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HomeMy WebLinkAboutLarge Formatw :::, <( z f- (_) w ----., 0 O'.'. CL N -tj- tD 0 0 0 I r,r) ~ <( :) _J I- (/) w Cr'.'. 0 w ::) > " (/) w I- <( I- (/) w I- (/) w Cr'.'. 0 w ::) > TRACT "F" SENSlnVE AREA 142,070 S.F. ------- 70' STEEP SLOPE BUFFER (NO DISTURBANCE AREA) 1-12 UNIT {TYPE 2) 7-8 UNIT (TYPE 1) N.D.C.B.U. MAILBOX LOCATION SEE DETAIL SHEET C/1 15' PUBLIC _S STORM EASEMENT__ __ r- L--------T-- BORGATA CONDOMINIUM VOL. 216, PG'S. 31-38, RJ:"f' 1\1(\ <Jnni::.nA..:Ji:;nn?noQ Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OA,WA) SE 1 /4 SECTION 31, TOWNSHIP 23 N, RANGE 5 £, W.M. VUECREST ESTATES & VUECREST II SH RT PLAT 25.0'25.0' -N l'oo• 6 9. 4' "' ::; f ~'<-f) J's is, § Qj "J' ·S6'~ N88'50 7 W 606. 90 D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 7TH AVENUE, KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 ~ ---v-,' TRACT ''B" '\. \, SENSITIVE AREA 21,389 S.F. ,?. ::So. 00' -' 49.94' 363.37' \ "' 60.69 ---------------- 63.28 ,------1 I 1 20 b I 5,622 S.F. ~ I I : -J I -----------L--- TRACT" SENSITIVE AREA 21,878 S.F. ---------------- ~-----~ TRACT "D" SENSITIVE AREA 28,337 S.F. N50"3; '7 4.76 "W 68.81' TRACT "C" TREE IIETENTION 19,424 S.F. SURVEYED: SJS 1---1-------------------·t---,1---1,---1 DESIGNED: MAJ DRAWN: YLP CHECKED: 1--------------------------------MAJ MAJ BY DATE APPR NO. REVISION APPROVED: SCALE: \··~ I J ----- \'\'-"'--~. SIDE YARD ----- 1 ~\\,~:EET-~ACK (TYP)]__ .. --, r-', / --__ l-- 1---1 ,, I \ 1\ 1\ (.-----1--; \t-1 I I \1-1 · \ c--~--J20' REAR YARD l·I I /5' FRONT YARD l I SETBACK (TYP.) it-t°--=: SETBACK {TYP.) _ _J 1,, ,, /!I ii 1 --5' SIDE YARD \ SETBACK (TYP.) r I NOTE: 15' SENSITIVE AREA BUFFER SETBACK TYPICAL BSBL VUECREST II SHORT PLAT U15XXXXXX AS NOTED ONE INCH VERTICAL: NAVO 1988 HORIZONTAL: NAO 19!!3/ 1991 CITY OF RENTCJN AT FULL SCALE If NOT ONE INCH SCALE ACCORDINGLY Planning/Building/Public Works Dept. VERTICAL DA TUM: NA VD 88 PER CITY OF RENTON VERTICAL CONTROL HORIZONTAL DA TUM: NAO 1983/91 PER CITY OF RENTON MONUMENTS. BENCHMARK: 7. CITY OF RENTON CONTROL POINT NUMBER 1872: FOUND CONCRETE MONUMENT WITH BRASS PIN, DOWN 1.1' IN MONUMENT CASE. INTERSECTION OF S. 192ND STREET AND 99TH PLACE S. ELEVATION = 319.47 FEET. 2. CITY OF RENTON CONTROL POINT NUMBER 1227: FOUND CONCRETE MONUMENT WITH BRASS PLUG, DOWN 7.0 IN MONUMENT CASE ELEVATION = 54.78 FEET. BASIS OF BEARINGS: N20'09'04"W BETWEEN THE MONUMENTS FOUND IN PLACE AT CITY OF RENTON HORIZONTAL CONTROL POINTS 1872 AND 1227. DRIVEWAY TABLE LOT NO. DRIVEWAY ([ STA. 1 11+32.28 2 11+60.74 3 12+34.57 4 12+68.78 5 13+37.78 6 13+68.78 7 14+40.78 8 14+71.28 9 75+04.65 10 13+88.20 11 13+88.20 12 13+88.20 13 13+88.20 14 13+33.78 15 13+02.78 16 12+30.47 17 12+04.28 18 12+04.28 79 12+04.28 20 12+04.28 TRACT A 15+19.40 STATIONING IS ALONG FLOWLINE OF CURB MONUMENT STATIONING SCHEDULE [iJ 0 0 0 0 0 0 0 11+04.35 {SMITHERS AVE S) 11+75.35 {SMITHERS AVE S) 11+93.10 {SMITHERS AVES) 12+64.10 (SMITHERS AVE S) f :·:-/" ·-·· . ~-' ;: ... 14+99.25 (SMITHERS A VE S) \ ·, 16+35.01 {SMITHERS AVE S) SEP 2 II ?0'5 I 7+03.82 (SMITHERS A VE S) 18+03.68 (SE 786TH ST) NORTH GRAPHIC SCALE 0 20 40 80 ' 1 INCH = 40 FT. RECOMMENDED FOR APPOVAL BY: ---------Date: __ _ BY: _______ _ Date: __ _ BY: _______ _ Date: __ _ BY: _______ _ Date: __ _ DATE: VUE CREST ESTA TES & VUECREST II HORIZONTAL & VERTICAL CONTROL PLAN U15xxxxxx / U15xxxxxx 09.28.15 FIELD BOOK, PAGE: DRAWING NO: C3 SHEET: OF: 3 31 DRS PROJECT NO. 12102 A NNNNAA w 2 <( z f- (_) w --0 0 0c'. o_ f- l/) w 0:::: 0 w :) > U) w f-- <( f- l/) w f- l/) w 0:::: 0 w :) > S)Cli/l·i -,.i,; -,..:_j,J,;3 07 Lul?(•1/!.i1I/ c' i! SDGO 6" ;::,vc Si.lull; WT ·:RASH :i PD< f>::LJ.c.c'.2f:,'.) 2 ;: E=252J12 (," ->.,r(: '.'.!) L "25'.> __ 0Z l'.;' F''/C Fil\/ 2 4,~ c l:.s:: ,-_<2.<·" '.J/ t/ ;;,vc (E' ('.:C,,,)4'L2;J 2.'' ,J·VC (!{i Call 2 Working Days Before You Dig 811 Utinties Underground Location Center (ID,MT,ND,OR,WA) I! F I i I •1 11 \; ., I SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M. m .. OCk VUECREST ESTATES,& f=CREST II SHO T PLAT F ,)}',, i E 2 IH ,,, . "' > i I I TRACT "F" SENSITIVE AREA ")ft''.\ i) '.) :<< I I 'j (\ I I I I I i ! ! \ ' ! I ; I ' \ ·, ' \ ' _ i \ ; \ ·_ 1_ , • , l ' , _ \ \. I I I l I I I I I I l I I I I I ; \ I I I I I I I I I I I I I I ' ! ' I I 1 j \ I I I I I I I l I I ' I I I I I I ' ' I I \ I \ I I I ' l ' l I l ' ' I I l I I I I I I l l I ' I I 1 I I I I ! ; I I I I I I ' ; I ' l l I i / I I I I j I I \ I I I I I i I I I I I 1 ! I I I I ' ' I I I \ \ I I I I j \ I 1 I I I I i I I l I I I I l I I 1 ) I I I I I ; I I I I I i ! I I I I I I I i ! I ! 1 I I I ' \ \ I I \ \ \ I• I l l l I 1 I I I I I 1 I \ I I ' \ ·, I I I ' I I ' I I I I \ \ i\ \ \ IR'Es' TORE 'o)i, vfMENh ' , \ \ 1 1 ~ ' ' t ' I \ ' ' \ '. ' 1MA TCH liXIST/Nf; 'PAVING ,SfCTION 1 ·. ' ' ' , \ ' ', • ' \ 1 1, , ' '-\ , : 1 I I i I I / 0 I \ ' I / /; ~; .. I! /1 'j \ I " I \ ! ' . ·1···.·.·.·,·.· .. ··.·.···.·.'.· D. . . ' • \ \ \ \ ' ,. I I I I I . '. ' ' ' I ' I I I / l I/ / I / ' i ' \ ' ' • I . ' i f ( / i i ( ? I I l I I I ,, / .' I I I 1· 1 l; / / ,' ; I / ; ~\\ / -' / 11, /!/')/ I l ." : i . . ' ' ' I I I I \ \ \ \ D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 820 lTHAVENUE, KIRKLAND, WA 98033 0 425.827.3083 F 425.827.2423 -, I / ], I '---\ 3 I 1 I L j_ -'.,-_i,_ I r ---:--1--;..._ ' I • ,' I . . . L_;___;_ 7 I ' -'--....!.... __ \ I \ I I I. \ ' . ___ _\ \ • -~ .. --:-\ 'i . I \ ' I I ___ J -1-1 I I I I; I __ _;J I '!,/; ___ ! __ _ I ' I I I 16 ,,..-"--------;'1 . I I I I 13 .. -' / / I I% I I I "'I 12 l ,-';-----, I I I I I I I~ I 11 I I I '1 I~ I :.(:I d "'I 10 I/ I I I I l---'--_J , I I I I I ,, \l_;.;GE COR-~,[':_;;~~/;'_-_-:_,.,:,' 1 /'i1l CF UJT L I f --' ,, L -'--.---_J L __ ·~~ .. _J L ·. '. ~,;---- ------- f /\ "' 1 , ·1 _/ ------- SURVEYED: SCALE: SJS AS NOTED l-----+----------------------------•--l----+----f-----1 DES1GN£D: MAJ NO. REVISION BY DATE APPR DRAWN: YLP APPROVED: MAJ ONE INCH AT FULL SCAf.E IF NOT ONE INCH SCALE ACCORDINGLY 1-. VERTICAL: NAVD 1981.l HORIZONTAL: NAO 1 9!!3/ 1 \191 VUECREST II SHORT PLAT u1sxxxxxx• CITY OF RENTON Planning/Building/Public Works Dept VUECREST ESTA TES SITE VOLUME CALCULATIONS CUT VOLUME FILL VOLUME NET VOLUME (CU. YDS.) (CU. YDS.) (CU. YDS.) 16,105 5,719 10,386 EXPORT (INCLUDES VAULT) ALL VOLUMES ARE APPROXIMATE AND REPRESENT EXCAVATION FOR RESIDENCE AS PROPOSED. THE VOLUMES 00 NOT INCLUDE EXPANSION FACTOR OR ANY SOIL TYPE RESTRICTIONS. THE VOLUMES DO NOT INCLUDE STRUCTURAL EXCA VAT/ON FOR BUILDINGS. GEO TECH RECOMMENDATIONS: EARTH SOLUTIONS NW LLC STA TES THAT BASED ON THE RESULTS OF THE STUDY PERFORMED, THE PROPOSED STRUCTURES CAN BE SUPPORTED ON CONVENTIONAL SPREAD AND CONTINUOUS FOUNDATIONS BEARING ON UNDISTURBED COMPETENT NATIVE SOIL OR STRUCTURAL FILL. WHERE LOOSE, ORGANIC, OR OTHER UNSUITABLE MATERIALS ARE ENCOUNTERED AT OR BELOW THE FOOTING SUBGRADE ELEVATION, THE MATERIAL SHOULD BE REMOVED AND REPLACED WITH STRUCTURAL FILL OR CRUSHED ROCK, AS NECESSARY. IN SITU SOILS FROM A GEO TECHNICAL STANOPO/NT, THE SOILS ENCOUNTERED AT THE TEST PIT LOCATIONS ARE GENERALLY SUITABLE FOR USE AS STRUCTURAL FILL. HOWEVER, SUCCESSFUL USE OF THE ON-SITE SOILS WILL LARGE[, Y BE DICTA TED BY THE MOISTURE CONTENT OF THE SOILS AT THE. TIME OF PLACEMENT AND COMPACTION. THE SITE SOILS WERE GENERAL'L Y IN A MOIST CONDITION AT THE TIME OF EXPLORATION (FEBRUARY 2013). SOILS ENCOUNTERED DURING SITE EXCA VA T!ONS THAT ARE EXCESSIVELY OVER THE OPTIMUM MOISTURE CONTENT WILL REQUIRE MOISTURE CONDITION/NG PRIOR TO PLACEMENT AND COMPACTION. BASED ON THE CONDITIONS ENCOUNTERED DURING FIELDWORK, THE SITE SOILS HA VE A MODERATE TO HIGH SENSITIVITY TO MOISTURE, DURING PERIODS OF DRY WEATHER, THE ON-SITE SOILS SHOULD GENERALLY BE SUITABLE FOR USE AS STRUCTURAL FILL, PROVIDED THE MOISTURE CONTENT IS AT OR NEAR THE OPTIMUM LEVEL AT PERIODS OF EXTENDED ?REC/PITA TION WILL BE DIFFICULT. IF THE ON-SITE SOILS CANNOT BE SUCCESSFULLY COMPACTED, THE USE OF AN IMPORTED SOIL MAY BE NECESSARY. IMPORTED SOIL INTENDED FOR USE AS STRUCTURAL FILL SHOULD CONSIST OF A WELL GRADED GRANULAR SOIL WITH A MOISTURE CONTENT THAT IS AT OR NEAR THE OPTIMUM LEVEL. DURING WET WEATHER CONDITIONS, IMPORTED SOIL INTENDED FOR USE AS STRUCTURAL FILL SHOULD CONSIST OF A WELL GRADED GRANULAR SOIL WITH A FINES CONTENT OF FIVE PERCENT OR LESS DEFINED AS THE PERCENT PASSING THE #200 SIEVE, BASED ON THE MINUS THREE-QUARTER INCH FRACTION. STRUCTURAL FILL STRUCTURAL FILL IS DEFINED AS COMPACTED SOIL PLACED IN FOUNDATION, SLAB-ON-GRADE, AND ROADWAY AREAS. FILLS PLACED TO CONSTRUCT PERMANENT SLOPES AND THROUGHOUT RETAINING WALL AND UTILITY TRENCH BACKFILL AREAS ARE ALSO CONSIDERED STRUCTURAL FILL. SOILS PLACED IN STRUCTURAL AREAS SHOULD BE PLACED IN LOOSE LIFTS OF 12 INCHES OR LESS AND COMPACTED TO A RELATIVE COMPACTION OF 95 PERCENT, BASED ON THE LABORATORY MAXIMUM DRY DENSITY DETERMINED IN ACCORDANCE WITH T/-IE MODIFIED PROCTOR METHOD. DRAINAGE GROUNDWATER SEEPAGE WAS OBSERVED AT ONE TEST PIT LOCATION AT A DEPTH OF SIX TO NINE FEET BELOW GRADE DURING FIELDWORK (FEBRUARY 2013) PERCHED GROUNDWATER SEEPAGE SHOULD BE EXPECTED IN SITE OR UTILITY EXCAVATIONS. TEMPORARY MEASURES TO CONTROL GROUNDWATER SEEPAGE AND SURFACE WATER RUNOFF DURING CONSTRUCT/ON WILL LIKELY INVOLVE INTERCEPTOR TRENCHES AND SUMPS, AS NECESSARY. IN THE OPINION OF EARTH SOLUTIONS NW LLC, PERIMETER FOOTING DRAINS SHOULD BE INSTALLED AT OR BELOW THE INVERT OF THE BUILDING FOOTINGS. PAVEMENT RESTORATION NOTES WITHIN CITY LIMITS, PAVEMENT RESTORATION SHALL BE PER C.O.R. STREET RESTORATION AND STREET OVERLAY STANDARDS AND/OR AS FIELD SPECIFIED BY THE CITY INSPECTOR. SEP 2 8 2015 NORTH GRAPHIC SCALE 0 20 40 80 1 INCH = 40 FT. RECOMMENDED FOR APPOVAL -. '1 BY: _______ _ Date: __ _ BY: _______ _ BY: _______ _ BY: _______ _ VUECREST ESTATES & VUECREST II ROAD AND GRADING PLAN U15xxxxxx / U15xxxxxx Date: __ _ Date: __ _ Date: __ _ DATE: 09.28.15 FIELDE!OOK, PAGE: DRAWING NO: C9 SHEET: OF: 9 31 DRS PROJECT NO. 12102 A-NNNNAA w 2 <( z ti w ...,, 0 O:'. ll N 'Q'" co 0 0 0 I t0 ....- <( :) _J I- (/) w n::: 0 w =:) > (/) w I- <( I- (/) w I- (/) w n::: 0 w =:) > \ \ \ I\ I I 1 I I , ' 1 I I 'I' i l' I I I I I I I I I I I I TREES WITHIN CRITICAL AREA SLOPE NOT SHOWN OR SURVEYcD ARE TO RE:MAIN ··'tr~ , I \ l \ I l \ . \ \ I ' , \ \ I ' '\ ! ' • j i I I\ I I a' ' ''I' I \ I' I 1 1 S I \ I I. \' I I I I ' l \ '\ I I\\ \ I \ \ , \ \ \ . ; / I I I I I 1 \ l / ; _t , Fi ,; ·, \ I \ I l \f \ ! I ' ' ' Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) •,I I ' 1 \' 1 f r I I' I I '' \ \ ' \ ' ' \ ' I I I ' ' ' ', \ \ \ ' \ \ ' ' ' I \ '-, ',, ,. I ' I I J' I j j I \ i I I \ \ I I i I I I I I I I I\' I '; j ! ill\ I Ii I! 1 I I I I i ; ! ' I I I I I I I I I I I 1 I!' ' \ ' SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M. VUECREST ESTATES & VUECREST II SHORT L -1 i, ,l ,~! I-· 1! " " I 2 ' 52SJ ! , I 1 , ~64 '~1 D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 1TH AVENUE, KIRKLANO, WA 98033 0 425.827.3063 F 425.827.2423 ' 21 \., ·~' '·1m. )'«,.. ,c ' ~51'1/ \ . ' \ \ \ ' ' ' ~ "@ '{)51J, ~,,....,__~~~ ------'- ' . ',, 1,/ -''{61 vDEeREST EST. TES U15XXXXXX NO. REVISION ~. -~ ®~ ·(!), ' ~7 520 .. BY J \ / I \ 821 / VUEGREST II SHORT PLAT U15XXXXXX SURVEYED: SCALE: SJS DESIGNED: WJ DRAWN: YLP CHECKED: WJ WJ DATE APPR APPROVED: ,·,:-.u " AS NOTED ONE INCH AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY ,,/ ' ·, ·~-. :,;'·, ' ' ' ' . ' ~.. ...'Y.._ .. '!f J I ' VERTI<::AL: NAVO 1988 HORIZONTAL NAD 1983/1991 'LAT L 2' ~ 25 \;(JJ$I' "~ ~.'.',·. ~~ ® 22 23 CITY OF RENTON Planning/Building/Public Works Dept. I \ I \ ! TREE RETENTION CALCULA noNS VUECREST ESTA TES TOTAL TREES ON SITE:: 395 DE:AD, DISEASE:D OR DANGEROUS TREES: 30 TREES IN RIGHT-OF-WAY: 50 TREES IN PR/VA TE ACCESS EASEMENTS/TRACTS: 0 TREES IN CRITICAL AREAS AND BUFffRS: 118 NET TREES: 197 TREES TO BE RETAINED, REQUIRED: TREES TO BE RETAINED, PROPOSED: (197 X 0.3) = 59. 1 44 REQUIRED MINIMUM REPLACEMENT INCHES: 181.2 REPLACEMENT TREES WILL CONSIST DF MINIMUM 2" CALIPER TREES. SEE LANDSCAPE PLANS FOR MORE DETAILS VUECREST II SHORT Pl AT TOTAL TREES ON SI TE: 135 DEAD, DISEASED OR DANGEROUS TREES: 50 TREES IN RIGHT-OF-WAY: 32 TREES IN PR/VA TE ACCESS EASEMENTS/TRACTS: 0 TREES IN CRJnCAL AREAS AND BUFFERS: 17 NET TREES: 36 TREES TO BE RETAINED, REQUIRED: TREES TO BE RETAINED, PROPOSED: (36 X 0.3) = 10.8 11 REQUIRED MINIMUM REPLACEMENT INCHES: 0 '' 'I ,, ,, TREE LEGEND DEAD, DISE:ASED OR DANGEROUS TREES (PER ARBOR/ST REPORT) TREES TO BE REMOVED TREES TO BE SAVED AND COUNTED TOWARDS TREE RETENTION REQU/RE:MENT \ I , SEP 2 3 • f' , 1J ' ' ( /'·' .. L NORTH GRAPHIC SCALE V 'f \ 0 25 50 100 ' I 1 INCH = 50 FT. RECOMMENDED FOR APPOVAL BY: ---------------Date: __ _ BY: -----------Date: __ _ BY: _______ _ Date: __ _ BY: _______ _ Date: __ _ DATE: VUECREST ESTATES & VUECREST II 09.28.15 FIELDBOOK: TREE RETENTION PLAN PAGE; DRAWING NO: C5 U15xxxxxx / U15xxxxxx SHEET: OF: 5 31 DRS PROJECT NO. 12102 A-NNNNAA ,•<·,·<"· . "' ;·"l_j t -------···-----·----- SITE DESCRIPTION ON SEPTEMBER 6, 2012 AND OCTOBER 9TH, 2014 WETLAND RESOURCES, INC. COMPLETED A SITE INVESTIGATION ON TWO SEPARATE TAX PARCELS LOCATED WEST OF 102ND AVE SE IN RENTON, WA. THE TWO PROPERTIES ARE 9.31-ACRES (TAX IDENTIFICATION NUMBER 3123059048) AND 2.45-ACRES (TAX IDENTIFICATION NUMBER 3223059097) RESPECTIVELY. THESE PROPERTIES ARE FURTHER LOCATED AS A PORTION OF SECTION 32, TOWNSHIP 23N, RANGE 05E, WM. ACCESS TO THE SUBJECT SITE IS VIAA GRAVEL DRIVEWAY FROM THE WEST SIDE OF 102ND AVE SE, NEAR THE INTERSECTION OF 102ND AVE SE AND SE 186TH ST. THE SUBJECT SITE IS COMPRISED OF TWO SEPARATE PARCELS. TOPOGRAPHY OF THE WESTERN PARCEL GENERALLY TRENDS WEST WITH A SLIGHT DEPRESSION NEAR THE EASTERN PROPERTY BOUNDARY, A LINEAR DEPRESSION ROUGHLY PARALLELING THE SOUTHERN PROPERTY LINE, AND STEEP WEST ASPECT SLOPE ON THE WESTERN HALF OF THE PARCEL. TOPOGRAPHY OF THE EASTERN PARCEL CONSISTS OF A GENERALLY FLAT AREA ON THE EASTERN SIDE MOVING TO A GENTLE SLOPE WITH A WESTERLY ASPECT ON THE WESTERN SIDE OF THE PROPERTY. SIGNIFICANT RESIDENTIAL DEVELOPMENT CHARACTERIZES THE LAND USE IN THE AREA SURROUNDING THE SUBJECT SITE. A PORTION OF THE EASTERN PARCEL IS PARTIALLY DEVELOPED AND CONTAINS A SINGLE-FAMILY RESIDENCE AND A TOOL SHED. A MAINTAINED YARD AND LANDSCAPING PLANTS BORDER THE DEVELOPED PORTION OF THE PROPERTY. THE WESTERN HALF OF THE PARCEL IS FORESTED, APPEARS RELATIVELY UNDISTURBED, AND IS VEGETATED WITH A MIXED CANOPY, NON-MATURE FOREST. THE WESTERN PARCEL CONTAINS NO STRUCTURES WITHIN THE BOUNDARY OF THE PROPERTY. A TEMPORARY CUL-DE-SAC ASSOCIATED WITH THE TERMINUS OF SMITHERS AVES IS LOCATED IN THE NORTH CENTRAL PORTION OF THE PARCEL. THE REMAINING PORTION OF THE PARCEL IS FORESTED AND APPEARS RELATIVELY UNDISTURBED AND IS VEGETATED WITH A MIXED CANOPY, NON-MATURE FOREST. SURROUNDING PARCELS ARE A MIX OF SMALL UNDEVELOPED FORESTED AREAS AS WELL AS MULTI AND SINGLE-FAMILY RESIDENTIAL DEVELOPMENT. AS PART OF THIS INVESTIGATION, ONE WETLAND AND STREAM WERE IDENTIFIED ON THE SUBJECT PROPERTY. THE WETLAND (WETLAND A) IS LOCATED WITHIN THE DEPRESSIONAL AREAS ON THE EASTERN AND SOUTHERN PORTIONS OF THE WESTERN PARCEL AND THE WESTERN SIDE OF THE EASTERN PARCEL. IT IS CLASSIFIED AS A CATEGORY II WETLAND AND IS DESIGNATED A 50-FOOT PROTECTIVE BUFFER FROM ITS FLAGGED BOUNDARY. IN ADDITION TO THE WETLAND, AN INTERMITTENT NON-SALMON ID STREAM FLOWS THROUGH THE WESTERN PORTION OF THE WETLAND BOUNDARY AND DOWN THE STEEP SLOPE. THIS STREAM IS CLASSIFIED AS A CLASS 4 AND IS DESIGNATED A 35-FOOT BUFFER FROM ITS FLAGGED BOUNDARY. IN SITUATIONS WHERE WETLAND AND STREAM BUFFERS OVERLAP, THE MORE RESTRICTIVE SHALL APPLY. NO OTHER OFF-SITE WETLANDS WERE FOUND WITHIN 300-FT OF THE SUBJECT PROPERTY. PANTHER CREEK, A KNOWN FISH-BEARING STREAM, LIES APPROXIMATELY A QUARTER MILE TO THE EAST OF THE SUBJECT PROPERTY. PROPOSED DEVELOPMENT THE APPLICANT IS PROPOSING TO SUBDIVIDE THE SUBJECT SITE INTO 28 SINGLE-FAMILY RESIDENTIAL LOTS, DEVELOPED IN TWO PHASES (VUECREST ESTATES & VUECREST II SHORT PLAT). ACCESS FOR THE 8 LOTS ASSOCIATED WITH VUECREST II SHORT PLAT, WILL BE FROM A PROPOSED ROAD CONNECTING TO 102ND AVE SE ON THE EASTERN SIDE OF THE SUBJECT PROPERTY. ACCESS FOR THE 20 LOTS ASSOCIATED WITH VUECREST ESTATES WILL BE FROM THE CONTINUATION OF SMITHERS AVENUES. IN ORDER TO ACCOMPLISH THIS DEVELOPMENT ACTIVITY, THE APPLICANT IS PROPOSING BUFFER AVERAGING PER THE PROVISIONS ESTABLISHED IN RMC CHAPTER 4-3-050(M)(6)(F), WHICH REQUIRES: i. THAT THE WETLAND CONTAINS VARIATIONS IN ECOLOGICAL SENSITIVITY OR THERE ARE EXISTING PHYSICAL IMPROVEMENTS IN OR NEAR THE WETLAND AND BUFFER; AND THE ON-SITE WETLAND VARIES FROM SLIGHTLY DISTURBED WITH YARD WASTE AND DETRITUS FROM KID-RELATED ACTIVITIES, TO LESS DISTURBED IN ITS SOUTHERN PORTION. AS SUCH, VEGETATION IN THE NORTHERN PORTION HAS A HIGHER CONCENTRATION OF INVASIVE SPECIES AND THE SOUTHERN PORTION IS MORE NATIVE IN COMPOSITION. THE WETLAND UNIT IS SURROUNDED BY RESIDENTIAL DEVELOPMENT AND THE ENTIRETY OF THE BUFFER SHOWS SIGNS OF HUMAN DISTURBANCE. ii. THAT WIDTH AVERAGING WILL NOT ADVERSELY IMPACT THE WETLAND FUNCTIONS AND VALUES; AND DIRECT COMPENSATION OF FUNCTIONS AND VALUES WILL BE ADDRESSED BY PROVIDING ADDITIONAL BUFFER OF A SIMILAR COMPOSITION TO THE REDUCTION AREA AT A 1.2:1 RATIO, WITH AN APPROXIMATE BUFFER INCREASE OF 993 SQUARE FEET. NO IMPACTS TO EXISTING FUNCTIONS AND VALUES OF THE WETLAND AREA ARE EXPECTED BY THE PROPOSED BUFFER AVERAGING ACTIVITY. 