HomeMy WebLinkAboutApproved_P_Civil_Construction_Plans_200102_v3DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WASTEWATER UTILITY
Ann Fowler 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
WATER UTILITY
agafour 01/03/2020
REGIONAL FIRE AUTHORITY
cthomas 01/06/2020
APPROVED
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
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ENGINEERING PLLC
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Nathan Janders 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
1 34. No dedication has been approved for the subject project.
2 11. Suitable Physical Characteristics:A proposed binding site plan may be denied because of
3 flood, inundation, or wetland conditions, or construction ofprotective improvements may be
required as condition ofapproval.
4
35. The criterion is met. The physical characteristics identified in the criterion are regulated by
5 the City's critical area regulations. As noted in Finding of Fact No. 5(A), the proposal complies
6 with the City's critical area regulations.
7 DECISION
8 The proposed preliminary and final' PUD and BSP as depicted in Ex. 3 (PUD) and Ex. 5 (BSP) and
described in Finding of Fact No. 3 meets all applicable criteria quoted in this decision for the reasons
9 identified in associated conclusions of law and for that reason is APPROVED subject to the
10 following conditions of approval below. The PUD modifications identified in Finding of Fact No. 3
are also approved.
11
12 1. The Applicant shall submit a final detailed landscape plan with the civil construction
permit application that provides a curb or other barrier approved by the Current Planning
13 Project Manager between the woonerf and abutting landscaping. The final plan shall also
contain the submittal requirement items listed in RMC 4-8-120D.12: Landscaping Plan,
14 Detailed. The plan shall be reviewed and approved by the Current Planning Project
15 Manager prior to permit issuance.
2. The Applicant shall submit a revised tree retention plan with the civil construction permit
16 application that provides the required tree protection fencing, mulching, and monitoring
17 schedule to be performed by a certified arborist. The revised tree retention plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
18 3. The Applicant shall provide language in the Homeowners Association Conditions,
19 Covenants, and Restrictions (CC&Rs) that homeowners are required to use the garages
for vehicle parking as the primary use and only any surplus of space that is not needed for
20 the vehicle may be used for storage. The CC&Rs shall be submitted to the Current
Planning Project Manager for review and approval prior to recording the documents with
21 King County. The documents shall be recorded prior to Temporary Certificate of
22 Occupancy for the first building.
4. The Applicant shall submit a revised site plan with the civil construction permit
23 application that replaces the compact vehicle parking space with a full size 9'x20' 90-
24 degree parking space. The revised site plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
25
26 ' See Conclusion of Law No.24 for terms specifically applicable to final PUD.
PUD and BSP -26
1 5. The Applicant shall submit details of a minimum of six (6) designated bicycle parking
spaces on the revised site plan or floor plans with the building permit application. The2
designated parking spaces shall be reviewed and approved by the Current Planning
3 Project Manager prior to permit issuance.
4
6. The Applicant shall submit a revised utility plan with the civil construction permit
application and identify all surface mounted utility equipment. Surface mounted
5 equipment should not be located within the common open space amenity areas. The
screening of the equipment shall be shown on the detailed landscape plan submitted with
6 the civil construction permit application for review and approval by the Current Planning
Project Manager prior to permit issuance.7
7. The Applicant shall submit a request for a minor modification of the Renton Sunset
8 Terrace Redevelopment Master Site Plan (LUA14-001475) to include the Willowcrest
Townhomes and Binding Site Plan into the master plan and update the allocated units9remainingfortheEdmondsSite. The minor modification application shall be submitted
10 and decision issued prior to the Applicant recording the Binding Site Plan with the King
County Recorder's Office.
11 8. The Applicant shall submit a paving plan with the civil construction permit that identifies
12 paving material for the access driveway that provides changes in material, color, and
pattern to indicate multi-modal use. The paving plan shall be reviewed and approved by
13 the Current Planning Project Manager prior to permit issuance.
14 9. The Applicant shall submit a final landscape plan that provides landscaping and other
aesthetically attractive barriers to discourage vehicle parking along the woonerf.
15 Techniques such as trees in grates, large above-ground planters, and bollard lighting
along areas of the woonerf that do not hinder emergency vehicle access would be16acceptable. The final landscape plan shall be reviewed and approved by the Current
17 Planning Project Manager prior to permit issuance.
18 10. The Applicant shall submit a detailed landscape plan with the civil construction permit
that identifies no net loss of internal parking lot landscaping would occur with the
19 realignment of access drive through the Glennwood Townhomes site. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project Manager
20 prior to permit issuance.
21 11. The Applicant shall submit a final landscape plan with the civil construction permit that
provides demarcation surrounding each private yard consisting of landscaping, fencing,
22 wall, rockery, or some other delineation method approved by the Current Planning Project
Manager. The final landscape plan shall be reviewed and approved by the Current23PlanningProjectManagerpriortopermitissuance.
24 12. The Applicant shall provide a reciprocal easement for the Willowcrest Townhomes
25 residents to utilize the existing open space amenity area on the Glennwood Townhomes
site identified on the architectural site plan (Exhibit 26) and for the Glennwood
26 Townhomes residents to utilize the abutting open space on the Willowcrest Townhomes
PUD and BSP - 27
1 site. The easement shall be referenced on the final Binding Site Plan and irrevocable for
the life of the Willowcrest project. The easement shall be reviewed and approved by the
2 Current Planning Project Manager prior to recording and shall be recorded prior to or
3 concurrently with the final Binding Site Plan.
4 13. The Applicant shall submit roof plans with the building permit application that provide a
variety of roofing colors and verify the material is fire retardant. The roof plans shall be
5 reviewed and approved by the Current Planning Project Manager prior to permit issuance.
6
14. The Applicant shall submit revised architectural elevations with the building permit
application that provides the 3.5-inch minimum trim surrounding all windows and doors
7 on the first story. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
8 15. The Applicant shall submit revised architectural elevations with the building permit
9 application and provide either painted metal corner clips or corner boards on the
buildings siding exterior. The revised elevations shall be reviewed and approved by the
10 Current Planning Project Manager prior to permit issuance.
11 16. The Applicant shall submit revised architectural elevations with the building permit
application that clearly identify the required column details of a chamfer, band, or similar
12 detail or provide another detailing standard option as approved by the Current Planning
13
Project Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
14 17. The Applicant shall submit a revised geotechnical report with the civil construction
15 permit application for the areas impacted by utility installation along the southern
boundary of Lot 1 and determine whether these areas would be considered sensitive
16 and/or protected slopes or Landslide Hazard Areas. Should these geologically hazardous
areas be identified and confirmed, the Applicant shall submit the appropriate critical areas
17 exemption or modification request for construction of new utilities per RMC 4-3-
18 050C.3.e or RMC 4-3-050J.1 and identify appropriate mitigation for the encroachment in
the updated report. The updated geotechnical report shall be reviewed and approved by
19 the Current Planning Project Manager prior to permit issuance. The critical areas
exemption or modification, if needed, shall be submitted and issued prior to permit
20 issuance.
21 18. The Applicant shall prepare and record an irrevocable access easement for the benefit of
the Willowcrest Townhome owners along the modified driveway through the Glennwood
22 Townhomes development. Recording of the access easement shall occur prior to or
concurrently with the Binding Site Plan, noted on the Binding Site Plan document, and23shallbereviewedandapprovedbytheCurrentPlanningProjectManagerpriorto
24 recording.
25
19. The Applicant shall submit a final Binding Site Plan document that clearly states that
future development on Lot 1 of the Binding Site Plan shall be in conformance with the
26
PUD and BSP - 28
approved and recorded Binding Site Plan, unless altered. The final Binding Site Plan shall
be reviewed and approved by the Current Planning Project Manager prior to recording.2
20. The Applicant shall dedicate the required right-of-way along the subject property's
3 Edmonds Ave NE frontage to construct the minimum half street improvement with the
4 Phase 1 Willowcrest Townhomes development. Dedication shall be shown on the final
Binding Site Plan document with a dedication statement and graphic representation. The
5 final Binding Site Plan shall be reviewed and approved by the Current Planning Project
Manager prior to recording.
6
21. In lieu of submitting construction plans for frontage improvements along Edmonds Ave
7 NE and constructing the Edmonds Ave NE frontage improvements, utilities and site
access driveway prior to Temporary Certificate of Occupancy of the Phase 1 Willowcrest
8 Townhomes development, the Applicant shall record a covenant on Lot 1 of the Binding
9 Site Plan and provide a statement on the Binding Site Plan document that the
development of Lot I shall include the submittal of construction plans and construction of
10 required frontage improvements and utilities along Edmonds Ave NE. Recording of the
covenant shall occur prior to Temporary Certificate of Occupancy for the first building in
11 Phase 1 Willowcrest Townhomes. The covenant and final Binding Site Plan shall be
reviewed and approved by the Current Planning Project Manager prior to recording.12
22. The Applicant shall submit a materials board with the building permit application for
13 review and approval by the Current Planning Project Manager prior to building permit
approval to confirm that siding materials are non-reflective to reduce the potential for14lightandglare.
15 23. All common area and open space shall be landscaped in accordance with the landscaping
plan submitted by the Applicants and approved by the City; provided, that common open
16 space containing natural features worthy of preservation may be left unimproved. Prior to
the issuance of any occupancy permit, the developer shall furnish a security device to the17CityinanamountequaltotheprovisionsofRMC4-9-060. Landscaping shall be planted
18 within one year of the date of final approval of the planned urban development, and
maintained for a period of two (2) years thereafter prior to the release of the security
19 device. A security device for providing maintenance of landscaping may be waived if a
landscaping maintenance contract with a reputable landscaping firm licensed to do
20 business in the City of Renton is executed and kept active for a two (2) year period. A
21 copy of such contract shall be kept on file with the Development Services Division.
24. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070.
22 25. Prior to the issuance of any occupancy permits, all common facilities, including but not
limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by
23 the developer or, if deferred by the Planning/Building/Public Works Administrator or
24 his/her designee, assured through a security device to the City equal to the provisions of
RMC 4-9-060.
25 26. All common facilities not dedicated to the City shall be permanently maintained by the
planned urban development owner, if there is only one owner, or by the property owners'
26 association, or the agent(s) thereof. In the event that such facilities are not maintained in a
PUD and BSP - 29
1 responsible manner, as determined by the City, the City shall have the right to provide for
the maintenance thereof and bill the owner or property owners' association accordingly.
2 Such bill, if unpaid, shall become a lien against each individual property.
3 27. The Applicant shall submit a common open space plan with the civil construction permit
application that identifies a minimum of 3,719 square feet of open space or 10-percent of
4 the Willowcrest Townhome site land area and an additional 600 square feet or 50 square
feet per dwelling unit of open space located in a concentrated space. The common open
5 space plan shall be reviewed and approved by the Current Planning Project Manager prior
6 to permit issuance.
7 DATED this 17th day of May, 2019.
8
9 Phi A.Olbrechts
10 City of Renton Hearing Examiner
11
12
Appeal Right and Valuation Notices
13
RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications
14 subject to closed record appeal to the City of Renton City Council. Appeals of the hearing
15 examiner's decision must be filed within fourteen (14) calendar days from the date of the
decision. A request for reconsideration to the hearing examiner may also be filed within this 14-
16 day appeal period.
17 Affected property owners may request a change in valuation for property tax purposes
18 notwithstanding any program of revaluation.
19
20
21
22
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PUD and BSP - 30
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
November 15, 2018 | Page 3 File No. 23656-001-00
Groundwater Conditions
No groundwater seepage was observed in the test pits completed on site. Additionally, previous
explorations completed to depths of 30 feet below site grades did not encounter groundwater.
Groundwater observations represent conditions observed during exploration and may not represent the
groundwater conditions throughout the year. We anticipate that perched groundwater will exist at the
contact between the glacial till and the overlying looser fill and weathered till, and within more permeable
layers within the native glacial till. Groundwater seepage is expected to fluctuate as a result of season,
precipitation, and other factors.
CONCLUSIONS AND RECOMMENDATIONS
Based on the results of our field exploration program, laboratory testing, and engineering analysis, we
conclude that development of the proposed development can be accomplished as planned. A summary of
primary geotechnical considerations for the site development and design of the proposed development is
provided in the subsequent sections.
Summary
■ The planned townhomes site is classified as Site Class C, in accordance with the 2015 International
Building Code (IBC).
■ The planned townhomes may be supported on conventional spread footings bearing on dense to very
dense undisturbed glacial till or on structural fill placed over these soils. Footings bearing on dense to
very dense undisturbed glacial till may be designed using an allowable soil bearing value of
6,000 pounds per square foot (psf). Footings bearing on structural fill placed over undisturbed dense
to very dense glacial till may be designed using an allowable bearing value of 3,000 psf. All existing fill,
highly weathered glacial till or otherwise unsuitable soils should be removed from below foundations
prior to constructing foundations or placing structural fill. The allowable bearing value may be increased
by one-third for short duration loads such as wind or seismic events.
■ Lateral foundation loads may be resisted by passive resistance on the sides of the footings and by
friction on the base of the footings. For footings supported and surrounded by either dense native soils
or compacted structural fill, a coefficient of friction of 0.35 and a passive resistance of 350 pounds per
cubic foot (pcf) may be used.
■ A subgrade modulus of 100 pounds per cubic inch (pci) may be used for design of the slabs-on-grade
for the townhomes. Concrete slabs-on-grade should be supported on a 4-inch-thick capillary break layer
overlain by a vapor retarder (in conditioned spaces or enclosed rooms, such as mechanical or storage
space).
