Loading...
HomeMy WebLinkAboutLarge FormatMITl6AilON L.E:6E:ND ----PROPERTY LINE !:··:::< :::: .·:·: >::J t::X ISTIN6 BUFFER ENHANCEMENT TO BE . . MAINTAINED AND MONITORED HITH NEH ENHANCEMENT AREA f//////d t,,IETLAND BUFFER ENHANCEMENT r<· 7:"':'. ~'.''.">"j EXISTIN6 UNDISllJRBED HETLAND f'~",Y3'=73Y=;,=3 EXISTIN6 UNDISllJRBED BUFFER ---SPLIT RAIL FENCE 100' VE6ETATION SAMPLIN6 TRANSECT • N6PA Sl6N ~PT-II PHOTO POINT LOCATION ----./\,-- .... 15,82'1 SF 13,433 SF 32,121 SF 16,631 SF -CENTERLINE OF DITCH ! SOUTHEAST 128TH STREET (KIN6 COUNTY) NORTHEAST 4TH STREET (RENTON) TRANSECT A Cf" HIDE ROCKERY PUBLIC, AGGESS TAIL EASEMENT SEE AS-BULIT SURVEY BY GENTERPOINTE TRANSECT B TRANSEG T G ,- ' \ " ' ' , ' ' ' ) \ \ 14 13 12 11 40 9 I s / t t V) ( r I I I I I I I ll- ~~.....-\t"=r-!4r+..-1 1/ : I I. I \ I ;,; \ I -+,,f-1·-<+-I FL.ANT SCHE:DUL.E: NATIVE EVERGREEN TREES --------. ----------------· KEY PS PM TP SG IENTIFIG NAME PIGEA SITGHENS IS PSEUDOTSU6A MENZ IES!! THUJA PLIGATA GOMMON NAME SITKA SPRUCE DOU6LAS FIR HESTERN RED CEDAR NATIVE DEC.IDUOUS TREES KEY AM FL MF PT SCIENTIFIC NAME AGER MAGROPHYLLUM FRAXINUS LA TIFOLIA MALUS FUSCA POPULUS TRIGHOGARPA COMMON NAME B l6 LEAF MAPLE ORE60N ASH HESTERN CRABAPPLE BLACK GOTTONHOOD DENSITY Cf' O .C,. Cf' O.G. Cf' O.C,. DENSITY Cf' O.G . Cf' O.G. Cf' O .G. Cf' 0 1.C,. NATIVE MULTI-STEM/ SMALL DEC.1DUOU5 TREES I KEY SCIENTIFIC, NAME COMMON NAME DEN$1TY AG AGER GIRGINAllJM VINE MAPLE Cf' 0 .G . C,C, GORYLUS GORNUT A HESTERN HAZELNUT Cf' O.G. NATIVE SHRUB UNDER.STORY KEY SCIENTIFIC NAME COMMON NAME DENSITY AA AMELANGHIER ALNIFOLIA SERVIGEBERRY 6' O .G. C, GORNUS SERIGEA RED-OSIER D06HOOD 6' O.G . HD HOLODISCUS DISGOLOR OCEAN SPRAY 6' O .G . L LONIGERA INVOLUGRATA BLACK THIN-BERRY 6' O.G . M MAHONIA AQUIFOLIUM ORE60N 6RAPE 6' O.G. QC, OEMLERIA GERASIFORMIS INDIAN PLUM 6' O.G . PL PHILADELPHUS LEV'IISII MOCK ORAN6E 6' O.G . PG PHYSOGARPUS GAP! TA llJS PAGIFIG NINEBARK 6' O.G. RS RIBES SAN6UINEUM RED CURRANT 6' O .G . N ROSA NUTKANA NOOTKA ROSE 6' O.G. R ROSA PISOGARPA CLUSTERED ROSE 6' o.c. H* SALIX SCOULERIANA · SCOULER HILLOH 6' O.G. SR SAMBUGUS RAGEMOSA RED ELDERBERRY 6' O .G. s SYMPHORICARPOS ALBUS SNOHBERRY 6' o.c. V VAGGINIUM OVAllJM EVER6REEN HUCKLEBERRY 6' O.G . • THREE GUTTIN6S PER SYMBOL QTY. II 14 15 QTY. 4 5 4 4 14 13 QTY. 5 40 33 88 65 26 5 40 12 ICf Cf 33 1 31 32 () QUANTITIES TO BE PLANTED IN NORTHERN BUFFER ENHANCEMENT AREA -NON 6RADED - NECESSARY BY AOA NATIVE GROUNDC.OVER KEY SCIENTIFIC, NAME COMMON NAME DENSITY QTY. l/',/,///2] 6AUL THERIA SHALLON SALAL 3 ' 0.G. 211 ---~---- 39 /, -..._ 0 @ SIZE (MINJ 2 6AL. 2 6AL. 2 6AL. SIZE (MINJ 2 6AL. 2 6AL. 26AL. 2 6AL. SIZE (MINJ 2 6AL. 2 6AL. SIZE (MINJ I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. I 6AL. 4' GUTTIN6 I 6AL. I 6AL. I 6AL. NOTES FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY NOTES SIN6LE TRUNK, HELL BRANCHED SIN6LE TRUNK, HELL BRANCHED SIN6LE TRUNK, HELL BRANCHED SIN6LE TRUNK, HELL BRANCHED NOTES MUL Tl-STEM (3 MINJ MUL Tl-STEM (3 MINJ NOTES MUL Tl-GANE (3 MINJ MUL Tl-GANE (3 MINJ MUL Tl-GANE (3 MINJ MUL Tl-GANE (3 MINJ FULL 4 BUSHY MUL T l -GANE (3 MINJ FULL 4 BUSHY MUL Tl-GANE (3 MIN.) MUL Tl-GANE (3 MIN.) MUL Tl-GANE (3 MIN.) MUL Tl-CANE (3 MIN.) 1/2" DIA. MIN., BARK INTACT MUL Tl-GANE (3 MIN.) MUL Tl-GANE (3 MINJ FULL 4 BUSHY AFTER INVASIVE REMOVAL IF DEEMED SIZE (MIN.) NOTES I 6AL. FULL 4 BUSHY GRAPHIC. SC.ALE (IN FEET) I I I I 20 40 60 80 SCALE, 1,40 N MONITOFc.lN6 4 MAINTE:NANCE: FL.AN PARTI, BAGK6ROUND S<oope of this plan lnGludes portions Hlthln TraGt a lnGludlng the troll, fence and plant Installation as depicted on this approved plan set dated O<l-26-2014. Areas outside of the planting locations are not GOVered under this plan and are port of the previously "7proved Nef'A for the Ribero Balko Short Plot reGorded on 04-0<l-200<1. PART 2 , FINAL Ac.C,EPTANGE Upon completion of the planting, the l.andsu,pe C-ontraGtor shall provide AOA Hlth a set of Gl.,arly marked prints d"slgnatlng the aGfual loGotlons and quaitltl"'s of plantings Hlthln the mitigation areas. LandsG""' GontroGtor shall keep a complete set of prints at the Job site during GonstruGtlon for the purpose of "red-lining ' Ghanges or modlNGOtlons to the "7proved plans and shall "f'd<>te sold Information on a dolly basis. AOA shall approve planting locations. If Items are to be Gorr.,Gted, a punc.h list shall be prepared by AOA and submitted to the LandSG"7e c.ontroGtor for c.ompletlon. After punc.h list Items have been completed, AOA shall revleH the project for final aGGeptOMGe of pion implementation. After oGceptOnG" has been obtained, LardsGape c.ontroGtor shall provide as-b.Jllt draHingS to AOA ol planted material. AOA shall v isit the site upon Gompletlon of mitigation plan Implementation and provide th"' City of Renton Hlth Hrltten conflnnatlon that insEallotlon GO"f'lles Hlth this plan. If AOA Is unable to provide the City of Renton Hlth suc.h verlflGOtlon, an as-b.Jllt Hetland mitigation plan shall be pr"par"d by AOA cr,d submitted to the City for revleH and "7proval. The date the City of Rentor reG.,lves AOA Hrltten confirmation of Installation pursuant to the final approved mitigation plan, they shall Gonstltute beginning of the 5-year maintenance and monitoring period. PART 3, ONE-YEAR HARRANTEE MAINTENANCE As port of the Gonstructlon budget for the pro JeGt, the loodi>""'e GontraGtor shall maintain the mitigation Hork during GonstruGtlon and for a period of one-year after construGtlon. MalntenanGe shall be Gonducted <>GGOrdlng to seGtlon 4 belOH and pursuant to Renton 1'1!n1Glpol C.Ode to Glearly ensure that structures, Improvements and mltlgatlor perform satlsfaGtorlly for a period of 5 years. After Harrantee replaGem.,nts are c.ompleted by the LandsG"7e Contractor, the remaining 4 years of molntenOnGe shall be c.ompl,,ted as part of the long-term molntenanG" and monitoring budget. PART 4 , LON6-TERM MONITORIN6 t MAINTENANCE 5C,HEDULE The monitoring and molntenanGe program HIii be GOnduGted for a period of Five years, Hlth quarterly reports submitted to fhe City of Renton for the first year ofter construGtlon OGGeptanGe and """"'' reports submitted for Years 2-5. A lthoU<J'l the entire mitigation area HIii be revl.,..ed, permanent vegetation sampling plots HIii be established at seleGted loGOtlons to lnGorporate all of the representative p lant Gommun ltles. The some monitoring points Hill be re-visited eac.h year Hlth a record kept of all plant species fo'"1d. Vegetation HIii be reGorded on the basis of relative perGent Gover of the dominant speGles Hlthln the vegetative strata. Photo-points Hill be established from whlc.h photographs Hill be taken throughovt the monitoring period. These photogro~ Hill doGUment general appearanGe and progress In plant Gommunlty establishment In the enhanGement area. RevleH of the photos over time Hil l provide a visual representation of sUGGess of the mitigation plan. PART 5, 60AL, 06...ECTIYES AND PERFORMANCE STANDARDS FOR MONITORIN6 The primary goal of the mitigation plan IS to lnGrease the buffer fcnctlons over c:.rrent Gondltlons. To meet this goal, the fol10 .... 1ng obJeGtlves and perfON\'lanGe standards have been Incorporated Into the design of the pion, 5.1 -OBJECTIVE A lncrea5e the structural and plant speGles diversity "'lthln the mitigation area. 5.2 -PERFORMANCE STANDARD FOR 06-EC,TIVE A FolloHlng every monitoring "'vent for a period of at least five years, the mitigation area wlll Gontaln at least 8 native plant species. Follo.,lng eac.h monitoring event, there Hill be at least an 80% survival rot" of all Initially planted tr"" and stnib speGles or equivalent replaGement of a Gomblnatlon of planted and re-colonized native speGles. 5 .3 -OBJECTIVE B Limit the amount of Invasive and exotlG speG les Hlthln the mitigation area. 5.4 -PERFORMANCE STANDARD FOR OBJEC,TIVE B After Gonstructlon and follo...,lng every monitoring event for a period of at least five years, "xotlG and Invasive plant species HIii be maintained at levels belo.. 15% total Gover In all planted areas. These speG!es Include, but are not limited to, S<oot's broom, Himalayan and evergreen blaGkberry, reed Ganarygrass, morning glory, ..q?Onese knotH.,.,d, English Ivy, thistle, and Gr.,.,plng nightshade. PART 6, LON6-TERM MAINTENANCE SPECIF ICATIONS MalntenanGe HIii be GonduGted on a routine, year round basis . Additional molntenanGe needs .... 111 be Identified and addressed follo..lng a tHIGe-yearly maintenance revleH. c.ontlngency measures and r.,m,.dlol OGtlon on the site shall be Implemented on an as-needed basis at the direction of the wetland consultant or the OHner. 6.1 -YEED WNTROL Routine rembval Gl"ld control of non-native and other" Invasive plants (e.g., Sc0t1s broom, r""d Ganaygross, Himalayan and evergreen bloGkberry, ..q?Onese knotHeed, English Ivy, morning glory, thistle and creeping nightshade) shall be performed by manual means. 6.2 -IRR16ATION The o..ner shall ensure that all plcr,ts are Irrigated from ..line I through OGtober 31 . During the first year after Installation, Irrigation shoufd oGc.ur at a rate of 1/2" of Hater t..o to three times, a =ek.. During the seGond year ofter Installation, Irrigation should o=ur at a rate of 1/2' of Hater once a Heek.. HoHever, If more than 10% of p lant replacement o=urs, watering rotes should be maintained at 1/2" of Hater tHIGe a ,....,.,k.. 6.3 -MAINTENANCE OF TREES Routine molntenOnGe of planted trees shall be performed. MeoStJres lnGlude resetting plants to proper grades and "!'right positions. Toll grasses shall be "'""ded at the base of plants to prevent engulfment, -d control should be performed by; hand removal , Installation of weed barrier Gloth Hlth rrulGh rings, or selective """"d·HhaGklng. If "'""d-HhaGklng Is performed, great Gare shall be taken to prevent damage to desired nativ e speGles either planted or re-Golonlzed. 6.4 -PRIJNINS OF HOODY PLANTS Y'1oody plants shall only be pruned at the direction of th" Hetland Gonsultant or to remove pest 1nfestd.t1ons (I.e., tent Goterplllar). _ PART i, WNTINeENCY PLAN All dead plpnts .... 111 be replaced ... 1th the same speGles or an approved sl.bstltute 5f"'Gles that meets the goal of the mitigation pion. Plant material shall meet the same speGlflGatlons as orlglnolly-lnstalled material. Replanting .... 111 not OCGllr until after reason for follllt'e has been Identified (e.g .. moisture regime, poor plant stock, disease, shade/sun Gondltlons, Hlldllfe dcrnag.,, .,tc,J. Replanting shall be GOO'f'leted under the dlr.,Gtlon of the =tland Gonsultant, City of Renton, or the oHner. 6E:NE:Fc.AL. NOTE:S I. BASE INFORMATION PROVIDED BY ESM GONSUL TIN6 EN61NEERS, LLC, 33400 8TH AVE. S., SUITE 205, FEDERAL HAY, HA '18003, (253) 838-6113. 2. FOR 6RADIN6 IN HETLAND BUFFER, SEE FINAL CONSTRUCTION 6RADIN6 PLANS BY ESM. < s = " "'~ "'9 E bO p., ..... 0 s:::: ::::: ro u 0 ·-~ ,l .!::: § :.a < :> "' § u = -~ µJ ~~-,: ~ u 0 ~ '1 ,..J M M M ,..J -~ N '.!. " < rr; • ~ (]) ~ ~ ~ i M M ..... M u -~ 0 N :!, rr; " u rr; IE < 0 t 111111 ! • ~ ! . ~ .----------~:. " .,, Date 0/-21-16 ~ ~ Scale AS NOTED ; ~ l-~P~ro~J~·e:c:t?#-=4=5~40======:.....1~7 I~ Sheet # ~-.d 0 1l' I ~1 -~..:::OF:.:....:.l -1 8 ~ .......................................................................................................................................................................................... '!"-............................................................................................................................................................ @~ -----··--------------------- I SGALE (l,20 %,, .• \ \ , l : I ' . : I ' ' : f ' -------+--.--\ 20 18A. 11 D 0 D J '6 ;s 6 . \ \ \ \ \ f, I I 14 13 12 11 ' IOI 1 ID ! I \ [ \ I I ' I I • / . ARCHITEGJ(IRAL / ~ FEA-.llJRjz 'IN LANDSQAPE~- -MµL Tl~LE PLAZA=j HITH 18 -~4" ~\SONRY Wf"LLS I ' I .I) ! ' I I I It l I If; j . I ji J . /: -.. ~~L i r,.: / ' ' l" r·' LANDSCAPE: PLANTING LE:GE:ND A B D E F LAR6E EVERGREEN TREE (HILL INCLUDE TREE REPLACEMENTS AS 2" CALIPER NATIVE CONIFERS) NARROH / SMALL EYER6REEN TREE LARGE DECIDUOUS TREE NARROW DECIDUOUS TREE MUL Tl-STEM / SMALL DECIDUOUS TREE 6 LAR6E EVER6REEN SHRUB H NARROH EVER6REEN HEDGIN6 [•; ; ;;:;·;~ SMALL EVER6REEN SHRUB I LAR6E DECIDUOUS SHRUB fr:;,':,1:,~§t,;,:;;,:,,i;j SMALL DECIDUOUS SHRUB/ ORNAMENTAL GRASS IT~~~ EVERGREEN GROUNDGOVER I PERENNIAL [: • '., ,: : i '!"., :I DROU6HT TOLERANT FESGUE LAHN ~~ PERSONAL LANDSCAPE AREA MITIGATION LE:GE:ND i··:11 :·.-.1:11 1i'11/ii1·-:J EXISTI NG BUFFER ENHANCEMENT TO BE MAINT,O,.I NED AND MONITORED f:Z'.?7777'..7""?'.7;'.] BUFFER ENHANCEMENT L . · . ] EXISTIN6 WETLAND TO REMAIN UNDISllJRBED E::!::'Y .",.'