111. THAT THE TOTAL AREA CONTAINED WITHIN THE WETLAND BUFFER AFTER AVERAGING IS NOT LESS THAN THAT CONTAINED WITHIN THE REQUIRED STANDARD BUFFER PRIOR TO AVERAGING; AND IN ORDER TO MEET THE REQUIREMENTS ESTABLISHED FOR BUFFER AVERAGING, AN ADDITION/REDUCTION RATIO OF 1.2: 1 IS PROVIDED. THE BUFFER REDUCTION AREA TOTALS 5,557 SQUARE FEET, WHILE THE BUFFER ADDITION AREAS TOTAL 6,550 SQUARE FEET. THE FINAL BUFFER AREA WILL BE SLIGHTLY LARGER THAN PRIOR TO AVERAGING WITH A TOTAL BUFFER INCREASE OF 993 SQUARE FEET. iv. A SITE SPECIFIC EVALUATION AND DOCUMENTATION OF BUFFER ADEQUACY BASED UPON THE SCIENCE OF WETLAND BUFFERS AND ITS IMPLICATIONS FOR THE MANAGEMENT FOR WETLANDS, MCMILLAN 2000, OR SIMILAR APPROACHES HAVE BEEN CONDUCTED. THE PROPOSED BUFFER STANDARD IS BASED ON CONSIDERATION OF THE BEST AVAILABLE SCIENCE AS DESCRIBED IN WAS 365-195-905; OR WHERE THE ABSENCE OF VALID SCIENTIFIC INFORMATION, THE STEPS IN RMC 4-9-250F ARE FOLLOWED. -----~-···-----·-------·-·--·-·------··· ------··---·----·-------·--------------· FINAL MITIGATION PLAN HARBOUR HOMES -VUECREST I & II PORTION OF SECTION 31&32, TOWNSHIP 23N, RANGE 5E, W.M. PROPOSED DEVELOPMENT CONT. THE BUFFER EVALUATION METHOD IDENTIFIED ABOVE PROVIDES DETAILED DESCRIPTIONS OF BUFFER WIDTHS AND OVERALL EFFECTIVENESS OF PROTECTING WETLAND AND STREAM FUNCTIONS. TABLE 4 WITHIN THE AFOREMENTIONED DOCUMENT DESCRIBED THE DIFFERENCES BETWEEN 10-METER AND A 20-METER BUFFER. AS DESCRIBED IN THE TABLE, BOTH BUFFER WIDTHS PROVIDE APPROXIMATELY 60 PERCENT SEDIMENT AND POLLUTANT REMOVAL AND PROVIDE LIMITED HABITAT VALUES. THE AVERAGING PROPOSAL REDUCES THE BUFFER BY AND AVERAGE OF 16 FEET (4.8 METERS) FORA RELATIVELY SMALL PORTION OF THE BUFFER AREA (-5, 557 SQUARE FEET). THE CURRENT CONDITION OF THE BUFFER BORDERING THE ON-SITE WETLAND IS RELATIVELY UNDISTURBED. THE APPLICANT IS PROPOSING A MINIMAL DECREASE IN THIS BUFFER AREA. DUE TO THE LIMITED REDUCTION IN BUFFER, AS WELL AS BUFFER ADDITION PROPOSED AT A 1.2:1 RATIO IN A SIMILARLY UNDISTURBED CONDITION, OVERALL IMPACT TO THE PROTECTION THAT THIS BUFFER PROVIDES IS MINIMAL. ADDITIONALLY, THE APPLICANT IS PROPOSING A TREE RETENTION TRACT THAT WILL PROVIDE A MORE USABLE WILDLIFE HABITAT AND AN, ON AVERAGE, WIDER CORRIDOR THAT ALLOWS WILDLIFE TO MOVE FREELY INTO THE FORESTED STEEP SLOPE AREA TO THE WEST. IT 15 THE OPINION OF WRI THAT GIVEN THE INCREASE OF 993 SQUARE FEET IN OVERALL BUFFER AREA IN CONJUNCTION WITH THE LIMITED REDUCTION IN OVERALL WIDTH (-16 FEET AVERAGE FOR <30% OF THE TOTAL BUFFER LENGTH), THE PROPOSED BUFFER AVERAGING PROVIDES FOR AN ADEQUATE WIDTH TO PROTECT THE WETLAND AND STREAM SYSTEM. i. IN NO INSTANCE SHALL THE BUFFER WIDTH BE REDUCED BY MORE THAN FIFTY PERCENT (50%) OF THE STANDARD BUFFER OR BE LESS THAN TWENTY-FIVE FEET (25') WIDE. GREATER BUFFER WIDTH REDUCTIONS REQUIRE REVIEW AS A VARIANCE PER SUBSECTION NJ OF THIS SECTION AND RMC 4-9-250B; AND THE MINIMUM PROPOSED BUFFER WIDTH AS PART OF THIS AVERAGING ACTIVITY IS 25-FEET, WHICH IS 50 PERCENT OF THE STANDARD 50-FOOT BUFFER. ii. BUFFER ENHANCEMENT IN AREAS WHERE THE BUFFER IS REDUCED SHALL BE REQUIRED ON A CASE-BY-CASE BASIS WHERE APPROPRIATE TO SITE CONDITIONS, WETLAND SENSITIVITY, AND PROPOSED LAND DEVELOPMENT CHARACTERISTICS. THE AREAS OF REDUCTION IDENTIFIED AS PART OF THIS AVERAGING PLAN, ARE GENERALLY NATIVELY VEGETATED WITH A CANOPY OF LARGE CONIFEROUS AND DECIDUOUS TREES, AN UNDERSTORY OF SMALLER TREES AND SHRUBS, AND AN INTACT HERBACEOUS LAYER. DUE TO THIS RELATIVELY UNDISTURBED CONDITION AND LACK OF INVASIVES, THE REDUCTION AREA WOULD HAVE A LIMITED LIFT OF FUNCTION FROM ENHANCEMENT. THEREFORE, BUFFER ENHANCEMENT IS NOT PROPOSED. THE BUFFER AVERAGING PROPOSED IS TO REDUCE 5,557 SQUARE FEET OF BUFFER ADJACENT TO SE 186TH ST, THE PROPOSED STORMWATER TRACT, AND LOTS 8-10, 15, 16, AND 19. IN ORDER TO MEET THE NO NET LOSS OF BUFFER REQUIREMENT, THE APPLICANT PROPOSES 6,550 SQUARE FEET OF ADDITIONAL BUFFER ADJACENT TO LOTS 9-12, 14, 15, AND 20, THE NORTH SIDE OF SE 186TH ST, THE STORMWATER TRACT, AND ALONG THE SOUTH SIDE OF THE WETLAND AND STREAM CORRIDOR. THE APPLICANT WILL DESIGNATE ALL THE WETLAND, STREAM, AND ASSOCIATED BUFFERS AS A NATIVE GROWTH PROTECTION AREA(NGPA)TRACT. SE 186TH ST WILL BE EXTENDED AND SPAN A PORTION OF WETLAND A, ITS ASSOCIATED STREAM, AND UPLAND CORRIDOR. THIS EXPANSION IS REQUIRED IN ORDER TO CONNECT VUCREST ESTATES AND VUECREST II SHORT PLAT. THE ROADWAY AND PRECAST CONCRETE 3-SIDED BRIDGE WILL BE LOCATED IN A PORTION OF THE PRESCRIBED BUFFER OF WETLAND A. THIS INSTALLATION WILL RESULT IN 2,700 SQUARE FEET OF TEMPORARY BUFFER IMPACT, AND 4,449 SQUARE FEET OF PERMANENT BUFFER IMPACT. ADDITIONAL TEMPORARY BUFFER IMPACTS ASSOCIATED WITH LOT GRADING ACTIVITIES WILL RESULT IN 218 SQUARE FEET OF IMPACT. TO COMPENSATE FOR THESE IMPACTS, A COMBINATION OF BUFFER ADDITION AND RESTORATION ARE PROPOSED (TABLE 1 ). ALL TEMPORARY BUFFER IMPACTS WILL BE RESTORED IN-KIND WITH THE RESTORATION PLANTINGS AND GRASS SEED AS DESCRIBED ON SHEET 3. AS COMPENSATORY MITIGATION FOR THE PERMANENT BUFFER IMPACTS, A TOTAL OF 4,907 SQUARE FEET OF RELATIVELY UNDISTURBED FORESTED AREA, LOCATED ADJACENT TO THE BUFFER OF WETLAND A WILL BE DESIGNATED AS BUFFER. THIS REPRESENTS A MITIGATION TO IMPACT RATIO OF 1.1 :1, PROVIDING AN INCREASE IN TOTAL BUFFER AREA OF 458 SQUARE FEET (TABLE 1 ). THE ADDITIONAL BUFFER AREAS WILL BE PERMANENTLY PROTECTED AS PART OF THE NGPA ON THE PROJECT SITE. TABLE 1. MITIGATION TYPES AND RATIOS IMPACT PERMANENT WETLAND A BUFFER IMPACT TEMPORARY BUFFER IMPACT . AREA OF MITIGATION MEASURE IMPACT 4,449 SF 4,907 SF ADDITIONAL BUFFER 3,440 SF 3,440 SF BUFFER RESTORATION IN-KIND -----· CALL 2 WORKING DAYS BEFORE YOU DIG 1-800-424-5555 MITIGATION IMPACT RATIO 1 .1 : 1 1 : 1 (UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE) UTILITY LOCATIONS AND CHARACTERISTICS SHOWN ON THESE DRAWINGS, IF ANY, ARE BASED SOLEY UPON INFORMATION PROVIDED BY OTHERS. THE UNDERGROUND ROUTING AND CONDITION OF BURIED UTILITIES HAS NOT BEEN VERIFIED OR CONFIRMED. ADDITIONAL UTILITY LOCATION AND MAPPING MAY BE REQUIRED. FIELD LOCATE, VERIFY DEPTH OF, AND ADEQUATELY PROTECT ALL UTILITIES PRIOR TO THE START OF WORK. r [ \ BUFFER REDUCTION 1,064 SQ FT BUFFER ADDITION ,r---- 1,042 SQ FT LEGEND Scale 1" = 100' ~----------' 260 C_J C_ \ ULJ TEMP. IMPACT ~__:-::::._::___;~~~~1[;-----522 SQ FT I _,J.._ I WETLAND STREAM BUFFER 6 50 100 150 TRACT"F" I 4 I \ 5 J CJ c) 7 I BUFFER ) 8 j REDUCTION-~-t---=· ==~=-=· --1 3,010 SQ FT WETLAND A --CAT.II 50-FT BUFFER BUFFER ADDITION __..\---c:c,-~-2,096 SQ FT .r---""s:F=---'--TEMP. IMPACT 6SQ FT --...__ BUFFER REDUCTION 1,170 SQ FT ___ BUFFER ADDITION 4,514 SQ FT E=I TEMP. BUFFER ~ IMPACT 177] PERM.BUFFER LLL'.l IMPACT 177] BUFFER i'...LL'.J ADDITION 177] BUFFER ~ REDUCTION .;;z::c.~:a::.>5--:::::,;.----t-TEM P. IMP ACT 1u.--"CT 1,122 SQ FT ,,---BUFFER ADDITION BUFFER ADDITION 632 SQ FT I \ ...... ...- 355 SQ FT r·w __ _ .. /\ ----\. / WETLANDA ,....-CAT. II ( 50-FT BUFFER ........ ':~ ..8 • '711-~ 1s1 1.1 '31 D· n TRACT"C" ~ LJ LJ LJ LJ LJ GENERAL NOTES __;_____ ________ _ _./ TEMP. IMPACT 950 SQ FT PERM. IMPACT 4,449 SQ FT 1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF RENTON CODES, ORDINANCES, AND APPROVED PERMIT CONDITIONS. TEMP. IMPACT 839 SQ F'.T 2. BEFORE THE START OF ANY CONSTRUCTION, A PRE-CONSTRUCTION MEETING MUST BE HELD BETWEEN CITY OF RENTON, THE OWNER, AND THE OWNER'S REPRESENTATIVE. 3. A COPY OF THESE APPROVED DRAWINGS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGAURDS, SAFTEY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF THE WORKS SHOWN IN THESE DRAWINGS. ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERUPT NORMAL TRAFFIC FLOW SHALL REQUIRE TRAFFIC CONTROL IN ACCORDANCE WITH ANY AND ALL CITY OF RENTON STANDARDS. 5. SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR. CONTRACTOR SHALL ACCOMMODATE REALIZED AND ANTICIPATED SITE CONDITIONS WHEN COMPLETEING THE WORK SHOWN ON THESE DRAWINGS. PROJECT SITE LEGAL DESCRIPTION PARCEL 1 -KING COUNTY TAX PARCEL NO. 3123059048 PARCEL 2-KING COUNTY TAX PARCEL NO. 3223059097 BUFFER ADDITION 2,817 SQ FT BUFFER REDUCTION 313 SQ FT TABLE 2. MITIGATION SUMMARY IMPACT TOTAL AREA PERMANENT BUFFER IMPACT 4,449 SF TEMPORARY BUFFER IMPACT 3,440 SF BUFFER ADDITION 11,457 SF BUFFER REDUCTION 5,557SF TABLE 3. IMPACT TOTALS TOTAL BUFFER TOTAL IMPACT AREA COMPENSATORY MITIGATION AREA 10,006 SF 11,457 SF \ r--1 20' lO SYMBOL w § E2'a LJ OVERALL BUFFER ADDITION IN AREA 1,451SF .~ .~~!,~!'.?!::~~~m~~ ... ,. 9505 19th Avenue S.E. Suite 106 Everett,Washington 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: mailbox@wetlandresources.com FINAL MITIGATION PLAN r,::,: Harbour Homes -Vuecrest I & 1,P 2 s 20·1, Renton, Washington Harbour Homes by Geonerco Attn: Jamie Waltier 1441 N 34th Street, #200 Seattle, WA 98103 Sheet 1/3 WRI Job # 15236 Drawn by: JM Date: September, 2015 --------------·------------···-··---·--.. ····------···-···-·--------------------· --------~-·~-------·-----------'"··----------·------------ FINAL MITIGATION PLAN HARBOUR HOMES -VUECREST I & II -·--· --·------···~--- \ PORTION OF SECTION 31&32, TOWNSHIP 23N, RANGE SE, W.M. MONITORING AND MAINTENANCE PLAN PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS ARE OUTLINED IN TABLE 3-1 (BELOW). THE GOALS AND OBJECTIVES OF THIS PLAN ARE CONSIDERED ACHIEVED WHEN THE PERFORMANCE STANDARDS ARE SATISFIED. COMPLIANCE MONITORING PLAN AS-BUILT FOLLOWING COMPLETION OF THE WORK SHOWN ON THIS PLAN, A QUALIFIED PROFESSIONAL SHALL PREPARE AN AS-BUILT OF THE COMPLETED WORK. THE AS-BUILT SHALL SUMMARIZE THE COMPLETED WORK AND ANY DEVIATIONS FROM THE APPROVED VERSION OF THIS PLAN. IN ADDITION, THE AS-BUILT SHALL CONTAIN BASELINE MONITORING DATA AND PHOTOGRAPHS OF EACH ENHANCEMENT AREA. FOLLOWING PLANT INSTALLATION, PERMANENT COMPLIANCE MONITORING PLOTS OR TRANSECTS SHALL BE ESTABLISHED TO DOCUMENT BASELINE VEGETATION CHARACTERISTICS WITHIN EACH ENHANCEMENT AREA. COMPLIANCE MONITORING PLOTS AND TRANSECTS SHALL BE SCALED APPROPRIATELY TO ACCURATELY SAMPLE THE FOLLOWING: NATIVE WOODY PLANT SPECIES (TREES AND SHRUBS); AND NOXIOUS WEED SPECIES. BASELINE COMPLIANCE MONITORING DATA SHALL BE COLLECTED AT THE TIME OF THE AS-BUILT USING THE ESTABLISHED SAMPLE PLOTS OR TRANSECTS (SEE "ANNUAL COMPLIANCE MONITORING" FOR FIELD DATA COLLECTION REQUIREMENTS). PERMANENT PHOTO POINTS SHALL BE ESTABLISHED TO PHOTOGRAPHICALLY DOCUMENT REPRESENTATIVE CONDITIONS WITHIN EACH ENHANCEMENT AREA. BASELINE PHOTOGRAPHS SHALL BE TAKEN AT THE TIME OF THE AS-BUILT. THE AS-BUILT AND BASELINE MONITORING DATA SHALL BE SUBMITTED TO THE CITY OF RENTON NO LATER THAN 30 DAYS FROM THE DATE THAT THE WORK SHOWN ON THIS PLAN HAS BEEN COMPLETED. ANNUAL COMPLIANCE MONITORING (5 YEARS) FOLLOWING ACCEPTANCE OF THE AS-BUILT BY THE CITY OF RENTON, ANNUAL COMPLIANCE MONITORING SHALL BE COMPLETED FOR A PERIOD OF FIVE (5) YEARS. ANNUAL COMPLIANCE MONITORING SHALL BE COMPLETED BY A QUALIFIED PROFESSIONAL AND SHALL COMPRISE A SITE INVESTIGATION AND REPORTING PER THE FOLLOWING INTERVAL: QUARTERLY DURING THE FIRST YEAR (YEAR 1) FOLLOWING PLANT INSTALLATION; AND IN AUGUST OR SEPTEMBER OF THE SECOND THROUGH FIFTH YEARS (YEAR 2 THROUGH YEAR 5) FOLLOWING INITIAL PLANT INSTALLATION. MONITORING REPORTS SHALL BE SUBMl1TED TO THE CITY OF RENTON NO LATER THAN 30 DAYS FOLLOWING EACH MONITORING ASSESSMENT. MONITORING SHALL COMPRISE A QUANTITATIVE ASSESSMENT OF CONDITIONS WITHIN EACH ENHANCEMENT AREA FOR PURPOSES OF EVALUATING THE CURRENT YEAR'S PERFORMANCE STANDARDS. AT THE TIME OF EACH MONITORING ASSESSMENT, THE FOLLOWING INFORMATION SHALL BE COLLECT ED WITHIN EACH ENHANCEMENT AREA AND ASSESSED RELATIVE TO THE SUCCESS STANDARDS ESTABLISHED FOR THE PROJECT: THE CONDITION OF INSTALLED PLANT STOCK INCLUDING SURVIVORSHIP, HEALTH, AND VIGOR. THE RATIONALE FOR POOR CONDITIONS, IF PRESENT, WILL BE DETERMINED. THE SPECIES COM POSITION OF AND AREAL COVERAGE PROVIDED BY NATIVE WOODY PLANT SPECIES (TREES AND SHRUBS). THE SPECIES COMPOSITION OF AND AREAL COVERAGE PROVIDED BY NOXIOUS WEED SPECIES. A DIRECT COUNT INVENTORY AND ASSESSMENT OF ALL INSTALLED PLANT STOCK SHALL BE USED TO EVALUATE PLANT STOCK CONDITIONS. SPECIES COMPOSITION AND AREAL COVERAGE SHALL BE ASSESSED USING THE SAMPLE PLOTS OR TRANSECTS ESTABLISHED DURING THE AS-BUILT. IN ADDITION TO A QUANTITATIVE ASSESSMENT OF CONDITIONS WITHIN EACH ENHANCEMENT AREA, PHOTOGRAPHS SHALL BE TAKEN FROM THE PERMANENT PHOTO POINTS ESTABLISHED DURING THE AS-BUILT. CONTINGENCY PLAN SHOULD ANY COMPLIANCE MONITORING ASSESSMENT REVEAL THAT THE PERFORMANCE STANDARDS FOR THE RESPECTIVE YEAR ARE NOT SATISFIED, THE PERMITTEE SHALL WORK WITH THE CITY OF RENTON TO DEVELOP A CONTINGENCY PLAN TO ADDRESS THE DEFICIENCY(IES). CONTINGENCY PLANS CAN INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING ACTIONS: 1. ADDITIONAL PLANT INSTALLATION; 2. EROSION CONTROL 3. HERBIVORY PROTECTION; 4. MODIFICATION TO THE IRRIGATION REGIME; AND/OR 5. PLANT SUBSTITUTIONS OF TYPE, SIZE, QUANTITY, AND LOCATION. SUCH CONTINGENCY PLAN SHALL BE SUBMITTED TO THE CITY OF RENTON BY JANUARY 31 OF ANY YEAR WHEN DEFICIENCIES ARE DISCOVERED. UNLESS OTHERWISE APPROVED BY THE CITY OF RENTON, ACTIONS SPECIFIED ON AN APPROVED CONTINGENCY PLAN MUST BE COMPLETED WITHIN 60 DAYS. IF THE FAILURE IS SUBSTANTIAL, THE CITY OF RENTON MAY EXTEND THE COMPLIANCE MONITORING PERIOD FOR THE WORK COVERED BY THESE PLANS. MAINTENANCE PLAN THIS SECTION PROVIDES A GENERAL OVERVIEW OF THE MAINTENANCE PROGRAM NECESSARY TO ENSURE THE PERFORMANCE STANDARDS ESTABLISHED FOR THIS PLAN ARE ACHIEVED. NOXIOUS WEED CONTROL FOLLOWING PLANT INSTALLATION AND AT REGULAR INTERVALS DURING THE COMPLIANCE MONITORING PERIOD, NOXIOUS WEED CONTROL SHALL OCCUR ON A SPOT TREATMENT BASIS WITHIN EACH ENHANCEMENT AREA. TARGET NOXIOUS WEED SPECIES SHALL INCLUDE THE FOLLOWING: ALL CLASS "A", "B", AND''(" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. NOXIOUS WEED CONTROL WORK SHALL CONSIST OF THE CUTIING AND REMOVAL FROM THE SITE OF ALL NOXIOUS WEED SPECIES STEMS, CANES, RUNNERS, SHOOTS, SEED PODS, FRUITING BODIES, AND LEAVES PER THE FOLLOWING METHODS: 1. HAND PULLING. 2. MANUALLY CUTTING USING MACHETES, LOPPERS, AND/OR CLIPPERS. SPOT TREATMENT SHALL OCCUR MONTHLY AND/OR AT A GREATER FREQUENCY, IF NECESSARY, TO CONTROL NOXIOUS WEED SPECIES TO A MAXIMUM OF TEN (10) PERCENT OR LESS COVERAGE WITHIN THE RESTORATION AREA. I DURING ALL NOXIOUS WEED CONTROL WORK, EXISTING OR PLANTING NATIVE V~GETATION SHALL BE PROTECTED FROM DAMAGE. GENERAL MAINTENANCE EACH ENHANCEMENT AREA SHALL BE MAINTAINED AT REGULAR INTERVALS DURING THE COMPLIANCE MONITORING PERIOD TO PROMOTE THE SUCCESSFUL ESTABLISHMENT AND VIGOROUS GROWTH OF THE INSTALLED PLANT STOCK. GENERAL MAINTENANCE SHALL INCLUDE: 1 . WEEDING THE RESTORATION AREA. 2. RE-APPLYING BARK MULCH TO MAINTAIN A 6" MINIMUM APPLIED THICKNESS· YEAR 1 ONLY. 3. THE PRUNING OF INSTALLED PLANTS TO REMOVE DEAD WOOD AND PROMOTE VIGOROUS PLANT GROWTH AND PROPER FORM. 4. THE REPLACEMENT OF PLANTS THAT APPEAR TO BE IN DISTRESS AND/OR DISEASED. 5. THE REMOVAL OF TRASH, LITTER, AND/OR OTHER NON-DECOMPOSING DEBRIS. TABLE 3-1: GOALS, OBJECTIVES, & PERFORMANCE STANDARDS (5 YEARS) GOALS TO SUCCESSFULLY RESTORE THE BUFFERS OF WETLAND-A IMPACTED BY THE COSTRUCTION OF SE 186TH ST AND ITS ASSOCIATED SPAN. TO LIMIT NOXIOUS WEED SPECIES WITHIN WETLAND-A AND THE RESTORED BUFFER AREA. TO LIMIT NOXIOUS WEED SPECIES WITHIN WETLAND-A AND THE RESTORED BUFFER AREA. OBJECTIVES TO INSTALL AND SUCCESSFULLY ESTABLISH 137 NATIVE PLANTINGS WITHIN THE BUFFER OF WETLAND-A (3,440 SQUARE FEET). TO SEED AND SUCCESSFULLY ESTABLISH NATVE GRASSES WITHIN THE DISTURBED BUFFER OF WETLAND-A (3,440 SQUARE FEET). TO PROVIDE FULL INITIAL CONTROL OF NOXIOUS WEED SPECIES WITHIN WETLAND-A AND THEN TO MINIMIZE THE GENERAL PRESENCE OF NOXIOUS WEED SPECIES THROUGHOUT THE MONITORING PERIOD. PERFORMANCE STANDARDS 100% SURVIVAL OF INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON. 80% SURVIVAL OF INSTALLED PLANT STOCK AFTER THE FITH GROWING SEASON. 60% AVERAGE COVERAGE BY NATIVE WOODY PLANT SPECIES AFTER THE FITH GROWING SEASON. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED 0 DESIRABLE NATIVE COLONIZING SPECIES. LESS THAN 10% COVERAGE BY ALL CLASS "A" "B" AND "C" NOXIOUS WEEDS (INCLUDING ' ' NON-REGULATED "ff' AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. PART 1: GENERAL ALL WORK SHALL CONFORM TO THE SPECIFICATIONS AND DETAILS SHOWN ON THESE DRAWINGS. ALL WORK SHALL CONFORM TO ALL APPLICABLE CODES, LAWS, AND ORDINANCES. CONTRACTOR SHALL FURNISH ALL MATERIALS, EQUIPMENT, LABOR, AND RELATED ITEMS NECESSARY TO COMPLETE TrlE WORK SHOWN ON THESE DRAWINGS AND SHALL INCLUDE ALL TOOLS, MATERIALS, PERMITS, INSPECTIONS, TESTS, AND OTHER RELATED ITEMS. WORK SHALL BE COMPLETED BY PERSONS EXPERIENCED IN THE CRITICAL AREA MTIGATION WORK SHOWN ON THE5E DRAWINGS. CONTRACTOR SHALL RECOGNIZE THAT ACTUAL SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR. CONTRACTOR SHALL ACCOMMODATE REALIZED AND ANTICIPATED SITE CONDITIONS WHEN COMPLETING THE WORK SHOWN ON THESE DRAWINGS. TAKE NECESSARY PRECAUTIONS TO PROTECT ALL PROPERTY, PERSONS, WORK IN PROGRESS, STRUCTURES, UTILITIES, WALKS, CURBS, AND PAVED SURFACES DURING WORK. FIELD LOCATE, VERIFY DEPTH OF, AND ADEQUATELY PROTECT ALL UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OF WORK. DAMAGE TO UTILITIES INCURRED OR ARISING FROM THIS CONTRACT SHALL BE PAID BY CONTRACTOR. ALL AREAS OF WORK SHALL BE KEPT CI.EAN, NEAT, AND ORDERLY AT ALL TIMES. ALL PAVED AREAS ARE TO BE CLEAN ED DAILY FOLLOWING WORK. OWNER SHALL BE NOTIFIED IN WRITING OF DEVIATIONS TO OR CONFLICTS WITHIN THESE DRAWINGS AND/OR SITE CONDITIONS. EXTRA WORK ARISING FROM FAILURE TO DO SO SHALL BE DONE AT THE CONTRACTOR'S EXPENSE. PRIOR TO START OF ANY WORK, CONTRACTOR SHALL REQUEST AND ATIEND A PRE-CONSTRUCT ION CONFERENCE WITH OWNER. PRIOR TO PRE-CONSTRUCTION CONFERENCE, CONTRACTOR SHALL ACCURATELY FLAG PLANTING AREA LIMITS IN A HIGHLY VISIBLE MANNER. FLAGGING SHALL BE MAINTAINED THROUGHOUT WORK UNTIL FINAL INSPECTION BY OWNER. PART 2: MATERIALS 2.1 PLANT INSTALLATION 2.1.1 GENERAL PLANT MATERIAL SIZE, QUALITY, AND QUANTITY SHALL MEET THE STANDARDS LISTED ON THESE DRAWINGS. PLANT MATERIAL SHALL BE OF ACCEPTED SIZE STANDARDS AND PROPORTIONS AS SPECIFIED IN AMERICAN STANDARD NURSERY STOCK (LATEST EDITION). ALL PLANTS SHALL BE OF NORMAL HABIT OF GROWTH AND SHALL BE HEAL THY, VIGOROUS, AND FREE OF DISEASE, INSECT EGGS, ADULTS, AND LARVAE. SCIENTIFIC NOMENCLATURE SHALL CONFORM TO STANDARD PLANT NAMES, LATEST EDITION. NAMES NOT PRESENT IN THIS LISTING SHALL CONFORM TO ACCEPTED SCIENTIFIC NOMENCLATURE IN THE NURSERY TRADE. FOR TREES AND SHRUBS, NO LESS THAN 10 PERCENT OF EACH VARIETY OR SPECIES SHALL BE ACCURATELY LABELED AT THE TIME OF DELIVERY TO THE SIJE. WHERE LABELED, PLANT MATERIALS SHALL HAVE DURABLE, LEGIBLE LABELS STATINfTHE CORRECT SCIENTIFIC PLANT NAME. OVERSIZE PLANT MATERIALS ARE ACCEPTABLI: WITH APPROVAL OF THE OWNER, BUT WITHOUT AN INCREASE IN THE CONTRACT PRICE. PLANT MATERIALS OF A SIZE REDUCED FROM THOSE SPECIFIED WILL NOT BE PERMITTED. ANY PLANT SIZE CHANGE SHALL BE APPROVED BY OWNER PRIOR TO PLANT DELIVERY TO SITE. PLANT MATERIALS SHALL BE PACKAGED WITH CARE FOR TRANSIT TO THE SITE. BRANCHES SHALL BE TIED BACK, AND BARK SHALL BE PROTECTED TO PREVENT DAMAGE FROM CHAFING BY ROPES AND WIRES. PLANT MATERIALS IN STORAGE SHALL BE PROTECTED FROM WEATHER AND PACKED TO PROVIDE PROTECTION. PLANT MATERIAL DELIVERY SHALL BE TIMED APPROPRIATELY WITH INSTALLATION TO AVOID EXTENDED STORAGE OF LIVE MATERIALS ON-SITE. A MINIMUM OF SEVEN (7) DAYS NOTICE SHALL BE PROVIDED TO THE OWNER PRIOR TO PLANT MATERIAL DELIVERY TO THE SITE. THE OWNER SHALL INSPECT ALL PLANT MATERIALS AT THE TIME OF DELIVERY. THE OWNER RESERVES THE RIGHT TO REQUIRE SUBSTITUTION OR REPLACEMENT OF PLANT MATERIALS DETERMINED TO BE DAMAGED OR OTHERWISE UNSUITABLE AT THE TIME OF DELIVERY TO THE SITE. ALL REJECTED PLANT MATERIAL SHALL BE REMOVED FROM THE SITE IMMEDIATELY. ONCE ACCEPTED ON·SITE, PLANT MATERIALS SHALL BE PROTECTED AT ALL TIMES FROM THEFT, VANDALISM, AND DAMAGE, INCLUDING BUT NOT LIMITED TO THAT CAUSED BY ANIMALS, HUMANS, DROUGHT, WATER, FROST OR FREEZING CONDITIONS, AND WIND. 2.1.2 PLANT MATERIAL SOURCE ACCEPTABLE PLANT MATERIAL SOURCES INCLUDE: 1. LOCAL NURSERIES. PLANTS SHALL BE DERIVED FROM STOCK ACCLIMATED TO WESTERN WASHINGTON ENVIRONMENTAL CONDITIONS, HAVING BEEN CONSISTENTLY CULTIVATED AND GROWN UNDER SIMILAR CONDITIONS. ACCEPTABLE PLANT SUPPLIERS INCLUDE STORM LAKE GROWERS ([360] 794-4842), CLARKS NATIVE TREES AND SHRUBS ([425] 337-3976), SOUND NATIVE PLANTS ([360] 352-4122), OR APPROVED EQUAL. 