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1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR,WA)
480
'~460
440
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PVI Sf A = 18+38.04 "
pVl gLEV = 43~,66 :
A.Q. = -9.95 .
I( = 10.B5
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!,08' VC -+-, ----,.1
LIGHTING iW1LL 8E PROVlO.f:D
TO ACHIEVE: MIN. SSD REQUIREMENT
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18+00
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19+20
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425827.2423
19+80
NO.
NE 1/4 SECTION 10,
80AD II)~ "
t
20+40
REVISIO~I
TOWNSHIP 23 N, RANGE 5 E, W.M ..
i
i
PVI STA = 21+0B.86
P VI fLEV = 452.38
. A.D. = -2.70 .
k = 14.B3
I 40' VC
12~'(MIN. SSD)
66' (SSD PROVIDED
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DATE APPR
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SURVEYED:
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DESIGNED:
NAK
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"1 :;j
'1' '1'
480·
460··
440 ...... .
NS NOTED
ONE INCH
AT FULL SCALE
If Nor ONE INCH
SCALE ACCORDINGLY
VERTICAL: NAVU 1986
HORIZONTAL: NAD 198~/1991 CITY OF
RFNTON
Planning/Building/Public Works Dept.
0
I
0 :
GRAPHIC SCALE
15 30 60 : : I
1 INCH ~ 30 FT.
HORIZONTAL
5 10 20 : : I
1 INCH = 10 FT.
VERTICAL
PIPER'S BLUFF
PRELIMINARY PLAT
ROAD PROFILE
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NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E; W.M ..
PVI'srA = 13+77.42
PVI ELEV 'i 457.39
A.D. = rl0.00
K = ''ii.30
I
\' ·480·
1
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1 ·1
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45' R.0.w. HALF WIDTH
18' PAVEMENT WIDTH
12' LANF:
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:-ORADF:
.~ .. ,,--,
12+00
Ii'
PARKING LANF:
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5' CEMENT 8' PLANTER ~ Ili 8' PLANTER 5' CEMENT .2 i-"~~;!¥-r~'!"!=~='-I 6" -6" I--'~=:'-'-=''-t~,}ff,~';g...-I . :! M-4-t CONCRF:7E l;j ~ CONCRETE ~""~>7~·8.s;~l~Q~~~l:~~~S/~D;E~WA;L;K~t~~~;;JM:.'N~·I~ (j lMIN SIDEWALK ~~~~,~; ~~~~n~;~;~·.~~~~~~~~.~~~~~/~n~·~~;~i;~~~~~~·0~2~-~n~~~-~n~.~~~;~~.~_~~;~~Tr~~Pt·~~·0~2~.~:~l~.~F~~~~~~~~~ ~ /':::':::»::'::7/
Call 2 Working Days Before You Dig
r"\
8" WA)"/
2" COMPACTED DEPTH
CLASS B ASPHALT
CONCRETE
4" MIN. COMPACTED DF:PTH
ASPHALT TREA TF:D BASE
r:
7 (-\
~ '-./ :0
~" :.<'" ;..r-/(
6" CRUSHF:D ROCK:
CA TCH BASIN & STORM
SF:WERS (TYP.)
(I)1," MIN COMPACTED DF:PTH wi %"MINUS
\ CRUSHED ROCK SURFACING BASF: COURSE
& 41'2" MIN COMPACTF:D DEPTH OF 7)1,"
MINUS CRUSHF:D SURFACING BASF: COURSE)
12" GRAVEL BASF:, CLASS "B" MAY BE
RF:OUIRF:O DEPF:NDING ON SOIL CONDITION
COMPACTED SUBGNADE, FREE OF
FINE -GRAINED ON ONGANIC SOILS
ROAD "A" SECTION
STA 10+65.69 TO 16+46.99~
NTS '\Y
DR. STRONG
CONSUL TlNG ENGINEERS
~-
I
ROAD
13+20
---:
156'(SSD fROVIDED}
155'(MIN. SSQ ADJUSTED)
I
1
13+80
2" COMPACTED DF:PTH
CLASS B ASPHALT r "\
CONCRETF:) ../
8" WA
4" MIN. COMPACTED DEPTH
ASPHALT TREA TED BASE
COMPACTED SUBGRADE, FRF:F:
FINE -GRAINED OR ORGANIC SOILS
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EXISTING
ORADE
:t:-.
14HO'
33.5' R.O. W.
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SIDEWALK
.02
CF:MEN T CDNCRF:TF:
CURB & GUTTER
'/ .. ~-CATCH BASIN & STORM
SF:WF:RS (TYP.)
6" CRUSHED ROCK:
(lW' MIN COMPACTED DF:PTH Wi %"MINUS
\ CRUSHF:D ROCK SURFACING BASF: COURSF:
& 41'2" MIN COMPACTED DEPTH OF 112"
MINUS CRUSHED SURFACING BASF: COURSF:)
12" GRAVEL BASE, CLASS "B" MAY BF:
REQUIRED DF:PF:NDING ON SOIL CONDITION
ROAD "A" SECTION
~JA 17+35.63 TO 21+20.690
AS NOTED
VERTICAL: NAVD 1988
HORIZONTAl: NAO 1983/1991
,
I
1 , .' ._, too,
I
LO~ POINT F:LF:V = ,422.10
LOW 'pOINT STA = 16+92.53
PVI STA = 16+9"(.18
PVI ELEV = 419: 02 i :
I A.D. = 26.65
K = 3.51
~ .~ ..
i :
!
16+80 77+40
Iii' ALLF:Y
480
o ;
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!
GRAPHIC SCALE
15 30 ; l
1 INCH = 30 FT.
HORIZONTAL
5 10
{ I
1 INCH = 10 FT.
VERTICAL
CA TCH BASIN & STORM
SEWERS (TYP.)
-. 02 n
6" CRUSHED ROCK:
(lW'MIN COMPACTED DEPTH WI %"MINUS
\CRUSHED ROCK SURFACING BASE COURSE
& 41'2" MIN COMPACTED DF:PTH OF 112"
MINUS CRUSHED SURFACING BASE COURSE)
.o;n.;FT .
COMPACTED DF:PTH
CLASS B ASPHALT CONCRETE
4" MIN. COMPACTED DF:PTH
ASPHALT TREATED BASE
12" GRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
~A L~L==Ec..LY--<.."A~A~N.!=t.D--!="B!..-". ~
NTS ~
60 ;
20 ;
PIPER'S BLUFF Pli'ifl Off:?OfJt
PRELIMIN ARY PLAT fl/l)g Dil/iSio~/l 06-28-12
PAGE: 1-800-424-5555 ENGINEERS PLANNERS SURVEYORS
ONE INCH
CITY OF
RENTON ROAD PROFILE AND CROSS SECTION DET.MIiH ~ _ ,",=".""...--1 '-"iJ'1 1012
Utilities Underground Location Center
(tD.MT,ND,OR,WA)
10604 NE 3811! PL, #232 KIRKLAND. WA 98033
0425.827.3063 F 425.821.2423
NO. REVISION BY DATE APPR
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
Planning/Building/Public Works Dept. 1RJ1f:.~1l _I'~'n"
w
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NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 Ep W.M ..
I-'~~'I~~ ~'~r ~T"
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'------'------'-----"------'-------'----"------'-------'---__ I~ _____ "-------'--~----'-----I_-'---__ ~
30+00 30+60 31+20 31+80 32+40 33+00 33f60
GRAPHIC SCALE
Call 2 Working Days Before You Dig
1-800-424-5555
utilities Underground Location Center
(ID,MT,ND,OR,wA)
l' om,'cv I 30' R.O. W. HALF WIDTH
~---~~-------4_~~~~--~~~--------~~
~---+---_+_+OAufi~~wnu_---------~G
2" COMPACTED DEPlN
CLASS B ASPNALT
CONCRETE
4" MIN. COMPACTED DEPTH
ASPHALT TREA TED 8ASE
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
SUBGRADE SLOPE
0.02 Fr/FT
~
t!
t;:
f~
\ \
6" CRUSHED ROCK:
SIDEWALK
CEMENT CONCRETE
CURB & GUTTER
CATCH BASIN & STORM
SEWERS SEE PLAN
(tW'MIN CDMPACTED DEPTH W/ % "MINUS
\CRUSNED ROCK SURFACING BASE COURSE
& 4'h" MIN COMPACTED DEPTH OF 1Yz"
MINUS CRUSHED SURFACING BASE COURSE)
12" GRAVEL BASE, CLASS ''8'' MAY 8E
REQUIRED DEPENDING ON SOIL CONDITION
EAST HALF OF HOQUIAM AVE NE
SECTION STA 30-+03.06 TO 33+13.420
NTS
D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
NO.
l'
NOTES.'
1. CONTRACTOR SHALL MA TeH EXISTING
PAVEMENT CROSS SECTION ON NOQUIAM
AVENUE NE, BUT SNALL NOT 8E LESS THAN
WHAT IS SHOWN.
2. HOQUIAM AVE NE REOUIRES GRIND AND
OVERLAY ACCORDING TO CITY OF RENTON
TRENCN RESTORATION AND STREET OVERLAY
REQUIREMENTS.
3. l1£ST SIDE OF ROAD WILL BE
CONSTRUCTED WITN 2% SLOPE TO EXISTING
EDGE OF PA VEMENT. WIDTH VARIES
REVISION
o
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BY
15 30 : :
1 INCH = 30 FT.
HORIZONTAL
5 10
1... .. , I
1 INCH = 10 FT.
VERTICAL
DATE APPR
60 ,
20
I
SURVEYED:
S.JS
DESIGNED:
NAK
DRAWN;
CWA
CHECKED:
W.J
APPROVED:
WJ
CATCH BASIN & STORM
SEWERS SEE PLAN
460
440
AS NOTED
ONE INCH I
AT FULL SCALE I
IF NOT ONE INCH
SCALE ACCORDINGLY
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19+80
rCUl<tJ AND GUTTER PER
DETAIL
SUBGRADE SLOPE '"
0.02 FT/FT J)
B" WA
2" COMPACTED DEPTH
CLASS B ASPHALT
CONCRETE
4" MIN. COMPACTED DEPTH
ASPflALT TREATED BASE
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21+00
-.02 FT./FT.
'", \
lB"SS
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---
2U60
6" CRUSHED ROCK:
(/JI:," MIN COMPACTED DEPTH W/ %"MINUS
\CRUSHED ROCK SURFACING BASE COURSE
& 4JI;," MIN COMPACTED DEPTH OF Ph"
MINUS CRUSNED SURFACING BASE COURSE)
12" GRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
TRACT "c" STA 20+22.01 TO 21+32.26
NTS
VERTICAL: NAVO 1 flS8
HORIZONrAl, NAD 19B3/1991 CITY OF
RENTO",!
Planning/Building/Public Works Dept.
PIPER'S BLUFF n,,'
PRELIMINARY PLA TVISIOf)
ROAD PROFILE AND CROSS SECTION DErJ{'fL& lOll
06-28-12
PAGE::
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1-800-424-5555
Utilities Underground Location Center
(iD,MT.ND,OR,wAl
0: a'
-1--
~
. PROPOSED I
rORCE MAIN \1 I
I N
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND. WA 98033
0425-827-3063 F425-8272423
PRop'Ysf8.~(4 SECTION 10,
WA7FR A1AIN
I
.,. -,::, ,'-, -
• I
TOWNSHIP 23 N,
I
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RANGE 5
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PROPOSED
FORCE M~/N , I
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I 4,500 sq.n "I
I P.P. ELEv. 457.0 I
I I L ______ ~
W.M ..
8
4.916 sq)t,
~--"""""'t~~ j
'--';--'-1
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1,25 I
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I .. F. ELEv. 450.0
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\
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t-:==+======::=============~~:=±==j~==}S;U~RV~EY~'SJ~' ~S:-____ ~SCALEI.e NO "'ED ~ DESIGNED: ~ 'I
NAK
vERlICAL: NAVD 19S8
IIORILOt;TAL: NAO 19<J3/IS91
DRAWN:
CWA
SEWER LIfT dn~~
, I EASEMENT '
SANITARY 'SEWER k"
LIFT STA T/ON; ! J
APPROX 10~20"
,,I
\ 'I
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TRACT '':.4''
STORM DRAINAGIi
13,583 sq, fi, '
,,3D,
''8. 118 sq.ft: "
F.F.£~Ev. 433.0
";"l~:
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CITY OF
RENTON
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CHECr:ED:
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I ON"c' -::'N",CH'--i
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If NOT ONE INCH
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
~IO. REVISION BY DATE APPR APPROVED:
I.W
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,NORTH
GRAPHIC SCALE
o 15 30 60
IIIIL __ : r E" ,
1 INCH = 30 FT.
DATE;
06-28-12
FIELD800K:
DRAWING NO:
SHEET~ OF: C6 9
NNNAA
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Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
{iD,MT,ND,OR,wAl
-1/' ,';ut;T
Cul \,'::]";!
O.h :,-r: t-.f !
I:"~ .. -·H:lJ,lU
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NE 1/4 SECTION 10,
EX. GRA I<I:L DRII<I:WA Y
MA TCH EX. GRADE
£L. 443.75
r~--+----l
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14 I ' ~ ~ 11 I~ 4.500 sq,ft.
I F.F. EL£V, 4 9.1 L __
I 4,500' sq,ft., I
L F.F. ELEV. 445.3" I
---.-__ J
TOWNSHIP 23 N, RANGE 5 E, W.M ..
EX GRA I<I:L DRIVEWA Y
MArCH EX. GRADE
EL. 4J"{.39
" . . ... . ....
,
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4,500 sq,ft.· I
F.F. EL/{V. 437. 0 ' -----:-__ J
END OF SIDEWALK·
MATCH EX ,GRADE
E~.422.60
32+29.10 (ALLEY "fl") .
4,946 sq. it.
F.F. £LEV. 431.0
TRACT "A"
STORM DRAINAGE
13,583 sq, ft, . '" -'-' --, ft;:-F~~~~~--';:'..c~ -_.
'\ .' f
77+00
I
. -.\" ;"~"
"6' . '" -----1-
:,', " .. -/ '.;': "
, :. ~
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL. #232 KIRKLAND, WA 98033
0425.827,3063 F425,827.2423
72+00
-~-"6>0
------"c)-I-
.~ .. ': .'. ~
13+00
~--
,
\
45~1
1
. ,'''' :.' :. . '
-'1-c----' J.l~+O
PRELIMINARY SITE VOLUME CALCULA TlONS
NOTES:
1. ALL SURPLUS SOILS SHALL BE EXPORTED TO AN APPROI<I:D
DFlOP-OFF SITE.
2. FILL NEEDED IN EXCESS OF ONSI TE SOIL SHALL BE
IMPORTED FROM AN APPROVED SOURCE AND SHALL BE
APPROVED BY GEOTECHNICAL ENGINEER,
~::+:::::::::::::==::::=::jt::±::Jt::};SU;RVEY~E5J~'~S~ ____ ~ SCALE. A<' NOTED ~ DESIGNED: f'\.;)
NAK
DRAWN:
r--+---------------------~~---I----I~--~ CHECKED~ ~~~PR~O~VE~O.~----------~
MAJ
NO. REVISION BY DATE APPR
I. ONE INCH
[-AT FULL SC.\lE
IF Nor ONE Jt-ICH
SCALE ACCORDINGLY
CUT VOLUME
(Cu. YDS.)
18,047
FILL VOLUME
(CU. YDS.)
2,536
NET VOLUME
(cu. rvS.)
-----I
15,51/ CUT
'THESE VOLUME CALCULAnONS ARE APPROXIMATE,
CONTRACTOR SHOULD USE THEIR OWN CALCULAnONS FOR
CONSTRUCTION PURPOSES.
VERTICAL: NAVD 1988
HORIZONTAL: HAD 19S;S/1991 CITY OF
RENTON
Planning/Building/Public Works Dept.
i ')" rrf!
f \.~ ,i!/1/
!b\~fJ,~!
iw 429.70
, BW 423.70
\
END' WALL
,430.00
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PIPER'S BLUFF
PRELIMINARY PLAT
CONCEPTUAL GRADING PLAN
o
1
NOR.TH
GRAPHIC SCALE
15 30 60
I : :
1 INCH = 30 FT.
06-28-12
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Call 2 Working Daye Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR,wA)
FROM SOllTH
CuLVER)
It: --4D~'Jli
'12" ~XJNC
ct J l \In ·r";
It, " •. '1-6,j DO
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L ---I,w, , i£&l'J;:i";ri'",h"lJI! , ______ J
. " .. ,. ~ ~66 ___ ~C:'-__
}J(;WE h'
j'J ~.;
);---464 ----
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10804 NE 38th PL, #232 KIRKLAND, WA 98033
0425,827,3083 F 425.827.2423
NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 £, W.M ..
" •• ~ 4 •
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I \
~==+=======:=============~===t==:J===~S~U<VEY;~E5J~' ~S~ ____ iSC"E'.", NOTED ~ DESIGNEIJ: r\.;J
NAK
DRAI'IN;
CWA ONE INCH
VERTICAL: NAVD 1988
HORIZONfAL: NftD 1~83/1S91
• •
" I
I,
CITY OF
RENTON
!
'.30
F.F. 'If LEV.
\
96" STORMALTER MANHOLE
13 ZPG CARTRIDGeS
RIM 414.67
IE IN 408.54
IE OUT 406.24
.' fN
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LO~S 27. '2~: 29 A,,!D 30
" '
',f.F. m:y. 433.0,.
\
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PIPER'S BLUFF
PRELIMINARY PLAT
DRAINAGE CONTROL PLAN I---+-----------------------i---+---'---! CHECKfDMA" ~AP~P~RO~"~O'~----------~
MA:J
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORD!NGlY
Planning/Building/Public Works Dept,
NO, REVISION BY DATE APPR
or··
\
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15 30 : L
1 INCH = 30 FT.
60
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GO
0..
NE 1/4 SECTION 10,
SDCB TYPE 1______ I
RIM = 452.62 -------
IE 18" CONC (N) = 449.97,------+-~O:
IE 18" CONC (S) = 450.42
12" CORIGA TED PLASTIC
CULVERT
IE = 462.35
SIGN "DO NOT
BLOCK DRIVEWAY"
,
12" DUCT. IRON ~
CULVERT « ,
IE = 463'12~' :::;;,/
SDCB TYPE 1 '""'""" ~
RIM = 466.02'5
IE 18" CONC (N) = 461.42 / g
IE 18" CONC (S) = 462.87 . :J:
\ ,
1\
MAILBOX-=]j~==+t=+~~f1
SIGN "NO PARKING"
12" DUCT. IRON
CULVERT
IE = 464.77
4' WIRE FNC
6" CONC. POST
• HOUSE
"\ #1166
• \ , , ,
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, ;
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S LINE N ' N8S13'15"W 631.34' . . 15 S.1/2, NE.1/4, NW.1/4, NE.1/4, SEC. 10-23-5
SURVEYOR'S NOTES
12" CONe.
CULVERT
IE = 464.96
I I
(0 j CL
IC); 0
~'I
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"
BOLLARD
9" DIA, 1.5' TALL
POWER
N-S
SF-to HOUSE
1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM RAINIER TITLE:
INSURANCE COMPANY AL TA COMMITMENT ORDER NO. 631899 DA TED MARCH 26, 2012 AS TO PARCEL
A, ALTA COMMITMENT SECOND REPORT ORDER NO. 632212 DATED APRIL 4, 2012 AS TO PARCEL B,
AND ALTA COMMITMENT ORDER NO. 632457 OATEO APRIL 4, 2012 ANO SUPPLEMENTAL COMMITMENT
NUMBER 2 DATED APRIL 23, 2012 AS TO PARCEL C. IN PREPARING THIS MAP, D.R. STRONG
CONSULTING ENGINEERS INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS DR. STRONG
CONSULTING ENGINEERS INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER
THAN THOSE SHOWN ON THE MAP. AND DISCLOSED BY REFERENCED RAINIER TITLE INSURANCE
COMPANY COMMITMENTS. D.R. STRONG CONSULTING ENGINEERS INC. HAS RELIED WHOLL Y ON RAINIER
TITLE COMPANY REPRESENT A TlONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND
THEREFOR D.R. STRONG CONSUL TlNG ENGINEERS INC. OUALIFIES THE MAP'S A CCURACY AND
COMPLETENESS TO THA T EXTENT.
2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 18,
2012. ALL SURVEY CONTROL INDICA TED AS "FOUND' WAS RECOVEREO FOR THIS PROJECT IN APRIL,
2012.
3. PROPERTY AREA = 198,4333: SQUARE FEET (4.55543: ACRES).
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A FIELD TRA VERSE SURVEY. A LEICA FIVE SECOND COMBINED ELECTRONIC TOTAL STA TlON
WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA TlONSHIPS BETWEEN THE CONTROLLING
MONUMENTA TlON AS SHOWN. CLOSURE RA TlOS OF TNE TRAVERSE MET DR EXCEEDED THOSE SPECIFIED
IN WAC 332-130-09D. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIFICA TlONS.
6. UTILITIES OTHER THAN THOSE SHOWN MA Y EXIST ON THIS SITE. ONL Y THOSE UTILITIES WITH
EVIDENCE OF THEIR INSTALLA TION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND
UTILITY LOCA TlONS SHOWN ARE APPROXIMA TE ONL Y. UNDERGROUND CONNECTIONS ARE SHOWN AS
STRAIGHT LINES BETWEEN SURFACE UTILITY LOCA TlONS BUT MA Y CONTAIN BENDS OR CURVES NOT
SHOWN. SOME UNDERGROUNO LOCA nONS SHOWN HEREON MA Y HA VE BEEN TAKEN FROM PUBLIC
RECORDS. D.R. STRONG CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS.
Cali 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR,WA)
,
LEGAL DESCRIPTION:
PARCEL A;
THE SOUTH 91.2 FEET OF THE NORTH 121.2 FEET OF -THE WESTERL Y 1/3RD OF THE NORTN HALF OF THE
NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP
23 NOR TN, RANGE 5 EAST. W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYED BY DEED RECORDED UNDER RECORDING NO. 3263478,
SITUATE IN TNE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL B;
TNE SOUTHERLY 117 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTNWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M., IN KING COUNTY,
WASfIlNGTON;
EXCEPT THE WEST 30 FEET ROAD;
TOGETHER WITH THE NORTH 15 FEET OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTNWEST
QUARTER OF THE NORTNEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M .. IN KING
COUNTY, WASHINGTON;
EXCEPT TNE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NO. 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL C;
THE NORTN HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTNEAST QUARTER
OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTHERL Y 117 FEET THEREOF;
AND EXCEPT THE SOUTHERLY 183.00 FEET OF THE NORTHERLY 213.00 FEET OF THE WESTERLY ONE-THIRD
OF SAID NORTH HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NUMBER. 3263478, RECORDS OF SAID COUNTY.
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL. #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
~IO. REVISION
LEGAL DESCRIPTION (Continued):
PARCEL D;
THE WESTERLY ONE-THIRD OF THE FOLLOWING DESCRIBED TRACT:
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST OUARTER
OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5
EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTN 117 FEET THEREOF; AND
EXCEPT THE WEST 30 FEET FOR ROAD; AND
EXCEPT THE NORTH 30 FEET FOR ROAD; ANO
THE NORTH 91.2 FEET OF THE ABOVE DESCRIBED
LEGEND:
FOUND MONUMENT AS NOTED
SET STANDARD KING COUNTY
MONUMENT WITH BRASS DISK STAMPED
"DRS 37555" IN MONUMENT CASE.
o FOUNO CORNER MONUMENT AS AS
NOTED.
" SET 5/8" X 24" REBAR WITH PLASTIC
CAP STAMPED "DRS 37555"
)( SET MAG NAIL WITH 1 1/2" ALUMINUM
WASHER STAMPED "DRS 37555
VSF VERTICAL BOARD FENCE
CLF CHAIN LINK FENCE
SURVEYED:
SJS
DESIGNED:
NAK
DRAWN;
CWA
CHECKED:
MAJ
BY DATE APPR APPROVED:
MAJ
WESTERL Y ONE-THIRD.
SCALE:
/>s NOTED
lONE INCH I
I AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
,
\
;
I
I
, , !
------'--. -------
FOUND 5/8" REBAR WITH
YELLOW PLASTIC CAP STAMPED
50" FIR "CRONES 29537", O.l'N. X
0.3'W. OF PROP. CORNER
1322.41'
UNPLATTED
FOUND 1/2" REBAR WITH
YELLOW PLASTIC CAP STAMPED
"CORE 37555", O.1'S. X O.1'E.
OF SUBDIVISION CORNER
BENCHMARK: CONC. POST INDICATOR
VERTICAL DATUM:
NA VD 88 PER CITY OF RENTON VERTICAL CONTROL
BASIS OF BEARINGS:
NOOV7'20'E ALONG THE CENTERLINE OF HOQUIAM A W:NUE N. PER REF. 1
REFERENCES:
1. THE PLAT OF BROOKEFIELD II RECORDED IN VOLUME 224 OF PLATS, PAGES 80
THROUGH 83, UNDER KING COUNTY RECOROING NUMBER 20041105000381.
2. RECORD OF SURVEY RECORDED UNDER RECORDING NUMBER 9805149004.
NOTE FOR CERTIFICATION
OF SURVEY INFORMATION
THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON
IS BASED UPON A FIELD SURVEY BY D.R. STRONG
CONSUL TlNG ENGINEERS.
NORTH
VERTICAL: NAVD 1988
HORJ20NT".L: NAD 1983/1991 CITY OF
RENT;ON
Planning/Building/Public Works Dept.
o
!
GRAPHIC SCALE
15 30 60 1! !
1 INCH = 3D FT.
PIPER'S BLUFF
PRELIMINARY PLAT
TOPOGRAPHY MAP
{!",,-
PAGE:
DRAWING NO:
SHEET: Of:
C2 9
f\INAA
1
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2! «
Z
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Ci-'-;.~1 /1
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I' '111e: 1'15
',)L! Ci> TYP(
'-';','/ !lot: 28
ji: lr~" CUN.: (f</) i;t<tl,8:
!7 CCN::: < ~J) 1~)b ~;t:
:=:'J':;:'j 'lJO N:)
'Jl ~~(';( IH{IY;"i':>\Y'
:u! \1'1 !;n
L, -->1 f J_ /
~)L,L" 1 fI'r i
b:l'.l j~{)!,.l)i."
IF lb {Y"M~ (N; fjbL<)
,I: kl' 201'H: (S'J \C:l,H7
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,( 4~;:L8'1
TEse LEGEND
I '-I
I
CONSTRUCTION LIMITS & HIGH VISIBILITY
PLASTIC CONSTRUCTION FENCE
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(lD,MT,ND,OR,WA)
TREES TO BE REMOVED
NE 1/4 SECTION TOWNSHIP 23 NI RANGE 5 ~ W.M ..
\ --',
.)UiHI
( II
" 5,169 sq.ft.,
Pu /l'tJ;
il-'::,<
s~ lO Hdlbi..
,
• I..
, , 1-r
16
4,603' .q.ft.
TREE REPLACEMENT
A"jIJJ !if·;: ,J l!~<·';,',I~,
)j' '~'~" L;,A,i(l '";'" .i U
3
4,500 sq.ft.
15
4,503 sq.ft.
20
4,591 sq.ft.
CITY REQUIREMENTS DO NOT REQUIRE A SPECIFIC mEE RETENTION PERCENTAGE.
THEREFORE, NO SIGNIFICANT mEES WILL BE RETAINED. STREET TREES WILL BE
PROVIDED ALONG HOOUIAM AVE NE, MAIN ROAD, AND PRIVA TE ACCESS TRACT "c".
NOTE:
REPLACEMENT TREES TO 8E LOCATED WITHIN LOT PERIMETERS AS PART Or NORMAL
PLAT LANDSCAPING. ACTUAL LOCA TlONS SHALL 8E OETERMINED DURING FINAL
ENGINEERING REVIEW, AND SHOWN ON LANDSCAPE PLANS.
i
.I
4,500 sq.ft.
t
,
141
4,603 sq.ft.
" , '
ii'
I
!
, !
21
4,500 sq.ft.
" ; J! ,
R. W.
" , : Il_ , ,
i
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!
13
4,603 :Jq.ft.
:' JI i ,
22
4,500 sq.ft.
CONSTRUCTION
CLEARING LIMIT
"
1
\
\~'J:n
r I {,"'';. i )1-'
12
4,603 sq.ft. , ,
23
4,500 sq.ft.
"
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l
24
4,500 sq.ft.
DR. STRONG
CONSUL TlNG ENGINEERS ,"=::~:::::::::::::::::::::::j:::t::jt::j~S;U;RV;EYicE%.J~' ~s~ ____ ~ 50"".", NOTED ~ DESIGNED, I"\W
NAK
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL. #232 KIRKLAND. WA 98033
0425.827.3063 F 425.827.2423
NO. REVISION BY
DRAWN.
DATE APPR
lONE INCH
r AT FULL SCAI.E
IF Nor ONE INCH
SCALE ACCORDINGLY
10
5,197 sq.ft.
/
/
,
\
\
25 26
4,977 sq.ft.
VERTiCAL: NAve 19!1B
HORIZONTAL: MAO 19a~/1991 CITY OF
REf\1l10N
Planning/Building/Public lWorks Dept.
___ L
-f',!j;.;G ;'\jt" I:~_:~ ~<,
~', r Y Il()I/'!' f\:'
[\!if~' ;...;1\-""': ..... W;0:~ti'~l~i::-"7l;;:;;-j,;q~::::.~------~' ~I;~f ;'t~ iii :', ~'\ k~. ~ ,
, 1
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NORTH
o :
GRAPHIC SCALE
15 30 : :
1 INCH; 30 FT.
60 ,
PIPER'S BLUFF 06-28-12
PRELIMINARY PLAT AUG
TREE CUTTING / LAND CLEARING 31 2011
ttJJlfIli' :c lfI§llf IfI {f)j
l
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. 5,169 sq.ft.
rD';' ,:~E(;'),
..
PAPCEL 0
16
4,60Y sq.ft.
ELeV. 156.1 F.i': ELEV. 457.0
l'qll'~IJ '1/:" -'!-"'I\\ HiiH,"
\) :l1~J. ,< u.") C 'C,L'
((l((!1L\r
20
4,501 sq.ft.
F.r. E:LEV, 4(13.0
:,4,603
eLev'
'" ,
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<'; " 13
cl 8; 4,603 sq.ft.
0) 8 F.F. CLeV. 452.0
V)
1;)\ 11'lrl n, '? \L ':Jll .
(LLUYtt'HJ:,;' \ \i
'-;. ')'({\},ll 'r I) 'f " ... ::,,1';
21
4,500 sq.ft.
r.F. aE:v, 461.4
(n't;'-,--T;-,,~
i" • C)
~~ ~" 22 <lOP 8 4,500 sq.ft.
V) F.F. ELEV, 460.3
'" .. Q 12
<'; ~ 4,003 sq.ft.
cl P F.r. ELEV. 150.0
"'0
5l
~; -if;. C,:f,
f "
,
PARCEL B' I
23
4,500 sq.ft.
F.r. ELeV. 459.0
11
. . 4,60J sq.ft.
. F.f. ELEV.' 149.0
,., ,'I"~
51.23'
,. ,
• <:)
TOWNSHIP 23 N$
'" '.
. ~,551 sq.ft.
F.p. ELev' 440.0
10
5, 197 sq.ft.
F.F. ELEV, 446.0
~ ~~
24 Ii ~ ~ • 25
F.F.4'~LOE°V.Sq4·5ft7.' 0 " 8 4,500 sq.ft: . ;'.
•• ~,.. V) F.r. ELEV, ~53!2)1: ')
\,
RANGE 5 E,
\ ('
d X"~~ 4
<:<~~i:'i"" ....
, 1-"
'\ \
C
, I .
• '1 ' ..
w'M ..
',;. ':j ~: ,
'.30
B, 118 sq.ft.
"F.F. ELEV., '133.0
i •
i
:'i'):, )' ,.
" , £, ,,~, ,:c
iH ryf (;v.'
(, \. )
\
'. !
\
/1~~LA":/' ~~1~t~i i
AREAS
(STREAM AND
!rEnAND)
ARf,~31;949 SF.
~,/-"
.. ..