■ The pavement section extending to the west and north from the southeast corner of the project site
may be supported on existing fill soils provided that the upper 2 feet of the fill is placed and compacted
as structural fill. A proof roll test can also be conducted to reduce excavation costs if native soils are
encountered within the upper 2 feet and to check that the soils can perform adequately under planned
loads. If any soft spots are observed, the upper 2 feet of subgrade soils should be removed and
replaced with at least 2 feet of structural fill compacted to at least 95 percent of the maximum dry
density (MDD) per ASTM International (ASTM) D 1557. Suitable on-site soils may be used as structural
November 15, 2018 | Page 4 File No. 23656-001-00
fill under the planned road and associated hardscape provided that earthwork is accomplished during
dry weather conditions in the summer months.
Earthquake Engineering
We evaluated the site for seismic hazards including liquefaction, lateral spreading, fault rupture and
earthquake-induced landsliding. Our evaluation indicates that the site does not have liquefiable soils
present and, therefore, also has no risk of liquefaction-induced lateral spreading. In addition, the site has
a low risk of fault rupture and earthquake-induced landsliding.
2015 IBC Seismic Design Information
For the planned townhomes, we recommend the IBC 2015 parameters for average field standard
penetration resistance, site class, short period spectral response acceleration (SS), 1-second period
spectral response acceleration (S1), and seismic coefficients FA and FV presented in Table 1.
TABLE 1. 2015 IBC SEISMIC PARAMETERS
2015 IBC Parameter Recommended Value
Average Field Standard Penetration Resistance >50
Site Class C
Short Period Spectral Response Acceleration, SS (percent g) 143.2
1-Second Period Spectral Response Acceleration, S1 (percent g) 53.8
Seismic Coefficient, FA 1.000
Seismic Coefficient, FV 1.300
Liquefaction Potential
Liquefaction is a phenomenon where soils experience a rapid loss of internal strength as a consequence
of strong ground shaking. Ground settlement, lateral spreading and/or sand boils may result from soil
liquefaction. Structures supported on liquefied soils could suffer foundation settlement or lateral
movement that could be severely damaging to the structures.
Conditions favorable to liquefaction occur in loose to medium dense, clean to moderately silty sand, which
is below the groundwater level. Based on our evaluation of the subsurface conditions observed in the
explorations, it is our opinion that potentially liquefiable soils are not present at the project site.
Ground Rupture
Ground rupture from lateral spreading is associated with liquefaction. Lateral spreading involves lateral
displacements of large volumes of liquefied soil, and can occur on near-level ground as blocks of surface
soils displace relative to adjacent blocks. In our opinion, ground rupture resulting from lateral spreading at
the site is unlikely because potentially liquefiable soils are not present at the site as discussed above.
Because of the thickness of the Quaternary sediments below the site, which are commonly more than
1,000 feet thick, the potential for surface fault rupture is considered low.
November 15, 2018 | Page 5 File No. 23656-001-00
Landslides
Because site topography is relatively flat and dense to very dense glacial till deposits occur at shallow
depths, it is our opinion that landsliding as a result of strong ground shaking is unlikely at the site.
Foundations
We recommend that the buildings be supported on shallow spread footings founded on the dense to very
dense native glacial till soil encountered in the explorations, or on properly compacted structural fill
extending down to medium dense to dense glacial till. The following recommendations for the buildings are
based on the subsurface conditions observed in the explorations and the site survey.
Foundation Design
For shallow foundation support, we recommend widths of at least 18 and 24 inches, respectively, for
continuous wall and isolated column footings supporting the proposed townhomes. The design frost depth
in the Puget Sound area is 12 inches, therefore, we recommend that the footings be founded at least
18 inches below lowest adjacent finished grade.
Unsuitable soils consisting of fill, topsoil, and/or highly weathered glacial soils will vary across the site and
must be removed from below planned footings. Based on our explorations, up to 3½ feet of fill and/or
looser weathered native soils exist under the proposed north building unit (GEI-TP-1 and GEI-TP-2),
approximately 3 feet under the central building unit (GEI-TP-3 and GEI-TP-4) and 2½ feet under the south
building unit (GEI-TP-5 and GEI-TP-6). Therefore, depending on the foundation locations and depths,
overexcavation under the footings may be necessary. For foundations supported on medium dense native
glacial till or structural fill extending down to medium dense to dense native glacial till, we recommend
footings be designed using a maximum allowable bearing pressure of 3,000 psf. A maximum allowable
bearing pressure of 6,000 psf may be used in design where foundations are bearing on dense to very dense
relatively unweathered glacial till or on controlled density fill (CDF) extending down to the dense to very
dense native till. All existing fill and looser native soils should be removed from below planned footings.
These allowable bearing pressures apply to the total dead and long-term live loads and may be increased
up to one-third for short-term live loads such as wind or seismic forces.
The overexcavated areas should be backfilled with: (1) CDF having a design strength of at least 200 pounds
per square inch (psi) where 6,000 psf bearing pressures are used or, (2) imported gravel borrow where
3,000 psf is used. Where structural fill is placed below footings, the fill should extend beyond the edges of
the foundations by the depth of the overexcavation, while the CDF should extend beyond the edges of the
foundations by half the depth of the excavation.
Foundation Settlement
We estimate that the post-construction settlement of footings founded on the very dense glacial till or
structural fill extending to the medium dense to very dense till, as recommended above, will be between
½ and 1 inch. Differential settlement between comparably loaded column footings or along a 25-foot
section of continuous wall footing should be less than ½ inch. We expect most of the footing settlements
will occur as loads are applied. Loose or disturbed soils not removed from footing excavations prior to
placing concrete will result in additional settlement.
November 15, 2018 | Page 6 File No. 23656-001-00
Lateral Resistance
Lateral loads can be resisted by passive resistance on the sides of the footings and by friction on the base
of the footings. Passive resistance should be evaluated using an equivalent fluid density of 350 pcf where
footings are poured neat against native soil or are surrounded by structural fill compacted to at least
95 percent of MDD, as recommended. Resistance to passive pressure should be calculated from the
bottom of adjacent floor slabs and paving or below a depth of 1 foot where the adjacent area is unpaved,
as appropriate. Frictional resistance can be evaluated using 0.35 for the coefficient of base friction against
footings. The above values incorporate a factor of safety of about 1.5.
If soils adjacent to footings are disturbed during construction, the disturbed soils must be recompacted,
otherwise the lateral passive resistance value must be reduced.
Construction Considerations
Immediately prior to placing concrete, all debris and loose soils that accumulated in the footing excavations
during forming and steel placement must be removed. Debris or loose soils not removed from the footing
excavations will result in increased settlement.
If wet weather construction is planned, we recommend that all footing subgrades be protected using a lean
concrete mud mat or 3 inches of compacted crushed base course. The mud mat or base course should be
placed the same day that the footing subgrade is excavated and approved for foundation support.
We recommend that all completed footing excavations be observed by a representative of our firm prior to
placing mud mat, reinforcing steel, and structural concrete. Our representative will confirm that the bearing
surface has been prepared in a manner consistent with our recommendations and that the subsurface
conditions are as expected.
Footing Drains
We recommend that perimeter footing drains be installed around each building. The perimeter drains
should be installed at the base of the exterior footings. The perimeter drains should be provided with
cleanouts and should consist of at least 4-inch-diameter perforated pipe placed on a 3-inch bed of drainage
material, and surrounded by 6 inches of drainage material enclosed in a non-woven geotextile fabric such
as TenCate Mirafi 140N (or approved equivalent) to prevent fine soil from migrating into the drain material.
We recommend against using flexible tubing for footing drainpipes. The perimeter drains should be sloped
to drain by gravity, if practicable, to a suitable discharge point, preferably a storm drain. We recommend
that the cleanouts be covered, and be placed in flush-mounted utility boxes. Water collected in roof
downspout lines must not be routed to the footing drain lines.
Slab-on-Grade Floors
We expect that the lower level concrete slab-on-grade can be supported on the medium dense to very dense
native soil encountered in our explorations or on properly compacted structural fill. A subgrade modulus of
100 pci may be used for design of the slabs-on-grade at the site. We recommend that an appropriate
capillary break and vapor retarder be installed below concrete slabs to reduce the risk of moisture migration
through the floor slab. This is especially important since zones of groundwater seepage may be present at
the planned floor slab level in more permeable layers above the dense native glacial till or in looser soils
on top of the dense glacial till.
November 15, 2018 | Page 8 File No. 23656-001-00
Portland Cement Concrete Pavement
Portland cement concrete (PCC) sections may be considered for areas where concentrated heavy loads
may occur. We recommend that these pavements consist of at least 6 inches of PCC over 6 inches of CSBC.
A thicker concrete section may be needed based on the actual load data for use of the area. If the concrete
pavement will have doweled joints, we recommend that the concrete thickness be increased by an amount
equal to the diameter of the dowels. The base course should be compacted to at least 95 percent of the
MDD.
We recommend PCC pavements incorporate construction joints and/or crack control joints spaced at
maximum distances of 12 feet apart, center-to-center, in both the longitudinal and transverse directions.
Crack control joints may be created by placing an insert or groove into the fresh concrete surface during
finishing, or by saw cutting the concrete after it has initially set up. We recommend the depth of the crack
control joints be approximately one fourth the thickness of the concrete; or about 1½ inches deep for the
recommended concrete thickness of 6 inches. We also recommend the crack control joints be sealed with
an appropriate sealant to help restrict water infiltration into the joints.
Asphalt-Treated Base
If pavements are constructed during the wet seasons, consideration may be given to covering the areas to
be paved with asphalt-treated base (ATB) for protection. Light-duty pavement areas should be surfaced with
3 inches of ATB, and heavy-duty pavement areas should be surfaced with 6 inches of ATB. Thicker ATB
sections may be needed based on construction equipment loads. Prior to placement of the final pavement
sections, we recommend the ATB surface be evaluated and areas of ATB pavement failure be removed and
the subgrade repaired. If ATB is used and is serviceable when final pavements are constructed, the CSBC
can be eliminated, and the design PCC or asphalt concrete pavement thickness can be placed directly over
the ATB.
Earthwork
Based on the subsurface soil conditions encountered in the explorations, we expect that the soils at the
site may be excavated using conventional heavy-duty construction equipment. Very dense glacial till was
encountered at relatively shallow depths at the planned building locations; therefore, glacial till soils within
deeper portions of excavations may require a large excavator to accomplish the excavations. Cobbles were
observed in most of the test pits and glacial till deposits in the area commonly contain boulders that may
be encountered during excavation. Accordingly, the contractor should be prepared to deal with boulders, if
encountered.
The glacial till contains sufficient fines (material passing the U.S. standard No. 200 sieve) to be highly
moisture-sensitive and susceptible to disturbance, especially when wet. Ideally, earthwork should be
undertaken during extended periods of dry weather when the surficial soils will be less susceptible to
disturbance and provide better support for construction equipment. Dry weather construction will help
reduce earthwork costs and increase the potential for using the native soils as structural fill.
Trafficability on the site is not expected to be difficult during dry weather conditions. However, the fill and
native soils will be susceptible to disturbance from construction equipment during wet weather conditions
and pumping and rutting of the exposed soils under equipment loads may occur.
November 15, 2018 | Page 7 File No. 23656-001-00
Prior to placing the gravel layer, the subgrade should be proofrolled as described previously in the
“Earthwork” section of this report. If necessary, the building slab subgrades should be recompacted to a
firm and unyielding condition.
We recommend that concrete slabs-on-grade be constructed on a gravel layer to provide uniform support
and drainage and to act as a capillary break. The gravel layer below slabs-on-grade should consist of at
least 4 inches of clean crushed gravel with a maximum particle size of 1 inch and negligible sand or silt in
accordance with Washington State Department of Transportation (WSDOT) Standard Specification
9-03.1(4)C American Association of State Highway and Transportation Officials (AASHTO) Grading No. 67.
If prevention of moisture migration through the slab is essential, a vapor retarder such as heavy plastic
sheeting should be installed between the slab and the gravel layer. It may also be prudent to apply a sealer
to the slab to further retard the migration of moisture through the floor. We recommend that the plastic
sheet be placed over the capillary break layer.
Pavement Recommendations
Recommendations for typical pavements (asphalt and concrete) are provided in the following sections. The
City of Renton may have standard pavement sections that could apply to the site, therefore the project civil
engineer should review the City’s standards, if applicable.
Subgrade Preparation
We recommend the subgrade soils in new pavement areas be prepared and evaluated as described in the
“Earthwork” section of this report. All new pavement and hardscape areas should be supported on
subgrade soils that have been proof rolled or probed as described in the “Clearing and Site Preparation”
section of this report. If the exposed subgrade soils are loose or soft, it may be necessary to excavate
localized areas and replace them with structural fill or gravel base course. Pavement subgrade conditions
should be observed during construction and prior to placing the subbase materials in order to evaluate the
presence of zones of unsuitable subgrade soils and the need for overexcavation and replacement of these
zones.
New Hot Mix Asphalt Pavement
In light-duty pavement areas (e.g., automobile parking), we recommend a pavement section consisting of
at least a 2½ -inch thickness of ½-inch hot-mix asphalt (HMA) per WSDOT Sections 5-04 and 9-03,
over a 4-inch thickness of densely compacted crushed surfacing base course (CSBC) per WSDOT Section
9-03.9(3). In heavy-duty pavement areas (such as the driveway), we recommend a pavement section
consisting of at least a 3-inch thickness of ½-inch HMA over a 6-inch thickness of densely compacted CSBC.