2.1.3 PLANT MATERIAL QUALITY PLANT MATERIAL SHALL BE NORMAL IN PATIERN OF GROWTH, HEALTHY, WELL-BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT. TREES SHALL NOT HAVES UNSCALDS, DISFIGURING KNOTS, FRESH CUTS OF LIMBS, DAMAGED LEADERS, AND/OR DEFORMED TRUNKS. PLANT MATERIALS SHALL BE NATIVE TO THE PACIFIC NORTHWEST, PREFERABLY THE PUGET SOUND REGION Of WASHINGTON STATE. PLANT MATERIALS SHALL BE PROPAGATED FROM NATIVE STOCK. NO CULTIVARS OR HORTICULTURAL VARIETIES ARE ALLOWED. WHERE PROVIDED, CONTAINERIZED PLANT STOCK SHALL BE GROWN IN A CONTAINER LONG ENOUGH TO DEVELOP A ROOT SYSTEM THAT REACHES THE EDGES OF THE CONTAINER IN WHICH IT HAS GROWN. TREES AND SHRUBS SHALL BE WELL ROOTED AND SHALL HAVE SUFFICIENT ROOT MASS TO HOLD TOGETHER THE SOIL, IN WHICH PLANT IS GROWING, WHEN REMOVED FROM THE POT. CONSERVATION GRADE OR SALVAGED PLANT STOCK IS NOT ACCEPTABLE FOR USE. 2.2 MULCH PLANTING SPECIFICATIONS j i i I MULCH SHALL BE COMMERCIALLY AVAILABLE "DOT WOOD CHIP MULCH" j (WWW.CEDAR-GROVE.COM; 1-877·501LS4U), ARBORIST CHIPS, OR APPROVED EQUAL. MULCH SHALL NOT CONTAIN RESIN, TANNIN, OR OTHER COMPOUNDS IN QUANTITIES THAT WOULD BE DETRIMENTAL TO PLANT LIFE, MULCH SHALL NOT BE DERIYED FROM STUMP GRINDINGS AND SHALL NOT CONTAIN SOIL. HOG FUEL OR EQUAL JS NOT ACCEPTABLE. SUBJECT TO REVIEW BY THE PLAN DESIGNER, LOCAL ARBORIST AND/OR COMMERCIAL TREE TRIMMING COMPANIES MAY BE ALTERNATIVE ACCEPTABLE MATERIAL SOURCES. , PART 3: EXECUTION 3.1 PLANT INSTALLATION 3.1.1 GENERAL INSTALLATION OF PLANT MATERIALS SHALL OCCUR BETWEEN NOVEMBER 15 AND JANUARY 15. IF SCHEDULE OF PLANT PROCUREMENT OR SITE CONDITIONS"REQUIRE INSTALLATION DURING ALTERNATIVE DATES, WRITIEN AUTHORIZATION SHALL BE OBTAINED FROM OWNER PRIOR TO PLANT INSTALLATION. PLANT MATERIAL INSTALLATION SHALL NOT OCCUR DURING FREEZING WEATHER OR WHEN THE GROUND 15 FROZEN OR EXCESSIVELY WET. PLANT MATERIALS HAVING FROZEN ROOTBALLS SHALL NOT BE INSTALLED UNTIL CONDITIONS ARE SUCH THAT PLANTS ARE EASILY REMOVED FROM CONTAINERS. PLANT MATERIAL STORED ON-SITE SHALL BE ORGANIZED IN ROWS AND MAINTAINED AND PROTECTED AT NO ADDITIONAL COST. PLANT MATERIAL THAT CANNOT BE PLANTED WITHIN ONE (1) DAY AFTER DELIVERY TO THE SITE SHALL BE "HEELED-IN" OR OTHERWISE STORED TEMPORARILY IN ACCORDANCE WITH ACCEPTED HORTICULTURAL PRACTICES IN A MANNER THAT DOES NOT COMPROMISE THE HEALTH OF THE PLANT MATERIALS. PLANT STORAGE SHALL NOT BE LONGER THAN FOUR (4) WEEKS. PLANT MATERIALS STORED UNDER TEMPORARY CONDITIONS SHALL BE KEPT MOIST AND PROTECTED FROM ADVERSE WEATHER. A MINIMUM Of SEVEN (7) DAYS NOTICE SHALL BE PROVIDED TO THE OWNER PRIOR TO PLANT INSTALLATION. THE OWNER SHALL BE KEPT INFORMED AS TO DAILY WORK PROGRESS THROUGHOUT PLANT INSTALLATION. PLANT LOCATIONS SHALL BE AS DEPICTED ON SHEET 2, SUBJECT TO RELATED DRAWING NOTES. THE OWNER SHALL REVIEW ALL PLANT LOCATIONS PRIOR TO PLANT MATERIAL INSTALLATION. THE OWNER RESERVES THE RIGHT TO ADJUST PLANT MATERIAL LOCATIONS) WITHIN PLANTING AREAS PRIOR TO PLANT MATERIAL INSTALLATION. PLANT MATERIALS SHALL NOT BE DRAGGED WITHOUT PROPER ROOT AND/OR BRANCH PROTECTION. CONTAINERIZED PLANT MATERIALS SHALL BE LIFTED BY CONTAINER ONLY. PLANT MATERIALS SHALL NOT BE DROPPED OR ROOT SYSTEMS DAMAGED, AND SHALL BE INSTALLED AS PER APPLICABLE NOTES AND DETAILS DEPICTED ON THIS DRAWING SET. ALL PLANTS SHALL BE THOROUGHLY WATERED WITHIN 24 HOURS AFTER PLANTING, AND SHALL BE MARKED WITH HIGH VISIBILITY FLAGGING AFTER PLANT INSTALLATION. FLAGGING SHALL BE ATTACHED TO THE MAIN STEM, LEADER, ORBRANCH OF THE AFFECTED PLANT. . . . . . ······.· . -·' 3.1.2 INSTALLATION -- EXCAVATE A PLANTING HOLE PER THE APPLICABLE DETAILS SHOWN ON THESE DRAWINGS. REMOVE PLANT FROM CONTAINER WITH ROOTBALL COMPLETELY INTACT. If CONTAINER STOCK IS ROOTBOUND, SLASH ROOTS VERTICALLY WITH A SHARP KNIFE ALONG THE OUTSIDE OF ROOTBALL A MINIMUM OF THREE (3) PLACES BEFORE PLANTING. IF PLANT HAS MINOR ROOT DAMAGE, ROOT-PRUNE AS NECESSARY TO REMOVE BROKEN OR DAMAGED ROOTS. I INSERT ROOTBALL INTO PLANTING HOLE WITHOUT BENDING OR DAMAGING THE ROOTS. SPREAD OR "BUTTERFLY" ROOTBALL AND PLACE ROOT COLLAR ABOVE THE FINISHED GRADE. USE MOIST, PULVERIZED, NATIVE SOIL FOR BACKFILLING, ENSURING THAT GOOD CONTACT WITH ROOTBALL IS MADE. FROZEN, MUDDY, AND/OR EXCESSIVELY ROCKY MIXTURES SHALL NOT BE USED FOR BACKFILLING. IF BACKFILL IS UNSUITABLE, COMMERCIALLY AVAILABLE TOPSOIL WITH A HIGH ORGANIC CONTENT MAY BE USED TO PROPERLY BACKFILL PLANTING HOLE. MIDWAY THROUGH THE BACKFILL PROCESS, WATER THOROUGHLY TO SETILE SOIL. COMPLETE BACKFILL AT FINISHED GRADE AND ENSURE THE PLANT IS AT PROPER ALIGNMENT. WATER AGAIN TO SETTLE SOIL AND ADD ADDITIONAL BACKFILL AS NECESSARY IF ROOTS BECOME EXPOSED. FLAG EACH INSTALLED PLANT. 3.2 MULCH PLACE MULCH THROUGHOUT ENHANCEMENT AREAS TO A MINIMUM APPLIED DEPTH TO 6 INCHES. MULCH SHALL NOT TOUCH STEMS OF INSTALLED PLANTS. PART 4: PROVISIONAL ACCEPTANCE AFTER COMPLETION OF THE PLANT INSTALLATION WORK COVERED BY THESE DRAWINGS, AN INSPECTION SHALL BE REQUESTED FROM THE OWNER. WHEN WORK COVERED BY THESE DRAWINGS IS COMPLETE AS DETERMINED BY OWNER, PROVISIONAL ACCEPTANCE WILL BE CERTIFIED IN WRITING BY THE OWNER. PART 5: MAINTENANCE CONTRACTOR SHALL MAINTAIN PLANTED AREAS UNTIL GUARANTEE PERIOD ACCEPTANCE IS GIVEN. MAINTENANCE SHALL INCLUDE, WEEDING AROUND THE BASE OF INSTALLED PLANTS, PRUNING OF INSTALLED PLANTS, AND REPLACEMENT OF PLANTS THAT APPEAR TO BE IN DISTRESS. CONTROL IS REQUIRED OF THE FOLLOWING SPECIES: ALL CLASS "A", "8", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. A MAINTENANCE PLAN SHALL BE PROVIDED BY CONTRACTOR THAT DESCRIBES, IN DETAIL, THE SPECIFIC MAINTENANCE PROGRAM DEVELOPED TO SATISFY THE MAINTENANCE REQUIREMENTS OF THIS PLAN. A MAINTENANCE PLAN SHALL BE APPROVED BY OWNER PRIOR TO ISSUANCE OF PROVISIONAL ACCEPTANCE. PART 6: GUARANTEE 6.1 GENERAL PLANTS SHALL BE GUARANTEED FOR ONE YEAR AGAINST DEFECTS Of MATERIALS AND WORKMANSHIP. THE GUARANTEE PERIOD BEGINS AT THE DATE OF THE PROVISIONAL ACCEPTANCE AND SHALL EXTEND FOR ONE YEAR. THE GUARANTEE REQUIREMENTS SHALL BE APPLICABLE TO ANY GROWING CONDITIONS THROUGH WHICH PLANTS OF LIKE KIND COULD BE EXPECTED TO SURVIVE AND ANY DEFORMITY OR CAUSE OF DEATH, WHICH COULD BE ATTRIBUTED TO, OR AFFECTED BY, THE PHYSIOLOGICAL CONDITIONS OF THE INSTALLED PLANT. THIS GUARANTEE SHALL NOT APPLY TO PLANT LOSSES DUE TO ABNORMAL WEATHER CONDITIONS SUCH AS FLOODS, EXCESSIVE WIND DAMAGE, DROUGHT, SEVERE FREEZING, OR ABNORMAL RAINS, AS DETERMINED BY THE OWNER. INSTALLED PLANT MATERIALS SHALL BE MAINTAINED DURING THE GUARANTEE PERIOD IN GENERAL ACCORDANCE WITH THE APPROVED MAINTENANCE PLAN PROVIDED BY THE CONTRACTOR. THE OWNER MAY REQUIRE REPLACEMENT OF DEAD OR DEFECTIVE PLANTS PRIOR TO THE END OF THE GUARANTEE PERIOD AT NO ADDITIONAL COST. WHERE REQUIRED, PLANTS SHALL BE REPLACED WITH THE SPECIES AND SIZE AS INDICATED IN THE PLANT SCHEDULE AND ACCORDING TO THE PLANTING DETAILS AND SPECIFICATIONS SHOWN ON THESE DRAWINGS UNLESS OTHERWISE DIRECTED IN WRITING BY THE OWNER. UNLESS OTHERWISE APPROVED, REPLACEMENT PLANTS SHALL BE MADE WITHIN SEVEN (7) DAYS OF NOTIFICATION FROM OWNER. THE CONTRACTOR HAS THE RIGHT DURING THE ENTIRE WARRANTY PERIOD TO ENTER UPON THE PROPERTY FOR INSPECTION AND CURATIVE TREATMENT OF ANY MATERIAL NEEDING SUCH AND WHICH ARE STILL UNDER WARRANTY. THE OWNER SHALL BE NOTIFIED IN ADVANCE OF ANY CORRECTIVE TREATMENT MEASURES SO AS TO ARRANGE FOR CONVENIENT ACCESS TO THE AREA. CURATIVE WORK SHALL OCCUR AS SOON AS POSSIBLE AFTER DEFICIENCIES BECOME APPARENT AND WEATHER AND SEASON PERMIT. AFTER EACH PLANT REPLACEMENT, IF ANY, A MARKED PLANTING PLAN SHOWING THE LOCATION OF EACH ITEM REPLACED AT THAT TIME SHALL BE PROVIDED TO OWNER. REPLACEMENT PLANTS SHALL BE MARKED WITH COLORED'SURVEY FLAGGING AND SHALL BE GUARANTEED FOR ONE FULL YEAR FOLLOWING PLANTING. 6.2 SURVIVORSHIP ANY INSTALLED TREE OR SHRUB THAT IS GREATER TO OR EQUAL TO 25 PERCENT DEAD OR DISFIGURED WILL BE CONSIDERED DEAD AND MUST BE REPLACED AT NO ADDITIONAL CHARGE. A TREE WILL BE CONSIDERED DEAD WHEN THE MAIN LEADER HAS DIED BACK OR WHEN A MINIMUM OF 25 PERCENT OF THE CROWN IS DEAD. PLANTS WILL BE CONSIDERED DISFIGURED WHEN EXCESSIVE DEAD WOOD HAS BEEN REMOVED OR WHEN THE SYMMETRY OR TYPICAL HABIT OF GROWTH HAS BEEN IMPAIRED BY THE REMOVAL OF THE DEAD WOOD. 6.3 GUARANTEE PERIOD ACCEPTANCE ONE YEAR AFTER PROVISIONAL ACCEPTANCE, A FINAL INSPECTION OF THE WORK COVERED BY THIS CONTRACT SHALL BE REQUESTED BY CONTRACTOR FROM OWNER. INSTALLED PLANTS THAT ARE DETERMINED TO BE DEAD OR OTHERWISE NOT IN SATISFACTORY CONDITION, AS DETERMINED BY THE OWNER, SHALL BE REMOVED FROM THE SITE AND SHALL BE REPLACED AS SOON AS CONDITIONS PERMIT. UPON COMPLETION OF THESE REQUIREMENTS, GUARANTEE PERIOD ACCEPTANCE WILL BE CERTIFIED IN WRITING BY THE OWNER. PART 7: NOXIOUS WEED CONTROL PLANTING AREA CONTAINS STANDS OF HIMALAYAN BLACKBERRY (RUBRUS ARMENIACUS). PRIOR RO PLANT INSTALLATION, CONTROL NOXIOUS WEEDS WITHIN PLANTING AREA. TARGET NOXIOUS WEEDS SPECIES SHALL INCLUDE THE FOLLOWING: ALL CLASS "A", "8", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. DURING NOXIOUS WEED CONTROL WORK, EXISTING NATIVE VEGETATION SHALL BE PROTECTED FROM DAMAGE. ALL NOXIOUS WEED CONTROL CUTTINGS AND DEBRIS SHALL BE REMOVED FROM THE SITE. CONTROL METHODS: 1. REDUCE TOP GROWTH OF NOXIOUS WEEDS. ACCEPTABLE METHODS INCLUDE: WALK BEHIND OR TRACTOR MOUNTED MOWER, EXCAVATOR WITH BUCKET AND THUMB, POWER SAW, BRUSH HOG, LINE TRIMMER, LOPPERS, CLIPPERS, HAND PULLING, OR APPROVED EQUAL. 2. GRUB OUT LARGE ROOT CROWNS AND MAJOR ROOTS BY HAND USING CLAW MATIOCK, PULASKI, OR APPROVED EQUAL. 3. SPOT APPLY RODEO@ HERBICIDE TO RE-GROWTH. HERBICIDE SHALL BE APPLIED BY A WASHINGTON STATE LICENSED COMMERCIAL APPLICATOR HAVING A CURRENT "AQUATIC" (Q) ENDORSEMENT. ·, .~ ~~:i~~~{!:~~~~~;n~~Assistance FINAL MITIGATION PLAN Harbour Homes -Vuecrestsb&,iy, , Renton, Washingtonc 'Ur·; 9505 19th Avenue S.E. Suite 106 Everett, Washington 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: mailbox@wetlandresources.com Harbour Homes by Geonerco Attn: Jamie Waltier 1441 N 34th Street, #200 Seattle, WA 98103 · 'Sheet 2/3 WRI Job # 15236 Drawn by: JM Date: September, 2015 ----------------------------------------------------------------------------------------------- \ ··---·--·------ FINAL MITIGATION PLAN HARBOUR HOMES -VUECREST I & II PORTION OF SECTION 31 &32, TOWNSHIP 23N, RANGE 5E, W.M. TRACT "F" I ) i 2 \ [_3 --~ I 4 I CJ CJ C1 I \ _ _.,/ .. /'\ SITE OVERVIEW 13 SE 186TH ST. ,--~-- / ,./·· ! ----' ' 7 6 4 3 [llJ / / / /. / ,,,.. _, ! -------------~-------------~--------~------------[ --------------~---- r------------------ l___~---------~ 9 \ TR \ DRAI AGE \\ "' __________ _,, I I ,-, I ----------- 1 I I I I ·:,..; I I I I I I I I I I I I J.... \ I I I I' i ',, TRACT "B" 1 1 I '-.... / I ,, / , SENSITIVE AREA I ' / I ' / I ', I ', // I ~------------~/ I AREA-2 DETAIL !~ I I 1 I I I I I ....o.L __ --... ___ _ -----'1L_ --~ --~ ··-...4:---- ---~ TRACT "D" TRACT "C" TREE RETENTION I I I -c -==< i ~~ ~ I i 1 • .s_cale 1_"__= 30' --------~ I~~ I 16 1°5 :io 4'5 60 I L-------------------------------------------------------------------------------------------J l 20' 20' I ,--·----r·----- " ~ I I I I I I 1------I ~·----------l I I I I f I I I I I I I I I e--·--~ I I I I ~·· I I I I I ,~--.. _L_ \--. 20 _SENSITIVE ~EA ....o.L --- ----------. ----1 ___ .:,L __ AREA-1 DETAIL ~ ~~ I I I I I I I I I I I PLANTING AREA -1 ZONE A • 16 PLANTS ZONE B • 4 PLANTS ZONE C · 1 PLANT PLANTING AREA-1 DETIAL ZONESA-C Scale 1" = 20' --IIL• 0 10 20 40 PLANTING KEY FOR PLANTING AREA-I Svmbol ~:Kit" ,,,.0-Jt",,;. ,,vlr Ct -~ .,,,,,,,,. ~ 0 ® 0 r:Juffe1· Seed Mix Conun.on Name l'all fcscuc _iolonial bentgrn;;s Annual ryegrass Vhite clover Common Name ,vcslcrn red cc<lar Red alder Snovvberry Indian plum Black twinberry Salmon berry Baldhip rose Latin Name Fesluca arnndinacea Agrostis tmuis [JJ!ium multiflomm Trifbliwn repens Latin .Name Tiuy'a JJ/irnta .Abws rubra .~ymjilwnmrj)os Albus Oemleria cemsijhr111is Lonicera involuaata Rubus ~pectabilis Rosa gymnocmpa lbs/1,000 s.f. 0.4 0.4 0.5 0.2 Quantitr 3 2 3 3 3 4 3 ANY DISTURBED SOIL IN THE BUFFER AREAS SHALL BE SEEDED TO THE RECOMMENDED GRASS SEED MIXTURES ABOVE, OR SIMILAR APPROVED MIXTURES. DAD "B" =1-------,, I '- I '-n _-_-_____ ---_J ___ -_-___ -_-_-_1 ________ ~~~,, I I I I I I I I I I I I I I I I I Scale 1" = 30' I PLANTING AREA -2 ZONE A · 8 PLANTS ZONE B · 20 PLANTS ZONE C · 36 PLANTS ZONE D • 17 PLANTS ZONE E · 33 PLANTS ~-I 0 1'5 3'0 4'5 60 i _________________ J PLANTING NOTES PLANT MATERIAL SHALL BE NORMAL IN PATIERN OF GROWTH, HEALTHY, WELL-BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT. TREES SHALL NOT HAVE SUNSCALDS, DISFIGURING KNOTS, FRESH CUTS OF LIMBS, DAMAGED LEADERS, AND/OR DEFORMED TRUNKS. THE OUTLINED PLANTING PLAN IS SUBJECT TO CHANGE. PLANT SUBSTITUTIONS AND EXACT LOCATION OF PLANTINGS CAN BE AMENDED BASED ON ENVIRONMENTAL FACTORS INCLUDING BUT NOT LIMITED TO; SOIL MOISTURE, SOIL TYPE, LIGHT AVAL/BIL/TY, AND PLANT HEALTH. ANY PLANT SUBSTITUIONS MUST BE APPROVED BY THE CONSUL TING BIOLOGIST. THIS PLANTING PLAN JS INTENDED AS A GUIDE. EXACT PLANT LOCATION MY DIFFER DURING INSTALLATION. Buffer Seed Mix :Common Name Latin Name lbs/1,000 s.f . all fescue ,..._:uluuial Lcntgrnss \nnual ryegrass vVhite clover Ft'stuca arundinacea Agrvstfr temtis Lolium multifloru111 'Trifo!ium repms 0.4 0.,1 0.5 0.2 ANY DISTURBED SOIL IN THE BUFFER AREAS SHALL BE SEEDED TO THE RECOMMENDED GRASS SEED MIXTURES ABOVE, OR SIMILAR APPROVED MIXTURES. PLANTING KEY FOR PLANTING AREA-2 S):mbol ~1, ~r.(~/ Ct ~ '' .. ~·~ ~ 0 ~ • Common Name Latin Narrn: VVcstcrn red cedar 1711!Ja plirnla Red Alder .Abws rubra Snowbcrry Sj'mphuricar/ms Albus Indian plum Oemletia cera.rifUrrnis Black twinbcrry Lonicera invo!ucrata Salmonberry Rubus jj1ectabilis Baldhip rose Rosa gym1wrnrj)a PLANTING AREA-2 DETIAL ZONESA-E Quantity 11 15 17 17 17 18 18 8'-0" / 6x6" Spilt Cedar Post 1 2,6" Split Cedac R,lis Pitch Surface to Drain t'f. Sensitive Area Signs Per City of Renton Standards /\ ChamberTopof Post 45 Degrees To A Depth of 1" ::____l_ On All four Sides 4" Attach Pre-Printed Metal Sign To Post With Two 5/8" Dia. Galvanized Carriage Bolts SPLIT-RAIL FENCE WITH SENSITIVE AREA SIGNS Fence and sign detail provided by the City of Renton PLANT INSTALLATION GUIDELINES Compacted topsoil water !ho1oughly, fertilize as req'd Prune diseased and broken branches Water basin with 3-4" of mulcil Planting hole min -----twice size of root ball SHRUB PLANTING DETAIL No-Scale" rA---Prune diseased and bruKen branches LaH1 swims driven ~-securely In to the ground Water basin with 3-4" mulch Unglazed planting pit surface 1/2 topsoil, 1/2 native soil, water thoroughly, Fert1lile S'[p 2 8 ?Oh ~-1~~(~~~?!::~~~~~;n~:Assistance FINAL MITIGATION PLAN Harbour Homes -Vuecrest I & II Renton, Washington Scale 1" = 20' ~ 6 10 20 30 9505 19th Avenue S.E. Suite 106 Everett,Washinglon 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: mailbox@wetlandresources.com Harbour Homes by Geonerco Attn: Jamie Waltier 1441 N 34th Street, #200 Seattle, WA 98103 Sheet 3/3 WRI Job # 15236 Drawn by: JM Date: September, 2015 ' I ' ' I I I I l ! l \ I I I I I I I l 1 I l l ' ' I I I I ' I I I I I I I I I ' ' \ I I I I I I I I ' I I ' I ' I I I I I I J I I I ' I I I I I I I I I I I ' I I ' I I I I I I ' I I ___,__ ' ' \ I I I \ I I I I I \ I I I I I I I I I I I I ' I ! ' I I I : I ! I I I I I I \ \ I l I I I I I I I ' I I I I I I I I I I I I I I I I I I I ! ' I I I \ I I I I I I ' I I > ' I I I I I I I I I I ! I I : 11 : I I : ri1tt-t-7--+-,-*++t+-f-~~Y I I I I J I I ' I 5 I J ' J ' f'·,, I I '·,]"'·," I Sft<rrf ft<rr anJ RrPLACrMrNf ft<rr PLAN ' J ' I I I I _J .S' S/DE/ YAF?D _J (!YP) ' I / 13 12 ' I ' I I' I • I --'.; - ' ' - 9 ' I I -/ / / \ I I ' I .,; ' 11 I" -- ' ' ' - --\ ---' 19 I I I y I \ /1 \ 11 ( 1 ' I ) r I \ \ 20 ' _, .~;; fl /i J.' 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' ----· -~'',,. -, ----""'<L-'' J 10' WIDfH lAND5CAPr BUPff:R 0 20 40 80 "" 20 1 -0 11 22 11 154 11 5HE:E:f 51ZE: (J) z 0 (J) G'.j 0:::: ci z _J 1= C, 0 <( 0 0 w w (/) (/) Gj Gj °" °" r-. 0) D 0 JOB NUMBER: DRAWING NAME: DESIGNER: DRAFTING BY: DATE: SCALE: JURISDICTION: n N "' D w Ci' C, "' z ! C, JMV JMV 04-21-13 AS SHOWN RENTON L--5 5Hrrf '5 of 6 10' Wlt7fH lANt75Cf\Pr BUffrR. -ro Br IN5fAL-lrl7 Af f!Mr Of HOMr CON5fRUC110N I J i I ' ' ----~ ' J ---· -"" -· - I lANt75Cf\PINCi ro Br IN5fAl-lrt7 /'6 PARf Of PlAf IMPROVrMrNf5 ------<\__,_ __ -----a_~- x . X X ,.-. --~ , ,, -----1...___ :< "'---~-. -x : , "~~~:::4W ,...._,n_v '"'=""--·"'-="'''' "''~ ,,_ ~.-,,. I -,_"- 10' Wlt7fH lANt75Cf\Pr BUffrR. ro Br -----=>~'ah= IN5fAllrt7 Af 11Mr Of HOMr CON5fRUC110N '.I..L'. I ' ' ' > \ ' C)I ·, ' ' ZI I - '.I..L-.1 '.I..L'. \J'\ I ~· 4 ::z: I ~. ~. ~. I I I I LAND5CAPr PLAN -( VUr:CRr:Sf II SHORf PLAf) 5CAL-~ I 3 J J J ' I \ I i/ / / / J J J I I I I I t n I . ' \ . . l, H, I UI\J t_ . 1 t_ I\J U-. . -:_~:'_ --'W--------L. U 111 -x~__:.-----x~-=-=--"--·----. --,,. --X--·--X · x--->'.