• ,
) \
, " \
, \
I ( ',1 " ,<" ~\ ) I hid I'>""::'
~",~ b !', '1. " ,IIJI 1\' '~~;' ';.i/ '\""i i' 'I, rr~'~~~~~~~~~~LL~~~')~~1
J"p 1'\ !'I [\\ '"('i 0"\ '\ ':,'< :1, ,',)
y/' \0 ,(Ii \. d iI~~/"J\L < rr-:, (JI"' ": !?" '1
SURVEYOR'S' No'TES LEGAL DESCRIPTION: LEGAL DESCRIPTION (Continued): PROJECT CONTACTS:
I. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM RAINIER TITLE
INSURANCE COMPANY AL TA COMMITMENT ORDER NO. 631899 OA TEO MARCH 26, 2012 AS TO PARCEL
A, ALTA COMMITMENT SECOND REPORT ORDER NO. 632213 DATED APRIL 4, 2012 AS TO PARCEL B,
ALTA COMMITMENT ORDER NO. 635067 DATEO MAY 17, 2012 AS TO PARCa 0 AND FRIST AMERICAN
TITLE INSURANCE COMPANY SUBOIVlSION GUARANTEE ORDER NO. 4209-1942044 DATED AUGUST 20,
2012 AS TO PARCEL C, IN PREPARING THIS MAP, D.R. STRONG CONSULTING ENGINEERS INC. I1AS
CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS DR. STRONG CONSULTING ENGINEERS INC. AWARE
OF ANY TITLE ISSUES AFFECTING THE SURVEYEO PROPERTY OTHER THAN THOSE SHOWN ON THE MAP
AND DISCLOSED BY REFERENCEO TITLE INSURANCE COMPANY COMMITMENTS. D.R. STRONG COIISUL TING
ENGINEERS INC. I1AS RELIED WHOLL Y ON THE TITLE COMPANY REPRESENTATIONS OF THE TITLE'S
CONDITION TO PREPARE THIS SURVEY AND THEREFOR OR. STRONG CONSUL TlNG ENGINEERS INC.
QUALIFIES THE MAP'S ACCURACY ANO COMPLETENESS TO THA T EXTENT.
PARCE:L A; PARCE:L 0; APPLICANT / OWNER ................. WESTPAC DEVELOPMENT, LLC
THE SOUTH 91.2 FEET OF THE NORTH 121.2 FEET OF THE WESTERLY 1/3RD OF THE NORTH HALF OF THE THE WESTERLY ONE-THIRD OF THE FOLLOWING DESCRIBEO TRACT: , ............... .7449 W. MERCER WAY
NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER ................. MERCER ISLAND, WA 98040
23 NORTH, RANGE 5 EAST, W.M., IN I<lNG COUNTY, WASHINGTON; OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5
EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYEO BY DEEO RECORDEO UNDER RECOROING NO. 3263478,
EXCEP T THE SOUTH 117 FEET THEREOF; AND
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. EXCEPT THE WEST 30 FEET FOR ROAO; AND
EXCEPT THE NORTH 30 FEET FOR ROAD; AND
PARCEL 8: THE NORTH 91.2 FEET OF THE ABOVE DESCRIBEO WESTERLY ONE-THIRO.
THE SOUTHERL Y 117 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SE:CT/ON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M, IN KING COUNTY,
WASHINGTON;
EXCEPT THE WEST 30 FEET ROAD;
LEGEND:
FOUND MONUMENT AS NOTED
SURVEYOR / ENGINEER .............. O.R. STRONG CONSUL TlNG ENGR.
............. 10604 liE 38TH PLACE, STE. 232
............. KIRKLAND, WA. 98033
............. (425) 827-3063
VERTICAL DA TUM:
NAVD 88 PER CITY OF RENTON VERTICAL CONTROL
BASIS OF BEARINGS:
NE 12TH ST
» ;;:; l"~I:I("\JECT SITE
Z
fTl
PROJECT DA TA:
UJ
fTl
VICINITY MAP
1"-1,000'
N
'--
fTl
AJ
o
I o
'lJ r
z
fTl
TOTAL eXISTING SITE AREA: 217,369 S.F. (4.990 ACRES)
TOTAL PROJECT AREA: 217,808 S.F. (5.000 ACRES)
(INCLUDES 10,337 S.F.OF SITE FRONTAGE
IMPROVEMENTS ON HOQUIAM AVE Ne
AND EXCLUDES 9,898 S.F. OF NGPA AREA)
SITE ADDRESS: 1166 HOQUIAM AVENUE NE
RENTON, WASHINGTON
T
SE 117TH ST
UJ
fTl
NORTH
TAX PERCEL NUMBERS: 102305-9367, -9002, -9144, AND -9312
PROPOSED NUMBER OF LOTS: 30
EXISTING ZONING: R8
PROPOSED ZONING: R8
DENSITY PROPOSED/PERMITTED: 7.92 D.U,/AC
TRACT "A ": STORM DRAINAGE TRACT
13,583 S.F. (0.312 ACRES)
LAND IN SENSITIVE AREAS: NGPA TRACT "B"
9,898 S.F. (0.227 ACRES)
LANO IN PU8L1CL Y STREET: 47,719 S.F. (1.095 ACRES)
LANO IN CRITICAL AREAS" 1,949 SF (0.045 ACRES)
LAND IN CRITICAL AREA 8UFFERS: 7,949 S.F. (0.182 ACRES)
ACCESS TRACT "C": PRIVATE ACCESS FOR LOTS 27,28,29 AND 30
2,694 S.F. (0.062 ACRES)
SCHDOL DISTRICT: RENTON #403
ELECTRICITY AND NA TURAL GAS: PUGET SOUND ENERGY
WA TER DISTRICT: WATER DISTRICT 90
SEWER DISTRICT: CITY OF RENTON
TELEPHONE: CENTURYLINK
BENCHMARK:
CITY OF RENTON POINT NO. 1907, CHISELED SQUARE IN SE CORNER CONCRETE MAILBOX
BASE, WEST SIDE 142ND AVE SF:, OPPOSITE HOUSE NO. 12014 ELEAT/ON = 472.66 FEET.
NOTE FOR CERTIFICA TlON
OF SURVEY INFORMA TlON 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 18,
2012, ALL SURVEY CONTROL INDICA TEO AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN APRIL,
2012. TOGETHER WITH THE NORTH 15 FEET OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE NORTHEAST OUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M" IN KING
SET STANDARD KING COUNTY
MONUMENT WITH BRASS DISK STAMPED
"DRS 37555" IN MONUMENT CASE.
NOO'07'20"E ALONG THE CENTERLINE OF HOQUIAM A VENUE N. PER THE PLAT OF
BROOKEFIELD II, VOL. 224 OF PLATS, PAG'S, 80 -83, REC. NO. 20041105000381.
THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON
IS BASED UPON A FIELD SURVEY BY DR. STRONG
CONSUL TlNG ENGINEERS. 3. PROPERTY AREA = 217, 369± SQUARE FEET (4.9901 ± ACRES).
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A FIELD TRA VERSE SURVEY, A LEICA FIVE SECOND COMBINED ELECTRONIC TOTAL STA TlON
WAS USED TO MEASURE THE ANGULAR AND OISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING
MONUMENTA TlON AS SHOWN. CLOSURE RA TlOS OF THE TRA VERSE MET OR EXCEEDEO THOSE SPECIFIED
IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIFICA TlONS.
6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH
EVIDENCE OF THEIR INSTALLA TlON VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND
UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONL Y. UNOERGROUND CONNECTIONS ARE SHOWN AS
STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT
SHOWN. SOME UNDERGROUND LOCA TIONS SHOWN HEREON MA Y HA VE BEEN TAKEN FROM PUBLIC
RECORDS. DR. STRONG CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS.
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR,WA)
COUNTY, WASHINGTON;
EXCEPT TilE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDEO UNOER
RECORDING NO. 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL C;
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTHERLY 117 FEET THEREOF;
AND EXCEPT THE SOUTHERLY 183.00 FEET OF TNE NORTHERLY 213.00 FEET OF THE WESTERLY ONE-THIRD
OF SAID NORTH HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEEO RECORDED UNDER
RECORDING NUMBER. 3263478, RECORDS OF SAID CQUNTY.
D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL. #232 KIRKLAND. WA 98033
0425.827.3063 F 425.827.2423
~IO. REVISION
FOUND CORNER MONUMENT AS AS
NOTED.
SET 5/8" X 24" REBAR WlTN PLASTIC
CAP STAMPED "ORS 37555"
SET MAG NAIL WITH 1 1/2" ALUMINUM
WASHER STAMPED "DRS 37555
VBF VER TICAL BOARD FENCE
CLF CHAIN LINK FENCE
SURVEYED:
SJS
DESIGNED:
NAK
DRAWN:
CHECKED:
MAl
APPROVED'
MAl BY DATE APPR
AS NOTED
ONE INCH
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
SHEET INDEX:
Cl OF 9
C2 OF 9
C3 OF 9
C4 OF 9
C5 OF 9
C6 OF 9
C7 OF 9
C8 OF 9
C9 OF 9
L1 OF 1
NI OF 1
T1 OF 1
PRELIMINARY PLA T MAP
TOPOGRAPHIC MAP
TREE CUTTING, LAND CLEARING PLAN
CONCEPTUAL GRADING PLAN
ORAINAGE CONTROL PLAN
UTILITIES PLAN, GENERALIZED
ROAD PROFILE AND CROSS-SECTION DETAILS
ROAD PROFILE AND CRQSS-SECTION DETAILS
ROAD PROFILe
CONCEPTUAL LANDSCAPE PLAN
NEIGHBORHOOD DETAIL MAP
PRELIMINARY TRAFFIC CONTROL PLAN
VERTICAL: NAVD 1ge8
HORIZONTAL: NAO 196jf1991 CITY OF
RENTON
Planning/Building/Public Works Dept.
o
!
NORTH
GRAPHIC SCALE
15 30 60
; ; ;
1 INCH = 30 FT.
PIPER'S BLUFF
PRELIMINARY PLAT
PLAT PLAN
06-28-12
AUG·31 1012 PAGE:
A
------~--------~---------~--------------------------
,---,-------------
------------------------------------
,
,i
,,_ ~u"\'i.." ,
-~~ ~! -----------.. ----~ ----------__ i ;-;:'~-:'\~"~""~r;·~::i· t~.:l=c:'-='-:O:='·:~;'f~;~~-1 :~~'~'. ,: ~:: __ ... 1
o 25 50
I :::=J
SCALE: 1" = 50'
-. ":;}
r:r. 1UY. '~.,
1.0 MmGAHON CONCEPT
1.1 CRmCALAREAIMPACTS
The prolXlsed I!loject Is the developmenl o( a Illsldentlal pial Tho developmenl prolXlses avernglng o( the slandard 5O-fool
w,ffand buffur. Additiona~y, a small area 01 combined VXltlandlslream bulror \\ill be lampol1!1i1y Impadad and resloprnd 10
ladlllale cons1luDtion 01 a stonn waler oullall.
1.2 MmaArlON GOAU!
1.2.1 Ensure no netloss o( bulfer area or quality through tha Implimantation 01 buITor aVllreglng.
1.2.2 Restorn tempo"'rybuffer impacts lorslorrnwataroutroll construction.
1.3 NATIVE GROwn! PROTECTION AREA
As. condffion 01 any developmenl pelTllil.the property owner shall be requlilld to create a saparala native grO'lllh protectiOl1a",a
containing lire areas delennined 10 be walland and/or weiland buffer, Induding areas of buffer everaglng. Natil'O gf1l'Mh
protection arnas shall be eslabUshed pursuanl to RI.IC 4-3-050E4.
2.0 .c:.ONSlflUCTION SEQUENCE
2.1 PnHlou;tructlon MeeUng
A prn-<Xlnstructlon meeting voll b. held on-site prior to commenCllment 01 any grading, bJ Indude the CNiner'. biologist, the
landscape Installer, U,e O'Imerand Ihe City, The approved plansand spildlications will b, ra>ia\\.d to ensura thai all partlos
Inl'Olved understand tho Inlent 01 the ",nstructlon documents, spedfications, ,ita an";ronmenlal conslrelnls, saquences, and
Inspection rnquiremenls'
2.2 Construotlon Stal<lng
The imlls of dealing llill 00 mar~ed In tho fiald prior to C<Jmmencemenl 01 consbucllon actiloitie. to eflsulethatgradlng does not
extend Inlo the IlOrtion of the buffer to remain and thai reslornUon plantings am plaood in tire epproprlate area.
2.3 Con,truGtion Fanclng & Erosion Control
All erosion C<Jnlrol measures adjacenllo U,.limit.s 01 dealing, Indudlng silt 'endng. 11111 be Installed. Erosion conlrol lencing \\ill
lemaill around U,O critical area until dearing, grndlng and the conslructlon eilla Is stabiDzed.
2.4 In .. llallon 01 Stomwater Outfall
The oulfull wJll be over excavated and \\ill "8 brougllt back Ie grade with natil~ top soil. Only quality topsoilloryanic malenal, are
to ba used 10 anwrn aUlVival oltha resloration plantings.
2.5 StablllZJ1l1on of Millgallon Areas
All mitigation are.s dlslurbed during planllnsla[lation will be slllbHIzed per Section 3.4.2\\ith saed, mulch, or altamaUve method
as approvad by the City, end the pormilling agencies upon completion ofinslallation. Eroslon C<Jntrol fences ","I be rnsloilld and
plaoed around the Clitical area as specified.
2.6 Plant !.tatertat In.lallatlon
All plant malorial II1H be plantad by hand p6r dolall and the,e Conslructlon and Planting Notes In Sections 3.0. The Mitigalion
Plan spedfies UIO required size, sp6des, quantity, end location 01 plant mala".ls 10 belnslalled. The landseap6 Installer ","I
_oed orovar-seed all mitigation aillas dlslurtJed during the planting procass. UlXln completion olthe planffng. the ero~on
controllencingll1l1 00 resloilld and rnpalrnd. It Inslallallon or materials vary slgnificanUy lrom the MiUgalion Plan, the landseap6
In,laller","1 wbmlt a reprodudbla 'a.·builr drnlling to lI,e O'Imer.
2.7 Pennanen! Fence and Crilleal Area Sign Installation
UlXln aC<:<lplance 01 the plant material Ins lallation by the project biologist, a p6rmanent lence will belnstallad along the buffar and
Critical Ailla slgns vnll be plaC<ld on po,," oron tlra (enoe as shO\\Tl on tho Final ~lItigation Plan.
2.0 Construction Inspactlon
Upon completion 01 inslallation, the Ool1ler5 biologist ~ill conduct art Inspection to !Xlnfirm properlmplemeniation of the Mitigation
Plan. Anycorrectlons, substllutions or missing IIams \\ill ba Identified In a 'punch list'. lIems of parlicularlmporiallco 11m be soils
In pits, pit size, plant spede" plant size, muldl arnund plls, and tree sIaMf11l.
2.9 Agenoy Approval
follo\\ing aCCllplance olthe Installation at both tho project site and the mitigation sile by the O'Imer'a biologist, a leltarll1ll be
prepared to the Cily requesting approval ofth.lnsIBllation.
2.10 Monltortng Inspecllon and Repo,Ung
Tile monitoring program \\in begin in the firsl growing 5Oason (approximately one year) follolling In'lallation approval by tile City
and Ihe pom~IUng agendes. The ,ub50quan! monitoring Inspoctlons llill ba conducted In aC<Xlrdance II1Ifl the approved
Monitoring Progrum In Section 5.0.
2.11 Slit fenco Removal
Erosion C<Jntrol rencing adjacent to lhe critical area \\~I remain In place untllthe arna has been slab[llzed.
2.12 Project Completion
tl, after the final year 01 monitoring, Ihe project has Slltlsfied the objeClives and goals 01 the approved MlUgaUon Plan, the Owners
biologist \\ill prepare a letter!o the Clly and the pennilUng egendes requesting nnal approval and dosure of the miHgation plan.
3.0
3.1
CONsmUCTION ANO PLANTING NOTES
tim; PREPARATION
\.
I
'-I
:If tl\
r.r. llE\(.fS7.C "
. ""
O'Imars C<Jnlredorlliilho reSlXJfisible for ensuring Ihat this lendng remains In place during tt,e rnmalnlng construction 011110
plQjad. Tile contractorVlWulso be Illspon~blo for enwring that no nelural featuills or vagelaUon (e~sijng or pianted) are disturbed
In the protecl,d mUcal arues during consuuction o( the project and lis ameniti,s.
3.1.3 11raland,capelnslalierwUI hand glUb all waedy speeles Indudlng sootdr broom, blad<beny vari,ties, and thlsUes lIithln the
mitigation aillas where fllO",ng 11111 not oroJre prior to miUgation planting. Grubbing olll~eds,lnduding rool·stock, II1U be
cornpleted vnthoullh. u~J 01 chemicals. Weed debris vA~ ba disposed offsita.
3.1.4 Grading Rll<1ulremenl1l: A p,n;on who de.IS, grndes or oth."';se disturbs a ~Ia shal provide erosion and sediment control U"t
plev,nls, to the maximum oxl,nt practicable, th, lren'port of 50dlment from tlra ~Ia 10 dreln'ga faciities, waierre5O\lfOlS and
adjacent properties. Eroskm ,nd sediment confrols shaU be app"ed as spedfied by ti" temlXlrnry erosion and sedlm,nt confrol
moaSUllls and ]»rfolmanoo alleria and Implamentation requilllments In the Surfaoo WaterD,slgn Manual.
3.1.5 Seasonal Umllations for Clearing and Grnding: From October lsi through April 30th, which Is tha seasonal HmllaUon I"'riod,
<Haring and grading shall onty be pannitled If shO\\Tllo the S<ltis(action 01 the Director that runoff leaving the con,truction slie 111~
vlmplYll1th the erosion and sediment control_"ures and performanoe crilaria and Implemantation requirom,nts In the Surfaoe
Waler Design Manual thrnugh u combination 01 tho 10Uowing:
e. Site conditions Including I'Ogetatil'O covernge, slop6, soillype and proximity 10 _i";ng waters; and
b. Proposed Ilmlialions on actil1ties and the extenl of dlsrurbed a",as; and
c. Proposed ero~on and sedimenlatlon control measuills.
3.2 PLANT AND HABITAT MATERIALS
3.2.1 M planl materials llill "" ns speciHed In Itre plant sdIOdule. Only >igorous plants free 01 delects. diseases and InfuslaUon ern
aC<:<lplable forlnslalletion. The lendsca]» Installer \\illinsped all pianl materials prior 10 Installation to verify conlormance 01 the
malarials 111111 the plant SCiledule Induding ~zo, qualily and quantity. Any plant materials doomed unsatlsfuctory \\iU be rnjected.
3.2.2 All planl malerials 11111 colilurm to the slandards and size rnq~remenls of ANSI 160.1 'Amorican Standard for Nurs",y Stod<', All
plantmalerials 11111 be nallve 10 tlla northmst, and prelernbty the Puget Sound Region. Plent materials 11111 be propagated from
native stock; no culUval1l or hortlcl.lltllral variaties vAil be allolll'id. All plant matonals \\iU be gro\\l' from nursery stock unless
otheIVAs. approved.
32.3 All nursery gl'Olln plant ",.Ierials 11111 00 In contatneIS or balled and butlapp6d.
3.2.4 All plant malerials slored otHllle longer than tv.~ (2) ~~8ks \\ill be oryanlzod in rows end malnlalned by U,a Landseape Inslllilor at
no additional cost to the CNiner. Plan I malerials temporarily ,toilld wi! be wbjecl bJ inspection and aPPloval by the O'Im,rs
biologist prior 10 Install.iloll.
3.2.5 Ilub,titution requests must be submiHed In writing to Ihe O'Imar and approved by Ifle O\\Ilers biologist and the City In writing prior
to detil'Ory 10 sileo
32.6 JIll planl materials 11,11 ba dug, packed, trnnsponed and handled \\Ith cara to ensulll protection from Iniury. All planl malerials to be
.,Iored on Sll9 morn than 24 hours 11111 be heeled Into topso! or ,allllust. Precautional)' measures shaD "" Ia~.n to ensufO planl
Ilialerial. do not dry out belore planting. Buller planls 11111 be shaded and salurated unto time 01 [nstallatlon. Plant matenals slored
under tempornry conditlons ","I be the solo Illsponslbility 01 the Landscap6 Insllliler. Plants \\ill be prnlected al all times 10 pravent
Iha rool ball from di)1ng out belOIll, dunng, or anerplanUng.
3.3 I'LANT MATERIAL INSTAll.ATION
3.S.1 NI plantlng pils 11111 be dltlJlarll1th vartical sides andllill b. sized ]»r delan on UI. mitigation plan. The pits wiD be ruled wilh on-site
HTliinded naUve sells.
3.32 :~o fertilizers llill be used \\ithin the II~Uand. In buffe"reas only, Inslllll'Allr"onn', orll<1ual plant ferlitiwr \0 aD planting pits as
spooned by rnanulacturnr. ferlilizoIS alll allowed only b:IoW grade In the planti/)'9 pits In th. buffer areas. NQ sewage sludge
100tillzer('SreerCo' or 'Growco') Is allowed In the mitigation area.
3.3.3 All conlainerized plant matanals lIiII be remol'Od from their conlainel1l cernfulty to prnl'Ont damage to the plant and its roo~. Plants
removed from thelrcontaln.1S \\ill "" planted Immediataly. Immedlalely after Installation U,e mitigation planting area II1H be
salurat<l<l to al'Old capillarlslress.
3.3.4 All plant materiats 11111 ba placed as ,hQ\\I1 on tire apprnved mitigation plan and nagged II1th l'lgl>>islbilitl flagging. II tire final
Inslallallon varies from U,e approved mitigation plan, the landsea]» Inslaller vAil prolide the O'Imer\\;lh an 'as-bullr reproducible
tirn\\ing of the Inslalled conditions.
3.4 PLANTING SCHEDULE AND WARRANTY
3.4.1 A 1a1~lI1nler Installation SChedule (Octo""r 1,t -March 15th) Is preferred for lower moriallty rates of new plantlngs. Iflnlgation Is
rll<1ulred under Saction 4.3 durtng the ftrstyear aftor plant III~allation, Ifle plantings ","I be Imgatad vAth a lampornry automatic
Imgat~n system Ihroughout tha summer months. The automa,olmgailon syslem 1111 prolide head 10 heed ooVllrnge olU,. antile
planUf11l area. Tha auto",atlo confrollerll11 be scheduled lora minimum olflfteen (15) mlnulas a~ry day unbl full rnln. can prolide
adequate reinlailio support the plant malarial. TIle mitigation plantings \\ill be waterad t.ice a day for fifteen (15) mlnules forth.
filSlwee~. This schadule may be roodlfied lithe Clly apprnves hand-walering for the project
t.1 buller areas dlslurtJed dwlng Ins lallation 11111 be mulched or seeded lliU, mixes as spooned on the plans as ooon as grading Is
&1
PLANTING LIST
QNTY PLANT NAME SIZE SPACING BUFFER AREA SEED MIX
(NI buffer areas disturbed during const.)
25% Redtop Benlgrass
--_. --
(f) 5 Salmonberry 2ga/. as shown
Rubus spec/abi/ls
_°!!!!l\lliil'-iI1=15=_":.: __ :;J30
C'.----Agroslos alba
25% Perennial Rye
£lymus cinerus ffi 5 Evergreen Huckleberry 2 gal, as shown Vaccinium ovatum
r----~-..... ----25% IdaiJo feswe
Festuca idalicensls
25% Red Fescue (E) 5 Red Elderberry 2ga/. as shown
Sambucus racemosa Fesillca fllbra -
Ci) 5 Indian Plum 2 gal. as shown Seeding rale: 31blfOOO sq. feet
--~--------------'
Oemleria cerasiformis ------~---.---
Balled & bwlapped or
conlJ1liJJerized piantas -2 1/2' min. Mu/clJ or stnrilo
slmw for spring planting,
»pod clUps for fall
planffng.
x6' x 8' mY (Typ.)
\" (!.5' U~E?
','j.:ot"
specified.
Cut & renl<we burlap
from lop 112 of bBlI
(burlap ru bB rotrable)
\
TEMP. EROSION & SEDU,lfNTMION CONTROL NOrcS
to mE IJIf1EUf}ffAwNof THESE TESCPiA.I,5 & THECOMSffllJClxm.
WJNlE){.JJKlF. REPLKfJ'-fJff & IJPQ/WU¥J OF 7HES,; 'fFSo F).CI1..mf:S
6 mE RESPO.'JSflJll.I1 r Of THE APf'J.XWlTnrsc SlJ1!£JnIf,SOR Ullll..
AlL OOJJSmVCTlJ.lJ o}.PfIIMW.
.1 71fE TESC FAC!JT!ES s~m ON THiS PIAll JflJST BE cousmWTED
PRlJR TQOR OJ roNJUM)OON UT11IAll CiEARlMJcf GfW}'1XJ 50.1.5
TO EJI.WRE m~ T]}fE nwtSPoirT OF SEDfJ.IFJlT IV SVRFJCE WAlERS,
DIW'{(GE S'rSmJ5' .{ !W.'tCeJIT PROPERTlfS IS J,!JN!J.1lZEl].
2. THE8OW/tWi1E5 Of 1/1'; CJ.EI.Rl\UUJ.,m; 5J~mON IIIJS Pf.ANS}Hlt
BEcw.Rl.YUV/}(E!) By8tr FElK:E AAXlll TO C<»iSTRlX:JKNI. JXWNJ
THE CO,l,lSmWOOV ptR),)D, m {}JS7tfW..VC£ S£'t'O,\ff) TIlE Cl.£.lRJ'.o
WilTS SIW.l BE PERJIJIIf.l), mE ClEARLVG HUns SOOl BE J«INTM'EO
ny nlE APP1.k:ANrflESC il/JP£RVJSOR !"OR TIE DIJ.il..I rtJH OFCOmmWOON.
Midi GlMSSES It\VE [lE:COllE EBTABU'iHf1J. S4 r Fmm J.« YIN!
RaJOVED.
.( ntr TESC FACI.ITlfS $}iJIHION l1USPWIARElliE lIJIiAVU
RECWIREUElns FOR J..VTmAP£O SfT£ COJ.'OITl)NS. lX!!lJ},'Q TlfE
CCNSmVCOOV PERXJD, 1}JESf TFSCfAC4fflES 5tH!! BEf/PGRADED
AS 'HDED fOR I/},'D:FECTED $TOR.I.! EVEJI[5 .t: JJOD,-'f1EU 10 ACCOUNT
FVR CIW,r;JW SITf CiJM)roous (f.G, R£l(}(J.UXJN OF DfTCHES A 51 T
m;CfS,frc.
-~-----.---
TX.j'HOOOPOS7S. arv.OREmER
OR EQUAL .AI. ~ TE
STtElrosrs
:!,~ MAINTENANCE PROGRAM
INTRODUcnON
SECTION VlElY
FILTER fABRIC FENCl! DETAIL
WTTOSc.AJ.E
Th[s malntenanca progrnm outlines ti,e progrnm, prooedures and goals fur mitigation o( the ~~Uand and buITer Impacts at the rnrngation
site. Maintenance Is required fur the mltigallQn sile acoordlng to this program. This malntenenoe progrnm 11111 be tile rnspon~bmly 01 the
project O'Imor ~w tlmes per year tlrroughout the duration oltha monitoring I"'riod. The rnalntenanoe vAil be compleled as outlined below.
4.1 MAINTENANCE WORK SCOPE
4.1.1 The primary goals 01 the mitigation piau are to preselV. buflar areas. To acoompllsh U.ls goal, nomrallandscaplng methods must
ba modilied 10 Indude:
a. No rna'Mng or lrinllnlng or ground rover or vegelation In any paria 01 the prolected critical Billas except 10 confrol invasive 'pedes,
Including blackbell)', scotch broom, tansy rBglVOlt, reed canary grnss, etc.
b. No placeroont of lertilizers In allY p,"ts 01 the plUlected aitical aillas.
7-6'
C. No placement of bark mulch oreqLivalanlln any parts o(the proteoled altical areas exceplaround U,.lndMduar.hrubs as noled In
the planting datails or In aleas oflll'19511'0 spedes removal.
d. No placement 01 g11lSS ctipplngs, landscape deb os, fdl or omamenlal plant materials In any paltsof U.a proleded critical areas.
4.1.2 Wor!< to be induded in each site \ois;t
a. Remove alliitterinduding paper, plastic, bottles, construction debriS, yard debns, etc.
b. Rel"'ve all non{lative, Invasl ..... ",j noxious vegetation. All removal olvagolaUon Is 10 be conducted by hendllithout the use 01
pasllcides orchomlcals. All debris Is to be lemoved from slle and disposed In an approved landm!. Re'erto agency 1151 of ",xious
we<l<ls for further Information.
C. Repair ~It andlorconstruction lenong as needad.
d. Repair permanent lenclng and signuge as needed.
4.1.3 War!< to be completed on an annun! basis Indudes:
8. Replace dead or failed plant mat,,, lis. Replacemenl plantings are to be 01 same sp€des, aize and location as original plantlngs.
Plantings alll to ba Inslalled during [lia dormanl I"'riod.
4.2 MAINTENANCE SCHEDULE
The O\\Ilar ~111 conducl all Items listed In 1110 Malnlenance Wor!< Scope 11\1) times par year. Additional mr!< may be requlrnd per U,e
MonitOring Report and as approved by the City. Additional mr!< may Indud. additkmal ~~Iering, Illmoval 01 Ihe volunteervagelation,
particulany reed canal)'grass, around eacli plantad shrub and lree, Inslllilation olwood chips at each shrub and lree base, reseeding II,.
mitigation area, nrslaWng e~stlng lreas allil erosion control prolaction.
4.3 WATERING REQUIREMENTS
4.3.1 All planlsln the mitigation area shail be weterod dunng the first dl)' season (March through Seplember) aller Installation. A
tampomry InJgation syslam wi! ba IOqulr:ed If tire plents ara Installed belwean March 15 and Octaber 15 of Ihe Installallon year.
Th.lemporary Irrigation syslem may be removed aftar one year of monitonng at tho approval olthe pannitfing agendes pro~dlng
tire plantings ere establlsilOd and a"",maled to on-slle condiUons perConsllUction and Planongs Nows Sac. 4.0.
4.3.2 Irrigation 11111 continue from InitlaUolithrough October lSi, or be.l'Oen June lstand Oct. 1st furany subsequent year. Inlgation, II
required, ~~II prol1d. head 10 head 1:Ol'O"'ge fur 15 minutes per day overy day.
4.3.3 Hand watering may be approl~d by the City end othor ]»nnllting agandes 1(lI'alerl, not avallabla 10 Ihe sita. A walaring schedule
11111 bo appro~d by tho (NoIlerS biologist and Ihe CIIy, and other permltllng agencies pnor to final aC<:<lplance of the Installation.
4.4 CLOSEOUT OF THE MONITORINI, PROGRAM
Upon completion olthe monitoring program and acceptance of the bulfermltigation by the agoncies, tho malnlenance olthe projact II1U b.
reducad to Indudo rnmoval 01 fillllr end dablts, repair of perlmeler roneing and ,Ignaga, removal 01 no~ous weeds ond tmdaslmble
vegetation, and repalrolvandallzad areas.
Topso!l&
fertilize!
SHRUB PLANTING DETAIL
NOT TO SCALE
Fl.1FR FiJJRXJ Ut1FRW.
PROYlDEJ,-/'.JS WAsJ/lD GiWa
f1l..CKFLl.1N rnEWHd ON 80TH
S!TESOF flTfRFABRJ)ON
THESIJRFACE
PROffit; VIEW
JlJIES: " J,lfJrAl1AWl-/$IWl,nJllo!YJ1iJ,;
JWlVFAGWRER"SRECO.illltWtlmm"
2. POSrsSH.illBEWSTM1BJSOm~r
"J/ll Of2'EXmWAiKlVi TUSGROWt'I)
11m/A l.f1l OF2'-6' EJ!1JEDllENT,
5.1.1 Vegetation
backfillIY1n8twe IIOiI (Typ.)
Nole: IMIaI/ habilat fel1Cl.' 8ssholf1l
FENCE DETAIL
NOT TO SCAlE
-._-12'
~((\Y\I
---F-;~}c "~ s---1f :::;: ~~-~~ ~\C\
CRITICAL AREA
DO NOT DISTURB 1---
FOR MORE INFORMA TION
CONTACT YOUR CITY OR
COUNTY
--~
WETLAND SIGN DETAIL
AD tile planted malenalln the mitigation aree I~II be Inspectod during each ",mitoring visit 10 detennina the level 01 slHVlvel 01 the Installation. The
health end vigor 01 the planls end the ovarnll condition o(the mlligation areas will be noled. Heelthy, vigorous plant malenalll1ll be documented to
dalannine both ovarell success 01 tho planUngs and indl~dual spedes su",,",.. -
Yagelailon monitoring vAll be completed during each site lislt 01 aach monitoling year and \\ill be dOOJmentad in the required monlloring reports.
