
PLOT FOR HERBACEOUS (NON—WOODY) SPECIES.
PZ 1
IrDk.—GROUNDWATER MONITORING PIEZOMETER
1
® CIRCULAR MONITORING PLOT
SCALE — 1:20
1. MONITORING PLOT CORNERS SHALL BE PERMANENTLY MARKED.
2. GROUNDWATER PIEZOMETERS SHALL BE CONSTRUCTED PER
"INSTALLING MONITORING WELLS/PIEZOMETERS IN WETLANDS"
(WRAP BROCHURE NO. EDRC TN—WRAP-00-02, DATED JULY 2000.
3. PLOT AND PIEZOMETER LOCATIONS SHOWN ARE FOR ILLUSTRATIVE
PURPOSES ONLY. FINAL LOCATIONS SHALL BE DETERMINED BY PLAN
DESIGNER FOLLOWING CONSTRUCTION TO ENSURE THE RANGE OF
EXPECTED PLANT COMMUNITY AND HYDROLOFGIC CONDITIONS ARE
FULLY DOCUMENTED.
• y ,
ITEM
YEARS TO BE MONITORED
PERFORMANCE STANDARD
WETLAND HYDROLOGY
YEARS 1, 2, 3, 4, 5, 7 AND 10
SOILS WITHIN CREATED WETLAND AREAS SHALL BE SATURATED TO THE SURFACE, HAVE SHALLOW
(CREATED WETLAND AND
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GROUNDWATER PRESENT WITHIN 12 INCHES OF THE SOIL SURFACE, AND/OR HAVE SURFACE PONDING
WETLAND A/WETLAND C)
W
PRESENT FOR AT LEAST FOUR (4) CONSECUTIVE WEEKS DURING THE GROWING SEASON WHEN RAINFALL IS
OF
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LESS THAN OR EQUAL TO THE MEAN FOR THE PERIOD OF AVAILABLE RECORD.
WETLAND DELINEATION
YEARS 5 AND 10
PERFORM DELINEATION OF WETLAND A, WETLAND C, AND WETLAND CREATION AREA TO DETERMINE IF
WHETHER WETLAND A AND WETLAND CARE AFFECTED BY THE WETLAND CREATION. PERFORMANCE
aaaa
STANDARD IS SATISFIED IF THERE IS NO CHANGE TO WETLAND LIMITS.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
TREE AND SHRUB SPECIES
(CREATED WETLAND/
(TO OCCUR IN AUGUST OR
' 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
ENHANCED WETLAND BUFFER)
SEPTEMBER BEGINNING ONE
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON.
YEAR FOLLOWING INITIAL
` ENHANCED BUFFER PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
PLANT INSTALLATION.)
30%; YEAR 5: 45%; YEAR 7:65%; YEAR 10: 80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
• CREATED WETLAND PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
30%; YEAR 5: 60%; YEAR 7: 80%; YEAR 10: 90%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
EMERGENT SPECIES
• 25% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
• 0
80%AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE 5TH AND 7TH GROWING SEASON.
• 90% AVERAGE COVERAGE BY NATIVE EMERGENT PLANT SPECIES AFTER THE TENTH GROWING SEASON.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF THREE DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
• 0
100 / o SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
(RESTORED WETLAND BUFFER
(TO OCCUR IN AUGUST OR
80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE THIRD GROWING SEASON.
AND AREAS OF TEMPORARY
SEPTEMBER BEGINNING ONE
o o o .
MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3: 30% YEAR 5: 45/o YEAR 7: 65/o YEAR 10:
DISTURBANCE)
YEAR FOLLOWING INITIAL
80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED OF
PLANT INSTALLATION.)
DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED
NOXIOUS WEED SPECIES
YEARS 1, 2, 3, 4, 5, 7, AND 10
"B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. NOXIOUS
WEED CONTROL PERFORMANCE STANDARDS ARE LIMITED TO PLANTED AREAS ONLY.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
19-92
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Date:
9/23/2013
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MAR 13 2014
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Job No.
19-92
Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
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SYMBOL QTY. BOTANICAL NAME / COMMON NAME
SHRUBS
Q 9 CEANOTHUS THYRS I FLO RU S 'SKYLARK'/ SKYLARK CALIFORNIA LILAC
® 11 GEN ISTA LYDIA'BANGLE' / BANGLE WOADWAXEN
FERNS, GRASSES & PERENNIALS
12 CALAMAGROSTIS X ACTUTIFLORA'KARL FOERSTER' / FEATHER REED GRASS
GROUNDCOVER
1-
110 ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK
424 sf LAWN - PREMIUM NW BLEND SEED MIX
SIZE SPACING, CONDITION & REMARKS
5 GAL. CONTAINER
2 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 36" O.C.
24" O.C.
24" O.C.
Hydroseed per Manufacturer's specs.
SCALE: 1"-- 10'-0"
0 5' 10' 20'
Roundabout Landscape Plan
GENERAL NOTES:
A. Plant Material List Submittal: Within 30 calendar days after receipt of the notice
to proceed, landscape contractor shall submit a complete list of materials
proposed to be furnished and installed demonstrating conformance with the
requirements specified. Include the name, addressess and telephone numbers
of all plant material suppliers and growers.
1. Documentation shall also include suppliers name, contact person, address,
telephone number, botanical and common name, plant size and size of
container or ball.
2. Contractor shall provide a signed statement from the plant suppliers who have
furnished the plant materials identifying the plant materials being supplied by
botanical and common names, plant size and stating that all of the plants
supplied by them are in healthy growing conditions meeting the ASNS.
3. Submit a project installation schedule, coordinated with the proposed soil
ammending and planting schedule to the Landscape Archtiect or owner for
approval at least 30 calendar days prior to start of work under this section.
B. Substitutions of plant materials will not be permitted unless authorized in writing by
the Landscape Architect or Owner. If proof is submitted that any plant specified is
not obtainable, a proposal will be considered for use of the nearest equivalent size
and or variety. Such proof shall be substantiated and submitted in writing to the
Landscape Architect or Owner at least 30 days prior to start of work under this
section. These provisions shall not relieve contractor of the responsibility of
obtaining specified materials in advance if special growing conditions or other
arrangements must be made in order to supply specified materials.
C. Plants shall be subject to inspection and approval by Landscape Architect or
Owner for conformance to specifications upon delivery to the project site. Such
approval shall not impair the subsequent right of inspection and rejection during
progress of the work. Contractor shall give Landscape Architect 48 hours advance
notice when plants will be delivered to the site for inspection. Inspection of plant
materials shall take place within 24 hours of delivery to the site.
D. Coordinate work with other trades as required.
E. Locate all underground utilities prior to commencing work to avoid damage to
buried pipes and cables.
F. Provide protection for all property, persons, work in progress, structures, utilities,
walls, curbs and paved surfaces from potential damage arising from this work.
The Contractor shall pay for any such damage at no additional cost to the Owner.
Unfinished and completed work shall be protected from erosion or trespassing,
and proper safeguards shall be erected to protect the Public from injury or danger.
G. City Of Renton: City requires Landscape Architect to verify plantings are installed
per plan and that plant species and varieties are as indicated in the planting schedule
PLANTING NOTES:
1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.
2. Verify that site conditions are acceptable prior to beginning work. Do not
install any site elements or plant material until unsatisfactory conditions are
corrected. When conditions detrimental to plant growth/constructed elements are
encountered, immediately notify the owner.
3. Substitutions or changes in materials and placement shall be made only after
written change orders are accepted by the owner.
4. Protect existing trees to remain and plant material located on adjacent property
prior to commencing work. Place fencing material at dripline of trees and shrubs.
See Existing Tree & Vegetation Protection Detail.
5. Contractor to provide a soil analysis prior to commensement of work. The soil
analysis shall include:
a Determination of soil texture, indicating percentage of organic matter,
b. An approximated soil infiltration rate (either measured or derived from soil /
texture / infiltration rate tables) A range of infiltration rates shall be noted where
appropriate, and
C. Measure PH value
6. All new turf areas, except all-weather, sand -based athletic fields shall:
a. Be augmented with a two-inch layer of organic material cultivated to a minumum of
six inches in depth, or
b. Have an organic content of five percent or more to a depth of six inches as shown
in a soil analysis.
7. Organic content of all landscape areas shall be as necessary to provide adequate
nutient and moisture -retention levels for the establishment of the plantings.
8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil
Three -Way Top Soil mix or approved equal.
9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six
inch (6") depth of Topsoil Mix over areas to be planted with groundcover.
Finish grade shall be at least two inches (2") below adjacent hard surface.
10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.
See planting details for depth and staking requirements.
11. Fertilize all installed plants during backfill operations with Ag Safe Tabs
as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch
application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet.
12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark
'mulch'. Finish grade of mulch shall be one inch (1 ") below top of adjacent hard surface.
13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous,
well branched, disease and insect free condition.
Fertilizer Tablets Quantity -
Per Manufacturer's
Recommended Application
Rates -
— 2" Layer Compost —
Mulch Feather Away
From Trunk
Mound Soil To Form 4"
High Basin
Y T
Provide 6" Clearance - 50 Native &
Between Root Ball And Edge
Of Planting Pit.
ated Or
ble Materials
Shrub PlantingDetail
(Not To Scale)
"Remove All Tre
Nonbio-degrada
Remove Container
50 Topsoil
Mix
Cut And Remove Burlap From
Top 1/3 Of Ball Or Completely
f
I
Slope Conditions
14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify sides
of the planting pits. Install plant material high enough above finish grade to allow
for settlement and bark mulch. Water plant pits throughly midway through backfilling and
add fertilizer tablets. Balled and burlapped material that cannot be installed immediately
shall be heeled in, mulched and watered regularly to keep root balls moist.
15. Hydro -seeded Areas: Hydro -seed mulch shall be Silva -fiber or approved equal.
Binding agent shall be J -Tac or approved equal. Apply 10-20-20 fertilizer at a rate
of 10 lbs. per 1000 square feet. Apply hydro -seed mulch at a rate of 40 lbs.
per 1000 square feet and binding agent at a rate of 1 Ib. per 1000 square feet.
Reseed any areas which do not germinate within 14 days.
16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finish grading,
planting and mulch installation. Seeding or sodding to occur only when the soil conditions
are dry and free of surface water. Carefully water lawn areas after installation.
Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of delivery
to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer
at a rate of 10 lbs. per 1000 square feet prior to installation.
Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied
at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate
at a rate of 10 lbs per 1000 square feet. Promptly re -seed any areas which do not
germinate with 14 days of planting.
17. Provide landscape maintenance immediately after planting and continue until final
acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants,
restoring eroded areas, adjustments to staking and removal of weeds/debris as required
for healthy plant growth.
18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion
of the work upon request by the Contractor.
19. Replacement of Plantings: Remove any plant from site that is either dead, or in
unsatisfactory condition as determined by the owner or Landscape Architect. Replace with
a new planting of equal size and species as soon as conditions permit within the normal
planting season. All replacement plantings are then to be under re -instated guarantee period
as specified. Identify those replacements and take whatever measures necessary to prevent
similar demise of additonal plant material.
20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located
within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18
(or approved equal). Install per manufacturer's recommendations.
Warranty:
This Warranty shall include replacing and planting the same size and species
of plant material, as shown on the Landscape Plan and that has been designated, by
the Landscape Architect, to be replaced. 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 or abuse by the owners or others. All plants replaced
shall be re -instated under these plant guaranty conditions.
2" Layer Compost 0
Mulch Feather Away
From Trunk
50 Native & 50 /
Topsoil Mix
Fertilizer Tablets Quantity Per -
Manufacturer's Recommended
Application Rates
Planning Division
�, p " ,
.
Date — e
By
L
1 Gal. Or 4" Potted Plant
Material
Mound Soil To Form
Basin 3" Above Grade.
/ Provide 3" Clearance
Between Root Ball And
Edge Of Planting Pit,
Use Knife Or Sharp Blade To
Cut Through Bottom Half Of
Root Ball. Butterfly Rootball
To Bring The Root System
Closer To The Surface.
roundcover Plntin
(Not To Scale)
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STATE OF
WASHINGTON
REGIST ED
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REVISION
No. Date By
Scale
Designer Sheet No.
MFW _
Project Manager
MFW 1
P i"TBR L
Date of I Shuts
21 Aug.2014
Phase
CD
Project No.
11031
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WETLAND A -
NO WORK
PROPOSED a, Y
Al
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WETLAND C
NO WORK
PROPOSED
.�% PROPOSED CONTOUR - TYP
GRADING CONCEPT PLAN
SCALE. -1 "--20'
035
EXISTING CONTOUR - TYP
r -
04
.,00,0 'or
/
1000,
j
i>
LIMITS OF
GRADING
SPLIT RAIL FENCE WITH
SIGNAGE AT WETLAND BUFFER
LIMITS AND ALONG TRAIL.
IAIf%TAI 1 f%A9-1' ATTnAII
418
417
416
415
414
413
3,856 SF BUFFER WETLAND C
RESTORATION FOR
......................
A W W L
419A W
418
417
416
415
414
418A W
417
416
415
414
413
412
A11
GRADING CROSS SECTIONS
HORIZONTAL SCALE: 1'=30'
Q
Clearing and Grading Notes:
3,502 SF BUFFER REDUCTION
FOR 4' CITY -REQUIRED TRAIL.
NOTE: LOCATION SHOWN IS
APPROXIMATE. TRAIL SHALL BE
FIELD LOCATED TO MINIMIZE
THE NUMBER OF TREES THAT
HAVE TO BE CUT.
_ 1,360 SF BUFFER RESORATION
FOR STORMWATER OUTFALL
4,573 SF
BUFFER ADDITION
25,430 SF
WETLAND CREATION
25,430 SF WETLAND CREATION
9,334 SF WETLAND FILL
4,573 SF BUFFER A VERA GING - ADDITION
3,833 SF BUFFER A VERA GING -
SUBTRACTION
14,230 SF BUFFER RESTORATION FOR
TEMPORARY IMPACTS
0 25 50 75 100
SCALE.- I"= 50'
PI nriing DivislOrr
FES` 2 6 2014
RECOVE D
• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall pro vide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
c. Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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SHEET
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Job No.
11-121
Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
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/ 6"berm (typ.)
, /7 2 (TYF Finish arade
lT�=lT1-11T -1TI �— 21/2"min. Mulch or sterile
straw for spring planting,
wood chips for fall
Top soil planting.
fertilizer
CONIFEROUS TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
CD 3 Sensitive Area Tract Signs
-0--� 415 LF Split Rail Fencing
12 Large Woody Debris
6"berm (typ.)
Finish
..ate=i"r rit-1 i--21/2"min. Mulch or sterile
z straw for spring planting,
wood chips for fall
planting.
2 x root all in. Top soil &
fertilizer
TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
HZ
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1
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LIMITS OF
WETLAND BUFFER
ENHANCEMENT
,t
0 10 20 30 40
® I
SCALE. 1 "= 20'
2112"min. Mu/ch or sterile
straw for spring planting,
wood chips for fall
planting.
Finish
L 6- 2 x's Root I Top soil &
BALL MIN. fertilizer
SHRUB PLANTING DETAIL
NOT TO SCALE
Notes:
0 Planting areas shall be cleared of Non-native invasive species
such as Hlmalyan Blackberry, Scotch broom, and purple
loosestrife and others as determined by City.
® Clearing will be conducted by hand in from buffer and wetland
creation areas where grading will not occur,
® Newly installed plants must be flagged with high visibility flagging.
Flagging to be installed on branches (not main stem).
Any buffer areas disturbed during mitigation and trail construction
located beyond the areas shown on this mitiagtion plan will be
re vegetated using native plants (trees and shrubs) and mulched.
LIMITS OF
WETLAND BUFFER
FNHANCFMFNT
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MITIGATION TYPE: WETLAND CREATION
MITIGATION AREA:
16,613 SF - FORESTED WETLAND
2 gal,
8,817 SF - EMERGENT
HZ
25,430 SF - TOTAL
Salix laslandra
TYPE '
QUANTITY
PLANTED
CALC TYPICAL
Sitka Spruce
6' min. height
containerized
as shown
"PROPOSED
AREA
SPACING
2 9a�
as shown
TREE
84
16,613 SF
14' O.C.
as shown
o
SHRUB
449
16,613 SF
6' O.C.
vv
EMERGENT
3,900 8,817 SF 18" O.C.
MITIGATION TYPE: WETLAND BUFFER ENHANCEMENT/RESTORATION
MITIGATION AREA:
14,230 SF - FORESTED UPLAND BUFFER
70
TYPE
QUANTITY
SPLANTED
CAI,C TYPICAL
PROPQSED�gREA
; .,SPACING
TREE
79
14,230 SF
13.4'0. .
SHRUB
364
11,919 SF
5.7' O.C.
FILTER F,
USE STAT
FABRIC 1
2 X4' W00D POSTS STD. OR BETTER
OR EQUAL. ALTERNATE
STEEL POSTS
TEMP. EROSION & SEDIMENTATION CONTROL NOTES
1. THE IMPLEMENTATION OF THESE TESC PLANS & THE CONSTRUCTION,
MAINTENANCE, REPLACEMENT & UPGRADING OF THESE TESC FACILITIES
IS THERESPONSIBILITYOF THEAPPLICANTITESC SUPERVISOR UNTIL
ALL CONSTRUCTION IS APPROVED.
2 THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL
BECLEARLYMARKEDBYSILTFENCEPRIORTOCONSTRUCTION DURING
THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING
LIMITS SHALL BEPERMITTED. THE CLEARINGLIMITSSHALL BEMAINTAINED
BY THEAPPLICANTITESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION.
AFTER GRASSES HAVE BECOME ESTABLISHED, SILT FENCING MAYBE
REMOVED.
3. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED
PRIOR TO OR IN CONJUNCTION WITHALL CLEARING & GRADING SOAS
TO ENSURE THAT THE TRANSPORT OF SEDIMENT TO SURFACE WATERS,
DRAINAGE SYSTEMS & ADJACENT PROPERTIES IS MINIMIZED.
4. THE TESC FACILITIES SHOWN ON THIS PLANARE THE MINIMUM
REQUIREMENTS FOR ANTICITAPEDSITE CONDITIONS . DURING THE
CONSTRUCTION PERIOD, THESE TESCFACILITIES SHALL BEUPGRADED
AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TO ACCOUNT
FOR CHANGING SITE CONDITIONS (E. G., RELOCATION OF DITCHES & SIL T
FENCES, ETC.
NOTES:
FlL TER FABRIC MATERIAL 1. INSTALLATION SHALL FOLLOW THE
MANUFACTURER'S RECOMMENDATIONS.
2 POSTS SHALL BE INSTALLED SO THAT
A MIN. OF2' EXTENDS ABOVE THE GROUND
WITHA MIN. OF2' 6' EMBEDMENT.
PROVIDE 3/4"4.5' WASHED GRAVEL
BACKFILL IN TRENCH & ON BOTH
SITES OFFILTER FABRIC ON
THE SURFACE
8 -MIN.
PROFILE VIEW
2'BY2'BY 14 GA. WIRE
FABRIC OR EQUIV.
SECTION VIEW
FIL TER FABRIC FENCE DETAIL
„ NOT TO SCALE
r 12
(f 117�TI1
CRITICAL AREA
DO NOT DISTURB
FOR MORE INFORMATION
CONTACT YOUR CITY OR
COUNTY
WETLAND SIGN NOTES
Glue sin to 112" CDX plywood and
attach leo 8'4'x4"cedar orfressure
treated post with 5/16'x3"bo/t.
Set post minimum 3' be/ow rade;
4'x4"cedar post to be set in concrete.
Wetland sign to fit at approximate/y
5' height above lit
grade.
The wet/and/stre m sign shall be posted
at the boundary gm
the SenMive
Area Buffer SetbackArea or Setback
Tract and the Building Setback Area.
One s/ n shall be osted er lot for every
150'orSensXve,frea Bu�ferand shall be
statin ed in a prominent location i.e. at
the c osest point to the proposed development.
Signs may also be attached securely to fences.
WETLAND SIGN DETAIL
NOT TO SCALE
WETLAND CREATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
Ow
15
Pacific Willow
2 gal,
as shown
HZ
-69
Salix laslandra
containerized
as shown
s '
33
Sitka Spruce
6' min. height
containerized
as shown
®
94
Picea sitchensis
2 9a�
as shown
®
2
Western Crabapple
Malux (pyrus) fusca
2 gaL
as shown
o
15
Oregon Ash
Fraxinus latifolia
"min. calipe
containerized
as shown
SHRUBS
:•
100
Red -osier Dogwood
2 gal.
as shown
HZ
-69
Cornus stolonifera
containerized
as shown
®
90
Sitka Willow
Salix sitchensis
2 gal.
as shown
®
94
Black Twlnberry
L onicera in volucra
2 9a�
as shown
®
12
Salmonberry
"min. ca(ipe
containerized
as shown
v v
95
Rubus spectabilis
2 9a�
as shown
vv
Clustered Rose
O
70
Rosa pisocarpa
2 al
g
as shown
BUFFER ENHANCEMENT/RESTORATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
0
29
Big Leaf Maple
"min. calipe
as shown
HZ
-69
A cer macrophyllum
containerized
as shown
®
38
Douglas Fir
6' min, height
as shown
p`
14
Pseudotsuga menziesil
containerized
as shown
®
12
Cascara
Rhamus purshiana
"min. ca(ipe
containerized
as shown
SHRUBS
0
79
Vine Maple
Acer circinatum
2 gal.
as shown
HZ
-69
Haze/nut
Corylus cornuta
2g a/
as shown
®
97
Indian Plum
Oemleria cerasiformis
2 gad
as shown
®
14
Common snowberry
Symphoricarpos albus
2 gad
as shown
+
5
Salmonberry
Rubus spectabilis
2 gal.
as shown
EMERGENT PL UGS
v v
vv
1300
Spike Rush
Plug
18" 0. C per detail
v v
1300
Slough Sedge
Plug
18" 0. C per detail
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Small Fruited Bullrush
Plug
18" 0, C per detail
vv
NOTES:
INSTALL EMERGENT SPEICES IN GROUPS OF 10
TO 15 USING A TRIANGULAR PLANTING PATTERN.
NATN
)F ROOT MASS TO BE
-WITH FINISH GRADE
1AKE PLANTING HOLE LARGE
NOUGH TO ONLY
CCOMMODATE ROOTS. DO
OT OVEREXCAVATE.
OMPACT SOIL AROUND
COTS WITHOUT CRUSHING
JR DAMAGING ROOTS.
EMERGENT PLANTING DETAIL
NOT TO SCALE
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
11-121
Designed by:
ES
Drawn by:
TS
Checked by:
Date:
9/23/2013
SHEET
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LIMITS OF
WETLAND BUFFER
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RESTORATIONS
WETLAND BUFFER
RESTORATION , ,
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WETLAND BUFFER WETLAND BUFFER
ENHANCEMENT �i
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LLIMITS OF
LIMITS OF
- WETLAND CREATION
WETLAND BUFFER ,.
RESTORATION,
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LEGEND NOTES:
1 1 M X 3 M RECTANGULAR MONITORING PLOT FOR
—SHRUBS/TREES & 0.25 RECTANGULAR MONITORING
PLOT FOR HERBACEOUS (NON -WOODY) SPECIES.
PZ 1
—GROUNDWATER MONITORING PIEZOMETER
6 0. 0 It
SCALE -1:20
1. MONITORING PLOT CORNERS SHALL BE PERMANENTLY MARKED.
2. GROUNDWATER PIEZOMETERS SHALL BE CONSTRUCTED PER
"INSTALLING MONITORING WELLS/PIEZOMETERS IN WETLANDS”
(WRAP BROCHURE NO. EDRC TN -WRAP -00-02, DATED JULY 2000.
3. PLOT AND PIEZOMETER LOCATIONS SHOWN ARE FOR ILLUSTRATIVE
PURPOSES ONLY. FINAL LOCATIONS SHALL BE DETERMINED BY PLAN
DESIGNER FOLLOWING CONSTRUCTION TO ENSURE THE RANGE OF
EXPECTED PLANT COMMUNITY AND HYDROLOFGIC CONDITIONS ARE
FULLY DOCUMENTED.
ITEM
YEARS TO BE MONITORED
PERFORMANCE STANDARD
WETLAND HYDROLOGY
YEARS 1, 2, 3, 4, 5, 7 AND 10
SOILS WITHIN CREATED WETLAND AREAS SHALL BE SATURATED TO THE SURFACE, HAVE SHALLOW
(CREATED WETLAND AND
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Qy
GROUNDWATER PRESENT WITHIN 12 INCHES OF THE SOIL SURFACE, AND/OR HAVE SURFACE PONDING
WETLAND A/WETLAND C)
SHEET
PRESENT FOR AT LEAST FOUR (4) CONSECUTIVE WEEKS DURING THE GROWING SEASON WHEN RAINFALL IS
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LESS THAN OR EQUAL TO THE MEAN FOR THE PERIOD OF AVAILABLE RECORD.
WETLAND DELINEATION
YEARS 5 AND 10
PERFORM DELINEATION OF WETLAND A, WETLAND C, AND WETLAND CREATION AREA TO DETERMINE IF
WHETHER WETLAND A AND WETLAND C ARE AFFECTED BY THE WETLAND CREATION. PERFORMANCE
STANDARD IS SATISFIED IF THERE IS NO CHANGE TO WETLAND LIMITS.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
TREE AND SHRUB SPECIES
(CREATED WETLAND/
(TO OCCUR IN AUGUST OR
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
ENHANCED WETLAND BUFFER)
SEPTEMBER BEGINNING ONE
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON.
YEAR FOLLOWING INITIAL
• ENHANCED BUFFER PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
PLANT INSTALLATION.)
30%; YEAR 5: 45%; YEAR 7: 65%; YEAR 10: 80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• CREATED WETLAND PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
30%; YEAR 5: 60%; YEAR 7: 80%; YEAR 10: 90%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
EMERGENT SPECIES
• 25% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
• 80% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE 5TH AND 7TH GROWING SEASON.
• 90% AVERAGE COVERAGE BY NATIVE EMERGENT PLANT SPECIES AFTER THE TENTH GROWING SEASON.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF THREE DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
(RESTORED WETLAND BUFFER)
(TO OCCUR IN AUGUST OR
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE THIRD GROWING SEASON.
SEPTEMBER BEGINNING ONE
• MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3: 30%; YEAR 5: 45%; YEAR 7: 65%; YEAR 10:
YEAR FOLLOWING INITIAL
80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED OF
PLANT INSTALLATION.)
DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NOXIOUS WEED SPECIES
YEARS 1, 2, 3, 4, 5, 7, AND 10
LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON—REGULATED
"B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. NOXIOUS
WEED CONTROL PERFORMANCE STANDARDS ARE LIMITED TO PLANTED AREAS ONLY.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
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Drawn by:
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9/23/2013
SHEET
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3
C
0
I `0WETLAND F
CATEGORY III
1,595 SF
r
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WN,
WETLAND E
f
CATEGORY IV's
68 SF 1/1
�.W.
o
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WETLAND D
CATEGORY III
7,671 SF
LIMITS OF
GRADING
000,
�
1001*
/ %
//
/ / WETLAND C f 1
/ d. NO WORK ;
/ PROPOSED [
/
/ `. y
0/ �.
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I I _.
PROPOSED CONTOUR - TYP
1 Ul
IIIII I I%
Re 10000
(14
00
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/— EXISTING CONTOUR - TYP
1A,
J1
' WETLAND A -
NO WORK
PROPOSED /
y a X11 1 / 19 �2/� 0
�LIMITS OF
� V GRADING��'�
i w r ✓ "fe
GRAD/NG CONCEPT PLAN
SCALE. -1 "--20'
SPLIT RAIL FENCE WITH
SIGNAGE AT WETLAND BUFFER
LIMITS AND ALONG TRAIL.
INSTALL GATE AT TRAIL
ENTRANCE.
4
4
q
q
X
3,856 SF BUFFER
RESTORATION FOR
TEMP. GRADING AND
UTILITY IMPACTS
a a'�e�sw•i�
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RESTORATION1,615 SF
BUFFER
WETLAND C
CATEGORY III
1,149 SF
EX
,F +
+ ..+ + + +� + +r�"'"+ ,. ... .. W .
4,573 SF
BUFFER ADDITION
25,430 SF
WETLAND CREATION
25,430 SF WETLAND CREATION
.._ uu`
9,334 SF WETLAND FILL
++++++ 4,573 SF BUFFER AVERA GING -ADDITION
+ + + + +
:.,
f 3,833 SF BUFFER AVERAGING -
i
SUBTRACTION
N v- 14,230 SF BUFFER RESTOR4 TION FOR
TEMPORARY IMPACTS
A w W
419A yy _ B
418
417-
416
415
414
418A W
417
416
415
414
413
412
A14
GRAD/NG CROSS SECTIONS
HORIZONTAL SCALE.- 1'=30'
S
Clearing and Grading Notes:
0 25 50 75 100
SCALE. 9"= 50'
I cif menton
pl'jrqiirig t)ivision
11114
RLQC ENE10
• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following.-
a.
ollowing:a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters, and
b. Proposed limitations on activities and the extent of disturbed areas; and
c. Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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11-121
Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
W1
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/ 6"berm (typ.)
2' (TYP.) Finish grade
T. �I-TSI-Tf I- 21/2" min. Mulch or sterile
straw for spring planting,
wood chips for fall
Top soil planting.
fertilizer
CONIFEROUS TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
CD 3 Sensitive Area Tract Signs
-0--0— 415 LF Split Rail Fencing
12 Large Woody Debris
6"berm (typ)
Finish
,1'1'11'li i it ti i it I `— 21/2" min. Mulch or sterile
straw for spring
I planting,
wood chips for fall
planting.
2 x root ball (min.) Top soil &
fertilizer
TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
3"
Notes:
® Planting areas shall be cleared of Non-native invasive species
such as Hlmalyan Blackberry, Scotch broom, and purple
loosestrife and others as determined by City.
® Clearing will be conducted by hand in from buffer and wetland
creation areas where grading will not occur.
• Newly installed plants must be flagged with high visibility flagging.
Flagging to be installed on branches (not main stem).
® Any buffer areas disturbed during mitigation and trail construction
located beyond the areas shown on this mitiagtion plan will be
re vegetated using native plants (trees and shrubs) and mulched.
LIMITS OF
�— WETLAND BUFFER
ENHANCEMENT
t
F
LIMITS OF
— WETLAND
CREATION
0 10 20 30 40
SCALE: 1"=20'
2112"min. Mulch or sterile
straw for spring planting,
wood chips for fall
planting.
Finish
L 6„ 1 .0 2 x's Root I Top soil &
BALL MIN. fertilizer
SHRUB PLANTING DETAIL
NOT TO SCALE
J
MITIGATION TYPE: WETLAND CREATION
15
MITIGATION AREA:
16,613 SF - FORESTED WETLAND
as shown
®
8,817 SF - EMERGENT
Salix laslandra
2 gal.
25,430 SF - TOTAL
®
33
TYPE ;
—QUANTITY " " "
PLANTED
CALL TYPICAL
95
Picea sitchensis
2 gad
PROPOSED
AREA ..
SPACING
Western Crabapple
Malux (pyrus) fusca
2 gal.
TREE
84
16,613 SF
14' O.C.
"min. calipe
containerized
as shown
SHRUB
449
16,613 SF
6' O.C.
EMERGENT
3,900
8,817 SF
18" O.C.
MITIGATION TYPE: WETLAND BUFFER ENHANCEMENT/RESTORATION
MITIGATION AREA:
14,230 SF - FORESTED UPLAND BUFFER
.QUANTITY'S
PLANTI D
CALC TYPICAL
AREA'-
1
SPACING
TREE
79
14,230 SF
13.4' O.C.
SHRUB
364
11,919 SF
5.7' O.C.
TEMP. EROSION & SEDIMENTATION CONTROL NOTES
1, THE IMPLEMENTATION OF THESE TESC PLANS & THE CONSTRUCTION,
MAINTENANCE, REPLACEMENT & UPGRADING OF THESE TESC FACILITIES
IS THE RESPONSIBILITY OF THEAPPLICANT/TESC SUPERVISOR UNTIL
ALL CONSTRUCTION IS APPROVED.
2. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL
BECLEARLYMARKEDBYSILTFENCEPRIORTOCONSTRUCTION. DURING
THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING
LIMITS SHALLBEPERMITTED. THE CLEARING LIMITS SHALL BEMAINTAINED
BY THEAPPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION.
AFTER GRASSES HAVE BECOME ESTABLISHED, SIL T FENCING MAYBE
REMOVED.
3. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED
PRIOR TO OR IN CONJUNCTION WITHALL CLEARING & GRADING SO AS
TO ENSURE THAT THE TRANSPORT OF SEDIMENT TO SURFACE WATERS,
DRAINAGE SYSTEMS & ADJACENT PROPERTIES IS MINIMIZED.