------x 1 I I \ I i ) I J I 1; i; I I ! I i I I I I ) \ ( 2 0\/ERH,i\NC /r--·--··---.. ·1 j ,-----, \ 0 J I ,- f ,..J J J \ LV I 1''\1\/ /\ UV I' 1'\ " I '- \ E--{'""I.,._ / / J, I lANl75Cf\PINCi ro Br IN5fAllrt7 A5 PARf Of PlAf IMPROVrMf:Nf5 10' Wl17fH lANt75Cf\Pf; BUffrR. ro Br' IN5fAllr't7 Af flMl: Of HOME: CON5fRUC110N . ' . _/ NORmEB~8( 111 ~ 20 1 -0 11 22 11 x54 11 5Hrrr s1zr f'° z :z U) c§ :5 :5 ::z: :z CL CL 0 0 1--w w I=! ..., CL w 1-- U) ct'. ct'. i7j i7j -1--N > (_) Cl Cl .,i i:3 ...J 1::: w w 0 w Cl (/) (/) Ct' Cl ~ ~ w D l;;i' <( ct'. ct'. Cl (0 z ! Cl ..., '" "' w ---l;;i' ,-..: "' co 0 --Cl o.ri r--en 0 0 0 0 -N ..., z JOB NUMBER: DRAWING NAME: DESIGNER: JMV DRAFflNG BY: JMV DATE: 04-21-13 SCALE: AS SHOWN JURISDICTION: RENTON l-4 5Hfff 4 of 6 VUfCRf5f f5f A11:5 Rf PLACf MfNf 1Kff PLANf 5CHft7ULf BOfANICAl-NAME: COMMON NAME: OUANflfY SIZE: RfMARKS ·-/ / fRff5 '~\ ~2 y Cercid1ph4llum Japonicum* 1~ J~k-----'~""'74----,,L---P 5eudot5ucia menziesii* Kat5ura D oucila5 f Ir Western Red Cedar Vine Maple Jacejuemontli Birch Maple 17 2 11 cal 19 2 11 cal full and Matchinci full and Match1nci full and Matchinci full and Matchinci full and Match1nci full and Matchlnci full and Matchinci full and Match1nci full and Matchinci full and Matchinci -=<'' fhuja pl icata* 77 2 11 cal • Acer circinatum* 1-,'-----'r-__,,=:r--Bewla Jacejuemonl;1* t-----,4-4.-------Acer freemani 'Autumn Blaze'* I 5t4rax Japonica* i-r---~~:11e::r---Acer palmatum' Bloodciood' * l-----,,,::::::::=:::c,,,.-------f ii la tomenl;osa ' Sterl inci' Acer campestre 'fvel4n' f lowerinci Pear Japane5e Maple linden Hedcie Maple 1 7 2 7 2 7 2 fOfAl-91 2 11 cal 2 11 cal 2 11 cal 2 11 cal 2 11 cal 2 11 cal !81.2 Rf PLACf Mf Nf fRfE: INCHE:S RE:OUIRE:D / 211 PfR fRff "" 91 fRE:E:S RE:OUIRf D * Considered drouciht tolerant in Pacific Northwest once e5tabJJ5hed All street trees to be specimen cirade with a 5incile leader, free heiciht I 1sted 15 from top of rootball to top of tree at time of plantinCJ, Damacied tree5 shall be replaced with 5ame specie5 and minimum 2 11 caliper, Per RMC 4-4-070 ( f) C 2), minimum I 5treet tree planted per addres5, whe1-e curb cuts, dr1vewa4, and utilities do not allow the reejuired trees to be planted, Per RMC 4-4-070 ( f) C 7), where there is Jn5ufflcient 5pace or no public frontacie, street tree5 are reC{ulred in the froni; 4ard, LANt75CAPf BUf ff R PLANf 5CHf t7ULf BOf ANICAl-NAME: 5HRUB5 and aROUND COVrR Viburnum dav1d11* Nandina domestlca* Azalea 5p, 'Hino Crim5on'* Miscanthus 5inen5is* Penni5etum alop, 'Burciund4 Bunn4'* E:uon4mu5 fortune I 'E:merald n Ciold' * Lavandula 5p,* Rhododendron 'Purple Splendour'* Mahonia nervosa* Mahon la aeju 1fol ium* Vaccinium ovatum* COMMON NAME: David Viburnum Nandina E:vercireen Azalea Maiden Cira5s Dwarf ft Cira55 E:uon4mu5 Lavender Rhodie Low Grecian Cirape fall Orecion Ci rape E:vercireen Huckleberr4 ~~"""-,;~~~:~~::;,,~ Arctostaph4IJ05 uva-ur5i* Kinnikinnik ""-~';': ·"""' "'-""'~· ~~~~'"' • ' ' He -'1 ·er · ' frlca 5p, Mediterranean Pink * au1 5alal " " "-l-• ... + + • .,-y -;,+,,,, ..... "+-..~-, c;-v.,-~-'"""'"~' "' • " ~ " + " + .-. Bercienla 5p, 'Bre55inciham Rub4'* E:lephantE:ar fraciaria ch1loen5J5*-Dune 5trawberr4 Plant in ciroups of minimum 10 plani;s of each species *Con5idered drouciht toleranl; In Pacific Northwe5t once e5tabli5hed Ciaultherla shallon lawn '' ,·-------~-~_:_______ ,, ->~:· ' 5alal c'• ';'·,_, _______ , -·---'-"'~"----"...:...:...._. OfY 28 20 16 41 22 20 20 24 6 10 9 As reC{1 d A5 reC{' d A5 reC\' d As reC{1 d 51Zf 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon I ciallon I ciallon I ciallon I ciallon RfMARK5 full and Makhinci full and Makhinci full and Makhinci full and Match1nci full and Matchinci full and Match1nci full and Matchinci full and Matchinci full and Matchinci full and Matchlnci full and Matchinci full and Match1nci/ Plan!; 50 11 o.c, full and Matchinci/ Plan!; 50 11 o,c, full and Match1nci/ Plant 50 11 o,c. full and Match1nci/ Plan!; 50 11 o,c. Plan!; 50 11 on-center II • VUfCRf5f 5H0Rf PLAf PLANf 5CHf t7ULf BOf ANICAl-NAME: COMMON NAME: OUAN11fY SIZE: Rf MARKS / fRfr:5 ___:__-:__,., ___ Cercidiph4llum Japonicum* Katsura 6 2 11 cal full and Matchinci Bewla JacC{uemonti* Jacquemontii Birch 2 2 11 cal full and Match1nci Acer freemani 'Autumn Blaze'* Maple 2 2 11 cal full and Match1nci 5t4rax Japon lca* f lowerlnci Pear 2 2 11 cal full and Match1nci Acer palmatum' Bloodciood' * Japane5e Maple 2 2 11 cal full and Matchinci f 1l 1a tomento5a ' Sterl inci' linden I 2 11 cal full and Match1nci C!) Acer campestre 'E:vel4n' Hedcie Maple I 2 11 cal full and Matchinci * Considered drouciht tolerant In Pacific Northwest once established All street trees to be specimen cirade With a slncile leader, free he1ciht listed is from top of rootball to top of tree at time of plantlnCJ, Damacied trees shall be replaced with same species and minimum 2 11 caliper, Per RMC 4-4-070 ( f) C 2), minimum I street tree planted per address, where curb cut5, dr1vewa4, and ut1l1tJe5 do not allow the required tree5 to be planted, Per RMC 4-4-070 ( f) C 7), where there is Jn5ufficient space or no public frontacie, street trees are reC{ulred In the froni; 4ard, 5alal "''"""'"'"'"~~~-;., '<~~vw+~;,.-;•;, -·,-,,+~ .. -, .• -.,_.,,, ,e ·,•Y•>'>S'y'i~ LANt75CAPf BUf ff R PLANf 5CHf t7ULf BOfANICAl-NAME: 5HRUB5 and a ROUND COVf R Viburnum davidii* Nandina dome5tica* Azalea 5p, 'H1no Crim5on'* Ml5canthus 5Jnen5J5* Pennl5erum alop, 'Burciund~ Bunn4'* fuon4mus fortune I 'fmerald n Ciold' * lavandula 5p,* Rhododendron 'Purple Splendour'* Arcto5taph4llo5 uva-ursi* frica 5p, 'Mediterranean Pink'* Bercienia 5p, 'Bres5inciham l<ub4' * f raciaria chiloensis* COMMON NAME: David Viburnum Nandina rvercireen Azalea Maiden Ciras5 Dwarf ft Cira5s E:uon~mu5 Lavender Rhodie K1nn1k1nn1k Heather E: lephant E:ar Dune 5trawberr~ Plant in ciroup5 of minimum 10 plant5 of each 5pecies *Con5idered drouciht tolerant in Pacific Northwe5t once e5tab11shed Ciaultheria 5hallon Lawn Salal OfY 14 15 10 20 14 19 10 9 A5 reej' d A5 req'd As reC\' d A5 reC\' d SIZE: 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon 2 ciallon I ciallon I ciallon I ciallon I ciallon A5 reC\' d I ciallon RfMARK5 full and Matchinci full and Match1nci full and Match1nci full and Matchinci full and Matchinci full and Matchinci full and Matchinci full and Matchlnci full and Matchinci/ Plant 50 11 o,c, full and Matchinci/ Plant 50 11 o,c, full and Matchinci/ Plant 50 11 o,c, full and Match1nci/ Plant 50 11 o,c. Plant 50 11 on-center ,~-. \ ' t ',., ,'!c ~ z (J) c'i :5 z z [L [L 0 t0 0 ti: t:J I=! I=! - U) o" g;: (/) (/) -N Ci u El 0 "' [:3 -' i--w 0 (/) (/) 0 0 i';j i';j w O::'. 0 ~ «: cc: cc: 0 t.!) z ! 0 "' sf-u-, w --- 2§ r--u-, co 0 --,ri ,--: 0, 0 0 0 ci -N t0 z J . A EY CERTIFICATE No. 774 JOB NUMBER: DRAWING NAME: DESIGNER: JMV DRAFTING BY: JMV DATE: 04-21-13 SCALE: AS SHOWN JURISDICTION: RENTON L-0 5HE:E:f 0 of 6 ' FINISH GRADE f- I (.'.) w I w w ct:: f- N " 18" MIN. INTERLOCKING TIES DETAIL ~-----PRUNE DISEASED AND BROKEN BRANCHES ,,---------PLASTIC INTERLOCKING TIES ---~/ SEE DETAIL ABOVE ,,,----SPECIFIED TREE STAKE(S) ~---REMOVE BINDING MATERIAL AND TOP 1/3 OF BURLAP ~---WATERING BASIN ~-SCARIFY PIT SIDES AND BOTTOM 2x ROOTBALL WIDTH CONIFERUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE LANDSCAPf NOfr 5 1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. LOCATION SERVICE PHONE 1-800-424-5555 3. CONTRACTOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL FOR 1 YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITIES OF GROUND COVERS AND PLANT MATERIALS UTILIZING ON-CENTER SPACING FOR PLANTS AS STATED ON THE LANDSCAPE PLAN AND MINIMUM PLANTING DISTANCES AS SPECIFIED BELOW IN THESE NOTES. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. 6. SUBGRADE IS TO BE WITHIN 1/10" OF ONE FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS LARGER THAN 2" DIAMETER. 7. 4" DEPTH NEW TOPSOIL IN NEW BEDS SHOWN. ROTOTILL INTO TOP 6" OF SOIL. 8. ALL BEDS TO RECEIVE A MINIMUM OF 2" FINE FIR BARK. 9. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURER'S SPECIFICATIONS. 10. ALL PLANT MATERIAL SHALL CONFORM TO MN STANDARDS FOR NURSERY STOCK, LATEST EDITION. ANY REPLACEMENTS MADE AT ONCE. A. GENERAL: ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL GROWTH HABIT. THEY SHALL BE FULL, WELL BRANCHED, WELL PROPORTIONED, AND HAVE A VIGOROUS, WELL DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. B. TREES, SHRUBS, AND GROUND COVER: QUANTITIES, SPECIES, AND VARIETIES, SIZES AND CONDITIONS AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS, WELL FOLIATED WHEN IN LEAF. FREE OF DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS, AND ALL WEEDS. NO SUBSTITUTIONS SHALL MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT OR OWNER. 11. NO PERMANENT IRRIGATION SYSTEM IS PROPOSED. TREES LOCATED ON THE PROPOSED LOTS WILL BE IRRIGATED BY FUTURE HOMEOWNERS. LANDSCAPE STRIP PLANT MATERIAL IS CONSIDERED 100% DROUGHT TOLERANT AND SHALL BE PROVIDED TEMPORARY IRRIGATION FOR THE FIRST TWO (2) YEARS. 12. HOME BUILDER SHALL BE RESPONSIBLE FOR INSTALLING PROPOSED LOT TREES UPON COMPLETION OF THE PROPOSED HOMES. STREETSCAPE PLANT MATERIAL SHALL BE INSTALLED BY DEVELOPER. /:,~-PRUNE DISEASED AND BROKEN BRANCHES PLANT 1" HIGHER THAN"F~~""""~ -~~:-REMOVE TOP 1 /3 OF BURLAP IN NURSERY 2" SETILED DEPTH OF SPECIFIED MULCH FINISH GRADE~ ~~~~~~r- ~ w w i"c N Ti;'?;,1-------FERTILIZER TABLETS/SPECS "-+--SPECIFIED AMENDED BACKFILL COMPACT AND WATER THOROUGHLY ~-+--FIRM NATIVE SOIL MOUND 2x ROOTBALL WIDTH SHRUB PLANTING NOT TO SCALE DETAIL / STAPLE ~ ZPLASTIC INTERLOCKING TIES filJAll. SPECIFIED TREE STAKE(S)--~\, INSTALL '1REE BOOT" OR '\ "ARBORGARD" IN LAWN AREAS. ,~----PLASTIC INTERLOCKING TIES SEE DETAIL ABOVE PLANT TREE 1 "-2" HIGHER THAN IN NURSERY WATERING BASIN --~ 2x ROOTBALL WIDTH 0 REMOVE BINDING TWINE & TOP 1/3 OF BURLAP. 2" smLED DEPTH WITH SPECIFIED MULCH FERTILIZER TABLETS (4-21 GRAM-20-10-5) ROOT DEFLECTOR FOR TREES ADJACENT TO SIDEWALKS SCARIFY PLANTING PIT SIDES AND BOTTOM 6" DEEP, FIRM, NATIVE SOIL MOUND IN HEAVY SOILS, AUGER 8"x6' DEEP HOLE (OR THROUGH HARDPAN) FILL WITH CRUSHED ROCK. VERIFY GOOD DRAINAGE PRIOR TO PLANTING. NOTE: DO NOT PIERCE TREE ROOTBALL WITH TREE STAKES DECIDUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE ~ z z (J) c3 ::i ::i z z (L (L 0 "1 0 f-w w ~ (L w != - (J) °" I"': V) V) ;:;; G'j 0 0 0 ..; V) _J w w w 1---V) V) 0 0 0::: 0 ~ i';'j w 0 ~ <>: °" °" 0 "' z ! 0 "1 st "' w ---~ ~ "' co 0 --0 U) r-: "' 0 0 0 0 -N n z J , A EY CERTIFICATE No. 774 JOB NUMBER: DRAWING NAME: DESIGNER: JMV DRAFTING BY: JMV DATE: 04-21-13 SCALE: AS SHOWN JURISDICTION: RENTON l-6 5Hrrf 6 of 6 w U) 2 <{ w z I-f-<( u w I--, 0 Ct'. U) o_ w I- U) w Q'.'. u w => > SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. VUECREST ESTA TES I I I ! ! ~ (____J /// ~/,:,/ ~ --------------+-I---------------------__, ------..,.-/~--.--__J__J_ _ ___J:=--------J / / -pECARRr,.; L I I I I I I I I I I I I I I I I I I / / / / / / / / / /; .----.----.r / / 1------'----! I I I I I I I I I I I PROJECT SITE I PROPOSED PLA T OF I . -----+--+-( I VU£CR£ST £STA TES .-----,------1 1 , --~ fr=--S -4HH-s:FRER----/ ~ I I I I I I ~ I I ).._ I I ~ I I ;:t: I I ....... ill ~-j r--------t,---+-::: ;-~1.L.,..I -t-1-------1-l ! /---------r'~-- , ------.~. ~ \~ I dJ 1--1----'-,J--'--t---'----'r'--'---t ~---------------_J I 0) ~;-=-~ ~----------I -\»\:-=-=1(-- - I I I I I I -.J \ '---- I I I I I I I I I I I I I I I I I I I I I I i ~-I ~ ',,\ ;-----+----/ 1' / ~ \ \~~ I i~ /;-r-1 I i ~ _I ~ I ~ I I I I r--_JL_ _________ .--_______ J___jl I ,~~~'----~'.__J__J__J_r-1 ~ ~~~ ~) I 1-----1V---...:----L--J__-==-::-=_, ;:: .,._ I I I I I I I I I I I I I I I I I I I I Call 2 Working Daya Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) i \ I : /U) I I I I / / I, I I /) ,~ I I \ \ '\ i ! _________________ ~ D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h PL, #232 KIRKLAND, WA 98033 0 425.821.3063 F 425.821.2423 SVRVEYED: SJS MAJ 7.15.14 MAJ LOT, ROAD AND DRAINAGE REV l--+--------------t---+--+----1 DESIGNED: MAJ OR/\WN: YLP CHECKED; l--+--------------t---+--+----1 MAJ APPROVED: MAJ 1--------1 BY DATE APPR NO. REVISION SCALE: AS NOTED I ONE INCH I IAfFuLL SCALE IF NOT ONE INCH SCALE ACCORDINGLY YERflCAL: NAVO 1988 flORIZONTAL: N/1.D 1983/1991 CITY OF RENTON Planning/Building/Public Works Dept. NOTE: FEATURES SHOWN ON THIS MAP ARE DRAWN APPROX/MA TEL Y USING KING COUNTY IMAP. NORTH GRAPHIC SCALE 0 100 200 400 1 INCH= 200 FT. OATE, 05.20.13 FIELDBOOX: P/\GE: DRAWING NO: N1 SHEET: OF: CITY' OF RENTON 1 1 DRS PROJECT NO. 12102PLAt 'C O A ----- w :::, <( z f---u w ---, 0 Cl'. Q_ (f) w I- <( 1- (f) w 1- (f) w 0:::: 0 w =:) > I II j ' TRACT "F" I•'. H SENSITIVE AREA 142,070 S.F. \{(; s) •;,;; !)'" ' I ' ) \ \ ' ' c\\\ . . ' I/ / \ ,,,+-~-J l \ ! • j ' . ' I ' i ' ' / ./ / I [ I I I ' _, ' , I , 1 r ! r : ' .. I I \ I _/, ', l l : ; I i < < 'I i BORfAT{ co~bqM'!N1[UM' ,VOL .. 21 ~. PG S .. 31,-38, REC'. NQ. 20060425002099 ' . Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) i • I I ' ' ' ' . ' . i. I ; i' ' ! ' J l'; j ,I_:! ; / ./' l I • • 1 ! _' I i .1 ':ii j ' -' _· ! I . ' i I j ' : / / / / ' / .' ' ' ! . ,· r , .. ,1 i ( ,' / i ' ' i i' ! i : ,' / I I •• ' .. . \ \ \ \ 'o ' \ \ ·, \ \ . . . . ' , .. '..~.,i::·.-'.rt!,'.'-.. D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 > ,.,r SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. LEGAL DESCRIPTION: VUECREST ESTA TES PARCEL "C" OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LOA-02-045-LLA, RECORDED UNDER RECORDING NUMBER 20020823900003, IN KING COUNTY, WASHINGTON. / I ' I .,TRACT ''B'' '. ' \ ' '_ SENSITIVE. A!fEf ',:' \ . ' 48,847'.S.F.',-. , I , ) 3 SURVEYOR'S NOTES: ,., rt /\S nc CAP i •ii\ 1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRAC[ED FROM CHICAGO TITLE INSURANCE COMPANY A.L. T.A. COMMITMENT ORDER NO. 1349419 DATED AUGUST 28, 2012 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DA TED OCTOBER 3, 2D12. 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 ISS.UES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOl;El) BY REFERENCED CHICAGO TITLE INSURANCE COMPANY COMMITMENT. D.R. STRONG CONSULTING ENGINEERS INC. HAS RELIED WHOLLY ON CHICAGO TITLE COMPANY REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND :., ;:,;\u '}LA1,\LJ 4 -------- '1111 -----· THEREFORE D.R STRONG CONSULTING ENGINEERS INC. QUALIFIES THE: MAP'S ACCURACY AND \ COMPLETENESS TO THAT EXTENT. THE RESERVE AT STONEHAVEN 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 2013. VOL. 233, PG'S. 43 _47, ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN DECEMBER, 2012. REC. NO. 20060321000567 / 3. PROPERTY AREA ~ 405,398± SQUARE FEET (9.3067± ACRES). i\ 'i \ i\'L i't/J•JD /"LAGS Wf<;\) V\117!\lj 4. ALL DISTANCES ARE IN FEET. 5. THIS IS A FIELD TRAVERSE SURVEY. A LE/CA FIVE SECOND COMBINED ELECTRONIC TOTAL STAT/ON WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA T/ONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET Of/ EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQU/PMtNT A/IE MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIF/CATIONS. 6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE Af/E; SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMAIE ONLY. UNDERGROUND I CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN 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 I/ABILITY FOR THE ACCURACY OF PUBLIC RECORDS. VTLE RESTRICVONS: THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN t:,~SEMENT TO THE CITY OF RENTON ~H;TRr:~:i; ff{g~g;iEtJo;~RJ~[~f;D!t6· °iiJ,.~1/' /ff;'/ttf ~r1;i~;JE 79~~~a1!o°c15fJfsE/fi/Y EASEMENT AREA DESCRIBED WITHIN SAID INSTRUMENT IS SHOWN HEREON. 1. 2. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF A unJITY EASEMENT TO PUGET SOUND ENERGY, INC. FOR UTILITY SYSTEMS FOR GAS AND ELECTRICITY ~S DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 2003040/000988 THE LEGAL DESCRIPTION WITHIN SAID INSTRUMENT IS INSUFFICIENT TO DETERMINE THE EASEMENT'S EXACT LOCATION WITHIN THE SITE. ' 3. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORD/1/G NUMBER 8403260504. SAID ORDINANCE BURDENS THE ENTIRE SITE AND CONTAINS A LEGAL DESCRIPTION FOR THIS ANO OTHER OFF-SI TE PROPERTY. ! 4. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN A¢REEMENT BETWEEN THE CITY OF RENTON AND ENVIRONMENTAL DEVELOPMENT, INC. REGARDING LA [[COMERS REIMBURSEMENT FOR CONNECTION TO A WATER SYSTEM AS DISCLOSED BY INSTRUMENT i/ECORDED UNDER RECORDING NUMBER 9505080322 AND AMENDMENT THERETO AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9710140140 SAID AGREEMENT BURDENS THE ENTIRE SITE AND CONTAINS A LEGAL DESCRIPTION FOR THIS AND OTHER OFF-SITE PROPERTY. [. 5. THIS SITE IS SUBJECT TO THE COVENANTS, CONDITIONS, RESTR/Cf/ONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 200208239C0003. NO SUCH COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS OR SETBACKS WERE PRODUCED BY SAID BOUNDARY/LOT LINE ADJUSTMENT. --, ' REFERENCES: 1. CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LL.4, RECORDED UNDER KING COUNTY RECORDING NUMBER 20020823900003. 2. THE PLAT OF TALBOT RIDGE RECORDED IN VOLUME 194 OF PLATS' PAGES 15-17, UNDER KING COUNTY RECORDING NUMBER 20000404001056. .. _3 . .THE PLA r or ,HE··REsrnVE··A r s,oN,HA vEN RtcoRo'io 1N voLUi.if.' LJ3 of' PLA Ts, PAGEs 4.1~41, UNDER KING COUNTY RECORDING NUMBER 20060321000567. VERTICAL DA TUM: NA VD 88 PER CITY OF RENTON VERTICAL CONTROL HORIZONTAL DA TUM: /;17+72.19 I I , __ '_, ----.,---------------------·-,-----------NAO 1983/91 PER CITY OF RENTON MONUMENTS. ---~--~ ~ BASIS OF BEARINGS: N20'09'04"W BETWEEN THE MONUMENTS FOUND IN PLACE AT CITY o/ RENTON HORIZONTAL POINTS 1872 ANO 1227. BENCHMARK: 1. CITY OF RENTON CONTROL POINT NUMBER 1872: CONTROL FOUND CONCRETE MONUMENT WITH BRASS PIN, DOWN 1.1' IN MONUMENT CASE. 192ND STREET AND 99TH PLACE S. ELEVATION = 319.47 FEET. INTERSECT/ON OF S. WI\TL·;''\ 2. CITY OF RENTON CONTROL POINT NUMBER 1227: ' VfL• FOUND CONCRETE MONUMENT WITH BRASS PLUG, DOWN FEET. 1.0 IN MONUMENT CASE ELEVATION = 54.78 / / PROJECT CONTACTS: APPLICANT/ OWNER ................ HARBOUR HOMES, LLC ................................................... 1441 N 34 TH STREET, SUITE 200 .................................................. SEATTLE, WASHINGTON 98103 .................................................. (206} 315-8130 .................................................. CONTACT.· JAMIE WAL TIER .................................................. JWAL TIER<'fHARBOURHOMES. COM CIVIL ENGINEER .......................... D.R. STRONG CONSULTING ENGINEERS, .................................................. 10604 NE 38TH PLACE, SUITE 232 .................................................. KIRKLAND, WASHINGTON 98033 .................................................. ( 425) 827-3063 .................................................. CONTACT.