./='' 'l EXISTIN6 BUFFER TO REMAIN UNDISllJRBED C, NATIVE EVER6REEN TREES J NATIVE DECIDUOUS TREES 1,250 SF 18,041 SF 32,121 SF l8,1q4 SF M NATIVE MULTI-STEM/ SMALL DECIDUOUS TREES l2%27J'.Z ///)1 NATIVE SHRUB UNDERSTORY GE:NE:RAL NOTE:S I. BASE INFORMATION PROVIDED BY ESM GONSULTIN6 ENG INEERS, LLG, 33400 8TH AVE. S., SUITE 205, FEDERAL WAY, WA q8003, (253) 838-6113. LANDSCAPE: CANDIDATE: PLANT LIST (SEE L2 FOR BUFFER ENHANCEMENT CANDIDATE PLANT LIST) LAf<,GE EVERGREEN TREE SCIENTIFIC, NAME GAlJOGEDRUS DEGURRENS I NARROJ/'I / SMALL COMMON NAME INCENSE CEDAR WESTERN RED CEDAR SPACIN6 AS SHOWN AS SHOWN SIZE (MI N) 6' HT. 6' HT. NOTES FULL 4 BUSHY FULL 4 BUSHY NATIVE X X NATIVE I b t' -e,~H-A~M_A_E_c_Y_P_A_R_1~s-o_B_11J_s_A _______ H~l~N-o_K_1 _c_Y_PRE-~s-s-------~~~~-------~~~--------~ ' u· /r J THUJA PLIGATA 'EXGELSA' EXGELSA CEDAR SPACING SIZE (MIN) NOTES AS SHOWN 6' HT. FULL 4 BUSHY AS SHOWN 6'HT. FULL 4 BUSHY //''.. TSUGA MERTENSIANA MOUNTAIN HEMLOCK ~,.;.iiMONUMEf:NT SIG ';: LARGE DECIDUOUS TREE i J fL :z 1/:R SCIENTIFIC, NAME i-,-1 i·/· .• :.••.'.· AGER MAGROPHYLLUM T'-'--1 I AGER RUBRUM ~ FI GERGIDIPHYLLUM JAPON IGUM •' ,, QUERGUS RUBRA If--, ,,, . STEWARTIA PSEUDOGAMELLIA -~~ 1~i ::ENt § . f OR fs1 ENTIAL p-- ' NARROJ/'I DECIDUOUS TfEE SCIENTIFIC, NAME POPULUS TREMULA 'EREGTA' COMMON NAME BIG-LEAF MAPLE RED MAPLE KATSURA RED OAK JAPANESE STEWARTIA COMMON NAME SWEDISH COLUMNAR ASPEN I I I I '·· MULTI-STEM/ SMALL DECIDUOUS TREE GENTLE BERMIN6 :, ,: SCIENTIF IC, NAME COMMON NAME AS SHOHN 6' HT. FULL 4 BUSHY X SPACING SIZE (MIN.) NOTES NATIVE AS SHOWN 2" GAL. SINGLE TRUNK X AS SHOHN 2" GAL. S IN6LE TRUNK AS SHOHN 2" GAL. S IN6LE TRUNK AS SHOHN 2" GAL. SINGLE TRUNK AS SHOHN 2" GAL. SIN6LE TRUNK SPACING SIZE (MIN) NOTES NATIVE 6' O.G. 1.5" GAL. SIN6LE TRUNK SPACIN6 SIZE (MIN) NOTES NATIVE E lj'O NT : I -, 3' MA".X I ' ''.·.· --r"'~--:-"-eu / ! ··,...... a ·. _.. ~cT G"...._ \ ~GT/F I ' I '" AS SHOWN 1.5" GAL. MUL Tl-TRUNK (3 M IN.) AGER GIRG INAllJM VINE MAPLE X I I . I • a AGER PALMAllJM 'BLOOD.SOOD' GERGIS GANADENSIS 'FOREST PANSY' GORNUS GOREANA L.AJRGE EVERGREEN SHRUB SCIENTIFIC, NAME MAHONIA AQUIFOLIUM MYRICA GALIFORNIGA RHODODENDRON 'UNIQUE' BLOODGOOD JAPANESE MAPLE FOREST PANSY REDBUD KOREAN D06WOOD COMMON NAME TALL ORE60N 6RAPE PACIFIC, WAX MYRTLE UNIQUE RHODODENDRON LARGE DECIDUOUS SHRUB / ORNAMENTAL GRASS SCIENTIFIC, NAME COMMON NAME AMELANGHIER ALNIFOLIA SERVIGEBERRY GORNUS ALBA 'ELE6ANTISSIMA' VARIE6ATED RED-THl6 D06HOOD HYDRAN6EA MAGROPHYLLA 'N IKKO BLUE' NIKKO BLUE HYDRAN6EA L AVANTERA THURIN6 1AGA TREE MALLOY'! PANIGUM 'HEAVY METAL' PHILADELPHUS LEHISII RIBT:S SAN6UINEUM HEAVY METAL SWITGH6RASS MOCK ORAN.SE RED-FLOWERIN6 CURRANT SMALL DECIDUOUS SH!fUB / ORNAMENTAL GRASS SCIENTIFIC NAME COMMON NAME BERBERIS THUNBERGII 'ROYAL BUR6UNDY' JAPANESE BARBERRY ---1-· ·--· .l!il!!,,= FESllJGA 'ELIJA BLUE' ELIJA BLUE FESGUE 1. ;:\ A PANIG UM 'GHEYANNE SKY' GHEYANNE SKY SWITGHGRASS l '·,.. T ROSA 'FLOWER CARPET' FLOWER CARPET ROSE -..... '~ ........ h<-} I ROSA 6YMNOGARPA BALDHIP ROSE I l "., !: ARGHITEfllJRAL ! · ·.I , SPIRAEA JAPONIGA 'LITTLE PRINf ESS' LITTLE PRINCESS SPIREA I I t; :r·~ r~~i~ -::•_' EVERGREEN GROUNDCOVER / PERENNIAL -=:-"4=~~==j'1,,, .. "F_141,..__ I ~ALL FjLAZA :f : SCIENTIFIC NAME COMMON NAME I I HITH 18-.!24" t,,. ARGTOSTAPHYLOS WA-URSI KINNIGKINNIK -I ·: . ~~t:0 WALL ff, ASTILBE ARENDSII HYBRIDS ASTILBE ; tJi; ; "f' / {_C:.I GEANOTHUS 6LORIOSUS POINT REYES GEANOTHUS AS SHOHN 1.5" GAL. AS SHOHN 1.5" C..AL. AS SHOHN 1.5" C,,"J.. SPAGIN6 SIZE (MIN.) 3' O.C. 5 ·G A! .. 5 ' O.G . 5 GA1:. 3' O.G . 5 6Al~. SPAGIN6 SIZE (MIN) 3' O.G. 5 <SAL. 3 ' O.G. 5 <SAL. 3' O.G. 5 GAL I ! SPAGIN6 SIZE (MIN.) 1.5 ' O.G. 2 6/'!L. ' 2' 0.G. 2 &A/-. 1.5' O.G. 2 eAL 3' O.G. I 2 6A1-. 3' O .G. 2 GAL. 3' O.G. 2 G AL . 3' O.G. 2 e'r . 3' O.G. 2 GP,L. 2' O.G. 2 6/'!L . SPACING SIZE (MI N) 5' O.G. 5 <SAL. 5' O.G. 5 GAL. 5' O.G. 5 <SAL. 6' O.G. 5 <SAL. 4' O .G. 5 GAL. 5' O.G . 5 <SAL. 4' O.G. 5 <SAL. l SPAGIN6 SIZE (MIN.) 3' O.G. 2 eAL. 2' O.G. 2 <SAL. 3' O.G. 2 GAL. 3' O.G. 2 6/'L 3' O.G. 2 <SAL. 3' O.G. 2 GAL. SPAGIN6 SIZE (MIN) 18" O.G. I <SAL. 18" O.G. I <SAL. 18" O.G. I <SAL. 18" O.G. I <SAL. MUL Tl-TRUNK (3 MIN) MUL Tl-TRUNK (3 MIN) MUL Tl-TRUNK (3 MIN) NOTES FULL 4 BUSHY FULL 4 BUSHY FIJLL 4 BUSHY NOTES FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY NOTES FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FUL L 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY NOTES MUL Tl-STEM (3 MIN) MUL Tl-STEM (3 MIN.) F ULL 4 BUSHY F UL L 4 BUSHY FULL 4 BUSSHY MUL Tl-STEM (3 MIN.) MUL T l-STEM (3 MIN) NOTES FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY NOTES FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY FULL 4 BUSHY NATIVE X X NATIVE NATIVE X X X NATIVE X X X NATIVE X NATIVE rt ECEIVF X MAR O 7 2014 f-l.--..L; i 1 1 1,,, EGHINAGEA PURPUREA CONEFLOWER 1ii--,1,-,~~ef-~-~f----='--"i-i--....l..-+..,.l.-""""':-f-1----J-H,----1.ii::::,j.ij'l~. -~,:1fi:.~--t----if'~'··1:·tf--FR4-6ARIA GHILOENSIS COAST STRAHBERRY f 1 8 HE~HERA SP. GORAL BELLS 18" O.G. I <SAL. FULL 4 BUSHY Ot REN TON 1 <\ f;aj I I , , l 1, HO:'iTA HYBRIDS 1 q I E 1 '. I "-\ i " RUDBEGKIA HIRTA If / • \\ v \ 5/ .. :·:; / TELLIMA GRANDIFLORA I I . - HOSTA 6LORIOSA DAISY FRINGEGUP 18" O.G. I GAL. FULL 4 BUSHY )<'.LANNlNG DI VIS!ON 18" O.G . I <SAL . FULL 4 BUSHY 18" O.G. I <SAL. FULL 4 BUSHY 18" O.G. I GAL. FULL 4 BUSHY X "' < " " 0 "' ~ § ~} ~ biJ e. ~ 0 " u ~ ';\ .~ 0 ·2 ~ .,, < > C C u ~ '1 " cI: 0. ..., < ~-u 0 "· 'i" ~ ~. ~ '" ~ ~ ,, ~ ~ x rJJ V ...... (rj ·-u 0 rJJ rJJ < l-; V > ·-0 C ,--(rj R -...... ........ < n ~ .,. ,., ,, 'i" ,, "• n .,, ,, c:. " " 2 8 ~ 0 00 ~ < ~ " 2 " 0 3 ·c 00 ,, ~ ~ '" 0 "' STATE OF' ~1Ni5'TON RE61STERED LANDSG.AFE ARCHITECT <.51AO!E CA TI£Rlt£ OLl'\l'ER GERIF IGAlE NO. 144 EXPll<!:5 6/25/2015 &' I I I I I I Q) +> ., Q 00 .: 0 -~ 00 -~ I> Q) ~ Date Scale Project# Sheet # 03-06-14 6~ l:19Ifl2 4;i40 LI OF 3 u ::l .; ' • ·a 0 . . < ' • ' § '" ~i ' . ~~ ;i, ~ ,o ~' ~M "o .. ' ~:i "' O o u~ @~ . • ' ' . lb ' ' ' ' q I I / / 8 E. 1 ,~ ·--· -----" ,~----.... -····· .. --·--·, ---- . . ' ' ' ' ' ' ' ' ' • ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' \ ' ' ' ' . ' . ' \ '\\ ' ' ' I ' ' ,, . ' ' \' \ \\ \ \:1 \ 'l, \ \1 \ ~' ' ' \ ' . . . . • ' i 6UFFE:R RE:STORATION CANDIDATE: PLANT LIST NATIVE EVERGREEN TREES SCIENTIF IC NAME COMMON NAME DENS ITY SIZE (MIN.) NOTES PICEA SITCHENSIS SITKA SPRUCE Cf' O.C. 2 GAL. FULL 4 BUSHY PSEUDOT5UGA MENZ IESII DOUGLAS FIR Cf' o.c. 2 GAL. FULL 4 BUSHY ' THUJA PLICATA HESTERN RED CEDAR Cf' O.C. 2 GAL. FULL 4 BUSHY NATIVE DEC.IDUOUS TREES SCIENTIFIC NAME COMMON NAME DENSITY SIZE (MIN.) NOTES ACER MACROPHYLLUM BIG LEAF MAPLE Cf' o.c. 2 GAL. SINGLE TRUNK , HELL BRANCHED ' FRAXINUS LATIFOLIA ORE60N ASH Cf' o.c. 2 GAL. SINGLE TRUNK, HELL BRANCHED MALUS FUSCA HESTERN CRABAPPLE '1' O.C. 2 GAL. SINGLE TRUNK, HELL BRANCHED POPU L US TRICHOCARPA BLACK COTTONWOOD Cf' O.C. 2 GAL. SINGLE TRUNK, HELL BRANCHED NATIVE MULTI-STEM/ SMALL DEC.IDUOUS TREES SCIENTIFIC NAME COMMON NAME DENSITY SIZE (MIN) NOTES ACER CIRCINATUM VINE MAPLE Cf' o.c. 2 GAL. MUL Tl-STEM (3 MIN.) CORYLUS CORNUT A HESTERN HAZELNUT Cf' O.C. 2 GAL. MUL Tl-STEM (3 MIN.) I I '\ ; \ ' \ 5 .. · \ ! \ . °' ! \ ! ,. ' ' 'I ' I . \ • I TRjACT D A I NATIVE SHRUB UNDER.STORY SC IENTIFIC NAME COMMON NAME AMELANCHIER ALN IFOLIA SERV ICEBERRY CORNUS SERICEA RED-OSIER DOGWOOD HOLODISCUS DISCOLOR OCEAN SPRAY LONICERA INVOL UCRATA BLACK TWIN-BERRY MAHONIA AQUIFOLIUM OREGON GRAPE OEMLERIA CERASIFORMIS INDIAN PLUM PHILADELPHUS LEWISII MOCK ORANGE PHYSOCARPUS CAPITATU S PACIFIC NINEBARK RIBES SAN6UINEUM RED CURRANT ROSA NUTKANA NOOTKA ROSE ROSA PISOCARPA CLUSTERED ROSE SALIX LASIANDRA PACIFIC WILLOW SALIX SCOULERIANA SCOULER WILLOW SAMBUCUS RACEMOSA RED ELDERBERRY SYMPHORICARPOS ALBUS SNOWBERRY VACCINIUM OVATUM EVERGREEN HUCKLEBERRY ' i LANDSCAPE: PLANTING LE:GE:ND A B D E F G H LARGE EVERGREEN TREE (WILL INCLUDE TREE REPLACEMENTS AS 2 " CALIPER NATIVE CON IFERS) NARROW / SMALL EVERGREEN TREE LARGE DECIDUOUS TREE NARROW DECIDUOUS TREE MUL Tl-STEM/ SMALL DECIDUOUS TREE LARGE EVERGREEN SHRUB NARROW EVERGREEN HEDGING SMALL EVERGREEN SHRUB I LARGE DECIDUO US SHRUB r,:,C,:;:;;;C:i;O;:;C;:;:;!~;:;i:C5J SMALL DECIDUOUS SHRUB / ORNAMENTAL GRASS tr;~-;,:fc)'Zi0~ EVERGREEN GROUNDCO YER / PERENN IAL V?;":;"JTJ DROUGHT TOLERANT FESCUE LAWN i~~~~~j PERSONAL LANDSCAPE AREA ,r' -~ t .• ) \I... ~.J EXISTING TREE TO BE REMOVED H H HH HHi,HH H \ ; 22 l \ '\ j I 23 • 24 µ --- 25 32 .--.-" ,,._ .• I I \ -'- \ G. ~------- I I 3Q H /' I MITIGATION LE:GE:ND I .i. : ·. ·::r.:::::\\::J EXISTING BUFFER ENHANCEMENT TO BE MAINTAINED AND MONITORED f2>'./)/.YM BUFFER ENHANCEMENT E : .. :> ... ·I EXISTING HETLAND TO REMAIN UND ISTURBED f'.":". 1~ "~"..,",,"=~ EXISTING BUFFER TO REMAIN UNDISTURBED C NA TIYE EVERGREEN TREES J NATIVE DECIDUOUS TREES 1,250 SF 18,041 SF 32,121 SF 18,-/Cf4 SF M NATIVE MULTI-STEM/ SMALL DECIDUOUS TREES IZ;;c:L//?'.///J NATIVE SHRUB UNDERSTORY i I ! I TRACT I ' I - ·- uuu u A ·, •, J • 40 -- • 3q .. - / / ~B / / / / 3 1' / . , . ' / 36 • 35 r BUFFER SEED MIX DENSITY SIZE (M IN.) NOTES SCIENTIFIC NAME b' o.c. I GAL. MUL Tl-CANE (3 MIN.) FESTUCA RUBRA b' O.C. I GAL. MUL Tl-CANE (3 MIN.) b' O.C . I GAL. MUL Tl-CANE (3 MIN.) b' o.c. I GAL. MUL Tl-CANE (3 MIN.) b' O.C. I GAL. FULL 4 BUSHY b' o.c. I GAL. MUL Tl-CANE (3 MIN.) b' o.c. I GAL. FULL 4 BUSHY b' O.C. I GAL. MUL Tl-CANE (3 MIN) b' O.C. I GAL. MUL Tl-CANE (3 MIN .) b' o.c. I GAL. MUL Tl-CANE (3 MIN.) b ' o.c. I GAL. MUL Tl-CANE (3 MIN.) b' o.c. 4' CUTT ING 1/2" DIA. MIN ., BARK INTACT b' O.C. 4' CUTT ING 1/2" Dl,f',. MIN ., BARK INTACT b' o.c. I GAL. MUL TH:;ANE (3 MIN.) b' O.C. I GAL. MUL Tl-CANE (3 MIN) b' o.c. I GAL. FULL t BUSHY COMMON NAME RED FESCUE WL STATUS % SEED BY WT. FAG+ 50% 0 GRAPHIC. SC.ALE (IN FEET) 10 SCALE, 1,20 GE:NE:RAL NOTE:S N I. BASE INFORMATION PROVIDED BY ESM CONSUL TING ENGINEERS, LLC, 33400 8TH AYE. 5., SU ITE 205, FEQERAL WAY, WA Cf8003, (253) 838-6113. < 8 q ~ c<I u r 00 p. 0 2 "' q 0 q CJ :· < > 2 .,, q 0: ~ 0-l ,_; ~ u 0 "' 1 ,.....1 ~ ~ ~ ,.....1 "' N :!, n 8 (/) C) ... ro ..... () 0 (/) (/) <C ..... C) > ·----0 C C ro a ... ---<C -v, ,, ·-· 'f -. . , -, " ,, ~ , ·a i-=l ,0 ~ 0 oc ~ f ~ s r.: ?, u oc ~ " C q 0 ~ STATE OF- HASH1HeTON P.£615TERED ~ ~ " µ u 0 ·" -" ~ <( L.AtV5GAF'I= ARGHITECT ,-~Rote C.AlrERINE OLIVER CERIFtC.ATE NO. '"744 EXPIRES 6/.25/:2015 1 i s • 1------------.; 0 Date 03-06-14 Scale AS NOTED ~ ! L.P:::ro~J~·e~c~t!#_:::4=5~4=0~===-J~f '~ "' o1; tl ~, 8 ~ Sheet # L;2 OF 3 L.------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------.... ------------------..1 @~ MONITOfqlN6i ~ MAINTENANCE: PL.AN PART I, BAGKeROUND Tract A Is an NePE tha~ was delineated l::y Shannon <i WIison Associates and approved l::y the Glty of Renton on 0 4/04/20<71, A buffer mitigation pion was pr,,par8d by Shannon 4 W1lso~ as part of tM R.lbe;ra Balko short plat pro Jec.t rec.orded on 04/0c;;i/2oo:l. However, the performcmc.e requirements of the mitigation project were never satisfied , Maintenance was Gbandoned approximately 2 years Into the pro Ject and subsequent I~ has fallen Into dlor,opalr. Ao part of too PR,!) appliGotlon, the Appl lGOnt proposes to rehct>llltate th is naturpl feature and provide rn,J,,1 .enhf.l"lcement olonting5, A5 part of the m,1-1 b.Jffer enhr.ricement p !an, lnvaeilve and dead plants Hfh be remov&:j and wrtl b8 replaced i,.iith frseh ~tock. lne NGPE fencing 1,,,1./II be restored and moved to al lgn with the actual NePE boundc..1ry .. Monitoring, mt;intenanc.e and the appropriate. suretle5 wlTI be propo5ed as part of th~ pro Ject. Htjdrology within the Netland• may also be Improved by direGtlng roof rvnofr to dlsp,orslon trenches that will sheet flow clean rain water to the 1r1etland and Its buffer, LI Public Faclllties. As ,::t~plcted on the s lte plan, a trall wll! be proposed Hithin the easterly buffer of Tract A This trall wHI provide passive rec.reatlon In an open space. In addition, the .Appllcant proposes to comolete malntencric.e of the stormi,..iater fac.llltres that currei_ntly exist on site. It Is the .Appllc.ant~ intention that these fac.ll ltles will be 1-:rought up to operating standcrds, and deeded to the C.lty of Renton f or permanent marntenc:inc.e and oper9tron , PART 2, FINAL AGGEPTANGE Upon :completion o f the planting, the Landscape Contractor $hall provide ADA with a set of c.l.sa~ly marked prints des1gnat1ng the actual locations and quantiti:~s of plantings within the mftlgatron ar~s. Lr.ind ,c.ape Contractor shall keep a complete set of prints at the Job slte during c.onsl:ruc.tion for the pvrpose of 11red-lln!ng 11 c.hanges or modlflc.atlons to the apprtpVed plans and shr.::111 update said information on a de1ily basis. AOA '•hall appr ove planting loa,tlono. IF Items c,r,o to be GorreGted, c, punGh list shall be prepared by AOA arcl """"11tti,d to t he Land5Gap" GontraGtor for wmpl,otlon, After punGh list l~ms have been completed, AOA shall review the proj ect for final DCG8ptanc.e of plan lmple11'lentatlon . After ac.c.eptanc.e hos been obtarned, Landsc.ape Contrac.tor 5ha ll provide a5-bullt drawings to AOA of planted mciteria L MA ·shall v islt the site upon c.ompletlon of mitigation plan lmpl~=mentatlon and provide the c.rt-4 of Renton with written c.onflrmatlon that lnstallatron complies Hlth this plan. If AOA 15 unable to provide the City of Renton wlth suc.h veriflCC1tlon, an a!:>--b.illt J,,1e,tland mrt1gation p lan shall ~ prepared t;y AOA and submitted to the C.tty for review and approval lne date the City of Re:r,ton reGelves AOA wr!tten c.onflrmatlon of lnstallat!on pursuant to the final approved mitigation plan, they shall c.onst !tute be-ginning of the 5-year maintenance and monitoring period. PART 3 , ONE -YEAR r-;ARRANlEE MAINTENANGE Ao part of the wnol:rwtlon bud9"t for the projeGt, the la1dowpe wntraGtor shall maintain the mitigation work during construction and tOr a period of one-yt,Qr after construction. Maintenance shall be c.onduc.ted ac.c.ordlng to section 4 below and pur'!Suant to Renton Mun1c·1pal Gode to c.learly ensure that structures, irriprovem~ts and mitigation perform satlsfac.torlly for a period of 5 yeors. After a,.1arrantee replac.ements are completed r.:y the Landsc.ape Contractor, the remaining 4 years of maintenanc e shall bt; c.ompleted as part of the long-term maintenance anr.:I monitoring budget. PART 4 : LON<S-TERM MONITORINS 4 MAINTENANGE 5GHEDULE lne rponltorlng and mc1intenance program wlll ~ c.onduc.ted for a period of f ive years, with quarterly report• submitted to !he Glty of Renton for the First year aft"" construction acceptance and annual reports submltte-d for Ye<X"5 2-5. AlthOJJ9'1 the entire-mltlgatlon are-a wlll be revlei,,.ied, permanent vegetation sampling plots will be eslt::lbll5hed at 5elec.ted locations to lnc.orporate all of the re:prt::sentatlve-ploot comrriunltles . Tht, same monitoring points will be r.e-vlslted .5ac.h yt,ar with a rsc.ord kqJt of all plant spec.Jes found. Vegetat ion will be rec.orded on the basis of relative percent cover of the dominant spec.le-s within the vegetative strata. Photo-po rits will be e,,>tct,llshed from Nh iGh photographs Hill be tal:en lrroughoot the monitoring perlOci. Toe"" photagraphs will doccment general appeara= and progr"55 In pla,t: c.ommunlty establlehment In the enhanc.