4. THE TESC FACILITIES SHOWN ON THIS PLA NARE THE MINIMUM
REQUIREMENTS FORANTICITAPED SITE CONDITIONS. DURING THE
CONSTRUCTION PERIOD, THESE TESC FACILITIES SHALL BE UPGRADED
AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TOACCOUNT
FOR CHANGING SITE CONDITIONS (E.G., RELOCATION OFDITCHES & SILT
FENCES, ETC.
NOTES:
FIL TER FABRIC MATERIAL 1. INSTALLATION SHALL FOLLOW THE
MANUFACTURERS RECOMMENDATIONS.
2. POSTS SHALL BE INSTALLED SO THAT
A MIN. OF2'EXTEN0S ABOVE THE GROUND
WITHA MIN, OF0 6"EMBEDMENT.
PROVIDE3/4"-1.5"WASHED GRAVEL —
BACKFILL IN TRENCH & ON BOTH
SITES OF FIL TER FABRIC ON
THE SURFACE
8 -MIN.
PROFILE VIEW
FIL TER FABRIC MATERIAL 60"WIDE ROLLS
USE STAPLES OR WIRE RINGS TOA TTACH
FABRIC TO WIRE
2X4" WOOD POSTS STD. OR BETTER
OR EQUAL. ALTERNATE
STEEL POSTS
2"BY2'BY 14 GA. WIRE
FABRIC OR EQUIV.
BURYINNATIVE
6' I GROUND
SECTION VIEW
FIL TER FABRIC FENCE DETAIL
NOT TO SCALE
I- 12° _I
�r�rn
CR/TICAL AREA
DO NOT DISTURB
FOR MOREINFORMAT/ON
CONTACT YOUR CITY OR
COUNTY
WETLAND SIGN NOTES
Glue sin to 112" CDX plywood and
attach Fo 8'4'5(4 " cedar or pressure
treated post with 5/16'5r3"7a bolt.
Set post minimum 3' be%w rade;
4'x4"cedar post to be set in concrete.
Wetland sibgn to sit a approximately
5'heighta ove finis grade.
The wetland/stream sign shall be posted
at the boundary between the Sensitive
AreaBuffer SetbackArea or Setback
Tract and tfie Budding Setback Area.
One s/ n shall be osted per lot for every
150' oi�S nsitive �rea Buffer and shall be
stahoneolin a prominentlocation I. at
the closest pant to the proposed development.
Signs may also be aftached securely to fences.
WETLAND SIGN DETAIL
NOT TO SCALE
WETLAND CREATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
Gw
15
Pacific Willow
2 gal.
as shown
®
90
Salix laslandra
2 gal.
as shown
®
33
Sitka Spruce
6' min, height
containerized
as shown
D`
95
Picea sitchensis
2 gad
as shown
0
21
Western Crabapple
Malux (pyrus) fusca
2 gal.
as shown
'
O
15
Oregon Ash
Fraxinus latifolia
"min. calipe
containerized
as shown
SHRUBS
:•
100
Red -osier Dogwood
Cornus stolonifera
2 gal,
as shown
®
90
Sitka Willow
Salix sitchensis
2 gal.
as shown
®
94
Black Twinberry
L onicera in volucra
2 gal.
as shown
D`
95
Salmonberry
Rubus spectabilis
2 gad
as shown
®
12
Clustered Rose
"min. calipe
containerized
as shown
O
70
Rosa pisocarpa
gal. al
as shown
BUFFER ENHANCEMENT/RESTORATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
0
29
Big Leaf Maple
"min. calipe
as shown
Hz
69
Acer macrophyllum
containerized
as shown
®
38
Douglas Fir
6' min, height
as shown
D`
114
Pseudotsuga menziesll
containerized
as shown
®
12
Cascara
Rhamus purshiana
"min. calipe
containerized
as shown
SHRUBS
v�
79
Vine Maple
Acer circina tum
2 gal.
as shown
Hz
69
Hazelnut
Corylus cornuta
2 al
g
as shown
®
97
Indian Plum
Oemleria cerasiformis
29a�
as shown
®
114
Common snowberry
Symphorlcarpos albus
2 al
g
as shown
+
5
Salmonberry
Rubus spectabilis
2 gal.
as shown
EMERGENTPLUGS
V v v
1300
Spike Rush
Plug
18" 0. C per detail
VVN
1300
Slough Sedge
Plug
18" 0. C per detail
17 vv
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1300
Small Fruited Bullrush
Plug
18" 0. C per detail
vvv,
NOTES:
INSTALL EMERGENT SPEICES IN GROUPS OF 10
TO 15 USING A TRIANGULAR PLANTING PATTERN.
NATIV
)F ROOT MASS TO BE
WITH FINISH GRADE
1AKE PLANTING HOLE LARGE
NOUGH TO ONLY
CCOMMODATE ROOTS. DO
OT OVEREXCAVATE.
OMPACT SOIL AROUND
DOTS WITHOUT CRUSHING
-R DAMAGING ROOTS.
EMERGENT PLANTING DETAIL
NOT TO SCALE
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
11-121
Designed by:
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Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
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LIMITS OF
WETLAND CREATION
4
LEGEND NOTES:
1 1 M X 3 M RECTANGULAR MONITORING PLOT FOR
—SHRUBS/TREES & 0.25 RECTANGULAR MONITORING
PLOT FOR HERBACEOUS (NON -WOODY) SPECIES.
P21
—GROUNDWATER MONITORING PIEZOMETER
all, mum=
SCALE -1:20
> '3
LIMITS OF
WETLAND BUFFER
RESTORATION
`
LIMITS OF
WETLAND BUFFER
ENHANCEMENT
n
1. MONITORING PLOT CORNERS SHALL BE PERMANENTLY MARKED.
2. GROUNDWATER PIEZOMETERS SHALL BE CONSTRUCTED PER
"INSTALLING MONITORING WELLS/PIEZOMETERS IN WETLANDS"
(WRAP BROCHURE NO. EDRC TN -WRAP -00-02, DATED JULY 2000.
3. PLOT AND PIEZOMETER LOCATIONS SHOWN ARE FOR ILLUSTRATIVE
PURPOSES ONLY. FINAL LOCATIONS SHALL BE DETERMINED BY PLAN
DESIGNER FOLLOWING CONSTRUCTION TO ENSURE THE RANGE OF
EXPECTED PLANT COMMUNITY AND HYDROLOFGIC CONDITIONS ARE
FULLY DOCUMENTED.
TABLE 3-1: PERFORMANCE STANDARDS
ITEM
YEARS TO BE MONITORED
PERFORMANCE STANDARD
WETLAND HYDROLOGY
YEARS 1, 2, 3, 4, 5, 7 AND 10
SOILS WITHIN CREATED WETLAND AREAS SHALL BE SATURATED TO THE SURFACE, HAVE SHALLOW
(CREATED WETLAND AND
WLj-
O
GROUNDWATER PRESENT WITHIN 12 INCHES OF THE SOIL SURFACE, AND/OR HAVE SURFACE PONDING
WETLAND A/WETLAND C)
SHEET
PRESENT FOR AT LEAST FOUR (4) CONSECUTIVE WEEKS DURING THE GROWING SEASON WHEN RAINFALL IS
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LESS THAN OR EQUAL TO THE MEAN FOR THE PERIOD OF AVAILABLE RECORD.
WETLAND DELINEATION
YEARS 5 AND 10
PERFORM DELINEATION OF WETLAND A, WETLAND C, AND WETLAND CREATION AREA TO DETERMINE IF
�
WHETHER WETLAND A AND WETLAND CARE AFFECTED BY THE WETLAND CREATION. PERFORMANCE
STANDARD IS SATISFIED IF THERE IS NO CHANGE TO WETLAND LIMITS.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
TREE AND SHRUB SPECIES
(CREATED WETLAND/
(TO OCCUR IN AUGUST OR
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
ENHANCED WETLAND BUFFER)
SEPTEMBER BEGINNING ONE
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON.
YEAR FOLLOWING INITIAL
• ENHANCED BUFFER PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
PLANT INSTALLATION.)
30%; YEAR 5: 45%; YEAR 7: 65%; YEAR 10: 80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• CREATED WETLAND PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
30%; YEAR 5: 60%; YEAR 7: 80%; YEAR 10: 90%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
EMERGENT SPECIES
• 25% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
• 80% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE 5TH AND 7TH GROWING SEASON.
• 90% AVERAGE COVERAGE BY NATIVE EMERGENT PLANT SPECIES AFTER THE TENTH GROWING SEASON.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF THREE DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
(RESTORED WETLAND BUFFER)
(TO OCCUR IN AUGUST OR
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE THIRD GROWING SEASON.
SEPTEMBER BEGINNING ONE
' MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3: 30%; YEAR 5: 45%; YEAR 7: 65%; YEAR 10:
YEAR FOLLOWING INITIAL
80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED OF
PLANT INSTALLATION.)
DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NOXIOUS WEED SPECIES
YEARS 1, 2, 3, 4, 5, 7, AND 10
LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON—REGULATED
"B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. NOXIOUS
WEED CONTROL PERFORMANCE STANDARDS ARE LIMITED TO PLANTED AREAS ONLY.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
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Job No.
11-121
Designed by:
ES
Drawn by:
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Checked by:
Date:
9/23/2013
SHEET
W3
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W3
TING TREES TO REMAIN (TYP.)
CONTROL VALVE PROVIDE HOSE BIB/LOCKING YARD HYDRANI AND DRIP'
MAIN LINE (TYP.) IRRIGATION CONNECTIONS IN PEA PATCH. SEPARATE
IRRIGATION VALVE IS DEDICATED TO THIS AREA FOR
RESIDENT USE IN GARDENS
t)Ivision
FEB-, 2 t 121114
Lr ,,rE �I LSD
ad 6
STATE OF
WASHINGTON
REGISTLRED
LAN<)SCAP FRgf 1� T
n ra ley ader
Certifi ` .576
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REVISION
Na. Date _ - By
onvvviv L!1l1V f"\/i1vIIYllll lld �LL1 vlv
Scale
PLAN - LOCATE IN PLANTING BEDS I" = 20' - 0"
ALIGNED WITH PAVED SURFACES. Des1g°MFW Sheet No.
— ---- SE 1—
___.___ Pro ect Manager
. .:. r. 5 �'. .j .. <r.�• ,: '; .• <. • . ...; �' • .4 < .r . , . :< <� , .. <'• •.rr • �< <<••. . ��� .. , . .. `,<: .. .��� F, .. . < ,.5 . r �� < . .. <. < st . _., : - ;. MFW IR -1
® ® SCALE 1"=20'-O" P n���(BR
Date o{ 5 Sheets
0 101 201 401 Phase 25 FEB. 2014
r r p I Final PUD Submittal #1
Project No.
11031
■
I AND DRIP'
SEPARATE
,REA FOR
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IGATION PLAjJ
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HIS ARE
O '
SLEEVING (TYP.) __ rn SITEFm
i tl y
NOTE: --- CONTR VA
a_._._.-_.__. - -- ___. CQL LVE s�
PROVIDE D IP IRRIGATION IN ALL -
-.,..-_._._--�� j . ' - FOR TEMPORARY z°Ise
I�1 - • NOTE: MAINLIt, LA ERAL LINE,
I F
NEW PLANTING BEDS & I ! _,_ �- �- 4 _ -- ::.tA'GATION
SPRAYHEADS IN TURF AREAS -----_._. + AND VALVE LO ATIO S ARE
G SHOWN DIALD� MMA ICALLY ON 1 *�l - SER LA E IN THE n
t "`I' 1 t WET ND AREA' a f,
PLAN -
' I LOCATE' N PLANTING BEDS 4 3 MAINT=.) -�.
- ALIGNED WITH "IN
SURFACES. % r
•ry / / /1 --------- ------ wit 'r:F`hzss®
1
I
ex
i
f- INSTALL RA SENSOR IN
-'-- - - - OCATIO HERE PRECIPIT ION
.... .._-._ ..._.._
-'
_ SEE WETLAND MI��ATION PLAN
C B EASURED ACCURAT Y - PREPARED BY SEWALL WETLAND
SEE NOT X>
--
-CONSULTING FOR-PLANTI A 11
K 4 ARE OF THE SITE
� TE
NOTE:h�
nn��i r ren, r�nrr+n- 11 r ir.r nr r -� -`\ -'------
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IRRIGA
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4 tt WETLAN
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i
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&9
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I NOTE: MAINLINE, L TERAL LINE,
E
AND VALVE LOCATI NS ARE
SHOWN DIAGRAMMATICALLY -ON-
PLAN - LOCATE IN FLANTING BED —1 s
�. ALIGNED WITH PAVFD SURFACES.
I ,
1 I L
t
L
j
r
,
i
- - ----- ---------
2
''`• I NOTE:
\ f PROVIDE DRIP IRRIGATION IN ALL _
NEW PLANTING B�DS &
SPRAYHEADS IN 7URF AREAS f c y
r
F�
0 9 -
- f
— — i >
- -
-SEE WETLAND`
f
yfy .. PREPAREOD BY A
/...._
�EWALL WETLA
CONTROL VALVE ��:� '° FOR PLANTIN IN
� _. asTHIS ARE
I 4
�ua,w
See Sheet IR=4
Irrigat'ion Plan M'id
SCALE: 1"=20'-O"
0 10' 20' 40'
adOb�
STATE OF
WASHINGTON
REGISTERED
LAN
QSCAP ARCH CT
I D ra ley ader
Certif 576
t
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a
REVISION
No. Date By
OftY Of Renton
f' ER 2 6 2 114
Scale
l"=20'-0"
Designer Sheet No.
MFW
Project Manager
MFW
P'1"IZkBR IR -2
Date of 5 Sheets
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
Irrigat'ion Plan East (Wetiand)
SCALE. 1"=20'-O"
0 10' 20' 40'
adObQ
a� �Q
STATE OF
U
V
c
E
E
U
0
0
s�
0
REVISION
No. Date By
x� a
lattrur g CJlvision
IN
Scale
I"=201-011
Designer Sheet No.
MFW
Project Manager IR-3
MFW
Prindpal6 R
Date2 of 5 Sheets
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
i
/
_
. DR`IPIRRIGATION DETAILS
o
AR
EDGE OF PAVING
i
SUPPLY HEADER —
AIRNACUUM RELIEF
VALVE AT HIGH POINT
REMOTE CONTROL
VALVE ASSEMBLY
I
Techline TUBING
II II I'I
ARRANGED TO COVER
TRIM AREA
EXHAUST HEADER
SPRINKLER ON
PVC LATERAL IN
IDEAL SPACING
LF PATTERN (TYP.)
EDGE OF TURF
LINE FLUSHING VALVE
NOTES TO DESIGNER
1- IN THIS EXAMPLE, IDEAL SPACING IS MAINTAINED FOR THE SPRINKLER SYSTEM
W/ OUT DISTORTION, WHILE THE HEADS ARE SET AWAY FROM THE PAVING EDGE
TO AVOID OVERSPRAY
2- BLANK Techline TUBING IS USED TO JOIN THE LATERALS ACROSS THE HIGH SPOT
TO ENHANCE THE FUNCTION OF THE AIR/VACUUM RELIEF VALVE.
NOTES:
1. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS
2. CONTRACTOR TO PRICE COMPLETE INSTALLATION UNLESS OTHERWISE INFORMED.
TUBING DETAIL
(NOT TO SCALE)
AR
REMOTE CONTROL
VALVE WITH DISC
FILTER AND PRV
PVC OR POLY SUPPLY HEADER
START
CONNECTION
MALE ADAPTER
DRIPLINE (TYP.)
AREA PERIMETER
AIR/VACUUM RELIEF
VALVE (PLUMBED TO
EACH HIGH POINT)
BLANK TUBING (CENTERED
ON MOUND OR BERM)
PVC OR POLY EXHAUST HEADER
PERIMETER LATERALS
2" TO 4" FROM EDGE
PLUMBED TO PVC OR POLY
LINE FLUSHING VALVE "END
FEED" LAYOUT
NOTES:
1. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS
2. CONTRACTOR TO PRICE COMPLETE INSTALLATION UNLESS
OTHERWISE INFORMED.
END FEED LAYOUT DETAIL
(NOT TO SCALE)
_ /
CONTROL VALVE �% ;�� / 1-
®
V -
" 3
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SEE V ETLAP
MIT&TION
f9f POEPARED E
-- r $%�9EWALL WE'
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------JCONSULTIN(
.'i"'FOR PLANTII
mA,q THIS ARE OF
SITE
TIE DOWN STAI
(QTY. AS REQU
TREE TRUNK
:SSION TEE
REQUIRED)
'___�1/2-INCH POLYETHYLENE TU I
BLACK STRIPE TUBING
NOTE:
1. SEE "LOW-VOLUME LANDSCAPE IRRIGATION DESIGN MANUAL
(D39030D) FOR DRIPLINE EMITTER SPACING.
2. QUANTITY OF DRIPLINE RINGS, EMITTER SPACING AND FLOWS
ARE DEPENDANT ON TREE CANOPY SIZE.
DRIP AROUND TREE DETAIL
(NOT TO SCALE)
FINISH GRADE
COMPACTED
SUBGRADE
Techline TUBING
PVC HEADER
Techline TEE (TYP.)
Techline START
CONNECTION (TYP.)
NOTES:
1, SEE PLANS & LEGEND
FOR ALL DIMENSIONS
AND Techline LATERAL
SPACING
2. RATIO OF Techline LAT-
ERALS TO START CON-
NECTIONS IS SHOWN AT
2:1, BUT MAY VARY PER
HYDRAULIC DEMAND ON
START CONNECTION.
(SEE PLANS & LEGEND)
NOTES:
1. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS
2. CONTRACTOR TO PRICE COMPLETE INSTALLATION UNLESS OTHERWISE INFORMED.
3. CONTACT NETAFIM FOR SPECIFICATIONS AND DETAILS BEFORE INSTALLATION.
SUB -HEADER INSTALLATION DETAIL
(NOT TO SCALE)
Irrigat'ion
.South
adO�v
aT TQ
STATE OF
WASHINGTON
REGIS T ED
LANDSCAP ARCHj CT
µ , a. n ra ley ader
Certifi .576
REVISION
No. Date
01tv of rqenton
FEB' 2 8 2014
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I" = 201 - Ott
Designer Sheet No.
MFW
Project Manager
SCALE: 1"=20'-O" MFW IR -4
Princip B R
Date of of S Sheets
0 10 20 40 25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
HUNTER IRRIGATION EQUIPMENT SHOWN IN SCHEDULE. TORO, RAINBIRD, WEATHERMATIC OR EQUIVALENT IRRIGATION EQUIPMENT MAYBE SUBSTITUTED,
WITH LANDSCAPE ARCHITECT'S WRITTEN APPROVAL ONLY.
SYMBOL DESCRIPTION
P.S.I. RADIUS
®
HUNTER MPLCS515, MPRCS515, MPSS530 STRIP ROTATOR HEAD, WITH MATCHED PRECIPITATION RATES
30
4'x28', 4'x14'
0 0 O
Project Manager
MFW
HUNTER MP1000 ROTATOR, 12' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
12'
p o "D aJ
O
HUNTER MP2000 ROTATOR, 17'& 18' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
17'-18'
2a
0
HUNTER MP3000 ROTATOR, 27' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
27'
p D, 1)
HUNTER MP CORNER ROTATOR, 12' RADIUS HEADS, ADJUSTABLE ARC NOZZLE, WITH MATCHED PRECIPITATION RATES
30
12'
1.5"
32 Max.
HUNTER PRO -SPRAY SHORT RADIUS NOZZLES - 4' RADIUS
30
4'
o
.....__..
1.5"
HUNTER PRO -SPRAY SHORT RADIUS NOZZLES - 2' RADIUS
30
2'
o0
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 5 NOZZLE
30
5'
0 0 o O
32 Max.
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 8 NOZZLE (FOR ADJUSTABLE ARCS, TT AND TQ HEAD USE NOZZLE 8A)
30
8'
9a
Qo
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 10 NOZZLE (FOR ADJUSTABLE ARCS, TT & TQ HEAD USE NOZZLE 10A)
30
10'
132 Max.
Q
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 12 NOZZLE (FOR ADJUSTABLE ARCS USE NOZZLE12A)
30 12'
® , ,J
•
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 15 NOZZLE (FOR ADJUSTABLE ARCS USE NOZZLE 15A)
30 15'
s 'a' d
O
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 17' NOZZLE (FOR ADJ. ARCS, T, TT, TQ, & F HEAD USE NOZZLE 17A)
30 17'
®Q ❑ I❑
■
HUNTER STRIP PATTERN - L CORNER, R CORNER, SIDE STRIP, END STRIP, & CENTER STRIP
30 5'x30', 5'x15'
0
1.5"
BRASS GATE VALVE - RuB Ball Valve Model S95F43 (Round Handle) - SIZE TO FIT MAINLINE
16a
BFP
32 Max.
BACKFLOW ASSEMBLY - FEBCO 850 (SIZE TO MATCH METER)
1.5"
1 a 1 b
18a
AUTOMATIC CONTROL VALVE, HUNTER PGV, SEE VALVE KEY
32 Max.
19a
1.5"
2 - 2" WATER METER (BY OTHERS - COORDINATE POC WITH CONSTRUCTION MANAGER)
20a
®
32 Max.
QUICK COUPLER - HUNTER HQ -44 -LRC -AW
1.5"
®
22a
RAIN SENSOR - HUNTER RAIN-CLIK-WIRELESS RAIN SENSOR (WRC -INT) OR EQUAL, SEE GENERAL NOTE C
32 Max.
G ©
-- - -- ... - - - - ...........
CONTROLLERS "a" & "b" - HUNTER ICC 48 ZONE - ICC800PL (M=METAL, SS=STAINLESS STEEL, PL = PLASTIC)
-- -- - - ---- -- - - -_..
1.5"
32 Max.
CLASS 200 PVC LATERAL LINE PIPING, SIZE PER PLAN
1.5"
32 Max.
® -
2" SCHEDULE 40 PVC MAIN LINE
CLASS 200 PVC SLEEVE 2X PIPE DIAMETER, 4" MIN.
25a
- - - - - -
Not Shown
26a
#14 AWG TYPE OF CONTROL WIRE, RED = SIGNAL, WHITE = COMMON, ORANGE= SPARE
32 Max.
DO NOT ALLOW VAULT TO REST ON PIPE.
CSA It VALV t t-KUIVI Mt ILK \
Main Assembly
(Not To Scale)
FLUSH WITH FINISH GRADE
DOUBLE CHECK VALVE FEBCO 850 (MATCH
METER SIZE)
QUICK COUPLER VALVE
MASTER VALVE
NBS PRO SERIES VALVE BOX OR APPROVED
EQUAL. SIZE & QUANTITY AS REQUIRED
DRAIN ROCK, 6" DEPTH THROUGHOUT
NOTES;
1. DO NOT ALLOW VAULT TO REST ON PIPE.
2. USE MANUFACTURERS VALVE BOX
EXTENSIONS AS NECESSARY
3. PROVIDE 2 CUBIC FOOT DRAIN ROCK
SUIMP IN EACH VAULT.
VALVE KEY "A"
W
Q N D
> cn (9
i
1a 1.5" 32 Max.
2a 1.5" 32 Max.
3a 1.5" 32 Max.
4a 1.5" 32 Max.
5a 1.5" 32 Max.
6a 1.5" 32 Max.
7a 1.5" 32 Max.
8a 1.5" 32 Max.
9a 1.5" 32 Max.
10a 1.5" 32 Max.
Ila 1.5" 32 Max.
12a 1.5" 32 Max.
13a 1.5" 32 Max.
14a 1.5" ii 32 Max.
15a 1.5" 32 Max.
16a 1.5" 32 Max.
17a 1.5" 32 Max.
18a 1.5" 32 Max.
- - - ---
19a 1.5" 32 Max.
20a 1.5 32 Max.
21 a 1.5" 132 Max.
22a 1.5" 32 Max.
23a 1.5" 32 Max.
24a 1.5" 32 Max.
25a I 1.5" 32 Max.
26a 1.5" 32 Max.
27a 1.5" 32 Max.
28a 1.5" 32 Max.
29a 1.5" 1 32 Max.
30a 1.5" 32 Max.
31 a 1.5" 32 Max.
32a 1.5" 32 Max.
33a 1.5" 32 Max.
34a 1.5" 32 Max.
35a 1.5" 32 Max.
36a 1.5" 32 Max.
37a 1.5" 32 Max.
38a 1.5" 32 Max.
39a 1.5" 32 Max.
40a 1.5" 32 Max.
41 a 1.5" 32 Max.
42a 1.5" 32 Max.
43a 1.5" 32 Max.
44a 1.5" 32 Max.
VALVE KEY "B"
W
Designer
J
N
d
Project Manager
MFW
Princip BR
Date
25 FEB. 2014
>
U)
I
C9
la
1.5"
32 Max.
2a
1.5"
32 Max.
3a
1.5"
32 Max.
4a
1.5"
32 Max.
--
5a
.....__..
1.5"
--i------
32 Max.
6a
1.5"
32 Max.
7a
1.5"
32 Max.
8a
1.5"
32 Max.
9a
1.5"
32 Max.
10a
1.5"
132 Max.
Ila
1.5"
32 Max.
12a
1.5"
32 Max.
13a
I
1.5"
32 Max.
14a
1.5"
132 Max.
15a
1.5"
32 Max.
16a
1.5"
32 Max.
17a
1.5"
32 Max.
18a
1.5"
32 Max.
19a
1.5"
32 Max.
20a
1.5"
32 Max.
21 a
1.5"
32 Max.
22a
1.5"
32 Max.
23a
1.5"
32 Max.
24a
1.5"
32 Max.
25a
1.5"
32 Max.
26a
1.5"
32 Max.
27a
1.5"
32 Max.
28a
1.5"
32 Max.
29a
1.5"
32 Max.
30a
1.5"
32 Max.
31a
1.5"
32 Max.
32a
1.5"
32 Max.
33a
1.5"
32 Max.
34a
1.5"
32 Max.
35a
1.5"
32 Max.
36a
1.5"
32 Max.
37a
1.5"
1 32 Max.
38a
1.5"
32 Max.
39a
1.5"
32 Max.
40a
I
1.5"
32 Max.
41 a
1.5"
32 Max.
42a
1.5"
132 Max.
43a
1.5"
32 Max.
44a
1.5"
32 Max.
AUTOMATIC CONTROL VALVE -SEE SCHEDULE
FOR MANUFACTURER AND SIZING
UNION, TYPICAL
FLUSH W/ FINISH GRADE
12 MIN. NBS PRO SERIES VALVE BOX OR APPROVED
EQUAL.VAULT TO EXTEND MIN. 6" BELOW
18" MIN.I I (� (I =) VALVE. USE EXTENSIONS AS NECESSARY.TWO
1111 Tr-Rz VALVES PER VAULT MAXIMUM
Control Valve Assembl
(Not To Scale)
SCH 80 PVC NIPPLE, TYP.
PVC 90 ELBOW S x TH
MAIN LINE
GENERAL NOTES
A. IRRIGATION DESIGN ASSUMES XX PSI STATIC WATER PRESSURE IS
AVAILABLE ON SITE. VERIFY STATIC WATER PRESSURE IN FIELD PRIOR TO
CONSTRUCTION. NOTIFY LANDSCAPE ARCHITECT IF STATIC WATER PRESSURE
IS LESS THAN 55 PSI. IRRIGATION DESIGN IS BASED ON 30 PSI.
B. USE 4" POP-UP HEADS WITHIN ALL LAWN AREAS AND 6" POP-UP HEADS
WITHIN ALL SHRUB AREAS. 12" POP-UP HEADS ARE OPTIONAL IN SHRUB BEDS
WITH OWNERS REQUEST.
C. RAIN SENSOR TO BE INSTALLED ON SOUTH OR WEST SIDE OF BUILDING,
AT A MINIMUM OF 8 FEET ABOVE GRADE WHERE SENSOR IS FREE FROM
VANDALISM, TREE CANOPIES, BUILDING OVER HANGS OR OTHER STRUCTURAL /
NATURAL RAIN IMPEDIMENTS. COORDINATE LOCATION WITH CONSTRUCTION
MANAGER.
IRRIGATION NOTES
1. PLAN IS DIAGRAMMATIC. VERIFY LOCATION OF STRUCTURES, UTILITIES
AND OTHER SITE ELEMENTS PRIOR TO COMMENCING WORK. NOTIFY
PROJECT MANAGER OF ANY CONFLICTS.
2. CONTRACTOR TO TEST EXISTING WATER PRESSURE AN PROVIDE WRITTEN
REPORT TO PROJECT MANAGER PRIOR TO COMMENCING WORK.
3. REVIEW ALL IRRIGATION DETAILS PRIOR TO COMMENCING WORK.
4. REFER TO EQUIPMENT SCHEDULE FOR ALL IRRIGATION HEAD TYPES AND
EQUIPMENT.
5. PROVIDE 2 (TWO) SPARE WIRES FROM THE CONTROLLER TO THE
FURTHEST VALVE LOCATIONS FOR FUTURE EXPANSION.
6. STAKE ALL VALVE BOX LOCATIONS FOR APPROVAL.
7. SET VALVE BOXES SQUARE TO ADJACENT BUILDING, CURB OR PAVING.
8. ALL IRRIGATION UNDER ROADS, WALKS, PARKING AREAS OR OTHER PAVED
SURFACES SHALL BE SLEEVED. SLEEVES SHALL BE 2 (TWO) TIMES THE
DIAMETER OF THE INSERTED PIPE OR AS INDICATED.
9. ALL PIPING IS DIAGRAMMATIC. PIPING SHOWN WITHIN PAVING OR
ADJACENT / PARALLELO PLANTED ANTED AREAS ARE INTENDED TO BE PLACED
WITHIN PLANTING BEDS WHERE POSSIBLE. ALL MATERIAL TO BE INSTALLED
ON OWNER'S PROPERTY.
10. MAKE ANY AND ALL REQUIRED ADJUSTMENTS TO THE IRRIGATION PLAN
TO ASSURE COMPLETE AN ADEQUATE COVERAGE WITH MINIMUM OVER
SPRAY.
11. WHEN SLEEVING, PIPING OR HEAD LAYOUT IS REQUIRED IN R.O.W.,
CONTRACTOR TO COORDINATE LOCATION WITH THE PROJECT ENGINEER
PRIOR TO CONSTRUCTION. INDICATE EXACT LOCATION OF SLEEVES AND
PIPING ON THE AS -BUILT DRAWINGS.
12. PLACE TRACE WIRE ON ALL IRRIGATION PIPING AT OWNER'S REQUEST.
13. LATERAL LINE SHALL HAVE MINIMUM 12" OF COVER AND MAINLINES A
MINIMUM OF 18" COVER.
14. PROVIDE MANUAL DRAINS AT ALL LOW POINT ON THE MAIN LINE AND
RECORD ACCURATELY ON AS -BUILT DRAWINGS.
15. LOCATE IRRIGATION BACK-FLOW PREVENTOR DOWN -STREAM OF SITE
WATER METER (WATER METER BY OTHERS). VERIFY LOCATION WITH
PROJECT MANAGER PRIOR TO COMMENCING WORK.
16. COORDINATE LOCATION OF CONTROLLER WITH PROJECT MANAGER.
INSTALL CONTROLLER AT 60" ABOVE (FINISH FLOOR / FINISH GRADE) ON
EXTERIOR WALL OF (BUILDING). PROVIDE A 110 GFI POWER OUTLET AT
CONTROLLER LOCATION FOR POWER SUPPLY. PROVIDE CONDUIT FROM
IRRIGATION CONTROLLER LOCATION TO OUTSIDE PLANTING BED. FLAG ALL
LOCATIONS.
SIZE PIPING AS FOLLOWS:
0 - 8 GPM = 3/4" PIPE
9-16 GPM = 1" PIPE
17- 24 GPM = 1 1/4" PIPE
25 - 32 GPM = 1 1/2" PIPE
33 - 50 GPM = 2" PIPE
FLUSH W/ FINISH GRADE
CARSON STANDARD VAULT OR EQUAL
QUICK COUPLER
SS HOSE CLAMP (3)
SCH 80 PVC NIPPLE
BRASS ST. ELL & 90%%127 ELL
SCH 80 PVC NIPPLE, 12" LENGTH
BRASS TT 90 AND 3" LENGTH SCH 80
PVC NIPPLE
STEEL 'T' FENCE POST, 36" LENGTH
MAIN LINE
Quick Coupler
(Not To Scale)
a�I A
STATE OF
WASFINON
REGEDn
tANOSC TTECT`
y 5
4
i
Kathleen Beader
Certificate No. 576
REVISION
No. Date
SPRAY OR BUBBLER NOZZLE
FLUSH W/ FINISH GRADE City of Aonwj
Planm ing Divibio 1
NOZZLE & BODY PER SCHEDULE AND
PLAN. USE BOTTOM INLET ONLY
(2) 1/2" MARLEX ST. ELL 90
12" MIN. SCH 80 PVC NIPPLE, MIN 8" LENGTH
T
1/2" MARLEX STREET ELL 90
\-- SCH 80 PVC FITINGS, TYP.