· MAHER A. JOUD/, P.E. .................................................. MAHER. JOUDl@DRSTRONG. COM INC. SURVEYOR ................................. D.R. STRONG CONSULTING ENGINEERS, INC. .................................................. 10604 NE 38TH PLACE, SUITE 232 .................................................. KIRKLAND, WASHINGTON 98033 ' /'1 &i'?'-?'-:..._--:..._-..:..._~16~2 .... 9i1z..,:...._a11JrAGEo. wEiLAND TRACT '.'C" BlfFFE .. ................................................ (425) 827-3063 .................................................. CONTACT.· STEPHEN J. SCHREI, P.L.S .................................................. STEVE.SCHREl@DRSTRONG. COM ;TREE RErENTION, lf!,§1},fj:f.•, .. cl 'ii\ 1····1 ' SHEET INDEX: Cl 1 OF 7 PRELIMINARY PLAT MAP TOPOGRAPHIC MAP TREE CUT//NG AND LAND CLEARING PLAN CONCEPTUAL ROADS AND GRADING PLAN DRAINAGE CONTROL PLAN SW 41ST ST 16 S 117TH ST SE CARR RO SE 180TH ST PROJECT SITE "< "' ~ Sf 190TH ST u_J ----,f-~---c-.-..=c--=~l~S_..,55TH ST S 192ND ST 'D VICINITY MAP 1"=1500' PROJECT INFORMATION: NORTH TOTAL EXISTING SITE AREA: TOTAL PROJECT AREA: SI TE ADDRESS: 405,395 S.F. (9.31 ACRES) 173,253 S.F. (3.98 ACRES} SMITHERS A VE SOUTH, SOUTH OF, J SOUTH 41TH STREET, RENTON WASHINGTON TAX PARCEL NUMBER: PROPOSED NUMBER OF LOTS: EXISTING ZONING: PROPOSED ZONING: DENSITY PROPOSED/PERMITTED: ffiACT "A": LAND IN PUBLICLY OED/CA TED STREETS· LAND IN CRITICAL AREAS: LAND IN CRITICAL AREA BUFFERS: LAND IN PR/VA TE ACCESS EASEMENTS: SEWER DISTRICT: WATER DISTRICT.· SCHOOL D/Sll]IG_T: LEGEND: 3123059048 20 RB RB 4.05/8 STORM DRAINAGE TRACT 16,426 S.F. (0.377 ACRES) 38,606 S.F. (0.886 ACRES) 155,081 S.F. (J.560 ACRES) 59,853 S.F. (1.374 ACRES) 0 S.F. CITY OF RENTON SOOS CREEK . -REN TQN #403. EB 0 co FOUND MONUMENT AS NOTED N FOUND CORNER MONUMENT AS AS NOTED. ROCKERY STREET LIGHT WATER VALVE WATER METER CATCH BASIN SANITARY SEWER MANHOLE 0 DECIDUOUS TREE ~ EVERGREEN TREE, F=FIR, C=CEDAR VBF VERTICAL BOARD FENCE HWF HOG WIRE FENCE WRAIB WEILAND FLAG SOIL BORING, RN HA-2 EDGE OF PAVEMENT NOTE FOR CERTIFICATION OF SURVEY INFORMATION THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON IS BASED UPON A FIELD SURVEY BY D.R. STRONG CONSUL TING ENGINEERS . ( C2 2 OF 7 C.3 3 OF 7 C4 4 OF 7 C5 5 OF 7 C6 6 OF 7 Cl 7 OF 7 GENERALIZED UTILITIES PLAN ROAD PROFILE AND CROSS-SECTION DETAILS NORTH SURI/EYED: SJS MAJ 7,15.14 MAJ LOT, ROAD AND DRAINAGE REV DESIGNED: MAJ DRAWN: YLP CHECKED: MAJ BY DATE APPR REVISION APPROVED: MAJ SCALE: LI L2 NI 1 OF 2 2 OF 2 OF 1 Tl 1 OF 1 >S NOTED ONE INCH AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY CONCEPTUAL LANDSCAPE AND REPLACEMENT TRff PLAN CONCEPTUAL LANDSCAPE AND REPLACEMENT TREE PLAN NEIGHBORHOOD DETAIL MAP PRELIMINARY TRAFFIC CONTROL PLAN VERTICAL: NAVO 1988 HORIZONTAL: NAO 1S83/1991 CITY OF RENTON Planning/Building/Public Works Dept. 0 GRAPHIC SCALE 20 40 80 1 INCH= 40 FT. VUECREST ESTATES PRELIMINARY PLA i; · ,,- PRELIMINARY PLAT PLANF,ECclVED JUL 16 2014 cnv Of !i.!:NTON DATE: 05.20.13 FIELOBOOK: PAGE: DRAWING NO; C1 SHEET: OF: 1 7 DRS PROJECT NO. 12102 A~'(\JNNNAA w 2 <( z 1---u w ---0 0 0:: Cl. N s;;f"' (D 0 0 0 I l'0 T""""' <( :) _J (J) w I- <( I- (J) w I- (J) w 0::: u w :) > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT.ND,OR.WM 11 TRACT 8 1 __ _ 9 L TRACT A D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 SECTION 31, TOWNSHIP 23 N, RANGE 5 VYECREST ESTA TES 1/4 SE E, LEGEND: 3 2 LOT, ROAD AND DRAINAGE REV J , ' 2 0 l .~ \fflAJS 7.15.14 WJ I 7 I SURVEYED: EB 0 CD ~ N EB t!iil ® 0 ~ VBF HWF Wl?A/8 I, I 8 SCALE: W.M .. FOUND MONUMENT AS NOTED FOUND CORNER MONUMENT AS AS NOTED. ROCKERY STREET LIGHT WATER VALVE WATER METER CATCH BASIN SANITARY SEWER MANHOLE DECIDUOUS !REE EVERGREEN TREE, F=FIR, C=CEDAR VERTICAL BOARD FENCE HOG WIRE FENCE WETLAND FLAG SOIL BORING, RN HA-2 EDGE OF PAVEMENT / (J ' ~1 ';? (),5-& r ('.) I I ':) SJS 1----1--------------------------1,----i----i----i DESIGNED: f,,S NOTED VERTICAL: NAV!) 1988 HORIZONfAl: NAO 1983/1991 M,\J 1----1------------------------•••-l----1----1----l-:,DR::AW::::N::::.--------t----------l YLP ONE: INCH LEGAL DESCRIPTION: PARCEL "C" OF .CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LLA, RECORDED UNDER RECORDING NUMBER 20020823900003, IN KING COUNTY, WASHINGTON. SURVEYOR'S NOTES: 1. ALL TITLE /NFORMA TION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY A.L. T.A. COMMITMENT ORDER NO. 1349419 DATED AUGUST 28, 2012 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DA TED OCTOBER 3, 2012. IN PREPARING THIS MAP, D.R. STRONG CONSUL TING ENGINEERS INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG CONSUL TING ENGINEERS INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHrn )HAN THOSE SHOWN ON THE MAP AND DISCLOSED BY REFERENCED CHICAGO TITLE INSURANCE COMPANY COMMITMENT. D.R. STRONG CONSUL TING ENGINEERS INC. HAS RELIED WHOLLY ON CHICAGO TITLE COMPANY REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE D.R. STRONG CONSULTING ENGINEERS INC. QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXT[N T. 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 2013. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN DECEMBER, 2012. 3. PROPERTY AREA = 405,398± SQUARE FEET (9.3067± ACRES). 4. ALL DISTANCES ARE IN FEET. 5. THIS IS A FIELD !RA VERSE SURVEY. A LE/CA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA T/ONSHIPS BETWEEN THE CONTROLLING MONUMENTA TION AS SHOWN. CLOSURE RATIOS OF THE !RA VERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURER'S SPEC/FICA T/ONS. 6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THf/R /NSTALLA T/ON VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCA T/ONS SHOWN ARE APPROX/MA TE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCA T/ONS SHOWN HEREON MAY HA VE BEEN TAKEN FROM PUBLIC RECORDS. D.R. STRONG CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. RESTRICT! 1, THIS SITE IS SUBJECT TO 1HE TERMS AND CONDITIONS OF AN EASEMENT TO THE CITY OF RENTON AND TALBOT DEVELOPMENT PARTNERS, L.L.C. FOR A TEMPORARY CUL-DE-SAC AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDJNG NUMBER RECORDING NUMBER 19990826000429 ANO IS SHOW HEREON. 2. THIS SITE IS SLJB.!ECT TO THE TERMS ANO COND/T10NS OF A UTlUTY EASEMENT TO PUGET SOUND ENERGY, INC. FOR UTlLITY SYSTEMS FOR GAS ANO ELECTRICITY AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 20030401000988 THE LE&'AL DESCRIPT10N 'MTHIN SAID INSTRUMENT IS INSUFFICIENT TO DETERMINE THE EASEMENT'S EXACT LOCA TlON WITHIN THE SITE J. THIS SITE IS SUBJECT TO THE TERMS AND CONDtnONS OF CITY OF RENTON ORDINANCE NUMBER 3790 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 8403250504. 4. THIS SITE IS SUBJECT TO THE COVENANTS, CONDIT10NS, RESTRICT!ONS, EASEMENTS, NOTES, DEDICA TlONS AND SETBACKS. IF ANY. SET FOR711 IN OR DELINEATED ON 71/E BDUNDARY/lDT LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 20020823900003. REFERENC 1. CITY OF .RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LLA, RECORDED UNDER KING COUNTY RECORD/NS NUMBER 20020823900003. 2. THE PLAT OF TALBOT RIDGE RECORDED IN VOLUME 194 OF PLATS, PAGES 15-17, UNDER KING COUNTY RECORDING NUMBER 20000404001056. 3. THE PLAT OF ihE RESERVE AT STONEHA VEN RECORDED IN VOLUME 233 OF PLATS, PAGES 43-47, UNDER KING COUNTY RECORDING NUMBER 20060321000567. VER TICl:,t, ~ Q~A-7/JM:-•·'",-,,.4 "'-,..,~-,-~---·-··---·-···-·-· ---......... --.. _ - NA ,V 88 PER CITY OF RENTON VERTICAL CONTROL BENCH MAI?.!<.': 1. CITY OF REN'fi:iiJ"·~c~O.-N~TR~O~L......,,P~O/~N"'T.-N.-U ... M ... B~E.~R-18~7.~2-: ------------------ FOUND CONCRETE MONUMENT WITH BRASS PIN, DOWN 1.1' IN MONUMENT CASE. INTERSECTION OF S. 192ND STREET A/ID 99TH PLACE S. ELEVA T/ON = 319.47 FEET. 2. CITY OF RENTbN CONTROL POINT NUMBER 1227: FOUND CONCRETE; MONUMENT WITH BRASS PLUG, DOWN 1.0 IN MONUMENT CASE ELEVATION = 54. 78 FEET. HORIZONT}AL DA TUM: NAO 1983/91 PE.'/ CITY OF RENTON MONUMENTS. BASIS OPi BEARINGS: N20'09'04''W BET't(EEN THE MONUMENTS FOUND IN PLACE AT CITY OF RENTON HORIZONTAL CONTROL POINTS 1872 AND 1227. NOT£ FOR CERT/FICA T/ON OF SURVEY INFORMA T/ON CITY OF REN TC')N 0 THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON IS BASED UPON A FIELD SURVEY BY D.R. STRONG CONSUL TING ENGINEERS. NORTH GRAPHIC SCALE 25 50 100 1 INCH = 50 FT. DATE: 05.20.13 ~~~t_:~lRE{TtLTi?ECEIVED TOPOGRAPHY MAP JUL 16 2014 FIELDBOOK: PAGE: DRAWING NO: CHECKED: r----+--------------------t---+---t----1 M,\J AT FULL SCALE: IF NO r OtJE: INCH SCALE ACCORDINGLY Planning/Building/Public Works Dept. CITY OF RENTON C2 BY APPROVED; M,\J 1----------1 DATE APPR REVISION NO. PLA.Nt'J:NG DIVISION 2 OF: 7 SHEET: DRS PROJECT NO. 12102 A-NNNNAA w 2 <( z f-u w -, 0 Q'. [l_ N -.;t- <.O 0 0 0 I r-r) U) w I- <( I- U) w I- U) w 0:::: 0 w => > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) -, __ _l I!,:</'.::: it· :? ' ('}'.> !! i/ I! j! I! )! ::;" FVC ::::rn.;;: R!,C! I I ' I I / / _/ ' ' j j ! I I I ' ! / I ' I ' I I I ' I I ' ' ' ' I ... '.; t ';;1 I \ l I I '; : ./ 1 <bi, ',; ,;.,1 I I ' ' I ' I I I I / ' I SE 1 /4 SECTION 31, TOWNSHIP 23 N, RANGE 5 VUECREST ESTA TES I I I ' 16 sj- " ,f "' ti", ,__ .. I :.- I ' I E, W.M .. 20 ..::::::::/~ ', > --~ 11'il) RCJ:'l\R PL/\S-:L· C:/·' (;ll.iJL\ ,)fi>fl 1 ,'.;2-'.i.Jt~ :\ i'i VO~. .2.3::· RFt' r-::·. Vfi t/Ut (! i' j i 1' 'l .j'.)1 cl.;) ,;,~OP !'ff ' - 4! TRACT "F" SENSITIVE AREA CONNECT TO: EXISTING TYPE 2-48 CB RIM 244.00 IE 2.J6.12 INFO PER COR AS BUil T RECORDS, CB TO BE SURVE:YEO PRIOR TO FINAL DESIGN \ I ' ' I I 0 ' ' i I I I I I 0 I ' I ' ' ' I I ' I I ' ' ' I 1 ; I I ' ' ' I ' I I I I I I ' I I ' -- I ' ' I ' I I I ' I I ' I ' I _J_ ~ \ I 1 \ ::.:l)i'~(i I V,~~;; T~-t h:.'\U< --T ·: 1-1 i'.'J Y' F\/G J,J].IJ} ''.)°' P'./C ' I 15' PUBUC •' SO EASEMENT., -- ' ' \ \ I / I ' ' ' i I j 1 D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.821.3063 F 425.827.2423 I ' ' I I ' I I ' I I ' ' 1 I I ' I I ' I I I ' j ' I j I I ' I ' I I ' ' ' -i I i \ \ j ' ~\~ \ i \ I - ' I -i-:-t ' ' j ; -- -- 'i ; I 'I I i ! I ' 0 I ' -' 1 i I I/ . ' ' I • I. ' < I ) i; I I\(., I • I I I '" 0, 0 r"·· " LOT, ROAD AND DRAINAGE REV • NO. REVISION 15; . -14 -'/' '/ SURVEYED: SJS 7.15.14 MAJ DESIGNED: MAJ DR/1.WN YLP CHECKED: MAJ BY lJATE APPR APPROVED: MAJ \ \ \' TR)l.CT "B 1' ' ' ~fEN~ITI V£(1~~l _-) TRACT 11C,, .TREE RETENTION. - ' ' SCALE: Af:. NOTED ONE INCH AT FULL SCALE IF Nor ONE l~CH SCALE ACCORDlrlGLY VERTICAL: NAVO 1 988 HORIZONTAL: NAO 1983/19(11 / _ I /\11+72.19 ',,,,,l, -----"(_ TRACT 'V" . , --OPEN. SPA CE / / ----- ti~ CITY OF .JL RENTON Planning/Building/Public Works Dept. / 0 NORTH GRAPHIC SCALE 25 50 1 INCH= 50 FT. DATE: 100 VUECREST ESTATES PRELIMINARY PLAT REc·"'rlV-ED- 05.20.13 FlELDBOOK: DRAINAGE CONTROL PLAN _,c PAGE: DRAWING NO: JUL 16 2014 cs SHEEr: OF: CITY OF RENTON 5 7 DRS PROJECT NO. 12102 ~NNIN'KJ'~ N NA A w :z <( z ,- 0 w ---, 0 Q'. Q_ N "tj- (!) C) C) 0 I l"l ..-- <( ~ _J (/) w I- <( I- (/) w I- (/) w 0::: () w ~ > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) 11 , . I I I I I I I I I ) I! 'r 'I I. i I < I I I I I I I 1 I ! ;\11 LI • I I < I • I ; ' . • ! ! • ' I 1 , I I I I ! ! J i ' I ' I •• i uJ; 1 ' • { ' j 0-:, ! I r I j i ' < I ' / ) f ,r i ! _! 1' i , ! • • I ! • i • I • I I I . / "/ I ; ! j • I • I I I I I I I I TRACT "F" SENSITIVE AREA '.;'.WAL[ I I I I I ' I I I I ! \ I ' \ I \ ' I \ • I I I I I / / / I ' ! I I I I ! I I I I I j , I ' I 1 1 1:1 /1 I I I I I l ! I I I I • I I I I I I I I I I I I I I I I I I I I • I I I • I I I I I ' ! I I I I I I I I I I; l I I I I I I I ' I I i ' I i I I I I I I I I I I I I I ' I \ ! I • I ~I I I I . I I I I I • I I • • I I I ' I I I ' I I I I I I I ' ! I I I I ! I ! I I I I I ! I I • • • I ·,:--~ I I ' ' I ! I ! I ! I I . I • I ' I ! I I I ! I I ! I I I I ! I \ ! I ! l I I I I I I I I / I I I I I I I I ! I I I I I I I I I 1 , ,:,: /II ·-~ ~?1";." '1 ; . . -; I I t ' f I f , I f / / / I ; ,' • ! I '\ 1 / f ' f ' j ' f I ' I / f _l / ! • i ' ' i ' ! l ' ! ! ! i l" I I • '· 1 / " • / '\1 1//r,· \, 1 f j , I j ' I / < ' ' ' > 1. / · . I i ! '.' !" ' I ! / / 1 f I ! i I ' I I I 1 ' ', \ \ \ ' \ i I I I 'I I I I / / I C t I ., ,1 } : • f; '' ', I '1'111,11 \ • l ,., \ I (1. ,. ,!1 i I" I ,I I D.R. STRONG CONSUL TING ENGINEERS LOT, ROAD AND DRAINAGE REV ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425,827.3063 F 425,827.2423 NO, REVISION II I I 11 iJ I I I ,l / \. I! I MN BY 9 .. IRE HYDRANT I i(TYP.). I I 1 1 , 1 LI 15 ; ~Rdroosfo1';{1/J.,. WfJ'ER MAIN I ·-j J ,· 11 r ir8POSED STORM YSTEM !I/ 14 !;/ I//)) --j 13 1 ,/ ., r; ·· 1 SURVEYED: SJS 7,15,14 MN DESIGNED: MAJ DRAWN: YLP CHECKED: MAJ DATE APPR APPROVED: MAJ ,,( /,~.f 8 I 11 , I/ ,/ /i ' / E, W.M .. l·t \ \ 11·.'.i ... ._,.u. LU TRACT ''B;' \ .• ' SENSITIVE<4FIEA >/ :, ( [ ' ;; ' / . l I / TRACT,~'C 1'. " . \ ;TREE RETEf!TION, ! SCALE: 20 J;S NOTED VERTICAL: NAVO 198B HORIZONTAL: NAO 1983/1991 ONE INCH AT FULL SCIILE IF NOT ONE INCH SCALE ACCORDINGLY ! ! ::-:rLiH:" 1/i: P·\ FL i\ '.TH ;l';,1n ;1 'J 1 ' '')'" Vi l+J. 111 ""'- --- rnn:H 1\ vF}J ",·,-,: 4:J 4 /, I I V \_ WCTLi\'-.D r· ; i:t: :s:,i/J --'f!F!.\ \ i : .. J1,>JU r L/.\(j:'., Yi? 1\i :1 ·· l(l!ft !\JP, / / / CITY OF REN TOI\J Planning/Building/Public Works Dept. \ VUECREST ESTATES PRELIMINARY PLAT 0 NORTH GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. DATE: 05.20.13 FIELDSOOK: PAGE: GENERALIZED UTILITIES PLA~ECEIVED DRAWING NO: C6 JUL 16 2014 SHEET: OF: 6 7 DRS PROJECT NO. 12102 w 2 <( z f--u w ---, 0 O'.' o_ N s;:;t- C.D 0 0 0 I l'0 ~ <( ::) _J (/) w I- <( I- (/) w I- (/) w O'.:'. u w ::) > 1-11 Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) ---- i ' / ' j i ' I I • • I 1 ) I I I • • , I I I ' 1 I I I I ' I I I i i \ \ I • I • . • I ! ) ,' i . ' I I I ' I I ! \ \ l l \ I l \ ' I \ ; l I \ I •• I • I • ' I I'· ' I ' I I I I I I •• SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. I I •L"' ij "'" ,· '·····J· ---" . \ . 9 '-' L ' ) : Ol ) -,-----T _-f:>._ j I' -....\-_J VUECREST ESTA TES ,) J. / ' :/ ' ; (5(): Rdw """."~, '" :\ ···r·" ,, -, \ p' _\ :'17 : \4,·qas 5, . .r:: \ '\J t,1_'.i ( .>-' -H:-i-4-: ,~ I i ! : :-' ' ';\/ i' 'r------1, 'ti I -, 18 1 1 I i(4,!fjQ7 S.F. i I 11 '· \'_J• • I I I . 16 5,323 S.F. I I I I 19 5,52/J' S.F:,C ) I "'I L_ --_Jc_ -__J 20 5,622 S.F. <.:::. ;·#_·,, I~ 351 -\;" \ (\ U C'tt'1.;p L!i-ff TRAc:r "F" I \ \i \ ' ' I \ 1 ' 15 SDPH SENSITIY,£ r.l_R£A 142,0, 0 ,, .F. wrn-: fit'ii :; 1 fc1.\('K i'i!r\-1-· 2-cib.-:i,1 24U'clt:' Hi ?'!·: 1 \ I \ ] l • ' \ I ) ; ! \ \ ' ·' I ' ;l I> ' I ~ ·-. ·. :-.-·.--.·. [Q)'' :; ' ' ' ''"-';;.' -~-' \ \ I I I ' ' I ; I I I I I I I 1 I l : i I ' j \ i I > \ I I ' i . I • I '\ I I ' I ' l ' . \ l ; . ' ' ' ' ' ' I ' ,1 ) ; I i i ' J • I • I \ \ ' ' \ \ \ 1, ~ 1, \ ' ! ! ' l I . i ! ; : t I I I I I • \ . I I I > • I I I I I ' • I I I ' I ' j ' i / l I ; i I i l I , ) I . ' . \ \ \ \ \ .,,_ \ '' ''C ~ ' ' •• .. \ . ' 1 l ' \ \ \ ' ' '. I 1 ' . ' . • \ 1 i • I I ' . j ' l ' ' ' ' . I j f ; ' i i J / f ; i i i I ! ! i I ' i I -' ! ' : I r ; I I \ \ \ ' . ' ' ' . ' •• I I f I l ' ! ' 'I / f ' ' ' ; / / f" ', '( i ' I I ' \ > I i ' I ; • I/ I I \ / ',,: ' .· J. .! .! \ ' I ' j i I ' i ! f I ! , / ; /. ! f f' ' I ·, j :' I I/ I ' I ; ; • I I ' I c'/ : j : I i [ j , ' } / i ' -! ! ! ; l I j I J 'l ' I _' I j 1 ''' ii . '' -. ' I > I :--.....l. ____ . "' a, 0 I I I r j ' ' f ' / i I Ii I f' ' ' ! I 7. ; 6,436 S.F. I' \ • v, I ---, .;,.·p ;l~J;j ' 9 ; 8,134 S.F. ' APPX. (:£NT£RLIN£ OF CLASS 4 STREAM {' ., A!'\;i y{OO S.F. ···-!r? / . 14 ·4,soo·s.F, ' -:. ... ,j '' 13 4,500 F. --~ ---JI' c_: ' ' ' I I I I I / / "" \ :-,:-. -- (', \ \ ','~/ TRACT "B'' !, '/ SENPITIVE ,"AREA --.\7 , \" ,,, ) 48,847)5.F,) /1 ' TRACT"C 1'. 'TR££ R£T£N770N ' 18,513 S:F. ' ' \ \ D.R. STRONG CONSUL TING ENGINEERS i.:1 __ -fL:::O~T,~RO::,:AD:::.,;AN~D~D!!RAl~NA~G~E'"R~F>l:!..-----------·FMAJ~---l!!.!7:.:.., 1~5::_;.1~4:.iMAJ~c._-1 suRVEY'~s l-,D,:E:,S>G:'.<C,E:"0,--------1 SCALE; f,.S NOTED ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 NO. REVISION BY DATE APPR MAJ DRAWN: YLP CHECKED: MAJ APPROVED: MAJ f----'OC.NCCE-'IN-'C-'H--1 AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY I ,! ·~ 1,,;l,lJC rL ; 1,. ! \'11~; ,!\ 1 ;'- --. "-- '' TRA C·T .'V,, I OPEN . .SPA(:£ 1,458 S,F.. AREA NOT TO 8£ DISTURBED >-'-d!;_H fr VERTICAL: NAVD 1988 HOR•ZONTAL: NAD 1983/1991 1/J ! I...:\ -!!J t'tH/,1,! \1Wt\ :,F / / / CITY OF RENTCJN Planning/Building/Public Works Dept. PRELIMINARY SITE VOLUME CALCULA T/ONS CUT VOLUME (CU. YDS.) 3,396 FILL VOLUME (CU. YDS.) 10,035 NET VOLUME (CU. YDS.) 6,639 FILL (EXCLUDES VAULT) *THESE VOLUME CALCULATIONS AR£ APPROX/MA TE CONTRACTOR SHOULD USE THEIR OWN CALCULATIONS FOR • ------~-.~----CONSTRUCTION -PU/?P-CS"ES.-----~.~- ~--------~--------------------_:_j GENERAL NOTES SIT£ AREA: AREA OF WORK: 405, 395 S. F. -9. 31 A GRES 173,253 S.F. = 3.98 ACRES 1. ALL SURPLUS SOILS SHALL 8£ EXPORTED TO AN APPROVED DROP OFF SIT£. 2. FILL NEEDED IN EXCESS OF ONSIT£ SOIL SHALL 8£ IMPORTED FROM AN APPROVED SOURCE AND SHALL 8£ APPROVED BY TH£ G£0T£CHNICAL £NGIN££R. NORTH VUECREST ESTATES PRELIMINARY PLAT 0 GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. OAT£; 05.20.13 FIELDaooK: PAGE: CONCEPTUAL ROAD AND GRADING PRt~EIVED DRAWING NO: JUL l 6 2014 C4 SHEET: OF: 4 7 DRS PROJECT NO. 12102 5 i-'. 0 0 w 2 <( z f--u w ---:, 0 er: Q_ (J) w 1- <t: 1- (J) w 1- (J) w a::: u w ::i > TRACT "F" i J ! i \ I \ i i \ I I I I I i l i I I I i i I 1 ) \ I i I I I ! : l I I / I 1 i I I I \ I I / / ; I . ! I ; / i l ' ; ! I I , I i I \ I I , I I I I I ' I \ \ I I \ / I : I I I I I I i I l I \ I I I i l i I I I \ I I I l ; i I I I \ \ i l 1 ' I \ i I i I , I I I I I i i I I I i i I I I I I \ I \ I I l I I 1 I I I I i i i I I i I I , i I l I I i \ l I I I I I I ) ' I I ' ' \ I \ \ i I I I i i I I i i \ I I I I \ I I I i I i i i \ i \ 1 \ ~ 1 1 l l I I I I I ' I I < \ \ I \ I \ I \ i i I I < ' I I , \ I I I I I I I : I I i I I I I \ \ I i i ! J / \ I I I i \ I \ \ i i \ \ \ i I , i i I / f \ I I i i i I I ; I I < i I I ' \ \ \ \ I I l ! I l 1 i \ I I I I \ i i i \ j i \ \ l 1 ! I I i ' \ I I I I I I I I \ -------.. - '·,!)\! \'"··;"; F;"··_,: • ~i< -" --· •\ ./ Ir 24Ll;i "'.:,:c1 ! I< PVC :;:,'-L(i:; l'Y' J.,1_;,- SWALE (TYP) P\/C PVC .! l l / \ \ ' I ' I Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) \ ' l I \ ---- I I / i i I ' ' i I i I / I ' i I / ; ,· ' ,i r . • I I I I I I / i I }( .1--',-- ;.1 i ,, 11 'i D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 381h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 NO. 5£ 1 /4 SECTION 31, TOWNSHIP 23 N, RANG£ 5 E, VUECREST ESTA TES W.M .. I H ,19 .. ' '. ,,,: 116 I , TRAC,T 1~C 1'. LOT, ROAD AND DRAINAGE REV DESIGNED: MAJ DRAWN: YLP CHECKED: MAJ BY DATE APPR REVISION APPROVED; MAJ '.