HomeMy WebLinkAboutP_Cascade Crest Civil & Landscape Plans_260713_v130
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RENTON 98056
(PARCEL A)
TPN: 092305-9124
FRANK YE
3401 NE 12TH STREET
RENTON 98056
(PARCEL B)
TPN: 0923
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FOUND BRASS TACK IN CONC, IN
CASE, DOWN 2.1'
(NORTH 1/4 CORNER SEC. 9-23-5)
(CITY OF RENTON CONTROL #1304)
(HELD FOR POSITION)
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(CITY OF RENTON CONTROL #0159, EL=415.95)
(HELD FOR ROTATION)
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
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DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
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PROJECT NO. 26005
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BASIS IF BEARINGS
N88°00'31"E BETWEEN FOUND MONUMENTS AT THE NORTH QUARTER S09-T23N-R5E
AND THE NORTHEAST CORNER OF SAID SECTION PER CITY OF RENTON CONTROL
NETWORK.
REFERENCES
1.RECORD OF SURVEY RECORDED UNDER KING COUNTY RECORDING NUMBER
7810179006.
LEGAL DESCRIPTION
LAND SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON, DESCRIBED AS
FOLLOWS:
PARCEL A:
THE EAST 135 FEET OF THE NORTH 151.90 FEET OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING
COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WITHIN THE NORTHEAST
12TH STREET RIGHT OF WAY; ALSO EXCEPT THE EAST 30 FEET FOR THE ROAD AS CONVEYED
TO THE CITY OF RENTON BE DEED RECORDED UNDER RECORDING NUMBER 5335383.
PARCEL B:
THE WEST 134 FEET OF EAST 269 FEET OF THE NORTH 5 ACRES OF THE WEST HALF OF THE
NORTHWEST QUART OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH,
RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, EXCEPT SOUTH 115 FOOT OF THE
EAST 124 FEET; ALSO EXCEPT THAT PORTION LYING WITHIN SOUTHEAST 112TH STREET.
SITUATED IN KING COUNTY, WASHINGTON.
RESTRICTIONS
PARCEL A:
1.THIS SITE IS SUBJECT TO MINERAL LAND RESERVATIONS AND EXCEPTIONS
CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: AUDITORS
FILE NUMBER 51717 AND ANY MODIFICATION AND/OR AMENDMENT BY
INSTRUMENT WITH KING COUNTY RECORDING NUMBER 4450143. (NOTHING TO
PLOT, NOTED HERE)
2.THIS SITE IS SUBJECT TO A WIRE POWER TRANSMISSION LINE EASEMENT, AS
DISCLOSED BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NUMBER
4450143. (NOTHING TO PLOT, NOTED HERE)
3.THIS SITE IS SUBJECT TO CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR
ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY
RECORDED UNDER KING COUNTY RECORDING NUMBER 781079006. (NOTHING TO
PLOT, NOTED HERE)
PARCEL B:
1.THIS SITE IS SUBJECT TO A WIRE POWER TRANSMISSION LINE EASEMENT, AS
DISCLOSED BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NUMBER
2791462. (NOTHING TO PLOT, NOTED HERE)
2.THIS SITE IS SUBJECT TO MINERAL RESERVATIONS AND EXCEPTIONS, AS DISCLOSED
BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NUMBER 2791462.
(NOTHING TO PLOT, NOTED HERE)
3.THIS SITE IS SUBJECT TO CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR
ENCROACHMENTS CONTAINED OR DELINEATED OF THE FACE OF THE SURVEY
RECORDED UNDER KING COUNTY RECORDING NUMBER 7810179006. (NOTHING TO
PLOT, NOTED HERE)
NOTES
1.ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM FIRST
AMERICAN TITLE INSURANCE COMPANY ORDER NUMBERS 4244-4234009 AND
4244-4332980 DATED DECEMBER 05, 2025. IN PREPARING THIS MAP, CORE
DESIGN, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS CORE
DESIGN, INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY
OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED
FIRST AMERICAN TITLE INSURANCE COMPANY ORDERS . CORE DESIGN, INC. HAS
RELIED WHOLLY ON FIRST AMERICAN TITLE INSURANCE COMPANY'S
REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND
THEREFORE CORE DESIGN, INC. QUALIFIES THE MAP'S ACCURACY AND
COMPLETENESS TO THAT EXTENT.
2.THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING
ON JANUARY 20, 2026. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS
RECOVERED FOR THIS PROJECT IN JANUARY, 2026.
3.PROPERTY AREA = 39,008± SQUARE FEET (0.8955± ACRES).
4.ALL DISTANCES ARE IN US FEET AT GROUND LEVEL.
5.CONTOUR INTERVAL = 2 FEET.
6.ELEVATION AND/OR CONTOUR INFORMATION SHOWN HEREON IS GENERATED
FROM DIRECT FIELD OBSERVATION. SAID INFORMATION MEETS US NATIONAL
MAPPING STANDARDS AND IS ACCURATE TO WITHIN ONE-HALF THE CONTOUR
INTERVAL.
7.BOUNDARY INFORMATION SHOWN HEREON IS GENERATED FROM DIRECT
OBSERVATION OF CONTROLLING MONUMENTATION AND INTERPRETATION OF
RECORD DESCRIPTIONS AND OTHER EVIDENCE. TOPOGRAPHIC INFORMATION
SHOWN HEREON IS RELATED TO THE BOUNDARY BY DIRECT FIELD OBSERVATION
FROM CONTROLLING MONUMENTATION.
8.THIS IS A FIELD TRAVERSE AND GNSS SURVEY. A THREE SECOND COMBINED
ELECTRONIC TOTAL STATION AND GNSS UNIT WITH WSRN CORRECTIONS WERE
USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE
CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE
TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL
MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT
ACCORDING TO MANUFACTURER'S SPECIFICATIONS.
9.UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE
UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE OR
AS MARKED BY 811 OR OTHER UTILITY LOCATING PROVIDERS ARE SHOWN HEREON.
UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY.
UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN
SURFACE EVIDENCE OF UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES
NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE
BEEN TAKEN FROM PUBLIC RECORDS. CLIENT UNDERSTANDS THAT CORE DESIGN
ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS OR PAINTED
UTILITY LOCATIONS.
SHEET INDEX
ELECTRICITY/NATURAL GAS:
PUGET SOUND ENERGY
BOT-01H
P O BOX 91269
BELLEVUE, WASHINGTON 98009
1-888-321-7779
CABLE/INTERNET:
AT&T: 855-925-1072
XFINITY: 844-543-2478
UTILITY CONTACTS
T.B.D.
TESC SUPERVISOR
DESIGN STANDARDS
LAND USE:RDH (RESIDENTIAL HIGH DENSITY)
ZONING:RMF (RESIDENTIAL MULTI-FAMILY)
OVERLAY:URBAN DESIGN DISTRICT B
FRONT SETBACK:20'
SIDE YARD SETBACK:5'
REAR YARD SETBACK:15'
MAX WALL PLATE HEIGHT:32'
MAX IMPERVIOUS:75%
MAX BLDG. COVERAGE:35%
SITE INFORMATION
JURISDICTION:CITY OF RENTON
PARCEL NUMBERS:0923059124, 0923059135
SITE ADDRESS:3401 NE 12TH ST
1161 OLYMPIA AVE NE
EXISTING SITE AREA:39,008 SF (0.90 AC)
ROW DEDICATION AREA:2,774 SF (0.06 AC)
PROPOSED SITE AREA:36,234 SF (0.83 AC)
TOTAL PROPOSED UNITS:22
PROPOSED BLDG COVERAGE:9,996 SF (28%)
PROPOSED IMPERVIOUS AREA:27,176 (0.62 AC)
PROPOSED PERCENT IMPERVIOUS: 75%
APPLICANT
BOB WENZL
TUSCANY CONSTRUCTION
PO BOX 2170
RENTON, WA 98056
206-714-6707
CITY OF RENTON, WASHINGTON
CASCADE CREST APARTMENTS
SITE PLAN REVIEW SITE
VICINITY MAP
1"=2000'
1" = 50'
HORIZONTAL CONTROL DIAGRAM
P01 TITLE SHEET / HORIZONTAL AND VERTICAL CONTROL PLAN
P02 PRELIMINARY SITE PLAN
P03 EXISTING CONDITIONS
P04 PRELIMINARY ROAD, GRADING & UTILITY PLAN
P05-P06 PRELIMINARY ROAD PROFILES
P07 PRELIMINARY ROAD SECTIONS
L1.01 PRELIMINARY TREE RETENTION PLAN
L2.01 PRELIMINARY LANDSCAPE PLAN
L2.02 LANDSCAPE SCHEDULE & NOTES
L2.31 LANDSCAPE DETAILS
CUT:274 ± C.Y.
FILL:569 ± C.Y.
NET: 295 ± C.Y. (FILL)
* QUANTITIES ARE PRELIMINARY AND
APPROXIMATE. CONTRACTOR TO VERIFY.
