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-. -" !-/ .. \ \ ... (~ l EXIST '.~ ! SIDEWALK {4' " TO REMAIN ,. ~ ORIGINAL SHEET SIZE IS 24"x36" I PLOT DATE: '--~- '-'-",f,--'. _ (:'0---;;-,'_ -"CL.~o~. -, -- '/,/ ~'WIDE-/ CONC, Sfo~ WEST BUILDING -', ' -_,:""./y.---, .... ';C _ ,.,' , . ~ . . ----------- --" - - -_." -~----~--, , , ---~ , I ,I 'I Ii,' ~ 'I , -.. -----...... ... '" - ------,-\:- . . . . ---~- --'-- ,--;-~--~--~~ . . . . , ,~ - , , , ------1 ->-~ • , I. "f,. EAST BUILDING BUFFER N-8,.--,-. I I I ::~.-.J I I ! ... , .... ;:-,tud iO LLC u OJ -')- ,< "'\ti'l;. -----1--'.,','----------------","'1- , . . . . land planning landscape architecture land entitlement 15~OO 52nd Avenue South SUite 210 Seattle, WA 98189 Phone: 206.204.0507 . . . . --.. , --~ .--.,----.-. -f;~-'--" ----------, " ----~---,- i: " , I' j i 'I J " ~-<",,:. I. ! I . !' LANDSCAPE' LEGEND [7.£ZJ ...• ' ................. . .'.','.'.'.-.' ' .. . " v " [, ,---, ]-. , .-.j ; ----.. PROPOSED GRASS TURF AREA PROPOSED PLANTING AREA (TREES, SHRUBS, & GROUNDCOVER) , " *; I-~ I ~ I 1·,·1 I' +~-.I PROPOSED 10-H WIDE STREET FRONTAGE LANDSCAPING PROPOSED PARKING LOT INTERIOR LANDSCAPING EXISTING TREE TO REMAIN NOTE: SEE SHEET L12 FOR f'LANT LIST PLANTING DETAILS, ~! ~ ___ 11, __ .,20 ____ .. ~4fO~ __ .. ~iO ~ ~ 1" 20' 0" J I I .- STATE OF WASHINGTON REGISTERED ~2:;;~=- MELVIN R EASl-~· CERTIFICAfE ~JO_398 02015 GROUPARCHlfECT, ING . ALL RIGHTS RESERVED PROJECT: AVANA RIDGE PLANNED UNIT DEVEL.OPMENT 10616 SE 172ND ST. RENTON, WA 98055 CLIENT: AVANA RIDGE LlC ' PROJECIISSUES: SrrE DEVELOPMENT PERMIT 12/01i201~i -----------------SHEET DATE--- REVISIONS DRAWN: CHECKEO: PROJECT No, SHEET TillE: 12129/201, COP MRE LAl541 CONCEPTUAL LANDSCAPE PLAN ISSUE: PPUD L10 ORIGINAL SHEET SIZE IS 24",36" I PLOT DATE: I I ----------===-----.-~ MATCH LINE ~ SEE SHEET L 10 ------------ BUFFER. E BUFFER LINE 1 0' WIDEc~IN. PARKING I..OT PERIMETER" LANDSCAPE· ----------- . 01 f\l ,K '-I -COATED LIN. FENCE / DOG RUN \WITH WOOD CHIP . c C LAstudiOLLC land planning landscape architecture land entitlement 15200 52nd Avenue SOlJlh Suite 210 Seattle, WA 98183 Phone: 21]6.204.0507 . ."" _ """",/ S-7 ------, ---/ . •.. ' S-12 ,'PEDESTRIAN -_ ..... - ..... -.... .. ' BRIDGE S--11 WETLAND BOUNDARY / STREAM CORRIDOR S-8 [:" .. <J .... , . , o o~o· o ~(J ',-". . 0 ,_----6-7---~-'-~ -<-0--~()--{t~) . .0.0 o (ct-----.. ' 0 UrFER ADr5IT!O~ o 6,885 SF .. ~~ 0 o LCH (§J BUFFER liNE 0 ' COBBLE -LINED . ' ' NATURALISTIC . DRAINAGE cariC, STAIRS WITH <'r.~., '~C::;>:;J~ " ",HANDRAILS, TYP, ~ " ------< '-J," " -, ' ," " '" , ,~'.< '; ----- ~ TERRiTORIAL .- ~ VIEWS / ....... ". ;~IST. SmEWf<K) I ~ RD,IAII~ "- EXIS~ ~REE GROVE TO BE-"'/ ENH;~~GE;;WcrH SUPPLEMENTAL UNDERSTORY p~ TYP. LOSS 632 (;J,'. ~~:--6' WIDE WOOD CHIP PATH •• o N-5 ". '. ,EJUFFlR LINE f301~LARD . 'LlGHtS,TYP,' . " " '- 4' WIDE WOOD CHIP PATH BUFFER o .• :." .... N-3 S-3·· ' •. o \ '.\,' . ". \\ ·· ...... ~.WETLAND BOUNDARY! \\ / . "'J .• STREAM .CORRIDOR o '," C\ '. () . N~2~1 .. o C) .. •. .,JO "" N-1 S-2 --------~ '. S-l \ BUFFER ADDITIO , 1,427 S.F . '''-'----'~~~~~ "-\ WIDE CONCeJEWAlK, TYP. o BUFFER LINE ~r;~-_ [OPElJSPAC1SJ .. SCULPtURAL .. ·.·.·.·19566 SF'·· .. ·.FOCAlEl.EMENT . ... . . . . c::.c_"·_ ". . TYP. . .....' . .• . ' ACCESSIBLE' .' "",,/.--~-.(-T:-'---7'---~,L NEW -8' WIDE / 7C' SIDEWALK "LAWN' .... PICNIC TABLED,-·· r:l;;==?, TYP ... .' .coNc. <SEAT WALL '.' ... ...•...... . ...... · .. ·· ... 1 . . COVEREDPAVIUONI· . ,PRcLlfeT ' . , ~ ., IVIONl}M~NT ~ ,SIGN ' ~ , 5' WIDE / I / / / ""/ / ; / CRUSHE;0 STONE PATH / ;: " / /; /~ ~l'---..L NEW WIDE / PlJI,N ER STRIP / )'JIH STREET / REES / .6' jJE:~Cf~~H BACK AND CE"IT/ M REST, TYP, / / ; / ; / PROPOSED GRASS TURF AREA PROPOSED PLANTING ARE,~ (TREES, SHRUBS, & GROUNDCOVER) PROPOSED 10-FT. WIDE STREET FRONTAGE LANDSCAPING PROPOSED PARKING LO] INTERIOR LANDSCAPING EXISTING TREE TO REMAIN NOTE: SEE SHEET L12 FOR PLANT LIST AND PLANTING DETAILS. ~ o~! ___ 1,0--.,20~1_" __ = __ 2_0~J~~o-,,----~61 I J u OJ I I .-..c u ~ ro 0... ::J o L. bJl r.J STATE OF WASHINGTON REGISTERED ~j;;2~1-L- MELVIN R. EASTER CERTIFICATE NO.39B © 2015 GRQUPARCHITECT, INC. ALL RIGHTS RESERVED PROJECT AVANA RIDGE PLANNED UNIT DEVELOPMENT 10616 SE 172ND ST. RENTON, WA 98055 CLIENT AVANA RIDGE, LLC ----------,-,--- PROJECT ISSUES: SITE DEVELOPMENT PERMIT SHEET DAlE: REVISIONS DRAWN CHECKED PilOJECT No SHEET TITLE: 12101/2015 'IlI29/20'15 COP MRE LAl54t CONCEPTUAL LANDSCAPE PLANI r' '" ." . , -,/ -"-'.' ISSUE: PPUD L11 NOTES: 1. TREE SlAKES TO BE VERTICAL, PARALLEL, EVEN-TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDITIONS. 2. PLANT TREE 1» HIGHER THAN ADJACENT FINISH GRADE. r---'ARBOR TIE' OR APPROVED EQUAL TREE TIES r---8-FOOT X 2" DIAMETER WOOD TREE STAKES, 2 PER mEE, JASPER OR EQUAL ,,---REMOVE TWINE AND CORD FROM TREE TRUNK r---3" DEPTH BARK MULCH 3--4" WATERING BAS'N SURROUNDING TREE FINISH GRADE !~~r~[~~m.':JI~!~. 111~t~~II~~~PULL BURLAP OFF TOP 1/3 OF ROOTBALL '[ SCARIFY PLANTING PIT WALLS, "~T~~,,,,~I,TTII ;;~ "'i'lc, '""" II SLOPE WALLS@IH:3V ,,--.~ PLANT PIT BACKFILL '----EXISTII~ IG SUBGRADE '----.-f------SET ROOTBALL ON MOUND OF UNDISTURBED BASE DECIDUOUS TREE PLANTING --- NOT TO SCALE jl!OTES: 1. USE THREE 'ARBOR TIE' OR APPROVED EQUAL, TREE TIES EVENLY SPACED AROUND BASE OF TREE -PLACE FOR LOCAL WIND CONDITIONS. 2. PLANT TREE 1" HIGHER THAN ADJACENT FINISH GP-AOE. REMOVE TWINE AND CORD AROUND TIIU N K OF TREE 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 3" DEPTH B,~RK MULCH 3-4" WATERING BASiN SURROUNDING TREE 2X2 HARDWOOD STAKE DRIVE INTO UNDISTURBED SIJBGRADE FINISH GRADE 1 :i~'t~[J)~!~~~~~lttr'--PULL BURLAP OFF TOP 1/3 OF ROOTBALL ,1lITl=rrfl±lii'-----SCARIFY PLAolTING PiT WALLS, SLOPE WALLS @1H:3V PLANT PIT Bt\CKFiLL -------EXISTING SU8GRADE '----+----SE1' ROOTBALL ON MOUND OF UNDISTURBED BASE EVERGREEN TREE PLANTING NOT TO SCALE NOTE: PLANT SHRUB 1/2" HIGHER THAN ADJACENT Fi NISH CRADE. 