CL 200 PVC LATERAL, TYP. SIZE AS
INDICATED ON PLAN
Pop-up Head_
(Not To Scale)
A
y
Scale
AS INDICATED
Designer
Sheet No.
MFW
I R-5
i 5
of 5 Sheets
Project Manager
MFW
Princip BR
Date
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
J
N N
t-rw t�Lu T
A
OCCUPANCY INFORMATION-
ALL
NFOR IATION-ALL APARTMENT BUIDINGS ARE "R-2" OCCUPANCIES.
THE RECREATION BUILDING 15 A "B" OCCUPANCY.
R-14 DEVELOPMENT STANDARDS:
MAXIMUM ALLOWED BUILDING HEIGHT: 30'
BUILDING SET5ACK5 FROM PROPERTY LINES:
FRONT YARD: 8' TO BUILDING: 5' TO PORCH OR 1' TO STOOP: 18' TO GARAGE
51DE YARD: 4' MINIMUM
REAR YARD: 12' MINIMUMt EXCEPT WHEN ABUTTING COMMON OPEN SPACE, THEN 4'
IMPERVIOUS SURFACE AREA: 85% MAX.
TREE RETENTION: 1090 OF SIGNIFICANT TREE5-SEE TREE RETTENTION PLANS
OPEN SPACE REQUIRED:
OPEN SPACE REQUIRED (SECTION 4-2-115):
COMMON OPEN SPACE: 350 5F PER UNIT
PRIVATE OPEN SPACE: 250 SF PER UNIT
COMMON OPEN SPACE REQUIRED (SECTION 4-2-115)-
350 5F x 162 UNITS = 56,100 5F MIN.
PRIVATE OPEN SPACE REQUIRED (SECTION 4-2-115):
250 5F x 162 UNITS = 40kOO 5F MIN,
NOTE: FOR DEVELOPMENTS THAT DO NOT PROVIDE PRIVATE YARDS, AN ADDITIONAL
50 50. FT. OF OPEN SPACE PER UNIT SHALL BE PROVIDED. THIS OPEN SPACE IS IN
ADDITION TO THE REQUIRED AMOUNT OF COMMON OPEN SPACE.
TOTAL MINIMUM OPEN SPACE REQUIRED (SECTION 4-2-115):
COMMON OPEN SPACE: 56,100 5F + 40,600 SF = 91,300 SF
TOTAL OPEN SPACE PROVIDED: 113,198 SQ. FT, SEE SHEET 052 FOR CALCULATIONS
SITE INFORMATION
SITE INFORMATION:
THERE 15 NO EXISTING DEVELOPMENT ON SITE. 51TE 15 VACANT.
GROSS 51TE AREA: 46902355 SQ. FT.
ROADWAY DEDICATIONS: 24,559b1 5Q FT.
NET SITE AREA: 444,463.88 SQ. FT.
EXISTING WETLANDS: 51,815 SQ. FT. 11.1% OF NET SITE
SEE WETLAND MITIGTION PLANS FOR WETLAND AREA INFORMATION
SEE LANDSCAPE PLANS FOR OPEN SPACE AREA CALCULATIONS
SITE COVEAGE5 (NET SITE):
BUILDING COVERAGE:
12,013 SQ. FT.
162%
PAVING COVERAGE:
16,012 5Q FT.
11.1%
51DEWALK COVERAGE:
10,248 SQ FT.
023%
TOTAL IMPERVIOUS SURFACE COVERAGE:
158,213 5Q FT.
35.(o%
LANDSCAPE SPACE (PERVIOUS SURFACE).
286,529 SQ FT.
64.4%
3276 REGISTERED
ARCHITECT
E. DENNIS RIEBE
STATE OF WASHINGTON
E,Dennis Riebe
ARCHITECT
„1►j
9675 SE 36th ST. SUITE 105
MERCER ISLAND, WASHINGTON 98040
PARKING ANALYSIS
PARKING REQUIREMENTS (MIN AND MAX):
I.0 STALLS PER 1 BEDROOM UNIT 56 UNITS x 1.0 PER UNIT = 56 STALLS
IA 5TALL5 PER 2 BEDROOM UNIT 88 UNITS x 1.4 PER UNIT = 123 STALLS
Ib 5TALL5 PER 3 BEDROOM UNIT 18 UNITS x lb PER UNIT = 29 5TALL5
TOTAL REQUIRED PER CODE 208 STALLS
NOTE. THROUGH THE PUD PROCE55, MODIFICATIONS TO CODE REQUIREMENTS MAY BE
GRANTED. THIS PROJECT WAS GRANTED A MODIFICATION TO THE PARKING REQUIREMENTS
TO PROVIDE NOT LE55 THAN 200 STALLS.
BICYCLE PARKING:.5 SPACES PER UNIT 162 UNITS x.5 PER UNIT = 81 STALLS
PARKING PROVIDED:
GARAGES:
42
ADA ACCESSIBLE GARAGES:
5
DRIVEWAYS:
41
OPEN STALLS:
TOTAL
AREA
STANDARD (9'40', 9'x23' tv PARALLEL)
82
COMPACT (8'-6"xl(o')
22
HANDICAP (8'x20' W/ 5' AISLE)
4
TOTAL OPEN STALLS
108
TOTAL PARKING PROVIDED:
202 STALLS
BICYCLE PARKING PROVIDED:
1,540 50 FT
GARAGES: 41
1,110 SQ FT
INSIDE BUILDING: 36
16098 SQ FT
TOTAL: 83
j C
RIEBE & ASSOCIATES,INC.
ARCHITECTURE PLANNING
1123 MAPLE AVENUE SW - SUITE 270
RENTON, WASHINGTON 98057
PH: (425)226-5344 FAX: (425)226-5344
EMAIL: EDRIEBE®MSN.COM
UNIT 1 BUILDING INFO
BLDG.
I BEDROOM
I BATH
2 BEDROOM
2 BATH
TOTAL
FOOTPRINT
2 nd FLR
AREA
3 rd FLR
AREA
TOTAL
AREA
BLDG
HEIGHT
A
4,380 SQ FT
112 5Q FT
5,152 SQ FT
5099 5Q FT
10,251 SQ FT
21'-5 5/8"
I B
5,462 5Q FT
1,540 50 FT
1,002 5Q FT
1,110 SQ FT
1,986 SQ FT
16098 SQ FT
30'-8 1/4
j C
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 SQ FT
1,819 SQ FT
14050 5Q FT
32'-3 3/8"
t D
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 SQ FT
1,619 SQ FT
14,050 SQ FT
2,5'-41/2"
I E
5,462 SQ FT
1,540 5Q FT
1002 SQ FT
1,110 5Q FT
1,986 SQ FT
16098 5Q FT
28'43 3/811"
s G
4,911 SQ FT
1,044 5Q FT
5,955 SQ FT
6,216 5Q FT
1,819 5Q FT
14,050 5Q FT
23' -II 1/8"
H
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 SQ FT
1,819 SQ FT
14,050 SQ FT
21'-0 3/8""
J
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 5Q FT
6,216 SQ FT
18,501 SQ FT
31'-8 3/8"
t K
4,380 SQ FT
112 SQ FT
5,152 5Q FT
50965 SQ FT
50965 5Q FT
15,345 SQ FT
33'-1 3/8"
L
4,380 SQ FT
112 SQ FT
5,152 SQ FT
50965 SQ FT
50965 SQ FT
15,345 5Q FT
36'-9 1/4"
a�w
4,380 SQ FT
112 SQ FT
5,152 5Q FT
50965 5Q FT
50965 5Q FT
15,345 SQ FT
34'-I0"
mom
4,380 SQ FT
112 5Q FT
5,152 SQ FT
50965 SQ FT
�mmmmmmm©©m�®
15,345 5Q FT
RECREATION
2,414 SQ FT
�mmmmm0mm0©��
2,414 5Q FT
2,400 SQ FT
19'-3 1/8"
TOTALS
59,853 5Q FT
12,160 5Q FT
12,013 5Q FT
11,085 SQ FT
31,910 SQ FT
180,934 5Q FT
t
ND,TE: INCLUDED IN THE AREA CALCULATIONS ARE THE INTERNAL COMMON STAIR AND HALL SYSTEMS.
CONSTRUCTION INFORMATION.
ALL BUILDINGS WILL BE TYPE V -B CONSTRUCTION.
BUILDING "A" WILL HAVE AN NFPA 13R FIRE SPRINKLER SYSTEM.
ALL OTHER RESIDENTIAL BUILDINGS WILL HAVE AN NFPA TYPE 13 FIRE SPRINKLER SYSTEM.
BUILDING INFORMATION
BLDG.
1st FLR
UNITS
1st FLR
GARAGES
TOTAL
FOOTPRINT
2 nd FLR
AREA
3 rd FLR
AREA
TOTAL
AREA
BLDG
HEIGHT
A
4,380 SQ FT
112 5Q FT
5,152 SQ FT
5099 5Q FT
10,251 SQ FT
21'-5 5/8"
I B
5,462 5Q FT
1,540 50 FT
1,002 5Q FT
1,110 SQ FT
1,986 SQ FT
16098 SQ FT
30'-8 1/4
j C
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 SQ FT
1,819 SQ FT
14050 5Q FT
32'-3 3/8"
t D
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 SQ FT
1,619 SQ FT
14,050 SQ FT
2,5'-41/2"
I E
5,462 SQ FT
1,540 5Q FT
1002 SQ FT
1,110 5Q FT
1,986 SQ FT
16098 5Q FT
28'43 3/811"
s G
4,911 SQ FT
1,044 5Q FT
5,955 SQ FT
6,216 5Q FT
1,819 5Q FT
14,050 5Q FT
23' -II 1/8"
H
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 SQ FT
1,819 SQ FT
14,050 SQ FT
21'-0 3/8""
J
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 5Q FT
6,216 SQ FT
18,501 SQ FT
31'-8 3/8"
t K
4,380 SQ FT
112 SQ FT
5,152 5Q FT
50965 SQ FT
50965 5Q FT
15,345 SQ FT
33'-1 3/8"
L
4,380 SQ FT
112 SQ FT
5,152 SQ FT
50965 SQ FT
50965 SQ FT
15,345 5Q FT
36'-9 1/4"
M
4,380 SQ FT
112 SQ FT
5,152 5Q FT
50965 5Q FT
50965 5Q FT
15,345 SQ FT
34'-I0"
N
4,380 SQ FT
112 5Q FT
5,152 SQ FT
50965 SQ FT
50965 SQ FT
15,345 5Q FT
RECREATION
2,414 SQ FT
2,414 5Q FT
2,400 SQ FT
19'-3 1/8"
TOTALS
59,853 5Q FT
12,160 5Q FT
12,013 5Q FT
11,085 SQ FT
31,910 SQ FT
180,934 5Q FT
t
ND,TE: INCLUDED IN THE AREA CALCULATIONS ARE THE INTERNAL COMMON STAIR AND HALL SYSTEMS.
CONSTRUCTION INFORMATION.
ALL BUILDINGS WILL BE TYPE V -B CONSTRUCTION.
BUILDING "A" WILL HAVE AN NFPA 13R FIRE SPRINKLER SYSTEM.
ALL OTHER RESIDENTIAL BUILDINGS WILL HAVE AN NFPA TYPE 13 FIRE SPRINKLER SYSTEM.
RENTON, WASHINGTON
Wa E1 RBHEE 1
ISSUED 6120113
DATE NO. REVISI❑N
10/4/13
11126/13 COAL K105K
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FABRICATED STEEL HINGE ASSEMBLY:
1/2" DIA. SOLID STEEL BEND 6"A" FOR HINGE PIN, WELD TO FRAME.
5/8" INSIDE DIA. STEEL PIPE FOR HINGE RECEPTACLE, ATTACHED TO P06T
N8" 0 CANE BOLT EACH GATE ----A
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TRA5H ENCLOSURE
WALL 5ECTION/GATE ELEV.
MAX. 1/2" THRESHOLD STUN.
SIDEWALK AND CONC. KIO
3276 REGISTERED
ARCHITECT
E. DENNIS RIEBE
STATE OF WASHINGTON
E,Dennis Rieloe
ARCHITECT
3 M,41L IKIOSK SECTION
Scale. 2 - I O
FIELDBROOK
COMMONS, LLC
9675 SE 36th ST. SUITE 105
MERCER ISLAND, WASHINGTON 98040
4
LEGEND
4 DROP BOXES S PARCEL LOCKERS 162 BOXES
MAIL KIOSK ELEVATION
Scale: 11/2" = 1'-0"
FASCIA
IPJ
m
RIEBE & ASSOCIATES,INC.
ARCHITECTURE PLANNING
1123 MAPLE AVENUE SW — SUITE 270
RENTON, WASHINGTON 98057
PH: (425)226-5344 FAX: (425)226-5344
EMAIL: EDRIEBE@MSN.COM
I M,41L KIOSK i�L4N
Scale. 2 - I -m
immEs MIS I
RENTON, WASHINGTON
TRASH ENCLOSLIRE
MAIL KIOSK
CORNER TRIM TO
MATCH BUILDINGS
SIDING TO MATCH BUILDINGS
1/2" PLYWD. SHEATHING (TYP.)
2X6 UD. FRAMING
IX4 WOOD TRIM
RECFll\ /
DEC 13 2013
t PL1i i';lid'' :O
ISSUED 6120113
DATE NO. REVISI❑N
"
L
0
u
v
A
rn
3
Tree Retention Legend
CRITIAL AREA TREES
0 EXISTING CRITICAL AREA TREES TO REMAIN
0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
IN CRITICAL AREAS
0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
POTENTIALLY EFFECTED \BY,WETLAND CREATION ACTIVITY
(Trees on east portion of property only)
DEVELOPABLE AREA TREES
0 DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
REMOVED
1* - 0 EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
"Y DEVELOPABLE PORTION OF SITE
0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED OI
DEVELOPABLE PORTION OF SITE
D EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
2061
TREE NUMBER
POINTS-- � X423.36
TREE ELEVATION
20.15.M
TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
F - Fir
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
NOTE:
TREES LOCATED IN THE THREE WETLANDS TO BE FILLED ('D',
vEl AND F) WERE NOT CALCULATED AS CRITICAL AREAS
TREES. TREES WERE CALCULATED AS VIABLE OR DEAD,
DISEASED, DYING OR DANGEROUS - SEE PLAN FOR TREE
DESIGNATIONS.
7 is
f+
i,
k: a
i3
» i I
Tree Retention Calculations :
1. Total Number of Trees and Condition over 6" on Project Site per Arborist Report
(Greenforest Inc., dated Sept. 8, 2011) = 786 Total Trees
r;
II
2a. Deductions for Existing Trees in Developable Area of Site:
Dead, Diseased, Dangerous or Dying = 151
Located in Proposed ROW = 18
TOTAL = 169
2b. In Critical Areas:
Viable Trees in Critical Areas to Remain = 102
Trees that will be Removed per Wetland Creation as shown on plan per
DR Strong Variance Request (but are not deducted in these
calculations = (24)
Dead, Diseased, Dangerous or Dying Trees pre Wetland Creation = 50
(- 9 Trees Removed for Wetland Creation = 41 Total DDD Trees Remaining)
TOTAL = 152
Total Number of Excluded Trees = 321
3. Subtract line 2 from line 1 = 465 Viable Trees on Site
4. Retained trees calculation:
.1 x 465 = 46.5 Viable Trees Required to be Retained
5. Number of Existing Viable Trees to be Retained = 40
6. Trees to be Replaced = 7
7. Caliper inches Required = 84"
8. Number of 2" Replacement Trees Required = 42
Conclusion:
Over (100) 2" Caliper trees are proposed for this project site as street trees, parking
lot trees, accent plantings and open space trees. This total is above and beyond
what is proposed in the wetland areas.
Tree Inventory Plan
DANGEROUS TREE �k
BE REMOVED
EXISTING TREE TO BE
EXISTING VIABLE TREE TO REMAIN
DRIP LINE OF EXISTING
TPF=I= TO RF=RAAInI
_7
N
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RECEIVl "
DEC 13 2013 DesIti
F
!�¢�ect Manager
CITYCF IFW
i}ANNlNG Oivlsic3 + 1
SCALE: 1'!--20'—
�"
0 10' 20' 40' Ph�Final
R V I "S, 100
Tree Retention Leg
1230.Mend
*1&5
CRITIAL AREA TREES
0 EXISTING CRITICAL AREA TREES TO REMAIN
0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
IN CRITICAL AREAS
*D
0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
"1AIV "M
(Trees on east portion of property only) Hens„ s
DEVELOPABLE AREA TREES
0 DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
REMOVED
EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE
EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED
DEVELOPABLE PORTION OF SITE
EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
23.' 2061 TREE NUMBER
0.15.M
POINTS -423.36 TREE ELEVATION
—7
20.15.M TREE CALIPER & SPECIES
C
2 SPECIES:
s AorAL Alder low
COT - Cottonwood C�_
F - Fir
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
2056
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"90
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i5
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REVISION
RECEIVE
DEC 13 2013
CITY OF P%NT
PLANNING DIVISK
SCALE: 1'�--20'-0"
6�
0 10' 20' 40'
Final PLID Submittal #1
11031
.......... ... .
0
EXIb I INCA L;K1 I ICTAL AKLA I KttZj I U KtzMAIN
o 5
4 '8-
241 12.30'M
N
2389 111.48
0
DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
12.15 46.AL
IN CRITICAL AREAS
11,41,090
2385
14.39
0
TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
2398
y. A
w_&6.AL
15
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
v
.08
(Trees on east portion of property only)
DEVELOPABLE AREA TREES
0
DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
WETLAND "B"
WE
CATE(ORY
C
l'
REMOVED
`\
?REA A 300 •; 36 W_
F Tzry ,
0
EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
('/ITH N TH I N PROPERTY)
2M
ONE71L
2372
16.63
Z10.A
rDEVELOPABLE PORTION OF SITE AJ,"
I'D 462
I&AL
0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE \\ g' 2400
_5. A3
EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
2061
POINTS -t,,,•')423.36
20.15.M
SCALE: 17=20'-O"
0 10' 20' 40'
TREE NUMBER
TREE ELEVATION
TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
F - Fir
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
2056
W64111%j
1W4
2pr,
-EIU)
X
2366 ---,2371
4,14.48
&99
,10.AL
EXISTING DEAD, DISEASED, DYING
OR DANGEROUS TREE TO'REMAIN IN
CRITICAL AREA
-\2324
14
1 7
YA
2331
43.34
`,_MCCLJSTM
EXISTING TREES TO
REMAIN
7,
0 6.07
,5�,,2328� �_46.12.AL
X
--,2329
2321
EXISTING VIABLE TREE TO REMAIN IN
CRITICAL AREA
!281 2282
2287r -
L 1�1 11V `v - 11�1_ 14, li, -IV 57e..2CGT,v
, 7
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1&91
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WETLAND "C"
CATEGORY
2364
4.12A SO. FT.
L AREA 1 449
2
2347
Z,
1,0ALF
e�B BLE AREA IN���IICATES-CRITICAL--AREAS-E�EIN
% 2345
4
2M9
RE,AINED., RE OV -OR CREATED - E E.
10- § 11-10.10.Uv
060 95 T
02 6.11
42. 1. ETLAND MITIGA"FItON REPORT- &-P-kANq_(Sewa11
OT
7.
X20, M ---------- --------
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"
23L4�_2 JUSTIFI CTIONJor th6VARiA.NCEREQUSTRLPgPmT =STffl
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16.14.AL
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2080
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V
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17j,63 44D&94
19 4b
AREA 10,300 �b. FT'
CI - AL
A� 186
(WITHIN ' PROPERTY) VHF
AND 290
0.2.AL 08.09 Al _--t.
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.......... 3. 199 18
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17
r
EX TING VIABLE TREE (IN EXISTING SAL
185
ZAL
2124
9RITICi�LARE��)ITO-'BE"'REMPVED'PLR. 212
2123
WETLAND ETLAND "B"
2141 1a. mqla.63 REVISION
m. TtGOR�' 2
WETLAND CREATION (Per DRS Variance 1&16.AL EXISTING V L, -E (O�JTSI E a 2180 CA
1'
1
83
�° 181425 """" I
r._117.76 (34R9111hAL N D a t, e By
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2104 %.1 1 1�1 It, 21a44-
d &AL I
2129 4,17.62 (WITHIN PROPERTY)
7.06
kL 21,37
6.12.AL V REM PER NE WETLA
116.7.DEC , _,� t AL
4,17.73 1
:4 -t- , -_ 2181
2139",.-A&MAL : 4.40
2130 -&B.AL 01 CR 10 09.56
2183 MAL
06.08 8.1640T V,
2138
16.7.DEC & *2193
V 2198
AL 2. AL 0.31 -
&AL
&58 21 5 -4i6r1
.26 N i"t-,2179 �"\2178
41 44D&56 4,M08
C- �17.36 19. 11 141
21C /12.&AL 0.16.AL --2177
0 2133 �17.79
CCLU '12.10.AL 2134
1-," 2197 �V4,06.62'
S17
-777
21 213527
.47 417.70 194
12&47 2135417.70
Mal
EXISTING VIABLE TREE TO REMA
EXISTING VIABLE TREE TO REMAIN IN
CRITICAL AREA
NEWLY CREATED WETLAND AREA EXISTING DEAD, DISEASED, DYING
IS
LO U
OR DANGEROUS TREE TO REMAINFIN
Sheet Nay.
INi
MFW
CRITICAL AREA DEC
MFW
N3 Il <
oy no
Phut
Final PLID Submittal 41
Pra)ect Ya.
11031
2318
446.00
W, �,2280 2315�
�,07.50 100 6
1. j7
T".4 2284 AL
16.F 2312 -41
02279 'L.v 69 4,05.60 V 14,
;48,AL a.14,
18. 1�1 I'll 41
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V
12. 2291 227 ','t' ,",%2285
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7
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41
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W ETLAND "B", 2273,
08.04
4,06.28
. . . . . . '-,_�HMMAP CAT,�GORY_ 2
e.
EXIST NG VIABLE TREE TO RE: AIN AREA 1-t' 30,736 SO. F T'y
I�Z (WITHIN PROPERTY)
N,
2218 z 22192253,,--a
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4406.90
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I 1 .4.. ZLI�15 'W� X"2'0
F-
WASHIRINGTON
RF.61STFAED
LANES CAP
Y
I'd v`_
i tbl ei B- di yl�&� our
3
Ma As 0 1 a r a
m ix Llik
CRITIAL AREA TREES
0
EXISTING CRITICAL AREA TREES TO REMAIN
TREE ELEVATION
20.15.M
0
DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
SPECIES:
IN CRITICAL AREAS
0
TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
COT - Cottonwood
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
F - Fir
(Trees on east portion of property only)
DEVELOPABLE AREA TREES
0
DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
REMOVED
0
EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE
Y l'
0
EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED ON
0�
DEVELOPABLE PORTION OF SITE
D EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
0
2061
TREE NUMBER
POINTS—L,j423.36
TREE ELEVATION
20.15.M
TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
F - Fir
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
Provide Min. 4'-0"
High Protective Mesh
Fence And Support With Wood
Posts At Dripline Of Existing
Trees And Vegetation
To Be Protected
During Construction s
0
1
•
1; etlon
In ,areas Wli eve Construction
Activity May Cross Into Dripline,
'lace 6" Of Medium Size Wood
Chips And Cover With A Metal Plate
Plan
m r uza i
City of Renton 4-4-130 Tree Retention and Land Clearing Regulations -
Before and During Development.
All trees and tree stands proposed for retention and supplemental tree plantings shall be
protected before and during site development and construction through adherence to the
following requirements:
1. A tree protection area shall be designed to protect each tree or tree stand during site
development and construction. The tree protection areas shall conform to the approved
tree conservation plan or affidavit.
2. Tree protection areas may vary widely in shape, but must extend a minimum of three feet
beyond the existing tree canopy area along the outer edge of the tree stand, unless
otherwise approved by the City of Renton.
3. Tree protection areas shall be added and clearly labeled on all applicable site
development, plats, and construction drawings, submitted to the City of Renton.
4. Temporary fencing shall be erected along the outer edge and completely surrounding the
tree protection area. Fences shall be constructed of chain link and at least four feet high,
unless the City of Renton authorizes another type of fencing. The fencing shall be posted ,
with signage clearing identifying the tree protection area. The fencing shall be maintained
and in place until the City of Renton authorizes its removal.
5. No clearing, grading, filling, or other development activities shall occur within the tree
protection area, except where approved in advance by the City of Renton and noted in the
tree conservation plan.
6. No vehicles, construction materials, fuel, or other materials shall be placed in tree
protection areas. Movement of any vehicles within tree protection areas shall be
prohibited.
7. No nails, rope, cable, signs, or fencing shall be attached to any tree proposed for
retention.
8. If the grade level around a tree is to be raised, a dry rock wall or rock well shall be
constructed around the tree. The diameter of this wall or well must be at least equal to the
diameter of the tree plus an additional 5 feet.
9. The grade level around the tree may not be lowered within the greater of: (1) the area
defined by the drip line of the tree at time of development; or (2) an area around the tree
equal to 1 foot in diameter for each 1 inch of tree diameter as measured 1 foot above
pre-existing grade at time of development, unless a registered landscape architect,
certified arborist or certified nursery professional determines that the long term health of
the tree will not be significantly harmed.
10. Trenching and other activities within or adjacent to tree conservation areas that may cut or
damage the roots of trees proposed for retention shall be prohibited unless recommended
by a professional forester, certified arborist or licensed landscape architect, and approved
by City of Renton. When such activities are permitted, at a minimum the following
requirements shall be adhered to:
a. Before backfilling, roots over one inch in diameter shall be cut cleanly to remove any
ripped or jagged edges that may be present.
b. Exposed roots shall be covered with burlap or other similar material and shall be
sprinkled or otherwise kept damp until backfilling is complete.
11. The City of Renton may approve the use of alternate tree protection techniques if the
trees will be protected to an equal or greater degree than provided by this Chapter. (See
City of Renton 4-4-130 Tree Retention and Land Clearing Regulations for more
information regarding tree protection.)
Tree Inventory Plan = South
8507
16.90
2-8.D
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WAti �C.] ON
r�,rrAr>Tr fC
t►L a (it y kf
r rtiilr.7.fi Pl.� /&;
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NO
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MFW
Sheet No,
i3 � �rsriecr Parugcr � �,
SCALE: 1 "=20'-0" M
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0 10' 20' 40' of sheds I
t
25 JUne 2013 !
eFinal PUD Submittal 41 {
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11031
,
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Sheet No,
i3 � �rsriecr Parugcr � �,
SCALE: 1 "=20'-0" M
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t
25 JUne 2013 !
eFinal PUD Submittal 41 {
_ _. _.....�_.
11031
30' 30'
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SCALE: P-- 80'-0"
0 40' 80' 160'
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Open Space Area Required
250sf + 350sf = 600sf x 162 Units = 97,200sf
Open Space Area Provided = 104,678sf (Per DRS Sht. OS2)
Open Space Provided in Upper Decks or Patios that are not part
of the Common Open Space = 9,120sf (Per DRS Sht. OS2)
Total Active Recreation Area Provided = 17,953sf
(includes Rec. Bldg. & Patio, Tot Lot & Pickleball Court)
Parking Planting Required 108 stalls x 15sf/stalls = 1,620sf
Interior/Perimeter Parking Area Planting Provided = 14,342sf
Perimeter Buffer Planting Area = 10,300sf
ROW Buffer Planting Area = 6,660sf
11
00
x
SCALE: 1 '---50'-0"
0 25' 50' 100,
x
0
(D
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Open Space Area Required
250sf + 350sf = 600sf x 162 Units = 97,200sf
Open Space Area Provided = 104,678sf (Per DRS Sht. OS2)
Open Space Provided in Upper Decks or Patios that are not part
of the Common Open Space = 9,120sf (Per DRS Sht. OS2)
Total Active Recreation Area Provided = 17,953sf
(includes Rec. Bldg. & Patio, Tot Lot & Pickleball Court)
Parking Planting Required 108 stalls x 15sf/stalls = 1,620sf
Interior/Perimeter Parking Area Planting Provided = 14,342sf
Perimeter Buffer Planting Area = 10,300sf
ROW Buffer Planting Area = 6,660sf
11
00
x
SCALE: 1 '---50'-0"
0 25' 50' 100,
x
0
(D
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Scale
RECHVED III = Sol - 011
De5igner Sheet No.
EC -13 W3 MFW
Project Manager
MFW
InInc 16 R L-0
pILANNING DMStON Date 25 June 2 13 of I Sheets
Phase
Final PUD Submittal #1
Project No.
11031
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RECHVED III = Sol - 011
De5igner Sheet No.
EC -13 W3 MFW
Project Manager
MFW
InInc 16 R L-0
pILANNING DMStON Date 25 June 2 13 of I Sheets
Phase
Final PUD Submittal #1
Project No.
11031
6' SOLID WOOD FENCE LOCATED ON
O
PROPERTY LINE (See Detail Sheet L-4)
STEEL FENCE & ARBOR
(See Detail Sheet L-5)
I RAISED RECYCLED
6' SOLID WOOD FENCE LOCATED WOOD PLANTING BEDS
ON PROPERTY LINE - START PSEUDOTSUGA MENZIESII / CUPRESSOCYPARIS LEYLANDII / EXISTING TREES TO REMAIN
(81. x 4'W. x 2' HT.
(See Detail Sheet L-4) DOUGLAS FIR LEYLAND CYPRESS )
f PEA PATCH WALK SURFAC : 4"
I DEPTH OF $" WASHED CRUSHED
SALT & PEPPER GRANITE OVER
........................ ............
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VANDERWOLF'S L1MBE PINE SLENDER INOKI CYPRESS
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JAPAN1ESE MAPLE
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41 ��
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Designer Sheet No.
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o!�rs� S r ro�ect ManaL
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;�, r.�s,,,�� MFW
SCALE: 1 "-20'-0" PrindKP BR
Dateof 6 Sheets
0 10' 20' 40'Phase 25 June 2013
Final PUD Submittal #1
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SCALE: 1 "-20'-0" PrindKP BR
Dateof 6 Sheets
0 10' 20' 40'Phase 25 June 2013
Final PUD Submittal #1
Project No,
11031
■
'L 4„
JSHED
OVER
EXISTI G TREES & SHRUBS TO REMAIN - INFILL WITH SUPPLIMENTAL
BUFFEPLANTINGS TO MEET PERIMETER BUFFER STANDARD.
CUPRESSO YPARIS LEYLANDII
LEYLAND C PRESS
I I
12' WIDE
WATER EASEMENT:
6' SOLID WOOD FENdE L DCAfED
ON PROPERTY LINE EN
(See Detail Sheet L-4) I I
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--
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STATE OF
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Landscape PlatmAll mi
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REVISION
No. Date By
RECEIVE-)
DEC 13 Z013 Scale
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Project No.
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STATE OF
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Scale
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DEC 2013
Designer
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3
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PLAIN` miNG DIVI'310
Project Nianager
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Phase
Final PUD Submittal
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DEC 2013
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Sheet No.
L-3
l3`� mak°i'd
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Project Nianager
MFW
SCALE: 1"=20'-O"
Pf1f1LikiBR
0 10' 20' 40'
of 6 Sheets
Date
25 June 2013
Phase
Final PUD Submittal
#1
Project No.
11031
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GENERAL NOTES:
A. Plant Material List Submittal: Within 30 calendar days after receipt of the notice
to proceed, landscape contractor shall submit a complete list of materials
proposed to be furnished and installed demonstrating conformance with the
requirements specified. Include the name, addressess and telephone numbers
of all plant material suppliers and growers.
1. Documentation shall also include suppliers name, contact person, address,
telephone number, botanical and common name, plant size and size of
container or ball.
2. Contractor shall provide a signed statement from the plant suppliers who have
furnished the plant materials identifying the plant materials being supplied by
botanical and common names, plant size and stating that all of the plants
supplied by them are in healthy growing conditions meeting the ASNS.
3. Submit a project installation schedule, coordinated with the proposed soil
ammending and planting schedule to the Landscape Archtiect or owner for
approval at least 30 calendar days prior to start of work under this section.