EARTH WORK
TRASH
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SEE ROAD
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Δ=87°46'43"
L=16.85
BLDG 1 BLDG 2
BLDG 4
BLDG 3
TRASH/DUMPSTER
STORAGE LOCATION
NE 12TH STREET
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20' BSBL
60'
EX ROW
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TPN: 092305-9135
FRANK YE
1161 OLYMPIA AVENUE NE
RENTON 98056
(PARCEL A)
TPN: 092305-9124
FRANK YE
3401 NE 12TH STREET
RENTON 98056
(PARCEL B)
EXISTING BUILDING TO
BE REMOVED (TYP)
EXISTING TREE TO
BE REMOVED (TYP)
EXISTING TREE TO
REMAIN (TYP)
EXISTING BEARING
AND DISTANCE (TYP)
NEW BEARING AND
DISTANCE (TYP)
A A
ADA PARKING
SPACES
SEE PARKING LOT
SECTION SHEET P7
10' ROW
LANDSCAPE
SETBACK
10' ROW
LANDSCAPE
SETBACK
ALL EXISTING
HARDSCAPE ON -SITE
TO BE REMOVED
B
B
SEE PARKING LOT
SECTION SHEET P7
20
'
8'
16
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24
'
PARKING SPACE
DIMENSIONS (TYP)
24'
24'
PROPOSED PERVIOUS
CONCRETE (TYP)
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
P
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DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
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SITE INFORMATION
TOTAL EXISTING SITE AREA 39,008 SF
TOTAL ROW DEDICATION AREA 2,774 SF
TOTAL PROPOSED SITE AREA 36,234 SF
TOTAL BLDG SQUARE FOOTAGE 22,000 SF
TOTAL BLDG FOOTPRINT AREA 9,996 SF
LOT COVERAGE 28%
ALLOWED FRONT YARD SETBACK 20'
ALLOWED SIDE YARD SETBACK 5'
ALLOWED REAR YARD SETBACK 15'
PROPOSED FRONT YARD SETBACK 20'
PROPOSED SIDE YARD SETBACK 5'
PROPOSED REAR YARD SETBACK 15'
PARKING STALLS REQUIRED 35
PARKING STALLS PROPOSED 35
SETBACK LINE
SITE LEGEND
PROPOSED CONCRETE
PROPOSED PAVEMENT
PROPERTY BOUNDARY
RIGHT OF WAY
PLANTER AREA
PROPOSED PERVIOUS CONCRETE
WWWWWWWWWWWWW
DEC-8
/
7
/
5
"
DEC-1
9
"
P-14"
P-23"P-15"
C-7"
DEC-2
5
"
F-48"
DEC-9
"
B-6"
DEC-2
4
"
F-37"
DEC-4
X
6
"
AP-12
/
1
2
/
1
1
"
AP-19
"
DEC-9
"
DEC-3
4
"
CMBMB
MB
MB
C
C C
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/
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/
/
/
XXX
X
X
X
X
X
X
X
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X
X
X X X X
X
X
X
XXX
CM
G
G
G
G
G
G
G
G
GGGGGGGGGGGCM
CM CM CM CM CM CM CM
CM CM CM
CM
CM
CM
CM
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/
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/
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C
O
H
P
T
O
H
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
OHPTOHPTOHPTOHPTOHPTOHPTOHPTOHPTOHPTOHPOHP
OH
P
T
OHPT
OHPTOHPT
OH
P
T
OH
P
T
OH
P
T
OH
P
T
O
H
P
T
OHP
T
OH
P
T
OH
P
T
OH
P
T
///
///
SS SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
??
WWWWWWWWW
WWWWWWW
WWWWW
WWWWWWWWWWWW
WW
W
W W W W W
W
W
W
W
W
W
W
W
SD N88°00'31"W 2625.57 (BASIS OF BEARINGS)
30
.
0
2
30
.
0
2
178.92
208.23
134.10
135.10
N0
0
°
1
3
'
4
8
"
W
1
5
2
.
0
1
N0
0
°
1
3
'
4
8
"
W
N0
0
°
0
9
'
1
0
"
W
N88°00'31"W 134.10
N88°00'31"W 105.08
N0
0
°
1
3
'
4
8
"
W
1
2
1
.
9
9
N0
0
°
1
3
'
4
8
"
W
1
2
1
.
9
9
N0
0
°
1
3
'
4
8
"
W
1
8
6
.
9
4
N88°00'28"W 124.09
N0
0
°
1
3
'
4
8
"
W
1
1
5
.
0
9
N0
0
°
1
3
'
4
8
"
W
3
0
2
.
0
2
30.02
1969.22
4
0
6
4
0
8
4
1
0
4
1
2
4
1
4
4
1
6
4
1
8
4
2
0
4
2
2
4
2
4
4
0
4
4
2
6
4
2
8
4
3
0
43
2
4
3
4
4
3
6
4
3
8
43
8
440
440
4
4
0
4
4
0
438
43
6
440
440
4
4
0
N88°00'28"W
10.01
4
9
43
8
438
4
4
0440
N0
1
°
2
1
'
0
9
"
E
OHPTOHPT
438.8
439.4
439.1
436.8
436.5
437.4
437.1
438.6
439.1
441.2
440.5
441.0
441.1
441.3
441.3
440.8
440.3
437.2
440.4
438.4
FOUND BRASS TACK IN CONC, IN
CASE, DOWN 2.1'
(NORTH 1/4 CORNER SEC. 9-23-5)
(CITY OF RENTON CONTROL #1304)
(HELD FOR POSITION)
NE 12TH STREET
MO
N
R
O
E
A
V
E
N
U
E
N
E
OL
Y
M
P
I
A
A
V
E
N
U
E
N
E
MO
N
R
O
E
A
V
E
N
U
E
N
E
TPN: 092305-9135
FRANK YE
1161 OLYMPIA AVENUE NE
RENTON 98056
(PARCEL A)
TPN: 092305-9124
FRANK YE
3401 NE 12TH STREET
RENTON 98056
(PARCEL B)
SDMH #8377, TYPE II
RIM EL=440.84
12"CONC(S)IE=431.49
12"CONC(E)IE=431.49
SDMH #8347, TYPE II
RIM EL=438.79
8"CONC(S)IE=434.09
12"CONC(W)IE=433.94
12"CONC(N)IE=433.84
SSMH #8407
RIM EL=438.71
8"CONC(N)IE=431.36
SSMH #8406
RIM EL=440.52
8"CONC(S)IE=430.17
8"CONC(E)IE=430.07
SSMH #8405
RIM EL=441.04
6"PVC(N)IE=420.59
6"PVC(S)IE=420.59
6"PVC(S)IE=420.59
8"CONC(W)IE=420.49
SSMH #8451
RIM EL=425.37
8"CONC(E)IE=416.97
8"CONC(W)IE=416.77
0.3 (CLF)
0.5 (VBF)
APPROX WATER LINES
SHOWN PER ASBUILTS
GATE
GATE
GATE
GATE
GATE
GATE
GATE
KEYSTONE BLOCK WALL
"NO PARKING"
"BUS STOP"
D/WD/WD/WD/W
6' VBF
4'
H
W
F
4'
H
W
F
4'
H
W
F
6'
V
B
F
6' VBF
6'
V
B
F
6'
V
B
F
6'
V
B
F
6'
V
B
F
6' VBF 5' VBF
4' CLF 4' CLF 4' CLF
4' CLF
4'
C
L
F
4' CLF 4' CLF
4'
C
L
F
4' CLF
4' CLF
5'
V
B
F
5' VBF 5' VBF
FENCE CORNER FOUND
0.9' S & 0.6' E OF
PROPERTY CORNER
LOCATION
FENCE SWITCHES
FROM 5' TO 6' VBF
CLF CORNER FOUND
0.5' N & 0.3' W OF PC LC
0.1 (VBF)
CLF END FOUND 0.3' N
& 1.1' E OF PC LC
VBF ANGLE POINT
FOUND 0.2' S & 0.6' W
OF PC LC
CLF "T" FOUND
1' N & 1' W
OF PC LC
VBF ANGLE POINT FOUND
0.1' S & 2.2' E OF PC LC
FENCE CROSSES
PROPERTY LINE
CLF CROSSES
PROP LINE
FENCE "T" FOUND
0.1' S & 0.5' W
OF PC LC
VBF ENDS
0.9' S & 0.9' W
OF PC LC
0.6 (CLF)
4'
C
L
F
4'
C
L
F
4'
C
L
F
5'
V
B
F
0.8
0.7
2.0
0.5
0.3
1.5
0.4
1.61.7
0.5
2.6
2.6
3.5 3.5
0.5
0.4 (CLF)
0.7 (VBF)
0.2
0.4
1.2
1.8
1.3
0.6
1.1
SHED
SHED
GARAGE
ONE-STORY WOOD
FRAMED HOUSE
ONE-STORY WOOD
FRAMED HOUSE
ONE-STORY WOOD
FRAMED HOUSE
0.9
SIDE SEWER LOCATION
PER AS-BUILTS
SIDE SEWER LOCATION
PER AS-BUILTS
SIDE SEWER LOCATION
PER AS-BUILTS
APPROX CENTER 7'
WIDE DUCT BANK PER
UTILITY LOCATES
CB #8426, TYPE I
RIM EL=407.48
8"PVC(W)IE=405.38
FOUND BRASS TACK IN CONC,
IN CASE, DOWN 1.4'
0.1' N OF CALC'ED POSITON
TPN: 0923
0
5
-
9
1
7
3
OBRIEN
3327 NE 12
T
H
S
T
R
E
E
T
RENTON 98
0
5
6
TPN: 09230
5
-
9
1
9
4
RENTON G
R
E
E
N
S
PORTFOL
I
O
L
L
C
1151 OLYM
P
I
A
A
V
E
N
E
RENTON 9
8
0
5
6
30'
30'
30
'
30
'
30
'
SITE BENCHMARK
EL=438.81
TREE DRIP LINE (TYP)
SPOT GRADE (TYP)
N88°00'28"W
105.08
COVERED WOOD DECK
N0
0
°
5
9
'
0
2
"
E
3
3
2
.
7
1
4 3
9 10
FOUND 4"X4" CONC. MONUMENT WITH 2" BRASS
DISC WITH PUNCH, IN CASE, DOWN 0.60'
(NE CORNER SEC. 9-23-5)
(CITY OF RENTON CONTROL #0159, EL=415.95)
(HELD FOR ROTATION)
UN
I
O
N
A
V
E
N
U
E
N
E
N0
0
°
5
9
'
0
2
"
E
1
6
3
1
.
