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Home My WebLink AboutLarge_Format 16-000425--------------------------. --------------------------------~-------·-~------------------ (uXr) rs~ ~t (~ ti:_\ (~' ~ ~~ "_,/ -i--r i I i( PITCHED ROOF --+-PARAPET I ---:~g~:g:YOOF ::-:t\-!6~~!~~0NO--::-:-f-:-_ -ABQVEB/l,_Y CAP ___ ----t ' I EXTERIOR MATERIALS LEGEND A -11 "_' . _. -I I B 11 I J C- D t---= E ~; -------,·---~; --·' -----~·--,, -' - CEMENTITIOUS PANELS -GREEN CEMENTITIOUS PANELS -WHITE CEMENTITl0US PANEtS c CHARCOAL CEMENTITIOUS LAPSIDING WITH 12" EXPOSURE -WHITE 6" CEDAR SIDING STRIPS CONCRETE PROPERTY LINE CANOPY OVER BIKE RACKS 500 KVA TRANSFORMER ' r -- 1 !--.-"\.c .... " -~ . ' 1---__ J:_~_ ------·-=:~.:~~~1r: r p~'i,-iiiii-~·1..., ... --... --iii"1: ~:~ : -: r ·::==':~-===:·:"~{:~ --~ -["-• --i!fe' --~1!=: :: __ :_: =-= ~--J""':_·--_,:"":~_-_"" ____ ii 1::_-:~~U}--~:-;-:t ?~:.;:1::i:r:tl~~ _: _, ;,· _-_,:·: __ ' I I 1 --------·-------------------------·-·--------------------------- ' \ (G~ ~"_,/ I I ELEVATOR -PENTHOUSE- BEYOND ,fi0, (1='1(0"\ ~s) '(__:; \:_r\1~ I I --.... ,. ""' -,1.._ -+ I ---~d: .. , :~g~g:;oF -1---\ -BEYOND ' ~~ -~ -.,, ' ' ' \ r;.A'\ I ) ~~r I I -----t~J----- I I I _-,J _ j __ - :-, I -~TO=P PLATE 98 1 -4" () _J _J Cf) z 0 ~ r-- lO C> co w 0) I- ~ :::::> I- I--z Cf) 0 z I-- C) z w z ---==~:::;L _ _1_---c ~IXTH FLOOR ~ 89' -4" ~ 0 c::::: Cf) w :::::> 0 8 J ,l ., " --, SOUTH ELEVATION SCALE: 1/8" a 1'-0" O' 4' 8' 16' 24' I , I, I I 0 0 0 0 b - 0 ' 1o - _ £1fJ_H F_LQQR .,. 79' -4" \__~ __FOURTH FLO_Q_R_.-\ 69' -4" IJ 0 THIRD FLOOR ~ 59' -4" METAL CANOPY SECOND FLOOR ~ ------ 49' -4" _ _____, __ PROPERTY LINE F I RS T FL Oc-'O"-cR-c.---!'-...:"k----'k- 33' -4" (1) RECE!\11:D KEYPLAN __________ J JJN 0 f ~ () :r: :r: w z I-~ c::::: 0 0 0 (..) I-s z z I-s :r: w s 0 a::: _J lO ~ N DRAWING ISSUE 617/j6 LAND USE SUBMITIAL j NO REV DATE 1-------. ---·-------+---+--JI ~~, ------+------+--,I I ____ : -----------~-~+-"! DRAWING TITLE BUILDING ELEVATIONS SCALE: PLOT DATE: PRINCIPAL: PROJMGR: DRAFTER: SHEET NO As ind icat JUN 07 , 201 A30.3 NOTFOR CONSTRUCTIO ( :·_::-r_('\lli!___L=::::::::::::::::::::::::::::::::::::::::::::::::::=:t:..1 n ... 11s.,'.11'-iG OIVISiON EXTERIOR MATERIALS LEGEND A Li ___ 31 CEMENTITIOUS PANELS -GREEN B 3 ---~ CEMENTITIOUS PANELS -WHITE -~------,-,, .... ----C -----GE.M!cNTI TIOUS PANELS -CljARCOAL ------···---------- CEMENTITIOUS LAPSIDING WITH 12" EXPOSURE -WHITE 6" CEDAR SIDING STRIPS PITCHED ROO F ABOVE BAY BEYOND I PARAPET I CAP ~- PROPERTY LINE TO THIS SIDE ~ARIES. I ----r ------ I I (151 \.._I_:; STAIRS TO ROOF BEYOND 1------ Q (\ ~'NJ \~ l-I PITCHED ROOF /-+-ABOVE BAY / I BEYOND --+- 1 I 1-_T_OP P~LA~T~Ec-i'"wr'k ----1 98' -4" L~·'··. -' ... --~ ... i ' ' I ~ I I O> I ----t J __§IXTH_FLOOR •\ l' 89'-4" ~ . I ;1 1 1 1 FIFTH FLOOR O ---~ 79' -4 11 \__JI' ~1 0 - __ -'l FOURTH_FLQQ8•\ 1· 69'-4" U !I -1 0 "' "' .Ii THIRD FLOOR ~ 4' 59' -4" \J bl ----t • I SECOND~FLOOR C, 4-49' -4" c;:__y . I I '"'·'""-·---·--<··---~ ~-,-,-··-,---~---· ·-· -------,----------- I I ~L __ _ I ~ 500 'rWA ~r "' I '-I I I I ----I -- () ....J ....J en z 0 ~ ~- 0 () z 0 I-z w a:: r-:-•--~-i : •--~--; {1 i '. : -~-·c _ ·" __ ·_, I -~-, __ , • I ~J -----I I ,_. L'S\ : -: · .. 1, , ·--_ '" "' , I I:;: i -C, ,, L ---.' \ a --~JJ r-- LO C) CX) w O') I- ~ ::::, I- I--z en 0 z I-- (9 z w z -0::: en w ::::, ~ 0 I ...- N ...- CX) O') ~ w _J ~ w en w I ~~ I- 0::: 0 I-0 o en ~ z~ s u.. I r--s 0 C) _J -.:I" LO N ...- N DRAWING 1 1SSUE LAND USE SUBMITTAL 6/711 NO i REV DATE I l TRANSFORMER FIRST FLOOR I I I I I f-, ~,-----+-----HI ~ ~ L i ···-···-· ---.... ·-·····----------HI 33' -4" WEST ELEVATION SCALE: 1/8" = 1'--0" O' 4' 8' 16' 24 ' ~ !@ _K_E_Y_P_LA_N_ I I '-·---' -------~~---+~1 DRAWING TITL E BUILDING ELEVATIONS SCALE: As indicated PLOT DATE: JUN 07, 2016 PRINCIPAL: PD PROJ. MGR : PD DRAFTER: sz SHEET NO EXTERIOR MATERIALS LEGEND A D -~-~, ~I CEMENTITIOUS PANELS -GREEN B IT_______~,1~ CEMENTITIOUS PANELS -WHITE C DE EL -----d ··---@ F i=,1 ... -=,.,.,,.=·,,,,· -,..: ·.,I CEMJ;cNTITIOUS PANELS -CHARCOAL CEMENTITIOUS LAPSIDING WITH 12" EXPOSURE -WHITE 6" CEDAR SIDING STRIPS CONCRETE PITCHED ROOF ABOVE BAYBEYOND (AJ T (~ PENTHOUSE ABOVE BAY STAIRS TO PITCHED ROOF ROOF -t----~\ ABOVE BAY BEYOND ____ _ _ __ BEYOND--_ ELEVATOR \PITCHED ROOF I -W'Zi!ffll.!!l!!.llil~-~-!llll!f-llllli!ll!ll!ill! PARAPET -f------ CAP " ' PROPERTY LINE -- 1 ~ METAL N CANOPY I -"---""' r l BIKE RACKS ~ I I I' r, , JL I 1' ! / \ LL_ -~ I ··i1 . ,, i I_ • \ '. J, > ' '. l rl'. \ 1: _.i / L -~1 .. ----··-.. -·-····-·"-- "" ·;__ -~-.. .,.'."'.. . . ' .-~ --.''-e •· -,. i ~ --·-------- 1 , L (sN~ y G) ~- PITCHED ROOF --\ ABOVE BAY NEYOND ---- \ ~~~~~-~ -~ ~·~_ -~~ ~?:~--~-~_, ·1·~---1~ -_ :~~~~~~:~ ~--:·~-~~ ·;~--• r, -.-·r •-••'·' ~-•ee··•--,· .. •-• . -••'· ..•. ,. •• --· -------------------------·- r::r:::ir:1_=-:_~;-~=-]_e;:-:~-:J!Hf;~:]~~~ ~l--: f--~-::~~~~-~ ------,-------I iT11, 1-~_:: ·:-:-: 1 < 11[]: , Jj -::_:{ :(:; 1, . L_J.~J ~:~::.:.::.:.J ,,.;,l"--~•=-;...J$-,,,,;,os~---~~~5'' c~ ;h:-,~,;'. L_~· -"'[Jp •-::-··mL ~ ----- ~ ' ·-. -.:-::-' _-- -". ·. ·--"' ... :-. . ,i if' /' 1•·, 'it ( ,: . '.-1 ' __ 1_ . I , : . !i 1 1_',. __ ~_J _ 1 NORTH ELEVATION !--------~.------------ SCALE: 1/8" = 1'-0" O' 4' 8' 16' 24' r- ' I I .t: 0 I ! b, I I ' b ' ' b I - I ! 'is--+ I I b ' b - TOP PLA T-_-E,___,.. 98' -4" _ SIXTH FLOOR ~ 89' -4" FIFTH FLOOR 79 ' -4" 0 FOURTH FLOOR ~ ,;, 69' -4" ..._ b ' b ' "' "' _ THIRD FLOOR ~ 59'-4" '-- I b I PROPERTY ~ '~LINE l_l SECOND FLOOR ~ t I 49' -411 I I ~ I - KEYPLAN RECEIVED JUN ~ " c '.ON r;·u .,,,,1~._; l)IVIS!ON -----------------------------------~-------------------~--~-- -~,~1 "I -:,, :"\ --. ~ ,,. I :c-:'. = t :_,_· u '\ ' -' \ -l.,:: ~ . I :le . ~ i ----'\s:i = = I -1-(___r l-~ r-- LO () C) ...... <X) UJ N _J 0) r-...... _J ~ => <X) r-0) Cf) -~ -r-z z en 0 ~ UJ 0 r-(!) _J ~ z z r-UJ -r-~ 0:: en<( UJ => UJ 0 ~ o en :::r: -() UJ :::r: UJ ~ z r-~ 0:: 0 r-0 0 o en I-s z 0:: z r-s LL :::r: r--w s 0 C) 0:: _J "q'" LO N ...... N DRAWING ISSUE LAND USE SUBMITTAL 6f7/1 NO REV DATE I f---+-------+----, - DRAWING TITLE BUILDING ELEVATIONS SCALE: As indicated PLOT DATE: JUN 07, 2016 PRINCIPAL: POI PROJ. MGR.: POI DRAFTER: sz SHEET NO A30.1 NOT FOR I CONSTRUCTIONJ LANDSCAPE, LOT COVERAGE & PARKING ANALYSIS . SITE TOTAL SQUARE FOOTAGE 13 917 SF . BUILDING FOOTPRINT TOTAL SQUARE FOOTAGE 8,294SF . EXISTING IMPREVIOUS AREA TOTAL SQUARE FOOTAGE 2,000 SF APPROX . PROPOSED IMPREVIOUS AREA TOTAL SQUARE FOOTAGE 9,433SF . FIRST FLOOR SQUARE FOOTAGE 4,432SF . SECONDFLOORSQUAREFOOTAGE 8,485SF . THIRD FLOOR SQUARE FOOTAGE 8575SF . FOURTH FLOOR SQUARE FOOTAGE 8,575SF . FIFTH FLOOR SQUARE FOOTAGE 8,156 SF . SIXTH FLOOR SQUARE FOOTAGE 7992SF . OVERALL TOTAL SQUARE FOOTAGE 46,2:l§§E -. % OF LOT COVERED BY BUILDING 8 ,294 SF/13,917 SF.100 = ~ . NUMBER OF~ PARKING SPACES REQUIRED BY CITY CODE 1/4 DU= 48 UNITS 1 4 = 12 PARKING SPACES ' . NUMBER OF "PARKING SPACES REQUIRED BY CITY CODE 0.5/DU -48 UNITS • 0.5 = •• P ~PACES . NUMBER, TYPE AND SIZE OF £AB PARKING SPACES PROVIDED s •COMPACT 13'-5"(Dl X 7'~"(W) 4 *§TANDARQ 16"-0'"(D} X 8'-4"(W} 2·AQA 1§'--0"{0) X 8'-4"(Wl TOTAL 12 . NUMBER AND TYPE OF BICYCLE PARKING SPACES PROVIDED 2 • 8 DOUBLE SIDED BICYCLE RACK 1 ' 6 SINGLE SIOED BICYCLE RACK JOIN-24 2 • 2 lf!!Y:!iR!i;D "U" i!l!.:tl.l.li RAC!S (IN RIGHT OF WAY) TOTAL2 . PARKING LOT LANDSCAPING SQUARE FOOTAGE PARKING IN GARAGE DOORTIJ MECHA ljl lCAL ROOM . DOORS 1TO ELECTRICAL ROOM TRASH/RECYCLING ROOM AT FIRST FLOOR SHOWN DASHED I I ; I ; .._ )I(_ / I ; I 8' -0" b ' "' 59' -11" I TRASH STAGING AREA "~-'r=±ii . I i I I L .