HomeMy WebLinkAboutLUA-06-099_Large FormatHARPER ENQINEERING
2994 EAST VALLEY ROAD
Renton, Washington 96055
PERMIT SET
DATE TBD
PROJECT INFORMATION
HARPER ENGINEERING
2994 EAST VALLEY ROAD
RENTON, WA 98055
TAX PARCEL#
3023059085
LEGAL DESCRIPTION
DEFERRED SUBMITI ALS:
A. MECHANICAL/HVAC (DESIGN-BUILD)
B. ELECTRICAL (DESIGN-BUILD)
C. FIRE PROTECTION (DESIGN-BUILD)
D. PLUMBING (DESIGN-BUILD)
CODE/ZONING INFORMATION
GOVERNING BUILDING CODE: 2003 IBC
ZONE• CA (COMMERCIAL ARTERIAL) . .,
SITE AREA• 77,537 S.F. (1.78 ACRES)
MAXIMUM BUILDING COVERAGE• 65%
ACl\JAL SITE COVERAGE:
MAXIMUM BUILDING HEIGHT• so'-o"
ACl\JAL BUILDING HEIGHT•
MAXIMUM ALLOWABLE AREA•
ACl\JAL BUILDING AREA•
MAXIMUM IMPERVIOUS AREA• NONE
ACl\JAL IMPERVIOUS AREA•
SEISMIC ZONE•
WIND DESIGN EXPOSURE•
SOIL BEARING CAPACITY•
CArTICAL AREA AFFECTED•
CONSTRUCTION TYPE•
ENERGY CODE COMPLIANCE•
METHOD OF HEATING
OCCUPANCY TYPE•
E
2,000 PSF
NONE
OCCUPANT LOADS: (2003 IBC TABLE)
TOTAL RATIO OCC. LOAD REQ'D EXITS PROVIDED
TOTAL• 1 :500
PARKING (ASSUME 10% OFFICE)
REQUIRED: TBD
--~.~.
-·--S.F. TOTAL OFFICE @ 4/1,000 = _
_,_ S.F. TOTAL WAREHOUSE @ 1/1,000 = _
ACCESSIBLE STALLS REQUIRED = -
TOTAL STALLS REQUIRED = _
TOTAL STALLS PROVIDED = 2
' . .
a r c h I t e c t s
PROJECT DIRECTORY
ARCHITECT OF RECORD:
CONTACT:
JIM HOLTZ
DE;StGN PROt=E;SSIONAL IN CHARGE;:
CLIENT:
CONTACT:
WALTER COOK
CIVIL ENGINEER:
CONTACT:
ANDY RYKELS
STRUCTURAL ENGINEER:
CONTACT:
JOE SHUTLER
GENERAL CONTRACTOR
CONTACT:
ALLEN PETERSON
VICINITY MAP
NOT TO SCALE
CRAFT ARCHITECTS, PLLC.
1932 FIRST AVENUE, SUITE 408
SEATTLE, WASHINGTON, 98101
P(206)720-7001 F(206)720-2949
KATHY CRAFT
HARPER ENGINEERING
200 SOUTH TOBIN STREET
RENTON, WA 98055
P(425) 255-0414 F(425) 228-0889
RYKELS ENGINEERING GROUP, INC.
28301183RD AVE SE
KENT, WA 98042
P(253 )631 ·6598 F (253 )638-1982
SHUTLER CONSUL TING ENGINEERS
12503 BEL-RED RD., SUITE 100
BELLEVUE, WA 98005
P(425)450·4075 F(425)450-4076
POE CONSTRUCTION
1519 W. VALLEY HWY. N, SUITE 103
AUBURN, WA 98001
P(253)833-2400 F(253)939-4805
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c 6 FT. SECURITY
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~CHITECTURAL SITE PLAN
KEY NOTES=
<i) CONT. PERIMETER FOOTING DRAIN, TIGHT LINE PER CIVIL.
(V CHAIN LINK TRAS H ENCLOSURE & GATE W/ PRIVACY
SLATS. SEE DTL 2/ A 1.1 0 SCUPPER & DOWNSPOUT PER DTL 7 & 8?A8.1, 1YP.
TIGHT LINE PER CIVIL
0 CONCRETE SIDEWALK W / BROOM FIN ISH MAX. 1 :20
SLOPE & MAX. 1 :48 CROSS SLOPE .
<]) ACCESSIBLE EXIT PER IBC SECTION 1105.1
0 ADA ACCESSIBLE STALL W/ WHEELCHAIR SYMBOL, ACCESS
AISLE & SIGNAGE. SEE ADA 1 & DTL 17 / AS.1
7 STORM VAULT PER CIVIL
8 EXTRUDED CURB, 1Y P.
9 lANDSCAPING
10 WHEEL STOP PER DTL 15/AB .1
HARPER
ENGINEERING
C
a r c h I t e c t s
Terrnin~11 S;:~les Building
1932 Firs t Avenue
Suite 408
Seattle, WA 98 IO I
206. 720 . 700 I phone
206.720 2949 fax
www.craftarchltects.com
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CONSULTANT
ISSUE
7052 ..---~~...,
Revision s:
Sheet Ti tle:
REGISTERED
ARCHITECT
ARCHITECTURAL SITE PlAN
Date: 11 /05/06
Design : JH
Drawn: MLR ---·-----
Project No : 941.00
Approved: KMC
Or iginal drawi ng is 24" x 3o'.
Sc ale enti t ies accord ingly if reduce d
Sheet l~o: A1.1
l,ILR '1 1/05/06 94'1-·AI I
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1, 50'-0' I 50-0"
KEY NOTES:
TILT-UP PANEL, TYP
STEEL COLUMN PER STRUCTURAL
CLEAR ANODIZED ALUMINUM STOREFRONT
SYSTEM, TYP. PER SCHEDULE ON A3.1
SEE EXT. ELEV FOR TEMPERED GLASS W CLEAR ANODIZD ALUMINUM WINDOW
SYSTEM, TYP. PER DTL 1,2,3/A3.1 i> ADA ACCESSIBLE EXIT WITH CONCRETE
SIDEWALK; BROOM FINISH. MAX. SLOPE
1 :20 & MAX. CROSS SLOPE OF 1 :48.
7 SECTIONAL 0/H DRIVE-IN DOOR, TYP.
PANEL JOINT, TYP.
HM MAN-DOOR W/ STL FRAME AS PER
SCHEDULE ON SHT A3.2
210'-0"
50'-0"
<!9> FULL HEIGHT PARTITION, TYP., SEE
WALL TYPES ON A3. 1
~ 3' RELITE
<)3) 2' SIDELITE
--------
GENERAL NOTES:
1. ALL WALLS TO BE TILT-UP CONC
PANEL, U.0.N.
2. DOOR SYMBOL KEY: W SEE A3.1
FOR 5GHEDULE
3. EACH ROOM SHALL HAVE SEPARATE
SWITCHING BY ELEC DESIGN/BUILD
TO MEET WSEC 1513
4. ELECTRICAL DESIGN BUILD TO MEET
WSEC 1513
t,0'-0"
LEGEND:
!EXIT! ILLUMINATED EXIT SIGN W/ EMERGENCY
POWER TO MEET IBC SECTION 1011
li:viTI ILLUMINATED DIRECTIONAL EXIT 51GN
L',,,Q!.W W / EMERGENCY POWER TO MEET IBC
SECTION 1011 MOUNTED AT 8'-0"
A.F.F. ON CONCRETE TILT-UP WALL
,
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---8
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.,~ ~!~~T FLOOR PLAN
-0
HARPER
ENGINEERING
C
a r c h I t e c t s
Terminal s,~le) BuildiriS:J
1932 First Avenue
Suite 408
Seattle, WA 981 0 I
206.720.700 I phone
206.720.2949 fax
www. craftarchi tee ts, com
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CONSULTANT
ISSUE
Revisions:
Sheet Title: FIRST FLOOR PLAN
Da\e: 11 /05/06
Design: JH
Drawn: MLR
Project No: 941.00
Approved: KMC
Original drawing is 24-'' x 36".
Scale entities accordingly if reduced
Sheet No: A2.1
11/06/UG
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-· ••• -•••• --• -• --<!Jo --• -•• ---• ----•••• -----• -----••• ---• -•• ------·0· --.. -•• --• --
SHEET INDEX
I. OVERALL SITE PLAN
2. GRADING PLAN
3. PLANTING PLAN
4. PLANTING DETAILS AND SPECS
5. MITIGATION NOTES
OVERALL SITE PLAN, PROPOSED CONDITIONS
SCALE: I 11 = 20'-0 11
-------
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WETLAND LEGEND -
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2, 158 SF: AREA EXIST WETLAND TO BE
FILLED
4,420:sF: AREA OF WETLAND RE-
ESTA~ILISHMENT (205%)
/,~,!,;/ 4,597SF: AREA EXIST WETLAND TO
/ /,71, / REMAIN
'
~ 5,843 SF: AREA OF BUFFER TO BE
REVEGETATED
8,81 I SF: AREA OF EXISTING AND RE-
ESTABLISHED WETLAND TO BE
REVEGETATED AND/OR ENHANCED
THE
WATERSHED
COMPANY
750 Sixth Street South
Kirkland WA 98033
p 425.822.5242 f 425.827.8136
www.watershedco.com
Science & Design
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PHASE:
PRELIMINARY
NO. DATE ISSUE
1-16-07 REVIEWSET
REMARKS/NOTES:
ORIGINAL PLANS 22X34
ADJUST SCALES ACCORDINGLY
CffYOYRF:NTON
RECEIVED
JAM 2 2 2"~7
BUILDIMGDIVJSION
Project Manager: HM
Designed: MG
Drafted: MG
Checked: HM
File name:
WETLAND SP2.DWG
JOB NUMBER:
060920
SHEET NUMBER:
I OF 5
GRADING SEQUENCE
I . Grading of the wetland area shall occur between May 15th and September
15th during periods without precipitation only.
2. Locate all existing utilities within the limit of work. The landscape contractor
is responsible for any utility damage as a result of the landscape construction
3. Fully implement the TESC plan (see Civil) prior to breaking ground.
4. De-water and isolate the wetland per the TESC plan (see Civil).
5. Remove existing vegetation to the flagged limits of work (see Grading Plan
this sheet).
6. Stockpile all woody vegetation 2" dia or larger and set aside for later
placement.
7. Remove all existing non-native vegetation by hand. Grub out roots by hand.
(See mitigation notes, Sheet 5)
8. Per the wetland grading plan, over-excavate the wetland and buffer area to a
depth of 18 inches below finish grade. Dispose of soils off-site.
9. Install 18" depth, 2-way topsoil mix (50% compost/SO% sand) from Cedar
Grove topsoils or approved equiv. per the soil plan on this sheet.
I 0. Install woody debris per plan.
I I . Before final grading is completed by the grading contractor, the landscape
contractor should inspect the site to insure that soils, surface and grades are
suitable for planting. Note: The grading contractor is responsible for any
adverse drainage conditions (other than normally functioning wetland area
drainage) that may affect proper plant growth and establishment. Notify
owner of any poor drainage conditions prior to construction.
12. Loosen any compacted soils in the wetland and buffer area.
13. Implement planting plan (Next sheet), follow planting notes.
NO GRADING, NO SOIL
PREP THIS AREA; WEED-~
REMOVAL ONLY
18" 2-WAYTOPSOIL (324 -~ C.Y.)
18" 2-WAYTOPSOIL (442 _ _.,,,
C.Y.)