1
1
CITY OF RENTON HORIZONTAL
CONTROL #1894
CITY OF RENTON HORIZONTAL
CONTROL #0716
0
SCALE: 1" =
603015
30'
C
LEGEND
D/W
CLF
VBF
HWF
SS
SD
W
G
CM
OHPT OVERHEAD POWER/COMMUNICATIONS
GAS PIPE
WATER PIPE
STORM DRAINAGE PIPE
SEWER PIPE
HOGWIRE FENCE
VERTICAL BOARD FENCE
CHAIN LINK FENCE
DRIVEWAY
LOCATION
PROPERTY CORNER
UNDERGROUND COMMUNICATIONS
AP-
DEC-
B-
P-
C-
F-
CNF-
TREE - EVERGREEN
TREE - DECIDUOUS
CONIFER
FIR
CEDAR
PINE
BIRCH
DECIDUOUS
APPLE
BENCHMARK, AS NOTED
FOUND SURVEY MONUMENT, AS NOTED
FOUND SURVEY MARKER, AS NOTED
SET SURVEY MARKER, AS NOTED
FOUND NAIL & WASHER, AS NOTED
SET NAIL & WASHER, AS NOTED
SEWER MANHOLE
SEWER CLEANOUT
MB
MAIL
MAILBOX
MAILBOX KIOSK
SIGN, AS NOTED
COMMUNICATIONS PEDESTAL
TELEPHONE PEDESTAL
COMMUNICATIONS MANHOLE
POWER METER
GUY ANCHOR
LIGHT POLE
UTILITY POLE
GAS METER
GAS VALVE
HOSE BIB
WATER METER
WATER VALVE
FIRE HYDRANT
CULVERT END
STORM DRAINAGE CLEANOUT
YARD DRAIN
STORM DRAINAGE MANHOLE
CATCH BASIN TYPE II
CATCH BASIN TYPE I
FENCE
EDGE OF ASPHALT
CONCRETE
X
//////
LC
PC
VERTICAL DATUM
NAVD88 PER GNSS OBSERVATIONS.
ORIGINATING BENCHMARK
CITY OF RENTON VERTICAL BENCHMARK 0159, VERIFIED BY GNSS.
ELEVATION=415.95
PROJECT BENCHMARKS
REBAR WITH RED PLASTIC CAP STAMPED "CORE CONTROL" SET ON THE NORTH SIDE OF NE 12TH STREET.
ELEVATION=438.81
HORIZONTAL DATUM
NAD83 WASHINGTON STATE PLANES, NORTH ZONE, US FOOT.
BASIS OF BEARINGS
N88°00'31"E BETWEEN FOUND MONUMENTS AT THE NORTH QUARTER S09-T23N-R5E AND THE NORTHEAST CORNER OF SAID SECTION PER CITY OF RENTON
CONTROL NETWORK.
REFERENCES
1.RECORD OF SURVEY RECORDED UNDER KING COUNTY RECORDING NUMBER 7810179006.
LEGAL DESCRIPTION
LAND SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON, DESCRIBED AS FOLLOWS:
PARCEL A:
THE EAST 135 FEET OF THE NORTH 151.90 FEET OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 5
EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WITHIN THE NORTHEAST 12TH STREET RIGHT OF WAY; ALSO EXCEPT THE
EAST 30 FEET FOR THE ROAD AS CONVEYED TO THE CITY OF RENTON BE DEED RECORDED UNDER RECORDING NUMBER 5335383.
PARCEL B:
THE WEST 134 FEET OF EAST 269 FEET OF THE NORTH 5 ACRES OF THE WEST HALF OF THE NORTHWEST QUART OF THE NORTHEAST QUARTER OF SECTION 9,
TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, EXCEPT SOUTH 115 FOOT OF THE EAST 124 FEET; ALSO EXCEPT THAT PORTION
LYING WITHIN SOUTHEAST 112TH STREET. SITUATED IN KING COUNTY, WASHINGTON.
EXCEPTIONS CONTAINED IN TITLE
PARCEL A:
1.THIS SITE IS SUBJECT TO MINERAL LAND RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY:
AUDITORS FILE NUMBER 51717 AND ANY MODIFICATION AND/OR AMENDMENT BY INSTRUMENT WITH KING COUNTY RECORDING NUMBER 4450143.
(NOTHING TO PLOT, NOTED HERE)
2.THIS SITE IS SUBJECT TO A WIRE POWER TRANSMISSION LINE EASEMENT, AS DISCLOSED BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING
NUMBER 4450143. (NOTHING TO PLOT, NOTED HERE)
3.THIS SITE IS SUBJECT TO CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE
SURVEY RECORDED UNDER KING COUNTY RECORDING NUMBER 781079006. (NOTHING TO PLOT, NOTED HERE)
PARCEL B:
1.THIS SITE IS SUBJECT TO A WIRE POWER TRANSMISSION LINE EASEMENT, AS DISCLOSED BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING
NUMBER 2791462. (NOTHING TO PLOT, NOTED HERE)
2.THIS SITE IS SUBJECT TO MINERAL RESERVATIONS AND EXCEPTIONS, AS DISCLOSED BY INSTRUMENT RECORDED UNDER KING COUNTY RECORDING
NUMBER 2791462. (NOTHING TO PLOT, NOTED HERE)
3.THIS SITE IS SUBJECT TO CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED OF THE FACE OF THE
SURVEY RECORDED UNDER KING COUNTY RECORDING NUMBER 7810179006. (NOTHING TO PLOT, NOTED HERE)
NOTES
1.ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM FIRST AMERICAN TITLE INSURANCE COMPANY ORDER NUMBERS
4244-4234009 AND 4244-4332980 DATED DECEMBER 05, 2025. IN PREPARING THIS MAP, CORE DESIGN, INC. HAS CONDUCTED NO INDEPENDENT TITLE
SEARCH NOR IS CORE DESIGN, INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND
DISCLOSED BY THE REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY ORDERS . CORE DESIGN, INC. HAS RELIED WHOLLY ON FIRST AMERICAN
TITLE INSURANCE COMPANY'S REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE CORE DESIGN, INC. QUALIFIES
THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT.
2.THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 20, 2026. ALL SURVEY CONTROL INDICATED AS
"FOUND" WAS RECOVERED FOR THIS PROJECT IN JANUARY, 2026.
3.PROPERTY AREA = 39,008± SQUARE FEET (0.8955± ACRES).
4.ALL DISTANCES ARE IN US FEET AT GROUND LEVEL.
5.CONTOUR INTERVAL = 2 FEET.
6.ELEVATION AND/OR CONTOUR INFORMATION SHOWN HEREON IS GENERATED FROM DIRECT FIELD OBSERVATION. SAID INFORMATION MEETS US
NATIONAL MAPPING STANDARDS AND IS ACCURATE TO WITHIN ONE-HALF THE CONTOUR INTERVAL.
7.BOUNDARY INFORMATION SHOWN HEREON IS GENERATED FROM DIRECT OBSERVATION OF CONTROLLING MONUMENTATION AND INTERPRETATION OF
RECORD DESCRIPTIONS AND OTHER EVIDENCE. TOPOGRAPHIC INFORMATION SHOWN HEREON IS RELATED TO THE BOUNDARY BY DIRECT FIELD
OBSERVATION FROM CONTROLLING MONUMENTATION.
8.THIS IS A FIELD TRAVERSE AND GNSS SURVEY. A THREE SECOND COMBINED ELECTRONIC TOTAL STATION AND GNSS UNIT WITH WSRN CORRECTIONS
WERE USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS
OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIFICATIONS.
9.UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND
SURFACE OR AS MARKED BY 811 OR OTHER UTILITY LOCATING PROVIDERS ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE
APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE EVIDENCE OF UTILITY LOCATIONS BUT MAY
CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CLIENT
UNDERSTANDS THAT CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS OR PAINTED UTILITY LOCATIONS.
C
A
S
C
A
D
E
C
R
E
S
T
A
P
A
R
T
M
E
N
T
S
P
R
E
L
I
M
I
N
A
R
Y
P
L
A
T
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
A
-
X
X
-
X
X
X
X
1-30-26
WWWWWWWWWWWWWWWW
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/
/
/
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/
G
G
G
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G
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G
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GGGGGGGGGGGG
GGGGG
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/
///////////////
//////
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///
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SSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
WWWWWWWWWWWWW
WWWWWWWWWW
WWWWWWW
WWWWWWWWWWWWWWWWWWW
W
W
W
W
W
W
W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
30
.
0
2
30
.
0
2
IN CASE, DOWN 1.4'
0.1' N OF CALC'ED POSITON
TPN: 0923
0
5
-
9
1
7
3
OBRIEN
3327 NE 1
2
T
H
S
T
R
E
E
T
RENTON 9
8
0
5
6
TPN: 0923
0
5
-
9
1
9
4
RENTON G
R
E
E
N
S
PORTFOLI
O
L
L
C
1151 OLYM
P
I
A
A
V
E
N
E
RENTON 98
0
5
6
W
W
W
W
21+00
22+00
23+00
24+00
25+00
26+00
27+00
32
+
0
0
33
+
0
0
34
+
0
0
35
+
0
0
1+
0
0
2+
0
0
2+
5
0
10+00
11+00
SD
SD
SD
4
2
0
4
3
0
440
44
0
4
1
6
4
1
8
4
2
2
4
2
4
4
2
6
4
2
8
4
3
2
4
3
4
4
3
6
4
3
8
SDSDSDSD
SD SD
SS SS
SS SS
SS
SS
SS
SS
SS
SS
SD
SD
SD
SD
SD
W
SDSDSDSDSDSDSDSDSDSDSDSDSDSD
W
SS SS SS
SS
SS
SS
SS
SS
SDSD
SD
SD
NE 12TH STREET
OL
Y
M
P
I
A
A
V
E
N
E
440
44
0
43
6
438
4
4
0
C
C
D D
SD CO 4
CB 9
CB 8
CB 5
CB 4
CB 3
CB 2CB 1 CB 7
CB 6
CB 10
SSMH EX 3
SSMH EX 4
SSMH EX 1
SSMH EX 2
CB EX 3
CB EX 2
SEE PARKING LOT
SECTION, SHEET P7
SEE ROAD SECTION, SHEET P7
SEE ROAD
SECTION,
SHEET P7
BLDG 1 BLDG 2
BLDG 4
BLDG 3
PROPOSED SEWER
SERVICE LINE (TYP)
PROPOSED MODULAR
WETLAND SYSTEM OR
APPROVED EQUAL
PROPOSED
DETENTION VAULT
7.5' LIVE STORAGE
BLDG 4 TO REUSE EXISTING
SEWER SERVICE LINE. CCTV
INSPECTION OF EXISTING
LINE REQUIRED TO CONFIRM
CONDITION IS ACCEPTABLE
FOR RESUSE.