-J '-----500 KVA TRANS FORM ER 58 ' -4" 120.00' = l =;= r ... - -· .. ---"'·· --! STAIRS TO ROOF 51' · 2" .----DOOR TO CORRIDOR .----DOOR T O NORTH STAIRS ELEVATOR PENTHOUSE PLAYGROUND J APPROX . LOCATION OF ~--,H-PROPOSED PARKING SPACES TO BE LEASED FOR STAFF PARKING _,,--tt-CROSSHATCH PATTERN INDICATES PEDESTRIAN EASEMENT MAIN ENTRY BELOW (/) w OVERHANG ~ OVER,RIGHT ::c OF WAY AT ~ HEIGHT OF 24' • 7" ~ ::c s:: '----,~------te,tt------tt--DOOR TO LAUNDRY BELOW DRIVEWAY --------------..:i·µ"X;,·l-----#--COV ERED GARAGE _-_· --' ----_ ----------------------------------------------~ ENTRY BELOW i ' I I I 52' -1 0" 35 ' -9" 1'l (0 ... 1 DEVELOPED AREA SITE PLAN SCALE : 1" = 10'-0" O' 5' 10' 20' 40' RECE' SD JUNO \l 1'"' r-- LO () C) c}i 00 UJ .....I 0) I-~ ....J ~ ::::, I- U) --I-z :z Cf) 0 :z 0 I-- (.9 ~ :z UJ :z 0:::: -~ Cf) UJ ::::, 0 ~ 0 () I I UJ z I-:l! 0 0:::: 0 0 u I-s :z z I--s w I s 0 a::: ...J LO OJ ....... N DRAV\IING ISSUE LAND USE SUBMITIAL NO REV DAT MA\\ONG TIRE DEVELOPED AREA SITE PLAN SCALE: As ind icat ' d PLOT DATE : JUN 07 , 20 6 PRINCIPAL: D PRQJ . MGR : D DRAFTER: $Z SHEET NO. A11.2 NOT FOR CONSTRUCTION Ii ' HEXAGONAL PERGOLA STRUCTURE W/ -.____ I G" X I G" PERVIOUS PAVERS W/ ACCENT COLOR BELOW NEW PLANTING AREA; _ _.-- TREES, SHRUBS$ GROUNDCOVER, 1YF. I G" X I G" PERVIOUS PAVERS, TYP. ------ 1 LOW MOUl~DING; ----.__ 18"-24" HIGH TRANSFORMER----.__ I I I I I I I I I _________ J Ii Ii Ii Ii Ii ------~----1 I I I I (() ' I 't 0) _, t lfl >-LU I -J -J ~. - lf) ' "° ti I -' ~ ~ 1-- 1-1--+-'-• G'-7" TRANSFORMER ACCESS AREA; LOW GROUNDCOVER ONLY 1 ' l ,----. ,----. ,..._ ----------- OUTDOOR COMMUNITY SPACE Playground Courtyard Total ,,---EXISTING STREET TREE Approx. Area 821 SF 637 SF 1,458 SF .,,.---~" NEW PLANTING AREA, TYP.; TREE, SHRUBS$ GROUNDCOVER ~-LANDSCAPED AREA WITH TREES, SHRUBS$ GROUNDCOVER, TYP. -------------------- 53'-0"+ LOW MOUNDING; I 8"-24" HIGH PERVIOUS PAVING, TYP. G' SITE BENCH, TYP. EDGE OF BUILDING-.____ ABOVE, TYP. (3) BOLLARDS, TYP. -- BIKE RACK PROPOSED 6-STORY BUILDING "WHALE" SPRING RIDER MFR. DEFINED FALL ZONES PER INDUSTRY STANDARDS "ROCKSCAPE CREST'' CLIMBER ---- NEW PLANTING AREA, TYP.; TREE, SHRUBS $ GROU I~ DCOVER 21-011 ' ' '77S#:i9+----i---+--+--+--+-~+-7Hff177777~r---, ----- ' 81-011 81-011 51_011 8 1-011 I I I I 21-811 I I I I I I I / I I I I \ \ ' ',_ 0 ' 't BIKE RACKS UNDER CANOPY PERGOLA W/ I G" X I G" PERVIOUS PAVERS BELOW, 1YF. (/ ,-\~ORTH 16' CONCEPTUAL GROUND LEVEL LANDSCAPE PLAN \ '/ " ' --' 0 8' 1/8"=1 '-0" ' ~-EDGE OF BUILDll~G ABOVE, TYP. _,,----Bl KE RACK; STAINLESS STEEL LOOP --EXISTING LIGHT POLE 0) ' ('\j ('\j 1 .,,-----BIKE RACK; l STAINLESS STEEL LOOP +H----+-----:o,..L---f -,-_.,_, , ,.: -·, .. 0 ' 0 ('\j (l) _, (l) '~ G' SITE BENCH, TYP. • v-NEW PLANTING AREA, TYP.; I SHRUBS 4'-GROUNDCOVER ~-NEW STREET TREE IN 5' X 5' TREE WELL W/ TREE GRATE, TYP. ~--------------~-FLAYGROUND SURFACING; 2' X 2' RUBBER TILES -------PLAYGROUND SURFACING; 2' X 2' RUBBER TILES W/ ACCENT COLOR ~-4'-HIGH BLACK 2" SQ. MESH FENCE AROUND PLAYGROUND W/ GATE ~ (2) POLE LIGHTS INTEGRATED INTO FENCE ---------CONCRETE W/ 4' X 4' SCORING ~-CONCRETE W/ ACCENT COLOR, 4' X 4' SCORING GENERAL NOTES 1. SEE L0.00 FOR LAND CLEARING PLAN. 2. SEE L 1.00 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 3. SEE L2.00 SHEET SERIES FOR PLANTING';· - • '_,.) SCHEDULE, NOTES AND DETAILS. J\JH O \J -'.Ii 4. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF RENTON STANDARD PLANS AND SPECIFICATIONS. j • ' _,.:.:,.'! (_) _J _J Cf) z 0 ~ ~ 0 1~ ·-(._~~-----~-'1---- r-- I.() C> co w O') I- <( ~ s I- I--z en 0 z I-- (!) z w z 0:::: -en w ~ ~ 0 :r: T"""' N T"""' co O') ~ w -' I- I- <( UJ en -w (_) :r: W> I-z ~ <( 0:::: 0 I-0 0 o en I-s z 0:::: z I-u.. w :r: s r--s 0 C> 0::: -' "'-I'" I.() N ~ N DRAWING ISSUE LAND USE SUBMITTAL 6/7/16 DRAWING TITLE CONCEPTUAL GROUND LEVEL LANDSCAPE PLAN SCALE: As indicated PLOTDATE: June 7, 2016 PRINCIPAL: RJF PROJ. MGR.: RJF DRAFTER: vw SHEET NO. L 1.00 NOT FOR CONSTRUCTION Planting Schedule ,.........."V""'.....,S~ymbol Qty Type _______________ S_iz_e_/C_o_m_m_e_n_ts_ 0 00 u 0 STREET TREES Acer grandidentatum 'Schmidt'/ Rocky Mountain Glow Maple DECIDUOUS TREES Acer circinatum / Vine Maple Cornus kousa 'Chinensis' / Kousa Dogwood Magnolia 'Galaxy' / Galaxy Magnolia Acer palmatum 'Bloodgood'/ Japanese Maple Amelanchier x grandiflora 'Autumn Brilliance'/ Autumn Brilliance Serviceberry CONIFEROUS TREES Pinus contorta / Shore Pine LARGE/MEDIUM/SMALL SHRUBS Cotinus coggygria I Smoketree Corylopsis spicata / Spike Winter Hazel Syringa vulgaris / Common Lilac Nandina domestica / Heavenly Bamboo Symphoricarpos albus / Snowberry Blechnum spicant / Deer Fern Cornus sericea 'Flaviramea' / Yellowtwig Dogwood Cornus sericea 'Kelseyi' / Kelsey Dogwood Spiraea japonica 'Goldflame' I Goldflame Spiraea GROUNDCOVERS, VINES & GREEN ROOF Arctostaphylos uva-ursi / Kinnickinnick Vinca minor/ Dwarf periwinkle 41:2" Greenroof tray system PLANTING NOTES 2 Yi" cal., B&B 1 Yi" cal., B&B 1 Yi" cal., B&B 1 Yi" cal., B&B 1 Yi" cal., B&B 1 Yi" cal., B&B 6' min. ht., B&B 42" min. ht., see plans 42" min. ht., see plans 42" min. ht., see plans 24" min. ht. 24" min. ht. 18" min. ht., see plans 18" min. ht., see plans 18" min. ht., see plans 18" min. ht., see plans 4" pot, 12" O.C. 4" pot, 12" O.C. 1. ALL PLANTING AREAS ON THE GROUND-PLANE (ALL RO.W., PLANTERS, ETC.) SHALL HAVE A TRADITIONAL IRRIGATION SYSTEM TO BE INTEGRATED WITH A CONTROLLER. RAIN SENSORS AND OTHER EQUIPMENT WILL BE INCORPORATED INTO DESIGN TO MAXIMIZE EFFICIENCY AND LOWER OVERALL MAINTENANCE. 2. NO PLANTS TO BE INSTALLED WITHIN 2' DIA OF PROPOSED STREET TREES. 3. ALL SHRUBS AND GROUNDCOVERS TO BELAYED OUT IN FIELD AND APPROVED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 4. PLANT TREES IN R.0.W. PER CITY OF RENTON STANDARDS. 5. SEE CIVIL SHEETS FOR PROPOSED GRADING, STREET PROFILES AND UTILITY LOCATIONS. Site Elements = /'t---.... ,/ \ .... " / \ / \ ./ \ ,,/ \ ,........ I / I I ---.. J/ I ', ,..?t---.... \ / I --.....1 I / I , I / / ~ \ / ............... I,,/ --v 6' Site Bench On-site Bike rack ROW Bike rack Rectangular Pergola structure Hexagonal Pergola structure ------------, ~116/>ULES l. NOTES " JUN O 9 2015 -. I • 1 ' 0 _J _J Cl) z 0 ~ ~ 0 () z 0 1-z w 0::: ,,-, U] ~r "" (.J w I- I (.J D:'. aJ <( '§ -z 0 r-z w 0::: w ~ :::c r- 0::: 0 ~ :::c s LO ...- N <f) DRAWING ISSUE w ...- r-~ => 00 r-0) ~~ ~w (9 _J ;§ 0 Cf) :::c -w W> ~ <( 0 r- (.) Cf) z 0::: S LL 0~ _J -.:::i- N LAND USE SUBMITTAL 617/16 DRAWING TITLE PLANTING SCHEDULES AND NOTES SCALE: As indicated PLOTDATE: June 7, 2016 PRINCIPAL: RJF PROJ. MGR.: RJF DRAFTER: vw SHEET NO. L2.00 NOT FOR CONSTRUCTION r i' (\j j_l ---------- ~-TREE STAKING TIES (2) 2" DIA WOOD STAKE. ALIGN STAKES TO RESPOND TO PREVAILING WINDS. TREE ROOTBALL. SET ROOT CROWN I" ABOVE FINISH GRADE. r-------MULCH: 2" DEPTH ALLOW 2" CLEAR FROM TRUNK. r-------FINISH GRADE 3" HEIGHT SOIL SAUCER. INSTALL AT EDGE OF PLANTING PIT. ----""" f--i'------,;!';11_'' l\ ,, -' 1=- ,J;:=-AMENDED SOIL =~-SCARIFY SUBGRADE N z;J.---'--Fd":41"'_11 "'111.,:.;.; ;!i--,1 "fi'i,-&;1 1(--,1;,, ~'~ ---REMOVE BINDING FROM MIN 2x WIDTH OF ROOTBALL TRUNK, PULL BACK BURLAP TO SIDES OF ROOTBALL. EXPOSE NO BURLAP TO SURFACE AFTER BACKFILLING G) DECIDUOUS TREE PLANTING & STAKING 1 1----------- NOT TO SCALE P _dectree AMENDED SOIL: SCARIFIED SUBGRADE .-----TYP. GROUNDCOVER PLANTED AT NURSERY LEVEL (POTTED PLANTS OR ROOTED CUTTINGS) TYP. SPACING PER LANDSCAPE PLAN SECTION G GROUND COVER PLANTING NOT TO SCALE P _grdcvr 4 4 -J d q ' ,il 4 -G ,,1 4 -J <l cl (jJ APEX BENCH 7 NOT TO SCALE ., l -J ,-------BENCH LEG SUPPORT; APEX BEI\JCH, BY FORMS+SURFACES ,.----I /4" X I -3/4" (DRILL DIA. X LEl,GTH) SLEEVE ANCHOR# I 0-24 THREAD, HEX WITH WASHER ~ LAYOUT IN FIELD FOR "'~ APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO --INSTALLATION. CONFIRM 4 MOUNTING WITH MANU. DETAILS AND RECOMMENDATIONS MOUNTING bench_typ f--:r:: 0 lLJ ~:r:: lLJ ~ f-- 2 I~ IMAX. ~--(I) 2" DIA WOOD STAKE DRIVEN TO REFUSAL. SECURE TO TREE WITH 2 STRANDS NURSERY TAPE. ~--POINT TOP OF STAKE TOWARD PREVAILING WIND. TREE ROOTBALL. SET ROOT CROWN I " ABOVE FINISH GRADE. -MULCH: 2" DEPTH ALLOW 2" CLEAR FROM TRUNK. FINISH GRADE 3" HEIGHT SOIL SAUCER. ll~STALL AT EDGE OF PLANTING PIT. ~===::::::::::. ::::_~_ ·rr11 ~ · -···-.. 11=-_, 11:- -~-' -AMENDED SOIL k-'-'-rc--SCARIFY SUBGRADE ,1',,,--'--'-',;o-,'l'if",~-'r,"iih., ----·----·· ·---' ' MIN 2x WIDTH OF ROOTBALL ~-REMOVE BINDING FROM TRUNK, PULL BACK BURLAP TO SIDES OF ROOTBALL. EXPOSE NO BURLAP TO SURFACE AFTER BACKFILLING CONIFER TREE STAKING / PLANTING NOT TO SCALE SPECIFIED SPACING, TYP. + + PLANTING BED 88 \~· PLAN \.S''-2:, :c<\ 0 "o~ 1c:~ Q<) , ~ D n_ lLJ ~ lL • U0 lLJ z (L -<flu <t: ('() (L 01 <fl . ' EDGE OF PLANTING BED OR PAVING P _conifer2 ® ; 0 ~:~c~LE & GROUND COVER SPACING P _spacing <l ., ' I 4 -J £1 6 LI q ,, q ,, ,::J L! LI -4 4 q 4 ,, ,il 4 -G q 4 -, ,-------"W" SERIES EXPO BIKE RACK BY CORA ,-------MANUFACTURER-SUPPLIED GALVANIZED BOLT INY;o" PRE-DRILLED HOLE ii·_- ,----LAYOUT IN FIELD FOR APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. q -J 4 q 4 4 -J q q ,il 4 4 cl q 4 q <l ' ~.J cl cl " ~ . 6 d <7 <l ,, q -6' 4 4 ,j q 4 q 4 ® CORA 'EXPO' BIKE RACK NOT TO SCALE CORA bike rack WIDTH OF PLANTING PIT= 2X WIDTH OF ROOTBALL MINIMUM @ SHRUB PLANTING NOT TO SCALE ,c"f"" 4 q I 4 " I, ,il 4 <l -J 4 ~., 4 ,. ' q d ., .;2 4 cl -J -J cl 4 <l C /, ~-PLANT SHRUBS AT I" ABOVE LEVEL GROWN IN NURSERY, PLANT GROUNDCOVERS AT LEVEL GROWN IN NURSERY ~-MULCH LAYER: 2" DEPTH. ALLOW 2" CLEAR FROM TRUNK/ STEM ~-FINISH GRADE P _shrub _,.-----2" SS BIKE LOOP by CREATIVE PIPE; HS 2-F-SS ,-------I /4" X I -3/4" (DRILL DIA. X LENGTH) SLEEVE ANCHOR# I 0-24 THREAD, HEX WITH WASHER LAYOUT IN FIELD FOR APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. "' 4 4 -J <l " q ., .;2 " /j q d 4 ., 4 ,' Ll <} L1 ~- 4 ~ ~· _, -4 ., ' 4 <J ,: ' .4 ! 4 .,1 4 4 <l -J <l -J 4 ® 2" LOOP BIKE RACK NOT TO SCALE bike loop_1 CORRUGATED METAL--- ROOF, SLOPE TO DRAIN INTO ADJACENT PLANTING BED HORIZONTAL BAND TO-~ MATCH BUILDING CANOPY COLOR AND MATERIAL GXG STRUCTURAL-_/ STEEL TUBING ON CONCRETE FOOTING ISOMETRIC 9 CONCEPTUAL BIKE SHELTER NOT TO SCALE ------ L Z.of Pt.1411it1r1N~ -, /Mtd,/11 rtoN - Dt1i1z~tLs bike_shelter - I ' ' '-~--.--~_·_@~~·-'l±_·_·---_-_ .•. _.·. __ · ~~. ,. t- I.{) () 0 00 w ...- _J en t-N ...- _J <( ::::> 00 s t-en (f) t-~ -z z en 0 z 0 t-w z (9 --' ~ t-w z ~ 0:::: -~ en w ::::> w 0 ~ 0 en () I -w I W> z t-~ <( 0:::: 0 0 0 t-u en I-s z 0:::: z t-LL. w I s t-s 0 0 0:: _J -.:::t" I.{) N ..-- N DRAWING ISSUE LAND USE SUBMITIAL 6/7/16 I,-----,----------------- 1 ----------+-----i DRAWING TITLE PLANTING & IRRIGATION DETAILS SCALE: As indicated PLOTDATE: June 7, 2016 PRINCIPAL: RJF PROJ. MGR.: RJF DRAFTER: vw SHEET NO. L2.01 NOT FOR CONSTRUCTION "---7 I I I I I I ! I / I ; -/ \ ---·-~-.~ • I /·.I ' ' .';,; j I CONNECT TO __ -·tx :ii' so . I i; I // I i !! ( . ; I CB-TYPE-1' ---. RIM 32.2 -------------/----- , IE 29.0± ·--:--'--,/Mi1 L!f!/11-.,,., I ; ! " : / 'i i I ' i; ', ( --T'5" SD--- -12% MIN. ; ~/ ..... . ,,,, ....... I __ ,_, SEE ROW PLANS FOR PUBLIC UTILITY AND ; SERVICE IMPROVEMENTS L ,. ··'"'"-I/ i' CONNECT TO EX 12' SD PUMP ,DISCHARGE ------4-------Q , CONNEGTJQN TO :6". /'/ GRAVITY SD 'to NORTH f' .. ) I ! 60" MH W/DUPLEX _STORM PUMPS AREA DRAIN RIM 32.20 i , .. I , . ' I . , I , I /// • • 3" DIA. STORM PUMP DISCHARGE LINE i ' • / ,' I ; --------', --- i ,· . ' I AREA DRAIN' ' RIM 32.2Q :· , ,/ '· i AREA DRAIN RIM 32.20 PATIO DRAIN RIM 33.20 X :'.,' ,(· WHITWORTH AVE S / r - I --1 /_ "', <{ PROP. BUILDING FF 33.35 . ' ,, ----·--.,___ '5" SD @ 2% '- 'i -. '- LINE OF BUILDl~G OVERHANG ABOVE (TYP) '- '- '- '- '- '- RIM 32.20 : / ,___,________ >< j I. I -----------------i ·_:,·,· I I - I I I ~ AREA DRAIN I , I . RIM 32.20 I ,---<ill) I I . ' I I " I I I I _J -----------------------'' I j; I : i ,-r----:---.;;;;;·..;; ___ ..;;.........;_-__ ..........,_ _______ -- I I , ,.,i 10 '!'! 0 -SCALE: 1" = 10' 10 DATUM NAVD 88 , I LEGEND 0 CLEANOUT 0 PATIO DRAIN AREA DRAIN CB TYPE-1 60" SDMH 4' STORM DRAIN •1--1--1--6" STORM DRAIN U.N.O. ----8" SANITARY SEWER 6" SANITARY SERVICE LINE NOTES 1. SEE SHEET Cl.O AND C1.1 FOR GENERAL NOTES. 2. VERIFY INVERTS OF ALL EX. SYSTEMS AT PROPOSED POC'S TO NEW LINES PRIOR TO ORDERING OF MATERIAL AND NOTIFY ENGINEER OF ANY DISCREPANCIES AT LEAST 4 WORKING DAYS PRIOR TO STARTING PIPE LAYING OPERATIONS. 3. 4. 5. 6. 