The base course should be compacted to at least 95 percent of the MDD obtained using ASTM D 1557.
We recommend that proof rolling of the subgrade and compacted base course be observed by a
representative from our firm prior to paving. Soft or yielding zones observed during proof rolling may require
overexcavation and replacement with compacted structural fill.
The pavement sections recommended above are based on our experience. Thicker asphalt sections may
be needed in accordance with the City of Renton or based on the actual traffic data, truck loads, and
intended use. All paved and landscaped areas should be graded so that surface drainage is directed to
appropriate catch basins.
November 15, 2018 | Page 7 File No. 23656-001-00
Prior to placing the gravel layer, the subgrade should be proofrolled as described previously in the
“Earthwork” section of this report. If necessary, the building slab subgrades should be recompacted to a
firm and unyielding condition.
We recommend that concrete slabs-on-grade be constructed on a gravel layer to provide uniform support
and drainage and to act as a capillary break. The gravel layer below slabs-on-grade should consist of at
least 4 inches of clean crushed gravel with a maximum particle size of 1 inch and negligible sand or silt in
accordance with Washington State Department of Transportation (WSDOT) Standard Specification
9-03.1(4)C American Association of State Highway and Transportation Officials (AASHTO) Grading No. 67.
If prevention of moisture migration through the slab is essential, a vapor retarder such as heavy plastic
sheeting should be installed between the slab and the gravel layer. It may also be prudent to apply a sealer
to the slab to further retard the migration of moisture through the floor. We recommend that the plastic
sheet be placed over the capillary break layer.
Pavement Recommendations
Recommendations for typical pavements (asphalt and concrete) are provided in the following sections. The
City of Renton may have standard pavement sections that could apply to the site, therefore the project civil
engineer should review the City’s standards, if applicable.
Subgrade Preparation
We recommend the subgrade soils in new pavement areas be prepared and evaluated as described in the
“Earthwork” section of this report. All new pavement and hardscape areas should be supported on
subgrade soils that have been proof rolled or probed as described in the “Clearing and Site Preparation”
section of this report. If the exposed subgrade soils are loose or soft, it may be necessary to excavate
localized areas and replace them with structural fill or gravel base course. Pavement subgrade conditions
should be observed during construction and prior to placing the subbase materials in order to evaluate the
presence of zones of unsuitable subgrade soils and the need for overexcavation and replacement of these
zones.
New Hot Mix Asphalt Pavement
In light-duty pavement areas (e.g., automobile parking), we recommend a pavement section consisting of
at least a 2½ -inch thickness of ½-inch hot-mix asphalt (HMA) per WSDOT Sections 5-04 and 9-03,
over a 4-inch thickness of densely compacted crushed surfacing base course (CSBC) per WSDOT Section
9-03.9(3). In heavy-duty pavement areas (such as the driveway), we recommend a pavement section
consisting of at least a 3-inch thickness of ½-inch HMA over a 6-inch thickness of densely compacted CSBC.
The base course should be compacted to at least 95 percent of the MDD obtained using ASTM D 1557.
We recommend that proof rolling of the subgrade and compacted base course be observed by a
representative from our firm prior to paving. Soft or yielding zones observed during proof rolling may require
overexcavation and replacement with compacted structural fill.
The pavement sections recommended above are based on our experience. Thicker asphalt sections may
be needed in accordance with the City of Renton or based on the actual traffic data, truck loads, and
intended use. All paved and landscaped areas should be graded so that surface drainage is directed to
appropriate catch basins.
November 15, 2018 | Page 8 File No. 23656-001-00
Portland Cement Concrete Pavement
Portland cement concrete (PCC) sections may be considered for areas where concentrated heavy loads
may occur. We recommend that these pavements consist of at least 6 inches of PCC over 6 inches of CSBC.
A thicker concrete section may be needed based on the actual load data for use of the area. If the concrete
pavement will have doweled joints, we recommend that the concrete thickness be increased by an amount
equal to the diameter of the dowels. The base course should be compacted to at least 95 percent of the
MDD.
We recommend PCC pavements incorporate construction joints and/or crack control joints spaced at
maximum distances of 12 feet apart, center-to-center, in both the longitudinal and transverse directions.
Crack control joints may be created by placing an insert or groove into the fresh concrete surface during
finishing, or by saw cutting the concrete after it has initially set up. We recommend the depth of the crack
control joints be approximately one fourth the thickness of the concrete; or about 1½ inches deep for the
recommended concrete thickness of 6 inches. We also recommend the crack control joints be sealed with
an appropriate sealant to help restrict water infiltration into the joints.
Asphalt-Treated Base
If pavements are constructed during the wet seasons, consideration may be given to covering the areas to
be paved with asphalt-treated base (ATB) for protection. Light-duty pavement areas should be surfaced with
3 inches of ATB, and heavy-duty pavement areas should be surfaced with 6 inches of ATB. Thicker ATB
sections may be needed based on construction equipment loads. Prior to placement of the final pavement
sections, we recommend the ATB surface be evaluated and areas of ATB pavement failure be removed and
the subgrade repaired. If ATB is used and is serviceable when final pavements are constructed, the CSBC
can be eliminated, and the design PCC or asphalt concrete pavement thickness can be placed directly over
the ATB.
Earthwork
Based on the subsurface soil conditions encountered in the explorations, we expect that the soils at the
site may be excavated using conventional heavy-duty construction equipment. Very dense glacial till was
encountered at relatively shallow depths at the planned building locations; therefore, glacial till soils within
deeper portions of excavations may require a large excavator to accomplish the excavations. Cobbles were
observed in most of the test pits and glacial till deposits in the area commonly contain boulders that may
be encountered during excavation. Accordingly, the contractor should be prepared to deal with boulders, if
encountered.
The glacial till contains sufficient fines (material passing the U.S. standard No. 200 sieve) to be highly
moisture-sensitive and susceptible to disturbance, especially when wet. Ideally, earthwork should be
undertaken during extended periods of dry weather when the surficial soils will be less susceptible to
disturbance and provide better support for construction equipment. Dry weather construction will help
reduce earthwork costs and increase the potential for using the native soils as structural fill.
Trafficability on the site is not expected to be difficult during dry weather conditions. However, the fill and
native soils will be susceptible to disturbance from construction equipment during wet weather conditions
and pumping and rutting of the exposed soils under equipment loads may occur.
November 15, 2018 | Page 9 File No. 23656-001-00
Clearing and Site Preparation
Areas to be developed or graded should be cleared of surface and subsurface deleterious matter including
any debris, shrubs, trees and associated stumps and roots. Graded areas should be stripped of organic
soils.
The organic soils can be stockpiled and used later for landscaping purposes or may be spread over
disturbed areas following completion of grading. If spread out, the organic strippings should be in a layer
less than 1-foot thick, should not be placed on slopes greater than 3H:1V (horizontal to vertical) and should
be track-rolled to a uniformly compacted condition. Materials that cannot be used for landscaping or
protection of disturbed areas should be removed from the project site.
Undocumented fill may be present in various areas of the site and will be required to be removed under
building foundations and within the upper two feet of pavement, hardscape and slab subgrade levels.
Where existing fill and looser native soils are removed, they may be reused and recompacted as structural
fill, if conditions allow. If medium dense to dense native soils are encountered below slab subgrade,
additional excavation is not required. If old fill is encountered below slab subgrade, the fill should be
evaluated and possibly removed up to 2 feet below slab subgrade or until medium dense to dense native
soils are encountered (less than 2 feet below slab subgrade). Excavations for slab subgrade preparation
likely do not need to extend more than 2 feet below slab subgrade. The upper two feet below pavement
subgrade should also be removed and replaced as structural fill; however, if existing fill soils are suitable
and adequately compacted based on evaluations after the pavement is removed, the contractor can
perform a proof roll on the exposed surface at or below slab subgrade level, and if approved by the
geotechnical engineer, the fill may be left in place.
Subgrade Preparation
Prior to placing new fills, pavement base course materials or gravel below on-grade floor slabs, subgrade
areas should be proof rolled to locate any soft or pumping soils. Prior to proof rolling, all unsuitable soils
should be removed from below the building footprints. Proof rolling can be completed using a piece of heavy
tire-mounted equipment such as a loaded dump truck. During wet weather, the exposed subgrade areas
should be probed to determine the extent of soft soils. If soft or pumping soils are observed, they should
be removed and replaced with compacted structural fill.
If deep pockets of soft or pumping soils are encountered outside the building areas, it may be possible to
limit the depth of overexcavation by placing a non-woven geotextile fabric such as TenCate Mirafi 500X (or
equivalent) on the overexcavated subgrade prior to placing structural fill. The geotextile will provide
additional support by bridging over the soft material and will help reduce fines contamination into the
structural fill.
After completing the proof rolling, the subgrade areas should be recompacted to a firm and unyielding
condition, if possible. The degree of compaction that can be achieved will depend on when the construction
is performed. If the work is performed during dry weather conditions, we recommend that all subgrade
areas be recompacted to at least 95 percent of the MDD in accordance with the ASTM D 1557 test
procedure (modified Proctor). If the work is performed during wet weather conditions, it may not be possible
to recompact the subgrade to 95 percent of the MDD. In this case, we recommend that the subgrade be
compacted to the extent possible without causing undue heaving or pumping of the subgrade soils.
November 15, 2018 | Page 9 File No. 23656-001-00
Clearing and Site Preparation
Areas to be developed or graded should be cleared of surface and subsurface deleterious matter including
any debris, shrubs, trees and associated stumps and roots. Graded areas should be stripped of organic
soils.
The organic soils can be stockpiled and used later for landscaping purposes or may be spread over
disturbed areas following completion of grading. If spread out, the organic strippings should be in a layer
less than 1-foot thick, should not be placed on slopes greater than 3H:1V (horizontal to vertical) and should
be track-rolled to a uniformly compacted condition. Materials that cannot be used for landscaping or
protection of disturbed areas should be removed from the project site.
Undocumented fill may be present in various areas of the site and will be required to be removed under
building foundations and within the upper two feet of pavement, hardscape and slab subgrade levels.
Where existing fill and looser native soils are removed, they may be reused and recompacted as structural
fill, if conditions allow. If medium dense to dense native soils are encountered below slab subgrade,
additional excavation is not required. If old fill is encountered below slab subgrade, the fill should be
evaluated and possibly removed up to 2 feet below slab subgrade or until medium dense to dense native
soils are encountered (less than 2 feet below slab subgrade). Excavations for slab subgrade preparation
likely do not need to extend more than 2 feet below slab subgrade. The upper two feet below pavement
subgrade should also be removed and replaced as structural fill; however, if existing fill soils are suitable
and adequately compacted based on evaluations after the pavement is removed, the contractor can
perform a proof roll on the exposed surface at or below slab subgrade level, and if approved by the
geotechnical engineer, the fill may be left in place.
Subgrade Preparation
Prior to placing new fills, pavement base course materials or gravel below on-grade floor slabs, subgrade
areas should be proof rolled to locate any soft or pumping soils. Prior to proof rolling, all unsuitable soils
should be removed from below the building footprints. Proof rolling can be completed using a piece of heavy
tire-mounted equipment such as a loaded dump truck. During wet weather, the exposed subgrade areas
should be probed to determine the extent of soft soils. If soft or pumping soils are observed, they should
be removed and replaced with compacted structural fill.
If deep pockets of soft or pumping soils are encountered outside the building areas, it may be possible to
limit the depth of overexcavation by placing a non-woven geotextile fabric such as TenCate Mirafi 500X (or
equivalent) on the overexcavated subgrade prior to placing structural fill. The geotextile will provide
additional support by bridging over the soft material and will help reduce fines contamination into the
structural fill.
After completing the proof rolling, the subgrade areas should be recompacted to a firm and unyielding
condition, if possible. The degree of compaction that can be achieved will depend on when the construction
is performed. If the work is performed during dry weather conditions, we recommend that all subgrade
areas be recompacted to at least 95 percent of the MDD in accordance with the ASTM D 1557 test
procedure (modified Proctor). If the work is performed during wet weather conditions, it may not be possible
to recompact the subgrade to 95 percent of the MDD. In this case, we recommend that the subgrade be
compacted to the extent possible without causing undue heaving or pumping of the subgrade soils. DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
November 15, 2018 | Page 10 File No. 23656-001-00
Subgrade disturbance or deterioration could occur if the subgrade is wet and cannot be dried. If the
subgrade deteriorates during proof rolling or compaction, it may become necessary to modify the proof
rolling, compaction criteria, or methods.
Structural Fill
All fill, whether existing on-site glacial till soil or imported soil, that will support building foundations and
floor slabs, pavement and hardscape areas, or be placed in utility trenches should generally meet the
criteria for structural fill presented below. The suitability of soil for use as structural fill depends on its
gradation and moisture content.
Materials
Materials used on the project site, under buildings, pavement, hardscape areas, and to backfill utility
trenches are classified as structural fill for the purpose of this report. Structural fill material quality varies
depending upon its use as described below:
1. Structural fill placed below all building elements (except footing designed for greater than 3,000 psf
bearing pressure) and during wet weather conditions should consist of imported Gravel Borrow, as
described in Section 9-03.14(1) of the 2018 WSDOT Standard Specifications, with the additional
restriction that the fines content be limited to no more than 5 percent. On-site soils may be used as
structural fil provided it is placed during the summer months, is properly moisture conditioned to within
2 percent of the optimum moisture content, and can be compacted to at least 95 percent of the MDD.
