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HomeMy WebLinkAboutLUA99-186 - Large Format! i 1:1 ,.-· _·_·_ .. /" ' . ' I .. . ' i I I ' I c ~:,:;· ,.., ,, '' a :~:! . ----- PROPOSED LANDSCAPED l'ffTPOND, STORAGE AREA EXISTING EMERGENT WETLAND ,,:.__--1-406 FREEWAY--~ 411.56' 5 86' 08'48" W •• . ---.. •• .-· . . . - SITE LIGHTING TYP. --·· -. --· I -----· -, \ PROPOSED TRASH --- ENCLOSURE LOCATION C C . ' ' ' I \c \c \ \ \ !s 7 C \ \ \ ~__'.__-~~'-r___..!.~--;, \ I J ·,_i.....__.J-~----,-- ~__;....--it ---', ,-..... -• I • --1 ' . -r-- . -ti . / ' , I / ' I 22 _o u 22 ' '· '· ' \ i lg I ·1 ·---- 1 -1---- I __ L __ _ I I . ' . ·. ,----- 1 0 .. -l --.. . ' • \ c., ~~r ~c~--\~~\·,~~ -_-,~.-\' _...-'· \ ' ,'\ I ~ 6 \ I I . . ANDSCAPE 0 REA TYP. ',I __ : ___ o _ = .. I I o -r --·-- i ,. \ . \ V \ 3 u (..) 1 ---------~-' ------I r \ \_ ,Y V \ / y/ 2'11 f· =·-=--1~8-~'-.;,,,---,r-.,!c.2,!_4'_4·'=-=-1.2_2.o·----~-~=12]o_~·----4..:__12~4_:_· -J-it11s[-.-_-·_1 &. I I ! 1 -------EXISSNG BL~G J- ON ADJACENT PROPERTY --- \: ----- / ' . ' / :, ·"" ---\ / ±86'-1" ' I • ,, I . I 1" \ , ; I . . -\ .. ,.....- ·. -- ............ \-··.- \ ' . \ \ ~,I .. . ----~--' J5~,",~: . . . ' --·-·-- . _ _... __ __ ---1£~; ,-;-I . . ") ---J ,,. ' ' I • I ; • { '.J . '': ,-:-:, ' . ' PROPOSED CURB CU T~ 1------------------------------1-------=----' ' <XJ I r--r-- +I ' . _':7..':".'_r u •. u ::i: u :c u ::i: u :c I ....l-~\'------'--___J-~-'-----------'-i-·,.........L_~____j__l2~~~~~G:::~~_,,, , '/ '.) MONUMENT SIGN PROPOSED SIDEWALK LOCATION EXISTING CURB & GUTTER EXISTING STREET-_., LIGHT, TYP. 0 Q -1-----------------------------1----------------------------:,,,._ ~ -------~-~-,/ ! --'\___ -EXISTING CURB-CUT a, 7 '. '.) I ---------......... ~--. ------ 0 ,U ±119'-6" ---. ---......,-.......... ~- ---:--8 u u /-··, --- (..) • _...,_ ___ _ u "-,--'----,.--·--- f' --"--(')--.......... ~ .. :;- 1---· -'---,--...J I /------ i ' f" ,· --(') -,-1--, --~-·- 1------'-,--'-.-.. -. . ---------_, ___ -·-·-·---- ------.............. -. ------- o R ~u---1 1 LANDSCt!)E AREA _,_ ---. ..- ' .' . ' ' -'-1-------- t. --L_ ----- 1 I ·.o -T -r I o -1----------;-' (')' --•-----~ I I -l--'-- 1 I ----- 1 L _ -, I I . ·1---. I I o + ---- 1 (') .L _____ • I I " r·-.. - I -] I I I I -1 ~-- I ~ ~ / :~ -~--"k------_J ~~-_J 15 '.) PROPOSED SIDEWALK LOCATION 20' WIDE PORTION OF VACATED THOMAS ST. TABULATION SITE AREA NET SITE AREA GROSS BLDG. AREA 4 FLOORS OFFICE (2,3 & 4) GARAGE (1ST) OFFICE COVERAGE- FAR W/0 GARAGE TOTAL PARKING SITE PARKING GARAGE PARKING SUB-TOTALS ±126,876 S.F. ±95,256 S.F. ± 70,827 S.F. ±53,553 S.F. ±17,274 S.F. 42% GROSS SITE 56% NET SITE 197 STALLS 166 STALLS 31 STALLS 135 REGULAR STALLS g' x20' (INCL. 2' O.H.) 56 COMPACT STALLS 8.5"x16' (30% MAX.) 6 ACCESSIBLE STALLS (INCL. 1 VAN STALL) 1 /272 S.F. OFFICE 3.68/1000 S.F. OFFICE 0 , o· 20· 40' 80' 1 "= 20' .g ;:!la---------------------------------------------------------------------------'-----------------------__j--------------,.---,----1 ~ ..... ----------------------------------------------·----~S~IT..;;;;;;E;...;P;...;L;;;;,.;.A~N~,1.;;2;;.,;0_' i......;.1 _, llib!J g ~ • d 0 @b (.) I-z UJ [!@ l 0 I ...J © NO w ~ > I-~ w 0 tti I-:c 0 2S ~i -> 0 F C :c< < 2) ~3: a: -• 3: z 0 © z (J) 0 I-:c <YJj) oz 0 8~ .., ROYCE A. BERG. PRINCIPAL 'f. KEN K. CHIN. PRINCIPAL 3003 80TH AVE. SOUTHEAST MERCER ISLAND. WA 98134 (206)230-6646 FAX 230-6647 DESCRIPTION DATE PRE-APP. 9-29-99 REVISION 10-27-99 REVISION 11-02-99 REVIS ION 11-23-99 REVIS ION 12-03-99 SITE PLAN APP. 12-20-99 DE C t. o 1999 ' · N Architects & Plann rs SITE PLAN DEVELO PMEN T PLAN NING CITY OF RENTON DE C 2 2 19 99 REC EIVED M~r.~o· i=''~ n.q ~n ~-1 .i, G ~i:!,;,di\!:!11~-~ File ~9044/S1TE-E6.DWG JOB NO.: 88044 SHEET NO OF: DA TE: 8-24-88 DRAWN: RAJ A-1 CHECK: t· • q. ' .; I- I- I- I- I (/) (/) I a.. a.. a.. 6 u 0 z ~ 0 ' ,:; 0 4 [' [.~ w " u '" 5 ~ " w ~ D C 0 C ~ w w " I~ ~ tu w I CJ) a: w > 8 ,L -o a.- Q) 0 0.;:; i:z:.. z "' (/) ·-..:a:::S Oo 5 E >--~ 3: -0 <( ·"' ~z ::0 w ::, (L -~ Q. u 0::: '" cr>o ·'= E -.J L .:: Cl) ~ ::, E .e;__ E c,,·- .~N C CJ"> C CJ"> D OJ ~ ·• ~ ~ i z 2 c' 0 " i c[~ ilj < . : " ,j 0 C " _I a, ::; "' IL , ,e ~ Z D 0:: 0. [L <{ w ~ 0 z 0 <ii GS 0:: 0 z ---- -3: ' ~" -Ul ~! \ ,:W i "> <( '-::;.: , . . ' --· \ \ L--- -·= n 16 t n --- SrfE 11 •. 0,/C<.; •· 1Nc ~ ~ s.....;-, \ -\ ·, .,, . f-. VICINITY MA ':. ·-·~-.,.. LE -3 EN [> t---------- P RO POSED TYPE II CATCH BASI N PROPOSED TYP E I CATC H BASI N EXISTING TYPE II CATC H BASIN EXISTING TYPE I CATCH BASIN PROPOSED STORM DRAI NAGE LINE EXISTING STO RM DRAINAGE LINE PROPOSED SANITARY SEW ER MAN HOLE PROPOSED SANITARY SEW ER CL E~>' v ; EXISTING SANI TARY SEW !:« MANH OLc PROPOSED SANITARY SE\,cR LI NE EXISTING SANITARY SEWER LINE EXISTING WATERMAIN EXISTING FIRE HYDRAN T EXISTING WATER VALVE PROPOSED WATERMAIN PROPOSED FIRE HYD RA ,". PROPOSED WATER VALV_ PROPOSED SPOT ELEVA1i0 NS EXI STING SPOT ELEVATI ONS EXISTING CONTOURS PROPO SED CONTO URS PRO POSED PAVEMENT PROPOSED CONCRETE s .W. 10 TH STRH.T s.W. GR AD Y WA Y IIlIID {D D • • 0 • ~ 23.2 r- 3: Ul w > <( 0 z 0 ::,, >-<( 0:: ~ NO SCALE --100-- ------1 00------ CONTRACTOR SHALL BE FULLY RESPONS IBLE FOR OBTAINING PERMITS FROM THE WASH INGTON STATE DEPARTMENT OF NATURAL RESOUR CES FOR REMOVING AND REPlACING AL L SURVEY MONUl.1ENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUA NT TO WAC 332-120. APPLICATIO NS MUST BE COMPLETED BY A REGISTE RED LANO SURVEYOR. APPLICATIONS FOR PERM ITS TO REl.10VE 1.10NUt.lENTS ~AY BE OBTAI NED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES. OR BY CONTACTING THEIR OFFICE BY TELEP HONE AT (206) 902-1190. WASHIN GTON STATE DE PARTMENT OF NATU RAL RESOU RCES PUBLIC lAN D SURVEY OFFICE 111 1 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPIA, WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, AL L MONUM ENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPlACED BY A REGISTERED lAND SURVEYOR. AT THE COST ANO AT THE DIRECTION OF THE CONTRACTOR , PURSUANT TO THESE REGULATIONS. THE APPROP RIATE FORMS FOR REPLACEMENT OF SAID MONUM ENTATION SHALL ALSO BE THE RESPONSIB ILITY OF TH E CONTRACTOR. ---------., EX. BUILDING -0 I ~ r-"' • I CJ) I ______ J w :) z ~ 0 [[ 0 ~ I I I I I I I I I I I I I I I II I II I l! i l i ! /I / ii :1 i i II I i I I ! I /J ii --------- 0 COVER SHEET 1"=40' 6'" 08'-48. W 411,515 ' ··-···· --••• ·1 • • . ·c;, c::::cc=···· =··--c:;;_-• ;;:;_::'" ::..c' ._---")- ', ~ • y •• ,, ,· • ~ .... i \ ,. ~ ~ I ' .•' ' • -. ,. I . ! ! • • , ;. . I ' /-;e I L L I'.' I NEW OFFICE BUILDING QARAQE LEVEL FF-17.20 ffiST LB'EL FF-27.70 -+,-+----------------- ----------~"f i_('1 ---~ ~ ~ -------- :L: SW 16th STREET \ . -., ~--,,-'"t' '.,;...'. \ \ .\. ,-a-o ·.-:-,..,-_-, .• ,. ::,-:-:: ~-; • ~. ·_: • -:.~.:: -_-·:-~--=.--::-.-:-.--:--~ ----~ -;:;:.-,-~---~-~--.-:.' .... ~ ·,.~.~-:,:~,-~f~ I .:. ,-/~ '.· ::-~,-; •• ~::.:~ ~.~ .:: ~ -''T ~~·:· •. :·~~ :.~ ----.~ -{,-:-?~.:··.;r ',,}"" r ;TX~:,~':''.\~);':·~,-::~'t :~. INDEX OF SHEETS= COVER SHEET PRELIMINARY GRADING AND STORM DRAINAGE PLAN _J__ • •+·--ll C1 OF4 C20F4 C30F4 C40F4 PRELIMINARY SANITARY SEWER AND WATERMAIN EXTENSION PLAN CONSTRUCTION NOTES AND DETAILS lJTIUTY CONFLICT NOTE: CAUTION= THE CONTRACTOR SHALL BE RESPON SIBLE FO R VERIFYING THE LOCATION , DIMENS ION, AN D DEPTH OF ALL EXISTIN G UTI LI TIES WHETHER SHOWN ON THESE PLAN S OR NOT BY POTHOLING THE UTI LI TI ES ANO SURVE\1NG THE HOR IZONTAL AND VERTICAL LOCATION PRI OR TO CONSTRUCTIO N. THI S SHALL INCLUDE CALLING UTILITY LOCATE O 1-800-424-5555 AND THEN POTHOLIN G ALL OF THE EX ISTING UTILITIES AT LOCATIONS OF NEW UTILI TY CROSSINGS TO PH YSI CAL LY VER IFY WHETHER OR NOT CONFLICT S EXIST. LOCATIONS OF Sf.JD UTILITIES AS SHOW N ON THESE PLANS ARE BAS ED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CON FLICTS SHOU LD OC CUR, TH E CONTRACTOR SHALL CONSU LT BARGHAUSE N CONS ULTING ENG INEERS. INC . TO RE SOLVE ALL PR OBLEMS PRIOR TO PROCEEDIN G WITH CONSTRUCTION. CALL BEFORE YOU DIG: 1-800-424-5555 \ ' LEGAL DESCRIPTION: PROVIDE D BY FIR S T AMERICAN TITLE PAR CEL 'A' (ARTHUR S. NES S) LOTS 1-6 AN D LOTS 24-34, BLOCK 36 IN C.D. HILLMAN'S EARLINGTON GAR DENS ADD IT ION TD THE CITY OF SEATTLE, DI VISION ND. L ACC DRDJ NG TD THE PLAT THEREOF, RECORDE D IN VOLUME 17 OF PLATS , PAGE 74, RECORDS OF KING COUNTY, 'w'ASH I NGTONJ TOGET HER 'w'ITH VACATED THOMAS AVENUE SDUTH'w'EST (83RD AVENUE SOUTH) ADJACENT THERETO; EXCEPT THE EAS T 40 FEET THE REOF, VACATED BY THE CITY OF RENTON ORDJNANCE NUMBER 3195 ; EXCEPT TH AT PDRTJDN CON V EYED TO THE STATE OF 'w'ASHINGTON FDR PRIMARY ST AT E HIGHIJAY ND. l, BY DEED RECORDED UNDER RECDRDJNG NUMBER 5443689, SlTUATED IN T HE COUNTY OF KING, STATE OF \J ASHJN GTDN . PARCEL 'B' (S USAN N. MCLEOD) LOTS 7-23, BLOC K 36 I N C.D. HILLMA N'S EARLINGTON GARDENS ADDITION TD THE CITY OF SEAT TLE, DIVISION NO. L ACCORDING TD THE PL AT TH EREOF , RECORDED IN VOLUME 17 OF PLATS , PAGE 74, RECORDS OF KING CO UNTY, 'w'ASHINGTON; EXCEPT THA T PORTIO N CO NVEYE D TD THE STATE OF 'w'ASHINGTON FOR PRIMARY ST ATE HIGHIJAY ND . l, BY DEED RECORDED UNDER RECORDING NUMBER 5443689, SITUATED IN THE COUNTY Of KING, STATE Of l<A SHING TDN . PARCELS 'A' AND 'B' CONTAININ G AN AREA OF 126,877 SQ. fT. (2.91 ACRES), MORE DR LESS. SUBJECT TO EN CUMBRANCES OF RECORD, INCLUDING K!NG COUNTY RECORDING NO. 5443689 AND KING CO UNTY RECORD I NG NO . 7702160701. ALL SITUATE I N THE NORT HEAST QUARTER AND SOUTHEAST QUARTER Of SECTION 24, TDl<NSHIP 23 NORTH, RANGE 4 EAST, \J.M. KING COUNTY, 'w'ASHING T DN. VERTICAL DATUM= NAVO 1988, ELEVATION = 24.157 BENCHMARK: CITY OF RENTON BENCHMAR K NO . 1881 fOUND 3 1 /2" BRASS DISK TOP OF E AST END OF BRIDGE CONC. RAILING ON NORTH SIDE OF S.W. 16th ST. (BRIDGE IS LOCATED JUST WEST of INT. SW 16 t h ST . & OAKSDALE AVE . SW) SITE DATA EXISTING ZONING co SURROUNDING ZO NING North South East West SITE DIMENSIONS: Le ngth Widfh Gr o ss T otol Are a Ex i sting Impervious 5 .Jrface Existing Natural Unde v el oped Total Wetland Area B Uii DING TYPE· Area Commercial Office Dis\ricl IM IM IM IM 321.41 feet 410.01 fee t 2.9 acres 0 square feet 126,324 squore 1850 Sq . Ft. feet Type V-1 h r , Sprinkle red B UI LD IN G SETBAC KS /H EIGH T I IMITATIONS P ro p osed Fron \ Yard 80 fee t 1 20 fee t Minim u m Require d ) 0 feet Minimum Required) Propo sed Side Yar d 85 fee t Prop osed Si d e Yar d 120 fee\ Prop o sed Rear Yard 7 0 fee t 0 feet Min imum Required) 20 f eet Minim u m Required ) 250 feet Maximum Allo wed) Proposed Bu ilding Heig h \ 4 0 fee t COVERAGE : Bu il din g Sq. Foot age B y Fl o or Bu il d in g Sq. Footage Overall % Lot "Coverage -B ui ldings & Structures Tota l Asph a lt Pavement Sq. Ft. Sq . Ft. ~ercent Sq. Ft . PARKING REQU IR EMENTS Parking Standard Number of Space s Requ ired Number o f Space s Pr o vided Standard Stall Si ze Compact Stoll Siz e Compact Percent a g e Allo we d Compact Percent a ge Provi ded ADA Accessible Stal ls Aisle Wid t h (Min ) Location & Size o f Curb Cut LANDSCAPE REQUIR EMEN TS 1 per uni t; 2 per 3 empl oyees ? ? 9 fee\ by 20 feet 8. 5 fee\ by 16 fee\ ? percent ? per cent ? 24 f eet 109.84' to Center of Driveway from South Eastern P roperty Corner. 45 LF Curb Cu \ (1 ) with 5' Landsc ape d Median. ? feet ? feet ? f eet ? ~ercen t ? f e et Strip Buffer Along St ree t Fron tage Rea r Yard Landsca p in g Requ ired Side Yard Lands ca ping Requ i red In terior Pa r kin g Lo t Landsc api n g Min. Landscape Island Wi dth Prop o sed Sq. Ft . o f Landscap ing [Par king lot) Propose d Sq. Ft. o f Landscap ing Wildli f e Habitat) Proposed Sq. Ft. of Landscaping To t al) Sq. Ft. S q . Ft. Sq. Ft. .. z 0 I- <( 0 0 _J w -' I- I- :r:: f-=> 0 (/) w => z w ?,: 0 z N r---. LO ~ N a) ~ C") 0 T""" CD I() I-0 w z 0 w z co :::i!: w O'> CL :) 0 z <( -' w ~ w ~ > w w ~ .c 0 .._. s::t w a: C\I -' 0 T""" -' "'") I w 0 CD 0 0 C\I Ul • Ld (') (_) ~> z et: zW ::5 Ul Cl. ...J <( X of- ti zz ::5 ~ N z n N N ·D 0 N 00 (') et: ro N ,-... z--> Q) (0 00 0:: z I I l::jw ~~ ~ z -:S: LO LO -(') (') z N N z - 1---... m~ w Ci ZNN ...J > > [Y. w -st -st -::, Y'. ..._, ..._, u (J) NOTE : THIS CON CEP TU AL SITE PLAN BOUN D AR Y IS BASED ON A PRELIMINAR Y SURVEY PREPARED B Y THE FAR COMPANY ON JANUARY 18, 1999. CITY OF RENTON DEPARTMENT OF PUBLIC WORKS COV ~f\Sl;I EEI i""1• C ~ DESIGNED !:"J.J M ___ _ 1----l--------------+--+-----l-------t----~=-=~ DATE 12/9,1'9_~----RLEN O. ______ _ DRAWN EL R____ f---~=====~-1---======-1 CHECKED o igi __ _ SCALE 1 "=40 ' FIELD BOOK --·-··-··-PAGE __ _ APPROVED SHEET _CJ ~ OF __ 4 __ _ NO FfEVISlO N BY APPR DATE DIREC TC R er r J ()LI C WOO .<, v , I 0 ,.-, ,, ,, m I -0 r--, c-. N -I 0 ,,, f'-- N ii ~ X C 0 .c 0 z 0 "" II _0 0 u c, "' •:, CT> o, v, -' c c •, c-,1 0 E ' _£ 0 C ) C..') s co 0 I 0 ,., ,_ / 0 :e; °' w "' z i3 z l.d / -0 ,,, '" / ft a ~ Q? LU ' 'f-W ,> '7 a: (\ --f "' C\) j . ) " '--' u C lJJ ~ -~ 0 z co -~ 0 .~ J w Q rn - • I- I- I- I- I (/) (/) I 0.. 0.. 0.. o u 0 z ~I a:: [L [L <( w "" 0 t---+-c--+--1--·-~----- ! >-m ,·+--+-+---+----• 0 z 1"=20' --- :•f 'j j -----·. ------------------- ; ! I I I I I I I I ..) J ) I . ;") : <?, ;, r----r l I ! X ' I ____________ J I :x. X j ,, ' t · -----,,/,:, ------- {{'> ' ' \ ' \ ----- ' . ---·--·--... _,.. -···-····· ----·--··· .--····-·'"". .... ,.-,..-., ... _ ... EX. PA INT STRIPE -n----~--.-"C""c-----------,,------~'~~=~~----G------------EX . GAS LINE SANITARY SEWER AND WA TERMAIN EXTENSION PLAN ------- •••• j •• I I.,. 1:': C ! i'. _j_ I I , - ------- '::, ·· / 6' DDCVA / / 6" SIDE SEWER STUB i7 . " \ ,,?J C t:/ \ i ,f EX. GAS LINE ----------,-'""-'---"""---='-'-'-=------- ,-,; . -----c.-------------0----- ,> ,.._~;- '.T:'7,:~ \ i ;l-)1 . ·_tj-' i 0 z ,)., " / / / ;c,, i i \ I ,-t :~) '' ,; ----.. _ '\r:t' ,,- ' ' ,-NEW SSCO Rll.4=20.0± IE-8.06 ' \,_ ' \ \ I \ ' I \ /\. / / ,.I -V(")I ,'r')" ,. ' \_ /, t,.. I .::_·.· ' ' ' J I / ,_'?.). l ··19 -- z 0 1- 4: 0 0 _J w _J I- I- I 1-::::, 0 (/) w ::::, :z ~ 0 z N r---- 1.0 N 00 CITY OF RENTON 1-z w ~ D... 0 _J w > w 0 a: () """) C") 0 .... (Il w z w => z ~ .c. ~ C\I ..- I 0 0 0 C'J ~ ui ~ _J _J w (Il (./) . w 0 (.) :z-_> :z a:: :z w :3 (./) 0.. :;;! Cl 1--:z :z :s~ -:z -o 0 a:: z--> Q:'. :z tti w :z --0 0z :z -w I;:; _,> -et: 2: ::, (.) (./) DEPARTMENT OF PUBLIC WORKS SANITARY SEWER AND WATERMAIN EXTENSION PLAN EX. 12" W -w- EX. CURB -...i:.? -w ----w ~ ~' -w -w --;-(?--w - ,_ ..h.'. -w -,1 DESIGNED ~~-11.1_ __ _ f---t--------------+--+--+------t-----~==='---j DATE 1_2 /9/99 ___ FILE NO. J;b_R____ t--~=====~f--"=""---~-=-=-====-~=--J EX. 12'" W DRAWN i ~ --~ ~ ... , "i,• •. . " . • . '' • ... ,:--~:}fl . .;_ •• • • • • .• M ,+,' ·~ • .-·: ' E~'''CONC. SIDEWALK -· · : -· ,,_\ ·-' QK_[l ___ _ -w -w - SCALE 1"=20' PAGE_ CHECKED FIELD BOOK_ --~---. --~--.. -.. SHEET _Q_;3_0F __ 1 __ _ NO REVISION APPROVED BY APPR. DATE 0 ;•) r--- r·-.J 0 C-..J II ~ 0 0 ,n \[) ,n ci '··- G CL I 0 ,0 ,_ / , 0 Q" [L :,c ,.n C, f/', / ,, 0 z (D 0 """) LL! u (D • ' q • ' ' I- I- I- I- I (/') (/') I a.. a.. a.. C u 0 7 'j < 0 V, 6 a: 8 < 0 L D u ~ I , 0 " '~ .~ d ~ '0::: en ...J ~ 0 0 z < en ~ 0 z z 0 i= 0 => ~ z 8 ~z Oo >-E-< E-< z -~ u~ ~ ~1111 n • --.,-.. ,.-_ro • o- i ~ § z "" 0 I en w !12 ~ I L 0 '" .. , ... ,L -o c.- '" 0 0-!:; IJ) f/)'-~.~ 5E =;:: cl <{ lJ -~w :, . (L (L "-c "'o .!c E cl L =-= Q) " E ~E or cN 'C CTI Co, 0 "' 0:(3 ::, =:, ~ 0 .. ~-, ~ < 0 ~ 8 < C < J__ ~ I I-+-<-+---I---~~-~··-··· ' z 0 VJ ~ er: , 0 1z STORMWATE R DR AIN AGE NOTES I. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. BEFORE ANY CONSTR UCT ION OR "· ,ELOPMENT ACTIVITY OCCURS, A PRECONSTRUCTION MEETING MUST BE HEI D WIT H GITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER . ' ALL CONSTRUCTION SH ALL BE l, oGCORDANCE WITH THE "1988 STANDARD SPECIFICATIONS FO' ROAD, 6° GE AND MUNICIPAL CONSTRUCTION" PREPARED BY WSDO T AND THE AMERICAN C 0 ~IC W('' ,ssOCIATIONS (APWA), AS AMENDED BY THE CITY or RENTON DEPARTMEN J PUB L ~KS. THE STORM DRAINA G, ,YSTE M • <L L BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE Os: 0 I LE lN -µ, DEPARTMENT OF PUBLIC WORKS. ANY DEVIATION FR OM THE APPROVED PLA ~ >I LL RE -., WRITTEN APPROVAL FROM THE CITY OF RENTON DEPARTMENT OF PUB , ~ WOR Kc . ,IGN ENGINEER OR STORM WATER UTILITY. A COPY OF THESE A" ·,OVED PL , :, MUST BE ON THE JOB SITE WHENEVER CONSTRUCT ION IS IN PROGRESS. DATUM SHALL BEU. :o. G. S UNLI . UTHERWISE APPROVED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS. . r c ERE NC' -NCHMARK AND ELEVATION ARE NOTED ON THE PLANS. ALL SEDIMENTATION !dOSIO N c ,_[TIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRuc',-~N. ANc -, MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS C( 'L ETE C !'HE POTENTIAL FOR ON-SITE EROSION HAS PASSED. ALL RETENTION/DE Ti:.,1 !0N F A IN CONJUNCTION WI ' ' ALL co, . THE DEPARTMENT OF 'BL! C v· . GRASS SEED MAY BE 11 °PLI ED E' CITY OF RENTON APP RcVED ST i, ARCHITECT AND APP R' ED BY " UT!Ll TY. f IES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR 0:UCTION ACTIVITY UNLESS OTHERWISE APPROVED BY STORM WATER UTILITY. 'iDROSEEDING. THE GRASS SEED MIXTURE, OTHER THAN :.RD MIXES, SHALL BE SUBMITTED BY A LANDSCAPE DEPARTMENT OF PUBLIC WORKS, STORM WATER ALL PIPE AND APPU RTENANCES ,HALL BE LAID ON A PROPERLY PREPARE FOUNDATION IN ACCORDANCE WITH SECTION 7-02. 3(1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WE LL AS PLACEMENT AND COM PACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. ALL PIPE BEDDING SHALL BE APWA CLASS •c, • WITH THE EXCEPTION OF PVC PIPE. ALL TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 95 PERCENT FOR PAVEMENT AND STRUCTURAL FILL AND 90 PERCENT OTHERWISE PER ASTU D-1557-70. PEA GRAVEL BEDDING SHALL BE B INCHES AND OVER AND UNDER PVC PIPE. GALVANIZED STEEL PIP E AND AL UMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT TREATMENT fl OR BETTER INSIDE AND OUTSIDE. STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY STORM DRAINAGE PIPE, OR 15 FEET FROM THE TOP OF ANY CHANNEL BANK. ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0. 