3" DEPTH BARK MULCH, TAPERED AT STEM 3-4" WATERING BASiN SURROUNDING PLANT FiNISH GRADE CI'!.'C'j'!j\k·:11==ryJ. ~I~~~P~LA:NT PIT BACKFILL 11:uffi1~ill~rn~\1'1~I~lfti~L---SCARIFY PLANTiNG PIT WALLS, . SLOPE WALLS @1H:3V '---EXISTING SUBGRADE ~lLBQQI126bLl2~. '----SET I,OOTBALL ON MOUND OF -;i UNDISTURBED SOIL SHRUB PLANTING NOT TO SCALE ~---GROUNDCOVER PLANT PLANT, TYP. --t---GROUNDCOVER PLANT 12" TYP. SPACiNG AS INDICATED ON PLANT liST, TYP. EDGE OF PLANTER GROUNDCOVER PLANTING NOT -TO SCALE ORIGINAL SHEET SIZE IS 24"x36" I PLOT DATE: PROPOSED PLANT MATERIAL SYMBOL BOTANICAL NAME COMMON NAME MN. SIZE, SPACING, AND REMARKS STREET TREES (AU DECIDUOUS) ------~------------------------------------------------(dO ()@ o ., ., CARPINUS BETULUS 'FASTIGIATA' FRAXINUS PENNSYLVANICA 'PATMORE' GiNKGO BILOBA 'AUTUMN GOLD' L1QUIDAMBAR STYRACIFLUA 'ROTUNDILOBA' NYSSA SYLVATICA QUERCUS COCCINEA ULMUS PARVIFOLIA 'EMeR ii' TREES FOR PARKING LOTS AND OPEN SPACE (DEClO.) COLUMNAR EUROPEAN HORNBEAM PATMORE ASH AUTUMN GOLD MAIDENHAIR TREE WORPELSDON SWEETGUM TUPELO SCARLET OAK ALLEE ELM --------~--.-----------.----".----.----------- (STREET TREES LISTED ABOVE) ACER CIRCINATUM ACER PALMATUM 'SANGO-KAKU' CERCIDIPHYLLUM JAPONICUM AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' CORNUS 'EDDIES'S WHITE WONDER' CORN US KOUSA 'SATOMI' CORNUS MAS CRATAEGUS PHAENOPYRUM MALUS VAR. PRUNUS SARGENTII 'COLUMNARIS' STYRAX JAPONICUS EVERGREEN TREES FOR OPEN SPACE AREI>,S CHAMAECYPARIS NOOTKATENSIS CHAMAECYPARIS OBTUSA 'GRACILIS' PINUS CONTORTA CONTORTA PSEUDOTSUGA MENZIESII THUJA PLiCATA TSUCA MERTENSIANA VINE MAPLE CORAL BARK JAPANESE MAPLE KATSURA TREE AUTUMN BRILLIANCE SERVICEBERRY EDDIe'S WHiTE WONDER DOGWOOD KOUSA DOGWOOD CORNEUi\t~ CHERRY DOGWOOD WASHINGTON HAWtHORN FLOWERING CRABAPPLE COLUMNAR SARGENT CHERRY JAPANESE SNOWBELL ALASKA YELLOW CEDAR SLENDER HINOKI FALSE CYPRESS 51-lORE PINE DOUGLAS FIR WESTERN RED CEDAR MOUNTAIN HEMLOCK LARGE AND MEDIUM SHRUBS FOI, PARKING LOT AND OPEN SPACE AREAS ABEllA GRANDI FLORA ARBUTUS UNEDO 'COMPACTA' AZALEA VAR. BERBERIS THUNBERGII VAR. CALLUNA VULGARiS VAR. CLETHRA ALNIFOLIA CORNUS STOLONIFERA CORYLUS CORNUTA ESCALLONIA RUBRA EUONYMUS ALATA 'COMPACTA' ILEX CRENATA VAR. ITEA VIRGINICA LEUCOTHOE FONTANESIANA 'RAINBOW' MAHONIA AQUIFOUUM MYRICA CAI.lFORNICA OEMLARIA DELAVAYI OSMANTHUS HETEROPHYLLUS PHiLADELPHUS LEWISII PIERiS VAR. RIBIES SANGUINEUM RHODODENDRON VAR. ROSA NUTKANA SAMBUCUS RECEMOSA SYMPHOCARPUS ALBUS VACCINNUM OVATUM GLOSSY ABEllA COMPACT STRAWBERRY TREE EVERGREEN & DECiDUOUS AZALEA JAPANESE BARBERRY HEATHER SUMMERSWEET RED OSIER DOGWOOD BEAKED HAZELNUT RED ESCALLONIA COMPACT WINGED EUONYMUS JAPANESE HOLLY VIRGINIA SWEETSPiRE RAINBOW DROOPING FEDERBUSH OREGON GRAPE PACIFIC WAX MYRTLE OELEVAY OSMANTHUS HOLLY-LEAF OSMANTHUS MOCI( ORANGE L1LY--OF .. THE --VALLEY RED FLOWERING CURRANT RHODODENDRON WILD ROSE RED ELDERBERRY SNOWBERRY EVERGREEN HUCKLEBERRY MINIMUM SIZE: 2" CALIPER MINIMUM MATURE HEIGHT: 35' MINIMUM OF ONE TREE PER 30 LF OF STREET FRONTAGE MINIMUM SIZE: 2" CALIPER IN PARKING LOT ;NTERIOR AND PERiMETER LANDSCAPE. 1.5" CALIPER ELSEWHERE. 6' HT. MIN. MINIMUM SIZE AT PLANTING: 12" HEIGHT ONE PER 20 SF OF PARKING LOT INTERIOR A~D PERIMETER LANDSCAPE SYMBOL t I ~ e ~ i • C I i • r ~ • BOTANICAL NAME COMMON NAME SMALL SHRUBS FOR PARKING LOT AND OPEN SPACE AREAS CORNUS STOLONIFERA 'KELSYI' ERICA M EDITERRANEA MAHONiA REPENS PRUNUS 'ODO LUYKEN' POLYSTICHUM MUNITUM P01ENTILLA 'TANGERINE' SPIREA JAPONICA 'ANTHONY WATERER' VIBURNUM DAVIDII VIBURNUM OPULUS NANUM DWARF REDTWIG DOGWOOD BISCAY HEI>,TH CREEPING OREGON GRAPE ODO LUYKEN LAUREL WESTERN SWORD FERN SHRUBBY CINQUEFOIL ANTHONY WATERER SPiREA DAVID'S VIBURNUM DWARF EUROPEAN CRANBERRY BUSH GROUNDCOVERS FOR PARKING LOT AND OPEN SPACE AREAS ARCTOSTAPHYLOS UVA URSI CAREX MORROWII 'ICE DANCE' CAREX NIGRA 'VARIEGATUS' DESCHAMPIA CAESPITOSA ERICA CARNEA EUONYMUS FORTLINIA COLORATUS FESTUCA OVINA GLAUCA FRAGERIA CHILOENSIS GAULTHERIA SHALLON MAHONIA REPENS PACHYSANDRA TERMINALIS RUBUS CALYCINOIDES VINCA MINOR KINNIKINNiCK ICE DANCE SEDGE VARIEGATED JAPANESE SEDGE TUFTED HAIRGRASS HEATHER WINTERCREEPER LARGE BLUE FESCUE BEACH STRAWBERRY SALAL CREEPING MAHONiA JAPANESE SPURGE EVERGREEN BRAMBLE VINCA ORNAMENTAL GRASSES AND PERENNIALS FOR PARKING LOT AND OPEN SPACE AREAS LAstudiOLLC land planning landscape architecture land entitlement 15200 52nd Avenue South Suite 210 Seattle, WA 98188 Pnone: 206.204.0507 MN. SIZE, SPACING, AND REMARKS MINIMUM SilE AT PLANTING: 12" HEIGHT ONE PER 20 SF OF PARKING LOT INTERIOR AND PEI<lMETER LANDSCAPE MINIMUM SIZE AT PLANTING: 4" POT TRIANGULAR SPACING 90% COVERAGE WITHIN 3 YEARS OF INSTALLATION --.--~------------------ BERGENIA 'BRESSINGHAM RUBY' CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' CAREX MORROWII 'ICE DANCE' DESCHAMPIA CAESPITOSA GERANIUM MACRORRHIZUM VAR. INGERWERSEN EPIMEDIUM RUBRUM HELICTOTRICHON SEMPERVIRENS HEMEROCALLIS HEUCHERA SANGUINEA 'PURPLE PALACE' LAVENDULA ANGUSTIFOlIA MISCANTHUS SINENSIS PENNISETUM ALOPECUROIDES 'HAMELN' BRESSINGHAM RUBY BERGENIA KARL FOERSTER REED GRASS ICE DANCE SEDGE TUFTED HAIRGRASS INGERWERSEN CRANESBILL EPIMEDIUM BLUE OAT GRASS DAYLILY PURPLE PALACE CORALBELLS lAVENDER MAIDEN GRASS HAMELN FOUNTAIN GRASS MINiMUM SIZE AT PLANTING: 4" POT FOR PERENNIALS, 1 GAL. FOR ORNAMENTAL GRASSES TRIANGULAR SPACING STATE OF WASHINGTON REGISTERED I , U OJ I J .- ;w~iT~fo- MELVIN R. r:::ASTER CERTIFICATE NO.398 @t 015GROUPARCHITECT,INC, ALI. HIGH'! S MESERVED PROJECT: AVANA RIDGE PLANNED UNIT DEVELOPMENT 10616 SE 172ND ST. RENTON, WA 98055 CLIENT: AVANA RIDGE! LLC ----------------------PRO,JEeT ISSUES: SITE DEVELOPMENT PERMIT 1210112015 '--'--'--SHEET DATE: REVISIONS DRAWN: CHECKED: PROJECT No. SHEET TITLE: 121161,015 CDP MRE LA'1541 LANDSCAPE DETAILS & PLANT LIST ISSUE: PPUD ., ,-(. i) :: ~. • t'; '/' I L12 !Yi, i1, • 559.883' PROP.IINE • , I '" :zi 'I ORIGINAL SHEET SIZE IS 24"x36" ! FLO r DATE: 121281201510:27:58 AM SE 172ND STREET WEST BUILDING PROPOSED 4·STORY APARTMENT BUILDING OVER DAYLIT BASEMENT 160'-5" WESTLEVELl ENTRY I··' WEST LEVELl ENIRY PROJECT ANALYSIS NET SITE AREA: 159,574 (3.663 ACRES) BUILDING AREA WEST BUILDING: LEVEL 1: 6,985 LElfll18.758 LEVELl 9,272 LEVEL 4: 9,171 , LEVEL 5: 9,272 TOTAl.: 42,559 SF EAS I BUilDING I.EVEl14,896 lEVEL 2: '11,111 LEVEL311,111 LEVEL 4 11,111 , LEV EL 5: 11111 FOTAL: 49,340 SF PERCENT ESTIMATE LOT CO'JERAGl: LANDSCAPING ON SITE: 45,660 51 ROW: 28,218 SF TOTAL: 13,818 SF INTERIOR PARKING LOT LANDSCAPE: REQUIRED: 2,350 Sf (94 STALLS, 24 SF per STALL) PROViDED 3,854 SF (liMITS DELINEATED ON SITE PLAN) TOTAL OF ALL BUILDINGS: 92,899 SF ALLOWABLF BUILDING HEIGHT: 15' ,ALLOWABLE 10' ADDITIONAL FOR OPEN SPACE PROVIDED. 35' PROPOSED BUILDING HEIGHT BUll_DING SETBACKS SE 171ND ST 20'~' BENSON OR S (SRSI5): 20'0" BENSON RD: 10'-0" SIDE YARD SETBACK ALONG EAST PL: 0' ------~----------------------~------------- I 24' -0" -#-------'--- -. I j---- EAST LEVEL 2 ENTRY EAST BUILDiNG PROPOSED 4-STORY APARTMENT BUILDING OVER DA YLIT BASEMENT 190' -3114" ------= ~~-~~~ ~ EASTLEVEL 1 ENTRY I I f I I. I PARKING: TYPE ADA STALL -STANDARD AIlA VAN STALL -STANDARD COMPACT ,S-IANDARO I STANDARD -OVERHANG . -------.