~nt area. Revle-H of the photos over time wll I provide a visual repr6$entatlon of succ.ess of the mitigation plan. PART 5 , BOAL, OBJEGTIVE5 AN!J PERFORMANGE 5TAN!JARV5 FOR MONITORINS The primcry goal of the mltlgatron plan ie to Jnc.rease the r.:vffer funclior)!) over current cond!llOl15 . To meet thrs goal, the folloJ,,1lng objectives and performance stanqard5 hove been lnGorporc,1:,od Into th"' design of th" plan , ! 4.1 -<?ruEGTIVE A lnc.r~e the struc.tural and plant epec.Jee dlv6r"'Slty within the mitigation or~. 42 -PERFORMANGE 5TANVARD FOR OB.J:GTIVE A Follori1ng ev~ mon1torlng event for a period of at least five years, the mitigation crea wil l contqln at I.east £; native plant spec.les. Fol10J,,1ing each monitorin g avant, thera wfl l be at least;· an 80% survival rate of all Jnit lal ly planted tree and s!Yub spec.Je s or equrval.ent rep11cement of a combination of planl:.ed and re-c..olonrzed native species. 4..3 -: OBJEGTIVE B Limit ;the amount of invasive and exotic. spec.Jes within the mitigation area , 4.4 ,i PERFORMANGE 5TANVARV FOR OBJEGTIVE B After" constrvc.tlon and following every monitoring event for a oerlod of at least five years, .exotic Grid Invasive plant spec.Jes will b.e malnlt::l !ned at levels 610w 20Sis total cover ln al l plan,~d areas. These species Include, bvt ere not lfmll:ed to, Sc.ot's broom, Hlmalayr.ri and evergreen b lacic:rn,rry, reed c.anaryg-ass, morning g lory, Japcmes.e knot.Heed, Engflsh Ivy, thlotl7", and ue,,plng nightshade _ PART 5 , LONS-TERM MAINTENANGE 5PEGIFIGATION5 Malnt~nance wlll b6 conduc.ted on a routine, year round ba5ls. Addltlonal maintenanc.e needs wlll be Identified and addressed following a twlc.e-~early maintenance revleH, Contingency measUres and remedial action on the site shall be. Implemented on an as-needed basis at the dlrec.tron of the wetland consultant or the own.er, 5.1 -WEED GONTROL Routine removal and c.ontrol of non-native e1nd other Invasive plants {e.g ., Sc.ot 's broom, reed .canayg--ass, HlmalO:jan C1l1d evergr.6'3n blac.k.bBrry, Japanese knotwBed, Englfe.h ivy, mom1hg glory, th lo tl" and Greeplng nightshade) shall be perform"d by maroc,I m"are. 5 .1 -IRRISATION The Ow~r st'lall ensure that al I plants are Irrigated from ..!me I through OG.~r 31. During the f .Jrst year after lnstallatlon, 1rr1ge1tlon should oc.c.ur at Cl rate. of 1/2 " of watBr two to three tl~s. a J,,1e.ek.. OVrlng the sec.ond year after rnstallatlon, Irrigation e.hoold occ.ur at a rate 'of 112• of Hater o nc.e a i,,.ieek.. However, if more than 10% of plant replac.ement occurs, watering rates should be mafntalned at 1/2" of water twica a week. 52 -0 MAIHTENANGE Of TREES Routine malnteni::znce of planted tre.3s shall be performed. Measures lnc.llJGW r.es8tt1n9 plonl:5 to proper grade• and upright positions . Tall gros5"5 shall be "'""ded at the 1:,c,.,, of pl(lnts to prevent t,ngulfment. Heed control should be p.erformed bl.Ii hand removal, lnsta!.latron of w~d ba'rler cloth with mulch rings, or setec.t!Ye i,,.ieed-wriack.ing . If we.e'1--whac.klng le performed, great c.ar.e shall be k:lken to pr~vent damag.e to desired natlv~ species either p lanted or re-c.olonlzed. I 5..3 -PRUNIN<5 OF V'iOODY PLANTS Woo4y plants shal I only be pruned at the direction of the wetland c.onsultant or to remove, pest ·Infestations (I.e., tent =terplllarJ. 1 PART t» GONTIN6EHG'( PLAN All ~ad pk::ints J,,1II J be replacad with the same spec.lee or oo approved substitute speGtes that meets Ul8 goal of the mitigation p lan . P lant materro l shall meet the same spec..l flc.atlon!.< as orlglnally-lnstalled material . Replanting wrl l not occ.ur unt11 after reason for failure has been Jdentlfled {e .g ., moisture regime, poor plant stock, disease, shade/sun c.ordltlons, wlldllfe damage, etcJ. Replanting shall be c.ompleled under the direction of the '4:etland cone.ultant, C.lty of Renton, or the owner, City of Renton TREE RETENTION WORKSHEET 1. Total n umber of trees over 6 " in diameter 1 o n project site : 1. --·-·-16 -·----t ree s 2. Deductions : Certain t rees are exc lu clecJ from t1·1e ret e ntion ca !cu 1ation Trees that are dead, disease d or (tangero us' ...... -.0 ____ uees T rees in proposed publ ic streets ... o _______ trees T rees rn proposed pri v ate access easernentsi t racts T rees i n criti cal a reas 3 and bu ffers --··-0 ---tre es 0 trees Total n u mber o f excluded trees: 2 . 0 tree s ---------- 3 . ~ .. -·••·•·--·-16 -----trees 3 Subtrnci lin e 2 from /i11e 1: 4 . Next, to det e rrnine the numb e r of tre es that rnust or, retained '', multiply line· 3 by: 0 3 in z o nes RC . ., R-1 , R-4, or R-8 0 1 in all other r eside nt ial z.ones 0 .05 in all commercia l and in dustria l zofies 4 . 0.80 (ro un d to 1) 5. List t h e number of 6 " o r large r lrees t hat y ou are propos ing 5 to retain 4 : 5. _____ 0 --·-t rees 6 . Su btrac t line 5 from line 4 f o r t rees to be replaced : 6. -· ..... __ 1 ..... _ ... trees (If hne 6 is ln-;;r; ·h,m zero . :;L·p ll ,c-ro. Nor·,;p .~c'c"m<:;11[ ·i1,::t:: w·:: 1,;q;.iired) 7. Multiply line 6 by 12 " fo r number of required replacement i nches : trees 7. ____ _11 ___ inches 8 . Pro posed s ize of trees to me e t additional planting req uirement: (Minim um 2·· call fHi :· tre es roqwrnd) 8. _____ 2 _____ inches per tree 9. Divi de line 7 by line 8 for numbe r of replacement trees ": 9. -----· 6 ___ tr ees ;: Dead , di seased or d<1ngerous trees mu$t be certi fi ed 33 such by a fo r estec re gister eU landscap e orc tii \ect , or certified arbo rist , ;,nd ;:.ppro11eo by the City . :;. Critical t -.reas , such os wetland5. stream5 , flocdpk.iin:; ;:ind prolccted sl cpes . are detinE:d m Soc,;ion 4 -J-050 of the Re nl on i'd u r'i [;ipal Code {RMC) ; The C ity n1n :1 re,~ui .ce ff;,xLfl t ,:c ti ,)n o f ll1e tn~8 1·~ten li0n pla n to ,,;m.we ·,;tw ,lion of the mJt:imt:-11 n:_:m be r or trees pe,· RW: 4-+13 0H1n 1 111::hes of stres! l1iie ~. i11ClleS <A tr~,es atl d tid \(1 cr i(icd c"! ':fhilJVf f~,r s , a nci inch% of lm~s r ctn i nc~ on rdt:l lh at srn less tlian 6" but ere grealcr th an 2'' can be u~ad l o meet th e tre e repla c:em~nt n~qu1rerne n l. ' I ' i , I ~ " < -~ " ~ ~ s ~oo g,"t 0 § .5 r; 2 .~ C: ~ :E < > ;a i:: u c:1 _ (o::! $... c.i1 .a..:~< .~ u 0 ~ "T .....:l ~ ~ M .....:l ~. N :!, ~ ~ VJ il) ..... ro ..... C.) 0 VJ VJ -< 1--< il) > ..... -0 :::: :::: ro s ..... --< ~ ~. M •n "T -· M ~. ~ N :!, 0 0 Q ~ 0 ~ 0 00 ~ <'. " o' 2 ;; 0 • u 00 ~ ~ X 0 "' 2 STATE OF ~INSTOH ~ISlERB:) l.AND5C.A.F'E .A.RC,HIJEC.T Date 03-0b-14 Scale AS NOTED ! ~ l-~P~r~o~j~e~c~t~#~·..::::4:S=40:::=:=:=:...J~~ ~ ,o .,1-:;;;~ ~o [ Sheet # L6 OF 3 J~ ............................................................................................................................................................................................................................................ ':"" ...................................................................................................................................................... ..JL. .......... .;;;;;;;;;;;;;;;;;;;;;;;;;;;;~@~ I 10 9 B · 7 6 s 4 3 2 1 --~,,_ __________ ...,. ______ .._ ____________________________________________________________________________________________________________________________________ .._ ___________________ ................................... ________ .;... ......... ~ A B IL . I i--- C D E F G j ( ' \ I ' ~:::-:::-?~~-~~-----:,:f::.,':,,, ~0 _, 1 ,;;·· _.:.;;.::;:.::----..~-,,_•• - ~ -~c;~~ ,,,_,,,..--,-~ -===-= ===--===== -, -- T.OF. ---- T.o.F.-, -~HD=R~-+-__ " • Q Q ' ' <fl _ -_llffili T.O . &IPJ'~ ~ __ ll~if " " BUILf)ING A -RIGHT SIDE ELEVATION SCALE: 1/8" = l '-0" ---·-----o - ----------D -=o ~--_-__ --- ----------- UNJT TYPE II (A -3) LOT 15 -------- ----------;_ ~-D BUILDING A -LEFT SIDE ELEVATION SCALE: 1/8" = 1 '-0" "" ___ J ---~T=.0-F~-~ .. , TOP OF &LAB 35'-e)" MAX. BUILDING HEIGHT T.OF . "' ' T.OF. ~--------" . I ------.. ~ "' ---------~ HDR Q ' "' T.O. 6U8R.. ~--- T.OP . " I ----------- ~ ' "' ' . ,!) UN IT TYPE JJ (A-3) LOT 20 <t I ' <t I ' --------.. --·----------------- -:---- LJNlT TYPE II C1\-JJ LOT J 'J u -~,,___, 1---l ~=r="4--lt=: .--) .. - UNIT TYPE 11 (A-3) LOT1 5 I I N I T TYPE II (A-3) LOT 16 <t I ' I <t I ' D lf--------iD l----t l-------iD ==~ ' -------HI .. --------·---... " ____ ,, __________ ,, ___________ .__ ···-------- UN IT T YPE II (A -3) LOT 18 ; ---,=~~=ccc··-···· UN IT TYP E II (A -3) LOT 17 B1UILDING ~ -REA.R ELEVATION 1 SCAlE: 1/8" = 1 '-0" 1 '-611 51U6 END TF<USS UN IT TYPE fl (A-3) j LOT 1/ <t I ' I ' I ' ' R LJ --R LJ UNIT TYPE .11 (A-3) LOT 18 D UN IT 'I YPE LT ( A-3) LOT 16 I --- UNJT TYPE I I (A-3) LOT 19 BUrLDING A -FRONT ELEVATION SCALE: 1/8" = 1 '-0" <t I ' U NIT TYPE lJ (A-1) LOT 15 ,. \. J ' ,_ ... ' ----. .... L. Fl -LJ c.J'.-· ------ : _) 1;/!} IJN IT TYP E II (:\-3) LOT 20 -• ' ..J T.OF . HDR -----r.op _ __ -HDR Q ' "' TOP OF SLAB 2'-,&11 S1U6 END TF<USS -- HDR HOR Q ' <fl T.OF. , ~ ., ' ' "' ,!) T.OF. Q Q ' ' <fl "' T.O. SU8Fl.. T.OF . ~ ' "' ,-- ~-- " ' - ~ ~ " ' --- M ' I u "' " w :,: l'J >- '" q w c-c- D _J (L V) z D -;- " > w _J w " l'J z -q _J => '" :L O' " (L @J w u " O' O' w ;- ' w q u ;--y Q' w Q_ -0 0 / w ;- w w I w / w w :,: D I z :, 0 ;- ;- "' => D u z " CC ;--:c :, / C. w I I u Q' (\J -' ,n 0 (') / x 1804 136th Place NE Ste. 1 Bell ev ue Washington 98005 425.644.1446 -Fax 644 .192 ! of fice @gm sarch.com Architecture +Design+ Planning Members of the American Institute of Architects @ GMS 2014 ~ ~ ' (\) I~ I ;ll I u\ I "' Q 'I' 'f < Cl :r ::::i Cl 0 2 C) lll ~ (_') 0::: <fl < (_') lll G -=> 1-- oi 0::: z 13 L,j lll z >~ ~ Ki '1 Ji C) I-q D ---J ~ :.i: {l/ <' . () E--t - u\ ~ '"' <fl :::> <0 0 lll {l/ B ("' L- u D 2 h "'lll <~~ !L D ~-- ~ E--t -~ Cl) z 0 Cl "1 I u UI -, () IY II _, I-< > w ..J w < C, z -C ..J -::> m ~ L,j -1 --1 0::: d llf XX-XX-13 Date: ____ _ Drawn:_RAGi ___ _ Job • . 1312>!:> Revisionsc.· __ _ z <( <fl )- {l/ <{ 13 1-- (j <;[ 1--z () lJ D ~- E F G t __j ,,_ ____ 1_0 __________ 9 __________ 8 __________ 1 ____ _. _____ 6 __________ s ____ ...., _____ 4 ___________ ]all!'!l ___ ....-i, ____ 2 ____ ~-----l----.... l A B C D E F G ELEVATION NOTES ([-TJ ASFl-!AL T COMF Sl-!INGLES, VERIFY COLOR w/ElUILDER [E-2 J 2x8 SARGE SOARD W/lx3 TRIM'° GABLE ENDS W/ !'>/4x KEYSLOCK ~ 2x8 FASCIA SOARD e EAVES @=TI FRIME 4 FAINT CONTINUOUS MTL. GUTIER AND DOWNSPOUTS ~ BOARD 4 BATTEN SIDIN<:, lb" 1-!ARDIE FANELS W/l "x3" BATTS SPACED "lb " o.c. VERIFY COLOR W/ BUILDER (CT) "1-!ARD IBOARD " Sl-!IN<:,LES FER ELEV. IN STA LL FER MFR SPECS. VERIFY C OL.QR w/ElU ILDER (FROIVDE 2x 'TRIM AT OUTSIDE CORNERS, TYF) ----------------- ---------------------- ,_ ======::i:============================================i UN IT TYPE IV (Il-32R) LO T I BUILDING B -E AST ELE VATION SCALE: l /8" = l '-0" @:IJ "1-!ARDIE " PANE L S W/ b" TRIM VERIFY COLOR W/ B UI LDER "1-!ARD ISOARD ' BEVELED SIDING w/ 8" EXPOSURE FER ELE V. INSTALL FER MFR SPECS. VERIFY COLOR w/ElUILDER "1-!ARDISOARD " BEVELED SIDING w/ ALTERNATING b" EXPOSURE AND 2" EXPOSURE. INSTALL FER MANUF. SFEC&. VERIFY COLOR W/ElUILDER. "1-!ARD ISOARD " BEVELED SIDING (E-12 ) DECORATIVE RAILING TRIM FER DETAIL (5-lo'\ ~ (i8fj DBL GLAZED WINDOWS FER WASI-!. STATE ENERuY STANDARDS, PROVIDE ALL "U" VALUES. (E-14 ) WINDOW WRAF b" WIDTI-! WOOD TRIM, 1-!EAD AND JAMBS 2x3 SILL, SLOPED TO DRAIN OVER b" WIDE WOOD TRIM DECK RAILING 3b" 1-!IGI-!. 