>'Yi/!; )f:811 ':\.'J A ~u Y·;i <l'.;' 0X11; c,:: rc~oe uNc w: ,.H ':! .. f,('.1>:: (JP 1,r /Ji ()1 ;;1:rt,· 1 ,:'()1-H i·'i\VF/0 ) 'H, '.'1;;, 4:} ,1.7, "D" /1 Ji ''/11_){ !{; ·,;-; / 6 ·•1:··, I ·1:·./; Fl f-_(;S \'!i1>\,, i\'..j/ ;,; 7 'P1 :. i ;_, JIL 1 ' I w:;; :i SCALE; ,1 'c 11 i ,f ---\"H/1 <n AS NOTED ONE INCH AT FULL SCALE IF Nor ONE INCH SCALE ACCORDINGLY VERTICAL: NAVD 1 S88 HOfllZONTAL; NAO 1963/1991 NOTES: 1. FLOODLIGHTS SHALL BE PROVIDED TO MARK FLAGGER STATIONS AT NIGHT. 2. SIGN SEQUENCE JS THE SAME FDR BOTH DIRECTIONS OF TRAVEL. 3. STEADY BURNING WARNING LIGHTS (TYPE C, MUTCD) SHOULD BE USED TO MARK CHANNELIZING DEVISES AT NIGHT AS NEEDED. 4. THE CONffiACTOR SHALL GIVE 48 HOURS NOTICE TO THE OWNERS OF PR/VA TE DRIVES BEFORE INTERFERING WITH THEM, 5. ACCESS FOR FIRE-FIGHTING EQUIPMENT SHALL BE PROVIDED AT ALL TIMES, AND THE CONffiACTOR AND/OR DEVELOPER SHALL KEEP THE LOCAL FIRE PROTECTION AUTHORITIES INFORMED AT ALL TIMES OF THE LOCATION OF CONSTRUCTION OPERATIONS AND FIRE LANES, 6. THE CONTRACTOR SHALL NOTIFY THE AUTHORITIES IN CHARGE OF ANY MUNICIPAL, PR/VA TE, OR SCHOOL mANSPORTA TION SYSTEMS AT LEAST ONE WEEK IN ADVANCE OF ROAD CLOSURES THAT fWLL FORCE A CHANGE IN THE REGULAR ROUTING OF THE mANSPORTA TION SYSTEM. 7. THE CONTRACTOR SHALL CONDUCT HIS WORK SO AS TO INTERFERE AS LITTLE AS POSSIBLE fWTH PUBLIC mA VEL AND SHALL, AT HIS OWN EXPENSE, PROVIDE AND MAINTAIN SUITABLE BRIDGES, DETOURS, OR OTHER TEMPORARY FACILITIES FOR THE ACCOMMOOA TION OF PUBLIC OR PR/VA TE mA 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 AT ANY TIME EXCEPT WHEN SUITABLE DETOURS OR OTHER ARRANGEMENTS AREA AGREED TO. 9. WORK SHALL NOT BE STARTED ON ANY PUBLIC OR PR/VA TE RIGHT-OF-WAY UN/IL CLEARANCE /5 GIVEN TO THE CONTRACTOR BY THE DISTRICT. UNLESS OTHERfWSE DIRECTED IN WRITING BY THE DISTRICT, THE CONTRACTOR SHALL LIMIT HIS WORKING HOURS TO THE GOVERNING AUTHORITIES STANDARDS. 10. NO EXCAVATION OF FILL MATERIAL SHALL BE STOCKPILED IN THE RIGHT-OF-WAY. 11. STREET SWEEPERS SHALL BE EMPLOYED DAILY DURING EXCAVATION TO REMOVE DIRT FROM THE RIGHT-OF-WAY. 12. HOURS OF WORK: 7 AM. TO 3 P.M. WEEKDAYS. NORTH GRAPHIC SCALE 0 20 40 80 1 INCH = 40 FT. DATE: CITY OF RENTON VUECREST ESTATES PRELIMINARY PLA f'.iE('FIVED PRELIMINARY TRAFFIC CONTROL: P[AN. 05.20.13 Fl(LDBOOK: PAGE: DRAWING NO: Planning/Building/Public Works Dept. JUL 16 2014 T1 crrv O!' RENTON SHEEr: OF: 1 1 DRS PROJECT NO. 12102 LUA----- w 2 <( z f-u w ---:, 0 D:'. CL N -tj- <D 0 0 0 I t0 ,-- <( ::) .....J (I) w f- <( f- (I) w f- (I) w a::: u w ::) > 400 380 360 i i ruM, ELEV 350 00 -"' 0, c:, " K " aj . ., ~ oi "' <o :,: "' t•)~ ,, L 10+40 11+20 55' R.O. W. SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. VUECREST ESTA TES -------------------------------- t I 2.oo;c --.. /-·· -1- I .. ---·-----------+ ---- -------·r -----.. J ---------------- 1 I ----------·· 4- 1 o," c:, " CC)" "' " CC)" -" . "' . 'I--~ . C, . ., ~~ Ro " . "1'l co M "'M "' 1': "';t t-') ~ "' " f's K f's K "1.., "'.., "1.., "1.., "'.., -··---- 12+00 12+80 13+60 i I - 14+40 -'- ------i ~~ "'" "" "1..., V PVI STA = 15+89. 68 PVI ELEV = 379.26 A.O. = 8.00 I_ K = 27.50 220.000' vc .. -. V ---·-·--·----I ..----- .. ~ "! ~ --C, .......:~ "l • "~ ~J::; OJ~ ~ "l.., 15+20 16+00 26' ROW 20' PAVED 28' PAVEMENT WIDTH 1-. 1-. Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) 14' LANE -----.02 FT./FT, ,... 'i 8" WA)--' 4" COMPACTED DEPTH - CLASS B ASPHALT CONCREIE 8" CRUSHED ROCK: -·- ( 111," MINUS\CRUSHED SURFACING BASE COURSE) SMITHERS AVE. 1--·"-''---_-. --~ .,,,' .:'.v· · t'------~ -,__:_:_~ 14' LANE -.02 FT/FT. ( '- 8' PLANTER 5' CEMENT CONCRETE SIDEWALK CATCH BASIN & STORM SEWERS {TYP.) i5 ~ ~ t ~ E;J -. 02 FT./FT. 8" CRUSHED ROCK: (111," MINUS\CRUSHED SURFACING BASE COURSE) Cl cl <>: t UJ ;a::1 ii! I:'! CATCH BASIN & STORM i;j SEWERS (TYP.) (.j -----.02 FT/FT . 4 COMPACTED DEPTH CLASS B ASPHALT CONCREIE i5 ~ ~ t ~ E;J 5,/SE 186TH PL. SECTION~ NTS \V ACCES TO LOTS 17-20 ~8 NTS '\V D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 ~-"'-'----'"' _:_ __ - 1 LOT, ROAD AND DRAINAGE REV 7.15.14 MAJ SURVEYED: SJS 1---+--------------------+-----f----+---f OESIGNED: MAJ DRAWN; YLP CHECKED: 1-...;;..-11------------------·-il---1---1---t MAJ REVISION NO. BY DATE APPR APPROVED: MAJ SCALE: >-S NOTED ONE INCH AT FULi_ SCALE IF NOT ONE INCH SCALE ACCORDINGLY VERTICAL: NAVD 1988 HORIZONTAL; NAO 198.3/1991 I _I ~~ -, i!l " . "' &l "'~ ~ "'.., .., 16+80 If. 'C gi ~ C\j "' Ill Cl TY (JF RENTON ' ! I I "' .. NN ~~ 17+60 >--UJ ...J ...J "< t ~ E;J 400 380 ... 1 ' - 360 ' 12' ALLEY >--UJ ...J ...J "< t UJ ;a::1 ii! I:'! CATCH BASIN & STORM i5 SEWERS (TYP.) (.j ------. 02 FT./FT. .02 FT/FT . 8" CRUSHED ROCK: (111," MINUS\CRUSHED SURFACING BASE COURSE) COl~P~ICTl,O DEPTH CLASS B ASPHALT CONCREIE RECEIVED VUECREST ESTATES PRELIMINARY PLAT 0 a ROAD PROFILE AND CROSS SECTION DETAILS Planning/Building/Public Works Dept. >--UJ ...J ...J "< t ~ E;J GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. HORIZONTAL 5 10 1 INCH= 10 FT. VERTICAL DATE: 20 05.20.13 FIELDB00i'(: PAGE: DRAWING NO: C7 SHEET: OF: 7 7 DRS PROJECT NO. 12102 A-NNNNAA w :,; <( z f--- (_) w ----, 0 Q'. CL N """" (0 0 0 0 I I") (f) w I- <t:: I- (f) w I- (f) w O::'. u w =:) > TRACT "F" SENSITIVE AREA iE ., ':,1: H l i l i i \ Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA} i i i i / / i I l i / / / i i i i i i i i i ' l i i l I i l ! ) i ' i l l i ' i i i i ' ' i i i l i i l i i i l l i i i I i I i l I i j i i i i I ; i i I i i \ i i \ \ ··, \ \ /,.,' : / I ! ;J; / ! :r: ' I ' ' i i I i i i i i i i , I I \ i l i i i i i i i i ' i ' i i ' i l i i i I I l \ I ' l ' I i l l i l i I i i i i i l ' i i j i i i i j 5 _,. "'" i i i \ \ i i ' I i i I \ I i \ \ ' ' ' f i t ' i ' i ! I/.' / ,' //1/',r / I > ' I , I : ,r ; ,· ,\ : j I ! , , / ! f / i I , i I / ' / ' ' I 1 ' ! f / , ; i ; / ,' ; ' ' , i '//1//J ;fi I i \ l i i ii i I i I I i I I l I i I: '" m 0 I I! ,, i \\ 'I 4; UL D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425,8273063 F 425,821.2423 1 cr:it<t+ \ !'.:! :;nc SE 1/4 SECTION 31, TO~VNSH/P 23 N, RANGE 5 E, VUECREST ESTA TES i)JL-Ur:- :J·HA!..T PK 121 ' -, ,,, ' ' ' / I +--"'l---f.LfA;~:c~~'<:.~t--T'"-,f---•,--~"'---f-__ '\ / / I ;,,TRACT "8 1' SENS/Tl VE, ABEf,, i \ ' ,. ' ,. J ' r ' -' ,,,,o,,;,' ;;, ': _, !<· '. ·_ i TRACT '.'C"., JREE RETENTION l i , 'O', ,, ,J , ·• ); .. ~r--"~•,_,;. ' ~! : ,H '."''LA.S:11(; CAP G!LMAf'1 ··> !b ,:,tn_;11 ,J~;1 .'!•1 3(:i'!4C• ·/Oi .... , ·:cs ,;,5 ... 4/, i~E C. NCo 2QU-GC):52" O<!t!56 :r '~', -----_'\\P ~ ii / CONSTRUCTION f , ' ,, ,, , CLEARING LIMIT (TYP.) :.\ _,. i)\AI\• ,, "" TRA'tT,'V" , OPEN. SPACE r / / -------- / 7.15.14 MAJ Sl.JR\IEYED: SJS SCALE: LOT, ROAD AND DRAINAGE REV NO, REVISION BY DATE APPR DESIGNED: MAJ DRAWN: YIP CHECKED: MAJ APPROVED: MAJ AS NOTED ONE INCH /If flJLL SCALE IF NOT ONE INCH SCALE ACCOROINGLY W.M .. \ \ VERflCAL: NAVO 1988 HORIZONTAL: NAO 198::l/1991 CITY OF RENTON Planning/Building/Public Works Dept. TREE RETENTION CALCULATIONS TOTAL TREES ON SITE: 401 DISEASED TREES.' 0 TREES IN RIGHT-OF-WAY: 57 TREES IN PRIVATE ACCESS EASEMENTS/TRACTS: 13 mEES IN CRITICAL AREAS AND BUFFERS: 122 NET mEES,· 209 mEES TO BE RETAINED. REQUIRED: TREES TO BE RETAINED, PROPOSED: REQUIRED MINIMUM REPLACEMENT INCHES: (209 X 0,3) = 62, 7 54 104,4 REPLACEMENT mEES WILL CONSIST OF MINIMUM 2" CALIPER TREES. TESC LEGEND 0 CONSTRUCT/ON LIMITS & HIGH VISIBILITY PLASTIC CONSmucnoN FENCE TREES TO BE REMOVED TREES TO BE SAVED (54) NORTH GRAPHIC SCALE o 20 40 80 1 INCH = 40 FT, OATE; VUECREST ESTATES 05.20.13 PRELIMINARY PLAT orcEIVED ::;,BOOK, TREE CUTTING AND LAND CLEARING PIL'AN .. . 1--0,,-W'"-' N-0, --I JUL l fl 7r;:, C3 SHECT: OF: cnv OF r1EhifOM 3 7 DRS PROJECT NO. 12102 TRACT "F" SENS/ //VE ARE/\ 5CAL-I::: 10' \Nlt711-i lAND5CAPr BUffrR. fO Br IN5fAllrt7 Af11Mr OF HOMf: CON5fRUCflON. At7JU5f lANt75CARINu fO t7RIVfWAY5 C tJF:IVfWAY5 NOf SHOWN) '10' STEEP SLOP{c BUFFER :{NO DIS.TURBAN(:E AREA) ~·.·\ '<J>/, I 6i2'i ! .. \f.Y I · I I I ! ·-~ ~. 1 ------------. ·. ... ' I 3 \ I ' \ f~ 6 , I 7 v I. l ' (TYP) ~I I I .. ' ....... , -.,, .. ' J,,j-';~ 8 () ( lANt75CARINCi ro Br IN5f Alll:t7 /'6 PARf Of PlAI' IMPROVfMfNf5 10' Wlt7111 lANt75CARf BUfffR. fO Br IN5fAlll:t7 Af11Mr OF HOMr CON5fRUCflON. At7JU5f lANt75CARINa fO DRIVt:WAY5 ( DRIVfWAY5 NOf 5HOWN) I · • · .. I~.· •. -->' b / n • '' ••. ·.: • ' : .• ·'.·•. ;'··· ·.·.'.''.:"·.·.;··.···.· ... ;·,--,,'.,.._. ,. 7"'. IT I~ ill 1.... ~ II j/.'., If.:. -~~::..~~-~i'·~~~~},i1,:«.:.~¥i£11;_.,. ~ __ .,:~': )'.'.'h.'-:~(/'.:.'J'tL:LJ 1 //1'//LLL'L.&y/////j~t".:Ll , < s::tf T~~1'" f-4'~· ~· ~~~;t::;;::fi?Alli'-'3~1 ~ 1-~'l ~.,.....,.,~~:;=---d >,l /vi J Vlr•'®"~@,N t1 t' I \ \ \ r· I I ' 17 18 19 20 I \J, ; . ,J ! ' ( 1 l ii C-" r ,;\' I '1 \ . I .;'.'.\ l ' 5· ~i -~-18"0° ,,_ • 8"o " ·~~\ ·15 r--···· 15 14 .. ' I I I I 11 I _____ ,, ____ . _I - I ., ' / r \ ' .. , ' I I I 18"0 ,~·-·····•, I ""'··. ··. ""' •, . ' ' 10 ""' 14" 20"0 J.[R A ~-... "~··--~ --- 10' Wlt71rl lAND5CARf [3LJfffR. ro Bf IN5fAllft7 Ar flMf Of HOM[: CON5fRUC110N. At7JU5f lAND5CARINCi ro t7RIVfWAY5 C t7RIVrWAY5 Nor 5HOWN) - "E FINISH GRADE ~ Cl w I w w i" N 18" MIN. / STAPLE TREE ZREINFORCEO RUBBER HOSE OR VINYL W/16 GA. WIRE TIES OR APPROVED EQUAL llEI8ll. ,/----PRUNE DISEASED ANO BROKEN BRANCHES :.,-----HOSE AND WIRE TIES, 2x ROOTBALL WIDTH SEE DETAIL ABOVE _,----SPECIFIED TREE STAKE(S) ,---REMOVE BINDING MATERIAL ANO TOP 1/3 OF BURLAP C:r---WATERING BASIN CONIFERUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE STAPLE .. zR·E;;F~RCED RUBBER HOSE OR VINYL W/16 GA. WIRE TIES OR APPROVED EQUAL SPECIFIED TREE STAKE(S)---\. INSfALL '1REE BOOT" OR ' "ARBORGARD" IN LAWN AREAS. PLANT TREE 1 "-2" HIGHER THAN Ill NURSERY WATERING BASIN--~ UNDISTURBED GROUND 12" MIN, FOR WOOD STAKES & 18" FOR REBAR .QWII. 1~---HOSE & WIRE TIES, SEE DETAIL ABOVE REMOVE BINDING TWINE & TOP 1/3 OF BURLAP. 2" SETTLED DEPTH WITH SPECIFIED MULCH FERTILIZER TABLETS (4-21 GRAM-20-10-5) ROOT DEFLECTOR FOR TREES ADJACENT TO SIDEWALKS SCARIFY PLANTING PIT SIDES AND BOTIOM 6" DEEP, FIRM, NATIVE SOIL MOUND 2x ROOTBALL WIDTH IN HEAVY SOILS, AUGER a"x6' DEEP HOLE (OR THROUGH HARDPAN) FILL WITH CRUSHED ROCK. VERIFY GOOO DRAINAGE PRIOR TO PLANTING. 0 NOTE: DO NOT PIERCE TREE ROOTBALL WITH TREE STAKES DECIDUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE lANt75CAFINa ro Bf IN5fAlU:D A5 PARf Of PlAf IMPROVrMrNf5 0 r~ECEIVED JUL 16 2014 ClTY OF R~NTON 30 60 5rr ABOVr FOR At7DlflONAl 5CAlrt7 t7RAWINu5 111 ~ 50 1 -0 11 22 11 x54 11 5Hr:r:f 51Zr: 120 >-> > (D ::s ::s -, -, JOB NUMBER: DRAWING NAME: DESIGNER: DRAFTING BY: DATE: SCALE: JURISDICTION: l-- JMV JMV 04-21-13 AS SHOWN RENTON 5Hfff I of 2 I I \ Ii \\ I \\ \\ \\ \\ \\ " \I / /' I ' 4" -6" t?rPfH ARBORl5f WOOD CHIP MUlCH Af BA5r OF fRrt:5 IN fRACf A \ ' ; . ' '. i, '; •• A ' /• / .. · .• i ~ .. _ __.:.____.,-•• ' I .. ; l' 101J ,-\ ,' ! ' 1 • ! • ' i . ' : ' .. i I ' 5CALf lANt75CAPr N01J: 5 1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH /.LL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SHALL USE C/>.UTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. LOCATION SERVICE PHONE 1-800-424-5555 3. CONTRACTOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL FOR 1 YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITIES OF GROUND COVERS AND PLANT MATERIALS UTILIZING ON-CENTER SPACING FOR PLANTS AS STATED ON THE LANDSCAPE PLAN AND MINIMUM PLANTING DISTANCES AS SPECIFIED BELOW IN THESE NOTES. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. 6. SUBGRADE IS TO BE WITHIN 1 /1 O" OF ONE FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS LARGER THAN 2" DIAMETEfl. 7. 4" DEPTH NEW TOPSOIL IN NEW BEDS SHOWN. ROTOTILL INTO TOP 6" OF SOIL. 8. ALL BEDS TO RECEIVE A MINIMUM OF 2" FINE FIR BARK. 9. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURER'S SPECIFICATIONS. 10. ALL PLANT MATERIAL SHALL CONFORM TO MN STANDARDS FOR NURSERY STOCK, LATEST EDITION. ANY REPLACEMENTS MADE AT ONCE. A. GENERAL: ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL GROWTH HABIT. THEY SHALL BE FULL, WELL BRANCHED, WELL PROPORTIONED, AND HAVE A VIGOROUS, WELL DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. B. TREES, SHRUBS, AND GROUND COVER: QUANTITIES, SPECIES, AND VAF\IETIES, SIZES AND CONDITIONS AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS, WELL FOLIATED WHEN IN LEAF. FREE OF DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS, AND ALL WEEDS. NO SUBSTITUTIONS SHALL MADE WITHOUT WRITIEN APPROVAL FROM LANDSCAPE ARCHITECT OR OWNER. 11. NO PERMANENT IRRIGATION SYSTEM IS PROPOSED. TREES LOCATED ON THE 1°ROPOSED LOTS WILL BE IRRIGATED BY FUTURE HOMEOWNERS. LANDSCAPE STRIP PLANT MATERIAL IS CONSIDERED 100% DROUGHT TOLERANT AND SHALL BE PROVIDED TEMPORARY IRRIGATION FOR THE FIRST TWO (2) YEARS. 12. HOME BUILDER SHALL BE RESPONSIBLE FOR INSTALLING PROPOSED LOT TREES UPON COMPLETION OF THE PROPOSED HOMES. STREETSCAPE PLANT MATERIAL SHALL BE INSTALLED BY DEVELOPER. MAfCHllNr: -5rr 5Hrrf ll ------·-~-9 . 8 0 ---"' ,., .. /1·\i /1 I . 12",(3'14"0 4cfr.fO ~3 -,., 13 ,,2 ., ··A"o fj~J ~'t r\ ~ /1 ,L'""o~ TF, C (" ~ 10'D 3 -F 1 ~Q · ~--?~·fYPICAL rXl5flN.u fRrr •· .. ® . /-o:--.. ~ -~9. ,/; Q12''0 . . / 10 D "' '" I o''.(J)14",16"o / 018"0 ···"------. I (2)7.,,8", 12"D fJl(,· (2.).10", 12''?.· v .· (0 . . .. , 2,f'F . 0 • ~ ---, -g ,.Tli(A{;; T ''.8" . (-} · I -- '11"F OENS/ TIVE(!!f!!) 1J , TRACT 11C''' . TREE RETENTION 10", 14",(2)15"0 10" 14"0 012" 18"0 ~ . Wv .· IT\ ' \,, .. , ('( 10 13r Rrf AINrP fYPICAL Off 5lff fRrr Rf PlACf Mr Nf fRf f PlANf 5CHf t7Ulf BOfANICf\L NAMr -. COMMON NAME: OUANflTY ·51Zr Pyru5 calleryana 'Chanticleer' 1-{---,,?=~~d!-~+-P5eudol:.5ucia menzie5ii f lowerinci Pear t7 oucila5 fir Western Red Cedar Vine Maple 24 17 22 10 full and Matchinci full and Matchinci full and Matchinci full and Matchinci f--{._.._.c::::::::,.,, __ 1nuJa pl icata xxx \_ Acer circinatum X • fOfAL-69 5rr CONCl::P11JAL-LAND5CAPr PLAN fHl5 5rf fOR Rl::PLACl::Ml::Nf fKl::r LOCA110N5 YARt7 fRf f PlANf 5CHf t7Ulf BOfANICAL-NAM!:: COMMON NAM!:: OlY Betula Jacquemonti''*· Acer freemanl 'Atrumn Blaze'* 5tyraK Japonlca* Cercid iphyllum japonicum I* Jacciuemontll Birch Maple f lowerlnci P far Katsura 10 1 12 11 51Zr 2 11 cal 211 cal 211 cal 211 cal 20 fOf AL-L0f5 X 2 fKl::1::5/ LOf MINIMUM "' 40 fKl::1::5 RrOUIRrl? 42 fKl::l::5 PROVll71::l7 * Con5idered drouciht tolerant in Pacific Northwe5t once e5tabl i5hed Rl::MAKK5 full and Matchinci f'uii and Matchinci r'ull and Matchinci full and Matchinci 5fRf ff 5CAPf BUf ff R PlANf 5CHf t7Ulf MiKture of deciduou5 and evercireen drouciht-tolerant 5hrub5, 5pecle5, quantitie5 and 5izes to be determined Lawn r~E(;ElVE.D JUL 16 20'} cnv Of r,1ENiON PLANNING 01\J\SION 60 80 22 11 (54 11 5Hfff 51Zf V) :z z 0 0 ti: V) "' > u Cf) w w D O'.:'. ~ D ci z u \ \ ;::5 z c5 :'S (L ~ w l5i g:: D ...J w t::: (/) D GS D <( "' "' ..,---,..; u-i 0 -u-i ,..; 0 0 -N JOB NUMBER: DRAWING NAME: DESIGNER: DRAFTING BY: DATE: SCALE: JURISDICTION: "' --N "' 0 w !« D '-" z ! °" D JMV JMV 04-21-13 AS SHOWN RENTON l-2 5Hfff 2 of 2 • , __ --......... s•• ,. w :::;; <( z r- 0 w ..., 0 O'.'. o_ C\J ~ (0 0 0 0 I t0 ...- <( ::) .....I Cf) w I- <( 1- (f) w 1- (f) w ~ u w ::) > ~-..;.o,--,.... \ I lo' "NO n1 .'?TtJPe. l'\NGE ··~E,fe .•. •.t:I' SE 1/4 SE~CUT/OEN. c.31,1?:liE,O~.s"" .. STH1i·I.PE2S3.·. N~. ,flRA~NEGES', 5r..i..1Ltc.u:11,ALW.'"""""D~i....LISC"'-WRIP~VDi.ai.tJ:-----'--___ .:.._~'---v PARCEL "C OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA,-02~045-LLA, RECORDED UNDER RECORDING NUMBER 2002082J90000J, IN KING COUNTY, WASHINGTON. ) SW 41ST ST S 1777H ST TRACT "F" SENS/Tl\/£ AREA 142,070 S.F. A VERA GE DEPTH AND WIDTH TABLE LOT NO. DEPTH 1 122 2 124 J 124 4 124 5 119 6 112 7 120 8 132 9 97 10 95 11 103 12 90 ·-·-· ,3 ·-·-·-._c,;._,,,,go---- 14 90 15 90 16 90 17 80 18 80 19 89 20 89 WITH TR ASH RACK R\M'"~246.J4 !c,241.19 8" PVC (E) tF=:,.,tL 14. !2" PVC !';>,,·~}LU)9 12" P VC SWAI.E WIDTH 50 50 50 50 50 53 50 50 70 50 50 60 . .,,;,.,. "''"SO---,-- 50 50 60 64 56 61 63 I\ \ \ I \ \ ' \ I \ \ \ \ , \ 1 1 ! ! ' 1 \ 1 1 ! i ,:BORfATA cq~boM\N\UM 1 ; : Vc)L , ~Hi, PG S. 31-38, REC . !lO. -200604250020,9~ '., Call 2 Working Daya Before You Dig 811 Utilttiea Underground Location Center (ID,MT,ND,OR,WA) I .1 ) : I ' ' I I I I .,t_·, • 1 D.R. STRONG CONSUL TING ENGINEERS i ~TE:GORY N ) 11£11.ANO ' I • \1 • i. i. 3 t)/8" RFS /.h'. 1\.,I T •i F-'L AS11C. Cr'Y ;t:["!\D GlL MAN 2 9 27H 3'681 i 32 L 54 '1.c:\'i OF PROP, 4 ----- SURVEYOR'S NOTES: THE RESERVE AT STONEHAVEN 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDIT/ON~ .EXISTING ON JANUARY 201J. VOL. 233, PG'S. 43_4 7 , ALL SURVEY CONTROL IND/CA TED AS "FOUND" WAS RECOVERED FOR THIS ,, PROJECT IN DECEMBER, 2012, REC. NO. 20060321 D00567 / J. PROPERTY AREA = 405,J98± SQUARE FEET (9.J067± ACRES). 5 FO UIJ O 1Nl l1{ PLASflC ,,;,.J:; ~nr: t,.D GIL M '-,·! 4, ALL DISTANCES ARE IN FEET. 5. THIS JS A FIELD TRAVERSE SURVEY. A LE/CA FIVE SECOND COMBINED . ELECTRONIC TOTAL STAT/ON WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELA T/ONSHIPS BETWEEN THE CONTROLLING MONUMENTA T/ON AS SHOWN. CLOSURE RAT/OS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC JJ2-1J0-090. ALL MEASURING INSTRUMENTS ANO EQUIPME/'IT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURER'S SPECIF/CA T/ONS. ., 5. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONO;' THOSE UTILITIES WI.TH EVIDENCE OF THEIR INSTALLA T/ON VISIBLE AT GROUND SURFACE ARE :sH¢VfN HEREON. UNDERGROUND . UTILITY LOCATIONS SHOWN ARE APPROX/MA TE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCA T/ONS BUT MAY C()N,TA/11/ 18.fNDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVFJ BEEN TAKEN FROM PUBLIC RECORDS. D.R. STRONG CONSUL TING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. ! . VTLE RESTRICVONS: I 16 __ , S 192ND ST SE CARR RD SE 180TH ST SE 192 0 PL SE 194TH PL VICINITY MAP 1 "=1500' PROJECT INFORMATION: NORTH . TOTAL EXISTING SITE AREA: TRACT A 1. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN EASEM /i'NT TO THE CITY OF RENTON AND TALBOT DEVELOPMENT PARTNERS, L.L.C. FOR A TEMPORARY CUIP OE;_SAC AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 19990826000429. THE EASEMENT AREA DESCRIBED WITHIN SAID INSTRUMENT IS SHOWN HEREON. ' 405,395 S.F. (9,J1 ACRES) 173,253 S.F. (J.98 ACRES} SMITHERS A VE SOUTH, SOUTH OF, j • WRAt2 / " ., \ c ::1 :v; .. u:;t i w~~\ SUR\IE'r£0: SJS OESit;NEO : MAJ i'Yl -~/{i /\: ii' J / "'·.i 2. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF A UTIUTY tASEMENT TO PUGET SOUND . ENERGY, INC. FOR UTILITY SYSTEMS FOR GAS AND ELECTRICITY AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 200J04070iJ0988 THE LEGAL DESCRIPTION WITHIN SAID INSTRUMENT IS INSUFFICIENT TO OETER~INE /HE EASEMENT'S EXACT LOCA T/ON WITHIN THE SITE. ., J. THIS SITE: IS SUBJECT TO THE TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING N,UMBER 8403260504. SAID . ORDINANCE BURDENS THE ENTIRE SITE ANO CONTAINS A LEGAL DESC/?IPTION FOR THIS AND OTHER OFF -SI TE PROPER TY. 4. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN AGREE¥EN7' BETWEEN THE CITY OF RENTON AND ENVIRONMENTAL DEVELOPMENT, INC, REGARDING LATECOMERS REIMBURSEMENT FOR . CONNECTION TO A WA rtR SYSTEM AS DISCLOSED BY INSTRUMENT, rlECORf)EO UNDER RECORDING NUMBER 9505080322 AND AMENDMENT THERETO AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9710140140 SAID AGREEMENT BURDENS THE EN,TIRE SITE ANO CONTAINS A LEGAL DESCRIPTION FOR THIS AND OTHER OFF-Si.TE PROPERTY. ) 5. THIS SITE IS SUBJECT TO THE COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICA T/ONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ,ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING .NUMBER 2002082390000-'1. NO SUCH COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICA .T/ONS OR 'pETSACKS WE"RE PRODUCED BY SAID BOUNDARY/LOT LINE ADJUSTMENT. REFERENCES: 1. CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LCA~ kfci~ROED UNDER KING COUNTY RECORDING NUMBER 20020823900003. .·· . ';, ' ·, TOTAL PROJECT AREA: SI TE ADDRESS; TAX PARCEL NUMBER: PROPOSED NUMBER OF LOTS: EXISTING ZONING: PROPOSED ZONING: DENSITY PROPOSED/PERMITTE:D: TRACT "A": LAND IN PUBLICLY OED/CA TEO STREETS: LAND IN CRITICAL AREAS: LAND IN CRITICAL AREA BUFFERS: LAND IN PR/VA TE: ACCESS EASEMENTS: SEWE"R DISTRICT.· SOUTH 47TH STREET, RENTON WASHINGTON 3123059048 20 RB RB 4.05/8 STORM DRAINAGE TRACT 16,426 S.F. (O.J77 ACRES) 38,606 S.F. (0.886 ACRES) 155,081 S.F. (J.560 ACRES) 59,853 S.F. (1.374 ACRES} 0 S.F. CITY OF RENTON I ., .-.,; .-. 2. THE PLAT OF TALBOT RIDGE RECORDED IN VOLUME 194 OF PLATS.;"f l,6Ef U 5-17, UNDER KING WATER DISTRICT: SOOS CREEK COU;!.~Y!ECO'!!:f.NG NUJtBEJ 2000040~0°i_055. .,;.:./):\~ .. ~ , ~.. . __ . . SCJ:!OOL DISTRICT: ., . RENTON #403 J. THE PLAT 6t Tf:IE RESERVE AT STONEHAVEN RECORDED IN VOLUMk:='i.#:1: OF PLA Ts, -PA·G"is;ij:.4 t:=-~-LEGEND-~""=----'2' -· =~ -c:,..,..--.-~-----.-.--~ ... -----· · UNDER KING COUNTY RECORDING NUMBER 20060321000557. · 'r,. J)' ---• · VERTICAL DA TUM: , · ' '· EB FOUND MONUMENT AS NOTED NAVO 88 PER CITY OF RENTON VERTICAL CONTROL HORIZONTAL DA TUM: NAD 1983/91 PER . CITY OF. RENTON MONUMENTS. BASIS OF BEARINGS: N20'09'04"W BETWEEN .THE MONUMENTS FOUND IN PLACE AT CITY OF)RE,tJTON _HORIZONTAL CONTROL POINTS 1872 AND 1227. .J ·-' BENCHMARK: 1 . 1. CITY OF RENTON CONTROL POINT NUMBER 1872: FOUND CONCRETE MONUMENT WITH BRASS PIN, DOWN 1.1' IN MONUMENT .CASE. INTERSECT/ON OF ·S. 192ND STREET AND 99TH PLACES. ELEVATION = 319.47 FEET.. ' . 0 co FOUND CORNER MONUMENT AS AS NOTED. ROCKERY ~ . STREET LIGHT ~ WATER VAL VE EB WATER METER Ill! CA TCH BASIN @ SANITARY SEWE"R MANHOLE i.\1. ,J 2. CITY OF RENTON CONTROL POINT NUMBER 1227: , • ''·· 1 FOUND CONCRETE MONUMENT WITH BRASS PLUG, DOWN 1.0 IN MONUMEMT CASE ELEVATION = 54.78 0 .. i DECIDUOUS TREE . / FEET. . ~ j PROJECT CONTACTS: .· ', APPLICANT / OWNER, ............... HARBOUR HOMES, LLC ....... , ...... , .... , .. , ...... , .... , ............... 1441 N J4TH STREET, SUITE 200 .................................................. SEA TTI.E, WASHINGTON 98103 ............. : .................................... (206} 315-8130 .................................................. CONTACT: JAMIE WAL TIER .................................................. JWAL TIER@HARBOURHOMES. COM CIVIL ENGINEER ................ : ......... D.R. STRONG CONSULTING ENGINEERS, .............................. : ................... 10604 NE 38TH PLACE, SUITE 232 .· ................................................. KIRKLAND, WASHINGTON 980JJ ..................... , .............. ,., ........... (425) 827-3063 ...... , ....... : .................. ; .... , ........... CONTACT: MAHER A. JOUOI, P.E. .......................•.......................... MAHER.JOUDIOORSTRONG.COM SURVEYOR ................................. D.R. STRONG CONSUL TING ENGINEERS, ...... : .... , ........... , .......................... 10604 NE 38TH PLACE, SUITE 232 ........... , ...................................... KIRKLAND, WASHINGTON 980JJ .................. , ............................... (425) 827-3063 .............................. ,: ........... : .. , ... CONTACT: STEPHEN J. SCHREI, P.L.S ....................... , .......................... STEVE.SCHREIWRSTRONG.COM SHEET INDEX: Cl 1 OF 7 C2 2 OF 7 CJ J OF 7 C4 4 OF1 C5 5 OF 7 C6 6 OF 7 Cl 7 OF .7 L1 1 OF 2 L2 2 OF 2 NI 1 OF 1 Tl 10F1 PRELIMINARY PLAT MAP TOPOGRAPHIC MAP TREE CUTTING AND LANO CLEARING PLAN . CONCEPTUAL ROAOS AND GRADING PLAN DRAINAGE CONTROL PLAN GENERALIZED UTILITIES PLAN ROAD PROFILE AND CROSS-SECTION DETAILS NEIGHBORHOOD DETAIL MAP . PRELIMINARY TRAFFIC CONTROL PLAN !Nd. . p . i. ,-S NOTED '.JER TICAl.c NAVO 1988 HCiR!ZONTAL : NAO 198:3/199 1 0 ~ EVERGREEN . TREE, F=FIR, C='CEDAR I/BF VERTICAL BOARD FENCE HWF HOG WIRE FENCE WRA18 WE"Tl.AND FLAG 'll SOIL BORING, RN HA-2 ,\\, ,\\, &, ,,.,, EDGE OF PAVEMENT NOTE FOR CERTIFICATION OF SURVEY INFORMA noN NORTH GRAPHIC SCALE 20 40 80 1 INCH = 40 FT . THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON IS BASED UPON A FIELD SURVEY BY D.R. STRONG CONSUL TING ENGINEERS . i. DATE: VUECREST ESTATES 05.20.13 FIELDBOOK: DRAWN : YIP .ENGINEERS PLANNERS SURVEYORS 1-----+------------------------1---+---.-1-.... ---;. __ _!!::::_ __ ..:, __ .;..JI :~ '• ON E INCH c----'==--a CIT Y[ ;oF RENTON ~~fL~~~~~R~~rArP~J RECEIVED JUL 18 20\4 PAGE: DRAWING NO: CHECKED : MAJ 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 . BY DATE APPR APPROVED: MAJ N O. REVISION AT FULL SCALE IF' NOT ONE INC H SCALE ACCORD INGLY Planning/Building/Public ·works Dept. DRS PROJECT NO. 12102 C1 SHEET: 1 . I w (J) ::a; <( w z I- f---u <( w ---:, I-0 O:' (J) (L w I- (J) w 0:::: u w :::> > SE 1 /4 SECTION 31, _ TOWNSHIP 23 N, RANGE 5 E, VUECREST ESTA TES W.M .. ________ ! _____ ! ~ l L _______ \ ___ .I___J _____ Ill //;:,/ / / PECARRR.V[_~--i----...L.J--_ _c::==--------l I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ~ I I ).._ I I ~ I I ;t: I I i; I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Call 2 Working Daya Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) GIN I L .. --- I I I I I I I I I I I I I I I I I I I I I I I I I I I Cr) I C) 1--~ ------- I I§ -.I ~ _r------~ I ' S 51 ST CT ) L1----1 f-/~ I I I I I I I I D.R. STRONG CONSUL TING ENGINEERS 1 LOT, ROAD AND DRAINAGE REV ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h Pl, #232 KIRKLAND, WA 98033 D 425.821.3063 F 425.821.2423 - NO. REVISION -·-- -- \ I"~ ·- r----------J MAJ BY \ ---- --I 7.15.14 MAJ SURVEYED: SJS DESIGNED: MAJ DRAWN: YlP CHECKED: MAJ DATE APPR APPROVED: MAJ PROJECT SI TE PROPOSED PLAT OF VUECREST ESTATES / ; I I _______________ _'__J SCALE: VERTICAL: NAVO 196/l AS NOTED HORIZONTAL; NAO 1983/1991 CITY OF ,.II, RENTON - I ONE INCH I Plan n ing/EJuilding/Public AT FULL SCALE 'Narks Dept. IF NOT ONE INCH SCALE ACCOROINGL Y -----~-----,cc.·_··-"•~~---~---- NOTE: FEATURES SHOWN ON THIS MAP ARE DRAWN APPROXIMATELY USING KING COUNTY IMAP. f<ECE!VED JUL 1 6 201d CHY Of RENTON PLANi'-!ifJ(', r)l\/1.~ION VUECREST ESTATES PRELIMINARY PLAT NEIGHBORHOOD DETAIL MAP NORTH GRAPHIC SCALE 0 100 200 400 1 INCH = 200 FT. DATE: 05.20.13 FIELDBOOK: PAGE: DRAWING NO: N1 SHEET: OF: 1 1 DRS PROJECT NO. 12102 L LJ A---__ w 2 <( z c· u w -, 0 O'.'. Q_ N s:;:f· c.o 0 0 0 I I"") (/) w I- <( I- (/) w I- (/) w n:::: 0 w :J > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) Ii II ii II /J,!D :i)HH ::a-co F p•w \\ ll \\ ,. ,, \ ·, i ! TRACT "F" SENS/Tl VE AREA ---- PV<: FV(, PVC , I ---- I ' ' I < ' . , I l l j j / / I I I I I I I I I I • ' ! £' ! ; ! f / / i I ! ' ; ' ! i J, ; ~" ' , I j ! I I I ' I l I ; / ! i ' '! I < I ' I I I ' l I I i I i I I I I I 1 I .. ' ' ! ' • ! i I I • ! I I ' [ \ I \ ! \ ' i ' ' •• I . ' l I I I < I I I ' ' ' . ' I I I I I I I I i ' i ' ' ' I 1 I I I I I I i I < I I I ' • I I I I I I I I I I . I ' I I • I I I • I • I •• • • i I I < I < I ' I I • . I • i • I \ I I ' I I I • I I I t"' • I I I I j 1 \ , : \ \ '. ; ~ \ -'-· -· \_l_, :-·-·-, ' \ \ \ 1 \ \ \ ' \ i_ I --, \ \ \ ' . ·, , I' 'I , I • i ' \ ' .. \ \ \ . ' \ ·, ' SE 1/4 SECTION 31, r=10-:-:-Wi::-:'N-=SH7""":-l:-=P-2':'.""'.3::-:-N-:---, __ R_A_N_G_E_5_£_, -W.-.M-.-. -------··-·------------------ VUECREST ESTA TES I ' I I I I \ \{ \, I I I I i' I I I < \ l I I I ' I I! 1 I , I ·111, :! \' i (1 J f 1: I i' I: I, lb: Ii'' \H ·.r ~I 1\ I \ 'I I I I , I r / t j ; I' I" .. ·11, F ,1 ROPOSED STORM n'fTEM 14 9 ·/ ,/ / ' ' . I / / I .~ / \. \ \ TRACT ''8 1' ~EN~/TI VE(Af!Fff . \ TRACT111C'' TREE RETENTION. I ' f ' \ ' • - \NI TH ·V(r,J: '2:tLt.11 :?J27D ,:~rs-:·1 "D" ' \ .H ,( '1 ' '.'o1"i( D.';it;:7 / / / l"<ECEIVED JUL 16 2014 CffY Of m,N'fOi'J PJ.AJ\lr.J!NG DlVl5101\ 0 NORTH GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. D.R. STRONG CONSUL TING ENGINEERS LOT, ROAD AND DRAINAGE REV MAJ SURVEYED: SJS 7.15.14 MAJ SCAI_E: VERTICAL: NAVD 1988 HORIZONTAL: MAD 1983/1991 Cl TY (JF RENTC)i\! VUECREST ESTATES PRELIMINARY PLAT GENERALIZED UTILITIES PLAN DATE: 05.20.13 ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.8272423 NO. REVISION BY DATE DESIGNED: MAJ ORAWN: YlP CHECKED: MAJ APPR APPROVED: MAJ AS NOTED ONE INCH___J AT FULL scALE ___ -I IF NOT ONE INCH SCt',l[ ACCORUINGLY Plonning/lluilding/Public Works Dept. DRS PROJECT NO. 12102 FIELD800K: PAGE: DRAWING NO: C6 SflEET: OF: 6 7 A-NNNNAA w 2 <{ z f- 0 w -:, 0 Cr' Q_ N ""t-c..o 0 0 0 I r-rJ .,..- <( =:J _J (f) w 1-- <( 1-- (f) w 1-- (f) w Q:'.'. 0 w =:J > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) '\ ',JF I 11 II _;; ii II ~ J__ ! / \ GhFU\GF SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 £, W.M .. I > > I ' ' ' ' ' ' I I ; 1{' 1 ';p; I I I I \ l ' I I I I j I ! '' ! I ; I f ! i ' 'I , : Hi.-: i i S1·: - ) '-,' I I I > ' I I I I I ' I > ' I I I I ' t l \ I I I I , ' I ' i TRACT "F" , I ' I I SENSITIVE AREA CONNECT TO: EXISTING TYPE 2-48 CB RIM 244.00 IE 236.12 INFO PER COR AS BUil T RECORDS, CB TO BE SURVEYED PRIOR TO FINAL DESIGN IF·o,l4~. 1 Ii ,H II I ,. I \ I , I I \ I \ \ I I ', / \ \ ' ' \ ' \ \ \ \ \ ' ' ' I I I I I I I ' I ' ' I I ' ' ' ' ' I > I ' i i i I ' I I ' ' ' ' I i I ' I i ' ' ' ' ' ' ' ' ' I I l ! I ;_:__; _.__j ! l I I I I I l i ; / ' I I ' I I I I ' I I I ' ' ' ' ' ' ' ! / ! I ' I > I ' ' j \ \_ ; ' ' ' ' / i I } / ' I _j_ Ll- ' 1 \ I.....;....,...., ; i -:-""""" \ \ ~ \ \ , \ . I , \ 1 \'· I -,--""T"'t"'". \\\\ :;-, -, 15' PUBuc' 1 , , · SD EASEMENT , ' ' \ \ \ ' ' -,, ''\ '<-,' I ".'""(1 _c.--,-- ! i' ,' ! ,' I ' I I ' ' I ' ' ! ,-/ I ' ·' { / f / / / ' I /i I' ' \ ·,( ' I I I ' I , ' r , I : ' ' ' • . r ; I I I ' ' I I I I , I I > I ' \ ! I I I I I • ! / f : ';' ' I Ii I I ; \ I ' "' 0, 0 I i i '.-·58' fBO I · i SLOPE ',TOA OF; . ,' ' · 1 '<.:L···'. · ; [ ' I ' • ,, ' ' I ' 1 ., I '' I i j I ! i ' ! ; VUECREST ESTA TES )3'' ,, I I 5 ' I I 9 . ' '/' / or : {/ · : !Hf- I 14 13 ' y. j. ' i ;/ ./ / ,, / 'c,.·r·c: ' ,, ,, C. ,.1t>.1, ,:/ .. 4.:rs ' i TRACT ''C 1: mEE RETENTION. , ~I ;""' 20 D.R. STRONG CONSUL TING ENGINEERS 1 LOT, ROAD AND DRAINAGE REV MAJ 7.15.14 MN SURVEYED: SJS SCALE; VERllCAL: NAVD 1988 HORIZONTAL: NAO 1983/1991 ENGINEERS PLANNERS SURVEYORS 10604 NE 38th PL, #232 KIRKLANO, WA 98033 0 425.827.3063 F 425.827.2423 NO. REVISION BY DATE APPR DE.SIGNED: MN DRflWN YlP CHECKED: MN APPROVED: MN Af:. NOTEO ONE INCH AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY ) //J)/ij -36/fli 32_.·\_ ,j,\' (_l, 2';!} (1F f>G" ,;:, , (JJ:; I/'(/ ,.::'.'C - FOUND /if'' :;r v,;:·,' 'l.1• ·;I-:' f\f) 2,n ;,r ::.,i ()F PH: 1 '. :\ :lf\HU a A ;,.i ViftA,l j"l. /117+72.19 -I -t·-·~'~-1 L. . ·. ,OPEN SPAC:E / ------ / CITY OF RENTON /[i ;-:' . .J\.C ·:; ·;>Ju / / Planning/Building/Public Works Dept. \ I VUECREST ESTATES PRELIMINARY PLAT 0 NORTH GRAPHIC SCALE 25 50 100 1 INCH = 50 FT. DME: 05.20.13 FIELDBOOK: PAGE: DRAINAGE CONTROL PL~~ECEIVED DR/\WING NO: JUL 16 20\4 cs SHEET: OF: 5 7 DRS PROJECT NO. 12102 ~~·NNNAA w (/) ::;; <( w z I-f-<( 0 w I----, 0 (l'. (/) o_ w I- (/) w 0::: (_) w :J > TRACT A BORGATA CONDOMINIUM VOL 216, PG'S. 31-38, REC. NO. 20060425002099 Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) SE 1 /4 SECTION 31, TOWNSHIP 23 N, RANGE 5 VUECREST ESTA TES SSMH E, W.M .. -+-11 RIM=364.98 IE=356.33 CTR CHANNEL 8" PVC (S,E,NW) __ Q!!Litiw) --,.<-t----,.L- _-~ -FOUND 4"X4" CONCRETE MONUMENT WITI-1 2" BRASS DISK AND PLUG, DOWN 0.65 IN MONUMENT CASE CB TYPE-1 RIM~365,70 IE=362.12 12~ CPP (S,NE) 10 s L_ 8 D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS I 3 2 _J 2 I 7 I a ·- -1 \_-:NC. BLO:K WALL SURVEYED: SJS t----t------------------------1·----fo---+----1 DESIGNED: NAI< DRAWN: CWA LEGEND: SCALE: M FOUND MONUMENT AS NOTED FOUND CORNER MONUMENT AS AS NOTED. ROCKERY STREET LIGHT WATER VALVE WATER METER CATCH BASIN SAN/ TARY SEWER MANHOLE 0 DECIDUOUS TREE ¢; EVERGREEN TREE, F=FIR, C=CEDAR VBF VERTICAL BOARD FENCE HWF HOG WIRE FENCE Wl?A/8 WETLAND FLAG SOIL BORING, RN HA-2 EDGE OF PAVEMENT /JS NOTED VERTICAL: NAVO 1968 HORIZONTAL: Nil.D 1983/1991 ONE INCH LEGAL DESCRIPTION: PARCEL "C" OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LLA, RECORDED UNDER RECORDING NUMBER 20020823900003, IN KING COUNTY. WASHINGTON. SURVEYOR'S NOTES: I. ALL TITLE INFO'?MA TION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM C/1/CAGO TITLE INSURANCE COMPANY A.l. T.A. COMMITMENT ORDER NO. 1349419 DA TED AUGUST 28, 2012 ANO SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO OA TED OCTOBER 3, 2012. IN PREPARING THIS MAP, D.R. STRONG CONSUL TING ENGINEERS INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG CONSUL 77NG ENGINEERS INC.' AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHEI<, THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY REFERENCED CHICAGO TITLE INSURANCE COMPANY COMMITMENT. D.R. STRONG CONSUL TING ENGINEERS INC. HAS RELIED WHOLLY ON CHICAGO TITLE COMPANY REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE D.R. STRONG CONSUL TING ENGINEERS INC. QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT. 2. THIS SURVEY 1/EPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 2013. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN DECEMBER, 2012. 3. PROPERTY AREA = 405,398± SQUARE FEET (9.3067± ACRES). 4. ALL DISTANCES ARE IN FEET. 5. THIS 15 A FIELV TRAVERSE SURVEY. A LE/CA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTA TION 'AS SHOWN. CLOSURE RAT/OS 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 SPECIF/CATIONS. 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 APPROX/MA TE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES E!ETWEEN 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 CONSUL TING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. ' RESTRICTIQNS: 1. THIS Sir£ IS SUBJECT TO TH£ T£RMS AND CONOtnONS OF AN EASEMENT TO THE CITY OF RENTON AND TALBOT DEVELOPMENT PARTNERS, L.LC. FOR A TEMPORARY CUL-DE-SAC AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 19990826000429 ANO IS SHOVrN HEREON. 2. lHIS SITE IS SUBJECT TO lHE TERMS ANO CONDmONS OF A unwr EASEMENT TO PUG£T SOVND ENERGY. INC. FOR unwr SYSTEMS FOR GAS ANO ELECTRICITY AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 20030401000988 THE LEGAL DESCRIPnON WITHIN SAJD INSTRUMENT IS INSUFFICIENT TO DETERMINE THE EASEMENT'S EXACT LOCA llON WITHIN THE SITE. 3. THIS SIT£ IS SUBJECT TO THE TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790 AS DISCLOSED BY !NSTRUMEN T RECORDED UNDER RECORDING NUMBER RECORDING NUMBER 8403260504. 4. THIS Sir£ IS SUBJECT TO THE COVENANTS, COND/TlONS, RESTRICTIONS, EASEMENTS, NOTES, OED/GA noNs AND SETBACKS, IF ANY. SET FORlH IN OR DELINEATED ON THE BOVNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 20020823900003. REFERENCES: 1. CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-045-LLA, RECORDED UNDER KING COUNTY RECORDING NUMBER 20020823900003. 2. THE PLAT OF TALBOT RIDGE RECORDED IN VOLUME 194 OF PLATS, PAGES 15-17. UNDER KING COUNTY RECORDING NUMBER 20000404001056. 3. THE PLAT OF (HE RESERVE AT STONEHA VEN RECORDED IN VOLUME 233 OF PLATS, PAGES 43-47, UNDER KING COUl{TY RECORDING NUMBER 20060321000567. VERTICAL DA TUM: NA VO 88 PER CITY OF RENTON VERTICAL CONTROL BENCHMARK: 1. CITY OF RENTON CONTROL POINT NUMBER 1872: FOUND CONCRETE MONUMENT WITN BRASS PIN, DOWN 1.1' IN MONUMENT CASE. INTERSECT/ON OF 5. 192ND STREET AND 99TH PLACE 5. ELEVATION = 319.47 FEET. 2. CITY OF RENTON CONTROL POINT NUMBER 1227: FOUND CONCRETE MONUMENT WITH BRASS PLUG, DOWN 1.0 IN MONUMENT CASE ELEVATION = 54.78 FEET. HORIZONTAL DATUM: NAO 1983/91 PER CITY OF RENTON MONUMENTS. BASIS OF BEARINGS: N20'09'D4"W BETWEEN THE MONUMENTS FOUND IN PLACE AT CITY OF RENTON HORIZONTAL CONTROL POINTS 1872 AND 1227. NO TE FOR GER TIFICA T/ON OF SURVEY INFORMATION CITY OF RENTC)N 0 THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON IS BASED UPON A FIELD SURVEY BY D.R. STRONG CONSUL TING ENGINEERS. NORTH GRAPHIC SCALE 25 50 100 1 INCH = 50 FT. v~ 1 l' · tV DATE: VUE CREST ESTA TES Plannin[J Division 05.20.13 PRELIMINARY PLAT TOPOGRAPHY MAP . MAY 2 1 ion DRAWING NO: FIELOBOOK: PAGE: 10604 NE 381h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 CHECKED: 1---J-------------------l---+---t---l MN AT FULL SCALE If ND1 ONE INCH SCALE ACCORDINGLY Planning/Building/Public Works Dept. C2 1----------1 BY DATE NO. REVISIO~I APPR APPROVEO: MAJ SHE£T: OF: 2 7 DRS PROJECT NO. 12102 LUA--- w (f) 2 <( w z I- f-<( u w I----, 0 (f) 0:: Q_ w I- (f) w Cl:'.'. u w :::) > I ' d ' • ! :') ' I I ' i I • • '/ . ' ! I I i ' ,·Jj ! ; : : ~J; ' ' i J i • ! i ! ! ! ' i i ' ! ! ! • •• f I i • i ' I i TRACT "F" . '~! ~· -------· .1 i.t' r SWALE (TYP) ' . ! •. . / / Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) ! ' ! / / I ' ! ! i • • ! • 1 ; .. l 1 i ! • • • • i • • ' • • i ' i I i I ! •• . ' • • I . I ' ' i i i i . ' i ' . • ! • • ' • ' • i ' i ' I • • ! ! I I I ' ! ' I \ • • ! I ' . i • • • ! i I • ' • ! i i • • • • ' i I ! • ' ' ' .. ' ' . I : I ,1 I i i • • • . ' ' i I I I I ; I ' I ' .L.l...J :---1 .. ' . ' \ \ '. \ ' ., ', \ \ \ • ! '· 1 \ / l ',\ ' ! :' ' , I ! i j ! .' I • ; f I : ,, . .