AdditionaUy, pIlranent photo poinls I'IiIl be e,labollshed to dOOJmant l"gelaHve reponse, and phOlos vAil be pro~ded IIm,ln tha required moniloong
relXlrts.
5.1.2 Hydrology
Hydrnlogy\\ill be monilored wea~yfrom March tllrough May lI,roughoulthe loonltoring pBlfod unUi Ilflich polnlll has baan dalenn[ned that waffand
hydrolegy ellteria hal'O boon loolln aWlroance vAth the Army Corp 01 El1filnp,ers guidance. WaUand hydrology vAil be consideilld pre"nlll
Innundation or salurntion to the surface Is pre50nt lor 12.5 p6roont oflhe 9ro'.ling season, or appro;';matly 31 con50cutiva days.
Hydrnlogyll1l1 be monilored by thelnstillaUon of hydrology ",onllonng walls. fhalocallQns of h)l1rology monitoring walls will be Indicated on a map
within the monitoring raport.
5.2 STANDARDS OF SUCCESS
5.2.1 Yolunteer native, no"lnvasive Sp6ctos will be Included as acceplabl;) C<JmlXlnents oltho mitigation succes,
5.2.2 Success 01 the miUgatiOl1wiltrln the mlllgation aillas wm be delenninrj(j by
Year 1: 100 % W!'lival or an planled shrubs and!reas
Yearn 2 -5: 80% .u!'lival 01 plantad material
5.2.3 Not I11Or. than 10% C<Jver of non-naUve [,vasiva species lIithin mitigation area durff11l any of the 5 yealS.
5.4 CONTINGENCY PLAN
A contingency plan can 00 Impl'lOOnted II necessary. Contingency plans can Include additional plant Installallon, elUsion control, and planl
substitutions Including \)TIe, .~o, and klcation. If Ihe monllortng results IndicFle 11101 any 01 ti,e par/ormanco slandards am not being mel, II may ba
n~ssary 10 Implament all or pan 01 the CIlnlingency plan. CaralUl eMntlOI!'to malnlenance Is essential to ensure that problems do not arise. Should
any part oflho ~ta lail to meat the succoss ""taria, a contingency plan I'Im bo developad and Implemented vAUllho City and p6nnitung agendas'
approval. Such plalls am prepared on a cass-by-«lSe ba~s 10 "'flect the la~ed mffigaffon characlarisHca.
SpecificC<Jndltions that could require davelopmanlol a contingency plan 1l12y In dud. but ara no! fimitBd to:
a. Fallum 01 the mitigation prnject 10 meet the alandards lor plant ,ulVltalld,ntiHed In Section 5.2 Slandards 01 SUC<:<lss.
b. Failure o(tho mitigation project 10 meellI'Jtlend hydrology Cfileria ",\hln the watland ernal;"n aleas.
ConHngencylmainlenance acti~ties maylndude, but are nol fimited 10:
a. Replacing all planls lost 10 vandalism or mortality at the and of tho 'iear1.
b. SubslituUng any plant spades llith. 15 p6fOlnl orgrnaler mOria"ty mle at U,e end Year 1 wiU, a slmilarspedes approl'Od by the City and the
pennilling egendes. Subsltuted plants 1110 ba installed In the same quantities and locations as shown on the approved Final MitigBtion Plan.
C. Tempornry Inlgation of the mitigetion area may be requ[ed as n,,,,!sal)' during dl)' weaU,er IIplant.s eppear to be too dry during any sita ~slt
01 the monitoring. Imgatlon 11111 be prolided as noted In SectI<ln 4.3 Walering Requlillments.
d. Raseedlng tho enhanC<ld slream and II~Uand buffer are .. \\ilh an approved grasa mixture as nacessary if eroslonisedimenlaHon oecul1l.
e. Ramovlng alilresh or undesirable debris from the mitigation amas os Illqulmd In ~tlon 4.0 MalnlenanCfl Program.
f. Remoling Inva~~ spadas from the mitigation amas as required In Sactlon 4.0 Malnlananca Program.
complete. If mulch slebllizatlon Is used, artloosl muldl (or approved equivalent) should be plaC<ld et a minimum depth 01 0 Inches 5.0 MONITORING PROGRAM
and must not lough the ,elns ollns!alled vagelation. IIsead slablllzation Is used, seeds must be gennlnated and a grass covar
establlshad by October 1st 11th. col'Or Is not adequalely eslabllshad by Octobar ls~ exposed solis w~1 be covared II1th approved 5.1 SAMPLING METHODOLOGY
The land'ocape Installerwillinionn the Ollnerof any discrepancies between Ifle approved consuucUon dOOImenl and erosion oonuol matarial and tha landscape Inslaller\\ill noHfy the O'Imerand Biologist in writing o( allemativa soil slabiDzation The mitigation area Will be monitored B IIrms overa five-year period. Monitoring \\in be conductedquerieny U,e firsl year and annually
oxisting wnditions altho mitigation silas prior to Initiation of any mitigation inslallatiofl wor!< maU,od u50d. thslllaUer. Monilonng will be condllcted uslno tha taohnlquas and proceduills dasaibed bolow to quantify tile iu!'lival, relative health and
3.1.1
Sewajl Wetland Con3ulting, Inc.
The Ilmlls of dearing \\ithln end adjacent to tha critical area \\ill be defined \\ith orange construction rondng. The growth of plant material as well as tho sUCOlss1u1 enhancemenl or the bull"vagetation. A monllonng raportsliaU be submi«ed fo~O'I'ng
landscape Installer \\iU be responsibla for mainlenance of this fencing unUilhe Inslallation has been aC<:<lplod by tha City, 3.4.3 The Landscape InslaUerv,1I wall1lnt all plant malerials 10 rnmaln healthy and alll'O for a penod 01 ona yeer aftarfinal e<>:eplanoe. each schedul,d monlloring lisit which vAil "osalbe and quantify Hlo slalu, ollfle mltigallon al Ulattlme.
'-__ -'a"'nd"'U,,'e"'n'-""tll~ ~_____ __ ____ The landscape Installer will ~Iaco all dead or unh_aall!:!Y.ID'lDt materials P<!r the approved plans and .,"'pe"o"'fica"""Uo"'n"'s.________________ _ _____ . ____ .. ~ __ . _____________ _
3.1.2 27641 Covinglon \'lay SE #2, Co',in'llan, I'IA 980·12 25J-859-0515 Fox 253~852--4732
---------------~ ~-------------.
Ul
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I
II <l <l <J<I L ____ . __
Job No. 12-135
Designed by QR ST.RONG
D ru \'In by: _'{,::,8 __
Cheel(od by: ___ _
Date:
SHEET
OF
AUG. 2012
W-1 -----W-1
--~--------'
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0
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0.-
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NOTES:
1, FLOOOLIGHTS SHALL BE PROVIDED 7V MARK FLAGGER STA TlDNS AT
NIGHT.
Z SIGN SEQUENCE IS THE SAME FOR BOTH OIRECTIONS OF TRAVEL
3, STEADY BURNING WARNING LIGHTS (TYPE C, MUTCD) SHOULD BE
USED TO MARK CHANNELIZING DEVISES A T NIGHT AS NEEDED,
4, THE CONTRACTOR SHALL GIVE 48 HOURS NOTICE 7V THE OWNERS
OF PRIVA TE DRIVES BEFORE INTERFERING WITH THEM
5 ACCESS FOR FIRE-FIGHTING EQUIPMENT SHALL BE PROVIDED AT ALL
TIMES, AND THE CONTRACTOR AND/OR DEVELOPER SHALL KEEP THE
LOCAL FIRE PROTECTION AUTHORITIES INFORMED A T ALL TIMES OF THE
LOCA TlON OF CONSTRUCTION OPERA TlONS AND FIRE LANES
6, THE CONTRACTOR SHALL NOTIFY THE AUTHORITIES IN CHARGE OF
ANY MUNICIPAL, PRIVATE, OR SCHOOL TRANSPORTA TlON SYSTEMS AT
LEAST ONE ~EK IN ADVANCE OF ROAD CLOSURES THA T WILL FORCE A
CHANGE IN THE REGULAR ROUTING OF THE TRANSPORTA TlON SYSTEM,
7, THE CONTRACTOR SHALL CONDUCT HIS WORK SO AS TO INTERFERE
AS LITTLE AS POSSIBLE W!TI-I PUBLIC TRA VEL AND SHALL, AT HIS OWN
EXPENSE, PROVIDE AND MAINTAIN SUITABLE BRIDGES, DETOURS, OR
OTHER TEMPORARY FACILITIES FOR THE ACCOMMODA TlON OF PUBLIC OR
PRIVATE TRA VEL, INCLUDING MAIL DELIVERY.
8, ROADWAY CROSSINGS SHALL BE MADE IN SUCH A WAY THAT NO
MORE THAN HALF OF THE ROADWAY IS CLOSED TO TRAFFIC A T ANY
TIME EXCEPT WHEN SUITABLE DETOURS OR OTHER ARRANGEMENTS AREA
AGREED TO.
9, WORK SHALL NOT BE STARTED ON ANY PUBLIC OR PRIVATE
RIGHT-OF-WAY UNTIL CLEARANCE IS GIVEN TO THE CONTRACTOR BY
THE DISTRICT. UNLESS OTHERWISE DIRECTED IN WRITING BY THE
DISTRICT, THE CONTRACTOR SHALL LIMIT HIS WORKING HOURS TO THE
GOVERNING AUTHORITIES STANDARDS,
10, NO EXCA VA TION OF FILL MA TERIAL SHALL BE STOCKPILED IN THE
RIGHT-OF-WA Y.
11. STREET S~EPERS SHALL BE EMPLOYED DAILY DURING EXCA VA TION
TO REMOVE DIRT FROM THE RIGHT-OF-WA Y.
12, HOURS OF WORK: 7 AM TO 3 P,M WEEKDA YS,
LEGEND:
a WORK AREA
75'
~I
~
)-.;,--..1.,o D J 150'
\' I
1 2
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1(1
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18 19
NE 1/4 SECTION 101
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21
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13
22
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75' ---..:~=!-.---75' ----'l~----75' ___ ~
TOWNSHIP 23 N; RANGE 5 E,
6
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23
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24 \.'
ss ---S5-____ , ss·---ss--___ :ss: ____ _ , ss--------.-·ss _____ ,
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f'~IVATEACCESS TRACT
WTS21, '2~, 29;')'YO J/}.,
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29,
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"-~T-SS ---ss-----SS,_--ff4@&-__ _
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL, #232 KIRKLAND, WA 98033
0425.821.3063 F 425,8272423
~::+::::::::::::==::::::=~=::t::::t:::}S;UR~';EY~ESJ2: ~S~ ____ ~sCM:AS NOTED I-DE5IGNED:
NAK
DRAWN:
OWA
CHECKED:
MAJ
REVISION BY DATE APPR APPROVED:
MAJ
ONE INCH
Af FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
,
VERTICAL: NAVD 198B
HORIZONTAL: NAD 1983/1991
\
CITY OF
RENTON
Planning/Building/Public Works Dept
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\ City or Renton
\ PlanninrJ DivisiON 0 R T H
\
~UG3 1 1011 a
I
PIPER'S BLUFF
PRELIMINARY PLAT
PRELIMINARY TRAFFIC CONTROL PLAN
GRAPHIC SCALE
20 40
1 I.
1 INCH; 40 FT,
80
I
06-28-12
PAGE:
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SURVEYOR'S NOTES
1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BED, EXTRACTED FROM
RAINIEr~ TITLE INSURANCE COMPANY ALTA COMMITMENT ORDER NO. 631899
DATED MARCH 26, 2012 AS TO PARCEL A, ALTA COMMITMENT SECOND REPORT
ORDER NO. 632213 DATED APRIL 4, 2012 AS TO PARCEL B, ALTA COMMITMENT
ORDER NO. 635067 DATED MAY 17, 2012 AS TO PARCEL D AND FRIST
AMERICAN TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE ORDER NO.
4209-1942044 DATED AUGUST 20, 2012 AS TO PARCEL C, IN PREPARING THIS
MAP, D.R. STRONG CONSULTING ENGINEERS INC. HAS CONDUCTED NO
INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG CONSULTING ENGINEERS INC.
AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN
THOSE SHOWN ON THE MAP AND DISCLOSED BY REFERENCED TITLE INSURANCE
COMPANY COMMITMENTS. D.R. STRONG CONSULTING ENGINEERS INC. HAS RELIED
WHOLLY ON THE TITLE COMPANY REPRESENTAfiONS OF THE TITLE'S CONDITION
TO PREPARE THIS SURVEY AND THEREFOR DR. STRONG CONSULTING ENGINEERS
INC. QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT.
2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS
EXISTING ON APRIL 18, 2012. ALL SURVEY CONTROL INDICATED AS "FOUND"
WAS RECOVERED FOR THIS PROJECT IN APRIL, 2012.
3. PROPERTY AREA = 217,369± SQUARE FEET (4.9901± ACRES).
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A FIELD TRAVERSE SURVEY. A LEICA FIVE SECOND COMBINED
ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND
DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS
SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE
SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND
EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURER'S
SPECIFICATIONS.
6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE
UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE
ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE
APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT
LINES DETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR
CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY
HAVE BEEN TAKEN FROM PUBLIC RECORDS. D.R. STRONG CONSULTING
ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC
RECORDS.
A PORTION OF NE 1/4 SECTION 10, TWP. 23 N., RGE. 5 E., W.M.
LEGAL DESCRIPTION
PARCEL Po;
THE SOUTH 91.2 FEET OF THE NORTH 121.2 FEET OF THE WESTERLY 1/3RD OF THE NORTH HALF OF THE
NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23
NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYED BY DEED RECORDED UNDER RECORDING NO. 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL B;
THE SOUTHERLY 117 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET ROAD;
TOGETHER WITH THE NORTH 15 FEET OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY,
WASHINGTON;
EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER RECORDING
NO. 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL C;
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTHERLY 117 FEET THEREOF;
AND EXCEPT THE SOUTHERLY 183.00 FEET OF THE NORTHERLY 213.00 FEET OF THE WESTERLY ONE-THIRD OF SAID
NORTH HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NUMBER. 3263478, RECORDS OF SAID COUNTY.
PARCEL 0;
THE WESTERLY ONE-THIRD OF THE FOLLOWING DESCRIBED TRACT:
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTH 117 FEET THEREOF; AND
EXCEPT THE WEST 30 FEET FOR ROAD; AND
EXCEPT THE NORTH 30 FEEr FOR ROAD; AND
THE NORTH 91.2 FEET OF THE ABOVE DESCRIBED WESTERLY ONE-THIRD.
PROJECT DATA
TOTAL EXISTING SITE AREA: 217,369 S.F. (4.990 ACRES)
TOTAL PROJECT AREA: 216,966 S.F. (4.981 ACRES)
(INCLUDES 10,337 S.F.OF SITE FRONTAGE IMPROVEMENTS ON HOQUIAM AVE NE
AND EXCLUDES 10,740 S.F. OF NGPA AREA)
SITE ADDRESS:
TAX PARCEL NUMBERS:
PROPOSED NUMBER OF LOTS:
EXISTING lONING:
PROPOSED ZONING:
DENSITY PROPOSED/PERMITTED:
TRACT "A":
LAND IN SENSITIVE AREAS:
LAND IN PUBLIC STREET:
LAND IN CRITICAL AREAS:
LAND IN CRITICAL AREA BUFFERS:
TRACT "C":
TRACT "0":
SCHOOL DISTRICT:
ELECTRICITY AND NATURAL GAS:
WATCR DISTRICT:
SEWiOR DISTRICT:
TELEPHONE:
1166 HOQUIAM AVENUE NE
RENTON, WASHINGTON
102305-9367, -9002, -9144, AND -9312
28
R8
R8
7.17 D.U./AC
STORM DRAINAGE TRACT, 20,711 S.F. (0.475 ACRES)
NGPA TRACT "B", 10,740 S.F. (0.247 ACRES)
45,557 S.F. (1.046 ACRES)
1,949 S.F. (0.045 ACRES)
7,949 S.F. (0.182 ACRES)
TREE PRESERVATION TRACT, 6,998 S.F. (0.161 ACRES)
JOINT USE DRIVEWAY & UTILITY, 1,060 S.F. (0.243 ACRES)
(SERVING LOTS 27 AND 28)
RENTON #403
PUGET SOUND ENERGY
WATER DISTRICT 90
CITY OF RENTON
CENTURYLINK
n
NE 17TH ST
SI E
NE 10TH ST
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SE 1 17TH ST
BEN(~HMARK
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VICINITY MAP
1 "=1 ,500'
OWNER/APPLICANT
CONNER HOMES
846 108TH AVENUE NE, SUITE 200
BELLEVUE, WA 98004
(425) 646-4435
CONTACT: ROD RISINGER
ENGINEER
ESM CONSULTING ENGINEERS, L.L.C.
33400 8TH AVENUE S, SUITE 205
FEDERAL WAY, WA 98003
(253) 838-6113
CONTACT: ERIC LaBRIE, A.I.C.P.
STRUCTURAL ENGINEER
KOSNIK ENGINEERING, PC
10511 19TH AVE SE
EVERETT, WA. 98208
(425) 357-9600
CONTACT: DAN KOSNIK, SE
GEOTECHNICAL ENGINEER
TERRA ASSOCIATES, INC.
12525 WILLOWS ROAD, SUITE 101
KIRKLAND, WA 98034
(425) 821-7777
CONTACT: STEVEN NEEDLES, P.E.
TRAFFIC CONSULTANT
JTE. JAKE TRAFFIC ENGINEERING, INC.
26143a1H~AVE~~W __
SEATrLE, WAc 98116-2503
(206) 762-1978
CONTACT: MARK J. JACOBS, P.E.
LANDSCAPE ARCHITECT
VARLEY VARLEY VARLEY
12743 NE 170TH LANE
WOODINVILLE, WAc 98072
(425) 466-9430
CONTACT: JEFF VARLEY
CITY OF 'RENTON POINT NO.1907, CHISELED SQUARE IN SE CORNER
CONCRETE MAILBOX BASE, WEST SIDE 142ND AVE SE, OPPOSITE HOUSE
NO.12014 ELEVATION ~ 472.66 FEET.
VERTICAL DATUM
NAVD 88 PER CITY OF RENTON VERTlCAL CONlROL
BASIS OF BEARINGS
NOO'07'20"E ALONG THE CENTERLINE OF HOQUIAM AVENUE N. PER THE PLAT OF
BROOKEFIELD II, VOL. 224 OF PLATS, PAG'S. 80 -83, REC. NO. 20041105000381.
DEVELOPEMT STANDARDS (R-8)
MINIMUM' DENSITY: 4DU/ NET AC n
MAXIMUM DENSITY: 8DU/ NET AC
MINIMUM LOT SIZE: 4,500 SF
MAXIMUM LOT WIDTH: 50' INTERIOR LOT
60' CORNER LOT
MINIMUM LOT DEPTH: 65'
SETBACKS: FRONT = 15'
SIDE = 5'
SIDE STREET ~ 15'
REAR = 20'
MAXIMUM BUILDING HEIGHT: 30'
MAXIMUM BUILDING COVER: 50% LOTS ::;: 5,000 SF
2,500 SF LOTS > 5,000 SF
MAX. IMPERVIOUS SURFACE: 75%
RECEIVED
SEP 162013
erfY Of REN1'ON
SCALE: 1" = PI§'OINGDIVISION
~ 1
30 15 o 30 60
~~ ~£L-________________________________ , ____________________________________________________________________ ------------------------------------------------------------------------------------------------------------__________________________________________________________________________________ J
REVISIONS
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JOB NO.: 258-045-013
DWG. NAME: PP-01
DESIGNED BY: FBB
DRAWN BY: CJR
CHECKED BY:
DATE: 09/10/2013
DATE OF
PRINT:
PP-01
1 OF 1 SHEETS
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----~------------------~----
NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E, w'M ..
I f------1 If----.j
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D.R. STRONG
CONSUL TlNG ENGINEERS ~=t=============~==l==t=j-;~=-__ -iSCALE'AS NOTED
ENGINEERS PLANNERS SURVEYORS
CWA
VERTICAL: NAVD 1985
HORIZONrAL: NAD 1983/1991 CITY O~
RENTON
NOTE:
FEATURES SHOWN ON THIS MAP ARE DRAWN APPROXIMATELY USING KING COUNTY IMAP THE SHADED
AREA SHOWN IS PART OF KING COUNTY.
Giy" 04 ...,
JI • nenton
Planning DiVision NORTH
AUGS 1 2012 0
!BJ re: If'.> -
1111 I£, ~ Iff 0 W'1ff II»
PIPER'S BLUFF
PRELIMINARY PLAT
NEIGHBORHOOD DETAIL MAP
:
GRAPHIC SCALE
100 200 400
1 Ie :
1 INCH = 200 FT.
06-26-12
PAGE:
II,
10604 NE 38th PL, #232 KIRKLAND. WA 98033
0425.827.3063 F 425.827.2423
lONE INCH I
AT FULL SCALE I
If NOT ONE iNCH
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
APPROVED:
MAl
NO. REVISION BY DATE APPR
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w LL :2 « LL z ::J f-
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5-PRU
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4,500 sq.fl.
I
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4,500 sq.fl. 5
4,500 sq.fl.
NE 1/4 SECTION 10, TOWNSHIP 23 NI RANGE 5 E, W.M ..
I
I
I I
I I TRACT"S"
NGPA
9,898 sq. fl.
,
'" J
'"
~==*=#"OI------CUT STAKES SO THA T STAKE DOES NOT INTRUDE INTO TREE
Pi CANOPY
~=~=~------I"X4" DOUGLAS FIR BRACE NAILED WITH 4 1-1/2" GALVANIZED I-RING SHANK NAILS
.r-----"GRO-STRAIGHT" RUBBER AND WIRE TREE TIE OR APPROVED
EQUAL. PROVIDE 2 PER TREE
~---2"x2" DOUGLAS FIR TREE STAKES.
~-3" HIGH BERM FOR WA TERING
~--BACK FILL WITH RED-OE 60/40 MIX OR APPROVED EQUAL
L ::;;;--,,~::-::-:=-=t--+-l~_
6
4,500 sq.ft.
I
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I 7 I I
I 4,500 sq.fl. L I
, ,------
I I
I I 15
I I 4,603 sq.fl. 16 I I 4,603 sq.fl. I I
17
5, 169 sq,(l.
I I
I I
I I I L ______ .J L ______ .J
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---, ,---
I
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I I 18 19 20 5, 004 sq.ft. 4,502 sq'(l. I 4,501 sq,(l. I
I I
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[-
I I
GENERAL NO TES:
1. THE CONTRACTOR SHALL YERIFY ALL DISTANCES AND DIMENSIONS IN THE FIELD AND BRING ANY
DISCREPANCIES TO THE ATTENTION OF THE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
2. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT BUILDINGS, WA TERPROOF
MEMBRANES, EXISTING CONSTRUCTION AND PLANTINGS FROM DAMAGE. ANY DAMAGE CAUSED BY THE
CONTRACTOR OR THE CONTRACTORS REPRESENTA TlVES SHALL BE REPAIRED OR REPLACED AT NO
EXTRA COST TO THE OWNER.
3. THE CONTRACTOR IS RESPONSIBLE FOR LOCA TlNG ALL ON SITE UTILITIES PRIOR TO CONSTRUCTION.
THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT ALL ON SITE UTILITIES FROM
DAMAGE. ANY DAMAGE CAUSED BY THE CONTRACTOR OR THE CONTRACTORS REPRESENTATIVES SHALL
BE REPAIRED OR REPLACE:D A T NO EXTRA COST TO THE OWNER. ALL UTILITIES SHOWN ON THE
LANDSCAPE DRAWINGS ARE FOR REFERENCE AND COORDINA TlON ONL Y.
4. THE CONTRACTOR IS TO VERIFY ALL STRUCTURAL AND PLANTING SETBACKS FROM UTILITIES,
PROPERTY LINES, STRUCTURES, LINES OF SITE, ETC. ANY DISCREPANCIES SHALL BE BROUGHT TO THE
A TTENTION OF THE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
5. THE CONTRACTOR IS RESPONSIBLE FOR ALL ROUGH AND FINE GRADING, PROVIDING POSITIVE
SURFACE DRAINAGE AWAY FROM ALL STRUCTURES.
6. ALL EARTH MOUNDS SHOWN ARE DIAGRAMMATIC AND ARE FOR REFERENCE ANO FORM. SHAPE
OF MOUNDS ARE TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT.
7. ALL SLOPES EQUAL OR GREATER THAN 2-1/2.2 SHALL HAVE JUTE MESH EROSION CONTROL
NETTING INSTALLED PER MFG. SPECIFICA TlONS. LAP MINIMUM 2' AND STAKE.
8. GRADES ARE TO BE UNIFORM AND CONSISTENT BETWEEN SPOT ELEVATIONS.
9. ALL STONES LARGER THAN 1.5' IN DIAMETER. AND ANY UNSUITABLE MATERIALS/DEBRIS
GENERATED BY SITE CONSTRUCTION SHALL BE REMOVED BY THE CONTRACTOR.
10. GRADING SHALL CONFORM TO ALL LOCAL CODES AND RE<?UlI?EMEN}'S AND ORDINANCES.
~~~~~~~~-N~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR,WA)
,-------', I I
I I 12 I
I 14 13 I
4,603 fl. I 4,603 sq.ft. 4,603 sq'(t.
I I I
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,--'---
I
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1-------1
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I 5,197 sq.ft. I
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____ .J
------
----, ,'------,
I
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I 4,500 sq,(t. 23 I 4,500 sq.ft. I 4,500 sq.ft. I I I I I I I -__ .J -__ . .J -__ .J
L ______
---'---~-.--
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24 I 25 4,500 sq.ft. I 4,500 sq.ft.
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26
4,977 sq.fl. 27
5,037 sq,fl.
8, 118 sq,(l.
28
4,586 sq,ft.
TRACT"C" I
PRIVATE ACCESS TRACT I
LOTS 27,28,29 AND 30 I
2,694 sq. fl. I
29 I
6,303 sq,fl. I
----_.J -__ J
I
I
I
GENERAL NOTES:
11. ALL ON-GRADE AREAS TO RECEIVE PLANTING SHALL BE WITHIN A TENTH OF A FOOT OF FINAL
GRADE. THE LANDSCAPE CONTRACTOR SHALL RIP AND SCARIFY THE EXISTING SOIL. ALL AREAS THA T
ARE TO RECEIVE TREE, SHRUB AND SOD PLANTING SHALL RECEIVE A MINIMUM OF 8" IMPORTED
TOPSOIL. THE IMPORTED TOPSOILS ARE TO BE RED-E TOPSOILS 60:40 MIX DR EQUAL APPROVED BY
LANDSCAPE DESIGNER. ALL AREAS RECEIVING THE HYDROSEED MIX EXCEPT WHERE TREES AND DR
SHRUBS ARE TO BE PLANTED SHALL RECEIVE A MINIMUM OF 2" OF IMPORTED SOIL. USE RED-E
TOPSOILS 60:40 MIX OR EQUAL APPROVED BY LANDSCAPE DESIGNER.
12. ALL PLANTING MATERIALS SHALL CONFORM TO TO THE MINIMUM STANDARDS SET FOURTH BY THE
AMERICAN ASSOCIA noN OF NURSERYMEN.
13. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE LANOSCAPE DURING
INSTALLA TION, UNTIL FINAL ACCEPTANCE BY THE OWNER'S REPRESENT A TlVE
14. SUBSTITUTIONS ARE STRONGLY DISCOURAGED. IF PLANT IS NOT AVAILABLE AT THE TIME OF
INSTALLA TlON, CONTACT THE LANDSCAPE DESIGNER FOR INSTRUCTION.
15. THE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL PLANTING MATERIALS AND WORKMANSHIP
FOR THE PERIOD OF ONE YEAR FROM THE TIME OF FINAL ACCEPTANCE.
16. DURING THE WARRANTY PERIOD, THE LANDSCAPE CONTRACTOR SHALL NOT BE RESPONSIBLE FOR
PLANT DEATH CAUSED BY FIRE, THEFT, UNUSUAL CLiMA TIC CONDITIONS, ACTS OF VANDALISM, OR
POOR MAINTENANCE THE LANDSCAPE DESIGNER HAS THE SOLE AUTHORITY TO DETERMINE THE CAUSE
OF DEATH.
17. TEMPORARY IRRIGATION AND OR HAND WA TERING SHALL BE INSTALLED/CONDUCTED BY THE
OWNER FOR THE PERIOD OF 2 FULL GROWING SEASONS TO ENSURE PLANT ESTABLISHMENT. DURING
THE 2 PERIOD, IRRIGA TlON SHALL BE CONDUCTED A T THE RA TE OF TWICE A WEEK MINIMUM FROM
JUNE 1ST THROUGH SEPTEMBER 15TH, AND ONCE A WEEK FROM APRIL 1ST THROUGH MAY 31ST AND
SEPTEMBER 16TH THROUGH OCTOBER 15TH. DURING PERIODS OF UNSEASONABLY HOT AND OR DRY
WEA TIlER, THE RA TE OF IRRIGA TlON SHALL BE INCREASED BY ONE TIME PER WEEK.
18. EXISTING TOPSOIL SHALL BE EVALUATED BY A QUALIFIED SOILS SCIENTIST TO ENSURE PLANTING
SUITABILITY. WHERE APPROVED BY THE LANDSCAPE DESIGNER, TOPSOIL MAYBE MADE SUITABLE BY
AMENOING WITH WELI.-ROTTED COMPOST TILLED TO A DEPTH OF 6 INCHES. USE OF PESTICIDES AND
HERBICIOES SHOULD BE AVOIDED TO MAINTAIN QUALITY OF GROUND AND SURFACE WA TERS.
..A-=-=-______ J
GENERAL NOTES:
19. UPON THE END OF THE WARRANTY PERIOD MAINTENANCE OF THE TREES IN THE INDIVIDUAL LOTS
ARE THE RESPONSIBILITY OF AND ARE TO BE MAINTAINED BY THE LOT OWNER. ANY DAMAGE
INCURRED TO THESE SAID TREES ARE THE RESPONSIBILITY OF THE INDIVIDUAL LOT OWNER AND SHALL
BE REPAIRED OR REPLACED AT THE LOT OWNERS EXPENSE
20. LOCATE NEW TREE PLANTINGS A MINIMUM OF 5' FROM ANY ADJACENT UNDERGROUND SEWER,
WA TER, GAS AND STORM LINES. CONTRACTOR IS RESPONSIBLE FOR LOCA TlNG ALL UNDERGROUND
UTILITIES PRIOR TO CONSTRUCTION, AND SHALL BRING ANY CONFLICTS TO THE A TTENTION OF THE
LANDSCAPE DESIGNER BEFORE PROCEEDING WITH ANY WORK. ALL UTILITIES SHOWN ARE FOR
REFERENCE PURPOSES ONL Y.
21. MAINTAIN A MINIMUM OF 3 FEET CLEAR AROUND ANY HYDRANTS OR FIRE APPARA TVS.
22. ALL PLANTING AREAS EXCEPT LAWN SHALL RECEIVE A 2" LAYER OF FIR FIBER MULCH (SHREADED
BARK). SUBMIT A SAMPLE OF PRODUCT TO THE LANDSCAPE DESIGNER PRIOR TO APPROVAL.
REPLACEMENT TREES:
REPLACEMENT TREES REQUIRED: 184
REPLACEMENT TREES PROVIDED: 185
PLANT PALETTE
TREES
KEY OT. NICAL NAME OMMON NA E I SIZE
C CMI 19 cer c e Hed e Ma Ie
FR LA 6 Fraxinus otifolia OreGon Ash
PRU SA 58 Prunus sar e t'l Columnaris Sor en t Cherr py, CAL 48 P us caller 'Dna chan !cleer 'hanticleer Pear
TflU PLI 54
HR BS
I!JJ!J!:LJ2!IQQta estern ed Cedar
1J:'l:1Q.f1:!d I 62 ---.JPhotinia x {rased Pha i I I 24
OMMENTS;
3 Cali er Min.
3 Co" er Min.
J Cal er in.