2. CDF having a design strength of at least 200 psi should be used under all foundations designed for
greater than 3,000 psf bearing pressure.
3. Structural fill placed to construct embankment and parking areas and to backfill utility trenches may
consist of on-site fill and glacial till provided that the soils are moisture conditioned for the required
compaction. On-site till soils may be suitable for use as structural fill during dry weather conditions in
areas needing 95 percent compaction. If structural fill is placed during wet weather, the structural fill
should consist of imported gravel borrow.
4. Structural fill placed as CSBC below pavements should conform to Section 9-03.9(3) of the 2018
WSDOT Standard Specifications.
5. Structural fill placed as capillary break below slabs should consist of 1-inch minus clean crushed gravel
with negligible sand or silt in conformance with Section 9-03.1(4)C, grading No. 67 of the 2018 WSDOT
Standard Specifications.
Reuse of On-site Native Soils
The existing fill and till soils contain a high percentage of fines and will be sensitive to changes in moisture
content and difficult to handle and compact during wet weather.
The existing fill (free of organic debris) and till deposits are expected to be suitable for structural fill in areas
requiring compaction to at least 95 percent of MDD (per ASTM D 1557), provided the work is accomplished
during the normally dry season (June through September) and that the soil can be properly moisture
conditioned to within 2 percent of the optimum moisture content. Imported structural fill consisting of sand
and gravel (WSDOT gravel borrow) should be planned under all building foundation elements, especially if
construction occurs during wet weather.
November 15, 2018 | Page 11 File No. 23656-001-00
The use of existing on-site fill and till soils as structural fill during wet weather should be planned only for
areas requiring compaction to 90 percent of MDD, as long as the soils are properly protected from wet
weather, not placed during periods of precipitation, and that they can be dried if needed to achieve proper
compaction. The contractor should plan to cover and maintain all fill stockpiles with plastic sheeting if it
will be used as structural fill. The reuse of on-site soils is highly dependent on the skill of the contractor and
schedule, and we will work with the design team and contractor to maximize the reuse of on-site till soils
during the wet and dry seasons.
Fill Placement and Compaction Criteria
Structural fill should be mechanically compacted to a firm, non-yielding condition. Structural fill should be
placed in loose lifts not exceeding 12 inches in thickness when using heavy compaction equipment and
not more than 6 inches when using hand-operated compaction equipment. The actual thickness will be
dependent on the structural fill material used and the type and size of compaction equipment. Each lift
should be moisture conditioned to within about 2 percent of the optimum moisture content to achieve
proper compaction to the specified density before placing subsequent lifts. Compaction of all structural fill
at the site should be in accordance with the ASTM D 1557 (modified Proctor) test method. Structural fill
should be compacted to the following criteria:
1. Structural fill placed below floor slabs and foundations should be compacted to 95 percent of the MDD.
2. Structural fill in new pavement and hardscape areas, including utility trench backfill, should be
compacted to at least 90 percent of the MDD, except that the upper 2 feet of fill below final subgrade
should be compacted to at least 95 percent of the MDD, see Figure 3, Compaction Criteria for Trench
Backfill.
3. Structural fill placed as CSBC below pavements should be compacted to 95 percent of the MDD.
4. Non-structural fill, such as fill placed in landscape areas, should be compacted to at least 90 percent
of the MDD.
Weather Considerations
Disturbance of near-surface soils should be expected if earthwork is completed during periods of wet
weather. During dry weather, the soils will: (1) be less susceptible to disturbance, (2) provide better support
for construction equipment, and (3) be more likely to meet the required compaction criteria.
The wet weather season generally begins in October and continues through May in western Washington;
however, periods of wet weather may occur during any month of the year. For earthwork activities during
wet weather, we recommend that the following steps be taken:
■ The ground surface in and around the work area should be sloped so that surface water is directed
away from the work area. The ground surface should be graded so that areas of ponded water do not
develop. Measures should be taken by the contractor to prevent surface water from collecting in
excavations and trenches. Measures should be implemented to remove surface water from the work
area.
■ Earthwork activities should not take place during periods of moderate to heavy precipitation.
■ Slopes with exposed soils should be covered with plastic sheeting.
November 15, 2018 | Page 12 File No. 23656-001-00
■ The contractor should take necessary measures to prevent on-site soils and soils to be used as fill from
becoming wet or unstable. These measures may include the use of plastic sheeting, sumps with pumps,
and grading. The site soils should not be left uncompacted and exposed to moisture. Sealing the
surficial soils by rolling with a smooth-drum roller prior to periods of precipitation will help reduce the
extent that these soils become wet or unstable.
■ The contractor should cover all soil stockpiles that will be used as structural fill with plastic sheeting.
■ Construction traffic should be restricted to specific areas of the site, preferably areas that are surfaced
with the existing asphalt or working pad materials not susceptible to wet weather disturbance.
■ Construction activities should be scheduled so that the length of time that soils are left exposed to
moisture is reduced to the extent practical.
Routing of equipment on the existing fill and native till subgrade soils during the wet weather months will
be difficult and the subgrade will likely become highly disturbed and rutted. In addition, a significant amount
of mud can be produced by routing equipment directly on the glacial soils in wet weather. Therefore, to
protect the subgrade soils and to provide an adequate wet weather working surface for the contractor’s
equipment and labor, we recommend that the contractor protect exposed subgrade soils with sand and
gravel, crushed gravel, or ATB.
Permanent Cut and Fill Slopes
We recommend that permanent cut or fill slopes be constructed at inclinations of 2H:1V or flatter, and be
blended into existing slopes with smooth transitions. To achieve uniform compaction, we recommend that
fill slopes be overbuilt slightly and subsequently cut back to expose well compacted fill. It is our experience
that permanent cut slopes made in dense to very dense glacial till are difficult to establish vegetation on
and difficult to place and maintain topsoil on. Therefore, 3H:1V or flatter permanent cut slopes should be
considered for landscape purposes if site conditions allow for their use.
To reduce erosion, newly constructed slopes should be planted or hydroseeded shortly after completion of
grading. Until the vegetation is established, some sloughing and raveling of the slopes should be expected.
This may necessitate localized repairs and reseeding. Temporary covering, such as clear heavy plastic
sheeting, jute fabric, or erosion control blankets (such as American Excelsior Curlex 1 or North American
Green SC150) could be used to protect the slopes during periods of rainfall.
Utility Trenches
Trench excavation, pipe bedding, and trench backfilling should be completed using the general procedures
described in the 2018 WSDOT Standard Specifications or other suitable procedures specified by the project
civil engineer. The native glacial deposits and fill soils encountered at the site are generally of low corrosivity
based on our experience in the Puget Sound area.
Utility trench backfill should consist of structural fill and should be placed in loose lifts not exceeding
12 inches in thickness when using heavy compaction equipment and not more than 6 inches when using
hand-operated compaction equipment such that adequate compaction can be achieved throughout the lift.
Each lift must be compacted prior to placing the subsequent lift. The backfill should be compacted in
accordance with the criteria discussed above. Figure 3 illustrates recommended trench compaction criteria
under pavement and non-structural areas.
November 15, 2018 | Page 13 File No. 23656-001-00
Sedimentation and Erosion Control
In our opinion, the erosion potential of the on-site soils is low to moderate. Construction activities including
stripping and grading will expose soils to the erosional effects of wind and water. The amount and potential
impacts of erosion are partly related to the time of year that construction actually occurs. Wet weather
construction will increase the amount and extent of erosion and potential sedimentation.
Erosion and sedimentation control measures may be implemented by using a combination of interceptor
swales, straw bale barriers, silt fences and straw mulch for temporary erosion protection of exposed soils.
All disturbed areas should be finish graded and seeded as soon as practicable to reduce the risk of erosion.
Erosion and sedimentation control measures should be installed and maintained in accordance with the
requirements of the City of Renton.
Excavations
We anticipate that excavations are limited and will be primarily associated with footing excavations and
underground utilities. These cuts can likely be made as temporary open cut slopes depending on site
constraints. The stability of open cut slopes is a function of soil type, groundwater seepage, slope
inclination, slope height and nearby surface loads. The use of inadequately designed open cuts could
impact the stability of adjacent work areas, existing utilities, and endanger personnel.
The contractor performing the work has the primary responsibility for protection of workmen and adjacent
improvements. In our opinion, the contractor will be in the best position to observe subsurface conditions
continuously throughout the construction process and to respond to variable soil and groundwater
conditions. Therefore, the contractor should have the primary responsibility for deciding whether or not to
use open cut slopes for much of the excavations rather than some form of temporary excavation support,
and for establishing the safe inclination of the cut slope. Acceptable slope inclinations for utilities and
ancillary excavations should be determined during construction. Because of the diversity of construction
techniques and available shoring systems, the design of temporary shoring is most appropriately left up to
the contractor proposing to complete the installation. Temporary cut slopes and shoring must comply with
the provisions of Title 296 WAC, Part N, “Excavation, Trenching and Shoring.”
The excavations for the buildings and utilities will be completed primarily in loose to medium dense fill and
dense to very dense glacial till deposits. The following sections summarize the general excavation
recommendations.
Temporary Cut Slopes
For planning purposes, temporary unsupported cut slopes more than 4 feet high may be inclined at 1H:1V
maximum steepness within the dense to very dense glacial till (below a depth of about 3 feet) and 1½H:IV
maximum steepness in the overlying fill (upper 3 feet). If significant seepage is present on the cut face then
the cut slopes may have to be flattened. However, temporary cuts should be discussed with the
geotechnical engineer during final design development to evaluate suitable cut slope inclinations for the
various portions of the excavation. The contractor should scale slopes cut at 1H:1V to remove loose
materials and cobbles.
The above guidelines assume that surface loads such as traffic, construction equipment, stockpiles or
building supplies will be kept away from the top of the cut slopes a sufficient distance so that the stability
November 15, 2018 | Page 14 File No. 23656-001-00
of the excavation is not affected. We recommend that this distance be at least 5 feet from the top of the
cut for temporary cuts made at 1H:1V or flatter, and no closer than a distance equal to one-half the height
of the slope for cuts made steeper than 1H:IV.
Water that enters the excavation must be collected and routed away from prepared subgrade areas. We
expect that this may be accomplished by installing a system of drainage ditches and sumps along the toe
of the cut slopes. Some sloughing and raveling of the cut slopes should be expected. Temporary covering,
such as heavy plastic sheeting with appropriate ballast, should be used to protect these slopes during
periods of wet weather. Surface water runoff from above cut slopes should be prevented from flowing over
the slope face by using berms, drainage ditches, swales or other appropriate methods.
If temporary cut slopes experience excessive sloughing or raveling during construction, it may become
necessary to modify the cut slopes to maintain safe working conditions. Slopes experiencing problems can
be flattened, regraded to add intermediate slope benches, or additional dewatering can be provided if the
poor slope performance is related to groundwater seepage.
Drainage Considerations
We anticipate shallow groundwater seepage may enter excavations for utilities depending on the time of
year construction takes place, especially in the winter months. However, we expect that this seepage water
can be handled by digging interceptor trenches in the excavations and pumping from sumps. The seepage
water, if not intercepted and removed from the excavations, will make it difficult to place and compact
structural fill and may destabilize cut slopes.
All paved and landscaped areas should be graded so that surface drainage is directed away from the
buildings to appropriate catch basins.
Water collected in roof downspout lines must not be routed to the footing drain lines. Collected downspout
water should be routed to appropriate discharge points in separate pipe systems.
Infiltration Considerations
Sieve analyses were performed on selected soil samples collected from the test pits that were completed
as part of this study. The soil samples typically consisted of native weathered or relatively unweathered
glacial till. The design infiltration value described below is based on the results of the grain size analyses,
the United States Department of Agriculture (USDA) Textural Triangle, and the Washington State
Department of Ecology Storm Water Management Manual (2005). The grain size analyses are presented
in Appendix B.
Based on our analysis, it is our opinion that the on-site native glacial till soils have a very low infiltration
capacity. The majority of the soils across the site contain significant fines, which limits the infiltration
capacity. The results of the sieve analyses indicated that the fines content (material passing the U.S.
No. 200 sieve) typically ranges from 30 to 35 percent. Due to the density, high fines content, and relative
impermeability of the glacial till, infiltration should be assumed to be very low when designing infiltration
systems. We recommend a preliminary infiltration rate of not more than 0.2 inches per hour be used for
design of the infiltration facilities. Depending on the depth of proposed infiltration facilities, the infiltration
rate will vary; however, we recommend site specific pilot infiltration testing be performed to determine the
design infiltration rate if specific infiltration facilities are being considered.
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
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9
4
'
Δ=33°01'00"
R=24.00'
L=13.83'
N69°53'
2
9
"
W
7
0
.
8
6
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
6
2
.
6
0
'S19°57'00"W 76.97'N00°00'11"W 70.26'39.43'52.52'
13.14'
18.00'
18.00'
21.72'
12.63'19.04'19.04'46.19'50.38'S88°55'42"E
40.01'
S88°56'54"E
40.01'
27.05'
18.00'
18.00'
23.08'18.00'20.72'S19°57'00"W 56.72'21.72'
18.00'
18.00'
26.22'20.25'18.00'18.00'20.72'S89°09'02"E
2.79'85.46'48.20'176.65'32.00'181.11'
13.24'11.77'N00°00'11"W 145.49'S00°00'11"E 145.48'18.00'S70°03'00"E
6.07'20'-0"20'-0"
9'-0"TYP.23'-0" TYP.PHASE II
R.O.W. DEDICATION
PARKINGPARKINGPARKINGPARKING
PA
R
K
I
N
G
PARKINGREFUSEANDRECYCLING PARKINGPARKINGFIRE LANE, ACCESSAND UTILITY EASEMENT
FIRE L
A
N
E
,
A
C
C
E
S
S
AND U
T
I
L
I
T
Y
E
A
S
E
M
E
N
TFIRE LANE, ACCESS ANDUTILITY EASEMENTACCESS AND UTILITYEASEMENT20'-0"20'-0"8'-6"TYP.(COMPACT)
(COMPACT)
(COMPACT)
16'-0" TYP.