( / i // i I \ • ! I I ' I • i . ' i ! I I ! i I I • ! • ! I • . I . I ' ! i ' i • I • ' i I • ! i ! i i • i I • • ! i ' i I • i ' i i i ! ' • i I I ! ! , i i i ' J ' / ' i ! i'; / / I , / !· ' . i ' \ 'i i . ; \ \ \ . l i ; i I j /// //!,'I i ' i ' ! I j ( i i i I, • ! ·11 I D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 1 NO. W.M .. SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, VUECREST ESTA TES n"c r1t r,fii'i r1 :,n ''t; 'cc:LN l ;;_,;_~;[ LOT, ROAD AND DRAINAGE REV REVISION I i ,,-J :,:~:·,;, TRI(). CT ''fJ 1' .\ •• -\ i /Yi_?"-!~ 1 ;: :r ··-.: \, ".,:L\K'.:.:J>< ,'\t}J l TRACT 11C" • ' BY DATE APPR .. \ 0 '.1! F·J!': r: Vii 1 Pt 'f /, TRACT. "D" S\,ALE: DESIGNED; MAJ DRAWN: YLP CHECKED: MAJ APPROVED: MAJ :\ i :.JN'.:'.H ,\ V'.·' '. ·U-·1!, ';';-',· p Ii·, VrfU\"I ... '· I J dJ ('LAGS I,: \\'[-? \ ·:;;::,_ AS NOTED ONE INCH AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY VERTICAL: NA\ID 1988 HORIZONTAL: NAD 1983/1991 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 AT NIGHT AS NEEDED . 4. THE CONTRACTOR SHALL GIVE 48 HOURS NOTICE TO THE OWNERS OF PRIVATE 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 AT ALL TIMES OF THE LOCATION OF CONSTRUCTION OPERATIONS AND FIRE LANES. 6, THE CONTRACTOR SHALL NOTIFY THE AUTHORITIES IN CHARGE OF ANY MUNICIPAL, PR/VA TE, OR SCHOOL TRANSPORTATION SYSTEMS AT LEAST ONE WEEK IN ADVANCE OF ROAD CLOSURES THAT WILL FORCE A CHANGE IN THE REGULAR ROUTING OF THE TRANSPORTATION SYSTEM. 7. THE CONTRACTOH SHALL CONDUCT HIS WORK SO AS TO INTERFERE AS LITTLE AS POSSIBLE WITH PUBLIC TRAVEL AND SHALL, AT HIS 01!1'1 EXPENSE, PROVIDE AND MAINTAIN SUITABLE BRIDGES, DETOURS, OR OTHER TEMPORARY FACILITIES FOR THE ACCOMMOOA TION OF PUBLIC OR PR/VA TE TRAVEL, 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 AT ANY TIME EXCEPT WHEN SUITABLE DETOURS OR OTHER ARRANGEMENTS AREA AGREED TO. 9. WORK SHALL NOT BE STARTED ON ANY PUBLIC OR PR/VA TE RIGHT-OF-WAY UNTIi. 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 EXCAVATION OF FILL MATERIAL SHALL BE STOCKPILED IN THE RIGHT-OF-WAY. 11. STREET SWEEPERS SHALL BE EMPLOYED DAILY DURING EXCAVATION TO REMOVE DIRT FROM THE RIGHT-OF-WAY. 12. HOURS OF WORK: 7 A.M. TO J P.M. WEEKDAYS . RECEIVED JUL 16 2014 CffY or-r1.ENTON PlANNlNG DIVI-SION 0 NORTH GRAPHIC SCALE 20 40 80 1 INCH ~ 40 FT. DATE: CITY OF RENTON VUECREST ESTATES PRELIMINARY PLAT PRELIMINARY TRAFFIC CONTROL PLAN 05.20.13 FIELDBOOI<: PAGE: DRAWING NO: Planning/Building/Public Works Dept. T1 SHEET: 1 OF: 1 DRS PROJECT NO. 12102 LUA---- w ::, q z f-u w -, 0 er [L N ~ (.() 0 0 0 I r-r) 'I'"""" <( ::) _J (J) w I- <( 1- (J) w 1- (J) w O::'. u w ::) > u 1:} f ;r ,, > \·; 11; Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) II ' I Ff'1'JLt ,i· ;;r:iLr·· '<i. ;;i r1vc FVC ;,,;c;''·.\.;-.·11 I J / I I I \ I li I\ /1 TRAC;T "F" SENSITIVE AREA 142,070 S.F. · j fU\Cf< ·11 ,,:; ff' .,\, r, }:: \ PVC I I \ ! \ '; ! I I I ,, \ ! \ I ' I I \ I I I SE 1 /4 SECTION 31, TOWNSHIP 23 N, RANGE 5 .: · · ·i'VUECREST ESTATES ::,[ W.M .. E, I I i I [ I I I \ I ; I I I I I I I I I l 1 I ' I , I I I' / , I I i i j iL I , .re ' '<bl ! ' ' / I l ' ' l ] I I I I I ' I I ! I I I I I l I I I ' I I I I ' ' ' l l I I I ! l I I I I I I I ' l \. II I f \ I 1 I I I l I ! i I I , I I 1 I I I I I I I ! I I I ! i I I I I i I I I I I . I I \ \ • I I ' I I I I I 1 I I I ' I I i 1 I I I I I I I I I I I I I 1 l I ( I I I I I I I I I I I I I I I I -I-!-• I I I I I I I I I I _/ j i r I ! _1 ; I l , / i i i I ' I I J : I I i ; i I I \ \ I I I I I \ ' ' \\ I I I I I I ! \ I I ' l I ' I I I I l ' I J I ) \ i I \ 1 I : -; '1 . ' : ,' \ 1 I '.I I ; l ; I \ ' . I ! I l I l l I I I I I ! I I I I l I I I I I l i : l 1 I I I I I I j \ ' '·J .f:: = -, -'; ~·i\ _ '/ ~ ' ' 9 · .. -......:...-~ I I \ 3 6,265 S.F. \ I iJj _ __;__J L + -.,---y .:..:.~ t--111-t--i---~-_;1~· --+4-+-:~--,---...;---l ,,\ ,~-~- I I I I I ; I '" m 0 I I I I 4: 5,205 S.r~ ,- 7, 1 6,436 S.F. -1-1 I I• I '1 :j f _,,,.il)Rlt,JC\ r :,'Hi\-''.' I I r:1"' I'' -_ _'J I I C8 1 • .-; L ,-;<·;i;-r I T-----B\.1 ------1- I , 2: .; \ ', :17' \4:~85 sf. , 18 /i 4!§07 S.F. ' '' l • 1 \ •. I ,--:----- 1 I I I ,-:- 1. 1 I I I 14 I 4,500' S, r: i )L.J ' I /\ ···;: 13' 4,500 rc;----45 R TEMPORAR Y,11\ 1 -l I I, I I c'i.if.fD(-SAC 11>\11 I UpEMENT 12 [, 5,237 S.F. (1 ' I 1 I I I I 1{'1 9 / "· c'8, 134 S.F. I ' I I I I 1 '/1 / / /, \. \ \ ,---·-, -· I I I 111 \ I r~~--~=1 I 20 ji 5,622 S.F. // I \ ; I _;J ·1 CATEGORY II I WETLAND :)ilH f I lfC Ct\f"' :vE!{J GILMAN ·,:t1/? ·:::-;;~: I 1:;,1 I.<\, Fi'!1'.} -'.i ,,. 11 ;r :::,.;icp, L:NL T; ::: ;;::::[T'.V[ ·r ;:::7".,'HEHAVFN 1/<)'.", 2:)~t U(/::;. nr c No '::'CiiJ1:;r,<_;._'., 1 :"J(Jt.Y.::o ,1 'i',' i I ! ,\·:;T::· l,{f' 1dJ ,:i_. ]5"!42) !i'ir ··~ ;i 'J!J t'l J "' ) 1111.a' WRJ\ l \!11· i\ _,1 ;-._i-; I· i\Ci':-:1 \hl:(,\'\4 WRA'SD I ' I .' / AREA NOT TO BE DISTURBED / I I I I J I I I / I I \ 1,. 1 I : 'I I I f I \\ . . I, ···-· <" I • I I ! /!'I / / t ) ,' _ , ' ,' I : i ,1 j{J/;,'1,1,1;/;:1· \ // . / ' '( ;' i ' ! ' ! I j f ; f i ! _I _i I I, i / i ) i I j ! / J ,[ / I I ,' \/ I ! I ' . ; ,' \ _! I f I i , 1 . I ',I /'\/1/:,i l _I i . ' I I D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 381h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 NO. I' fl(J~:'(JD 1('.,t 606.90 I LOT, ROAD AND DRAINAGE REV WJ REVISION BY . I I TRACT "C 1~ TREE RETENTION 18,513 S.f. ('' SURVEYED: SJS 7.15.14 WJ DESIGNED: WJ DRAWN: YlP CHECKED: WJ DATE AP Pr, APPROVED: WJ " ~ \ ! SCALE: MS NOTED 1------~~-~~--~-1 AT FULL SCALE IF NOT ONE INCH SCALE ACCOROiNGLY VERTICAL: NAVO 1988 HORIZUNrAL: NAO l98J/1991 / / CITY OF RENTON Planning/Building/Public Works Dept. PRELIMINARY SITE VOLUME CALCULATIONS CUT VOLUME (CU. YDS.) FILL VOLUME (CU. YDS.) NET VOLUME (CU. YDS.) 3,396 10,035 6,639 FILL (EXCLUDES VAULT) *THESE VOLUME CALCULATIONS ARE APPROXIMATE. CONTRACTOR SHOULD USE THEIR OWN CALCULATIONS FOR CONSTRUCT/ON PURPOSES. GENERAL NOTES SITE AREA: 405,395 S.F. = 9.31 ACRES 173,253 S.F. = 3.98 ACRES AREA OF WORK: 1. ALL SURPLUS SOILS SHALL BE EXPORTED TO AN APPROVED OROP OFF SITE. 2. FILL NEEDED IN EXCESS OF ONSITE SOIL SHALL BE IMPORTED FROM AN APPROVED SOURCE AND SHALL BE APPROVED BY THE GEOTECHNICAL ENGINEER. NORTH GRAPHIC SCALE 0 20 40 80 ·1 INCH = 40 FT. DATE: VUECREST ESTATES PRELIMINARY PLAT coNcEPTUAL ROAD AND GRAD~c:lfNJED 05.20.13 FIELDBOOK: PAGE: DRAWING NO: C4 JUL 16 2014 SHEET; 4 OF: 7 DRS PROJECT NO. 12102 -~-----------~-~- w 2 <l'. z I--- 0 w -, 0 0:: o_ N ,;;/" (() 0 0 0 I tr:> (f) w I- <( I- (f) w I- (f) w ~ u w :) > Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) --400 I ------380 I I i I I 360 ! ff. "' I ~ -1--------~ i ;i -Vj I ~ I + ": I ::: i:l -. .., I ~ cl j -+--g I I ! l , ,,,,mrnoo-, '"'"'t ''''""""'''" ____ ""'"[ ,•---'<--m I __ J _____ _ 7rij_='M~• =ELE~V~----+-------,-----i-----+-------1 350 00 ~ d ~ c:," -., "'" -"' c:, " -"' SE 1 /4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. VUECREST ESTA TES ---' -i------------ 12.oo!f ! r- ' - ---------·. --·· ----1 -----· - ' - "1" -"' "'" _c, "' !'l "1" -., -" ~~ c:, " _ ... "'!O I I --, -" r---:~ "' " _c, "'" i V '* ~ ,_: ~ Pvt STA = 15+89.68 Pvt ELEV = 379.26 A.O. = 8.00 I K = 27.50 220.000' vc ---·t-·· I ~I- I ~~ _c, --"'oi <o <Ql "' ~-"~' ___ ··· ------~·----~----~----~----~~----~-----~-- ~ oi f:2 C ~~ K~ ~~ "'~ "'~ IY) ~ I'<; ti "-" "-~ ~~ "-~ ~~ ~~ ~~ :Ji "'.., "'.., ,, ,., "' ,., "' ,., 10-,--40 14' LANE -.02 FT-/FT- ,.---, 8" WA)_,; 4" COMPACTED DEPTH - CLASS B ASPHALT CONCRETE: a• CRUSHED ROCK: (/JI," MINUS\CRUSHED SURFACING BASE COURSE) 11+20 12+00 55' R.O. W. 28' PAVEMENT WIDTH 14' LANE SMITHERS A VE. S/SE 186TH PL. SECTION~ NTS~ 12+80 1iJ+60 LOT, ROAD AND DRAINAGE REV 14+40 -.02 FT-/FT 8" CRUSHED ROCK: (If!,'' MINUS\ CRUSHED SURFACING BASE COURSE) 15+20 26' ROW 20' PAVED 16+00 CATCH BASIN & STORM SEWERS (TYP.) -.02 FT/FT. 4 COMPACTED DEPTH CLASS B ASPHALT CONCRETE ACCES TO LOTS 17-20 ~8 NTS '\V SUR\/EYED: SJS 7.15.14 MN SCALE: VERTICAL: NAVO 1988 HORIZONTAL; NAO 1983/1991 D.R. STRONG CONSUL TING ENGINEERS 1----+-------------------,-+---+---+---I DESIGNED: MN NS NOTED ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h PL, #232 KIRK/AND, WA 98033 0 425.827.3063 F 425.827.2423 DRAWN: YLP CHECKED: 1----1-----------------"-l---+---+----t MAJ BY DATE APPR NO. REVISION Af'PROVEO· MN ONE INCH I FULi_ SCALE • IF NOT ONE INCH SCALE ACCORDINGLY / "' "' ·: ~ -0, "' . ~~ :Ji~ "' 16+80 I I --1~ E;lc-,J ~~ _, ___ CITY OF RENTON t- i I "' "' <:',.j ('.j o, 0) "'"' 17+60 iJ60 12' ALLEY - .---· __ --::--.<o-_ -.-~ CATCH BASIN & STORM SEWERS (TYP.) -.02 FT/FT .02 FT-/FT. 8" CRUSHED ROCK: (Ph" MINUS\CRUSHED SURFACING BASE COURSE) 4 DEPTH CLASS B ASPHALT CONCRETE ALLEY ~c NTS '\::I' VUECREST ESTATES PRELIMINARY PLAT 0 0 GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. HORIZONTAL 5 10 20 1 INCH= 10 FT. VERTICAL DATE! 05.20.13 FIELDBOOK: ROAD PROFILE AND CROSS SECTIO~'t~~4SJE0 DRAWING NO• PAGE: Planning/Building/Public; Works Dept. JUL 16 20\4 C7 SHEEr: OF: 7 DRS PROJECT NO. 12102 • • ______:_'._i:____,__i -.-' ,' "' ,~. • ' - N "q"' <.D 0 0 0 I n ...- <( ::::) _J w lf) 2 <( w z r-f---<( u w r----0 0 lf) [t' [L w r- lf) w a:::: 0 w ::::) > TRACT "F" SENSITIVE AREA ;;uuH ,;:1 n I : l</:1::.: ;\, ,;_,;, iE·-),11 19 F I[,::;; •l : i' ,I ''/A\.[:(1 i I I i \ I i / I i / Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (ID,MT,ND,OR,WA) I ' t 1 I ' i I I I I i ! : • I ' I j ' ' / i / I I ' I f;-1 ,,i I I I 1 1 I I I I I I I ; i I ! I I I I I I I I I \ I ' j I I I \ i \ \ I I I I I \ I I I I I I I I j I I I ' ! I I l I I I I I I \ I I I I I I I I I I I I I I I I I I I l I I I I I I ' \ \ \ I I ' ' \ ' \ \ \ \ I I I I I I I I I / I I \ I ' I I l ' I I I I l ! ! I I ' I ! _' I : i f i I I I I I I I I I I I I I I ' I I ! \ I I I I I ' ' I I ' l I I \ \ \ I I I I I I ' ' I I I\ I ' ' i f I I I I I I I I ' j I I/ 1 i I f ' J I f\, / ! · / ; i ,} f / ,· _, / / / / I I ,' I ii ' _1 ' { ' ' . ' f / "/_l,1/it/ I I j I \ ; I \ ·.1 .. ,········,·.',· .. ' •. ·. ,:· _·; ~-:, :.: I ,,::>'N I / I V I r,r \ ,I D.R. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 10604 NE 38/h PL, #232 KIRKLAND, WA 98033 0 425.827.3063 F 425.827.2423 NO. SE 1/4 SECTION 31, TOWNSHIP 23 N, RANGE 5 E, W.M .. VUECREST ESTA TES r""v18 AN 1 ) I I \ .. \ \ :11,TRACT ''81' I 111 I SENS/ Tl VE ·AREA' ;, ; f . ;; !' ' \ \ ,_/- I I TRACT!:C 1'. TREE RETENTION, LOT, ROAD AND DRAINAGE REV REVISION [ ®·. I I ' BY 20 i,\L:,\U GIIJ-JJ,q }[]?75 36811 32 ·~ ..... "'-- / / ·• I I CONSTRUCllON z CLEARING LIMIT (TYP.) ·;· ">·' --- SURVEYED; SJS 7.15.14 MAJ DESIGNED, MAJ ORAWN: YLP CHECKED: MAJ DATE APPR APPROVED: MAJ i\ i ,\'., '.) . Vt·V\ JC\ / / / SCALE; ~ NOTED ONE INCH AT F\JLL SCALE IF NOT ONE INCH SCALE ACCORDINGLY \ VERTICAL: NAVO 1988 HORIZONTAL: NAO 1983/1991 CITY OF RFNTON Planning/Building/Public Works Dept. TREE RETENTION CALCULATIONS TOTAL TREES ON SITE: DISEASED TREES: TREES IN RIGHT-OF -WA Y: TREES IN PR/VA TE ACCESS EASEMENTS/TRACTS.· TREES IN CRITICAL AREAS AND BUFFERS: NET TREES: TREES TO BE RETAINED, REQUIRED: TREES TO BE RETAINED, PROPOSED: REQUIRED MINIMUM REPLACEMENT INCHES: 401 0 57 13 122 209 (209 X O.J) = 62. 7 54 104.4 REPLACEMENT TREES W7LL CONSIST OF MINIMUM 2" CALIPER TREES. TESC LEGEND 0 CONSTRUCTION LIMITS & HIGH VISIBILITY PLASTIC CONSTRUCllON FENCE TREES TO BE REMOVED TREES TO BE SAVED (54) NORTH VUECREST ESTATES PRELIMINARY PLAT 0 GRAPHIC SCALE 20 40 80 1 INCH = 40 FT. DATE: 05.20.13 FIELDEIOOK: PAGE· TREE CUTTING AND LAND CLEARl~~f1~~~1VED DRAWING NO: C3 JUL 16 2014 SHEET: OF: 3 7 DRS PROJECT NO. 12102 TRACT "F" SENSITIVE AREA Rf PLACfMrNf fKrr -NOR1n 5C/tr 10' WIDfH LAND5CAPr BUFFrR. fO Br IN5fALLrt7 A-r 11Mr Of HO/v\r CON5fRUCflON. ADJU5fLAND5CAf1NCi f0 DRIVrWAY5 ( DRIVE:WAY5 NOf :SHOWN) , I J . , I 20' REAR YAF/0 SETBACK (:'YP) I I I I ) ?O' STE;P SLOPE BUFFER j /NO DISTURBANCE AREA) --trl~;;rt,-,it"-----~,..i....tt~,_;J::..,.,..,J,.--,l:..._ _:~~-=- '---· (4)12" L 1· I I ' I I . I I r ·· ......... . . ' I ' \ @, 0 ~\ ' I '\ II \ I I 3 ll -. ... ·-· I 5' I? 4 st_ 1 11". --1 """ 5 ' C LAND5CAflNCi ro Br IN5fALLrD A5 PfRf Of PLAr IMPROVrMrN-r5 10' WIDfH LANt75CAfr BUffrR. fO Br IN5fALLrD Ar flMr Of HO/v\r CON5fRUCfl0~1. ADJU5f LAND5CAflNCi ro DRIVrWAY5 ( DRIVrWAY5 NOf 5HOWN) 17 i I I 18 15 ....... J ····· 713'-;ttt/ Y 14 .J .. I I . . ···· 1 ··' \ V: / I \ \ \ ~- , ~ ~ 16"C .-~ "C '<'o1c '. \ ft.z_~ \ O~ 1"#·c 11 ~"c \ I I ~ i I 20 __,~ --, •P'~ .-,-'" ,_., ____ _ "E 10 14" 20"0 " }.@_ ft.z_ . ~--'i~·· --~ ----- 10' WiDfH LAND5CAfr BUffrR. fO Br IN5fALLrD Af flMr Of HOMf C01\J5fRUCflON. ADJU5f LAND5CAflNCi fO l?RIVrWAY5 ( l?RIVrWAY5 NOf 5HQ\NN) lo" -- S: " w :r: w w f': FINISH GRADE\ "' STAPLE TREE ZREINFORCED RUBBER HOSE OR VINYL W/16 GA. WIRE TIES OR APPROVED EQUAL DETAIL ,,,,-----PRUNE DISEASED AND BROKEN BRANCHES ,..--------HOSE AND WIRE TIES, SEE DETAIL ABOVE ,---.__..,.,.. 2x ROOTBALL WIDTH ,..------SPECIFIED TREE STAKE(S) ~--REMOVE BINDING MATERIAL AND TOP 1/3 OF BURLAP ·,----WATERING BASIN FIRM NATIVE SOIL MOUND CONIFERUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE /STAPL~TI ~~;tr:.k~-~""'" aooe OR VINYL W/16 GA. WIRE TIES OR APPROVED EQUAL ,_: ;c w+ w I" "' SPECIFIED TREE STAKE(S)--~, INSTALL "TREE BOOT" OR '\ "ARBORGARD" IN LAWN AREAS. PLANT TREE 1 "-2" HIGHER THAN IN NURSERY WATERiNG BASIN--~ ROOT DEFLECTOR FOR TREES--~) ADJACENT TO SIDEWALKS •,•::,,,; SPECIFIED PLANTING SOIL--> UNDISTURBED GROUND = ,~---HOSE & WIRE TIES, SEE DETAIL ABOVE REMOVE BINDING TWINE & TOP 1/3 OF BURLAP. 2" SillLED DEPTH WITH SPECIFIED MULCH FERTILIZER TABLETS (4-21 GRAM-20-10-5) ---ROOT DEFLECTOR FOR TREES ADJACENT TO SIDEWALKS SCARIFY PLANTING PIT SIDES ANO BOTIOM 6" OEEP, FIRM, NATIVE SOIL MOUND 12" MIN, FOR WOOD STAKES & 18" FOR REBAR 2x ROOTBALL WIDTH ~IN HEAVY SOILS, AUGER 8"x6' DEEP D HOLE (OR THROUGH HARDPAN) FILL WITH CRUSHED ROCK. VERIFY GOOD DRAINAGE PRIOR TO PLANTING. NOTE, 00 NOT PIERCE TREE ROOTBALL WITH TREE STAKES DECIDUOUS TREE PLANTING & STAKING DETAIL NOT TO SCALE LAND5CAfiNCi fO Br IN5fALLrl7 A5 PfRf Of Pl,Af IMPROVrMrNf5 NORmEB 0 r~ECFlVED JUL 16 2014 CHY OF 111,~.JTON 30 60 5rr ABOVr FOR ADD1fl0NAL 5CALrl? l?RAWINCi5 111 ""50 1 -0 11 22 11 154 11 5Hrrf s1zr 120 CT JEFF M. VARLEY CERTIFICATE No. 774 u \ \ JOB NUMBER: DRAWING NAME: DESIGNER: DRAFflNG BY: DATE: . SCALE: JURISDICTION: L- JMV JMV 04-21-13 AS SHOWN RENTON sH~~r I of 2 I . \ d H 4" -6" DrPfH ARl30Rl5f WOOl7 CHIP MUlCH Af BA5r Of fRrr5 IN fRJ\Cf A ii .~· .. · ) ." I } f I \\. '" \\ il • SCAL-f L ' I I' ' ' ' ;/ / i . I I / I .. --. I lANt75C.APr Nore 5 ----·,· I • ; ' ' ' ' 1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. / : I / / j / I / i I , ! I f i 1 : i t ,' ' I ! ' / 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. LOCATION SEl,VICE PHONE 1-800-424-5555 3. CONTRACTOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL FOR 1 YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITIES OF GROUND COVERS AND PLANT MATERIALS UTILIZING ON-CENTER SPACING FOR PLANTS AS STATED ON THE LANDSCAPE PLAN AND MINIMUM PLANTING DISTANCES AS SPECIFIED BELOW IN THESE NOTES. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. 6. SUBGRADE IS TO BE WITHIN 1 /1 O" OF ONE FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS LARGER THAN 2" DIAMETER. 7. 4" DEPTH NEW TOPSOIL IN NEW BEDS SHOWN. ROTOTILL INTO TOP 6" OF SOIL. 8. ALL BEDS TO RECEIVE A MINIMUM OF 2"1 FINE FIR BARK. 9. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURER'S SPECIFICATIONS. 10. ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR NURSERY STOCK, LATEST EDITION. ANY REPLACEMENTS MADE AT ONCE. A. GENERAL: ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL GROWTH HABIT. THEY SHALL BE FULL, WELL BRANCHED, WELL PROPORTIONED, AND HAVE A VIGOROUS, WELL DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. B. TREES, SHRUBS, AND GROUND COVER: QUANTITIES, SPECIES, AND VAl~IETIES, SIZES AND CONDITIONS AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS, WELL FOLIATED WHEN IN LEAF. FREE OF DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS, AND ALL WEEDS. NO SUBSTITUTIONS SHALL MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT OR OWNER. 11. NO PERMANENT IRRIGATION SYSTEM IS PROPOSED. TREES LOCATED ON THE PROPOSED LOTS WILL BE IRRIGATED BY FUTURE HOMEOWNERS. LANDSCAPE STRIP PLANT MATERIAL IS CONSIDERED 100% DROUGHT TOLERANT AND SHALL BE PROVIDED TEMPORARY IRRIGATION FOR THE FIRST TWO (2) YEARS. 12. HOME BUILDER SHALL BE RESPONSIBLE FOR INSTALLING PROPOSED LOT TR[ES UPON COMPLETION OF THE PROPOSED HOMES. STREETSCAPE PLANT MATERIAL SHALL BE INSTALLED BY DEVELOPER. '.,.' ,_.~....':._. ____ !..'._ '4" 16" 24"0 I , ' . .12",(J 14"0 40~3~_. 'F 9-F (~. • .. (nJ;.' 0 12.''.24."D. . (,, ~ 10 'D J~/ 1 ;:; ----~ ~.+-----.::~1YPICAL E:Xl51'Nu fRE:E: ·o.· .· .· ® ... /·~o:--. ~-t9 . ,% 12"0 .. / /' . 10 D "' ,, ro BE: RE:f AINE:l7 10''.(3)14''. 16"D .. · I / ota:·o ·"-,... -~ ~ - ·~ ~K;j.•:.s ,eTRA.(;;T "8" .. ·y1B"D-c../,).· ·,I-- .· I · 0ENS·!.l!I/E~0 .· lj ',, 1~ ~ ~~ ·~~ 1YPICAL Off 5111:: fRE:E: RrPLACrMrNf fRrr PLANf 5CHrDULr 130f ANICAL-NAMr COMMON NAMr OUANfl-rY 51Zr l P~rU5 caller~ana I Chanticleer' n--1---,,r:-__.:~~lf-,----,,,Z•~ P 5eudot5uqa menz ies ii f lowerinq Pear t7ouqlas fir 24 15 22 10 211 cal 2'' cal 2'' cal full ar.d Matchinq full and Matchlnq full and Matchinq full and Matchinq f-H---7"=---rhuja pl icata West.ern Red Cedar -Acer circinatum Vine Maple 2" cal rorAL-69 5rr CONCrPfUAJ,, LANt75CAPr PLAN f1115 5rf f OR RrPLACrMrNf fRrr LOCAflON5 YARD fRrr PLANf 5CHrDULr 130f ANICAL-NAMr COMMON NAMr 0-rY 51Zr RrMARK5 L fRff5 13etula jacquemmti'*' Jacquemontii Birch 10 211 cal full and Matchinq • Acer freeman\ 'Autumn Blaze'* Maple 1 211 cal full and Matchinq 5twax japonica* flowerinq Pear 12 2" cal full and Matchinq • Cercidiph~llum Japonicum' * Katsura 11 2" cal full and Matchinq 20 fOf AL-L0f5 X 2 fRrr5/ Lor MINIMUM ,,, 40 fRrr5 RrQUIRrt7 42 fRrr5 PROVlt7rt7 * Considered drouqht tolerant in Pacific Northwest once establ I shed 5fRrf f 5CAPr BUf f rR PLANf 5CHrDULr ------- Mixture of deciduous and everqreen drouqht-tolerant shrubs, Species, quantities and sizes to be det.ermined 30 ?J0'-011 f'2ECElVED JUL 1 6 2014 crry 0~ K?ENTON PLA.N/\!:Nc DIVIS!Oi\/ 60 80 22 11 {54 11 5Hf ff 51Zf ;"" z (J) 2§ :5 :z z o._ 0 "' 0 ti: ~ ~ - (J) ct: ~ [/) -N CJ ~ _J 0 "' 1--w 0 0 iS [/) a:-: c5 w ~ Cc ct: 0 "' z ! 0 "' ..,_ w - Cc ,.._: LO 0 -0 LO ,.._: 0 0 d z -N JOB NUMBER: DRAWING NAME: DESIGNER: JMV DRAFTING BY: JMV DATE: 04-21-13 SCALE: AS SHOWN JURISDICTION: RENTON L-2 5Hfff 2 of 2