3 C I er A in.
3 Cal! er MIn.
3 4 o:c.
DR. STRONG
CONSUL TlNG ENGINEERS ~==========+=~~~~ SCALE:
J>.S NOTED
VERTICAL: tlAVO 1 gila
HORIZONTAL: HAD 19-8Jj1991 CITY. OF
REf\ITON ENGINEERS PLANNERS SURVEYORS DRAWN:
ONE INCrt I
!!f'---ROOTBALL WITH ALL NURSERY AND TRANSPORTATION
rnI'lfl'l"'m CONTAINERS REMOVED. INSTALL ROOTBALL I" HIGHER THAN
FINISH GRAOE.
'---WA TER SETTLED NA TIVE SOIL
TREE STAKING DIAGRAM
NOT TO SCALE
FACILITY FENCE ON TOP OF WALL (SEE CIVIL DRAWINGS)----'0r-T't-rtJ7"M
DETENTION FACILITY WALL -----=~~J.../''--'1
TREE (SEE PLANTING PLAN FOR SPECIES) ---,
BACKFILL WALL @ 2: 1 MAX SLOPE (SEE CIVIL DRAWINGS)
LANDSCAPE WEST OF DETENTION FACILITY
NOT TO SCALE
NORTH
GRAPHIC SCALE
o 15 30
I M J
1 INCH = 30 FT.
PIPER'S BLUFF
PRELIMINARY PLAT
CONCEPTUAL LANDSCAPE PLAN
60
rl
10604 NE 38th PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
Planning/Building/Public i Works Dept.
NO. REVISIO~I BY DATE APPR
A
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17
5,169 sqJt,
F.F. ELEV. 458,5
). tH I], "":T (:i
:'\1'11!>
i V·-j -~"rr' ''-24,50'
-_._-,'
PARCEL 0
16
4,603 'Iq,(t,
F.F. ELEV. 156.4
,!.i' "t, i lJ
19
4.502 sqJt,
F.F. ELEV. 46~.6: !
" ",;f ,.,
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3
4,500 sqJI.
F,F. [LEV. 451,0
2; Fl 15
c; ~ 4,603
'" Q F.F,
51
20
4,501 sqJt
F.F. ELEV. 4fj2.6
I, ALL TITLE INFORMA TlON SHOWN ON THIS MAP liAS BEEN EXTRACTED FROM RAINIER TITLE
INSURANCE COMPANY ALTA COMMITMENT OROER NO. 631899 DA TED MARCH 26, 2012 AS TO PARCEL
A, ALTA COMMITMENT SECOND REPORT ORDER NO. 632213 DAlED APRIL 4, 2012 AS TO PARCEL B,
ALTA COMMITMENT ORDER NO. 635067 DATED MAY 17, 2012 AS TO PARCEL D AND FRiST AMERICAN
TITLE INSURANCE COMPANY SUBOIVlSION GUARANTEE ORDER NO. 4209-1942044 DATED AUGUST 20,
2012 AS TO PARCEL C, IN PREPARING IHIS MAP, DR. STRONG CONSULTING ENGINEERS INC HAS
CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS DR. STRONG CONSULTING ENGINEERS INC AWARE
OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP
AND DISCLOSED BY REFERENCED TITLE INSURANCE COMPANY COMMITMENTS, D.R, STRONG CONSULTING
ENGINEERS INC. HAS RELIED WHOLL Y ON THE rlTLE COMPANY REPRESENTA lIONS OF THE TlTtE'S
CONDITION TO PREPARE THIS SURVEY AND THEREFOR O.R. STRONG CONSULTING ENGINEERS INC,
QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT.
2. TillS SURVEY REPRESENTS VISIBLE PrtYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 18,
2012. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN APRIL,
2012.
3. PROPERTY AREA ~ 217,369± SOUARE FEET (4.9901± ACRES),
4, ALL DISTANCES ARE IN FEET.
5. THIS IS A FlELD TRA VERSE SURVEY. A LEiCA FIVE SECOND COMBINED [LECTRONIC TOTAL STA TION
WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONIROLLING
MONUMENTA TlON AS SHOWN, CLOSURE RA TIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFlED
IN WAC 332-130-090, ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCOROING TO MANUFACTURER'S SPECIFlCA TlONS.
6. UTILITIES OTHER TIIAN THOSE SHOWN MAY EXIST ON TillS SITE. ONL Y TIIOSE UTILITIES WlIH
EVIDENCE OF THEIR INSTALLA TlON VISIBLE A r GROUND SURFACE ARE SHOWN HEREON, UNDERGROUND
UTILITY LOCA TlONS SHOWN ARE APPROXIMA TE ONL Y. UNDERGROUND CONNECTIONS ARE SHOWN AS
STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT
SHOWN. SOME UNDERGROUND LOCA TlONS SHOWN HEREON MA Y HA VE BEEN TAKEN FROM PUBLIC
RECORDS. DR. SrRONG CONSULTING ENGINEERS INC, ASSUMES NO LIABILITY FOR TilE ACCURACY OF
~~~~~~~~~.~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
OD,MT,ND,OR,WA)
./
NE 1/4 SECTION 10, TOWNSHIP 23 N, F?ANGE 5 W.M ..
PRELIMINARY PLA T OF PIPER'S BLUFF
" ',< ,; fr NE 17TH ST
"-. -.-.-.. --, -..
4
4,500 II.
F.F. [LEV. 448.9
,
': .,
14,
'51.14' '.
5
4,506 sq.!I.,
F.F. I'lJi:I{o, 445,1
I '. ,
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F.F. [LEV"441.6 > ,-j
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6 '" 13 c; ~ 4,603 sq,(t.
"," ~ F.F. [LEV. 453,2
'" ,
, C> 12
6 ~ 4,603 sqJI,
c; \OJ F,F. [LEV. 450.6.,
'" C> [;j
. , (lQ!}.1) 'j!!"
~
51,14'
4,500 sq.ft.
FF ELEV. 436,9
, ,if
i 11 i '
11
4,603 sq,(1.
F.F. ELEV. 149,1
; !, --'-Tf~ !T -~----
21
4,500 sqJt.
F,F. ELEV. 461,fj
LEGAL DESCRtP nON:
PARCEL A;
51,22;-
22
4,500 sqJt.
F.F, ELEV. 460.5
--
PAf~ClL B
23
4.500 sqJt
F.F. ELEV. 458.9
, ,,'
) ,1,1,
1)
-51,2,3'
24
4,500 sqJI.
F.F. ELEV. 456.6
THE SOUTH 91,2 FEET OF THE NORTH 121.2 FEET OF THE WESTERLY 1/3RD OF THE NORTH IIALF OF THE
NORTHEAST QUARIER OF THE NORTHWEST QUARTER OF TilE NORTlIEAST QUARTER OF SECTION 10. TOWNSHIP
23 NORTrt, RANGE 5 EAST, WM., IN KING COUNTY, WASHINGTON;
EXCEPr THE WEST 30 FEET FOR ROAD AS CONVEYED BY DEED RECOROED UNDER RECORDING NO. 3263478,
SITUA IE IN THE COUNTY OF KING, SIAlE OF WASfIINGTON,
PARCEL B;
THE SOUmERLY 117 FEET OF TIlE NORTH HALF OF THE NORTHEAST QUARTER OF mE NORTt/WEST OUARTER
OF THE NORTHEAST OUARTER OF SECTION 10, TOWNSHIP 23 NORTH. RANGE 5 EAST, fV-M., IN KING COUNTY,
WASHINGTON;
EXCEPT THE WEST 30 FEET ROAD;
TOGETHER WITH THE NORIH 15 FEET OF TflE SOUTH HALF OF TIlE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE NORTIIEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM., IN KING
COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NO, 3263478,
SITUA TE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL C;
mE NORTH HALF OF TilE NORTIIEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARIER
OF SECTION 10, TOWNSHIP 23 NOR Til, RANGE 5 EAST, WM., IN KING COUNTY. WASIiINGTON,'
EXCEPT THE SOUTHERLY 117 FEET THEREOF;
AND EXCEPT TilE SOUTI/ERLY 183,00 FEET OF THE NORTHERLY 213.00 FEET OF THE WESTERLY ONE-TIlIRD
OF SAID NORTH HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY OEED RECORDED UNDER
RECORDING NUMBER, 3263478, RECORDS OF SAID COUNTY.
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381" PL, #232 KIRf(LANO, WA 98033
0425.827.3063 F 425.827.2423
~IO. REVISION
-·1----· -. -------:-~
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REMqVED ±583 s.F.
,;,:;'
1 !
96.
;i;
, . ~ ,,--
/,"Clj''',~ 4 STREAM.'
_LU""U IN CRITICAL
AREAS
(STREAM AND
WETLAND)
AREA 1,949 S.F.
LAND IN C«mCAL
AREA BUFFERS
7,949 S,F.
':._'/1
-n
NE 1=2~1~~"C1
-0 r-
(j)
"1
ROJECT SITE
--~J
SE 117TH ST
'9
4,551 sq. It.
F.F: ELE'V. 439.2
TRACT "A"
STORM DRAINAGE
21,553 sq. ft. " i _______ -I (j)
IT1
1
"I "l 8' 8'
I 10 I 5,197 sq,!t,
F. F. ELEV. 445.1
~I, ,
, .
'" " • C>
~ ~-
25 oj ~
4,501) sq. (I". ,'" c>
F.F. ELEV. 153,/ 'ii'.' [;j
I
26
4,811 sqJt
F.F. t::U;:v. 448,6
1
,j
LEGAL DESCRlP770N (Continued):
PARCEL 0;
THE WESTERLY ONE-THIRD OF THE FOLLOWING DESCRIBED TRACT;
'J i
THE NORTII HALF OF THE NORn/EAST QUARTER OF THE NORTHWEST OUARTER
OF TilE NORTIIEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5
EASI; WM.. IN KING COUNTY. WASHINGTON;
EXCEP rillE SOU TH 117 FEET THERCOF; ANO
EXCEPT TIlE WEST 30 FEET FOR ROAO; AND
EXCEPT THE NORIH 30 FEET FOR ROAD; AND
THE NORTII 91.2 FEET OF THE ABOVE DESCRIBED WESTERLY ONE-IHIRD.
LEGEND:
FOUND MONUMENT AS NOTED
SET STANDARD KING COUNTY
MONUMENT WITII BRASS DISI( STAMPED
"DRS 37555" IN MONUMENT CASE.
FOUND CORNER MONUMENT AS AS
NOTED.
SET 5/8" X 24" REBAR WI TH PLASTIC
CAP STAMPED "DRS 37555"
SET MAG NAIL WITH I 1/2" ALUMINUM
WASHER STAMPED "DRS .37555
VBF VER TICAL BOARD FENCE
CLF Cl/AIN LINK FENCE
CWA
CHECKED;
MN
i\Pf'RQV[U;
MN BY DATE N'I"R
M3 NOTED
ONE InCl1
AT FUl.L SCALE
IF NOT 01,£ ItJCH
SCALE Accor,DINOLY
> ---'---~-'-' ~, --'~---i:n
28
6,674 sqJt.
F.F. [LEV. 443,3
PROJECT CONTACTS:
. ~
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APPLICANT / OWNER ".",,"",,"" WESTPAC DEVELOPMENT, LLC
.,,""""",," 7449 W MERCER WA Y
"""".""""MERCER ISLAND, WA 98C4()
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SURVEYOR / ENGINEER ,"""""""DR. STRONG CONSULTING ENGR
.",,"""" 10604 NE 38TH PLACE, ST£. 232
"""""."KIRKLAND, WA 98033
""""".,,(425) 827-3063
VERTICAL DATUM:
NA va 88 PER CITY OF RENTON VERTICAL CONTROL
BASIS OF BEARINGS:
VICINITY MAP
1"-1,000'
PROJECT DATA:
TOTAL EXISTING SITE AREA:
TOTAL PROJECT AREA;
(iNCLUDES 10,337 S.F.OF SITE FRONTAGE
IMPROVEMENTS ON HOQUIAM AVE NE
217,369 SF (4.990 ACRES)
217,808 S.F. (5.000 ACRES)
@
NORTH
AND EXCLUDES 9,898 S.F. OF NGPA AREA)
SITE ADDRESS;
TAX PARCEL NUMBERS:
PROPOSED NUMBER OF LOTS:
EXISTING ZONING.'
PROPOSED ZONING,
DENSITY PROPOSED/PERMITTED;
TRACT "A ";
LAND IN SENSITIVE AREAS:
LAND IN PUBLIC STREET;
LAND IN CRITICAL AREAS:
LAND IN CRITICAL AREA BUFFERS:
TRACT "c";
scrlOOL DISTRICT.'
ELECTRICITY AND NA ruRAL GAS:
WA TER DISTRICT:
SEWER DISIRICT:
TELEPHONE,
BENCHMARK:
1166 HOQUIAM AVENUE NE
RENTON, WASHINGTON
102305-9367, -9002, -9144, AND -9312
28
R8
R8
7.27 D,U,/AC
STORM DRAINAGE TRACT
21,553 SF (0.495 ACRES)
NGPA TRACT "B"
9,89B SF (0.227 ACRES)
47,719 SF (I,095 ACRES)
1,949 S.F. (0.045 ACRES)
7,949 SF (0.182 ACRES)
TREE PRESERVA TlON TRACT
6,998 S,F, (0,161 ACRES)
RENTON /403
PUGET SOUND ENERGY
WA TER DISTRICT 90
CI TY OF REN TON
CENTURYLINK
City of Renton
Planning Division
OCT 23 1011
CITY OF RENTON POINT NO. 1907, CHISELED SQUARE IN SE CORNER CONCRETE MAILBOX
BASE, WEsr SIDE 142ND AVE SE, OPPOSITE HOUSE NO. 12014 ELEVA TlON ~ 472,66 FEET.
NOTE FOR CERTlFlCA TlON
OF SURVEY INFORMATION
NOO·07'20"E ALONG TIlE CENTERLINE OF IIOQUIAM A VENUE N. PER THE PLA T OF
BROOKEFIELD II, VOL. 224 OF PLA TS, PAG'S. 80 -83, REC, NO, 20041105000381,
TIlE TOPOGRAPHY AND BOUNDARY SHOWN HEREON
IS BASED UPON A FIELD SURVEY BY D,R, STRONG
CONSUL TlNG ENGINEERS.
SHEET INDEX:
CI OF 9
C2 OF 9
C3 OF 9
C4 OF 9
C5 OF 9
C6 OF 9
C7 OF 9
C8 OF 9
C9 OF 9
L1 OF I
NI OF I
TI OF 1
PRELIMINARY PLA T MAP
TOPOGRAPIIIC MAP
TREE CU TTlNG AND LAND CLEARING PLAN
CONCEPTUAL GRADING PLAN
DRAINAGE CONTROL PLAN
UTILI TIES PLAN, GENERALIZED
ROAD PROFILE AND CROSS-SECTION DETAILS
ROAD PROFILE ANO CROSS-SECTION DElAILS
ROAD PROFILE
CONCEP TUAL LANDSCAPE PLAN
NEIGIIBORHOOD DETAIL MAP
PRELIMINARY TRAFFIC CONTROL PLAN
VERIICAL: flAVll 19SB
HlJRllONfAL: WID l';ltD/'9')1 CITY OF
RENTON
Plunning/Building/Public Works Dept.
o
1
I'JORTH
GRAPHIC SCALE
15 30 60
~..-J .......
1 INCH = 30 FT.
PIPER'S BLUFF
PRELIMINARY PLAT
PLAT PLAN
DRS PROJECT NO. 12029
06-28-12
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IE 18"
SDCB TYPE 1_______ I
RIM = 402.62 --------
CONC (N) ~449.9/~-----
CONC (S) = 450.42
N£
4' WIRE FNC
1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E,
1322.41'
12" DUCT. IRON ~ ~ 6" CONC. POST
CULVERT «
IE = 463'12~' ~.
SDCB lYPE 1 ~
RIM = 466.02 '5
IE 18" CONC (N) = 461.42 g I",
IE 18" CONC (5) = 462.87 . I
MAILBOX±I~===14=Rt:ff
SIGN "NO PARKING" I~
12" DUCT. IRON ~ )
CULVERT
IE = 464.77 (!)
SURVEYOR'S NOTES
12" CONC.
CULVERT
IE = 464.81
12" CONC.
CULVERT
IE = 464.96
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BOLLARD
g" DIA, 1.5' TALL
POWER
N-S
SE to HOUSE
1. ALL TITLE INFORMA TION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM RAINIER TITLE
INSURANCE COMPANY ALTA COMMITMENT OROER NO. 631899 OATED MARCH 26. 2012 AS TO PARCEL
A. ALTA COMMITMENT SECONO REPORT ORDER NO. 632212 DATED APRIL 4, 2012 AS TO PARCEL B,
AND ALTA COMMITMENT ORDER NO. 632457 DATED APRIL 4, 2012 AND SUPPLEMENTAL COMMITMENT
NUMBER 2 DA TED APRIL 23. 2012 AS TO PARCEL C. IN PREPARING THIS MAP, D.R. STRONG
CONSUL nNG ENGINEERS INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG
CONSULTING ENGINEERS INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER
THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY REFERENCED RAINIER TITLE INSURANCE
COMPANY COMMITMENTS. D.R. STRONG CONSULTING ENGINEERS INC. HAS RELIED WHOLL Y ON RAINIER
TITLE COMPANY REPRESENTA TlONS OF Tl-!E TITLE'S CONDITION TO PREPARE THIS SURVEY AND
THEREFOR D.R. STRONG CONSUL TlNG ENGINEERS INC. QUALIFIES THE MAP'S ACCURACY AND
COMPLETENESS TO Tl-!A T EXTENT.
2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 18,
2012. ALL SURVEY CONTROL INDICA TED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN APRIL,
2012.
3. PROPERTY AREA = 198,433x SQUARE FEET (4.5554x ACRES).
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A FIELD TRA VERSE SURVEY. A L£lCA FIVE SECOND COMBINED ELECTRONIC TOTAL STA TION
WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA TlONSHIPS BETWEEN TilE CONTROLLING
MONUMENTA TION AS SIIOWN. CLOSURE RA TlOS OF THE TRA VERSE MET OR EXCEEDED THOSE SPECIFIED
IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUST.MENT ACCORDING TO MANUFACTURER'S SPECIFICA TlONS.
6. UTILITIES OTHER mAN THOSE SHOWN MAY EXIST ON TillS SITE. ONLY TIIOSe UTILITIES WlTII
EViOENCE OF TIIEIR INSTALLA TlON VISIBLE A T GROUND SURFACE ARE SHOWN IIEREON. UNDeRGROUND
UTILITY LOCA TIONS SHOWN ARE APPROXIMA TE ONL Y. UNDERGROUND CONNECTIONS ARE SHOWN AS
STRAIGHT LINES BETWEEN SURFACE UnLiTY LOCA TlONS BUT MA Y CONTAIN BENDS OR CURVES NOT
SIIOWN. SOME UNDERGROUND LOCA TlONS SIIOWN IIEREON MA Y IiAVE BEEN TAKEN FROM PUBLIC
RECORDS. D.R. STRONG CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS.
_""''''''''''''''4~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
{iD,MT,ND,OR,WAl
j
LEGAL DESCRI? TlON:
PARCEL A;
Tl-!E SOUTH 91.2 FEET OF THE NORTH 121.2 FEET OF THE WESTERLY 1/3RD OF THE NORTH HALF OF Tl-!E
NORTHEAST OUARTER OF mE NORTHWEST QUARTER OF mE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP
23 NORTH, RANGE 5 EAS7; WM., IN KING COUNTY, WASIIINGTON;
EXCEPT TIiE WEST 30 FEET FOR ROAO AS CONVEYED BY DEED RECORDED UNDER RECOROING NO. 3263478,
SI1UA TE IN TIlE COUNTY OF KING. STA TE OF WASIIINGTON.
PARCEL B;
TilE SOUTHERLY 117 FEET OF TilE NORT/-I HALF OF TilE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSIIIP 23 NORTH, RANGE 5 EAST, vy'M .. IN KING COUNTY,
WASIIINGTON;
EXCEPT THE WEST 30 FEET ROAD;
TOGET/-IER WITH THE NORTH 15 FEET OF THE SOUTII HALF OF TilE NORTIIEAST OUARTER OF TilE NOR TIl WEST
QUARTER OF TilE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAS!; WM .. IN KING
COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET TIIEREOF CONVEYED TO KING COUNTY FOR ROAD BY OEEO RECORDED UNDER
RECORDING NO. 3263478,
SIT.UA TE IN THE COUNTY OF KING, STATE OF WASIIINGTON.
PARCEL C;
TNE NORTII HALF OF 711E NORTHEAST QUARTER OF. TilE NORTIIWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 10, TOWNSHIP 23 NOR Til, RANGE 5 EAST, WM., IN I(lNG COUNTY, WASIIINGTON;
EXCEPT TIiE SOUTIIERL Y 117 FEET TIIEREOF;
AND EXCEPT TilE SOUTIIERLY 183.00 FEET OF TilE NORTNERLY 213.00 FEET OF TilE WESTERL Y ONE-TIIIRD
OF SAID NORTII HALF;
AND EXCEPT TIlE WEST 30 FEET TIIEREOF CONVEYED TO !(lNG COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NUMBER. 3263478, RECORDS OF SAID COUNTY.
LEGAL DESCRIPTION (Continued):
PARCEL 0;
TIlE WESTERL Y ONE -THIRO OF TilE FOLLOWING DESCRIBED TRACI'
TilE NORTH HALF OF TilE NORTHEAST QUARTER OF 7/·IE NOR Til WEST QUAR7ER
OF TIlE NORTIIEAST QUARTER OF SECTION 10, TOWNSIIiP 23 NORTI/, RANGE 5
EAST, WM., IN KING COUNTY, WASHINGTON;
EXCEPT IHE SOU Til 117 FEET THEREOF; AND
EXCEPT TilE WEST 30 FEET FOR ROAD; ANO
EXCEPT THE NORT/-I 30 FEET FOR ROAD; AND
TIlE NORTII 91.2 FEET OF TilE ABOVE DESCRIBED
LEGEND:
FOUND MONUMENT AS NOTED
SET STANDARD KING COUNTY
MONUMENT WlTII BRASS DISK SIAMPED
"DRS 37555" IN MONUMENT CASE.
o FOUND CORNER MONUMENT AS AS
NOTED.
• SET 5/8" X 24" REBAR WITII PLASTIC
CAP STAMPED "DRS 37555"
)( SU MAG NAIL WITH 1 1/2" ALUMINUM
WASHER STAMPED "DRS 37555
VBF VERTICAL BOARD FENCE
CLF C/lAIN LINK FENCE
WESTERL Y ONE-TIIIRD.
BENCHMARK: CONGo POST INDICA TOR
CITY OF RENTON POINT NO. 1907. CHISELED SQUARE IN st CORNER CONCRETE MAILBOX
BASE, WEST SIDE 142NO AVE SE, OPPOSITE HOUSE 1'10.12014 ELEVATION = 472.66 FEET.
VER77CAL DATUM:
NAVD 88 PER CITY OF RENTON VERTICAL CONTROL
BASIS OF BEARINGS:
NOO'07'20"E ALONG THE CENTERLINE OF IIOQUIAM AVENUE N. PER REF. 1
B£FERENCES:
1. THE PLA T OF BROOKEFIELD II RECORDED IN VOLUME 224 OF PLA TS, PAGES 80
THROUGH 83, UNDER KING COUNTY RECORDING NUMBER 2004/105000381.
2. RECORD OF SURVEY RECORDED UNDER RECORDING NUMBER 9805149004.
NORTH
GRAPHIC SCALE
o 15 30 60
h ; ! 7 M
1 INCH ~ 30 FT.
l'lnnning Division
OCT 23 ZQl1
NOTE FOR CERTIFICA TlON
OF SURVEY INFORMA TlON
7HE TOPOGRAPHY AND BOUNDARY SHOWN IIEREON
IS BASED UPON A FIELD SURVEY BY D.R. STRONG
CONSUL TlNG ENGINEERS.
DR. STRONG
CONSUL TlNG ENGINEERS
r-~~-r=R~~S=E=D~LA~Y~O=UT~~2=a-l~O='rn~------------------------'--=C~W~A--1r.'0~/71~a~/"12~~Lfl=J·~~Sc"~E~D,-------------r;Sc~~~lE~' -----------;r---VE-RT-"-"-"-,,-,,-,-g,-,--Ir------------------------r-----------,--------------------------------------·----------------------------TDM'~CE~' --------~
;-;;;:s_JS____ IS NOTED "'RIZOR'" N,g "83/"" CITY OF PIPER'S BLUFF 06~2B-12
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL. #232 KIRKLAND. WA 98033
0425.827.3063 F 425.827.2423
~---~----------------------------;_---r----I----
~IO. REVISION ElY DATE APfJf<
"ES"NwiWI PRE LI MIN AR Y P LA T '''''800K
RENTON TOPOGRAPHY MAP DRAVIH:
CWA
CIIECI(F.D:
MAJ
~J'PflOVr.o:
MM
I mlE I~ICH
I ,\1 FULL SCALE
IF nor oriE I,ICH
SCALE ACCUllOlNGLY
PAG~:
DRAWING NO:
Planning/Building/Public Works Dept.
SHEET! OF:
C2 9
DRS PROJECT NO. 12029 A-NNNNAA
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CONSTRUCTION LIMITS & HIGH VISIBILITY
PLASTIC CONSTRUC7ION FENCE
TREES TO BE REMOVED
o TREES TO BE SAVED (/6)
~~~~~~~~~--~~~
Call 2 Working Day. Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WAl
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NE 1/4 SECTION la, 7VWNSI-I/P 23 Nt RANGE 5 E, W.M ..
II
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POWER POLE
BE RELOCA TED
17
5,169 sqJI-,
: ,
EX. FIRE HWRANT
TO BE RELOCA TED
. J ,,,1,'1,
i', ,,'.I 1
/,
"
16
4,603 sqJt
19
4.502 15<,n, \,
, I . . !,: '
TREE REPLACEMENT
I, i 'l' , '~
;, ,
3
4,500 sqJt,
15
4,603 sqJt
I'
456--~-
flL_' __ _
20
4,501 sqJI-
CITY REQUIREMENTS DO NOT REQUIRE A SPECIFIC TREE RETEN7ION PERCENTAGE,
THEREFORE, NO SIGNIFICANT mEES WILL BE RUAINEO STREET TREES WILL BE
PROVIDED ALONG HOQUIAM AVE NE, MAIN ROAD "A"
NOTE:
REPLACEMENT TREES TO BE LOCATED WITHIN LOT PER/MUmS AS PART OF NORMAL
PLA T LANDSCAPING, ACTUAL LOCA TlONS SHALL BE OUmMINED DURING FINAL
ENGINEERING REWEW, AND SHOWN ON LANDSCAPE PLANS,
DR STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND, WA 98033
o 42M2U063 F 425,821-2423
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4,500 sgJt
;1
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'I : ; 4,603 sgJI-
"
21
4,500 sqJt
REVISIO~I
,
"
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><~ 5 ~
4,500 sqJt,
13
4,603 sqJt,
22
4,500 sqJt
CONSllru""/LIIV
CLEARING LIMIT
BY
I I:
:1 L, ','
DATE
12
4,603 sqJC
23
4,500 sqJt
APPR
OiOSIGtJED:
tW(
DRAWN:
CWA
GHECKED;
MI\J
16' ALLEY "MT,--Iel ~7~
4,500/rc
24
4,500 sqJt
SCALE:
AS NOTED
ONE ItJCH
AT lULL SCALE
If ].JOT ONE ItJe11
SCALE ACCQRDlljGLY
5,197 sqJt
25
4,500 s~,
VERlICAL: NAVO 19!18
HORllONfAl' NA!) lfJtlJ/1991
26
4,811 sqJt
CITY OF
RENTON
Plmllling/Building/Public Works Dept-
',{
28
6,674 sqJt,
mEE TO BE
RETAINED
"" "
TRAC7';~"
STORM prMINAGE
21,553 sq. ft. , itt
,,'~' \, ,-
, TRACT ,"8" '
" L,' NGPA
Q,898 sq. f(, "
~~~,
,~)
~ , ; r
TRACT"C"
TREE PRESERVA TlON 7R",c,,'f
<,; f ',0:' 6,998 sq. ft.
" " "
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PIPER'S BLUFF
Pr~ELlMINARY PLAT
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City of Renton
Planning Division
OCT 2 .11011
NORTH
GRAPHIC SCALE
o 15 30 60
b tLaJi @¥'l!lIQ4 ad
1 INCH = 30 FT.
06-28-12
, , TREE CUTTING AND LAND CLEARING PLAN
PAGE:
DRS PROJECT NO. 12029 NN
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=2'+86.47 (ROAD "A")
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SIDEWALK RAMP
TO EXISTING GARD
I
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i "
I.
Call 2 Working Days Before You Dig
1-800-424-5555
Ulililies Underground Location Cenler
(iD,MT,ND,OR,WA)
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,'",-~-~"~,~--~ .,.,",-"""'" ,,,.
, ",' '"" .. ,,,",.,. "."""",,.
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL. #232 1<lRI(LANO. WA 98033
0425.821.3063 F 425.821.2423
12+00
-II~-~
21
4,500 sq.ft.
F.F. ELEV. 4SUi
-1
I
I
I
I
I
I
I
1 1
I-~
1
I
I
I
I 22
I 4.500 sq.fl.
I F.F. £:LEV. 450.5
I
I
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I
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I
EX. GRA VEL DRIVEIVA Y
MA TCH EX. GRADE
EL. 4J7.J9
I -" SIDt~ ----I
r-SETfJACK • I
I (TYP.) '. 1
I ' I I
I 23 :
I 4,500 sq.fl. I
1 F.F. ELEV. 458.9 I
1 I
r----
I
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I 4,500 sq-ft.
--I
I
I
I
I
I f:F. £:LEV. 456.6
I
I
I
COORDINA TE: GRADING
WITH NEIGHBORS END OF SIDEWALK
MA TCH EX. GRADE
£:L. 422.60
1()
5. 197 sq.ft.
.F. £:LEV. 445.'
/
/
/
'----x/
'1130+00' (ALLEY "B") -I
-'4+04.89 (ROAD "Ar.
I I
I I
1 1
I .25 1
I 4,509 sq.fl. 1
IF:F. ELEV. 45J.' 1
r-
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I
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I 26
I 4,811 sq.fl.
I F.F. £:LEV. 448. (j
.. ~
-,
1
1
1
I
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I -----.. 444 . 1 ~
I 27 1
I 5,237 sq.fl. 1
1-:-- -~ ~-l
I I
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1
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J 28
I. F. F.6, 6£1, 4,.V.sq4.f41·3 J I .. ~~. .
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I F.F. £:LEV. 44J. 7 I
I I I
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452~-
;1 U
''''",,, ' .. , ~·"'"I.,",,_.~,
458 r---456
NOTES:
1. ALL SURPLUS SOILS SHALL B[ EXPORTfD TO AN APPROVfD
DROP-OFF SITE.
2. FILL NfEDfD IN EXCESS OF ONSIIE SOIL SHALL BE
IMPORTED FROM AN APPROVfD SOURCE AND SHALL BE
APPROVfD BY GEOTECIINICAL ENGINEER.
1 -________ ~J 1 __ , _____ ~I l
. _'. __ ""---'-4~ 418_ ".
20' REAR
SETfJACK (TYP.)
PRELIMINARY SITE VOLUME CALCULA TlONS
CUT VOLUME
(CU. YDS.)
20,251
FILL VOLUME
(Cv. YDS.)
1,958
I
NET VOLUM[
(CU. YDS.j
13,293 CUT
'THESE VOLUME CALCULA TlONS AR[ APPROXIMA TE.
CONTRACTOR SHOULD USE TH£JR OWN CALCULA TlONS FOR
COIYSTRUCIION PURPOSES.
.
. I
TRACTUS"
':, NGPA
9,898 sq, ft.
.' !