10 FEET BELOW PAVEMENT LEVEL. OPEN CUT ROAD CROSSINGS AND tXI STING PUBLIC RIGHT-OF-WAY WILL NOT BE ALLOWED UNLESS SPECIFICALLY APPROVED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER. ' 14. ROCK FOR EROSION PRO TECTION c,· ROADSIDE DITCHES, WHERE REQUIRED, SHALL BE OF SOUND QUARRY ROCK PLACED TO !. DEPTH OF 1 FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4 I NCHES TO S INCHES/40 PERCENT TO 70 PERCENT PASSING· 2 INCHES TO 4 INCHES ROCK/30 PERCE NT J 40 PERCENT PASSING; AND -2 INCHES ROCK710 PER CENT TO 20 PERCENT PASS ! NG . 15. ALL BUILDING DOWN"FO UTS AND ,OOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM UN Lr SS APPRCI ED BY THE DEPARrnENT OF PUBLIC WORKS, DESIGN ENGINEER OR STORMW ,\ cR UTI L '· AN ACCURATELY DIMENSIONED CERTIFIED AS -BUILT DRAWING OF THIS DR A:NAGE SY S .-,; WILL BE SUBMITTED TO THE CITY OF RENTON UPON COUPLET! ON. 16. ISSUANCE OF THE BUi c DING OR Lv NSTRUCTION PERMIT BY THE CITY OF RENTON DOES NO T RELIEVE THE OWNER OF THE CONTINUING LEGAL OBLIGATION AND/OR LIABILITY CONNECTED WITH STORM SURFAC E' '1ATER DISPOSITION. FURTHER, THE CITY OF RENTON DOES NOT ACCEPT ANY OBLIGA T . 'N FOR T~c PROPER FUNCTIONING AND MAINTENANCE DF THE SYSTEM PROVIDED DUF NG CO NS", . ST! ON. 17. THE CONTRACTOR SH~LL BE RE S,-c,,SIBLE FOR PROVIDING ADEQUATE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFT, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORM Af 'c E OF WORK COVERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELED RIGHT--O F-NAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE AN APPROVED TRAFFIC CONTROL PLAN BY THE TRAFFIC ENGINEERING DIVISION OF THE DEPARTMENT OF PUBLIC WO RK,. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07. 23, TRA FFI C CONTROL, SHALL APPLY. 18. SPECIAL DRAINAGE MEA SURES W AQUIFER PROTECTION AREA. BE REQUIRED IF THE PROJECT LOCATION IS WITHIN THE STORM DRAINAGE PiPE SPECIFICATIONS ALL STORM DRAIN PIPE MAY BE CONS I RU CTED OF ONE OF THE FOLLOWING MATERIALS UNLESS OTHERWISE SPECIFIED IN THE PLANS . ALL PIPE JOINTS MUST BE CASKETED WATERTIGHT AND MUST BE OF THE SAME MATERIAL AS THE PIPE. ALL PIPE SHALL HAVE A MINIMUM COVER AS SPECIFIED AND SHALL BE ADEQUATEL Y PROTECTED DURING CONSTRUCTION (REFER TO THE MANUFACTURER'S RECOMMENDATIONS FOR ~INIMUM COVER FOR HEAVY EQUIPMENT LOADINGS). A. DUCTILE IRON -4 IN CH THROUG h THROUGH 24-INCH DIAM ETER PI P: ., INCH DIAMETER PIPE SHALL BE CLASS 52 AND 16-INCH 1ALL BE CLASS 50, ALL IN ACCORDANCE WITH USA STANDARD A-21. 1 (AW \!: C-51) FLANGED (6-INCH MIN i k.lM COV E , '!_ JOINTS SHALL BE PUSH-ON, MECHANICAL, OR B. CONCRETE -4 INCH TMKOUGH 18 1NC H DIAMETER PIPE SHALL BE NON-REINFORCED, BELL AND SP! GOT WI TH RUBBER GASKET JOINTS, CONFORM! NG TO ASTM C-4 ( CLASS I I). 21 I NCH THROUGH 36 INCH DIAMETER P!P f SHALL BE REINFORCED, BELL AND SPIGOT WITH RUBBER GASKET JOINTS, CONFORMING TO ,1 STM C-76 (2 FOOT MINIMUM COVER). C. PVC -4 INCH THROUGH 18 INCH DlA METER PIPE, WITH 24-INCH TO 36 -INCH OF COVER SHALL BE IN ACCORDANCE WITH ASTM 03034 SOR 21. 4-INCH THROUGH 18-INCH DIAMETER PIPE WITH ASTM D3034 SOR 35 SHALL HAVE 36-INCH MINIMUM COVER. ALL JOINTS SHALL BE ' PUSH-ON WITH RUBBER GASKETS. ' PVC STORM PIPE REQUIRES A. C. COLLARS (I.E., CATCH BASIN CONNECTION) OR KOR-N-SEAL CONCRETE BOOTS. D. E. F. HELICAL CORRUGATED PLAIN ALUM i NUM PIPE (CMP) -6 INCH THROUGH 18 INCH DIAMETER PIPE SHALL BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. 21 INCH THROUGH 36 INCH DIAMETER PIPE SHALL BE 14 GAUGE WITH 2 1/3 INCH X 1/2 INCH CORRUGATIONS. REFER TO DETAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCH DIAMETER. ALL ALUMINIZED PIPE SHALL HAVE ASPHALT TREATMENT 1 COATING (2. 0-FOOT MINIMUM COVER). HELICAL CORRUGATED STEEL PI PE: r, ri CMP) -6 INCH THROUGH 36 INCH SHALL BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. ALL STEEL MATERIALS SHALL BE GALVANIZED ANO ASPHALT TREArnENT 1 COATED. REFER TO DETAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 35 INCHES IN DIAMETER (2. 0-FOOT MINIMUM COVER). CORRUGATED POLYETHELENE ~EETING THE REQUIREMENTS OF AASHTO M-294, TYPE S. MINIMUM PIPE DIAMETER SHALL BE 8 . MAXIMUM PIPE DIAMETER SHALL BE 36" OR THE DIAMETER FOR WHICH THE SUPPLIER HAS A JOINT CONFORMING TO ASTM O 3212 WHICHEVER rs LESS JOINTS SHALL BE CLASSIFIED AS "WATERTIGHT'. WATERTIGHT JOINTS SHALL BE MADE WITH A SLEEVE OR WITH A BELL SPIGOT AND SHALL CONFORM TO ASTM D 3212 (10. 8 PSI) USING ELASTOMERIC GASKETS CONFORMING TO ASTM F 477. GASKETED JOINTS SHA LL BE LUBRICATED AS RECOMMENDED BY THE PRODUCER DURING INSTALLATION. "SOILTIGHT" JOINTS SHALL NOT BE PERMITTED FITTINGS SHALL BE BLOW MOLDED, ROTATIONAL MOLDED, OR FACTORY WELDED. THERMOPLASTIC PIPE FITTINGS SHALL MEET THE REQUIREMENTS SET FORTH IN AASHTO M 294. Fi ie: P:\SDS~P ROJ\7301\E~IG INEER ING'7301 DI OWG Da le /Time 12/21/1999 11·28 Scale 1 -1 Nol hon Xrers Z730 i -B, CONSTRUCTION NOTES 12\ND DETAILS SANITARY SEWER NOTES I. ALL WORK MATERIALS SHALL BE IN CONFORMANCE WITH THE STANDARDS AND SPECIFICATIONS OF THE CITY OF RENTON UTILITY DEPARTMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIFICATIONS. 2. THE HOURS OF WORK IN THE STREET RIGHT-OF-WAY SHALL BE LIMITED TO 8: 30 A.M. TO 3: 30 P. M. ON WEEKDAYS UNLESS OTHERWISE APPROVED IN WRITING BY THE DEPARTMENT OF PUBLIC WORKS AT 235-2620. ALL STREET CLOSURES, PARTIAL OR FULL, SHALL BE APPROVED BY THE DEPARTMENT OF PUBLIC WORKS 24 HOURS IN ADVANCE. THE POLICE DEPARTMENT, FIRE DEPARTMENT AND 911 SHALL BE NOTIFIED 24 HOURS IN ADVANCE. 3. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH "STANDARD SPECIFICATIONS FOR MUNICIPAL PUB L IC WORKS CONSTRUCTION" PREPARED BY WASHINGTON STATE CHAPTER AMERICAN PUBLIC WORKS ASSOCIATION, LATEST EDITION {APWA) AND CITY OF RENTON STANDARD SPECIFICATIONS. 4. ALL LOCATIONS OF EXISTING UTILITIES SHOWN ARE APPROXIMATE AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THE TRUE AND CORRECT LOCATION SO AS TO AVOID DAMAGE OR DISTURBANCE. 5. A PRECONSTRUCTION CONFERENCE AND A 24-HOUR NOTICE SHALL BE REQUIRED PRIOR TO STARTING NEW CONSTRUCTION. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY PERMITS PRIOR TO STARTING CONSTRUCTION. (INSPECTION WILL BE ACCOMPL,JSHED BY A REPRESENTATIVE OF THE CITY OF RENTON). IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE UTILITY DEPARTMENT 24 HOURS IN ADVANCE OF BACKFILLING ALL CONSTRUCTION. B. CONTRACTOR IS SOLELY RESPONSIBLE FOR THE MEANS, METHODS AND SEQUENCES OF CONSTRUCTION AND FOR THE SAFETY OF WORKERS AND OTHERS ON THE CONSTRUCTION SITE. 7. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE ANO ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION. 8. PLANS APPROVED BY THE C !TY OF RENTON, PUBLIC WORKS DEPARTMENT SHALL TAKE PRECEDENCE OVER ALL OTHER PLANS. 9. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 10. THE CONTRACTOR SHALL PROVIDE THE CITY OF RENTON WITH AN AS -BUILT DRAWING OF THE SANITARY SEWER SYSTEM WHICH HAS BEEN STAMPED AND SIGNED BY A LICENSED PROFESSIONAL ENGINEER OR LICENSED PROFESSIONAL SURVEYOR. 11. BACKFILL SHALL BE PLACED EQUALLY ON BOTH SIDES OF THE PIPE IN LAYERS WITH A LOOSE AVERAGE DEPTH OF B INCHES, MAXIMU~ DEPTH OF 8 INCHES, THOROUGHLY TAMP I NG EACH LAYER TO 95 PERCENT OF MAXIMUM DENSITY. THESE COMPACTED LAYERS MUST EXTEND FOR ONE PIPE DIAMETER ON EACH SIDE OF THE PIPE OR TO THE SIDE OF THE TRENCH. MATERIALS TO COMPLETE THE FILL OVER PIPE SHALL BE THE SAME AS DESCRIBED. 12. OPEN CUT ROAD CROSSINGS FOR UTILITY TRENCHES ON EXISTING TRAVELED ROADWAY SHALL BE BACKFILLED WITH CRUSHED ROCK AND MECHANICALLY COMPACTED. CUTS INTO THE EXISTING ASPHALT SHALL BE NEATLINE CUT WITH SAW IN A CONTINUOUS LINE. A TEMPORARY MIX PATCH MUST BE PLACED IMMEDIATELY AFTER BACKFILL AND COMPACTION. A PERMANENT HOT MIX PA TCH SHALL BE PLACED WITHIN 10 DAYS ANO SHALL BE PER CITY OF RENTON CURRENT STANDARDS . 13. DA TUM SHALL BE C !TY OF RENTON, U. S. C. AND G. S, 14. ALL DISTURBED AREAS SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED TO THE SATISFACTION OF THE DEPARTMENT FOR THE PREVENTION OF ON-SITE EROSION AFTER THE COMPLETION OF CONSTRUCTION. 15. AL L PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH SECTION 7-02. 3(1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATIONS FOR ROAD ANO BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIA L TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. PIPE BEDDING SHALL BE PEA GRAVEL B INCHES ABOVE ANO BELOW THE PIPE . 16. SANITARY SEWER PIPE SHALL BE POLYVINYL CHLORIDE (PVC) RUBBER GASKETED ASTM D 3034, SOR 35, OR DUCTILE IRON CLASS 50. 17. IN UNIMPROVED AREAS, MANHOLE TO EXTEND MINIMUM 6 INCHES AND MAXIMUM 18 INCHES ABOVE FINISHED GRADE. IN PAVED AREA, COVER MUST SLOPE IN ALL DIRECTIONS TO MATCH PAVING. 12" 6" PAVEM ENT WIDTH --.+----'-'----J.~-"-- 1 ~ .. ~R--\. I'---_:::,~---,ir 1 .. R -l --~~~52%~~~h,. _ _Jif==--==-~,t~~j I~ <l <l \ s:' <I -~ L_~ _________ _J ___ L_ I 18" CEMEN'I' CONCRETE VERTICAL c4RB AND GUTTER CURB AND GUTTER NOT TO SC M.E 3" (MIN.) COMPACTED DEPTH ---- CLASS "B" ASPHA LTIC CONCRETE CEMENT TREATED BASE (CTB) -------- NOTE: REFER TO SOIL ENGINEER'S RECOMMENDAT IO NS FOR SITE PREPAR AT ION & ALTERNATE PAVEMENT SECT IONS HEAVY ASPHALT PAVEMENT SECTION NOT TO SCP.LE g" 6" MIN 1 " 1 /2"X4" EXPANSION MATERIAL 1/4"R AT JOINTS\ I \ EXTRUDED CONCRETE CURB DETAIL ' I I ' I I ,'?: -I_ SCORE LINES TO BE RADIAL ~.,. TO CURB AND GUTIER --~' \ + I" w MATERIAL / ,: 1 /2"X4" EXPANS IO N MATERIAL 1/4"R AT JO INTS \ \ w --1 /2"X4" EXPANSION 1 / 4"R AT JOINTS ~ ·- '--H--+--SCORE LIN ES _ _,__ NOT TO SCALE l\ ~ CEM. CONC. CURB AND GUTTER GENERAL NOTES ~ ~ sz ~ ~ ~ t---... 'W'-WIDTH OF SIDEWALK 8 1 --BI JOINTS : DUMMY JOINTS SHALL BE .. PLAC ED NOT TO EXCE ED 15' C/C NOR LESS THAN 1 O' C/C. THEY SHA LL NOT BE LESS THAN 3/16 llsJ THICKNES S AND SHALL BE EXTENDED 2" BELOW THE GUTIER LINE '--+----+---II-+--' 1 /2" THRU JOINTS SHALL BE PLACED AT ALL COLO JOINTS AS DIRECTED BY ENG INEER AND SHALL EXTEND 1" BELOW CONCRETE. RO UND SOLID COVER MARKED "DRAIN" WITH LOC KING BOLTS SEE KCRS DWG'S 49 & 50 FRAME AND LADDER OR STEP S OFFSET. RIM= 18.5± RISE R OVER FLOW AND 100 YR. ws. ELEY= 14.82 STANDARD GALVAN I ZED STEEL LADDER/STEPS SEE KCRS DWG #39 • ' ' ' ' ' ' ' ' ' +--+-+'-• 14.69/ ' ' L --,Hj,--------1-.--1 NOTCH WEIR (SEE Pl.AN VIEW) 1U YR . W.S. EL EV . = ' ' ' ' ' ' ' IE= 14.60 ' ' , LENGTH=1.75' 2 YR. W.S . EL.-14.23 ~ !5" OUTLET [j 1.0' MIN. . C, ' I , /' INV ERT ______ _,//''" ~c.,v ELEV.= 13.0 V 8" DIA. CL EANOUT // 1 0 izz:fz==::zzt SHEAR GATE PER DETA IL NOTES 15" vi ,, .. , '/ RESTR IC TOR PLATE / ORIF ICE ~=2.0 " ' 4, .... c EL.= 11 .0 ' .. ' 18" INLET() PIPE .) I ' ' N al~ " - N ::, . . " N -' ' ', ' ' ' " ' FLOW CONTROL STRUCTURE CB#10 , TYPE 11-54" NOT TO SC ALE . INVERT EL= 13.0 z 0 ~ () 0 _J w _J f-- f-- I-z w :?! 0... 0 _J w > w 0 a: () J C') 0 ..- CD w z w => z w > <:( ,,C, ~ C\I ..-- I 0 0 0 C\I LO 0 0 00 0) <t s; w ::, > w _J _J w CD V) _w "' u ~> z O". zW :s U] a.. _.J e!: Dz zw :s ::, z •O 0 O". z--> O". z t::_Jw z . -0 "' z z-w c;:; ----WHE~E d,~E SID EWALK IS TO BE PLACED AGAINST THE CURB AND GUITER, THE JOINT SHALL BE A COLD JOINT. 1/2 X :, EXPA NSIO N MATERIAL SHALL BE PLACED FROM P.C .'S TO P.T.'S AT ALL CURB RETURNS. 1/2"X4" _.J > -O". > :::, u C/l 1/2"R \ 1/4"/FT. SLOPE I 1 /2"X5" EX PANSION MATERIAL CURB RETURN ONLY r, I 4" TI? PAVEMENT AS PER L STANDARD CEM. CONC. PLANS CURB AND GUITER SECTION A-A EXPANSIO N MATERIAL SHALL BE PLACED AT EVERY I HIRD SIDEWALK PANEL. THE CONCRETE MIX FOR SIDEWALKS SHALL CONFORM TO THE REQUIREMENTS OF CLASS B (3/4") WITH AIR ENTRAINMENT. THE CONCRETE SHA LL HAVE A BROOM FINISH WITH ALL EDGES HAVING A 2V,'' TOOLED FIN ISH. SUBGRADE COM PAC TIO N SHALL BE 90% (MODIF IED PROCTOR) PER PLANS STAfJDARD GEM. CONC. CURB AND GUITER SECTION B-B TY PICAL SIDEWALK DE TA I L ADOPTED SEE SHEET 2.5.1 FOR ROADWAY DEVELOPEMENT STANDARDS CITY OF RENTON I DATE I REVIS I ON Standard plans LST DATE: 7/89 DWG. NAME: FR-02 SP P/..GE: F00 7 NO. REVISION RECOMMENDED FOR APPROVAL BY_~~--~- BY ___ ~~~- BY_~--~-- BY APPA. f\ EXP IRES ,,.1.~\ftl I CITY OF RENTON DEPARTMENT C>F PUBLIC WORKS CONSTRUCTION NOTES AND DETAILS DESIGNED NJM -- ELR DATE 12/_\JL_99 ALE NO DRAWN -. -, . CHECKED DKB SCALE AS SHOWN FIELD BOOK PAGE ------ DATE APPROVED C40F 4 Ll li<[CICR OF p :JiillC w::ri:~s .. SHEET • I •• 0 z co 0 J w () co I- I- I- I- I I CJ cu ~ e ' ' (/) ~ (/) I ! c.. c.. 0... tu w ,., 0 ~ cc ~ 0 z m <.:; ~ r w w u < Q ,, f.:i;.; z ~ w Q Oo < Q >--~ E-<z -~ uo:: ~ < ~ ~ ~ s ~ Q ~ w o• ~ " .. 0 ~~ n · § '" ;< Q ' ;?; ~ 0 " g :::,; El ~ ~1 z -;i C [ ~ w ~ X I C 0 8 J; . ~ -a o.-a, 0 0 .to <Fl ro . C .,, ·-~ E 3'~ (J • =-= w .a . :J 0. 0. '-...c o>o ·'= E 'O ~ ;= (1) :i E ~E o,-- c:N ·c en C: o> 0 (I) 0:(5 I •u ,, u V> ~ jO =, >---- "O "' "' \: :::,; ~ z ~ ~ ~ 0:: Q. Q. <C w ~ )- CD 0 z CD "' 0 ·•· 1 ' . ' .;I ,1 ~ <l < (/) .5 ~ I ....,I STREET ~. <( 10TK w 1 s.W. 3', 21--- \ GRADY WAY L s .w. -----:::--~ ~ (/) w > <( S If E !Iii ,,r D z 0 ~ <( Ct: Sp tr/IVG ~1; Q q,'.-· • i ") \';,:i . "' 'I"} '1' VICINITY MAP ~ NO SCALE LEGEN D · PROPOSED 1YPE II CATCH BASIN (ITTJii) '-../ PROPOSED 1YPE I CATCH BASIN IIIJII EXISTING 1Yf'E II CATCH BAS IN (g) EXISTING TYPE I CATCH BASIN D PROPOSED STORM DRAINA GE LINE EXISTING STORM DRA INAGE LINE ----------------------- PROPOSED SANITARY SEl'itR MA NH," • PROPOSED SANITARY SEWER CL EA 1•:Gd T • EXISTING SANITARY SEW ER MANH OL: 0 PROPOSED SANITARY SEwc R LIN E EXISTING SANITARY SEW ER LINE EXIST ING WATERMAIN ----------------------- EXIST ING FIRE HYDRAN l u EXISTING WATER VALVE [:xJ PROPOSED WATERMAIN PROPOSED FIRE HYDRA,· • PROPOSED WATER VAL\/ ~ 23.2 PROPOSED SPOT ELEVA · ,·J NS r- EXIS TING SPOT ELEVATI OI<~ Q oC •, " EXISTING CONTOURS --100-- PROPOSED CONTOURS ------100 ------ PROPOSED PAVEMENT ' -1".·· " ' " ~ ? ':/ ~-- PROPOSED CONCRETE CONTRACTOR SHALL BE FUL LY RESPONSIBL E FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING All. SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFIC E 8Y TELEPHONE AT (206) 902-1190. WASH INGTON STATE DEPA RTMENT OF NAI URAL RESOURCES PUBLIC LAND SURVEY OFFICE 111 1 WASHINGTON STREET S.E. P.O. BOX 47060 OL 'rMPLA, WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST ANO AT THE DIRECTION OF THE CONTRACTOR. PURSUANT TO THESE REGULATIONS, THE APPROPRIATE FORMS FOR REPLACEMENT OF SAIO MONUMENTATION SHALL Al.SO BE THE RESPONSIB ILITY OF THE CONTRACTOR. COVER SHEET ~- e-S-_~l==I· ~ ---------., I I I I I I I I I I I I I J I I EX. BUILDING j I I • J I!! J " I 1?J I J ,. I " I .~ I ;: I ;.. J ii! I I I I I I I ~ r-... , I (/) I ______ J w ::> z ~ 0 [[ ~ iii I i I II I iii ii I I i 11 11111 ! / I II i !,l i \\\ l .,, ,, ' .,. __ -~· _.,.-· ,;---------~··" --------- 1"=40' 411 .56' ----·--·-·"7 ' .... "' "'-~···· .. -·-. ' V .. .. ... • • ~ • -1 , " ... ' .,, I NEW OFFICE BUILDING GARAGE LEVB.. FF-17.20 Fl'IST LEVEL Ff'-27.70 I : ___ ~ ____ 1 · f::'<. --·-----·-· . a:2g• ' ' ' ' L .L ' ' INDEX OF SHEETS: COVER SHEET I .· •.. ,-, . ' . C1 OF 4 C20F4 PRELIMINARY GRADING AND STORM DRAINAGE PLAN \ C30F4 C40F4 PRELIMINARY SANITARY SEWER AND WATERMAIN EXTENSION PLAN CONSTRUCTION NOTES AND DETAILS UTILITY CONR..,ICT NOTE: CAUTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VER IFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTIUTIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION . THIS SHALL INCLUDE CALLING UTILITY LOCATE il 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILJTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFUCTS SHOULD OCCUR , THE CONTRACTOR SHALL CONSULT BARGHAUSEN CONSULTING ENGINEERS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION. CALL BEFORE YOU DIG= 1-800-424-5555 ' LEGAL DESCRIPTION= PROVIDED BY f-IRST AMERICAN TITLE PARCEL 'A' (ARTHUR S. NESS) LOTS 1-6 AND LOTS 24-34, BLOCK 36 IN C.D, HILLMAN'S EARLINGTON GARDENS ADDITION TD THE CITY OF SEATTLE, DIVISION ND, I, ACCORDING TD THE PLAT THEREOF, RECORDED IN VOLUME 17 OF PLATS, PAGE 74, RECORDS OF KING COUNTY, v/ASHINGTDN; TOGETHER vl!TH VACATED THOMAS AVENUE SDUTHvlEST (83RD AVENUE SOUTH) ADJACENT THERETO; EXCEP T T HE EAS T 40 FEET THEREOF, VACATED BY T HE CITY OF RENTON ORDINANCE NUMBER 3195 ; EXCEPT THAT PORTION CONVEYED TD THE STATE OF v/ASHJNGTDN FDR PRIMARY STATE HIGHv/AY ND, 1, BY DEED RECORDED UNDER RECORDING NUMBER 5443669, SITUATED IN THE COUNTY OF KING, STATE OF v/ASHINGTDN . PARCEL 'B' (SUSAN N. MC LEOD) LOTS 7-23, BLOCK 36 IN C.D. HILU1AN'S EARLINGTON GARDENS ADDITrDN TD THE CITY OF SEATTLE, DIVISION ND. 1, ACCORDING TD THE PLAT THEREOF, RECORDED IN VOLUME 17 OF PLA T S, PAGE 74, RECORDS OF KING COUNTY, vlASHINGTDN; EXCEPT THAT PORTION CONVEYED TD THE STATE OF v/ASHJNGTDN FDR PRIMARY STATE HIGHvlAY ND . 1, BY DEED RECORDED UNDER RECORDING NUMBER 5443689, SITUATED IN THE COUNTY OF KING, STA TE OF v/ASHINGTDN , PARCELS 'A' AND 'B' CONTAINING AN AREA OF 126,877 SQ. FT C2.9J ACRESJ, MORE DR LESS, SUBJECT TD ENCUMBRANCES OF RECORD, INCLUDING KING COUNTY RECORD I NG ND . 5443689 AND KING COUNTY RECORDING ND, 7702160701. ALL SITUATE IN THE NORTHEAST QUARTER AND SOUTHEAST QUARTER OF SECTION 24 , TDvlNSHIP 23 NORTH, RANGE 4 EAST, vl .M. KING COUNTY, v/ASHINGTDN. VERTICAL DATUM: NAVD 1988, ELEVATION = 24.157 BENCHMARK= i CITY OF RENTON BENCHMARK NO. 1881 'FOUND 3 1 /2" BRASS DISK TOP OF EAST END OF BRIDGE CONG. RAILING ON NOR TH SIDE OF S.W. 16th ST. (BRIDGE IS LOCATED JUS T WEST of INT. SW 16th ST. & OAKSDALE AVE. SW) SITE DATA EX ISTING ZQ..~ c o SURROUNDING ZONING North South East West SITE DIMENSIONS: Length Widfh Gross Total Area Existing Impervious S.1rfa c e Existing Natural Undeveloped Tota l Wetland Area BUILDING TYPE: Area Commercial Office District IM IM IM IM 321.41 feet 410.0 1 feet 2.9 acres 0 sq_uare feet 126,324 square 1850 Sq. Ft. feet Type V-1 hr, Sprinklered BUILDING SETBACKS/HEIGHT LIMITATIONS Proposed Front Yard Proposed Side Yard Proposed Side Yard Proposed Rear Yard Proposed Building Height COVERAGE: 80 feet 85 feet 120 feet 70 feet 40 feet !20 feet Mi nimum Required) 0 feet Minimum Required) 0 feet Minimum Required) 20 feet Minimum Requi r ed) 250 feet Maximum Al l owed) Bui lding Sq. Footage By Floor Building_ Sq. Footage Overall % Lot Coverage -Buildings & Structures Total Asphalt Pavement Sq. Ft. Sq . Ft. gercent Sq. Ft. PARKING REQUIREM ENTS Parking St andard Number of Spaces Required Number of Spaces Provided Standard Stall Size Compact Sta l l Size Compact Percen t age Allowed Compact Percentage Provided ADA Accessible Stalls Aisle Width (Min) Location & Size of Curb Cut LANDSCAPE REQUIREMENTS 1 per unit; 2 per 3 employees ? 