PROPOSED FIRE
HYDRANT (TYP)
SD CO 1
SD CO 2
SD CO 3
SSCO 1 SSCO 2
SSCO 3
SSCO 4
43
8
440
442
PAD
441.0
PAD
441.0
PAD
439.0
PAD
439.0
PROPOSED UTILITY
TRENCH REPAIR PER
COR STD PLAN 110
CONNECT PROPOSED
SIDE SEWER TO
EXISTING SEWER MAIN
49
'
BLDG 3 &
4 FDC
PROPOSED DOMESTIC
WATER METER (TYP)
PROPOSED 10-INCH
WATER MAIN
PROPOSED RISER
ROOM LOCATED HERE
A A
B
B
20'
92
'
49'
CONNECT TO EXISTING 8-INCH WATER
MAIN (OR 12-INCH IF CITY UPGRADE
PROJECT IS COMPLETE)
CONNECT PROPOSED SIDE SEWER
TO EXISTING SEWER MAIN
PROPOSED HALF STREET
GRIND AND OVERLAY PER
COR STD PLAN 110.1
PROPOSED UTILITY TRENCH
REPAIR PER COR STD PLAN 110.1
PROPOSED DCVA FOR
FIRE SERVICE LINES
SEE PARKING LOT
SECTION, SHEET P7
PROPOSED RISER
ROOM LOCATED
HERE
BLDG 1
& 2 FDC
438
EXISTING FIRE
HYDRANT
CONNECT CB7 TO EXISTING
STORMWATER MAIN
CB 5
PRIOR TO CONSTURCTION CONTRACTOR
TO POTHOLE EXISTING GAS LINE TO
CONFIRM LOCATION AND NO CONFLICTS
WITH STORMWATER MAIN INSTALLATION
PROPOSED PERVIOUS
CONCRETE (TYP)
PROPOSED SPLASH BLOCK WITH 50' VEGETATED
FLOW PATH (TYP). 700 SF ROOF AREA MAX
SHALL BE DIRECTED TO EACH SPLASH BLOCK
PROPOSED SPLASH BLOCK WITH
50' VEGETATED FLOW PATH (TYP).
700 SF ROOF AREA MAX SHALL BE
DIRECTED TO EACH SPLASH BLOCK
EXISTING WATER METERS
TO BE REMOVED
EXISTING GAS LINE ON SITE TO
BE REMOVED/ABANDONED
(TYP)
5'
5'
16'
6'
WWWWW
SD
4
9
20+00
21+00
4
1
0
4
0
4
4
0
6
4
0
8
4
1
2
4
1
4
4
1
6
SDSDSD
CB 11
CB EX 1
CONNECT TO EXISTING
STORMWATER CB
5/
1
9
/
2
0
2
6
2
:
3
1
P
M
MS
T
E
F
A
N
S
S
O
N
J:
\
2
0
2
6
\
2
6
0
0
5
\
E
N
G
I
N
E
E
R
I
N
G
\
P
R
E
L
I
M
I
N
A
R
Y
\
S
H
E
E
T
S
\
2
6
0
0
5
P
4
.
D
W
G
P4
C
A
S
C
A
D
E
C
R
E
S
T
A
P
A
R
T
M
E
N
T
S
P
R
E
L
I
M
I
N
A
R
Y
P
L
A
T
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
A
-
X
X
-
X
X
X
X
MA
T
C
H
L
I
N
E
2
1
+
0
0
,
S
E
E
L
O
W
E
R
R
I
G
H
T
MA
T
C
H
L
I
N
E
2
1
+
0
0
,
SE
E
U
P
P
E
R
L
E
F
T
SD STORM PIPE
STORM STRUCTURE - TYPE 1 CB
SD
STORM STRUCTURE - TYPE 2 CB
EXISTING STORM PIPE
STORM PIPE FLOW ARROW
STORM LEGEND
STORM SERVICE
STORM VAULT EXTERIOR WALL
STORM VAULT INTERIOR WALL
SEWER LEGEND
WATER LEGEND
W WATER MAIN
WATER FITTING
EXISTING WATER PIPEW
SS SEWER PIPE
SEWER STRUCTURE
SEWER PIPE FLOW ARROW
EXISTING SEWER PIPESS
SS SS SEWER SERVICE
FIRE HYDRANT
WATER METER
SETBACK LINE
SITE LEGEND
PROPOSED CONCRETE
PROPOSED PAVEMENT
PROPERTY BOUNDARY
RIGHT OF WAY
PLANTER AREA
PROPOSED PERVIOUS CONCRETE
HORIZ. SCALE: 1"=20'
VERT. SCALE: 1"=10'
PARKING LOT B
420
430
440
450
460
420
430
440
450
460
10+50 11+00 11+49
-2.32%2.00%-2.00%
43
7
.
9
43
7
.
0
43
7
.
3
9
43
6
.
0
43
6
.
2
4
61LF 12" PVC @ 0.0103
TY
P
E
1
,
RI
M
4
3
7
.
4
3
CB
1
6"
I
E
4
3
3
.
1
2
(
N
)
12
"
I
E
4
3
2
.
6
2
(
E
)
TY
P
E
1
,
RI
M
4
3
6
.
0
5
CB
2
12
"
I
E
4
3
2
.
0
0
(
N
)
12
"
I
E
4
3
2
.
0
0
(
W
)
PROPOSED
GRADE (TYP)
EXISTING
GROUND (TYP)
EXISTING GRADE
@ ℄ OF ROAD B PROPOSED GRADE
@ ℄ OF ROAD B
GR
A
D
E
B
R
E
A
K
10
+
0
5
.
1
9
EL
:
4
3
8
.
4
3
GR
A
D
E
B
R
E
A
K
11
+
0
9
.
3
8
EL
:
4
3
6
.
0
5
GR
A
D
E
B
R
E
A
K
11
+
3
8
.
9
8
EL
:
4
3
6
.
6
4
HORIZ. SCALE: 1"=20'
VERT. SCALE: 1"=10'
PARKING LOT A
410
420
430
440
450
460
410
420
430
440
450
460
0+50 1+00 1+50 2+00 2+50
32+50
2.00%
4.12%
1.18%
-3.00%
GR
A
D
E
B
R
E
A
K
0+
1
2
.
3
6
EL
:
4
3
7
.
1
3
GR
A
D
E
B
R
E
A
K
0+
4
8
.
3
8
EL
:
4
3
6
.
0
5
GR
A
D
E
B
R
E
A
K
0+
6
0
.
3
8
EL
:
4
3
6
.
2
9
GR
A
D
E
B
R
E
A
K
1+
9
0
.
2
2
EL
:
4
4
1
.
0
6
PVI STA: 1+70.33
PVI EL: 440.82
20.00' VC
K = 6.81
BV
C
S
:
1
+
6
0
.
3
3
BV
C
E
:
4
4
0
.
4
1
EV
C
S
:
1
+
8
0
.
3
3
EV
C
E
:
4
4
0
.
9
4
43
6
.
1
43
6
.
0
8
43
7
.
1
43
7
.
9
2
43
9
.
4
43
9
.
9
8
44
0
.
2
TY
P
E
2
-
4
8
"
,
RI
M
4
3
7
.
6
4
CB
3
TY
P
E
2
-
4
8
"
,
S
O
L
I
D
L
O
C
K
I
N
G
L
I
D
RI
M
4
4
0
.
3
4
CB
5
12
"
I
E
4
2
5
.
4
5
(
S
)
12
"
I
E
4
2
5
.
4
5
(
W
)
TY
P
E
1
,
RI
M
4
4
0
.
3
8
CB
4
12
"
I
E
4
3
7
.
3
3
(
S
)
43LF 12" PVC @ 0.0126
TY
P
E
1
,
RI
M
4
3
6
.
0
5
CB
2
12
"
I
E
4
3
2
.
0
0
(
N
)
12
"
I
E
4
3
2
.
0
0
(
W
)
EXISTING
GROUND (TYP)PROPOSED
GRADE (TYP)
PROPOSED MODULAR
WETLAND SYSTEM (OR
APPROVED EQUAL)
RIM: 441.00
IE IN: 427.50
IE OUT: 425.70
92'
9'
24LF 1
2
"
P
V
C
@ 0.24
4
9
44LF 12" PVC
@ 0.0050
EXISTING GRADE
@ ℄ OF ROAD A
PROPOSED GRADE
@ ℄ OF ROAD A
HORIZ. SCALE: 1"=20'
VERT. SCALE: 1"=10'
OLYMPIA AVE NE
410
420
430
440
450
410
420
430
440
450
32+50 33+00 33+50 34+00 34+50 35+00 35+37
43
8
.
7
43
8
.
5
43
8
.
7
43
9
.
2
44
0
.
0
44
0
.
7
44
0
.
5
10LF 12" PVC
@ 0.1872
TY
P
E
1
,
RI
M
4
3
9
.
1
6
CB
6
12
"
I
E
4
3
4
.
8
0
(
E
)
6"
I
E
4
3
5
.
3
0
(
W
)
TY
P
E
1
,
S
O
L
I
D
L
O
C
K
I
N
G
L
I
D
RI
M
4
3
5
.
4
9
CB
7
12
"
I
E
4
3
2
.
9
7
(
S
)
12
"
I
E
4
3
2
.
9
7
(
N
)
12
"
I
E
4
3
2
.
9
7
(
W
)
168LF 12" PVC @ 0.0088
TY
P
E
1
-
4
8
"
RI
M
4
4
0
.
8
2
CB
E
X
3
12
"
I
E
4
3
1
.
4
9
(
S
)
99LF 12" PVC @ 0.0088
TY
P
E
1
-
4
8
"
RI
M
4
3
8
.
7
7
CB
E
X
2
12
"
I
E
4
3
3
.
8
4
(
N
)
TY
P
E
1
-
4
8
"
RI
M
4
3
8
.
5
7
SS
M
H
E
X
1
8"
I
E
4
3
1
.