SOIL PREP PLAN
SCALE: I" = 20'-0"
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WETLAND LEGEND
r /m, 2,158 SF: AREA EXIST WETLAND TO BE
//)/'% FILLED
:-=uu_ _ __: 4,420 SF: AREA OF WETLAND RE-
illL.. _-::; ESTABLISHMENT (205%)
/,'//;/ 4,597 SF: AREA EXIST WETLAND TO
/ /,'{, / REMAIN
~""'""' "-. 5,843 SF: AREA OF BUFFER TO BE
~""~ REVEGETATED
8,81 I SF: AREA OF EXISTING AND RE-
ESTABLISHED WETLAND TO BE
REVEGETATED AND/OR ENHANCED
WOODY DEBRIS STUMPS (2)
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--,."""~,~ WOODY DEBRIS LOGS (3)
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WETLAND GRADING PLAN
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18.9
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---------------------------------------------------------SCALE: I 11 = I 01-0 11 0 IO' 20'
~
TI--I E
WATERSHED
COMPANY
750 Sixth Street South
Kirkland WA 98033
p 425.822.5242 f 425.827.8136
www.watershedco.com
Science & Design
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PHASE:
PRELIMINARY
NO. DATE ISSUE
1-17-07 REVIEW SET
REMARKS/NOTES:
ORIGINAL PLANS 22X34
ADJUST SCALES ACCORDINGLY
CITYOFRENTOi'J
RECEIVED
JAM 2 2 2~J7
BUILDING DIVISION
Project Manager: HM
Designed: MG
Drafted: MG
Checked: HM
File name:
WETLAND SP2.DWG
JOB NUMBER:
060920
SHEET NUMBER:
20FS
I PLANTING NOTES
I. Install plants from September I through March 15th in frost-free periods only. Do not install plants in standing water.
If standing water is present in planting locations, do not plant and wait for dry weather.
2. Insure that the planting area is suitible for plant installation. Decompact any compacted soils, remove trash and debris.
Insure that compost and topsoil have been installed per the grading plan notes.
3. Remove any non-native plants in the planting area -grub out the roots by hand.
4. Layout plant material per plan for inspection by the project Biologist or Landscape Architect. Plant substitutions will
NOT be allowed without the approval of the project Biologist or Landscape Architect
5. Install each plant per planting details, Sheet 4
6. Water each plant thoroughly to remove air pockets
7. Install a 4" depth, coarse wood-chip mulch ring around each plant, outside of inundated pond areas only.
8. Hydroseed the entire planting area with the seed mix listed in the plant legend. Seed all bare soil areas, do not seed
over mulch rings of installed vegetation.
9. Install a temporary irrigation system capable of delivering 2" of water per week to the entire planted area. Maintain
irrigation system in working condition for two (2) summers after initial plant installation
I 0. One year after initial plant installation, apply organic, slow-release fertilizer such as Osmocote or Perfect Blend 4-4-4
to each plant outside of the inundated pond area only
The landscape contractor shall maintain all plant material until final inspection and approval by the Owner or Owner's
representative. All plantings and workmanship shall be guaranteed for one year following final owner acceptance
PLANT LEGEND:
8
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8
8
sl
ss
sd
8
0
X
TREES
BOTANICAL NAME/ COMMON NAME
FRAXINUS LA TIFOLIA I OREGON ASH
PICEA SITCHENS/S I SITKA SPRUCE
POPULOUS TRICHOCARPA I BLACK COTTONWOOD
PSEUDOTSUGA MENSIEZII / DOUGLAS FIR··
THUJA PL/CATA I WESTERN RED CEDAR
SHRUBS
ACER CIRCINATUM I VINE MAPLE
CORNUS SERICEA I RED OSIER DOGWOOD
CORYLUS CORNUTA I BEAKED HAZELNUT
LON/CERA INVOLUCRA TA I BLACK TWJNBERRY
PHYSOCARPUS CAPITATUS I PACIFIC NINEBARK
ROSA NUTKANA I NOOTKA ROSE
SALIX LAS/ANDRA I PACIFIC WILLOW
SALIX SCOULERIANA I SCOULER'S WILLOW
SPIRAEA DOUGLAS/I/ DOUGLAS' SPIRAEA
SYMPHORICARPOS ALBUS I SNOWBERRY
GROUNDCOVER
GAULTHERIA SHALLON I SALAL
POLYSTICHUM MUN/TUM I SWORD FERN
EMERGENTS
TOTAL
PROJECT
QTY. SIZE/ SPACING
15
15
/7
17
20
23
88
15
13
28
54
24
I/
29
48
2 GAL.
2 GAL.
2 GAL.
2 GAL.
2 GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
I GAL.
184 4" POTS -2 PER SYMBOL
70 4" POTS -2 PER SYMBOL
IO CU. IN. POTS (TUBES);
12" o.c.
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POTAMOGETON NATANS I FLOATING-LEAVED PONDWEED 280
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ELOCHARIS PALUSTRIS I SP/KERUSH 275
JUNCUS ENSIFOLIUS I DAGGERLEAF RUSH 275
SCIRPUS MICROCARPUS I SMALL FRUITED BULRUSH 275
PRO-TIME 840 NATIVE BIO-FILTER SEED MIX
12" O.C.
IO CU. IN. POTS (TUBES); 1------
12" O.C.
10 CU. IN. POTS (TUBES);
12" O.C.
IO CU. IN. POTS (TUBES);
12" O.C.
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WATERSHED
COJ\APANY
750 Sixth Street South
Kirkland WA 98033
p 425.822.5242 f 425.827.8136
www.watershedco.com
Science & Design
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PHASE:
PRELIMINARY
NO. DATE ISSUE
1-17-07 REVIEWSET
REMARKS/NOTES:
ORIGINAL PLANS 22X34
ADJUST SCALES ACCORDINGLY
C\1YQf'.'.PfNTON
RECEIVED
JAN 2 2 WD7
BUILDING DIVISION
Project Manager: HM
Designed: MG
Drafted: MG
Checked: HM
File name:
WETLAND _SP2.DWG
JOB NUMBER:
ELYMUS GLAUCUS I BLUE WILDRYE 47%
FESTUCA RUBRA RUBRA I RED FESCUE 40%
SEED AT A RATE OF I LB
PER 1000 S.F. (APPROX 15
LBS NEEDED)
REVEGETATION PLAN ,~· ·· ...._0_609_20_~
-SC-A-LE_:_l_" ___ I 0-.--0-.. ----------------------------o ---,0-,--2-0-, -----40'. .~ DESCHAMPS/A CAESP/TOSA I TUFTED HAIRGRASS 10%
SHEET NUMBER:
GLYCERIA OCCIDENTAILS I WESTERN MANNAGRASS 2%
BECKMANN/A SYZIGACHNE I AMERICAN SLOUGHGRASS 1%
SEE SEQUENCE NOTES
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NOTES:
NOTES:
I. PLANTING PIT SHALL NOT BE LESS THAN (1) TIMES
THE WIDTH OF THE ROOT BALL DIA.
2. LOOSEN SIDES AND BOTTOM OF PLANT PIT
3. REMOVE FROM POT & ROUGH-UP ROOT BALL
BEFORE INSTAWNG. IF PLANT IS EXCEPTIONALLY
ROOT-BOUND OR CONTAINS CIRCLING ROOTS. DO
NOT PLANT AND RETURN TO NURSERY FOR AN
ACCEPTABLE ALTERNATIVE. IF B&B STOCK,
REMOVE ALL TWINE/WIRE, & REMOVE BURLAP
FROM TOP I /3RD OF ROOTBALL PRIOR TO
PLANTING
4. SOAK PLANTING PIT AFTER PLANTING
~-t 8" DIA., 4" COARSE WOOD CHIP MULCH, OUTSIDE OF
PONDED ONLY. HOLD BACK MULCH FROM TRUNK/STEMS
,----3" MIN HT. WATER BASIN r-FINISH GRADE
~~~~~> · SLOW RELEASE GRANULAR FERTILIZER. OSMOCOTE OR
~~------APPROVED EQUIV. (OUTSIDE OF POND ONLY) APPLIED
2X MIN DIA ROOTBALL
ONE YEAR AFTER INITIAL PLANTING
~t+t---REMOVE DEBRIS AND LARGE ROCKS AND BACKFILL
WITH NATIVE SOil. FIRM UP SOIL AROUND PLANT
NOTE: TREES OVER 6'-0" HT. MAY NEED STAKJNG -
VERIFY ON SITE WITH THE STREAM RESTORATION
CONSULTANT
0 TREE AND SHRUB PLANTIN6 DETAIL
A NTS
I. PLANTING PIT SHALL NOT BE LESS THAN (2) TIMES
THE WIDTH OF THE ROOT BALL DIA.
2. LOOSEN SIDES AND BOTTOMS OF PLANTING PIT
3. SOAK PLANTING PIT AFTER PLANTING
~---REMOVE FROM POT & ROUGH-UP ROOT BALL BEFORE
INSTAWNG. IF PLANT JS EXCEPTIONALLY
ROOT-BOUND OR CONTAINS CIRCLING ROOTS, DO
NOT PLANT AND RETURN TO NURSERY FOR AN
ACCEPTABLE ALTERNATIVE
r-----MIN. 18" DIA. & MIN 4" DEPTH COARSE WOOD CHIP
MULCH (OUTSIDE OF POND ONLY). HOLD BACK
MULCH FROM STEMS
3"MINHT. WATERBASIN
~~~~,~~m-~. :l= _ _ _ ,:-. ITT TI 1~ ._.__ FINISH GRADE
' ~ 11 I I 11 i-i I l·~t I I I ~: ;~' ' ·. ~ I I I_I i¥~ SLOW RELEASE GRANULAR FERTILIZER. OSMOCOTE OR
, ~ 1-~-· . ~ ·•._· "=" APPROVED EQUIV. (OUTSIDE OF POND ONLY) APPLIED -, ' _-, ' ·-r· ,_-, , . ONE YEAR AFTER INITIAL PLANTING
~---REMOVE DEBRIS AND LARGE ROCKS AND BACKFILL
_,,___SPEC~i~~l~~?i:EENTER [ WITH NATIVE SOIL. FIRM UP SOIL AROUND PLANT
PLANT LEGEND
® PERENNIAL/6ROUNDCOVER PLANTIN6 DETAIL
NTS
NOTES:
I. MAKE SUITABLE HOLE WITH A ROCK BAR OR
EQUIV. PLANTING TOOL
2. INSTALL PLUG DIRECTLY INTO NATIVE SOIL
C\ EMER6ENT PLANTIN6 DETAIL ~ NTS
~· ___ 0 WHEN INSTALLING IN
\ / LARGE GROUPINGS,
\ I ARRANGE CUTTINGS
\ I USING TRIANGULAR
o SPACING @ APPROX. 18"
p LAN ON-CENTER
PLANT INSTALLATION SPECIFICATIONS
NOTE: THESE SPECIFICATIONS ARE A LEGALLY BINDING CONTRACT.
GENERAL NOTES
QUALITY ASSURANCE
I. PLANTS SHALL MEET OR EXCEED THE SPECIFICATIONS OF FEDERAL, STATE, AND
LOCAL LAWS REQUIRING INSPECTION FOR PLANT DISEASE AND INSECT
CONTROL.
2. PLANTS SHALL BE HEAL THY, VIGOROUS, AND WELL-FORMED, WITH WELL
DEVELOPED, FIBROUS ROOT SYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS.
PLANTS SHALL BE FREE FROM DAMAGE CAUSED BY TEMPERATURE EXTREMES,
LACK OR EXCESS OF MOISTURE, INSECTS, DISEASE, AND MECHANICAL INJURY.
PLANTS IN LEAF SHALL BE WELL FOLIATED AND OF GOOD COLOR. PLANTS
SHALL BE HABITUATED TO THE OUTDOOR ENVIRONMENTAL CONDITIONS INTO
WHICH THEY WILL BE PLANTED (HARDENED-OFF).
3. TREES WITH DAMAGED, CROOKED, MULTIPLE OR BROKEN LEADERS WILL BE
REJECTED. WOODY PLANTS WITH ABRASIONS OF THE BARK OR SUNSCALD WILL
BE REJECTED. \
4. NOMENCLATURE: PLANT NAMES SHALL CONFORM TO FLORA OF THE PACIFIC
NORTHWEST BY HITCHCOCK AND CRONQUIST, UNIVERSITY OF WASHINGTON
PRESS, 1973 AND/OR TO A FIELD GUIDE.;tQ THE COMMON WETLAND PLANTS OF
WESTERN WASHINGTON & NORTHWESTERN OREGON, ED. SARAH SPEAR COOKE,
SEATTLE AUDUBON SOCIETY, 1997.