B. Substitutions of plant materials will not be permitted unless authorized in writing by
the Landscape Architect or Owner. If proof is submitted that any plant specified is
not obtainable, a proposal will be considered for use of the nearest equivalent size
and or variety. Such proof shall be substantiated and submitted in writing to the
Landscape Architect or Owner at least 30 days prior to start of work under this
section. These provisions shall not relieve contractor of the responsibility of
obtaining specified materials in advance if special growing conditions or other
arrangements must be made in order to supply specified materials.
C. Plants shall be subject to inspection and approval by Landscape Architect or
Owner for conformance to specifications upon delivery to the project site. Such
approval shall not impair the subsequent right of inspection and rejection during
progress of the work. Contractor shall give Landscape Architect 48 hours advance
notice when plants will be delivered to the site for inspection. Inspection of plant
materials shall take place within 24 hours of delivery to the site.
D. Coordinate work with other trades as required.
E. Locate all underground utilities prior to commencing work to avoid damage to
buried pipes and cables.
F. Provide protection for all property, persons, work in progress, structures, utilities,
walls, curbs and paved surfaces from potential damage arising from this work.
The Contractor shall pay for any such damage at no additional cost to the Owner.
Unfinished and completed work shall be protected from erosion or trespassing,
and proper safeguards shall be erected to protect the Public from injury or danger.
G. City Of Renton: City requires Landscape Architect to verify plantings are installed
per plan and that plant species and varieties are as indicated in the planting schedule.
PLANTING NOTES:
1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.
2. Verify that site conditions are acceptable prior to beginning work. Do not
install any site elements or plant material until unsatisfactory conditions are
corrected. When conditions detrimental to plant growth/constructed elements are
encountered, immediately notify the owner.
3. Substitutions or changes in materials and placement shall be made only after
written change orders are accepted by the owner.
4. Protect existing trees to remain and plant material located on adjacent property
prior to commencing work. Place fencing material at dripline of trees and shrubs.
See Existing Tree & Vegetation Protection Detail.
5. Contractor to provide a soil analysis prior to commensement of work. The soil
analysis shall include:
a. Determination of soil texture, indicating percentage of organic matter,
b. An approximated soil infiltration rate (either measured or derived from soil /
texture / infiltration rate tables) A range of infiltration rates shall be noted where
appropriate, and
C. Measure PH value
6. All new turf areas, except all-weather, sand -based athletic fields shall:
a. Be augmented with a two-inch layer of organic material cultivated to a minumum of
six inches in depth, or
b. Have an organic content of five percent or more to a depth of six inches as shown
in a soil analysis.
7. Organic content of all landscape areas shall be as necessary to provide adequate
nutient and moisture -retention levels for the establishment of the plantings.
8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil
Three -Way Top Soil mix or approved equal.
9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six
inch (6") depth of Topsoil Mix over areas to be planted with groundcover.
Finish grade shall be at least two inches (2") below adjacent hard surface.
10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.
See planting details for depth and staking requirements.
11. Fertilize all installed plants during backfill operations with Ag Safe Tabs
as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch
application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet.
12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark
'mulch'. Finish grade of mulch shall be one inch (1 ") below top of adjacent hard surface.
13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous,
well branched, disease and insect free condition.
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14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify lides
of the planting pits. Install plant material high enough above finish grade to allow
for settlement and bark mulch. Water plant pits throughly midway through backfilling a d
add fertilizer tablets. Balled and burlapped material that cannot be installed immediate y
shall be heeled in, mulched and watered regularly to keep root balls moist.
15. Hydro -seeded Areas: Hydro -seed mulch shall be Silva -fiber or approved equal.
Binding agent shall be J -Tac or approved equal. Apply 10-20-20 fertilizer at a rate
of 10 lbs. per 1000 square feet. Apply hydro -seed mulch at a rate of 40 lbs.
per 1000 square feet and binding agent at a rate of 1 Ib. per 1000 square feet.
Reseed any areas which do not germinate within 14 days.
16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finis grading,
planting and mulch installation. Seeding or sodding to occur only when the soil conditi ns
are dry and free of surface water. Carefully water lawn areas after installation.
Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of elivery
to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer
at a rate of 10 lbs. per 1000 square feet prior to installation.
Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied
at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate
at a rate of 10 lbs per 1000 square feet. Promptly re -seed any areas which do not
germinate with 14 days of planting.
17. Provide landscape maintenance immediately after planting and continue until final
acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants,
restoring eroded areas, adjustments to staking and removal of weeds/debris as required
for healthy plant growth.
18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion
of the work upon request by the Contractor.
19. Replacement of Plantings: Remove any plant from site that is either dead, or in
unsatisfactory condition as determined by the owner or Landscape Architect. Replace with
a new planting of equal size and species as soon as conditions permit within the normal
planting season. All replacement plantings are then to be under re -instated guarantee period
as specified. Identify those replacements and take whatever measures necessary to prevent
similar demise of additonal plant material.
20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located
within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18
(or approved equal). Install per manufacturer's recommendations.
Warranty:
This Warranty shall include replacing and planting the same size and species
of plant material, as shown on the Landscape Plan and that has been designated, by
the Landscape Architect, to be replaced. 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 or abuse by the owners or others. All plants replaced
shall be re -instated under these plant guaranty conditions.
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PSEUDOTSUGA MENZIESII /
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Phase
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#1
Project No.
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Designer
Sheet No.
MFW
L-4
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Project Manager
MFW
PrindkIBR
Date25 June 2013
Phase
Final PUD Submittal
#1
Project No.
11031
SYMBOL QTY. BOTANICAL NAME / COMMON NAME
TREES - DECIDUOUS
SHRUBS
83 ACER CIRCINATUM /VINE MAPLE
48 ACER PALMATUM 'BLOODGOOD' / BLOODGOOD JAPANESE MAPLE
45 ACER PLATANOIDES 'CRIMSON SENTRY'/ CRIMSON SENTRY MAPLE
34 AMELANCHIER X GRANDIFLORA'AUTUMN BRILLIANCE'/ SERVICEBERRY
63 BETULA JACQUEMONTII / JACQUEMONTII BIRCH
7 CARPINUS BETULUS'FASTIGIATA' / PYRAMIDAL EUROPEAN HORNBEAM
16 FRAXINUS AMERICANA'AUTUMN PURPLE'/ AUTUMN PURPLE ASH
8 GLEDITSIA TRIACANTHOS 'SUNBURST' / SUNBURST HONEYLOCUST
13 CEDRUS DEODARA / DEODAR CEDAR
36 CHAMAECYPARIS OBTUSA'GRACILIS' / SLENDER HINOKI CYPRESS
5 CHAMAECYPARIS OBTUSA / HINOKI CYPRESS
79 CUPRESSOCYPARIS LEYLANDII / LEYLAND CYPRESS
2 JUNIPERUS SCOPULORUM 'SKYROCKET'/ UPRIGHT JUNIPER
57 PINUS FLEXILIS'VANDERWOLF'S' / VANDERWOLF'S PYRAMID LIMBER PINE
59 PSEUDOTSUGA MENZIESII / DOUGLAS FIR
SIZE SPACING, CONDITION & REMARKS
6-7' HEIGHT
1 " CAL.
2" CAL.
6-7" HEIGHT
8-10' HEIGHT
2" CAL.
2" CAL.
2" CAL.
6-7' HEIGHT
6-7' HEIGHT
6-7' HEIGHT
6-7' HEIGHT
6-7" HEIGHT
6-7' HEIGHT
6-7' HEIGHT
0 28 ABELIA X GRANDIFLORA'EDWARD GOUCHER' / GLOSSY ABELIA 5 GAL. CONTAINER
(D-58 VIBURNUM TOMENTOSUM 'MARIESII' MARIESII DOUBLEFILE VIBURNUM 5 GAL. CONTAINER
FERNS, GRASSES & PERENNIALS
72
19
ARBUTUS UNEDO 'COMPACTA' / COMPACT STRAWBERRY BUSH
5 GAL. CONTAINER
(D
1 GAL. CONTAINER
49
AZALEA'BLUE DANUBE'/ BLUE DANUBE AZALEA
2 GAL. CONTAINER
7
FESTUCA GLAUCA'ELIJAH BLUE'/ ELIJAH BLUE FESCUE
0
110
AZALEA'HELEN CLOSE'/ HELEN CLOSE AZALEA
2 GAL. CONTAINER
17
HEUCHERA'PALACE PURPLE'/ PALACE PURPLE HEUCHERA
82
AZALEA'HINO CRIMSON'/ HINO CRIMSON AZALEA
2 GAL. CONTAINER
N;
24
22
BERBERIS THUNBERGII 'CHERRY BOMB' / CHERRY BOMB JAPANESE BARBERRY
2 GAL. CONTAINER
0
21
CEANOTHUS THYRSIFLORUS 'SKYLARK'/ SKYLARK CALIFORNIA LILAC
5 GAL. CONTAINER
12
O
103
CHOISYA TERNATA / MEXICAN ORANGE
5 GAL. CONTAINER
Mix
10
7
CISTUS X HYBRIDUS / WHITE ROCK ROSE
5 GAL. CONTAINER
SEDUM SPURIUM 'DRAGON'S BLOOD' /DRAGON'S BLOOD SEDUM
O
13
CISTUS X PURPUREUS / PURPLE ORCHID ROCK ROSE
5 GAL. CONTAINER
Cut And Remove Burlap From
251
CORNUS STOLONIFERA'ARCTIC FIRE' / ARCTIC FIRE REDTWIG DOGWOOD
3 GAL. CONTAINER
=9 I- -
"Remove All Treated Or
O
11
DEUTZIA X'MAGICIAN' / MAGICIAN DEUTZIA
3 GAL. CONTAINER
O
31
ENKIANTHUS CAMPANULATUS'SHOWY LANTERNS' / SHOWY LANTERNS ENKIANTHUS
3 GAL. CONTAINER
26
EUPHORBIA CHARACIAS WULFENII / MEDITERRANEAN SPURGE
2 GAL. CONTAINER
Q
17
FOTHERGILLA GARDENII 'BLUE MIST'/ BLUE MIST FOTHERGILLA
2 GAL. CONTAINER
®
77
GENISTA LYDIA'BANGLE' / BANGLE WOADWAXEN
2 GAL. CONTAINER
3
HYDRANGEA MACROPHYLLA'NIKKO BLUE' / BIGLEAF HYDRANGEA
5 GAL. CONTAINER
0
165
ILEX CRENATA'CONVEXA' / CONVEXA JAPANESE HOLLY
3 GAL. CONTAINER
O
5
KALMIA LATIFOLIA'ELF' / DWARF MOUNTAIN LAUREL
3 GAL. CONTAINER
9
MYRICA CALIFORNICA / PACIFIC WAX MYRTLE
5 GAL. CONTAINER
102
NANDINA DOMESTICA'PURPLE PASSION'/ PURPLE PASSION HEAVENLY BAMBOO
3 GAL. CONTAINER
21
OSMANTHUS DELAVAYI / DELAVAY OSMANTHUS
5 GAL. CONTAINER
0
25
PIERIS JAPONICA 'VALLEY VALENTINE'/ VALLEY VALENTINE JAPANESE PIERIS
3 GAL. CONTAINER
(S
12
PHYSOCARPUS OPULIFOLIUS 'MINDIA' / COPPERTINA NINEBARK
3 GAL. CONTAINER
(D-
164
PRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAUREL
21-24" HT.
O
43
RISES SANGUINEUM 'KING EDWARD VII' / RED FLOWERING CURRANT
3 GAL. CONTAINER
rr
7
RHODODENDRON 'RAMAPO' / RAMAPO RHODODENDRON
2 GAL. CONTAINER
0
28
ROSMARINUS OFF ICINALIS 'TUSCAN BLUE'/ TUSCAN BLUE ROSEMARY
3 GAL. CONTAINER
79
SARCOCOCCA RUSCIFOLIA / SWEETBOX
2 GAL. CONTAINER
Q
55
SPIRAEA JAPONICA 'GOLDMOUND'/ GOLDMOUND SPIREA
2 GAL. CONTAINER
O
24
TAXUS X MEDIA'HICKSII' / HICK'S YEW
2 GAL. CONTAINER
0
66
THUJA OCCIDENTALIS' SMARAGD' / SMARAGD ARBORVITAE
3 GAL. CONTAINER
26
VACCINIUM ANGUSTIFOLIUM 'SUNSHINE BLUE' / SUNSHINE BLUE LOWBUSH BLUEBERRY
2 GAL. CONTAINER
0
14
VACCINIUM OVATUM 'SCARLET SENSATION'/ EVERGREEN HUCKLEBERRY
2 GAL. CONTAINER
(D-58 VIBURNUM TOMENTOSUM 'MARIESII' MARIESII DOUBLEFILE VIBURNUM 5 GAL. CONTAINER
FERNS, GRASSES & PERENNIALS
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
NURSERY GROWN, MULTI -TRUNK, EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B/Cont., NURSERY GROWN
B&B, MULTI -TRUNK (3 CANES), EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 54" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 60" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 48" O.C.
24" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
24" O.C.
12" O.C.
48" O.C.
24" O.C.
24" O.C.
24" O.C.
18" O.C.
Locate tie 4' min. —�
Above finish grade
Tree wrap (remove after
1 -year)
Locate tie halfway between
ground and upper tie
Sidewalk
- r
Fertilizer tablets quantity per
manufacturer's recommended
application rates
SYMBOL QTY. BOTANICAL NAME/ COMMON NAME
GROUNDCOVER
2,576 ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK
8,726 FRAGARIA CHILOENSIS / SAND STRAWBERRY
�- 1,6844 GALTHERIA SHALON / SALAL
I 3,043 RUBUS PENTALOBUS / CREEPING RASPBERRY
I
I+i
58,678 sf LAWN -PREMIUM NW BLEND SEED MIX
1,373sf DECORATIVE ROCK - 5/8ths WASHED GRAVEL
1-3 MAN PLACEMENT ROCKS
-a a
o a o
0 o a
°
T diameter
Mulch area
12" areater than
°
Tree secured to stake with wonder tree tie. Do not
allow wire to touch tree. Tree and stake to be in
vertical position after installation of rebar and wiring.
Remove after 1 year.
1" x 1" wood stake driven at edge of root ball to
a depth of 3'-0" into undisturbed soil
—2" layer mulch feathered from trunk
(avoid mounding against trunk)
�— Mound soil to form basin 6" above grade
50 native & 50 topsoil mix
Cut and remove burlap from top 1/2 of
ball. Remove container & center root ball
in tree pit'
remove all treated or non
bio -degradable materials
Tree in Lawn Plantin
(Not To Scale)
72
CALAMAGROSTIS X ACTUTIFLORA'KARL FOERSTER' / FEATHER REED GRASS
2" Layer Compost
72
CAREX MORROWII 'VARIEGATA' / VARIEGATED JAPANESE SEDGE
1 GAL. CONTAINER
95
CAREX TESTACEA/ ORANGE NEW ZEALAND SEDGE
specs.
7
FESTUCA GLAUCA'ELIJAH BLUE'/ ELIJAH BLUE FESCUE
Fertilizer Tablets Quantity
Per Manufacturer's
155
HELICTOTRICHON SEMPERVIRENS 'SAPHIRSPRUDEU / BLUE OAT GRASS
Mound Soil To Form 4"
High Basin
17
HEUCHERA'PALACE PURPLE'/ PALACE PURPLE HEUCHERA
12
HOUTTUYNIA CORDATA'CHAMELEON' / CHAMELEON HOUTTUYNIA
N;
24
LAVANDULA X INTERMEDIA'PROVENCE' / PROVENCE LAVENDER
12
LIRIOPE MUSCARI 'BIG BLUE'/ BIG BLUE LILY TURF
20
MISCANTHUS SINENSIS'VARIEGATUS' / VARIEGATED JAPANESE SILVER GRASS
41
12
NEPETA FAASSENNII'WALKER'S LOW'/ WALKER'S LOW CATMINT
='
12
ORIGANUM VULGARE / OREGANO
Mix
10
SALVIA OFFICIANLIS / SAGE
'
114
SEDUM SPURIUM 'DRAGON'S BLOOD' /DRAGON'S BLOOD SEDUM
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
1 GAL. CONTAINER
NURSERY GROWN, MULTI -TRUNK, EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B/Cont., NURSERY GROWN
B&B, MULTI -TRUNK (3 CANES), EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 54" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 60" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 48" O.C.
24" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
24" O.C.
12" O.C.
48" O.C.
24" O.C.
24" O.C.
24" O.C.
18" O.C.
Locate tie 4' min. —�
Above finish grade
Tree wrap (remove after
1 -year)
Locate tie halfway between
ground and upper tie
Sidewalk
- r
Fertilizer tablets quantity per
manufacturer's recommended
application rates
SYMBOL QTY. BOTANICAL NAME/ COMMON NAME
GROUNDCOVER
2,576 ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK
8,726 FRAGARIA CHILOENSIS / SAND STRAWBERRY
�- 1,6844 GALTHERIA SHALON / SALAL
I 3,043 RUBUS PENTALOBUS / CREEPING RASPBERRY
I
I+i
58,678 sf LAWN -PREMIUM NW BLEND SEED MIX
1,373sf DECORATIVE ROCK - 5/8ths WASHED GRAVEL
1-3 MAN PLACEMENT ROCKS
-a a
o a o
0 o a
°
T diameter
Mulch area
12" areater than
°
Tree secured to stake with wonder tree tie. Do not
allow wire to touch tree. Tree and stake to be in
vertical position after installation of rebar and wiring.
Remove after 1 year.
1" x 1" wood stake driven at edge of root ball to
a depth of 3'-0" into undisturbed soil
—2" layer mulch feathered from trunk
(avoid mounding against trunk)
�— Mound soil to form basin 6" above grade
50 native & 50 topsoil mix
Cut and remove burlap from top 1/2 of
ball. Remove container & center root ball
in tree pit'
remove all treated or non
bio -degradable materials
Tree in Lawn Plantin
(Not To Scale)
Shrub Planting Detail_
(Not To Scale)
SIZE
SPACING
1 GAL. CONTAINER
30" O.C.
1 GAL. CONTAINER
2" Layer Compost
1 GAL CONTAINER
30" O.C.
1 GAL. CONTAINER
Mulch Feather Away
Hydroseed per Manufacturer's
specs.
From Trunk
Fertilizer Tablets Quantity
Per Manufacturer's
Mound Soil To Form 4"
High Basin
Recommended Application
Rates
—''
50 Native &
Provide 6" Clearance
- '_
— 50 Topsoil
Between Root Ball And Edge
Mix
�
Of Planting Pit.
Cut And Remove Burlap From
77-1
Top 1/3 Of Ball Or Completely
=9 I- -
"Remove All Treated Or
Remove Container*
Slope Conditions
Nonbio-degradable Materials
Shrub Planting Detail_
(Not To Scale)
SIZE
SPACING
1 GAL. CONTAINER
30" O.C.
1 GAL. CONTAINER
18" O.C.
1 GAL CONTAINER
30" O.C.
1 GAL. CONTAINER
18" O.C.
Hydroseed per Manufacturer's
specs.
Conifer Tree Plantin
(Not To Scale)
2" Layer Compost
Mulch Feather Away 66
\'
From Trunk
50 Native & 50
Topsoil Mix
Fertilizer Tablets Quantity Per -
Manufacturer's Recommended
Application Rates
2" Layer Compost Mulch,
Feather Away From Trunk
Mound Soil To Form Basin
6" Above Grade
Fertilizer Tabletsuantit Per
Q y
Manufacturer's Recommended
Application Rates
Cut And Remove Burlap From Top 1/2
Of Ball. Remove All Treated Or Non
Bio -degradable Material.
-1 Gal. Or 4" Potted Plant
p
Mater
al
Mound Soil To Form 0 C me 9
_ Basin 3" Above Grade. 029.
Provide 3" Clearance
3" Between Root Ball And
3' O Equidistant O C)
Edge Of Planting Pit. / Spacing
�— Use Knife Or Sharp Blade To
Cut Through Bottom Half Of
Root Ball. Butterfly Rootball C1
To Bring The Root System
Closer To The Surface.
Groundcover Plantin
(Not To Scale)
2x6 CLEAR BEVELED CAP
1x6x6' PT OUTSIDE RAILS
2x4 PT SELECT TIGHT -KNOT RAILS
APPLY TWO COATS OF OLYMPIC
OIL BASED SEMI -TRANSPARENT STAIN
COLOR: PER OWNERS SELECTION TO FENCE
PANELS, RAILS & POSTS
1x6x6' SELECT TIGHT -KNOT
FIELD BOARDS
1x6x6' PT OUrSIDE RAILS —
2x4 PT SELECT TIGHT -KNOT
PT NAILER RAILS
FINISH GRADE
PROVIDE MIN. 2" CLEARANCE
SIMPSON F624B
CLIPS (INSIDE)
Detail
2x4x8' PT POST @ 8' O.C. MAX.
APPLY TWO COATS OF OLYMPIC STAIN
COLOR: PER OWNER'S SELECTION
SIZE CONCRETE FOOTING
PER FENCE HEIGHT
6' Solid Board Fence Detail
(Not To Scale)
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Date 25 June 2013 of 5 Sheets
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Date 25 )une 2013 of 5 Sheets
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Project No.
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Sheet No.
MFW
Project Manager
MFW 112 1
Date 25 )une 2013 of 5 Sheets
Phase
Final PUD Submittal #1
Project No.
11031
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REVISION
No. Date By
CE -11
Scan
DEC 13 2013 1" = 20'- Ori
Designer Sheet No.
�, - �` iN MFW
� �t7 y sa r :y ; A Project Manager
t, :wE r -:�'•C} N11"`:ON MFW R
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SCALE: 1"=20'-O" PLAri�% PrinciikBR
3
Date of S Sheets
0 10' 20' 40' 25 June 2013
Phase
Final PUD Submittal #1
Project No.
11031
A
III I I .......... ''ll illmw-
AR
�EDGEO1F
PAVING
SUPPLY HEADER -
AIR/VACUUM RELIEF
VALVE AT HIGH POINT
REMOTE CONTROL
t �r
VALVE ASSEMBLY
Techline TUBING
ARRANGED TO COVER
TRIM AREA
EXHAUST HEADER
SPRINKLER ON
PVC LATERAL IN
_
IDEAL SPACING
LF
PATTERN (TYP.)
EDGE OF TURF
—
LINE FLUSHING VALVE
NOTES TO DESIGNER
1- IN THIS EXAMPLE, IDEAL SPACING IS MAINTAINED FOR THE SPRINKLER SYSTEM
W/ OUT DISTORTION, WHILE THE HEADS ARE SET AWAY FROM THE PAVING EDGE
TO AVOID OVERSPRAY
2- BLANK Techline TUBING IS USED TO JOIN THE LATERALS ACROSS THE HIGH SPOT
TO ENHANCE THE FUNCTION OF THE AIR/VACUUM RELIEF VALVE.
NOTES:
1. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS
2. CONTRACTOR TO PRICE COMPLETE INSTALLATION UNLESS OTHERWISE INFORMED.
TUBING DETAIL
(NOT TO SCALE)
REMOTE CONTROL
VALVE WITH DISC
FILTER AND PRV
PVC OR POLY SUPPLY HEADER
— START
CONNECTION
MALE ADAPTER
DRIPLINE (TYP.)
AREA PERIMETER
'I
AIR/VACUUM RELIEF
VALVE (PLUMBED TO
EACH HIGH POINT)
BLANK TUBING (CENTERED
ON MOUND OR BERM)
PVC OR POLY EXHAUST HEADER
PERIMETER LATERALS
2" TO 4" FROM EDGE
U PLUMBED TO PVC OR POLY
LINE FLUSHING VALVE "END
FEED" LAYOUT
NOTES:
1. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS
2. CONTRACTOR TO PRICE COMPLETE INSTALLATION UNLESS
OTHERWISE INFORMED.
(NOT TO SCALE)
MA10-rUAY,
I m
See Sheet
LANDSCAPE DRIPLINE TUBINC
HUNTER LANDSCAPE DRIPLIN
112 -INCH POLYETHYLENE TU
BLACK STRIPE TUBING
NOTE:
1. SEE "LOW-VOLUME LANDSCAPE IRRIGATION DESIGN MANUAL
(D39030D) FOR DRIPLINE EMITTER SPACING.
2.. QUANTITY OF DRIPLINE RINGS, EMITTER SPACING AND FLOWS
ARE DEPENDANT ON TREE CANOPY SIZE.
DRIP AROUND TREE DETAIL
(NOT TO SCALE)
FINISH GRADE
COMPACTED
SUBGRADE
T1 10111111
NOTES:
1. SEE PLANS & LEGEND
FOR ALL DIMENSIONS
AND Techline LATERAL
SPACING
2. RATIO OF Techline LAT-
ERALS TO START CON-
NECTIONS IS SHOWN AT
2:1, BUT MAY VARY PER
HYDRAULIC DEMAND ON
START CONNECTION.
(SEE PLANS & LEGEND)
®®—�ONTROL VALVE
M1 fGATION
SPARED E
EWALL WE'
CONSULTIN(
FOR PLANTII
THIS ARE OF
SITE
ad 6
a� �Q
STATE OF
WASHINGTON
REGIST ED
LANDSC.AP RCHI7ECT
y;
I n ra ley ader
Certif1 .576
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HUNTER IRRIGATION EQUIPMENT SHOWN IN SCHEDULE. TORO, RAINBIRD, WEATHERMATIC OR EQUIVALENT IRRIGATION EQUIPMENT MAYBE SUBSTITUTED,
WITH LANDSCAPE ARCHITECT'S WRITTEN APPROVAL ONLY.
SYMBOL DESCRIPTION P.S.I.
RADIUS
®
HUNTER MPLCS515, MPRCS515, MPSS530 STRIP ROTATOR HEAD, WITH MATCHED PRECIPITATION RATES
30
4'x28', 4'x14'
Q
HUNTER MP1000 ROTATOR, 12' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
12'
p o 'D d
O
HUNTER MP2000 ROTATOR, 17' & 18' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
17'-18'
p o
0
HUNTER MP3000 ROTATOR, 27' ADJUSTABLE ARC AND RADIUS NOZZLE, WITH MATCHED PRECIPITATION RATES
30
27'
p
HUNTER MP CORNER ROTATOR, 12' RADIUS HEADS, ADJUSTABLE ARC NOZZLE, WITH MATCHED PRECIPITATION RATES
30
12'
o
HUNTER PRO -SPRAY SHORT RADIUS NOZZLES - 4' RADIUS
30
4'
0 o
HUNTER PRO -SPRAY SHORT RADIUS NOZZLES - 2' RADIUS
30
2'
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 5 NOZZLE
30
5'
o o 0
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 8 NOZZLE (FOR ADJUSTABLE ARCS, TT AND TQ HEAD USE NOZZLE 8A)
30
8'
Q
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 10 NOZZLE (FOR ADJUSTABLE ARCS, TT & TQ HEAD USE NOZZLE 10A)
30
10'
o
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 12 NOZZLE (FOR ADJUSTABLE ARCS USE NOZZLE12A)
30
12'
® Ak , J
•
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 15 NOZZLE (FOR ADJUSTABLE ARCS USE NOZZLE 15A)
30
15'
4)'a
O
HUNTER PRO -SPRAY POP-UP SPRAY HEADS, 17' NOZZLE (FOR ADJ. ARCS, T, TT, TQ, & F HEAD USE NOZZLE 17A)
30 17'
p ® ❑ ®
N
HUNTER STRIP PATTERN - L CORNER, R CORNER, SIDE STRIP, END STRIP, & CENTER STRIP
30 5'x30', 5'x15'
O
BRASS GATE VALVE - RuB Ball Valve - Model S95F43 (Round Handle) - SIZE TO FIT MAINLINE
BFP
BACKFLOW ASSEMBLY - FEBCO 850 (SIZE TO MATCH METER)
1 a 1 b
AUTOMATIC CONTROL VALVE, HUNTER PGV, SEE VALVE KEY
2 - 2" WATER METER (BY OTHERS - COORDINATE POC WITH CONSTRUCTION MANAGER)
QUICK COUPLER - HUNTER HQ -44 -LRC -AW
RAIN SENSOR - HUNTER RAIN-CLIK-WIRELESS RAIN SENSOR (WRC -INT) OR EQUAL, SEE GENERAL NOTE C
CONTROLLERS "a" & "b" - HUNTER ICC 48 ZONE - ICC800PL (M=METAL, SS=STAINLESS STEEL, PL = PLASTIC)
CLASS 200 PVC LATERAL LINE PIPING, SIZE PER PLAN
2" SCHEDULE 40 PVC MAIN LINE
- - - -
-
CLASS 200 PVC SLEEVE 2X PIPE DIAMETER, 4" MIN.
Not Shown
#14 AWG TYPE OF CONTROL WIRE, RED = SIGNAL, WHITE = COMMON, ORANGE= SPARE
DO NOT ALLOW VAULT TO REST ON PIPE.
U/AI t VALVt I-KVIVI IVIt I tK \
Main Assembl
(Not To Scale)
FLUSH WITH FINISH GRADE
DOUBLE CHECK VALVE FEBCO 850 (MATCH
METER SIZE)
QUICK COUPLER VALVE
MASTER VALVE
NBS PRO SERIES VALVE BOX OR APPROVED
EQUAL. SIZE & QUANTITY AS REQUIRED
DRAIN ROCK, 6" DEPTH THROUGHOUT
NOTES;
1. DO NOT ALLOW VAULT TO REST ON PIPE.
2. USE MANUFACTURERS VALVE BOX
EXTENSIONS AS NECESSARY
3. PROVIDE 2 CUBIC FOOT DRAIN ROCK
SUIMP IN EACH VAULT.
1
VALVE KEY "A"
LU
w
I �
i
la 1.5" 32 Max.
2a 1.5" 32 Max.
3a 1.5" 32 Max.
4a 1.5" 32 Max.
5a 1.5"
32 Max.
6a 1.5" 32 Max.
7a 1.5" 32 Max.
8a 1.5" 32 Max.
9a 1.5" T 32 Max.
10a 1.5" 32 Max.
11a 1.5" 32 Max.
12a 1.5" 32 Max.
13a 1.5" 32 Max.
14a 1.5" 32 Max.
15a 1.5" 32 Max.
16a 1.5" 32 Max.
17a 1.5" 32 Max.
18a 1.5" 32 Max.
19a 1.511 32 Max.
20a 1.5" 32 Max.
21 a 1.5" 32 Max.
22a 1.5" 32 Max.
23a 1.5" 32 Max.
24a 1.5" 32 Max.
25a 1.5" 32 -Max.
26a 1.5" 32 Max.
27a 1.5" 32 Max.
------ - -- -
28a 1.5" 32 Max.
29a 1.5
32 Max.
30a 1.5" 1 32 Max.
31 a 1.5" 32 Max.
32a 1.5" 32 Max.
33a 1.5" 32 Max.
34a 1.5" 32 Max.
35a 1.5" 32 Max.
- -
36a 1.5" 32 Max.
37a j 1.5" 32 Max.
38a 1.5" 32 Max.
39a 1.5" 32 Max.
40a 1.5" 32 Max.
41 a 1.5" 32 Max.
42a 1.5" 32 Max.
43a 1.5" 32 Max.
44a 1.5" 32 Max.
Control Valve Assembl
(Not To Scale)
VALVE KEY "B"
AUTOMATIC CONTROL VALVE -SEE SCHEDULE
FOR MANUFACTURER AND SIZING
UNION, TYPICAL
FLUSH W/ FINISH GRADE
NBS PRO SERIES VALVE BOX OR APPROVED
EQUAL.VAULT TO EXTEND MIN. 6" BELOW
VALVE. USE EXTENSIONS AS NECESSARY.TWO
VALVES PER VAULT MAXIMUM
SCH 80 PVC NIPPLE, TYP.
PVC 90 ELBOW S x TH
MAIN LINE
A
GENERAL NOTES
A. IRRIGATION DESIGN ASSUMES XX PSI STATIC WATER PRESSURE IS
AVAILABLE ON SITE. VERIFY STATIC WATER PRESSURE IN FIELD PRIOR TO
CONSTRUCTION. NOTIFY LANDSCAPE ARCHITECT IF STATIC WATER PRESSURE
IS LESS THAN 55 PSI. IRRIGATION DESIGN IS BASED ON 30 PSI.
B. USE 4" POP-UP HEADS WITHIN ALL LAWN AREAS AND 6" POP-UP HEADS
WITHIN ALL SHRUB AREAS. 12" POP-UP HEADS ARE OPTIONAL IN SHRUB BEDS
WITH OWNERS REQUEST.
C. RAIN SENSOR TO BE INSTALLED ON SOUTH OR WEST SIDE OF BUILDING,
AT A MINIMUM OF 8 FEET ABOVE GRADE WHERE SENSOR IS FREE FROM
VANDALISM, TREE CANOPIES, BUILDING OVER HANGS OR OTHER STRUCTURAL /
NATURAL RAIN IMPEDIMENTS. COORDINATE LOCATION WITH CONSTRUCTION
MANAGER.