---,-, -,----~,----~ TOTAL PARKING PROVIDED: 94 KEYNOTES: 72' HOSE REACH, 150' MAX ALLOWED i'-----/r-MAILBOX ENCLOSURE c c C i C C 'C C PEDESTRIAN BRIDGE \ ~----,/ 6100' PROP liNE -----0-/' ICO~NT , 2 20 ----~ 45 25 94 SIZE- 9'-0" X 20':iY . 9'-0" X 20'-0" ------~ ---- 8'-6' X 16'-0" --" ----.- 9'-0' X 20'-0' 9'-0" X 18'-0" SITE PLAN NOTES: REFER TO SHEET moo fOR OWNER! APPLICAolT INfORMATION 2 REFER ro SHEET AO.02 FOR LOT AREA I,ND ZONING REQUIRFMfN [S 3 REFER ro SHEE [ AO.03 FOR DETAILED SETBACK INFORMATION lIND CONFORMANCE 4 REFER TO SHEET AD.03 FOR HEIGHT AND EXISTlflG 1 FINISH GRADE ELEVATION INFORMATION SEE ROOF ['LAN ON SHEET A1.06 fOR ACTUAL ROOf HEIGHTS PROVIDED 5. SEE CIVIL DRAWINGS FOR DRAINAGE AND ROW IMPROVEMENTS 6 SEE LANDSCAPE PLANS FOR LOCATIONS OF PRorOS[IJ PLANTINGS (TREES, SHRUBS, AND GROUNDCOVER) 7. SEE GEOTECH REPORTS FOR SUBGR/IDE PREPARATION AND ADDITIONAL REQIREMENTS I ADJACENT LOT' ~CEL 2923059176 , 253.60' PROP LINE --------~ DOG PARK AMENITY / / FIRE DEPARTMENT I / / SITE PLAN -----~--"'- SCALE: 1" " 30'0' ,., 201[; GROUPARCHIIEcr, ltjG, PROJECT: I ' u CIJ I ' .- ALL RIGHTS RESERVED AVANA RIDGE PLANNED URBAN DEVELOPMENT 10616 SE 172nd STREET, RENTON, WA 98055 ellEN I: AVANA RIDGE, LLC PROJEer ISSUES: PLANNING URBAN DEVELOPMENT 12/29110'15 BUILDING PERMIT 12/2912015 SIIEEr DATE: 12129115 REVISIONS DRAWN: CHECKED: PI10JEeT No. SHEET TITLE: lVO BJP ARCHITECTURAL SITE PLAN ISSUl: PLANNED URBAN DEVELOPMENT A1~OO I,] 2 <C Z b w .~ o Go: CL x x x x I x x x w C) o n::: <{ z <{ > <{ c· "I ''<" " ,1. , ~ .' ,) c _ ", )",,' -r----. '- PRELIMINARY SITE VOLUME CALCULA nONS cur VOLUME (CU. YDS) 10.992 FILL VOLUME (cu. YDS) 3,264 NET VOLUME (CU. YDS.) 7,728 EXPOR T ALL VOLUMES ARE APPROXIMA TE AND ARE PROVIDED FOR PERMITTING PURPOSES AND REPRESENT FINISH GRADE TO EXISlING GRADE AS SHOWN. CONTRACTQ.R SHALL RE:L Y ON HIS/HeR OWN ESTIMATES FOR DETERMINING ACTUAL EARTHWORI< QUANTITIES. THE: VOLUMES DO NOT INCLUDE: STRIPPIN6~ ST!?UCTURAL fXCA VA nON, VAUL T EXCAVA TION. EXPANSION/COMPAcnON FACTOR OR ANY SOIL TYPE RESTRICTiONS GENERAL NOTES SITe AREA: AREA OF WOR/(. 164,827 S,F. (3.784-ACRES) 177,271 5.F. (4.068 ACRES) 1. ALL SURPLUS SOILS Sf/AU BE EXPORTED TO AN APPROVED DriOP OFF SiTE. 2. fiLL NEEDED IN EXCESS OF ONSITE SOIL SHALL 8E IMPORTED mOM AN APPROVED SOURCE AND SNALL BE APPROVED BY TNE GEOTECHNICAL ENCINEt'R. LEGEND [UL ill 1III 110 I<EYS70Ne WALL ROCI<ERY 1H~~~~ Cali 2 Working Days Before You Dig 811 Utilities Underground Location Cemer OD,MT,ND,OR,WA:.-) ___ ..J ". -; !/'t , , ." '\ '- l' . c~ ~, '," WES TBUIL DfNG, )' , , i 'I' DR. STRONG CONSUL TlNG ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 TTH AVENUE, KIRI<LAND, WA 98033 D 425.827.3063 F 425 8272423 NO. / , SW 1/4 SECTION 29, TOWNSHIP 23 N, RANGE AVANARIDGE / t EAST BUILDING i DRAWN GRD CHECKED esc REVISION BY DI\I E APPR i 5 E, W.M. --t,-~ f 1"" -t ----, OPEN SPACE. 19,795 S.F. AS NOTED ONE INCH . I AT FULL SC'J..f.~ IF NOT ONE INCH SCALE ACCORDINOL Y VERTICAL NAVD 1 'J5d HORIZONTP.L NAD 19B3/1991 _ 'N .- " ,j-:: '-, '." ~ 1,1 " .~ ,', , • A)I "', I' ',0 i~ " '" I" 1< Q' . / CI TY Ol=-- r:;;[NTON / Plunning/Bulldlng/PLIblic Works Dept. / ---------- .. -- .,', 1 'j!. l fl-'-" 'c~ / AVANA RIDGE PUD CONCEPTUAL GRADING PLAN " --.--- i. , , ('<" --. ";1 \~ 1) (',i' -~, r -X"> ,') " . ,e:, ,-':1'~ l' ,',!../ ""'; ,"" '; . (, ",Pl', h) ":. cl, , = p!,') , , 1-,., ",I J.') _ ~ r, ' ,', -!"' V~.·"'_ C' ~. C,. 1\ ."Ji·i'!" 'n c.,N". 1 ',' ,) ..... 'uL! ", )' ! ." , ,-' <}> NORTH GRAPHIC SCALE o 15 30 60 : ! 1 I~ICH = 30 Fl 12,29,15 PACE DRS PROJECT NO. 15088 A- ------------------------ --~------------- ------- 0_ x x x x I x x x w (9 o et:: « z « > « ~, , ", ,. I.' ;0. I,l ,:; -""~",,"""_-'1~~~~ Call 2 Working Days Belore You Dig 811 Utilities Underground Location Center CiD,MT,ND,QR,WAJ -----' --------- -------- ---- -----.. '-'~-'-- ---- -- --------------------------------------- SW 1/4 SECT/ON 29, TOWNSHIP 23 N, RANGE 5 AVANARIDGE VA" • -,'J !~, WEST, BUILDING ' ,~- . " . " / ~, ,1' EAST BUjLDING • • "/ " '\ DR, STRONG CONSUL TlNG ENGINEERS ENGINEERS PLANNERS SURVEYORS ~::::::=t::::::::::::::::::::::::::::::::::::::::::::::::::t=::::~~::::~~::::~~";eo'E~'~EDJc~'~ __________ --j5CALE ~ NOTED DF.SIGNED, esc 820 7TH A VENUE. KIRKlAND, WA 98033 0425.8273063 F 425,821.2423 NO. flEVISION BY APPR DRAWN GRD Ctll::CKEC esc M'PROVE[)" esc f-ONE INCH _ I f\T FULL SCALE: l IF NOT ONE INCrt SCALE ACCORDINGLY W.M. Y[f,TICAL NAVD 1988 HORIZONTAL" NAD 1963/1~91 \, (\~/ .. ' / -.'0 --:::..;~::.--;--"--- 'c, .ie, , . " .,,'--'-~', , '3,; 1, 1," ,p r,(I lr I;', ' (~) .1' ," ;' \ )q,~"J~ ~ • .'", ',J~';,,'. -" • . ' ,-, , ' .~ '. L " .. , / . '. . -l.' 1'1 TV Or: \./ I I I I RE~JrON .j/ Planning/Building/F'ublic Works Dept. e , ._------_._- '-_._- ·;~I,'. : ,: i_ ,(, . ''l; " 'r ,<If, CN\,q~, f' .::. 0Li ','r,) I , / , / / / AVANA RIDGE PUD GENERALIZED UTILITY PLAN / "'."~, ~ . ,C= ;'f; C ''''( R ~ -" -'~ ,In \ , • \ I ,. . . , .'; ! 'J " . J,:" ;' . I 'I .- i / / NORTH GRAPHIC SCALE o 15 30 60 .' "·=9~ .... I~""""· 1 INCH ~ 30 FT. DATE. 12,29.15 FIELD800K" DRAWING NO SHEET: 5 5 DRS PROJECT NO. 15088 A-Nf"JNNAA / " '" '" ;, " ''-s: '" '" " w :2 q Z ,,' U W -, o IL CL x x x x I x x x w o o 0::: « z « > « / ~:? I :IZJ~~~ Call 2 Working Days Before You Dig 811 Utilities Underground Location Center OD,MT,ND,OR,WA) ! i -- , >r '0 , , \ , WE,STBUILDING' " " DR. STRONG CONSUL TING ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 7TH AVENUE, KIRKLAND, WA 98033 0425,827,3063 F 425,827242,3 ~'. -' - NO, SW 1/4 SECnON 29, TOWNSHIP 23 N, RANGE 5 W.M. ! RE'';:SION AVANARIDGE \ , , " ' EAST BUILEJING BY , , ,,./ , : \ DATE , , APPR DESIGNED. esc DRAWN GRD .~Pf'ROVf[) esc , , AS NOTED lONE INCII I 1-----;;-" F1JLL SCALE l IF '<OT 0>.;( I/;(:H SCAlE ACCORDINGLY • -'"P ~. -,"<,',;'" ,~><""", '~" ,,'" ,,,',c- \ • ,,-,(, r • '" .)'1(' l' VERTICAL' NA\;fl '988 HC"ILDNrAL NAJ 1983/199, ", I " ' ~: , ( . / !' I ! ! ,! ! -/. , i, _, ;~ /\ ,'"' / / / , / / CITY OF RP~TON / P'anning/BUIlding/1-J ublic 'Norks Dept. ,----' ,--'--,--'-'" / / , \ , , , ,2'e,,,I--', t _!o'l'i 'J' ")~' ,yo ',:!