16'-0"8'-0"(COMPACT)
(COMPACT)8'-0"(2) NEW PARKING
STALLS
EXISTING
PARKING TOREMAIN
(2) NEW PARKING
STALLSPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEBUILDING A
4 UNIT TOWNHOME
(2383 S.F.)
BUILDING B4 UNITTOWNHOME(2406 S.F.)
BUILDING C
4 UNIT
TOWNHOME
(2378 S.F.)
RO
C
K
E
R
Y
ROCKERY25'-0"
74'-7"38'-5"74'-5"EXISTING
CURB CUT TO
REMAIN
5'-0"BLDG.SETBACK5'-0"BLDG.
SETBACK 5'-0"BLDG.SETBACKPROPOSED 5' BUILDING SETBACK20'-0"9'-0"15'-0"UTILITYEASEMENTPARKING15'-0"UTILITYEASMENTPROPERTY LINE39'-9"74'-7"
FIRE
HYDRANT
FIRE
HYDRANT
38'-5"
NEW TRASH
ENCLOSURE
(REMOVEEXISTINGPARKING
STALLS)
(2) NEW PARKING
STALLS 6'-0"9'-0"9'-0"9'-0"20'-0"
NEW CONCRETE WALK
NEW CONCRETE PAVING W/
RELOCATED FLAG POLE
NEW CONCRETE PAVING W/RELOCATED BIKE RACKS
NEW CONCRETE PAVING TO
ACCOMMODATE NEW
ACCESSIBLE RAMP TOPARKING
NEW CONCRETE CURBS TOACCOMMODATE NEW
ACCESSIBLE RAMP TO
PARKING
16'-3"10"16'-7"
9'-0"23'-0"26'-0"SPECIALTY PAVING,
TYP. SEE PAVING
PLAN
ROCKERY, TYP. SEE
GRADING PLAN
RETAINING WALL,SEE GRADING PLAN
STAIR
20'-0"
RETAINING
WALL, SEE
GRADINGPLAN
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS PR:19-000126R-408509 C:19004136LUA:19-000061C:\________\________\________\________BC/PH
BC
TPDC
LANKTREE
3510
L-1.01
06/17/19TED-40-4085DATUM
EDMONDS AVE NE, RENTON, WA
SITE PLAN WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTAL1"=20'WILLOWCREST TOWNHOMESWILLOWCREST_TOWNHOMESL-1.0130'-0"
PAD MOUNTED
TRANSFORMER
STATEO F WASHIN
GT
ONN
O.1 .202EXPLICENS
ED
LANDSCAP E A R CHITECT0 9 /02/2020BREN T M .CHAST
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104
FIRE
ACCESS
HAMMERHEAD FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKING
FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKING
FIRE LA
N
E
N
O
P
A
R
K
I
N
G
FIRE
L
A
N
E
N
O
P
A
R
K
I
N
G
FIRE L
A
N
E
N
O
P
A
R
K
I
N
G
FIRE L
A
N
E
N
O
P
A
R
K
I
N
GFIRE
LANE
NO
PARK
INGFIRE
L
AN
E
NO
PARKIN
G
FIRE LANE MARKING
PER RMC 4-4-080.F.6.c
ENTIRE LENGTH OF FIRE LANE
FIRE LANE MARKINGPER RMC 4-4-080.F.6.cENTIRE LENGTH OF FIRE LANE
FIRE LANE MARKING
PER RMC 4-4-080.F.6.c
ENTIRE LENGTH OF FIRE LANE
6'-3"6'-0"7'-1"
4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"
4'-0"
4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"LIMITS OF GRADING
LIMITS OF GRADING
LIMITS OF GRADING
LIMITS OF GRADING
LIMITS OF GRADING
16'-0"22'-2"FIRE ACCESS CONCRETE PAVING SEE
PAVING PLAN AND CIVIL PLAN
FDC
1 CITY CORRECTIONS 1 BC 11.7.19
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
CURRENT PLANNING
Matt Herrera 01/06/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WASTEWATER UTILITY
Ann Fowler 01/03/2020
1-12"x6" TEE (FLXFL)
2-12" GATE VALVES (FLxMJ)
1-6" GATE VALVE (FLxMJ)CONC. BLOCK
6"
WATER UTILITY
agafour 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WASTEWATER UTILITY
Ann Fowler 01/03/2020
sewer pipe with less than 4-ft of cover shall
be C-900 (preferred) or ductile iron
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
FLXFL////////////////////
WATER UTILITY
agafour 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WATER UTILITY
agafour 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WASTEWATER UTILITY
Ann Fowler 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
WATER UTILITY
agafour 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'524 Ä.7# Ä% ISOMETRIC VIEW
A
PLAN VIEW
A
BPU-IB
Bioretention/
Biofiltration
Ph: 800.579.8819 | oldcastlestormwater.com
INFRASTRUCTURE
<
NA
US Patents Pending
SECTION A-A
BPU-IB
Bioretention/
Biofiltration
Ph: 800.579.8819 | oldcastlestormwater.com
INFRASTRUCTURE
<
NR
US Patents Pending
TREATMENT
FLOW
CAPACITY 2
(GPM/CFS)
TREATMENT
FLOW
CAPACITY 3
(GPM/CFS)A DIM B DIM A1 DIM B1 DIM
BPU-IB-46 4'6' 5'7' 25.6 / 0.057 28.8 / 0.064
BPU-IB-48 4'8' 5' 9'38.4 / 0.086 43.2 / 0.096
BPU-IB-412 4' 12'5' 13'64.0 / 0.143 72.0 / 0.160
BPU-IB-66 6' 6'7' 7' 38.4 / 0.086 43.2 / 0.096
BPU-IB-68 6' 8'7'9'57.6 / 0.128 64.8 / 0.144
BPU-IB-612 6'12' 7'13'96.0 / 0.214 108.0 / 0.241
BPU-IB-816 8' 16' 9'17' 179.2 / 0.399 201.6 / 0.449
BioPod >Biofilter
Underground
Vault with Internal Bypass
BioPod >Biofilter
Underground
Vault with Internal Bypass
1 All Dimensions Are Nominal
2 Based on an WA Ecology GULD Approval for Basic, Enhanced & Phosphorus.
At 1.60 gpm/sf Media Surface Area.
3 Based on an NJCAT Verification & NJ DEP Certification. At 1.80 gpm/sf Media Surface Area.
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
SURFACE WATER UTILITY
jfarah 01/03/2020
8'-
0
"
S83°50'59"E
22.60'N83°50'59"W
15.59'
N00°00'00"E
17.79'
N90°00'00"E
15.50'S00°00'00"ES88°56'54"E
30.00'
11.50'
11.50'N00°59'35"E 256.65'N69°53'
2
9
"
W
8
6
.
1
3
'N20°06'31"E 48.73'S20°06'31"W 75.04'S20°06'31"W 68.83'S20°06'31"W 62.62'N20°06'31"E 54.00'S20°06'31"W 54.00'S20°06'31"W 54.00'S20°06'31"W 54.00'S20°06'31"W 50.12'S69°53'
2
9
"
E
8
3
.
9
4
'
Δ=33°01'00"
R=24.00'
L=13.83'
N69°53'
2
9
"
W
7
0
.
8
6
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
5
6
.
5
2
'
S70°03'
0
0
"
E
6
2
.
6
0
'S19°57'00"W 76.97'N00°00'11"W 70.26'39.43'52.52'
13.14'
18.00'
18.00'
21.72'
12.63'19.04'19.04'46.19'50.38'S88°55'42"E
40.01'
S88°56'54"E
40.01'
27.05'
18.00'
18.00'
23.08'18.00'20.72'S19°57'00"W 56.72'21.72'
18.00'
18.00'
26.22'20.25'18.00'18.00'20.72'S89°09'02"E
2.79'85.46'48.20'176.65'32.00'181.11'
13.24'11.77'N00°00'11"W 145.49'S00°00'11"E 145.48'18.00'S70°03'00"E
6.07'PARKINGPARKINGPARKING
PA
R
K
I
N
G
PARKINGREFUSEANDRECYCLING
(COMPACT)
(COMPACT)
EXISTING
PARKING TO
REMAINPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEBUILDING A4 UNIT TOWNHOME(2383 S.F.)
BUILDING B4 UNIT
TOWNHOME
(2406 S.F.)
BUILDING C4 UNITTOWNHOME
(2378 S.F.)
RO
C
K
E
R
Y
ROCKERY5'-0"BLDG.SETBACK5'-0"
BLDG.
SETBACK 5'-0"BLDG.SETBACKGLENWOODTOWNHOMES EXISTING
OPEN SPACE
(1,234 S.F.)20'-0"9'-0"PROPERTY LINETOTAL COMMON OPEN PROVIDED SPACE: 1,877 S.F. + 439 S.F. + 671 S.F. +166 S.F. + 584 S.F.=
3,373 S.F.
COMMON OPEN SPACE REQ. (RMC 4-9-150.E.1.a):
25,369 S.F. (SITE AREA) X 10% = 2,537 S.F.
50 S.F./12 (QTY OF UNITS) = 600 S.F.
2,537S.F. + 600 S.F. = 3,137 S.F. REQUIRED
R-10/R-14 COMMON OPEN SPACE REQ. (RMC 4-2-115.E.2):
350 S.F. / PER UNIT x 12 UNITS = 4,200 S.F. REQ.
1,877 S.F. PROVIDED - 4,200 S.F. = 2,323 S.F. REMAINING
R-10/R-14 COMMON OPEN SPACE REQ. (RMC 4-2-115.E.2):
350 S.F. / PER UNIT x 8 UNITS = 2,800 S.F. REQ.
PROVIDE = 4,168 S.F.
WILLOWCREST SITE GLENNWOOD SITE
4,168 S.F. OPEN SPACE EXCLUSIVE TO GLENNWOOD SITE
2,576 S.F. OPEN SPACE ON GLENNWOOD SITE IN EASEMENTBENEFITING WILLOWCREST SITE
GLENWOOD
TOWNHOMES
EXISTING
OPEN SPACE
(1087 S.F.)
GLENWOOD
TOWNHOMES EXISTING
OPEN SPACE
(1,848 S.F.)
FIRE HYDRANT
FIRE
HYDRANT
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1
671 S.F.
R-10/R-14 COMMON OPEN SPACE
PER RMC 4-2-115.E.2
AND 10% PUD RMC 4-9-150.E.1
1,877 S.F.
10% PUD COMMON OPEN SPACE
RMC 4-9-150.E.1
439 S.F.
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1584 S.F.
OPEN SPACE ON GLENNWOOD
SITE IN EASEMENT FOR BENEFIT
OF WILLOWCREST MEETING
R-10/R-14 RMC 4-2-115.E.2
(2,576 S.F.)
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1166 S.F.
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
C:\________\________\________\________BC/PH
BC
TPDC
LANKTREE
27
L-1.02
06/17/19
DATUM
EDMONDS AVE NE, RENTON, WA
OPEN SPACE PLAN WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTAL1"=20'WILLOWCREST TOWNHOMESWILLOWCREST_TOWNHOMESL-1.02PARKING PARKINGPARKINGPARKINGPROPERTY LINE
STATEO F WASHIN
GT
ONN
O.1 .202EXPLICEN
S
ED
LANDSCAP E A R CHITECT0 9 /02/2020BREN T M .CHAST
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104 35
R-408521 C:19004136LUA:19-000061PR:19-000126TED-40-40851 CITY CORRECTIONS 1 BC 11.7.19
2 CITY CORRECTIONS 2 BC 12.19.19
CURRENT PLANNING
Matt Herrera 01/06/2020
8'-
0
"20'-0"20'-0"
4'-0"4'-0"
9'-0"
TYP.23'-0" TYP.PARKINGPARKINGPARKINGPARKING
PA
R
K
I
N
G
PARKINGREFUSE
AND
RECYCLING PARKINGPARKINGFIRE LANE, ACCESS
AND UTILITY EASEMENT
FIRE L
A
N
E
,
A
C
C
E
S
S
AND U
T
I
L
I
T
Y
E
A
S
E
M
E
N
TFIRE LANE, ACCESS ANDUTILITY EASEMENTACCESS AND UTILITYEASEMENT20'-0"20'-0"
(COMPACT)
(COMPACT)
(COMPACT)
(COMPACT)
(COMPACT)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEBUILDING A
4 UNIT TOWNHOME
(2383 S.F.)
BUILDING B
4 UNIT
TOWNHOME
(2406 S.F.)
BUILDING C
4 UNIT
TOWNHOME
(2378 S.F.)
R
O
C
K
E
R
Y
ROCKERYEXISTINGCURB CUT TOREMAINPARKINGPROPERTY LINE4'-0"
4'-0"
8'-7"
16'-7"
4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"EXISTING ASPHALT TO BE STAMPED AND COATED.