7. COORDINATE BLDG. SYSTEM CONNECTION LOCATIONS AND INVERT ELEVATIONS WITH MECH/FIRE CONTRACTOR. PROVIDE ALL REQ. FITTINGS FOR CONNECTION. COORDINATE ALL UTILITY INTERRUPTIONS WITH AFFECTED FACILITY OWNERS. PROVIDE MINIMUM 2 WEEKS ADVANCE NOTICE OF ALL INTERRUPTIONS. STORM DRAINS SHALL BE PLACED AT A MINIMUM SLOPE OF 2% AND A MAXIMUM SLOPE OF 25% U.N.O. THE CONTRACTOR SHALL TAKE THE NECESSARY PRECAUTIONS DURING TRENCH EXCAVATION TO PROTECT EXISTING UTILITIES FROM DAMAGE AND SETTLEMENT. RESTORATION FOR ALL UTILITY CUTS IN EXISTING PVMT SHALL BE PER CITY OF RENTON TRENCH RESTORATION AND OVERLAY REQUIREMENTS. CONTRACTOR SHALL COORDINATE WITH CITY OF RENTON AS REQUIRED AND SHALL PAY ALL COSTS FOR RESTORATION. ( 1------------- ...... LC') (.) 0 co _J O') _J ~ Cf) -z z 0 0 I- ~ z w ~ c::: w 0 ~ (.) I z I-c::: 0 0 I-~ z I w $ c::: LC') ....... N w ....... I-~ ::> co I-O') -~~ ~w (.9 _J ~§ 0 Cf) I -w W> ~ <( 0 I- (.) Cf) z~ $ LL 0~ _J ~ ------------- DRAWING ISSUE LANO USE SUBMITTAL 617/16 DRAWING TITLE DRAINAGE AND UTILITY PLAN ------- SCALE: AS NOTED PLOTDATE: 613/16 PRINCIPAL: ME PROJ. MGR.: ME DRAFTER: TG SHEET NO . C3.0 NOT FOR CONSTRUCTION r--1 ~- I ~--~-- I I 1 ~--~ -~ --~--~------: ' 11-------~ ~- ~-----~-------------------------------{ I -~ ~ ~._ I I I I I I I I T I I I I I ,t- i I I I I I I I I I I ~ I -r I I I I I I I I I I I I I I I I I I I I I I I I I I -- J rt~ ,i: n. :, , , ~ I • ' .A --'---I l_ I ! I -qg:. . · · T, I ~. '" ,~1-···: ,,,;(\ "n ----! ---). ~I ' ~ ' ) ' ·--;-I I L C ' -- ' ' 'fQ . ·\:i. " " I . .,, . 9, I -jJ ~ •.AJ ' '-i Ill ! . ··~ A. t-LI . I I . . .+'..~, I 1 A \ ' ROOF LEVEL _-,,,r,ucui ,..-412" GREEN ROOF TRA y ·· ~F'fEN, RO()[_" , SYSTEM, TYP. • 1 -·I .. . 1 -vr '°' I I --1 I .............._ I I -----~ I I --._ I I --: )----------~ ' ,, ------------~ k: ____ _ STAIRS TO ROOF -------------( ELEVATOR PENTHOUSE I I I I I I I I I I I I ,.,,, __ __:_1 r-::{_ ) ~ ----I ---1--I--rs:--------------------71 I ~ ~-:--~ I' ,7,. e" _i~. ·~ 1 1 c,.µ rt-, ~' . , 1 ' I .d. ~ "1 I f"rj I i(ll'J! LI '" cr,.,-1 1=".-1, , , I ·:A , , 1 Ha1a~1rt·c:::, ]1 -· ~ --, ~ 1 r·, ---.. , ;,ti '---BLACK BALLAST--~ 11 , .... , , LEVELS, , , _II : ~:~:·:::H~~1._':]1'it· .·' i : =~~) I "l --1?~~E[·r;!-~:JRP~;tP~;-~, l~fij~ I ,· ~K;__ I -I ~-; ·1 I I 0¥--.1 I I r 1 1 +1 1 -I ~\, --1 ·~• rf----"l'l A, J.\ ,\T/ I - ' ' I l!i; ' ) ·t ~ r I ·v,, I ''1 I ~ I 1 1 ' I ' -r:1 i . I ' r -· I r I "'--PARAPET CAP, TYF. ---- ---------------------- I ) -.1+ -I I I :.. -,-J -' '1 : I -~ I : II I II I 1~_. J _ r-i-I ~' ~rfu=rtit1 I ~-~(.,...-rlTI -LEVEL 2 -: I I L'. -----( LT-, I -' : GRt~~RQ=Ok:: ~--I I I I ' 1' f .L I I I I ;Ji ,_,,1~, , I I I -c+ ( I I ·Ii ~ I I I I I l ; i J------~------1;=-----,~ i I I ~------I ------~ I I I I ~ ; 1r' ----------------------------------------·-------------·-----------·--------·-----------------~ CONCEPTUAL COMBINED LEVELS 21 5, AND ROOF LANDSCAPE PLAN 0 8' 1/8"=1'-0" 16' GREEN ROOF AREA Level2 Level5 Roof Level Approx. Area 226 SF 336 SF 682 SF Total GENERAL NOTES 1,244 SF ----~-- L..1,0·1 ~MIO!Pr LPL %,g, i/looF l A,IOS<:'41£ 1tllt 1. SEE LO.OD FOR LAND CLEARING PLAN. 2. SEE L 1.00 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 3. SEE L2.00 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. 4. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF RENTON STANDARD PLANS AND SPECIFICATIONS. STATE .·.-OP WASHJfilQTQN 17 REGISTERftl-,;,,. . I . ' E 8 2 "' ' o ·u. 0) 0 ~ en i ~) ~: ~ .QI t---N I ' rn , © ~-' a ?i I N :,; ~ $ ~ i)lf)S"--' R GHITECT Ji ////_ ,..-· ----- .,/JET;;.··c...r~·· ~'.1ti__.F I "-"::'!: . ·. • ROBf.;Rl _J. F,¥10 CERTJFICATE 'NO. g·ao ' r--' U? ' u 0 co w ...- _J 0) I-N ...- _J <( ::> co s I-0) (f) i'.= <( I -z z (/) s i 0 ~w. 0 I-z (9 _Ji ~ w z I- -I-~ a:::: (/) <( w ::> w 0 ~ 0 (/) u :c -' w• :c W> z I-~ <( a:::: 0 0 0 I-u (/) I-s z a:::: I--z LL w :c s r--s 0 0 0:: ___J ...;t U? N ...---- N DRAWING ISSUE LANO USE SUBMITTAL 617/16 I i ·-·~ I ~ I i I DRAWING TITLE CONCEPTUAL COMBINED LEVELS 2, 5, AND ROOF ! 1 LANDSCAPE PLAN ! ' SCALE: As indicated 1 PLOTDATE: June 7, 2016 PRINCIPAL: RJF PROJ. MGR.: RJF DRAFTER: VW' ' SHEET NO. ! L 1.01 NOTFOR CONSTRUCTION . ...ll.11'1 i"!. Cl ? 11;~ -• V i --,.,. ··-·-··--·-·~---""'" "' .. ,,., __ ._,,,~,. '·"''''-~"~'"" 1 I I CONNECT TO EX 8" GATE, VALVE W/ (1) 12"x8" REDUCER (1) 12" GATE VALVE : i -\ I- C/) 0 z C\I Cl) . I ,_, " I , I" · ' , ,'" •.. • .• Lc....,,;,,,• , " I 'I i j QONNECT TO EX / / FIRE HYDRANT N ' / ,-. ,. I I I t I I ' I I t -I I I I I t I I I I I I i, I I I -, , , I I--· r-., ['_ .. -;' f L . -· --, __ ·, ·,j --=-·· .-) ·_; ._ ·-·--1' ------------------------,'. --,'\/ \ :' '.,,' \ ' ------------------I! _:. I I 9 LF 6" DI WATER ----~---------------------------------__/ ,, P;ROVIDE WATER\MAIN ,JOINT, , . ' ·· ' ______ ,T· --,;____Bo~~-bl_NG_1N_c_1TY ___ oF_\\SEALTT[_Lfr[_i~ow~----------~~---------- r .. 1 :-( .:\ r\J -·:··· EX 4" WA1~R TO BE ABANDONNEO . 'I (1) 45' BEND THRUST BLOCK 34 LF 12" DI WATER ;; INSULATED FLEXIBL[ - ' ----COUPLING \; r -, ' '-~---,_ ' ' i_•,::,.-"-' ,J:Jc:..,!. ·--'\_ -l J ., ' ' -~ ' - FIRE HYDRANT CON~ECTION~'w,r,ji ,' (1)' 12"x6",TEE , (1) 61 GATE YALVE i THRUST BLOCK/ . '\,, -I 'i I I I I ..-; -~ ! () CONNECT TO EX. SRVC • ~ I- STUB W/ REQ. FITTINGS 1 ~ H:J 10 0 10 SCALE: 1" = 10' DATUM _,-- NAVO 88 Q l: 0 " • -\.) ! \j FIRE HYDRANT CONNECTION W/ (1) 12"x6" TEE (1) 6" GATE VALVE THRUST BLOCK 52, LU1.2" DI 'WATER 74 LF 12" DI WATER i ' ' ,· s~',i':,'. . ~l~lli~i ; ~ "' ~ '; ;~i,~~![ :;~ g •• ,. / I 6 LF 12" DI WATER INSULATED FLEXIBLE / ,' ,,-, )) \ ; ! ./ . ,----l-•,_= 'OQQ '. .. :. '··'] (1) 45' BEND THRUST BLOCK ' ' 1i{ '' r-~ "c_-'"'""'-i'.'c'.,)L.".i:' "'°"'" ";;,.uMj . . ' ~I "=/=C=>'I'/-'''' WATER SERVICE ,, ----•• _,,_; ~--',, ' 1 TYPE Fl TEST • r---~-------r, ·'. STATION ,' __________ ,._____ ,-, ' -------~-,-~~-~:--------7 ' ' I · , l / I i , I .)>:.-1:~~, ,, I -., :; I I I I I I I I I I I I I I I i ', ' i I • , r-1 , '> ' ' ~-· /:_- I I I I I I I I I I I I ;-/ ' i i c:,/y c~;}:· "J'·"7ecec-,-,c,,;,;, ec,c=,,~, -COUPLING "" ,,_, ___ ,. \Ii;r;1~-,,, , J 1- ---'-F=:l='"='='*""'';;."*±~lf. 2c.1• i yH~~,,i/i!;~!! :l i_,--j' J_i/11_, -u --,--,, I >,·: t,'-.-~. i / : // I (, TYPE Fl TEST STATION ·----. FIRE SERVICE /IND I ' -' ,, DDCY ASSEMBLY PER ' COR STD 360.1 DOMESTIC WATER SERVICE PER COR SID 320.4 -' . ' ' ' .,. ' ·' ! -.-I --ii -----.' /_.-. __ ): . i· !\,_ /;' I ,_, .·:: . ' ., . i' ~1---··. i',,, l;"-' ·• ,,q·-_, -\1· M::,,...a:::::::::.':-::;c= ; i i . __ -_-? '• I --, ,~ , ;~L.- -'•-; i ( ·, PRO~. -----~,,,_.,..+-,,...,.....,., BUILDING FF '33.;35 ; : ' : \ I ·-, ,- (_·, NOTES 1. SEE SHEET C 1.0 AND C1.1 FOR GENERAL NOTES. 2. VERIFY INVERTS OF ALL EX. SYSTEMS AT PROPOSED Poe's TO NEW LINES PRIOR TO ORDERING OF MATERIAL AND NOTIFY ENGINEER OF ANY DISCREPANCIES AT LEAST 4 WORKING DAYS PRIOR TO STARTING PIPE LAYING OPERATIONS. 3. COORDINATE ALL UTILITY INTERRUPTIONS WITH AFFECTED FACILITY OWNERS. PROVIDE MINIMUM 2 WEEKS ADVANCE NOTICE OF ALL INTERRUPTIONS. 4. THE CONTRACTOR SHALL TAKE THE NECESSARY PRECAUTIONS DURING TRENCH EXCAVATION TO PROTECT EXISTING UTILITIES FROM DAMAGE AND SETTLEMENT. 