1. PLAN IS DIAGRAMMATIC. VERIFY LOCATION OF STRUCTURES, UTILITIES
AND OTHER SITE ELEMENTS PRIOR TO COMMENCING WORK. NOTIFY
PROJECT MANAGER OF ANY CONFLICTS.
2. CONTRACTOR TO TEST EXISTING WATER PRESSURE AN PROVIDE WRITTEN
REPORT TO PROJECT MANAGER PRIOR TO COMMENCING WORK.
3. REVIEW ALL IRRIGATION DETAILS PRIOR TO COMMENCING WORK.
4. REFER TO EQUIPMENT SCHEDULE FOR ALL IRRIGATION HEAD TYPES AND
EQUIPMENT.
5. PROVIDE 2 (TWO) SPARE WIRES FROM THE CONTROLLER TO THE
FURTHEST VALVE LOCATIONS FOR FUTURE EXPANSION.
6. STAKE ALL VALVE BOX LOCATIONS FOR APPROVAL.
7. SET VALVE BOXES SQUARE TO ADJACENT BUILDING, CURB OR PAVING.
8. ALL IRRIGATION UNDER ROADS, WALKS, PARKING AREAS OR OTHER PAVED
SURFACES SHALL BE SLEEVED. SLEEVES SHALL BE 2 (TWO) TIMES THE
DIAMETER OF THE INSERTED PIPE OR AS INDICATED.
9, ALL PIPING IS DIAGRAMMATIC. PIPING SHOWN WITHIN PAVING OR
ADJACENT / PARALLEL TO PLANTED AREAS ARE INTENDED TO BE PLACED
WITHIN PLANTING BEDS WHERE POSSIBLE. ALL MATERIAL TO BE INSTALLED
ON OWNER'S PROPERTY.
10. MAKE ANY AND ALL REQUIRED ADJUSTMENTS TO THE IRRIGATION PLAN
TO ASSURE COMPLETE AN ADEQUATE COVERAGE WITH MINIMUM OVER
SPRAY.
11. WHEN SLEEVING, PIPING OR HEAD LAYOUT IS REQUIRED IN R.O.W.,
CONTRACTOR TO COORDINATE LOCATION WITH THE PROJECT ENGINEER
PRIOR TO CONSTRUCTION. INDICATE EXACT LOCATION OF SLEEVES AND
PIPING ON THE AS -BUILT DRAWINGS.
12. PLACE TRACE WIRE ON ALL IRRIGATION PIPING AT OWNER'S REQUEST.
13. LATERAL LINE SHALL HAVE MINIMUM 12" OF COVER AND MAINLINES A
MINIMUM OF 18" COVER.
14. PROVIDE MANUAL DRAINS AT ALL LOW POINT ON THE MAIN LINE AND
RECORD ACCURATELY ON AS -BUILT DRAWINGS.
15, LOCATE IRRIGATION BACK-FLOW PREVENTOR DOWN -STREAM OF SITE
WATER METER (WATER METER BY OTHERS). VERIFY LOCATION WITH
PROJECT MANAGER PRIOR TO COMMENCING WORK.
16. COORDINATE LOCATION OF CONTROLLER WITH PROJECT MANAGER.
INSTALL CONTROLLER AT 60" ABOVE (FINISH FLOOR / FINISH GRADE) ON
EXTERIOR WALL OF (BUILDING). PROVIDE A 110 GFI POWER OUTLET AT
CONTROLLER LOCATION FOR POWER SUPPLY. PROVIDE CONDUIT FROM
IRRIGATION CONTROLLER LOCATION TO OUTSIDE PLANTING BED. FLAG ALL
LOCATIONS.
SIZE PIPING AS FOLLOWS:
0 - 8 GPM = 3/4" PIPE
9-16 GPM = 1" PIPE
17- 24 GPM = 1 1/4" PIPE
25 - 32 GPM = 1 1/2" PIPE
33 - 50 GPM = 2" PIPE
FLUSH W/ FINISH GRADE
CARSON STANDARD VAULT OR EQUAL
QUICK COUPLER
SS HOSE CLAMP (3)
SCH 80 PVC NIPPLE
BRASS ST. ELL & 90%%127 ELL
SCH 80 PVC NIPPLE, 12" LENGTH
BRASS TT 90 AND 3" LENGTH SCH 80
PVC NIPPLE
STEEL 'T' FENCE POST, 36" LENGTH
MAIN LINE
Quick Coupler
(Not To Scale)
SPRAY OR BUBBLER NOZZLE
FLUSH W/ FINISH GRADE
„-, -
NOZZLE & BODY PER SCHEDULE AND
PLAN. USE BOTTOM INLET ONLY
(2) 1/2" MARLEX ST. ELL 90
12" MIN. SCH 80 PVC NIPPLE, MIN 8" LENGTH
1/2" MARLEX STREET ELL 90
- SCH 80 PVC FITINGS, RE " , �
CL 200 PVC LATERAL, TYP SIZE AS �� ..
INDICATED ON PLANDEC2013
Por)-ur) Head PL
PLr''<fvN;'ty D;�iiNI
(Not To Scale)
O1Q
STATE OF
wASHIN ON
REGI ED,„.,„,.
LANiSC -TECt'
Kathiee n B� eader
Certificate No. 576
REVISION
IN o. Date
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AS INDICATED
Designer Sheet No.
MFW
Project A1anager IR -5
'rI"TCB R
MFW
Date of S Sheets
25 une 2013
Phase
Final PUD Submittal #1
Protect No.
11031 -
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N01'42'56"E ALONG THE NORTH -SOUTH CENTER
FOUND BRASS NAIL DOWN OF SECTION LINE, SECTION 29-23-5, PER
KCDPWSB CONTROL POINTS 3810 AND 3790
0,2' IN 2" PLASTIC PIPE.
SDCB I VERTICAL DATUM:
RIM=415.53 Q, NAVD 88 PER KCDPWSB
IE 12" CPEP OUT=412.53
I N -�- H BN NCOH M AR UNTY ELIC WORKS SURVEY BRANCH
SDCB SOLID LID) GRAPHIC SCALE IN THE CASE AT THE INTERSECTION OF 108TH
( I E CONTROL POINT NO. 3810: TOP OF MONUMENT
RIM=415.55 �J
IE 18" CPEP IN-- 412.35 SDCB I 40 0 25' 50' 100' AVE. SE. AND SE. 176TH ST. AKA THE SOUTH
FIEL mm
IE 18" CPEP OUT=412.35 SSMH W/OIL WATER SEPARATOR SSMH 39 41 MEW QUARTER CORNER OF SECTION 29-23-5.
IE 12" CPEP ►N=412.35 RIM --414.84 RIM -415°57 RIM -422.70 THRESHOLD 1 I 12' WATE / ELEVATION = 401.04 FEET,
C.C.=407.64 IE 8" CPEP OUT=413.00 C.C.=413.51 VOL, 164, PG'S. 8-12 EASEMENT PER 1 INCH = 50 FT.
SDMH (SOLID LID) SDMH IE 4" PVC DMH 3.37 UNPLATTED I PLAT
„ FOUND 5/8" REBAR WITH FOUND 4" X 4" CONCRETE
RIM=415.61 RIM -415.32 RIM=N 41415.82 „ 37 38 CORP DS E188 00
YELLOW PLASTIC CAP MONUMENT WITH "X" IN 2"
IE 18" CPEP IN=411.96 _ m " # / TRACT GROUND 0.1' EAST OF CORNFLUSH ITH
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IE 18" CPEP OUT=401.51 \kwA IE 24" CMP=410.22 IE 24" CMP OUT -410.92 STAMPED "PAC TECH
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LEGAL DESCRIPTION: SURVEYORS NOTES KELSEY LANE w ;�E BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO UTILITY LINES LOCATED ON THE
VOL. 123, PG'S. 87-88 ,f' ,mss , ,°D ADJOINING PROPERTY AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER UTILITY POLE
THE SOUTH HALF OF THE SOUTH HALF OF THE 1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM FIRST AMERICAN ✓� 3;? ' �' N 4043987.
SDMH NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE GUARANTEE NUMBER 5003353-1989803 "� o` x
RIM=410.76 :� ' -, cv STREET LIGHT
SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, DATED AUGUST 5, 2013. IN PREPARING THIS MAP, D.R. STRONG CONSULTING ENGINEERS INC. 3. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS OF AN EASEMENT IN FAVOR OF
IE (2) 18 CPEP IN=399.96 W.M., IN KING COUNTY, WASHINGTON; HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG CONSULTING ENGINEERS z ,' w ' ` ! ' LIGHT POLE
IE 18' CPEP OUT 399.76 12� '' r UNPLATTED CASCADE SEWER DISTRICT FOR SEWER MAINS AND APPURTENANCES AS DISCLOSED BY j a„
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� s r �` r INSTRUMENT RECORDED UNDER RECORDING NUMBER 7809270194 AND IS SHOWN HEREON.
{n EXCEPT THAT PORTION THEREOF, LYING WITHIN THE 60 SHOWN ON THE MAP AND DISCLOSED BY REFERENCED FIRST AMERICAN TITLE INSURANCE k! h CATCH BASIN
N FOOT WIDE RIGHT OF WAY FOR SECONDARY STATE COMPANY GUARANTEE. D.R. STRONG CONSULTING ENGINEERS INC. HAS RELIED WHOLLY ON
r t { �1,2ia r ? ` a'� 4. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS OF AN EASEMENT IN FAVOR OF F
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MARCH 19, 1912 UNDER VOLUME 16 OF THE KING ACCURACY AND COMPLETENESS TO THAT EXTENT. & UNREADABLE rr
COUNTY COMMISSIONER'S RECORDS, PAGE' 592; CAP, 0.2' WEST 1 j rrr Z 5. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT . SIGN
2. THE LEGAL DESCRIPTION SHOWN HEREON IS TAKEN FROM QUIT CLAIM DEED RECORDED ENTITLED 'AGREEMENT TO DEDICATE ROADWAY AS DISCLOSED BY INSTRUMENT RECORDED UNDER
AND EXCEPT THAT PORTION CONVEYED TO KING UNDER KING COUNTY RECORDING NUMBER 201 31 008001 220, WHICH PROVIDED A CONSOLIDATED r \, 0 irDc RECORDING NUMBER 8103100664. 9'l WATER METER
COUNTY BY DEED RECORDED MAY 14, 1999 UNDER DESCRIPTION THAT INCORPORATED THE THE ENTIRE PARCEL. r§ °
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RECORDING NO. 9905141847. j f ° 6. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS OF AN EASEMENT IN FAVOR OF KING
3. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS BASED ON THE t ! k,>y° COUNTY WATER DISTRICT N0, 58 FOR WATER MAINS AND APPURTENANCES AS DISCLOSED BY WATER BLOW OFF
BOUNDARY AND TOPOGRAPHIC SURVEY PREPARED BY CONCEPT ENGINEERING, INC. PROJECT NO, t _ { r INSTRUMENT RECORDED UNDER RECORDING NUMBER 8210220372 AND IS SHOWN HEREON.
AND EXCEPT THAT PORTION CONVEYED TO RICHARD R. \ � r��'
NIEMf, SYDNEY J. NIEME, DARLENE R. BJORNSTAD AND 31051 AND FIELD VERIFIED BY D.R. STRONG CONSULTING ENGINEERS INC. IN AUGUST, 2012. t ,d d....- 4.24" � FIRE HYDRANT
THE DARLENE R. BJORNSTAD TRUST BY JUDGMENT ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN AUGUST a E.- b t,' r° 7. THIS SITE IS SUBJECT TO THE 'TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT
RECORDED APRIL 19, 2012 AND JUNE 8, 2012 UNDER 2012 EXCEPT AS NOTED OTHERWISE. r FOUND IRON PIPE ENTITLED " "DEVELOPER EXTENSION REIMBURSEMENT CONTRACT CASCADE SEWER DISTRICT" AS )DECIDUOUS TREE
RECORDING NOS. 20120419000630 AND 4 i`{ �'` �{r' NO I.D. 0.3' NORTH DISCLOSED BY INSTRUMENT RECORDED UNDER --RECORDING NUMBER 8304280626. „
20120608001092 AND 20120608001093 AND DEED 4. PROPERTY AREA 469,024± SQUARE FEET (10.7673± ACRES). FOUND REBAR & CAP ` �-` & 0.3' WEST
RECORDED MAY 29, 2012 UNDER RECORDING N0. „ „ J 1125 F ,: 8. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ��
20120529000485. 5. ALL DISTANCES ARE IN FEET. #16723 LYNN CALL �" �`"- CONIFEROUS TREE
ENTITLED "DEVELOPER EXTENSION REIMBURSEMENT CONTRACT KING COUNTY WATER DISTRICT N0.
0.3 WEST �� r` =
t - 58" AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8304280645.
TOGETHER WITH THE NORTH QUARTER OF THE WEST 6. THIS IS A FIELD TRAVERSE SURVEY, A LEICA FIVE SECOND COMBINED ELECTRONIC TOTAL / {�
HALF OF THE WEST HALF OF THE EAST HALF OF THE STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THEt ; - 9. THIS SITE IS SUBJECT TO THE RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS FOR
SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR '' PALM COURT ROAD AS GRANTED BY DEED RECORDED UNDER RECORDING NUMBER 9905141847.
SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND ---- --- CONDOMINIUM
29 N89'29 03 W 165,91 10. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT
W.M., IN KING COUNTY, WASHINGTON. EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURERS SPECIFICATIONS.
FOUND REBAR & CAP ( FOUND ENTITLED "SOOS CREEK WATER AND SEWER DISTRICT DEVELOPER EXTENSION REIMBURSEMENT
32 7. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE, ONLY THOSE UTILITIES WITH CONCRETE MON: ,
LS #16723 LYNN » AGREEMENT' AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER
EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. CLIFFORD'S FIRST » ITH 1/2
CALL 0,5 WEST & ERICKSEN'S SPRING 20010323000684.
UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND ADDITION DIVOT 0.8'
0.4 SOUTH GLEN ADDITION
MONUMENT NOT CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY VOL. 413, PG. 53 SOUTH
SEARCHED FOR CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON VOL. 48, PG. 22 11. THIS SITE IS SUBJECT TO THE 'TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT RE
SULONS ENGINEERS INC. I ENTITLED "LANDSCAPE EASEMENT AGREEMENT" AS DISCLOSED BY INSTRUMENT RECORDED UNDER E C
HELD WCCS. MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. D.R. STRONG CON D .
ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. RECORDING NUMBER 20120608001094. THE EASEMENT LOCATION DESCRIBED WITHIN SAID
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SUBGRADE SLOPE
(14" MINUS\CRUSHED ROCK
0.02 FT/FT
SURFACING BASE COURSE)
SE 172ND STREET
(STA. 10+56.58 TO
STA. 15+85.66)
NTS
SOUTH
NORTH
I
VARIES
I
29.5'
I
R
h
VARIES' 32' ROADWAY I 13.5'
�I
I �
VERTICAL CURB AND
O
5' CEMENT GUTTER PER 8' PLANTER 5' CEMENT
CONCRETE 6- DETAIL I 6» CONCRETE W
SIDEWALK Z SIDEWALK
02 FT
.0 FT./Fr v 02 FT /FT .02 FT
SUBGRADE SLOPE
0.02 FT/FT
8 ' SS
8" WA x\
4" COMPACTED DEPTH •�\j\/\/\/\ /\\:
CLASS B ASPHALT \//\\��\\��\\���� CATCH BASIN & STORM
CONCRETE SEWERS SEE PLAN
8" CRUSHED ROCK.-
(14"
OCK.(14" MINUS \ CRUSHED ROCK
SURFACING BASE COURSE)
SE 172ND STREET (STA. 15+85.66 TO STA. 17+60.75)
30'
±22'
02 FT. /FT.
!J
35.83' R. 0. W. HALF WIDTH
30'
DED/CA TION
0
�3
p0
W�
W
8' PLANTER 5' CEMENT
6 CONCRETE
WN. SIDEWALK
YP. .02 FT7FT.
REPLACE EXISTING
VERTICAL CEMENT CONCRETE
CURB & GUTTER AS NECESSARY
SEE FRONTAGE NOTE ON SHEET C3
NTS
108TH AVENUE SE (STA. 90+52.26 TO STA. 93+22.74)
NTS
Call 2 Working Days Before You Dig
811
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
ONAL �1 4%
D.R. STRONG
CONSUL TING ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #101 KIRKLAND, WA 98033
O 425.827 3063 F 425.827.2423
www .drstrong.aom
1 CITY COMMENTS DATED NOVEMBER 6. 2013
NO.
REVISION
44"
DRIVEWAY APRON/
CURB RAMP/
FLUSH WALK _
Y
5" CONCRETE
DRIVE AISLE
YLP 12.02.13 MAJ SURVEYED:
SJS
DESIGNED:
M&,
DRAWN:
CHECKEDYLP
MAJ
BY DATE APPR APPROVED:
MAJ
02 FT./FT
10'/12'
02 FT/FT
CATCH BASIN & STORM
SEWERS SEE PLAN
42" MAX
24" MIN
10112'
02 FT./FT
3" COMPACTED DEPTH
CLASS B ASPHALT
CONCRETE
4.5" ATB
SUITABLE SUBGRADE
I + I
1-1/2J
STD 90' BRACKET OR 360'
ADJUSTABLE BRACKET IF
REQUIRED.
PIPE CAP -�
i
2" GALVANIZED
STEEL PIPE 8' -tip' ?.' MIN CLEARANCE
~� FROM FACE OF
CURB.
10' MIN CLEARANCE
IF NO CURB.
I CEMENT
1-1/2' CONCRETE
CLASS 'B'
3'
5/8th
1-1/2' MINUS
CRUSHED
ROCK
GROUND MOUNTED STREET NAME SIGNS
olk
ADOPTED
CITY OF RENTON
STANDAR: PLANS
LST DATE: 04/04
DWG. NAME: G013 SP PAGE: G013
SCALE:
VERTICAL: NAVD , CITY 0
AS NOTED HORIZONTAL: NAD 1983/83/ 7991 '1�
RENTON
ONE INCH DATUM
AT FULL SCALE Planning/Building/Public Works Dept.
IF NOT ONE INCH
SCALE ACCORDINGLY
20' PARKING STALL
44" RAISED
SIDEWALK
.02 FT /FT
MONOLITHIC CURB
SEE DETAIL, THIS SHEET
3" SIDEWALK
NTS
RECOMMENDED FOR APPOVAL
BY: Date:
BY: Date:
BY: Date:
BY: Date:
FIELDBROOK COMMONS v FIELD0O.15.13
ROAD CROSS SECTIONS AND DEQ-DA&,S � � PAGE:
17040 108TH AVENUE SE DEC 13 2013 DRAWING NO:
RENTON, WA p
D! Aninn ire r.n rr r-, .
A-NNNNA�
f16.5'
I
0
O
O;
I
Zs
W
�I
V
I
±22'
02 FT. /FT.
!J
35.83' R. 0. W. HALF WIDTH
30'
DED/CA TION
0
�3
p0
W�
W
8' PLANTER 5' CEMENT
6 CONCRETE
WN. SIDEWALK
YP. .02 FT7FT.
REPLACE EXISTING
VERTICAL CEMENT CONCRETE
CURB & GUTTER AS NECESSARY
SEE FRONTAGE NOTE ON SHEET C3
NTS
108TH AVENUE SE (STA. 90+52.26 TO STA. 93+22.74)
NTS
Call 2 Working Days Before You Dig
811
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
ONAL �1 4%
D.R. STRONG
CONSUL TING ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #101 KIRKLAND, WA 98033
O 425.827 3063 F 425.827.2423
www .drstrong.aom
1 CITY COMMENTS DATED NOVEMBER 6. 2013
NO.
REVISION
44"
DRIVEWAY APRON/
CURB RAMP/
FLUSH WALK _
Y
5" CONCRETE
DRIVE AISLE
YLP 12.02.13 MAJ SURVEYED:
SJS
DESIGNED:
M&,
DRAWN:
CHECKEDYLP
MAJ
BY DATE APPR APPROVED:
MAJ
02 FT./FT
10'/12'
02 FT/FT
CATCH BASIN & STORM
SEWERS SEE PLAN
42" MAX
24" MIN
10112'
02 FT./FT
3" COMPACTED DEPTH
CLASS B ASPHALT
CONCRETE
4.5" ATB
SUITABLE SUBGRADE
I + I
1-1/2J
STD 90' BRACKET OR 360'
ADJUSTABLE BRACKET IF
REQUIRED.
PIPE CAP -�
i
2" GALVANIZED
STEEL PIPE 8' -tip' ?.' MIN CLEARANCE
~� FROM FACE OF
CURB.
10' MIN CLEARANCE
IF NO CURB.
I CEMENT
1-1/2' CONCRETE
CLASS 'B'
3'
5/8th
1-1/2' MINUS
CRUSHED
ROCK
GROUND MOUNTED STREET NAME SIGNS
olk
ADOPTED
CITY OF RENTON
STANDAR: PLANS
LST DATE: 04/04
DWG. NAME: G013 SP PAGE: G013
SCALE:
VERTICAL: NAVD , CITY 0
AS NOTED HORIZONTAL: NAD 1983/83/ 7991 '1�
RENTON
ONE INCH DATUM
AT FULL SCALE Planning/Building/Public Works Dept.
IF NOT ONE INCH
SCALE ACCORDINGLY
20' PARKING STALL
44" RAISED
SIDEWALK
.02 FT /FT
MONOLITHIC CURB
SEE DETAIL, THIS SHEET
3" SIDEWALK
NTS
RECOMMENDED FOR APPOVAL
BY: Date:
BY: Date:
BY: Date:
BY: Date:
FIELDBROOK COMMONS v FIELD0O.15.13
ROAD CROSS SECTIONS AND DEQ-DA&,S � � PAGE:
17040 108TH AVENUE SE DEC 13 2013 DRAWING NO:
RENTON, WA p
D! Aninn ire r.n rr r-, .
A-NNNNA�
s i i i ' f €.. ,€ Sf"" x""r € _rte r ,_, ,,.7 .__,....,,,,.. ",, € "„__,,,_,,...,.,.�_.,..,_,_ r [
;
f ,
j%�,,., ; 3
p 33 f
3 f
f j({
r
m.....,....
r
� ! I'
rm�
i
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if
f , �� $
3�.., ..•� '......i� 3 3 £ i 3 ,...,,,_ i � �P sa ion'• \ � �t „_,,,is5 _,j£,.,_y,,,_,,., ,
.�..�,,,,,,,,,,,,,,,,,, ,,�,.w1.1„Dl`••,, ,,,,,.,,,,.,, i_„„, ,,,,,,,.,..-%�..._..,.,, J s
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I
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£
f
I
r f
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I
a„ , x,,,,. .,._,,.,_,..,,,,.,,__ a ,rri�„ r
$3
a
r
WETLAND F � t r�c�rvr �h,I,�
£,,, "x \ .t 3 £ fes” µ f '.,•9 } '. 5^�f„ M i `-.fir^. 'y
i,
' CATEGORY III \
f £
- f
,
_ l ”
1 595 SF ��
T'
E
• £ �,, ,,,,,,,,,,,,,,,,,,,,,,,,,_fir f� €
1 f
m_
( '�j 3 ;r
..., F1 ----^
w,y
l
j
f
}
{
CATEGORY IV AG
r
68 SF
1 0,111,
,
ail. -.......w.._ f � = � '.
%/r
r J j
b 1 £
r ¢ f ,
, pp
t
xJ `�
✓ 4 �i
„rrrrr, wo� rrroo w tiw� r r�}�
vim t4+
z,
'
/ 'ta rrrrorr..w„ .. iorr� r roi o wv„v rrvr yr r r rvri�vrvvvw r�„vviv vvrrravv, ribryr�vvivvivvviivivrrwvvriv� ..v u�� �u
v rr ry
l
'
y F
„a
i
fJ i
H
WETLAND D
CATEGORY III
7,671 SF
LIMITS OF�
,
GRADING1000,
`
i
1.0, / /
/ //
/ /0000,I WETLAND C -
/ 41 NO WORK
/ PROPOSED
10000'
// `
415
,;11 I I P11I
II II I 41s...___ �',
PROPOSED CONTOUR -TYP'
1000,
/ 015 ,
00
III
(,: f ` �✓ / i .. EXISTING CONTOUR - TYP
`l ej
41
I I• 3
.39 -v ✓ ✓ I ,,, ,,,
WETLAND A-
0 WORK
PROPOSED41 00,
� f
t
V op
! 4
r �1 18 £ X19/ /o
0000/g:3, LIMITS OF ,
J GRADING
GRADING CONCEPT PLAN
SCALE: 1 "20'
pro
SPLIT RAIL FENCE WITH
SIGNAGE AT WETLAND BUFFER
LIMITS AND ALONG TRAIL.
INSTALL GATE AT TRAIL
ENTRANCE.
3,856 SF BUFFER
RESTORATION FOR
TEMP. GRADING AND
UTILITY IMPACTS
WETLAND C
CATEGORY III
1,149 SF
►A+A•1 ° , AAA'{/ # * # # * #
i AAA► � * * * # * * * * # * * � * TyyTyT T T 'r � #•
a+ems{AOA+�e� r T T T T T T T Tom” ��
�AeAA y
yy
O:°e•i� i���aio �
�AA,4ae{•� � , �
Af
{+A{A
f {
o gee+ey{{+ � • ■
4
6
{A♦a6♦
A{e•{•Ori. ►� �
h s,4§.�2A♦A A<
1,615 SF
■
■
RESTORATION
418A W W C
417
416
415
414
413
419A W B
418
417-
416
415
414
418A W
417
416
415
414
413
412
A11
GRADING CROSS SECTIONS
HORIZONTAL SCALE: 1'=30'
RIAMMINTAIR
Clearing and Grading Notes:
t
1? #
r n
+,
j + + + + +' f
0 25 50 75 100
SCALE: 1"=501
• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
c. Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
<W'
Planning bivimion
JANA
2 2 [014
Job No.
\ 4,573 SF
Designed by:
BUFFER ADDITION
25,430 SF
WETLAND CREATION
;t
Checked by:
25,430 SF Wt= RAND CREATION
Date:
9/23/2013
9,334 SF WE"TLAND FILL
W1
+++ +++ ++
+
4,573 SFBUFFER AVERA GING -ADDITION
+ ++ ++
=-
3,833 SF BUFFER AVER4GING -
SUBTRACTION
14,230 SF BUFFER RESTOR4 TION FOR
TEMPORARY IMPACTS
0 25 50 75 100
SCALE: 1"=501
• Biologist to be on-site during wetland creation grading.
• Planting areas shall be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple loosestrife.
• Grading Requirements .A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that
prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and
adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control
measures and performance criteria and implementation requirements in the Surface Water Design Manual.
• Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only
be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and
sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through
a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
c. Proposed erosion and sedimentation control measures.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
<W'
Planning bivimion
JANA
2 2 [014
Job No.
11-121
Designed by:
ES
Drawn by:
TS
Checked by:
Date:
9/23/2013
SHEET
W1
OF
W3
_F-
42?
i
/ 6" berm (typ.)
2 (TVP.) Finish grade
21/2" min. Mulch or sterile
straw for spring planting,
wood chips for fall
Top soil planting.
fertilizer
CONIFEROUS TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
D 3 Sensitive Area Tract Signs
-0--� 4 I5 L F Split Rail Fencing
12 Large Woody Debris
6"berm (typ.)
Finish
r=w rr 2 l/2" min. Mulch or sterile
straw for spring planting,
wood chips for fall
planting.
2x root ball (min.) Top soil &
fertilizer
TREE PLANTING DETAIL
NOT TO SCALE
2" (TYP.)
3"
Notes:
• Planting areas shall be cleared of Non-native invasive species
such as Hlmalyan Blackberry, Scotch broom, and purple
loosestrife and others as determined by City.
• Clearing will be conducted by hand in from buffer and wetland
creation areas where grading will not occur.
• Newly installed plants must be flagged with high visibility flagging,
Flagging to be installed on branches (not main stem).
• Any buffer areas disturbed during mitigation and trail construction
located beyond the areas shown on this mitiagtion plan will be
re vegetated using native plants (trees and shrubs) and mulched.
LIMITS OF
�— WETLAND BUFFER
ENHANCEMENT
/ � t
s
LIMITS OF
— WETLAND
CREATION
0 10 20 30 40
SCALE." 1 " =-20'
2112"min. Mulch or sterile
straw for spring planting,
wood chips for fall
planting.
Finish
L 6- 2 x's Root _I Top soil &
BA fertilizer
SHRUB PLANTING DETAIL
NOT TO SCALE
TEMP. EROSION & SEDIMENTATION CONTROL NOTES
1. THE IMPLEMENTATION OF THESE TESC PLANS & THE CONSTRUCTION,
MAINTENANCE, REPLACEMENT & UPGRADING OF THESE TESC FACILITIES
IS THE RESPONSIBILITY OF THEAPPLICANTITESC SUPERVISOR UNTIL
ALL CONSTRUCTIONISAPPROVED.
2. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL
BE CLEARL YMARKED BY SILT FENCE PRIOR TO CONSTRUCTION. DURING
THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING
LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BEMAINTAINED
BY THEAPPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION.
AFTER GRASSES HAVE BECOME ESTABLISHED, SILT FENCING MAYBE
REMOVED.
3. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED
PRIOR TO OR IN CONJUNCTION WITHALL CLEARING & GRADING SOAS
TO ENSURE THAT THE TRANSPORT OFSEDIMENT TO SURFACE WATERS,
DRAINAGE SYSTEMS & ADJACENT PROPERTIES IS MINIMIZED.
4. THE TESC FACILITIES SHOWN ON THIS PLA NARE THE MINIMUM
REQUIREMENTSFORANTICITAPEDSITECONDITIONS DURINGTHE
CONSTRUCTION PERIOD, THESE TESC FACILITIES SHALL BE UPGRADED
AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TOACCOUNT
FOR CHANGING SITE CONDITIONS (E. G, RELOCATION OF DITCHES & SILT
FENCES, ETC.
NOTES:
FIL TER FABRIC MATERIAL 1. INSTALLATION SHALL FOLLOW THE
MANUFACTURER'S RECOMMENDATIONS.
2. POSTS SHALL BE INSTALLED SO THAT
A MIN. OF2'EXTENDSABOVE THE GROUND
WITHA MIN. OF2' 6"EMBEDMENT.
PROVIDE 3/4 =1.5" WASHED GRAVEL
BACKFILL IN TRENCH& ON BOTH
SITES OF FIL TER FABRIC ON
THE SURFACE
8"MIN.
PROFILE VIEW
2"BY2"BY 14 GA. WIRE
FABRIC OR EQUIV.
FILTER FABRIC MATERIAL 60" WIDE ROLLS
USE STAPLES OR WIRERINGS TOATTACH
FABRIC TO WIRE
2X4* WOOD POSTS. STD. OR BETTER
OR EQUAL, ALTERNATE
STEEL POSTS
2' MIN.
FABRIC
EXPOSURE
SECTION VIEW
FILTER FABRIC FENCE DETAIL
NOT TO SCALE
I� 12" _I
((rte
CR/TICAL AREA
DO NOT DISTURB
FOR MORE INFORMATION
CONTACT YOUR CITY OR
COUNTY
WETLAND SIGN NOTES
Glue si n to 112" CDX plywood and
attachpc 8'4'5(4" cedar or pressure
treated post with 5116'5(3" lag bolt.
Setpostminimum 3'be/owgrade;
454"cedar post to be set in concrete.
Wet/and sin to sit at approximate/y
5' height a�o ve finish grade.
The wet/and/stream sign shall be posted
at the boundary between the Sensitive
Area Buffer. Setback Area or Setback
Tract and the Building Setback Area.
One sin shall be led per lot for e ve
150'ot�Sensitive' r Bufferand shall
stationed in a prominent location i.e. at
the closest point to the proposed development.
Signs may also be attached securely to fences.
WETLAND SIGN DETAIL
NOT TO SCALE
WETLAND CREATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
Ow
15
TABLE 2-1:
PLANT CALCULATIONS
MITIGATION TYPE: WETLAND CREATION
MITIGATION AREA:
16,613 SF - FORESTED WETLAND
Salix laslandra
8,817 SF - EMERGENT
as shown
25,430 SF -TOTAL
33
TYPE
CSUANTITY
PLANTED
CALC TYPICAL
94
Picea sitchensis
2 gal.
PROPOSED
AREA
SPACING."
Western Crabapple
Malux (gyrus) fusca
2 gal.
TREE
84
16,613 SF
14'0.C.
"min. calipe
containerized
as shown
SHRUB
449
16,613 SF
6' O.C.