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o
b
City of Renton
Planning Division
OCT 2 RZUl1
NORTH
GRAPHIC SCALE
15 30 60 1 ;y) eM 77rl
1 INCH = 30 FT.
t-__ ~_~~R=E~~S~E=D~LA~~~O~UT~2=B~LO=·:iS:~ __ ----__ --__ --__ --____ -I-.~CW~~~U1IQ/tliB~/'-~'~~~~=~LR~J~=·~~GEDSJ·-:----------~"~"cE.----------~--~::~:_::--lr----------------------~---------r------------------------------------------------------------~~~------_J
,-~ PS NOTED "oe;:rt'W;:'L·,~;6'~9~~~819" ~~ FPlla. CITY OF PIPER'S BLUFF OA'06_28_12
DESIGNED:
NM
OflAIWl:
CWA
CIIECKE'D;
MAJ
Oy DNE Ar'PR RE\jISIO~1 NO. APPROVED:
MAJ
ONE InCH I
AI FULL SCALE -
IF ~IOT OIIE ItlCH
SCALE ,\CCQflOlrIGLY
RENTON PRELIMINARY PLAT
CONCEPTUAL GRADING PLAN
F"IELD800K~
PAGE:
DRAWING NO:
Plannlng/B1lilcling/Public Works Dept.
SHEET: OF:
C4 9
DRS PROJECT NO. 12029 A-NNNNAA
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TO CONVEY EXISlING DR;IINIIGE
FROM SOUTH "
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CB-22
WITH SOLID
LOCKING LID
!.bl ~~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
" !
N£ 1/4 SECTION la, TOWNSI-fIP 23 N, RANGE 5 £, W.M ..
I
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I {oF. ELE1,'. 455.3
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\ F.F. ELEV. 458.5
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iIF.F. £LEV.
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'?----464-·-.~
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND. WA 98033
0425.821.3063 F 425,821.2423
r __ I ~'l
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I F.F. ELEV. 462.6 I
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I F.F. £LEV. 453.2
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6
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---. ~ -__ ~ J
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I F.F. ELEV. 450.6
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436.9
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I F. F. ELEV. 449.1
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462---
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I F.F. ELEV. 460.5 I
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I F.F. EIEV. 456.6 I
------_1
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458-. __
; (I
SUR~'EYED: SCALE:
SJS
DESIGNED:
NAt(
DRAWN:
COORDINA TE GRADING
1111H NEIGHBORS
16
8 CB-: IO-'\... \
F.F. ELEV. 431.1
432· -.---.1.,--1.
'-c -134-.---__ .
'--~~ 436 =""~='C
1----I---I---'-.l--...:c..158 -"--~rl--I-\.I
(6 r
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9
F.F. ELEV.
10
ELEV. 445.1
CB.,1
CB 20, 48" TYPE
CONTROL STRUCTURE
RIM 424.00
IE 408.54
CB 21
96" STORMFJL TER MANHOLE
13 ZPG CARTRIDGES
RIM 424.00
IE IN 408.54
IE OUT 406.24
[-~ ---~ .... --I
TRAcr"c" . " I I TREE PRESERVA TlON TRACT
1 ,---
I
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IF.F: £LEV.
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456
ftS NOTED
---,
I
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453.1
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1-I I I
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I I : I '144 I . F.F. £LEV. 443.3 I
I. 26 : 27.1 I
: F.F. ELEV. 448.6 : F.F. ELEV. 443.7: :
L ---___ .J
452
•. -----j 154 ---__ .
VERTICAL: HAVD 19B8
HOHIZGIHAL: I'IAO 1~eJ/I~91 CITY OF
RENTON
" , , ,
'\
6, 998 ~q. ft.
i ,'j
\ ,
•• '--10-(;1.,"-"" 4 STREAM.', "
_I-.LAIIIU IN CRmCAL
AREAS
(STREAM AND
WF:1LAND) AR.~kt949 S.F. ',' if>
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1 II
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City of Renton
Planning Division
ocr ? ~l012
,
I
NORTI-I
GRAPHIC SCALE
o 15 30 60
1 .... ~JmR .. ,~p.m. .... Eeam~rl
1 INCH = 30 FT.
06-28-12
PACE:
CWA
CHECKED:
MAl ~----i;~:L~~~~~~··'-'-1 1"lanning/Building/Public Works Dept.
PIPER'S BLUFF
PF~ELlMINARY PLAT
DRAINAGE CONTROL PLAN
BY REVISIO~I IIPPilOIJE!);
MM DATE APPR
IF tJar ONE ItJCH
SC~.lE ACCCRDlrJGLY
DRS PROJECT NO. 12029
C5 9
A-
l.d
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Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD.MT,ND,OR,WA)
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PROPOSEO ~'" •. 1. FORCE MAIN
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D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
/0604 NE 38th PL. #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
TOWNSHIP 23 N, HANGE 5 E, W.M ..
i
'J .'
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l-...:l:....--rR:::.EVI:.:;S::::E:::D...:LA:::::.:Yo::::u:.:.r...:2::::8:...:::LO:.:.T.::.S __ , _________ I~c:!!WA~~!1!.!!O/c.l~8L/l~21_!;!U1~J~1 "m,m SJS
AS NOTED t---II----------.---------I---~---+---J DESIG~;E..:D,:;.::.-----l NJ'J( r---I--------------·------------~--_4----l----r,~-------4---------1 ORAl'irl: r-__ ~----____ ------__ --------------j-----~--+---_I---~WA
t---ir-------------------t---l----l----I CHECI(ED~tAJ "'::-:PRO"'VE.:;,D,=.----~
MI\.J GIO, REVISION BY LlAIE APPR
ONE INGH
AT FULL SCALE
Ir Nor mJE I.'Jeli
SCALE ACCorWinGLY
VER riC:,L: NAVD 1 ~8tl
Ilm~llOIHAL! UAD 185)/1991
Ii, :\..i
CITY OF
RENTON
Planning/Building/Public Works Dept.
' ..
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.
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PIPER'S BLUFF
PRELIMINARY PLAT
UTILITIES PLAN, GENERALIZED
'I
,,, ,
City of Renton
Planning Division
NORTI-I
GRAPHIC SCALE
o 15 30 60
, ~ j. -
1 INCH = 30 FT.
DATE:
06-28-12
fJELDBOOK:
PAGE:
DRAWI~jG NO:
SHEET: Of:
C6 9
DRS PROJECT NO. 12029 A-NNNNAA
c-o
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r-"~''----------------------------------------------------------------------------------------------.. ~----------.----------------------------------~~--------------------------------------------------------~ NE 1/4 SECTION 10, TOWNS/-I/P 23 N, RANGE 5 £, W.M ..
0:::
W
0...
0...
4v ~ks~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
_ ............ -_ ........ -
490
470
450
I
l----
I
I
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--4
I
1
EXISTING
GRADE
----.-------
HOQUIAM A VENUE NE
---------
----
I ~ . -'
1 ~.'"
Iii Ih '
--f-~: ~_ I
---"i--
--
I
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490
470
450
------+--------1··-----_·· __ ·· ---:-------~----+-----____ -+, _____ r~ ______ ~ ____ +----~---I------·--;--,-----i
__ . _____ ..L.. ___ --'-____ ..1... ____ '-----______ ..1... ____ I-___ .....J ____ ..L ____ l.... ___ ...... ___ ~.....L_._._ .. ~ ________ _
30+00 ,)0+60 31120 311 80 32r10 55+00 33+60
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SUrNEYORS
10604 NE 381h PL, #232 KIRKLAND, WA 9B033
o 425BH3063 F 425.B27.2423
l' SAWCUT~ ~1-.---------~3~0-'~R~.0~.~W.~IM~L~F~m~D~TH~---------
JO' I ±12.BO' ~---~~~----·-I-··-~·---~~--=~~--------~ ~---~----~-rc~~~26T,'""'rnru_--------<-I~ PAVEMENT mOTH u
CLASS 8 ASPflALT
CONCRETE
4" MIN. COMPACTED DEPTH
ASPHALT TREATED BASE
COMPACTED SUBGRADE, fREE OF
FINE-GRAINED OR ORGANIC SOILS
SUBGRADE SLOPE
0.02 F1/FT
~
/~
\ .~
-"'--CATCH BASIN & STORM
SEWERS SEE PIAN
'--6 ,. CRUSHED ROCK:
(liV MIN COMPACTED DEPTH W/ % "MINUS
\ CRUSIIED ROCK SURFACING' BASE COURSE
& 411z" MIN COMPACTED DEPTII OF lW'
MINUS CRUSHED SURFACING BASE COURSE)
'--12" GRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
EAST HALF OF HOQUIAM A \:(E NE
~?CTION STA 30+03.06 TO 33-1-13.424
2. HOQUIAM AVE NE REQUIRES GRIND AND
OVERLAY ACCORDING ro CITY OF RENTON
TRENCH RESTORA TlON AND STREET OVERLA Y
REQUIREMENTS.
3. EAST SIDE OF ROAD WILL BE
CONSTRUCTED WITfi 2% SLOPE ro EXISTING
EDGE OF PA VEMENT. WIDTH VARIES
GRAPHIC SCALE o 15 30 60
!,,, ;q ... l. ."Joou ~
o
I
1 INCH = 30 FT.
HORIZONTAL
5 10 I 6 @ii@iJ%pw
1 INCH = '10 FT.
VERTICAL
20
so,.,/
City of Renton
Planning Division
r-~r=~---=---="--------------~-----~~~----~~~------_rc~~------_r--------_.---------------------.----------------------------------------~~--~ l-_l:.....+R=EV1~S::E:::O:..:LA~:tO::UT::.:...:2::.::8:..=;LO:::;TS_=_. __________ +-.::;CW::::.'A:-10/18/12 U1J-SOR"YEDS,J' S "'" PIPER'S BLUFF "",. VERTICAL: NI\\ifJ jgtlB
DES'"'''"iw( PS NOTED ""'20""'. "'" ''''I'''' ~I (( CITY OF PRELIMINARY PtA T F",~~o:28-12
~~~~~~~--~~~~~~~.~~--l~~.~:-:~~-~-~~I I~ATO~F.U"L~.S~~.:,,~I RENTON ROAD PROFILE AND CROSS SECTION DUAILS :~g
UN w. I'lanning/Eluilding/Public Works Dept. __ -.-...... _____ 1 If NOT ONE INCII
SCALE ACCORDINGLY REVISIO~I APPF~
DRS PROJECT NO. 12029 A-NNNNAA
w
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0-
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0...
0...
480
460
44()'"
420
,---
" -2.0 0% :----
PROPOSED
/r'~
N£ 1/4 SECTION 10, TOWNSHIP 23 N, F?ANGE 5 £,
PVI 57A ;;"3+77.42
PVI ELEV =; 457.39
A.D. = ';'10.00
K = 1(1.30
,
1~---------r--------,------183' VC------~--
156'(55D fRO VIDEO)
155'(MIN. ssq ADJUSTED)
•
-:-~ --
ROAD "A"
W.M ..
.. _ .. _._---,----_. --+--------+------_.-.............. _. ~-----~--.---
. -_ ...
0,
'" '0 ""
9+60 10+20
Call 2 Working Days Before You Dig
.~ ",,," ~~ <-_. "t ~~ "'~ \'1 ,...,
N '-":N "'.., ,j~ CJd Qo; c)~
~ 'i'~ 'i'~ '0C> 'i'~ CO"" ,O~ ""~ "'". ".
101-80 /lHO r 21 00 12+60
45' R.O.IV. HALF WIDTH
18' PAVEMENT WIDTII
12' LANE 6'
PAR/(fNG LANE
.... \
8" WA)'/
2" COMPACTED DEPTH
CLASS B ASPHALT
CONCRETE
CA TO! BASIN & SIORM
SEWERS (TYP.)
4" MIN. COMPACTED DEPTH
ASPHALT TREATED BASE
6" CRUSHED ROCK:
(P,Iz" MIN COMPACTED DEPTH WI %"MINUS
\ CRUSHED ROCK SURFACING BASE COURSE
& 4!2" MIN COMPACTED DEPTH OF IY,"
MINUS CRUSHED SURFACING BASE COURSE)
12" GRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
COMPACTEB SUBGRAOE, FREE OF
FINE -GRAINED DR DRGANIC SDILS
ROAD "A" SECTION
STA 10+65.69 TO 16+46.99 ~
NTS \V
DR. SlRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNEFIS SU(,VEYORS
REVISED LAYOUT 26 LOTS
~~ Q, • ~) ~
1J+20
r-: ~ "" ~~ "':0 " . -.,; ~~ :t~ :t!;f
"1<; ~~ 0:.5<0 '0 • >n., ~~ """
----
13180 14+40 15100 15+60
33.5' R.O. W.
\:! 5' TO R.o.W.
::; 18' PAVEMENT WIDTII ~---I---~~~~~~~~-----
2" CDMPACIEO DEPTH
CLASS 8 ASPHALT .... '\
CONCRETE) ./
8" WA
4" MIN. COMPACTED DEPTH
ASPHAU TREATED BASE
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
12' LANE 6'
PARKING LANE
.02 """"fT./FT.
CEMENT CONCRETE
CURB & GU TTER
CA TCH BASIN & STORM
SEWERS (TYP.)
6" CRUSHED ROCK:
(Iv," MIN COMPACTED DEPTH WI %"MINUS
\ CRUSHED ROCK SURFACING BASE COURSE
& .g;.," MIN COMPACTED DEPTH OF IW'
MINUS CRUSHED SURFACING BASE COURSE)
12" GRAVEL BASE.: CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
ROAD "A II SECTION
~~IA ,,17+35,63 TO 21+20.69 0
CWA 10/18/12 UlJ SURVEYED:
SJS
SU,LE:
VER riCAl, NA'ID 1 gS!I
HUflIZOIHAL; HAD 1983/1S91
I)ESIG~IED; /JS NOTED
NAK
DHAWN:
OIIE INCH
'" "" (O~
,~-""~
.
~!~
~~ td "i.~
16120
-!
! LOW POINT ELEV =422.10.
LOW PDINT STA = 16+92.53
PVI sr).. = 16+97.18
PVI ELEV = 419.02
AD. = 26.65
K = 3.51
93.5' VC
LIGHTING I17LL BE PRDI10ED
TO. ACHIEVE' MIN. SSD REQUIREMENT
16+80 17+40
16' ALLEY
480
o ,
o
I
GRAPHIC SCALE
15 30
J ...J
1 INCH = 30 FT.
HORIZONTAL
5 10
~ I w,
1 INCH = 10 FT.
VERTICAL
CA TCH BASIN & STORM
SEWERS (TYP.)
~
.02 FT.IFT.
6" CRUSHED ROCI(:
(lW' MIN COMPACTED DEPTH wi % "MINUS
\ CRUSHED ROCK SURFACING BASE COURSE
& 41-2" MIN COMPACTED DEPTH OF IV/'
MINUS CRUSHED SURFACING BASE COURSE)
-"'-
.0.2 FT/FT.
CDMPACTED DEPTH
CLASS B ASPIIALT CDNCRETE
4" MIN. COMPACTED DEPTH
ASPHALT TREATED BASE
12" GRAVEL BASE. CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
CDMPACTEB SUBGRADE. FREE OF
FINE -GRAINED OR ORGANIC SOILS
A~L"",L,-,=E--,--Y--,-"A-,--,-,A!...!.N~D--,="B,-Jl. ~
NTS \!!..J
City of Renton
Planning Division
OCT 2,~ lull
DATE,
60
!
20
d
CITY OF
RENTON
PIPER'S BLUFF
PRELIMINM<Y PLAT
06-28-12
FIELDBOOK:
PAGE:
ROAD PROFILE AND CROSS SECTION DETAILS DRAWING NO, 1-800-424-5555
Utilities Underground Location Center
OD,MT,ND,OR,wA)
10604 NE 381h PL. #232 KIRKLAND. WA 98033
0425.821.3063 F 425.821.2423
CWA -...'=:"""""---CHECKED;
MJ\J AT FULL SCALE
IF ~!OT mlE INCH
SCflLE ACCORDI~IGLY
Plonning/Building/I"ublic Works lJept.
REVISIO~I BY DATE APPII NO. Ar'PROVED:
MAl
SHEET; OF: CB 9
DRS PROJECT NO, 12029 A-NNNNAA
N
5
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<{ LL z ~ c-o ---.J ld m --0
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Bft~~~MA~~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(lD,MT,ND,OR,wAl
------
480
""" -rvv
440
420
i ___ _
Lf-60
~
I-
~ ;C
(I)
IJJ
lLJ (jj
R
it ......
~ ~ ~
~
PVI STA = 18+38.04 ,
PVI ELEV = 439.66
-A.¢. = -!l.B5
K = 10.85
108' VC
I---------i-------------,-----
13+00 78-1-60
NE 1/4 SECTION la,
-------.-;-;~-;;::;:.:-;:::-;:::----;;;--;-;-----~----------------------.
TOWNSHIP 23 N, F?ANGE 5 E, W.M ..
.-iQ
, ~ .-
;,:C
~ ,.
cj~ ~ ~~ N ~ it 0
OJ I.OI-!~
.~ I, ~~~ ., -'J ~o..
(ij S I, +L,.,t) " ~ s; 't ~o:;t '" " • '" >.l
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---------
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_______ ._ ... ___ ---' ____ --.L __
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20+40
-
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oj
C<J + 0
'" rJ :s
OJ
c;:n
'Del ;::~
PVI STA = 21+08.86'
P VI ELEV = 452.38
A.D. = -2.70
k = 14.83
40' VC -
125'(MIN. SSO)
66' (SSO PROVIDED
i, ~ .~
~ oj
'i' .~ ~ .-'" ~ W G' S! ~ '" OJ '" 20' -1 LANDING
~~ '0 0 . 'Xl
0, ' ().
",-~) ~ ,,~
21100
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~~
2f+60
480
if
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~ i:l~ I<j ~~ ~ 460 .f.'{ ~~ ;;j
440
420
"' '" "i ";
") en
" "
o
I
o
\
GRAPHIC SCALE
15 30 60 rmbnamuJ lmlXl I
1 INCH ~ 30 FT.
HORIZONTAL
5 10 20
7_ JviiB ~
1 INCH ~ 10 FT.
VERTICAL
City of Renton
Planning Division
OCT ?~ LUll
DR. STRONG
CONSUL TlNG ENGINEERS
107i871_2 ._~_~ SUr"1EYE-~~ 1~:------l-;oC;;"LE'-:-. ------,I-::::~=_::_II-----------------T---------------------------------.01oA"'-,'", -,---~
_ __ Is..,.., ~EFmcAl: NA"D 1 9S8 ' 1---1f--_________________ I ___ ~---~--=ro;oeS;"c;;;NE~".=_---~l f>S NOTED NO'''",H'', N'iJ 19"/"91 ~~ ... " CITY OF PIPER'S BLUFF
t--t-------------'"'1f--t---I---. 'Wl;;''".,...:..;t'!''l:;,;,,(---~-_--_1 ..!l RENTON PRELIM IN ARY PLAT
REVISED L1\YOUr 26 LO'IS 06-28-12
fIELDBOOK:
ENGINEERS PLANNERS SORVEYORS
10604 NE 381h PL, #232 fORKLAND, WA 98033
0425.827.3063 F 4258272423
~IO. REVISION BY DATE APpr,
CWA "'" 'NOC' ROAD PROFILE
AT FULL SCALE -I CHECKED:
MIIJ
APPROVED:
MAl
IF flO! ONE INCII
SC~,LE flCCORDINGLY
Planning/LJuilding/Public Works Dept.
DRS PfWJECT NO. 12029
PAGE,
DRAWING NO:
SHEEr: OF:
C9 9
A-NNNNAA
w LL :2 LL « z => c-u --.J w m -0
0
DC
(L (J)
0:.:::
W
Q.
Q.
2 3 4
I
I
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-""--
5
N£ 1/4 SECTION 10,
iiOAD ,~,-. --
6
I
I
I
I
I
I _J
I
I
I
I
I 7
I L_
TOWNSHIP 23 N, f?ANGE 5 £,
--------
I
I
I
I
-------__ J
r ------
W.M ..
21,553 sq. ft.
TRACT "B"
NGPA
9,898 sq. fL
nc=~~~cQ-------cur STAKES SO THA T STAKE DOES NOT INTRUDE INTO TREE fi CANOPY
h==:=~-------l"x4" DOUGLAS FIR BRACE NAILED WITH 4 1-1/2" GALVANIZED
RING SHANK NAILS
/-----"GRO-STRAIGHT" RUBBER AND WIRE TREE TIE OR APPROVED
EOUAL PROVIDE 2 PER TREE
,-------2"x2" DOUGLAS FIR TREE STAKES,
~-J" HIGII BERM FOR WA TERING
-----BACK FILL WITH RED-OE 60/40 MIX OR APPROVED EQUAL
fI-~~~~~~~~~~~~~~d~r-~~~" i
{1
'm"Llm''Kl~ ~BII.I ~~m~L--ROOTBALL WITH ALL NURSERY AND TRANSPORTATION
CONTAINERS REMOVED. INSTALL ROOTBALL 1" I-IIGf/ER TIIAN
FINISH GRADE.
"-----WA rER SE T7LED NA TlVE SOIL
~
~ ~ :s
~
::!!
:!! :)
C1
0
:!:
--, r------
I I I I I 15 I I I I 17 16 I I I
I I I
I I I I I I I I I I ----l L-______ --l L -------___ J L _ L_
18
I
I
I
I
I
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I
I
19
I
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,..., . ,
20
I
I
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1. THE CONTRACTOR SHALL VERIFY ALL DISTANCES AND DIMENSIONS IN THE FIELD AND BRING ANY
DISCREPANCIES TO THE A TTENTION OF TIlE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
2. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT BUILDINGS, WA TERPROOF
MEMBRANES, EXISTING CONSTRUCTION AND PLANTINGS FROM DAMAGE. ANY DAMAGE CAUSED BY THE
CONTRACTOR OR THE CONTRACTORS REPRESENTA TlVES SHALL BE REPAIRED OR REPLACED AT NO
EXTRA COST TO THE OWNER.
3. THE CONTRACTOR IS RESPONSIBLE FOR LOCA TING ALL ON SITE UTILITIES PRIOR TO CONSTRUCTION.
THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT ALL ON SITE UTILITIES FROM
DAMAGE. ANY DAMAGE CAUSED BY THE CONTRACTOR OR THE CONTRACTORS REPRESENTATIVES SHALL
BE REPAIRED OR REPLACED AT NO EXTRA COST TO THE OWNER. ALL UTILITIES SHOWN ON THE
LANDSCAPE ORA WINGS ARE FOR REFERENCE AND COORDINA TION ONL Y.
4. TflE CONTRACTOR IS TO VERIFY ALL STRUCTURAL ANO PLANTING SETBACKS FROM UTILITIES,
PROPERTY LINES, STRUCTURES, LINES OF SITE, ETC. ANY DISCREPANCIES SHALL BE BROUGHT TO THE
ATTENTION OF TflE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
5. THE CONTRACTOR IS RESPONSIBLE FOR ALL ROUGH AND FINE GRADING, PROVIDING POSITIVE
SURFACE DRAINAGE AWA Y FROM ALL STRUCTURES.
6. ALL EARTII MOUNDS Sf/OWN ARE DIAGRAMMA TIC AND ARE FOR REFERENCE AND FORM. Sf/APE
OF MOUNDS ARE TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT
7. ALL SLOPES EQUAL OR GREATER THAN 2-1/2.2 SHALL HAVE JUTE MESH EROSION CONTROL
NErTING INSTALLED PER MFG" SPECIFICA TlONS. LAP MINIMUM 2' AND STAKE.
8. GRADES ARE TO BE UNIFORM AND CONSISTENT BETWEEN SPOT ELEVATIONS,
9. ALL STONES LARGER THAN 1.5' IN DIAMETER, AND ANY UNSUITABLE MATERIALS/DEBRIS
GENERA TED BY SITE CONSmUCTION SHALL BE REMOVED BY THE CONTRACTOR.
10. GRADING SHALL CONFORM TO ALL LOCAL CODES AND REQUIREMENTS AND ORDINANCES.
Call 2 Working Days Before You DirJ
1-800-424-5555
Utilities Underground Location Centor
(ID,MT,ND,OR,wA)
r--------I r----------I I
I I I I 12
I 14, 13 I I 11
I I I I I I
I I I I
I I I I I I I I I I I I L ________ L ____ I I
--L---l --
.,-, "
21 22 23 24
GENERAL NOTES:
II. ALL ON-GRADE AREAS TO RECEIVE PLANTING SIIALL BE WITHIN A IENTH OF A FOOT OF FINAL
GRADE, THE LANDSCAPE CONTRACTOR SHALL RIP AND SCARIFY THE EXISTING SOIL. ALL AREAS TI-IA T
ARE TO RECEIVE TREE, SHRUB AND SOD PLANTING SHALL RECEIVE A MINIMUM OF 8" IMPORTED
TOPSOIL. THE IMPORTED TOPSOILS ARE TO BE RED-E TOPSOILS 60: 40 MIX OR EOUAL APPROVED BY
LANDSCAPE DESIGNER. ALL AREAS RECEIVING THE HYDROSEED MIX EXCEPT WHERE TREES AND OR
SHRUBS ARE TO BE PLANTED SHALL RECEIVE A MINIMUM OF 2" OF IMPORIED SOIL. USE RED-E
TOPSOILS 60: 40 MIX OR EOUAL APPROVED BY LANDSCAPE DESIGNER.
12. ALL PLANTING MA TERIALS SIIALL CONFORM TO TO THE MINIMUM STANDARDS SET FOUR TIl BY TilE
AMERICAN ASSOCIA TlON OF NURSERYMEN.
13. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE DURING
INSTALLATION, UNTIL FINAL ACCEPTANCE BY THE DWNER'S REPRESENTA TlVE
14. SUBSTITUTIONS ARE STRONGLY DISCOURAGED. IF PLANT IS NOT AVAILABLE AT THE TIME OF
INSTALLA TlON, CONTACT THE LANDSCAPE DESIGNER FOR INSTRUCTION.
15. TIlE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL PLANTING MATERIALS AND WORKMANSIIIP
FOR THE PERIOD OF ONE YEAR FROM THE TIME OF FINAL ACCEPTANCE.
16. DURING TIlE WARRANTY PERIOD, THE LANDSCAPE CONTRACTOR SHALL NOT BE RESPONSIBLE FOR
PLANT DEA IH CAUSED BY FIRE, THEFT, UNUSUAL CLiMA TIC CONDITIONS, ACTS OF VANDALISM, OR
POOR MAINTENANCE THE LANDSCAPE DESIGNER HAS THE SOLE AUTHORITY TO DETERMINE THE CAUSE
OF DEATH.
17. TEMPORARY IRRIGATION AND OR HAND WATERING SHALL BE INSTALLED/CONDUCTED BY THE
OWNER FOR THE PERIOD OF 2 FULL GROWING SEASONS TO ENSURE PLANT ESTABLISHMENT DURING
THE 2 PERIOD, IRRIGA TlON SHALL BE CONDUCTED A T THE RATE OF TWICE A WEEK MINIMUM FROM
JUNE 1ST THROUGH SEPTEMBER 15TH, AND ONCE A WEEK FROM APRIL 1ST THROUGH MAY 31ST AND
SEPTEMBER 16TH THROUGH 0C70BER 15TH. DURING PERIODS OF UNSEASONABL Y IIOT AND OR DRY
WEA THER, THE RA TE OF IRRIGA TION SHALL BE INCREASED BY ONE TIME PER WEEK.
16. EXISTING TOPSOIL SHALL BE EVALUATED BY A QUALIFIED SOILS SCIENTIST TO ENSURE PLANTING
SUITABILITY. WHERE APPROVED BY THE LANDSCAPE DESIGNER, TOPSOIL MAY BE MADE SUITABLE BY
AMENDING Wlnl WELL-ROTTED COMPOST TILLED TO A DEPIH OF 6 INCI-IES" USE OF PESTICIDES AND
HERBICIDES SHOULD BE AVOIDED TO MAINTAIN QUALITY OF GROUND AND SURFACE WATERS.
DR STRONG
REVISED LAYOUT 28 LOIS
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL. #232 KIRKLAND. WA 98033
o 425"82n063 F 42M27.2423
1"0, REVISION
CWA
BY
1 4 -PRU
I
I
I
I
I
I
I
----~-I
I
10 I
I
I
12 PRU SAR /
/
/~
/"
GENERAL NOTES:
STORM DRAINAGE
21,553 sq. ft,
19. UPON THE END OF THE WARRANTY PERIOD MAINTENANCE OF THE TREES IN TIlE INDIVIDUAL LOTS
ARE THE RESPONSIBILITY OF AND ARE TO BE MAINTAINED BY TilE LOT OWNER. ANY DAMAGE
INCURRED TO T/-IESE SAID TREES ARE TIlE RESPONSIBILITY OF IHE INDIVIDUAL LOT OWNER AND SHALL
BE REPAIRED OR REPLACED A T TilE LOT OWNERS EXPENSE,
20" LOCA 1£ NEW IREE PLAN liNGS A MINIMUM OF 5' FROM ANY ADJACENT UNDERGROUND SEWER,
WA TER, GAS AND STORM LINES. CONTRACTOR IS RESPONSIBLE FOR LOCA TlNG ALL UNDERGROUND
UTILITIES PRIOR TO CONSTRUCTION. AND SHALL BRING ANY CONFLICTS TO THE A TTENTION OF TIlE
LANDSCAPE DESIGNER BEFORE PROCEEDING ~ml ANY WORK" ALL UTILITIES SHOWN ARE FOR
REFERENCE PURPOSES ONLY.
21" MAINTAIN A MINIMUM OF J fEEr CLEAR AROUND ANY HYDRANTS OR FIRE APPARATUS.
22" ALL PLANTING AREAS EXCEPT LAWN SI-IALL RECEIVE A 2" LA YER OF FIR FIBER MULCH (SHREADED
BARK/ SUBMIT A SAMPLE OF PRODUCT TO THE LANDSCAPE DESIGNER PRIOR TO APPROVAL.
-~---------iJ REPLACEMENT TREES:
REPLACEMENT TREES REOUIRED: 210
REPLACEMENT TREES PROVIDED: 211
PLANT PALEnf."
TREES
KEY OTY. BOTANiCAL NAME COMMON NAME SIZE
ACE CAM 12 -Acer carr)Qf;:stre fled e Ma Ie
FRA tAT 7 Fraxinus..1Q tifo/ia Oreaon Ash
PRU SAR 84 Prunus sargenU; 'Columnaris' SQr en t Cherr
PYR CAL 42 f!VrVs calleryana 'chanticleer' Chanticleer Pear
THU PLI 66 ThUG Ucoto Western Red Cedar
SHRUBS
PHO FRA 173 Photinia x fraser! IPhotinia I 24"
10/10/12 U1J SURVEYED: sel\l E:
SJS VERIIC;',L: NAVD 1968
AS NOTED H{)kllOfHft.L: tlAD 1983(1991 .,
DESIG~rED: t1,
CWA
DRAW[, ..Jl
CWA
TREE STAKING DIAGRAM
COMMENTS 4" Coli er Min. 3' CaliDer Min.
3 CoIl er Min. -3 Coli er Min.
3 Calioer Min.
I 3 4' o.c.
CITY OF
RENTON
NOT TO SCALE
FACILITY FENCE ON TOP OF WALL (SEE CIVIL DRAWINGS) -----\-'Yc---"I-'.!----I'----'"f}!
DETENTION FACILITY WALL -----="""~
TREE (SEE PLANTING PLAN FOR SPECIES) ---,
BACKFILL WALL @ 2: I MAX SLOPE (SEE CIVIL DRAWINGS)
LANDSCAPE WEST OF DETENTION FACILITY
NOT TO SCALE
NORTH
GRAPHIC SCALE
o 15 30 60
bit ..... -1«Lm.J~#iiIl!§h"".lIIiiW ___ !!I'
1 INCH = 30 FT
PIPER'S BLUFF
PRELIMINARY PLAT
CONCEPTUAL LANDSCAPE PLAN
Ijity of Renton
Planning Division
ocr z ~ 2011
ollre::
06-05-12
fiELO(JOOK:
PAGE:
ORA.WING NO: ~ONE INCH
CHECKED: AT FULL SCALE Pion n i rig/flu i IJ j n g/ P u bl j c Works Dept. MAJ IF NOT ONE INCH
"'.,~'"' ... =-....---=-... ,,=----
DATE APP!";: APPROVED: SCALE ACCORDINGLY
MAJ
SHEET: OF:
U 1
DRS PROJECT NO. '12029 A-NNNNAA
~ o
n. It".