STAMP PATTERN: HERRING BONE
COATING: THERMOPLASTIC PAINT
COATING COLOR: LIGHT WARM GREY
ASPHALT TO BE STAMPED AND COATED.
STAMP PATTERN: HERRING BONE
COATING: THERMOPLASTIC PAINT
COATING COLOR: LIGHT WARM GREY
STANDARD ASPHALT, NOSTAMPING OR COATING
ASPHALT MATCH EXISTING
ASPHALT MATCH EXISTING
STANDARD CONCRETE PAVING,
LIGHT BROOM FINISH
STANDARD
CONCRETE PAVING,
LIGHT BROOM
FINISH
CONCRETE PAVING,LIGHT BOOM FINISH
STANDARD CONCRETE W/
LIGHT BROOM FINISH
STANDARD ASPHALT, NO
STAMPING OR COATING
EXISTING ASPHALT TO REMAIN
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
06/17/19
L-1.03
28
LANKTREE
TPDC
BC
BC/PHC:\________\________\________\________DATUM
EDMONDS AVE NE, RENTON, WA
PAVING PLAN WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTAL1"=20'WILLOWCREST TOWNHOMESWILLOWCREST_TOWNHOMESL-1.03PROPERTY LINE
CONCRETE PAVING,
LIGHT BROOM FINISH
STATEO F WASHIN
G
T
ONN
O.1 .202EXPLICEN
S
EDLANDSCAP E A RCHITECT0 9 /02/2020BREN T M .CHAST
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104 FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKING
FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKING
FIRE LA
N
E
N
O
P
A
R
K
I
N
G
FIRE
L
A
N
E
N
O
P
A
R
K
I
N
G
FIRE L
A
N
E
N
O
P
A
R
K
I
N
G
FIRE L
A
N
E
N
O
P
A
R
K
I
N
GFIRE
LANE
NO
PARK
INGFIRE
L
ANE
NO
PARKIN
G
FIRE LANE MARKING
PER RMC 4-4-080.F.6.c
ENTIRE LENGTH OF FIRE LANE.
SEE NOTE AND ENLARGMENT
FIRE LANE MARKING NOTE:
FIRE LANES AS REQUIRED BY THE ADOPTED FIRE CODES SHALL MEET THE FOLLOWING DESIGN CRITERIA AS OUTLINED IN RENTON MUNICIPAL CODE 4-4-080 F.6.
1. IDENTIFICATION: FIRE LANES SHALL BE IDENTIFIED BY FOUR (4) INCH WIDE LINES ON ROAD SURFACE AND/OR CURBS PAINTED BRIGHT RED.
2. SIGNAGE:
(A)BLOCK LETTERS STATING “FIRE LANE - NO PARKING”, 18 INCHES IN HEIGHT, PAINTED IN WHITE, NOT LESS THAN ONE FOOT FROM CURB FACE AT 50-FOOT INTERVALS.
(B)OR SIGNS STATING “FIRE LANE - NO PARKING”, 12X18 INCHES IN HEIGHT, WITH LETTERS ON BACKGROUND OF CONTRASTING COLOR FOR EASE OF READABILITY AT 50-FEET. (RED
LETTERS ON WHITE BACKGROUND RECOMMENDED.) SIGNS SHALL BE PLACED 50-FEET APART, AND NO LESS THAN 5-FEET, NOR MORE THAN 7-FEET FROM THE GROUND.
FIRE LANE MARKINGPER RMC 4-4-080.F.6.c
ENTIRE LENGTH OF FIRE LANE.
SEE NOTE AND ENLARGMENT
FIRE LANE MARKING
PER RMC 4-4-080.F.6.c
ENTIRE LENGTH OF FIRE LANE.
SEE NOTE AND ENLARGMENT
FIRE
L
A
N
E
-
N
O
P
A
R
K
I
N
G
4" WIDE STRIP, COLOR RED
18" HEIGHT TEXT 'FIRE LANE-NO
PARKING', COLOR WHITE
FIRE LANE MARKING ENLARGEMENT
SCALE: 1/4" = 1'-0"
35
R-408522 C:19004136LUA:19-000061PR:19-000126TED-40-4085 NOTE:
1. SEE C3.0 AND C5.7 FOR PAVING MATERIAL AND CROSS SECTIONS.
2. NO BOLLARDS OR OTHER BARRIERS PROPOSED ALONG WOONERF.
ANY BARRIER WOULD OBSTRUCT EMERGENCY VEHICLE ACCESS.
1 CITY CORRECTIONS 1 BC 11.7.19
2 CITY CORRECTIONS 2 BC 12.19.19
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
FOR PAINTING AND FINISH.
PIPE HANDRAIL.
SURFACE BEFORE RETURNED.DISTANCE TO LANDING
1-1/2" DIAMETER SCHED 40 STEEL
EXTEND 12" MIN. LEVEL
34" TO 38"34" TO 38"12"12"12"48" O.C. TYPICAL12"34" TO 38"18" TYP3"INTERIM POSTS
12"
DIA.
TYPICAL3" RADIUS
AT ENDS.
6" THICK CRUSHED
ROCK BASE, TYPICAL.
1-1/2"X1" GUIDERAIL
WELDED AT INSIDE OFHANDRAIL SYSTEM. CENTER
OF GUIDERAIL AT 3" ABOVEFINISHED GRADE.CL 3" ABOVEFINISHED GRADE.3X3X1/2" STEEL PLATEWELDED TO BOTTOM OFRAIL, TYPICAL.12" DIA. FOOTING, TYP.
SEE PLANS,
36" CLR. MIN.
6" THICK CRUSHED
ROCK BASE, TYPICAL.
1-1/2"X1" GUIDERAIL
12" DIA. FOOTING, TYP.
1-1/2" DIAMETER HANDRAIL
MID RAIL.1-1/2" DIAMETER SCHED 40 STEEL NOTES:1) ALL RAILS AND POST TO BE 1-1/2" DIA. GALV. SCHDL. 40 STEEL2) ALL HARDWARE TO BE GALVANIZED
12"2 HANDRAIL AT RAMP
1/2" = 1'-0"
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DATUM
EDMONDS AVE NE, RENTON, WA
CONSTRUCTION DETAILS WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTALC:\________\________\________\________BC/PH
BC
TPDC
LANKTREE
L-1.10
06/17/19TOWNHOMES
29
1"=20'WILLOWCREST_TOWNHOMESL-1.10WILLOWCREST34"BASE FLANGE FOR 1-1/2" PIPE.
INSTALL PER MANUFACTURES
RECOMMENDATIONS. PAINT TO MATCH RAIL.
ANCHOR BOLTS PERBASE FLANGE
MANUFACTURES
RECOMMENDATION.
CONCRETE STAIR
1-1/2" SCHEDULE 40 STEEL PIPERAIL. GALVANIZED AND PAINTED
BLACK.
12"
72"NOTES:1) HANDRAIL TO MEET CITY CODES.2) PROVIDE 1-1/2" INTERMIDIATE POST MAX. OF 96" O.C.
IF LENGTH OF RAIL EXCEEDS 96".
3) PROVIDE SHOP DRAWINGS INDICATING PIPE SIZE,LENGTH, COATINGS, BASE FLANGE, ANCHORS, AND
ALL OTHER HARDWARE NECESSARY.
4) ALL METAL AND HARDWARE TO BE GALVANIZED ANDPAINTED BLACK.
HAND RAIL
3/4" = 1'-0"
4 TREADS @ 12"5 RISERS @ 7"
12"
1
STATEO F WASHIN
GT
ONN
O.1 .202EXPLICENS
ED
LANDSCAP E A RCHITECT0 9 /02/2020BREN T M .CHASTA
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104 35
R-408523 C:19004136LUA:19-000061PR:19-000126TED-40-40851 CITY CORRECTIONS 1 BC 11.7.19
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
T
T
T
T
T
T
T
M
M
T
T
T
T
M
M
M
M
M
M
M
M
M
M
M
MM
T T
T
T
T
T
T
T
T
TT
M
M
T
MM
M
M
T
T
T
T
T35Q3
5
Q25H35Q35
Q
25H25H25H25H25H25H25H13.23
1"
22.67
1"
5.323
1"
3.994
1"
51.87
1"
12.16
1"
3.257
1"
5.198
1"
6.689
1"
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI
HUNTER MP CORNER PROS-00-PRS40
SHRUB ROTATOR, FIXED-RISER, PRESSURE REGULATED
TO 40 PSI (2.76 BAR), MP ROTATOR NOZZLE.
T=TURQUOISE ADJ ARC 45-105 ON PRS40 BODY.
28 40
HUNTER MP STRIP PROS-00-PRS40
SHRUB ROTATOR, FIXED-RISER, PRESSURE REGULATED
TO 40 PSI (2.76 BAR), MP ROTATOR NOZZLE. LST=IVORY
LEFT STRIP, SST=BROWN SIDE STRIP, RST=COPPER
RIGHT STRIP ON PRS40 BODY.
9 40
HUNTER MP1000 PROS-00-PRS40
SHRUB ROTATOR, FIXED-RISER, PRESSURE REGULATED
TO 40 PSI (2.76 BAR), MP ROTATOR NOZZLE. M=MAROON
ADJ ARC 90 TO 210, L=LIGHT BLUE 210 TO 270 ARC,
O=OLIVE 360 ARC ON PRS40 BODY.
21 40
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI GPM RADIUS
HUNTER I-20-00-MPR
SHRUB ROTOR, FIXED. ADJUSTABLE AND FULL CIRCLE.
PLASTIC RISER. DRAIN CHECK VALVE. MPR NOZZLE.
8 35 24'
HUNTER I-20-00-MPR
SHRUB ROTOR, FIXED. ADJUSTABLE AND FULL CIRCLE.
PLASTIC RISER. DRAIN CHECK VALVE. MPR NOZZLE.
4 35 34'
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
RAIN BIRD PEB 1"
1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW
OPERATING CAPABILITY, GLOBE CONFIGURATION.
9
FEBCO 825Y 3/4"
REDUCED PRESSURE BACKFLOW PREVENTER
1
WATER METER 1"
TO BE PROVIDED
1
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 44.1 L.F.
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 1/2"614.2 L.F.
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 3/4"262.0 L.F.
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 1"4.2 L.F.
IRRIGATION MAINLINE: PVC SCHEDULE 40 1/2"81.9 L.F.
IRRIGATION MAINLINE: PVC SCHEDULE 40 3/4"95.0 L.F.
IRRIGATION MAINLINE: PVC SCHEDULE 40 1"263.0 L.F.
T
LST RST SST
M OL
25 ARC
35 ARC
#"
#
Valve Number
Valve Size
Valve Flow
Valve Callout
#
IRRIGATION SCHEDULE
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:
VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OF
RENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DATUM
EDMONDS AVE NE, RENTON, WA
IRRIGATION PLAN AND SCHEDULE WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTALWILLOWCRESTL-2.01 WILLOWCREST_TOWNHOMES
1"=20'
30
TOWNHOMES 07/29/19
L-2.01
LANKTREE
TPDC
BC
BC/PHC:\________\________\________\________STATE O F WASHIN
GTONNO
.1 .202EXPLICENS
E
D
LANDSCAP E A R C HITECT0 9 /02/2020BR E N T M .CHAS
T
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104
R-408524
35 PR:19-000126LUA:19-000061C:19004136TED-40-40851 CITY CORRECTIONS BC 11.6.19
DEVELOPMENT ENGINEERING
Nathan Janders 01/03/2020
CURRENT PLANNING
Matt Herrera 01/06/2020
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:
VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OF
RENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS PR:C:\________\________\________\________BC/PH
BC
TPDC
LANKTREE
L-2.02
07/29/19
DATUM
EDMONDS AVE NE, RENTON, WA
IRRIGATION DETAILS WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTALTOWNHOMES
31
1"=20'WILLOWCREST_TOWNHOMESL-2.021'-6"2'-0"PRESSURE
MAINLINE
CONTROL
WIRES
LATERAL
LINE
IRRIGATION
DETECTION
ALL DIMENSIONS ARE MINIMUM CLEARANCES
6"
NO OTHER TRADES ARE ALLOWED TO USE SAME TRENCH.
ALL IRRIGATION SLEEVING MATERIAL IS TO BE SDR-26, CL 160
PVC PIPE, INSTALLED WITH 18'' COVER MIN.
BEDDING FOR SLEEVING MATERIAL SHALL BE SAND. INSTALL
4'' BELOW AND 6'' ABOVE PIPING.
SLEEVING MATERIAL IS REQUIRED UNDER ALL HARDSCAPE
FOR MAINLINES, LATERAL LINES AND IRRIGATION WIRING,
SIZING AS CALLED FOR OR IF NOT CALLED OUT, SIZE AS REQUIRED.
NO STACKING (VERTICALLY) OF PIPES IN SAME TRENCH.
BACKFILL SHALL BE INSTALLED IN LAYERS, AND MECHANICALLY
COMPACTED TO A DRY DENSITY EQUAL TO 95% OF ADJACENT
UNDISTURBED SOIL.
FINISH
GRADE
1'-0"TAPE
ALL IRRIGATION IN RIGHT OF WAY TO BE PER CITY STANDARD PLANS.
1" U.S. THREADED-ONE-END PVC
NIPPLE (MIPT) ON "LASCO" OR
EQUAL PRE-FABRICATED
TRIPLE SWING JOINT.
TO TRIPLE SWING JOINT
FINISH GRADE
PLAN VIEWELEVATION VIEW
18" LONG,
1" SCHED.