DEFINITIONS \
I. PLANTS/PLANT MATERIALS. PLANTS AND PLANT MATERIALS SHALL INCLUDE ANY
LIVE PLANT MATERIAL USED ON THE PROJECT. THIS INCLUDES BUT IS NOT
LIMITED TO CONTAINER GROWN, B&B QR BAREROOT PLANTS; LIVE STAKES AND
FASCINES (WATTLES); TUBERS, CORMS, BULBS, ETC.; SPRIGS, PLUGS, AND LINERS.
2. CONTAINER GROWN. CONTAINER GROWN PLANTS ARE THOSE WHOSE
ROOTBALLS ARE ENCLOSED IN A POT OR BAG IN WHICH THAT PLANT GREW.
SUBSTITUTIONS
I. IT IS THE CONTRACTOR'S RESPONSIBILITY TO OBTAIN SPECIFIED MATERIALS IN
ADVANCE IF SPECIAL GROWING, MARKETING OR OTHER ARRANGEMENTS MUST
BE MADE IN ORDER TO SUPPLY SPECIFIED MATERIALS.
2. SUBSTITUTION OF PLANT MATERIALS NOT ON THE PROJECT LIST WILL NOT BE
PERMITTED UNLESS AUTHORIZED IN Wf!.ITING BY THE STREAM RESTORATION
CONSULTANT. '
3. IF PROOF IS SUBMITTED THAT ANY PLAI\IT MATERIAL SPECIFIED IS NOT
OBTAINABLE, A PROPOSAL WILL BE CONSIDERED FOR USE OF THE NEAREST
EQUIVALENT SIZE OR ALTERNATIVE SPECIES, WITH CORRESPONDING
ADJUSTMENT OF CONTRACT PRICE.
4. SUCH PROOF WILL BE SUBSTANTIATED AND SUBMITTED IN WRITING TO THE
CONSUL TANT AT LEAST 30 DAYS PRIOR[TO START OF WORK UNDER THIS
SECTION.
INSPECTION :
I. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL BY THE STREAM
RESTORATION CONSUL TANT FOR CONFORMANCE TO SPECIFICATIONS, EITHER
AT TIME OF DELIVERY ON-SITE ORAT THE GROWER'S NURSERY. APPROVAL OF
PLANT MATERIALS AT ANY TIME SHALL NOT IMPAIR THE SUBSEQUENT RIGHT OF
INSPECTION AND REJECTION DURING PROGRESS OF THE WORK.
2. PLANTS INSPECTED ON SITE AND REJECTED FOR NOT MEETING SPECIFICATIONS
MUST BE REMOVED IMMEDIATELY FROM SITE OR RED-TAGGED AND REMOVED AS
SOON AS POSSIBLE.
3. THE STREAM RESTORATION CONSUL TANT MAY ELECT TO INSPECT PLANT
MATERIALS AT THE PLACE OF GROWTH. AFTER INSPECTION AND ACCEPTANCE,
THE STREAM RESTORATION CONSUL TANT MAY REQUIRE THE INSPECTED
PLANTS BE LABELED AND RESERVED FOR PROJECT. SUBSTITUTION OF THESE
PLANTS WITH OTHER INDIVIDUALS, EVEN OF THE SAME SPECIES AND SIZE, IS
UNACCEPTABLE.
MEASUREMENTS OF PLANTS
I. PLANTS SHALL CONFORM TO SIZES SPECIFIED UNLESS SUBSTITUTIONS ARE MADE
AS OUTLINED IN THIS CONTRACT.
2. HEIGHT AND SPREAD DIMENSIONS SPECIFIED REFER TO MAIN BODY OF PLANT
AND NOT BRANCH OR ROOT TIP TO TIP. PLANT DIMENSIONS SHALL BE
MEASURED WHEN THEIR BRANCHES OR ROOTS ARE IN THEIR NORMAL POSITION.
3. WHERE A RANGE OF SIZE IS GIVEN, NO PLANT SHALL BE LESS THAN THE
MINIMUM SIZE AND AT LEAST 50% OF THE PLANTS SHALL BE AS LARGE AS THE
MEDIAN OF THE SIZE RANGE. (EXAMPLE: IF THE SIZE RANGE IS 12" TO 18", AT
LEAST 50% OF PLANTS MUST BE 15" TALL.)
SUBMITTALS
PROPOSED PLANT SOURCES
I. WITHIN 45 DAYS AFTER AWARD OF THE CONTRACT, SUBMIT A COMPLETE LIST
OF PLANT MATERIALS PROPOSED TO BE PROVIDED DEMONSTRATING
CONFORMANCE WITH THE REQUIREMENTS SPECIFIED. INCLUDE THE NAMES
AND ADDRESSES OF ALL GROWERS AND NURSERIES.
PRODUCT CERTIFICATES
I. PLANT MATERIALS LIST -SUBMIT DOCUMENTATION TO CONSULTANT AT LEAST
30 DAYS PRIOR TO START OF WORK UNDER THIS SECTION THAT PLANT
MATERIALS HAVE BEEN ORDERED. ARRANGE PROCEDURE FOR INSPECTION OF
PLANT MATERIAL WITH CONSULTANT AT TIME OF SUBMISSION.
2. HAVE COPIES OF VENDOR'S OR GROWERS' INVOICES OR PACKING SLIPS FOR ALL
PLANTS ON SITE DURING INSTALLATION. INVOICE OR PACKING SLIP SHOULD
LIST SPECIES BY SCIENTIFIC NAME, QUANTITY, AND DATE DELIVERED (AND
GENETIC ORIGIN IF THAT INF0Rtv1ATION WAS PREVIOUSLY REQUESTED).
DELIVERY, HANDLING, & STORAGE
NOTIFICATION
CONTRACTOR MUST NOTIFY CONSULTANT 48 HOURS OR MORE IN ADVANCE OF
DELIVERIES SO THAT CONSUL TANT MAY ARRANGE FOR INSPECTION.
PLANT MATERIALS
I. TRANSPORTATION -DURING SHIPPING, PLANTS SHALL BE PACKED TO PROVIDE
PROTECTION AGAINST CLIMATE EXTREMES, BREAKAGE AND DRYING. PROPER
VENTILATION AND PREVENTION OF DAMAGE TO BARK, BRANCHES, AND ROOT
SYSTEMS MUST BE ENSURED.
2. SCHEDULING AND STORAGE -PLANTS SHALL BE DELIVERED AS CLOSE TO
PLANTING AS POSSIBLE. PLANTS IN STORAGE MUST BE PROTECTED AGAINST
ANY CONDITION THAT IS DETRIMENTAL TO THEIR CONTINUED HEALTH AND
VIGOR.
3. HANDLING -PLANT MATERIALS SHALL NOT.BE HANDLED BY THE TRUNK, LIMBS,
OR FOLIAGE BUT ONLY BY THE CONTAINER, BALL, BOX, OR OTHER PROTECTIVE
STRUCTURE, EXCEPT BAREROOT PLANTS SHALL BE KEPT IN BUNDLES UNTIL
PLANTING AND THEN HANDLED CAREFULLY BY THE TRUNK OR STEM.
4. LABELS -PLANTS SHALL HAVE DURABLE, LEGIBLE LABELS STATING CORRECT
SCIENTIFIC NAME AND SIZE. TEN PERCENT OF CONTAINER GROWN PLANTS IN
INDIVIDUAL POTS SHALL BE LABELED. PLANTS SUPPLIED IN FLATS, RACKS,
BOXES, BAGS, OR BUNDLES SHALL HAVE ONE LABEL PER GROUP.
WARRANTY
PLANT WARRANTY
PLANTS MUST BE GUARANTEED TO BE TRUE TO SCIENTIFIC NAME AND SPECIFIED
SIZE, AND TO BE HEAL THY AND CAPABLE OF VIGOROUS GROWTH.
REPLACEMENT
I. PLANTS NOT FOUND MEETING ALL OF THE REQUIRED CONDITIONS MUST BE
REMOVED FROM SITE AND REPLACED IMMEDIATELY AT THE CONSULTANT'S
DISCRETION.
2. PLANTS NOT SURVIVING AFTER ONE YEAR TO BE REPLACED.
PLANT MATERIAL
GENERAL
I. PLANTS SHALL BE NURSERY GROWN IN ACCORDANCE WITH GOOD
HORTICULTURAL PRACTICES UNDER CLIMATIC CONDITIONS SIMILAR TO OR
MORE SEVERE THAN THOSE OF THE PROJECT SITE.
2. PLANTS SHALL BE TRUE TO SPECIES AND VARIETY OR SUBSPECIES. NO
CULTIVARS OR NAMED VARIETIES SHALL BE USED UNLESS SPECIFIED AS SUCH.
QUANTITIES
SEE PLANT LIST ON ACCOMPANYING PLANS.
ROOT TREATMENT
I. CONTAINER GROWN PLANTS (INCLUDES PLUGS): PLANT ROOT BALLS MUST
HOLD TOGETHER WHEN THE PLANT IS REMOVED FROM THE POT, EXCEPT THAT
A SMALL AMOUNT OF LOOSE SOIL MAY BE ON THE TOP OF THE ROOTBALL.
2. PLANTS MUST NOT BE ROOT-BOUND; THERE MUST BE NO CIRCLING ROOTS
PRESENT IN ANY PLANT INSPECTED.
3. ROOTBALLS THAT HAVE CRACKED OR BROKEN WHEN REMOVED FROM THE
CONTAINER SHALL BE REJECTED.
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THE
WATERSHED
COMPANY
750 Sixth Street South
Kirkland WA 98033
p 425.822.5242 f 425.827.8136
www.watershedco.com
Science & Design
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PHASE:
PRELIMINARY
NO. DATE ISSUE
1-17-07 REVIEWSET
REMARKS/NOTES:
ORIGINAL PLANS 22X34
ADJUST SCALES ACCORDINGLY
Cl1V0l"P!::NTON
~,,:: C';:" 1J f 1J l"H:. ..J .
JAN 2 2 2DD7
BUILDINGD\1/ISION
Project Manager: HM
Designed: MG
Drafted: MG
Checked: HM
File name:
WETLAND SP2.DWG
JOB NUMBER:
060920
SHEET NUMBER:
40F5
Executive Summary
This plan seeks to re-establish wetland conditions adjacent to an existing wetland in the Panther Creek drainage basin of
Renton, Washington. Existing conditions include a sparsely-vegetated fill pad across most of the property. A detention
pond (Raedeke Associates 2006) is found just east of this pad with an existing wetland located east of the pond. The
existing wetland also bends around the northern edge of the fill pad and this is where wetland impacts are proposed.
Large shrubs (willow) dominate most of the existing wetland with a few trees including Pacific willow and black
cottonwood. The portion of wetland to be filled is dominated by weedy emergent vegetation with some floating-leaved
aquatic plants. Willows and cottonwood saplings are found at the margins of this portion of the wetland.
East of the existing wetland is the fill slope for SR 167. The highway bisects the existing wetland from extensive
wetlands to the east, also associated with Panther Creek. The existing wetland extends north and south along SR 167 for
a significant distance.
Prior to original development, the area beneath the fill pad and the detention pond was wetland. By adjusting grades in
the detention pond, improving soil conditions and installing vegetation appropriate to the ecoregion, wetland conditions
will be reestablished.
This plan will improve overall wetland function over the present condition.
The wetland area to be filled is currently of low function with only a very narrow line of trees for a buffer on its north
and a very degraded buffer to the west and south.