<~I ",. ,1,_" -,',p ')"' AVANA RIDGE PUD DRAINAGE CONTROL PLAN -----~--" / / i, " / " " J" ,," ;;: j , \ 'I / ; __ .r_· ":r'" • /j', •• _1.. '. NORTH GRAPHIC SCALE o 15 30 60 J ' 1 INCH; 30 FT, 12,29,15 PAGE' DRS PROJECT NO. 15088 A- f-- U w --, o CL il- x x x x I x x x W G o a:::: « z « > « TESC LEGEND TREES TO BE REMOVED DRIPUNE OF RETAINED TREE (WITHIN DEVE:LOPABLE AREA) DRIPUNE OF RETAINED TREE (WIIHIN CRITICAL AREA/BUFFER) DEAD, DISEASED OR DANGEROUS TREES (PER ARBORIST REPORT) TREE RETENTION CALCULA TlONS TOTAL TREES, DEAD, DISEASED OR DANGEROUS TREES: TREES IN RIGHT-OF-WA Y: TREES IN PRIVA TE ACCESS EASEMENTS/TRACTS: TREES IN CRITICAL AREAS AND BUFFERS: NET TREES: TREES TO BE RETAINED, REQUIRED: TREES' TO BE RETAINED, PROPOSED: NO REPLACEMENT REQUIRED _W"'~~~~·~~ Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (iD,MT,NC),OR,WA) 429 67 37 o 114 211 (211 X 0.2) = 42 46 ,---,' -,-', - j' SW 1/4 SECTION 29, TOWNSHIP 23 N, RANGE 5 E. W.M. A~4NARIDGE / tt -j'Th<:-,:; -'.~ (,:_.,,,~. " . ./ '·>,i,' CC:.,., ... ·. v".·"<"·,::",,,, " ,"/. _ . ___ "";"_ 'J'J-,_ .. -_.-.. ,,-r" - _.'? .... _.' •... ~ .. __ " r ~_, 1\ : // ! , 'SE 172NDSTREET ': t . ,i il .' \ " .,., x' = _. , -.---'"':---'-='~-,- -~-.~ i i = ~--='" II I~' , , , ... . , ", .." ~, ~.~ '----,,~ l 1\11 ,"""~/ ~~~~-r~~~~ ,~~~-~' --.... ---- --,-----,- ! ! .... .... ... " \ .... ,,,,,,-,-, . .........,1-'7"1 . "" , '." , . ,.. ..,.." c .. "., \ \1 1 =-T4,~"'~' ";;_':f,'~~' ~~~j~~~~h~_1~~*~~'=:'~--~-'4 --!- 'l<:z( A 1 ____ . , , ". " ' , , '. , , 581:, ... \,A'\:::,if-"::, ~ :w!';'!j~YA "'~',)q( ' .. ~", , "" " - '. ' , , " ~ \ _:'i' " ", ',': ',I . I ., .1 I, I ! , ' , _. \: r:==i==================:::=~:==t:==t==}'~CR;;;";;;"~D:JC~. ----1 eOALe." NOTED VERTICAL NAlrD 1988 HORIZONTAL NAD 1983/1991 DR. STRONG CONSUL TlNG ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 7TH AVENUE, KIRKLANO, WA 98033 0425.8273063 F 425.8272423 r DESIGNED: f"\,;J esc NO. BY DIITE APPR DRAWN: GRD CHECKED' esc APPROVED esc I ON~ INCH ~T FULL 8CAl£ IF NOT ONE INCH SCALE ACCORlJiKGLY -----~'~'---,-,,' / / ,//1' " ./ I / /., '. CI TY OF' RFNTON Planning/Building/Public Works Dept. , / I / / --"-'-- \'/ /1 / / / ---, . -.~~ -I, I / NORTH o , AVANA RIDGE PUD TREE RETENTION & LAND CLEARING PLAN GRAPHIC SCALE 15 30 ; : 60 I 1 INCH ~ 30 FT. DATE 12.29.15 '·[LOBOOK: Pilei'; SHEET: OF' :2 5 DRS PROJECT NO. 15088 A-NNNNAA 40 20 o 20 40 SCALE IN FEET CONTOUR INTERVAL: 2 FOOT " , , , " SITE PLAN LEGEND =.::::.:..::,,-----------.-~. SO' STANDARD STREAM BUFFER liMITS 9,115 SF STREAM BUFFER REDUCTION 9,527 SF STREAM BUFFER EXPANSION 11,500 SF ENHANCEMENT PLANTINGS· SEE DETAIL 2·1 SPLIT RAIL FENCING AT BUFFER LIMITS (1,060 Lf)· SEE DETAIL 2,3 CRITICAL AREA SIGNAGE AT BUFFER LIMITS (13 TOTAL) . SEE DETAIL 2·3 , ' , " I' (t -" ' \,~.,,-/.; },), \ t~, .,/ ,.::'f,·;-{:: ", :,';'~", , l' " '" , I ". "'. "-'~ , •• _, ..... ,_."~ ~ ._ . h ( < ,J , WEST BUILDING:, /' . ,/ 1/ , f ,', / PRIOR TO PLANT INSTALLATION CONTROL NOXIOUS WEEDS WITHIN THE HATCHED AREA SHOWN ON THIS DETAIL, TARGET NOXIOUS WEED SPECIES SHALL INCLUDE THE FO' LOWING' All CLASS "A" "s" AND "e" NOXIOUS WEEDS (INCLUDING NON-REGULATED "6" AND "e" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNT~ NOXIOUS WEED LIST DURING NOXIOUS WEED CONTROL WORK, EXISTING NATIVE VEGETATION SHALL BE PROTECTED FROM DAMAGE, ALL NOXIOUS WEED CONTROL CUTTINGS AND DEBRIS SHALL BE REMOVED FHOM THE SITE, CONTROL METHODS: . REDUCE TOP GROWTH OF NOXIOUS WEEDS, ACCEPTABLE METHODS INCLUDE: WALK BEHIND OR TRACTOR MOUNTED MOWER, EXCAVATOR WITH L BUCKET AND THUMB, POWER SAW, BRUSH HOG, LINE TRIMMER, LOPPERS, CLIPPERS, HAND PULLING, OR APPROVED EQUAL 2, GRUB OUT LARGE ROOT CROWNS AND MAJOR ROOTS BY HAND USING CLAW MATTOCK, PULASKI, OR APPROVED EQUAL SPOT APPLY RODEO® HERBICIDE TO RE-GROWTH, HERBICIDE SHALL BE APPLIED BY A WASHINGTON STATE liCENSED COMMERCIAL APPLICMOR 3, HAVING A CURRENT "AQUATIC" (Q) ENDORSEMENT, Lp~!~O~X~I~~U~S~W~EE=D~C=O~N~T~R~O~L~R~EQ~U~IR~E-M_E_N_TS_: ____________________ ~~ Q70 4080 EAST BUILDING ~I '.J . , , . " CONSTRUCTION SEQUENCE: , , 1. FLAG LIMITS OF PLANTI~jG AREA. 2, REQUEST AND ATTEND PRE·(ONSTRUCTION MEETING WITH OWNER AND CITY OF RENTON, 3, CONTROL NOXIOUS WEED SPECIES WITHIN THE AREAS SHOWN IN DETAIL H. 4, INSTALL NATIVE PLANTS (SEE SHEET 2), 5, PLACE MULCH AT BASE OF PLANTS (SEE SHEET 2), 6, CLEAN-UP AND DEMOBILIZE FROM SITE, 7, REQUEST FROM AND ATTEND INSPECTION WITH OWNER. 8, OWNER TO COMPLETE AS-BUILT AND SUBMITTO CITY OF RENTON, 9, CONTRACTOR TO PROVIDE 1 YEAR OF MAINTENANCE UNIJER DIRECTION OF OWNER, FUTURE MAINTENANCE TO BE PROVIDED BY OWNER. 1O,OWNER TO COMPLETE 5 YEARS OF MONITORING, - / , / ./ r , j / GENERAL NOTES: / i '/ . . ' / / ! /' / _.---------------------------------- L ALL CONSmUCTION SHALL BE IN ACCORDANCE WITH CITY OF RENTON CODES, ORDINANCES, AND APPROVED PERMIT CONDITIONS, 2, BEFORE THE START OF ANY CONSTRUCTION, A PRE·CONSTRUCTION MEETING MUST BE HELD BETWEEN CITY OJ:RENI.c>_N.. THE OWNER, AND THE CONTRACTOR. 3, A COpy OF THESE PLANS MUS r BE ON THE JOB SITE WHENEVER CONSTRUCTION IS iN PROGRESS, 4, THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARDS, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFE, HEALTH, AND SAFETY OFTHE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF THE WORK SHOWN ON THESE DRAWINGS, ANY WORK WITHIN THE TRAVELED RIGHT·OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE TRAFFIC CONTROL IN ACCORDANCE WITH ANY AND ALL CITY OF RENTON STANDARDS, 5, SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR, CONTRACTOR SHALL ACCOMMODATE REALIZED AND MHiCIPATED SITE CONDITIONS Vi/HEN COMPLETING THE WORK SHOWN ON THIS PLAN, / ! I' , 1 , r " " ! ,/ / ! ~ , : . .' / I' .~~~;)" ; , ~_'c , ! ,I , , , " I ) I 'I :> MITIGATION PLAN SHEET INDEX: SHEET NUMBER DESCRIPTION ------1'-----------_._""'--, 1 SITE PLAN, NOXIOUS WEED CONTf\OL, NOTES 2 PLANTING PLAN, MONITORING & MAINTENANCE MITIGATION PLAN NOTES: 1, THE BOUNDARY/TOPOGRAPHIC MAP AND SITE PIAN USED TO GENERATE THIS PLI\N WAS PROVIDED BY DR STRONG CONSULTING ENGINEERS, INC. (620 7TH AVE- KIRKLAND, WASHINGTON 98033, SOURCE DRAWINGS HAVE BEEN MODIFIED FOR VISUAL ENHANCEMENT, MAP DATE REFERENCE: 12/21/2015, Know what's OQ'I01'N Call before you dig, :--"'-{"E",. d \" v L ,-' ,J UNDERGROUND UTIlITY LOCATIONS SHOWN ARE APPROXIMATE. UTILITY LOCATIONS AND CHARACTEHISTICS SHOWN ON THIS DRAWING, IF ANY, ARE BASED ON THE FIELD LOCATION OF THE APPARENT SURFACE EVIDENCE OF EXISTING STRUCTURES, THE UNDERGROUND ROUTING AND CONDITION OF BURIED UTILITIES HAS NOT BEEN VERIFiED OR CONFIRMED, ADDITIONAL UTILITY LOCATION Mm MAPPING MAY BE REQUIRED, FIELD LOCATE, VERIFY DEPTH OF, AND ADEQUATELY PROTECT ALL UTILITIES PRIOR TO THE START OF WORK, z :3 c.. z o -~ ~ -I---~ <C w a: <C ...J <C u -I--a: u -I,J c:: -bB c:: --.... -:! II'! c:: o U "C c: rn -.... w S '" ... , "0 U C ...I ro .... '" ,----,---1 '" w 15 z o z -----.