5. RESTORATION FOR ALL UTILITY CUTS IN EXISTING PVMT SHALL BE PER CITY OF RENTON TRENCH RESTORATION AND OVERLAY REQUIREMENTS. CONTRACTOR SHALL COORDINATE WITH CITY OF RENTON AS REQUIRED AND SHALL PAY ALL COSTS FOR RESTORATION. ~-~ ~~ ' di ~ 0 ' ....J ~ Cl) -z z 0 0 I- ~ z w ~ 0:::: w 0 ~ 0 :::c z t- 0:::: 0 0 t-s z I--w :::c s 0:: I.(') ....... N DRAWING ISSUE LAND USE SUBMITTAL DRAWING TlnE '',w...- '1-~ => 00 I-0) -~~ ~w (9 _J z I- -I--en <C => w o en :::c -w W> ~ <( 0 I-() en z 0:::: $ LL 0~ _J "q"' N 617116 ROW UTILITY PLAN -~----- SCALE: AS NOTED PLOT DATE: 613116 PRINCIPAL: ME PROJ. MGR.: ME DRAFTER: TG SHEET NO. C2.0 NOT FOR CONSTRUCTION ,< >).• ,,,,.--.:,,. _,,.,, "' ,,., ,111 ·, ,,,· lit I I I ' SURFACE WATER STANDARD PLAN NOTES 1. THESE NOTES SHALL APPEAR ON PROJECTS FOR THE SURFACE WATER UTILITY. 2. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD BETWEEN THE CITY OF RENTON PLAN REVIEW SECTION AND THE APPLICANT. 3. ALL DESIGN AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE RENTON MUNICIPAL CODE (RMC), THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION PREPARED BY WSDOT AND THE AMERICAN PUBLIC WORKS ASSOCIATION (APWA), AS AMENDED BY THE CITY OF RENTON PUBLIC WORKS DEPARTMENT. IT SHALL BE THE SOLE RESPONSIBILITY OF THE APPLICANT AND THE PROFESSIONAL CIVIL ENGINEER TO CORRECT ANY ERROR, OMISSION OR VARIATION FROM THE ABOVE REQUIREMENTS FOUND IN THIS PLANS. ALL CORRECTIONS SHALL BE AT NO ADDITIONAL COST TO THE CITY. 4. APPROVAL OF THIS ROAD, GRADING, PARKING AND DRAINAGE PLAN DOES NOT CONSTITUTE AN APPROVAL OF ANY OTHER CONSTRUCTION (E.G. DOMESTIC WATER CONVEYANCE, SEWER CONVEYANCE, GAS, ELECTRICAL. ETC.)THE SURFACE WATER DRAINAGE SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS, WHICH ARE ON FILE IN WITH THE CITY. ANY DEVIATION FROM THE APPROVED PLANS WILL REQUIRE WRITTEN APPROVAL FROM THE CITY OF RENTON PUBLIC WORKS DEPART~ENT, SURFACE WATER UTILITY SECTION. 5. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 6. GRADING ACTIVITIES (SITE ALTERATION) ARE LIMITED TO THE HOURS OF 7 AM. TO 7 P.M. MONDAY THROUGH SATURDAY AND NO WORK ON SUNDAY IS ALLOWED, UNLESS OTHERWISE APPROVED WITH A WRITTEN DECISION BY THE CITY OF RENTON. 7. IT SHALL BE THE APPLICANT'S/CONTRACTOR'S RESPONSIBILITY TO OBTAIN ALL CONSTRUCTION EASEMENTS NECESSARY BEFORE INITIATING OFF-SITE WORK. EASEMENTS REQUIRE CITY REVIEW AND APPROVAL PRIOR TO CONSTRUCTION. 8. FRANCHISED UTILITIES OR OTHER INSTALLATIONS THAT ARE NOT SHOWN ON THESE APPROVED PLANS SHALL NOT BE CONSTRUCTED UNLESS AN APPROVED SET OF PLANS THAT MEET ALL REQUIREMENTS OF CHAPTER 4 OF THE SURFACE WATER DESIGN MANUAL ARE SUBMITTED TO THE CITY OF RENTON. 9. DATUM SHALL BE NAVD 88 UNLESS OTHERWISE APPROVED BY THE CITY OF RENTON. REFERENCE BENCHMARK AND ELEVATIONS ARE NOTED ON THE PLANS. 10. ANY DEWATERING SYSTEM NECESSARY FOR THE CONSTRUCTION OF STORMWATER FACILITIES MUST BE SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL. 11. ALL UTILITY TRENCHES AND ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 95 PERCENT DENSITY, STANDARD PROCTOR. 12. OPEN CUTTING OF EXISTING ROADWAYS FOR NON-FRANCHISED UTILITY OR STORM DRAINAGE WORK IS NOT ALLOWED UNLESS SPECIFICALLY APPROVED BY THE CITY OF RENTON AND NOTED ON THESE APPROVED PLANS. ANY OPEN CUT SHALL BE RESTORED IN ACCORDANCE WITH THE CITY OF RENTON TRENCH RESTORATION STANDARDS. 13. ALL SEDIMENTATION/EROSION FACILITIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING ··· ·CONSTRUCTION, AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLETED AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. 14. ALL RETENTION/DETENTION FACILITIES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH ALL CONSTRUCTION ACTIVITY UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DEPARTMENT, SURFACE WATER UTILITY SECTION. 15. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL, TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE, UNYIELDING BASE. ALL PIPE BEDDING SHALL BE APWA CLASS 'C', WITH THE EXCEPTION OF PVC PIPE. 16. STEEL PIPE SHALL BE ALUMINIZED, OR GALVANIZED WITH ASPHALT TREATMENT #1 OR BETTER INSIDE AND OUTSIDE. 17. ALL DRAINAGE STRUCTURES, SUCH AS CATCH BASINS AND MANHOLES SHALL HAVE SOLID LOCKING LIDS. ALL DRAINAGE STRUCTURES ASSOCIATED WITH A PERMANENT RETENTION/DETENTION FACILITY SHALL HAVE SOLID LOCKING LIDS. 18. BUILDING AND OTHER STRUCTURES SHALL BE PLACED IN ACCORDANCE WITH TABLE 4.1 EASEMENT WIDTHS AND BUILDING SETBACKS LINES. 19. ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0. 10 FEET BELOW PAVEMENT LEVEL. 20. ALL DRIVEWAY CULVERTS LOCATED WITHIN CITY OF RENTON RIGHT-OF-WAY SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHALL BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF ONE (1) FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4 -8 INCH ROCK / 40 -70% PASSING; 2 -4 INCH ROCK! 30 -40% PASSING; AND LESS THAN 2 INCH ROCK / 10 -20% PASSING. 21. ALL BUILDING DOWNSPOUTS AND FOOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM, UNLESS APPROVED BY THE CITY PLAN REVIEWER OR SURFACE WATER UTILITY SECTION. AN ACCURATELY DIMENSIONED, CERTIFIED AS-BUILT DRAWING OF THIS DRAINAGE SYSTEM WILL BE SUBMITTED TO THE CITY UPON COMPLETION. 22. DRAINAGE OUTLETS (STUB-OUTS) SHALL BE PROVIDED FOR EACH INDIVIDUAL LOT, EXCEPT FOR THOSE LOTS APPROVED FOR INFILTRATION BY THE CITY. STUB-OUTS SHALL CONFORM TO THE FOLLOWING: a. EACH OUTLET SHALL BE SUITABLY LOCATED AT THE LOWEST ELEVATION ON THE LOT, SO AS TO SERVICE ALL FUTURE ROOF DOWNSPOUTS AND FOOTING DRAINS, DRIVEWAYS, YARD DRAINS, AND ANY OTHER SURFACE OR SUBSURFACE DRAINS NECESSARY TO RENDER THE LOTS SUITABLE FOR THEIR INTENDED USE. EACH OUTLET SHALL HAVE FREE-FLOWING, POSITIVE DRAINAGE TO AN APPROVED STORMWATER CONVEYANCE SYSTEM OR TO AN APPROVED OUTFALL LOCATION. b. OUTLETS ON EACH LOT SHALL BE LOCATED WITH AFIVE-FOOT-HIGH, 2" X 4" STAKE MARKED 'STORM" OR 'DRAIN". THE STUB-OUT SHALL EXTEND ABOVE SURFACE LEVEL, BE VISIBLE, AND BE SECURED TO THE STAKE. c. PIPE MATERIAL SHALL CONFORM TO UNDERDRAIN SPECIFICATIONS DESCRIBED IN CHAPTER 4 OF THE SURFACE WATER DESIGN NIANUAL AND, IF NON-METALLIC, THE PIPE SHALL BE PLACED IN A TRENCH WITH A TRACING WIRE ABOVE OR OTHER ACCEPTABLE DETECTION. d. PRIVATE DRAINAGE EASEMENTS ARE REQUIRED FOR DRAINAGE SYSTEMS DESIGNED TO CONVEY FLOWS THROUGH INDIVIDUAL LOTS. · -· ·-· ------------- e. THE APPLICANT/CONTRACTOR IS RESPONSIBLE FOR COORDINATING THE LOCATIONS OF ALL STUB-OUT CONVEYANCE LINES WITH RESPECT TO OTHER UTILITIES (E.G. POWER, GAS, TELEPHONE, TELEVISION). f. ALL INDIVIDUAL STUB-OUTS SHALL BE PRIVATELY OWNED AND MAINTAINED BY THE LOT HOME OWNER. g. STORM DRAINAGE PIPE SYSTEMS SHALL NOT PENETRATE BUILDING FOUNDATIONS, EXCEPT FOR SUMP PUMP DISCHARGE LINES USED TO DRAIN CRAWL SPACES, PROVIDED THE SUMP PUMP SYSTEM INCLUDES BACKFLOW PREVENTION OR A CHECK VALVE. 