O
EMERGENT
3,900
8,817 SF
18" O.C.
MITIGATION TYPE: WETLAND BUFFER ENHANCEMENT/RESTORATION
MITIGATION AREA:
14,230 SF - FORESTED UPLAND BUFFER
* I
TYRE
�..r'`
CtLIANTITY
PLANTED
CALC. TYPICAL`
NZ
PROPQSED
AREA4,, x
SPACING ..;
TREE
79
14,230 SF
13.4' O.C.
SHRUB
364
11,919 SF
5.7' O.C.
TEMP. EROSION & SEDIMENTATION CONTROL NOTES
1. THE IMPLEMENTATION OF THESE TESC PLANS & THE CONSTRUCTION,
MAINTENANCE, REPLACEMENT & UPGRADING OF THESE TESC FACILITIES
IS THE RESPONSIBILITY OF THEAPPLICANTITESC SUPERVISOR UNTIL
ALL CONSTRUCTIONISAPPROVED.
2. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL
BE CLEARL YMARKED BY SILT FENCE PRIOR TO CONSTRUCTION. DURING
THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING
LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BEMAINTAINED
BY THEAPPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION.
AFTER GRASSES HAVE BECOME ESTABLISHED, SILT FENCING MAYBE
REMOVED.
3. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED
PRIOR TO OR IN CONJUNCTION WITHALL CLEARING & GRADING SOAS
TO ENSURE THAT THE TRANSPORT OFSEDIMENT TO SURFACE WATERS,
DRAINAGE SYSTEMS & ADJACENT PROPERTIES IS MINIMIZED.
4. THE TESC FACILITIES SHOWN ON THIS PLA NARE THE MINIMUM
REQUIREMENTSFORANTICITAPEDSITECONDITIONS DURINGTHE
CONSTRUCTION PERIOD, THESE TESC FACILITIES SHALL BE UPGRADED
AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TOACCOUNT
FOR CHANGING SITE CONDITIONS (E. G, RELOCATION OF DITCHES & SILT
FENCES, ETC.
NOTES:
FIL TER FABRIC MATERIAL 1. INSTALLATION SHALL FOLLOW THE
MANUFACTURER'S RECOMMENDATIONS.
2. POSTS SHALL BE INSTALLED SO THAT
A MIN. OF2'EXTENDSABOVE THE GROUND
WITHA MIN. OF2' 6"EMBEDMENT.
PROVIDE 3/4 =1.5" WASHED GRAVEL
BACKFILL IN TRENCH& ON BOTH
SITES OF FIL TER FABRIC ON
THE SURFACE
8"MIN.
PROFILE VIEW
2"BY2"BY 14 GA. WIRE
FABRIC OR EQUIV.
FILTER FABRIC MATERIAL 60" WIDE ROLLS
USE STAPLES OR WIRERINGS TOATTACH
FABRIC TO WIRE
2X4* WOOD POSTS. STD. OR BETTER
OR EQUAL, ALTERNATE
STEEL POSTS
2' MIN.
FABRIC
EXPOSURE
SECTION VIEW
FILTER FABRIC FENCE DETAIL
NOT TO SCALE
I� 12" _I
((rte
CR/TICAL AREA
DO NOT DISTURB
FOR MORE INFORMATION
CONTACT YOUR CITY OR
COUNTY
WETLAND SIGN NOTES
Glue si n to 112" CDX plywood and
attachpc 8'4'5(4" cedar or pressure
treated post with 5116'5(3" lag bolt.
Setpostminimum 3'be/owgrade;
454"cedar post to be set in concrete.
Wet/and sin to sit at approximate/y
5' height a�o ve finish grade.
The wet/and/stream sign shall be posted
at the boundary between the Sensitive
Area Buffer. Setback Area or Setback
Tract and the Building Setback Area.
One sin shall be led per lot for e ve
150'ot�Sensitive' r Bufferand shall
stationed in a prominent location i.e. at
the closest point to the proposed development.
Signs may also be attached securely to fences.
WETLAND SIGN DETAIL
NOT TO SCALE
WETLAND CREATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
Ow
SHRUBS
:•
15
Pacific Willow
2 gal.
as shown
"Z
69
Salix laslandra
containerized
as shown
US
33
Sitka Spruce
6' min. height
containerized
as shown
®
94
Picea sitchensis
2 gal.
as shown
0
2
Western Crabapple
Malux (gyrus) fusca
2 gal.
as shown
'
O
'5
Oregon Ash
Fraxinus latifolia
"min. calipe
containerized
as shown
SHRUBS
:•
100
Red -osier Dogwood
2 gal.
as shown
"Z
69
Cornus stolonifera
containerized
as shown
®
90
Sitka Willow
Salix sitchensis
2 gal"
as shown
®
94
Black Twlnberry
L onicera in volucra
2 gal.
as shown
®
12
Salmonberry
"min. calipe
containerized
as shown
v°v,
95
Rubus spectabilis
2 gal.
as shown
Clustered Rose
O
70
Rosa pisocarpa
2 gal.
as shown
BUFFER ENHANCEMENT/RESTORATION PLANTING LIST
QNTY PLANT NAME SIZE SPACING
TREES
0
29
Big Leaf Maple
"min. calipe
as shown
"Z
69
Acer macrophyllum
containerized
as shown
®
38
Douglas Fir
6' min. height
as shown
p`
114
Pseudotsuga menziesil
containerized
as shown
®
12
Cascara
Rhamus purshiana
"min. calipe
containerized
as shown
SHRUBS
0
79
Vine Maple
Acer circinatum
2 gal.
as shown
"Z
69
Hazelnut
Corylus cornuta
2 gal.
as shown
®
97
Indian Plum
Oemleria cerasiformis
2 gal.
as shown
®
114
Common snowberry
Symphoricarpos albus
2 gal.
as shown
+
O
5
Salmonberry
Rubus spectabilis
2 gal.
as shown
EMERGENT PL UGS
° °
1300
Spike Rush
Plug
18" 0. C per detail
VVv
V
VN
1300
Slough Sedge
Plug
18" 0. C per detail
vv
W2
OF
w3
vv
°
1300
Small Fruited Bullrush
Plug
98" 0. C per detail
v°v,
1811 NOTES:
INSTALL EMERGENT SPEICES IN GROUPS OF 10
--� TO 15 USING ATRIANGULAR PLANTING PATTERN.
0
0-- —�
)F ROOT MASS TO BE
WITH FINISH GRADE
1AKE PLANTING HOLE LARGE
NOUGH TO ONLY
CCOMMODATE ROOTS. DO
OT OVEREXCAVATE.
OMPACT SOIL AROUND
COTS WITHOUT CRUSHING
-R DAMAGING ROOTS.
EMERGENT PLANTING DETAIL
NOT TO SCALE
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
Job No.
11-121
Designed by:
ES
Drawn by:
TS
Checked by:
Date:
9/23/2013
SHEET
W2
OF
w3
f
d
a
PZ1
�.
s
r
a
{q
/ �\
7
LIMITS OF�PZ 5
5
4 WETLAND BUFFER
ENHANCEMENT A
ol
u 6
/ a
1 /,/��
f , g g 9 ✓
19
/•fi x eV i
y
LIMITS OF
✓' WETLAND BUFFER �� ✓ ,`
RESTORATION
>' y IV
a v " ° , Sar �✓ � �
41
LEGEND
1 1 M X 3 M RECTANGULAR MONITORING PLOT FOR
—SHRUBS/TREES & 0.25 RECTANGULAR MONITORING
PLOT FOR HERBACEOUS (NON -WOODY) SPECIES.
PZ 1
—GROUNDWATER MONITORING PIEZOMETER
MONITORING SITE PLAN
SCALE -1:20
JI
,,,
PZ 2doop
x
o7� He
PZ 3
LIMITS OF
WETLAND BUFFER'
ENHANCEMENT /
—0— 16 I
PZ4 �I� 9 5Ux
.01
/7-1
1
12
001
117
PZ7 I i'
13 9
of
K i
3
LIMITS OF
WETLAND CREATION
n
✓ a`\
NOTES:
1. MONITORING PLOT CORNERS SHALL BE PERMANENTLY MARKED.
2. GROUNDWATER PIEZOMETERS SHALL BE CONSTRUCTED PER
"INSTALLING MONITORING WELLS/PIEZOMETERS IN WETLANDS"
(WRAP BROCHURE NO. EDRC TN -WRAP -00-02, DATED JULY 2000.
3. PLOT AND PIEZOMETER LOCATIONS SHOWN ARE FOR ILLUSTRATIVE
PURPOSES ONLY. FINAL LOCATIONS SHALL BE DETERMINED BY PLAN
DESIGNER FOLLOWING CONSTRUCTION TO ENSURE THE RANGE OF
EXPECTED PLANT COMMUNITY AND HYDROLOFGIC CONDITIONS ARE
FULLY DOCUMENTED.
TABLE 3-1: PERFORMANCE STANDARDS
ITEM
YEARS TO BE MONITORED
PERFORMANCE STANDARD
WETLAND HYDROLOGY
YEARS 1 AND 2
SOILS WITHIN CREATED WETLAND AREAS SHALL BE SATURATED TO THE SURFACE, HAVE SHALLOW
(CREATED WETLAND AND
GROUNDWATER PRESENT WITHIN 12 INCHES OF THE SOIL SURFACE, AND/OR HAVE SURFACE PONDING
WETLAND A/WETLAND C)
SHEET
PRESENT FOR AT LEAST FOUR (4) CONSECUTIVE WEEKS DURING THE GROWING SEASON WHEN RAINFALL IS
OF
w3
LESS THAN OR EQUAL TO THE MEAN FOR THE PERIOD OF AVAILABLE RECORD.
WETLAND DELINEATION
YEARS 5 AND 10
PERFORM DELINEATION OF WETLAND A, WETLAND C, AND WETLAND CREATION AREATO DETERMINE IF
WHETHER WETLAND A AND WETLAND CARE AFFECTED BY THE WETLAND CREATION. PERFORMANCE
STANDARD IS SATISFIED IF THERE IS NO CHANGE TO WETLAND LIMITS.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, 5, 7 AND 10
TREE AND SHRUB SPECIES
(CREATED WETLAND/
(TO OCCUR IN AUGUST OR
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
ENHANCED WETLAND BUFFER)
SEPTEMBER BEGINNING ONE
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON.
YEAR FOLLOWING INITIAL
• ENHANCED BUFFER PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
PLANT INSTALLATION.)
30%; YEAR 5:45%; YEAR 7:65%; YEAR 10: 80%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• CREATED WETLAND PLANTING AREAS: MINIMUM PERCENT COVER BY TREES AND SHRUBS: YEAR 3:
30%; YEAR 5: 60%; YEAR 7: 80%; YEAR 10: 90%. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES
COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF FOUR DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
EMERGENT SPECIES
• 25/o AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE FIRST T GROWING SEASON.
• 80% AVERAGE COVERAGE BY INSTALLED PLANT STOCK AFTER THE THIRD GROWING SEASON.
• 90% AVERAGE COVERAGE BY NATIVE EMERGENT PLANT SPECIES AFTER THE TENTH GROWING SEASON.
• AFTER THE FIFTH GROWING SEASON, A MINIMUM OF THREE DIFFERENT PLANT SPECIES WILL
COMPRISE GREATER THAN 10% COVERAGE.
NATIVE VEGETATION
YEARS 1, 2, 3, 4, and 5
• 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON.
(RESTORED WETLAND BUFFER)
• 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE THIRD GROWING SEASON.
LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED
NOXIOUS WEED SPECIES
YEARS 1, 2, 3, 4, 5, 7, AND 10
111311 AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. NOXIOUS
WEED CONTROL PERFORMANCE STANDARDS ARE LIMITED TO PLANTED AREAS ONLY.
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2, Covington, WA 98042 253-859-0515 Fax 253-852-4732
Job No.
19-929
Designed by:
ES
Drawn by:
TS
Checked by:
Date:
9/23/2013
SHEET
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Site Calculations
Open Space Area Required
1:f + 350sf = 601 697,200sf
Open Space• r-• = 104,678sf'- DRS Sht. •
Open Space Provided in Upper Decks or Patios that are not parl
of the Common Open Space 0sf (Per r.
Total Active Recreation Area Provided = 17,953sf
(includes Rec. Bldg. & Patio, Tot Lot & Pickleball Court)
Parking Planting Required 106 stalls x 15sf/stalls 1,590sf
I nterior/Peri meter Parking Area Planting Provided +14,500sf
Perimeter Buffer Planting Area = 10,300sf
•6,980sf
0
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Planning Division
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Designer
Sheet No.
MFW
L-0
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MFW
Prh���CIB
R
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lL
Date
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Phase
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Project No.
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Date
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
I VIUS X FRONTIER / FRONTIER ELM
PROPOSED STRE
LIGHT LOCATION
18" SEATWALL/ PLATER—
TO MATCH BUS ST(
T P - SEE
DETAIL SHEET L-6
GLEDITSIA T.'SUN /
SUNBURST HONEY OCUST
ACER P. 'BLOOD OOD' /
BLOODGOOD M PLE _
BUS STOP ARBOR ITH
SEATWALL AND SI NAGE -
SEE DETAIL SHEET L-6
ACORNUS GRAMIN US'OGOI
GOLDEN DWARF S EET FLA(
JUNIPERUS SQUA ATA'BL(
BLUE STAR JUNIP R
U SOLID WOOD FENCE LOCATED
ON PROPERTY LINE - START PSEUDOTSUGA MENZIESII /
j (See Detail Sheet L-6) DOUGLAS FIR
CUPRESSOCYPARIS LEYLANDII /
LEYLAND CYPRESS
EXISTING TREES TO REMAIN
6' SOLID WOOD FENCE LOCATED ON -
PROPERTY LINE (See Detail Sheet L-6)
//rr iG\\.�� •�.�±`I�%i1.. S��"�'•!�-"`..tiiY/�i Ira:T,G...�i/.
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DECORATIVE ALUMINUM FENCING -
4' BLACK POWDER COATED
(See Detail Sheet L-5)
RAISED RECYCLED
WOOD PLANTING BEDS
(81. x 4'W. x 2' HT. )
PEA PATCH WALK SURFAC : 4"
DEPTH OF $" WASHED CRUSHED
SALT & PEPPER GRANITE OVER
FILTER FABRIC
10'x 10' PRE -FABRICATED
POTTING SHED
I r'� PINUS FLEXILIS 'VANDE WOLF'S' / I CHAMAEC PARIS O. 'GRACILIS' /
R VANDERWOLFS LIMBERPINE / 3 ,' SLENDER INOKI CYPRESS / /' x
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ACER P. B OODGOOD /
b I = - - - v
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. . - - Xe;ntPlay Fusion
0.
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-� ®, -
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Landscape Plan West
SCALE: 1 "=20'-0"
61
0 10' 20' 40'
aC1 V
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REVISION
No. Date By
Planning Division
FE137 2014
Scale
I"=20'-0"
Designer
MFW
Project Manager
MFW
""iKK 'B R
Date
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
V
Sheet No.
L-
of % Sheets
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No. Date By
Planning Division
FE137 2014
Scale
I"=20'-0"
Designer
MFW
Project Manager
MFW
""iKK 'B R
Date
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
V
Sheet No.
L-
of % Sheets
CUPRESSOCYPARIS LEYLANDII /
EXISTI G TREES & SHRUBS TO REMAIN - INFILL WITH SUPPLIMEN AL
BUFFE PLANTINGS TO MEET PERIMETER BUFFER STANDARD.
CUPRESSO YPARIS LEYLANDII
LEYLAND C PRESS
`4
0
U SOLID WOOD FENCE L CATED
ON PROPERTY LINE - EN
(See Detail Sheet L-6)
e
1
1 6' SOLID WOOC
ON PROPERTY
1 (See Detail Shed
TRAIL P
1 FIELD T
EXISTIN
Q1 � APLAN V�L
QUEMONTII ■ - -- --
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ffELANERY'AU- UMN BR LLIA E / l' i
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SEE ET D ITIGA'
ACE P. 'BLO DGOOD' / // 3 , AN W ,1 & W 2 (TYP�z D B S
JAP ESE MAPLE
(` • 1 CONSULTING
THIS ARE OF THE SITE
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f/ ry-
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Planning Division
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SCALE: 1"=20'-O"
0 10' 20' 40'
adOb�
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WASHINGTON
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EXISTI G TREES & SHRUBS TO REMAIN - INFILL WITH SUPPLIMEN AL
BUFFE PLANTINGS TO MEET PERIMETER BUFFER STANDARD.
CUPRESSO YPARIS LEYLANDII
LEYLAND C PRESS
`4
0
U SOLID WOOD FENCE L CATED
ON PROPERTY LINE - EN
(See Detail Sheet L-6)
e
1
1 6' SOLID WOOC
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1 (See Detail Shed
TRAIL P
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I"=201-0"
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Prne�BR
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25 FEB. 2014
Phase
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By REVISION
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No Date 8 y
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Divi
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FtT 2 6 2014
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Scale
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Designer Sheet No.
MFW
Project Manager
MFW L-3
"""kBR
Date 25 FEB. 2014 of 7 Sheets
Phase
PUD Submittal #3
Project No.
11031
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GENERAL NOTES:
A. Plant Material List Submittal: Within 30 calendar days after receipt of the notice
to proceed, landscape contractor shall submit a complete list of materials
proposed to be furnished and installed demonstrating conformance with the
requirements specified. Include the name, addressess and telephone numbers
of all plant material suppliers and growers.
1. Documentation shall also include suppliers name, contact person, address,
telephone number, botanical and common name, plant size and size of
container or ball.
2. Contractor shall provide a signed statement from the plant suppliers who have
furnished the plant materials identifying the plant materials being supplied by
botanical and common names, plant size and stating that all of the plants
supplied by them are in healthy growing conditions meeting the ASNS.
3. Submit a project installation schedule, coordinated with the proposed soil
ammending and planting schedule to the Landscape Archtiect or owner for
approval at least 30 calendar days prior to start of work under this section.
B. Substitutions of plant materials will not be permitted unless authorized in writing by
the Landscape Architect or Owner. If proof is submitted that any plant specified is
not obtainable, a proposal will be considered for use of the nearest equivalent size
and or variety. Such proof shall be substantiated and submitted in writing to the
Landscape Architect or Owner at least 30 days prior to start of work under this
section. These provisions shall not relieve contractor of the responsibility of
obtaining specified materials in advance if special growing conditions or other
arrangements must be made in order to supply specified materials.
C. Plants shall be subject to inspection and approval by Landscape Architect or
Owner for conformance to specifications upon delivery to the project site. Such
approval shall not impair the subsequent right of inspection and rejection during
progress of the work. Contractor shall give Landscape Architect 48 hours advance
notice when plants will be delivered to the site for inspection. Inspection of plant
materials shall take place within 24 hours of delivery to the site.
D. Coordinate work with other trades as required.
E. Locate all underground utilities prior to commencing work to avoid damage to
buried pipes and cables.
F. Provide protection for all property, persons, work in progress, structures, utilities,
walls, curbs and paved surfaces from potential damage arising from this work.
The Contractor shall pay for any such damage at no additional cost to the Owner.
Unfinished and completed work shall be protected from erosion or trespassing,
and proper safeguards shall be erected to protect the Public from injury or danger.
G. City Of Renton: City requires Landscape Architect to verify plantings are installed
per plan and that plant species and varieties are as indicated in the planting schedule.
PLANTING NOTES:
1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.
2. Verify that site conditions are acceptable prior to beginning work. Do not
install any site elements or plant material until unsatisfactory conditions are
corrected. When conditions detrimental to plant growth/constructed elements are
encountered, immediately notify the owner.
3. Substitutions or changes in materials and placement shall be made only after
written change orders are accepted by the owner.
4. Protect existing trees to remain and plant material located on adjacent property
prior to commencing work. Place fencing material at dripline of trees and shrubs.
See Existing Tree & Vegetation Protection Detail.
5. Contractor to provide a soil analysis prior to commensement of work. The soil
analysis shall include:
a. Determination of soil texture, indicating percentage of organic matter,
b. An approximated soil infiltration rate (either measured or derived from soil /
texture / infiltration rate tables) A range of infiltration rates shall be noted where
appropriate, and
C. Measure PH value
6. All new turf areas, except all-weather, sand -based athletic fields shall:
a. Be augmented with a two-inch layer of organic material cultivated to a minumum of
six inches in depth, or
b. Have an organic content of five percent or more to a depth of six inches'as shown
in a soil analysis.
7. Organic content of all landscape areas shall be as necessary to provide adequate
nutient and moisture -retention levels for the establishment of the plantings.
8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil
Three -Way Top Soil mix or approved equal.
9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six
inch (6") depth of Topsoil Mix over areas to be planted with groundcover.
Finish grade shall be at least two inches (2") below adjacent hard surface.
10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.
See planting details for depth and staking requirements.
11. Fertilize all installed plants during backfill operations with Ag Safe Tabs
as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch
application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet.
12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark
'mulch'. Finish grade of mulch shall be one inch (1") below top of adjacent hard surface.
13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous,
well branched, disease and insect free condition.
A
ROUND -ABOUT -
(SEE CIVIL PLANS)
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See Sheet L=2
14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify lides
of the planting pits. Install plant material high enough above finish grade to allow
for settlement and bark mulch. Water plant pits throughly midway through backfilling a d
add fertilizer tablets. Balled and burlapped material that cannot be installed immediate y
shall be heeled in, mulched and watered regularly to keep root balls moist.
15. Hydro -seeded Areas: Hydro -seed mulch shall be Silva -fiber or approved equal.
Binding agent shall be J -Tac or approved equal. Apply 10-20-20 fertilizer at a rate
of 10 lbs. per 1000 square feet. Apply hydro -seed mulch at a rate of 40 lbs.
per 1000 square feet and binding agent at a rate of 1 Ib. per 1000 square feet.
Reseed any areas which do not germinate within 14 days.
16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finis gradin
planting and mulch installation. Seeding or sodding to occur only when the soil conditi ns
are dry and free of surface water. Carefully water lawn areas after installation.
Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of elivery
to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer
at a rate of 10 lbs. per 1000 square feet prior to installation.
Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied
at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate
at a rate of 10 lbs per 1000 square feet. Promptly re -seed any areas which do not
germinate with 14 days of planting.
17. Provide landscape maintenance immediately after planting and continue until final
acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants,
restoring eroded areas, adjustments to staking and removal of weeds/debris as required
for healthy plant growth.
18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion
of the work upon request by the Contractor.
19. Replacement of Plantings: Remove any plant from site that is either dead, or in
unsatisfactory condition as determined by the owner or Landscape Architect. Replace with
a new planting of equal size and species as soon as conditions permit within the normal
planting season. All replacement plantings are then to be under re -instated guarantee period
as specified. Identify those replacements and take whatever measures necessary to prevent
similar demise of additonal plant material.
20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located
within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18
(or approved equal). Install per manufacturer's recommendations.
Warranty:
This Warranty shall include replacing and planting the same size and species
of plant material, as shown on the Landscape Plan and that has been designated, by
the Landscape Architect, to be replaced. 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 or abuse by the owners or others. All plants replaced
shall be re -instated under these plant guaranty conditions.
Hl., I u 1 Ir'LVRH rWRL r-ur-mo 1 CR
/ FEATHER REED GRASS
CUPRESSOCYPARIS LEYLANDII /
LEYLAND CYPRESS
CORNUS STOLONIFERA'ARCTIC FIRE'
/ ARCTIC FIRE REDTWIG DOGWOOD
CORNUS STOLONIFERA'ARCTIC FIRE'
/ARCTIC FIRE REDTWIG DOGWOOD
—andscape Plan South
CALAMAGROSTIS X --/
ACTUTIFLORA'KARL FOERSTER'
/ FEATHER REED GRASS
INFO KIOSK ® \
SEE SHEET L-6
— CEDRUS DEODARA /
DEODAR CEDAR
MYRICA CALIFORNICA /
PACIFIC WAX MYRTLE
HYDRANGEA
MACROPHYLLA'NIKKO
BLUE'/ BIGLEAF
HYDRANGEA
SCALE: 1 "=20'-0"
0 10' 20' 40'
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Scale
I"=20'-0"
Designer Sheet No.
MFW
Project manager
MFW L-4
Princip B R
Date of % Sheets
25 FEB. 2014
Phase
PUD Submittal #3
Prolect No.
11031
I
LANDSCAPE SCHEDULE
SYMBOL QTY. BOTANICAL NAME /COMMON NAME
TREES - DECIDUOUS
SIZE SPACING, CONDITION & REMARKS
70
ACER CIRCINATUM /VINE MAPLE
6-T HEIGHT
50
ACER PALMATUM 'BLOODGOOD' / BLOODGOOD JAPANESE MAPLE
1" CAL.
47
ACER PLATANOIDES'CRIMSON SENTRY'/ CRIMSON SENTRY MAPLE
2" CAL.
35
AMELANCHIER X GRAN DIFLORA'AUTUMN BRILLIANCE'/ SERVICEBERRY
6-7" HEIGHT
61
BETULA JACQUEMONTII / JACQUEMONTII BIRCH
8-10' HEIGHT
8
ULMUS X FRONTIER / FRONTIER ELM
2" CAL.
21
FRAXINUS AMERICANA'AUTUMN PURPLE'/ AUTUMN PURPLE ASH
2" CAL.
8
GLEDITSIA TRIACANTHOS 'SUNBURST' / SUNBURST HONEYLOCUST
2" CAL.
NURSERY GROWN, MULTI -TRUNK, EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B/Cont., NURSERY GROWN
B&B, MULTI -TRUNK (3 CANES), EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 54" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 24" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 60" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 48" O.C.
24" O.C.
24" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
24" O.C.
12" O.C.
48" O.C.
24" O.C.
24" O.C.
24" O.C.
18" O.C.
SYMBOL QTY. BOTANICAL NAME / COMMON NAME
GROUNDCOVER
SIZE
2,576 ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK 1 GAL. CONTAINER 30" O.C.
33 CALLUNA VULGARIS 'FIREFLY' / FIREFLY HEATHER 1 GAL. CONTAINER 18" O.C.
8,852 FRAGARIA CHILOENSIS /SAND STRAWBERRY 4" CONTAINER 18" O.C.
-- 1,684 GALTHERIA SHALON / SALAL 1 GAL CONTAINER 30" O.C.
3,043 RUBUS PENTALOBUS / CREEPING RASPBERRY 4" CONTAINER 18" O.C.
58,678 sf LAWN - PREMIUM NW BLEND SEED MIX Hydroseed per Manufacturer's specs.
1,373sf DECORATIVE ROCK - 5/8ths WASHED GRAVEL
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1-3 MAN PLACEMENT ROCKS
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Tree secured to stake with wonder tree tie. Do not
Locate tie 4' min. o o allow wire to touch tree. Tree and stake to be in
Above finish grade o vertical position after installation of rebar and wiring.
o _
Tree wrap (remove after o Remove after 1 year.
1 -year)
1" x 1" wood stake driven at edge of root ball to
F Locate tie halfway between a depth of T-0" into undisturbed soil
ground and upper tie - 2" layer mulch feathered from trunk
(avoid mounding against trunk)
0° Mound soil to form basin 6" above grade
Sidewalk Lawn 9;
2" Layer Compost Mulch, T �� _ 50 native & 50 topsoil mix
M1
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Feather Away From Trunk
6", - 1 Cut and remove burlap from top 1/2 of
Mound Soil To Form Basin _- ball. Remove container & center root ball
6" Above Grade -i' , - in tree pit"
- Fertilizer tablets quantity per*remove all treated or non
manufacturer's recommended T diameter bio -degradable materials
application rates Mulch area
12" greater than
\ _
Fertilizer Tablets Quantity Per --
erf Q ty
Root ball width
- Manufacturer's Recommended
Application Rates
50 Native & 50 -'
Cut And Remove Burlap From Top 1/2
Topsoil Mix
12"Grea
Of Ball. Remove All Treated Or Non
Greater Than
Bio -degradable Material. Tree in Lawn Planting Detasl
Root Ball Width (Not To Scale)
Conifer Tree Plantin
(Not To Scale)
2" Layer Compost ' 0
Mulch Feather Away
From Trunk -
50 Native & 50 —Ty
Topsoil Mix 7=11 77
Fertilizer Tablets Quantity Per—+
Manufacturer's Recommended
Application Rates
Detail
1 Gal. Or 4" Potted Plant
Material
Mound Soil To Form
Basin 3" Above Grade.
a " d� • sw
Provide 3" Clearance\i
Between Root Ball And
3' O Equidistant O O
Edge Of Planting Pit. / Spacing
�— Use Knife Or Sharp Blade To
Cut Through Bottom Half Of
Root Ball. Butterfly Rootball C
To Bring The Root System
Closer To The Surface.
Groundcover Plantin
(Not To Scale)
36"
Footir
Detail
8' O.C. Nom.
Fertilizer Tablets Quantity —�
Per Manufacturer's
Recommended Application
Rates
2" Layer Compost —
Mulch Feather Away
From Trunk
Mound Soil To Form 4"
High Basin --7
Provide 6" Clearance — = 50 Native &
—:
' - o soil
- --
Between Root Ball And Edge 50 Tp -_-
Of Planting Pit. Mix
Cut And Remove Burlap From
Top 1/3 Of Ball Or Completely
"Remove All Treated Or Remove Container*
Nonbio-degradable Materials Slope Conditions
Shrub Plantin
(Not To Scale)
I?a" FORERUMER'"Rail
(s"ecross-Savonndo )
Post size varies with Height
See ECHELGNH'u Poet -Suing chaz )
1
— 1"i_' x .065 Wall Picket
Bracket Options
3.) Additional heights available on request. Sonic heights
noted require a third and/or Fourth rail.
4.) Third and Fourth rail optional.
P -Patch Fence Detail
4' Decorative Aluminum Fence
(Not To Scale)
L911371M
Planning Division
Ano�
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ByDate
No.
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STATE OF
WASHIN ON
REGI ED
LA SC R 7 it"TECT''
Kathleen BF eader
Certificate No. 576
REVISION
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AS INDICATED
13
CEDRUS DEODARA / DEODAR CEDAR
6-7' HEIGHT
MFW
42
CHAMAECYPARIS OBTUSA'GRACILIS' / SLENDER HINOKI CYPRESS
6-T HEIGHT
O
5
CHAMAECYPARIS OBTUSA / HINOKI CYPRESS
6-T HEIGHT
+ —
88
CUPRESSOCYPARIS LEYLANDII / LEYLAND CYPRESS
6-7' HEIGHT
2
JUNIPERUS SCOPULORUM 'SKYROCKET' / UPRIGHT JUNIPER
6-7" HEIGHT
58
PINUS FLEX[ LIS'VANDERWOLF'S' / VANDERWOLF'S PYRAMID LIMBER PINE
6-T HEIGHT
Y�
FIF-
57
PSEUDOTSUGA MENZIESII / DOUGLAS FIR
6-7' HEIGHT
RUBS
O
32
ABELIA X GRANDIFLORA'EDWARD GOUCHER' / GLOSSY ABELIA
5 GAL. CONTAINER
41
ARBUTUS UNEDO 'COMPACTA' / COMPACT STRAWBERRY BUSH
5 GAL. CONTAINER
0
52
AZALEA'BLUE DANUBE'/ BLUE DANUBE AZALEA
2 GAL. CONTAINER
--
118
AZALEA'HELEN CLOSE'/ HELEN CLOSE AZALEA
2 GAL. CONTAINER
104
AZALEA'HINO CRIMSON'/ HINO CRIMSON AZALEA
2 GAL. CONTAINER
22
BERBERIS THUNBERGII 'CHERRY BOMB' / CHERRY BOMB JAPANESE BARBERRY
2 GAL. CONTAINER
21
CEANOTHUS THYRSIFLORUS 'SKYLARK' / SKYLARK CALIFORNIA LILAC
5 GAL. CONTAINER
0
123
CHOISYA TERNATA / MEXICAN ORANGE
5 GAL. CONTAINER
10
CISTUS X HYBRIDUS / WHITE ROCK ROSE
5 GAL. CONTAINER
0--
13
CISTUS X PURPUREUS / PURPLE ORCHID ROCK ROSE
5 GAL. CONTAINER
()
264
CORNUS STOLONIFERA'ARCTIC FIRE' /ARCTIC FIRE REDTWIG DOGWOOD
3 GAL. CONTAINER
0—
10
DEUTZIA X'MAGICIAN' / MAGICIAN DEUTZIA
3 GAL. CONTAINER
O
29
ENKIANTHUS CAMPANULATUS'SHOWY LANTERNS'/ SHOWY LANTERNS ENKIANTHUS
3 GAL. CONTAINER
}
26
EUPHORBIA CHARACIAS WULFENII / MEDITERRANEAN SPURGE
2 GAL. CONTAINER
Q
17
FOTHERGILLA GARDENII 'BLUE MIST'/ BLUE MIST FOTHERGILLA
2 GAL. CONTAINER
®
86
GENISTA LYDIA'BANGLE' / BANGLE WOADWAXEN
2 GAL. CONTAINER
10
HYDRANGEA MACROPHYLLA'NIKKO BLUE' / BIGLEAF HYDRANGEA
5 GAL. CONTAINER
175
ILEX CRENATA'CONVEXA' / CONVEXA JAPANESE HOLLY
3 GAL. CONTAINER
9
JUNIPERUS SQUAMATA'BLUE STAR' / BLUE STAR JUNIPER
15-18" HT.