Water quality will be improved by expanding overall wetland size, providing a more dense assemblage of vegetation,
adding more emergent plants in the new wetland and vegetating the western buffers. Flooding and erosion functions will
be improved by expanding the wetland size. Habitat functions will be improved by improving the density and variety of
native vegetation in the wetland and buffer and by providing habitat features in the form oflarge and small woody
debris.
Wetland impact and compensation
Action Area (ft2)
--~--
Existing wetland to be preserved: 4,597
Existing wetland loss (fill): 2,158
Wetland to be reestablished: 4,420
Wetland buffer to be planted: 5,843
-----r-~·-~--
Total functioning habitat replaced: 10,263
Wetland compensation to loss ratio: 2:1
Overall compensation to loss ratio: 4.8: 1
Goals
1) Reestablish wetland conditions adjacent to the existing wetland boundary.
2) Establish a functioning wetland buffer.
3) Establish native vegetation in the wetland and buffer appropriate to the ecoregion.
a. Establish shrub and sapling vegetation in the buffer and outer wetland perimeter.
b. Establish emergent and floating-leaved aquatic vegetation in the wetland interior.
4) Improve wildlife habitat.
Performance Standards
The standards listed below shall be used to judge the success of the plan over time. If performance standards are met at
the end of year 5, the site will then be deemed successful and the performance security bond will be eligible for release
by City of Renton.
1. Survival: Achieve 100% survival of installed plants by the end of year 1. This standard can be met through plant
establishment or through replanting as necessary to achieve the required numbers.
2. Native cover in woody vegetation areas:
• Achieve 60% cover of native trees and shrubs by year 3. Volunteer species may count towards this cover
standard.
• Achieve 80% cover of native trees and shrubs by year 5. Volunteer species may count towards this cover
standard.
3. Native cover within emergent areas:
• Achieve 80% cover of native emergent plants by year 3. Volunteer species may count towards this cover
standard.
• Achieve 100% cover of native emergent plants by year 5. Volunteer species may count towards this cover
standard.
4. Species diversity:
• Establish at least 3 native tree species, 5 native shrub species and I native groundcover species by year 5.
Volunteer species may count towards this standard.
• Establish at least 3 native emergent/floating aquatic species by year 5. Volunteer species may count towards
this cover standard.
5. Invasive cover:
• No more than 10% cover by invasive weed species. Reed canarygrass is excluded from this standard.
• Planted areas will be maintained free of reed canary grass "monoculture areas." A monoculture area is defined
as a 50 square-foot patch of 100% reed canarygrass that is entirely absent of healthy native trees or shrubs.
Patches are not linear or long and narrow ( e.g. 2 feet wide and 25 feet long). Rather, patches are roughly
square, circular, or otherwise simply shaped polygons.
Monitoring Methods
This monitoring program is designed to track the success of the mitigation site over time and to measure the degree to
which it is meeting the performance standards outlined elsewhere in this document.
An as-built plan will be prepared prior to the beginning of the monitoring period. The as-built plan shall be a mark-up of
the planting plans included in this plan set. The as-built plan will document any departures in plant placement or other
components from the proposed plan.
Transects During the as-built inspection, the monitoring biologist shall install monitoring transects. Approximate
transect locations shall be marked on the as-built plan. Seven 25-foot transects shall be established in the planted areas:
three in the buffer, two in the woody vegetation area of the wetland and two in the emergent area of the wetland.
All other planted areas not directly covered by transects will be visually assessed and noted as to how they are meeting
the performance standards.
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Monitoring should take place twice annually for five years. During each year there shall be a spring and a late summer or
fall visit. First-year monitoring should commence in the first spring subsequent to installation.
The spring monitoring visit will record maintenance needs such as plant replacement and weeding needs. Following the
spring visit the biologist will notify the owner and/or maintenance crews of necessary early growing season
maintenance. The second annual monitoring visit will contain the bulk of the site assessment and will take place in the
late summer or early fall. The late-season formal monitoring visit shall record and report the following in an annual
report submitted to the City of Renton.
1. General summary of the spring visit.
2. First-year counts of dead plants by species in the planted areas.
3. Counts of dead plants where mortality is significant in any monitoring year.
4. Estimate of native tree and shrub cover using the line intercept method along established transects in woody
vegetation planted areas.
5. Estimate of native emergent cover using the visual estimation of cover class method along established transects
in emergent vegetation planted areas.
6. Estimate of non-native, invasive weed cover using the line intercept method along established transects in woody
vegetation areas. . ,
7. In all planted areas reed canarygrass "monoculture areas" will also be uoted and field mapped. A monoculture
area is defined as a 50 square-foot patch of 100% reed canarygrass that is entirely absent of healthy native trees
or shrubs. Patches are not linear or long and narrow (e.g. 2 feet wide and 25feet long). Rather, patches are
roughly square, circular, or otherwise simply shaped polygons.
8. Notes or sketches of non-native weed problems in planted areas outside of transects.
9. Photographic documentation from fixed reference points or transect ends.
l 0. Intrusions into the planting areas, vandalism or other actions that impair the intended functions of the planted
areas.
11. Recommendations for maintenance or repair of any portion of the mitigation area.
Construction Notes and Specifications
Work Sequence
Note: specifications for items in bold can be found below under "Material Specifications and Defmitions."
Note: The Watershed Company [(425) 822-5242] personnel, or other persons qualified to evaluate environmental
restoration projects, shall monitor:
I) All site preparation
•Clearing
• Final grading
• Woody debris placement
2) Plant material inspection
• 50% plant installation inspection
• 1 OOo/o plant installation inspection
General Work Sequence
1) Mechanically, remove all Himalayan blackberry vines and vine roots from the entire area outside the graded
portion using the following methodology: ,
a. Avoiding damage to existing woody vegetation to remain and at the direction of the biologist, clear vine thickets
and individual vines and dispose of off-site.
b. Hand rake out remaining roots as necessary in areas loosened by mechanical removal.
c. Where vines are close to existing vegetation to remain, cut away vines and dig and rake out roots by hand.
2) Note: Large parts of the graded area floods during the wet weather season. Therefore, grading is to take place
only between May 15 and September 15.
3) Grade the wetland and buffer areas as shown on the grading plan. Save all woody material 2 inches in diameter
and larger for later placement.
4) Over-excavate wetland and buffer area to a depth of 18 inches below design grade.
5) Import topsoil in the wetland to a depth of 18 inches in the wetland and 18 inches in the buffer.
6) Place woody debris and saved woody material as shown on the plans or a~ directed by the biologist.
7) All plant installation is to take place during the dormant season (October 15th -March 1st), for best survival.
8) Prepare a planting pit for each plant and install per the planting details.
9) Mulch each plant with a circular wood chip mulch ring (15 yards needed), four inches thick and extending to a
distance of9 inches from the plant stem (18 inches in diameter). ,
10) Hydroseed indicated areas with the seed mix on the planting legend. Do not seed over mulch rings.
11) Install sensitive area signs along the chain link fence.
.
Material Specifications and Definitions
Wood chip mulch: "Arborist chips" (chipped woody material) approximately 1 to 3 inches in maximum dimension (not
sawdust or coarse hog fuel). This material is commonly available in large quantities from arborists or tree-pruning
companies. This material is sold as "Animal Friendly Hog Fuel" at Pacific Topsoils [(800) 884-7645]. Wood chips may
also be generated on-site by chipping woody material cleared as necessary for construction of the proposed
improvements. Mulch shall not contain appreciable quantities of garbage, plastic, metal, soil, and dimensional lumber or
construction/demolition debris. Quantity required: 15 cubic yards.
Fertilizer: Slow release, granular fertilizer such as OsmocoteTM or equal product. Most retail nurseries carry this
product. Follow manufacturer's instructions for application. Keep fertilizer in a weather-tight container while on site.
Note that fertilizer is to be applied only in years two, three, four and five and not in the first year.
Woody Debris: Salvaged from site clearing or imported. At least 5 pieces, three.must be trees with roots intact,
minimum length: 18 feet long. Two pieces must be root-wads with a minimum root spread of 5 feet. At least 3 pieces
shall be from coniferous trees. Material to be inspected and approved by biologist prior to placement.
Topsoil: 2-way topsoil mix from Cedar Grove Topsoil or equivalent. Quantity required: 324 cubic yards (buffer)+ 442
cubic yards (wetland)= 766 cubic yards.
Biologist: Watershed Company [( 425) 822-5242] personnel, or other persons qualified to evaluate environmental
restoration projects.
Maintenance
The site will be maintained for five years following completion of the construction. Note: specifications for items in
bold can be found above under "Material Specifications and Definitions."
1) Replace each plant found dead in the summer monitoring visits during the upcoming fall dormant season (October
15th to March 1st).
2) Follow the recommendations noted in the spring monitoring site visit.
3) Himalayan blackberry maintenance plan (within planted areas only):
a. Twice yearly, re-sprouting and emerging blackberry shoots are to be treated with herbicide. This treatment is to
continue each summer until blackberry shoots are no longer present in the mitigation area or until the project is
accepted as complete at the end of the monitoring/maintenance period. Follow the instruction outlined in b.,
below.
b. During the growing season only, apply herbicide to any re-sprouting blackberry shoots emerging from the
removal areas. Herbicide treatment is to be conducted only by licensed applicators.
c. Once per year, vines and thickets encroaching from outside of the planted area are to be cut back to at least 10 feet
from the planted area.
4) Reed canarygrass maintenance plan (within planted areas only):
d. Remove reed canarygrass and roots from the base of all installed plants and desirable volunteer vegetation to a
distance of 18 inches from the main plant stem. If weeding is difficult due to a thick sod layer, herbicide may be
used if approved by City of Renton. Areas around desirable plants shall be treated with herbicide only by a state
licensed applicator. Glyphosate without a surfactant (Rodeo) is approved for use in aquatic areas.
e. Identify reed canarygrass monoculture areas defined as a 50 square-foot patch of 100% reed canarygrass that is
entirely absent of healthy native trees or shrubs. Patches are not linear or long and narrow ( e.g. 2 feet wide and 25
feet long). Rather, patches are roughly square, circular, or otherwise simply shaped polygons.
f.Install trees and shrubs in monoculture areas during the dormant season. Species selection shall be based on plants
shown on this plan or as directed by the biologist.
5) General weeding for all planted areas:
g. At least twice-yearly, remove all competing weeds and weed roots from beneath each installed plant and any
desirable volunteer vegetation to a distance of 18 inches from the main plant stem. Weeding should occur at least
twice during the spring and summer. Frequent weeding will result in lower mortality and lower plant replacement
costs.
h. More frequent weeding may be necessary depending on weed conditions that development after plan installation.
i. Do not weed the area near the plant bases with string trimmer (weed whacker/weed eater). Native plants are easily
damaged or killed, and weeds easily recover after trimming.
6) Apply slow release granular fertilizer to each installed plant annually in the spring (by June l) of years two through
five. Do not fertilize plants when inundated or submerged.
7) Mulch the weeded areas beneath each plan with wood chips as necessary to maintain a 4-inch thick mulch ring and
keep down weeds.
THE
WATERSHED
COMPANY
750 Sixth Street South
Kirkland WA 98033
p 425.822.5242 f 425.827.8136
www.watershedco.com
Science & Design
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PHASE:
PRELIMINARY
NO. DATE ISSUE
1-17-07 REVIEWSET
REMARKS/NOTES:
ORIGINAL PLANS 22X34
ADJUST SCALES ACCORDINGLY
CITVOf P!=N10N
?, r::. C i::. I 11 I:. D
Jf\:l 2 2 ;·:7
BUILDINGD\\JIS101''
Project Manager: HM
Designed: MG
Drafted: MG
Checked: HM
File name:
WETLAND_ SP2.DWG
JOB NUMBER:
060920
SHEET NUMBER:
5 OF 5
\
54 '-8"
S:.'o,.'·~.:\;·>.'~~ ;
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10
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KEY NOTES
0 PAINTED PREFORMED PAN EL CROWN
0 REVEAL, TYP., SEE DTLS 2 & 3 ON
SHEET A8.1
W PREFIN. "SHOEBOx" WALL MO UNTED
LIGHTING @ OFFICE
<'.y EXTERIOR "WALL PACK" WALL MOUNTED
LIGHTING, TYP.