23. ALL DISTURBED PERVIOUS AREAS (COMPACTED, GRADED, LANDSCAPED, ETC.) OF THE DEVELOPMENT SITE MUST DEMONSTRATE ONE OF THE FOLLOWING: THE EXISTING DUFF LAYER SHALL BE STAGED AND REDISTRIBUTED TO MAINTAIN THE MOISTURE CAPACITY OF THE SOIL, OR; AMENDED SOIL SHALL BE ADDED TO MAINTAIN THE MOISTURE CAPACITY. 24. PROOF OF LIABILITY INSURANCE SHALL BE SUBMITTED TO THE CITY PRIOR TO CONSTRUCTION PERMIT ISSUANCE. 25. ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMITS BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGAL OBLIGATION AND/OR LIABILITY CONNECTED WITH STORM SURFACE WATER DISPOSITION. FURTHER, THE CITY OF RENTON DOES NOT ACCEPT ANY OBLIGATION FOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM PROVIDED DURING CONSTRUCTION. 26. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK. ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE A TRAFFIC CONTROL PLAN APPROVE BY THE PUBLIC WORKS DEPARTMENT, TRANSPORTATION SYSTEMS DIVISION. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07-23 TRAFFIC CONTROL SHALL APPLY. 27. PROJECT LOCATED WITHIN THE AQUIFER PROTECTION AREA (APA) SHALL COMPLY WITffSPECIAL REQUIREMENT #6 OF THE SURFACE WATER DESIGN MANUAL AND AQUIFER PROTECTION REGULATIONS (RMC 4-3-050). ABBREVIATIONS ACP APPROX ARCH ATB CB CEM CL CONG cos COR COORD CSTC DEMO DIA E ELEC ELEV EX, EXIST FDC FF FG FL GA GV HMA IE L ASPHALT CONCRETE PAVEMENT APPROXIMATE ARCHITECTURAL ASPHALT TREATED BASE CATCH BASIN PORTLAND CEMENT CLASS CONCRETE CITY OF SEATILE CITY OF RENTON COORDINATE CRUSHED SURFACING TOP COURSE DEMOLITION DIAMETER EAST ELECTRICAL ELEVATION EXISTING FIRE DEPARTMENT CONNECTION FINISH FLOOR FINISHED GRADE FLANGE GAUGE GATE VALVE HOT MIX ASPHALT INVERT ELEVATION LENGTH SHEET INDEX C1.0-C1.1 C2.0-C2.1 C3.0 C4.0 COVER AND NOTES ROW PLAN DRAINAGE AND UTILITY PLAN GRADING AND PAVING PLAN LA LF MECH MJ N oc OD POC PROP PVMT REF REM REQ s SCH SD SDOT SPKLR SPU SQ ss STRUCT TYP UNO w W/ WA LANDSCAPE LINEAL FEIT MECHANICAL MECHINICAL JOINT NORTH ON CENTER OUTSIDE DIAMETER POINT OF CONNECTION PROPOSED PAVEMENT REFERENCE REMOVE REQUIRED SOUTH SCHEDULE STORM DRAIN SEATILE DEPARTMENT OF TRANSPORTATION FIRE SPRINKLER SEATILE PUBLIC UTILfTIES SQUARE SANITARY SEWER STRUCTURAL TYPICAL UNLESS NOTED OTHERWISE WEST WITH WATER SANITARY SEWER NOTES AND SPECIFICATIONS 1. ALL WORK AND WORK MATERIAL SHALL BE IN CONFORMANCE WITH THE STANDARDS AND SPECIFICATIONS OF THE CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIFICATIONS, AS APPROVED AND MODIFIED BY THE CITY OF RENTON IN THE RENTON STANDARD PLANS & SPECIFICATIONS. A SET OF APPROVED PLANS SHALL BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION. 2. THE HOURS OF WORK IN THE STREET RIGHT OF WAY SHALL BE PER CITY SPECIFICATIONS ON WEEKDAYS UNLESS OTHERWISE APPROVED IN WRITING BY THE PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT. AN APPROVED TRAFFIC CONTROL PLAN MUST BE OBTAINED PRIOR TO BEGINNING ANY WORK WITHIN PUBLIC RIGHT OF WAY. 3. ALL LOCATIONS OF EXISTING UTILITIES SHOWN ARE APPROXIMATE AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THE TRUE AND CORRECT LOCATION SO AS TO AVOID DAMAGE OR DISTURBANCE. 4. A PRE-CONSTRUCTION CONFERENCE AND A 24 HOUR NOTICE SHALL BE REQUIRED PRIOR TO STARTING NEW CONSTRUCTION. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY PERMITS PRIOR TO STARTING CONSTRUCTION. (INSPECTION WILL BE ACCOMPLISHED BY A REPRESENTATIVE OF THE CITY OF RENTON.) IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE PUBLIC WORKS INSPECTOR 24 HOURS IN ADVANCE OF BACKFILLING ALL CONSTRUCTION. · · 5. CONTRACTOR IS SOLELY RESPONSIBLE FOR THE MEANS, METHODS AND SEQUENCES OF CONSTRUCTION AND FOR THE SAFETY OF WORKERS AND OTHERS ON THE CONSTRUCTION SITE. 6. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION. 7. PLANS APPROVED BY THE CITY OF RENTON, PUBLIC WORKS DEPARTMENT SHALL TAKE PRECEDENCE OVER ALL OTHER PLANS. 8. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 9. THE CONTRACTOR SHALL PROVIDE THE CITY OF RENTON WITH AN AS-BUILT DRAWING OF THE SANITARY SEWER SYSTEM, WHICH HAS BEEN STAMPED AND SIGNED BY A LICENSED PROFESSIONAL ENGINEER OR LICENSED PROFESSIONAL SURVEYOR. 10. BACKFILL SHALL BE PLACED EQUALLY ON BOTH SIDES OF THE PIPE IN LAYERS WITH A LOOSE AVERAGE DEPTH OF 6 INCHES, MAXIMUM DEPTH OF 8 INCHES, THOROUGHLY TAMPING EACH LAYER TO 95 PERCENT OF MAXIMUM DENSITY. THESE COMPACTED LAYERS MUST EXTEND FOR ONE PIPE DIAMETER ON EACH SIDE OF THE PIPE OR TO THE SIDE OF THE TRENCH. MATERIALS TO COMPLETE THE FILL OVER PIPE SHALL BE THE SAME AS DESCRIBED. 11. OPEN CUT ROAD CROSSINGS FOR UTILITY TRENCHES ON EXISTING TRAVELED ROADWAY SHALL BE BACKFILLED WITH CRUSHED ROCK AND MECHANICALLY COMPACTED UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS INSPECTOR. CUTS INTO THE EXISTING ASPHALT SHALL BE NEATLINE CUT WITH SAW IN A CONTINUOUS LINE. A TEMPORARY MIX PATCH MUST BE PLACED IMMEDIATELY AFTER BACKFILL AND COMPACTION. A PERMANENT HOT MIX PATCH SHALL BE PLACED WITHIN 10 DAYS AND SHALL BE PER CITY OF RENTON CURRENT STANDARDS. 12. DATUM SHALL BE CITY OF RENTON, 1988 NAVD. 13. ALL DISTURBED AREAS SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED TO THE SATISFACTION OF THE DEPARTMENT FOR THE PREVENTION OF ON-SITE EROSION AFTEr THE COMPLETION OF CONSTRUCTION. 14. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH THE STANDARDS AND SPECIFICATIONS OF THE CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIFICATIONS, AS APPROVED AND MODIFIED BY THE CITY OF RENTON IN THE RENTON STANDARD PLANS & SPECIFICATIONS. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL, TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE, UNYIELDING BASE. PIPE BEDDING SHALL BE PEA GRAVEL 6 INCHES ABOVE AND BELOW THE PIPE. 15. SANITARY SEWER PIPE SHALL BE POLYVINYL CHLORIDE (PVC) RUBBER GASKETED ASTM D 3034, SDR 35, OR DUCTILE IRON CLASS 50, UNLESS OTHERWISE APPROVED BY THE WASTEWATER UTILITY. 16. IN UNIMPROVED AREAS, MANHOLE TO EXTEND MINIMUM 6 INCHES Al~D MAXIMUM 12 INCHES ABOVE FINISHED GRADE OR MUST HAVE MINIMUM 2' DIAMETER CONCRETE RING POURED AT GRADE. IN PAVED AREA, COVER MUST SLOPE IN ALL DIRECTIONS TO MATCH PAVING. ------- --, -- ........ l.l') () 0 00 w ....... _J 0) I-N ....... _J ~ ::::> 00 I-0) Cl) --I-<( z z en $ 0 z 0 I--w z (!) _J ~ w z I- 0::: -~ ~ en w ::::> w 0 ~ 0 en () I - I w W> z I-~ <( 0::: 0 0 0 I-o en J-~ z 0::: --z -$ LL w I ........ $ 0 0 0:: _J -.:::I'" l.l') N ....... N DRAWING ISSUE LAND USE SUBMITTAL 617116 DRAWING TlllE COVER AND NOTES SCALE: AS NOTED PLOT DATE: 613/16 PRINCIPAL: ME PROJ. MGR.: ME DRAFTER: TG ~·· SHEET NO. C1 .0 NOT FOR CONSTRUCTION J\J~\ O 9 2G i . i ------- ----- -,----- (~) 2 ( ----- J Q:_0 ROOF PARTIAL PLAN SCALE: 1/4" = 1 '-0'' MACHINE ROOM C120 97 SF -------------------------------------------,-------------, (u-\(-r\ (sN1 I._ - ' ---- ! I I I I ~ (1-5~-f---- (R--\ ' ) \,_ c.Q N·':\r.:;N,, ! I\ I "'-"'1_/ ._._ I ...._ I I 1 -~--+-I I I --- I I I I .... ...._ I I I I j -Tt---I r-,· -PARAP T CAP , + ._ I I I f.