'" Q
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r--------~--
1 ~!-
\ ~ f-----~ _ I f-----I
1---,-------1 I 1-----1
f---------11f-----1
1---1 I 1-----1
~ I f-----I
I
!J-----
J
I----~, /---
,---------~~-~ ..r----~-~c ]
NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E, W.M ..
r
I
I
r-=-cc---ci I
I
I
---I
I~~_--'I I
1
'----~ ----
-----
---
1
I
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--
--
1
I
I
I
I
I
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1-~-1
I
I --
I
I
1
I
1
I
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I
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I 1'--1
-------
I I~---~I 1
I
--~-. ---~ --~ --'---r-~----, I, --~ ---~ ---r -~ ~~--I-!\IE-f()TH-S-r--~_~ _= __________ ~~_-=-__ ~ -! 1----1
i '------,1-------,'--\ -I iP · -----{Ii [, ,-: ~-~-1"=-=;===-=-== ·------=--r-,--l--r-l-ll'--~----L~~
Tl
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
REVISED LAYOlTf 26 LOIS SCALE:
MS NOTED
mlE INCH
VERTICAL: [WID 1938
IIQRIZmHAL: tlAD lY!l3/1991 ~~ CITY OF
..u RENTON
NOTE:
FEA TURES SHOWN ON TNIS MAP ARE DRAWN APPROXIMATEL Y USING KING COUNTY IMAP TNE SHADED
AREA SHOWN IS PART OF KING COUNTY.
City of Renton
Planning Division
PIPER'S BLUFF
PRELIMINARY PLAT
NEIGHBORHOOD DETAIL MAP
NOR-rl-I
GRAPHIC SCALE
o 100 200 400
b : : .........d
1 INCH = 200 FT,
DATE;
06-28-12
FIELDSQOK:
PAGE:
DRAWING NQ:
10604 NE 38th PL, #232 KIRKLAND, WA 98033
a 425_827~3063 F 425~827,2423
CIIECI(Ef);
MAl AT FULL SCALE
If NOT ONE ItiCH
5C,'LE I,CCORUlflCI.Y
1)lonrlirig/Building/Public Works lJepL,
~IO, REVISION ,\PI' ROVED:
MAJ BY [JAI [ APPR
N1 1
SHEET: or·
.
DRS PROJECT NO. 12029 A - N N N N A A
>-o
0.
" 0..
"' '" :;
N
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0
0::
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(f)
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--~----
j; 75' 75' ',:i"
',Ii
NOTES:
1. FLOODLIGHTS SHALL BE PROVIDED TO MARK FLAGGER STATIONS AT
NIGHT.
2. SIGN SEQUENCE IS THE SAME FOR BOTH DIRECTIONS OF TRAVEL.
J. STEADY BURNING WARNING LIGHTS (TYPE C, MUTCD) SHOULD BE
USED TO MARK CHANNELIZING DEVISES A T NIGHT AS NEEDED.
4. THE CONTRACTOR SHALL GIVE 48 HOURS NOTICE TO TilE OWNERS
OF PRIVATE DRIVES BEFORE INTERFERING WITH THEM.
5. ACCESS FOR FIRE -FIGHTING EQUIPMENT SHALL BE PROVIDED AT ALL
TIMES, AND TIlE CONTRACTOR AND/OR DEVELOPER SIIALL KEEP TilE
LOCAL FIRE PROlECTION AUTIIORITIES INFORMED AT ALL TIMES OF TIlE
LOCATION OF CONSTRUCTION OPERA TIONS AND FIRE LANES.
6. TilE CONTRACTOR SIIALL NOTIFY THE AUTHORiTIES IN CIIARGE OF
ANY MUNICIPAL, PRIVATE, OR SCHOOL TRANSPORTA TlON SYSTEMS AT
LEAST ONE WEEK IN ADVANCE OF ROAO CLOSURES TIIA T WILL FORCE A
CIIANGE IN TilE REGULAR ROUTING OF THE TRANSPORTA TlON SYSTEM.
7. TilE CONTRACTOR SHALL CONDUCT HIS WORK SO AS TO IN TERFERE
AS LITTLE AS POSSIBLE WlTIi PUBLIC TRA VEL AND SIIALL, A T HIS OWN
EXPENSE, PROVIDE AND MAINTAIN SUITABLE BRIDGES, DUOURS, OR
OTIIER TEMPORARY FACILITIES FOR T/-/E ACCOMMODA TlON OF PUBLIC OR
PRIVA TE TRAVEL, INCLUDING MAIL DELIVERY.
8. ROADWA Y CRDSSINGS SIIALL BE MADE IN SUCH A WA Y THA T NO
MORE TIIAN HALF OF T/-/E ROADWAY IS CLOSED TO TRAFFIC AT ANY
TIME EXCEPT WHEN SUITABLE DUOURS OR OTIIER ARRANGEMENTS AREA
AGREED TO,
9. WORK SHALL NOT BE STARTED ON ANY PUBLIC OR PRIVATE
RIGHT-OF-WAY UNTIL CLEARANCE IS GIVEN TO TilE CONTRACTOR BY
THE DISTRICT. UNLESS OTHERWISE DIRECTED IN WRiTING BY THE
DISTRICT. THE CONTRACTOR SHALL LIMIT HIS WORKING IIOURS TO TilE
GOVERNING AUT/-/ORITIES STANDARDS.
10. NO EXCA VA TlON OF FILL MATERIAL SHALL BE STOCKPILED IN THE
RIGHT-OF-WA Y.
11. STREU SWEEPERS SHALL BE EMPLOYED DAIL Y DURING EXCAVA TlON
TO REMOVE DIRT FROM THE RIGHT-OF-WAY.
12, HOURS OF WORK: 7 A.M. TO J P,M, WEEKDA YS.
LEGEND:
WORK AREA
L
75'
~I
~
);-"..-'-0 U J 150'
150'
I
I ~ o "
I~
I····"L· .... ~, ';"
: ..• >.}, .. ~ ..
17
18
I
-I"~" ,,/ .
::~ -'",., ",'
.. ~ .
16
19
NE 1/4 SECTION 10,
, .'! i, 11
;i i" >-'lii
',":' I' 'il
3 4 5
:;>'1
• : ••• :.: p' ,
15
14 13
20 21 22
, l 7' r;-
I~ /----75' --~.~-.---75' ----1-----75' __ ~.~
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
1 REVISED LAYOlJf 28 LOIS
TOWNS/-/IP 23 N, f?ANGE 5 £, W.M ..
6 7
[:·"1: --
12 11
23 24
: L i _ :!
1
<·' ' .. ~ ... ' . '" ,
-. -----'-.~
1
1
25
B
26
, :1
'I ., ,
27
:~
28
.
fRACT :"8";
NGPA
9,898 sq, fl.
TRACT .. c.. :
TREE PRESERVATION TRACT
1l,998 ~q, ft.
,. I i \
-55----------5S-____ r-5S-----SS-~----.SS----_@ __ _
'" ,:,
-$ \,
, ,
1.
o
!
City of Renton
Planning Division
OCT? ~l lull
GRAPHIC SCALE
20 40 80
L,.J 01
1 INCH = 40 FT .
. ~~.~~=~~~--. -------,~------_.---------.----------------------r_--------------------------------------~~----~ CWA 10/18/12 UtJ SUIIVEYE SJS -SCM.£: VERTICAL: NA'ID 1988 PIPER'S BLU FF DATE: /JS NOTED HORIZO~ITAl: HAD 1983/19,11 ~~ PIp\ CITY OF 06-28-12
DEoiGNEDilAK PRE LI MIN A R Y P LA T 'IE!.DBaOK
..JI. RENTON PRELIMINARY TRAFFIC CONTROL PLAN PAGE: DrAIW!;
CWA OHA\'II~JG NO:
10604 NE 38th PL, #232 fORKLAND, WA 98033
0425.827.3063 F 425.827.2423
1-__ + _____________________ -1 ____ /-___ • ___ 1 CIIECI\ED MAJ
APPROV"',,", ~-----I
I CNE lfii...:tl I
I AT fULL SCALE
IF nOT ONE INCH
SC,\LE IICCORDINGL Y
Planning/Building/Public Works Dept.
MAl
SHEET: OF: T1 1 ~IO. REVISION BY lJATE API)R
DRS PROJECT NO. 12029 A-Ni\INNAA
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SURVEYOR'S
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U>:;"I-;'_I 17
5,169 sq,ft,
F.F., ELEV. 458,5
"" riC C" 24,50' ;Ji0" y 0-< !
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20
4,501 sq,tt.
F.F. ELEV. 41j2.6
1, ALL TITLE INFORMA TlON SHOWN ON TflIS MAP liAS BEEN EXTRACTED FROM RAINIER TITLE
INSURANCE COMPANY ALTA COMMIT-IiENT ORDER NO, 631899 DATED MARCH 26, 2012 AS TO PARCEL
A, ALTA COMMITMENT SECOND REPORT ORDER NO. 632213 DATED APRIL 4, 2012 AS TO PARCEL B,
ALTA COMMITMENT ORDER NO. 635067 DATED MAY 17, 2012 AS TO PARCEL 0 AND FRIST AMERICAN
TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE ORDER NO, 4209-1942044 DATED AUGUST 20,
2012 AS TO PARCEL C, IN PREPARING THIS MAP, D.R, STRONG CONSULTING ENGINEERS INC, HAS
CONDUCTED NO INOEPENDENT TITLE SEARCII NOR IS D,R, STRONG CONSUL TlNG ENGINEERS INC, AWARE
OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER TflAN THOSE SHOWN ON TIlE MAP
AND DISCLOSED BY REFERENCED TITLE INSURANCE COMPANY COMMITMENTS, D,R, STRONG CONSUL 17NG
ENGINEERS INC, HAS RELIED WHOLLY ON THE TITLE COMPANY REPRESENTATIONS OF THE TITLE'S
CONDITION TO PREPARE THIS SURVEY AND THEREFOR DR STRONG CONSULTING ENGINEERS INC,
QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THA T EXTENT.
2. {filS SURVEY REPRESENTS VISIBlE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 18,
2012, ALL SURVEY CONTROL INDICA TED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN APRIL.
2012,
3, PROPERTY AREA = 217,369± SQUARE FEET (4, 9901± ACRES),
4, ALL DISTANCES ARE IN FEET.
5, THIS IS A FIELD TRAVERSE SURVEY. A LEICA FIVE SECOND COMBINED ELECTRONIC TOTAL STA TlON
WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA TlONSHIPS BE/WEEN THE CONTROLLING
MONUMENTA TlON AS SHOWN, CLOSURE RA TlOS OF THE TRA VERSE MET OR EXCEEDED THOSE SPECIFIED
IN WAC 332-130-090, ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIFICA TlONS,
6, U17L1TIES OTfiER TflAN THOSE SHOWN MAY EXIST ON THIS SITE, ONLY THOSE UTILITIES WITH
EVIDENCE OF THEIR INSTALLA TlON VISIBLE AT GROUND SURFACE ARE SHOWN HEREON, UNDERGROUND
UTILITY LOCA TlONS SHOWN ARE APPROXIMA TE ONL Y. UNDERGROUND CONNEC170NS ARE SIIOWN AS
STRAIGIIT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT
SHOWN. SOME UNDERGROUND LOCA TlONS SHOWN HEREON MA Y HA VE BEEN 7AKEN FROM PUBLIC
RECORDS, D.R, SmONG CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS,
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
/ ,
NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 £, W.M ..
PRELIMINARY Pl.AT OF PIPER'S BLUFF
21
4,500 sq,ft.
F.F. ELEII. 461.6
LEGAL DESCRIP TlON:
PARCEL A;
51,22r"
22
4,500 sqJt,
F.F. ELEII. 460.5
PAF~CEL B,
23
4,500 sqJt.
F.F. ELEV. 458.9
51,23'
, !
24
4,500 sq,tt,
F.r. ELEV. 456.6
THE SOUTH 91,2 FEET OF TIlE NORTH 121,2 FEET OF THE WESTERL Y 1/3RD OF TIlE NORTI! IIALr OF TilE
NORTHEAST QUARTER OF TIlE NORTHWEST QUARTER OF IHE NORTfiEAST QUARTER OF SECTION la, TOWNSHIP
23 NORTH, RANGE 5 EAST. W.M, IN KING COUNTY, WASIIINGTON;
EXCEPT THE WEST 30 FEE r FOR ROAD AS CONVEYED BY DEED RECORDED UNDER RECORDING NO, 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASIIINGTON.
PARCEL B;
THE SOUTfiERLY 117 FEET OF TflE NORTH HALF OF THE NORTHEAST QUARTER OF TIlE NORIHW£ST QUARTER
OF THE NORTHEAST QUARTER OF SECTION la, TOWNSIlIP 23 NORTH, RANGE 5 EAST. w.M., IN KING COUNTY,
WASIIINGTON;
EXCEPT T/IE WEST 30 FEET ROAD;
, :~ "
26
4,811 sqJt. ,
r.l': !,1~1I. 448.6
~J
Q
}.... .~
'-" I'. :Ii P ,,27.' . § . 5,ii37 sq.rt.
, F1F. ELEII. 443. '(
'i-!' r
LEGAL DESCRIPflON (ContinuecO:
PAI~CEL 0;
TflE WESTERL Y ONE-TrtIRO Or THE rOLLOWINC DESCRIBED TRACT
TflE NORIH HALr Or THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF TrtE NORIHEAST QUARTER OF SECTION 10, TOWNS/liP 23 NORTH, RANGE 5
EAST, W.M, IN KING COUNTY, WASHINGTON;
EXCEPT THE SOUTII 1/7 FEET THEREOF; AND
EXCEP T TrtE WEST 30 FEET FOR ROAO; AND
EXCEPT IHE NORTH 30 FEET FOR ROAD; AND
TilE NORTII 91,2 FEET OF THE ABOVE DESCRIBED
LEGEND:
FOUND MONUMENT AS NOTED
WESTERL Y ONE -TlIIRD,
"' "
;f8
6,674 sqJt,
F.F. ELEV. 443.3
,-.'l
PROJECT CONTACTS:
,"
•
I.AND IN CRITICAL
AREA BUFFERS
7,949 '1.F.
'J
, ·'r :
APPLICANT / OWNER " ...... "" .. , .. WESTPAC DEVELOPMENT, LLC
........... " .. " 7449 W. MERCER WAY
"""""." .. "MERCER ISLAND, WA 98040
SURVEYOR / ENGINEER " .... " .. ",D,R, STRONG CONSUL17NC ENGR,
"", .. "" .. 10604 NE 38TH PLACE, STE, 232
.. KIRKLAND, WA 98033
,,(425) 827-3063
VERTICAL DA TUM:
NA VD 88 PER CITY OF RENTON VERTICAL CONTROL
BASIS OF BEARINGS:
~----
NE 17TH ST
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SE 118TH ST
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VICINI TY MAP @ 1"-1,000'
PROJECT DA TA:
TOTAL EXISTING SITE AREA:
TOTAL PROJECT AREA:
(INCLUDES 10,337 S.F. OF SITE FRONTAGE
IMPROVEMENTS ON HOQUIAM AVE NE
217,369 S,F, (4,990 ACRES)
217,808 S.F. (5,000 ACRES)
NORTH
AND EXCLUDES 9,B98 S.F. OF NGPA AREA)
SITE ADDRESS:
lAX PARCEL NUMBERS:
PROPOSED NUMBER OF LOTS:
EXISTING ZONING:
PROPOSED ZONING:
DENSITY PROPOSED/PERMITTED:
TRACT "A ":
LAND IN SENSITIVE AREAS:
LAND IN PUBLIC STREET.'
LAND IN CRITICAL AREAS:
LAND IN CRITICAL AREA BUFFERS:
TRACT "C":
smOOL DISTRICT:
ELECTRICITY AND NA TURAL GAS:
WA TER DISTRICT.'
SEWER DISTRICI'
TELEPHONE:
BENCHMARK:
1166 HOQUIAM A VENUE NE
RENTON, WAS/IINGTON
102305-9367, -9002, -9144, AND -9312
28
R8
R8
7,27 D,U,/AC
STORM DRAINAGE TRACT
21,553 S.F. (0.495 ACRES)
NGPA TRACT "B"
9,898 S.F. (0,227 ACRES)
47, 719 S,F. (1.095 ACRES)
1,949 S.F. (0,045 ACRES)
7,949 S,F. (0,182 ACRES)
TREE PRESERVA TlON TRACT
6,998 S,F. (0,161 ACRES)
RENTON #403
PUGET SOUND ENERGY
WA TER DISTRICT 90
CITY OF RENTON
CENTURYLINK
City of Renton
Planning DiVision
OCT ? B 2011
CITY OF RENTON POINT NO,1907, CHISELED SQUARE IN SE CORNER CONCRETE MAILBOX
BASE, WEST SIDE 142ND AVE SE, OPPOSITE HOUSE NO, 12014 ELEVA TlON = 472,66 FEET.
NOTE FOR CERTIFICATION
OF SURVEY INFORMA TlON
TOGET/IER WITH THE NORTII 15 FEET OF THE SOUTfi HALF OF TflE NORTIIEAST QUARIER OF THE NORTIIWEsr
QUARTER OF THE NORTHEAsr QUARTER OF SECTION 10, TOWNSNIP 23 NORTH, RANGE 5 EAST. w.M., IN KING
COUNTY, WASHINGTON;
SET STANDARD KING COUNTY
MONUMENT WITH BRASS DISK STAMPED
"DRS 37555" IN MONUMENT CASE.
NOO'07'20"E ALONG THE CENTERLINE OF HOQUIAM AVENUE N, Pui TilE PLAT OF
BROOKEFIELD II, VOL. 224 OF PLA TS, PAG'S, 80 -83, REC, NO, 20041105000381,
TIlE TOPOGRAPHY AND BOUNDARY SHOWN HEREON
IS BASED UPON A FIELD SURVEY BY D,R. STRONG
CONSUL TlNG ENGINEERS.
EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO lONG COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NO, 3263478,
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON,
PARCEL C;
TflE NORTfi HALF OF TflE NORTlIEAST QUARTER OF THE NORTHWEST QUARTER OF TilE NORTIIEAST QUARTER
OF SECTION la, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M., IN KING COUNTY, WASIIINGTON;
EXCEPT TflE SOUTHERL Y 117 FEET THEREOF;
AND EXCEPT THE SOUTNERLY 183,00 FEET OF IHE NORIHERLY 213.00 FEET OF THE WESTERLY ONE-TflIRD
OF SAID NOR TfI HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NUMBER, 3263478, RECORDS OF SAID COUNTY.
FOUND CORNER MONUMENT AS AS
NOTED,
SET 5/8" X 24" REBAR WlTN PLASTIC
CAP STAMPED "DRS 37555"
SET MAG NAIL WITH 1 1/2" ALUMINUM
WASHER STAMPED "DRS 37555
VBF VER TICAL BOARD FENCE
eLF CHAIN LINK FENCE
REVISED LAYOUT 28 LOTS CWA 10/18/12 LRJ oce'""" ~~-4~~~~~~~=--------------------1-=~~~~~-~~1 ~S --------1
SC!,LE,
AS NOTED
SHEET INDEX:
CI OF 9
C2 OF 9
C3 OF 9
C4 OF 9
C5 OF 9
C6 OF 9
C7 OF 9
C8 OF 9
C9 OF 9
L1 OF 1
NI OF 1
T1 OF 1
PRELIMINARY PLA T MAP
TOPOGRAPHIC MAP
TREE CU TTING AND LAND CLEARING PLfi,V
CONCEPTUAL GRADING PLAN
ORAINAGE CONTROL PLAN
U 71L1 TIES PLAN, GENERALIZED
ROAD PROFILE AND CROSS-SECTION DETAILS
ROAD PROFILE AND CROSS-SECTION DETAILS
ROAD PROFILE
CONCEP TUAL LANDSCAPE PLAN
NEIGHBORHOOD DETAIL MAP
PRELIMINARY TRAFFIC CONTROL PLAN
VERTIG/lL: NAVD jgllB
HORlzmHilL: NM) 1983/1991 D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
1-__ + _____________________ -11-__ + ___ -11 ____ DESIGNED:
~~~'-------~~--------_1 1---+---------,-------------'1---+---11----1 DRAWN:
CITY OF
RENTON
10604 NE 38th PL, #232 KIRKLAND, WA 98033
0425,821,3063 F 425,821.2423
CWA
APPR
1-__ + ______________________ 1 ---1-___ + ___ 1 CIIECKW~-tft.J
III'I-'R:::":":"::", ------1
MAl REVISIUN BY NO, DATE
____ ?NE _I~~H_._,_ .1
Ar FUl.L SCALE
IF NOT m,[ ItlCH
SCALE ACCOHDlo'lCLY
Plofifling/BuiIJing/l"ublic Works Dept,
NORTI-I
GRAPHIC SCALE
o 15 30 --I.... J
60
4~
1 INCH = 30 FT,
PIPER'S BLUFF
PRELIMINARY PLAT
PLAT PLAN
DRS PROJECT NO. 12029
DAlE:
06-28-12
FIELDBOOK:
PAGE:
ORoll'/tNG ~JO:
SHEET: Of:
C1 9
A-NNNNAA
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NE 1/4 SECTION la, TOWNSHIP 23 N, RANGE.5 E, W.M ..
-1E18"CONC.Jl(~!8)c: ~~~E~~~~IJ -_~_ I{ u ~ ;r_1~~lc56cUIVE~T -o--T:RAVEL :OAD--
X ~~~ ~ J I) \) \ 1;< ! '\b' ),.,. ~ \;\ ~::f) \ \',
IE 18" CONC (S) = 450.42 V.~. ~ ;..1 I ',~12" CONClCUL~ERT, ' ,; ~ '~fl~~ 631.19" ".:,,_~ " _______ ~" ~/j~'-;~R~' \(:',{4"\OEC \ 12'~!fR ~~~tgw5/~;S~I~B~~pW~~AMPED
",! .... , " i -;r-"'!~ 452.14,\...., '_ I / .. '-~-I' I \ ' '\ I I /1'1)" '. 'i \\ ~r~)', ~-\ ". ~J 50" FIR "CRONES 29537". O.l·N. X
'fL----OP-__ OP__ "~~". .. ~"'. .. .. .,.... .. SHED .-.--__ _
OpSIGN -', qr· ---,op .... -·_. -op---_ .... OP ..... . .. ... ... . ' .. '. ',~ , ~' : "" . ..... .. 'I'll; . .. .....' a (J " 'N ' \. " 1322.41' --~--
P '~HPOLQ-U-"INA-EM-"-~A~V:VE\N~~E::.-3--OP~~1y~ 45: ~<-3fT-'--~f; r-~~ UP-~-OF~ , _ O~ ::=: ::--'= :~~ :~:/. ~ OfL-=-::~ ... o:~C-op. __ ~~R-.. _ .. ~Ol"" • =~61"-c; "_~ ~ ,'~..:,ci~~-;--=::..~. 0"-: .. ". __ OFL --''-'-:-oP~~ ':-"'( 010 ~~ ;:-o~~,-~ OP-T ~ OP I ,'\ / ,i~,p \:,6: :~tR, \ " <~ \ ~\ '..:,'S > " ,/ V \" "-@flCJR...."'6 .. 8",'..-----· .. -·---t;L... .. '.'....,'1 -, ~ ..... -' .. C)P---~,-.. -QA·-~ ... i O· F'"
12" CONC. CULVERT -----~., ,0 \ FOUND 1/2" BARE REB~;."'·" CENTERLINE OF ELECTRIC "~-=---=t!, , -=" 'e~ -'---=,-':"8f~,, ~. , 8\i~" .. ~81r--=--=:8f,~"C-D~'" -;:, 8~, .. ~", 8P'< --T =-(WJ'''-:-' '~op--',~ '::qPY" ="0";;:'" ." .. :\"7 "'" B__...O:--,-Ol"--,--' op OP---
IE ~ 452.32 _______ ' / I' .. 0.2·E. OF PROP. CORNER' TRANS,IISSION SYSTEM~"~"'" .,... ............ ", ' .. " '.. " " "~, ", ''', '. -\'"-;::: -~--'p;,--'-;-....\-;-·OP~ .. ---.... Of?:-;...: 9f.(-"_', or \0W~,0 '>;: \gl~----OP--.--Op op--
6·WIDECONC. SIDEWALI<~ / /Vw' \, I)AF~CEL 102305_9;6t\SE:MENT~;67Hr~;s~~~i~~66~"'" "', "\ '\/ \, ",'" '... '.. "', '.. '''' "... "" ..... " '\ ""'" ~/." ~ '. "~I ,,' .... A-\~,. "E-, -\ -··--OP----,OP----OP __ ~~~C. CURB CONT, SOUTH / // I 5 16 ' '(2J:i1 "OECID. " 'GUY----""", ", " 'I? ArkEL 182305-9002 ~." "" , '\ ... \ 34."FlR/,;-,', ", ' .. '. :\,,"~' WETLANDS
/ ~ ~ " ' ' , (18:)(' b C'I , ,ANCHOR' '.' .' ;;:;'~,!",h 'Df;:IO." 0' ,\' . , $""'-" 30" FIR ' \ \' \ CREEK 12"CONC.CULVERT~V ~~:~. ~,"l! L ", 10~' 'J" O·· .. C··~J)-~,... \.., 14,·)ECID. (1)' E'CII): .. ", \'" '\~10,0~.~:.cID' "lr,r~, ~.;0""'~CID'''· 8;V·'o,CID;.'48'''CF;OAR 'f.rivtl~~fQR"II" ,,"l:4:f,,/,,(,,''\,A:'i,'.;'I't( 0.5' DEEP
IE ~ 453.43 / z 0i~ s:;', ., 0 " I~ £CJ~· .." '..,,' . , u . ~\, ·~~t6 ··8""~~0'1"'~C.~ , "k,V,/, ' .. I '\ .. 3.5'-11' WIDE , :J -1 1 I> , ' 1 "n . J ,-/--'-' \ \ I .;:' <;. c, Ii "-f',V"l., "\ " \\
12" CONC. CULVERT '" ;;j ,: 0' .. 3) 18" DEClO.',. .,,:! p. '-.' " -" .~.. " , . ,"h'v-f '. l"" .. 54· ... 0ECIQ '. ' .. "i .\
IE ~453.97 ~ 2 w>-'z' ' '1 \ " ," • . ~ ... " \ " ~~\ 1~.j., CIO '8";)'D .. \ J CIO· ... · '. "I Do"'" E't;,ID. .. \, '. "~iv:~· 't/7~2'~" " CIO' '\ .. Go)' :. \'28' 'I
i ,c1'R'. -\.'"
J ~ "!I(y'~'.D[.' ~ ";:-if'DEi ili4!" EC! fi" q.E. CID.' ":J2f' ' u""" "'" I,
CB TYPE 3 ~"i V " " ( .. 0 ~'---6EClD(" , ).... 8" DEClO'" 'W',lFIR' 8"'0'(,/0. \'.. ' .' " " "', '.~ I .. ' '''. ", -, \ '. ''!,'f4' '-I \ '\ I'· ~~ ~ 458.07 ~ V ~ '6 I .. , 8"'-vs~( r:(7~' ~~ ~b -0 I "DEClO...·· (':~'D?'" EC/;'\ !;~t \ \ "" __ ' \ , " j.>h..~ 1~~":~2;\'$ ;~"'FlRr14;prC;~~~I~tY:JR;" '~II I:"" ~i')~:~ I " "-
IE 18" CONC (N) ~ 45477 . f "" 8 DEC. \." 0 CI . ,,~)'r .-.:.J<', \ I, ell "DEClO:' '. /" () " ~ -'JfT,fi' ),,/1.. \,' j, 7, ,':20 1'1' '" \ ~. & " H CERA
IE II~" l~?N~ «5» : :;1:;~ V".()O'~"'" ,,,: ':' "'. .. W'/DECIO, '. \ / \~~,2 'f ~EC/I. 12" DECI. -12"D1CID. ' " , I(8W' .. · CI~,. '0:;Y-;;-'/J CID.'·, '. ' .. ~p~.. ' ,_ (~:)CID. '__ ". 51': CEDA"/I'f 2~:' FI~1;f.~"\ 7)"';) C4~~)' k;o 'MY! \, ~ " If, HE~. ~ }.'Iu it'f W,,;
I/' 1 ' ", ,', 36' FIR ~..JI \( ~ '" , " '" (iq"'qE/;W, '.... 12 FIR?i,. 'I i \' ' ", 1 ", "1;( '~ .... '/," '-:, 'j/il.f:' 'M'v-,..... \
12"_CONC. CULVERT -(' 11/ ''OJ''''' """" / .. ,.,..... )N~ (1s<14,'i'\J)IECID. fIi~" ~EC/D. ~,ECID, ' '. G " I, (4f'qfCID '. ' ... "., "'~,,~ " (1~~~:",;~~-efr:D1cR.."d";K~'$.ti" .. {,II'f \ A-4. \\
IE -456.0.3 VylY ~ \'\ " .. ," ..n .... ~ ~ '\I 'v < .., ~)EDClO. (\~.'Jl ' ." ,,\~:"j. '. ~\...r;il/";)Esi:ij~/ ~:\ ;',I-T .. ~, \\..,
..../ r-"\~"I»tlD" ',' (~~~" , ...... ''--1 ' • ~~ v v I \ "" \ \ '\W-5
12" C04SN6C.·12ULVERT . f:> I (!) ° \ . " " ~ ,,, ~-" .. 8" 'REi':IO\ ' (~-'J \ \. (2"-FIR 8" FIR ;"11.7'. i -:-C'12i.'-E~'o( :-V1~ .. tJfe:D~ \ "i" \ A-51 "
IE ~ v ", FOUND l"'IRON PIPE WITH.. I} '(J FOUND 1/2" REBAR Willi 04" ,,"C'ID rc '" \.'.. •. ,,'~.ICL " yt) ~".'" G" . ' , ./1 ,'" . 0 ' . ,I' j RLASTIC CAP STAMPED ..... .' % '. YELLOW PLASTIC CAP , U , r..lil~"". EDW).' ..' 4" 0 CIO. e' ., -"'-~'" / 40·'.'FIR ,; I '/; -2,4 Df9Q. \'\~ \, 1 "
12" C "H&AI 15656'\' 0.2·S. OF ...... .' ~ ' .... ~.. STAMPED "H&AI 15656", " ~1' ". ,L../ (?fltr " OECID~' .. 18" CED(tR 5ij .-;r'f' : ,,. ,8 .'Q ID. ' ,I "5 >, \:~ ~-.' . CULV~~~GATED PLASTIC f.-/ ,," "" 311, .. "" PROP. CORNER, " I " W ~ , AT PRO~.~ CORNER ' ;;..,.., 8':'[)~DCiO'rz'" " ~ • , "el) !J-:;", " " ..' .' .';.' .11 : 1 ;1'4" DEClO. \ .. / ~\ 1''')A_6 W-6
IE ~ 457.38 r. ,,' , .. \' '.. ,I ~ ~ ~ '.~ '" OEDylD 2)~\ 8" 'I(ECII{,. "'. IQ" ECIO:'K '.. : : ' " cJ:. OtrlD : { , \ (' V (!) \' I '. '\
," l 0" ... , ..." ~ \. \'-~ 0" e ' , \ (j{ff1'1~~' "'DE;ID. 54" FIR /, ~.ifi.~ itR 'I : \ ',.' ~ ~~;:"-\/-" ~ ...... " ,---,-, -. __ RT~C~l~iE2~~ ~~,~ I ...---~M)\lLBOX 'tt\I?AlICEL'10 2,305-9312 H#f1~~E I ~ \, ~ 1~6\"IR'6J. 'Dr
CID
", \ ~,: 7 /!;;t / ( ,'~/ ,'\ ;';0ff\,A,,~){''<IIlf\\H!'':\''F.~1 .~\W-7
IE 18" CONC (N) ~ 458.94 I ~ ~ l;:' \<'~ , \' ~ '-C~)~" ! I \ I \ ~ "KhZ ( , " \' ~ ''t \ J.~ c'~~' ',,,>,' A·~ 7\
IE 18" CONC (S) = 458.94 w F '" "1° I'. " '\ \ \ % " 8" D pgp'.,. (8". ~\LD, .,::t.' \:rj;J;'1 ~JO. \, \ \ ~~ GEDAR "/1 "..",1 hVf-. 'y >-;z: .... I ~ t 60 " Flf\ ~r , '"l F'QUND 1/2" BARE REBAR,' GRAVEL ~ , rc-.. ;t.. ,I" Dt 10' \, 20" DECi~ _ "'", -( , .. • I /.1 --l ~'>! ::J: ro.·2'~.Xo..3·E.·OF .. PROP. \ PARKING ~.... •···· .. I·~· .. ;:--(~.\.-' \ \..:c,· "'", ,(3),IS"FlRS,' '. (,:\(] . .' '''2_'''lECjfJ~,)'rJFlR \W-8
12" CaRl GATED PLASfiC h°"i 1 ,0 "',-/ CORNE;~ '\ .... "" AREA .~., lO'\QED IO~04J'. ';(;ID, 8;,{) CID\ . \' \,t~,' / t/..t1··.'('~f' '':,,,, \;; >: \,
CULVERT . ' ' '/' " , -.... ;,,/'" Wff///ff///hi';l ' .. .. . , , " 'V<' " .. ·,~''r~8'' FiR . 8" Dt:CID. 16~""r-lR ~ ~ z, \ ~~t"l' FIR
462.3l ,~t.....~ \ " " ' ".,GRAVEL DRIVEWAY" ..' ~ 8" D~CIO ~ "13'" ciD. \ , " '., .. 'c,· .. ,,~"'. 'z
IE=. /:<, rc--" \ "'~, '~"~""/" 4'BARBED IO"DECI0r'>;')2~DJe?' ", \: " .. IIg'iCERAR\ ". '8':[I~~'~~\,g ~,.::(~;)\ ~r'f BLO~I:ND~~V~W~~T. / 1 1 ~~\'''''' )(~ .. ~. .yq..... WlRfJNC x)( X x (5\:~.)j~~D~ D~~;D,;-)(' ~rr;:~'\ " ~~<CEOA'~\??"DE~ID0)~Z~l[(:R'~ ~:~'\FI~'~NPLATTED ~ r----.-i'f~, ... / E!!l" '''' '" \~~~~~wltE~~i~~~:ITH. '''' (q~~'r;!o" ,~c/ .. ')1 ""-'l.('" )("".,-)( \)(', )1:, I'", ~~;~':.\~:
. . ,', .. STAMPED "H&AI 15656", ~~ \ .. ,~ . ,', 0.lq .. ]0,' E;I,D,.'.,'.,,' ' .. 36" FIR" '" \ " " .. ,\ 1...---\ ~ I 0.1'5. X O.l'E. OF PROP. ' .. ~[~R DEClO. '. ......)',1/." ... ' .. ,' 'x~L "FlF( ~ ~: I'" \15 \ " .. , CORNER . " .. J '..', 'j;·,\,t ... , .. '... , '\"" "'".,0; ~ • '(2) 10" /18" DEClO. \ \, 8" DEClO. '\ \. 8" O"CID. "' , '\ ,\"" -~, 40'" ,FIR\ \ \ ,',
12" DUCT. IRON ~! ?11\ ~:, ~1~~/NpCOST (~~ I:'» (~CID. Ai~:.'."CII),' ";W:: j:?~ ~... tt:tA~\ '.. '. \ \, x' ',14" DEClO.