9 9 feet by 20 feet 8.5 feet by 16 feet 9 percent ? percent ? 24 feet 109.84' to Center of Driveway from South Eastern Property Corner. 45 LF Curb Cut (1) with 5' L andscaped Median. ? feet ? feet ? feet Strip Buffer Al ong Street Frontage Rear Yard Landscaping Required Side Yard Landscap i ng Required Interior Park i ng Lot Landscaping Min. Landscape Island Width Proposed Sq. Ft. of L.andscaping ~Parking lot) Proposed Sq. Ft. of Landscaping Wildlife Habitat) Proposed Sq . Ft. of Landscaping Total) ? percent ? feet Sq. Ft. Sq. Ft. Sq. Ft. C") 0 ..... m LO I-w 0 z 0 w z CX) ::'2: w O> a.. ::> <( 0 z _J w 3: w > uI > <( w .c. ::> 0 -> ~ w a: C\I _J 0 ..... _J J I w 0 m 0 0 C\I .. w _J I- I- (/) I I- ::::J 0 (/] w ::::J z w ~ 0 z N ['. tr) N 00 ~ .w <., u ~5 z "' zW ::s (/) 0.. _J <( X Cl f-~ zZ :3 ~ N z ") N N ·O ON 00 CJ Ct:: CO N r--z> 0, CD 00 Ct:: z I I Ww w ~ ~ ~ z . tr) L[) -<., CJ z N N Z - I-~ 'i:o' ~ w i';j ZNN _J > -0:: w -st "" > ::, :,,:: ~ ~ 0 (/) NOTE: THIS CONCEPTUAL SITE PLAN BOUNDARY IS BASED ON A PRELIMINARY SURVEY PREPARED BY THE FAR COMPA N Y ON JANUARY 18, 1999. CITY OF RENTON DEPARTMENT OF PUBLIC WORKS COVER SHEET DESIG1'£D _.t4 JM ____ _ 1---l--------------l----1---l------t-====--=====-i DATE l V2/~~ FILE NO. DRAWN ELR r-----~=-~+---~-~· =-==~~-=-"-1- C!-ECKED QKB SCALE; 1 "=40' FIELD BcoK __ ··-PAGE NO REVISON BY APPA DATE; APPROVED DIR [CTO.~ Gf" 1--'UtjLI (.; WOR,"'<S~-SHEET _ C1 ·-OF~-- (/) I ,., ,- C-J ai I C 0 ~ a z 0 '1· II <:n m o, C, I -~ • 0 ' '~ r_ .... I~ / C "" 0.. Ye R ~ •f> Q m $ ,J> a. :z: / 'i i# CL ·, lJJ "-(\; ,1i ~o cc CL f::: '-" 0 . '-1.J f u ~ Q () Ht ..- 0 ~ C") I"- ~ 0 ~ z ~ rn w 0 "") w -~ u (::) rn I- I- I- I- I tr) tr) I 0... 0... 0... 0 u ~ < u "' ,_ 0 0: ,~· u ~ X w -' ~ ~ 11 :,; .., z :,; <Il .., "' z Cl 0:: a. ()._ <( I--+--+-+-+------ >-CD 0 z 1"=20' --------- --------------.. ·----~ I ! ' I I I I " \ : 1' I ·/.,· NEW OVERFLOW SPILLWAY 1W-17 .00 BW= 14.00 NEW DETEN110N/WETPOND AND FLOOR STORAGE TOP OF POND= 18.00 MAX. W.S.-14.69 100 YR . FLOOD STORAGE EL .=16.5 TOP OF DEAD STORAGE-13.00 BOTTOM OF POND=9.0 0 X I ·· I NEW 3.0' MODULAR BLOC K WAL L (PER DET~L SHEET C6 ) .. ,_u J . -t , () ;?>··~----- STATIC WATER SURfAC{---, ELEVATION= 13.0 . -----.,.,tr;"------- ---- ---------------------·---' ------· ... -.. -------:::..-f---__ ,... x -- ---t -:-:.:. -tS -:. :. -:_:.-:. --f -: -: -:. -: A--_,... . ,,, ------/ .,,.. .1----::!'----- / .,,..,... .,,..--\ --- / / /,,,.,,,.-, ,.., I I; r , ,.., ((((/ ~· I ' II I I j I I I I I I I I I I I I I I I I I I I U I I. 0 ! I ·(Cf II I I J1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ' ' \ i ! ' I • I I i ! i II i / ! I _' ! I I 12(7 N~ CB t10, TYPE l'-54' / OW STRUCTU \ 1 5\3 LF 18" \ADS l • N,12 @ 0.0% ~\ i ~ ', \ ~t ' -'T"rx:-c;'-A""S-CCLICCN E EX. 1::Al~I_T STRIP E ···-~·-r;--·------- EX. 12" W w GRADING AND STORM DRAINAGE PLAN --- -•. . ,.)< .. .,-:'-) ··i-...,'7 V ' . ,-!«, .. ..-: j / : V / .' I ,/ / I I ------ ••' ------··- . --------· -----------~ 44 LF 6" SD @ 0.5% MIN. NEW YARD DRAt-1 RIM-16.5 IE=15.09 30 LF 6" SD @ 0.5% MIN . 7.5 LF ACO TRENCH DRAIN OR APPROVED EQUAL RIM =17.2 c'ffiENCH DRAIN D EQUAL 6 " ROOF DRAIN •••n•-·-----C, ·----··-··--·········-·-----····o ----- X --------- 5 LFACO OR APPROVED IM =17 .2 // / //,/ / UAL /6 ; ROOF DRAIN / 24.5 I ~! I : -------------~-~~.~T -------'tc--- ·<./ NEW 2.0 'MODULAR BLOCK WALL (PER DETAIL SHEET CS ) X . j .• I , ~, -.J...----- -I l : ' l l ' ~ ,'I ' I , I , I / I, 1 ,.., I I 8.6 , i .. ;<>·-~----! ~' '• ,.' - V ·----•n, ___ ,..........,.._ .. --.-~-=n•••·~·----·-"""'""' -.-~·-·-·· EX. GAS .LI.IJ.E ....... -·-····----·,;~-' t 8.5 18 . ' \ \ I I I I I _'.__j ~---'"" I , n I 0 z NEW CB t5 TYPE I RIM=17.40 IE=15 .1 5 NEW CONCRETE CURE! AND GUTTER · ~'.E~ (DETAIL SHT, C5) "-, 86 1 4,F 8" ADS 1 N, 1 2 @ 0.40% ,~J .:J:,·- \ ' \ I • NEW CB t4 TYPE I \ RIM=il 8.20 1 IE=14.81 '-\ / \ , a I , .... ' \ \\ / ' \ A) \ / :, i / ' ' • ' 138 1.F 12" ~DS N-12 @ 0.40% >· -.:• ,.; ,'\ .· NEW 2. MODULAR BL (PER Dli'TAIL SHEET C6) / I \ / / KWAU. z 0 ~ 0 0 _J w _J I- I- -•--.o. ! 9 ---- :r: +-::::, 0 (/) ----~ CITY OF RENTON ~ w :::ii: IL 0 _J w > w 0 a: 0 "") w z w ::> z ~ .c ~ C\I ..- I 0 0 0 C\I X L2 8 0 co 0) <( ~ w ~ w _J _J w en ti) • L,_J (.0 (.) ~> z Cl:: zW ::i ti) (l_ -' <lC D I,;: z LJJ ::i ::E z ·O ('.) Cl:: z--> Cl:: z tJ w z . -(.0 (.0 z z-wi';:j -' > -Cl:: 2: :::, (.) ti) DEPARTMENT C>F PUBLIC WORKS GRADING AND STORM DRAINAGE PLAN EX. 12" W •.f.':. DrnGNED NJ M __ _ 1--_;f--------------+---+---!------I-----------; DATE 1_2 ,".9/99__ FILE NO . DRAWN 1_1,.B_____ t---~======-t----~-=cc-cc·=-=-==cc· =-'-I- .'() ···---w ··-·· w ···-',/ -···- --------------.--.---,,;--.. --7 -_-.---;--:--- . ·. ·. · · .. . · ~X";C Q~, ~IDE~ALK. ': l• ' N o CHECKED _D_i<~----SCALE 1 "-20' DIREC TO R OF Pu Fl°'' '>C"W~"~<>T:',--- ' APPROVED NO. REV~ON BY APPA . DATE FIELD BOOK PAGE SHEET _C.2.__oF __ 4 v , I -0 n ' -t·'! m I L) "' ' . ,~ C 0 r -0 z 0 N II '" 0 u v , ,-. cs ,,.. (), CY, 2 C? Q_ I CJ n ,._ / (0 z Ge w '"' ~ (.'.) z w ..--- 0 ,~. ,- / ~ C) Cc o._ "'-,.0 0 en / CL .,... 0 ~ () z m 0 --:> w u m I . ' I r ( ( ·~- • I- I- I- I- I (/) (/) I (L (L (L 0 u 8 , " 3 I- I ~ ~ 0 Cl ~ Cl) ~ 0 z z § :::, ~ z 8 ~z Oo >-4 E-< E-<z -~ u~ ;\I _...., =u ~. .L -o a.- '" 0 0 .!:, II) CIJ·c -"' . ~ a E 3" <{ u . :i5 LL! :, 0.. 0.. '-..c °'O .s E 'O L :=: Q.) :i E ~E o,·-cN ·c O'I Co, 0 II) a: c5 -- -~ ----·1-~f-->--1 j I CD STORMWATE R ORt\":\.AGE NOTES 1. 2. 3. 4. 5. 6. 7. 8 9. to. 11. 12. 13 . BEFORE ANY CONSTR UCI ION OR ikvt LOPMENT ACTIVITY OCCURS, A PRECONSTRUCTION MEETING MUST BE HELO WITH THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER . ' ALL CONSTRUCTION SH AL L BE IN ACCORDANCE WITH THE "1988 STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION' PREPARED BY WSDOT AND THE AMERICAN PUBL[C WORKS ASSOC[ATIONS (APWA), AS AMENDED BY THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS. THE STORM DRAINAGE SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE DEPARTMENT OF PUBLIC WORKS. ANY DEVIATION FROM THE APPROVED PLANS WILL REQ UI RE WRITTEN APPROVAL FROM THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS, DES IGN ENGINEER OR STORM WATER UTILITY. A COPY OF THESE AP P110 VED PL A,::i MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. DATUM SHALL BEU. S. G. S UNL E,::, 0THERWISE APPROVED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS. R"f EREN CE ~<N CHMARK AND ELEVATION ARE NOTED ON THE PLANS. ALL SEDJMENTATION /f.R OS!ON F -· i TIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRUC TJ 'N, AND 1 1, MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS CO M0'.ETED A,' HE POTENTIAL FOR ON-SITE EROSION HAS PASSED. ALL RETENTION/DETE 1,1l ON FAc ,_· i!ES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH ALL cm, "'1JCTION ACTIVITY UNLESS OTHERWISE APPROVED BY THE DEPARTMENT OF PUBLIC woe;", STORM WATER UTILITY. GRASS SEED MAY BE APPLIED B'i HY DROSEEDING. THE GRASS SEED MIXTURE, OTHER TH AN CITY OF RENTON APPROVED STANDARD MIXES, SHALL BE SUBMITTED BY A LANDSCAPE ARCHITECT AND APPROVED BY TH E DEPARTMENT OF PUBLIC WORKS. STORM WATER UTILITY. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARE FOUNDATION IN ACCORDANCE WITH SECTION 7-02.3( I) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. ALL PIPE BEDDING SHALL BE APWA CLASS "C," WITH THE EXCEPTION OF PVC PIPE. ALL TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 95 PERCENT FOR PAVEMENT AND STRUCTURAL FILL AND 90 PERCENT OTHERWISE PER ASTM D-1557-70. PEA GRAVEL BEDDING SHALL BE 6 INCHES AND OVER AND UNDER PVC PIPE. GALVANIZED STEEL PIPE AND ALUl.i!NIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT TREATMENT ff! OR BETTER INSIDE AND OUTSIDE. STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY STORM DRAINAGE PIPE, OR 15 FEET FROM THE TOP OF ANY CHANNEL BANK. ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0. 10 FEET BELOW PAVEMENT LEVEL. OPEN CUT ROAD CROS SI NGS AND EXISTING PUBLIC RIGHT-OF-WAY WILL NOT BE ALLOWED UNLESS SPECIFICALLY APPROVED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER. ' 14. ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED. SHALL BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF 1 FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4 INCHES TO 8 INCHES/40 PERCENT TO 70 PERCENT PASSING: 2 INCHES TO 4 INCHES ROCK/30 PERCENT TO 40 PERCENT PASSING; AND -2 INCHES ROCK/10 PERCENT TO 20 PERCENT PASS I NG. 15. ALL BUILDING DOWNS PO UTS AND Fu OTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM UNLESS APPROVED BY THE DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER OR STORMWATER UTILITY. AN ACCURATELY DIMENSIONED CERTIFIED AS-BUILT DRAWING OF THIS DRAINAGE SYSTEM WILL BE SUBMITTED TO THE CITY OF RENTON UPON COMP LET! ON. 16. ISSUANCE OF THE BU IL UING OR CONSTRUC TION PERMIT BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGAL OBL IGATION AND/OR LIABILITY CONNECTED WITH STORM SURFACE WATER DIS POSITION. FURTHER, THE CITY OF REN TON DOES NOT ACCEPT ANY OBLIGATI ON FOR T,'E PROPER FUNCTIONING AND MAINTENANCE OF THE 17. 18. SYSTEU PROVIDED DURING CDNS TP ,STION. THE CONTRACTOR SHAL L BE RESP ONS IBLE FOR PROVIDING ADEQUATE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFT, HEALTH. ANO SAFETY OF THE PUB LIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED BY THE CONTRACT . ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE AN APPROVED TRAFFIC CONTROL PLAN BY THE TRAFFIC ENGINEERING DIVISION OF THE DEPAR TMENT OF PUBLIC WORKS. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07 . 23, TRAFF IC CONTROL, SHALL APPLY. SPECIAL DRAINAGE MEh,URES WiLL BE REQUIRED IF THE PROJECT LOCATfON IS WITHIN THE AQUIFER PROTECTION AREA. STORM DRAINAGE PIP E SPECIFICATIONS ALL STORM DRAIN PIPE MA Y BE CONS TRUCT ED OF ONE OF THE FOLLOWING MATERIALS UNLESS OTHERWISE SPECIFIED IN THE PLANS . ALL PIPE JOINTS MUST BE GASKETED WATERTIGHT AND MUST BE OF THE SAME MATERIAL AS THE PIPE. ALL PIPE SHALL HAVE A MINIMUM COVER AS SPECIFIED AND SHALL BE ADEQUATELY PROTECTED DURING CONSTRUCTION (REFER TO THE UANUFACTURER' S RECOMMEND ATIONS FOP MINIMUM COVER FOR HEAVY EQUIPMENT LOADINGS). A. DUCTILE IRON -4 IN CH rHROUG H ·4 INCH DIAME TER PIPE SHALL BE CLASS 52 AND 16-INCH THROUGH 24-INCH DIAM ETER PIPE "'i ALL BE CLASS 50, ALL IN ACCORDANCE WITH USA STANDARD A-21. 1 (AW WI C-51). _ JOINTS SHALL 8E PUSH-ON, MECHANICAL, OR FLANGED (6-INCH MIN W-JM COV CR . B. CONCRETE -4 INCH TH,JUGH 18 l aCH DIAUETER PIPE SHALL BE NON-REINFORCED, BELL AN D SPIGOT WITH RUBBER GASKET JOINTS. CONFORMING TO ASTM C-4 (CLASS 11). 21 INCH THROUGH 36 I NCH DIAMETER PIPE SHALL BE REINFORCED, BELL AND SP I GOT WITH RUBBER GASKET JOINTS, CONFORMING TO ASTM C-76 ( 2 FOOT MINIMUM COVER). C. PVC -4 INCH THROUGH 18 INCH Di AMETER PIPE, WITH 24-INCH TO 36-INCH OF COVER SHALL BE IN ACCORDANCE WITH ASTM 03034 SDR 21. 4-INCH THROUGH 18-INCH DIAMETER PI PE, WITH AS TU 03034 SOR 35 SHALL HAVE 36 -INCH MINIMUM COVER. ALL JOINTS SHALL BE PUSH-ON WITH RUBBER GASKETS. PVC STORM PIPE REQUIRES A. C. COLLARS (I.E., CA TCH BASIN CONNECTION) OR KOR-N-SEAL CONCRETE BOOTS. 0. HELICAL CORRUGATED PLAIN ALUM IN UM PIPE (CMP) -5 INCH THROUGH 18 INCH DI AMETER PIPE SHALL BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. 21 INCH THROUGH 36 INCH DIAMETER PIPE SHALL BE 14 GAUGE WITH 2 1/3 INCH X 1/2 INCH CORRUGATIONS. REFER TO DETAI LS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCH DIAMETER. ALL ALUMINIZED PIPE SHALL HAVE ASPHALT TREATMENT 1 COATING (2. 0-FOOT MINIMUM COVER). E. HELICAL CORRUGATED STEEL PIPE ( HCMP) -6 INCH THROUGH 36 INCH SHALL BE 16 GAU GE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS . ALL STEEL MATER I ALS SHALL BE GALVANIZED AND ASPHALT TREATMENT 1 COATED. REFER TO DETAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCHES IN DIAMETER (2.0-FOOT MINIMUM COVER). F. CORRUGA TED POLYETHELENE MEETING THE REQUIREMENTS OF AASHTO M-294 TYPE S MINIMUM PIPE DIAMETER SHALL BE 8". MAXIMUM PIPE DIAMETER SHALL BE 36" OR THE DIAME TER FOR WHICH THE SUPPLIER HAS A JOINT CONFORMING TO ASTM D 3212 WHICHEVER IS LESS JOINTS SHALL BE CLASSIFIED AS "WATERT[GHT". WATERTIGHT JOIN TS SHALL BE MADE WITH A SLEEVE OR WITH A BELL SPIGOT AND SHALL CONFORM TO ASTM D 3212 (10. B PSI) USING ELASTDMERIC GASKETS CONFORMING TO ASTM F 477. GASKETED JOINTS SHALL BE LUBRICATED AS RECOMMENDED BY THE PRODUCER DURING INSTALLATION. "SOILTIGHT" JOINTS SHALL NOT BE PERMITTED. FITTINGS SHALL BE BLOW MOLDED, ROTATIONAL MOLDED, OR FACTORY WELDED. TH ERMOPLASTIC PIPE FITTINGS SHALL MEET THE REQUIREMENTS SET FORTH IN AASHTO M 294. File . P:\S DSKPRO J \73 0 1\ENG ll'J EERING \).3 0 1-D 1 .D\~G Du l_e/T1rn e : 12/2 1/1999 1 1 :28 Seo le: 1 = 1 Not ~a n Xr efs: Z7.30 1-B, CONSTRUCTION NOTES AND DETAILS SANITARY SEWER NOTES l. ALL WORK MATERIALS SHALL BE IN CONFORMANCE WfTH THE STANDARDS AND SPECIFICATIONS OF THE CITY OF RENTON UTILITY DEPARTMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIFICATIONS. 2. THE HOURS OF WORK IN THE STREET RIGHT-OF-WAY SHALL BE LIMITED TO 8: JD A. U. TO 3: 30 P. M. ON WEEKDAYS UNLESS OTHERWISE APPROVED IN WRITING BY THE DEPARTMENT OF PUBLIC WORK~ AT 235-2520. ALL STREET CLOSURES, PARTIAL OR FULL, SHALL BE APPROVED BY lHE DEPARTMENT OF PUBLIC WORKS 24 HOURS IN ADVANCE. THE POLICE DEPARTMENT, FIRE DEPARTMENT ANO 911 SHALL BE NOTIFIED 24 HOURS IN ADVANCE. 3. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH "STANDARD SPECIFICATIONS FOR MUNICIPAL PUBLIC WORKS CONSTRUCTION" PREPARED BY WASHINGTON STATE CHAPTER AMERICAN PUBL IC WORKS ASSOCIATION, LATEST EDITION (APWA) AND CITY OF RENTON STANDARD SPECIFICATIONS. 4. ALL LOCATIONS OF EXIST ING UTILITIES SHOWN ARE APPROXIMATE AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THE TRUE AND CORRECT LOCATION SO AS TO AYO ID DAMAGE OR DISTURBANCE. 5. A PRECONSTRUCTION CONFERENCE AND A 24-HOUR NOTICE SHALL BE REQUIRED PRIOR TO STARTING NEW CONSTRUCTION. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY PERMITS PRIOR TO STARTING CONSTRUCTION. (INSPECTION WILL BE ACCOMPL,ISHED BY A REPRESENTATIVE OF THE CITY OF RENTON). IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE UTILITY DEPARTMENT 24 HOURS IN ADVANCE OF BACKFILLING ALL CONSTRUCTION. 6. CONTRACTOR IS SOLELY RESPONSIBLE FOR THE MEANS, METHODS AND SEQUENCES OF CONSTRUCTION AND FOR THE SAFETY OF WORKERS AND OTHERS ON THE CONSTRUCTION SITE. 7. IT SHALL BE THE RESPONSIBILITY OF THE CON TRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION. 8. PLANS APPROVED BY THE CI TY OF RENTON, PUBLIC WORKS DEPARTMENT SHALL TAKE PRECEDENCE OVER ALL OTHER PLANS. 9. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 10. THE CONTRACTOR SHAL L PROVIDE THE CITY OF RENTON WITH AN AS-BUILT DRAWING OF THE SANITARY SEWER SYSTEM WHICH HAS BEEN STAMPED AND SIGNED BY A LICENSED PROFESSIONAL ENGINEER OR LICENSED PROFESSIONAL SURVEYOR. 11. BACKFILL SHALL BE PLACED EQUALLY ON BOTH SIDES OF THE PIPE IN LAYERS WITH A LOOSE AVERAGE DEPTH OF 6 INCHES, MAXIMU~ DEPTH OF 8 INCHES, THOROUGHLY TAMPING EACH LAYER TO 95 PERCENT OF MAXIMUM DENSITY. THESE COMPACTED LAYERS MUST EXTEND FOR ONE PIPE DIAMETER ON EACH SIDE OF THE PIPE DR TO THE SIDE OF THE TRENCH. MATERIALS TO COMPLETE THE FILL OVER PIPE SHALL BE THE SAME AS DESCRIB ED. 12. OPEN CUT ROAD CROSSINGS FDR UTILITY TRENCHES ON EXISTING TRAVELED ROADWAY SHALL BE BACKFILLED WITH CRUSHED ROCK AND MECHANICALLY COMPACTED. curs INTO THE EXISTING ASPHALT SHALL BE NEAT LINE CUT WITH SAW IN A CONTINUOUS LINE . A TEMPORARY MIX PATCH MUST BE PLACED IMMEDIATELY AFTER BACKFILL ANO COMPACTION. A PERMANENT HOT MIX PATCH SHALL BE PLACED WITHIN 10 DAYS AND SHALL BE PER CITY OF RENTON CURRENT STANDARDS. 13. DATUM SHALL BE CITY OF RENTON, U.S. C. AND G. S. 14. ALL DISTURBED AREAS SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED TO THE SATISFACTION OF THE DEPARTMENT FOR THE PREVENTION OF ON-SITE EROSION AFTER THE COMPLETION OF CONSTRUCT[ON. 15. 16. 17 . ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH SECTION 7-02. 3(1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATIONS FOR ROAD ANO BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPOR TE D ON A UNIFORMLY DENSE UNYIELDING BASE. PIPE BEDDING SHALL BE PEA GRAVEL 6 INCHES ABOVE AND BELOW THE PIPE. SANITARY SEWER PIPE SHALL BE POLYVINYL CHLORIDE (PVC) RUBBER CASKETED ASTM D 3034, SOR 35, OR DUCTILE IRON CLASS 50. IN UNIMPROVED AREAS, MANHOLE TO EXTEND MINIMUM 6 INCHES AND MAXIMUM 18 INCHES ABOVE FINISHED GRADE. IN PAVED AREA, COVER MUST SLOPE IN ALL DIRECTIONS TO MATCH PAVING. 12" 6" PAV EMENT WIDTH---+----~---....--~- 1" p--,..._ 1" R ~--',I_::"'------./'/ \' 5% tD <i \ <l --~~---------~ --~'- 1. 18" CE~ENT CONCRETE VERTICAL CURB AND OOTTI:R . I CURB AND GUTTER NOT TO SCALE 3" (MIN.) COMPACTED DEPTH ---- Cl.ASS "B" ASPHALTIC CONCRETE CEME NT TREATED BASE (C TB)---- = NOTE: REFER TO SOIL ENGINEER'S RECOMMEN DATIONS FOR SITE PREPARATION & ALTERNATE PAVE MENT SECTIONS HEAVY ASPHALT PAVEMENT SECTION NOT TO SC ALE ' <o g " 1 " 6" MIN 1 •• _ 4 I /2"X4" EXPANSION MATERIA L I /4"R AT JOINTS\ I \ EXTRUDED CONCRETE CURB DETAIL ' J l I ,'?: --../_ I I SCORE LIN ES TO BE RADIAL IV TO CURB AND GUTIER ·, \ + w 1 /2"X4" EXPANSION MATER IAL 1/4"R AT JOINTS\ • w 1--- NOT TO SCA LE - I\ ,_ CEM. CONC. CURB AND GUTI ER 1 /2"X4 .. EXPANSION MATERIAL / ,: 1/4"R AT JO INTS~ -•- '-.....,.__,___SCORE LINES--h GENERAL NOTES " - n - " - ROUND SOLID COV ER ~IARKED "DRAIN" WITH LOCKING BOLTS STAN DARD GALVANIZED FRAME AND _LA DDER OR STE PS __ OFFSET. ST EEL LADDER/STEPS SEE KCRS DWG #39 RIM= 18.5± "' "- RISER OV ERFLOW AND 100 YR ws. ELEV= 14.62 0 "' · .. ,. ' ' ' ' '. ' _, ' -, NOTCH WEIR /SEE L--,!11---------h,-+-;_;;:..;;;::._;~~-'-='.e 10 YR. w.s. ELEV. = 14.69 2 'fR WS . EL.= 14.23 () 18" OUTLET / 1.0' MI N. , ' ' , ' ' ' . , Pl.AN VIEW) : IE=14.60 ' ,, LENGTH=1. 75' 18" INL ET PIPE ~" ........ ~ _/' "-, , (/_,.A INVERT ,,/ ,.,.. "E~LE~v"".=""'1~3~D~ _____ ,,. /I/ ~8~"~D~IA~.~C~L~E~AN~O~U~T~~~-/./ ;~:t=:::z:::zl ·-,~ EL= 13.0 SHEAR GATE PER DETAIL NOT ES RES TRICT OR PLATE ORIFICE ¢=2.0" EL.