80 PVC PIPE
QUICK
COUPLING
VALVESTAINLESS STEEL "U"
BOLT 1/8" MINIMUM
STOCK ANCHOR LOW ON
VALVE
1" SCHED. 80 PVC PIPE
WITH HOLES FOR "U" BOLT
QUICK COUPLING
VALVE
6" VALVE BOX
2 1/2" CLEAR
NOTE:
BOX AND ANTI-ROTATION PIPE
NOT REQUIRED FOR INTERIOR
LOCATIONS.
SCALE:
QUICK COUPLER
NTS7
SCALE:
TRENCHING
NTS2
SCALE:
POINT OF CONNECTION
NTS1
SCALE:
DOUBLE CHECK VALVE
NTS3
SCALE:
MANUAL DRAIN VALVE
NTS4
SCALE:
MASTER CONTROL VALVE
NTS5 GALVANIZED FITTINGSDOUBLE CHECK VALVE
ASSEMBLY (DCVA)
EXISTING 2" IRRIGATION
METER
DRAIN VAVLE
ISOLATION VALVE, TYP.
MASTER CONTROLL
VALVE
MAINLINE TO
IRRIGATION VALVES FLOWFLOWFLOWNOTE: PROVIDE
DIELECTRIC
FITTINGS FOR ALL
GALVANIZED PIPE
TO COPPER
CONNECTIONS.
3/4'' ANGLE VALVE
2'' CLASS 160 PVC
SLEEVE
FINISH GRADE
RUBBER VALVE
MARKER
16'' MIN GALV
NIPPLE
5/8'' GRAVEL
SUMP
MAINLINE
3/4'' STREET
ELL24'' MIN.RECTANGULAR VALVE BOX
W/ EXTENSIONS AS REQ'D
FINISH GRADE
GALV NIPPLE
PVC FEMALE ADAPTER
BRICK SUPPORT
PVC MAINLINE
1 CUFT PEA
FLOW PVC MAINLINE
MASTER CONTROL
VALVE. SIZE PER DRAWINGS
GRAVEL 4"18"MINNOTE:
LOCATE VALVE BOX FLUSH IN TURF AREAS
2'' ABOVE GRADE IN SHRUB AREAS
MASTER VALVE IS TO BE WIRED TO AUTOMATIC CONTROLLER AS DESIGNATED.
CONTROLLER TERMINALS PROVIDED BY THE MANUFACTURER. USE UF WIRE FROM
VALVE TO CONTROLLER SAME SIZE AS CONTROL WIRE CALLED OUT IN THE
MATERIALS LEGEND.
VALVE NO. TAG
NOTE:
1) VERIFY MAX. AND MIN. FLOW RATES. NOTIFY
ARCHITECT IF DIFFERENT FROM MANUFACTURE'S
RECOMMENDATIONS.
2) INSTALL PER SPECIFICATIONS AND MANUFACTURE'S
RECOMMENDATIONS.
3) BOX NOT REQUIRED FOR INTERIOR INSTALLATIONS
4) PROVIDE VALVE IDENTIFICATION TAG
MULCH LAYER.
CONTROL WIRES WITH 36"
SERVICE COIL AND WATER
PROOF WIRE CONNECTIONS,
AUTOMATIC CONTROL VALVE
INLINE PRESSURE
REGULATOR PER
SPECIFICATIONS
REMOTE CONTROL VALVE BOX
PER SPECIFICATIONS. LID
FLUSH WITH FINISHED GRADE
OF MULCH.
BRICK SUPPORT, MIN. TWO
PER BOX
PEA GRAVEL 6" DEPTH.
SCH. 40 MALE ADAPTOR BOTH
ENDS.
MESH FILTER PER
SPECIFICATIONS
WIRES TO CONTROLLER
MAINLINE FITTING
PVC LATERAL
SCH. 80 BALL VALVE.
SCH. 40 PVC ELL
SCALE:
AUTOMATIC CONTROL VALVE
NTS6SCALE: NTS
TURF SPRAY FLEX ASSEMBLY
PVC TEE (SXSXT)
OR ELL.
LATERAL LINE.
1/2" POLYETHYLENE FLEXIBLE
TUBING, LENGTH AS REQUIRED.
1/2" MARLEX STREET ELL.18" MINIMUM BELOW GRADEBARB ELL X MIPT.
1/2" MARLEX
STREET ELL.
TURF POP UP HEAD.
TO CURB OR
WALK.
4"
8
WILLOWCRESTSTATEOFWASHINGTON
NO.1
.202 EXPLICENSE
D
LANDSCAPE A R C HITECT0 9 /0 2/2020BR E N T M .CHAST
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104
R-408525 PR:19-000126LUA:19-000061C:19004136TED-40-408535
1 CITY CORRECTIONS BC 11.6.19
CURRENT PLANNING
Matt Herrera 01/06/2020
8'-
0
"
CASCARARHAMNUS PURSHIANA
OREGON ASHFRAXINUS LATIFOLIA
SERVICEBERRYAMELANCHIER ALNIFOLIA
EVERGREEN HUCKLEBERRYVACCINIUM OVATUM
TITANIA BLACK CURRANTRIBES NIGRUM `TITANIA`
EDDIE`S WHITE WONDER DOGWOODCORNUS NUTTALLII `EDDIE`S WHITE WONDER`
ECOTURF MIXGRASS LAWN
PHASE_I
BUILDING B
4 UNIT TOWNHOME
(30' HT.)
BUILDING A
4 UNIT TOWNHOME
(30' HT.)
BUILDING C
4 UNIT TOWNHOME
(30' HT.)
PROPOSED CONTOURS, TYP.PHASE I15'-0"UTILITYEASEMENTEXISTING CONTOURS, TYP.PHASE I10'-0"UTILITYEASMENTEXISTING TREE TO REMAIN, TYP.
EXISTING TREE PROTECTION AREA, TYP.LIM
ITS
OF
WORKLIMITS OF WORKLIMITS OF WORKLIMITS OF WORK
LIMITS OF WORK
PRIVATE
YARD
PRIVATEYARD PRIVATEYARD PRIVATEYARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATEYARD
PRIVATEYARD
PRIVATEYARD
PRIVATEYARD
RELOCATED EXISTING TREE
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
07/29/19
L-3.01
32
LANKTREE
TPDC
BC
BC/PHC:\________\________\________\________DATUM
EDMONDS AVE NE, RENTON, WA
PLANTING PLAN WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTALWILLOWCREST_TOWNHOMESL-3.01WILLOWCREST TOWNHOMESSTATEOFWASHINGTON
NO.1 .202EXPLICEN
S
E
DLANDSCAP E A RCHITECT0 9 /02/2020BREN T M .CHAST
A
I
N304 Alaskan Way S., Suite 301
Seattle, WA 98104
UTILITY MAINTENANCEACCESS GRAVEL DRIVE
PHASE I
20'-6"UTILITY
EASEMENT
TRANSFORMER PAD
SPECIALTY PAVING, SEE PAVING PLAN L-1.03
PARKING, TYP.
SPECIALTY PAVING, SEE PAVING PLAN L-1.03
PARKING, TYP.
SPECIALTY PAVING, SEE PAVING
PLAN, SEE L-1.03
PARKING, TYP.TED-40-4085C:19004136LUA:19-000061PR:19-000126R-408526
35
1 CITY CORRECTIONS BC 11.6.19
PARKING LOT LANDSCAPING AT GLENNWOOD TOWNHOMES
EXISTING PLANTING PROPOSED TO BE REMOVED FOR
WILLOWCREST TOWNHOME ACCESS: 359 S.F.
NEW PLANTING PROPOSED IN GLENNWOOD TOWNHOMES
PARKING LOT TO REPLACE EXISTING PLANTING TO BE REMOVED
FOR WILLOWCREST TOWNHOME ACCESS: 469 S.F.
2 CITY CORRECTIONS BC 12.19.19
CURBING AT EDGE OF PAVING, SEE C3.0, TYP.
CURRENT PLANNING
Matt Herrera 01/06/2020
TREES QTY BOTANICAL / COMMON NAME CONT CAL HEIGHT
3 CORNUS NUTTALLII `EDDIE`S WHITE WONDER` / EDDIE`S WHITE WONDER DOGWOOD B & B 2"CAL
3 FRAXINUS LATIFOLIA / OREGON ASH B & B 2.5"CAL
3 RHAMNUS PURSHIANA / CASCARA B & B 2.5"CAL
NATIVE TREES QTY BOTANICAL / COMMON NAME CONT CAL HEIGHT
34 AMELANCHIER ALNIFOLIA / SERVICEBERRY B & B MULTI-STEM 12-15` H
SHRUBS QTY BOTANICAL / COMMON NAME SIZE HEIGHT DEC/EVERGREEN NATIVE OR ADAPTIVE TALL/MED
106 GAULTHERIA SHALLON / SALAL 2 GAL 12" MIN.YES NATIVE MEDIUM
172 RIBES NIGRUM `TITANIA` / TITANIA BLACK CURRANT 2 GAL 18" MIN.YES ADAPTIVE TALL
237 VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY 5 GAL 18" MIN.YES NATIVE MEDIUM
SOD/SEED QTY BOTANICAL / COMMON NAME CONT NATIVE OR ADAPTIVE SPACING
13,675 SF GRASS LAWN / ECOTURF MIX HYDROSEED
PLANT SCHEDULE
1 TREE PLANTING DETAIL
SCALE: NTS
2 SHRUB PLANTING DETAIL
SCALE: NTS
3 GROUNDCOVER PLANTING DETAIL
SCALE: NTS
LANDSCAPE NOTES
1) ALL LAWN/ECOTURF AREAS IN COMMON OPEN SPACE TO RECEIVE FULLY AUTOMATIC SPRAY IRRIGATION.
2)ALL SHRUB AREAS TO BE WATERED BY HAND FOR TWO SEASONS UNTIL ESTABLISHED.
3)ALL PLANTING BEDS AND EXPOSED SOIL TO RECEIVE 2" MIN. OF BARK MULCH.
4) ALL SOILS TO BE AMENDED PER WDOE WESTERN WASHINGTON STORM WATER MANUAL BMP T5.13 AND C.O.R. STANDARD PLAN 264.00 OPTION 5.
NOTES:
STAKE TREE WITH (2) TREATED
2"Ø LODGEPOLE PINE DOWLED
TREE STAKES (8'-0" LENGTH)LOOP EACH TIE AROUND HALF
TREE LOOSELY TO PROVIDE 1"
SLACK FOR TRUNK GROWTH.
"CHAINLOCK" OR EQUAL TREE
TIE MATERIAL (1" SIED) NAIL OR
STAPLE TREE TIE MATERIAL TO
STAKE TO HOLD VERTICALLY.
LOOP EACH TIE AROUND HALFTREE LOOSELY TO PROVIDE 1"
CLACK FOR TRUNK GROWTH.
2'-0" MIN 3'-6" MIN
SET TOP OF ROOT CROWN 2" ABOVE ADJACENTCURB & SIDEWALK GRADE.
3" TO 4" HIGH WATERING RING (SEE NOTE 2)
24" ROOTBARRIER
AT CURB.
TREE PIT DEPTH =ROOTBALL DEPTH(MEASURE BEFOREDIGGING TO AVOIDOVEREXCAVATION).
DRIVE STAKES 6" TO1'-0" INTOUNDISTURBED SOILBELOW ROOTBALL.
DRIVE STAKE AT ROOTBALL EDGE (TYP)(SEE NOTE 1)
UNDISTURBED SUBGRADE.
PROVIDES FIRM BASE SO THAT
ROOTBALL WILL NOT SINK.
REMOVE ALL WIRE, STRINGS,
AND OTHER NON-BURLAP
MATERIAL; AND REMOVE
BURLAP FROM TOP 23 OFROOTBALL.
TOP SOIL AS APPROVED BY
LANDSCAPE
ARCHITEC.
ROOTBARRIER; PLACE AT EDGE
OF PAVEMENT/SIDEWALK/ETC.;PLACE PRIOR TO PLACEMENT OF
NEW SIDEWALK OR CURB TO
PREVENT UNDERMINING.
ROUGHEN SIDES OF PLANTINGHOLE MAXIMIZE EXCAVATED
AREA WITHOUT UNDERMINING
ADJACENT PAVING/CURB.
18" ROOTBARRIER
AT SIDEWALK.
SIDEWALK
2"-3" MULCH DEPTH (TAPERED AT TRUNK)ROOTBALL DEPTHROOTBALL + 1'-0"MIN ALL SIDES UNDISTURBED SUBGRADE
(PROVIDES FIRM BASE SO
THAT ROOTBALL WILL NOT
SINK)
TOP SOIL TYPE B
REMOVE ALL WIRE, STRINGS, AND
OTHER NON-BURLAP MATERIAL;
AND REMOVE BURLAP FROM TOP 23OF ROOTBALL.
ADDITIONAL PLANTING
AREA PREPARATION
PER DRAWING
FINISH GRADE
SHRUB PLANTING PIT
PREPARATION = ROOTBALLDEPTH & WIDTH PLUS 1'-0"
ADDITIONAL ALL SIDES
MIN 2"-3" OF MULCH
SET ALL PLANTS AT NURSERY
LEVEL (TYP)
B&B OR CONTAINERIZEDSHRUB (TYP)
SCARIFIED SUBGRADE
TOP SOIL TYPE B
MIN. 6" DEPTH
FINISH GRADE
MIN 2" MULCH
TYPICAL GROUND COVER
PLANTED AT NURSERY LEVEL
SPA
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MULCH TREE PIT MIN 5'-0"
LENGTH X FULL PLANTINGSTRIP WIDTH BETWEEN CURB
AND SIDEWALK (FOR PLANTING
STRIPS LESS THAN 6'-0" WIDE)OR PROVIDE 5'-0"DIA MULCH
RING FOR PLANTING STRIPS
WIDER THAN 6'-0".