CULVERT ..... , ~,...I\ "".:' ____ 1(r\.;;~Y" \.b,WD ~ ~~) ~flv.8"~'DCIO. '~I~JEY;D 1(~,~8"0\~b'Dmo.' ... '" ,,1"Ir'(.~)\:,I3, .. :~,,:,,~'J5IR?""IR'.",." ... ,.:.)."~ '\"" \ "
SDCIEB ~Typ46E3'112~' ~/ '1\ 0g "' SHED J~ \ -~ ~,. DEGt;~ . D .. , \1 14· .. ·FIR' " . ,
_ .,. ,..:.:.. \ ~ , ~. "I, 1 '-~;r D CID, \, \ x \ '-\ \ ~ . \ )! 1.; '. \ \ "'?i:lIlt .. ,.... '\ " \
IE 18" CONC (~ :, !~~.~~ /5, i;; f7' ... ~~ 1 '. HOUSE ~, " ur.r. xx " " \ ' , 10" OECID. ''j,,:;i .... \, \ " \ }'J.,?:J1"i,t '" ",' ' ... ><. \'
IE 18" CONC(S) = 462:87 .; ~ 1 "'~";lf-Yi;,S~ ",#1166 r. '. '. i \ \ ""J~1'f;48"'FIf?'"8·~{)f£lQ.,\,,,~-.. -\~----" -'---
MAILBOX± ° .,V U,-vi. J "'" ~! \ i', UN1'LATrED \ 1,.5(.) \ ',--", '" '~'9'{ '-. ',-\ \
: ',-D.il '£1 ' \, : "'.. ' .. 0" ..... """\.." "1" '''''' .. ", '-.
SIGN "NO PARKING" : ~ 'j, ., I\''' ! ,I? ARCEL '102305 91 '14\ " , ' 8",OE lDo ", ", \ "
I 't> ::J ox . t'-f; I ~ \~ 1 f':')\".. : ", I,.. ,,·.1 " ", 1O·:'IJ{XID. ".~" DEC/D. • ~>~" " \\ " 12"IED~g04~~~r-~I'~ ~ I~~D}~" l" FLA:POLE~ \..ido~clD. " z i .... / \\ " e\~ECID \ . \ 10" D&~;~~.~ECID. cI2~t:0:~~' ~1O:{ECIO',C)\". 1~,).qEC/:~o"\:ECI08"<D2.'C'I'D\.\' \, \ \.
Iii!............ x -_ '" \ ........ ~ :' , "r1(?}lf OECID. '0'_ 0°: "; <"j)8" FIR ,.',. .. • \ ~ ~""" ° , ,..-..[3 .. DEClO. \ ---;;---/ ,H." ~ _ ,/ I' : " '\\,~.J; "--~ 0" ~EC/D. / 10" FI~'" r-;~,~ 1O:'0t;~1D. r:~,'\,,' \ I, \, \ UNPLATTED
OJ.' . ( " \ , \ 4' BARBED WIRE FNC '" ~ " " 8--~ifCID. • ~ .. X -,' ,,\') , '. . '.' ' \;/" CONC. BLOCK WALL cl:'~ 01 '.j • llJ.· l \ j " ' , •... '. : .. J \ (2),," DfGID. -~ , .',~' --'"',''' I.::..", ~ CONTINUES SE
. I I. ~ , '. I ""' -"~ -.. ~~tJECID. \ -. \~. -~ \ '" -'--.----
I I ", ~ ¥to n =-~.. X") ) \ l f'~;~ .. I~'U~~ENR~ -~ : i l\ ',' \ \ S. LINE N. 15' S.1/2. NE.l/4, NW.I/4, NE.li!~3~~~W ~~:~3-5 / \, " . . ~
IE ~ 464.81 1;1; '0 I !\= ~BOLLARO. / I FOUND 1/2" REBAR WITH
12" CONC. -. ~ ':I': o. 9" DIA. 1.5' TALL YELLOW PLASTIC CAP STAMPED
CULVERT ' , I POWER "CORE 37555". O.l'S. X O.l'E.
IE = 464.96 I I' , N-S OF SUBDIVISION CORNER
:: SE to HOUSE CONC. POST INDICATOR
SURVEYOR'S NOTES LEGAL DESCRIPTION: LEGAL DESCRIPTION (Continued): BENCHMARI(:
1. ALL TITLE INFORMA TlON SHOWN DN THIS MAP HAS BEEN EXTRACTED FROM RAINIER TITLE CITY OF RENTON PO/NT NO. 1907, CNISELED SQUARE IN SE CORNER CONCRETE MAILBOX
INSURANCE COMPANY ALTA COMMITMENT ORDER NO. 631899 DATED MARCH 26. 20.12 AS TO PARCEL PARCEL A; PnA{!!CI~~S~~RLY ONE-TIIIRO OF TilE FOLL"'VlNG D"SCRIBEO TRAe'I'.' BASE. WEST SIDE 142ND AVE SE. OPPOSITE /lo.USE NO. 12014 ELEVATION ~ 472.66 FEET. THE SOUTN 91.2 FEET o.F THE NDRT/I 121.2 FEET OF TflE WESTERL Y I/JRD OF TflE NORTH HALF OF THE e 'e 'c. -" " v,,, " A. ALTA COMMITMENT SECOND REPo.RT ORDER NO. 632212 DATED APRIL 4. 2012 AS TO PARCEL B. NORTHEAST QUARIER OF 711E NORTriWEST QUARTER OF 711E NORTriEAST QUARTER OF SECTION 10. TOWNSHIP TilE NDRTH HALF OF TilE No.RTHEAST QUARTER OF INE NDRTHWEST QUARTER
AND ALTA COMMITMENT DROER NO.. 632457 DATED APRIL 4. 20.12 AND SUPPLEMENTAL COMMITMENT 23 NORTH. RANGE 5 EAST, w'M .• IN KING COUNTY, WASHINGTON; OF mE NOR7HEAST QUARTER OF SEC710N 10. TOWNSHIP 23 NORTH, RANGE 5
NUMBER 2 DATED APRIL 23. 2012 AS TO. PARCEL C. IN PREPARING THIS MAP. DR STRDNG \I
CONSUL nNG ENGINEERS INC. HAS CDNDUCTEO NO INDEPENDENT TITLE SEARCII NOR IS D.R. STRDNG EAS r, Wi., IN KING COUNTY, WASIIINGTON;
EXeEP/, THE WEST 30 FEET FDR ROAD AS CONVEYED BY DEED RECORDED UNDER RECDRDING NO. 3263478, CDNSUL77NG ENGINEERS INC. AWARE DF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY DTHER EXCEPT THE SDUTII 117 FEET TIIEREOI; AND
THAN THOSE SIiDWN ON TflE MAP AND DISCLOSED BY REFERENCED RAINIER nTLE INSURANCE
CDMPANY COMMITMENTS. O.R. STRDNG CONSULTING ENGINEERS INC. liAS RELIED WHOLLY DN RAINIER SITUATE IN THE COUNTY OF KING. STATE OF WASNINGTON EXCEPT THE WEST 30 FEET FDR ROAD.' AND EXeEP /' THE NOR TIl 30 FEET FDR RDAD; AND
TITLE CDMPANY REPRESENTA TlONS OF THE TITLE's CONDITION TO PREPARE THIS SURVEY AND PARCEL B; THE NORTH 91.2 FEET OF THE ABOVE DESCRIBED
ity of Renton
Planning Division
OCT 2 ~ lull
VERTICAL DA TUM:
NA VD 88 PER CITY DF RENTON VERTICAL CDNTROL
BASIS OF BEARINGS: WESTERL Y DNE -THIRD.
TIIEREFDR O.R. STRONG CONSULTING ENGINEERS INC QUALIFIES TflE MAP'S ACCURACY AND THE SOUTHERLY 117 FEET DF TI-IE NORTri NALF OF THE NORTHEAST QUARTER DF THE NORTIIWEST QUARTER
COMPLETENESS TO THAT EXTENT. OF THE NORTHEAST QUARTER DF SEC1I0N 10. TOWNSHIP 23 NORTH. RANGE 5 EAST, fV.M .• IN KING COUNTY,
2. THIS SURVEY REPRESENTS VISIBLE PIIYSICAL IMPROVEMENT CDNOITIDNS EXISTING UN APRIL 18.
20.12. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECDVERED FOR TflIS PROJECT IN APRIL.
2012.
WASIIiNGTON;
NOO'07'2U"E ALONG THE CENTERLINE OF HOQUIAM A VENUE N. PER REF. I
LEGEND: 8EE£RE/IlCES:
NOTE FOR CERTlFlCA TlON
QF SURVEY INFORMA TlON
3. PRDPERTY AREA ~ 198.433± SQUARE FEET (4.5554± ACRES)'
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A FIELD TRAVERSE SURVEY. A LDCA FIVE SECDND COMBINED ELECTRONIC TOTAL STA 1I0N
WAS USED TO MEASURE TilE ANGULAR AND DISTANCE RELA TIDNSHIPS 8ETWEEN IHE CDNTRDLLiNG
MONUMENTATIDN AS SHOWN. CLOSURE RA TlDS OF THE TRA VERSE MET DR EXCEEDED THOSE SPECIFIED
IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN
ADJUSTMENT ACCDROING TO MANUFACTURER'S SPECIFICA nONS.
6. UTILITIES DTHER T/lAN TIIOSE SHOWN MAY EXIST ON THIS SITE. ONLY T/lOSE UTILITIES WITII
EVIDENCE OF THEIR INSTALLA TlON VISIBLE A T GROUND SURFACE ARE SHDWN NEREON. UNDERGROUND
UTILITY LOCA TIONS SHDWN ARE APPRDXIMA TE DNL Y. UNDERGROUND CDNNECTIONS ARE SIIOWN AS
STRAIGHT LINES BETWEEN SURFACE UTILITY LOCA TlONS BUT MAY CONTAIN BENDS DR CURVES NOT
SHOWN. SOME UNDERGROUND LOCA TlDNS SNOWN HEREON MA Y IIA VE BEEN TAKEN FROM PUBLIC
RECORDS. D.R. STRONG CONSUL TING ENGINEERS INC, ASSUMES NO LIABILITY FOR THE ACCURACY OF
PU8L1C RECDROS.
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OR.WAJ
EXCEPT THE WEST 30 FEET ROAD;
TOGETIIER Willi THE NORTH 15 FEU OF TNE SOUTri HALF OF TrlE NDRTNEAST QUARTER OF TilE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 10. TOWNSHIP 23 NORTII. RANGE 5 EAST, WM .• IN KING
COUNTY, WASNINGTON;
EXCEPT TilE WEST 30 FEET THEREOF CONVEYED TO I(iNG CDUNTY FOR ROAD BY DEED RECORDED UNDER
RECORDING NO. 3263478.
SITUA TE IN THE COUNTY DF KING. STA TE OF WASHINGTON.
PARCEL C;
THE NDRTI-I HALF OF THE NORTHEAST QUARTER OF TIlE NORTflWEST QUARTER DF THE NORTHEAST QUARTER
OF SEC nON 10. TOWNSNIP 23 NORTfi. RANGE 5 EAST, WM, IN KING CDUNTY, WASHINGTON;
EXCEPT THE SDUTHERLY 117 FEET THEREDF;
AND EXCEPT THE SOUTHERLY 183.00. FEET OF THE NORT/IERLY 213.00 FEET DF THE WESIERLY ONE-THIRD
OF SAID NORTH HALF;
AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING CDUNTY FOR ROAD BY DEED RECDROED UNDER
RECORDING NUMBER. 3263478. RECDRDS OF SAID COUNTY.
ill FOUND MONUMENT AS NOTED
SET STANDARD KING COUNTY
MONUMENT WITH BRASS DISK SIAMPEO
"DRS 37555" IN MDNUMENT CASE.
o FOUND CORNER MONUMENT AS AS
NO. TED.
• SET 5/8" X 24" REBAR WITH PLAsnc
CAP STAMPED "DRS 37555"
)( SET MAG NAIL WlTIi I 1/2" ALUMINUM
WASIIER STAMPED "DRS 37555
V8F VER TICAL BOARD FENCE
CLF CHAIN LINK FENCE
DR. STRONG
CONSUL TlNG ENGINEERS
REVISED LAYOUT 26 LOTS CWA 10/18/12 LRJ SURVEYED, ~~-.~~~~~~~~-------------------t~~-r~~~-~~ ~s
ENGINEERS PLANNERS SURVEYDRS
10604 NE 38111 PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425.821.2423
~--4-----------------------------4----+----t---"
NO. REVISION ElY DATE APPI<
DESI:"GI1"',,"', ;.;;...-----1
flAl(
D[lAW~I:
CWA
CHECKED:
tAAJ
SCALE:
/lS NOTED
ONE INCH
Af FULL SCALE
IF NOT @IO INCII
SCALE ACCORDINGLY
I. TilE PLA T DF BRDOKEFIELD /I RECORDED IN VOLUME 224 DF PLA TS, PAGES 80.
TIIROUGH 83. UNDER KING CDUNTY RECDROING NUMBER 20041105000381.
2. RECDRO DF SURVEY RECDRDED UNDER RECOi?DING NUMBER 980.51490.0.4.
THE TOPOGRAPHY AND BOUNDARY SNOWN HEREo.N
IS BASED UPDN A FIELD SURVEY BY O.R. STRONG
CONSUL TlNG ENGINEERS
NORTi-1
VERIIC/l.l: IJ/IVO lS88
H(.lflIZONfAL: NAD 1983/1991 CITY OF
RENTON
PlurHlin9/EluiIJing/Public Works Dept.
o
I
GRAPHIC SCALE
15
b
30
J
60 ......
1 INCH; 30 FT.
PIPER'S BLUFF
PRELIMINARY PLAT
TOPOGRAPHY MAP
DRS PROJECT NO. 12029
DAlE:
06-28-12
FIElDBOOl<;
PAGE:
DRAWING NO:
SHEEr: OF:
C2 9
A-NNNNAA
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0.
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TESC LEGEND
o
CONSTRUCTION LIMITS & IIIGH VISIBILITY
PLASTIC CONSTRUCTION FENCE
TREES TO BE REMOVED
IREES TO BE SAVED (16)
~~~~~~~,~~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
OD,MUID,OR,wA)
I ' ,
, ,
I.
1
j1i i I
'i il ], .
, 1,'
--~--------------
NE 1/4 SECTION 10, TOWNSI-IIP 2 7. ,) N, RANGE 5 W.M ..
; 1: " I "
1 :~i 'l
1 ' \, I ' 1 i, , ! ,
-l-~======~'-!"-,,,-,,--' =:,=7-~~~~'~~
i ! I ;., } i ~, .
POWER POLE
8E RELOCA TED
: \)11, d'
ile i; I i
, , ," ; i' ' 17
5,169 sq.n
, ,i'
":' "'l.i'
, ;; ~) 0, I.) i '
'! I'
< !:, ~ I:
I,
16
4,603 sq.ft.
19
4,502 ?>4."
. TREE REPLACEMENT
i, '/' "j -;,'
. i, iF
3
4,500 sq.ft.
15 "
4,603 sq. f(. "A v
"'1---456
L
11( ____ _
, 20
4,501 5q.ft.
CITY REQUIREMENTS DO NOT REQUIRE A SPECIFIC TREE RETENTION PERCENTAGE.
THEREFORE, NO SIGNIFICANT TREES mLL 8E RETAINED. STREET IREES WILL BE
PROVIDED ALONG IIOQUIAM AVE Nt::, MAIN ROAD ')\"
NOTE:
REPLACEMENT TREES TO BE LOCA TED WITHIN LOr PERIMfJERS AS PART OF NORMAL
PLAT LANDSCAPING. ACTUAL LOCA TIONS SIIALL BE DfJERMINED DURING FINAL
ENGINEERING REVIEW. AND SIIOWN ON lANDSCAPE PLANS.
DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS Pt.ANNERS SURVEYORS
10604 NE 38rh PL. #232 KIRKLAND. WA 98033
0425.827.3063 F 425.827~2423
~IO~
,
41 ,
4,500 sr.ft.
i
I
141
4,603 s9.ft.
----~ -.~~
21
4,500 sq.ft~
REVISlml
'13
4,60J sq.ft.
22
4,500 sq.!!.
CONSIRUCnON
CLEARING LlMI T (TYP.)
BY
~ I .
12'
4,60J "q.lt.
_ ___ -d'..;.,/'ft"tJiAU ")I"
DATE
23
4,500 sq.ft.
APPROVED'
MAJ
24
4,500 sq.!t.
~>C~LE:
ftS NOTED
UNE INCil
AT FULL SC/ILE
If NOT mJE INCH
SCALE ACCORDINGl"{
~v.' . " ~ : ' , ,
, 9
4,551 sq.ft.
5,197 sq.ft.
VERTICAL: NAVD 19BB
HORIZONTAL. ~JAD lS!;!3/199I
26
4,811 sq.ft.
CITY OF
RENTON
Planning/Building/Public Works Dept.
28
6,674 Nft.
IREE 'TO BE
RETAINED
TRACT ~'A"
STORM pRAINAGE
, ".
TRACT "e"
TREE PRESERVA nON l!'< i ;,\ 6,998 sq. ft_
'{\" / !L i t
"j',
. ';'..;'
'Ji, ;
'U
fJU f'
'!' 11' }:!,;-
" ;':!-\,',
','l /:1
I;" ;
,,'.'!
1, " /;
" .
'\
(,1
',; i
City of Henton
Planning Division
ocr ?~ 1011
NORTH
o ,
PIPER'S BLUFF
PRELIMINARY PLAT
TREE CUTTING AND LAND CLEARING PLAN
DRS PROJECT NO, '12029
GRAPHIC SCALE
'15 30
l J Lam -,
1 INCH = 30 FT.
60
iii
06-28-12
PAGE:
uJ
2' « z ,-u w -,
o n::
[L (f)
cr:
W
0...
0...
JJ+43. J3 (HOQUIAM AVE. NE)
-21+86.47 (ROAD 'A')
'f 1 ~5 ',-
ii' l:l' ,'( ; i
·i)'
({ ,-,. "
I $'i
Ii n,"
!J J\:l.iii ':: >
»,
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"'i 1-1
" , ",'
i
31+14.23 (HOQUIAM AVE. NE)
=10+00.00 (ROAD "iI") !i
,I i' I':
H
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(lD,MT,ND,OR,WA)
I:
Ii
I
SIDEWALl( .RAMP
TO EXISTING GARD
;)1, 'i'
1" II!
ClI' ,.L,;
.',; ,j ;1-;
.': ,
I
'" <:>
;!:
'0
:1
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·· .. 1
,
NE 1/4 SECTION 10,
I -," (,> )i.;! , i' ~
Ii
12+00
-'-1-.-/-
TOWNSI-I/P 23 N, RANGE 5 E, W.M ..
13+00
1---DAD '~.. 1J,
-!b .----I -. "'-.--
. ~ . ...
~14+0
--I
COORDINA TE GRADING
WlrH NEIGHBORS END OF SIDEWALK
MA rCH EX. GRADE
EL. 422.60
8
4,946 sq.ft.
F.F. £LEV, 431.1
10
5,197 sq.ft.
.F. ELEV, 445.1
';,----,"" /
/
/
/
1
43 4
,I
r6~.
438 ~.,
REMJ1~ABLE>' '
BOLL/lfWS (TYP)
-,~,:'---;, ,: ,; 'j;-i;, t -" ,;! ".,",
-'"':<'"'''' ",,-,.
•
'TRACT ;~ •• '
STORM DRAINAGE
2t553 ~q. ft,
,'-" " '\
, -'~\' \ \ , ; ,
-" ; 1
; ; ):,1
, '
! i
i;
'r' 'AI
'i I i -~f-~
",!:; I'
L ']' -',~ 1 1>
WI !'j i
-----~
1 I,: -~1.
'\
\'., , -c-.-'-
~'i1';E~~j'7·~·'~·:·~·;::.::~·!.:I..,~,,;[·~.·7. "'.~ _C:;··"-·C'''='J·~= .. :::·t.,,~~;·.'~j~·~. ~:"f'.~."f' -::,-1h.~:~·:'··;:.:·~·~.~:~. ~,~".~.:-.~, 7. ,~'.-, c: ~: • :'_".J ,t. ~>:". <'/'"
~ ';::-.----------'-c,-',--~----+-.JI,,'; f;:
1'-' --l
1 1
TRACT "C"
TREE PRESERVATION TRACT
6,998 sq. ft.
1 ;/
,'---~---I
.' 1 1
')'1 1
;: 1 . 1 h, i, 1 1
1 1
1 19 1
1 4,502 sq,ft.
F.F. ELEV, 46J.6 1
1 1
,L._. _
, '":'! P ,'/ .',,'''!:' r"?";';';1-
r:-----
1
1
1
1
1
1
20
4,501 sq,ft.
1 F.F. ELEV, 462.6
1
1
1
1
I~
1
1
1 1
L -. __ . ___ ...I
~G
. ".1' :{ •• ill ,----..1,'-,
'lis'ffiONT A 1
1 SETBACI( ryp. 1
1 1
1 1
1 21 1
1 4,500 sq.ft. 1
1 F.F. ELEV, 461.6 1
1 ,01 :'
L_~~ ... __ j
r·------·--I
1
1
1
1
1 22
1
1
1 4,500 sq.ft.
1
1
1
1
1 F. F. ELEV, 460.5
1
L
1
'--. _ ,-:...1
r--5' SIDE -. -.,'
I-SE1BACI( . 1
1 (TYP.) '. 1
1 'I
1 1
1 23 1
1 4,500 sq.ft. 1
1 F.F. ELEV, 458. 9 1
1 1
1-- -----',
1 1
1 1
1 1
1 1
1 24 1
1 4,500 sq.ft. 1
1 F.F. ELEV, 456.6 1
1 1
L. __ I
IJo+oiT (ALLEy""B') ,
1=14+04.89 (ROAI,) "Ar.
1 . 1
1 1
1 1
1 25 1
1 4,50P sq.ft. 1
IF.F. ELEV, 45J.l 1
~-~_J_:
r-
1
1
1
1
1
,/
26
1 4,811 sq,ft.
,/
,/
1 F.F. ELEV, 448.6
1
L _ . __ . __ . __ I
-,
1
1
1
1
1
---444~_
27 1
5.237 sq.ft. 1
F.F. ELEV, 443.7 1
1 L 1 ----.--.. __ I
1 1
Ii: :
l 1
1 1
1 1
1 ~8 1
1 6,674 sq.ft. i
F.F. £LEV, 44J.J
1 1
1 1
1 1
1 1
1 1
L-_,-____ J
\
PRELIMINARY SITE VOLUME CALCULA TlONS
D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL, #232 KIRI(LAND. WA 98033
0425.827.3063 F 425.827.2423
~IO. REVISIO~I
NOTES:
I. ALL SURPLUS SOILS SHALL BE EXPOR rED TO AN APPROVED
DROP-OFF SITE.
2. FILL NEEDED IN EXCESS OF ONSITE SOIL SHALL BE
IMPORTED FROM AN APPROVED SOURCE liND SHALL BE
APPROVED BY GEOTECHNICAL ENGINEER.
CHECKED:
MAl
BY DATE APPR
SCALE:
M3 NOTED
ONE INCH . __ I
/If fiJLL SCAlE
If-" [Jor 0rlE INCH
SCALE ACCOROltJGLY
cur VOLUME
(Cu. YDS.)
20,251
FILL VOLUME
(ev. YDS.)
1,958
NET VOLUME
(cu. YDS.)
18,293 cur
'THESE VOLUME CALCULA nONS ARE APPROXIMATE.
CONTRACTOR SHOULD USE THEIR OWN CALCULA nONS FOR
CONSTRUCTION PURPOSES.
VERTICAU NAVD !9BB
fIORIZONfAI.: ~!AD 1883/1991 CITY OF
RENTON
Plollnin~/Buildilly/Puulic Works Dept.
: ;
'. :
City of Renton
P:anning Division
OCT ? ~ Lull
PIPER'S BLUFF
PRELIMINARY PLAT
CONCEPTUAL GRADING PLAN
o
1
,1,<'.
NORTI-I
GRAPHIC SCALE
15 30 60 l ,oJ d
1 INCH = 30 FT.
06-28-12
PAGE:
DRS PROJECT NO, 12029 A-N
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TO CONVEY EXISnNG ORAINAGE '
FROM soUm
':,J:
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"
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I·i' C8-22
film ~VI_IU'
;!(;' LOCKING LID
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(iD,MT,ND,OA,w A)
.; .
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\1 ' I ,
1
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NE 1/4 SECTION la, TOWNSHIP 23 N, RANGE 5 £, W.M ..
/----1
/
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! I
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I I
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I 1 I
[F. F. £LEV. 455.J J
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3
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1
4
~+---,'
I F.F. ELEV.. 448. 9 1
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I I : 15 ·~1 : : I ;
100 1 "'I . II
1';/ I 16 ::.' IIF.F. £LEV. 455,£1".: .'" 14 I I
I ~I ,F. ELEV. 456.4 II ::.' I F,f. ELEV.45J.J I I F.F. ELEV. 453.2
. II II I I
I il I I I
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L'l"
I F.p.
\
\
17
ELEV. 458.5
13
,I
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6 I
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F.F. ELEV. 441.6 I
------_ -" J
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12
ELEV. 450.6
.1
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IF.F.
I
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7
4J6.9
ELEV. 449.1
COORDINA TE ORA DING
film NEIGH80RS
8 C8-.v--,...\
F.F. ELEV. 4Jl.l
4 32 -~·---'----k
'''-'---
L __ "o .. = 436 ='"~=~
J-I---I-c...l...--~ 438 -~~r-\...Ul
----,
10
ELEV. 445.1
~ -~·-·'\;--,:-I-454-<:::::'--:.: ~_~.J ~~~456~J~~IEI ~,$1~'45~6~ ~~~t~. ,~~-'~-~~~~~~~i~_,_L-_'~
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t ,1':" .. El.OV. 465.5 1
r'l, ''\ .' I
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1 1
! 1
1 1
1 19 1
1 I
1 F.F. ELEV. 46J.6 1
'I 1
J
----466 -,.-'-----_.
: " ;~
i' 464-,---,"-~
j pi
D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
1-
1---_1
I
I
1
1
1
I 20
1 F.F. ELEV. 462.6
1
L_.
,.
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-/-"---
I--=----1--1
III I
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I F.F. ELEV. 461.6 I
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462---. i l •
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REVISED lAYOUT 28 lOTS
1-
,---L-
I
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1
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I
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ELEV. 460.5
13+00
C8='4'---
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----
I ---,--_1_._ -I
1 I
I I
I I
1 I
1 241 I
1 I
I F.F. ELEV. 455.6 I
1 I
L-____.J
CWA 10/16/12 LI1J SU'NmD, SWE, 1·.......;:;::;,:.-F::L:.:'.L.:.!l--'~-1 """,;:SJ;.;.;s:..-___ 1
1-__ + _________ ,-------------+---'1---+---1 OESlmIED: NI\!(
ORAW~I:
CWA
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I I
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I I
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I .25 I
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IF.F. ELEV. 45J.1 I I f:F. ELEV. 448.6
I I I L-_______ .J I '
456 -45?
454 -
foS NOTED
VERTICAL: tlAVD 1988
1I0HIWl'lfl>.L; WIO 19t1J/le~1
01,[ INCII
C8 20, 48" TYPE
CONTROL STRUCTURE
RIM 424.00
IE 408.54
12'p INLET
IE· 420.54
(
I
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I F.F. ELEV. 44J.7
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CITY OF
RENTON
~'-----
I
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C8 21
95' STORMfiL TER MANHOLE
1 J ZPG CAR TRIOGES
RIM 424.00
IE IN 408.54
IE OUT 406.24
" '. f'. CT '~., I-
STO~I DRAINAGE .
21. J sq. ft. J5'
"/ :,smEAM
}":i,,A3UFFER
-I
I
I
I
I
I:<~%": .
CT "s"
\' NGPA '
\ 9, 8sq.ft
i"BACT "e"
TREE PRESERVA nON TRACT
6,998 ,?q. ft
I \ I
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I 28
I I F.F. ELEV. 443.J
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City of Renton
Planning DiviSion
ocr ? ~)U,'
PIPER'S BLUFF
PRELIMINARY PLAT
DRAINAGE CONTROL PLAN
. ,,',
, ,(.
--" .. , !,.:! ; ,-
.. '
NORTH
GRAPHIC SCALE
o 15 30 60
IL h@ t ' ..
1 INCH = 30 FT.
DATE;
06-28-12
FIELDElOOK;
PAGE:
DRAWING NO:
10604 NE 38th PL, 11232 KIRKLAND. WA 98033
0425_827.3063 F 425.827.2423 r---t----------------------lf---+---I---"I CII~CI(EDt.W ~==----I
AT FULL SCALE
IF Nor ONE IIleH
SCALE ACCORDINGLY
Planning/Building/Public Works Depl.
NO. APPROVED
MAJ DATI' APPR C5 9 I?EVISI()~I SHEET: OF: BY
DRS PROJECT NO, 12029 A-NNNNAA
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1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
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1·1
DR STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL, 11232 KIRKLAND. WA 98033
0425.827.3063 F 425.827.2423
10/1B/12....!!!::!...... 5U""'ruS
~---t-----------------------------+---~---4----f -~~------I I DESIGfjED:
1W{
CWA R~SED LAYOUT 28 LOTS
DRAWN:
CWA
CflECKED:
tAIIJ
-'""'PP"'RO-"::D' .::...----1
MI\J BY DATE APPR ~IO. REVISIO~I
SCi\LE:
p.s NOTED
l ONE HleH I
--~-~-.. ----~-
Ar FULL SCi\U:
IF NOT ONE IrlC11
5Ct,LE ACCORlJlHGLY
'] ;
VERTICAL: NA'/O 19l1B
IIORllUNrAL: NAD 1963/18YI CITY OF
RENTON
Planning/Building/IOublic 'Norks lJept.