=1 1.0 ' 1 5" L,//f' ' ' , ~-· N ~ ·o ::i. 1,,, N ., / :::,:; ' N ~ . ~-, _, 4 ' ., .. ,J ' ' FLOW CONTROL STRUCTURE CBi10 , TYPE 11-54' NOT TO SCAL E Bl ..._ -BI JO ltHS: DUMMY JOI NTS SHALL BE PLACED NOT TO EXCEED 15· C/C NOR LESS THAN 10' C/C. THE Y SHALL NOT BE LESS THA M 3/16" IN TH ICKNESS AN D SHA LL BE EXTENDED 2 " BELOW THE GLIDER LINE. ~,-__ _,_ __ -11-i--, I /2" THRU JOI NTS SHAL L BE PLACED AT ALL COLD JOIN TS AS DIR ECTED BY ENGIN EER AND SH AL L ---"W" -WIDTH OF SIDEWALK -- 1/2"R I 1/4"/FT. SLOPE I \\ 1 /2"X5" EXPA NSION MATERIAL CURB RETURN ON LY I 4" l" PAVEM ENT AS PER PLANS -- '- \ 1/4"/FT. SLOPE EX TEND I" BELOW CONCR ETE. WHERE THE SID EWALK IS TO BE PLACED AGA INST THE CURB AND GUTIER THE JOINT SHAL L BE A COLD JOIN T 1/2"X s· EXPA NSION MATERIAL SHALL BE Pl.ACED FROM P.C .'S TO P.T.'s' AT ALL CU RB RETURNS. 1/2"X4" - EXPANS IO N MA TER IAL SHA LL BE PLACE D AT EVERY THIRD SIDEWALK · PANEL. THE CO NCRETE MIX FO R SIDEWALKS SHALL CONFORM TO THE REQUIREMEN TS OF CLASS 8 (3/4") WITH A.IR EN TR AI NME NT. THE CO NCR ET E SHA LL HAVE A BROOM FINISH WITH ALL EDG ES HAVI NG A 2%" TOOLED Fl~IISH. S UBGRADE COMPA CTION SHA LL BE 90% (MOD IFIED PROCTOR) '-..... - 1 /2"R \ \ 1 /2"R \ / \AVEMENT AS PER Pl.ANS I "'~' ,,., ~~a;:iiliiiiiii~ RECOMMENDED FOR APPROVAL . EXPIRES 0.\WiL-J z 0 I- <( 0 0 _J w _J ~ :r: I- ::) 0 (;J w ::) z w ~ 0 z N " LO ~ N o:J ~ (") 0 ..-en I-w z w z ~ w a.. ::) 0 z _J w w > > <( w .c. 0 ...... s::f" a: (',,I 0 ..- "") I 0 0 0 "' X <( LL N ,.,, N N 0 N 00 00 N " a, (D 00 I I <( ~ ~ 3: LO Li) N ("'i t--LD~ ZNN w st st :,('. ~~ LO 0 0 CX) 0) <( :=: w ::) > w _J _J w en C/1 .w GU ~5 z f!S z C/1 ::5 0.. __J <( 0 t;,: z l,J ::'S ::::; z ·O 0"' z --> "' z Ww w z . -0 '-'z z-w G:i :::::! ft: > :::, u r.n Tth STANDARD CEM. CONC. CURB AND GUTIER 4" J -r PARKWAY STANDARD CEM . CONC . CURB AND GUTI ER i \ BY ____ ~--CITY OF RENTON SECTION B-B SECTION A-A SEE SHEET 2.5.1 FO R ROADWA Y DEVELOPEMENT STANDARDS ~I _D_AT_E~'------REV ISION TYPICAL SID EWALK DE TAI L ADOPTED CITY OF RENTON Standard p l ans LST DATEt 7 /89 DWG. NAME: FR-02 SP PAGE: FOD7 BY ______ _ BY ______ _ NO. REVISION BY APPR. DATE DEPARTMENT OF PUBLIC WORKS CONSTRUCTION NOTES AND DETAILS ALE NO. DESIGNED NJM ] 2/9_L99 DATE DRAWN EL R .. CHECKED Dl<B SCALE AS SHOWN RELD BOOK PAGE APPROVE D OIR ECTO R or >'l 'Bc lC WO RK'.> SHEET _C4oF 4 \ 13e,p: ~9?/-t ?: b f () z co 0 "") w ~ co .• -~ ' • • ' • I i i I I I I i ' I I I ' I I I I I ) I ----------------- I L ____ . I 1 --·--------, 1-·--- ,. ' ' I f I I 3< I I ' I r-- L[) I I I l_j __ , /-~--EXISTING BLDG. i ON ADJACENT PROPERTY I I ------ ----------· --~·-----· " ' PROPOSED LANDSCAPED WETPOND, STORAGE AREA EXISTING EMERGENT WETLAND ·o t') ·-. PROPOSED CURB CUT~ ' co I "r-- r-- -ti ~--1-406 FREEWAY---? " SITE LIGHTING TYP. PROPOSED TRASH~~~ ENCLOSURE LOCATION ---------_..,_ __ -- s 86' 08'48" w ~1~56_' __ -·--+- ----- --~~-~-~~\! ___ ,,_ --· -.:.:-~::,-_:-~ • 17' \ 1 c . c1 I c -- ---· - -------· .----'\ \ I -----I \ ' I I : : \ .\.c '\c ,. \1 1 \1 1 \ \ I ,.-_..- C• .\ ' I, \ I \ I I 7 I 8 I / / -- 1·· . I ------' . r-- • I ' . ~ r-- \ -ti ·--~ • ·, .--. / / ' / ' / ·,. / -..., ,' ~, .- / :- -------. -- I \ I \ • ---;---- LANDSCAPE AREA-~~ & SCULPTURE GARDEN PROPOSED SIDEWALK LOCATION 8 I ,-j . ~ 410.01' ,· .• \ \ I u 6 · _\ 1 ---, ----i ,·. \ '• u ----I -:::; I I • ____ J 2·1 18' • -·-. -----,-- u . . ,_ u :I: 7 ,I ,. I, ,. '' I '' I . / ., . ' . @'/77,.;,-• I L%!°.!/L 'I u . :I: I / ·. --_,,. -- ! • I ! . ' ! ' / ,'/ / /, .. 24 ' / ----------------- \ I / 22 \, ' . 22 n u I ' \ I j -----------"·---------- --· ---·-----.....-.--·--·.---· n u .__,......, __________ _ 20' 20 ' . ---·-------------------------- n · u ··· ... II_ . ______ ._,....... ____ ---- ' ±119 '-6" I J . ' u _..., ---- u ,.. -··------'--r-'------·-- ' --r· I ' I _;_ __ ' ' _j ---- I · n u , f----__ .____,__._ __ ·--•---. - f-· ' ---·--·--' -------•--------- ~i ----,---..-,----. ·---- j ' ----n -'-r_, ____ u ----. - l ___ ---- -·----,-....,. ... _ ------· ,/ t I I i:o I J I ~ I . I ' ' ' ' / / TYP . LANDSCAPE AREA ·o N \ 24' I / / 15 20' WIDE PORTION I lg I I --, ----I I I -1----I . I I \\ _l____ -II I ·. \ I ·. -I I-,----·-I .I I n ---1------- 1 n _J ___ - I • I. n r ------ 1 --1------ 1 18' \.-'----JI I ,'-1-----1 I I I I . 1------I ·1 I --I. . ---·· I n I --r ·--·· ,,--- 1 0 ---j----_'. - I n: -1-----J. I n -1----- 1 n J _____ _ I n 1-! --• ' . -1-·-'-·- I I ·-""----·-- 1 ' I . --1---~--- I _/ _____ --I I I 18 I MONUMENT SIGN EXISTING CURB EXISTING STREET---- & GUTTER LIGHT, TYP . PROPOSED SIDEWALK LOCATION OF VACATED THOMAS ST. SW 16TH STREET \ a.1 ___ ..:.._ __________________________ +--------------'-~------------ , I w ' I°' N I t0 ~- 1~ TABULATION SITE AREA NET SITE AREA GROSS BLDG. AREA 4 FLOORS OFFICE (2,3 & 4) GARAGE (1 ST) OFFICE COVERAGE- F AR W/0 GARAGE ±126,876 S.F. ±95,256 S.F . ±70,827 S.F. ±53 ,553 S.F. ±17,274 S.F. 42% GROSS SITE 56% NET SITE 197 STALLS 166 STALLS 31 STALLS TOTAL PARKING SITE PARKING GARAGE PARKING SUB-TOTALS 135 REGU LAR STA LLS 9'x20' (INCL. 2' O.H .) 56 COMPACT STALLS 8.5"x16' (30% MAX.) 6 ACCESSIBLE ST ALLS (INCL. 1 VAN STALL) 1/272 S.F . OFFICE 3.68/1000 S.F . OFFICE § 1---------------------------------t-----==--=--=--===:--::=--::-:==-::--=--=--===:--::--::-:==-::--=--:---'_::....__ ~ -EXISTING CURB CUT ----- O"I ------"' ' 0 ru ' ru -0 10' 20' 40' so· 1"= 20· NORTH JL~-~-__;__-----------------------:----------.----------------Qs~1Trce:cp.-LAAIN;:.----T2~0v' G11 I 5L--~----------------------------------------------------------------------------;;... ______ ..;; _____________________________________ .. _____ _ M:!] ~ ~ • d 0 ~ (.) I-z w [!£o) ::E Q. 0 © ..J w ~ > 1-Z w C wO :c wt- 6 a: C, (.) I-z -> Cl) :E 0 p :c Cl) C I-,c( ,c( 2) C'D 3: a: ..... • • 3:z (.) © Cl) 0 z I-:c w oz 0 ow -, 0) a: ROYCE A. BERG, PRINCIPAL Y . KEN K. CHIN. PRINCIPAL 3003 80TH AVE. SOUTHEAST MERCER ISLAND, WA 98134 (206) 230-6648 FAX 230-6647 DEVELOPMENT PLANmN<l CITY OF REN TON OEC 2 2 1999 RECEIVED NO DESCRIPTION DATE PRE-APP. 9-29-99 REVISION 10 -27-99 REVISION 11-02-99 REVISION 11-23-99 REVISION 12-03-99 SITE PLAN APP. 12-20-99 SITE PLAN , -. , lC ' •.;Iii.Ill I t aJ DEC 2 1 1999 LPN Architects & Plan ne r:: File: 99044/SITE -E6.DWG ,. JOB NO .: 119()44 SHEET NO OF: DATE: 8-24-119 A-1 DRAWN: RAJ CHECK: ,. • 21' 35' \ C I C i~ ~---~ :11 '~ • 30' ' ' O'> CD N 196' 30' I ___ l _____ _ lr------------=---r·------. -------r-----I I I • I 23' . 30' 30' . . • I I -------------1 --------"~ -----------------1 ------I I . I ""I . I • : . I . I C . ~ ~-----N "'._ ". ======-===~ ) ·o ~ •• • I I "~ ~ L __ ':; __ ~iiiiiiii.:.=:=========~'-===~~===i .. ~'k====~~ ... ----:...------------....ij,..----------"-'----~;.. .. -"" 1\ I I I 21' L ___ :::_~---. 35' • • I I I I I • !r _!.._ __ ' <.O '"L------- • 30' • 196' 30' I . _l _____ _ r------=========-r'------,..------ I I • 30' I I I •m I ,. I 30' I t---------------1 -------I -----------------. ----I I • I . : I I I I ---............... -POSSIBLE FUTURE ! CORRIDOR -----------------------------ZSJl.2 !I' ,_. ~ ./ :tin.s ,r , I ~~-·~---i..._: ________ ] ----------------------·-·t==;:3J:t:::CJ:::::~:iiJAii;N~ ~E-,/-L-.------ • i:2041 SF' ' . • • 20' STORAGE AREAS ±506 Sf CD N io n I ' • 1 ST FLOOR -GARAGE GROSS AREA ±17,27 4.3 SF CORE AREA ±747 SF STORAGE AREAS ±1,000SF 30 STALLS (INCLUDES 1 ACCESSIBLE STALL) GARAGE LEVEL / 1ST FLOOR PLAN 20' =--=1-- I I I I /, ~' , I I I ·co N ·.,, n ' 2ND FLOOR GROSS AREA CORE AREA % EFF. r ±17,521 SF ±3,035 SF ±82.7% 1110• 1 NO • 0 (.) ~ w ::t a.. 0 ...I w > w C ::c (.) -> 0 C < a: • (.) z :r: 0 -, , 1-Z wO wt-a: C, 1-Z u,- :r: i 1-< $? 3: • ;:z u,O 1-oz ow a, a: • ROYCE A. BERG, PRINCIPAL Y. KEN K. CHIN, PRINCIPAL 3003 80TH AVE. SOUTHEAST MERCER ISLAND, WA 98134 (2061230-6648 FAX 230-6647 DEVELOPME NT PLA NNJNQ Cl ry OF REN TON Ut1; 2 '-1999 R ECEI VS!J ' DESCRIPTION DATE PRELIMINARY 11-02-99 SITE PLAN APP. 12-20-99 FLOOR PLANS '' fl"' ,t I &~i I C. ~ DEC 2 1 1999 LPN Architects & Plann er File: 99044/405-BLDG-6.DWQ, ' JOB NO.: 98044 '' SHEET NO : · •-----------DATE : A.-2· DRAWN: RAJ CHECK: ± 2,700 SF LANDSCAPE AREA FOR HABITAT, 2% OF GROSS AREA REQ'D. (±2537 SF) EX ISTING BLDG . ON ADJACENT PROPERTY ' ' , ' ' ' ' , o ' i I r ; , I I I I I < I I ' ' r ' J ' , I I ; I I I i I I 1' : I I : ' I I : ' ' ' ' ' ' ' ' ' ' ' I , ' ' ' ' ' ' i : ' ' ' ' ' ' ' ' ' . i : : I I :_: ) ! : ; : : I I i i : i I ) \ c I I I , : \ : I : ; ' \ I '. : : ; , ' ' ' ---PROPOSED LANDSCAPED WETPOND, STORAGE AREA FLOOD STORAGE SEE CIVIL EXISTING TREE GROUP TO REMAIN DRIVEWAY----.. TO GARAG,E BELOW W/_ _ CARD ENTRY KIOSK -E,----1-405 FREEWA Y--7 SITE LIGHTING POLE W/ RAISED CONC . BASE 24" ABV. GRADE TYP . ) _ _ __ _ ----+--"-+-~.~--1-;_·--.:.-;~· +-----""""r -:-_..,. ·.'--.-!-,'->-'-I :~ :::_];~;~.::::;::=:~ , ;. · -tt-tT-:-i:o"'. 1 ~-'"".,1::__· -'--" L...::J,i..;J_____,-.d.;-:'j""-+--... --_j_·-... -_-:.-'-'_'----.-L.~-'-----t.-.:.--~-·--'-'--"-"-' ____ ""_ ·'---'·.-·""';c,;·-.... -.1----, ... --- --~·------------ EXISTING CURB CUT ,,, 0 10 ±111'-2 ---- NE W CURB CU T PER-+-~ CIT Y OF REN TON STD. ( __ 30' -4" MONUMENT SIGN SE E 15/A-22 '------WATER METER SEE CIVIL EXISTING CURB EXISTING STREET & GUT TER LIGHT,_TY.~P,__. _ SW 16TH STREET HATCH INDICATES ±3,377 SF__..,_-___, OF PARKING LOT LANDSCAPING, MIN . 5% OF PARKING AREA ., /\ REQ'D . (±2738 SF) ill TRASH & RECYCLE --- ENCLOSURE LOCATION SEE 5/A-21 _______ ., ----I I cl I c ' I I C C ---\ ---------. ·, . ' .... ' ', ' " ' F.D.C . LOCATION - ·-SEE CIVI L DWGS . ·. \ 0 \ I 16''.. ' , ' I 0 21 \ ' ' LAND SCAPE 0 . , ' TYP. . ',, I ,[ 0 0 (.) 20' 20' 24' ' ' 16' ', ' ' 8' 16' . ' ' ' 0 D (.) ·., ±118'-$" , ' ' I ] I ~-LANDSCAPE AREA ----2' TYP. VEHIC LE OVERHANG TABULATION SITE AREA ±126,876 S.F. ±95,256 S.F . ~~~,.1 111:: NET SITE AREA GROSS BLDG. AREA 4 FLOORS ±71,514 S.F. ±54,248 S.F. ±17,266 S.F. ~ LANDSCAPE AREA NEW SIDEWALK LOCATION PER CITY OF RENTON STD . CONG . WALK TYP \ ' 0 , o ', ROCK ERY----i-----+11w SEE CIVIL ' ' ' 20' WIDE PORTION OF VACATED THOMAS ST. , i I ' ,, ,: I ' " '~ ·' .... ! I w 1 '01 N I~ z I OFFICE (1-3) GARAGE OFFICE COVERAGE- F AR W/0 GARAGE TOTAL PARKING SITE PAR KING GARAGE PARKING SUB-TOTALS 42% GROSS SITE 56% NET SITE 194 STALLS 164 STALLS 30 STALLS 125 REGULAR STAL LS g' x20' (INCL. 2' O.H .) 63 COMPACT STALLS 8.5"x16' 6 ACCESSIBLE ST ALLS (INC L. 1 VAN STALL) 1/276 S.F . OFFICE 3.62/1000 S.F. OFFICE IMPERV IOUS AREAS PARKI NG & MANEUVERING WALKS/ PLAZA ROOF AREA ' . . ±54 , 754 S.F . ± 5,350 S.F. ±19,190 S.F. i i---------------+---------------,L~------------------~ 1---_--_-_-_-.::--_-_-_ -_ -_:-_ -----------------:-:.=-~l:-:_:--::_:--::.=.:==:--:_:--:_--=-=-=~-::-=--===-:-::--:===--==--=:--===-=--=---:::.....---~ EXISTING CURB-CUT --- ' u , ' 5 0 10 · 20' 40' 80' NO I-z wO w l-a: C, I-z Cl) :E :I: Cl) I-< co 3: ,--3: z Cl) 0 1-oz ow 0) a: RO YCE A . BERG . PRIN C IPAL 3003 80TH AVE SOUTHEAST MERCER ISLAND . WA. 98040 (206)230-6648 FAX 230-6647 DESCRIPTION DATE PRE-APP . 9-29-99 SI TE PLAN APP. 12 -20 -99 CORRECTIONS 1-05-00 BLDG. PERMI T SUBM. 4-03-00 REVISION 5-16-00 BLDG. DEPT. COMM. 5-31 -00 REVIS IONS 5-31-00 SITE PLAN r~· R EC0 E"!v°E. D I J UN O 5 2000 BUILDING DIVIS ION File: 99044/405-A2.DWG 1 " JOB NO .: 99044 SHEET NO OF: •------- 8-24-99 DATE: f L------------------------------------------------------------------------------------~Tl~PIJ~Jl2~Y'T11 DRAWN : RAJ l SITE PLAN 1 CHECK: RAJ L--------------------------------------------------------------------------------------------~~~~~l':>~e-D~r:P~~r $A co"'DIT!0!',1$ /J'.::-(1,.f ~ 91-/<i:'l A-2 1 "= 20' NORTH l3 ooo ~ 1of ro/ (J() r:., L C C. M C:) - 0 s 1 ' ' , ,\ 1 1 1 21' 21' L ___ .::_~--"Ill • . I I I • • • • 35' I I I • ' <D ' 'lr------- • 30' 196' 30 ' , 30' , 30 ' I 1 I I l [ ------~ ---------I --------------------------------------j I r--------------I -------------I I -----I ~----------------• I 1 I I . r a • tNa.4 SF • ~-POSSIBLE FU TURE CORRIDOR ---r----------J -----------------------------,::c::::t:C::==1r:i;JA;N-, 11-~~~ .. ----- '!l • . I I I • • 20 ' Iii==~,"// , , , I ,,, ff,./ ,, \._OPEN TO BELOW:._ --"""'==~--""'..' • I ----~--------------~--------- 196' 35' 30 ' 30' 30' ·o t211 SF~ ••1 ....t- UP ON~ O a a II ,,,,,,,,,, -------- 30' ! . . ~POSSIBLE FUTU,RE , CORRIDOR ~' ~ ~-l~ ------------~:::~:------~---------------------~-r~------~~J ~~-----------------------------------------~ • D • ON UP tt,1111 sr • • 20· • ' ,, ' ,, . ----'k =-..::,-- / I I I / I J .~ / I{) n <D N ----'k I{) n ~RQ ELQQB GROSS AREA ±17,039 SF CORE AREA ±2 ,067.4 SF % EFF. ±87.8% 3RD FLOOR PLAN 1/16' 1 4TH ELQQR GROSS AREA CORE AREA % EFF. 1 pv,NN\NG DEV~#~'tJNFtE.i'HOI'< 1)£\; z z '\999 RE.CE.\\!EO ±18,993 SF ±2,067.4 SF ±89.1% ·fl--~;__~~~~~~~~----'-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~-'--~~~~~~~~~~~~~~~~~~~~~~~~~~.-~-.-~--. I .___...;_ ___ ......., ____ ....;.. __________________________ ~....;....;._..;_, __ ...... __________ 4_T_H_F_Lo_o_R_P_L_A_N_ .... 11_1a_· __ 2 ~ [ill:!] ~ ~ • d 0 ~ () 1--z w Q@ ::E a.. 0 © ..J w ~ > 1--z w C wO :::c: w 1-- 2S a: C, () 1--z -> Cl) :E p 0 :c Cl) C 1--< < 2) (D 3: a: .... • • 3:z () © Cl)o z 1--:c w oz 0 ow """) Cl) a: ROYCE A. BERG , PRINC IPAL Y . KEN K. CHIN. PRINCIPAL 3003 80TH A VE , SOUTHEAST MERCER IS LAND, WA 98134 (206)230-6648 FAX 230-6647 NO DESCRIPTION DATE PRELIMINARY 11-02-99 SITE PLAN APP . 12-20-99 FLOOR PLANS "'* I \\I\C~C: ' '= ii., u"( l &· ~ I t tW, DEC 2 1 1999 LPN Arc hi t ec ts & Pl11 11 11 sr' File: 99044/405-BLDG-6.DW~ JOB NO.: 98044 SHEET NO : DATE: 12-18-99 DRAWN: RAJ A-3 CHECK : • J i . ; r DARK TINITED GLASS SOUTH ELEV A TION 4TH FLOOR 3RD FLOOR 2ND FLOOR WEST ELEV A TION ;·• , EXIT STAIR PAINTED DRYVIT FACIA CONCRETE TILT PANEL W/ TEXTURED PAINT MECHANICAL ROOF SCRE EN I I i I i 111 I POLISHED ENTRY FACIA INSULATED GLASS , TYP. ARCHITECTURA L LIGHTS i 1 1 I ' I I ' I I ! i I ' I i I I ' ' 41H nooa ' I -:.r -:lRO FLOOl ' 0 I .,., - I i : I ' ! I I • I I I I ' I ! ' ! I I 41H FLOOR ·.•,. ~ 3RD FLOO, " - . -" ci= ,'(/ -·',..::,.-.i'. .. ·,:,{ : ~,::·"--··:::'/,:~ .. ·.,, EAST ELEV A TION EXIT STAIR EXIT PARKING GARAGE ENTRY NORTH ELEV A tlON ' A ~ I I I ' 0 I .... - ' 0 I .,., - ' w I 1ST FLOOR ·o PAAKING GARAGE - ' 0 I • w I .... N • w I n N A. '~ w I ;,,, L[') • 0 I L[') L[') A.I - - ·~·- >7 ' ·- l:)EVE LOP MENT PLANNIN G CITY OF RE NTON DEC 2 ::. '19S9 R F C':"'l '11=D i1--------------------------------------------------------------------------'-------------------------------.---~---1 ELEVATIONS 1/16' 1 ,Ji > , ' ' ~ w._ ____ ...,. _______________________________________________________________________________________________ ...... __ .._ _ __. [illdJ cg ~ • d 0 ~ 0 ~ z w lliQ) ::::iE a. 0 © ...J w ~ > ~z w C wO :::c w~ 6 cc C, 0 ~ ii: -> F en :c 0 :::c en C ~< < d CD ~ cc ..... • • ~z 0 © cnO z ~ :::c w oz 0 ow ""') a, ex: ROYCE A. BERG. PRINCIPAL Y. KEN K . CHIN. PRINCIPAL 3003 80TH AVE. SOUTHEAST MERCER ISLAN.D . WA 98134 (206)230 -6648 FAX 230-6647 NO DE SCRIP Tl ON DA TE PRELIMINARY 11-02-99 SITE PLAN APP. 12-20-99 ' ELEVATIONS t r"· -.,r: .... ~ " - -.. • 17"'1 .,, .... ,\ ,_. .--it'( I 11 I t lJi DEC ~ • 1999 1.P'l Architects & Plann !!r ~ Fi le : 99044/ELEV6.DWG ,. JOB NO.: 98044 SHEET NO OF: DATE: 8-24-98 A-4 DRAWN: RAJ CHECK : -8b ' ' •_t \ ' I- I- I- I- I U1 U1 I CL CL CL G ,. 0 z ;'_ ;, Cc.: u < ~ ~ 5 ,. ' ~ '" a! 0 c> § ~ u < 0 § ~ ,;: '" ~ ~ ;/ ' Iii w :r: ClJ a: ~ ~z Oo ~E--E--z -~ u~ " I g: "'< <o !g:; 0 b :;,: ;f I V ' "' I 0 :,; 8: ~ z "' z < ~ z ,'--o a.- "'0 0.;, "' cn·c -"-. -6 E ~~ u . :3~ :, Q_ Q_ '-.c cr>o -~ E -0 '-,= (l) :i E ~E a,·- cN C o, C o, 0 Q) CL() " Loi (.) ;j_?;. };; z so ,_ ,. 0 -z < s :,; ~ z 8 > If a:: Q_ Q_ <( w I;;;; 0 >-en z Q (/) c5 a:: ci z (D "' 0 -I ,_, <i . -,' '--~ ~~- ' L q i·r E ~, V ffi VICINITY MA LEGEND : PROPOSED 1YPE II CATCH .BASIN PROPOSED 1YPE I CAT CH BASIN EXISTING 1YPE II CATCH BASIN EXISTING 1YPE I CATCH BAS IN PROPOSED STORM DRAINAGE LINE EXISTING STORM DRAIN AGc LINE f/; 3: :.: I (/) -i ~ c· ll <l::._ _ _:s~.":±Wf:,.. J1c<;OQ:TljH~S?-T!.!R5EEcEEc-'T----i S.W. GRADY WAY Cai llllill (Q) D ~ NO SCALE ---------------------- PROPOSED SANITARY SE WER MAN HOLE • PROPOSED SANITARY SE WER CL EA NUu r • EXISTING SANITARY SEW l R MANH OLr 0 PROPOSED SANITARY SE WER LINE EXISTING SANITARY SEWER LINE EXISTING WATERMAIN ----------------------- EX ISTING FIRE HYDRANT u EX ISTING WATER VALVE N PROPOSED WATERMAIN PROPOSED FIRE HYDRANT • PROPOSED WATER VALVt. ~ 23.2 PROPOSED SPOT ELEVATI ONS ~ EXISTING SPOT ELEVATI ON S c" ·" < EXISTING CONTOURS --100-- PROPOSED CONTOURS ------100 ------ :·.·;. ·.,i.\f i 0>c.> ,,.,.., PROPOSED PAVEMENT · 1::>><ilI1(Ilt ::i::;rt _, _---;: ,_,,.,,'', }''• PROPOSED CONCRETE c ,:_ . • • I " ' < .. " j .. -~ CONTRACTOR SHALL BE FULLY RESPON Si8li: FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING AUL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACflVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLITED BY A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASH INGTON STATE DEPA RTMENT OF NATU RAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E . P.O. BOX 47060 OLYMPL'., WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, AL L MONUMENTS DISPLACED , REMOVED, OR DESTROYED SHAUL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT lliE COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRL'.JE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. ---------., I I I I I I I I I I I I I I I I EX. BUILDING I I I - I ill l~ ,-.. I Cl I r W I .in ~ I:: I '-I f;;i o I I ~ I I ~ r-.. • I CJ) I ------J w ::) z w ~ 0 iI 0 ~ iii ; 111 1 1111 1 !/Ii i 'i ! ! : I i;i 1111 1 I! Il l Ii !ii i i iii 0 1'=40' 20 -- \ \; \) \:; :<_ c:--. ~-r:-:c::'. ~~;: ~\5 ~:~~c.;--~ .. :: '""'= I I I I L L I I COVER SHEET 4H,56' NEW OFFICE BUILDING GARAGE LEVEL FF-17.20 FIRST LEVEL FF-27.70 ,, \ \ ' \ ,;--,-m.....