5
KALMIA LATIFOLIA'ELF' / DWARF MOUNTAIN LAUREL
3 GAL. CONTAINER
25
MYRICA CALIFORNICA / PACIFIC WAX MYRTLE
5 GAL. CONTAINER
100
NANDINA DOMESTICA'PURPLE PASSION'/ PURPLE PASSION HEAVENLY BAMBOO
3 GAL. CONTAINER
21
OSMANTHUS DELAVAYI / DELAVAY OSMANTHUS
5 GAL. CONTAINER
0
66
PIERIS JAPONICA 'VALLEY VALENTINE'/ VALLEY VALENTINE JAPANESE PIERIS
3 GAL. CONTAINER
13
PHYSOCARPUS OPULIFOLIUS 'MINDIA' / COPPERTINA NINEBARK
3 GAL. CONTAINER
(D—
161
PRUNUS LAUROCERASUS'OTTO LUYKEN' / OTTO LUYKEN LAUREL
21-24" HT.
O
61
RIBES SANGUINEUM 'KING EDWARD VII' / RED FLOWERING CURRANT
3 GAL. CONTAINER
rr
7
RHODODENDRON 'RAMAPO' / RAMAPO RHODODENDRON
2 GAL. CONTAINER
d
34
ROSMARINUS OFFICINALIS 'TUSCAN BLUE'/ TUSCAN BLUE ROSEMARY
3 GAL. CONTAINER
®
75
SARCOCOCCA RUSCIFOLIA / SWEETBOX
2 GAL. CONTAINER
0
64
SPIRAEA JAPONICA'GOLDMOUND' / GOLDMOUND SPIREA
2 GAL. CONTAINER
O
24
TAXUS X MEDIA 'FLUSHING'/ FLUSHING YEW
2 GAL. CONTAINER
0
66
THUJA OCCIDENTALIS ' SMARAGD' / SMARAGD ARBORVITAE
3 GAL. CONTAINER
26
VACCINIUM ANGUSTIFOLIUM 'SUNSHINE BLUE' / SUNSHINE BLUE LOWBUSH BLUEBERRY
2 GAL. CONTAINER
14
VACCINIUM OVATUM 'SCARLET SENSATION' / EVERGREEN HUCKLEBERRY
2 GAL. CONTAINER
43
VIBURNUM TOMENTOSUM'MARIESII' MARIESII DOUBLEFILE VIBURNUM
5 GAL. CONTAINER
FERNS, GRASSES & PERENNIALS
48
ACORNUS GRAMINEUS 'OGON' / GOLDEN DWARF SWEET FLAG
1 GAL. CONTAINER
117
CALAMAGROSTIS X ACTUTIFLORA'KARL FOERSTER' / FEATHER REED GRASS
1 GAL. CONTAINER
L
101
CAREX MORROWII 'VARIEGATA' / VARIEGATED JAPANESE SEDGE
1 GAL. CONTAINER
95
CAREX TESTACEA/ ORANGE NEW ZEALAND SEDGE
1 GAL. CONTAINER
30
FESTUCA GLAUCA'ELIJAH BLUE'/ ELIJAH BLUE FESCUE
1 GAL. CONTAINER
168
HELICTOTRICHON SEMPERVIRENS'SAPHIRSPRUDEL` / BLUE OAT GRASS
1 GAL. CONTAINER
-
18
HEUCHERA'PALACE PURPLE'/ PALACE PURPLE HEUCHERA
1 GAL. CONTAINER
12
HOUTTUYNIA CORDATA'CHAMELEON' / CHAMELEON HOUTTUYNIA
1 GAL. CONTAINER
N,
24
LAVANDULA X INTERMEDIA'PROVENCE' / PROVENCE LAVENDER
1 GAL. CONTAINER
12
LIRIOPE MUSCARI 'BIG BLUE'/ BIG BLUE LILY TURF
1 GAL. CONTAINER
20
MISCANTHUS SINENSIS 'VARIEGATUS' / VARIEGATED JAPANESE SILVER GRASS
1 GAL. CONTAINER
12
NEPETA FAASSENNII 'WALKER'S LOW'/ WALKER'S LOW CATMINT
1 GAL. CONTAINER
12
ORIGANUM VULGARE / OREGANO
1 GAL. CONTAINER
10
SALVIA OFFICIANLIS / SAGE
1 GAL. CONTAINER
114
SEDUM SPURIUM'DRAGON'S BLOOD'/DRAGON'S BLOOD SEDUM
1 GAL. CONTAINER
NURSERY GROWN, MULTI -TRUNK, EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B/Cont., NURSERY GROWN
B&B, MULTI -TRUNK (3 CANES), EVENLY BRANCHED
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, BRANCHED @ 5' HT. (STREET TREE QUALITY)
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
B&B, NURSERY GROWN
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 54" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 24" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 60" O.C.
FULL FOLIAGE, 42" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 48" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 36" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 30" O.C.
FULL FOLIAGE, 48" O.C.
24" O.C.
24" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
18" O.C.
24" O.C.
12" O.C.
48" O.C.
24" O.C.
24" O.C.
24" O.C.
18" O.C.
SYMBOL QTY. BOTANICAL NAME / COMMON NAME
GROUNDCOVER
SIZE
2,576 ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK 1 GAL. CONTAINER 30" O.C.
33 CALLUNA VULGARIS 'FIREFLY' / FIREFLY HEATHER 1 GAL. CONTAINER 18" O.C.
8,852 FRAGARIA CHILOENSIS /SAND STRAWBERRY 4" CONTAINER 18" O.C.
-- 1,684 GALTHERIA SHALON / SALAL 1 GAL CONTAINER 30" O.C.
3,043 RUBUS PENTALOBUS / CREEPING RASPBERRY 4" CONTAINER 18" O.C.
58,678 sf LAWN - PREMIUM NW BLEND SEED MIX Hydroseed per Manufacturer's specs.
1,373sf DECORATIVE ROCK - 5/8ths WASHED GRAVEL
.a
1-3 MAN PLACEMENT ROCKS
�a a
p O O
v
Tree secured to stake with wonder tree tie. Do not
Locate tie 4' min. o o allow wire to touch tree. Tree and stake to be in
Above finish grade o vertical position after installation of rebar and wiring.
o _
Tree wrap (remove after o Remove after 1 year.
1 -year)
1" x 1" wood stake driven at edge of root ball to
F Locate tie halfway between a depth of T-0" into undisturbed soil
ground and upper tie - 2" layer mulch feathered from trunk
(avoid mounding against trunk)
0° Mound soil to form basin 6" above grade
Sidewalk Lawn 9;
2" Layer Compost Mulch, T �� _ 50 native & 50 topsoil mix
M1
= i r ,�� �r
Feather Away From Trunk
6", - 1 Cut and remove burlap from top 1/2 of
Mound Soil To Form Basin _- ball. Remove container & center root ball
6" Above Grade -i' , - in tree pit"
- Fertilizer tablets quantity per*remove all treated or non
manufacturer's recommended T diameter bio -degradable materials
application rates Mulch area
12" greater than
\ _
Fertilizer Tablets Quantity Per --
erf Q ty
Root ball width
- Manufacturer's Recommended
Application Rates
50 Native & 50 -'
Cut And Remove Burlap From Top 1/2
Topsoil Mix
12"Grea
Of Ball. Remove All Treated Or Non
Greater Than
Bio -degradable Material. Tree in Lawn Planting Detasl
Root Ball Width (Not To Scale)
Conifer Tree Plantin
(Not To Scale)
2" Layer Compost ' 0
Mulch Feather Away
From Trunk -
50 Native & 50 —Ty
Topsoil Mix 7=11 77
Fertilizer Tablets Quantity Per—+
Manufacturer's Recommended
Application Rates
Detail
1 Gal. Or 4" Potted Plant
Material
Mound Soil To Form
Basin 3" Above Grade.
a " d� • sw
Provide 3" Clearance\i
Between Root Ball And
3' O Equidistant O O
Edge Of Planting Pit. / Spacing
�— Use Knife Or Sharp Blade To
Cut Through Bottom Half Of
Root Ball. Butterfly Rootball C
To Bring The Root System
Closer To The Surface.
Groundcover Plantin
(Not To Scale)
36"
Footir
Detail
8' O.C. Nom.
Fertilizer Tablets Quantity —�
Per Manufacturer's
Recommended Application
Rates
2" Layer Compost —
Mulch Feather Away
From Trunk
Mound Soil To Form 4"
High Basin --7
Provide 6" Clearance — = 50 Native &
—:
' - o soil
- --
Between Root Ball And Edge 50 Tp -_-
Of Planting Pit. Mix
Cut And Remove Burlap From
Top 1/3 Of Ball Or Completely
"Remove All Treated Or Remove Container*
Nonbio-degradable Materials Slope Conditions
Shrub Plantin
(Not To Scale)
I?a" FORERUMER'"Rail
(s"ecross-Savonndo )
Post size varies with Height
See ECHELGNH'u Poet -Suing chaz )
1
— 1"i_' x .065 Wall Picket
Bracket Options
3.) Additional heights available on request. Sonic heights
noted require a third and/or Fourth rail.
4.) Third and Fourth rail optional.
P -Patch Fence Detail
4' Decorative Aluminum Fence
(Not To Scale)
L911371M
Planning Division
Ano�
Ir i'-�/
ByDate
No.
adOn�
STATE OF
WASHIN ON
REGI ED
LA SC R 7 it"TECT''
Kathleen BF eader
Certificate No. 576
REVISION
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Scale
AS INDICATED
Designer
Sheet No.
MFW
of 7 Sheets
Project Manager
Print,MFW R
Date
25 FEB. 2014
Phase
PILID Submittal #3
Project No.
11031
Metal Roof
Wood Post Set in
Conc. Footing
NOTE:
DETAILS ARE SCHEMATIC - FINAL DRAWINGS WILL BE
SUBMITTED FOR BUILDING PERMIT REVIEW & APPROVAL
LAWN, PLANTING BED or
PEDESTRIAN PATH
COMPACTED
SUBGRADE
Wood Beam
Post in Conc.
Footing Behind
Seat Wall
2" Pre -Cast Cap--�
Top of Seat Wall
@ V-6"
WOOD FIBER PLAY SURFACING COMPACT TO 80% AND
FILL WAN I" OF CONIC. CURB.
(FIBAR SYSTEMS: 1-800-342-2721)OR APPROVED EQUAL
INTALL PER MANUFACTURERS RECOMMENDATIONS.
PLAY AREA HEADER (CONCRETE, WOOD,
EXTRUDED PLASTIC, ETC.) TO BE
5' O.C. (Typ.)
4" APPROVED BY LANDSCAPE ARCHITECT
PRIOR TO CONSTRUCTION
1" or less 1" or less
s
,....., ....... ....... ....... ...... ...... ...... ...... ...... . 2rr.., , - , ,
T -..._ r - -T=
T — T
SLOPE TO DRAW 1 %
SLOPE MINIMUM
FIBER FELT OR AREA DRAIN - SEE CIVIL PLANS
GEOTEXTILE FOR INVERT ELEVEVATION AND
MATERIAL - POINT OF CONNECTION TO
ADJACENT STORM DRAIN
(Not To Scale)
ALL WEATHER PEDESTRIAN PATH
I AIA/NJ PI ANTINC. RFn nr
%.Vtyll I %%-, 11-"
SUBGRADE
Play Area Curb & Surfacing Detail
(Not to
36" (Typ.) 4"x4"x36" PT Wood
Cross Pieces
—
Finished - -
Sidewalk 18" Ht
Grade
i
6"x 6" PT Wood
Post
Finished GrE
Behind Seatv
See Civil Pla
18" O.C. (Typ.)
QTY.
Mounted Enamal
Signage Panel
_
L-6
Jfistmy of the Syringbrook Mine
- -
2
Efementsofal orking'WetCand
: '1--`. '.
Robinson Rock
pool
icsprinted
"Kiamichi Rake set with
Text and graph` don��
i�
tamper -proof enamal and ted to
° -o-- o " 0
Lt. Tan Grout
mesh backing. Graphics to be
171
reviewed and approved bof Renton
andlxt
V
1
prior to fabrication.
1 ,
i
Model # 41660 (Use Area 20'x 23')
L _ 1-
I ,
1
2'-0" Min.
5' O.C. (Typ.)
4" APPROVED BY LANDSCAPE ARCHITECT
PRIOR TO CONSTRUCTION
1" or less 1" or less
s
,....., ....... ....... ....... ...... ...... ...... ...... ...... . 2rr.., , - , ,
T -..._ r - -T=
T — T
SLOPE TO DRAW 1 %
SLOPE MINIMUM
FIBER FELT OR AREA DRAIN - SEE CIVIL PLANS
GEOTEXTILE FOR INVERT ELEVEVATION AND
MATERIAL - POINT OF CONNECTION TO
ADJACENT STORM DRAIN
(Not To Scale)
ALL WEATHER PEDESTRIAN PATH
I AIA/NJ PI ANTINC. RFn nr
%.Vtyll I %%-, 11-"
SUBGRADE
Play Area Curb & Surfacing Detail
(Not to
36" (Typ.) 4"x4"x36" PT Wood
Cross Pieces
—
Finished - -
Sidewalk 18" Ht
Grade
i
6"x 6" PT Wood
Post
Finished GrE
Behind Seatv
See Civil Pla
18" O.C. (Typ.)
Finished --
Sidewalk 1 I �
Grade 1 1 FieCdbrooki ;11_ ` ommons I
+ 8' Min. Height
5' O.C. (Typ.) NOTE:
DETAILS ARE SCHEMATIC - FINAL DRAWINGS WILL BE
SUBMITTED FOR BUILDING PERMIT REVIEW & APPROVAL
Seatwall/Signage
Arbor u s Stop Detail_
(Not To Scale)
2x6 CLEAR BEVELED CAP
1x6x6' PT OUTSIDE RAILS
2x4 PT SELECT TIGHT -KNOT RAILS
APPLY TWO COATS OF OLYMPIC —
OIL BASED SEMI -TRANSPARENT STAIN
COLOR: PER OWNERS SELECTION TO FENCE
PANELS, RAILS & POSTS
.-..... _..__._
1x6x6' SELECT TIGHT -KNOT
FIELD BOARDS
1x6x6' PT OUTSIDE RAILS —
2x4 PT SELECT TIGHT -KNOT
PT NAILER RAILS
FINISH GRADE
PROVIDE MIN. 2" CLEARANCE
SIMPSON FB24B
CLIPS (INSIDE)
2x4x8' PT POST @ 8' O.C. MAX. -
APPLY TWO COATS OF OLYMPIC STAIN
COLOR: PER OWNER'S SELECTION r
SIZE CONCRETE FOOTING
PER FENCE HEIGHT
6'Solid Board Fence Detail
• To Scale)
SYMBOL
QTY.
DESCRIPTION
PLAY EQUIPMENT
L-6
Project Manager
MFW
r r
2
Playground Safety Sign (5-12 years)
Date 25 FEB. 2014
25
Phase
PUD Submittal #3
1
r
i�
Model # 41575 (Use Area 22' Circular }
° -o-- o " 0
1
Xccent Play - Fusion Monarch Climber
Model # 42964 (Use Area 27'x 13' )
V
1
Xccent Play - Fusion Atom Climber
o
i
Model # 41660 (Use Area 20'x 23')
BENCHES
1
0 _ 1
4
/
— 2
Robinson Rock
Black PC Iron Letters
Inground Mt.- T46PERFPEDS
TRASH RECEPTACLES
Kiamichi Rake set with
3
Mounted to Stone
de
O
Lt. Tan Grout
Dogipot Pet Station - Aluminum
Veneer
�G
#KDP1003 Embeded Mount
fall -
`j
(Includes Welcome/Rules Sign)
C:E
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Finished --
Sidewalk 1 I �
Grade 1 1 FieCdbrooki ;11_ ` ommons I
+ 8' Min. Height
5' O.C. (Typ.) NOTE:
DETAILS ARE SCHEMATIC - FINAL DRAWINGS WILL BE
SUBMITTED FOR BUILDING PERMIT REVIEW & APPROVAL
Seatwall/Signage
Arbor u s Stop Detail_
(Not To Scale)
2x6 CLEAR BEVELED CAP
1x6x6' PT OUTSIDE RAILS
2x4 PT SELECT TIGHT -KNOT RAILS
APPLY TWO COATS OF OLYMPIC —
OIL BASED SEMI -TRANSPARENT STAIN
COLOR: PER OWNERS SELECTION TO FENCE
PANELS, RAILS & POSTS
.-..... _..__._
1x6x6' SELECT TIGHT -KNOT
FIELD BOARDS
1x6x6' PT OUTSIDE RAILS —
2x4 PT SELECT TIGHT -KNOT
PT NAILER RAILS
FINISH GRADE
PROVIDE MIN. 2" CLEARANCE
SIMPSON FB24B
CLIPS (INSIDE)
2x4x8' PT POST @ 8' O.C. MAX. -
APPLY TWO COATS OF OLYMPIC STAIN
COLOR: PER OWNER'S SELECTION r
SIZE CONCRETE FOOTING
PER FENCE HEIGHT
6'Solid Board Fence Detail
• To Scale)
SYMBOL
QTY.
DESCRIPTION
PLAY EQUIPMENT
L-6
Project Manager
MFW
oC�o
2
Playground Safety Sign (5-12 years)
Date 25 FEB. 2014
25
Phase
PUD Submittal #3
1
Xccent Play - Fusion Sidewinder Climber
i�
Model # 41575 (Use Area 22' Circular }
° -o-- o " 0
1
Xccent Play - Fusion Monarch Climber
Model # 42964 (Use Area 27'x 13' )
V
1
Xccent Play - Fusion Atom Climber
o
v
Model # 41660 (Use Area 20'x 23')
BENCHES
1
0 _ 1
4
Fairweather L-1 - 6' Backless Bench
— 2
46" Perforated Style Square Table
Inground Mt.- T46PERFPEDS
TRASH RECEPTACLES
�/j~err
3
Fairweather TR -2 Recycled Plastic
Trash Receptacle - 30 Gal.
O
3
Dogipot Pet Station - Aluminum
�G
#KDP1003 Embeded Mount
C.
`j
(Includes Welcome/Rules Sign)
DISTRIBUTOR / MANUFACTURER COLOR
Xccent Play - Order product thru Per Manufacturer
Cascade Recreation 1-888-280-8010
Xccent Play - Order product thru Per Manufacturer
Cascade Recreation 1-888-280-8010
Xccent Play - Order product thru Per Manufacturer
Cascade Recreation 1-888-280-8010
Xccent Play - Order product thru Per Manufacturer
Cascade Recreation 1-888-280-8010
Fairweather Site Furnishigns Weathered Wood
Recycled Plastic
Webcoat Products Inc.; Order prod. thru Brown
Sitelines Park & Playground Products
Fairweather Site Furnishigns
1-800-323-1798
Kay Park Recreation: Order product thru
Cascade Recreation 1-888-280-8010
l
":7 77---
Planning
f —Planning Division
AP E) RD OV@ D
By x� l
Date
NOTES
Install Per Manufacturer's
Specifications
Install Per Manufacturer's
Specifications
Install Per Manufacturer's
Specifications
Install Per Manufacturer's
Specifications
Install Per Manufacturer's
Specifications
Install Per Manufacturer's
Specifications
Weathered Wood Recycled Install Per Manufacturer's
Plastic and Black Frame Specifications
Aluminum -Green
Black Install Per Manufacturer's
Specifications
adOn�
STATE OF
WASHIN ON
REGI ED__„,
LAN0sC .. R ' TECTN
Kathleen Bi eader
Certificate No. 576
Scale
AS INDICATED
Designer
Sheet No.
MFW
L-6
Project Manager
MFW
Principal
R
of 7 Sheets
Date 25 FEB. 2014
25
Phase
PUD Submittal #3
i�
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Scale
AS INDICATED
Designer
Sheet No.
MFW
L-6
Project Manager
MFW
Principal
R
of 7 Sheets
Date 25 FEB. 2014
25
Phase
PUD Submittal #3
_1 — -1—: _,.... ,--:an, �;.,- „„,xs ,
-� - �a , , t, 4a V?1i -.
q 11
Iq VV44 I 14 Lei I �
CRITIAL AREA TREES
0 EXISTING CRITICAL AREA TREES TO REMAIN
*0 0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
IN CRITICAL AREAS
0 0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
(Trees on east portion of property only)
DEVELOPABLE AREA TREES
0 0 DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
REMOVED
0 EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE
0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED 01
DEVELOPABLE PORTION OF SITE
0
3 EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
2061 TREE NUMBER
POINTS- 423.36 TREE ELEVATION
ROW
20.15.M TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
F - Fir
SE
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
W
POP - Poplar
U)
W
n
NOTE:
z
TREES LOCATED IN THE THREE WETLANDS TO BE FILLED (11131,
W
'E' AND F-) WERE NOT CALCULATED AS "CRITICAL AREAS"
TREES. TREES WERE CALCULATED AS VIABLE OR DEAD,
oe
DISEASED, DYING OR DANGEROUS - SEE PLAN FOR TREE
DESIGNATIONS.
00
so 4"1 n Illn
0
T_
luqu V lu" %A" G1 %# U G1 %OF
1'. Total Number of Trees and Condition over 6" on Project Site per Arborist Report
(Greenforest Inc., dated Sept. 8, 2011) = 786 Total Trees
2a. Deductions for Existing Trees in Developable Area of Site:
Dead, Diseased, Dangerous or Dying = 151
Located in Proposed ROW = 18
TOTAL = 169
2b. In Critical Areas:
Viable Trees in Critical Areas to Remain = 103
Trees that will be Removed per Wetland Creation as shown on plan per
DR Strong Variance Request (but are not deducted in these
calculations = (24)
Dead, Diseased, Dangerous or Dying Trees pre Wetland Creation = 50
9 Trees Removed for Wetland Creation = 41 Total DDD Trees Remaining)
TOTAL = 153
Total Number of Excluded Trees = 321
3. Subtract line 2 from line 1 = 465 Viable Trees on Site
4. Retained trees calculation:
.1 x 465 = 46.5 Viable Trees Required to be Retained
5. Number of Existing Viable Trees to be Retained = 40
6. Trees to be Replaced = 7
7. Caliper inches Required = 84"
8. Number of 2" Replacement Trees Required = 42
Conclusion:
Over (100) 2" Caliper trees are proposed for this project site as street trees, parking
lot trees, accent plantings and open space trees. This total is above and beyond
what is proposed in the wetland areas.
EXISTING TREE TO BE
REMOVED EXISTING VIABLE TREE TO REMAIN
DRIP LINE OF EXISTING A:
TREE TO REMAIN 'J
;427
'21 0* 1427 1426 a
"n VEKLA' I *22-9Q 4.
21 0.1
416- 41 _4201 W-8 /5 6
'1 12. t. 0 P
R. 4J
1522
REL
J:�,_ Y6
Y
1523 1 K3
20 4-20
7 sly;, " �Y_yl
------- J LMR& 64
A.3.1
0 .13
V.
42&46
4,20.12
1524 '16.12.LAUREL
,53.276.01,Ui
L 1525 '18.131AUREL A M,
420.01
'14.18.LAUREL
1526
BUBBLE AREA INDICATES CRITICAL A E,AS B IN 1540
1527 11,165 '2,,
2,
4,19.64 4,20.75
-10.71AU�q_ 24.12.M M
REMOVED� SEE: 4 �'
18. 66
-ION REPORT & 1528
1. WETLAND MIT GA7
4,20.00
(Sewall Wetl6nd C)mlting, dated Sept. 2Q12) AALAPREL
11.1'COT 1562
2. JUSTIFIC.TION for t�e VARIANCE RE(?UEsT 1529
1541
d Aine 12 201') *25.30 421. 67
REPO�RT-��PLANcq��R. tron date u '12.22.COT
_J 9418�_ i :1 156
LU
4 11555
'353 52
_MCL
MCWSTER
STATE OF
WASHIN -,.ON
l j I- #t__ REGIS RED
u LAN98CA G ffECT
422.61\ 1577 e_e e
1542 14.24.F 4M.43 16.50 �� E)
�-A=1!12 '1&19.COT COT Kat leen adle Reader
t
M7.101 4,29.64 Cer ifi a No. 576
4MMCIOT 1543 41 IM.?T 4M.30
42&19 W T 42934-AM31 16, ....... -4- &10.M-
1544 .20.24.F i57a 1651 'ILI'%)NI2.20.F
1530 4,25.00 1652
421.92
AR, '12.14.COT
'dw - 20.36.F 4,24.5a
13 rz I I ".COT 15W
> 4,2&19
'10.14.COT 1579
El Q&3a
lQ47, 11 &T
EXISTING TREE TO BE iw
� 4,23.47 '12.1&COT 3
184a 12ILCED 1581 1
3 '12.16.COT 4,2&27
L REMOVED '10.14.CO 1593
1b 1547 11591
-------- "181 4,29AG
42 A &11.CC
20.&M 4,29.68
151 Wi2 1555 4 9 l5ae &11.00T ft/
'41 ,$,4 .50,�, 4,24.25 4,21185 4,27.56 *27.93 10. COT A5a7
IX I
,1,610.00T 4,29 T
'12.16.COT '10.14.COT 1553 &10.COT If6"
I" e . 4,28.33
W 1550 1554
151!2 ETLAND "F" 6' '10.14.COT
414 15
7
�12.13.COT CATEGO'RY 3 1559 *27.77
IPDO Ia64 1553 42.
1�1 1 10 4,22.43 4,24.46 4,27.49
'10.20.COT *29.72
4,
ax ';' 1511 i4sACOT
EA 1591 ':�Q. 4,95 4,16.69 411&09 1 la" 1849
1680
R F '12-14.COT '12.1&COT '16.20.COT
-151 15.00
4,14.31 + T/ 1512 420.0a 4.20.84 4,29.17
i2.%.00T
1499 1 4,14.44 1505 4,17.72 1554 5.
&10.COT 4,22.93
tiff
-444. 9. 1845 .51
-11I.COT
-,&�".COT 10. COT *20.20 - . 8% 1,169
fl,,� 1 1 1675
V, '10.9.AL .21
4,14,11 4", 4,26.82 &&COT 1676
&&COT �29
5
T
��I!Mi2
51 0.77 23.44
507 0.9. di, eta
I - dle.8 42e, 7 94
1844 M&COT
5.11,CDT
7
-4. 1 2 1850 1654 1557 1& COT &M
416.97 10.11.00T 4,22.84 23.78 1861 C=
OT
&&COT '12.14.00T 2.18.0
-0 7, 425.1K
4115.57 %6 12.16.00T '22Bi
1503 '10 -9 -COT 416.76 1509 I0.7.al0-C_0T---I8W T
*21.51 1558 25.74 2.14.CO 1689 U
C-�,J 4,R&84
A117,15 12.14.00T 15M ANI.CoT
*23.33 423.70
4,114. J,' 5 3.6. m43
&COT 4,20.56 '12.16.COT
517 T &�-\M
'14.14.COT EXISTI G VIABLE TREE 169Q Q.)
428.28 i2
-1841 1700,
4,19.04 23 TO BE REMOVED 1683 '10.14. T
j!Z 427.028 C)
1842 *28,03 z
684 420AW .0;6'12.7.A 0
\_A0.9.c0T &6.HEM 1779 it _6�
le\ lZj9l7 im W.M I
19 '916 41611 425.42 1685
1 1704
'12.16.COT 4,28.99 T
�115 7 �j�0.&H�M la5a 1780 QJ
0. T �12'.?ZCOT 12.91COT 42200 24.73 1692 0
1839 (A4.1540T 6.08 1 A
a 418,96 .9.M 1703 U
P.M, �26.79 4,26.02
0.7.COTII 1 A UAW -'12.9.COT - 775 COT
1782 424.3a
1& 2 *29.36 WO.001 E
M.99 ...... C) (L)
918
424_1531�*COT 1777 cio.9.m Z 0
L 418.,30 11 -1 - _� � - p I E)
*25 85.
8.6.M 41
'7
1914 1809
(. �19.82 1783 a25!721/// '12.1ii 1694
-6.14.COT 4,24.30 '14.7.M
31L
12219 4.23.26
1924 i &38 '12.12.COT '10.&COT
925 MGM - El '10.6.AL P25.
414.79 14 41 1657 111695 -J2.15. T
'10. QPT�',
2 4,21.93 1810 10.14,COT
2.1l.CQT
lIP34
1700 00
95 G HITC&
10.&COT
6ieco-1 17051 0 0
CtOIT 4,25.30 F k I -
12 'IZ16. T
(�14.39 1836 1784 6A--4 0
417.58
1892 2-12.CCIT Lit IBM- -AfaffoT 4,24.79
T
IP12 10.&COT
1746 1696
4,15-064,15.28 QZ68 4,26.32
1891 16.15.(AIT9.CoT 1,25.44
4.16 '1 G.AL 0
1780 20.11.101
(_�iia.coT
CFJw�24 21
4!4
COT
1858 1741, 4.00T i�x
r 4,21.85 *Ii.,i4
1896 '1112.A 1739
1890 4115. COT 1537 M.COT *41
1 7 .56 '47247!87
404.23
'12.11.,COT .10.6.00T 1� 4,24. 1745 '12.16 GOT #,27.Jj15.40 1697
427.53 2&1 MCCIT Glyof
42 .35
_04.29 417. '1 14.1 787 r-1743
--- - 1832 1813 1740 *26.49 1698
*25.05
4,13.71 4"COT 10.11.COT 1908,-, '14.8.COT O.&H 1747 VCOT -,12.28.COT '16.7.k
27.11
J EXISTING VIA�L� 1786
-1758
99 26.73 6.&M
1899 19*M ion
IBM 4,14.69 -TREE TO REM 114 '14. M i,10.A ning i
*15-07
-&&COT ------- 35
J2"7 1752
% 1867 1 CY57 Q 66DOT 422.00
61 A
4,13.64 D6 *".COT 2& 26.2*.F
22
O.&A I
0
1900(),".., 21 �Ji
42&69 B
4,25.59 176
DRIP LINE OF EXISTING
1903 2MF
ACOT 105 1790 &7.00T 1752 A
V, 3.47 \ Z
10.10."m 8115 4,2438
1884 1883 &M TREE TO REMAI .11 4,25.91 1753 '145.'M
42&37
V444 411472 4,15.21 1905
4,17.61 1791 '10 -10 -COT 26.24.F 1760
A7.37
- City of V antati
isal 1879 16 I&F
1764
3A �?Zol
L�J 1O.N&ZO
96 L FF I Plonoing Division
187 E M L_ 1 1821170 424.47 1754 1
12. 183 1765 '1110.A
M low 4,17.42 la27
.10. 28.1 6
-'f2.10.COT- 419-45 l8ts-_ 1. FEU'2 6 20,14
le JS4 14.13.COT I G.F '\J1 KHEM --- ---
OT 2541 Y2 07
1822\ MSTER
.1 . 2.00T 30 1824 017 8 92 17
18 1869 �A4.10.COT 6.F 216M
("'120.32 88 &28 _P110.
T \AMCOT 18256'.1221M.T M 1793
18.COT .60 079 '�28.32
MT�
1�_ ra-24-160 0 -MOT - - - - 4A�
`-EXISTING DEAD, DISEASED, DYING OR
\--EXISTING TREE IN
ROW
DANGEROUS TREE IN PROPOSED ROW TO
TO BE REMOVED
BE REMOVED
SE
172nd STR
1: A 'I
X* :A 1. 41
A-'
A
4
Tree Retentmion Plan= West
Scale
I" = 201 - 011
DesIgner Sheet No.
MFW
Project Manager
MFW
PrInTBR
SCALE. 1'�--20'-O" Date of 4 Shuts
25 FEB. 2014
0 10, 20' 40' PUD Submittal #3
1 Proiect No.
i
e
EXISTING DEAD, DISEASED, DYING OR EXISTING REMOVED TRE TO BE
E� ISTING VIABLE TREE TORE AIN
' DANGEROUS TREE TO BE REMOVED
- - I - I Retention Legend
242 ' 1423. &32 425 410 51
� 2413 / P2'&30.M
428: 'i2 M o.ze cm �2,.ea
�� s.taM /
CRITIAL AREA TREES
0 EXISTING CRITICAL AREA TREES TO REMAIN
2455 22.