... :: ..
" I;
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PIPER'S BLUFF
PRELIMINARY PLAT
UTILITIES PLAN, GENERALIZED
, ~:
City of Renton
Planning Division
ocr 9:, LUlL
NORTH
GRAPHIC SCALE
015 30 60
1otJ' .... .".""" ..... }.... _1Il!IIIIlIllJ
1 INCH = 30 FT.
OlliE:
06-28-12
FIELD800K:
PAGE::
DRAWING NO:
SHEET: OF:
C6 9
DRS PROJECT NO. 12029 A-NNNNAA
,-o n.
" <L
o o o
N
~
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L « z
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LL
LL
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0::::
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t':l,7 IkJ1
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
, ,
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490
470
i 450
I
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NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E, W.M ..
490
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If! ' : ' , I -i ~t-
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470
450
HOQUIAM iA VENUE NE I II I . I 'li~1 ,I
i i : j i !
,.-~~----I-----~+-----il-____ ,I ______ --i, _____ L _____ ~ __ --~--------\_------r_------+-----+----J-r----;
\.t) {'.j
Gj ('\j
If) lJ)
" "
'---_~ ___ --' ____ ~ _____ ~ __ ~ __ ~.~ ~. ___ __'__ ___ _____' .. _ ~~ ____ --'--______ L ___ ... __________ "--____ --"_~ ___ ~_~ __ .~ __ "__ ___ ___l'__' ____ ___'
JOrOO
DR STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425.821.2423
30+6U 31+20 JUIJO 32+40 J3+00 33-'-60
I'SAWCUT 30' R. O. fY. HALF fWD Til
30'1 ±12.BO' r------t-~----~~~--~26'~-~~~·----~~
PAVEMENT fWDTH ' i3
"J lc ± Ii. BO' 15 ~ ~ ~~ ~ ~ "i '" [j ~ L;: ~ i'~ ij ~ 6" §.5' PLANTEIf _5' ~ I'
V) Q I;'~D SIOEWALK '" I '" Q i II: c(~ 1"'-~~~~======~~~~~'~?-~~~~T.~~~~I~c,>~-g:,;,:~~~~/~~~F'~Tft~.;V;.A~,'~~··~~'y ~»·~·r··~~~~~~N':;07ES:
[/.</"VA'(I""''.;''''\'';r-s'>''Y~V~ CEMENT CONCRETE I. CONTRACTOR Sf/ALL MATCH EXiSTiNG
CURB & GUTTER PAVEMENT CROSS SEC7ION ON HOQUiAM
2" COMPACTED DEPTH
ClASS B ASPHALT
CONCRETE
4" MIN. COMPACTED DEPTH
ASPHALT TREA TED BASE
COMPACTED SUBGRADE, FREE
FiNE -GRAINED OR ORGANIC SOILS
SUBGRADE SLOPE
0.02 FT/FT ~ 6" CRUSHED ROCK:
CATCH BASII'I & STORM
SEWERS SEE PLAN
(lW'MiN COMPACTED DEPTH W/ %"MINUS
\ CRUSHED ROCK SURFACING BASE COURSE
& #/' MIN COMPACTED DEPlN OF IG"
MiNUS CRUSHED SURFACiNG BASE COURSE)
'--12" Gf/AVEL BASE, CLASS "B" MAY 8E
REQUIRED DEPENDING ON SOIL CONDiTION
EAST HALF OF HOQUIAM AVE NE
~~CTION STA 30+03.06 70 33+13.420
SUI'lVEiED:
SJS OIIA 10/16/12 UlJ REVISED LAYOl1T 28 LOTS
DESIGNED:
NAK
DRAWtj;
AVENUE NE, BUT SHALL NOT BE LESS THAN
WHAT is SHOWN,
2, f/OQUiAM AVE NE REOUIRES GRiND AND
OVERlAY ACCORDING TO CITY OF RENTON
TRENCf/ RESTORA nON AND STREET OVERlA Y
REQUiREMENTS.
J, EAST SiDE OF ROAD fWLL BE
CONSTRUCTED WITII 2% SLOPE TO EXISTING
EDGE OF PA VEMENT. WIDTIi VARiES
SClItE:
AS NOTED
VERTICAL: ~IAVD 1988
1I0HlZONrl'.L: ~jAD 1!}I;Uj1991
CWA I--+---------------+---I--+---!~ .. ----.-1_ ONE INCII I
r----r-------------------------------t------t----b----I
NO. F,EVISION BY DATE APPR
CHECKEr);
MN
I',f'PHOVED;
fAN
----I
r .. Af FULL SCALE
IF Nor ONE INCH
SCALE ACCORDltlGLY
o
I
o
\
GRAPHIC SCALE
15 30 60 t-.....J UP"" !
1 INCH ~ 30 FT,
HORIZONTAL
5 10 20 t-d t N ..... "...... I
1 INCH ~ 10 FT.
VERTICAL
CITY OF
RENTON
Plunning/Building/Public Works Dept.
~-.--~ ------
PIPER'S BLUFF
PRELIMINARY PLAT
ROAD PROFILE AND CHOSS SECTION DETAILS
City of Renton
Planning Division
ocr 9 ~ luil
DArE:
06-28-12
FIElDBOOK:
PAGE:
ORAWING NO:
SHEET: OF:
C7 9
DRS PROJECT NO. 12029 A-NNNNAA
LL
LL
:::::::>
....J m
··480
\1
9f60
..len
TVV
AAn
TTV
420
_,.,H""'ovv~,~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground L.ocation Center
(ID,MT,ND,OR,wA)
10+20
-. . -ZOOl( ----"
PROPOSED
GRADE
N£ 1/4 SECTION 10, TOWNSHIP 23 N, f?ANG£ 5 £,
PW STA = 13+77.42
PW HEV "f 457.39
AD. = .,.10.00
K = 1{1.30
~--------~--------~-------183' VC-------------
156'(SSD pROWDED)
155'(M/N. ssq ADJUSTED)
W.M ..
r EXISTING
GI?ADE
LOW POINT EL£V = '422.10
LOW POINT STA = 16+92.53
AW STA = 16+91.18
PW ELEV = 419.02
AD. = 26.65
K = 3.51
93.5' VC ------i.-
LIGHTING WILL BE PROl1DED
TO ACHIEVE MIN. SSD REQUIREMENT
480
.f
.-~----
"' ;:0; "K G;} ;t
" ...; ''i C\j .c '" '0 ~ ~~ <n<o " "' ...
... _---
10+80 11+40
45' R.O.W. HALF WIDTH
18' PAVEMENT WIDTH
12' LANE
~
. 02 Fe/Fe
. ------'----
\~~ , __ "'4-~~ .0, co· ("::::J <:s COd ",-~~ ~~ ,,~
..
12100
6'
PARKING LANE
...........
.02 FT/FT
Iv
'-/ ~
i( /., ' /<
6' CRUSHED ROCK:
. __ ...... _--
12+60
CA TCN BASIN &: STURM
SEWERS (TYP.)
,..-,
8" WAj-"
2" COMPACTEO DEPfH
CLASS B ASPHALT
CONCRETE
4" MIN. COMPACTED DEPTH
ASPHALT TREA TED BASE
(IV;," MIN COMPACTED DEPTH Wi %"MINUS
\CRUSHED ROCK SURFACING BASE COURSE
& 41-2" MIN COMPACTED DEPTH OF lYz"
MINUS CRUSHED SURFACING BASE COURSE)
12" GRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENDING ON SOIL CONDITION
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
ROAD "A " SECTION
STA 10+65.69 TO 16+46.99~
NTS \!!J
ROAD "A 11
13+20 I.H8G 14+40 15+00 15+60
335' R.O. W.
-.~.--------
2" COMPAClED DEPTII
CLASS 8 ASPHALT ,..-,
CUNCRETEjJ
8" WA
4" MIN. COMPACTEO DEPTH
ASPIIALT mEATED BASE
COMPACTED SU8CRADE, FREE OF
FINE -GRAINEO OR ORGANIC SOilS
18' PAVEMENr WIDTII
12' LANE 6'
, PARKING LANE'
.02t=T:/n:
~ CEMENT CONCRETE
CURB &: GUTTER
CA TCH BASIN &: STURM
SEWERS (TYP.)
6" CRUSHEO ROCK;
(iV" MIN COMPACTEO DEPTH w/ % "MINUS
\CRUSHED ROCK SURFACING BASE COURSE
& 4/z" MIN COMPACTEO DEPTH OF iVz "
MINUS CRUSHEO SURFACING BASE COURSE)
12" CRAVEL BASE, CLASS "B" MAY BE
REQUIRED DEPENOING ON SOIL CONDITION
ROAD "A" SECTION
17+35.63 TO 21+20.690 S7A
NTS
DR. STRONG
CONSUL TlNG ENGINEERS
REVISED LAYOUT 28 LOTS CWA 10/16/12 U'lJ """'" ~~-4~~~~~~~~------------------~.~~-~~~:~~~~ ~S
SCALE:
VERT.CAL: tlAVO 1988
fIURIZONrAL: NAO 1911.3/199I AS NOTED 1---+----------------------11-----I----I.---.j f)F:SIGHEIJ: -----~------~-----~~D~M~WN~.~'~~{~--------~---------------I ENGINEERS PLANNERS SURVEYORS CWA ONE INCH
.
16120
---.-.-.---.~----t-----+-----~-----;
.1-._ .. __ ....
16+80 17+40
16' ALLEY
o 1
o
1
GRAPHIC SCALE
15 30 , I
1 INCH = 30 FT.
HORIZONTAL
5 10 L_......I
1 INCH = 10 FT.
VERTICAL
60
d
20
d
CA TCH BA SIN &: STORM
SEWERS (rrp.)
6" CRUS/lEO ROCK:
(lW'MIN COMPACTEO DEPTII w/ % "MINUS
\ CRUSHED ROCK SURFACING BASE COURSE
&: 41-2" MIN COMPACTEO DEPTH OF IYz"
MINUS CRUSHED SURFACING BASE COURSE)
, COMPACTED DEPTH
CLASS B ASPHALT CONCRElE
4" MIN. COMPACTED DEPTH
ASPHALT TREATED BASE
12" GRAVEL BASE, CLASS "B" MAY 8E
REQUIRED DEPENDING ON SOIL CONDITION
COMPACTED SUBGRADE, FREE OF
FINE -GRAINED OR ORGANIC SOILS
ALLEY "A AND "B"~
CITY OF
RENTON
NTS
PIPER'S BLUFF
PRELIMINARY PLAT
ROAD PROFILE AND CFlOSS SECTION DETAILS
City of Renton
Planning Division
OCT?~ 1011
DATE:
06-26-12
FIELOBOOK;
PAGE:
DRAWING NO:
10604 NE 38i1} PL, #232 f(IRI(LAND, WA 98033
0425.827.3063 F 425.827.2423
CHECKED: 1---1-------------I---~::-~=:·~~~~w::......_--1 AT fUll SCALE
If NOT ONE INCH
3C/1LE ACCOfWllJGLi
Pluflfliflg/Ruiicling/r'ublic Works lJept.
~IO. REVISION BY DATE APPR APPRO'''~w SHEET: OF:
C6 9
'-'-1
DRS PROJECT NO. '12029 A-NNNNAA
uJ
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CL
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D-
(~
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Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,OR,WAl
"
NE 1/4 SECTION 10, TOWNSHIP 23 N, f(ANGE 5 E, W.M ..
480
46fJ
440
420
PVI STA = 18+38.04 .
PVI £LEV = 439.66
·A:~. = -9.95' ,
K = 10.85
!
• 108' VC .
I '-------t--------,c----.. -... -~-----;------T---.--. -·i---------. -----
F/OAD
PVI STA = 21+08.86
PVI ELEV = 452.38
. A.D. -"-2.70
K = 14,83
-'40' VC --
125'(MIN. SSD)
266' (SSD PROVIDED :
20'
LANDING
7,00%
---,----------,----,-------r----'---------.----.
480
460
440
420
. --------,
1-1-60
-_ .. --
18+00 18+60
_ .. _______ --:-::-"--::-::-__ ------1. ____ 1 ___ .--1 ___ . ___
19+80 20+'10 21+-0-0 -----'-------2-1.L+-6r-J---'----'-1----.. ~ ._------._----'--------'-_. __ .. -_.---"----_ ..... -,-~-.. -----
19+20
10604 NE 38th PL, #232 I(IRI(LANO. WA 98033
0425.821.3063 F 425.827.2423
NO. REVISION FlY DATE ~-----l
f_PPRQVED'
MAl
, ,
o ...
o
I.
GRAPHIC SCALE
15 30 60
rrr lm...wsmJ 4@I!!!!N!MJf J
1 INCH = 30 FT.
HORIZONTAL
5 10 20
L.m /n'ItIWHK 4M
1 INCH = 10 FT.
VERTICAL
DRS PROJECT NO, 12029
~ity of Renton
Planning Division
ocr 9? 'IOfl
SHEET: OF:
C9 9
A-NNNNAA
>-o
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•• " 4
I
I I I I I I I I I I 18 19 I I I I 20
I I
I I I I I ---___ -.1 _ . ___ --1 L --__ --1
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GENERAL NOTES:
1. THE CONTRACTOR SNALL VERIFY ALL DISTANCES AND DIMENSIONS IN THE FIELD AI/D BRING ANY
DISCREPANCIES TO THE A TrENTlDN OF TI-IE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
2. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT BUILDINGS, WATERPROOF
MEMBRANES, EXISTING CONSTRUCTION AND PLANTINGS FROM DAMAGE. ANY DAMAGE CAUSED BY TI-IE
CONTRACTOR OR TI-IE CONTRACTORS REPRESENTA TlVES SIIALL BE REPAIRED OR REPLACED AT NO
EXTRA COST TO mE OWNER.
J. TI-IE CONTRACTOR IS RESPONSIBLE FOR LOCA TlNG ALL ON SITE UTILITIES PRIOR TO CONSTRUCTION.
TI-IE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT ALL ON SITE UTILITIES FROM
DAMAGE. ANY DAMAGE CAUSED BY THE CONTRACTOR OR THE CONTRACTORS REPRES[NTA TlVES SNALL
BE REPAIRED OR REPLACED A T NO EXTRA COST TO THE OWNER. ALL UTILITIES SHOWN ON TflE
LANDSCAPE DRAWINGS ARE FOR REFERENCE AND COORDINATION ONL Y.
4. TI-IE CONTRACTOR IS TO VERIFY ALL STRUCTURAL AND PLANTING SETBACKS FROM UTILITIES,
PROPERTY LINES, STRUCTURES, LINES OF SITE, ETC. ANY DISCREPANCIES SHALL BE BROUGHT TO THE
ATTENTION OF THE LANDSCAPE DESIGNER PRIOR TO ANY CONSTRUCTION.
5. THE CONTRACTOR IS RESPONSIBLE FOR ALL ROUGH AND FINE GRADING, PROy/DING PosmVE
SURFACE DRAINAGE AWA Y FROM ALL STRUCTURES.
6. ALL EARTH MDUNDS SHOWN ARE DIAGRAMMATIC AND ARE FOR REFERENCE AIID FORM. SHAPE
OF MOUNDS ARE TO BE APPROVED IN TflE FIELO BY THE LANDSCAPE ARCHITECT.
7. ALL SLOPES EQUAL OR GREATER TI-IAN 2-1/2.2 SHALL NAVE JUTE MESH EROSIOII CONTROL
NETTING INSTALLED PER MFG. SPECIFICA TlONS. LAP MINIMUM 2' AND STAKE.
8. GRADES ARE TO BE UNIFORM AND CONSISTENT BETWEEN SPOT ELEVA TlONS.
9. ALL STONES LARGER THAN 1.5' IN DIAMETER, AND ANY UNSUITABLE MATEHIALS/DE8RIS
GENERATED 8Y SITE CONSTRUCTION SHALL BE REMOVED 8Y THE CONTRACTOR.
10. GRADING SIIALL CONFORM TO ALL LOCAL CODES AND REDUIREMENTS AND ORDINAIICES.
~
Call 2 Working Days Before You Dig
1-800-424-5555
Utilities Underground Location Center
(ID,MT,ND,oR,WA)
/. "~
/
NE 1/4 SECTION la, TOWNSI-IIP 23 N, RANGE 5 £, W.M ..
----iiOAD '';4 ,; -
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I I I I 12
14 13 I I 11
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--'--_--1 __ --1
GENERAL NOTES:
11. ALL ON-GRADE AREAS TO RECEIVE PLANTING SHALL BE WITHIN A TENTH OF A FOOT OF FINAL
GRADE. THE LANDSCAPE CONTRACTOR SHALL RIP AND SCARIFY TilE EXISTING SOIL. ALL AREAS THAT
ARE TO RECEIVE TREE, SHRUB AND SOD PLANTING SHALL RECEIVE A MINIMUM OF 8" IMPORTED
TOPSOIL. THE IMPORTED TOPSOILS ARE TO 8E RED-E TOPSOILS 60: 40 MIX OR EQUAL APPROVED BY
LANDSCAPE DESIGNER. ALL AREAS RECEIVING THE HYDROSEED MIX EXCEPT WNERE TREES AND OR
SHRUBS ARE TO BE PLANTED SHALL RECEIVE A MINIMUM OF 2" OF IMPORTED SOIL. USE RED-E
TOPSOILS 60: 40 MIX OR EOUAL APPROVED 8Y LANDSCAPE DESIGNER.
12. ALL PLANTING MATERIALS SNALL CONFORM TO TO IHE MINIMUM STANDARDS SEr FOUR Til BY TflE
AMERICAN ASSOCIA TlON OF NURSERYMEN
13. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE DURING
INSTALLA TlON, UNTIL FINAL ACCEPTANCE 8Y THE OWNER'S REPRESENTATIVE
14. SUBSTITUTIONS ARE STRONGL Y DISCOURAGED. IF PLANT IS NOT AVAILABLE AT TilE TIME OF
INSTALLATION, CONTACT TIlE LANDSCAPE DESIGNER FOR INSTRUCTION.
15. THE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL PLANTING MATERIALS AND WORKMANSHIP
FOR THE PERIOD OF ONE YEAR FROM THE TIME OF FINAL A CCEPrANCE.
16. DURING THE WARRANTY PERIOD, THE LANDSCAPE CONTRACTOR SHALL NOT 8E RESPONSIBLE FOR
PLANT DEA m CAUSED BY FIRE, THEFT, UNUSUAL CLiMA TIC CONDITIONS, ACTS OF VANDALISM, OR
POOR MAINTENANCE THE LANDSCAPE DESIGNER HAS THE SOLE AUTHORITY TO DE/ERMINE THE CAUSE
OF DEA T/-I.
17. TEMPO«ARY IRRIGATION AND OR HAND WAIERING SHALL BE INSTALLED/CONDUC7ED BY THE
OWNER FOR THE PERIOD OF 2 FULL GROWING SEASONS I'D ENSURE PLANT ESTABLlSIIMENT. DURING
THE 2 PERIOD, IRRIGA TlON SHALL BE CONDUCTED A T THE RA TE OF TWICE A WEEK MINIMUM FROM
JUNE 1ST THROUGH SEPTEMBER 15TH, AND ONCE A WEEK FROM APRIL 1ST THROUGH MAY 31ST AND
SEPTEMBER 16T11 THROUGI/ OCTOBER 15TH. DURING PERIODS OF UNSEASONA8LY HOT AND OR DRY
WEATHER, THE RATE OF IRRIGA TiON SHALL BE INCREASED BY ONE TIME PER WEEK.
1/3. EXISTiNG TOPSOIL SNALL BE EVALUATED BY A QUALIFIED SOILS SCIENTISf ro ENSURE PLANTING
SUITABILITY. WI/ERE APPROVED BY TNE LANDSCAPE DESIGNER, TOPSOIL MA Y BE MADE SUITABLE BY
AMENDING WITH WELL -RO TTED COMPOST TILLED TO A DEP TH OF 6 IIIOIES. USE OF PESTICIDES AND
HERBICIDES SHOULD BE AVOIDED TO MAINTAIN QUALITY OF GROUND AND SURFACE WATERS.
DR. STRONG
REVISED lAYOUr 2B LOlS
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
~IO. REVISION
(;'(IA
BY
------
TRACT"S"
NGPA
9,898 sq. ft.
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GENERAL NOTES:
27
---.-
STORM DRAINAGE
2'1,553 sq. ft.
c----------
nlACr"c" I
TREE P,RESERVA nON I 6,998 sq. fi.
r-I
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19. UPON mE END OF TI-IE WARRANTY PERIOD MAINTENANCE OF THE TREES IN mE INDIVIDUAL LOTS
ARE THE RESPONSIDILITY OF AND ARE TO BE MAINTAINED BY THE LOT OWNER. ANY DAMAGE
INCURRED TO n-IESE SAID TREES ARE mE RESPONSIBILITY OF TI-IE INDIVIDUAL LOT OWNER AND SHALL
BE REPAIRED OR REPLACED A T mE LOT OWNERS EXPENSE.
20. LOCA IE NEW TREE PLAN7INGS A MINIMUM OF 5' FROM ANY ADJACENT UNDERGROUND SEWER,
WA TER, GAS AND STORM LINES. CONTRACTOR IS RESPONSIBLE FOR LOCA TlNG ALL UNDERGROUND
UTlLl7IES PRIOR TO CONSTRUCTION, AND SHALL BRING ANY CONFLICTS TO THE A TrENTION OF THE
LANDSCAPE DESIGNER 8EFORE PROCEEDING II1TH ANY WORl<. ALL UTILITIES SHOWN ARE FOR
REFERENCE PURPOSES ONLY.
21. MAINTAIN A MINIMUM OF 3 FEET CLEAR AROUND ANY HYDRANTS OR FIRE APPARA TUS.
22. ALL PLAN liNG AREAS EXCEPT LAWN SHALL RECEIVE A 2" LA YER OF FIR FI8ER MULCH (SIIREADED
BARK). SU8MIT A SAMPLE OF P«ODUCT TO TliE LANDSCAPE DESIGNER PRIOR TO APPROVAL.
REPLACEME".jr-m-EE:=s~; -a
REPLACEMENT TREES REQUIRED: 22110---1
REPLACEMENT IR~ES PROVIDED:
PLANT PALETTE
TREES
KEY QIY. 07ANICAL NAME
AC C M 12 Acer camD8stre
FRA L T 7 Fraxinus otifolla
PRU SAR 84 Prunus sarnentii Column oris
PYR CAL 42 P us callervana chanticlee
7HU PLI
SHRUBS
66 7hu ja vlicata ~
PHD FRA 123 -Whotinio x fraser;
----SC,~LE: 10/11!{12 LRJ SURVEfED:
SJS
DESIGNED: /IS NOTED
CWA
ORAI'M
CWA ONE INCH
CO MO NAME
Hed e Ma Ie
Oreaon Ash
Sor ent Cherr
Chanticleer Pear
Western Red Cedar
IPhotinio
VERfiCAL: NAVO 191:l8
IiOfilZONTAI.: NAD 19!13/1991
ZE
I 24''-1
n~=c#<==!=t-------CUT SlAKES 50 TI/AT STAKE DOES NOT INTRUDE INTO TREE
Fi CANOPY
t=~=~-------l"x4" DOUGLAS FIR BRACE NAILED WITH 4 1-1/2" GALVANIZED
RING SHANK NAILS
~----"GRO-STRAIGHT" RUBBER AND WIRE TREE TIE OR APPROVED
EQUAL. PROVIDE 2 PER TREE
~---2"x2" DOUGLAS FIR TREE STAKES.
r--3" HIGH BERM FOR WA TERING
~--BACt( FILL WITII RED-OE 60/40 MIX OR APPROVED EQUAL
!r----ROOTBALL WlIH ALL NURSERY AND TRANSPORTA TION
CONTAINERS REMOVED. INSTALL ROOTBALL 1" HIGHER T/-IAN
FINISH GRADE.
'-----WA TER SETTLED NA TlVE SOIL
TREE STAKING DIAGRAM
NOT TO SCALE
FACILITY FENCE ON lOP OF WALL (SEE CIVIL DRAWINGS) ----\-'''---''+-'J--I!--/I.,~HY/
DETENTION FACILITY WALL ------'''''';;,:;;\.\1
fREE (SEE PLANTING PLAN FOR SPECIES) ---,
BACKFILL WALL @ 2: 1 MAX SLOPE (SEE CIVIL DRAWINGS)
LANDSCAPE WEST OF DETENTION FACIUTY
1
COMMENTS
J" CaliDer Min ~
J" Coli er Min ,
3
J
3
Call er Min ..
Call er Min ,
Call er Min
3 4"o.c.
CITY OF
RENTQ)N
NOT TO SCALE
NORTH
o ..
GRAPHIC SCALE
15 30
RJW\r }JMi e !!'! ;
1 INCH = 30 FT.
PIPER'S BLUFF
PRELIMINARY PLAT
CONCEPTUAL LANDSCAPE PLAN
60
iM
City of Renton
Planning Division
ocr Q', ·IUIL
DATE:
06-05-12
fIELDBOOI<:
PAGE,
DRAWING NO:
CHECKEO:
MAJ AT FULL SCALE
IF NOT ONE INCII
SCALE ACCORDI~IGLY
Planning/Building/Public Works Dept.
DATE liPPI, APPROVED:
WJ
Sfl(U: OF:
11 1 -_._--
DRS PROJECT NO. 12029 A-NNNNAA
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DR. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 381h PL, #232 KIRKLAND, WA 98033
0425.827.3063 F 425_827.2423
I
NE 1/4 SECTION 10, TOWNSHIP 23 N, RANGE 5 E, W.M ..
REVISED LAYOUT 28 LOIS
:,
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CWA lO/la/l~ LRJ SURVEYED,
SJS 1--___ r _____________________________ r __ -+ ____ r-~~~IGH~ED~--(------1 NS NOTED
VERTICAL: NAVD H,S8
110RIZQNfAL: NAQ 19t1j/19ltl
1-----Ir-----------------------------1-----t----r----r-----·-------t----------1 DRAWtJ,
CWA
CITY OF
RENTON
NOTE:
fEATURES SHOWN ON THIS MAP ARE DRAWN APPROXIMA 7ELY USING KING COUNTY IMAP THE SHADED
AREA SHOWN IS PART OF KING COUNTY.
City of Renton
Planning Division
OCT??, -IUiZ
PIPER'S BLUFF
PRELIMINARY PLAT
NEIGHBORHOOD DETAIL MAP
NOR-'-I-I
GRAPHIC SCALE
o 100 200 400 ., L k ....... """"'....." •• M
1 INCH = 200 FT_
DATE:
06-28-12
FIELD800K:
PAGE:
DRAWING NO:
CHECKE!):
MAl
lONE INCH I
AT FULL SCALE
IF Nor O~JE INCH
SCALE ACCORDINGLY
Plunning/Ouilding/Public Works Dept_
APPROVED:
MAl
SHEET: OF: BY DATE APPR REVISION NO_ N1 1
,
DRS PROJECT NO. '12029 A - N N N N A A
w l.L. :;; l.L. «
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75'
75'
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USF: F:X. PA ~D SHOULDeR 0 U 0
71''; . TO FORM A TEMPORARY LANF: ~ ,.
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15
4' 5
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TOWNSHIP 23 N, RANGE 5 £,
6
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17 16 14
NOTES:
PLACE 28" HiGH CONF:S
SPACED E~RY 20' AND
2' AWAY FROM THE
WORK AREA
1. FLOODLIGHTS SHALL BE PROVIDED TO MARK FLAGGER STATIONS AT
NIGHT.
2. SIGN SEOUENCE IS THE SAME FOR BOTH DIREcnONS OF TRA VEL.
J. STEADY BURNING WARNING LIGHTS (TYPE C, MUTCD) SHOULD BE
USED TO MARK CHANNELIZING DEVISES A T NIGHT AS NEEDED.
4. THE CONTRACTOR SNALL GIVE 48 HOURS NOTICE TO THE OWNERS
OF PRIVATE DRIVES BEFORE INTERFERING WlTN TNEM.
5. ACCESS FOR FIRE-FIGHTING EOUIPMENT SHALL BE PROVIDED AT ALL
TIMES, AND THE CONTRACTOR AND/OR DEVELOPER SNALL KEEP THE
LOCAL FIRE PROTECTION AUT/IORITIES INFORMED AT ALL TIMES OF THE
LOCA nON OF CONSTRUCTION OPeRA TIONS AND FIRE LANES
6. THE CONTRACTOR S/IALL NOTIFY T/IE AUTHORITIES IN CNARGE OF
ANY MUNICIPAL, PRIVATE, OR SCNOOL TRANSPORTA TlON SYSTEMS AT
LEAST ONE WEEK IN ADVANCE OF ROAD CLOSURES THA T WILL FORCE A
CNANGE IN THE REGULAR ROUTING OF THE TRANSPORTATION SYSTEM.
7. THE CONTRACTOR SHALL CONOUCT NIS WORK SO AS TO INTERFeRE
AS LITTLE AS POSSIBLE WITH PUBLIC TRAVEL AND SNALL, AT NIS OWN
EXPENSE. PROVIDE ANO MAINTAIN SUITABLE BRIDGES, DETOURS, DR
OTHER TEMPORARY FACILITIES FOR THE ACCOMMODA TION OF PUBLIC DR
PRIVA TE TRA VEL, INCLUDING MAIL DELIVERY.
8. ROADWA Y CROSSINGS SHALL BE MADE IN SUCH A WA Y THAT NO
MORE T/IAN HALF OF THE ROADWA Y IS CLOSED TO TRAFFIC A T ANY
TIME EXCEPT WNEN SUITABLE DETOURS DR OTHER ARRANGEMENTS AREA
AGREED TO.
9. WORK SHALL NOT BE STARTED ON ANY PUBLIC OR PRIVATE
RIGHT-OF-WAY UNTIL CLEARANCE IS GIVEN TO THE CONTRACTOR BY
T/IE DISTRICT. UNLESS OTHERWISE DIRECTED IN WRITING BY THE
DISTRICT, THE CONTRACTOR S/IALL LIMIT HIS WORKING HOURS TO THE
GOVERNING AUTHORITIES STANDARDS.
10. NO EXCAVA TlON OF FILL MATERIAL SHALL BE STOCKPILED IN TNE
RIGHT-OF-WAY.
11. STREET SWEEPERS SNALL BE EMPLOYED DAILY DURING EXCAVATION
TO REMOVE DIRT FROM THE RIGNT-OF-WA Y.
12. /lOURS OF WORK: 7 A.M. TO J P.M. WEEKDA YS.
LEGEND:
11m WORK AREA
II
il
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t~ ,
I
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I " L . ::
18
150' ,
~ 0
Olio 50'
If
"j"
I~ I
i
7 I . 75' 1.
+-------
rr
D.R. STRONG
CONSUL TlNG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
10604 NE 38th PL. #232 KIRKLAND, WA 98033
0425.827.3063 F 425.827.2423
_'_T
.. .
28
19 , 20 22 21 23 24 26 25 27
75' 75' ~
. TRACT"C"
TREE PRESERVATION TR4CT
• 8,998 ~q, ft.
,
I ,
).;
,
" ,
City of Renton
Planning Division
ocr 9? lull
NORTH
o
Iu
I INCH = 40 FT.
80
4 J
REVISED LAYOlJf 28 LOTS CWA 10/18/1_21--=LR~J~-'I-;Ue~8EDS'JS ---------,·"~·"~cEC,----------_r--------------,_---------------------------------r------------------------------------------~------------------~D~~~E'---------I
vmllCAl: tUND 19Btl ,
/>S NOTED HOOIZONT>L:NAD>963/>9" ~~ .. , CITY OF PIPER S BLUFF 06-28-12
~--+------------·----------------I----r---+---· IJESIGNEO:
flAIl 1--+-----------~-I---I--+_--I"liR:~=--·-·--I-----l IJflAWtl' CWA t----t--------------------I--·I---I----L .. -------I
CHECkED:
MAl r---Ir------------------------~---~------
BY DillE I\PPF, NO. REVISION APPROvED'
MAl
_---'"O'..,IE INCH I
AT FULL SCALE I
IF NOT ONE [riCH
!;C,\LE AC(;ORlJltIGU
RENTON PRELIMINARY PLAT
PRELIMINARY TRAFFIC CONTROL PLAN
FIEL08001(:
PAGE:
DRAWING NO:
Planning/BuilcJin~/Public Works Dept.
SII£Ef: OF:
T1 1
DRS PROJECT NO. 12029 A--NNNNAA