4 "• SFl-!ERE, Sl-!ALL NOT FASS Tl-!ROUGI-! FER I.RC. R:312 FER DETAIL ~ w/ 4 " EXPOSURE FER ELEV. INSTALL FER MFR SFECS. VERIFY COLOR w/SU ILDER CE=JD 2xle> SAND SD. VERIFY COLOR WI 6 UI LDER. FLASI-! e TOF CONT. (E-1!'> J (E-lb J ~ @ lib F.T. bxb FOST WRAF TO 8 "* " UNIT I ENTRY Al!l.3 F .T. bxb FOST D -D· __ -------· -------D --------------------------o----- -------- ---------- ----- -------- --------- c============================================1======-i UN IT TYPE IV (B-32 R ) LOT2 BUILDING B -W E ST ELE VATION SCALE: 1/8" = l '-0" I IS l!Fl - 1 LJ -----1 -----·-- UNIT T YP E JV (B-32 R) LOT I UN IT I Y PE IV (B-32R ) L OT2 B U ILDING B -SOUTH ELEVATION SCALE: 1/8" = l '-0" (E-11 ) DECORATIVE EXTERIOR Sl-!UTTER FER MANUFACTURER (E-22 J FIREPLACE EXl-!AUST VENT TO MEET IRC REQU IREMENTS AND MANUF. (E-18) DECORATIVE bxl4 COFaeEL ATTACl-!ED TO UNDERSIDE OF CANT. AND WALL (E-23 J SPECIF ICATIONS. 2xb CORNER TRIM FER DETAIL@ (E-IS) (E-21Z>) (E-21 ) BRACKET /KNEE BRACING ) FER PET A IL (2j ~v PLANTER BOX WINDOW SILL FER DETAIL Li_~ ~j) (E-24 J AB3 TRELLIS OVER GARAGE /2 ) 2xle> BEAM W I 2x4'S e !'>" 4 e, 1/2" O .C . OVER BRACKET FER DETA IL OFEN STA IR W I F.T. 4x12 STRINGERS 4 3" CONCRETE TREADS. MAX. 1-3/4" 1-!IGI-!, 4 "• SFl-!ERE Sl-!ALL NOT FASS Tl-!ROUGI-! FER I.RC. R:3 11.1.43 ~ (BB (E-2b) WOOD PRIVACY SCREEN, MIN S 1 -011 l-HGI-I I FINISI-! GRADE FER S ITE FLAN \§} -~'-,=---__;;-----=----~::z=-~~ ~-::::::::_.--=-~-~-~----=-= ==r=== UN[T T YPE rv (B -32R ) LOT2 UN IT TY P E IV (B-3 2R) L OT I I B UILDING B -NORTH ELEVATION SCALE: 1/8" = l '-0" [E-21) 12xl8 GABLE END VENT <NON-OPERABLE) 4 " WIDTI-! WOOD TRIM, 1-!EAD AND JAMBS 4 " WIDTI-! WOOD TRIM e SILL (E-28) 18 x 42 GABLE END VENT (NON-OPERABLE ) 4 " WID TI-! WOOD TRIM, 1-!EAD AND JAMBS 4" WIDTI-! WOOD TRIM "' SIL~ (E-2SJ 18x42 GABLE END VENT (OPERABLE) 4" WIDTI-! WOOD TRIM , 1-!EAD AND J AMBS 4" WIDTI-! WOOD TRIM " SIL L .. (E-3e>) 18 x 31Z> GABL E END VEi',LT (NON-OPERABLE) 4" WIDTI-! WOOD TRIM , 1-!E A P ,ANP JAMBS 4" WIDTI-! WOOD TRIM " SILL CE:¥) FORCI-! GUARDRAILI NG 3b" 1-!IGI-! AT FORCI-! STEPS. 4 "• SFl-!ERE, Sl-!A L L '/OT FASS Tl-!ROUGI-! FER I.R.C. R:312 FER DETAIL @ Al!l.3 S IM. I CL '" 0 ru " -0 ru '-'° ~ "' "' z D -f-u w "' 1804 136 th Place NE S(e. 1 Bellevu e Washington 9800 5 425.644.1446 -Fax 644.19 21 office @gmsarc h.com Ar c h itecture + Design + Planning Memb ers of the American Ins tit u te o f Architects @ GMS 20 14 01 '-'l (\) 00 ' ~ r:i::l ~ ll) ~ ~ t- ' ll) N 0 lli ~ 'l· =s < Q Q ::r ::::i Q Q_ ~z 2 C) w :fl ,[ ct <J) r: ('.) 0 '::: < ('.) w z :::, () e,-i ::r ...... t-::r ::r:: ct z I.') C.r) li.J w z ·->-e,-i '~ :-::c N q J5 ~"' ~ C) ::r q () ::::> ;B --J ~ ::r [),' 0 !ti <'. -' () h "'w IL u Q C) Q :::, Q Q K <"'> z ~: ~ -w q li.J _J <J) ...... _J }cl ct --J w ';-(.) 11) [),' ·-, q e,-i ~ ,D -Q_ ,-~ u q t -z () u "' r.================;a z .,: "' z D -f-.,: > w _J w cu " / f- "' w 3 "' O' " CL OJ w u <l: O' O' w f- l v? " u f--z O' w CL I 0 0 / v? f-w w I v? / " w I D I z 3 0 f- f- O' ::, D u z "' I f--I 3 / "- v? I u O' - '" -I ,n a (') / X UJ z 0 -~ < > w ..J w m C, z -C ..J -::::> m XX-XX-13 Da te: ____ _ Drawn:_RAc; ___ _ Jo b , . 131Z>!'> Revisions c_· __ _ B C D E F G 10 A B C D E F G 9 ELEVATION NOTES (HJ ASPHALT COMP SHINGLE$, VERIFY COLOR w/6UILDER (E-2 ) 2xB E>ARGE E>OARD W/lx3 TRIM ., GAE>LE ENDS W/ 5>/4x KEYE>LOCK (E-3 ) 2xB FASCIA E>OARD " EAVES (E3J PRIME 4 PAINT CONTINUOUS MTL. GUTTER AND DOWNSPOUTS (E-5> ) E>OARD I 6ATTEN SIDING lb" HARDIE PANEL$ W/l"x3" 6ATTS SPACED "lb" o.c. VERIFY COLOR W/ E>U ILDER (E-b ) "HARD IE>OARD" SHINGLES PER ELEV. INSTALL PER MFR SPECS. VERIFY COLOR w/E>UILDER (PROIVDE 2x TRIM AT OUTSIDE CORNERS, TYP.J 8 7 6 5 3 lf---llu - ~-----======I --=--~~~~~--= - :_:_:_--------------------=----·-~f;;-~~--~-~-~--~-:_~_:=e_§_~-~ ~~~--__ -:-_· -~---_-_--.-_. ______ ----·---~----··:-_· :_---------- IE----~===1 1D11s~_ ==3 D D D @:I] "HARDIE" PANELS W/ b" TRIM VERIFY COLOR WI 6UILDER (E-B ) "HARDIE>OARD" E>EVELED SIDING w/ B " EXPOSURE PER ELEV. INST ALL PER MFR SPECS. VERIFY COLOR w/E>UILDER "HARDIE>OARD" E>EVELED SIDING w/ ALTERNATING b" EXPOSURE AND 2" EXPOSURE. INSTALL PER MANUF. 5PECS. VERIFY COLOR W/E>UILDER "HARD IE>OARD" E>EVELED SID ING w/ 4" EXPOSURE PER ELEV. INSTALL PER MFR SPECS. vERIFY COLOR w/E>UILDER @:D 2xl<Z> 6AND 6D. VERIFY COLOR W/ 6UILDER FLASH " TOP CONT. UN IT TYPE [V (B-3 2 R) LOT3 BUILDING C -WEST ELEVATION SCALE: 1/8" = 1'-0" (E-12 ) DECORATIVE RAILING TRIM PER DETAIL~ \§7 (E-13) DE>L GLAZED WINDOWS PER WASH. STATE ENERGY STANDARDS, PROVIDE ALL "U" VALUES. (e-14 J WINDOW WRAP b" WIDTH WOOD TRIM, HEAD AND JAME>S 2x3 SILL, SLOPED TO DRAIN OVER b" WIDE WOOD TRIM DECK RAILING 3b" HIGH. 4"• SPHERE, SHALL NOT PASS THROUGH PER I.RC. R3 12 PER DETAIL~ (E-15> ) (E-lb) \§) @ lb P.T. bxb POST WRAP TO B"• " UNIT I ENTRY AB.3 P.T. bxb POST ' -I I .D D D ------------- D [============================================ ======-] UNIT TYPE IV (B-32R) LOT4 BUILDING C -EAST ELEVATION SCALE: 1/8" = 1 '-0" ' UN IT T YPE IV (D -32 R ) I UNIT TYPE IV (B-3 2R ) I.OT 1 1 OT 4 BUILDING C -NQRTH ELEVATION SCALE: 1/8" = 1'-0" [E-11) DECORATIVE EXTERIOR SHUTTER PER MANUFACTURER ([-}8J DECORATIVE bxl4 CORE>EL ATTACHED TO UNDERSIDE OF CANT. AND WALL (E-2 1 ) E>RACKET <KNEE BRACING) PER DETAIL (2\ ~ PLANTER eox WINDOW SILL PER DETAIL Ci ~"\ ~:y OPEN STAIR W/ f'.T. 4xl2 STRINGERS 4 3" CONCRETE TREADS. MAX. 1-3/4" HIGH, 4"• SPHERE SHALL NOT PASS THROUGH PER I.RC. R311.1.4.3 @ ~ I ---------------------------------------1-- [E-22) FIREPLACE EXHAU5T VENT TO MEET IRC REQUIREMENTS AND MANUF. SPECIFICATIONS. [E-23) 2xb CORNER TRIM PER DETAIL@ AB.3 (E-24) TRELLIS OVER GARAGE !2) 2xl<Z> E>EAM W/ 2x4'5 ., 5," 4 B 1/2" O.C. OVER E>RACKET PER DETAIL (E-25>) WOOD PRIVACY SCREEN, MIN 5,'-IZ)" HIGH I (E-2€,) FINISH GRADE PER SITE PLAN 1--u u - o- (E-21) l2x1B GAE>LE END VENT !NON-OPERAE>LE) 4" WIDTH WOOD TRIM, HEAD AND JAME>& 4" WIDTH WOOD TRIM ., SILL ~ 1Bx42 GAE>LE END VENT !NON-OPERAE>LE) 4" WIDTH WOOD TRIM, HEAD AND JAME>S 4" WIDTH WOOD TRIM • SILL (E-2,1) 1Bx42 GAE>LE END VENT !OPERAE>LE) 4" WIDTH WOOD TRIM, HEAD AND JAME>& 4" WIDTH WOOD TRIM " SILL~ ( E-3<Z>] 1Bx3IZ> GAE>LE END VENT (NON,OPERAE>LE) 4" WIDTH WOOD TRIM, HEAD -,).ND JAM6S 4" WIDTH WOOD TRIM e $ILL (E-31 ) PORCH GUARDRAILING 3b" H IGH AT PORCH STEPS. 4"• SPHERE, SHALL N(:J T PASS THROUGH PER I.RC. R312 PER DETAIL@ AB.3 SIM. ---.-------------- =============r ==============-======i 'I UNIT TYPE IV (B -32R)I UNIT TYPE I V (B-32R ) LOT4 LOT 3 BUILDING C -SO,UTH ELEVATION SCALE: ~/8" = l '-0" I 2 1 -1'----------..----------.... ----------,------... ----..------------,,----..... ~----'l"----------~-------------,----------ai----------, '" ' I u O' <[ "" L C, >- '" q w ,_ ,_ D _, (L L (L q z <[ ,,., z 0 -~ <[ > w _, ,~ u I -0 0 / w S- W w I V, / V, w ,: ' 1804 136th Place NE Ste. 1 Bellevue Washington 98005 425.644.1446 -Fax 644.1921 office@gmsarch.com Architecture+ Design+ Planning Members of the Ameri can Institute of Architects @ GMS 2014 ~ '~ (\) ti) ' ~ r:i::I w Jj) ~ ::;JI : ' ill N 0 ~ ~ ~ =s < Q (i :i: :::::i (i [L ~~ 2 C) LU~ Cl::: <l) 0 ~ (.'.) (.'.) w ~ E-t 'I ~ ::l 1-- :K :::c Cl::: z I.') E-t Ji V) L,_j Wz >- ~ "1 ~ ~ <1:~ C) :i: <1: Cl ::::> ~ --..J ';;: :K (le 0 ~ -:;:£ --C) i-:.: "1 w LL u Cl C) a ::i Cl Cl K <N> z ~ <1: < -w <1: L,j _J <l) f--Lu -_J id Cl::: --..J lll ~ (_) --, <1: E-t ~ ,ry -[L I-~ ll <1: f--z C) u en z 0 -t- ,c( > w -I w 0 C, z -C -I -:::> m B C D E ~z t:=l!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!~F XX-XX-13 ~ Date: ____ _ : Dr awn:_RAG ___ _ g; Job • . 13<Z>5> D u z <[ ,: >- I ), / "-"" I u O' - (U -' ITT 0 '" -/ X Revisions-· __ _ G I 10 7 6 5 4 3 ------~---------=--------~------....,F"'---------,---------------2 I ~·"~-~--------------------------------------------------------_ ..... _______ .... ______ ......, _______ ~ A B C D E F G -- --.o··· --------o --·~ -~-] -- [--------------______________ ] UNIT TYP E V (C-3R ) I.OT 26 BUILDING G -WEST ELEVATION SC .A.LE: 1/8" = 1 '-0" ELEVATION NOTES (E-1 ) ASFHAL T COMP SHINGLES, VERIFY COLOR w/6UILDER ([Tl 2x8 6A~E 60ARD W/lx3 TRIM e GA6LE ENDS W/ 5/4x KEY6LOCK (E-"D 2x8 FASCIA 60ARD e EAVES l!E3._J PRIME 4 FAINT CONTINUOUS MTL GUTTER AND DOWNSPOUTS {IT) BOARD , 6ATTEN SIDING Ii&" 1-lARDIE PANELS W/l"x3" BATTS SPACED eli&" o.c. VERIFY COLOR WI 6UILDER @.:f] "1-lARDIBOARD" Sl-llNGLES FER ELEV. INSTALL FER MFR SPECS. VERIFY COLOR w/6UILDER <PROIVDE 2x TRIM AT OUTSIDE CORNERS, TYF.J -[J T ·-··, ·=:. @::I) "HARDIE" PANELS W/ 6" TRIM VERIFY COLOR WI 6UILDER [E-8 ) (E-1 1 "HARDl60ARD" 6EVELED S IDING w/ 8" EXPOSURE FER ELEV. INSTALL FER MFR SPECS. VERIFY COLOR w/6UILDER "l-lARDl60ARD" BEVELED SIDING w/ ALTERNATING I&" EXPOSURE AND 2" EXPOSURE. INSTALL PER MANUF. SPECS. VERIFY COLOR W/6UILDER "HARDIBOARD" BEVELED SIDING w/ 4 " EXPOSURE FER ELEV. INST ALL FER MFR SPECS. VERIFY COLOR w/6U ILDER 2xl<2> BAND BD. VERIFY COLOR W/ BUILDER FLASH " TOP CONT. c:=: _________________________ I:;:: [ ______________________________ L_I_J UN IT TYPE V (C-3R) LOI 30 BUILDING G -EAST ELEVATION SCALE: 1/8" = l '-0" --.. - DECORATIVE RAILING TRIM FER DETAIL~ ~ - D D D -o - -- /II'-, D /'-. D:_ ,Y I'-, I I / ----:-:::---1 /I I'--, · -=1-: / :• E -.. / ', L=::J E ,/ 11 ', ! ,,., c=1 ', ,,,, ', .i/ --.I---I ~ / 11 ', i -,'. -· -I -j L~ 1/ I L 11 ] .'-. I/ L I~ --'-_-___ I INI I IYPF_C_-------'f-___ I _________ -_, -------------1 -_-____________________ I __ 4'-_______________________ I ___ ~ [ ____ I _________________________ -( ,-.,R ) I UN ll 1 YPE (C-JR) UNIT T YPE V (C -3R) 'I UNIT TYPE (C -JR) LOT 29 LOT 30 UNIT TYPE V (C-JR) ' LOT 27 ' LO I 2 8 LOT 26 I I BUILDING G -SOUTH ELEV A TION SCALE: 1/8" = l'-0" i (E-11 ) DECORATIVE EXTERIOR Sl-lUTTER RER MANUFACTURER ( E-22 ) (E-23) FIREPLACE ~Xl-lAUST VENT TO MEET IRC REQUIREtfENTS AND MANUF. SPECIFICATIONS. 12xl8 GABLE END VENT (NON-OPERA6LE! 4" WIDTH WOOD TRIM, HEAD AND JAM6S 4" WIDTH WOOD TRIM e SILL (E-13) D6L GLAZED WINDOWS FER WA51-l. STATE ENE~Y STANDARDS, PROVIDE ALL "U" VALUES. (E-18) DECORATIVE i&x14 CORBEL ATTACl-lED TO UNDERS IDE OF CANT. AND WALL (E-1~) 6RACKET !KNEE eRACING> FER DETAIL Gk:) 2xi& =RNER 1 TRIM FERDETAILLJ ~ (E-28) 18x42 GA6LE END VENT !NON-OFERA6LE! 4" WIDTH WOOD TRIM, HEAD AND JAMeS 4" WIDTH WOOD TRIM e SILL [E-15) (E-11&) WINDOW WRAF I&" WIDTl-l WOOD TRIM, 1-lEAD AND JAM6S 2x3 SILL, SLOPED TO DRAIN OVER i&" WIDE WOOD TRIM DECK RAILING 31&" HIGH. 4"• SFl-lERE, SHALL NOT FASS THROUGH FER I.RC. R312 FER DETAIL @ \e) @ Ii& F.T. 6xi& POST WRAF TO 8"$ " UNIT I ENTRY A 8 _3 F.T. 6xi& POST ( E-2<2>) PLANTER eox WINDOW SILL FER DETAIL~ ~ OPEN STAIR W/ F .T. 4x12 STRINGERS 4 3" CONCRETE TREADS. MAX. 1-3/4" HIGl-l, 4"• SPHERE SHALL NOT FASS THROUGl-l FER I.RC. R311.1.4.3 (1u ~ ~- (E-24) TRELL IS OVER GARAGE (2! 2xl0 BEAM W/ 2x4'S " 5" l 8 1/2" O.C. OVER 6RACKET FER DETAIL @::25) WOOD PRIVACY SCREEN, MIN 5' -<2>" HIGH I (E-21&) FINISH GRADE FER SITE FLAN ,, -~~~ '\~~~~~ ~=-.,,_~~ ~~~~ , -/ [ - / / '· --" I IJN II TYPE V (C -JR) LOI30 - - I . -~ - - -=-L . .L UNI T TYPE (C -lR) r ,OT 29 c~.n · ' 111=1 §.==I ID . .L. I ...LljL- ' ' I UN IT TYPE (C-JR) I LOT 28 l8x42 GABLE END VENT !OPERABLE! 4" WIDTH WOOD TRIM, HEAD AND JAM6S 4" WIDTH WOOD TRIM e SILL (E-3<2>) l8x3<2> GABLE END VENT !NON-QFERA6LE! 4" WIDTH WOOD TRIM, HEAD AND JAM6S 4" WIDTH WOOD TRIM e SILL (E-31 ) FORCH GUARDRAILING 31&" 1-llGH AT FORCl-l STEPS. 4"• SFl-lERE, 51-lALL NOT FASS THROUGl-l FER I.RC. R312 FER DETAIL ~i& _ SIM . A8.3 -- -- D -- ll t::1--1'==1· ~ = I = .. ~. -'_c= ~ ~ •·~--,;~ f'\, ' / I lL-' =EJ -= = -- -----. ----- . .L _.1_ __ I UNIT TYP E V (C-3R) LO I 2 7 _________ -______________ I _____ _ UN IT TYPE V (C -JR) LOT26 BUILDING G -NO~ TH ELEVATION SCALE: r" ~ l '-0" -, ' I 0 0 / V, f-w Lu I V, / V, w ,: D ~ z :, D f-· f- l}' :::l D u z <c ,: f--I :, / "-0 I u O' '" ru -I m D "' -/ X 1804 136th Place NE Ste. 1 Bellevue Washington 98005 425.644.1446 -Fax 644.1921 office@gmsarch.com Architecture+ Des ign + P lanning Members o f the American Institute o f Architects @ GMS 2014 Cl) z 0 -I-< > w ..J w C, C, z -C ..J -::::> m XX-XX-13 Date: ____ _ RAG Drawn: ___ _ Job , . 13<2>5 Revisions_· __ _ I- ll q 1-z () ll B C D E F G A B C D E F G 1 "O l ' 9 r--,::_,71 ec_',,J 22''><30" ;.\TTI G ACCE:!>~>----- 18i ROOF JACK RIDGE ROOFE ROOF cs~e>G. ~~~t fiifEE -~f"U~~iofq"A'\.:.> "¥ INDICATES ROOF FIT DOWNSPOUT (f;,P) W FIRE PROTECTION -,--ROOF Ali?E o ·----ROOF 1-l ARTY WALL CTION 4'-,0" EACl-l SIDE OF PROVIDE 1 I-JR. FROT . ~~a~~~¥~ ~ fii!i,11,tl~.24>'1~0 OPENIN ~ ~©li1i~'f:E~ ATED WOOD FER S WITl-llN S'-0") CTION CONTRACTOR TO FR I-JO.LES IN FL YWOOD VIDE 1"4' OOF ------~--·-·--------------··----------·----------------- T'/P. EXTERIOR WALL •EXTERIOR SIDING FER ELEVATIONS •2 LAYERS brZl MINUTE WEATHER RE616TANT BARRIER • EXTERIOR 51-lEATHING-FER STRUCTURAL •R-21 BATT IN6ULATION FER W.5.E.C. :/;;~ 6WW~D STUDS• 16" O D PER STRUCTURAL 6'AR:4GE EXTERIOR WALL (NON INSULA 170N) •SAME A$ WI WITHOUT IN5ULAT iON INTERIOR WALL •112" GJ....IB •2x-4 OR 2xlb STUD$ ill llb "O.C. •112" GWB GARAGE TO LIVING SPACE •1/2" 6:WB • 5!