MIN WIDTH OF TREE PIT = 2
TIMES ROOTBALL DIAMETEROR 5'-0", WHICHEVER IS
GREATER
MULCH AREA TO BE CLEAR OF
GRASS, WEEDS, ETC. TO
REDUCE COMPETITION WITH
TREE ROOTS
1. PLANTING INCLUDES REMOVAL OF STAKES
ONE YEAR AFTER INSTALLATION.
2. SHAPE SOIL SURFACE TO PROVIDE 3" DIAM
WATERING RING.
3. ADJUST TREE TIES DURING ESTABLISHMENT
TO ALLOW ROOM FOR GROWTH (@1" SLACK).4. ROOT BARRIER REQUIRED ALONG EDGE OF
ROADWAY, CURB, DRIVEWAY, TRAIL,
SIDEWALK, OR OTHER STRUCTURES WHEREROOTBALL IS WITHIN TWO FEET; PLACE
VERTICAL ROOTBARRIER IF REQUIRED.
DATE:
FIELDBOOK:
DRAWING NO:
PAGE:
SHEET: OF:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
APPROVED:NO.REVISION BY DATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988
IF NOT ONE INCH
ONE INCH
AT FULL SCALE
HORIZONTAL: NAD 1983/1991
SCALE ACCORDINGLY
Planning/Building/Public Works Dept.
CITY OFRENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
07/29/19
L-3.02
33
LANKTREE
TPDC
BC
BC/PHC:\________\________\________\________PR:DATUM
EDMONDS AVE NE, RENTON, WA
PLANTING SCHEDULE AND DETAILS WILLOWCREST TOWNHOMESCIVIL CONSTRUCTION PERMIT SUBMITTALWILLOWCREST_TOWNHOMESL-3.02WILLOWCREST TOWNHOMESSTATEOFWASHIN
G
T
ONN
O.1 .202EXPLICEN
S
EDLANDSCAP E A RCHITECT0 9 /02/2020BREN T M .CHAST
A
I
304 Alaskan Way S., Suite 301
Seattle, WA 98104N R-408527
35 PR:19-000126LUA:19-000061C:19004136TED-40-40851 CITY CORRECTIONS BC 11.6.19
2 CITY CORRECTIONS BC 12.19.19
CURRENT PLANNING
Matt Herrera 01/06/2020
5"8"MAPLE6"MAPLE6"ORNAMENTAL6"ORNAMENTAL5"MAPLE5"MAPLE4"ORNAMENTAL8"FIR6"FIR29"MAPLE16"MAPLE16x2 14x28"CEDAR6"CEDAR6"CEDAR8"CEDAR6"CEDAR7"CEDAR8"COTTONWOODtag no10"ORNAMENTALtag no6"MAPLE6x2 tag no10"COTTONWOODtag no6"COTTONWOODtag no12"COTTONWOODtag no13"COTTONWOOD13in 8in 6in tag no12"COTTONWOODtag no6"COTTONWOOD6x3 tag no8"COTTONWOODtag no34"FIR29"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD6"COTTONWOOD38"MADRONA36"FIR19"FIR18"MAPLE18 12 10 6x3 6ft cluster12"FIR12"FIR16"FIR6"ORNAMENTALcherry6"ALDER15"CEDAR8"ALDER8"ALDER8x27"ALDER8"ALDER12"POPLARpoplar = black locust6"ALDER5"ALDER10"ALDER12"MAPLE12inx38"ALDER8"ALDER6"ALDER6"ALDER6"ALDER15"MAPLE36"MAPLE18"MAPLE5"8"MAPLE6"MAPLE6"ORNAMENTAL6"ORNAMENTAL5"MAPLE5"MAPLE4"ORNAMENTAL8"FIR6"FIR29"MAPLE16"MAPLE16x2 14x28"CEDAR6"CEDAR6"CEDAR8"CEDAR6"CEDAR7"CEDAR8"COTTONWOODtag no10"ORNAMENTALtag no6"MAPLE6x2 tag no10"COTTONWOODtag no6"COTTONWOODtag no12"COTTONWOODtag no13"COTTONWOOD13in 8in 6in tag no12"COTTONWOODtag no6"COTTONWOOD6x3 tag no8"COTTONWOODtag no34"FIR29"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD6"COTTONWOOD38"MADRONA36"FIR19"FIR18"MAPLE18 12 10 6x3 6ft cluster12"FIR12"FIR16"FIR6"ORNAMENTALcherry6"ALDER15"CEDAR8"ALDER8"ALDER8x27"ALDER8"ALDER12"POPLARpoplar = black locust6"ALDER5"ALDER10"ALDER12"MAPLE12inx38"ALDER8"ALDER6"ALDER6"ALDER6"ALDER15"MAPLE36"MAPLE18"MAPLE8'-0"S83°50'59"E22.60'N83°50'59"W15.59'N00°00'00"E17.79'N90°00'00"E15.50'S00°00'00"E S88°56'54"E30.00'11.50'11.50'N00°59'35"E 256.65'N69°53'29"W 86.13'N20°
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'N00°00'11"W 70.26'39.43'52.52'13.14'18.00'18.00'21.72'12.63'19.04'19.04'46.19'50.38'S88°55'42"E40.01'S88°56'54"E40.01'27.05'18.00'18.00'23.08'18.00'
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'S89°09'02"E2.79'85.46'48.20'176.65'32.00'181.11'13.24'11.77'N00°00'11"W 145.49'S00°00'11"E 145.48'18.00'S70°03'00"E6.07'5"8"MAPLE6"MAPLE6"ORNAMENTAL6"ORNAMENTAL5"MAPLE5"MAPLE4"ORNAMENTAL8"FIR6"FIR29"MAPLE16"MAPLE16x2 14x28"CEDAR6"CEDAR6"CEDAR8"CEDAR6"CEDAR7"CEDAR11"POPLAR12"POPLAR13"POPLAR13"POPLAR11"POPLAR8"POPLAR15"ALDERtag 1415"MADRONAtag 1511"ALDERtag 111"COTTONWOOD11x2 tag 230"CEDARtag 38"COTTONWOODtag 412"COTTONWOODtag 610"COTTONWOOD10in 8in tag 58"COTTONWOODtag 98"COTTONWOODtag no8"COTTONWOODtag no10"ORNAMENTALtag no6"MAPLE6x2 tag no10"COTTONWOODtag no6"COTTONWOODtag no12"COTTONWOODtag no13"COTTONWOOD13in 8in 6in tag no12"COTTONWOODtag no6"COTTONWOOD6x3 tag no8"COTTONWOODtag no6"POPLARtag no5"POPLARtag no5"POPLARtag no11"COTTONWOODtag 128"COTTONWOODtag 116"COTTONWOODtag 1034"FIR29"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD8"COTTONWOOD6"COTTONWOOD38"MADRONA36"FIR19"FIR18"MAPLE18 12 10 6x3 6ft cluster12"FIR12"FIR16"FIR6"ORNAMENTALcherry6"ALDER15"CEDAR8"ALDER8"ALDER8x27"ALDER8"ALDER12"POPLARpoplar = black locust6"ALDER5"ALDER10"ALDER12"MAPLE12inx310"ALDER10inx2 6in10"ALDER11"ALDER6"ALDER8"ALDER8"ALDER12"ALDER12inx212"ALDER6"ALDER6"ALDER6"ALDER15"MAPLE36"MAPLE18"MAPLEPROPOSED CONTOURS, TYPTREE PROTECTION, TYPEXISTING TREE TO REMAIN, TYPRELOCATE EXISTING TREE,SEE PLANTING PLANLIMITS OF CLEARINGAND GRADINGPROPOSED CONTOURS, TYPPROPOSED UNDERGROUND UTILITY, TYPEXISTING TREE TO REMAIN. TREE DEFINEDAS 6" CAL. IN TREE REPORT. PROTECTIONAREA SIZED FOR 6" CAL. TREE.TREE PROTECTION, TYPEXISTING TREE TO REMAIN, TYPLIMITS OF CLEARINGLIMITS OF CLEAR AND GRADEEXISTINGQTY BOTANICAL / COMMON NAME4EXISTING DECIDUOUS TO REMAIN1EXISTING LANDMARK TREE TO BE REMOVED26EXISTING SIGNIFICANT TREE IN ACCESS EASMENT13EXISTING TO BE REMOVEDTREE RETENTIONLIMITS OF CLEAR AND GRADEACCESS/UTILITY EASEMENTACCESS/UTILITY EASEMENTACC
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NEW4 UNIT TOWNHOMENEW4 UNIT TOWNHOME4 UNIT TOWNHOMEPHASE IACCESS/UTILITY EASEMENTLIMITS OF CLEARING ANDGRADINGLIMITS OF CLEARING ANDGRADINGLIMITS OF CLEARING ANDGRADINGLIMITS OF CLEARING ANDGRADINGLIMITS OF CLEAR ANDGRADETREE REPLACEMENT CALCULATIONSTOTAL NUMBER OF TREES OVER 6"44TOTAL NUMBER OF DEDUCTED/EXCLUDED TREES26TOTAL NUMBER OF NOT EXCLUDED SIGNIFICANT TREES18TOTAL NUMBER OF TREES REQUIRED TO REMAIN (10%)2PROPOSED SIGNIFICANT TREES TO REMAIN4REQUIRED TREES TO BE REPLACED0REQUIRED REPLACMENT INCHES (12" PER TREE)0REQUIRED REPLACMENT TREES (2" CAL.)0LIMITS OF CLEARING ANDGRADINGWILLOWCREST7/29/19TR-1.01341"=20'LANKTREETPDCBCBC/PHC:\________\________\________\________DATE:FIELDBOOK:DRAWING NO:PAGE:SHEET: OF:SCALE:DESIGNED:DRAWN:CHECKED:APPROVED:NO.REVISIONBYDATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988IF NOT ONE INCHONE INCHAT FULL SCALEHORIZONTAL: NAD 1983/1991SCALE ACCORDINGLYDATUMPlanning/Building/Public Works Dept.CITY OFRENTONTR-1.01
IN COMPLIANCE WITH CITY OF RENTON STANDARDSEDMONDS AVE NE, RENTON, WATREE RETENTION PLANTOWNHOMESWILLOWCREST TOWNHOMES
CIVIL CONSTRUCTION PERMIT SUBMITTAL
STATEOFWASHINGTONNO.1.202EXPLICENSEDLANDSCAPEARCHITECT09/02/2020 BRENTM.CHASTAIN35R-408528C:19004136LUA:19-000061PR:19-000126
TED-40-4085304 Alaskan Way S., Suite 301Seattle, WA 981041CITY CORRECTIONSBC 11.6.19CURRENT PLANNINGMatt Herrera 01/06/2020
07/29/19TR-1.0235LANKTREETPDCBCBC/PHC:\________\________\________\________DATE:FIELDBOOK:DRAWING NO:PAGE:SHEET: OF:SCALE:DESIGNED:DRAWN:CHECKED:APPROVED:NO.REVISIONBYDATE APPR
FILENAME:SURVEYED:VERTICAL: NAVD 1988IF NOT ONE INCHONE INCHAT FULL SCALEHORIZONTAL: NAD 1983/1991SCALE ACCORDINGLYWILLOWCREST_TOWNHOMES
Planning/Building/Public Works Dept.CITY OFRENTONTR-1.02
IN COMPLIANCE WITH CITY OF RENTON STANDARDSTREE PROTECTION1/4" = 1'-0"CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEETREE PRESERVATION PLAN FOR FENCE ALIGNMENT.6'-0"MAINTAINEXISTINGGRADE WITH THETREEPROTECTIONFENCEUNLESSOTHERWISEINDICATED ONTHEPLANS.5" THICKLAYER OF MULCH.NOTES:1- SEE SPECIFICATIONS FORADDITIONAL TREE PROTECTIONREQUIREMENTS.2- NO PRUNING SHALL BEPERFORMED EXCEPT BY APPROVEDARBORIST.3- NO EQUIPMENT SHALL OPERATEINSIDE THEPROTECTIVE FENCING INCLUDINGDURING FENCEINSTALLATION AND REMOVAL.SECTION VIEW8.5" X 11"SIGNLAMINATED INPLASTIC SPACEDEVERY 50'ALONG THEFENCE.TREEPROTECTIONFENCE: 6' HT.CHAINLINK FENCEWITH STEELPOSTSINSTALLED AT 8'O.C.NOTRESPASINGPROTECTEDTREE1FX-PL-FX-TRMT-02DATUMEDMONDS AVE NE, RENTON, WATREE RETENTION DETAILWILLOWCREST TOWNHOMES
CIVIL CONSTRUCTION PERMIT SUBMITTALTOWNHOMES1"=20'WILLOWCRESTSTATEOFWASHINGTONNO.1.202EXPLICENSEDLANDSCAPEARCHITECT09/02/2020 BRENTM.CHASTAIN304 Alaskan Way S., Suite 301Seattle, WA 98104TED-40-4085
C:19004136LUA:19-000061PR:19-000126R-408529351CITY CORRECTIONSBC 11.6.19CURRENT PLANNINGMatt Herrera 01/06/2020