MCCM 2435
... v'
Jr
I1
130.63 MCCLsTER /+ /38 36°
2458 �2 43�so 30.20.M 2415,., 0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
2, 6 \ tSzoM �7 a .: BUBBLE AREA I DICATES Ci-�� 'I'DAL'!AREAS BEING 428.08 24,6 !26.77 \,,.,...., ,"i,4,'a. IN CRITICAL AREAS
REMOVED -SEE: 16.aM 12.&M
1'&.30.F:. ��
2463 3y34.f56ED o 2.4x6 2417 �A °:.�_ •8\ 0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
}.,.2.70
171 3 1. WETLAND MITIGATION REPORT & PL -ANS �M 24. F 2420 --- --�" 4 eta W- POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
1622 2470 2461 a4.ao. ( p property Y)
2423 4.27.59 Trees on east onion ofonly)
(Sewall We C®n� Iting, ,dated Sept. 2012) 2449 \\429.°9
�33 52 !3237 d
100.30
12 CED \ �4.24.F �s .. _ ...
Mcu,STER 16•�� 2 JUSTIFICTION for he VARIANCE REQUEST =; •:
REPORT & `PLANS (D.R. Strbng, dated June 12, 20144L
2439 ..,Q! --- -- -----� �, DEVELOPABLE
2443 121.91 \� o 8 M 1. ,.
Ll 1731 439M 4. .M` _ 0632 207e .�,•.. 2 4.62 0 DEAD, DISEASED, DY
2489 530.619 430.82 2440 isi87F 244" %\\�� `� 4,27.09
a442 12 1aa. REMOVEDE
IN OR DANGEROUSTREES
2&AL 12{lt t10.14.M +}31 88 :,, . - , Z881-• 388248724 '-i �M'��1 M agcy,
% 14.10.M �S.3a68 t733 2 6. 1533
COT �3a55 s • 4 2082 :•� ;...,• 2400
4.14.COT +s;,,.4
428 2 • '0 ' 27.28 0 EXISTING VIABLE TREES TO BE REMOVED -LOCATED ON
30 10.1 H 7\�0.&CED I&t� �i
_.
1&14.AL
�t30.62• 2441 ...a.6.0 DEVELOPABLE PORTION OF SITE
7 6.10 Al ,x.44 \ \\
;�
6.t0.1d18 283
Mt218.CED - 2 _ ••,o
1732 \
2 t•?8-10
\2CLUSTER ~ AL
�/� 1595 �. / \ 2443 NO -PW �' 4'F- -"?� ►,., - r 0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED O
U c / - `` ems \42ew ° DEVELOPABLE PORTION OF SITE
Mct�usrER
1�COT V, � � w� ,
• Q,i 428.444 /
1735 1727 1 ?073 �\
,��4. '.
a. \J28.70 _ '18.,0:x! 072�1C�.Y1 ITER
'14.1 q 429.99 / a \� •. �.
MCLUSTER �?� 1729 2014 /' / \ 25.17
' 1593 ��' 129.A 429.75 2071 CCLUSTER
429.68 EXISTING TREE TO B_ �� -
�29.88 811. T 12.7.AL 1 F 25.41
a.11.COT R E M O V E �'�' �o m d �\ ���icxLusTER2074
423".101
010 4.6.M
4.27.11 / w O \
1592 � �
:�58 1737 1738 f� -� !'� _, 2011•
66 , COT 417.5 ,27.47 4 % 426.90 \
1 &COT , '� &COT w �" w ` \
2009 y y s
279'x/
\ / 07
M2
8283074 4
3
2061
. .COT CCUSTR
WETLAND- „D
It,
o
ATEG RY _
1659 1723
c. k
27.66 ,�
i427.78 2C
9�51 ,a1&COT / AREA = 7671 /50 'FT. 4'
1 10.11. 1992
069
16 r I 3
C425.34
0 v. &1 CAT
T \
l $R 2
ISTR
.14.A 1725 1726
25
k v w s a
42813!, 1✓
425.79 � �' 25 4w9
/ 430.'
"15,15.007 4,25.97 5.12.0071724 12.&COT
\\
R
1860 4.1&CDT
427.88 � ,� � •� s. �i �- :�, --•=,-_-=- �.� w• w � -+ v .r =� v �i �w �- w • r � / e�
14.1&F
1889 1707 "� a 087
\�p28.75 y
121 .A
f&7 M 8 9 T X28 61 v s r s _ 1998 M 2040 25.79
y y i\ Patio 428.87
\� •, �.,.�� MCCLUSTR
� `�.,.-6.30.M 1709 1978 t27. ��•'' � 1
189Q 1661 il 427.88 12 1 199.7. - 2&2Q M 25 89 `
-"7.88 42 9 ®� MCCLUSTR 2058
*2& 1976
170 1211.F y v - - 14.10.M 16.7PM \� 2&27 1991 \�
' 41991 .-.
\ 427.03 ✓ - 425.76 �^-�
427 6 1704 s 197828 20.15.M 2036 2il:17� 90
M 4, � �2�Od11�
10. w c v y
425.7 1705 ef2� 2037 110.M
1692 810. 5.95 1710 14.12 AL �'
\428.3, O 2085 : N
426.79 , 1703 8 7.COT 979 1995
�f27.52! 1721 1977 70 '., 1., 8 431.12 &424.26
10.14. \425.72
1222 COT - `�"-2Q.20.M ' X20. O.M MCLUSTER '16.12.M
/ 810 COT j . . ,,; ., ,. 0161 - 1996 121M 24.20.M
,702 UJ
4 42538 EXISTING TREE TO BE ,eao892038 2083 ._
1 ,& 10.,4.00 \ „ A - REMO_�L� 1986 CLUSTER t� � �
`5 8 1720 428. 20.20.M 2039 '14 &M
1694
428.14 ,1 15. T \ \ 112M
18.&M 1985 \ 434.59 J
S 197�4'SQ-: (` .- 4(34 \ J 4
428.31 1.
1700 w 127.M !��
'1205 1711 i ..h.08 54
425 48 F
'12.20.CQT G 121&F 222M -
/ 1712 � 25.89 �- 1987 2014.
v T-
,B.Sa�1
170,
ttggggpp
424.33 O 00 2'eM
8 9.COT 4ZB,y N
1 0.16
12f\30T \• 1968
28.5 oz
1798 .20 F {34,53 fl
1718 \ 72��M �14.10.M \ 1989 '14.9.AL -. _ -- .. 42413
�/ 18.130 Q Z
I 4.Cal �y� M 75 1981 4l U. ✓O 2°49 - 14.9
*25.68 6.2&F 987 435.56 1984
1&1,.M 08 20.12 M 435 04 18.9.M :030 2033 I
1715 81 10.7.AL 96b /2033
6.&M 2. _
`'398 5 43538 10.110.AL /42 3&M r
3 7.M 423. 1799 f & 20.14.M P
20.,5 A T ; 43�i - - -
435.54 \2041
1M 1968 16.8 M �� �� 130 24 M 2043
i1q 2.M 2050 108 "S
{O .x..24.
1807 1808 436.: 197, 1983 18.1 M 12157 2020 -33.2 \
• 438.7 85 4.6 M 231 14.&M - . I 182042 38 M s J
p 1973
Ccn ;2.� -I&,2A EXISTING TREE TO 19365 C-12
,7 3 A Isw 43 REMAIN 6
AL
1762 X30.
424.38 I 768 1 20.11.M
"14.7.M \21.81 \ 4
4.t0.A \C) 1804 • 04
33 �8.M 18 9 CHERRY ta80 435.65 1954\\ 2&M 1955 { �i(f34.14
'313�y
-- - .
•,..._
!.HEM 12.1o.A 30.1&M
,764 \FF�� 1 3 EXISTING TREE IN OW r
--4 VVETL,aND E' 1859
a�h2 „ TO BE REMOVED 201 2016 • 2045 �2°a16
1765 12.10.A CATEGORY 04.80
177 10.6.AL
AREA = 68 SO. 2772 ' .
I _ 421. DRIRL-I. E OF EXISTING EXISTING DEAD, DISEASED, f�YING OR o'�o z°46
_..__
1 - - ,953
36 - DANGEROUS TREE IN PROPOSED ROW TO�:a�r5
1.26 TREE TO RE AIN --q' \�xcLusTER _ - 25 2°.,O.M 204a 1,�.
,770 4.,O.A ' �i10.7.M BE REMOVED ._.8 MATCH INE2o 24.,6.
^427.12 •: 19.98
� 52_ nom. ;✓20.&
°.&M cp�qoLUSTER See e e t TR=4 °' __
001 _40,7 o.o, r 1>isr�
a\nom
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE P' CHIT�CT
thIq �Ot 1 RLL
1►Division
F� AVE
Byr
Date
SCALE: 1"--20'-O"
0 10' 20' 40'
City of Flenton
P_
rEff' 2 6 2014
scale
Ill =20'-0"
Designer Sheet No.
MFW
Project Manager
MFW
Princ[ BR
Date 25
of 4 Sheets
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
0 EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
2061 TREE NUMBER
POINTS-- • 423.36 TREE ELEVATION
,
20.15.M TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
""
F - Fir
HEM - Hemlock
•
M - Maple
vy�!e
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
0
U
V)
aU
C)
C�e
u
UJ
0
r .
0
city„t� sce.
1►Division
F� AVE
Byr
Date
SCALE: 1"--20'-O"
0 10' 20' 40'
City of Flenton
P_
rEff' 2 6 2014
scale
Ill =20'-0"
Designer Sheet No.
MFW
Project Manager
MFW
Princ[ BR
Date 25
of 4 Sheets
25 FEB. 2014
Phase
PUD Submittal #3
Project No.
11031
CRITIAL AREA TREES
0 EXISTING CRITICAL AREA TREES TO REMAIN51 IV 41
- *12- &30.m
11
2410
2389
0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED 15
*D ILI 1�1 2.1
IN CRITICAL AREAS 142�90 2385 11
*fi 4.39
A 016AL
0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR 239a 14,
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
41.60
K, (Trees on east portion of property only) (a,36.1
41
DEVELOPABLE AREA TREES 111 41 41
0 DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE WETLAND B
0 �ATEc&Y
REMOVED 4,
AR LA �: 30,736 SQ. FT,
(,�ITHIN PROPERTY) 237?
0 EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON 1 1 a3
DEVELOPABLE PORTION OF SITE 2399 • .62 M. A
A&AL �237
/*...
44%
0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED ON 1<-3yi0-M 7
**4
DEVELOPABLE PORTION OF SITE 2400
0 :.1533
33
.AL
EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
EXISTING DEAD, DISEASED, DYING
OR DANGEROUS TREE TO REMAIN IN
CRITICAL AREA
EXIS N
'X T
- i
REMAIN
EXISTING VIABLE TREE TO REMAIN IN
CRITICAL AREA
22812282
Re. zz- 6.11COT
41 ,V IV `41
7
T
-31 T i,, III
230 4
r 3 4 91, jki414 _110! I
11!
9
IV T 11ho Add(&s
, k_ 1;1 1
9.
22W7133t 'St'
?,331 ........ I 'I? 11V t, 50 23115/�
1 ....... 1$ ✓1 �� 407.
C=STO 2284 I-A2.&AL
. -11 40O
2321 1. -17n -1 -1 `,, 1!, 141 11�1 ,
2. G.F 2312
2279
2 M-60
f L16.m D or
69
2290.N,,/
...... :- - I ( )"4C.AL ns: e
a -I.. 1.4
4W
4.20.Mfir l
4
2320_--1_1-28
-
A
now
'W 229" 7285
2318 0:jW,-1f 2.12.CED 4 IV - 141
'1= 2278
r1k ,v -v
2. 'il ' + v V
49.4a
.0 4% 1�2
........ Or .0132
2288
It I. I" I. "'@b dt
4M30
R _�a r9e.99
ts
ral trq 0,
'16.07 a._41 e,,, o
16.11AL
W
irrr
""st------- kq
NV 4"
2
'O:•FTLAND L. 6
MIA
BUNER �,22731
j -I-\ V I, 11�1 41 � *
6,0&04 WETLAND 1'r a
AM f, CAT GOR 2 j!
__,22.1&MAP It, - 14, 1,,, 1�1 'L, IV D
2329 2298 EXIS�NG VIABLE TREE TO RE AIN AREA �= 30,IY36 SQ. FTS'
6.71 (WITHINv PROPERT STATE OF
-.02AL y),
WASHINGTON
4.9.M
11, Al s v y 'I' REGISTERED
2218 V�/Z 2219 2253 /1
`1V 14, P - - 131 1 j
.52 'IV✓
ILI, LANDSCAPE At-,CHI,TECT
2271 DEC III,
I - -FK. - I \� y 1%,
------ 2336
0
•..... 1527 2269 .6
LU L- .... 4 1: i `\4w 6 ,,,
2220
%\k e`�.\, ir+:'. - •'p �._'° i""\ 2221�,,/-
4.10.17 031 Kot E3 di y k or
J
2061 TREE NUMBER
POINTS- 423.36 TREE ELEVATION
20.15A TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood 2051
� 36
F - Fir 0
HEM - Hemlock
M - Maple 2M
MCCLUSTER - Multi -Trunk Maple C.-�2&90 /
MCCW
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2056 *2&80
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"12124 .22AL 11A V '41 I�l anning Division
EXISTIN VIABLE TREE'TO'REMAIN .85
cA
21a5
IN CR ICAL AREA (#2086) 6- 2123 10 WETLA&,A[1P) [P 'D [0
&63
t,17.25 &16.A- EXISTING V BLE TR E (OUTSIDE ��l 982 CATb� 2
'EXISTING VIABLE TREE"(IN" 4? 2141 &
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I 5e
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A �1 7.62 (WITHIN PR([%toy)
6.YrAL 2137 ED PER NE WETLA 4.4a 41 CHY of Flenton
TO BE REMOVED PER N_, 6.7.DEC �3 AL
21al
6 f4 IV
✓213 AL 4.40 Planning Division
6 2130x. CREATION 2183 10.AL .56
E A R AT 'j,, &16.COT
W TJL IND CRE "'IQ N ,(Per q,(, 06.06 - 2193
-jI6.7.DEC 1 & _4�
V 41 IV &04 2198 0.31
N, I,
DRS Variance,Request, AL 2. AL &5a 2195 &AL FEBAd ZU14
.26 ,--%2179 217a
dated j2VJyH'e,,2J01,3�1 -V 9.47 fl,
7. "V 'I, , 40&08
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V �4.10.AL
1292.611
EXISTING VIABLE TREE TO REMA
EXISTING VIABLE TREE TO REMAIN IN CRITICAL AREA
l
NEWLY CREATED WETLAND AREA EXISTING DEAD, DISEASED, DYING Scae Ill 201 011
OR DANGEROUS TREE TO REMAIN IN Designer MFW Sheet No.
41I CRITICAL AREA Projed Manager
rinc MFW
P
6 R
SCALE: 1'r--2V-0"Date 25 FEB. 2014 of If Sheets
0 10' 20' 40' re e Retentimon Plan East Wctland Phase PUD Submittal #3
Protect No.
11031
tl
M
I
U
Ah Ah A
f�'& b"Valk
CRITIAL AREA TREES
/P 0 EXISTING CRITICAL AREA TREES TO REMAIN
0 DEAD, DISEASED, DYING OR DANGEROUS TREES LOCATED
IN CRITICAL AREAS
0 TREES IN EXISTING CRITICAL AREAS TO BE REMOVED OR
POTENTIALLY EFFECTED BY WETLAND CREATION ACTIVITY
(Trees on east portion of property only)
DEVELOPABLE AREA TREES
0 DEAD, DISEASED, DYING OR DANGEROUS TREES - TO BE
REMOVED
0 EXISTING VIABLE TREES TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE
0 EXISTING VIABLE TREES IN ROW TO BE REMOVED - LOCATED ON
DEVELOPABLE PORTION OF SITE
3 EXISTING VIABLE TREES TO REMAIN AFTER CONSTRUCITON
2061 TREE NUMBER
POINTS- 423.36 TREE ELEVATION
20.15.M TREE CALIPER & SPECIES
SPECIES:
A or AL - Alder
COT - Cottonwood
F - Fir
HEM - Hemlock
M - Maple
MCCLUSTER - Multi -Trunk Maple
POP - Poplar
D-Kisfing Trele & VegetatiOn
Detail -
(Not To Scale)
City of Renton 4.4-130 Tree Retention and Land Clearing Regulations -
Before and During Development.
All trees and tree stands proposed for retention and supplemental tree plantings shall be
protected before and during site development and construction through adherence to the
following requirements:
1. A tree protection area shall be designed to protect each tree or tree stand during site
development and construction. The tree protection areas shall conform to the approved
tree conservation plan or affidavit.
2. Tree protection areas may vary widely in shape, but must extend a minimum of three feet
beyond the existing tree canopy area along the outer edge of the tree stand, unless
otherwise approved by the City of Renton.
3. Tree protection areas shall be added and clearly labeled on all applicable site
development, plats, and construction drawings, submitted to the City of Renton.
4. Temporary fencing shall be erected along the outer edge and completely surrounding the
tree protection area. Fences shall be constructed of chain link and at least four feet high,
unless the City of Renton authorizes another type of fencing. The fencing shall be posted
with signage clearing identifying the tree protection area. The fencing shall be maintained
and in place until the City of Renton authorizes its removal.
5. No clearing, grading, filling, or other development activities shall occur within the tree
protection area, except where approved in advance by the City of Renton and noted in the
tree conservation plan.
6. No vehicles, construction materials, fuel, or other materials shall be placed in tree
protection areas. Movement of any vehicles within tree protection areas shall be
prohibited.
7. No nails, rope, cable, signs, or fencing shall be attached to any tree proposed for
retention.
8. If the grade level around a tree is to be raised, a dry rock wall or rock well shall be
constructed around the tree. The diameter of this wall or well must be at least equal to the
diameter of the tree plus an additional 5 feet.
9. The grade level around the tree may not be lowered within the greater of: (1) the area
defined by the drip line of the tree at time of development; or (2) an area around the tree
equal to 1 foot in diameter for each 1 inch of tree diameter as measured 1 foot above
pre-existing grade at time of development, unless a registered landscape architect,
certified arborist or certified nursery professional determines that the long term health of
the tree will not be significantly harmed.
10. Trenching and other activities within or adjacent to tree conservation areas that may cut or
damage the roots of trees proposed for retention shall be prohibited unless recommended
by a professional forester, certified arborist or licensed landscape architect, and approved
by City of Renton. When such activities are permitted, at a minimum the following
requirements shall be adhered to:
a. Before backfilling, roots over one inch in diameter shall be cut cleanly to remove any
ripped or jagged edges that may be present.
b. Exposed roots shall be covered with burlap or other similar material and shall be
sprinkled or otherwise kept damp until backfilling is complete.
11. The City of Renton may approve the use of alternate tree protection techniques if the
trees will be protected to an equal or greater degree than provided by this Chapter. (See
City of Renton 4-4-130 Tree Retention and Land Clearing Regulations for more
information regarding tree protection.)
84818
44842TIP-91
D
4(_0.91
848518.D
.29.38
8500 0-=2rzU
30-18.20.M
849., EXISTING DEAD. DISEASE�D�
431.72 DYING OR DANGERO S T E
'12-11D
BE REMOVED
8490 ,
TO
8487 756 31.64 429.59
8488 431. -a1 (1--1&M 30-28.1&M 8533
12-6. 4 34 8537 A
243227 C 87, pp 52 428.81
..5--8.&10.D 85;14.M r20-1 b
EXISTING VIABLE TREE R
O BE REMOVED ' 2&6 b
9`set2
/ 8529 H
Q 2A-�M8�5,38 �I
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8531
8499 2a
32 98 :3203 2 -7 -M22 -26.M
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8547 8548
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76 l 4,31.19 8539
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'EXISTING DEAD, DISEASED, DYING R
*25. 7AIOVE
DANGEROUS TREE TO BE RE
ti 5.68
8 M X8556 _
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8561 '--,20-15.24.M p
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s79 EXISTING TREE TO BE REMOVED p
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8511
Manning Division
�C°PpD=
By � / t
Date
SCALE. 1 "=20'-0"
0 10' 20' 40'
adOd�
STATE OF
WASHINGTON
REGIST�XED
LANDSCAP FACH TECT
P
KBttt e Beadi"By k der
Certificate No:�5 6
8573
!
�2!
a
d
2242s�1
-26.M H
9574
8511
Manning Division
�C°PpD=
By � / t
Date
SCALE. 1 "=20'-0"
0 10' 20' 40'
adOd�
STATE OF
WASHINGTON
REGIST�XED
LANDSCAP FACH TECT
P
KBttt e Beadi"By k der
Certificate No:�5 6
CIN of Flentain
Planning Division
Scale
r'-201-0°
Designer Sheet No.
MFW
Project Manager
MFW
PrincipalB R
DateK of 4 Sheets
25 FEB. 2014
Phase
PLID Submittal #3
2 1
s
U
V
V)
E
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r
�►
U
0
v
.�
00
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V
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CIN of Flentain
Planning Division
Scale
r'-201-0°
Designer Sheet No.
MFW
Project Manager
MFW
PrincipalB R
DateK of 4 Sheets
25 FEB. 2014
Phase
PLID Submittal #3
4
J
■
12,013 SQ. FT.
1620
1
i nQ1Q
16,012 5Q FT.
11.1%
C14
10,248 SQ FT.
023%
TOTAL IMPERVIOUS SURFACE COVERAGE:
158 13 5Q FT.
w1 aw
rw. x:'#
OCCUPANCY INFORMATION:
ALL APARTMENT 5UIDING5 ARE "R-2" OCCUPANCIES.
THE RECREATION BUILDING IS A "B" OCCUPANCY.
R-14 DEVELOPMENT STANDARDS:
MAXIMUM ALLOWED BUILDING HEIGHT: 30'
BUILDING SETBACKS FROM PROPERTY LINES:
FRONT YARD: 8' TO BUILDING: 5' TO PORCH OR 1' TO STOOP: IS' TO GARAGE
SIDE YARD: 4' MINIMUM
REAR YARD: 12' MINIMUMi EXCEPT WHEN ABUTTING COMMON OPEN SPACE, THEN 4'
IMPERVIOUS SURFACE AREA: 8590 MAX.
TREE RETENTION. 10% OF SIGNIFICANT TREES -SEE TREE RETTENTION PLANS
OPEN SPACE REQUIRED:
OPEN SPACE REQUIRED (SECTION 4-2-1150:
COMMON OPEN SPACE: 350 SF PER UNIT
PRIVATE OPEN SPACE: 250 SF PER UNIT
COMMON OPEN SPACE REQUIRED (SECTION 4-2-115):
350 SF x 162 UNITS = 56,100 5F MIN,
PRIVATE OPEN SPACE REQUIRED (SECTION 4.2-115):
250 5F x 162 UNITS = 40,600 SF MIN.
NOTE: FOR DEVELOPMENTS THAT DO NOT PROVIDE PRIVATE YARDS, AN ADDITIONAL
50 50. FT. OF OPEN SPACE PER UNIT SHALL BE PROVIDED. THIS OPEN SPACE 15 IN
ADDITION TO THE REQUIRED AMOUNT OF COMMON OPEN SPACE.
TOTAL MINIMUM OPEN SPACE REQUIRED (SECTION 4-2-115):
COMMON OPEN SPACE: 56,100 SF + 40,600 SF = 91,300 SF
TOTAL OPEN SPACE PROVIDED: 113,198 SQ. FT. SEE SHEET 052 FOR CALCULATIONS
SITE INFORMATION
SITE INFORMATION:
THERE 15 NO EXISTING DEVELOPMENT ON SITE. 51TE IS VACANT.
GRO55 SITE AREA: 469,023.55 SQ. FT,
ROADWAY DEDICATIONS: 24,559.61 5Q FT.
NET SITE AREA: 444,463.88 SQ. FT.
EXISTING WETLANDS: 51,815 SQ. FT, 11.1% OF NET SITE
SEE WETLAND MITIGTION PLANS FOR WETLAND AREA INFORMATION
SEE LANDSCAPE PLANS FOR OPEN SPACE AREA CALCULATIONS
SITE COVEAGES (NET SITE):
BUILDING COVERAGE:
12,013 SQ. FT.
1620
PAYING COVERAGE:
16,012 5Q FT.
11.1%
SIDEWALK COVERAGE:
10,248 SQ FT.
023%
TOTAL IMPERVIOUS SURFACE COVERAGE:
158 13 5Q FT.
35.6%
LANDSCAPE SPACE (PERVIOUS SURFACE):
286,529 SQ FT.
64.40
3276 REGISTERED
ARCHITECT
E. IENNIS 'IEE
STATE OF WASHINGTON
E,Dennis Riebe
ARCHITECT
9675 SE 36th ST. SUITE 105
MERCER ISLAND, WASHINGTON 98040
v v V v
PARKING ANALYSIS
PARKING REQUIREMENTS (MIN AND MAX):
1.0 STALLS PER 1 BEDROOM UNIT
1.4 STALLS PER 2 BEDROOM UNIT
1.6 STALLS PER 3 BEDROOM UNIT
56 UNITS x 1.0 PER UNIT = 56 5TALL5
88 UNITS x 1.4 PER UNIT = 123 STALLS
18 UNITS x Ifo PER UNIT = 29 STALLS
TOTAL REQUIRED PER CODE 208 STALLS
NOTE: THROUGH THE PUD PROCESS, MODIFICATIONS TO CODE REQUIREMENTS MAY BE
GRANTED. THI5 PROJECT WAS GRANTED A MODIFICATION TO THE PARKING REQUIREMENTS
TO PROVIDE NOT LE55 THAN 200 STALLS.
BICYCLE PARKING:.5 SPACES PER UNIT 162 UNITS x .5 PER UNIT = 81 STALLS
PARKING PROVIDED:
GARAGES:
ADA ACCESSIBLE GARAGES:
DRIVEWAYS:
OPEN STALLS:
STANDARD (9'40', 9'x23' ,s PARALLEL)
COMPACT (64o"x16')
HANDICAP (8'x20' W/ 5' AISLE)
TOTAL OPEN STALLS
TOTAL PARKING PROVIDED:
BICYCLE PARKING PROVIDED:
GARAGES: 41
INSIDE BUILDING: 36
TOTAL: 63
42
�
4
81
21
4
106
200 STALLS
RIEBE & ASSOCIATES,INC.
ARCHITECTURE PLANNING
1123 MAPLE AVENUE SW - SUITE 270
RENTON, WASHINGTON 98057
PH: (425)226-5344 FAX: (425)226-5344
EMAIL: EDRIEBE®MSN.COM
0
rj 1
Planning
a.f ,
APPROVED
By
Date
Wme
i` l ing Oivision
FE8°2 6 2014
EL a
UNIT AND BUILDING
BLDG +�
:•EIAIH;,•
2 BEDROOM
TOTAL
FOOTPRINT
2 nd FLR
AREA
=all
TOTAL
AREA
BLDG
HEIGHT
A
4,380 SQ FT
Effieffiffimmm
5,152 SQ FT
5099 SQ FT
10,251 SQ FT
21'-5 5/8"
B
'
�mwmmmmmmmm©0
1,002 SQ FT
1,110 SQ FT
1,986 5Q FT
16,098 SQ FT
30'-61/4""
C
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 SQ FT
1819 SQ FT
14050 SQ FT
32'-3 3/8"
D
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 5Q FT
1,819 SQ FT
14,050 SQ FT
28'-41/2"
E
5,462 SQ FT
1,540 SQ FT
1002 5Q FT
1,110 5Q FT
1,986 5Q FT
16,098 5Q FT
28'-8 3/8""
G
4,911 SQ FT
1,044 5Q FT
5,955 SQ FT
6,216 5Q FT
1,819 SQ FT
14,050 SQ FT
23--111/6"
H
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 5Q FT
1,819 5Q FT
14,050 SQ FT
21'-0 3/8""
J
4,91150 FT
1,044 50 FT
5,955 SQ FT
6,216 SQ FT
6,216 SQ FT
18,501 SQ FT
31'-8 3/8"
K
4,380 5Q FT
112 SQ FT
5,152 5Q FT
5096.5 5Q FT
5,013111 5Q FT
15,345 SQ FT
L
4,380 SQ FT
112 SQ FT
5,152 SQ FT
5096.5 SQ FT
5,096.5 SQ FT
15,345 50 FT
36'-13114"
M
4,380 5Q FT
112 SQ FT
5,152 5Q FT
5096.5 5Q FT
5,096.5 SQ FT
15,345 5Q FT
34'-10"
N
4,380 SQ FT
112 50 FT
5,152 SQ FT
5096.5 5Q FT
5,096.5 SQ FT
15,345 5Q FT
34' -Ii 1/4"
RECREATION
2,414 5Q FT
2,414 5Q FT
2,400 50 FT
19'-3 1/8"
TOTALS
59,853 SQ FT
12,160 SQ FT
12,013 SQ FT
11,085 SQ FT
31,910 5Q FT
180,934 SQ FT
NOTE: INCLUDED IN THE AREA CALCULATIONS ARE THE INTERNAL COMMON STAIR AND HALL SYSTEMS.
CONSTRUCTION INFORMATION:
ALL BUILDINGS WILL BE TYPE V -B CONSTRUCTION.
BUILDING "A" WILL HAVE AN NFPA 13R FIRE SPRINKLER SYSTEM.
ALL OTHER RESIDENTIAL BUILDINGS WILL HAVE AN NFPA TYPE 13 FIRE SPRINKLER SYSTEM.
BUILDING INFORMATION
BLDG +�
Ist FLR
UNITS
1st FLR
GARAGES
TOTAL
FOOTPRINT
2 nd FLR
AREA
3 rd FLR
AREA
TOTAL
AREA
BLDG
HEIGHT
A
4,380 SQ FT
112 SQ FT
5,152 SQ FT
5099 SQ FT
10,251 SQ FT
21'-5 5/8"
B
5,462 5Q FT
1,540 50 FT
1,002 SQ FT
1,110 SQ FT
1,986 5Q FT
16,098 SQ FT
30'-61/4""
C
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 SQ FT
1819 SQ FT
14050 SQ FT
32'-3 3/8"
D
4,911 SQ FT
1,044 SQ FT
5,955 5Q FT
6,216 5Q FT
1,819 SQ FT
14,050 SQ FT
28'-41/2"
E
5,462 SQ FT
1,540 SQ FT
1002 5Q FT
1,110 5Q FT
1,986 5Q FT
16,098 5Q FT
28'-8 3/8""
G
4,911 SQ FT
1,044 5Q FT
5,955 SQ FT
6,216 5Q FT
1,819 SQ FT
14,050 SQ FT
23--111/6"
H
4,911 SQ FT
1,044 SQ FT
5,955 SQ FT
6,216 5Q FT
1,819 5Q FT
14,050 SQ FT
21'-0 3/8""
J
4,91150 FT
1,044 50 FT
5,955 SQ FT
6,216 SQ FT
6,216 SQ FT
18,501 SQ FT
31'-8 3/8"
K
4,380 5Q FT
112 SQ FT
5,152 5Q FT
5096.5 5Q FT
5,013111 5Q FT
15,345 SQ FT
L
4,380 SQ FT
112 SQ FT
5,152 SQ FT
5096.5 SQ FT
5,096.5 SQ FT
15,345 50 FT
36'-13114"
M
4,380 5Q FT
112 SQ FT
5,152 5Q FT
5096.5 5Q FT
5,096.5 SQ FT
15,345 5Q FT
34'-10"
N
4,380 SQ FT
112 50 FT
5,152 SQ FT
5096.5 5Q FT
5,096.5 SQ FT
15,345 5Q FT
34' -Ii 1/4"
RECREATION
2,414 5Q FT
2,414 5Q FT
2,400 50 FT
19'-3 1/8"
TOTALS
59,853 SQ FT
12,160 SQ FT
12,013 SQ FT
11,085 SQ FT
31,910 5Q FT
180,934 SQ FT
NOTE: INCLUDED IN THE AREA CALCULATIONS ARE THE INTERNAL COMMON STAIR AND HALL SYSTEMS.
CONSTRUCTION INFORMATION:
ALL BUILDINGS WILL BE TYPE V -B CONSTRUCTION.
BUILDING "A" WILL HAVE AN NFPA 13R FIRE SPRINKLER SYSTEM.
ALL OTHER RESIDENTIAL BUILDINGS WILL HAVE AN NFPA TYPE 13 FIRE SPRINKLER SYSTEM.
M _ 1 :
ft, IN
RENTON, WASHINGTON
Eel-opri :4
ISSUED 6/20113
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