54'-8"
54'-8 "
5
<i) SCUPPER AND DOWNSPOUT PER DTL 7,
8 & 12/A8.1
6 CLEAR ANODIZED ALUM WINDOW SYSTEM
7 CLEAR ANO DIZED ALUM STOREFRONT SYST EM
8 PAINTED STEEL ENTRY CANOPY W/ ADJUSTABLE
TIERODS & DDWNLIGHTS
~ SECTION AL OVER HEA D DRIVE -IN DOOR
210'-0" 0
2
~I0'-0"
10 HM MANDOOR W/ STEEL FRAM E, TY P
11 PAINTED TILT -UP CONC. PANEL, TYP.
12 PANE L JOINT, TYP.
13 PAINTED TI LT-UP CO NC. PANEL W/
CORRUGATED FORMLINER
<Q}> 4'-o''x10'-0" MTL WALL MOUNTED
CANOPY
54'-8'
GENERAL NOTES
1. GLAZING TYPE IG TY P., U.O.N.
2. 1 INDICATES TIG TEMPERED INSULATED GLAZING TYP.
3. ALL GLAZING SHALL BE CERTIF IED & LABELED
W/ITS MAX U-FACTOR OF 0.90 & SOLAR HEAT GAIN
CO-EFFICIENT OF 1.0 BY AN INDEPENDANT AGENCY
LICENSED BY THE NFRC.
PAINT LEGEND a PNT-1:
• PNT-2:
PNT -3:
• PNT-4:
' * TEMPERED INSULATED GLAZ ING
0
CD ~?o .. RTH ELEVATION
~~3------------------+2-~_·-o_' -------~' ~
fi ~ I )'-----------------------1(---------~·-----------,!
I
5
54 '-8 "
5
2
8
42'-6 "
12
I ® ~,~~T ELEVATION
i cp
54'-8" --,t-·-------------------+--------
1
~'-0"
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1 0
42'-b '
112'-0"
2NOFLOOR~
I0'-0 '
"' . OOR
120'-0"
"' T.O. PANEL
I0'-0"
FIN. FLOOR
120'-0'
"' T.0. PANEL
+24 '-0 ' ~ TO. PANEL
-~
HARPER
ENGINEERING
C
t e C t S
T erm i n al Sal es Buildi n g
19.32 First Avenue ·
Su i te 408
Se ci ttl e , WA 98101
206.720.7001 phon e
206 .7 20.2 94 9 f a x
www. cr<1 fta re hitects. com
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ISSUE
Revi sion s:
She et Ti t le: ELEVATIONS
Da te: 11 /05/06
Desi gn: KMC
Drow n: MLR
Pr oj ect i~o : 941.00
Approved: KMC
Origin a l draw ing is 24" x 36"
Scal e enti ties acc ordingly if reduced
Shee t No : A4.1
MLR 2/22 /07 9tl -M l
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BU1LD1N6
LANDSCAPE SCHEMATIC PLAN
0 10' 20' 40' 81)' Fi~r ====:.i. t::.:::::I ::::::==::=======JI
SCALE: 1"=20'·0" ~~ NC)RTH
BASE MAP FROM RONI-IOVDE ARCfIITECJ;'S, TlJKWILA, WASHINGTON ~/, 'l1t
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-------------·---
.f -·-----·--·----·-; .it---,--...:......,-..~~-....__,-.;;...,_______..__..a·':.,.....' -~----·--' -----·----------
~ ' 121.61'
GLOSED TRASH
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SGllEMATIC PLA.NT MATERIAL LEGEND
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* DROUGHT TOLERANT LANDSCAPE PLANT MATERIAL
DECIDUOUS STREE T TREES· 2" cnllper, D&D nt 30' o.c.
* S1inset Red Maple/Acer rubrum "Sunset Red"
* Evergreen M11gnolia/Mag110/itr gramlijlora "D.D. ll/anc.luml'i
* Red Onk/Qtwrcu s ruhm
FLOWERING ACCENT TREES· 2" caliper
* Chantiller Flowering Penr /Pyrus c"llerym,n 11 C/111ntllter 11
* R ed Bnd/Cercis Cmuulensis
* Ka ts u ra /C erch!iph ylf 11111 ja poll ic um
CONIFER TREES w 6' height, B&D at 15' o.t,
* Western Red Cedar/Tltuja plicat"
* Hollywood Junlper!J,mip erous cltineusis "Torulosa 11
* Shore Pine/J'im,s coutorta
MEDIUM EVE RGREEN FLOWERING SHRUBS " 24" height, D&D ot 4' o.c. •
* Julia Phelps Ceanothus/Ceauot/ms "Ju/i11 Phelps"
* Strnwberry Madrone!Arbutus u11edo
* Winged Euonymus/Euo11ymus fllata "Compacfa"
* Spring Bouquet Vihul'num/Vihurmmr tilms 11Spriug JJ011q11et"
* Oregon Grape//l;/1,/,ouia aquifollum
EVERGREEN H E DGE SHRUBS -24" height, container at 3' o.c.
* Otto Luyken Laui-cl/Prmms Ja11roceras11s "Offo Luyken 11
* Helleri Chinese Holly/If ex com11fr1 "Ilelleri 11
SMALL FLOWERING SHRUBS -12" height, coulainel' at 30" o.c.
* David Vibi1rnum/Viburnum ,!trvhli/
* Anthony \Vat erer Spiraea/Spiraea x brmutfd(I "A11thony W(lferer "
PE~ENNIAL COLOR -1-gnl . cont. nt 24" oc
*
*
*
Dlue Fcscuc/Festuca ovirw "Glauc{I"
Cnndytuffllberis sempervireus
Day Lilly /Hemerocallis ustella De'Orra1 '
GROiJND COVERS, 1-gal. cont. at 36" oc
~ Hypericum/Jlypericum Clllycbmm
* Lithodora/Llt/wdorn tliff11sa
* H e ather/Erica c flrnea
ANNUAL COLOR-Assume 4" pots at 8" on center
LAWN -Sod from Country Green Trinity Supreme,
(800) 300~1763; soil prcp~rntion per uotes 1·
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----
25' WE':TL~ND BUFFER
END OF BLAGK TOP
~--·
GENERA . CONSTRUCTION NOTES
1.
2.
3.
4.
5.
6.
7.
All work 1>er ormed shall confonn to the City of Renton landscape nnd irrigntion requirements, cod es and specifications.
Owner to sec re all necessary ·pcrmlts fol' required work per Landscnpe aud Irrigation Plan. .
Locate, pro tit and avoid disruption of nil above ancl below grade utilities and site features prior to construction.
Contrnctor I responsilJle for any resulting damages during constrnctlon. Call to locate befon you dig at 1 800 424-55S5.
ciea1~. subgr de by removing all undesirable v egetation including grass es, ,yeeds, blackberries, scotch broom and poplal'
seedlings inc uding roots. Leave subgrade minimum 9 11 below paving in shrub arens and 5:1, below grade iu lawn areas.
Remov e nil d bris from site.
Provid e 111iniFum 6 11 depth 60-40 mix from Puget Sound Topsoil NO EXCEPTIONS (253) 833-0374 in all shrub beds,
Sc11rify s11bg~ade by rototilling and acid topsoil on surface. Add additimrnl topsoil as needed to contour' shrub beds including
reqtlircd 1>er ns. . . .
Provide u1h1i limn 411 depth 60-40 mix from Puget Sound Topsoil NO EXCEPTIONS (253) 833-0374 in all lawn heels.
Scarify subg ade by rototilliog and ndd topsoil on surface. Add additional topsoil as needed to contour and level lawns.
Provkle n1ini num 2" depth ffoe blend hem-fir mulch to all planting beds. Mulch from Sawdust Supply, Kent, Washington.
Fill aU plnuti tg beds and lawn areas to within 1" of top of all curbs and walks. Slope all planting beds and lawn a1·e~s to
drain:
8. Provide one 1) year warranty for all plant matel'inls and workmanship.
9. Veriff all qu mtities shown on the plant list and plans, If discfepancies ex ist between the graphic representation and the
numeric tota s, the grnphlc representation shall rule.
10. All plant ma erials to be specimen quality with full, symmetrical trunk and foliage, 1111less otherwise noted. Fertilize
plantings wit1.t "Osmacotc 17-7~12" plant granules by Scott. Install by placing nt grade level after planted. Amounts to be :
2 cups pm · trre larger than 3"cn,l., 1 cup })Cl' 2 W' -1" Clll tree, Yz cup per 5 gnl., 114 cup per 2 & 1 gal., 1/8 cup per 6" & 4"
pots. Osutac1ote to be placed at the base of plant arter the mulch lrns been installed.
11. Insure propir drainage of :111 planting holes prior to installing plant materials. If planting holes clo not clrah1 or if heavy clay
soib are c-vidcnt contnct landscape 11rchitect.
12. Coordinate ljrainage, inigation and lighting with planting 11la11.
13. Remove con1trnction debris from beds and asphalt to be remov.ed Jll from behind extruded curb.
14. Place all her 1s, rock outcrops and/or dry cr~ek beds prior to instalJation of plant material and irrigation,
15. Owner to pr vide hand water of proposed plRnt material for minimum of lwo yei\rs"to establiSh plfl1ifs and root
dcvelOjHilent · ·
\
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121.08'
FOR SUBMITTAL ONLY
NOT FOR CONSTRUCTION USE
.
Lauchlin R Bethunell
· Associates, Inc.
ASLA
LANDSCAPE ARCHITECTURE
& PLANNING, ASLA
P.O. Box 1442
Maple Val!ey,Washington 98038
pl1one:
;fax:
(425) 432-9877
(425) 432-9878
e-mail:
laooh@bethuneassoolates.com
www.bet1't1neassoolates.com
•
STATE OF
WASHINGTON
RECI$TERED
~~H!TECT
•
LAUCHLlN R BETHUNE
CERTIF'ICATE NO. 462
REVISIONS
HARPER
ENGINEERING
BUILDING
XXX EAST V ALLEYIDGHWAY
RENTON, WASIDN<JTON
D EVE LOPM E1'ff PL AMNING
C IT Y OF Rf::NTON
AUG O 4 20 06
r1ECE!VEIJ
LANDSCAPE
SCHEMATIC
DESIGN
JOB NO. #26166
SCALfl : 111 =20'-0" SHEET
DATIi: 7/24/06
DRAWN: LJL SD CIIK : LRll
COPYiUGH!' 21106
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HARPER
PORTION OF
BUILDING, RENTON,
SEC. 30, TWP 23N, RGE
ENGINEERING
THE SW/4 OF NE/4
WA
5E, W.M.
KIM 10.01
8" PVC W 8.36 IE
8" PVC N 8.36 IE
8 " PVC S 8.25 IE
INLET OF 24' SD
EXJEND 1FT 11,ROUGH
ECOLOGY BLOCK WAL L ANO
INSTALL TRASH RACK ACROSS
CULVERT INLET
AREA EXIST \\Ell.AND
TO BE FILLED AND Cw\SSIFIED
AS IIElLAND BUFFeR 2,158 SF
l 8.3'N \'-~--'------~---·-. _______ ·-_ ----".-\.. 6' cyclone fence __ .. ___ -~·-_ ____ ~
2 ' -·,..8____ ------·-;;;i"Ij:;;;.;::iiii.--------~'.J s'ss"E 452.2.l.,._...,.....,.,..,..;,..,..,~'!'7'J'"1:'
10.2'N ~
Site Benchmark
Elevation 18. 76 feet
STOR M DRAINAGE MANHOLE
UNABLE TO DIP
18.84 IE
CATCH BASIN -----.•
RIM 18.29
12" CMP E 15.43 IE
12" CMP W 15.23 IE
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169 LF B' CL 52 01 WM
FUTURE HARPER ENGIN~~.~
11,850 5.f.