--=-·, - INDEX OF SHEETS= C1 OF 4 C20F4 COVERSHEET PRELIMINARY GRADING AND STORM DRAINAGE PLAN siJ C30F4 C40F4 PRELIMINARY SANITARY SEWER AND WATERMAIN EXTENSION PLAN CONSTRUCTION NOTES AND DETAILS UTILITY CONA..ICT NOTE: CAUTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIF'T1NG THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. rHIS SHALL INCLUDE CALLING UTIUJY LOCATE 111 1-800-424-5555 AND THEN POTHOLING AL L OF THE EXIS11NG UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICA LLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIEO PUBLIC INFORMATION ANO ARE SUBJECT TO VARIATION. IF CONFUCTS SHOULO OCCUR, THE CONTRACTOR SHALL CONSULT BARGHAUSEN CONSULTIN !; ENGINEERS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION. CALL BEFORE YOU DIG: 1-800-424-5555 '- -0 ~ .; <( ;;; 0 .., <( ~ ~ ClJ w ::) z ~ <( ClJ <( ~ 0 :r: I- LEGAL DESCRIPTION= PROVIDED BY FIRST AMERICAN TITLE PARCEL 'A' (ARTHUR S. NESS) LOTS 1-6 AND LOT S 24-34, BLOCK 36 IN C.D. HJLLMAN'S EARLINGTON GARDENS ADDITION TO THE CITY OF SEATTLE, DlVJSIDN ND. 1, ACCORDJNG TD THE PLAT THEREOF, RECORDED lN VOLUME 17 OF PLATS, PAGE 74, RECORDS OF KI NG COUNTY, 1,/ASHJNGTON; TOGE T HER \,/ITH VACATED THOMAS AV ENUE SDUTHl,/EST (83RD AVENUE SOUTH> ADJACENT THERETO; EXCEPT THE EAST 40 FEET THEREOF, VACATED BY THE CITY OF RENTON ORDINANCE NUMB ER 3195J EXCEPT THAT PORTION CONVEYED TD THE STATE OF 1,/ASHJNGTON FDR PRIMARY STATE HIGHl,/AY NO. 1, BY DEED RECORDED UNDER RECORDING NUMBER 5443689, SITUATED IN THE COUNTY OF KING, STATE OF \o/ASH I NGTON. PARCEL 'B' (SUSAN N. MC LEOD> LOTS 7-23, BLOCK 36 IN C.D. HILLMAN'S EARLINGTON GARDENS ADDITION TO THE CITY OF SEATTLE, DJVISIDN NO. 1, ACCORDING TO THE PLAT TH EREOF, RECORDED I N VOLUME 17 OF PLATS, PAGE 74, RECO RDS OF KING COUNTY, l,/ASHJNGTON1 EXCEPT THAT PORTION CONVEYED TO THE STATE OF 1,/ASHINGTON FDR PRIMARY STATE HIGHl,/AY NO. l, BY DEED RECORDED UNDER RECORDING NUMBER 5443689, SITUATED IN THE COUNTY OF KI NG, STATE OF 1,/AS HINGTON. PARCELS 'A' AND 'B' CO NTAINING AN AREA OF 126,877 SQ. FT. (2,91 ACRES), MORE DR LE SS. SUBJECT TD ENCUMBRANCES OF RECORD, I NCLUDJNG KING COUNTY RECORDING ND . 5443689 AND KI NG COUNTY RECORDING NO . 7702160701. ALL SITUATE IN THE NORTH EAST QUARTER AND SOUTHEAST QUARTER OF SECTION 24, TOl,/NSHIP 23 NO RTH, RANGE 4 EAST, 1,/,M, KING COUNTY, \JASHINGTON . VERTICAL DATUM: NAVO 1988, ELEVATION = 24.157 BENCHMARK= CITY OF RENTON BENCHMARK NO. 1881 FOUND 3 1 /2" BRASS DISK TOP OF EAST END OF BRIDGE CONC. RAILING ON NORTH SIDE OF S.W. 16th ST. (BRIDGE IS L OCATED JUST WEST of IN T. SW 16th ST. & OAKSDALE AVE. SW) SITE DATA EXISTING ZONING co SURROUNDING ZO NI NG North South East West SITE DIMENS IONS: L ength Widfh Gross Total Area Existing Impervious Su rface E x isting Natural Undevelope d To ta l Wetland Area BUILDING TYPE: Area Commercial Office District IM IM IM IM 321. 41 feet 410.01 feel 2.9 acres 0 square feet 125,324 square 1850 Sq. Ft. feet Type V -1 hr, Sprinklered BUILDING SETBACKS/HEIGHT LIMITATIONS P ro posed Front Yard 80 fee t Proposed Side Yard 85 fee t [ 20 fee t Minimum Required) 0 feet Minimum Required) Proposed Side Yard 120 feet Proposed Reor Yard 70 feet O feet Minimum Required 20 feet Minimum Requir ed) 250 feet Maximum Allowed) Proposed Building Height 40 feet COVERAGE: Building Sq. Footage By Floor Buildinq Sq. Foota ge Overall % Lot -Coverage-Buildings & Structures Total Asphalt Pavement Sq . Ft. Sq. Ft. eercent Sq. Ft. P ARKING REQU IREMENTS i0 arking Standard Number of Spaces Required Number of Spaces Pr o vi d e d Standard Stoll Size Compact Stall Size Compact Percentag e Allowed Compact Percenta ge Provide d ADA Accessible Stalls Aisle Width (Min) Location & Size of Curb Cut LANDSCAP E REQUIREMENTS 1 per unit; 2 per 3 employees ? Q 9 feet by 20 feet 8_5 feet by 16 feet ? percent ? percent ? 24 fee\ 109.84' to Center of Driveway from South Eastern Property Corner. 45 LF Curb Cut (1) with 5' L andscaped Me d ian. ? feet ? feet ? feet Strip Buffer Along Street Frontage Rear Yard Landscaping Required Side Yard La n dscapi ng Re quir ed Interior Parking Lat Landscaping Min. Landscape Isl and Width Propose d Sq. Ft. o f Landscaping ~Parking lot) Proposed Sq. Ft. of Landscaping Wi l d life Habita t ) Proposed Sq. Ft. of Landscaping To tal) ? percent ? feet Sq. Ft. Sq. F t. Sq. Ft. z 0 I- <( 0 0 _J w _J I- I- :r: I- :::i 0 (/) w :=, z w ~ 0 z N " L() ~ N co ~ 81 f!:z oo Ow ~ I-0 <D ~ <( ,--_J :>Ia.. > ClJ IO cri ~ ~ LL Oz~ ~os 8 !z g ...J w en a: 8 O> C') 0 ,- CD LO I-0 w z 0 z w 00 O> ~ w a.. ::) 0 z <( ...J w ~ w ~ ui > w ::> .c. Cl > -'<:j" w a: C\I _J 0 ,-...J J I w 0 CD 0 0 C\I VI . w 0 <..) ~5 z 0:: zW 5 (/) [L _J <( X 0 t:; <( z~ LL :s ~ N z r-0 N N ·O 0 N 00 0 ()' co N " z--> a, <D co 0:: z I I Ww ~ w ~ ~ z . LD LD -0 '-"z N N z -.__:-ITTUJ w Gj ::::!~ ZNN w "1-'SI· ~ :::, :,..: .___, .___, <..) (/] NOTE: THIS CON CEPTUA L SITE PLAN BOUNDARY IS BASED ON A PRELIMINARY SURVEY PREPARED BY TH E FAR COMPANY ON JANUARY 18, 1999. EXPIRES J CITY OF RENTON DEPARTMENT OF PUBLIC WORKS COVER SHEET DESIGNED NJM , l---+---------------1----J----+-----r-""-"'CC.-~======'--j DATE _12 /971)!)---ALE NO DRAWN ELB_~---f--"-"=====~t-==--~-=--=-=· ==-~~=--'-! CHECKED _Q_KB___ SCALE 1 ":;;4Q' RELD BOO L ____ PAGE NO. REVISION BY APFR. DATE APPROVED SHEET _ C1 ___ OF__ 4 (n I ~ 0 n ,._ t··,J ([I I 0 , I ,_ c·c ,- I ~ 0 r··i ,, f·-.1 '" ·~ ~! X C 0 L 0 ,c c, tj- II ru 0 V u, c, ,., (Yi n, m .r~'-1 " ru E i= -..__ ~ 0 0 0 3:: 0 ,3 I 0 ,, r- / "' ,2; G~ LLJ w ;; 0 z w / ~ 0 ,, ~ / -o ,,:) ex CL "' V, ,...-:-i lf) <~ LL ~ i_;: .'(!> ·z E-> . . i ' .--l '-' ' t l 1' 0 ,;;:: z -3 en ""-.. 0 'f' J .-<, LL! d >" ~ CJ5 en \ I- I- I- I- I Ui Ui I a... a.. a.. 6 u 0 z w " 0 C 0 ::,; .., z Cil "' 0 >-CD z 0 (J1 ~ a:: ci z r ~-__ c:::1 1'=2 . ' -- -\ ' \ -·---------r -'1:-- • \ : \ I ' NEW OVE RFLOW SPI LJ_\":., y r---- 1 I I I I I I I __ J IW= 17.00 .-,,,V= 14 .00 NEW DETENTION/WE rPOND AND R.OOR STORAGE P OF POND=18.00 I X MAX. w.s.~14.69 i 100 YR. FLOOD STO RAG E EL.= 16 .5 TOP OF DEAD STORAGE= 13 .00 BOTTOM OF POND=9.00 X ·, -. .:y .J)·"' -ro co ,...._ er, N NEW 3.0' MODULAR BLOCK WALL (PER DETAIL SHEET C6 ) .·::. ,!,:'b·~--~ STATIC WATER SURfACE ELEVATION=1 3.0 ·,,~. -------- ',,~. -----,.,, ------- r(;', ----.-[)[ c;'""A.,.S -L~IN-="E - EX 12 " W --;>/ ... I I I I I I I I I I I I I I I I I I I II I I I I I I I I I I I I l l I I I I I II t 1 : 111 'I II I I \ I 1 I I I I I ! I • II II I 'I I I I I '11 I 11 q I I I I N~ CB J. TYPE l54• ·ow smuc 'i ll I II 'I I 111 I Rl',1=18.5± IE" \JiO O \.') / .. <) I~' LF 11$•'' ADS N-12 C 2.3% j·t-...'<f"\11 I,·.· I\ I \ I f I""' ', :I I I I 1 IE=12 .5 I \\ 1 1 I I \ \1 l 1 l I \ \ \ \ \ I 5? LF 1 8" \AD S 1 ,1 11 1 N-;-12@0.~% ~,,,, ~ \ ,,,,\, l /// ~ \ '' ' \ ', A -"' / / i\ '\ , ' ' --l--v J / / ' '', ..... __ \___ b>-,o;::,--/ / / ',, .......... ---r--'_.:..l_"----/ .,,. '. ''-.. ____ ___.._.---, ____ ..,,/ \ ' --1-------\ '-~ --' -~"" \ \ \ <+ \ '<:;.,·- ~ EX. PAINT STR IPE ,t . ---"-'~-······-···----~"""'··c--'--- GRADING AND STORM DRAINAGE PLAN ·-· -~ . ----·----... --···· .. ~·"' -· ----·--·--·· ---------- ·-·--·-···· -··· ....... --.. ------------------··--··-····--------··--·--~.','! -~· -----------------________ ,. .... -····· ---------- 44 Lf 5· SD @ 0 .5% MIN . NEW YARD DRAIN RIM =16.5 IE=15.0 9 30 LF 6" SD 0 0.5% MIN. 7.5 LF ACO lllENCH DRAIN OR APPROVED EQUAL RIM=17 .2 TRENCH DRAIN D EQUAL V ·. ~·' 6" ROOF DRAIN 37 tf-"' 12" ADS N-12 @ 0.50% NEWSOCO RIM=2 .0± X ----------------------------------------- / 5 LF AC01 mE 'H DRAIN OR APPROVED I UAL IM=17.2 / ,/ -===---!.-------\--- _ •. ----·->·· ·-·-·-/,,:: ~~--· .2 .8 , . b .J \ NEW 2.0 'MODULAR BLOCK WALL (PER DETAI L SHEET C6 ) ' . , 1~ 1W· I I I ' \ \ \ I \ I NEW CB t5 TYPE I RIM= 7.40 IE=15.15 NEW CONCRETE CURa AND GUTTER '· (PE!i_'DETAIL SHT, C5) ~' ...._, . ~ 0 z / h. ' 86 l,F 8" ADS l N,'12 @ 0.40% ; -' r )'"' ' .,. \.' \ \ \ 1 '. ' NJCBt4 TYPE RIM=i18.20 IE=14 .B1 / / ! , ' I / \ 138 1.F 12" ACS N-12 @ 0.40 % O, "'' / \-<) /.-o ·..) , \ \ \ \ / / I NEW 2. MODULAR BL (PER DETAIL SHEET C6) I .,f? I ,.'!Y . \ \ ' ' \ . /0 \ q. ,, \ / \ \ ,•f) [ ,;o ' / ! I I / WALL ·, ·:_~-t --· -----, --- '() "'ti, -Go,. EX . CB \ \ . ------~\... h. ...... _____ _ •(( ··-~~- z 0 ~ 0 0 _J w _J I- I- 1-z w ~ ll. g w [ii 0 a: ~ :r: 1--:::, 0 (/) w :::, z WN ~n 0 D CXl z en N r---- lD CITY OF RENTON w z w :::> z ~ .r::. ~ "' ,- 0 0 0 ('J LO 0 0 co O> <( 3: w s w _J _J w m (J1 .w (OU ~> z "" zW :"'i (J1 a.-;;;! 0 f--z z :"'i~ z ·O (:, "" z--> Ct: z Ww w z . -(:, (:, z z-w i';; :::! ~ 2,: ;:) u (J1 DEPARTMENT OF PUBLIC WORKS GRADING AND STORM DRAINAGE PLAN vi I 0 r,-, ,,. H a, I C 0 .c 0 z 0 "' Ii / CL ------··-·· .. ,, ... ~· ..:.',>_·--·-------·-·--.. -----·· ::--··"·--___:_:;: ___ ..... _ 0 _Q< GAS __ ~Ill\; ... --···--··--DESIGNED NJ.M ___ _ l---+-------------1-----+---+-------------1-===~='EL:SCR====-LD_A_TE_~1=2"'/J'-"/J=9~9=-==·-~---t-AL-E_NO_.~~-~=-=---=· ==---=-c...i· DRAW N -------• ..... -------"'~ ·----- CHEC KED .Q!S!L........_ SCALE 1"=20' FIELD BOOK PAGE __ _ 4 sHEET _C~oF APPROVED NO REVISION BY APPR DATE --. • \_, • I- I- I- I- I U1 U1 I a.. a.. a.. a 0 g w ~ < u ~ § " u " a ' s C ' i ' I ,:, '"' I~ II I' 8 ~ ~ 12i Cf.) _J ~ w Q Cl z <( Cf.) ~ 0 z z 0 B ::> ~ z 8 ~z Oo >-E-,; E-,; z -~ uiz ~ I I ' ,L -o a.- Q) 0 0~ Cl) "'·-~.£ o E :;;: cl <{ (j • :§~ :, D. D. '.c: O>o -~ E --C:, L ;-=: Q) :i E !:::..E or cN C o, C 0> 0 I]) O:t, ' ~ 0 :,.. Q) z 0 uj ~ Cl:'. ~ ~ STORMWATE ' DRAiNAGE NOTES 1. BEFORE ANY CONS TR UC TION OR DEVELOPMENT ACTIVITY OCCURS. A PRECONSTRUCTI ON MEETING MUST BE HEL D WITH TH F CITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER. ' 2. AL L CONSTRUCTION SHALL BE 1N ACCORDANCE WITH THE "1988 STAND ARD SPECI F ICATIONS FOR ROAD, BRIDGE ANO MUNICIPAL CON STRU CT I ON" PREPARED BY WSD OT AND TH E AMERICAN PUBLIC WO?V-S ASSOCIATIONS (APWA), AS AMENDED BY THE CITY OF RENTON DEPARTMENT OF PUB Ll :· WO RKS. 3. THE STORM DRAINA Gt SYST EM SHA LL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS 111-ilCH ARE 0~ F ILE I N THE DEPARTMENT OF PUBLIC WORKS . ANY DEVIATION FROM THE APPROVED PLAN S NILL RE• ••• RE WRITTEN APPROVAL FROM THE CITY OF RENTO N DEPARTMENT OF PUB LI C WOR K,. 'ESIGN ENGINEER OR STORM WATER UTILITY. 4. A COPY OF THESE Ar "aOVED r ; , MUST BE ON THE JOB S !TE WHENEVER CONSTRUCT I ON IS IN PROGRESS. 5. DATUM SHALL BE U. :,. G. S UN L:"' OTHERWISE APPROVED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS. REFEREN C' 'ENCHMARK AND ELEVATION ARE NOTED ON THE PLANS. 6. ALL SEDIMENTATIO N;EROSION f ,cl LITIES MUST BE IN OPERATION PRIOR TO CLEARING AN D BUILDING CONSTRUC TIO N, AND THEY MUST BE SATISFAC TORILY MAINTAINED UNTIL CONSTRUCTION IS CCI PLET ED ''D THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. 7. ALL RETENTJON/DE TEN f ION FAc ,Ll TIES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WI 'i ALL CONSTRUCTION ACTIVITY UNLESS OTHERWISE APPROVED BY THE DEPARTMENT OF . UBLJ C ~0 RKS, STORM WATER UTILITY. 8. GRASS SEED MAY BE AP PLI ED . -,YDROSEEDING. THE GRASS SEED MIXTURE, OTHER Trl aN CITY OF RENTON AP PROVED S1.'.~DARD MIXES, SHALL BE SUBMITTED BY A LANDSCAPE ARCHITECT AND APP W VED B'' YF DEPARTMENT OF PUBLIC WORKS STORM WATER UTILITY. ' 9. ALL PIPE AND APP Ui<,EN ANC ES .<,LL BE LAID ON A PROPERLY PREPARE FOUNDATION It-. ACCORDANCE WITH St ,T ION 7--(,_ '( 1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ')AD AND BRID GE CONSTRUCTION. THIS SHALL INCLUDE NECESSAR Y LEVELING OF THE TR t NCH BO TT ·~ih OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACT I O, ;F REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENG TH , ;HE PIPE WILL BE SUPPORTED ON A UNIFORM LY DENSE UNYIELDING BASE. ALL PIP t cODING SHALL BE APWA CLASS "c," WITH THE EXCEPTION OF PVC PIPE. ALL TR ENCH BAC K": _L SHALL BE COMPACTED TO MINIMUM 95 PERCENT FOR PAVEMENT AND STRU CTU RAL F I L ~NO 90 PERCENT OTHERWISE PER ASTM D-1557-70. PEA GRAVEL BEDDING SH ALL BE 6 ;rl ES AND OVER AND UNDER PVC PIPE. 10. GALVANIZED STEEL PI PE AND Ac UMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT TREATMENT #1 QR BETTER INSIDE AND OUTSIDE . 11. STRUCTURES SHALL Nvf BE Pl-. , TED WITHIN 10 FEET OF THE SPRING LINE OF ANY STO RM DRAINAGE PIPE, OR '.5 FEE T c: '4 THE TOP OF ANY CHANNEL BANK. 12. ALL CATCH BASIN GRAI ES SHA: ~i: DEPRESSED 0. 10 FEET BELOW PAVEMENT LEVEL. 13. OPEN CUT ROAD CRO So lNGS ANLI r XISTING PUBLIC RIGHT-OF-WAY WILL NOT BE ALLOWED UNLESS SPECIFICA U. '/ APPRO VED BY CITY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER. ' 14. ROCK FOR EROSION FR OTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHAL L BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF 1 FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS : 4 INCHES TO 8 INCHES/40 PERCENT TO 70 PERCENT PASSING· 2 INCHES TO 4 INCHES ROCK/30 PERCENT TO 40 PERCENT PASSING; AND -2 INCHES ROCK/io PERC ENT TO 20 PERCENT PASSING. 15. 16 . 17. AL L BUILDING DOWN :,i-uUTS AND FUO TING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM UNLESS APPROVED BY THE DEPARTMENT OF PUBLIC WORKS DESIGN ENGINEER OR STORMW ATER UTILITY. AN ACCURATE LY DIMEN SIONED CERTIF ,IED AS-BUILT DRAWING OF THIS DRA I NAGE SY~T EIA WILL BE SUBMITTED TO THE CITY OF REN TON UPON COMPLETION. ISSUANCE OF THE BUi c DING OR CONSTRUCTION PERMIT BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGA L OBLIGATION AND/OR LIABILITY CONNECTED WITH STORM SURFACE WATER DISPOSITION. FURTHER, THE CITY OF RENTON DOES NOT ACCEPT ANY OBLIGATION FOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM PROVIDED DUR I NG CON STRU CT! ON. THE CONTRACTOR SHAL L BE RESi'U11S IBLE FOR PROVIDING ADEQUA TE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT. FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTEC T THE LIFT, Hi:ALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY !N CONNECTION WITH TH E PERFOR~A\'c OF WORK COVERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELED RIGHT-O F-:s AY THA T MAY IN TERRUPT NORMAL TRAFFIC FLOW SHAL L REQUIRE AN APPROVE D TRAFFIC CONTROL PLAN BY THE TRAFFIC ENGINEERING DI VISIO N F THE DEPARTMENT OF PUBLIC WOP' S. ALL SECTIONS OF THE WSDO T ST ANDA RD SPECIFICATIONS 1-07. 23, TR.'.· C CONTROL, SHALL APPLY. 18. SPECIAL DRAINAGE MEA SURES WiL.c BE REQUIRED IF THE PROJECT LOCATION IS WITHIN THE AQUIFER PROTECTION AREA. STORM DRAINAGE P!PE SPECIFICATIONS ALL STORM DRAIN PIPE MA\ BE CON S ,HuC TED OF ONE OF THE FOLLOWING MATER I ALS UNLESS OTHERWISE SPECIFIED IN THE PLANS . ALL PIPE JOINTS MUST BE CASKETED WATERTIGHT AND MUST BE OF THE SAME MA lER IAL AS ·-,:: PIPE. ALL PI PE SHALL HAVE A MINIMUM COV ER AS SPECIFIED AND SHALL BE ADEQUAT EL PROTECTED DURING CONSTRUCTION (REFER TO THE MANUFACTURER 'S RECOMMENf,1,TJON S f •, MI NIMUM COVER FOR HEAVY EQUIPMENT LOADINGS). A. DUCTILE IRON -4 I NCri THRO UGc THROUGH 24-INCH DIA W TER PI P 4 INCH DIAME TER PIPE SHALL BE CLASS 52 AND 16 -i:''C H ,HALL BE CLASS 50, ALL IN ACCORDANCE WITH USA STANDARD A-21. 1 ( AW C-51 ) FLANGED ( 6-INCH MHc J M COVE k '.L JOINTS SHAL L BE PUSH-ON, MECHANICAL, OR B. CONCRETE -4 INCH ln,iO UGH 18 lrs~H DIAMETER PIPE SHALL BE NON-REINFORCED, BELL. /~D SP I GOT WITH RUBBER GASKET JO !N TS, CONFORMING TO ASTM C-4 ( CLASS 11). 21 INC H THROUGH 36 INCH DI AMETER PI PE SHA LL BE REINFORCED, BELL AND SPIGOT WITH RUBBE R GASKET JOINTS, CONFORMING TO ASTM C-76 (2 FOOT MI NIMUM COVER). C. D. E. F. PVC -4 INCH THROUGH 18 INCH DIA METER PIPE, WITH 24-INCH TO 36 -INCH OF COVER SHALL BE JN ACCORDANCE WITH ASTM D3034 SOR 21. 4-INCH THROUGH 18-INCH DIAMET ER PIPE WITH ASTM D3034 SDR 35 SHALL HAVE 36-INCH MINIMUM COVER. ALL JOINTS SHA LL BE ' PUSH-ON WITH RUBBER GASKETS . PVC STORM PI PE REQUIRES A. C. COLLARS (I.E., CATCH BASIN CONNECTION) OR KOR -N-SEAL CONCRETE BOOTS. HELICAL CORRUGATED PLAIN ALUM lNUM PIPE (CMP) -6 INCH THROUGH 18 INCH DIAME TER PIPE SHAL L BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. 21 INCH THROUGH 36 INCH DIAMETER PIPE SHALL BE 14 GAUGE WITH 2 1/3 INCH X l/2 INCH CORRUGATIONS. REFER TO DE TAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCH DIAMET ER. ALL ALUMINIZED PIPE SHALL HAVE ASPHALT TREATMENT 1 COATING (2. 0-FOOT MINIMUM COVER). HELICAL CORRUGATED STEEL PIPE (HCMP) -6 INCH THROUGH 36 INCH SHALL BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. ALL STEEL MATERIALS SHALL BE GALVANIZED AND ASPHALT TREATMENT 1 COATED. REFER TO DETAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCHES IN DIAMETER (2. 0---FOOT MINIMUM COVER). CORRUGATED POLYETHELENE ME ETIN G THE REQUIREMENTS OF AASHTO M-294 TYPES M!NIMUM PIPE DIAMETER SHALL BE 8". MAXIMUM PIPE DIAMETER SHALL BE 36" OR THE DI AMETER FOR WHICH THE SUPPLIER HAS t JOINT CONfORMING TO ASTM D 3212, WHICHEVER IS LESS. JOINTS SHALL BE CLASSIF I ED AS WATERTIGH T . WATERTIGHT JOINTS SHALL BE MADE WITH A SLEEVE OR WITH A BELL SPI GOT AND SHALL CONFORM TO ASTM D 3212 (10. 8 PSI) USING ELAS TOMERIC GASKETS CONFORMING TO ASTM F 477. GASKETED JOINTS SHALL BE LUBRICATED AS RECOMMEN DED BY THE PRODUCER DURING INSTALLATION. "SOILTIGHT " JOINTS SHALL NOT BE PERMITTED FITT I NGS SHALL BE BLOW MOLDED, RO TATIONAL MO LDED , OR FACTOR Y WELDED. THERMOPLASTIC PIPE FITTINGS SHAL L MEET THE REQUIREMENTS SET FORTH IN AASH TO M 294. Fil e: P\S DS kPROJ\7.3 0 1\ENGINE ER l f"-IG\7 301-01 DWG Da t e/Tirn e: 12/:2 1/19 '~9 11 ·28 Sc a le: 1 =1 Nath a n X:r t f s· Z73 0 1~B, CONSTRUCTION NOTES AND DETAILS SANITARY SEWER NOTES 1. 2. 3. ALL WORK MATERIALS SHALL BE IN CONFORMANCE WITH THE STANDARDS AND SPEC I FICATIONS OF THE CITY OF RENTON UTILITY DEPAR TMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIF I CAT I ONS. THE HOURS OF WORK IN THE STREET RIGHT-OF-WAY SHALL BE LIMITED TO 8: JO A. M. TO 3: 30 P. M. ON WEEKDAYS UNLESS OTHERWISE APPROVED IN WRITING BY TH E DEPARTM ENT OF PUBLIC WORKS AT 235-2620 . ALL STREET CLOSURES, PART I AL OR FULL, SHALL BE APPROVED BY THE DEPARTM ENT OF PUBLIC WORKS 24 HOURS IN ADVAN CE. THE POLICE DEPARTMENT , FIRE DEPARTMENT AND 911 SHALL BE NOTIF I ED 24 HOURS I N ADVANCE. AL L CONSTRUCTION SHALL BE IN ACCORDANCE WITH "STANDARD SPECIFICATIONS FOR MUNICIPAL PUBLIC WORKS CONSTRUCTION " PREPARED BY WASHINGTON STA TE CHAPTER AM ERICAN PUBL I C WORKS ASSOCIATION, LATEST EDITION (APWA) AND CITY OF REN TON STANDARD SPECIFICATIONS. 4. ALL LOCATIONS OF EXIST I NG UTILITIES SHOWN ARE APPROXIMA TE AND I T SHAL L BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THE TRUE AND CORRECT LOCA TION SO AS TO AVOID DAMAGE OR DISTURBANCE. 5. A PRECONS TRUCTION CONFERENCE AND A 24-HOUR NOTICE SHALL BE REQUIRED PRIOR TO STARTING NEW CONSTRUCTION . IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY PERMITS PRIOR TO STARTING CONSTRUCTION. ( INSPECTION WILL BE ACCOMPL,ISHED BY A REPRESENTATIVE OF THE CITY OF RENTON). IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE UTI L ITY DEPARTMENT 24 HOURS IN ADVANCE OF BACKFILLING ALL CONSTRUC T ION. 6. CONTRACTOR IS SOLELY RESPONSl'BLE FOR THE MEANS, METHODS AND SEQUENCES OF CONSTRUCTION AND FOR THE SAFETY OF WORKERS AND OTHERS ON THE CONSTRUCTION SITE. 7. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTH ER RELATED PERMITS PRIOR TO ANY CONSTRUCTION . 8. PLANS APPROVED BY THE CITY OF RENTON, PUBLIC WORKS DEPARTMEN T SHALL TAKE PRECEDENCE OVER ALL OTHER PLANS. 9. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS . 10. THE CONTRACTOR SHALL PROVIDE THE CITY OF RENTON WITH AN AS-BUILT DRAW I NG OF THE SANITARY SEWER SYSTEM WHICH HAS BEEN STAMPED AND SIGNED BY A LICENSED PROFESSIONAL ENGINEER OR LICENSED PROFESSIONAL SURVEYOR. I 1. BACK FILL SHALL BE PLACED EQUALLY ON BOTH SIDES OF THE PIPE IN LAYERS WITH A LOOSE AVERAGE DEP TH OF 6 INCHES, MAXIMUM DEPTH OF 8 INCHES, THOROUGHLY TAMPING EACH LAYER TO 95 PERCENT OF MAXIMUM DENSI TY. THESE COMPACTED LAYERS MUST EXTEND FOR ONE PIPE DIAMETER ON EACH SIDE OF THE PIPE OR TO THE SIDE OF THE TR ENCH . MA TERIALS TO COMP LETE THE FILL OVER PIPE SHALL BE THE SAME AS DESCRIBED . 12. OPEN CUT ROAD CROSS I NGS FOR UTIL I TY TRENCHES ON EXISTING TRAVELED ROADWAY SHALL BE BACKFILLED WITH CRUSHED ROCK AND MECHANICALLY COMPACTE D. CUTS INTO THE EXISTING ASPHALT SHALL BE NEATLINE CUT WITH SAW IN A CONTINUOUS LINE . A TEMPORARY MI X PATCH MUST BE PLACED IMMEDIATELY AF TER BACKFILL AND COMPACT I ON. A PERMANENT HOT MIX PATCH SHALL BE PLACED WITHIN 10 DAYS AND SHALL BE PER CI TY OF RENTON CURRENT STANDARDS . 13. DATUU SHALL BE C !TY OF RENTON, U. S. C. AND G. S. 14. ALL DISTURBED AREAS SHALL BE SEEDED AND MUL CHED OR OTHERWISE STABILIZED TO THE SATISFACTION OF THE DEPARTMENT FOR THE PREVENTION OF ON-SITE EROSION AFTER THE COMPLETION OF CONSTRUCT I ON . 15 . "' <l ··) Q -~ .-I •-----15~·-· ------,, I CEMENT CONCRETE VER11CAL CURB AND GUTTER CURB AND GUTTER NOT TO SCA LE 3 " (MIN .\ COMPACT ED DEPTH ---, CLAS S "B:' ASPHA LTIC CONC RETE CEM ENT TR EA TED BA SE (CTB ) ---- NOTE : REFER TO SOIL ENG INEER'S RECOMMEN DATI ONS FOR SITE PREPARATION & ALTER NATE PAVEM EN T SECT ION S HEAVY ASPHALT PAVEMENT SECTION NOT TO S CALE '-- RO UND SOLID COVE R MARKED "DRA IN" WI TH LOC KI NG BOLTS SEE KCRS DWG'S 4:J & 5 0 FR AME AN D LADD ER OR ST EP S OFFSE T. RIM=18.5± ~ I ,,, µ__ -51. RIS ER OV ERFLOW AND --.1' o"'o-Y""Rc-_ ",wii-si,c.-=;;.E;'iLEV"<T"='-=.1'4'.8"2,---->-' ' . ' ' ~f-t-P-, / / : L ---, g 10 YR. W.S. ELEV . = 14.69 , : : ~ 2 YR. W.S. EL.= 14.23 V 18" OUTL ET I 1 .0 ' I MIN. '. a,IN'--'Vc=E'--'R~T-----~--V ELE V= 1 3 .0 __ .,,/ ' ' 8 " DIA. Cl EANOLJT / ,, 0{':z:t==::) "S.,.,H~EAi'iR~Gi'cAasTE;;...c.;Pc,aE;,;,R'-D=E=T~A~I L____. NOTES i ., 15" .. ,,L,/' ,/I/ REST RICTOR PLATE / ORI FIC E ¢=2 .0" El.=11.0 " I STANDA RD GA LVANIZ ED \ ST EE L LADDER /STEP S SEE KCRS DWG #39 ' - f 0 z N ::,, ' ' ,, ". a , ' .. NOTCH WEIR (SE E eLAN VIEW) IE=14 .60 , LENGTH =l .75' ' ' 18" INL ET PI PE INVERT EL = 13.0 z 0 I- <( 0 0 _J I-z w ~ 0... 0 _J w > w 0 M 0 ,-m l() w 0 0 z 00 w a> :::> <( z w ~ > <( w .c. ~ -ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDA T ION IN ACCORDANCE WITH SECT I ON 7-02. 3(1) OF THE CURRENT STATE OF WASH I NGTON STANDARD SPECIFICATION S FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UN I FORM GRADE SO THAT THE ENTIRE LENGTH OF THE PI PE WILL BE SU PPORTED ON A UNIFORM L Y DENSE FLOW CONTROL STRUCTURE CB#10 , TYPE 11-54" '<;f" w a: ('J _J 0 ,-_J """) I w 16. 17. UNYIELDING BAS E. PIPE BEDDING SHAL L BE PEA GRAV EL 6 INCHES ABOVE ANO BELOW THE PIPE . SANITARY SEWER PIPE SHALL BE POLYVINYL CHLORIDE (PVC ) RUBBER GASKETED ASTM D 3034, SDR 35, OR DUCTILE IRON CLASS 50. IN UNIMPROVED AREAS, MANHOLE TO EXTEND MINIMUM 6 INCHES AND MAX I MUM 18 INC HES ABOVE FINISHED GRADE. IN PAVED AREA, COVER MUST SLOPE IN ALL DIREC TIONS TO MATCH PAVING. ' (0 1/2 "X4" EXPAN SIO N MATER IAL 1/4"R AT JO INTS \ EXTRUDED CONCRETE CURB DETAIL I \ I I ' ,'?: ----( I I SCORE LIN ES TO BE RADIAL ~ TO CU RB AND GU Tf ER ----'• \ + w 1 /2 "X4" EXPAN SI ON MAT ER IAL 1/4"R AT J OI NTS\ ' w I NO T TO SCALE - ' ~ CEM . CONC. CUR B AND GU TT ER 1 /2 "X4" EXPANSION 1/4 "R AT JOINTS MATER IAL / :;,: .... ,_ "'I _I_ 1 /2"R ,, .Ji...+--SCORE LINES-+-. GENERAL NOTES --- 'W'-WIDTH OF SIDEWA LK ._ - 1 / 4 "/FT. SLOPE 1/2"X5" EX PA NS ION MATE RIA L I CU RB RE TUR N ON LY I 4" 1 .. PA VEME NT AS T11(1 STANDAR D CEM. CONC. CURB AND GUTIE R S ECT IO N A-A PER PLANS Bl --8 JOINTS: DU MMY ,IOI NT S SHALL BE PLA CED NOT TO EXCEED 15 ' c/c NOR LE SS THA N 1 o' c/c. THEY SHA LL I NO T BE LE SS THA N 3/16" IN THI CKN ES S AND SH AL L BE EXTE NDED 2" BE LOW THE GUTTER LIN E. L-f-----1---.Jl-f-1/2" THR U JOIN TS SH AL L BE PLACED AT AL L COL D JOI NTS AS DI RECTE D BY ENG INEER AN D SHA LL 1/2"R -- \ 1/4"/FT. SLOP E EXE ND 1" BELOW CON CRETE. WHER E TH E SID EWALK IS TO BE PLA CED AGAIN ST THE CURB AND GU TTER, THE JOINT SH ALL BE A COLD JO INT. 1/2"X 5" EX PAN SI ON MATER IAL SHA LL BE PLAC ED FROM P.G.'S TO P.T.'S AT ALL CURB RE TUR NS . 1/2"X4" EX PANS ION MATER IAL SH ALL BE PLACED AT EVERY THIRD SIDEWALK PANEL. THE CONCRET E MIX FO R SI DEWA LKS SHA LL CONFOR M TO TH E RE QUIRE MENTS OF CLA SS B (3 /4 ") WITH .A IR ENTRA INMENT . T HE CON CRE TE SHA LL HAVE A BROOM FINIS H WIT H ALL EDGES HAV ING A 2\1/' TOOL ED FINI SH. SUB GRADE COMP AC TION SHALL BE 9 0 % (M ODIFIED PROCTOR) \ 1 /2"R I I \ PAVE MENT AS PER PLA NS f •n ""'',"\\ f f/;~ \ " 4 " _J r PARKW AY STAN DARD CD /.. CONC . CUR B AND GUTTER SECTIO N B-B TYPICAL SI DEWA L K DETAI L ADOPTED SEE SH EET 2.5.1 FO R RO ADWAY DEVELO PEMENT STAND ARDS CITY OF RENTON NOT TO SC AL E RECOMMENDED FOR APPROVAL BY~------- gy _~------ BY 0 m EXP IRES <.11 •f..l ti I w _J I- f- CITY OF RENTON 0 0 C\I DEPARTMENT C>F PUBLIC WORKS (/) .w 0U ~5 z "' zW :3 C/1 0. _J <( o>-zz :-s ~ z -a 0"' z--> Cl:'. z ww w z . -(') (') z z -wi';j _J> 2: ~ u C/1 CONSTRUCTION NOTES AND DETAILS DESIGNED NJM I DA TE I Standard plans LST DATE: 7 /89 DRAWN El,B l---+-------------+--+---+-----.lr----~===1::.:DAc.:TE.::_~-1=2=/=9/=9=9=-~-=~fF_:,IL:.:::E_::N::O:_. ====="-! REVISION DWG. NAM E: FR-02 S P PAGE: F0 07 CHECKED 0 KB SCALE AS SHOWN FIE LD BOOK _ PAGE_ NO. REVIS10N SY APPR. DATE APPROVED SHEET C4oF 4 () z (0 0 J w (j m • l 0 ·-,, ·'I - • • ~- l - II • .. EC Cl. 0 -ii 0 0 ru ' "' -' M 0 • • • l • • • • • \, '\ \ ' -1----1-1 ·.• . ~. ---~, -·-. . . . . . -------. ' . . . . . . . . . . ' . -- ,/ • . ,, \ \ C, C, \ \ • • 71,, Nl'-N r-: / ~. ' .. 1 : , . - • p "· •. 86' 08 '4 8" W 4 1 1 ------ I I I I \ C C I C C I I <t, I t5 (/ ~P' i (v • II~ ,l,,lr'l11' ~ Hv!vvl~ \ 1'?1.; p. ' \ C C 7 . . . . . .\'. ., . ~-~ ____ ...l._'.._ __ . . . . . . . . . . . . . ..... . ................. : . . 0 0 -r---- PLANT MATERIAL LEGEND Ab""'. trea: AP EGA HAL HWJ JM-R .JM-G JM-BG KFC LLM-R PKNM SM VM WRC shrubs: AB AZPS AZEV DVD DLC Austrian Pine Emerald Green Arbonitae Carolina Silverbell Hollywood Juniper Japanese Maple-Red Japanese Maple-Green Japanese Maple-Bloodgood K"·anzan Flowering Cherry Lace Leaf Japane"' Maplc-R Parkway Norway Maple Star Magnolia Vine Maple Western Red Cedar Abellia Azalea Purple Splendor Azalea Everest David Vibumum Drooping Leucolboe Euonymus Botanical Name Si;e Pinus nigra 6' hgt.lB&B Thuja occiden:Jallis "Emerald Green" 5' hgt./B&B Halesia caroli,ra 2" cal./B&B Juniperous cl,.inensis "Toru/osa•r 5' hgt./B&B Acer palmatu"' "Moon.fire" 6' hgt.lB&B, Specimen multi-stem Acer palmatu"' 6' hgt/B&B, Specimen multi-stem Acer polmatu"' "Bloodgood" 6' hgt.lB&B, Specimen multi-stem Pr"nus serrulut11 "KWUlf::.a.n" 1.5" caL/B&B Acer palmatu111 Discetum" autrop14rpurea J'x3'/B&B, Specimen Acer plat.an()id.es "'Parkway"' 2" cal./B&B, matched Magnolia stellaJa 4' hgt./B&B Acer circinatu,n 4' hgt./B&B, 4 stems ThMja plicata 6' hgt.lB&B Abellia grandijlora 24" hgt./cont Same 15"x 15"/cont. Same 15"x15"/cont. Viburnum davidii 15 11 x 15"/cont. Leucothoe fontanesiuna 1 gaVcont. at 36" oc w/ triangular spacing Euony~s alata "Compacta'' 24" bgt./cont. Pierisfloribunda r'Forest Flame" 24" hgt./cont. 1 ..,...,.r EUON FFP GSNAN BT-P Forest Flame Pieris Gulf Steam Nandina Mediterranean Heather Nandina domestic "Gulf Stream" 12" hgt./cont. Erica carnea-Purple 1 gal./cont. at 3611 oc w/ -f-----1(]-triangular spacing I 111 I -T--~ I I o ----1----- 1 I ---,---- 1 I ___J____. __ I I --r --- 1 0 0 . .. .I: -. -... I • ..i. - . ... -. . . . . . . " J • BT-W MTL NAN PL RHAK Mediterranean Heather Mountian Laurel Nandina Portuge"' Laurel Rllodo. "Allah Krushke" RHBB Rhodo. "Bow Bells'' RHJM Rhodo. "Jean Marie" RHPJM Rhoda. "PJM" SAR Sanotocca SBV Spring Bouquet Viburnum STM Stra .. ·bcrry Madrone symlwlslgrou,u[ covers: AC --Annual Color " BF Q i: Blue Fescue CTY D i Candytuft t DLYA~! Day Lilly Dl,Y B !O ! Day Lilly DOG DSG FGB HYP PACH ' i ' ' m-·o..arfOregon Grape ~·Dwan Sih1er Grass c l Fountain Grass-Hameln , I Hypericum Shore Juniper : Pachysandra Erica carnea-Wltite Ka/mia lanfolia Nandina dumestica Prunus lusitanica Same Same Same Same Sa,,eoeoeea ruscifolui V,burnum tinus nspring Bouquet" Arbutus unedo Per .Landscape An:hitect Geranium, Marigolds, Ageratum Feduca ovina glauca Iberia sempen1irens Hemeroca.Uis Stell.a de Orra He11terocalli.s Anzac Mahonia nervosa Miscmrthus sinensis "Yaku Jima'7 Pennisetum alopec,uoides "Hameln" Hypericum calycin~m JuH.iperm -s corforla Pachysm,dra terminalis ·. · · · ··. Lawn Sod front Country Green, Olympia, Washington --.... ·. 1 gal./cont. at 36" oc w/ triangular spacing 24" hgt.lcont. 24" hgt./cont. 24" hgt.Icon!. 21-24"/B&B 15-18"/cont. 21-24"/B&B 15-18"/cont. 30 11 hgt . ./cont. 5 gal./cont. 5 gal.Icon!. 6" pots@ 10', o.c. 1 gal./cont. at 24" oc vi;/ triangular spacing 1 gal.leant. at 36 11 oc w/ triangular spacing 1 gal/cont. at 36" oc w/ triangular spacing 1 gal./cont. at 36" oc w/ triangular spacing 1 gal. /cont. at 36" oc ,,,,-/ triangular spacing 1 gal/cont. at 30" oc triangu~ar spacing 1 gal./cont. at 30'~ oc triangulm· s11acing 1 gal. cont. at 36" oc w/ triangular spacing 1 gal./cont. at 36" oc triangular spacing 1 gal. /cont. at 36" oc w/ triangular spacing • • Rough Seed Lawn, Briargreen Erosion COl :trol Mix. Apply per manufactures specifications • • • i Rock outcrops four & five man High. Cascade Granite §Ct into topsoil benn. Set rocks with . flat tops and square fronts. i NA tiVEPLANY 'MXfERfAi -sc iiEDtT1J:- sv ... bat t,ees: F., A ,,.,,,, of! f . ..,; f'-'- (D sllrubs: @ 80 G) + 08@ hyd,oseed: Co11U1U111-Name Botunical Name Birc:k Betula jacquemOflllii OregonA,h Fraxinus latifolia Sitka Spruce Picea siJ.chensis Douglas Fir Pseudotsuga me,,tiesU Pacific Willow Salix I.asumdra Seouler Willow Salix scoulerUllf.a Westen: Red Cedar Thuja plicata Servkebcrry AmeJanchier alnifolia Red Osier Dogwood Cornus stolonifera Oregon Grape MahonUI t1quifolium Red Flowering Currant Ribes sanguineum NootkaRose Rosa nutkana Sabwonherry Rubus spectabUi.s Snowherry Sympl,oricarpos a/bus Yellow Osier Dogwood Com us jlaverimea BRIAR.GREEN, Inc. Low Gro~· Erosion Control Mix or approved equal: Size 1" cal./B&B 6' bgt./B&B 6' hgt.lB&B 6' hgt./B&B 4' hgtJt'.ont. 4' hgt./cont. 6' hgt./B&B 24" hgt./cont. 24" hgt./cont. 24" hgt./cont. 24" hgt./cont. 24" hgt./cont. 24" hgt./cont 24" hgt.I cont. 24" hgt./cont. 45% Elka Turf Type Perennial Ryegrass 45% Ensylva Creeping Red Fescue 10% White Dutch or New Zealand Clover Seeding Rate: 80 lb.lacre Fertilizer: 10-20-20 320 lb./acre D ' .··-···., .. · ... ·-·-···· ... -....... ·····-···· ·-··-'········· -=JJ,;,;.;,;,~.;,;;,,;..;....;,~..,;,,;,a,,;_,,;,;.;.;....,.;...;.;.,;,;.,;.;.;.;..,;,.;.,;,,,;.,;...;..;.....,;.;...;....;,-. -· ·~· ·-· -· --·-· ·-·=-=' ·~-;,,,,-,,;.;· ·=· ',6,,,.¥--=---=,.,,.,;=-'"""",.,.,,.;""""'.....,"""""""".;.;.,;......,.,;,,,,,;,,,....-.;,,......,.....,. ................. __ _ . ' .... . . . . ' . . --·· ,..... ----·· .•.•.. ·-·· LANDSCAPE CONSTRUCTION NOTES " -,, l. Clean subgrade by removing all undesirable vegetation including grasses, weeds, blackberries, scotch broom and poplar seedlings including roots. Leave subgrade in landscape areas minimum 6 11 below paving. Remove all debris from site. 2. Pro,ide minimum 6" depth 60-40 mi, from Puget Sound Topsoil (2S3) 833-0374 in all ,hrub beds, NO SUBSTITUTIONS. Scarify subgrade by rototilling and add topsoil on surface, mh topsoil and subgrade thoroughly. Add additional topsoil as needed to contour shrub beds including required berms. 3. Provide minimum 4" depth 60-40 mix from Puget Sound T6psoil (253) 833-0374 in all lawn beds NO SUBSTITUTIONS. Scarify subgrade by rototilling and add topsoil on surface, mix topsoil and subgrade thoroughly. Add additional topsoil as needed to contour and levc1 lawns. 4. Provide minimum 2 11 depth fine blend hem-fir mulch to all lantin beds. Mulch from Pacific To soils Kent Washin w1 m o top o a cur s an wa s. lope all planting beds and Jann areas to drain. S. Provide one (1) year warranty for all lant materials and workmansbi . _. _ ate, protect a.!!. ~01 i.sruptioo o!.all.,!bove and below_J,rade ~tillties and site fll!,tures pdgr to csmstwctiun, CoptraQtr i.uemnusihle for JIP-Y .n:sultiutT damage, during con,truction. Call locate before you dig at I 800 424-5555. 7. All work perlormed shall conform to Cit~· of Renton landscape and irrigation requirements, codes and specifications.' 8. Verify all quantities shown on the plant list and plans. If discrepancies exist between the graphic representation and the numeric totals. the graphic representation shall rule. 9. All plant materials to be specimen quality with fu.ll, symmetrical trunk and foliage., unless otherwise outed. Fertilize all plantings with "Osmacote" plant tabs. Inst.al• 2 cups per tree larger than 3", t cup per tree less than 3", 1/2 cup per 5 gal., 1/4 per 2 and 1 gal., 1/8 cup per 6" and 4" pots. 10. Lawn -Sod -Country Green, Olym1>ia, Washington. Provide soil 1>re11aration per note #3. 11. Imm re proper drainage of all planting holes prior to installing plant materials. If planting holes do not drain or if heavy clay soils are evident contact landscape architect. 12. Fill all planting beds and lawn areas to within 111 of top of all curbs and walks. Berm all planting beds and lawn areas to drain. 13. Locate, protect and a'"·oid disniption of all above and below grade utilities and site features prior to construction. Contractor is responsible for any resulting damages during constmction. 1'4. AH landscape areas to be irrigated with an automatic irrigation system. Provide sub-grade 12° pop-up irrigation heads, electric valves and an electric controller. Provide full separation of irrigation zone!S between lawn and shrub beds. See Irrigation Plan ti lOC\I. uatcro11Hoor t liWIRlll'llill! Clffi\!OO't)fflilflel'iiltft11~ltiel'lit S"et loo~witlH1llltopsand Sllilii'e ll'iliits. Ciiiitict lantiscape architect prior to ,ettine SW 16TH STREET '11'<" ~4 n~~~ Fll0:"1 ~I-C.ZON.J . ..,;z.el'!' 11E<'=> \."zY @~•P,c::~::r,o-0,s.;;.. l+-~l-+1--IF L,,.."llft..l ,,,,p.&, WflEG, ~~-!:i - ~NC, 1v><hn!r;>. 11--tr-f~e. \.o.Jlt?-f' Uf' TO E>fUNCH ~~ ~ TJ=.h-~ c:l'"-lG>I~ ~ ,Z.'' ~ FIN~W <?p:..o;;;. Z" Hut.a--t l...A(-(S~ ~~ ~5Nf ( MUl..;:-f1 ~ ~..,,_., ~F'-~eC"=""-) ' lz..::i• 'Y,5;,::,,:,i.,----11'U ,,.., lt.i.·~~(11'~ ~!ii~ l'IAt.(<=,,l,UI.). ~,r,e,~ ~~\J .'21 ~ l"INl<oH ~ 1..·~~i='.. ~.J<-(1-'U\..C.H "T,1'I. ~ "5f"='- ""'"-i. ~06 1:z..11 ~~·"' 'oH;Wl,.j. ,::N pU,N ee ----1<0,..j 80 -G-ROUNB -€0¥ER-P.loAN'fcolNG -BET AIL 0 10· 20· 40' 80' 1 "= 20· NORTH to. Pocket plant native material with 50% GrowCo from Sawdust Supply and 50% native roil. Excante planting bole twice the 1ize of the container and mix soil DEGIDUOUS PLANTING DET ,\IL CONIFER PLANTING OF.TAIL SHRUB PLANTING DETAIL a, IL-~a:m:•:n~d:m:e:n~t,~t~h:orou=~g~hl~y~w~i~th~na:t~iv:e~m:•:t~e=ri~aL~I~n:•~tal~l~2~4~"~d~i:am:et~e:r~2~"~d~e~pt~b~m:ul~c~h~n~·n~g~a:r:•:un:d~ea=c~b~p~l~an:t~an:d~b~y:d~ro:see:'.d~al~l~ot:b~e:r~e:xp~o:s~e.d~~:r•:d~e~,.----------------~~~§~§§~~§~~§§:§~~§~:=:=:=::=:~§§~~§'.:§~~~~~~~~~~======='.____:~~~~~~~~~~~~~~~==============::------------------i-;~~:I-:;--~ ~ 20' 1 NO • 0 0 I-z w ~ a.. 0 ..J w > w C ::I: 0 -> 0 C c( cc . (.) z ::I: 0 -, ·z t-0 w 1-w (!J a: z I--Cl) ::I: ::I: Cl) I-c( cc 3: .,... • 3: z Cl) 0 1-oz ow 0, cc ROYCE A BERG, PRINCIPAL 3003 80TH AVE SOUTHEAST MERCER ISLAND, WA. 98040 (206)230 -6648 FAX 230-6647 DESCRIPTION DATE SITE PLAN APP. 12-20-00 PERMIT SUBMITTAL LANDSCAPE PLAN 2COO STATE OF w=,-.:'-:';!nO~-~"J:IV::l"::·1::0.:.:N'....J MG~; B~ File: 99044/405-A2R DWG 1 - JOB NO.: 99044 SHEET NO OF: DA TE: 8-24-99 1 _D_R_A_W_N_: __ R_AJ-1-___ -,,__ -,. CHECK : ifl.,..l 1~------------------------------------------··----------------------------------------------------------------------------------------------------------------"':'.~:"";~":'"c,~r~~~~-----Q;;~ /3cf ,--CJ 7 -/ ?f ~ \2fAI\SB-O ~,;).41.f PBP--<;,;tr {t)l'-'D ITT o Ns tt/Y1> ·~ E d (\J 0 0 - "' "' ' r,. -' (\J - . . . . ... .. , ,, • • • • • • • • • • • • • ri,-f et41r aj • • f'or-lO:) .. /: • • • • • • .--:<' , I \ ""'"""'"'/-/ ~~ ', \ \ \ /·· \ \ \ ' • __ /,,,.// __ ,.,./ ----~ ,•;_; ~ ---.. ~I &i itc>-1t.Ji:;, // U'-t(iiff' • j>RQPQSED BUILD,J;N~ i,,o.~I (~f-1 ~-~ I+--+-) _L----"?-?fl-rJ---;-IW----:--~--_"· -'1~------'t"-t------t- ,c1~ Jta11"-~~ ' I ,~---~ -----·r-_ _c_----, ' , I ' I I . ' I I -1 I I I 1 . I I I I I I I I I I i -- I I I 'I I I I 1 \I_ I'/. - I ' I I I I /tori!~" I I ~~---,-1-1----1 r.-~1--:"'"'f"'~--,----,-.....,1 . ·. I I ; ; u j ·--i-:r:: _ll. 7 ////'"','7 --r // /, /,///'/ ,, / /_,/,/./._,<//// I ----'ii-u ' ' : . /. I 1j i€ 0 -~-v . ;;_,;;;;;_/ '/'.. , . ,: }~ I I i - '-•· I ' . I ,.' I ,. I , /-I /:: '" 1 Jw-..... ~ !/ , ' I I I , : ~-t-,-1 __ ( ' I .l I I I I I I -I I ) : I I ~--1ai~~ ~t7 _·,, . . . ·.. --'--j'~-,------,-----,---,----,--,-r----r--..---------~------,~-------------------,------, •• ... .. . . . . ' ' . . . . . . . ', . . . SW 16TH STREET -/- ' , , , f.' 0 z --DECIDUOUS SBADETHL'i--2.0" ~~. B&B at ~~-,--,,-- Little Leaf Liada/Tili4 conlata -Ool;/Qwrc,u rdn1 Sua~ Honey Loa,at/Gldlal,, trlancantltos N..,..., Maple/A""'~ Rd Maple/Attr ,,,,,,,,,,.: . CONll'ER-TREES -{;' llelpt; B&B at 12' o.c. Watera Red Cedar/11,ujo plicoto . Leylaadli Cyprtu1c,,,,,.essocyf"UU uj,ltaulii Sbore PIDe/l'flr,.. CO#dorla SMAtL J'LOWJ:RINQ TREES -2" caliper, B&B at 12' o.c. Kw.aaua Flowcria& Cherryf Prw,us urlffllt4 "K.wt111U111 ,, Kasa llagwoo4/Corn.,. lunud o-.1er Floweriag Pear /fyrus calhrya,,a "CnanlillR" •• ~ • • Tl111111lercl-Olld Myn>balaa Plum/Pru_, cmul/omru t,,,,udclm,d" . . ~ .. ' .. , EVERGIU:EN AND DECIDUOUS ~OWERING SHRUBS -JO" height, B&B at 5' o.c. l Rbododmdroa/Rh~drmt specia · f.