-IEATHING FER 6TRUCTLJRA!... • 2:X6 &TUD6 -e 16"0.C. PER STRUCTURAL •R-21'l3ATT INSULATION F l=R W.5E.C •1/2" GWB ~ EXTERIOR WALL {BASEMENT) V-WATERFROOF MEM6RANE (6ELOW GRADE TYF) 01 • SIZE CONCRETE FER ST~CTURAL <~ LIVING, !PACE APPL YJ •2X4 F.T. FLAT STUD5 6 16 11 OC. F!=R STRUCTURAL •R·li0 _Rl61D iNSLJL.ATION ------· ,--- •112" GWB ~PARTY WALL 2 HR-{2) 2x4 o: 2x4 & 2x6 « {2) 3x4 (G4R.-!ST RR. Q\,l Y] V•<2) 112" TYPE "X" GWS, • FL YWOOD FER STRUCTURAL • 2x6 5TUD5 @ l6"0C W/R·21 1NSULATIOl'-.J • (I) 5/B" TYPE "X" GWB !"El'< GA FILE WP 3"12 REFER lO OTL 6 • A1a, • 2° Al!'i'.&FACE • (2) 112" TYFE "X" uwe •PLYWOOD FER 6TRUGTU~L • 2x4 5TUD5 fil lo&"OC W/R •!~ IN5ULATION • (1) &/8 11 TYPE "X" uwe FER GA FILE WF 3812, RSFER TO DTL & &MEET A1Jtl • (2) 112" TYPE "X" GW6 • FL YWOOD FER STRUCTURAL • 3x4 6Tl1D5 fil l6"0C W/R.•!5 INSULATION (15T FLOOR GARA6E ONLY) • (I) 5/8" TYPE "X" CJWB !"El'< GA FILE WP 3"12, REFER TO DTL & &HEET A1a, 2 HR ASSEMBLY IN ROOF CA VI TY (A T17C) •(2J LAYERS 1/2" TYPE 'X ' GW6 (Dene.Glaa& OR SIM) •<V 1 x4 WOOD STUDS (T~5C:S), TU~ED FLATW15E, 24" 0.C. •(IJ LAYER 5/8" T"T"PE 'X" (:jWB CDB!'"1&C:$lase. OR 91M.J • 2" AiR 5FACE wt FIREST O F INSTALLED AT TOP ' BOTTOM OF ROOF TRU55E5. •(IJ LAYER &;e.u T"T"FE 'X' GWB (Den&:fl.!IM OR SIM.) • C 2J 1x4 WOOD STUDS <Ti'<U-55C:5J, TURNED FLATW15E, 24" O.C. •(2J LAYER5 1/2" TYPE 'X' GWB <Derie.C:slae,e, OR 51M.J !EFORt NlJHeER; GA FIU=t' WP 3&12 fii!EFEFe TO DTl.. 1 • A1.0 ~ 2 HR EXTERIOR WALL (GABL£ ENO) ROOF STEP @ PARTY WALL v.•EXTERIOR 5fD1Nu FER ELEVATIONS • 2 LAYERS 60HINUTE WcATH l=R RE515TANT BARRIER • (1) E>IB" TYPE 'X' 6WB (DeneC:slaee. OR 51M) • EXTERIOR 51-!EA rnlN6 FER STRUCTURAL •<2) 2x4 FLAT GA6LE END TRU66E6 s 24'; O.C. •(2) l/2" rYFE 'X' G.W.6. (Dd1'15U:lae.e OR SIM) f'SPORT NUMBER, 6A FILE• W,O 81G6 REFER TO 011.. 8 • A1.0 2 HR EXTERIOR WALL @ WALL EXTENSIONS FROM PARTY WALL •EXTERIOR 51DIN6 FER EL EVATIONS •2 LAYERS t>0 MINUTE WEATl-4ER RESleTANT 6ARRfER •<2) LAYERS EXTERIOR AATEP 5/8" TYPE 'X' 6W6 (Dsm,Glae.e. OR 51M..J •EXTERIOR 51--!EATl-!ING P£1Ji:: STRUCTURAL •R-21 6ATT INSULATION F l:i fR W.5..EC. • 2xi6> WOOD 5TUD6 t11 lb" 0 ,C. FER STRUCTURAL •(2) L;AYER5 !:,/8" TYPE 'X ' 6WB •5AM!:; AS W9 BUT W.ITl-4 .::i x 4 WOOD 6TUD5 Ill 16" O.C. FER eTRUCTURAL ASSEMBL/, "S S0AL£· NO SCALE NOTE, A56EMl:IL Y Ol'<DE!'e 15 FROM OUTSIDE TO INSIDE 01'1 Fl'<OM TOF TO i:>OTIOM. 8 7 ,- 1 I I I I I I I I I I I I I I I I L _ r - 1 6 ' b ____ _ UNIT TYPE II (A·l) UNIT TYPE II (A·l) ,', " i' ',, ' ' i / _____ __J / / /, " '' '', ' ' ' ' \ 5 L'NIT TYP E ll (A·J) I m \Jill ·I I I I c I 'I ,·. I '-I ffi, I / !v -[]: ____ _:_ __ _ UNIT TYPE II (A·3) I ' ' ' / '1 _, ___ __J /, ,1,, '' I ', ,---1----\-71·· I\ I 1, I I\/ \ I I . . I I ·' '. I I 1\ 1 '1 I ' I I L~~-~~.'J -------------1-------------1 I ~~ l!.'JIT TYPE Il (A -3) lJ'JITTYPE II (A.J) " " " 4 UI\JT TYPE II (A·J) U'JIT TY Pc II (A·1) BUILDING A -3RD FLOOR PLAN &.fil ' I I I I I I I I UNIT TYPE IT (A·l) LNIT TYPE ff (A·l) BU1LD1NG A -2ND FLOOR PLAN I ,, l _//,'1 ;,. I ,II, '' \ ' ', / \ / L__ --- /, n '' I ' I ,, ~-1----1.;-~ i \,, ·,./ ! I I\ 1 ', I I/~;, I : ( ___ ... -.. .\ 1 -·-- UNIT TYPE II (J\.J) UNIT TYPE II (A·l) BUILDING A -I ST FLOOR PLAN ----, I I I l.NIT TYPE II (A ·3) -n ·--·- " I &,~ --d " 11 I ----i I ,_ I I -_C;cc I I ffi , I : \ l • a I I u U'JIT TYPE IT (A·J) ' ' _i --- \ ', / ' 3 CNJT TYPF II (A·3) ~-~ 11 1 li!Al ! J I I 11 : I I tH I I : I I I I -1/ ' I/ LJ UNIT TYPE 11 (A-3) ' / ' I, /\ I ' ' / i ,---i----'f--71 1\/ \, I I ,' '1 I I I I I I · · I I ,,\ ;., I I I I I I " " ' " " " " " " _____ d ' I I -~ '9 I --------------1------------- :r :1 :1 1 I_~~~~~-" CNIT TYPE 11 (A.J) UNIT TYPE 11 (A·l) 2 l ' ' 0- CQ p Lo f- f- D .J Q ' CJ :, q vi z " .J Q. C'J z -q ' Ln / C- V, L, ' :, ' -0 0 / vO c-u "" I w / w I '" :c D I z :, D f- f- O' .:, D u z " ,c 1--I 3 / L,. V, I u O' - (\J -' Ln 0 M -/ X 1804 136th Place NE Ste. 1 Bellevue Washington 98005 425 .644.1446 -Fax 644.1921 office@gmsarch.com Architeclure +Design+ Planning Members of the American Institute of Architects @ GMS 2014 "' I Ol '~ (!) ' 00 '-I r:i::I w 1!) sj· ~ z ' I-!l) 0 Ol N _) 'I' '1 = () < Q_ G :r u ::::i Q Q_ ~ z 2 C) w :ll ,t ('.) Q: <l) I: 0 ~ < ('.) w z ·-:::io E-t :r -z1-:l 05 es w~ E-t !l) >- ~ ~ <[~ ll::i "' <l) C) I <1 n p ,I) -..J !:r :1 Ol 0 UJ :::::' -Cl Ol f'...: "'w lL C,) a 2 G :::i a D < ... > z <[ i:5 -w <[ ~ liJ __j IJ) I--__j u Q: -..J w ) UJ (_) lO Ol -, <[ () E-t Ol I.') -Q_ I-~ u <1 1---z 0 u C, z -C ..J -:::> m I c( C, ~ Cl) Cz :::! c( :::> ..J ma. XX-XX-13 Date: _____ _ Drawn:_RAG ____ _ Job , . 130:, Revisions·'----- A B C D E F G A B C D E F G - 10 9 ..... ·----= ---RIDGE 22"X30" ATTIC ,ACCE ROOFE 0 n oF !ACK -.. -ROOF [""i.. ...... '"'.' -----ROOF ~~~U~~~~Qffj=E A.RF Al ---· ROOF INDICATES ROd ~PiT H ~~ DOWNSPOUT <~FJ r;"~ FIRE PROTECTION lLL'Ll 4'-0" EACH SIDE OF ART1 WAI-L PROVIDE I HR PROT CTION ~l'itelfl~~~r!Ei: EATED WOOD PER . . ~3. ~~-2'1/'(~0 O.f'EN~N S WITHIN ~'-0") ~-~©i?'l@>~I~.~ CT ION CONTRACTOR TO FR VIDE 1"4> HOLES IN . PL '!'WOOD OOF TYP. EXT£R/OR WALL •EXTERIOR SIDING PER ELE VATIONS ~ •2 LAYER.& 60 MINUTE J....l.E A'T HER RE5!5TANT BARRIER •EXTERfOR 51-lEATHING. PEF! STRUCTURAL •R-21 6ATT INSULAT ION PEf:ii: W.5.E.C. :i;4t c.W.f,fD 5TUD5 • i<," O C PER 5TRUCTURAL GARAGE EXTERIOR W4LL {NON INSULA T!ON) • $AME. AS WI WITHOUT fN5UL.ATION INTFRIOR WALL • i12 11 GWB •2x4 OR 2x6 5TUD6 iii 11<:>"0C. •1/2" GWB GARAGE TO LIVING SPACE •1/2'; GJ...16 • 51-!EATl-!ING PER STRUCTURAL. •2X6 $,TUDS o!ii 16"0.C. FER STRUCTURAL •R~21 BATT INSULATION PER W.5.E.C. • l/2" G:W6 ~ EXTERIOR WALL (BASEMENT) V° J...IATERPROOF MEMBRANE (BELOW GR.ADE TYFJ 0/ • 5 /ZE CONCRETE FER STRU CTURAL (IF LIVING &PACI! Af'!"l. YJ • 2X4 P.T. Fl-AT 6TUD& @ 16" O .C . FER STRUCTURAL • R-liZ>. R IGID INSULATION • l/2 '; G:J...16 PARTY WAi.L 2 HR--{2) 2x4 « 2x4 & 2x6 cr (2) 3x4 {G4R.-1ST R.R. •(2) 1/2" TYPE "X" GWB •PLYWOOD FER STRUCTU!<AL •2x6 5TUD5 e 16 "0C W/R-2 1 INSULATION .. (I) ;re" TYPE "X" GWB PER GA FILE Wt=' »12 REF E;R TO D1'L 6 • AiJO • 2M AIRePACE •(2) 112" TYFI: "X" 6WB • FJ... Y;J..JOOD FER 6TRUCTU~L •2x4 5TUD5 e 16"0C W/R-!~ INSULATION • (IJ &/8" TYPE "X'' GWB J"Ellt GA FILE WP 3812, REl'E R TO DTL & eMEET A14' • (2) 112'' TYPE "X" 6W6 • FL YWOOD PER 5 TRUCTU ~AL •3x4 5TUD5 E 16"0C W/R-1~ INSULATION (16T FLOOR GARAGE ONLY) • (IJ 5 /8 '; TYPE "X" GWB J"Ellt GA FILE WP 3812, REFER TO DTL & SMEET A14> 2 HR ASSEMBLY IN ROOF CA V!TY (A TT/C} •(2) LAYERS 1/2" TYPE 'X' UW6 <DerisGlae.e. OR &IM) •<2J 2x4 WOOD STUD& (TF?..155E5J, TUR-I.ED FLATWl5E, 24" 0.C. •(1) LAYER &/8" TYFE 'X" 6 W6 (Dene.C:slaee OR 5 !M.J •2" A IR 5F'ACE w/ FIRESTOr! INSTALLED A T TOP 4 60TTOM OF ROOf TRU55E5. .(l.) LAYER B/8" TYPE ')<' ~ws (Dene61ae.e OR 61M .) •(2) 1x4 WOOD ST UD5 (TFa,155E5), iURNEP FLATWl:3E, 24° 0.C. •(2 ) LAYERS 1/2" TYPE 'X' UWB (D~r11;G:leie.s OR 6iMJ REPOJilf· ~ 6A FiLE• WP 3812 Fte:!=e:Fi!. TO PTL 1 • A1.0 ~~ 2 HR £Xl'ER!OR WALL {GABL£ ENO) ROOF STEP@ PARTY WALL , •EXTERIOR 51DIN6 PER ELEVATIONS • 2 LA YE~ 60 MINUTE WEAH-JEte RE5i5T ANT BARRIER •(IJ :-./,6 11 TYFE 'X' G.WB (Der1e.Glae.e, OR 5!M.) • EXl"ERIOR 51-!EATl-!IN6 PER 5TRUCTURAl.. •<V 2x4 FLAT GABLE END TRU55E5 tii 24" OC. •(2) 1/2'; TYPE 'X' G:.WB. <D eneGlaee. CR 51M.J REPORT MJ"'leERi 6A FILE• WP 81G6 fi£r'E:Fi! ro PTL 8 • A1.0 2 H.'R EXTERIOR WA LL @ WALL EXT£NSIONS FROM PARTY WALL • EXTERIOR 5!D 1NG FER EL1::VATION5 •2 LAYERS l:>0 MINUTE WE ATl-!ER RESISTANT BARRIER •(2) LAYERS EXTERIOR RATE D S/8" TYPE 'X' owe (Dene.Glae.e OR SIM.) I • EXTERIOR SI-IEATl-!ING FE~ STRUCTURAL •R-21 BArT INSULAT ION FEFi W.6.E.C. I • 2xh WOOD 5TUD6 Iii I~" O C . PER STRUCTURAL •(2) LAYER5 5'/6" TYPE 'X' GWB !I g • 5AME A& we 6UT WIT!-! 3x4 WOOD 5TUD5 til I~" oc. FER STRUCTURAL GABLE ENO I J--_"1~lli"2i'Eiaima::.;rrlliCa ="--"-'--"'=~n-NOTE, A5&EM6L y OF<DER 15 FROM OUT_S_ID_E_TO-· --, A SSEMBLh -.s INSIDE OR FROM TOF TO ElOTIOM. ! SCALE· NO SCALE 8 l 6 s PLUMBING NOTES @PARTY WALLS ,--; I • I I I ' I I I I I ' W.I.C. IV.LC. i J J r" b~-- BEDRJVl'+2 M.BEDRM 4 BEDRM't2 ~; HALL BATH#2 -.... M.BEDRM Wl.C . Q _________ _d ill/IT TYP E rv (B-32R) U'ITT TYPE IV (B -32R) BUILDING B -3RD FLOOR PLAN SCALE : l/8" -l'-0" I ~J : I I I I I -------1 GREAT ROOM KlTCilEN DINING GREAT ROOM ' ___ _l ....,. l] ______ [J ----r----t:: ______ [: UNIT TYPF IV (B -32R) UNll TYPE IV !D-32R) BUILDING B -2ND FLOOR PLAN SCALE: 1/8" = 1 '-0" I', \, I I ' ' ' ' . I ,' I I ',1 \: i ii', :~' I I ,I I I __ j ____ L--i I STORAGE~ / v;."" ~ENTRY PORCH _____ _J GARAGE ,, \--7 I \ / \ / I i V liN IT TYPL! IV (B-32R) GARAGE 'i \! I \ I \ I I ' V UN!T TYPE IV (B -32R) BUILDING B -1 ST FLOOR PLAN SCA.Ll·:: 1 /8" cc_ 11-0'' STORAGE ,.. " Ill ENTRY! PORCH L __ _ 3 2 1 . -0 0 / w f- w w I w / w w "' D I ' I z :, D f- f- °' ::, D u z <1: ,: f--I :, / u. v? I u °' - QJ d ' lD 0 M -/ X 1804 136th Place NE Ste. 1 Bellevue Washington 98005 425.644.1446 -Fax 644.1921 office@gmsarch.com Architecture +Design+ Planning Members of t.he American Institute of Architects @ GMS 2014 di '~ il.i 00 ' I 't ~ UJ ill 't ::I!! z ' c-,r, N 0 (JI "" :::J "" = (l < Q (i :r u :) (i IL ~ z 2 C) will <.( ('.) Q:: (f) ,- 0 j -< ('.) w z :::J () E-t :r -.. z 1--_:{ ~ c1J w~ E-t ,n >-o, ~ ~<.(JS P:: (f) C) :r <.( (l ~ <.I) -.I ';;: ::i (JI 0 w <--() [)I f.'...: "'w LL u a 2 (i :::J C\ n <"'> ~ <.( t5 -w ~ liJ _J 1---.. _J 1) \._) Q:: -.I w ~ w C.) Ill ' <.( () E-t [)I \') 1-4 IL 1-- l; \._) I <.( 1--z () \._) C, z -C ..J -=> m I m C, ~CJ) Oz ::::! < => ..J ma. XX-XX-13 Date: ____ _ Drawn:_l'<_Au ___ _ Job , . 13"'5 Revisionsc_· __ _ B C D E F G _J A B C D E F G - 10 9 22".X30" ATT IC ,ACCE ---~86'f ROOF JACK -.. -ROOF ----ROOF ~iu~!~NfJ=E A=AJ _____ ROOF INDICAT1e's''r~o3°'f PIT 1-1 DOWNSPOUT (e,p; FIRE PROTECTION 4 '-0" EACI-I S IDE OF ARTY WALL PROVIDE I I-IR. PROT CTION ~~l=j~~t4-YEt EATED WOOD PER fi!E!i?,™1~.2'\i'-<~b O.P.1';.N!.N S WITI-IIN S-'-0") Iii ~@li;,i~'EEI~~ CTION CONTRACTOR TO PR VIDE l"<P 1-10)._ES IN PLYWOOD OOF TYP. EXTERIOR WA LL •EXTERIOR S1D IN6 FER El..~VATI ON5 •2 LAYERS E:ilZl MINUTE WEAT I-IER RESISTANT 6ARRIER •EXTERIOR SI-IEAT I-II NG PER STRUCTURAL •R-21 BATT IN5ULATION FEF:: l,•L5.EC. • 2xb WOOD 5TUD5 Ill lb" O .C. FER STRUCTURAL · 1~A'J?AC£ EXTERIOR /¥ALL {NON INSULATION) • SAME AS WI WITI-IOUT INSULATION INTERIOR WALL • 112" diWB • 2x4 OR 2x6 5TUD5 e li&"O.C. • 112 " dWB GARAGE TO LIVING SPACE • 1/2 " G:WB •SHl=ATH ING: FER 5TRUCTUFi:AL •2Xb STUD5 e 16"0.C. FER STRUCTURAL •R.-21 t~ATT INSULAT ION PEF2 W.S.EC. •112 " 6WB ~ EXTERIOR WALL {BASEMENT) V-WATERFROCf= MEMeRANE (BELOW GRADE TTF.J O J • SIZE CONCRETE FER STRUCTURAL (IF LIVING, 6PACE AF'f'L. YJ • 2X4 F.T . FLAT 6TU05 • lb" OC. FER STRUCTURAL • R-10 RIU'ID INSULATION • l/2'' GWe /.~PARTY WAI.L 2 HR-(2) 2x4 « 2x4 & 2x6 « (2) 3x4 {G4R.-!ST RR. CM r2 V•CV 112" TYPE "X" G W6 •PLYWOOD PER STRUCTIJRAL •2xb 5TUD 5 111 lb "OC WJR-:21 INSULATION • (lJ 5 /a'' TYPE "X" G:W6 PER GA FILE WP S&l2 REFER TO PTL 6 • Ai~ •2•A!~ACE •(2) 1/2 11 TYPE ":X" G:WB •PLYWOOD PER STRUCT URAL • 2x4 $TUD5 ,-lb "OC W/R-1& INSULATION • (1) B/8" TYFi'E "X " GWB l"ER GA FILE WI" 3812. REFER TO DTL S &MEET A1AO I •(2-) 1/2" T'TPE "X " GWS •PLY-WOOD PER 5TRUCTUF:Al • 3x4 5TUD6 61 16"0C W/R-15 IN5ULAT!ON (1 5T FLOOR GAR.AGE ONL 'TJ • (1) 518" TYPE "X " UWB l"ER GA FILE WP 3812. REFER TO DTL S &MEET A1AO 2 HR ASSEMBL Y IN ROOF CA VI TY (A T17C) •OJ LAYERS l/2 " TY PE 'X' 6W6 (Den&G l.aee OR 5 1M.J •(2) 2x4 WOOD 5TUD5 (T~55E5), TUF3'-IED FLATW15E, 24" O .C. .cu L AYER S/8" TYPE 'X" <=we (Dene6la&& OR 51M.) •2" A IR 5FACE wl FIRE5TOP INSTALLED AT TOF-' earroM OF ~OF TRIJ55E5. •(\) LAYER :J /8" TYPE 'X' 6W6 (D$rle6lae,e, OR 51M.J •(2) 2x4 WOOD 5TUD5 (Tfa.J 55E5), TUl'iNED FLATWl5E, 24" O.C. •(2J LA'TER5 1/2" TYPE 'X' G'Wf:, (DerieGlaee OR SiMJ FIEFORT ~ GA FILE" 'Hr" 3812 iaEFER TO DTL 1 • A1.0 2 HR EXTERIOR WALL {GABLE ENO) ROOF STEP @ PARTY WALL •EXTERIOR 51DING FER ELEVATIONS • 2 LAYERS 1&0MINUTE vtEATl-41:R RE515TANT BARRIER • (1) &16 " TYFE 'X' GWB (Dens6!aee OR 51MJ • EXTERIOR 5HEA Tl41NG PER 5TRUC11JRAL •(2) 2x4 FLAT uABLE END TRU65E5@ 24" O.C. •(2) 1/2 " TYPE 'X' G.W.e. <DerieG:laes OR SIM J fEFORI NLl'1eER:: GA. i=u.e-VIP BIO& Fi!EFER TO D11.. 8 • A1.0 2 HR EXTERIOR WAL L @ WALL EXTENSIONS FROM PARTY WALL • EXTERIOR 5 1DINC,, PER E LEVATIONS • 2 LAYER& 6~ MINUTE WE ATI-I ER RESISTANT BARRIER • (2) LAYERS EXTERIOR RATED 5/8" TYPE 'X' C:JW6 (Dene61aee OR SIM .) • EXTERIOR 51-1EATl41N6 PSR 6TRUCTURAL • R-21 BATT INSULATION P S!'i! W.S.E.C. • 2xb WOOD 5TUD5 • lb" o;;:,.. FER STRUCTURAL • ( 2 J LA 'TERe 5/8" TY FE '><' 6WS • &AME A5 W<a BUT WIT!-1 3)(4 WOOD 5TUD5 e lb" O.C. PER STRUCTURAL GABLE ENO ~R IOR C,ID ING PFR F I-F.