'''
6ROSS llUIU,itt; AAEA
-51'.
SANITARY SEWER MANHOLE 30
57 LF e• SS SOR 35 PVC SIDEsmR
TO NEW ~ S-1.00X SITE IMPROVEMENT PLAN .............. ,.,
CONNECT TO EXISTING SS MH
W/ IN9DE DROP CONNZCTION PER
CITY OF' RENTON ST~NDARD DETNLS
IE NEW ~DE smR 11.75 B' OUT
0 "' -. --30
I
Scole 1" = 30'
60 ,
CONTOUR INTERVAL 1 FEET
Boundary and Topographic Survey by Centre
Pointe Surveying, Federal Way, WA ph
253-661-1901
VERTICAL DATUM:
North American Vertical Datum of 1988 (NAVO 88)
BENCHMARKS:
Base: Found punch in 3/8" brass plug, incosed at the intersection of East
Valley Highway and South 23rd Street, Elev 18.84ft
Site: Set PK Noli! in top bock of curb, on west side of East Valley Highway
across from site, ±22ft south of south edge of concre drive, Elevation 18. 76 ft
LEGEND
o-= STREET LIGHT
~ NEW PAVEMENT
$ SANITARY SEWER MANHOLE
@ STORM DRAIN MANHOLE
--EXTRUDED CURB II STORM DRAIN CATCHBASIN
j ,,.:, ' •.. j NEW CEMENT CONCRETE ;i,; FIRE HYDRANT
LIMITS OF
WETLAND BUFFER "'
TOP OF WALL
ELEVATION 20.00
r 5' FROM BUFFER
TO EDG.E OF PARKING
LOT
EDGE OF PARKING LOT AT
EXTRUDED CURB SEE PLAN
FOR ELEVATION
_, 1 1 --:1 11 -=I I 1=111 =:rn --1
:::,a iS ,r-rT'-~-.!Lj:~_IJ_l-r-LJ.i:[r-11 1-•-• • ~ ! .· ·; . '-.··.1:~1_:~m-1 111 T~i1
~ 8 . • :• .~ .. , )p -:·1 11 !le_, ... ' ,:,, 1~ > CD .,. ... r,.--..., , .£.l, ,
ELEV AT BASE; ::J N ·, .',, 7 _-J.L-i~
OF WALL VARIES~: .f ,'·". f ... -I_ ·• . . . L-. ., ., ' -11
MAXIMUM SLOPE AT
2H: 1V
·-.1 l_l_i_Ll-, 1-·IJJ.l1-1· 1lJ GI I j-8, .. ;;~;""', .· ;;(· 1~·1: __ l._ -I -1 --I -,i,c_ 'of. -· ,, -,vr-·--' --,.• -;,-.,.. -r.,..'.<'f,...,,.Qi_,...7J(''',,. . -·· , I::.::~ . :~i 'i--~11 I~ :~,11 12" THICKNESS DRAINFIELD ROCK BEHIND WALL
1 I 1==1 11 ==11 1~-=t 11 s ·
"" 6" CRUSHED ROCK BASE UNDER ~ WALL NOTE WALL TO BEAR ON
NATIVE SOIL EXCAVATED TO PREPARE A STABLE
AND UNYIELDING BASE
ECOLOGY BLOCK WALL TYPICAL DETAIL
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csJ c;:; ~ 25' BUFFEfE!!_R =:f-tr~~"ITT
BOUNDARY OF SENSlllVE AREA TRACT -"
WETLAND SUMMARY
AREA EXISTING WETLAND:
--,::,
"' ..,,
-,,,
8 ::,
"' 5 ~ ~
OJ ~ 5
(") -"' i
F
AREA WETLAND TO BE FILLED OR REQD
TO BE IDENTIFIED AS BUFFER:
AREA OF NEW CREA TED WETLAND:
(207%
AREA OF EXIST WETLAND TO BE
BE ENHANCED:
TOTAL NEW WETLAND (NEW + EXIST)
AREA l\'o1LIND CREATION
ANO R£J'lJ.CEMENT 4,-181 SF
....
" ~
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6,755 SF
(2,158 SF)
4,481 SF
REPLACEMENT)
4 597 SF
9,078 SF
NlEA EJ(]S11NG \\ETu\NO 6,755 SF
BEFORE PARTIAL AU. AND CREATION
.-, ,....
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CENTRE POINTE SURvtYIN
,,,.., .. ,
M RYKELS
0 30 ··-• • • .......
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CITY OF
RENTON
..
e POWER POLE A WAlER VALVE 1---1------------------1---+--t---1
• TELEPHONE RISER -,a -,.,.,.. I1 HO'l' ON'i JNca
acwa !.t!COIIDINm.Y
lanning/Building/Public Works Dept
c WATER METER EXPIRES 6/4/2007 NO. REVISION BY DATE APPR
PROJECT VICINITY MAP
~NE~T~LCA~)ESCRIPTION . *
The North Half of the North Half of the south half of the southwest quarter
of the northeast quarter of Section 30, Township 23 North, Rage 5 East,
W.M., in King County, Washington, lying west of Primary State Highway No,5,
as conveyed to the State of Washington, by deed recorded under Recording
No. 5346371, and by deed filed with the registrar under Recording No.
5349880;
EXCEPT the west 30 feet for Road know as 92nd Ave South.
SITE DATA
SITE ZONING: CA -COMMERCIAL ARTERIAL
LOT AREA: 1.76 ACRES
PROPOSED USE: 1 STORY OFFICE/LIGHT MFG
PARCEL NO.: 3023059085
SITE ADDRESS: 29XX EAST VALLEY HWY
BUILDING FOOTPRINT: 17,000 SF
NEW IMPERVIOUS AREA : 1.265 AC 71.9% OF TRACT
PARKING PROVIDED: 41 STALLS AS SHOWN (W/ 2 H/C STALLS)
NEW IMPERVIOUS AREA : APPROX 90% OF SITE 1.6 AC
TYPE OF CONSTRUCTION TYPE VB -SPRINKLED
OCCUPANCY: B OFFICE
SHEET INDEX
COVER SHEET AND CIVIL SITE PLAN C-1
STORM DRAIN PLAN AND DETAILS G2
TYPICAL SECTIONS THROUGH SITE G3
EROSION SEDIMENTATION CONTROL DETA IL S G4
RYKELS ENGINEERING GROUP, INC.
Consulting Engineers -Civil, Municipal, Subdivisions, Land Development
28301 183rd Ave SE, Kent, WA 98042 Ph 253-631-6598 Fax 253-638-1982
COVER SHEET CIVIL SITE PLAN
HARPER ENGINEERING BLDG, RENTON, WA
XXX EAST VALLEY HWY, RENTON, WA 98055
OWNE!l: HARPER ENGINEERING, 200 S TOBIN STREET, RENTON, WA 98055
PH 425-255-0414 FAX 425-228-0889
DAT11
5/1/2006
llRA.111XG N(h
004-101
A-NNNNAA
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e" PVC W 8.36 IE
8" PVC N 8.36 IE
S" PVC S 8.25 !E
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A
HARPER
PORTION OF
ENGINEERING BUILDING, RENTON, WA
5E, THE SW/4 OF NE/ 4 SEC. 30, TWP 23N, RGE W.M.
CLEARING LIMITS AT
ZIZ ZAG LINES
AFTER SD IS INSTALLED AND DITCH IS BACKFILLED
RESTORE NEIGHBOR'S PROPERTY AND INSTALL FILTER
FABRIC FIENCING ALONG PROPERTY LINE
MATCH TO EXISTING GRADE
AT !DJACENT PROPERTY
LIMITS OF WORK TO NOR MAINTAIN DRAINAGE FROM NORTH
TO BE AT EXISTING CH LINK FENCE
ALONG NORTH PROPE LINE W/
PERMISSION OF PR ERTY OWNER
AGREEMENT SIGN 6/30/2006 LIMITS OF WETLAN A"
50 LF 12" TEMP SD FROM ESC POND TO
DRAIN TO EXISTING SWALE SL;Q.50%
TO BE REMOVED PRIOR TO FINAL GRADING
IE 15.0 AT OUTLET
' \
Light st<indard
~UndorgrQund p ff:r
CONSTRUCT RIP RAP CONSTRUCTION
ENTRANCE PER DETAILS SHEET G4
ACCESS TO BE MAINTAINED AS REQU ED
DURING. SITE DEVELOPMENT
TOP OF NEW FILL
ELEVATION 20.0
/
/
/
/
/
/
/
.
'sEGIN SHALLOW SWALE
IA! IE 19.50
I.\·
fJLTER FABRIC FENCi B
0 ,.,-. . --30
I
Scale 1" = 30'
60
I
CONTOUR INTERVAL 1 FEET
Boundary and Topographic Survey by Centre
Pointe Surveying, Federal Way, WA ph
253-661-1901
VERTICAL DATUM:
,,,_/
•
North American Vertical Datum of 1988 (NAVD 88)
BENCHMARKS:
Base: Found punch In 3/8' brass plug, lncased at the intersection of East
Valley Highway ond South 23rd Street, Elev 18.84ft
Site: Set PK Nalil in top back of curb, on west side of East Valley Highway
across from site, ±22ft south of south edge of concre drive, Elevation 18.76 ft
LEGEND
~ S'fREET LIGHT
[,,;;;0,;}:j NEW PAvEMENT
--EX'fRUDED CURB
® SANITARY SEv.£R MANHOLE
ii)) STORM DRAIN MANHOLE
ii STORM DRAIN CATCHBASIN
c:=J NEW CEMENT CONCRETE ),: FIRE HYDRANT
e POv.£R POLE ~ WATER VALVF.
m TELEPHONE RISER
c WATER METER
I
•
BEGI · HALLOW SWALE
/ AT IE 1 .50
,,'::·'
-,, -----------INST~kL FILTER FABRIC FENc.flc."'"
1-0,,,.--•' .A1l00NDC6ITE TO CONTROL RUNOFF
ANO LIMIT ACCESS . . •
EROS! ON /SEDIM EN TATI ON CONTROL PLAN
THE CONTRACTOR SHALL BE REQUIRED TO WATER THE SITE, AS NECESSARY TO
REDUCE THE DUST EMISSIONS AS A RESULT OF CONSTRUCTION ACTIVITIY. THESE
ACTIONS WILL BE GOVERNED AND DIRECTED BY THE BUILDING OFFICIAL OR
DESIGNEE.
SITE DATA
CONSTRUCTION SEQUENCE SITE ZONING: CA -COMMERCIAL ARTERIAL
1. Hold the pre-construction meeting.
2. Flag or fence clearing limits.
LOT AREA: 1.76 ACRES
PROPOSED USE: M ANFACTURING
PARCEL NO.: 3023059085
3. Post a sign with the name and phone number of the ESC supervisor. SI TE ADDRESS : 29XX EAST VALLEY HWY
4. Install catch basin protection, if required. EXIST IMPERVIOUS AREA : 0.0 AC
5. Grade and install construction entrance(s).
6. Install perimeter 'protection (silt fence, brust1 barrier, etc.).
NEW IMPERVIOUS AREA : APPROX 90% OF SITE 1.6 AC
7. Construct sediment ponds and traps.
8. Grade and stabilize construction roads.
9. Construct surface water controls (interceptor dikes, pipe slope drains, etc.)
simultaneously with clearing and grading for project development.
10. Maintain erosion control measures In accordance with King County standards
and manufacturer's recommendations.
11. Relocate surface water controls or erosion control measures, or intall new
measures so that as site conditions change, th<! erosion and sediment control is
always In accordance with the King County Erosion and Sediment Control
Standards.
12. Cover all areas that will be unworked for more than seven days during the
dry season or two days during the wet season with straw, wood fiber mulch,
compost, plastic sheeting, or equivalent.