3
6
(
N
)
154LF 8" PVC @ 0.0077
TY
P
E
1
-
4
8
"
RI
M
4
4
0
.
4
0
SS
M
H
E
X
2
8"
I
E
4
3
0
.
1
7
(
S
)
EXISTING
GROUND (TYP)
EXISTING GRADE
@ ℄ OF ROAD
5/
1
9
/
2
0
2
6
2
:
3
1
P
M
MS
T
E
F
A
N
S
S
O
N
J:
\
2
0
2
6
\
2
6
0
0
5
\
E
N
G
I
N
E
E
R
I
N
G
\
P
R
E
L
I
M
I
N
A
R
Y
\
S
H
E
E
T
S
\
2
6
0
0
5
P
5
-
P
0
7
.
D
W
G
P5
C
A
S
C
A
D
E
C
R
E
S
T
A
P
A
R
T
M
E
N
T
S
P
R
E
L
I
M
I
N
A
R
Y
P
L
A
T
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
A
-
X
X
-
X
X
X
X
HORIZ. SCALE: 1"=20'
VERT. SCALE: 1"=10'
NE 12TH STREET
400
410
420
430
440
450
400
410
420
430
440
450
20+50 21+00 21+50 22+00 22+50 23+00 23+50
40
2
.
3
40
9
.
7
41
6
.
6
42
3
.
2
42
8
.
8
43
3
.
2
43
6
.
4
43
8
.
2
172LF 12" PVC @ 0.0050
TY
P
E
2
-
4
8
"
,
S
O
L
I
D
L
O
C
K
I
N
G
L
I
D
RI
M
4
2
9
.
9
8
CB
1
0
12
"
I
E
4
2
4
.
1
0
(
E
)
12
"
I
E
4
2
4
.
1
0
(
W
)
174LF 12" PV
C
@
0
.
1
0
9
5
TY
P
E
1
,
RI
M
4
0
7
.
8
7
CB
1
1
12
"
I
E
4
0
5
.
0
8
(
E
)
12
"
I
E
4
0
5
.
0
8
(
S
)
TY
P
E
I
RI
M
4
0
7
.
4
8
CB
E
X
1
8"
I
E
4
0
5
.
3
8
(
W
)
12
"
I
E
4
0
5
.
0
5
(
N
)
5LF 12" PVC
@ 0.0050
EX 8" WATER MAIN
345LF 8" PVC @ 0.0102
TY
P
E
1
-
4
8
"
RI
M
4
2
5
.
3
5
SS
M
H
E
X
4
8"
I
E
4
1
6
.
9
7
(
E
)
EXISTING
GROUND (TYP)
EXISTING GRADE
@ ℄ OF ROAD
HORIZ. SCALE: 1"=20'
VERT. SCALE: 1"=10'
NE 12TH STREET
400
410
420
430
440
450
400
410
420
430
440
450
24+00 24+50 25+00 25+50 26+00 26+50 27+00
43
8
.
2
43
9
.
2
44
0
.
0
44
0
.
8
44
1
.
5
44
1
.
9
44
1
.
2
TY
P
E
2
-
4
8
"
,
S
O
L
I
D
L
O
C
K
I
N
G
L
I
D
RI
M
4
3
8
.
8
5
CB
9
12
"
I
E
4
2
4
.
9
6
(
S
)
12
"
I
E
4
2
4
.
9
6
(
E
)
12
"
I
E
4
2
4
.
9
6
(
W
)
13LF 12" PVC
@ 0.6892
TY
P
E
1
,
RI
M
4
3
8
.
6
2
CB
8
12
"
I
E
4
3
3
.
6
2
(
N
)
97LF 12" PVC @ 0.0050
TY
P
E
2
-
4
8
"
,
S
O
L
I
D
L
O
C
K
I
N
G
L
I
D
RI
M
4
4
0
.
3
4
CB
5
12
"
I
E
4
2
5
.
4
5
(
S
)
12
"
I
E
4
2
5
.
4
5
(
W
)
TY
P
E
1
,
RI
M
4
4
0
.
3
8
CB
4
12
"
I
E
4
3
7
.
3
3
(
S
)
EX 8" WATER MAIN
345LF 8" PVC @ 0.0102
TY
P
E
1
-
4
8
"
RI
M
4
4
0
.
9
8
SS
M
H
E
X
3
8"
I
E
4
2
0
.
4
9
(
W
)
EXISTING
GROUND (TYP)
EXISTING GRADE
@ ℄ OF ROAD
5/
1
9
/
2
0
2
6
2
:
3
1
P
M
MS
T
E
F
A
N
S
S
O
N
J:
\
2
0
2
6
\
2
6
0
0
5
\
E
N
G
I
N
E
E
R
I
N
G
\
P
R
E
L
I
M
I
N
A
R
Y
\
S
H
E
E
T
S
\
2
6
0
0
5
P
5
-
P
0
7
.
D
W
G
P6
C
A
S
C
A
D
E
C
R
E
S
T
A
P
A
R
T
M
E
N
T
S
P
R
E
L
I
M
I
N
A
R
Y
P
L
A
T
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
A
-
X
X
-
X
X
X
X
MA
T
C
H
L
I
N
E
2
3
+
5
0
,
S
E
E
B
E
L
O
W
MA
T
C
H
L
I
N
E
2
3
+
5
0
,
S
E
E
A
B
O
V
E
5/
1
9
/
2
0
2
6
2
:
3
1
P
M
MS
T
E
F
A
N
S
S
O
N
J:
\
2
0
2
6
\
2
6
0
0
5
\
E
N
G
I
N
E
E
R
I
N
G
\
P
R
E
L
I
M
I
N
A
R
Y
\
S
H
E
E
T
S
\
2
6
0
0
5
P
5
-
P
0
7
.
D
W
G
P7
C
A
S
C
A
D
E
C
R
E
S
T
A
P
A
R
T
M
E
N
T
S
P
R
E
L
I
M
I
N
A
R
Y
P
L
A
T
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
5-19-26
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
LU
A
-
X
X
-
X
X
X
X
PARKING LOT SECTION A-A
NO SCALE
PARKING LOT SECTION B-B
NO SCALE
ROAD SECTION C-C
NO SCALE
ROAD SECTION D-D
NO SCALE
0.5'
12'
TRAVEL
LANE
32'
5'
SIDEWALK 5'
SIDEWALK
32'32'
0.5'
SA
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(NE 12TH ST IMPROVEMENTS)
(OLYMPIA AVE NE IMPROVEMENTS)
8' PLANTER 5' SIDEWALK
SA
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0.5'
12'
TRAVEL
LANE
20' PARKING 20' PARKING
0.5'0.5'
12'
TRAVEL
LANE
12'
TRAVEL
LANE
20' PARKING
8' SIDEWALK
11.5' ROW
DEDICATION
EX
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41.5'
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CURB & GUTTER
PER C.O.R. STD
PLAN 101 (TYP)
4" HMA OVER 6"
CRUSHED ROCK PER
RMC 4-6-060-F-5
4-INCH SIDEWALK PER
C.O.R. STD PLAN 102 (TYP)
CURB & GUTTER PER C.O.R.
STD PLAN 101 (TYP)4" HMA OVER 6" CRUSHED
ROCK PER RMC 4-6-060-F-5
CURB & GUTTER
PER C.O.R. STD
PLAN 101 (TYP)
4-INCH SIDEWALK PER
C.O.R. STD PLAN 102 (TYP)
CURB & GUTTER PER C.O.R.
STD PLAN 101 (TYP)
4" HMA OVER 6"
CRUSHED ROCK PER COR
STD PLAN 103
7" HMA OVER 6"
CRUSHED ROCK PER
COR STD PLAN 103
2-INCH GRIND AND
OVERLAY WHERE
SHOWN ON PLANS PER
COR STD PLAN 110.1
0.5'
30'
16'
6'
EX
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4" HMA OVER 6"
CRUSHED ROCK PER COR
STD PLAN 103
EXISTING PAVEMENT
TO REMAIN
WWW
C
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CM
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OHPTOHPT
ROW DEDICATION
1
36,235
TRASH
18
4
6
35C
3330C26
34C
1
2
3
5
7
10
11
161719202122232425
27 28C 29C 31C 32
15 14
12
8
9
13
W
W
W
W
4
3
8
440
438
440
442
44
0
SD
SD
SD
440
44
0
SDSDSDSD
SD SD
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SS SS
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SD
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81848185
8239
8240
82418242
8243
8259
8275
8298
NE 12TH STREET
OL
Y
M
P
I
A
A
V
E
N
U
E
N
E
8316
8317
8318
8319
8320
8321
8342
402010
20'
0
SCALE: 1" =
SCALE 1" = 20'
TREE RETENTION PLAN
5/
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P
L
A
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
L
U
A
-
X
X
-
X
X
X
X
TREE RETENTION TABLE
TREE CREDIT CALCULATIONS
TOTAL SIGNIFICANT/LANDMARK TREES ONSITE:15 TREES (11 SIGNIFICANT, 4 LANDMARK)
TOTAL TREES COUNTED TOWARDS RETAINED CREDITS:0 TREES
(SEE TREE CREDIT WORKSHEET FOR ALTERNATIVE COMPLIANCE CALCULATIONS)
NET SITE AREA:3,6154.8 SF (0.83 ACRES)
REQUIRED TREE CREDITS PER SITE AREA:25 CREDITS (30 CREDITS X 0.83 ACRES)
REQUIRED TREE CREDITS PER ALTERNATIVE COMPLIANCE:70 CREDITS
(SEE TREE CREDIT WORKSHEET FOR ALTERNATIVE COMPLIANCE CALCULATIONS)
TOTAL CREDITS REQUIRED:95 CREDITS
PROPOSED REPLACEMENT TREE CREDITS:1 CREDITS (4 SMALL SPECIES TREES)
8 CREDITS (8 MEDIUM SPECIES TREES)
86 CREDITS (43 LARGE SPECIES TREES)
95 CREDITS TOTAL
SIGNIFICANT TREE TO BE REMOVED (TYP.)
LANDMARK TREE TO BE REMOVED (TYP.)