__')/==~------ ASSEMBLIES SCALE· NO SCALE NOTE, A55EMElL Y ORDER 15 FRCM OUTS IDE TO INSIDE OR FRCM TOP TO e<)TTOM. 8 7 5 r--------------------·-------, ' I I I I I I I I I . Iii . #, " STATR . " • WJ.C. REDRM #2 BEfJRM #2 HALL i'x/~ 1.:_(_-2'.:J M.BEDRM M.BEDRM W.I.C. ti-~~--,11 --------------------------11c-~~-u L • STAIR . I I iiD,.I I ___ ., I I I I I I ______ I UNIT TYPE IVI (R-32R) [ UNIT TYPE IV (R-32R) BUILDING C -3RD FLOOR PLAN SCALE: l /8" = l'-0" DINING GREAT ROO M DIN ING GREAT ROOM "'"" I " --13 • I : ~~ I I I I I 1------- 1 I I I I I I t -""-"'----------1---------~-----+ , I o ______ o o ______ o UN IT TYPE IV (B-J2R ) UNJTTY PE IV (B-32R) BUILD IN(; C -2ND FLOOR PLAN SCALE: 1/8" = l'-0" : -,,, - I I, I I \1 \i I ~I 1 'JI I \ I I I --~----~--1 STORAGE i ! \ / lil'ENTRY >II PORCH ' ' GARAGE '' '' " ,, n \ I \ I ' \ Ii V UNIT TYPE IV (B-l 2R) \ ,I I GARAGE \ i I il I \ I \ I \ I I I V UNIT TYPE IV (B-32R) B UILDI N G C-1S T FLOOR PLAN SCALE : l /8 " = I '-0" -- STORAG E ENTRY,1 ~ POR CH j l PLUMBING NOTES @ PARTY WALLS ALL PENETRATIONS FOR PLUMBING TO BE OUTSIDE OF Tl-lE PROTE CTED COMMON WALLS (PARTY WALL&> AND INTO ADJACENT UNIT WALLS. VERIFY ALL PLUMBING RUN& TO BE LOCATED OUTSI DE OF COMMON WALL WIT!-+ PLUMBING CONTRACTORS PER IRC R312'22 TOWNHOUSE S EXCEPTION I ELECTRiCAL IS STILL A LOWED IN COMMON J.,,iA LL& PLUMBING NOTES @ PARTY WALLS AL L PENETRATiON6 FOR PL UMBING TO BE OUT6 1DE OF Tf-lE PR OTEC TED COMM ON WALLS (PA RTY WA LLS) AND INTO l',PJA CENT UNIT WALL S. VER IFY ALL PLUMB ING RUN& TO LOCATED OUT &iC>E COMM ON WAL L WIT H PLUM EJ INC:i CONTR ACTOR& PER IRC R3 022 TOWN HOUSES EXCEPT!ON I ELECTR ICAL 15 &TILL AL LOWED IN COMMON J.,JALL& >: a_ u CJ z -p _J " "' ID lf) / r w w )< @) w u <l: °' /Y w r I w p u r ->: /Y w a_ -0 0 / w r w w I V; / " w "' D I z -, 0 r cu ~ ' ' \fl 0 M / x 1804 136th Place NE Ste. 1 Bellevue Washington 98005 425.644 .1446 -Fax 644.1921 office@gmsarch.com Architecture +Design+ Planning Members of the Ameri can Institute of Architects C, z -C ..J -::> m I @ GMS 2014 0 C, z 2:i (I) ..J z -< ::> ..J m o.. XX-XX-I3 Date: ____ _ Drawn:_RAGi ___ _ Job •. I31Z)!;, Revisions·---- f- l) q 1--z () l) B C D F I -,- G )- ' ___ J1"""'!'i,1!~~~1-0 ___________ 9.,..----------B------------7-----------6-----------s-..... _--------14 ____________ J ______ ...::, ____ 2 ___________ 1 ____ .... A B C D E F G 22 "X30" ATTI G ACCE ---RIDGE ROOF 0 ROOF JACK -· · -ROOF · ----ROOF -~~u~8l ~fE A1¢AJ _____ ROOF ~ INDICATES ROOF PIT H ~~ DOWNSPOUT (5 P) r::::,7;;:J FIRE PROTECTION 4 '-0 " EACH SIDE OF PROVIDE I HR. PROT CT ION ~~E!~~l4'p'Et EATED WOOD PER fli:it™itl!.zY-<~b '?~11! S WITHIN B '-0") Ill ~©is;tl§~ER!ffij_ ' , CTION CONTRACTOR TO PR VIDE l"<P HOLES IN PLY WOOD OOF PLUMBING NOTES @PA RTY \VALLS I PENETRATION S f0 LUM!31NG TO OF ThE ' I COt1MON WALLS (PARTY 1,JALLS) AND INTO ADJA CENT UNIT WALLS . VERI FY ALL PLUMBING RIJN5 TO eE LOCATED OUTSIDE OF COMMON WALL l,JITi-1 PLUMBING CONTRACTORS PER IRC R3022 TOWNf-lOUSES EXCEPTION I ELECTRICAL 15 &ilLL ALLOWED IN COMMON WALLS TYP. EXTERIOR WALL •EXTERIOR 51D lNGi FER ELEVAT IONS •2 LAYERS 6!Zl MINU TE Wf;ATHER RE5 15 TANT BARRIER •EXTERIOR SHEATHING FER 5TRUCTURAL •R-21 BATT IN5ULATION Pl:R W.5.E.C. •2x6 WOOD STUDS fil 16 " 0 .C. FER STRUCTI.JRAL •112 " Cil-lB GARAGE EXTER,.OR WALL (NON INSULATION) • SA.i"1E AS WI WITI-IOUT INeULATION INTERIOR WALL • 112 " 6WB • 2x4 OR 2xb 5TUD5 e 1.&"0C •112 " GWB GARAGE TO LIVING SPACE • l/2 " GWB •51-lEAn-l lNC:s FER STRUC TURAL •2X6 STUDS ,f;I 16 "0.C. FER STRUCTURAL •R-21 BATT IN SU L AT ION FER W.5.E.C. •l/2 " C:iWB ~ EXTERIOR WALL {BASEMENT) V-WATERPROOF MEMBRAl',,!E (BELOW GRADE TYFJ 0/ • S IZE CONGF?.ETE FER STRUCTURAL Ill' LIVING &PACE APPLY) , 2X4 P.T. FLAT 6TUD5 e lb u OC. FER STRUCTURAL • R-10 ·RIGID INSULAT ION • l/2" GWB ~PARTY Wh',,L 2 HR-(,?} 2x4 o:: 2x4 &: 2x6 er (2) 3x4 (GAR.-!ST FlR: OVLYJ V•(2 ) 1/2" TYPE "X" GWB •PLYWOOD FER STRUCTURAL •2x6 5TUD5 ill 16"0C W/R-2 1 INSULATION • (I) SIB" TYPE "X" GWB PER GA FILE WP 3812 REFER TO DTL 6 • A141 • 2• Alfi!SPACE •(2 ) 1/2 " TTFE "X" GWB •PLYWOOD PER 6TRUCTURA!- •2x4 -'3 TUD5 e lb"OC W/R-1!:> INSULATION • (1) B/8" TTFE ''X" GWB ~ GA Fll,.f:: WF> !812, REFE R TO OTL S &-EET A1J'.) • (2) 112" TYFE "X" GWB • PLY WOOD PER STRUCTURAL • 3x4 STUDS .i 16"0C W/R-1 5 INSULATION (15T FLOOR GARAC:i:E ONL T) • (1) ::>18 " TYPE ":X" GWB FE1': GA FILE WF> )812, Ri=FER TO DTL & &-EET AiJ!ll 2 HR ASSEMBLY IN ROOF CAVITY (ATTIC) •(2) LAYEFcS 1/2" TYPE 'X' Gwe (D~e.Glae.e. OR 51M) •(2J 2x4 WOOD 6 TU D6 fTRU55E6J, TU~ED fLATW16E, 24" O .C. •(\) LAYER ::1 /8" TYPE 'XH 6W8 (DMe.G lae.e OR 5 1M.) •2" A IR SPACE w/ FIRE5TOF INS TALLED .AT TOF .i BOTTOM Of ROOF TRU55E6. • (I) LAYER 5/8" TYFE 'X' 6WS (Dene61aeeo OR :3!M.) •(2) 2x4 WOOD 6TUD6 <TRUSSES), TURNE D fLATWl5E, 24" O.C. •(2) LAYl=R5 1/2" TYPE 'X' GWB (Dene,61.a&& OR 51MJ kEFONI N.l"1eE1': GA FILE• WP .3812 FeEFEFe TO PTL 1 e A1.0 2 HR EXTERIOR WALL (GABLE ENO) ROOF STEP @ PARTY WALL • EXTERIOR 61DINC:J FER El..EVATION5 • 2 LAYERS 6@MINUTE WE.ATI-I E:R RES IST ANT 6A~IE~ • (1) 5 /8" TYPE 'X' GWB <PeneG:lllee OR. SIM.) • EXiERIOR 51--!EATJ-IING FER !TRIJCTIJRAL • (2) 2)(4 FLAT GABLE END TRU5SE6 "Ill 24" O.C. • (2J l/2 " TYPE 'X ' G.W.B. (0&166 !aM OR 6 1M.J rEFOkl N1.t1eEPti 6A Fl~ W'P SIG& PEFER TO DTL 8 • A1.0 2 HR EXTERIOR WALL @ WALL EXTENSIONS FROM PARTY WALL •EXTERIOR SID ING: PER EL EVATIONS •2 LAYERS 6~ MlNUTE WfiATl-!E R RES IS TAN T BARRIER •(2) LAYER5 E:XTl=RIOR ~TED 5/8H TYPE 'X' uwe (DISl'l e.Glae.e OR 51M.) •EXTERIOR Sl-lEATI-IING: P!R STRUCTURAL •R-21 BATT INSULATION ~~ W..S.E.C. •2x6 WOOD 5TUD5@ 16" OC. FER STRUCTURAL •(2) lAYER5 518H TYFE i),(1 UW6 • SAME; AS w~ BUT WI Tl-l 3x4 WOOD 6TUD5 l!I lb " O.G . FER STRUCTURAL GABLE ENO ASSEMBLIES SCALE: NO SCALE NOT!e, ASSEM6L Y OF<DER IS FRa"l O.JTSIDE TO INSIDE OR FROM TOP TO SOTIOM. " STAIR I I I I I I I I I L I L_ s [:]['~ ' I ' ~,oj 4Jg I I ~ iJJATH"2 t--T QT -·; BEDRM#l M.BEDRM u,n TYPE V (C-3R) DINING va KIT CHEN GREA T RO OM -----___ ...J _ _J UNIT TYPE V (C -3R) ------------, I ,.. _________ _ \ ' ', ' I ',, / ' / ' I GARAGE I I I I I \ I I \,1 'v ___ _J UNIT TYPE V (C -JR ) ",.,, ' -, I I I I LNIT TYPE V (C-JR) ~, .. I I -----___ _J _ _J UN IT TY PE V (C -JR) ------------, I ,.. _________ _ I Ir------; --+------\,.--': \ / i . I ' ' I 1, / i' 1, 'I ~----~------~----~- ', ' ',, ' ', ' I I \ I \ I I I I \ l '' ',/ V 'I _______ L _______ ...J UNIT TYPE V (C-JR) .. " ' -2 UNIT TYPE V (C -3R) I BUILDING G -3RD FLOOR PLAN SCALE: I /8" = 1 '-0 " L_ UN IT TY PE V (C-3R) BUILDING G -2ND FLOOR PLAN SCALE: li8" = 1 '-0" I ,------------ ' -----------' ~--~-~---~ I \ / -~,:~ :,/// 1~,1! : ), I ' "i i k'.: _____________ ' ____ ~'::j I \ ' ' I ' I I I V ' ' i \ \ I ! iE .. ' I L___ _ ___ _L UNIT TYPE V (C -JR ) bu fLD I NG G -I ST FLOOR PLAN SCALE: l /8" = 1 '-0" ' \ i I / I I \/ ,, IIN!l TYPE V (C -J R) C I I I I 11' ~ ,, I L ___ ----- L_ UNIT TYPE V (C -3R) ,----------- ' ' I I '1 . ,, I I \I ' E b I L ___ ~ UNIT TYPE V (C -JRJ ~ [jl>!SG Q 0 UNIT TYPE V (C-3R) ---------~ ,a I I I I .. ~ ,, I L ___ ----- L_ UNIT TYPE V (C -JR) ,------------ ' 2 'i ii I I _J -----------' I I I I I I I I I \ ' ' I I I I I \ l V L __ _ ' ', I I I II " V E ,_, o I ____ _l_ ______ _ UNI T TYPE V (C-JR) _J en / I-- " w :, w u <l: 0-- °' w 1-- V, q u 1---,c o- ld CL -0 D / " 1--w w I V, / V) w :,: D I z > D 1-- 1-- 0-- ::J D LJ z <[ ,c I-- I :, / c_ V) , I ' u "' \\.l -en D (') -/ X I 1804 136th Place NE Ste. 1 Bell evue Washington 98005 425.644.1446 -Fax 644 ,1921 otfice@gmsarch.com Architecture+ Des ign + Plannin~T Membe r s of the Americ an Institute of Archi tec t s @ GMS 2014 ~ ~ (() 00 ' 'Ct ~ w ,i) 'Ct :Sil z ' f-,i) '" 0 (l( 'I' ::, 'Ct = Cl < Q (:J :r \j ::::i (:J []__ ~ z 2 C) w~ <( r: (.') 0:::: d) 0 f-< (.') w z E-4 :r ::, () -z f-=< ~ es UJ~ E-4 ,i) >- ~ ~ <(~ ~ ~ d) C) :r <( Q ::;:> <ll --.J !:t ::r (l( 0 LU :;;,:' ' Cl (l( f-'...: ~w t~ C,) 0 2 (:J ::, Q 0 < N> z <( ~ -w <( ~ lt.J _j f--_j d) lj --.J Mi ~ w 0:::: (._) -, <( () E-4 (l( \'l -[]__ f-~ \j <( ,-z () \j c:, z -C ..J -::::> m I c:, c:, ~ Cl) Cz ::! <C ::::> ..J m a.. Date: XX-XX-13 Drawn: RAG, Job #. 130!:> Revis ions· B Q I I I ' D I I E I F G \ A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP. 23 N., RGE. 5 E, W.M., KING COUNTY, WA n SE 128TH ST (KING COUNTY) S 43°37'42" E 49 .00' NORTH QUARTER CORNER / SEC.15, lWP. 23N., RNG. 5E., W.M. FOUND 3" BRASS DISC WITH 16 NORTH\1£ST CORNER SEC. 15, CONCRETE, INCASED 03/24/98 FOUND BRASS PIN IN 1EMPORARY CONSTRUCTION EASEMENT RECORDING NO. 201204109001608 ----~~ PUNCH AT SURFACE 03/24/98 1WP. 23N., RNG. 5E., W.M. LOT AREA TABLE LOT# AREA (S.F.) BLDG (S.F.) COVERAGE LOT# AREA (S.F.) BLDG (S.F.) 1 947 586 61.88% 22 856 586 2 977 586 59.98% 23 878 586 3 1,212 586 48.35% 24 876 586 4 1,262 586 46.43% 25 1.1 02 586 5 1,273 I 586 46.03% 26 1,104 586 6 907 586 64.61% 27 853 586 7 838 I 586 69.93% 28 1,123 586 8 833 586 70.35% 29 · 1,004 536 9 827 586 70.86% 30 834 536 10 1,062 .. 586 51.18% 31 815 536 11 1,497 573 38.28% 32 814 536 12 1,110 573 51.62% 33 973 536 13 1,140 573 50.26% 34 1,407 598 14 1,710 I 573 33.51% 35 1,107 598 15 1,797 573 31 .89% 36 1,185 598 16 1,214 ' 573 47.20% 37 1,184 598 17 1,195 573 47.95% 38 1,060 598 18 1,203 573 47.63% 39 1,085 598 19 1,150 573 49.83% 40 1,347 598 · 20 1,373 I 573 41.73% 41 30,074 2,657 21 1,069 586 54.82% TOTAL LOT AREA: 74,2n S.F. = 1.71 ' N.:. AREA TABLE DESC. USE AREA (S.F.) TRACT A STORM DRAINAGE 14,386 TRACT B PRIVATE ALLEY 1,408 TRACT C PRIVATE ALLEY 551 TRACT D PRIVATE ALLEY 1,882 TRACT E OPEN SPACE/PARKING 2,977 TRACT F OPEN SPACE 2,794 TRACT G OPEN SPACE 2.303 TRACT H OPEN SPACE 3,045 TRACT I OPEN SPACE 2,919 TRAC:::T J OPEN SPACE 685 TRACT K OPEN SPACE 2,301 TRACT L OPEN SPACE 3,230 ROADS RIGHT OF WAY 32,446 LOTS RESIDENTIAL LOT AREA (NET) 74,277 LOT A SENSITIVE AREA 77,869 TOTAL AREA = 223,073 S.F. "' 5.12 N;;. CRITICAL AREA TABLE "' .... ~ .B -0 o a I oc 8:: s ..-;;w ~ >. n. <D c;; 'O N 18"05'50" W 52.56' \ ' N 07"56'31" W ---1 48.51 ' N 61"49'21" W 53.28' ... -z_\ 1YPE WETLAND .'l.c1l LEGAL DESCRIPTION t£ PARCEL I: SHEET NO. DESCRIPT16N LOT 41 COMMERCIAL SITE WETLAND AREA 32,126 SF LOT 1 OF RIBERA -BALKO SHORT PLAT NO.LUA-02-129-SHPL RECORDED APRIL 9, 2009 , :J-':.o AS RECORDING N0.20090409900002, RECORDS OF KING COUNTY, WASHINGTON; EXCE PT PP-01 PRELIMINARY, PLAJ PLAN / THAT PORTION CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UND ER RECORDING R No.20120419001607. PP-02 BUILDING SETBACK PLAN TOTAL EXISTING IMPERVIOUS 0 SF TOTAL UNDEVELOPED AREA 30,074 SF ;;;-PARCEL II: PP-03 PRELIMINARY GRADING PLAN <D :, ~ « LOT 2 OF RIBERA-BALKO SHORT PLAT NO.LUA-02-129-SHPL RECORDED APRIL 9, 2009, PP 04 ~RELIMINA. RY ROAD & BUILDING AREA 2,657 SF BUILDING COVERAGE 8.83% BUFFER AREA 45,741 SF COVERAGE 68.46% 66.74% 66.89% 53.18% 53.08% 68.70% 52.18% 53.39% 64.27% 65.77% 65.85% 55.09% 42.50% 54.02% 50.46% 50.51% 56.42% 55.12% 44.39% 8.83% "' "' "' n ,l: :,: lo "' - SCALE: 1" = 40' VICINITY MAP NOTTO SCALE 40 20 0 40 80 CONTOUR INTERVAL= 2' SITE DATA PLAT NAME: WHITMAN COURT PUD Cl1Y FILE NUMBER: · SITE ADDRESS: 4225 NE 4TH ST & 351 WHITMAN CT NE ESM ASSUMES NO LIABILllY WITH REGARD TO THE BOUNDARY SURVEY PROVIDED BY CENTRE POINTE, AND SHOWN ON THIS SHEET. PARCEL NUMBERS: 518210-0020, -0021. -0022 SITE AREA: 223,073 , SF (5.12 AC} ZONING: CA (COMME;RCIAL ARTERIAL) EXISTING USE : VACANT LAND EXISTING STRUCTURES: NO STRUCTURES ON SITE PROPOSED USE: 40 TOWNHOMES & BANK DEVELOPMENT STAN.DAROS (CA) MAX. DENSITY: MIN. DENSITY: 60 DU/NET AC ",O DU/NET AC PROPOSED DENSITY: 11.14 DU/ ACRE MIN. LOT SIZE: t;:l~SF AVERAGE '· MIN . LOT WIDTH: t .)Mf -.- MIN. LOT DEPTH : Nl)NE BUILDING SETBACKS:·', FRONT MIN: 10\ O' THROUGH SPR AND NO BLANK WALLS FRONT MAX: 15~. SIDE: NONE; 15' IF ADJACENT TO RESIDENTIAL ZONE SIDE STREET: 10'; O' THROUGH SPR AND NO BLANK WALLS REAR: NONE; 15~ IF ADJACENT TO RESIDENTIAL ZONE MAX. BLDG HEIGHT: MAX. BLDG COVER : 5p '; 60' IN MIXED USE BUIDLINGS 6~%; 75% IF PARKING IS PROVIDED MAX. IMP. COVER: N.O NE I RESIDENTIAL PARKING f!EQUIRED: 80 STALLS RESIDENTIAL STANDARD PARKING PROVIDED: 84 STALLS INSIDE THE BLDG RESID ENTIAL HANDICAP PARKING STALLS PROVIDED : 2 STALLS LOT 41 PARKING STALLS REQUIRED: 13 STALLS LOT 41 STANDARD PARKING STALLS PROVIDED: 15 STALLS LOT 41 HANDICAP PARKING STALLS PROVIDED: 3 STALLS DESIGN STANDARDS OF RMC 4-3-100 APPLY OVERALL SITE IMPERVIOUS AREA: UTILITY PRdVIDERS SEWER: Cl1Y OF RENTON WATER: Cl1Y OF RENTON POWER: PUGET SOUf\JD -'ENERGY GAS: PUGET SOUND 1 ENERGY ' \ TELEPHONE: CENTURif LINK 2.42 ACRES FIRE: Cl1Y OF RENTON . [)!STRICT #25 SCHOOL: RENTON SCHOOL DISTRICT #403 SURVEYOR CENTRE POINTE 1819 CENTRAL AVE S, UNIT 38 KENT, WA 98032 (253) 813-1901 PROPERTY OWNERS LOZIER AT WHITMAN COURT, LLC 1300 114TH AVE SE, SUITE 100 BELLEVUE, WA 98004 CONTACT: NORMAN E LARSON, P.L.S. (425) 635-3938 CONTACT: PAUL EBENSTEINER WASHINGTON FEDERAL 425 PIKE ST SEATILE WA 98101 PLANNER/ENGINEER ESM CONSULTING ENGINEERS, LLC 33400 8TH AVE SOUTH, #205 FEDERAL WAY, WA 98003 Rr-CEIVED (253} 838-6113 CONTACT: ERIC LABRIE, AICP MAi< i.l 7 7D\4 ! :;; AS RECORDING N0.20090409900002, RECORDS OF KING COUNTY, WASHINGTON; -'1 UTILITY PLAN t; PARCEL 111 : PP-05 DRAINAGE C?NTROL PLAN DEVELOPER GEOTECH ENGINEER ~ITV Of :~ENTON J~ TRACT A OF CITY OF RENTON LOT LINE ADJUSTMENT NO.LUA-07-080 -LLA RECORDED PP-06 PRELIMINARY: STREET PROFILES LOZIER AT WHITMAN COURT, LLC ASSOCIATED EARTH SCIENCES, IN ·pLANNINGDIVISION . TOTAL PAVED AREA 15,484 SF °l1!:::. AUGUST 18, 2009 AS RECORDING N0.20090818900001, RECORDS OF KING COUNTY, 1300 114TH AVE SE, SUITE 100 911 5TH AVENUE J.., WASHINGTON. PP-07 PRELIMINARY STREET PROFILES BELLEVUE, WA 98004 KIRKLAND, WA 98033 -:. j (425) 635-3938 (425) 827-7701 ~il'---------------------------------------------------------------------------------~-----------------------------C~O~N~T~A~CT;,;,;.:~P~A:U:L~E:B:E~N:S~T:El~N:E~R-------:CO:N~T~A;C~T~::B~R:U:C:E;..:;B:Ln;,;.;;o~N~,~P~,:E·;._ _______ J TOTAL LANDSCAPED AREA 11 ,933 SF ---~--·-··------------------·---~ -·~···--·--··-··------~-------- REVISIONS NO. DESCRIPTiON/DATE BY ESM .,0 0 -o f t -a «>a .., I I i! .,~ .., .,a 0 C>N • = " .c • !!! "'~ -E< (/) C a: li Ct> -0 0. " -o w ~§ ll.o e n w 'O 'O ~~ cc z 00 -'-' C} z "' 0 w "' "' c mo :O • C} :, <X) E z en"' ,,.. • <( c"' ·-0 en~ >.c I-E •o m C::::, ...J > • a ::J <( ~ 0 (I) 0 =~ 0 "O .