-• Fo!'Olt Fw!oe PiuWPieris floribllnda Stnwllerry Madroae/Arbullls uned,J Mt. Laul'd/Kallllia lotifo/ia SMALL FLOWERING SHRUBS -2 gallon contabler at3' o.c. AuJu/RJroda"'1ubo,, spefia David Vlbun1um/'1bllnuun dm,idii r Sarcococca/S~ ru.scifollo GROUND COVl:,RS -1 gallon at 24" o.c lwmikinoick/.4rdostyphyllus u•i--lU'Si PICbyS1111dra/Pocnysandro tominalis Bypericum/Hyperic11nr calycin.Mm '~ ~._ ..... .-... ., ~ ····--·-·· k' .. • -• .. .. PERENNIAIJANNUAL COLOR Per LA usu.me 6" pots at 10" o.c. I ...... · 1 . . . . . . . . . . . . . . . . .. ..... · ..... LAWN • Sod -Premium Blend from Country Green, Olympia, Wullingtt>D ~- ' ••• • • •• • • • • ROUGH SEED EROSION CONTROL GRASSES · Hydn,oeed from Briargreen -All areas·disrnpttd to be llttded with native cruses. • ROCK OUTCROPS Haa,en Creek Granite 3500-4000 lbs. pieces. Set with flat tops ud square fronts. Rock f,-Cascade Rock (425) 222-7547 -"' :EXISTING TREES TO REMAIN -NATIVi"DEdDUOUS TIU:J:S --1.5" caliper, B&B at 28'0:C Westen, Crabapple/Molu.r (Pyrus) /usco Bitter Cherry/Pru,.,,. em~oto Cucara /Rhanua pWMimr4 VI .. Maple/Ac,rr .,;,_,,, ;, Podflc Nlnebark/l'lly.lOCOrpO> cop/ult,u NATIVE CONIYER THEES -4' bat, B&B II 12' o;c. Douglas J'ir/P.rad«.u,ga lltDt*'1 Westen, Red Ccdar/11iujd plicatg Westeni Remlodi/Ta,g• uteropl,yU,,, NA TIVI: SHRUBS -18" beipt, at <Mi' o.c. Senk:die IAIIIMlllldiJa •1•".U. ,,.,. . _,,,, Red Olier Dogwood/Cornus sto/onifuo Black Hawtborn/er..t.q ... 4ollgla,ii Sa1al/Gaultltm<1,1taJIDn Oceullpray/Holodiscus dis,:q/qr Oregon Gnpe/Md°'"" lll(ll/folium 111imbleberry/Ru611S parvif/d"" Salmenberryt.R.d ... spectobllis Red Flowering Curraat/JW,,,, sanp&urlm Nootka Koac/Ro.-.. IUdluuru Saowberry!Symph~ olbus NATIVE GROUND COVERS-!·gallon al 24" o.c Kinnikinnickl.ArctostyphyUo.r uvi-11ni 1-Oregoa Grape/Maonia repens L_ANDSCAPE CONSIRiICTION.NOTES • ' 1. Cleaa subaradeby ~movln a all uadesirablc ve,etatloa iacludJa1 cruses. weeds, blackberrlea. scotch broom and poplar seedlings lnclndlag root,. Leave subgrade in landscape areu mlni-m 8" below paving. Remove all debris f,-lite. l , Pnr.ide minimum 8" deptll 6040 Dill from Pugel Sound Topsoil (253) 8JU374 In all ,hn,I, bed1. Scarify ... bgrade by rntotllling aad add topsoil oa surface, mix topooil aad mbgrade tborouply. j Add additional tnplllil as -dcd to contour shrub beds including berm1. · • · 3. Provi<1e 'mialmD1 6" deptlt 6040 mb: from-Puget Sound Topsoil (253) BJJ-0374 in all l_ari' beds. Surify subjrade by rototilling and add topsoil oa surf-. mix topsoil aad lllllgrade tborwply, Add additional topsoil.as needed to eontnu-r aad level lawns. 4. Provide minimum 2" deptb fine blcad bem-fir mulch to all planti,.g beds. Makll fl'IJ!D Pacific Topsoils, Keat, Wasblaaton. J'ID all plandng bed, and lawn areas to within l" '1ftop of all curb, and walks. Sl<>pe all plaatinc beds and lawn areas to drain. ' 5. Provide one (I) year warranty for all planl materials and workmaamip. Lociitt, protect and avoid dimlption of all above and below vade utilities and site features prior to construction. Contractor ii responlible for aay rudting damages dariag construction. Call locate before you dig at I 800 424-SSSS. . 6. All work,performed slwl conform with City of Renton landscape aad irriptioa rcquirenlents, coda and specif"acationL 8 •. Verify all _quantltlH shown on the plant llltiand p....._ _If <liscrt~an<ies e>ill between tbe graphic rcp ..... utatioa and lbe ~ totals, the p-apbic rep~taliea sball rule.' AD plant materials to be· specimen quality witb full, symmetrical trnak and foliage, unless othenvise lljiled. Fertilize all plantiap witll "Osmacote" plant tabt. lnlt2ll 2 cups pel°'tree laqier tbM 3" ;1 cup per tree less than J", 1/2 cup per 5 gal., 1/4 per 2 and 1 ga:L, 1/8 cup per 6" uid 4" pon. 9. luu.re proper dr:ainaif: of all planting holes prior to uutalling plaat •ateriaJs. If plaatinc ~ do not dra.in or if heavy clay soils are nident coutact laacbcape an::bitect. Fill all plating beds and lawn areu to within 1" of top of aB curbs md walks. Berm all plandag ~s and lawn •reas to , drain. 10. Locate, protect and ·avoid disruption of all abmre and below grade utilities ud site features prior to construt:tlon. Coa•ractor ii responsible for any resulting damages during construction. Lauchlin R. Bethune Associates: • Landscape Architects & Environmental Planners,, AST.A l 0 662.~ South 190t~ Street, S.ltt B-108 · Kent, Washington 98032 1 a· 20' 40' phone: (425) 251-0455 - fqcsi"lile: (425) ~5~~.76 r "~ 20· ~ l Al\Cu~Y· '° 1---:-----,------------------------------------------------------------------------------------------------------------------------------------------------''=t.;l -----..,.---..,.----t • ,;_.;i.3 _ NORTH ; SCHEMA TIC LANDSCAPE PLA1N -20' 1 V) NO • 0 (.) 1-z w ::E a.. 0 _J w > w C :::c (.) -> 0 C < a: • (.) z :::c 0 -, I-z wO w l-a: C, I-z Cl) :c :::c Cl) I-< co;: .... -;: z Cl) 0 1-oz ow a, a: ROYCE A. BERG. PRINCIPAL Y . KEN K. CHIN, PRINCIPAL 1535 -4TH AVE SOUTH , SUITE D SEATTLE, WASHINGTON 98134 (206) 583-8030 FAX 583-0708 ! BrA'l'E OP • WASH!KOTON' ~: DESCRIPTIGN DATE SITE PLAN APP . SCHEMATIC LANDSCAPE PLAN "1"1 io~ File:99044/S1TE-E6.DWG 1- JOB NO.: 99044 SHEET NO OF: DA TE: 8-24-99 DRAWN:~ RAJ -CHECK: i,ff,/~ Ll,._l ' J ;. ,: " ru 0 6 ~ (jJ .. .,, .. . . . . . . . ... .. " ... • • • . . . . . . . . . . . . . . . . . . . • • . '• . ' ' ' ' "1 f'i'-H It, l'f?r ut!l~.l &11~ . ' .. . . . ' ' '•' ------- f-Vv(i~ 61~'-t~~i- ---I ~~, (~1-llA--.~ ,;_ / • ..... ' -/ /\------ / / / / ,.-_, SW 16TH STREET -/- '" ',, . . __ _____;-~- , ---· 1~1~~4~ f I ' \- I I • I I I I I -- 1 1 I • I I I I I I I I. I , I ' j'· I I , I j\1' I ' .-I '- I I I I I ·~"·-t- r-r-r--:""'~-,--,.,,-..1 ' \ ,, ,. ' I I I I /· ' : ~-r- I .----j .· . • I , I I I • ' ' ' . ' I I I I I I I I I I I I I I I I I I I ' ' \ -. . . . •-• ~ 0 z • 0 • • ----------·~~-·--~-_.-,.-----. . . --~~-~~-..,...- DECIDUOUS SHADE TREES • 2.0" <aliper, B&B at 211' o.c. .• ' " Uttle Loaf Lladen/Tilw cordato -Oak/Qr,n<w.r "'"'" Sunbllnll B-y IAcust/Gkdiisl,, trilu,CtllftltM N"""'1 Maple/Acer p/,D,,oula. Rdl Maple/Aa,: n,bri,"' ' CONIFER TREES~· beipt, B&B at 12' o.<. . , Westem Red Ced4r/Tiujo pucata Leylaadii Cypreu/C"J1'""0C)'paris lqlaJtdJI Shore Plne/Pffflu COlltoltJI SMALL fiOWERING TREES • 2" caliper, B&B at 12' o.<. Kwaazan 'l'lowerlag Clterry/Pnu,,u u,11btta ;, ItllWllqdftl" "-Dogwood/c....,.. kmuo Cllaatiller Floweria& Pear /Pyr,,, ~ "C/umtJJ/a" . ; f ' 11,unden:._ Mymbalan Plum/hit-cgaiforlffh 11,,m~ t ' ii' . - EVERGREEN AND DECIDUOUS FLOWERING SHRUBS. JO" height, B&B at 5' o.<. ~d~:rp,cks ' Forest Flame Pierif/l'iu/sjloril,..,,d,, Strawberry Madrooe/A,inwL, uudD ML Laurd/Kalmia IJJtifolitJ SMALL FLOWERING SHRiJBS • 2 glllon container at 3' o.c. Au.Ju/Rl,ododordn», sp«ks ' David Viburunm/"1bt!mum d<widll San:ococca/Sar<»cocca ruscijolu, GROUND COVERS -1 pllon at-24" o.c @, Killalldnnlck/Aroto,ryphyllos M.;.,.,..; Pachysandra/Pacr.ysllndra wmillalis ByperiCUIIIIH~ cidycuium PERENNIAUANNUAL COLOR Per LA ~me 6" pots at 10" o.c. ~·-·· ··-~-~ J · ~~·: .. -: .. ~:::;-, I:·.·.·.•.·.·., LAWN : . • • . • • • : Sod -Premium Blend frcm Country Greea, Olympia, Wasbin)lloa ;;., ... · .. ,- • • • • • • • ROUGH SEED EROSION CONTROL GRASSES . • • • • Bydroseed rl'OIII Briargrecn -All areas disrupted 10 be 1ttded wit11 nativ~ gruses. J 0 • ROCK OUTCROPS Hansen Creek Granite 3500-4000 )bs. pieces. Rock from Cascaae Rock (425) 2ll-7:547 EXl,STING TREES TO REMAIN -' Set wit• flat tops and , oquare rrnnts. ' . -_ _.;., I ,SCHEMATIC NATIVE PLANT MA TERIAL LEGEND • -~ --~ L _L_ ............. --~--~--------"-----· NATIVE DECIDUOUS TREES· 1:S" ..Uper,B&B at.l8'0:c __ _ Western Crabapple/Moha (Pyn,s) Jruc,, Bitter Cherryf Pru111Lt muuginata Cucara /RltllllUIS punlriana Vine M11ple/Acer circinotrnn Pacific Niaebark/Pllysoca,po., etlpiUt,u NATIVE CONDIER TREES· 4' bgt, B&B at 12' o.<-' Douglas Flrl-u4ots,,p ""'11::ieil Western Red Cedar/11rMja pucata Wellern Bemlock/T>Mga il!leropnyU,, NATIVE SHRUBS • 18" height, at 4"'' o.c. Semceberry/Amelancl,ier alnifolia Red Oder ll<lpood/Cornus stolonifera Black Hawtbom/Cratup, doMglasu Salal/GouW.ma sltallon Ocearupray/Holodi.rc"' discolor Oregon Grape/MoluHri4 "'l•ifolium TbimbleberrylRMb"' JHIT"iflonu Salmonberry/Ru""-< spectal,ws Red Flo1nrillg Currant/Riha sanguilf.eu,n Nootka Rose/Rosa nlllkana Snowberry/Sy,,,plrorica,p<>.< a/bu, NATIVE GROUNJ)COVERS-1 gallon at 24" o.c Kiaa.ikinnick/Arcto.stypl,yllo.s uvi-ursi Low Oregon Grape/Mal,an/4 repens' LANDSCAPf; CONSTRU.C_Il_QNNQTESJ -~· --. -~ 1. Clean subgrade by rtmo,ing all undHirablc vegetation includina 11rann, weeds, blackberries, · scotch bl'OODI and poplar Jee111iogs including roots. Leave subgrade in landscape areas mlnlnmm 8''r below pavi•&-Remove an debris frcm site. 2. Provide minimum 8" depth 60-40 mix rrnm Pucet Soun/I Top,oil (253) 833--0374 ia all shrub beds. Scarify subgrade by roCotllliDg and add topsoil on surface, mix top,oil and ,ubgrade thoroughly. · Add additional top1<>il u •ceded to contO!lr shrub beds ilCluding berms. 3. Prnvid<: minimum 6" deptll 60-40 mix :frnm Pucet Sood Top,oil (253) 833--0374 in alflawa beds. Scarify subgrade by roCOCilllng and add topsoil on ,urface, mi, to)IIOil and sullgrade tborouply . Add additional topsoil as aeeded to contour and level lawns. 4. Provide minimum 2" deptb nne blead bem-lir mulch to all planting beds. Mulch fl'Q!'.II Pacific Top!Glls, Kent, Washington. FiD all planting beds and lawa areas to witbio I" "1. top of all curbs and walks. Slope all plantina beds and lawn....,.. to drain. 'it S. Prnvlde one (I) year w:arranty for all plant materiala and workmanship. Locate, proeect and avoid cli1111ption of all abllve and belOlV grade utilities and site features prior to construction. Contractor it ...._.ible for any resulting damages during constnactioll. Call locate before you dig at 1 800 424-5555. · 6. AU work performed shall conform with City of Renton landscape and irription requirements, codes and specirlcations. . 8. Veriry all quantities sh,wa on tbe plant lllr•and pl..._ lf•discre~anciet Hill between the graphic rtprescntation and the numeric totals, tbe gnpbi< np~tlon sllall rule. All plant materials to be specimen quality with full. 1ym-trical trunk and foliage, u'll<U otherwise aoted. Fertilize all plantingt with "Otmatote" plaar tabs. lnstaJI l cups per tree larger th6 J." ~ 1 tup per tree less than 3", 1/2 cup per 5 pl, 1/4 per 2 and 1 gal., 118 cup per 6" and 4" pots. 9. lmare proper drainage of all planting boles prior to installing plant materials. If planting boles do DOI drain or-if heavy clay JOils arc evident contact landttape architect. Fill all planting beds aod lawa areas to within 1'1 of top of all curbs and walks. Berm all planting beds and bwa areas to drain. 10. Locate, protect and avoid diuuption of an above and below grade utilities and ,site features prior to construction. Contractor i1 responsible for any resultiuc dam.ages duriag construction. Lauchlin R. Bethune Associates: • Landscape Architects & Environmental Planners, ASL.A l 0 6625Sou1h 190th Street,Suite 11--108 ' Kent, W uhlngtan 9B03l 1 o· 20· 40' 1"= 20· phone: (4l5) 251'°455 facsimile: (425) 251~76 80' NORTH -!il-------:------------------------------------------------------------------------------------------------------------·-------------,---,:----"1 ~ SCHEMA TIC LANDSCAPE PLAN 20' -1 V) NO lli1!] cg ~ .,d 0 (.) ~ ~ z w ~ a.. 0 ..J w > w C :c (.) -> 0 C < cc . (.) z :c 0 ""') ~z wO w I- CCC, ~z Cl) :i: :I: Cl) I-< (0~ .,... -~z Cl) 0 ~ oz ow 0) cc ROYCE A. BERG. PRINCIPAL Y. KEN K. CHIN, PRINCIPAL 1535 -4TH AVE SOUTH , SUITE D SEATILE. WASHINGTON 98134 (206)583-8030 FAX 583-070B DESCRIPTIGN DATE SITE PLAN APP. SCHEMATIC LANDSCAPE PLAN "1"1 zory .. DEVELO PMENT PLAN/ Cl1Y OF REN TON DEC 2 2 1999 RECE IVED File: 99044/S1TE-E6.DWG ,. JOB NO.: 99044 SHEET NO OF: DATE: ~~iul Ll-.1 ; ', ' G I- I- I- I- I (.fl (.fl I 0... 0... 0... 0 V 0 z 'b N .11 --------__ ....... . .... -·······------- ~-'*---7';--~~ ,;_~ \, 1 8.0C) \ ' \ \ ·---------------, m "' Cl O:'. [)._ [)._ <( z 0 (fJ GS cc 0 z C) z 0 _J =, rn (') z 1- UJ X w W r--- =, ; z ; W I > ; <( I _________ J () iI 0 <( CL 19. 1Cr --~, ..... '-. -~c;,.·· 1 . H -- -,, I I I I I I I I I I L \ \ , _ 18. X X OC) (!) ~ 0, N --·------- .. ..:..,:;,., !JU-- TRE~ cun1N_G / LAND CLEARING PLAN ---.. -_ ·--.... -.::,.~ ----.~ . ...:::...:.~-----------··--···-· ---------.... -·--·------- --··-··-··. ,-----· ... --.--· --···-· ... --·--· ----- ----· -----·-: ~~::~.-.. -.,-------~---·· --· ---.. -·-···'"'''. -··-···-· . -------····'":;··· :·-----···-··· ... ···:: ____ ·-·-····-. ····-···------··-"-······-··· ! 4 ·-·---· -··-·"·- ··---··-------1 ,", -~-"\ "-·-l-t:t;() -----· ----···-· ----···-__ ... -------, ';/ ' 1 :. 1 CJ '1 \, ! ··. ' .. ,.,..---'·,·· ·~····· • Q. A O ~-X 4-'\.-'\-..'.:>15 6~:.,--, .--¥----- -~ t;j---'M"tl : :_,. ~'. '.) ---····----·--~-j I ' ~-X ... -------~ _.,_. ______ , ---,..,__ "-···· _..,.--·-··· ·----· I )( f-'>*---7 I -----:,~-x·.-... ·.,·---,, .. ~~,, X ' . -----,s; . .._,__ -----i~--;-t..,...-:) .... 7). ~Ji_~.i! 0 1 4 .00 '.\ OG ··---, .. y 1, 1 ., ,F,i{,11 ,-~ \c\: .-:.\'"JI:.;., ::lo,J,, _ _.,::r ..,. "' .... · ·1 ..,.1, " .1 ; .,..,,,--v,..v .b ;~A --... ,.,._,_\ .. \ \ / ' \ "17 .00 ' / I I / f 1.,-'? ,f'f~GG / ! / / I ' -~ ,....,.,,.· \ \ '*· .,. '+ +-/ I ' , \ . • . I , I I i f ,()C; l ' ! J ' / i i I I / ' ' ' I I I \ \.\ .... +-+-;+, ! I \ I ·, / I ' \W\ +-+ +. I \ \ I / J •\·~ii;'.~-,+ + / I \, ''\"1('"'·' 21/ '\! -~·-, \,,,·-.,-, +-. / / /! i--.L -) 'I / J /'¥ + *' / I t . I l 1 I l"I ~11 I J '·/. J 1"··,n / J ' / / , , •.• ,r ,_,. / / / ..., / / / 1 ,..;. . ~ .. },.'.':·:·., ,·';•,·.· I' I./,, ..... /"'I f 'cf ,,, , I : ~ . I . , t ., i t""f "'ii) :i 1 x h -- l I 1 ' -'·f ·J / 1S.GG ' I <-"< _,,..-.. . ! I I ~ ! 4;.·\'.:j ; J ,.,,4-, w "\' "'jc'-:-"1'+.u ,.'··''-· \ \ 1 ;,··'-_' + 'V \.,.\ ' . \ , .. //"' +-+.). Ulf f1 .3 .1:;;, ..., ,j/ /, ' I f .., "' /J./ __,. 1 -' .,, // I !~ .... /,,.,. / ' _/ / I i + I·,,. ,,. I I ,-,, _/,,- /I ..... ,,,.r j ' /•; / ,.; < \2 7,{) I r \ i • ' Ji ..... \ \ \ \ \ /J..... '+'\ \ "-. ; I \ \ \ .' , ..... \ l '. ! , \ \ \ i I'+' x'+'17}.:l 11 2 ,(? ! l 1 2.~o / / ) . ' I .., I / I / , ; : y / / i.{) \ +/ / ,/ ,.,,,, I /' / l 0 " \A ; ' f ,/ ,.. "\..,·1c _co 1 ~,:'.,'' TREE cJ,n1NG / LAND CLEARING NO~i\"" / PROPOSED Cl¥=AR1NG AREA ALL AREAS EXC LUDING EXI STIN G WET LA ND \ ; I t;. ;..:~.1 EXISTING ON-SITE VEGETATION \ "-16 .UO .. ~- .\ 'c( _,.,,-·,,.,... FOR ESTED CANOPY \ SCRUB/S HRUB CANO~Y HERBAC~Q,U ~4 CA NOPY \\ VINE CANOP Y RED ALDER, BLACK COTI ONWOOD, PACIFI C WILLOW, OREG ON ASH RED DOGWO OD, SNOWBERRY, SPIREA I REED CANARYGRASS, CREEPING BUTIERCUP , SCATIERED 'SEDGES SOFT RUS H, LADY FER N ' HIMALAYAN BLACKBERRY, MORNING GLOR\! 1 5 . C'E -,,_' 1 6 .(.)(_) / I \ /,. ..... , 1 \".,. u i) , f / / / ' -,,_",i::ly,\ ' .), . ',,I \ ··~ .. , / x 1,:J;L / I ' 15 ,:i i) " 14. \ i ·;c.r.:o \ \ \ ' r ' \ \ \ ' ' ' / ' , / 1n .cu -1·0 .. " , n<;; '\ 1 C/· .. v :r: .. }/ 5" -r ·o ! '/. OC; o" 0 'o'' ;CLEARI ; (TYPIC C)1 }.,·~,} !_29 f ,, i \0 / r:\ 1 '' ., •. ,Y-I· ;,.~.b 0 ~ ---~_·_:-~;~~----J --. -~~.J E= --~-~ 10 ' \ i, 1",,,20' 20 i ·s.o n i \ 1 5 ,C:U I \ \ \ ' \ 1 Q c: .. ~ .. " '·-'····. 40 I,· H3 .2 <? < ,. -~ ') :(;, ,-,; '-18 .46 1?:.2 6 >t-n l-8·.·.'_l/l __ _ ',, ',, ! ,1 ',, ',, ',, ' ,, ' ,, ' ,, ' ' ' ' ' ·' ' ,, I 11 ',, ',, ',, ',, ',, ',· ',, ',, ',, ',, ',, ' ,, ' ' ' ,, ,, ,, '" I j l ' ,, ' ,, I 1i ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,1 I ,, ' ,, ' ,, ' ,, ' ,, I 11., ' ! 'i h . ;;o ' ' ' ' ' ' ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ,, ' ' ' ,, ' ' ' ,, ' ,, ,, ,, ,, ,, ,, ,, ,, ,, ' ., ' ,, ,, ,, ,, I ' i I ! i I • z 0 ~ 0 0 _J 18.0 0 i 17 .0C ! ]<i._uU\. V ,;~\·)'.,JO " ,(..,1.,/ ,, __ / / CL.EARING LIMITS (lYPICAL) 11 ' :~ 8! .c~.t-9 ,_)(J C") 0 \ \ < ' 1 ' \ \ \ \ \ \ \ \ \ \ , I \ \/ !7,00 \ \ \ !8.0C ' ' \ ' ' \ ' \, \ ' ' 'w '"' .. ~ .) . , ... \ \ 17.00 \ ' \ ' I \ \ \ \ ~ ' I 8 8.0Cf 1-. '"'')' .' . \_j; ! I ; 18 .YJ / / l 1 B .. f.() \ ·12 . t.n \ \ I ----CLEARING WITS (lYPICAI_) , / ·---------- 1 b .0 0 15.2 0 i f ~)x:!). 6() 15.42 c::i 9' ' " c::::, \ 0 \ \ 10" .. D , :, l ..!\f l-' " \ \) w ' 1 · I a ,o"O I / I i I / I ! C.0 0 ~6 .=) ' , , / / , , / \ \ ', ' / i / I ' ! 6 .0CJ -i" ( 0 0 ,o" 0 / 0,. I 'CJ,'10 ]" ~ 0!-'1 .5.~, \ ' o \. \ 12 / / 0 ,, \ \ '2 ' i G)" . 7 \ 1 l G.0 0 ' / / / ():0 ··; e;· g" 7 -( Q 11.r:;u ,/ 1. 16 .0G ! ' ," 0 .o 2, 0., \0 1 ·,;,. n:~ '··,:..._ '•, 7 7 ' (§); o" 0 / / /.0 (; ' ' w =, z w >/ <(/ /00 / ~\ 18 .:l -i 7 5 9 / 1~r .. ·'.\• 0 "· I I- 1 d .OU \ \ \ i B.00 ' '17 7 ,,i l / l i\_ 2.J /.CO / ,... ...... -r)-.-OG-. ··---~ '"1 9-· ,\ ~ 7 i GD2 i 18 . co -~,. 1A.O O ,; '1 '"1 (~ .. '. , _· ,·/)' .~· -. ;g _()(,\ ' ', -- ,, " ,, ,, ,, ,, ·: ' ,, ' ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ' ' ,, ,, ,, " ,, 11 ' I ~ ~( '"I (, :jl ·-·' t:1 ,, " ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ,, ; 11 ' ,, ' ,, ; 1 1 I I . t f ' ,, ' ,, ' ,, ',, I 1> J , 11 i '1•' , ,1 i 1 ,1 , : : :; I I! ',, ,1, 19 GO "Pr2,-:-s 7"'.';--=-_-_-:-_-_-- .... ----..... -.. w _J I- I- ~ w ~ CL 0 _J w > w 0 a: 0 ""') I f- :::i 0 (f) a.i w z w =, z w ~ .c .a: C\I ..- I 0 0 0 C\I ~ 0 00 O> <( ~ w ~ _J _J w Ill (fJ .w (:J u z-_> z "' zW :'i (fJ a...~ o>-z z :'i '=I z -o Cl 0c'. z--> 0c'. z t1 I.J.J z --C> Cl z z -w Ci =!& :2,: ::::, u V) \ __ EX.STREET LI GHT ·. IE=14 .4 (24" E,W) EX . STREET LI GHT __ ~,·'.'"r--------,-~,.,<er ------IE=&.48 -rr -E)--+i:.,Ci;, ~~I.II ------· ---/'.J.'..1/ _ _ __ ___ _ --~-i'-'t 4B----~ ·-·-~2 H 9---------~-i:1+1 · -----~ ----.,'To,. IE=7.23 B S) w _I r-EX. CUR B --~LL _ ----+-~--~ ----~-~!~"'''&' cB''S'~.Li: :_c· CITY OF RENTON DEPARTMENT O F PUBLIC WORKS ------------~----- ,,-. u ·"' 11 I .