__f)_ I '¥ I I , I I I --------CC- ~-- !.-\ ~~-ro I : I I ROOF I T ---, ~ -----:J,1 1 _;] [J . I I I I ----I I I I ----t I -1---I~--- I ---)~]!.~:·;-" ~:J:_~,-T;J,-·-··· -i----~ -t=-----+I__ ---+--+E,LE\/A_I:OR PEN1_1:l0USE -+---t-"-1 ~F '.. --' -__ -_ ---\'/13--E,,) , : ~ _l !-] -;: __ ~ r .. ·: :::·-':···, ·-c_jl , c+--t------~---- /--, ---/i,11 GREEN' I,· 1= 11 I I '~___/ 12~., I ' I I I j ROOF , i _ , 1 I I I L ~-, G~' ... -t,--J:-1-_=-=---"--IL--~·--==tb~c+'·11~;::1SF : . __ 1_ ---+ __ -_----i:',~------_---+1 ----_r_·--_-_C ______ --'-·_l-=··_-_-___ -_--_·_ I J ·-!;r------~-r~ i 1'1= --8 r -1-~-- ~~ ~ -J: ~ 1t 1 "' , "~ j , _--_ _ = --'-:~,_ 00 _', I~ ~ -i ! !j 1 ~--~cl=-==--------(D \ -I' . '1 .. , --, l' -/sE"'\ __ Li_ :i1tr:~:r:';,:~1r1:;••····~'-~-·'---------l ____ _LI \\\ _'::) I I I _ I L _c:_ __ -~---' __ LJ I_ --------- (7'\ ! I ' I '---. -· I ! ' I I ' I ' ' ,-, -I ' ,__ : •. .,. ' ' I 11' < q f I I I L.(7' --=t ~~rPE~ 11 -+--1------------------_/ c,,,)) I '---I I I I I I I I I -t-~~-~- J ! ----- ' I I I I I I __ c_ ____ ,,,,,,,,,{s9 rswf----1 1 -,:-1--1,·I ~,-T~~1-,1 1-1 I ! I/ I I I I "I I I / ' r1 I I / ''._/ ! I I 11 I ! i I I I ' (4\f---------i --t-t--t--I ---r :1-------+--r---It---i ,-1--tt-+----+---t-t-- I / PARAPET CAP I I I I I I I I I I I rT PITCHED ROOF ! I I PITCHED ROOF --'I I I I I I I I I I / ! I ABOVE BAY I ABOVE BAY '··t,_ i I i-1~ -1-~-11 ~1 ;----f------i' t,·---I i,, -,---f-!--_ I : -- I I 2112" 112" ---f---T t-T I I I :1 I 1~--~ I I I I I , I 21/2"112" : ---- (~)\ I I I I I I ', I I I -\~-_I I --1-, 1 -+--+f=-1 -1-~-------,----H-----l---f---: +---+ i-----+ -:--+-- (_~;f--' ---~ -:: -;-I-I -;-I c: ~--=+-4J--: --~ -I -I -:: ---:--, :-- I u___ I I l_l 117'-11" __U___ I ---1, -----: I I r.L--\ \ I "-/ I -res\ ~-) D' 4' 8' 16' ' ,2) f (21 \J -'js--{2) JU: I t : 24' r-- LC) u C) T"""'" 00 w N _J 0) I-T"""'" _J ~ :::> 00 I-0) en I-~ -z z U) 0 0 z w I-- (9 _J ~ z I-w z ~ ~ 0:::: U) w :::> w 0 ~ 0 U) u I W- I ~~ z I- 0 0:::: 0 I-~ (.) U) I-z g;; z I-s LL I r--w s 0 C) 0::: _J -.:;I" LC) N ...--- N DRAWING ISSUE LAND USE SUBMITIAL 6n/16 I ' ' NO REV DATE ----- DRAWINGffiLE ROOF PLAN SCALE; As indicated PLOTDATE JUN 07, 2016 PRINCIPAL PD PROJ. MGR: PD DRAFTER sz SHEET NO. A21.9 NOT FOR CONSTRUCTION ' . ------------------ (u-"(rJ' (s-N) ,_ / '--\_T/ er-]--..__ -_',1, I t-- 1 --- I I 1 /-\ I I _, 1----,.. I -I I , I 11 I • . I 1--~-~ I 1 I~---+~ I I -1 ..-'\ 2'-2"--'-1'-111/2" ~ -- 1"' I I I --._ I : "' 9~ \_ 1: ----~1-·---~~~~ii--~ ; ..... ' ". (1] ! IA~~~!--~--, __ 1 J--:--------sc.7,_L _" '. ( 15 '\ _ ----c"' _ 1 ,,_-1-/-. 1 --L __J _ __J.fj.]_S£ / C-, +. Ii.' _ I --. d ---.----• ,, • _____1_ i • . ,, '-I_ -----'k (~~~ i~ --L-), : ( . ' .,-: J,, ,'18 1i~ I, ~· ~ ! I' -~: ~,11'_1 B_E_D_ : I':' /----" in 12W'=== I , I~ 1 BED -/f I . //l • I ~ T -~ . . "' /'- ~:,:' : . . ··---~-,,__--_ ii-~ ~ ! --··-_ rR:~~OR \ I \ 11.·[3-+J I ' ' / ' - ·-=-= r. --··· (, -,,, ..•. ,' ' \-l -\/ 1 I\ , ' I I \ _ij_ CJ rj _ () \ (4\~ ;'! -(11-, ~:-t I -1-1; ~--_/ ! ' ! ( -1 j'-I (, ;~~0[ .,. 2 BED , I \ 0 0 /-, I~' IAPT608! 11 ·.,'1.~/ii;-, ~~'~-/ p:..PT609j (.~~ i '_ 756 SF I -'--Get-~.,. _ ffii R I 542 SF r -1------1_ ---~ -----_I __ ~---- r ' (-\ -. -1 j~ ------· 1 l,'1!LllliJJ,1 !ili~ ii I ,l!Ulliilli,illJ 1---.i ""~) --'k ,°' -'• r-r 1 -; -1 ;l -1 ---r----1 I 2'-0" 11'-21/2" 12'-11/2" 6'-2" 15'-01/2"• 12'-3" I 10'-71/2" 2'-6" 7'-21/2" 11'-101/2" I 10'-21/4" I 11'-33/4" 10'-1" 4'-6" (u: ----+1-j_J __ .,.1,· _r 1_~J __ _r_~_: ___ 1J __ r,1 ~-it_:_: 1 ,:it _J i I I I ! (' /as1 ~ J . ___ / /L (MS) '---(~)(0 (N1 __ / iL-\ I , \_) "' ' ., ' ---N 1 SIXTH FLOOR PLAN SCALE: 1/8" = 1'-0" O' 4' 8' 16' 24' '' ' -------------------------- JI.IN O 9 '1.0\ z ~ z 0 ~ u _J _J Cf) z 0 ~ ~ 0 u z 0 I-z w 0:::: r-- LO C) 00 0) ~ -z 0 I-z w 0::: w ~ :r: I- 0::: ~ I--~ LO ...- N DRAWING ISSUE LAND USE SUBMITI AL 617/16 NO' REV DATE DRA1MNG TITLE SIXTH FLOOR PLAN SCALE: 1/8" = 1 '-0" PLOTDATE: JUN 07, 2016 PRINCIPAL PD PROJ, MGR: PD DRAFTER: sz SHEET NO . A21.6 NOT FOR CONSTRUCTION ! -----------·-·-·-·········--------- OUTDOOR COMMUNITY SPACE PLAYGROUND: 821 SF COURTYARD: 637 SF TOTAL: 1,458 SF INDOOR COMMUNITY SPACE CLASSROOM: 386 SF TV ROOM: 243 SF MUL Tl-USE ROOM: 529 SF TOTAL: 1,158 SF TOTAL COMMUNITY SPACE OUTDOOR: 1,458 SF INDOOR: 1,149SF TOTAL: 2,607 SF REQUIRED: 2,400 SF 18 f-------'I. · 16 1' ' N 0, ' 0 0-.:- , (0----'-+--·---~ 14 i~w &, ' : @--/----~ ' "' ©--~~-- >!: 0--- 2 ~ 0 -' T s0 I I / / I / ..... -:;;1(. ..... I ,, \ ..... // I I ..... -..... \ E ECTRICA -C119 I 152 SF T I ® l I . I M CH NICAL · a r-c:,114 -j 0, ,. 4Y.Dj ~ 1621 SF .,. I -- 11'-011/16" I TRASH STAGING AREA i 2YD I MN "' I I I FN ' BIKE RACKS E @) l B A 1' ' N 18 CLASSR Or C11 --,.~~ · -1 --3.Bli S -RESTROOM I Jc ~ 1-r;a1! ~- ELEV ~..:i I COMPUTER NOOK ---, 'r --+---- ' MULTIRURPOSE ~ 52p SF 11-I L-----·---·--- 1 r-- I 2' -3" .,,_,_.,,_ I I -1--- ~ -----~ - O> I 12' -O" SIDEWALK 0 -' ., 0 -' SE t-- I.() 0 00 UJ O') I- ?i :::> I---I-z U) 0 z I-- z (9 UJ z 0::::: U) UJ :::> ~ 0 I I UJ I-~ 0::::: 0 0 (_) s z I-s -I s 0 -l I.() ...... N DRAWING ISSUE LAND USE SUBMITTAL 6f7/ 6 NO REV DAT 1------·------+---+-ll I DRIVEWAY I I ;v,~ 1---,-----------· -- 1 2_)1+--+------+--+--11 L_J __ -+ __ _j ___ J ·--__ I = f = ~= =1;;:t;c::f:=.,----t =----~ -~j~_~. ····-~-i--5··0~·--1~· ------~==--t-~-~--=t--1----++---H) ---~ BIKE ; +-~---"' f'.-1._~ __ l'""'-__ 1 _:f ~~c] I I 4' -6" 12•1_ :.~0.00' I 10· -71/2" 9' -81/2" I 11' -10 1/2" I HARAM BEE CH~i~6~ PROPERY --t-----,/L"---t---~Jr----t---c~) ·----t FS ---+-----+---~1f--C,,_S _____ _.__,._ 1 O' -1" ® A) ~- 1 O' FIRST FLOOR PLAN SCALE: 1/8" = 1'-0" 4' 8' ------- 16' 24· p,...C } \J\-\ DRAl/v!NG TJTL-E FIRST FLOOR PLAN SCALE: 1/8"=f-" PLOTDATE: JUN 07, 201 PRINdPAL: p PROJ. MGR.: p DRAFTER: s SHEET NO. ,A21.1 NOTFOR CONSTRUCTION -------------------------~------~-----'~--------+---' C '{ ,, I'\ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET 1. 2. 3. Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in di a.meter on project site ___ o.::_ ___ trees Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous' Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: o trees ----- 0 trees ----- 0 trees ----- 0 trees ----- 0 trees ------ 0 trees ------ 4. Next, to determine the number of trees that must be retained 4, multiply line 3 by: 5. 6. 7. 8. 