~ (/) <X>-. co oi'! ·s; OL z -' a.. 0 om ·o '¢ "O () "' Ill E "'lL (I) Q) "' . C 3: 'i: 3: . .. •-"' 3: CL • ...., 0 g>3: w .~ ::: 1i .?: :,, 00. z 0 t, z ::c ~ () 0 _J _J :J ~ ~ a. a: :::> I-z 0 a: ~ () Q_ :J ~ z <( 0 Q_ ~ 0 >-~ 0:::: -<( I z z - ~ ~ <(, (j ~ ~ 0:::: <( Q_ a: I- w -I -N ~ 0 z 0 _J I-z LLI n:: IL. 0 ~ 0 JOB NO.: 1799-001 -013 OWG. NAME : PP-01 DESIGNED BY: 8NG DRAWN BY: DCL CHECKED BY: DATE: 03/07/14 DATE OF PRINT: PP-01 1 O F 7 SHEETS "' ~" ~B Nm 0 ~ I a- n. C ;;, ·c mW ~ >. n. en -:::-"O i; I .<' ~a_ §. 0 ~ O> "' .... / VI a, ::, sl <( lo ::, N 13 co < .. "' -co J,~ "' .... E"-m.., .J,, .. ,.-1l .. ::::: I $ j l ' N 88"56'26" W 35.89' tu ;..,I ·"' ::::;1 lo 0 :2,,----............ ===::::::::::;:.:::, -%_ "" ""· £\ N 18'05'50" W 52.56' o\ "' '-" -. N 0756'31" W 48.51' \ ' N 61"49'21" W 53.28' LOTA ' \ $ LOT LINE (TYP .) I A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP.123 N., RGE. 5 E, W.M., KING COUNTY, WA S 43"37'42" E 49.00' I ' 1-17.5' , I I - 1..-~~"'l-· -1 - 1 ___ ,"' ~ 1-1 ~I ~~'-i·+-1 ~-·· TRACT H , .. ;,, I ,· I tt:Pc:!. ,n, ',r-,---,'-" a· N l 5~1<"°""""F~~,,. ·~,,,,...F""-"k ci ff I f 10 9 8 7 6 4.9' 5.6' TRACT A (STORM DRAINAGE) 14,386 SF ------------ I I 5 I i I ! , 7.2· ! \i i 1 ' j ! 3 * ,. ____ _ ; r \ I S 88'03'09" E 298.00' ----i 2· --"' B.5' 22 23 24 25' 26 '5' ";< <O """ ~ b 0 (/) n SCALE: 1 " = 40' 40 20 0 40 80 CONTOUR INTERVAL= 1' .!! 0 ~~L.-------------------------------------------------------------------------------------------:"'---------------------------------------------------------------------· ------· -----~-------~------------- REVISIONS NO. DESCRIPTION/DATE BY 1ST SUBMITTAL 0 ESM OJ/07/2014 0 ...J ...J ~ l-a: :> 0 0 z <( ~ I--I ~ I- <( a: w -N 0 ...J no -o -m mm ' ' m~ nm mN -n~ ~ i ~~ ~?i 0 :::, a.. 0 ~ ~ 0 .li :c "'~ .5< co Ca. 2o 0. u m ".., cc .3 .3 r-z a: ~ :::, ~ 0~ 0~ z~ <( 9 ~ ffi r--I ~ z ~ w 0::: u.. 0 ~ 0 JOB NO .: 1799-001-013 DWG. NAME: PP-02 DESIGNED BY: BNG DRAWN BY: DCL CHECKED BY: DATE: DATE OF PRINT: 03/07/14 PP-02 2 OF 7 SHEETS 0, " .., ~ .s "' 0 0 " I °' Q_ C ~-;:: 0w ~ >.. "-m c:::-.., i:§ I _Q ~"- "' 0 / ~ 0, "' " ;;; m:,; Sl .. lo ~~ w <O ,c ... 0, -co ;!J-N <O '- E .t::. 0 "' /·· .,,-g A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP J 23 N., RGE. 5 E, W.M., KING COUNTY, WA 9 10 16 5 NORlH\\t:ST CORNER SEC. 15, CONCRETE. INCASED 03/24/98 FOUND BRASS PIN IN TWP. 23N., RNG. 5E., W.M. "" I\,,,_ SE 128TH ST (KING COUNTY) NE 4TH ST (RENTON) N 88'56'26" W 35.89' N 1 a·o5·50· w 52.56' \ I N Oi56'31" W ---. 48.51' N 61"49'21" W 53.28' .... \ ~ 16 15 14 13 \ 12 \ 11 \ -- ' i \ \' ;-·- ; co L, "': <C!J i "' j ('I --,-,,.~=··"-"'= '-·-------- E 22 / 23 24 -------------··--··-· 502.44' ' I I 25 LOT # 1 2 3 4 5 6 7 8 9 10 11 I 12 13 14 15 16 17 18 19 120 I 21 NORTH QUARTER CORNER SEC.15, lWP. 23N., RNG. 5E., W.M. FOUND 3" BRASS DISC WITH PUNCH AT SURFACE 03/24/98 FINISHED FLOOR LOT# ELEVATION 389.90 22 390.50 23 390.50 24 389.90 25 388.20 26 388.00 27 387.80 28 387.50 29 387.30 30 387.10 31 388.75 32 388.75 33 388.75 34 388.75 35 389.20 36 389.20 37 388.70 38 388.70 39 388.20 40 388.20 41 387.60 FINISHED FLOOR ELEVATION 388.10 389.00 390.40 391.00 392.50 392.50 394.00 391.75 390.75 389.50 388.75 388.00 392.50 393.50 393.50 394.50 394.50 395.50 395.50 390.00 J I ( ~~iKAXWALL l 1: ~ 1 [ • -------------~ }--. ______ ,:-c,>-----·----·-' ___ _J l ""' ·==,· "·--1l " '- -~ n SCALE: 1" -40' 40 20 0 40 BO CONTOUR INTERVAL= 1' EARTHWORK QUANTITIES CUT FILL RIGHT OF WAY SECTION (NET CUT) NET FILL (NEAT LINE) 1,800 CYDS 8,500 CYDS 1,800 CYDS *4,900 CYDS SEE GEOTECHNICAL REPORT FOR STRIPPING *FILL MATERIAL TO BE BROUGHT IN FROM LOCAL SOURCE. ~~·----------------------------------------------------------------------------------------------------------~---------------------------------------------------------------~----------------LL a:: .J REVISIONS NO. DESCRIPTION/DATE BY 1ST .SUBMITTAL 0 ESM OJ/07/2014 0 .....I .....I ~ t-a: ::J 0 0 z <( ~ t--I s: t- <( a: w -N 0 .....I ~o -o -m om I ' QI'-~m QN li li ,. is woe aw ~ .. E 0 0 . :~ 0 E (II G) ~ ~ ~ 0 :J a. • ~ " 0 $ :c "'" £< C g X. -Q 0. 0 " .., .., cc .3 .s -C • E "' ., c<> ·-Q "C •o i'.::,; :, en 1, ,, .!, co QL ..J 0. "' C 1: '"' "" c• ·-0 g,;: w.2 = j) -~ :, on. J-z a: ~ :J ~ 0~ 0 C> ~ z <( ~ J--I s <( z -::E :::::i LL.I a:: a. ~· I-z 1,.1 a:: LL 0 ?: 0 JOB NO.: 1799-001-013 DWG. NAME: PP-03 DESIGNED BY: BNG DRAWN BY: DCL CHECKED BY: DATE, 03/07/14 DATE OF PRINT: PP-03 3 OF 7 SHEETS "' '" ~2 ... .. 0, I °' 0. C ~-c ,.w b .. n:£ .::; " E$ a.- I .2 a. n. / ,.., :3- 0 :3- 0, 0, " ;;::, "' CD ::, 0 ., 7 _ ::, N f3 cii -c ... "' -co •N ,,,, "' " E '-J ~ ,,,-i; .• :!:: ------------·-·------------------.---------- A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP.123 N., AGE: 5 E, W.M., KING COUNTY, WA 9 10 SE 128TH ST (KING COUNTY) 16 15 NORlHWEST CORNER SEC. 15, CON CRETE, INCASE D 03 /24/98 FOUND BRASS PIN IN TWP. 23N., RNG. 5E., W.M. N 88'56'26" W 35.89' ..> ~ O' "'· ~' :'a: ' ..>' 0 O' .(,l ..> N 18'05'50" W 52 .56' \ ' N 0756'31" w----. 48.51 ' N 61'49'21 " W 53.28' • 18 ·• 17 ,. I =--=:~:.:::~. § E ·--------~? ---~ _· ·------§ ·····-·----·::-·=-... i ... § ::-=·:..===-:-== § ==-· ·:c--:..:..--:= 3 ==:=.::::::.~ .. :::::.. § === 49.00' .-/15 / NORlH QUARTER CORNER -f!)l ,r SEC.1 5 , TWP . 23N., RNG. 5E., W.M. '' FOUND 3" BRASS DI SC WITH S 89"12'14" E 42.00' EXISTING DRIVEWAY I LOT # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 PUNCH AT SURFAC E 0 3 /24/98 FINISHED FLOOR ELEVATION 389.90 390.50 390.50 389.90 388.20 388.00 387.80 387.50 387.30 387.10 388.75 388.75 388.75 388.75 389.20 389.20 388.70 388.70 388.20 388.20 387.60 LOT# 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 FINISHED FLOOR ELEVATION • 388.10 389.00 390.40 391.00 392.50 392.50 394.00 391.75 390.75 389.50 388.75 388.00 392.50 393 .50 393.50 394.50 394.50 395.50 395.50 390.00 q I . l; II I lj ---,.~--------'-... -... J n SCALE: 1" -40' 40 .20 0 40 80 CONTOUR INTERVAL= 1' ' - t,_.. • 0 ~~~---------------------------------------------------------------------~----------------------------~----------------------------------------------------------------------------· R EVISIONS NO. D ESCRI PTI ON/DATE BY O 1ST SU BMITTAL 03/0 7/2014 0 ..J ..J ~ r a: :> 0 0 z <( ~ r -I ~ r <( a: w -N 0 ..J ..,0 -o .; s: I ' m~ ..,m "'"' :J i = li " i~ ow I:' c; E 0 0 0 ::J Cl. I-a: ::J 0 0 z <( ~ I--I ~ ES M -~ , 0 • "' ,: ,.o £~ C " Ca. -" 0 .. 0 .. "" cc 00 .., .., -C • E a,• C 0, ·-0 >-c ~~ , cn-o " .!', co OL .., 0. z 0 t, z :i: i z ~- a. ~ ......J j:: ::::> ~ 0 ,<( 0 a:: & ,<( z -::?! :::i w a:: a. z ~ z w a:: IL. 0 ~ 0 JOB NO.: 1799-001 -01 3 DWG. NAME : PP-0 4 DESI GN ED BY: BN G DRAWN BY , DCL CHECKED BY: DATE: 03/0 7/14 DAT E OF PRINT: PP-04 4 OF 7 SHEETS "' 3V V O 10 Ql o a I °' :ts ~~ 0 .. ->, Q. 0) ~·"O -[~ I .2 ~a. "' §. 0 ~ a, a, .... / "' ID ::, ~< ,_ ~~ w "' <.,. "'-co J-~ ~t:. . "' J!, .. .....-] .. ::::: A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP. 23 N., RGE. 5 E, W.M., KING COUNTY, WA 16 5 "vr------ ~ o SE 128TH ST (KING COUNTY) NE 4TH ST (RENTON) NOR1HWEST CORNER SEC. 15. CONCRElE, INCASED 03/24/98 FOUND BRASS PIN IN TWP. 23N ., RNG. 5£., W.M . N 88'56'26" W 35.89' ~ -'; (}\ ""· ~; ::ec ' 0, (}\ "' ~ N 18'05'50" W 52.56' N 0756'31" W 48,51' \ ' N 61'49'21" W 53.28' .... -z.\ .. , \ '1 19 ; ;t- 1+;' -- . .,---! ' . ' I 10 . A 9 , I ,I /, . .,./' -•C/i: ::-::;-:-:::-.. --.-..... , .. -- 8 J , 40 LEGEND ·---. D ---------ill}------- -·-----s ------- --------'ii------- n SCALE: 1" -40' 20 0 40 CONTOUR INTERVAL= 1' EXISTING STORM DRAINAGE EXISTING SANITARY SEWER EXISTING WATER MAIN 80 PROPOSED 12"¢ STORM DRAINAGE • • • • • • • • • • • • • • PROPOSED BASIN LINE TRACT A STORM DRAINAGE FACILIL TY DETENTION REQUIRED: DETENTION PROVIDED: WATER QUALITY REQUIRED: WATER QUALITY PROVIDED : 38,887 CF 40,754 CF 12,600 CF 12,600 CF • 0 ~~~---------------------------------------------------------------------------------------------~-----------------------------------------------------------------------... REVISIONS NO. DESCRIPTION/DATE BY O 1 ST SUBMITTAL ESM 03/07/20H- 0 ....I ....I l-a: :J 0 0 z <( ~ I--I ~ I- <( a: w -N 0 ....I ~o -a -m .... I I !~ ~ = >-~ ~; ~o; E 0 0 . 0 :> Cl. 1' a 0 .. -:i: "'~ .S:< C C C> 0 C. -" 0.. ~. ".., cc 0 " -'-' -C .. E "' .. C o> ·-0 >.c .. 0 ~:::, a (/)- 0 "O ,!. co OL -' a. z ~ z I (/) ~ I-~ a: a.. :> 0 0 ....J 0 0:: ~ 0 () z~ <( ~ ~~ I--I $ z g z w 0::: IJ.. 0 JOB NO.: 1799....;.001-013 DWG. NAME: PP-05 DESIGNED BY, BNG DRAWN BY: DCL CHECKED BY: DATEc 03/07 /14 DATE OF PRINT, PP-05 5 OF 7 SHEETS "' •~ ~ .B "' . o a I a-: (l_ C ;;;--;:: .w 0 .. ~! %~ I .2 ~CL ,., ;!- 0 ;!- "' m ,-. :;:;- "' m ::, \l <( I ,o ::, ... f3 i.:.: ,;: ... "' -c o ,.~ ., ,-. ( ~ ri ~·-·-· .,, u ,' -:--. ~ \ . I A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP1. 23 N., RGE. 5 E, W.M., KING COUNTY, WA 440 430 420 410 400 390 380 370 440 430 420 410 400 ·-·---·---------------· -·-· ·-·t··--· --- i I -----------•i --·----- ! l l l -----.-•---.-------------t ---------------- 1 i i ! .... ··--·--·<\ _________ --------------·----J--·--··-·---------------~-------- ' i -------·'··-···/ ) CL ll)JT'X ------j--------------------:---------,--,,=~...,.....,,.. ...... -c------~---=-==--=-STA 11 +81.46. WHITMAN CT NE/ROAD D = STA. 71+28.18, ROAD A , i I ! ' . ' l ' CL INT'X I I -------------t----------J --------------1 -----------j--STA 13+ 78.82. WHITMAN CT NE/ROAD D 1 = STA. 52+64.05, ROAD B 1 : , ' 1 l ) 'i i . ' ! -·--------4· ·--------· ·---------)-----··-···---···-·--······-·--· ;.- ' ' ' ' I i I i \ l t , 1 -l " 1· ... ---; .. --- I - i -------··---f --··------·-- 1 J _____ ------------·--·---------l • ! ----------·-·------i --------·-------·------+--.. --. ____________ L ____ _ ! I 10+80 -, O')) I')! \ l i 11+60 12+40 13+20 14+00 0 '=!I< 01• "' + .... 14+80 15+60 16+40 17+20 WHITMAN CT NE & ROAD D I I I CL INT'X 1 .. : . , .. STA 30+00.00, ROAD C i = STA. 15+48.54, WHITMAN CT NE/ROAD D I . l ·---------;--< ' i - 1 1 ~v PVI <iTA: 30+50.05 "! "? ...,,, l "4-..... PV1 !c1£V: 386.07 I .,. "' ~ Rt,3~;l~.: I t z I I I l I ' PV1 STA: 1 2+39.26 1 -- PV1 ELEV ! 397.26 HP STA: 32+40.85 HP ELEV:l 394.497 K: 16.34 L~~71~~iOO 440 -------430 420 'K 6 32 i ·-o> i \ : • j (/J , ' -1'---Lll,..C_:_5_0_.o_o_--f _~--------'--------~ "' __ --=iC"'L-IN-=T-='""X'-='~'=--~=~~-+-----,------1-------------------- "' ,... "' "' i m STA 32+63.90, ROAD C i , 410 0 :;; ::) ~ ~ ;= STA. 18+58.97, ROAD D i 0 u, '.;' :ll , + '1 SEE PROFILE ABOVE I ~ ~ g ,;; I g ,;; : ,FOR CONTIN~ATION I 0 JI) ·-~ ' •• g l i 1 i l t') 00 m i (J)Gl l i , ! --------~~---~----i-------in -1-----------i------J--------:-;.~~1--. --J------------400 ! ! ~~--~-----------r~ -=-- 1 ! /_--- ! I I " J / ! SCALE. 1 "=40' HORIZ . • 1"=10' VERT. R/W 0.5' 2 .0% 45' LIMITED RE?IDENTIAL ACCESS 26' PAVEMENT R/W t 13' I 13' 8' PLANTER 5' S/W I O 5' i-------~------i~----~------ir~~~-~---i~-~~~•· . I 10· 6' 10· DRIVELANE QRNE LANE PARKING . 0.5' f---------+---tl--,-'-----+-------i _2.0% EXISTING CURB I I • I 12.0% '~I , , 5' 3 MIN. lYP '. ,-~ COVER EXIST. 8"¢ W.M. I EXIST.J . I. 12"¢ S.D . I EXIST. 8"¢ s.s.f WHITMAN COURT SCALE:' 1 "=6' 2 ,0% PROPOSED CEMENT CONCRETE VERTICAL CURB AND GVTTER . --J _ J ____ --5 ,9,-t. _\l_.--'11: . -----·., j _, _j 390 -----j- PROPOSED i i ROAD PROFILE ---390 20.5· . I 380 370 -2.00% 1 ! -,,·-I I I Ii ( : j j , i I i i i : ORIGINAL GROUND I i I 1------------------r----------------_J __ l<X) 11[) ~!o <X?1st to \,....: c.o;w ro ioo OJJco nln f'0 jrr, • I 30+00 ----i - i ~tv ,/(() I'' . 001" ..,...,OJ ·· ~rn I I 30+80 31+60 32+40 ROADC SCALE . 1"-40' HORIZ . • 1"=10' VERT . I 380 370 . I 7.5' .DRIVELANE RIGHT ,-OF-WAY 20· I PAVEMENT ! 7.5· I DRIVE LltJE 5' DRIVABLE I WALKWAY I , -'IJ1e·-~2~.0~%~. ·=======2:c.0=%=·==·=2=.0=%=. ::::::i, PROPOSED CEMENT CONCRETE VERTICAL CURB AND GUTTER 8"¢ W.A. 3' MIN. ~ COVER 12"0 J S.D. I I } 8"0 S.S. ! ROAD C (STA. 30+00 TO STA. 31 +82.25) & ROAD D (STA. 15+6d TO STA. 17+75.80) SCALE: 1"=6' I I ' ! . ' l -· ---·-·---·-··--; ---··--·. -----------'.------·-·. --------.:. -·-----··--·---·-·--·-·--. • PVI STA: 18+83.60 ! i PVI ELEV: 397.26 • HP ST~ 18+82.01 HP ELEV: 394.497 I K: 116.34 LVC: I 190.00 14,7.381 ' 1 . 440 430 420 410 I J ··--·-·-------j ----+--------------·\---------j ----·-·---·G-----·-···--·-····--·-··--"·--l----· · ·--··---·-----··--400 5.72.,. , - =--__/-L. .... 