13. Stabilize all areas within seven days of reaching final grade.
14. Seed or sod any areas to remain unworked for re than 30 days.
15. Upon completion of the project, stabilize all di t ed areas and remove
BMPs is appropriate.
SHEET INDEX
COVER SHEET AND ESC/ROUGH GRADING PLAN G1
STORM DRAIN OUTFALL PLAN AND PROFILE G2
TYPICAL SECTIONS THROUGH SITE G3
EROSION SEDIMENTATION CONTROL DETAILS G4
•
i
' \
'1----,------------------t---J---J---i-'"'Jc~EN~iir~E~P~O~INIJlTE~SU~R'.'.i_!VE::i'.Yl~N """'o . """""' .......... I 30 KOIDZOlmI.J IUD 1•/lffl
t====jt====================================j=====t=====t====~i-:"f"""'~RiYK~E;bL~S ___ JLJ~~-i-~-i•5i~~'j ......
M RYKELS
1---11----------------_:__ __ (---1----l----1 -
NO. REVISION BY DATE APPR
I ORI INCH
J.T PW£ 8C'1&
11 1'IOI' O:ff'I D«.11
8CAII: J.cCOJll)flllGLY
•• ell.
..u.
\
PROJECT VICINITY MAP
(NOT TO SCALE) ~
LEGAL DESCRIPTION --.-
The North Half of the North Half of the south half of the southwest quarter
of the northeast quarter of Section 30, Township 23 North, Rage 5 East,
W.M., in King County, Washington, lying west of Primary State Highway No.5,
as conveyed to the State of Washington, by deed recorded under Recording
No. 5346371, and by deed filed with the registrar under Recording No.
5349880;
EXCEPT the west 30 feet for Road know as 92nd Ave South .
EROSION AND sgDIMENT CONTROL NOTES
1. Approval of this erosion and sedimentation control (ESC) pion does not constitute an approval
of permanent road or drainage design (e.g., size and location of roads pipes, restrictors, channels,
retention facilitiEis, utilities, etc.).
2. The Implementation of these ESC plans and the construction, maintenance, replacement, and
upgrading of thi,se ESC facilities is the responsibility of the opplicant/ESC supervisor until all
construction Is i)pproved.
3. The baundar[es of the clearing limits shown on this pion shall be clearly flagged by a continous
length of survey' tape (or fencing, if required) prior to construction. During the constructionperiod,
no disturbance beyond the clearing limits shall be permitted. The clearing limits shall be
maintained by the appllcant/ESC supervisor for the duration of construction.
4. The ESC facilities shown on this plan must be constructed prior to or in conjunction with all
clearing and so ;qs ,to ensure that the transport of sediment to surface waters , drainage systems,
and adjacent properties is minimized.
5. The ESC fadt!t.ies shown on this plan are the minimum requirements for anticipated site
conditions. Duririy _t,he.,.sonstruction period, these ESC faciHties shall be upgladed as needed for
unexpected st(?r;C-i events and modified to account for changing site conditions (e.g., additional
sump p~tnps;'\eibcation of ditches and silt fences, etc.). ,. . ' 6. The,J:SC fa0!Jities shall be inspected daily by the applicant/ESC supervisor and maintained to
ens\!;:evcontlnued proper functioning. Written records shall be kept of weekly reviews of the ESC
, //acilities during te wet season (Oct. 1 to April 30) and of monthly reviews during the dry season
cc (May 1 to Sept. ;30). · I .
7. Any areas of exposed soils, including roadway embankments, that will not be disturbed for two
days during the 'wet season or seven days during the dry season shall be immediately stabilized with
the approved Esp methods (e.g. seeding, mulching, plastic covering, etc.).
8. Any area ne~ding ESC measures that do not require immediate attention shall be addressed
within fifteen (15) days.
9. The ESC facilities on inactive sites shall be inspected and maintained a minimum of once a
month or within ,forty eight ( 48) hours fallowing a storm event.
10. At no time· shall more than one (1) foot of sediment be allowed to accumulate within a catch
basin. All catch basins and conveyance lines shall be cleaned prior to paving. The cleaning
operation shall n_ot flush sediment-laden water into the downstream system.
11. Stabilized construction entrances and roads shall be installed at the beginning of construction
and .maintained for the duration of the project. Additional measures, such as wash pads, may be
required to ensu,e that all paved areas are kept clean for the duration of the project.
12. Any perman~nt flow control facility used as a temporary settling basin shall be modified with
the necessary erpsion control measures and shall provide adequate storage capacity. If the facility
is to function ul\imately as an infiltration system, the temporary facility must be graded so that
the bottom and sides are at least three feet above the final grade of the permanent facility.
13. Where straw mulch for temporary erosion control is required, it shall be applied at a minimum
thickness of 2 tu 3 inches.
14. Prior to the beginning of the wet season (Oct.1), all disturbed areas shall be reviewed to
identify which ones can be seeded in preparation for winter rains. Disturbed areas shall be seeded
within one week of the beginning of the wet season. A sketch map of those areas to be seeded
and those areas to remain uncovered shall be submitted to the DOES inspector. The
DOES inspector can require seeding of additional areaas in order to protect surface waters, adjacent
properties, or drainage facilities.
CITY OF
RENTON
RYKELS ENGINEERING GROUP, INC.
Consulting Engineers -Civil, Municipal, Subdivisions, Land Development
28301 183rd Ave SE, Kent, WA 98042 Ph 253-631-6598 Fox 253-638-1982
EROSION/SEDIMENTATION CONTROL PLAN
.....
5/1/2006
Dti,m(Q !Jll);
lanning/Building/Public. Work:s Dept
HARPER ENGINEERING BLDG, RENTON, WA
XXX EAST VALLEY HWY, RENTON, WA 98055
OWNER: HARPER ENGINEERING, 200 S TOBIN STREET, RENTON, WA .98055
PH 425-255-0414 FAX 425-220-0889
004-101
DEVELOPMENT PU\~JNIMG
CJTY OF HENTON
AUG O It 2006
....,.G-1 ""4
A-NNNNAA
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122 -·
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/ ... ~VE f;--VERIFf---\:08'
/ rn,v" IV VVJ'{.Jlr\VV11
133 U 24" SD SPRIA .
\
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NE PROPERTY CORNER
STATION REFERENCE
STA HOOE
HARPER ENGINEERING BUILDING, RENTON,
A PORTION. OF THE SW/4 OF NE/4 SEC. 30, TWP 23N, ~GE
PLAN VIEW S RM DRAIN OUTFALL 30 LF, 'ECOLOGY BLOCK
WALL AS REQUIRED TO
MATCH GRADES AT END
OF FILLED SE CTI ON SEE
TYPICAL DETAILS G-4
•
EXISTING DITCH ALIGNMENT
TO BE FILLED AND LEVELED
ANY WORK ON ADJACENT PROPERTY
PER WRITTEN APPROVAL OF THE PROPERTY
OWNER DAITO 6/30/06
NOl : THE NEW S ORM DRAIN IS 0 BE LOCAITD
\\HI IN 11-iE APPROX MA 1E ALIGN MEN OF THE
ilJR"/\11, UI I n I\ I UJ< NtAJ< TAE FLoWLINE
\
. -
)
I -FINAL GRAD , ALONG PIPE , UGNMENT ELE A TION. THE NE STORM DRAIN !PING SHALL BS i
/!t LAI[ ON A SOLID A D UNYIELDING ASE TO PRO'vlD~
A S ABILE FOUNDA ON FOR THEN W PIPE. THE
TRE CH SHALL BE VER-EXCAVAIT AS REQUIRED
TO EMOVE UNSUIT BLE MA 1ERIAL ND REPLACE W '
I ' ACC .PT1\BLE PIPE F lUNDATION MAI RIAL.
. -------L----' ------I L~ P OF DITCH BA K
I t ~ -----BUFFER AREA .... , -~
"-· --
i
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THE EXISTING 1 /IE 14.00 AT INLET
FR •M EXISTING DI SH INSTALL -ll9IH,NEl-f1E\' fl6N . 2, TRASH RACK VER END OF
"' l / EX STING SD. RIP AP INLET TO -FLOW LINE XISTING DITCH
I Cl VERT W/ 6-8" QUARRY SPALl '/ J / 6' XB'LX12'DP
RIB SD S=0.1; 94 LF 24" D SPRIAL RIB ' D S=0.12%
• . ~ l -i I ! . H It: i*~ :.1 :1 -!!:I m·r!]1r ;lffi ~mm~1i!:',1i lj 1-. -----
I I
i~,~11•;---;;i[§l1;;c;1l1==11 mill~ 11_3 ftF~2TI-fiil~11~.ri. ·d .. mm .... ·,, rr -IIRI
1--I
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I ~B !12 TYPE II-4 I AND GRAIT H 50
WA
5E, W.M.
-
-
---
·--l B1 TYPE II 54 V/ STND FRAM CB #3 TYPE I -54
SOLID RING A D COVER RIM t.00 I E 13.86 24" Cl MM W/ STND FRA E AND GRATE 8.50
13.70 24" OUT IE 13.97 24" ;oMM
13.70 15" EX ~WEST 1 I -
l PROFILE STORM DRAINAGE BYPASS
l
1
RYKELS gNGINEERING GROUP, INC.
Consulting Enginee/s -Civil, Municipal, Subdivisions, Land Development
28301 183rd Ave sE,l Kent, WA 98042 Ph 253-631-6598 Fax 253-638-1982
l
JJ1lfflYlll, .....
f---1-------------------i---t----j---t._!C~E!!_NlR!!![E ~PO~INf!JlEI_1Sl!fUR~Vt~'r1~N~ 0 30 ~.nt."l.:..",:.,,
t====j=========================:===========j:====j=====t====~l-:A~R~YK~E;bL~S ___ _JJl"l~-~-~-~-5!!-ji! j ......
M RYKELS
l---l-------------------+--+----1----1 ....,....,
NO. REVISION BY DATE APPR --I .......
A'J' ruu. SCUii
IP NOT Ola D!ca
SCJJJ: .lCCORDDfOLY
24
22
20
18
16
14
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10
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\
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GENERAL NOTES
' ' 1. All work and materials shall be in accordance with the latest edition of the City of Renton
Standard Specifications, and WSDOT / APWA Standard Specifications, latest edition.
2. Prior to any construction activity, the contractor shall schedule and attend a
pre-con~truction conference with the City of Renton Construction Inspection Division.
3. An a/lproved plan set must be on the Job site whenever construction is in progress.
4. All site work Improvements shall be constructed in accordance with approved plans. Any
deviation from approved plans will require prior approval from the owner, engineer and
appropriate public agencies.
5. It sioll be the sole responsibility of the contractor to obtain street use and any other
related permits prior to any construction activity.
6. All locations of existing utilities shown hereon have been established by field survey or
obtained from available records and should therefore be considered approximate only and not
necessarily complete. It is the sole responsibility of the contractor to independently verify
the accuracy of all utility locations shown and to further discover and avoid any other utilities
not shown hereon which may be affected by the implementation of this plan. The contractor
shall con:tact the Underground Utilities Location Service (1-800-424-555) at least 48
hours pripr to construction. The owner or his representative and the engineer shall be
contacte!J · immediately if conflicts exist.
7. Locations of roadways, buildings and parking areas shown hereon are approximate.
Improvement and structure locations shall be field set by the surveyor /engineer as required.
8. Any ap~roved cuts of existing public roadways shall be backfilled and compacted In
accordonfl' with City of Renton Standards. All cuts into existing Gsphalt shall be along
neat, cor\ti!)uous, sawed, or wheel cut lines. A temporary cold mix patch must be placed
.,:il;rl,11\c~,dicit'lly after backfill a~.d .. compaction. This e~!sting road shall be replaced with at least
• 3'irich_es of compacted CL B asphalt concrete. 6 crushed rock surfacing top course (5/8
inch minus), as required dependent upon a soils engineer's recommendation and tests. In
.no' case shall the replacement be less than the existing section.