NON-SIGNIFICANT TREE TO BE REMOVED
OFFSITE TREE
ROW LINE (TYP.)
PROPERTY LINE (TYP.)
LANDMARK TREE TO BE REMOVED (TYP.)
SIGNIFICANT TREE TO BE REMOVED (TYP.)
OFFSITE TREE (TYP.)
NON-SIGNIFICANT TREE TO BE REMOVED (TYP.)
LEGEND
PER RMC 4.4.130
WWW
C
C
C
C
CM
CM
G
G
G
G
G
G
G
G
G
G
G
G
G
GGGGGGGGGGGG
GGGG
CM
CM
CM CM CM CM CM CM CM CM CM
CM
CM CM CM CM
CM
CM
CM
CM
O
H
P
T
O
H
P
T
O
H
P
T
O
H
P
T
OH
P
T
OH
P
T
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P
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P
T
OH
P
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OH
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
OH
P
T
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OHPTOHPTOHPT
OH
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T
OH
P
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T
OH
P
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P
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OH
P
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OH
P
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OH
P
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SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS
SS
SS
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SD
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W
W
W
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W
W
W
W
W
W
W
W
W
W
W
W
OHPTOHPT
ROW DEDICATION
1
36,235
TRASH
18
4
6
35C
3330C26
34C
1
2
3
5
7
10
11
161719202122232425
27 28C 29C 31C 32
15 14
12
8
9
13
W
W
W
W
4
3
8
440
438
440
442
44
0
SD
SD
SD
440
44
0
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SD SD
SS SS
SS SS
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SD
W
SS SS SS
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SD
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NE 12TH STREET
OL
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P
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A
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
L
U
A
-
X
X
-
X
X
X
X
PARKING LOT LANDSCAPING CALCULCATIONS
INTERIOR PARKING LOT LANDSCAPING
INTERIOR PARKING LOT LANDSCAPING:
PARKING STALLS PROPOSED:35 STALLS
LANDSCAPING REQUIRED:252 SF (15 SF PER STALL)
LANDSCAPING PROVIDED:1,511 SF
TREES REQUIRED:6 TREES (1 PER 6 STALLS)
TREES PROVIDED:9 TREES
PERIMETER PARKING LOT LANDSCAPING:
LINEAR FEET OF STREET FRONTAGE:61 LF
TREES REQUIRED:2 TREES (1 PER 30 LF OF STREET FRONTAGE)
TREES PROVIDED:14 TREES
402010
20'
0
SCALE: 1" =
SCALE 1" = 20'
PRELIMINARY LANDSCAPE PLAN
PER RMC 4.4.070
10' PERIMETER PARKING LOT LANDSCAPING (TYP.)
10' MIN
PERIMETER PARKING LOT LANDSCAPING (TYP.)
10' STREET FRONTAGE LANDSCAPING (TYP.)
10' MIN
STREET TREE (TYP.)
SUPPLEMENTAL TREE (TYP.)
GENERAL LANDSCAPING (TYP.)
LAWN (TYP.)
10' FULLY SIGHT-OBSCURING BUFFER (TYP.)
INTERIOR PARKING LOT LANDSCAPING (TYP.)
ROW LINE (TYP.)
PROPERTY LINE (TYP.)
SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE SPACING NATIVE?ARCHETYPE
STREET TREES
9 ULMUS X `FRONTIER`AMERICAN ELM 2" CAL. MIN.40' O.C.
REPLACEMENT TREES
6 ACER FREEMANII `ARMSTRONG`FREEMAN MAPLE 2" CAL. MIN.15' O.C.LARGE SPECIES TREE
7 LIQUIDAMBAR STYRACIFLUA SWEET GUM 2" CAL. MIN.20' O.C.LARGE SPECIES TREE
18 LIRIODENDRON TULIPIFERA 'FASTIGIATA'COLUMNAR TULIP POPLAR 2" CAL. MIN.10` O.C.LARGE SPECIES TREE
4 MAGNOLIA GRANDIFLORA `LITTLE GEM`DWARF SOUTHERN MAGNOLIA 6` HT. MIN.AS SHOWN SMALL SPECIES TREE
12 PINUS PONDEROSA PONDEROSA PINE 6' HT. MIN.10` O.C.LARGE SPECIES TREE
8 POPULUS TREMULA `ERECTA`EUROPEAN COLUMNAR ASPEN 2" CAL. MIN.8' O.C.MEDIUM SPECIES TREE
SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE SPACING NATIVE?ARCHETYPE
SHRUB AREAS
2,939 SF 10` STREET FRONTAGE LANDSCAPING
34 BUXUS SEMPERVIRENS `SUFFRUTICOSA`TRUE DWARF BOXWOOD 5 GAL/36" HT. MIN.3' O.C.NORTHWEST ADAPTIVE
34 CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 3 GAL/18" HT. MIN.3` O.C.NATIVE
76 LAVANDULA ANGUSTIFOLIA `HIDCOTE`HIDCOTE LAVENDER 2 GAL/15" HT. MIN.2` O.C.NATIVE
49 PENNISETUM ORIENTALE `KARLEY ROSE`KARLEY ROSE FOUNTAIN GRASS 2 GAL/18" HT. MIN.2.5` O.C.NORTHWEST ADAPTIVE
34 POLYSTICHUM MUNITUM WESTERN SWORD FERN 3 GAL/18" HT. MIN.3` O.C.NATIVE
34 PRUNUS LAUROCERASUS `OTTO LUYKEN`LUYKENS LAUREL 3 GAL./24" HT. MIN.3` O.C.NORTHWEST ADAPTIVE
76 SPIRAEA BETULIFOLIA BIRCH LEAF SPIREA 2 GAL/18" HT. MIN.2` O.C.NATIVE
34 VIBURNUM DAVIDII DAVID VIBURNUM 5 GAL./30" HT. MIN.3` O.C.NATIVE
2,939 SF COTONEASTER DAMMERI `LOWFAST`LOWFAST BEARBERRY COTONEASTER 1 GAL.18" O.C.NORTHWEST ADAPTIVE
305 ERICA CARNEA 'VIVELLII'VIVELLII WINTER HEATH 1 GAL.12" O.C.NORTHWEST ADAPTIVE
100 SF 10` FULLY SIGHT-OBSCURING BUFFER
2 MAHONIA AQUIFOLIUM OREGON GRAPE 3 GAL./36" HT. MIN.4` O.C.NATIVE
2 PHILADELPHUS LEWISII WILD MOCKORANGE 3 GAL./36" HT. MIN.4` O.C.NATIVE
8 GAULTHERIA SHALLON SALAL 1 GAL.24" O.C.NATIVE
2,362 SF PERIMETER PARKING LOT LANDSCAPING
54 CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 3 GAL/18" HT. MIN.3` O.C.NATIVE
122 LAVANDULA ANGUSTIFOLIA `HIDCOTE`HIDCOTE LAVENDER 2 GAL/15" HT. MIN.2` O.C.NATIVE
54 PRUNUS LAUROCERASUS `OTTO LUYKEN`LUYKENS LAUREL 3 GAL./24" HT. MIN.3` O.C.NORTHWEST ADAPTIVE
54 VIBURNUM DAVIDII DAVID VIBURNUM 5 GAL./30" HT. MIN.3` O.C.NATIVE
489 ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK 4" POT 12" O.C.NATIVE NATIVE
1,512 SF INTERIOR PARKING LOT LANDSCAPING
62 ASTER SUBSPICATUS DOUGLAS ASTER 2 GAL/6" HT. MIN.2` O.C.NATIVE
62 LAVANDULA ANGUSTIFOLIA `HIDCOTE`HIDCOTE LAVENDER 2 GAL/15" HT. MIN.2` O.C.NATIVE
17 PINUS MUGO 'COMPACTA'DWARF MUGO PINE 5 GAL/36" HT. MIN.4` O.C.NORTHWEST ADAPTIVE
30 PRUNUS LAUROCERASUS `OTTO LUYKEN`LUYKENS LAUREL 3 GAL./24" HT. MIN.3` O.C.NORTHWEST ADAPTIVE
30 VIBURNUM DAVIDII DAVID VIBURNUM 5 GAL./30" HT. MIN.3` O.C.NATIVE
1,512 SF LIRIOPE SPICATA CREEPING LILY TURF 1 GAL.18" O.C.NORTHWEST ADAPTIVE
1,870 SF GENERAL LANDSCAPING
78 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` FEATHER REED GRASS 3 GAL./36" HT. MIN.2` O.C.NORTHWEST ADAPTIVE
37 CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 3 GAL/18" HT. MIN.3` O.C.NATIVE
83 LAVANDULA ANGUSTIFOLIA `HIDCOTE`HIDCOTE LAVENDER 2 GAL/15" HT. MIN.2` O.C.NATIVE
20 PINUS MUGO 'COMPACTA'DWARF MUGO PINE 5 GAL/36" HT. MIN.4` O.C.NORTHWEST ADAPTIVE
36 PRUNUS LAUROCERASUS `OTTO LUYKEN`LUYKENS LAUREL 3 GAL./24" HT. MIN.3` O.C.NORTHWEST ADAPTIVE
333 ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK 4" POT 12" O.C.NATIVE NATIVE
GROUND COVERS
7,188 SF LAWN LAWN HYDROSEED
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A
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P
L
A
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
P
R
X
X
-
X
X
X
X
C
X
X
X
X
X
X
DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
T
E
D
-
X
X
-
X
X
X
X
PROJECT NO. 26005
L
U
A
-
X
X
-
X
X
X
X
1. THE LANDSCAPE CONTRACTOR MUST BE LICENSED AND OR BONDED. CONTRACTOR MUST BE EXPERIENCED IN LANDSCAPE WORK OF THE BEST TRADE
PRACTICES AND HAVE THE NECESSARY EQUIPMENT AND PERSONNEL TO PERFORM WORK.
2. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING HER/HIMSELF WITH THE SITE AND ALL OTHER SITE IMPROVEMENTS PRIOR TO THE
START OF LANDSCAPE WORK.
3. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALL UTILITIES AND USE CAUTION WHILE EXCAVATING IN ORDER TO AVOID
DISTURBING ANY EXISTING UTILITIES. THE LANDSCAPE CONTRACTOR WILL PROMPTLY NOTIFY THE GENERAL CONTRACTOR AND OWNER OF ANY CONFLICTS. IN
THE EVENT OBSTRUCTIONS ARE ENCOUNTERED DURING PLANTING ACTIVITIES, ALTERNATIVE LOCATIONS MAY BE SELECTED BY THE OWNER'S REPRESENTATIVE.
4. THE LANDSCAPE CONTRACTOR SHALL COORDINATE ALL WORK RELATED TO OTHER TRADES AS REQUIRED.
5. THE LANDSCAPE CONTRACTOR SHALL PROVIDE ALL PLANTS OF THE CORRECT SIZE, SPECIES VARIETY, QUANTITY AND QUALITY AS SPECIFIED ON PLANT
SCHEDULE AND SYMBOLS ON LANDSCAPE PLAN. IF UNAVAILABLE, THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE IMMEDIATELY
AND PROVIDE THE NAMES AND TELEPHONE NUMBERS OF THREE NURSERY SUPPLIERS OR PLANT BROKERS THAT HAVE BEEN CONTACTED. SUBSTITUTIONS SHALL
ONLY BE MADE UPON THE APPROVAL OF THE OWNER'S REPRESENTATIVE OR LANDSCAPE ARCHITECT.
6. ALL PLANT MATERIAL SHALL BE INSPECTED AND APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO PLANTING. ALL PLANT MATERIAL SHALL CONFORM
TO THE LATEST EDITION OF AMERICAN STANDARD FOR NURSERY STOCK PUBLISHED BY THE AMERICAN NURSERY AND LANDSCAPE ASSOCIATION (ANSI Z60.1).
7. THE LANDSCAPE CONTRACTOR SHALL DELIVER, MAINTAIN AND WATER PLANT MATERIAL UNTIL OWNERS FINAL ACCEPTANCE IS RECEIVED.
8. THE LANDSCAPE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO PROTECT ALL PROPERTY, INCLUDING PAVEMENT, WALKWAYS, CURBS,
FENCING, STRUCTURES, ETC.. DURING CONSTRUCTION.
9. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING INFORMED OF ALL EXISTING CODES, LAWS AND ORDINANCES RELATING TO THE
WORK REQUIRED ON SITE, AND SHALL COMPLY ACCORDINGLY.
10. THE LANDSCAPE CONTRACTOR SHALL COORDINATE WITH THE GENERAL CONTRACTOR TO ASSURE PROPER SUBGRADES ARE MET.
11. THE LANDSCAPE CONTRACTOR SHALL SUBMIT THREE REPRESENTATIVE SOIL SAMPLES TO THE OWNER'S REPRESENTATIVE FOR TESTING BY AN APPROVED SOIL
TESTING LABORATORY. AMENDMENTS SHALL BE ADDED TO THE SOIL MIX AS RECOMMENDED BY SOIL TESTING LAB.
12. THE LANDSCAPE CONTRACTOR SHALL RAKE PREPARED AREAS AND REMOVE ANY ROCK OR DEBRIS OVER 1". ALL LAWN AREAS SHALL BE ROLLED TO PROVIDE
A FIRM, SMOOTH SURFACE FREE OF DIVOTS OR MOUNDS.
13. THE LANDSCAPE CONTRACTOR SHALL PROVIDE A 2" DEEP LAYER OF MULCH IN ALL PLANTING BEDS.
14. MULCH SHALL BE 100% NATURAL FIR OR HEMLOCK, FINE GROUND, OF UNIFORM COLOR, FREE FROM DYES, WEED SEEDS, SAWDUST & SCRAP LUMBER FIBER,
TRASH, INORGANIC MATERIAL OR ANY OTHER COMPOUND DETRIMENTAL TO PLANT GROWTH.
15. FERTILIZER SHALL BE A COMPLETE, BALANCED COMMERCIAL BRAND WITH COMPLETE CHEMICAL ANALYSIS SHOWN ON AN UNOPENED CONTAINER WHEN
DELIVERED. FERTILIZER SHALL BE APPLIED AT RATES CONSISTENT WITH THE MANUFACTURER'S RECOMMENDATIONS AND SOIL TESTING LAB'S RECOMMENDATIONS.
16. WORK AREAS TO BE KEPT NEAT AND ORDERLY AND FREE OF DEBRIS AND RUBBISH AT ALL TIMES DURING PROGRESS OF WORK. RAKE BEDS NEATLY TO AN
EVEN FINE GRADE AROUND ALL PLANTS. ALL PAVED AREAS ARE TO BE CLEANED BY BROOM AND/OR WASHED AFTER EACH DAY'S WORK OR MORE FREQUENTLY
AS REQUIRED. ALL PLANTING AREAS AND ADJACENT PAVED AREAS SHALL BE LEFT IN A NEAT AND CLEAN CONDITION UPON COMPLETION OF JOB.
17. IF A DISCREPANCY EXISTS BETWEEN THE PLANT QUANTITIES ON THE PLANT SCHEDULE AND THOSE SHOWN ON THE PLAN THE QUANTITIES ON THE PLAN
SHALL GOVERN.
18. PROPOSALS FOR PLANT SUBSTITUTIONS, LOCATION ADJUSTMENTS, SOIL AMENDMENTS OR ANY VARIATIONS FROM THE APPROVED PLANS SHALL REQUIRE
PRIOR APPROVAL BY THE CITY OF RENTON PLANNING.
19. SOILS LOCATED IN PLANTING AREAS THAT HAVE BEEN COMPACTED TO A DENSITY GREATER THAN THAT PENETRABLE WITH A HAND SHOVEL (APPROX. 85%),
SHALL BE LOOSENED TO INCREASE AERATION FOR A MINIMUM DEPTH OF 18 INCHES FOR THE ENTIRE AREA OF THE COMPACTED SOILS UTILIZED FOR LANDSCAPE
PURPOSES. IMPORTED TOPSOIL SHALL BE INCORPORATED INTO LOOSENED SUB GRADE TO A MINIMUM DEPTH OF 6". VERIFICATION OF THE NEED FOR ADDITIONAL
SOIL AMENDMENTS WILL BE MADE AT THIS TIME. RECOMMENDED AMENDMENTS SHALL BE APPLIED PRIOR TO PLANTING.
20. DRAINAGE: CONTRACTOR SHALL NOTIFY THE OWNER OF ANY LOW POINTS OR FORESEEN POOR DRAINING AREAS EXISTING ON-SITE AND PROVIDE
CORRECTIVE DRAINAGE PLANS PRIOR TO COMMENCING LANDSCAPE WORK. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING POSITIVE DRAINAGE IN ALL
FINISHED LANDSCAPE AREAS THAT ARE PART OF THIS SCOPE OF WORK. ALL POSITIVE DRAINAGE FROM LANDSCAPE AREAS SHALL BE DISCHARGED APPROPRIATELY
AND SHALL NOT CREATE DRAINAGE PROBLEMS OFF-SITE OR IN OTHER AREAS OF THE PROJECT. FINISHED LANDSCAPE AREAS WITH PONDING WATER OR OTHER
POOR DRAINAGE CONDITIONS SHALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE.
21. OWNER SHALL APPROVE PLANT MATERIAL & PLANTING BED LOCATION PRIOR TO INSTALLATION. ALLOW 24 HOURS MINIMUM NOTIFICATION FOR
INSPECTION REQUEST. PLANT MATERIAL THAT HAS BEEN APPROVED FOR INSTALLATION SHALL BE PLANTED WITHIN 24 HOURS. INSTALLATION SHALL NOT BE
CONDUCTED UNDER ADVERSE WEATHER CONDITIONS WITHOUT PRIOR APPROVAL OF THE RESPONSIBLE OFFICIAL. PLANT MATERIAL THAT CANNOT BE PLANTED
WITHIN ONE DAY FOLLOWING ARRIVAL SHALL BE HEELED-IN, KEPT MOIST AND PROTECTED AT ALL TIMES FROM EXTREME WEATHER CONDITIONS. PLANTS SHALL BE
STORED AT THE SOLE RESPONSIBILITY OF THE CONTRACTOR.
22. TREE PITS SHALL BE A MINIMUM OF TWO TIMES (2X) THE DIAMETER OF THE TREE'S ROOT MASS. ADDITIONAL AERATION MAY BE REQUIRED AS DIRECTED BY
THE RESPONSIBLE OFFICIAL. ADD WATER TUBES TO THE TREE PLANTINGS IN PAVED AREAS.
23. STREET TREES SHALL BE SYMMETRICAL AND UNIFORM IN APPEARANCE, SIZE AND STRUCTURE.
24. STREET TREE AND SHRUB INSTALLATIONS SHALL CONFORM TO THE FOLLOWING GENERAL GUIDELINES:
A.) TREES SHALL NOT BE PLANTED IN LOCATIONS THAT COULD LEAD TO ROOTS DAMAGING SIDEWALKS OR CURBING, OR IN ANY OTHER LOCATION THAT
MAY CAUSE A SAFETY CONCERN.
25. PLANT MATERIALS SHALL BE GUARANTEED FOR A PERIOD OF TWO YEARS. PLANT MATERIAL THAT HAS LOST MORE THAN 30 PERCENT OF ITS NORMAL
FOLIAGE SHALL BE REPLACED AT CONTRACTOR'S EXPENSE AS DIRECTED BY THE RESPONSIBLE OFFICIAL.
26. ALL TREE STAKES TO BE REMOVED AFTER A PERIOD OF TWO YEARS.
27. ALL SLOPES STEEPER THAN 3:1 SHALL BE PROTECTED WITH EROSION CONTROL FABRIC INSTALLED PER MANUFACTURER'S SPECIFICATIONS OR OTHER
APPROVED EROSION CONTROL METHOD.
GENERAL NOTESPLANT SCHEDULE
PLANTING DECIDUOUS TREE
LOOSELY PLACED TREE TIE.
WEBBED TREE TIE OR NOTCHED
PLASTIC TREE CHAIN OR OTHER
APPROVED TREE TIE PRODUCT.