--- DATE: 12/28/2015 JOB NUMBER: 15·159 DESIGN BY: ES DRAWN BY: [ARC CHECK BY: ES Site Plan, Noxious Weed Control, Notes SHEET: 1 OF 2 MONITORING PLAN & MAINTENANCE PLAN PURPOSE OF AND NEED FOR PLAN: THE PURPOSE 01 THIS PLAN IS TO DESCRIBE THE STREAM BUFFER MODIFICATION REQUIRED FOH THE CONSTRUCTION OF A PLANNED URBAN DEVELOPMENT (PUD) LOCATED IN RENTON, WASHINGTON. PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS: PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS ARE OUTLINED IN THE TABLE BELOW. THE GOALS AND OBJECTIVES OF THIS PLAN ARE CONSIDERED ACHIEVED WHEN THE PERFORMANCE STANDARDS ARE SATISFIED. MONITORING PLAN (DURATION = 5 YEARS): AS-BUilT SCHEDULE: IMMEDIATELY FOLLOWING CONSTRUCTION FOllOWING COMPLETION OF THE WORK SHOWN ON THIS PLAN, A QUALIFIED PROFESSIONAL SHALL PREPARE AN AS·BUllT. THE AS-BUilT SHALL SUMMARIZE THE COMPLETED WORI< AS WELL AS ANY DEVIATIONS FROM THE APPROVED VERSIO~I OF THIS PLAN. IN ADDITION TO THE AS-BUilT, BASELINE MONITORING DATA SHALL BE COLLECTED AND PERMANENT PHOTO POINTS SHALL BE ESTABLISHED TO DOCUMENT REPRESENTATIVE CONDITIONS WITHIN ENHANCED STREAM BUFFER AREAS. BASELINE MONITORING DATA COllECTED AND REPORTED WITH THi' AS-BUilT SHAll BE CONSISTENT WITH THAT DESCRIBED FOR ANNUAL MONITORING. THE AS-BUILT AND BASELINE MONITORING DATA SHALL BE SUBMITTED TO THE CITY OF RENTON NO LATER THAN 30 DAYS FROM THE DATE THAT THE WORl< SHOWN ON THIS PLAN HAS BEEN COMPLETED. ANNUAL MONITOr{ING SCHEDULE: ANNUALLY FOR 5 YEARS FOLLOWING PLANT INSTALLATION FOllOWING I\CCEPTANCE OFTHE AS-BUilT, ANNUAL MONITORING SHAll BE COMPLETED FOR A PERIOD OF FIVE (5) YEARS. ANNUAL MONITORING SHALL BE COMPLETED BY A QUALIFIED PROFESSiONAL AND SHALL COMPRISE A SITE INVESTIGATION AND REPORTING PER THE FOLLOWING INTERVAL: • QUART[RLY DURING THE FIRST YEAR (YEAR 1) FOLLOWING PLANT INSTAlL/\TION; AND • IN AUGUST OR SEPTEMBER OF THE SECOND THROUGH FIFTH YEARS (YEAR 2 THROUGH YEAR 5) FOllOWING INITIAL PLANT INSTALLATION. THE PURPOSE OF THE DETAilED SITE ASSESSMENTS IS TO EVALUATE CONDITIONS WITHIN ENHANCED STREAM BUFFER AREAS PER THE CURRENT YEAR'S PERFORMANCL. STANDARDS. THE FOLLOWING INFORMATION SIIALL BE COllECTED AND ASSESSED RELATIVE TO THE PERFORMANCE STANDARDS ESTABLISHED FOR THE PROJECT: • THE PERCENT SURVIVAL OF INSTALLED PLANT STOCK (YEAR 1 AND YEAR 2 ONLY). A DIRECT COUNT INVENTORY AND ASSESSMENT OF ML INSTAllED PLANTS SHALL BE USED TO EVALUATE PERCENT SURVIVAL. THE RATIONALE FOR POOR CONDITIONS, IF PRESENT, WilL BE DETERMINED TO THE EXTENT FEASIBLE. • THE PERCENT COVERAGE PROVIDED BY INSTALLIED PLANT SPECIES (ALL YEARS). INSTAllED PLANT STOCK PERCENT COVERAGE SHALL BE ASSESSED USING APPROPRIATELY SIZED SAMPLE PLOTS OR LINE INTERCEPTTRANSECTS. • THE SPECIES COMPOSITION OF AND PERCENT COVERAGE PROVIDED BY NOXIOUS WEED SPECIES (ALL YEARS). SPECIES COMPOSITION MJD PERCENT COVERAGE BY NOXIOUS WEEDS SHAll BE ASSESSED USING SAMPLE PLOTS OR LINE INITRCEPT TRANSECTS. IN ADDITION TO THE DATA COLLECTION AND ANALYSIS REGARDING PLANT COMMUNITY CONDITIONS, PHOTOGRAPHS OF ENHANCED STREAM BUFFER AREAS SHAll BE TAKEN FROM THE PERMANENT PHOTO POINTS ESTABLISHED DURING THE AS-BU!lT. THE RESULTS Of EACH ANNUAL MONITORING SHALL BE SUMMARIZED IN A WRITTEN REPORT AND SUBMITTED TO THE CITY OF RENTON NO lATER THAN OCTOBER 31 OF THE RESPECTIVE MONITORING YEAR. CONTINGENCY PLAN SHOULD ANY MONITORING ASSESSMENT REVEAL THAT THE PERFORMANCE STANDARDS FOR THE RESPECTIVE YEAR ARE NOT SATISFIED, THE PERMITTEE SHALL WORK WITH THE CITY OF RENTON TO DEVELOP A CONTINGENCY PLAN TO ADDRESS THE DEFICIENCY(IES). CONTINGENCY PLANS CAN INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING ACTIONS: 1. ADDITIONAL PLANT INSTALLATION; 2. EROSION CONTROL; 3. HERBIVORY PROTECTION; 4. MODIFICATION TO THE IRRIGATION REGIME; AND/OR 5. PLANT SUBSTITUTiONS OF TYPE, SIZE, QUANTITY, AND lOCATION. SUCH CONTINGENCY PLAN SHALL BE SUBMITTED TO THE CITY OF RENTON NO LATER THAN JANUARY 31 OF ANY YEAR WHEN DEFICIENCIES ARE DISCOVERTIl.UNlESS OTHERWISE APPROVED BY THE CITY OF RENTON, ACTIONS SPECIFIED ON AN APPROVED CONTINGENCY PLAN MUST BE COMPLETED WITHII~ 60 DAYS. IF THE FAILURE IS SUBSTANTIAL, THE CITY OF RENTON MAYEXTEND THE COMPLIANCE MONITORING PERIOD FOR THE STREAM BUFFER ENHANCEMENT WORK. MAINTENANCE PLAN THIS SECTION PROVIDES A GENERAL OVERVIEW OF THE MAINTENANCE PROGRAM NECESSARY TO ENSURE THE PERFORMIINCE STANDARDS ESTABLISHED FOR THIS PLAN ARE SATISFIED. NOXIOUS WEED CONTROL FOllOWING PLANT INSTALLATION AND AT REGULAR INTERVALS DUR!NG THE MONITORING PERIOD, NOXIOUS WEW CONTROL SHALL OCCUR ON A SPOT TREATMENT BASIS WITHIN THE AREA') SHOWN IN DETAIL 1-1 AND PER THE SPECIFICATIONS DESCRIBED IN DETAIL 1-1. GENERAL MAINTENANCE INSTALLED PLANTS SHALL BE MAINTAINED AT REGULAR INTERVALS DURING THE MONITORING PERIOD TO PROMOTE THE SUCCESSFUL ESTABLISHMENT AND VIGOROUS GROWTH OF INSTAllED PLANTS. GENERAL MAINTENANCE SHAll INCLUDE: • WHDING THE BASE or EACH INSTALLED PLANT. • RE-APPlYING BARK MULCH TO MA:NTAIN A 6" MINIMUM APPLIED THICKNESS- YEAR 10NLY. • THE PRUNING OF INSTAllED PLANTS TO REMOVE DEAD WOOD AND PROMOTE VIGOROUS PLANT GROWTH AND PROPER FORM. • THE REPLACEMENT OF PLANTS IN DISTRESS AND/OR THAT ARE DISEASED. • THE REMOVAL OF TRASH, LlTTm, AND/OR OTHER NON-DECOMPOSING DEBRIS. TEMPORARY IRRIGATION TEMPORARY IRRIGATION SHALL BE pr{QVIDED FOR TWO (2i GROWING SEASONS FOllOWING PlA~IT 1~ISTAllA.TION PER THE SPECIFICATIONS SHOWN ON THIS PLAN. PLAN GOALS, OBJECTIVES, & PERFORMANCE STANDARDS • ~. " 'G G> A L: ; ·1':'g~JW,~ml;~§.i:\;:Nf;';j;,,~~6{O=R=)V=:I:/Ji.:=c;';~=;:'~...,---:.;~"'"":$""'"/!=.~.-=-;t;{'"""~,Ar::~R-,..,:p=]':'~""":'~;'"""'i",:,,--,-i,:,:i;WtIJ:\'l;;\ ··· •. 'y~;1'-2;~;,;··~ ,T~ SUCCE:SFULlY E;TABL;;H A . T~ INSTALL AND SUCCESSFULLY 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON. THIS NATIVE PLANl COMMUNITY ESTABLISH DENSELY PLANTED NURSERY STANDARD CAN BE ACHIEVED STRICTLY THROUGH SURVIVAL OR THROUGH A WITHIN THE STREAM BUFFER GROWN TREES AND SHRUBS. COMBINATION OF SURVIVAL AND PLANT REPLACEMENT. AREAS SHOWN ON THIS PLAN. 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON. 60% AVERAGE COVERAGE BY NATIVE WOODY PLANT SPECIES AFTER THE FIFTH GROWING SEASON. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES. 1------.-----------------------+------------------.. ------------.------- TO LIMIT NOXIOUS WEED SPECIES WITHIN THE STREAM BUFFER AREAS SHOWN ON THIS PLAN. TO PROVIDE FUll INITIAL CONTROL OF NOXIOUS WEED SPECIES AND THEN TO MINIMIZE THE GENERAL PRESENCE OF NOXIOUS WEED SPECIES. PLANT QUANTITY CALCULATIONS: FOR PERMITTING PURPOSES ONLY LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "8" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY . NOXIOUS WEED LIST. I _TY_PE __ + __ A_R_EA __ + __ &_SP_A_C_IN_G__ __ DESIG~-"G:.:Uc:ID.::cE:..:L:..:IN.:..:E:..:.S_* -t __ P_L_A_N __ _ PLANTING PLANTTYPE _I REQUIRED PER PROPOSED BY STREAM BUFFER 11,500 SF TREES (9' OC) 138 TREES 138 TREES SHRUBS (6' OC) 322 SHRUBS 322 SHRUBS ! TOTAL 460 TOTAL 460 * lATEST EDITION OF KING COUNTY "CRITICAL AREA MITIGATION GUIDELINES". TEMPOHARY IRRIGATION REQUIREMENTS: - IRRIGATION SHIILL BE PROVIDED FOR 2 GROWING SEASONS FOLLOWING PLANT INSTAlLATlor,. IRRIGATION SHALL BE PROVIDED BY AN ABOVE GROUND AUTOMATIC SPRINKLER OR AUTOMATIC DRIP SYSTEM THAT PROVIDES A MINIMUM RAINFALL EQUIVALENT OF liNCH PER WEEK FROM JUNE 15 THROUGH SEPTEMBER 15. IRRIGATION SHALL BE APPLIED IN A MANNER THAT MAINTAINS PLAfJT HEALTH, PREVENTS WllTINCi, AND PROMOTES DEEP PLANT ROOT SYSTEMS. PLANT SCHEDULE: SYMBOL COMMON NAME SCIENTI£_IC_N_~!>II['__ ____ _c::SI=Z"'E/..:.F=O"_RM::.:.... ____ Q;:!U"'A:..:N..:.T:.:.IT-,-Y,--=S,-,PA..:.C",I:.:NG=-__ ® DOUGLAS-FIR €)-WESTERN REDCEDAR e -----V!I~E MAPLE ® -INDIAN PLUM @ ---REDlFOWER CURR.ArH e -CLUSTER ROSE @ ---SALMONBERRY e -COMMON SNOWBERRY I'SEUDOTSUGA MENZIES/! 1" MIN CAl., CONTAINERIZED THUlA PLICATA 1" MIN CAL., CONTA!NERIZED /lCER C1RClNATUM 2 GALLON CONTAINERIZED OEMlERIA CERASlFORMIS 2 GALLON CONTAINERIZED RIBES SANGUINEUM 2 GALLON CONTAINERIZED /iOSA PISCOCARPA 2 GALLON CONTAINERIZED RUBUS SPECTABILIS 2 GALLON CONTAINERIZED SYMPHORICARPOSALBUS 2 GALLON CONTAINERIZED 58 80 47 80 33 51 43 68 TOTAL 460 AS-SHOWN AS-SHOWN AS-SHOWN AS-SHOWN AS-SHOWN AS-SHOWN AS-SHOWN AS-SHOWN PLANTS SHALL ~E NATIVE TO THE PACIFIC NORTHWEST, PREFERABLY THE PUGET SOUND REGION OF WASHINGTON STATE. PLANTS SHALL BE PROPAGATED FROM NATIVE STOCK; NO CULTIVARS OR HORTICULTURAL VARIETIES ARE ALLOWED. PLANTS SHALL BE NORMAL IN PATTERN OF GROWTH, HEALTHY, WELL-BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT. TREES SHALL NOT HAVE SUNSCAlDS, DISFIGURING KNOTS, FRESH CUTS OF LIMBS, DAMAGED LEADERS, AND/OR DEFORMED TRUNKS. CONTAiNERIZED PLANT STOCK SHALL BE GROWN IN A CONTAINER LONG ENOUGH TO DEVELOP A ROOT SYSTEM THAT REACHES THE EDGES OF THE CONTAINER IN WHICH IT HAS GROWN. TREES AND SHRUBS SHALL BE WEll ROOTED AND SHALL HAVE SUFFICIENT ROOT MASS TO HOLD TOGETHER THE SOIL, IN WHICH PLANT IS GHOWING, WHEN REMOVED FROM THE POT. I [-------50' ----- HIGHER .. ;;0:0;;;["' , LOWE R I.::....-t:. WETTER .....-.------------ PLANTING SChEMATIC NOTES: 50' I .2IOIC!..J~ ---.... -DRIER ---.-.-----------.. ----~--.. ----- 1. PROTECT AI~D ACCOMMODATE EXISTING ~JATiVE VEGETATION WITHIN EACH PLANTING AREA. lEGEND: 2. PLANT MATERIAL QUALITY AND LOCATIO~!S SHAll BE INSPECTED BY THE PLAN DESIGNER PRIOR TO INSTALLATION. DOUGLAS-FIR WESTERN REDCEDAR VINE MAPLE INDIAN PLUM REDFLOWER CliRRANT CLUSTER ROSE SALMONBERRY COMMON SNOWBERRY 3. PLANT LOCATIONS SHOWN ARE APPROXIMATE. ADJUST PLANT lOCATIONS TO ACCOMMODATE SITE CONDITIONS, TO PRESERVE AND PROTECT EXISTING NATIVE VEGETATION, AND/OR PER P!AN DESIGNER ATTIME OF INSTALLATION. 4. PRIOR TO PLANT INSTALLATION, CONTROL I~OXIOUS WEED SPECIES -SEE "NOXIOUS WEED CONTROL SPECIFICAT!ONS" (SHEET 1). 5. SEE DETAil 2-2 FOR PLANT INSTAllATION DETAILS. PtANTING SCHEMATIC AND PLANT SCHEDULE r== , o 5 10 PLACE TOP OF F:OOTBAll liNCH ABOVE THE LEVEL OF NATIVE SOil. BEFORE MULCH, POTTING SOIL SHOULD BE VISIBLE. MULCH AT BASE OF PLANT (6" MINIMUM THICKNESS) CUT CIRCLING ROOTS AND SPREAD OR _c4~~'" "BUTTERFLY" ROOTBAlL. NATIVE SOll----¥:'<;,"'f' ~*'~~""~~ MULCH AT BASE OF PLANT (6" MINIMUM THICKNESS) f MIN. 1.5 TIMES THE I WIDTH OF THE ROOT BAll BACKFI lL WITH NATIVE SOil. COMPACT BY HAND. ...--- PLACE TOP OF ROOT BALL liNCH ABOVE THE LEVEL OF NATIVE SOIL. BEFORE MULCH, POTTING SOIL _~~~~~~~i~~~~~~~~~~;~~SH:O:ULD BE VISIBLE. CUT CIRCLING "nen,' AND SPREAD OR -.c;'7X~ "BUTTEIIFlY" ROOTBAll. NATIVE SOl l----·-c"'*'iJ' MULCH SPECIFICATION: I MIN. 1.S TIMES THE I WIDTH OFTHE ROOTBAl~ BACKFILL \/IIITH NATIVE ~rr'--~""L. COMPACT BY HAND. MULCH SHALL BE COMMERCIAllY AVAILABLE "DOT WOOD CHIP MULCH" (WWW.PACIFICTOPSOllS.COM: 425-337-2700), ARBORIST CHIPS, OR APPROVED EQUAL. MULCH SHAll NOT CONTAINRESIN, TANNIN-;OR OTHER COMPOUNDS IN·QOMJTiTlES---- THAT WOULD BE DETRIMENTAL TO PLANT LIFE. MULCH SHALL NOT BE DERIVED FROM STUMP GRINDINGS AND SHALL NOT CONTAIN SOIL. HOG FUEL OR EQUAL IS NOT ACCEPTABLE. SUBJECT TO REVIEW BY THE PLAN DESIGNER, LOCAL ARBORIST AND/OR COMMERCIAL TREE TRIMMING COMPANIES MAY BE ALTERNATIVE ACCEPTABLE MATERIAL SOURCES (WWW.CHIPDROP.lN) . ffi_l'J..ANT INSTALLATION DETAILS ~NOSCALE 5" MIN. DIA. ROUGH ,---CUT WOOD RAil· UNTREATED (TYP) ..-. __ CRITICAL AREA -~.-i!-•. ---NON-BUFFER __ _ BUFFER f--12"-4 nF""=~--- 6" MIN. DIA. SQUARE OR '11--_" ROUND ROUGH CUT WOOD POST -UNTREATED (TYP) SPLIT RAIL FENCE NOTES: --_.-------------------------- 1. FENCE SHALL BE COMMERCIAllY AVAilABLE POST AND RAIL SYSTEM PER THE ABOVE MIN. SPECIFICATIONS. 2. WOOD SHAll BE WESTERN REDCEDAR OR EQUAL. 18" CRITICAL AREA SIGN NOTES: 1. SIGN SHALL BE .040 INCH ALUMINUM WITH BAKED ENAMEL. 2. SIGN FACE SHALL BE A SilK SCREEN DESIGN ACCEPTABLE TO THE CITY OF RENTON. 3. SIGN PLATE SHALL BE GREEN IN A COLOR ACCEPTABLE TO THE CITY OF RENTON. 4. ATTACH SIGN TO FENCE USING GALVANIZED lAG BOLTS. SIGNS SHALL FACE AWAY FROM CRITICAL AREA BUFFER. EB-~~~~~ RAIL FENCE AND CRITICAl.A_RE_A_SI_G_N_I_N_S_TA_lL_A_T_IO_N_D_E_TA_IL ______ . _______________ _ Z <t ....I 0.. Z o -~ (!J -I-.- :lE <t w cc:: <t ..... <t u -t--cc:: u ~j .1 ~I • 1.1 c: .