~-------~---- ---------· ---------~-... --c,----·-----c·-------'>' NO . REVI SI ON BY APPR. _,·,_ :., (' DATE TREE CUTIING / LAND CLEARING PLAN CHECK ED ])KB __ SCALE 1 "=2_0'___ FIELD BOOK _____ PAGE _ APPROV ED C IR[CTOR er PU BL'(: ·11o r,kS SHEET _1 ___ OF _J __ 0 z (Il 0 ""') LLi 0 co , "' .. ... . - .J 1 2 3 4 5 6 R ~·-C,:REN .f. .\ R K . i,.\J 3 ( . ,\J 3 1 ·,,'3 3 :: KMl 3 4 ...:Ml 3 5 .:.Ml 3 6 flM337 RM338 RM339 RM340 RM347 - ~LEVATION REFERENCE MARKS . EVATION ~T NGVO) DESCRIPTION OF LOCATION •o A chis,led square in soulheasl corn•r of lh• southerly walk wingwall on the Fort Dtnt Br-idg f. over Grten Riv•r, 11 feet east o f cenJerline ol •idtwolk, 7 fee norlh of concrete lighl pole Established by CH2M HILL, Inc. 51 A daiseled square i n angl• point o r . the northeast wingwall of the concrele lnl•rvrban Avenue br i dge oYer Green River in Tukwi lo. 0 I 9S :.. .:i, 3 4 •• ';I , 09 l 2. 3 0 2 1. 7 9 3 :Z, 49 2 2. 2 4 Est11bl shed by CH2M Hill, Inc. A net i I In ' h. I op 0 f ' h. northea st wingweil o I I ho 1-405 ll ridge o Ver BI a ck River , A roi I road s p I k, on th. •as t f D C (I of 0 l org• pow•r pa I • JO f •• f w•s I 0 f c•nter I in• of BI a ck R i v er so f ••I SOU f h Of I h • center I ine 0 f 1 6 t h St reef, Established by CH2M HI LL, I n C. A chiseled square on the highes r point of o large rock on norlherly sida of bike path at th1 northvvest of Christens e n Green Belt Park in Tukwila, 120 feet south of the Strander Boulevard Bridge ove r Gretn River. Eslablishtd by CH2M HILL, Inc. PK noi and shine !" set in southwe• cornel" of wood wi rigwol I on I he street raill"ood bridge QVel" Green Riv•r, 0.30mile southolor,g the river from the Strander Boulevard Bridge ove r Green River. A 60-d spike in southwesterly face of 48-inch cottonwood tree on left banlc of Gre•n River 100 fe•t rrom norlheasferly corner of large concrel • bui I d i ng, 25 feet east of bike path norlh side of pand, 3,200 feet norlh along l•ft bank from Saulh 180th Street -SW 43rd Streel Established by CH2M HILL, Inc. Roi I rood spike 3. 3 feel up south foe• 27th Street; f i rst power pale on norlh side SW 271h Slr•et; first power pole east of Springbrook Cre•k. Established by City of Renton Puhl ic Works Deportment. Chiseled square on top of concrete curb on east side of drivevvoy to house number 1516 on SW 43rd Street, 51 .5 f••t ,outh of north end of concrete curb ond 29, 5 feel south of 5outh face cf hou5e, E s t ab I i sh •·d b y C i I y o f Ren t an Public Works Oepartm•nt. A chi&eled "+" in lop 1aulhwasterly bolt at southwe1I carn•r of wood arch foolbridg• over Green River, 7.5 feet west of centerline bridgie deck, 1. 200 feet 1outh of Soulh 180th Street-SW 43rd Street, 600 feel we&I of SR 181. Established by CH2M HI LL, Inc. Th• nor th b o I I o I I ho f i r • hydran :· which i • so f • e I ea s I o I Reliable Distributor, Inc. , bu i I ding and 1 0 0 f • e I IOU f h 0 f South 1 80 th St reel. Establ i 1h•d by u. s. G •o logi co l Surv•y . 122°15'00" 41°2e ·o1 " 23 ZONE ZONE AE IEL 201 X J- ZONE AE (E L 2 01 ZONE AH (EL 181 ~ t SW .ZONE AH ~ l cL 1e1 2 \ST u E ---1/!A---~- STANDER CHICA B OULEVAnD Culve n "-..., ZONE AH~ l[L 16) 1 INDUSTR Y 26 M IN KL ER SAXON w ::, z w " u a: ;; >-~ 0 35 BOULE VARD Purnp Station CITY OF TUKWILA 530091 ZONE X ORIV E ZONE AE .!l' d: :s .,. $ " ;;;; OF TUKWILA CITY OF KENT " t::: 0 vi S 181ST w "' z u, " 182N D STR EET Kent Bil<.e STA EE.r Jf g (0. ZONE X Mill C re ek _. s:>o ,_ ZONE AE - L ---------'--'Sd..3_"2._ ..:. --·---------------'----47°26 '15 " 12 2°1 5'00 " ZONE X s z 0 ~ ~ =, w 1--a: lL lL 0 0 i'= I ~ u u j STR EET £~ZONE 1.: 25 CITY OF RENTON 530088 3 6 CITY OF KENT 530080 ZONE AH I EL 171 ZONE X AE J OINS Pt.NFL 0 9B 6 w => z w > s: ZONE X ~ NE AE "' SO UTHWES T ZONE SDUT//W(sr / SO UTHWES T ZONE X -'-"'oo-'n"-,--..:C:.:.IT~Y-~ REN TO N CI TY OF KENT X / / w > s F ~ ;'j w z w u, 16TH STREET '>~ 3 9 1 H STR EU --ZONE AE STR FET 19 ~ u, u, 3! I ,~ ~. 0 u; w => z u, " D z :0 u, co ,. '" > ., 0 z :J _____ ]_DEVELOPMENT PLANNJN~ CITY O F REN TON .. iJ C 2 2 1999 REC EI VED 9 w > <{ w ~ Q. <{ ::; STRE ET ZO NE X '.MTH STR EEl 30 -~-4-·---t-------.-+-,,.. / SrRE ET 31 G 122°13 '07" 47°28 '07" / .,. / ~ w z ~ 0 . w z iS -, 47°26 '15" 122013 '07" LEGEND SPECl,\L rLO OD HAZARD AREAS INUNDATED BY JOG-Y EAR FLOOD ZONE A ZONE AE ZONE AH No b.lc,e flood r le11.Jt ions dt'lermi n ed. Sit se fl ood elevations delt'rmin cd. Flo od rle p!h~ of 1 to l k et /us ually .Jr cJ s of ,~mding); La~ lluod el e vatio ns del ermined. ZONE AO flund t ll'1llh s uf 1 lo 3 feet (u s u ally sheet Oo w nn slo p ing ter rainl; avt:"rage d epths de tt•tmi,ml . for .ar\'as of ~llu via l f.an fl ood ing. ~k>e ities al~ cfetc r111h 1l.•d. ZONE A99 To he ptol e,tc d from 11))...y('a~ llood l,y r~fill noocl pmtetti Ofl sy~e m under construdion; nn hdsc.• ele YJt ioos determin l -d . ZONE Y Cua~t al fl ood wilt. \'t'lncil y haz,1rd {wa ve acliun); no baSt' fl ood t.-k-vatinns d e lermined . .. ZONE VE Co.tStal flood with vclndly hil7Md (w.wt• adion ); l>.1so.• fl l)o1i d eva tiuns tlete,min~ . FLO ODWAY A~EAS IN ZONE AE O THER FLOOD AREA S IJ"'n1i ll"'d 19 /'I ) ZONE )I' Ar-.,a s of SOi l-year Oood ; ;l r<•as of 11)(1.....y<'Jr Hood with average {ll'plhs or less lhan 1 foo t o, willi tlrain;i ge are as le!.S than 1 squar e mil l"; ,md are .as p,oteded by lev f.>e from JOO -ye a r t1 oud . OTH ER A REAS ZONE X ZONED J\rc,1s de termhlt:'d to be outside 500-year fl oodpla in . Are.is i11 which flood hazards a re u11Jet1m11in1t<l. UNDEVELO PED COASTAL BARRIERS ,:,> ~ "' IJenl ified 19 ')0 Coas1 al b 11mer m e11s arc norm a lly located within or Fl ood H alitrd Areas O th,m ,.·ise Proter...1.e d 1'.rca s adjacent to Spe c ial ~~~513·~~~ ®-----© 1E L 987) RM7 X "M2 9 7007·30", 329 22'30 " Flo o d Bo undary Fl ood way B0 und ::11y Zo n e D Bo undary Boundary Hazard D ividing Coa st al Within Z one s. Dividing Speci al Flood Zo nes. and Boundary Areas of Oifferenl Base Flo od l:le va1 ions Special Flood Halard Bese F!oml ElevJl io n Line : Elev ation in Fee t. See Map lndox for El0v>1t i1.>n Dat"m Cross Sac 1i o n line Ba se Flo o d El":l valioo ln Feet Wht:ro Uni fc rrn ','V i1h in Zo n1:1 . Sec Map !n d e.; tor Elevation Daturn. Elev ati on Reteumcti M ark nive r Mile Horizo ntal Co o rdi nat e s Basf;l d o n North American Uarum o f 1927 1NAD 2 1) Projecti o n. NOTES This mo p is for usa in administe1ing the fJational Flood 1nsur~nc e Pr ogram: i1 does 11 0 1 nocessar ily id entify alt areas su bj ect to fl ood ing . p a,tiwla rly h orn lnc ~t cJ r.,im,ye M>u1uis of small sils, or all planlm eoic f ea w,es outside Sp ec ia l Fb:id Hazard Areas. Co as tal ba se flood elova ti o na apply only landward of 0.0 NG VD . and include th e efl ec ts of wave ac tion; t hese e te ... at io ns may al so dilter sigriificanU'f fr om t h o se d e ve k>p ed hy the Nati o n al Weath er Service lo, hur,ican e ovac uolion planning. A reas o f S pecial flood ticmi rd !1 00-year flood] include Zones A, AE, AH . AO. A99, V. a nd VE Cf!r!ai n a re-1 s no t in Spocial Flood H azard A re11:,. moy b e protec1cd by flood control struc1ures. Boundari es of lhe flood w.'l ys w ere computed at cross se<:lio ns and inl!i rpolated between cr oss sec 1ior ,s. Tho tl o odwavs were based 011 hyCl ra u li c considerat ions with re gc1rd to requiremer11s of lhe Fed eral Emerge !"~V M anagemen t Agency. flood w ay wid ths in s orno aro as mav be too narrow 10 sh ow t o sc11 le . Floodwav widths are piovilled in the f-lo od Insuranc e Study llepor1 . This m ap 111ay incorpo rate appro11•ma1e tJO un da ries ol Coa stal Bau ier Ffo snu,c c Sys tem Unit s and /o r Otherv.i s e Pr olected AreM established ur idur t hs Co as tal Gamer lmprov8ment Act o f 1990 IPL 101 . 591) Co rpo ratr: iirnits shown e re curre fll as of the dat6 n l this map Th e U!lef shoul d r.o ntacl appr opria te co mmunily 01f ic1al s tn de te rmine if corporate limi ls h <'"e ch an ged su bsequenl 10 Iha i s sua ric e o f th i s map. For c ommunity ma r, re v i si on history prior to c o unlywide mappi ng, see Secti o n 6 .0 o f t he Floo d Insuranc e Study Rep o rt. fo r eU joi ni ri g m o p pa nok and ba se map so urca see separately p,inted M ap Jnd"" M P REPOSITORY ~.:i P-fer t o q~posit o r,,.· Listing on Map Index Eff EC TIVE DATE OF ,N T)'WIDf FLOOD IN SUR ANCE HATE MAP: SEPrEMB F.A 29.1 989 ff i: iC. DATE {Sl OF AEVISION(S)TO THIS PANEL: Revised M ay 16. 1995 to updale map format. To d b,~·· ; flood i nsura nc e is ava i lit hle. co nt ac1 an insurance agent or c ell t h u ~J.:1,r;r,::,.J Flo od In su ra nce Pr og,em nt JOOOJ 638-6G 2 0. 500 APPR OX IMATE SCALE IN FEET 0 500 FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 978 OF 1725 (SEE MAP IND EX FOR PANELS NOT PRINl E D) ~ENT ' cnv Of flEN Tot~. err,· OF TU KWILA, CIT'( OF 5J0080 ~3001:1 8 530091 09 70 '"'' 0970 MAP NUMBER 53033C0978 F MAP REVISED: MAY 16, 1995 Federal Emergency Management Agency \ ,. 0 (\J C> C> 0) ~ .,, "' w I w r- ~ V) ',• • • • • • • • ~~itJ • • for-ID:) • • • • .•. I . • • • • • • • • . . . . . . . . . . . . . . .... . '• . .. . . -o--------- '----""' . ---·-- / // ... ··~~~~ -:(~ -,.1/ 61 ~"IN!? / ,//U >-t ~/1-· .. . / / • --- A / ·"'··--/ ,/ / / / / ,/ PROPOSED BUILDING i..'>-.,...,,t-1 (~,.J lpi.,.~i; - "77"'~,,~~ c.,~ '1~jG/>~?1 " 1~ '---.<'---"'-J1.a,if1Jt'l t+Jc,,. .... ~t? . ... ~ . . . · .. ... . . 16TH STREET ------- ' . . . ' I . I 1 wr'l l~" 161~ ' I I fo'1~ ' I ' I I I I I I l , I I I I I I I I I ' SCHEMATIC PLANT MATERIAL LEGEND DECIDUOUS SHADE TREES • 2.0" caliper, B&B at 28 ' o.c. Little Leaf Lioden/Tllia cordata Red ODIQ11ercus rub"" Sunbu.nt Boney UX.ustJGledi.tsi.a triancanthos Norway Maple/Acer platanouks. Red Mapl'!/Acer rNbrum CONIFER TREES-,;• height, B&B at 12' o.c . Western Red Cedar/Thuja plicata Uylandii Cypr6s/Cupussocypuri.s leylandii Shore Pioc:/ffnus contorta SMALL FLOWERING TREES -2" caliper, B&B at 12' o.c. Kw.anzan flowering Cb.erry/Prunu.1 serulam "Kwan.um" Kouu »@gwood/Cornus kousa ~ • • Cbantiller Flowering Pear /Pyr,u colleryana "Clr.antiller" Thundercloud Myrobalan Plum/Prunu.r cerasifomris Thuntkr_c~oud" EVERGREEN AND DECIDUOUS FLOWERING SHRUBS -30" height, B&B at 5' o.c. Rhododend ronlffhododendron species Foren FJame Pieris/Pierisfloribunda Strawberry Madrone/Arbutus u.nedo Mt. Laur~VKalmia latifoiia 0 I ~ ~·-·· -... ~ ·······-·-.. ~ .... -... r-.......... ·· 1 . . . . . . . . . .. . ,. ....... . • • • • • • • • • • • SMALL FLOWERING SHRUBS· 2 gallon container at 3' o.c . Azalea/ Rhododendron species Dnid ViburnumJV.burnum davidii Sarcococca/Sarcococca ruscifolia GROUND COVERS -1 gallon at 24" o.c Kinnik.ionick!Arctolttyph.yllos uvi-ursi Pachyundra/ Pachysandra terminal is Hypericum/Hypericum calycinunr PERENNIALJANNUALCOLOR Per LA as5ume 6" pots at 10" o.c. LAWN Sod~ Premium Blend from Coontry Green , Olympia, W.uhingtoo ROUGH SEED EROSION CONTROL GRASSES HydroJeed from Briargrttn -All areas disrupted to be seeded with oati"·e grasses. • ROCK OUTCROPS HanK-n Creek Granite 3500-4000 lbs. pieces. Set ~·itb flat tops and square fronts. Rock from C..cade Rock (425) 222-7547 EXISTING TREES TO REMAIN SCHEMATIC NATIVE PLANT MATERIAL LEGEND NATIVE DECIDUOUS TREES -1.5"' taliper, B&B at 28' o.c We!ltem Crabapple/Ma/us (Pyrus) fuscu Bitter" Cherry/Pr,mus ~m~inata Cascara /Rltamus purshiana Vine Maple/Acer cUcin'1lum Pacific Ninebark/PhJsocarpos capilatus NATIVE CONIFER TREES -4' hgt, B&B at 12' o.c. Douglas Fir!Pseudotsuga men;,;eii Western Red Cedar/Thuja plicaJa Western Hemlock/TSMga heteroph;.•lla NATIVE SHRUBS · 18" height, at 4-4' o.c. Seniceberry/Amelanchier alnifolia Red Osier Dogwood./Cornus sto/onifera Black Hawthorn/Cratugus douglasii SalaUGaulthnia shallon <keanspray/HoW<WiCus dis,:olor Oregon GraP£1Mah.onla. aquifolium Thimbk:berry/ Ru bus parviflc rus Salmonberry/Rubus spedabilU Red Flowering CurrantfRibes sanguineum Nootka Ruse/Rosa nutkana Snowberry/Symphoricarpos a/bus NATIVE GROUND COVERS -I gallon at 24" u.c Kinnikinnick!ArdostypJ,yllos u11i•1lrsi Low Oregon GrapeJMWlonia repens LANDSCAPE CONSTRUCTION NOTES 1. Clean 111bgrade by rcmol-"in& aJI undesirable vegetation including grasses.. weeds~ blackber ries, 11eotch broom and poplar seedling.• including roou. Leu·e suhgrade in landscape area!! minimum 8" below paving. Remove all debris from site. 2. Provide minimum 8 " depth 60-40 mix from Puget Sound Topsoil (253) 833-0374 in all shrub bed~ Sc a rify imb grade by rototiUing and add topsoil on surface, mix topsoil and subgrade thoroughly . Add additional topsoil as needed to contour shrub beds including berms. 3. Provide minimum 6 " depth 60-10 mix from Puget Sound Topsoil (253) 833-0374 in all lawn bed5. Scarify AJbgrade by rototilling and add topsoil oo surface, mix topsoil and subgrade thoroughly. Add additional topsoil as nttdcd to contour and lc"·cl lawns. 4. Prol-ide minimum 2 " depth fine blend hem.fir mulch to a.JI planting beds. Mulch from Pacific Topsoils, Kent. ~'ashington. Fill aJI planting beds and lawn areas to ~rithin I" of top of all curbs and walkJ. Slope all planting beds and lawn areas to drain. 5. Pro~ide one (I) )'CU ftar..-ifflly fur ;t.11 plant malt:rfab and ~ntrkmanship. Locate, prult!t:t olnd noid disruption of all ah-Ove and below grade utilitie s and site features prior to construction. Contractor is responsible for any resulting damages during construction. Call locate before you dig at I 800 424-5555 . 6. All 11,·ork pe rforme d shall conform "'·ith City of Renton landsc a pe a nd irrigation requirements , codes and spe cifications. 8. Verify all qu a ntities shown on the plant li s t and plans. If discre11ancie~ exist between the graphic representation and the numeric totals, the gra phic representation shall rule. AJI plant materials to be specimen quality with full, symmetrical trunk and foliage, unless otherwise noted. Fertilize all plantings with tt O s macotc" plant tabs. lnstaJI 2 cups per tree larger than 3 ", 1 cup per tree less than J", 1/2 cup pe..-5 gal., 1/4 per 2 and I gal., 1/8 cup per 6" and 4" pots. 9. Insure proper drainage of .11.II planting holes prior to installing plant materials. If planting holes do not drain or if heavy clay soili arc e~ident contact landscape ar-chitcct . Fill all planting beds and la,,,n areas tu "·ithin t '' of top of all curbs and \\'alks. Benn all planting beds and lawn areas to drain . 10. Locate, protect and noid disruption of all above and below grade utilities and site feature!! prior to construction. Contnctor is responsible for any resulting damages during construction. Lauchlin R. Bethune Associates • Landscape Architects & Environmental Planners, ASLA 0 6625 South 190th Street, Suite B-1!111 Kent, Washi11gton 98032 , o· 20 · 40' r·~ 20· phone . (425) 251-0455 facsimile: (425) 251-0476 80' SCHEMA TIC LANDSCAPE PLAN 20' 1 • lli!dJ Cg) ~ . d 0 ~ (.) ..... z w [!£Q) ~ a. 0 (Q) ...J w ~ > ..... z w 0 wO :c wt- 6 cc C, (.) t-Z -> Cl) :f p 0 :c Cl) 0 ..... <( <( 2) co 3: cc ..... • • 3: z (.) © Cl) 0 z ..... :c (YJj) oz 0 ow '"") 0) cc ROYC E A. BERG, PRINCIPA L Y. KEN K. CHIN, PRINCIPAL 1535 -4TH AVE SOUTH. SU ITE D SEATTLE. WASHINGTON 98134 (206)583-8030 FAX 583 0708 STATE OF WASHD,·GtoN l!EGIST'..RED ;ti~ NO DESCRIPT IGN SITE PLAN APP. DEC '.'. o 1999 DATE ' r:>N Areli!f Pcts & Plan ers SCHEMATIC LANDSCAPE PLAN DEVELOPMENT PUNNING CITY OF RENTON IJEC 2 2 199S f~Fr-FPVED 6~-'1 Cf -1<? l '1'1 Z,o "-7 Fi l e: 99044/S1TE-E6.DWG ,· JOB NO.: 99044 SHEET NO OF: DA TE 8-24-99 DRAWN:~ RAJ Ll 1 • -CHECK:~~~ ~I I E " (\J ... ro 0 0-, 0-, ' co (\J ..... 0-, 0 r ----· ____ 1~5o t _ ___j___ __ ._;_ . . ' - 'YI . ··,t,?.~_ · ·_, _c,_~ ~M ~ ,..,.,........ '-. --'ifn. .. ~ I .METRO • . ',\ . . ' ·--..., . ' \ \ j - u u u 0 D 0 0 " 0 ) 0 -J 0 0 Cl <t 8 ,'!)C I I ' ' 1·; w -a:: a I j C r I 'r I '·-_.,. J q I I ' '.n.\ ,- 1 • ~ ~ ' -/ ., -·· i ' ' I ' :0 / I I I r I I I ' I t _,.-, . Go~·1\ Lot 2 38.201 Acres \ \ I I I I I r I :z 0 .... Cl :z \ \ ' ' ' \ \ , ' . --·---.... T ,._ I . ,.. f . ' ' ', ' E C H N 1.2 ) S.P 01 6-8B C E N 1,1 <k':J iY ,,~-----· ··-···-·,i:3 0..? - ·- ' ,, -q · \; ,_., -' / 14) 900 z 0 I-. • <.!) ' ....J -0:: <[ LfJ 95 0 ' ' ~-,Jr.. 0 •' • ' . 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NORTH . .,_. ·. ;,_·--. ;i n 1 t / /",/ /-, .// L,--1- \ \ \ NO . 0 (.) 1-z w :E a.. 0 .....J w > w 0 ::c (.) -> 0 0 < cc • (.) z ::c 0 -, d I-z wO w I- CC C, I-z (/) :c ::c Cl) I-<C <D ~ ,--s: z Cl) 0 r oz ow 0) a: ROYCE A. BERG. PRINCIPAL Y. KEN K. CHIN. PRINCIPAL 1535 -4TH AVE SOUTH . SUITE D SEATI LE . WASHINGTON 98134 (206)583-8030 FAX 583-0708 DESCRIP TION DATE PRE-APP . 9-29-99 SEP 2 r 1999 LPN Archit ect s & Pia ner • VICINITY MAP DEVELOPM-N Cl7Y ~ T PLANNI NG OF RENTON DEC 2 2 1999 RECEIVED File: 99044/SI TE.DWG JOB NO.: 99044 SHEET NO OF: DATE: 8-24-99 1 DRAWN: TCK CHECK: '. C Cl. "' -=' -er, er, ' 0 ru ' ~ . I DARK TINITED GLASS SOUTH ELEV A TION 4lH FLOOR .lRD FLOOR . I 2ND FLOOR WEST ELEVATION EXIT STAIR PAINTED DRYVIT FAC IA CONCRETE TILT PANEL W/ TEXTURED PAINT MECHANICAL ROOF SCREEN : j I ' I ' I I ' . ' POLISHED ENTRY FACIA 4TH FLOOR - JRD FLOOR " '>Lin fl rvv, INSULATED GLASS. TYP. ARCHITECTURAL LIGHTS ' ' ' ' A l , . . . .. ,' ~ ' .. . -· .. ., . 4TH FLOOR JRD rLOOR EAST ELEV A TION EXIT STAIR EX IT • PARKING GARAGE ENTRY NORTH ELEV A TION 1ST FLOOR PARKING GARAGE ' .... - ' 0 I l[) - ' 0 I ..... ' -<D I n U") 'o I l[) - ' lD I 0 - 0 I ' <.O I ;;. N lD I n N Al , ' 0 I or, l[) Al ~ I ,a.;,""":' l 1= ·-. . 0, • ..,t--------------------------------------------------------------------------------------------------------~-~---1 ~ ELEV A TIONS 1/16 9 1 d.._ ________________________________________________________________________________________________________ .__ ..... __ ... lli!J] ~ ~ • d 0 ~ (.) I-z w [1@ :E 0.. 0 © ...I w ~ > I-z w C wO ::c w I- (.) ~ a: C, I-ii: -> F en ::c 0 ::c en C I-c( c( 2) co 3: a: ..... -• 3: z (.) © enO z I-::c W) oz 0 ow -, a, a: ROYCE A. BERG , PRINCIPAL Y. KEN K. CHIN, PRINCIPAL 3003 80TH AVE. SOUTHEAST MERCER ISLAND, WA 98134 (206)230-6648 FAX 230-6647 NO DESCRIPTION DATE PRELIMINARY 11-02-99 SITE PLAN APP . i;>N Architects & Pl ELEVATIONS Dl:V£L0PME - Crry OF %1~~~~/NG DEC 2 2 1999 RECEDVEO File : 99044 /ELEV6 .DWG 12-20-99 1 • JOB NO.: ll9014 SHEET NO OF: DA TE : 8-24-88 DRAWN: RAJ A-4 CHECK :