""~"'
l
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'··.·, __ .:··: 0 30 pt•• I ---Scale 1" = 30'
CONTOUR INTERVAL 1 FEET
60 :
·: Boundary and Topographic Survey by Centre
Pointe Surveying, Federal Way, WA ph
253-661-1901
l ·-VERTICAL DATUM:
LEGEND
...., STREET LIGHT
~ NEW PAVEMENT
EXTRUDED CURB
iI3 NEW CEMENT CONCRETE
e POYr'ER POLE
s TELEPHONE RISER
North American Vertical Datum of 1988 (NAVO 88)
BENCHMARKS:
Bose: Found punch In 3/8" brass plug, incased at the intersection of East
Valley Highway and South 23rd Street, Elev 18.84ft
olj) SANITARY SEWER MANHOLE
ill) STORM DRAIN MANHOLE
B STORM DRAIN CA TCHBASIN
'.l!( FIRE HYDRANT
M WATER VALVE
o WATER METER
Site: Set PK Nalil in top bock of curb, on west side of East Valley Highway
across from site, ±2211 south of south edge of con ere drive, Elevation 18. 76 ft
.....
CITY OF
RENTON
STORM DRAIN OUTFALL 5/1/2006
DJ.I.WINO H'Ot
le.nning/Building/Public Works Dept
I
HARPER ENGINEERING BLDG, RENTON, WA
XXX EAST VALLEY HWY, RENTON, WA 98055
OWNER: HARPER ENGINEERING, 200 S TOBIN STREET, RENTON, WA 98056
PH 425-255-0414 FAX 425-228-0889
004-101
""""G-2 "'4
A-NNNNAA
'--·-----------------------'l-...------------------------------------------------+-----------------------
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' !_ --~-~----,.,,_, -
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HARPER ENGINEERING BUILDING, RENTON,
TWP 23N, RGE A PORTION OF THE SW/4 OF NE/4 SEC. 30,
WA
5E, W.M.
::2_'.2_ -·---·f' g1R:lf:f6f:~-~~-E! .. -------------
, i
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SOUTH PROPERTY LINE
: OF TRACT
'
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.
22!
i
116
24" SD OUTFALL
SEE SHT C-2
18
16
;
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'" --··-----. ;--------· ' ··----------,---,----·-
'
SE~TION A-A THROUGH SITE UO ING BAST
! SCALE 1",i,30 FT HORIZONTAL ' 12 ,,_:
; SCALE 1\-2 FT VERTICAL
.••. I ••..•.. ------...•.•.•••.. L..-. .•.•......•... ·•·-··-..... i .... ,_ •-··-·---·--·------· • __ •. • • ... _ •• ,., .... n •.•• -.'··--···---.,-,. -· -----··-·····I
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)\-16 ' .... ·------·----·t-··---.... ·-·--------;--.. --·t------------------.. 1 ______ . ···-· ----------·--!----------------_____ 1 . -----· .. _____ -----~ -__ .. ___ -·-----··· ··----r----·--·------·-------I ----------·-------·-· ! .... ··----·--···-··-.. ··-·-·---·-: --···-· -·--__ .. ,,---r-----
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, EDGE :oF BUFFER
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I.A~AD "A' j i !:) ' l I
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·····--·· l ___ ..
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THRCDUGH $!TE LOOKING
SCALE 1 "=a30 FT HORIZONTAL -
SCALE 1 ":d2 FT VERTICAL
-. '
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i
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' I ---·~-····--->··----.-------------l_, ___ _ • -----"' ___ _\ --·-· -------···---j ·-_____________ ]_ ··-···-· .. ---------------> ----------------------' ----------··---······-·· ·····'----·· .. -···--·· ,. -·---.I .. ------···-···-· ------.... , ---••
......,..,
HOA ALTA 5 21 99
1----+------------------~---l-----1----1----l ......... A RYKELS
l)l!'fNI
M RYKELS
1----+-----------------------l-----1----1----1 Clll<!DD,
NO. REVISION BY DATE APPR
ONI DICR
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·-··-··"····--·-··-·· ----.l .......... -
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CITY OF
RENTON
lanning/Building/Public Works Dept
12
··----···-·······J
RYKELS ENGINEERING GROUP, INC.
Consulting Engineers -Civil, Municipal, Subdivisions, Land Development
28301 183rd Ave SE, Kent, WA 98042 Ph 253-631-6598 Fox 253-638-1982
TYPICAL SECTIONS THROUGH SITE
HARPER ENGINEERING BLDG, RENTON, WA
XXX EAST VALLEY HWY, RENTON, WA 98055
OWNER: HARPER ENGINEERING, 200 S TOBIN STREET, RENTON, WA 98055
PH 425-255-0414 FAX 425-226~0669
.....
5/01/2006
PJ.Gl1
IW.WDIC,HOI ·
004-101
BIIBl1' G-3 °" 4
A-NNNNAA
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CL
CL
CL
/CATCH BASIN ~GRATE
II 11111111111111
111 OVERFLOW
NOTE: THIS DETAIL IS ONLY
SCHEMATIC. ANY INSERT IS
ALLOWED THAT HAS A MIN.
0.5 C.F. OF STORAGE, THE MEANS
TO DEWATER THE STORED
SEDIMENT, AN OVERFLOW, AND
CAN BE EASILY MAINTAINED.
POROUS BOTTOM~
MAINTENANCE STANDARDS:
1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC
PROTECTION SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE
REMOVED WITH WATER, AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL
ON-SITE OR HAULED OFF-SITE.
2. ANY SEDIMENT IN THE CATCH BASIN INSERT SHALL BE REMOVED WHEN
THE SEDIMENT HAS FILLED ONE-THIRD OF THE .AVAILABLE STORAGE. THE
FILTER MEDIA FOR THE INSERT SHALL BE CLEANED AND REPLACED AT
LEAST MONTHLY.
3. REGULAR MAINTENANCE IS CRITICAL. UNLIKE MANY FORMS OF
PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL
SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY.
CATCH BASIN INSERT
STANDARD STRENGTH
FILTER FABRIC ~
[!) 1 1 1 1 II
/'°GRATE
1 1
----._CATCH BASIN---
NOTE: ONLY TO BE USED WHERE
PONDING OF WATER ABOVE THE
CATCH. BASIN WILL NOT CAUSE
TRAFFIC PROBLEMS AND WHERE
OVERFLOW WILL NOT RESULT IN
EROSION OF SLOPES.
MAINTENANCE STANDARDS:
1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION
SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE REMOVED WITH WATER,
AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ·ON-SITE OR HAULED OFF-SITE.
2. REGULAR MAINTENANCE IS CRUCIAL. UNLIKE MANY FORMS OF PROTECTION THAT
FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF
NOT MAINTAINED PROPERLY.
FILTER FABRIC INLET
PROTECTION
i-----100' MIN.-. ---1-..fl
AS PER KING COUNTY ROAD STANDARDS
DRIVEWAYS SHALL BE PAVED TO THE EDGE
Of' R-0-W PRIOR TO INSTALLATION Of' THE
CONSTRUCTION ENTRANCE TO AVOID
DAMAGING OF' THE ROADWAY
IT IS RECOMMENDED THAT THE
ENTRANCE BE CROWNED SO THAT
RUNOFF DRAINS OFF' THE PAD
STABILIZED CONSTRUCT/ON ENTRANCE
RENTON,
TWP 23N, RGE
HARPER ENGINEERING BUILDING,
A PORTION OF THE SW/ 4 OF NE/ 4 SEC. 30,
LIMITS OF
WETLAND BUFFER"'
TOP OF WALL
ELEVATION 20.00
.....l
CONCRETE CAP OVER WALL
IN AREAS WHERE WALL IS
UNDER PAVEMENT
6" CRUSHED ROCK BASE UNDER
WALL NOTE WALL TO BEAR ON
NATIVE SOIL EXCAVATED TO PREPARE A STABLE
AND UNYIELDING BASE
ECOLOGY BLOCK WALL TYPICAL DETAIL
JOINTS IN FILTER FABRIC SHALL BE SPUCED
AT POSTS, USE STAPLES, WIRE RINGS, OR
EQUIVALl!NT TO ATrACH FABRIC TO POSTS. 2"x2" BY i4 Ga. 111RE. ~ORir---c;;::::;::==-EQUIVALENT, IF STAND•"'
Sl'RE!IGTI! FABRIC USED
FILTER FABRIG •
l -~MINIMUll 4"x~~ TRENmi'/
BACK1"1LL TRENCH .,,rr6_
-\. NAT!Vll. SOIL OR 3/4"-1.5"
81 MAX.
/
POST SPACING IIAY BE INCREASED
TO 8' IF lflRE BACllNG IS USED
NOTE: l'ILTER FABRIC FENCES SHALL BE
INSTALLED ALONG CONTOUR llJIENEVJ!R POSSll3LE
11ASHED GR! VEL
2"x4 "~11000 POSTS, STEEL FENCE
POSTS, REllAll, OR EQUIVALENT
' ELEVATION ',
SILT FENCE with LINEAR TRENCH
SILT FENCE NOTES:
OI
• OI
~
a. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINOU.S ROLL CUT TO THE
LENGTH OF THE BARRIER TO SVOID USE OF ,JOINTS. WHEN JOINTS ARE
NECESSARY, FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT
POST, WITH A MINIMUM 6-INCH OVERLAP, AND BOTH ENDS SECURELY FASTENED
TO THE POST.
b. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS
(WHERE FEASABLE). THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6
FEET APART AND DRIVEN SECURELY INTO _THE GROUND (MINIMUM OF 30 INCHES).
c. A TRENCH SHALL BE EXCAVATED, ROUGHLY 8.INCHES WIDE AND 12 INCHES
DEEP, UPSLOPE AND ADJACENT TO THE WO()D POST TO ALLOW THE FILTER FABRIC
TO BE BURIED.
',
d. WHEN STANDARD STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT
FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE
1
0F THE POSTS
USING HEAVY DUTY WIRE STAPLESAT LEAST 1 INCH LONG, TIE 'WIRES, OR HOG
RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 1 4. INCHES AND
SHALL NOT EXTEND MORE THAN 36 INCHES •.ABOVE THE ORIGINAL GROUND
SURFACE.
e. THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO
THE FENCE, AND 20 INCHES OF THE FABRIC SHALL EXTEND INTO THE TRENCH.
THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL
GROUND SURFACE, FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES.
f. WHEN THE EXTRA-STRENGTH FILTER FABRIC AND CLOSER POST SPACING ARE
USED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE,
THE FILTER FABRIC IS STAPLED DIRECTLY TO THE POSTS AND ALL OTHER
PROVISIONS OF NOTE "e" APPL YING.
g. THE TRENCH SHALL BE BACKFILLED WITH 3/4 IN MINIMUM DIAMETER WASHED
GRAVEL.
h. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR
USEFUL PURPOSE, BUT NOT BEFORE THE Ul'SLOPE AREA HAS BEEN PERMAN EN TL Y
STABILIZED.
..........
HDA ALTA 5 21 99 .........
A RYKELS
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5E, W.M.
CITY OF
RENTON
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-" l'l1IL WI.I lanning/Building/Public Works Dept J1 HOT ONI IKCII
NO, REVISION BY DATE APPR .......,,, 80.WIAOCOlllllNGLY
RYKELS ENGINEERING GROUP, INC.
Consulting Engineers -Civil, Municipal, Subdivisions, Land Development
28301 183rd Ave SE, Kent, WA 98042 Ph 253-631-6598 Fax 253-638-1982
EROSION/SEDIMENTATION CONTROL DETAILS
......
5/01/2006
mu,eoor,
HARPER ENGINEERING BLDG, RENTON, WA .....
XXX EAST VALLEY HWY, RENTON, WA 98055 JIR&'IIHG HOT;
004-101
OWNER: HARPER ENGINEERING, 200 S TOBIN STREET, RENTON, WA 98055
PH 425-255-0414 FAX 425-226-0669 8IIDT, G-4 •~ 4
A-NNNNAA
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