18+00 ' ·--+-- 1 ' o i<D .10> st! . a/') ,.,,...,0) • '110 ' I , . -~ ' - .. ____ J_ __ ' ' i"' --·---· 390 .. ". ... i -------380 lo ID ' . ·st lo, ;r0 18+0 7.0' DRIVELANE 2 .0% 20 .5' RIGHT-OF-WAY 20· PAVEMENT 7 .0' DRIVE LANE _2.0% 370 5' , DRIVABLE I l .O SIDEWALK I _2.0% PROPOSED CEMENT CONCRETE VERTICAL CURB AND GUTTER 3' MIN. ~ COVER 8"¢ W.A. J S.D. 12"0 J S.S. 8"0 ROAD 8, ROAD C (STA. 31 +82.25 TO STA. 32+64) ROAD D (STA. 17 + 75.80 TO 18+59) SCALE : 1 "=6' 14' TRACT I · 12' I PAVEMENT 1 I . I 0.5· ! , ,____6.o_· ~i---6_.o ·~ I ~ 0_5· i I 2.0% i _ 2.0% I i PROPOSED CEMENT CONCRETE VERTICAL CURB AND GUTTER 8"¢ W.A. 3' MIN. COVER 12"¢ J S.D. J 8"¢ S.S. TRACTS 8 AND C SCALE: 1 "=6' & • 0 1· ~a~-------------------------------------------------------------------------------------------------------------------------------------------------------~------------- -------------- REVISIONS NO. DESCRIPTION/DATE BY O 1ST SUBMITTAL 03/07/2014 ESM 0 ...J ...J ~ I-cc :::> 0 0 z <( ~ I--I s I- <( cc w -N 0 ...J :!§ mm ' I m~ ~m mN :i:ii' = le " ii-a woe ~~ E 0 0 - 0 ::J Cl. ~ ~ 0 • "' .c .,,o £:C C c• a o. -o Q_ 0 • '"' cc .3 _s en t-~ a:~ ::J a.. 08 0~ z~ <( ~ ~ t--I s IL 0 ~ 0 JOB NO.: 1799-001 -013 DWG. NAME: PP-06 D ES IGNED BY: BNG DRAWN BY : DCL CHECKED BY: DATE: 03/07/14 DATE OF PRINT: PP-06 6 OF 7 SHEETS I ,. ' l .i•.,. . I A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP '. 23 N., RGE. 5 E, W.M., KING COUNTY, WA "' . .., ~ 0 ,...: 1;; 0 ~ I °' 0. C ~-;:: 0w :§ ::,:., 0. CD ,:; .., %~ I .!2 .'?-0. ..., ~ 0 ~ 0, I?: / "' CD :,: ,;i < I ..,. :,: ... f3 r:.: -<. ... "' -co 410 i l 400 --· · -----l ·· · ····· ·-·--I - i CL INT'* STA 70+52.63, ROAD A = STA. 50+00.00, ROAD B . I CL INT[X STA 71+28.18, ROAD A I -STA. 11 +81.46, WHITMAN 380 350 70+00 420 390 380 370 360 0+80 70+80 ROAD A SCALE . 1"=40' HORIZ. • 1"=10' VERT . 1+60 TRACTS SCALE . 1"=40' HORIZ. · 1"=10' VERT. 71+60 . 2+40 410 I 400 i CT •NE/ROAD D ----370 420 360 I i I I 1CL INT'X I i 430 1 STA 52+64.05, ROAD 8 I I 420 -·---· ... : ... 1 -;~LA-~T-r-~-:7-00-0+-'.,·i~~-•. -~~~~A-R_o_fD,-'i-A--.• 1;it;J' WH""f r·~i' "-~• I ' LP STA: 51 +~0.76 l LP EL!cV: 38\7.549 j i K. 18.73 i i LVC: 75.00 , , -·------·---·--·--·---------·i ~ -~1 . i ~ ~-·r·. -·--·------·-···-,------ ~ ~i I ~ :i l + ,.,/ l ~ ,,,..... I in ,;;I ., -----T·--·--·· -~-~l---__ J. · ···---~-~-!- ! I I . I PROPdSED i i 1 1 · I ROAD PROFILE ! I . , 2.00%--1 ---·-...... ~ .. ... .. . --l--L ---~---1--.. -=-t_· . , -, I J j . 410 -- i ------------+ 400 390 I --' ,/ I : 1----L 1 ;.,....-i , \ I ! I l i ' : 1 --...;.-.~........-, i ; I I I I I ! ! ! ! ! ! _________ L -------··---!----------------i--------------i--· ----+·· -------__ l _____________ !----. . !I'.. . . .. . I : J i ! !ORlqlNAL GROUND ! i ; I IAT ~ OF ROAD 380 ! i j j I 1 ' ,1 ,I II ;_! j .i I 1 \ ; / ! I 50 +00 5ol40 50 +80 51 +20 51 .J.50 52 +00 52 +40 ~ ~ ~ w 10 ~ ~ ~ 370 52c-80 60 ·!-.!1"1 .ilCJ • C() ·\U') .;r-lCJ) m1 · ID)oj f'J · <OJ • l.()i,._.: ©!(X) Q 1 • ~ ~ ~ ~ ~ ~ ~ ~ ~ -~. ~ ~ ~I~ "'I~ l I I I 1 1 ! i r ! 50+00 50+80 81+60 ROADS 52+40 420 ' j -----------_________ J ______ ------·-----~----------~ ~----t-----------·----j "' . . l ov va! l q,.., + ff') ~ co l{) + ~ II II I : II i ~ ~ 400 -.. . j . ~ ~-f .it it I . ·--· -- 410 i > ~ I I a. I ' 1 ! i i v-i 390 ···-······ ······ .········l ·---···--;4¢:::,-... -i -..... - I ~r I \__ PRoPbsED i r-I ROAD I PROFILE ' . ' . ·· -j__ -· -··--0RIGI NAL· ·GROUND ·· ' ' i !AT <t_ OF RqAD 380 - I I ' I I l ! 370 ·--·-·-···--1-----·· · i ·············-············· '-·· -···----·· ! ! i \ I I ' -------· I --··---------.· -···--·-------i---·-····-··-----·· i j 360 I 4+80 5+60 SCALE: 420 410 400 390 380 370 360 1 "=40' HORIZ. 1 "=10' VERT. 420 410 400 390 380 370 360 · 1 ----------t ·· · ··· r . , I r- 1 ! --------·. ----1-:----······ --- 1 2+80 . l I -1- / I i --·-·-·---t---·---------·- ! . 53 3+60 TRACTC TRACT D 430 420 390 380 370 SCALE . 1"=40' HORIZ . • 1"=10' VERT. SCALE . 1"=40' HORIZ. • 1 "=10' VERT. J-~ ~J::;_ 0..., I R/W I I 0.5' 35' LIMITED RESIDENTIAL ACCESS 12 · 24' PAVEMENT ~ I I R/W 12· 5' SIW I 0.5' ~ I ~ 55 a. a. l ! . . . . ' ' 1 - I 2.0% " - . ·------· .. ---------!---·--·--·--·- 4+40 1 420 410 390 380 370 360 I _2.0% I 2.0% ~ EXIST. 8"¢ W.M. I I 5' TYP. -- 3' MIN. COVER ~2.0% z:, MA~ PROPOSED CEMENT CONCRETE VERTICAL CURB AND GUTTER EXIST.J 12"111 S.D. EXIST. 8"¢ s.s.f ROAD A SCALE: 1 "=6' I · 16' TRACT • I 12· I 3' PAVEMENT 1 '1 r----J-----'-'--"-'-'==--~-i .---!~ 6.0' } 6.0' ~ I I I I I I ~ 2.0% 2.0% ~ I PROPOSED CEMENT J CONCRETE VERTICAL CURB AND GUTTER 12·111 S.D. J TRACT D SCALE: 1 "=6' ,. I ii._ ___________________________________________________________________________________________ -+·· _________________________________________________ ;.._,... _________________ ~ REVISIONS NO. DESCRIPTION/DATE BY 1ST SUBMITTAL 0 03/07/2014 () ...J ...J ~ l-a: :) 0 () z <( ::E I--I ~ I- <( a: w -N 0 ...J ~o -o -m ~~ ' ' :II~ - m~ ITT.f e~ le 3' ~E woe ow ~~ ES M :! ~ ~ 0 • "' LC o,O .; :; C c• 0 a. -o .. 0 .. .., .., CC .s .s "' C ,: " " ".Y CL -0 g':i< w .l! = ::0 2 :> 00. z 0 t; z :c ~ I,.. 0 ~ 0 JOB NO .: 1799-001-01 3 DWG. NAME, PP -07 DESIGNED BY: BNG DRAWN BY: DCL CHECKED BY: DATE, 03/07/14 DATE OF PRINT: PP-07 7 OF 7 SHEETS _-=Jl 24'-0" \ \ \ \ \ \ \ \ \ \ \ \ ~ \ ) \ "\. \ ,_ \ \ 'tsz\ \ \ ( \ T --=-====-~ NORTHEAST 4TH ST ,-------~-/ ! --f ~= ____ ----==---=~====~=fc==::1~~~~~~~~Ni2~~EET LIGHT r-±_ __ c-=± ---------+ :±---_ _ __ --==-= -~~~-~-~-=----------=~~=--~------------------------/ EXISTING SIDEWALK ------- 2' HIGH MASONRY ,,-1 f±J -IT, LA NDSCAPE WALL _ .L_ --- t --------~=-----.--.:::::, --'--'-'---->-===:-::--=-==~~-====-- --~::::::::::=J=c,--==l==F-l:==:=!J.-!_,,,____ 1~ "'"=====~===:======~========:======~======~ .;t-r-:"·l",'i;'.~,t -~--:i -->".:/;>:/J ·,::--:t," I -~ RAISED CONC RET-E --~:~~l:=ii-~~~f~ ~===r===b, t='=:======~=======~:::::,,==-- b I ;;,. ' N ' CROSSWA LK, TYP --1.,w rpl/ -N u==-=====1 J_ --r====='1c::cc===~ -,,-1 -_,_I ··"''' ',7 ,,) /1\ · I 1 -----t+----0 \ ' \ r,==1-==) L __ I ' \ I \ ' " PARKING ( 13 SPACES) BOLLARD, TYP -- ~ ---,- ------:::::=======l-----"' ' --~=~ccf-=;)[ -, I I I I ~ I ~ : 1 I ~ i I I _J 0 Ill ' 7 i I I L _J 0 0 7 FU TURE ATM D I I I D I I I -+r--------'-1------'-----il-D ~-DECORATIVE LIGHT FIXTURE, TYP 0 I "' RAISED CON L ETE N CROSSWALK , TYP --v, -----,_J--+-----1----,c_L__L_l_J--cl ----'' ---I 1 ;~~f~su RE ,----1 ---+-L ,, 1----_J 7 '7 5' HIG H MASONRY LANDSCAPE WALL '>-----DETECTABLE WARNING, TYP -____ '--cc=t---+-- GAZEBO STAF F PARKING (3 SPACES) i> b I w z Ii 1-10 z <( ~ 1--I [,[~ ii' 11 1 11 1 ''I :i ~ I 1 ' !'1 ' :!I 1 $ CD ~RS~ITECTURAL SITE PLAN I f I 1 l RECEIVED MAR O 7 2014 C ITY OF RENTON PLANNING DIVISION Washington Fede ' l C a r c h , t e c t s 2505 Third Avenue Suite 324 Seattle, WA 98121 206.720.7001 phone 206 .7 20.2 949 fax • www.craftarchitects.com _J <( a: I WO Oz w <( ~ LL a: z CD -z Oz ~ I-0 z w 0 I-a: ~z :cw en a: <( ~ CONSULTANT Su b rn i tt a Is /Revisions : SITE DEV ELOPMEN T PERMIT 02 /14/2014 Sheet Tit le:ARC HITE CTURAL SITE PLAN Date : 03/03/2014 Design: BC Dro wn: SAD Pr oject No : 13-651 App ro ved KMC ····----- Sheet No A0.1 COPYRIGHT CRAFT ARCHIT ECTS 20 14 ,-- ' I!=:~ I I I I I I I I L __ I ~ \ \ ( .. --r I I [ __ J I I I I I I I ,-j ' .. Lq- 1 (g I (- ' ) D '--/ -----, .,/\ ~~-) I ,/ I __ ,/ I _____ _J ~1 ' ! i L_J i ( I r~-J ' I --------- ,.,,,=-~- t_-· ---_J/.J I I I i I NEW BRANCt= 2,649 SF (~ ~-L-' ' I \J 1-I __ J 'I I I I ~--- - L __ I \ I ' cci·-' i 'I I I 1\ \ :~ -·~ __ )1 11 11~--- II I ~ ----_J ~ • I \ • J 11 I I I I I I . I ------------~------D \ l Wash ington . C t e C t S 2505 Third Avenue Su ite 324 Seattle, WA 98121 206.720.7001 phon e 206.720.2949 fax www.craftarchitects.com _J <( a: I ~~ ~ ~ ~ Z CD z 0 z ~ I-0 w 0 I-a: ~z :cw Cl) a: <( ~ CONSULTANT Su bmit\a ls/Rev isi ons: SIT E DEVELOP MENT PERM IT 02/14 /201 4 Sheet Ti t le: FLOOR PlAN Date : 02 /14 /2014 Des ign : BC Drawn: SAD Project No : 13 -65 1 .A ppro ved: KMC She et No : A2.1 COPYRIGHT CRAFT ARCHITECTS 2014 ,-• q F,;=_=cc=;==--=----c:;==-======i -~, -,: . .-. ; ,·;J rt .t',--c,. __ -====---cc.;=~,=----=c=-cc-=;,~=~=~ L I I .. !,.,, f ." ., ' \:'.>: /: ' j, I ~5·-~1~TJ~r:z5, ~i~i ~ri 1 1 1~1 -~:::~·---:·· f / i1 ~ 1 1:1 __ _ rr ~ I ~ v ·_:. , / .. 1 i( ' I ,t , --MAIN ENTRY WITH STEEL CHANNEL CANOPY --ATM WITH CANOPY @ ~~~~0 .. ELEVATION ..t,____H_I GHEST PO INT OF STRUCTURE ______ _ "-' 30'-4" SHEET METAL COPING -~ BRICK -~ DRIVE THROUGH BANKING LANES --STAFF ENTR Y NOTE: MASONRY HA LF WALL AT TRASH ENCLOSURE NO T SHOWN IN TH IS ELEVATION. i I I EXTERIOR MATERIALS LEGEND: METALS (ROOF, WINDOWS, COPING) BRICK: RED "INCA'' BRICK: TAN "WHEAT' GROUND FA CE BL OCK: COLOR , CHARCOAL PRECAST TRIM AND SILLS: COLOR, LIMESTONE _______ HIGHEST POINT OF SRUCTUR~ LIL 30' -4..--.iv 'b I aJ ® ~;>~~~ ELEVATION ___ ~OTTOM 0£ DRIVE-l H~ 12 ·-o"V G) ~~~U1~~ ELEVATION Vvashi ngto n Federal* C a r c 2505 Third Avenue Suite 324 Seattle, WA 98121 206. 720. 7001 phon e 206.720.2949 fax • vvww . craftarc h itects. com _J <( a: I ~~ w <( LL a: z CD z z~ § z -I CJ) <( 3:: Ow I-a: z w a: CONSULTANT Su bm itto Is /Rev isions : ---- SITE DEVELOPMENT PERMIT 02/14/2014 Shee t Tit le: EXTERIOR ELEVATIONS ---- & DETAILS Dot e: 02/14/2014 Des ign : BC --···--- Drow n: SAD Pr oject ~o 13-65 1 Approved: KMC ------ Sheet No: A3.1 COPYRIGHT CRAFT ARCHITECTS 2014 F11e: \ \esm8\engr\ESM-J0BS\ 179\l\001\013\exh,b.t~\EN-0.3.dWQ Ploll~d: 2/14/201<1 8:17 A~ Plotted By: Clork Kunit~ugu (> "Tl ~ G) § ~ fll X 0- ,11 (J) ---j ::::I ,riZ z G") ---j ot Zu --o:::o ~ ~~ r---08 -----~ ~ ,-----\ I Ir__,,\~ ~ ) A u 0 z 0 ---j :::0 OJ C :; :::0 -< )> :::0 ,11 )> :;E fll ---j ' )> z 0 --~~ u 0 z 0 ---j :::0 OJ C ---j )> :::0 -< )> :::0 ,11 )> ->/ ~ ~ ~· ~~1'/?y77 . 0 ~.fl (/) 0 0,.. ~ . C "' 0 r.i .i,,. c::? CONSULTING ENGINEERS LLC LOZIER AT WHITMAN COLJRT, LLC l==f=1hif1 334008thAveS, Sulte205 I""' I & I GM I Federal Way, WA 98003 ~ W ~ WH,,'',ITMAN COURT . . ~~~~fiV,AY l~~l~~t:~~~ www .esmc1v1l.com FIGURE 4.1 POND TRIBUTARY AREA WASHINGTON ~~~\icEn0~nr~~dng I ~~~j~c~u~vGt;g~men\ I t~~~s;~;~n;.9chitecture ;--~1 11/j .. I .. '7 ~ :::l I u lli Li D u A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TWP. 23 N., RGE. 5 E, W.M., KING COUNTY, WA .~--SE 128TH ST (KING COUNTY) j ___ NE 4TH ST (RENTON) - N 88'56'26" W 35.89' I EXISTING ========= ==========!==== -------~ _ ___..--/15 SE .. W.lvl. WITH PUNCH AT SURFACE 03/24/98 n SCALE: 1" = 40' i-----40 20 0 40 80 CONTOUR INTERVAL• 1' LEGEND --sJ ---EXISTING STORM DRAINAGE --s--EXISTING SANITARY SEWER --11--EXISTING WATER MAIN PROPOSED 12"~ STORM DRAINAGE • • , , • • , • • , , , , • PROPOSED BASIN LINE TRACT A STORM DRAINAGE FACILIL TY DETENTION REQUIRED: 38,887 Cf DETENTION PROVIDED: 40,754 Cf WATER QUAUTY REQUIRED: 12,600 Cf WATER QUALITY PROVIDED: 12,600 Cf ~EYISlONS NO fiESCRLPTIDN/DAlE a, ~ i~~~~ 5i~~~ ti ~~ 1>._,~.,~ ~ <:r c, ~ SJONAL t~~\ -u jt f i -~ cn@ rt a:-~ £1 . ~. H ~11 z -.9:S - (j -z:g WNo, 1 .o c.9"3g z<.'lm Ii ;:~~ E ti _J > >, :J ~. 0 "'¥ U)=~ q 1·e oo-~ zo~ .'lo. oo• 'ij ()~~ E -., m Q) ~ i !~ 3: 3: •f .so ~~ "'u .::;E ·"' 00. z § z :i: ~ t-a: Cf) :J ~ LU 0 0.. ~ 0 ...J 0 0 ~ I z z a:. 0 <( (.) w w N ~ ~ 0 t-z ~ _J -I 0 $ z :2 i'5 "' "-0 ~ 0 J03 NO.; 1759-001-013 D'o\G. NAf./E: PP-06 DESIGNED BY: BtiC DRAWN 3Y; DCL CH~CKED BY: DATE; 02/07/14 DATE OF PRINT. PP-06 6 OF 9 SHEETS ~ . . Jj 0 rn ~. (/) (/) I 0.. 0.. a.. ii Ii ~ a I I ffi i Oz ~~ fl) ~ j i -:{,g ~~ ~i !) ~~ ~.J ts~ {"" ~i I ~! ~ ·aw il ,!~ i~ " I i2 §i i:'i 'I ~!I •,B t :z 0 I d z ~ z 0 ; ~ <.ie ii ?!;"' I.LJ ii ffic,, ~ ~"'a"'· ~, 0 a) c:,<Xl"' !xi i;i"' I I h "i-... LO ~~s! ~iij~ .... .__,.._,, 9J~ ' ·011, ~'\ ~ :~ ~ ~ ~ j rs,. ,., e..: {>" fl I co~., PRELIMINARY CLEARING, GRADING, AND DRAINAGE AND UTILl"TY PLAN _...,,,___ """' ~ 1• .. 40• --~ -----w-----EXISllNO \!ATER WIN = = EXlimNG SA!<ITARI' SE:WER MAIN O EXISJIJIO SAllirAAY S!YIER t.WlHOt.E A --------...---~~~-- EXIS11HO ARE H'lll!WIT EXISTING SlllRM OAAJII PIPE --PROPOSED SD PIPE 0 • () • EXISTINQ 'M'E I CATCll IMSIN PROPOSED TYPE I CAWH llASIN EXIS!INC TYPE I CATCH &ISIN P~Of'OS.O lYPE U C~lCH BASIN PROPOSED ASPH/ILT PAVEMENT BB PROPOSED RIP RAP PAD ~ PRQ!'OSEO WEil.ANO flLL AREA -----'-EXltmNO CONTOUR ·--------· PROPOSED COIITOUR •• ti"' / / / tr·· \ \ \ f'' .,,.. \ . ·r' " Wesl ~de of shed /10.6'E of Ecsl One. f~· \ ~ 1,,'t,• \ f.i'"'). \•tf!,, , .• I ) !"'' Li u u u li'I .. ~ ru . 1 ru ~ ~ ~ ~ l • c ...... \. ) _ .. ~ 400 LEGEND . e SP1 ------.... -- WETLANI) SURVEY A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC. 15, TWP. 23N., RNa.·· 5E.,W.M. CITY OF RENTON, ( Soil Plot Location Creek/Ditch Centerline Wetland/Creek Buffer Wetland Edge SE 128th St. (King Co.) NE 4th St. (Renton) / I --- \ ---~ KING COUNTY, \ -i.--. ~ ) 7 'A / ·\ ) \ v \ /-\ \ \ \ l \' J \ / I WASHINGTON 0 100 200 I , ___ , Scale: 1" 100' Vertical Datum: City of Renton. 6 Centre 30821B Pacific Hwy South ·-e-~ Pointe (253) 941-7522 • Federal Way, WA. 96003 t · · Surveying DRAIN BY: K MA I N CHreKED BY: N LARSON . DATt Oec. 22, 1998 JOB NO.: 1-490 SC& 1 .. = 100' DRAIIHC NAlre; 1490 Ribera Property Renton, Washington WETl.AND DELINEATION MAP December 1998 . T-1858-02 SHANNON & WILSON, INC. Geolec:hnic:al and Envil'l)flmeolal ConsullanlS FIG.4