LOOSELY PLACED
ANCHOR STAKES TO BE PLACED
AT 18" AWAY FROM THE TREE
TRUNK. T-RAIL IRON STAKE OR
ACCEPTABLE WOODEN
SUBSTITUTE. ANCHOR FIRMLY
GALVANIZED WIRE OR CABLE;
TWIST WIRE TO TIGHTEN ONLY
ENOUGH TO KEEP FROM
SLIPPING (ALLOW FOR SOME
TRUNK MOVEMENT)
TRUNK FLARE TO BE 1" - 2"
ABOVE FINISHED GRADE. DO
NOT COVER WITH SOIL OR
MULCH.
2" - 4" OF WOODY MULCH. DO
NOT PLACE IN CONTACT WITH
TRUNK
4" HIGH SAUCER AROUND EDGE
OF PLANTING PIT. FIRMLY
FORMED BY TOP SOIL.
FINISH GRADE
ROUGHEN EDGES OF PIT
ALL TWINES, WIRE AND BURLAP
TO BE CUT AND REMOVED
FROM TOP HALF OF ROOTBALL.
NON BIODEGRADABLE
MATERIALS SHALL BE REMOVED
COMPLETELY. CUT AND REMOVE
GIRDLING ROOTS.
AMENDED TOP SOIL BACKFILL
COMPACTED SOIL TO FORM
PEDESTAL TO PREVENT SETTLING
NOT TO SCALE NOT TO SCALE
PLANTING CONIFER TREE
TRUNK FLARE TO BE 1" - 2"
ABOVE FINISHED GRADE. DO
NOT COVER WITH SOIL OR
MULCH.
2" - 4" OF WOODY MULCH. DO
NOT PLACE IN CONTACT WITH
TRUNK
4" HIGH EARTH SAUCER
AROUND EDGE OF PLANTING
PIT
FINISH GRADE
ROUGHEN EDGES OF PIT
COMPACTED SOIL TO FORM
PEDESTAL TO PREVENT SETTLING
LOOSELY PLACED TREE TIE.
WEBBED TREE TIE OR NOTCHED
PLASTIC TREE CHAIN OR OTHER
APPROVED TREE TIE PRODUCT.
LOOSELY PLACED
PLACE ROOTBALL ON
COMPACTED SOIL PEDESTAL TO
PREVENT SETTLING
4" HIGH EARTH SAUCER
AROUND EDGE OF PLANTING
PIT
ROUGHEN EDGES OF PIT
EXISTING GRADE
LOOSELY PLACED TREE TIE.
WEBBED TREE TIE OR NOTCHED
PLASTIC TREE CHAIN OR OTHER
APPROVED TREE TIE PRODUCT.
LOOSELY PLACED
GALVANIZED WIRE OR CABLE;
TWIST WIRE TO TIGHTEN ONLY
ENOUGH TO KEEP FROM
SLIPPING (ALLOW FOR SOME
TRUNK MOVEMENT)
PLANTING DECIDUOUS TREE ON SLOPE
NOT TO SCALE
4" HIGH EARTH SAUCER
AROUND EDGE OF PLANTING
PIT
ROUGHEN EDGES OF PIT
TAMP TOPSOIL BACKFILL
AROUND ROOTBALL BASE
FIRMLY WITH FOOT PRESSURE TO
AVOID SHIFT OF ROOTBALL
PLACE ROOTBALL ON
COMPACTED SOIL TO PREVENT
SETTLINGPLANTING CONIFER TREE ON SLOPE
NOT TO SCALE
SHRUB SELECTED SHALL BE
HEALTHY, FULL AND BUSHY.
SET CROWN OF PLANT AT
FINISHED GRADE
2" OF WOODY MULCH. DO NOT
PLACE IN CONTACT WITH
TRUNK
2" HIGH SAUCER AROUND EDGE
OF PLANTING PIT. FIRMLY
FORMED BY TOP SOIL.
FINISH GRADE
ROOTBALL
AMENDED TOP SOIL BACKFILL
ROUGHEN EDGES OF PIT
CUT NEW ROOT MASS TO
STIMULATE NEW ROOT
GROWTH
COMPACTED SOIL TO FORM
PEDESTAL TO PREVENT SETTLING
SHRUB SELECTED SHALL BE
HEALTHY, FULL AND BUSHY.
EXISTING SLOPE 2" OF WOODY MULCH. DO NOT
PLACE IN CONTACT WITH
TRUNK
SAUCER 2" HIGH ABOVE
MULCH:
FIRMLY COMPACT
FINISH GRADE
ROOTBALL
ROUGHEN ALL SURFACES OF PIT
CUT NEW ROOT MASS TO
STIMULATE NEW ROOT
GROWTH
PLANTING SHRUB
NOT TO SCALE
PLANTING SHRUB ON SLOPE
NOT TO SCALE
PLANT SELECTED SHALL BE
HEALTHY
2" LAYER OF MULCH; TAPER TO
CROWN
FINISHED GRADE
ROOTBALL
TOPSOIL BACKFILL & FERTILIZER
CUT NEW ROOT MASS TO
STIMULATE NEW ROOT
GROWTH
EXISTING SUBGRADE
PLANT SPACING PER PLANT TYPE;
SEE SCHEDULE
NOTE:
TO AVOID LANDSCAPE INTRUSION INTO PATHS, THE
FOLLOWING PLANTING SPACING OFF-SETS FROM EDGE
OF ALL PATHS, DRIVES, ACCESS ROUTES, ETC. SHALL BE
MET:
GROUND COVER: 18"
SMALL SHRUBS (UNDER 3' TALL): 30"
MEDIUM SHRUBS (FROM 3' TALL TO 6'): 42"
LARGE SHRUBS (OVER 6' TALL): 48"
PLANTING GROUNDCOVER
NOT TO SCALE NOT TO SCALE
PLANT SPACING
EXISTING SUBGRADE
TREE SELECTED SHALL BE
HEALTHY AND WELL BRANCHED.
CENTRAL LEADER SHALL NOT BE
CUT. PRUNE BROKEN BRANCHES
BEFORE PLANTING.
EXISTING SUBGRADE
COMPACTED SOIL TO FORM
PEDESTAL TO PREVENT SETTLING
FINISH GRADE;
2:1 MAX.
EXISTING GRADE
FINISH GRADE;
2:1 MAX.
LOOSELY PLACED TREE TIE.
WEBBED TREE TIE OR NOTCHED
PLASTIC TREE CHAIN OR OTHER
APPROVED TREE TIE PRODUCT.
LOOSELY PLACED
TREE SELECTED SHALL BE
HEALTHY AND WELL BRANCHED.
CENTRAL LEADER SHALL NOT BE
CUT. PRUNE BROKEN BRANCHES
BEFORE PLANTING.
GALVANIZED WIRE OR CABLE;
TWIST WIRE TO TIGHTEN ONLY
ENOUGH TO KEEP FROM
SLIPPING (ALLOW FOR SOME
TRUNK MOVEMENT)
ANCHOR STAKES TO BE
PLACED AT 18" AWAY FROM
THE TREE TRUNK. T-RAIL IRON
STAKE OR ACCEPTABLE
WOODEN SUBSTITUTE.
ANCHOR FIRMLY
ALL TWINES, WIRE AND BURLAP
TO BE CUT AND REMOVED
FROM TOP HALF OF ROOTBALL.
NON BIODEGRADABLE
MATERIALS SHALL BE REMOVED
COMPLETELY. CUT AND REMOVE
GIRDLING ROOTS.
EXISTING SUBGRADE
AMENDED TOP SOIL BACKFILL
TREE SELECTED SHALL BE HEALTHY AND WELL
BRANCHED. CENTRAL LEADER SHALL NOT BE CUT.
PRUNE BROKEN BRANCHES BEFORE PLANTING.
ANCHOR STAKES TO BE PLACED
AT 18" AWAY FROM THE TREE
TRUNK. T-RAIL IRON STAKE OR
ACCEPTABLE WOODEN
SUBSTITUTE. ANCHOR FIRMLY
TRUNK FLARE TO BE 1" - 2" ABOVE FINISHED
GRADE. DO NOT COVER WITH SOIL OR
MULCH.
ALL TWINES, WIRE AND BURLAP TO BE CUT
AND REMOVED FROM TOP HALF OF
ROOTBALL. NON BIODEGRADABLE
MATERIALS SHALL BE REMOVED COMPLETELY.
CUT AND REMOVE GIRDLING ROOTS.
GALVANIZED WIRE OR CABLE;
TWIST WIRE TO TIGHTEN ONLY
ENOUGH TO KEEP FROM
SLIPPING (ALLOW FOR SOME
TRUNK MOVEMENT)
ANCHOR STAKES TO BE PLACED
AT 18" AWAY FROM THE TREE
TRUNK. T-RAIL IRON STAKE OR
ACCEPTABLE WOODEN
SUBSTITUTE. ANCHOR FIRMLY
TREE SELECTED SHALL BE HEALTHY AND
WELL BRANCHED. CENTRAL LEADER
SHALL NOT BE CUT. PRUNE BROKEN
BRANCHES BEFORE PLANTING.
TRUNK FLARE TO BE 1" - 2" ABOVE
FINISHED GRADE. DO NOT COVER
WITH SOIL OR MULCH.
2" - 4" OF WOODY MULCH. DO
NOT PLACE IN CONTACT WITH
TRUNK
ALL TWINES, WIRE AND BURLAP
TO BE CUT AND REMOVED
FROM TOP HALF OF ROOTBALL.
NON BIODEGRADABLE
MATERIALS SHALL BE REMOVED
COMPLETELY. CUT AND REMOVE
GIRDLING ROOTS.
2" - 4" OF WOODY MULCH. DO NOT
PLACE IN CONTACT WITH TRUNK
SET CROWN OF PLANT AT
FINISHED GRADE
AMENDED TOP SOIL BACKFILL
EXISTING SUBGRADE
COMPACTED SOIL TO FORM
PEDESTAL TO PREVENT SETTLING
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
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DESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
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PROJECT NO. 26005
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