-.... - -- DATE: 12/28/2015 JOB NUMBER: 15-159 DESIGN BY: ES DRAWN BV: EARC CHECK BY: ES , '" co '" x o '" 2 Planting Plan, Monitoring & Maintenance SHEET: 2 OF 2 II _____ .......IJ ----------------------------- REFlJSJ/RECYCLE ENCLQSURE -EAST ELEV SCALE 1/4" = 1'0" ---_._--_. ORIGINAL SHEET SIZE IS 24'x36·' , PLOT 01\ IE: 12/281201510:27:57 AM I 3 I 1\0.08 L-. a C" 0 1 Wi I a W ----------------------------------------------------------------------------, ~ .. _-",EQ,--,;. , EC'cQ'--~1f-l-'CEQ,,--~t "" E9 El] 4-4-090· REFUSE AND RECYCLING STANDARDS RIM RlHISE AND RECYCLING I,[QUIREMENTS: 4-4-090.C· GENERAL REQUIREMENTS ARCHITECTURAL DESIGN OF OUTDOOR STRUCTURE SHALL BE CONSISTENT WITH !,RCHITEC I URE OF PRIMARY BUILDINGS ON PROPERfY. COlLECTIONS AND COMPACTOR AREAS SHALL BE SCREENED BY MIN 6 FT HIGHT FENCE OR WAI. ENTRY INTO THE ENCI..OSURE SHALL BE AT LEAST 12 FT WIDE MIN HEIGHT WHERE ENCLOSED TO BE 15 FT. MATERIALS SCHEDULE MARK -I FINISH MAIHACTliRIR T --FiNISH SPECIFICATION C8-4 SHERWIN WILLIAMS . SW 6004 -MII~K ! COMMENTS t TRASiiENCLOSUB~:c;,"~ WAiL WiTH siDiNcTO MATC:H-iluIiDINGS H090.D· M.ill,Jl·fAMILY DEVELOPMENTS· ADDrrlONAL REQUIREMENTS fOR DEPOSIT AND COLLECTION AREAS MIN SIZE TO SE 1.5 SF I OU FOR COllECTION AREAS. A MINIMUM OF ONE COLLECTION AREA IS REQUIRED PER 30 DWELLING UNITS. COLLECTION AREAS SHALL BE LOCATED NOT FURTHER THAN 200 FT FROM THE EN fRIES 10 THE BUILDING THEY SERVE. SOLID WASTE/RECYCLABLE REQUIREMENTS REFUSE 1 RECYCLING AREAS REQiliRFIJ74IJU x 1.5 SF I DU 0 111 SF MIN RECYCLE COIJECTION AREA 74 DU x 3.0 SF I OU 0 222 Sf MIN REfUSE COLLECTION AREA REfUSE I RECYCLING /,REAS PROVIDEDONE CENTRALL YLOCAlID PICKUP LOCATIO~i IS PROPOSED lOTAL AREA OF ENCLOSURb 436 SF r REFUSE OR RECYCLING UNIT #110 0 CUBIC YARDS Of REFUSE OR RECYCLING 74 UNITS 0 7.4 X 1 0 7A CUBIC YARDS REQUIRfD J4l1NITS 0 7.4 x 107.4 CUBIC YARDS REqUIRED REFUSE: (4) 1 CU. YD. CONTAINERS PROVIDED RECYCLE: (4) 1 CU. YD. CONTiliNERS PROVIDED 25' ~ 81/2" 12' -6" , \ I \! I J , 6" CMU V!J\LL, HARDI SIDING fiNISH 5'·6" , VFY WIWASTE MNGMNTl :--~--::----~------------j ---~'------ - --,--i I Ir-z '" Q 2 4·YARD BIN '" b W COMMeRCIAL CONTAINER ~" Vl '" .", '" ~ , >-~ > ------i--- --- - -.--~--I i :': ' I 4·YARO BI~I ' ii !i COMMERCI/\L CONTAINeR , :i , ~ I I I I .-------- , - HARD BIN COMMERCIAL CONTAI -------, . NER 4·YARD BIN COMMERCIAL CONTAINER REFUSE/RECYCLE ENCLQSURE -SOUTH ELE\L 1--51 SCALE: 1/4" = 1'-0" ~ REFUS8RECYCLEENCLOSUREPLAN ------- -------.---,------------~---- SCALE 1/4" = 1'-0" REFUSE/RECYCLE ENCLOSURE· NORTH ELEV -----------.. --._-,--'" ---.--,---,.,--,--'" SCALE: 1" = 80'-0" TRASH ENCLOSURE KEY PLAN ------------CD SCALE: 1/4" = 1'-0" -~---.-~--.--------------------- O"l E I J D 0 ,-ro '-! U O"l J:: cti t:: 5: CO a.. OJ a5 ::J E 0 c. (0 OJ I , (l) :;,: (j] ~ 6 S S .-D C'J ..c: (l) - .t: ::Jo VlM U ...c~N t'"-: ow;"") i-c;eD (l)M :J(O rn cO (l)N >-co 0_ (l) .x: ('0 -:;::; ::J cO (1) $ L() 0 ("0 c- ~ ~ bl1 r.J ~ 2015 Gf'lOIJI'ARClll r~C'I', INC ALL RIGHTS f!~SLR')~D pr,OJECI: AVANA RIDGE PLANNED URBAN DEVELOPMENT 10616 SE 172nd STREET, RnnON, WA 98055 Cl!EI~T: AVANA RIDGE, LLC PROJECT ISSUES: PLANNING URBAN DEVELOPMENT 11129121015 BUILDING PERMIl 12129/21015 SHEET DATE: 12i29/15 REVISIONS DRAWN: CHECKED PROJECT No. SHEET TITLE: LVOIWH BJP 1545 REFUSE/RECYCLE ENCLOSURE DETAILS ISSUE PLANNED URBAN DEVELOPMENT AO.08 w :;> 'OC Z f- U U x x x x I x x x w (') o n:::: <{ z <C > <C ~n.". " ," '" ,; ':H,,' , •• ' " ./ , / LEGEND E]-------------.. ------~- ----"~-------------------------_.- ~-~-''''-----''' .~-.,-< -.,.- ++++++1 ++>_+4++ t , t + • t .,. , + 1 , " , t , + + + T + ~ -+ + + _ 7 , r + .. _""''-...<~N'~'''''''''''''~~·~~ Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (iD,MT,ND,OR,WA) , ;)- " REDUCED STREAM BUFFER 9,095 SQUARE FEET ADDED STREAM BUFFER 9,527 SQUARE FEU NEW ASPHALT PA VEMEN T CONeRElt SIDEWALK OR TRAIL GRAVEL SURFACED TRAIL WOOD CHIP OR NA TURAL SURFACED TRAIL/AREA r I't , , i ! , " i ;' I i ;' I; DR. STRONG CONSUL TlNG ENGINEERS ENGINEERS PLANNERS SURVEYORS 6207THAVENUE, KIRKLAND, WA98033 0425.827.3063 F 425.827.2423 NO, SW 1/4 SECTION 29, TOWNSHIP 23 N, RANGE 5 W.M. r ,:"" '.:-' ,<., ,." " REV'SION AVANARIDGE , " EAST BUILDING / ~' . ,J. <,0 "' .' " »', _.~ Sf. > <,.;; , :",1,'\ ,. ;~~A <~ " ,,'" "~'-. 'I. ," U , --1 .,;,~<:",. •. / // / /' / BY LJATE I ~/ ~, DESIGNED: esc GRO CHECKED' esc APPI;: A~PRovm: esc / .. ' , ' SCALE:. AS NOTED f----ONE INCH I -~----~~-~ AT FUll ::C"J£ If NOT ONE INCH SCALE ACCOf,DINGLY ", ---''-,--. --- / ./ / VERTICAL. NA'ID 19138 HORIZONTAL NAD 1;)83/1991 , , '. y...",~-~ K" ',i" , ';, 1 , '" ~,f\ "; " ~~~ ", / r 1 ! I / " NORTH GRAPHIC SCALE o 20 40 80 , , , 1 INCH -40 FT r i ----:-v Ci F \-', ; I .. RU'~TON Planning/Building/Public Works Dept. -l1l I VICINITY MAP 7"~1000' PROJECT INFORMA TION: 51 TE ADDRESS' 17249 BENSON RD S & 10615 SE 172ND ST RENTON, WASHINGTON TAX PARCEL NUMBER' PROPOSED NUMBER OF DWELLING UNiTS,' GROSS AREA OF PROPERTY.' TOTAL PROJECT AREA: LANO IN CRInCAL AREAS: LAND IN PU8L1CL Y DEDICA TED STREETS: LAND IN PRIVA TE ACCESS EASEMENTS: INDIVIDUAL 8UILDING AREAS: PARKING PROPOSED: 292305-9748 & -9009 74 164,827 SF.. (3.784 ACRES) 777,211 SF. (4,068 ACRES) 4,076 SF. (0092 ACRES) 7,237 S,,, (0,028 ACRES) o SF. (0 ACRES) 9,632 SF. (WEST) 12,612 ,,~IC (EAST) 94 STALLS PROJECT CONTACTS: __________ _ APPLICANT / OWNER«,««««,«« AVANA mDCE, LLC « ««««,«««,«««,««,«««««««««,9675 SE 36TH SIRED; SUITE 705 « «««««,««,«« ««« ««« «««",«, MERCER ISLAND, WASHINGTON 98040 ,«««" «« «"'««, ,« «« ,,« «.«" «'" "" (206) 588-7147 "",«"«"'«,«"«",,.,,«,",, •••••• ,,'"'' CONTACT.' JUSTIN LAGERS "'" ''', .... , ''', .. ", ... ''',''',' " .. ,,' ." .... , JUST7N@AMERICANCLASSICHOME5~ COM CIVIL ENGINEER ... "." .... « ............ D,R. STRONG CONSULTING ENGINEERS, INC: " .. "." "'" ... " ..... " '''''', .. " " .. "" .. , .. 620 7TH A VENUE .. , ... " ...... " ..... ", .......... " .. " ...... ,," KIRKLAND, WASHINGTON 98033 , ...................................... (425) 827-3063 ...................................... " ......... CONTACT: TOBY COENEN, PE , ... , .. , ... , ......... , ... , ...... "' ... " .... "',,. T08Y.COENEN@/)RSTRONG.COM SURVEYOR ........................ « ....... D.R. STRONG CONSULTING ENGINEERS, INC ' ........... "" .. ", ..... """',, .. ' .... " ..... 620 7TH AVENUE ................................................ KIRKLAND, WASHINGTON 98033 .. , ................ " ............................ ,(425) 827-3063 ..... " ......... ", ............. , .. ,,, .... ' ..... , CONTACT.' DOUGLAS J. COOMBES, PLS ............ , ................ ' .... ,""""'" DOUGLAS.CQOMBES@/)RSTRONGCOM ARCHI TE:CT."""".".""", ''''', .. ,'". GROUPARCHI TEeT """""'''" .. " .... ,'', .. "'" ... """.",, .. 7735 WESTLAKE AVENUE NORlH, SUITE 200 .. ,,, ...... ,,,, .. ,," "'"'''''' , .. ,""" .... ,,,. SEA ITLE, WASHINGTON 98709 .................................................. (206) 365-1230 x275 ................... " ........ ' ....... , ......... CONTACT: LAURA OVSAK, AlA ....... , .. , ........ , .... ,., .... , , .. , ........ ,',., LOVSAK@GROUPARCH,COM LANDSCAPE ARCHI7ECT. ........... lHE LA STUDIO, LLD ................... ' ....... ' ...................... 15200 52NO AVENUE SOU 74, SUITE 210 .................................................. SEATTLE, WASHINGTON 98188 .................. " .......... « ................. (206) 204-0507 x215 ....... " ......... , ......................... , .... CONI"ACT.· CHRIS PETERSEN, PLA, A5LA " .. " ... , .... , ..... , ,., .. "'" ", .... , ... " ..... CHRISP@TI'ELASTUDIO.NET BASIS OF BEARINGS: -----------------,-----N46'39'70"E BETWEEN CITY OF RENTDN HORIZONTAL CONTROL POINTS NOS. 7860 AND 1863, NAD83/97. VERTICAL DA TUM ------------------.------NAVD 88 BENCHMARK: CITY OF RENTON BENCI/MARK NO. 7915 BRASS PIN IN CONCRETE MONUMENT SET IN 2-7/2" DIAMETER PIPE BEHIND CURB ON WEST SIDE OF BENSON DRIVE SOUTH, DOW"! 0.4', LEGAL DESCRfP TlON: LOTS 7 AND 2 OF CITY OF RENTON LOT LINE ADJUST.MENr NO. LUA-09-024-LLA LNO-30-0349, RECORDED DECEMBER 16, 2017 UNDER REeD,?DING NO. 20111216900001, IN KING COUNTY, WASHINGTON. SHEET INDEX: C7 7 OF 5 C2 2 OF.5 C3 3 OF 5 C4 4 OF 5 C5 5 OF 5 COVER SHEU & Silc PLAN TREE RETENTION & LAND CLEARING PLAN CONCEPTUAL GRADING PLAN DRAINAGE CONTTWt PLAN GENERALIZED UTIliTIES PLAN AVANA RIDGE PUD COVER SHEET & SITE PLAN DA,TE: 12,29.15 FIELDBOUj, PAGE DRI\WiNG NO. S:~Ee:T OF' 1 5 DRS PROJECT NO. 15088 A-NNNNAA x x x x I x x x w c..? o n:::: « z « > « \iJ 1,' ,f,,, .'" ;;: <l ~'" ~,ff > / ~> ~-~-~") "" LEGEND r--::-::-c:-=-:.. -S]~ " ---.-~--------------------r~ =::= ___ --_~"" E-··, -- ~~c~~~ "] + j-+ t-t , + J-++il+++ t-~+~·+ ,,++'+i+ +++,+.t + + I L + • J-+ ,. + t-+ , + " REDUCED STREAM BUFFER 9,095 S'QUARE FEET ADDfD STREAM BUFFER 9,527 SQUARE FeET NEW ASPHALT PA VEMENT k.<;.·':' -::',':.':1 CONCRETE SIDEWALK OR TRAIL Call 2 Working Days Before You Dig 811 Utilities Underground Location Center (iD,MT,ND,OR,WA) GRA VEL SURFACED TRAIL WOOD CHIP OR NA TURAL SURFACED TRAIL/ARfA _ "' 1), ~ r,_ -e, ',- .' I , , ", >' 1.1' ., f ,. ,'h\::','.,"h, "J" ,~ ~,"-"_ ,~, • 0 " c.~ ", ./i," .0"', ,-~>'. '0 __ ', , ' \ !} ,') \, , , ,\ r'/'; , '-Y WESTBL/ILDING: ' ,. ~' DR. STRONG CONSUL T1NG ENGINEERS ENGINEERS PLANNERS SURVEYORS 620 7TH AVENUE, KIRKLAND, WA 98033 0425,827.3063 F 425,827.2423 NO, SW 1/4 SECTION 29, TOWNSHIP 23 N, RANGE 5 AVANARIDGE W.M. , -. EAST BUILDiNG I. 0~' " ------.C' ,.~ ~''=-'~-.-. ~_/ __ -\','o~} .' '-:-:..:--.-r-,(,'}; REVISION ,'~ , I / SURVEYED" rue JESIG~E!)· esc DRAWN: GRD CHECKED. esc BY DATE APPR APPRrNED: esc / / / SOli , , / / 1", , , / ,/ / AS NOTED ONE IN,H AT I"ULL SCALE IF NOT ONE INCH SCALf: ACCORDINGLY '/ '/ , , // / VERTIC~L: NAVD 19138 HORIZG.''>ITAl' WD 1983/1 J'J t --,-- I','. , ", -'1: n' -Sol / / /' ,/ ! / I"~, " / 1, ')er-~ ~." "", ,~,,' h'" ;:~Y!~ .) NORTH GRAPHIC SCALE o 20 40 , I : '1 INCH = 40 FT CITY OF RENTON 80 : "Iar:nlng/Building/Public Works Depe, -----~---~- I sd 168T1j ST VICINITY MAP 1"= 1000' PROJECT INFORMA nON: SITE ADDRESS: 17249 BENSON RD S & 10615 SE 172NO ST RENTON, WASHINGTON lAX PARCEL NUMBER: PROPOSED NUMBER OF DWELLING UNITS' GROSS AREA OF PROPERTY: TOTAL PROJECT AREA: LAND IN CRITICAL AREAS: LAND IN PUBUCi Y DEDICA TED STREETS: LAND iN PRiVA TE ACCESS EASEMENTS,- INDMDUAL BUILDING AREAS: PAFN(ING PHOPOSED: PROJECT CONTACT.S.· 292305-9148 & -9009 74 164,827 SJ: (3.784 ACRES) 177,211 SF (4,068 ACRES) 4,016 SF (0,092 ACRES) 1,237 S.F, (0,028 ACRES) o SF (o ACRES) 9,632 S,F, (WEST) 12,612 SF. (EAST) 94 STALLS ---------,---, APPLICANT / OWNER""""~,,,,,,, AVANA RIDGE, LLC "~,,, , '''~'""""", ",,,,,,,,,,,,,,,,,,,,,9675 Sf J6TH STREET, SUITE 105 """""'"''''''~''''' """"'"''''''~''''''' MERCER ISLAND, WASfllNGTON 98040 ,,, """" "'" ~~~",~" """"",,,,,,,,,,,,,,, (206) 588-1147 """"""""""""" "",,,,,,,,,,,,,,,,,,,, CON7ACT: JUS77N LAGERS ",.", "'" """", ,,,,,,,,,,,,,. '''' ""'"'''' JUS77NifJJAMERICANCLASSICHOMES, COM CML £NGINfER"""",,,,,,,,,,,,,,,,,,D,R, STRONG CONSULTING fNGINEERS; INC, "",,,,,,,, " " """, " """ """ " " "" "'" 620 7TH A VENUE ,,,,~,,,,,,,,,,,,,,~.,~,, "",~,,,,,, """,,,,,,, KIRKLAND, WA.'iHINCTON 980;5" "~""",, """"" "" "",,,,,,, '''''''''''''' (425) 82; ,3063 "'''~''~ ~""~,~,~~,~ ",,~~ ~'''''''',~",~", CONTACT.' TOBY COENEN, PE "",,,,,,,,,, "", ,,,,,,,,,,,,,, ""~" "'''''''' TOB Y. CO[NCNOORSTRONG, COM SURVEYOR.",,,,,,,,,~,,,,,,,,,,,,,,.,,,,, OJ/, STRONG CONSULTING ENGINEERS, INC " " ",,, ,"""",," """"",,,,,,,,,,,,,,,~ 620 7TH A VENUE ,,,,,,,~,~,,,,,,,,,,,,,,, "",,,,~,,,,,,,~~,,~.,,, KIRKLAND, WASHINGTON 98033 "'''~'''''~'''' """"'"'''''''''''''''''''''' (425) 827-3063 """"'''''''''~'''' "~"",,~""~""""~,,, CONTACT: DOUGLAS J, COOMBES~ PLS """"",,,,,, ~""",,,,,,,,,,,,,,,,~,,,, ,,,,, DOUGLAS~ COOMBES@[JRSTRONG,COM ARCHITCCT.""",,,,,,,,,,,,,,,,,,,,,,,,,, GROUPARCHIT[CT """",,,,,,,,,,~,,,,,,,~,,,,,,,,~,,,~,,,,,,,,,.I735 WE5TLAKE AVENUE NORTH, SUIIE 200 """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, SeA ITLt, WASHINGTON 98109 ","'~.",'" """"''''''~"'''',,, ,,(206) 365-1230 x215 """"""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, CONTACT: LAURA OVSAK, AlA "'" """", "", ,,,,,,,,,,,,, "",,,,,, ,,,, "" LOVSAK@GROUPARCH,COM LANDSCAPf ARCHITECL"""", THE LA STUDIO, LLC """"',,"""~,,, """""~""~~"'""",~ 15200 52NU AVENUE SOUTH, SUITE 210 ""'"''~~''''''''''''''~~''''''''~,~,,~''''''''' SEATTL[, WASHINGTON 98188 "" ""'''''''''' ~"'" "",,,, ~ """,,, '" "", (206) 204-0507 x215 ",,,,,,,,~,,,,,,,,~~~,,,,,,~,,,,,,,,,,,,,~,,,,,,, CONTACT.' CHRIS PETERSeN. PLA, ASLA ~".,~,,,,,,, ",~~, ".,,,~"""'~,,,, CHRISP@THELASTUD/O,NET BASIS OF BEARINGS: N46'J9'IO"E BUWETN CITY OF RENTON HORIZONTAL CONTROL POINTS NOS. 1860 ANO 1863 NAD8J/91, VERTICAL DATUM NAVD 88 BENCHMARK: ------CITY OF RENTON BENCHMARK NO, 1915 BRASS PIN IN CONCRETE MONUMEN7 SET IN 2-1/2" DIAME7ER PIPE BEHIND CURB ON WEST SIDE OF BENSON DRIVE SUUTH, DOWN 0.1', LEGAL DESCRIPTION: LOTS' 1 AND 2 OF CITY OF RENTON LOI liNE ADJUSIMENT NO, LUA-09~~024-LLA LND-30,,0349, RECORDED DEC[MBErl 76, 2011 UNDER RECORDING NO, 20111216900001, IN I(fNC COUNTY, WASI/INGTON SHEET INDE~X.,,:-:: =-:=-:-:'=-:::~_ CI I OF 5 COVER SHtU & sin PLA"Nc:------·--------- C2 2 OF 5 TR[f RETEN770N & LAND CLEARING PLAN CJ 3 OF 5 CONCEPTUAL GRADING PLAN C4 4 OF 5 DRAINAGf CON7ROL PLAN C5 5 Of~ 5 GEN£lIALlZ[O UTILITIES PLAN AVANA RIDGE PUD COVER SHEET & SITE PLAN DATE 12.29.15 FIELDElOOK: PAGE DRAWING NO SHEEr Of 1 5 DRS PROJECT NO. 15088 A"-NNN~~AA