0.3 in zones RC, R-1 1 R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter th~t you are proposing' to retain 4: Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stbp here. No replacement trees are required) Multiply line 6 by 12" for number of required replacement inches: 0 trees ------- 0 trees ------- 0 trees ------- 0 inches ------- Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required for replacement, otherwise enter 0) ____ o ___ inches per tree 9. Divide line 7 by line 8 for number of replacement trees': {If remainder is .5 or greater1 round up to the next whole number) 1 Measured at 4.5' above grade. 0 trees ------- 2 A tree cerl1fied, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed lcrndscc1pe QrchitQct, or certified arborist, and approved by the City. 3 Critical arec1s, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be ret,;1ined outside of critical areas and buffers. "The City mc1y require modification of the tree retention pl;:in to ensure retention of the mc1KimL1m number of trees per RMC 4-4-130H7a. r, When the r~quired number of protected trees cannot be retained, replacement trees, wit'.1 at least a two-Inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.{ii) for prohibited types of replacement trees. 1 H: \CE D\Di:l liJ \Forms-Temp I ;:ites\S1c lf-H el p Ha ndouts\Pla nni ng\T ree Retention Worksheet<docx 08/2015 I I / /] / , " ------- : I 1/ l. \• :' / REMOVE HOLLY HEDGE TO NEIGHBOR'S PROPERTY Ll~JE REMOVE SMALL WILLOW AT EDGE OF DEPRESSION ( REMOVE BLACKBERRY ---- VINES IN DEPRESSION ---- r:_:,_· ,:.:-=,·: /," '--- '?· .:/ REMOVE LARGE WILD-~ PLUM SHRUB REMOVE LARGE _ __.- RHODODENDRON SHRUB REMOVE ARBORVITAE _ _.?":;; ' HEDGES G ( ,-,- ··,- I I. / ) I ' , I / 0 ',I :L,-:--10 .,, ( ) :L I ,-.) REMOVE SARCOCOCCA SHRUBS AND BLACKBERRY VINES ' ' I / f ' I i' -'-.;-_:) /J.l•I• I" ----: ' '""" i: : ; iii:, ,/'\li':Cc:,---',.,, '1 / \/ ··'· ,< ·- r, ' ' '' -);:- '' ':\J - i C: REMOVE COTONEASTER SHRUB _-_, __ -· . -.. / . I ,' ·:., / j \; . ' i ') ; .. ., . i•_ ( I ·f () ' ·+ (_' 'ii I ,/ q,. I 'I d c1·-.. \~0RTH \ .... 1~ 0 16' 32' > -,;: C) ~ ?; ~~--1 ~; C ,-, y c.~ '::rj r·- < ~sJ r ' ·- Ii 1 ( J cu l ! / --( - '. ', 7 ;:-,: :31 ··'-· ,-, ' . ; i / ,.-,c--REMOVE SARCOCOCCA SHRUB .-·f- I /., J : 't'_;· j 1,1,,1l;i •. i l i'.:_ ' rJ;;·-.- 1 ' l 'I l I ·l ,,, , .. , ,! ,: ,, ,, ,, ,, ' .,b 'ii ') '~'. !!/, ,H '>: (,:, ~-REMOVE LARGE CAMELLIA SHRUB -\ C-,r-REMOVE (3) STREET TREES :.J -(' GENERAL NOTES 1. 2. 3. SEE LO.OD FOR LAND CLEARING PLAN. SEE L 1.00 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. .1 .. 1 ' G) LAND CLEARING PLAN 1 ~~~~~~~~~~~~~~~ 1/16" = 1'-0" SEE L2.00 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF RENTON STANDARD PLANS AND SPECIFICATIONS. 4. JUN O 9 20'.6 () _J _J Cl) z 0 ~ ~ 0 () z 0 1-z w 0::: DRAWING ISSUE r-- L!') C> cc en <( $ z 0 1-z w 0:::: w ~ :c ~ 0 $ 1- :c $ L!') ...... N w I-::, I--I- (/) w (9 _J z I- z (/) ~ ::, w 0 (/) :c -w W> ~ <( 0 l-o (/) z 0:::: ' u.. i $ r-- O o _J se:::I'" N LANO USE SUBMITTAL 6/7/16 ---------~---+, 1--+------------ DRAWING TITLE TREE RETENTION WORKSHEET & LAND CLEARING PLAN SCALE: PLOTDATE: PRINCIPAL: PROJ.MGR.: DRAFTER: SHEET NO. As indicated June 7, 2016 RJF RJF vw L0.00 NOT FOR CONSTRUCTION f-- (I) lj (!) ~ ~I .,: V) w lD LL 0 \) (I) "' DI "? C: .., "' lD ;;; C'\J w • 0 .0 2:: Fl 0, "' :::::i (I) a V) t:)I WATER VALVE -</IRK HYDRANT COMPASS RENTON SE£ SURVEY ALEO UNDER RECORDING No. 20071116900009 [O SITE BENCHMARK 1 -- SEE NOTES SD MH .-::;:------TOP=32.71 INV=2B.76 (12") INV=29.4 i6"S) INV=29.8 6"N) CB TOP=32.35 INV=29.97 I /r'io;--•44"1" oiwWAA"TrEERR°1MM-AllilNJ°"w-f'=='='=iEf.r.""==="~=========' 8"¢ WATE~ MAIN1;5 I'} ASPHA~'f OVER~ CONCRETE PAVEMENT 111TH VERTICAL CURB AND GUTTER. 205.5;;;0'' --+-J.--., ~. I I NE 1/4, SE 1/4, SEC 18, T 23 N, R 5 E, W.M. I I I TELEPHONE VAULT ~. BLOCK 5 SMITHERS SIXTH ADDITION VOL. 26, P. 47 GAS SERVICE? 4"¢ WATER MAIN W-------11------..._ ---1---sof----6"¢ STORM DRAIN @ D.5% SLOPE FIRE HYDRANT 8"¢ WATER MAIN SDMH_/~ 226.00' ---, MONUMENT NOT c;FDe,U,.,,,N"-D---1 TOP=32.44 INV=29.74 (12") 60' I I I CB TOP=32.15 INV=30.15 I I CB ~-"' TOP=30.3 INV=27,8/ I I I I I I +31.3 :30,4 30.1 ,*' "' .~ ,r:; R "' 2.9 oI' "-t p N1'19'51"E 96.20' " I <.> 33.2 +,,., 33.3 ~~~ ~ "' HOUSE No. 215 ., / , MA!N FLOOR El.1.'.V • .., J5,9 "' .. , • 33.0 +20.9 ~ 32.5 +a3.0 LOT 1 LOT 2 +,o.}1:""'~~....,..,~-:'.:'-.-......~~~~_,i,i~.).._.,.,..,..~~~~~,....--t"---- N119'51"E DENSE ARBORVITAE HEDGE 135,72' ;328 I~ 132.3 ;: I ~ ll 32.2 z LOT /3 31.8 . \, ~ ~ "' \11 w U) w a i7i a z .., +».6 w (.) 5 "' w U) U) "" '-' ::J ~ 0 0. ~ +32.4 RECORD OWNER HARAMBEE CHURCH 316 S. 3rd STREET PARKING LOT LOTl4 I ~ I'<') ~ - '-' g, z " "' a, .., 0. 0 I I w Q, g, I >-U) lu 0 -.J z -.J I "( c::i I ~ 0 $ I 32.9 ,_ ,, ' ELECTRIC/TELEPHONE VAULTS SITE BENCHMARK 2 128.00' SEE NOTES LOT 7 TRANS AUTO REPAIR BLOCK 4 ------- SM/ THERS SIXTH ADDITION VOL. 26, P. 4 7 S"o BOLLARDS LOT 6 HARAMBEE CHURCH ~--- LOT 5 --1 I J2. "')~;;;;;;;;;:::;, ~f-,,--:.:~t°;',¥~~:a,..,;:~a..J:ib,.--x.... G~~l X ' • _ I _-1.... __ _ I SHED I fr] .--===1 +Jo.s +31.1 I . 1' EAVE I :i: 32, , ___ ::!/ i ,,,o .. 04! w ~ RECORD OWNER FAITH TEMPLE COMMUNITY CHURCH 300 S. 3rd STREET PARKING LOT HENRY TOBIN DONA Ti N LAND CLAIM 37 RECORD OWNER NA YELi RAMOS & REMZI A TE SER 220 SHA TIU CK A VE. s. SINGLE FAMILY DETACHED 32.7 I SEE SURVEY ALEO UNDER RECORDING No. 940929003 I I + 0 __ ;_ --I -_,,,,,___N_O_R_TH __ SCALE: 1" -20' 25 50 75 MERIDIAN: CITY OF RENTON CONTROL SURVEY -NAD83/91 BASIS OF BEARINGS: CENTERLINE SOUTH 2nd STREET AS PER· RECORD OF SURVEY IN VOL. 130, P. 220, (REC. No. 19990707900018) y FIRE HYDRANT g--9 STREET UGH T LEGEND IOl G m G GAS VALVE D D CATV VAULl, -¢ FIRE HYDRA~T/VALVE 30' I I I 60' I LL_-+-_ StH STREET LIGHT HAND HOLD --T---(I] TELEPHONE VAULT ~gJER EB WATER METER BOX 9 STREET SIGN (1-HOUR PARKING) 0 TELEPHONE SERVICE BOX -e-----§] POWER VAULT O MAN HOLE I ~ CONCRETE MONUMENT IN CASI; g STORM DRAlil CATCH BASIN I I +33.1 SPOT ELEVATION =aacr=. = STREET TRE~ IN SIDEWALK WELL W/GRATING ---------------------____ l_ ____ --------___ __, ----------------------------____ J I 98.70' _____ ___c; ------ LAND SURVEYOR'S NOTES ALL DESCRIBED MONUMENTS LOCATED BY ARAMAKI, BORDEN AND ASSOCIATES, INC. (ABA) BY FIELD TRAVERSE SURVEY IN AUGUST 2015. EQUIPMENT USED: TOPCON GTS 303 ELECTRONIC TOTAL STATION (6-SECOND DIRECT READING ELECTRONIC THEODOLITE AND INTEGRAL DISTANCE MEASURING METER), 300 FOOT STEEL TAPE. DISTANCE MEASURING EQUIPMENT HAS BEEN COMPARED TO AN .LSAW BASELINE \\ITHIN THE LAST YEAR. SURVEY TRAVERSE DATA MEETS STANDARDS SET BY WAC 332-130-090 AND ALTA/ACSM. SUBSTRUCTURES: LOCATION OF UNDERGROUND UTILITIES SHOWN WERE WERE TAKEN FROM PUBLIC RECORDS, MAPS OR SURFACE MARKS AND TIED TO SURFACE lOCATIONS WHERE EVIDENT. WE ASSUME NO LIABILITY FOR THE ACCURACY OR COMPLETENESS OF SAID RECORDS, MAPS OR MARKS. PARCEL AREA: 13,915 SQ. FT. TAX PARCEL NUMBER 7841800090 SHA TTUCK A VENUE S VERTICAL DA TUM: NA VD BB BENCHMARK: CITY OF RENTON POINT BM 6 73 TOP OF BRASS DISK ON CONCRETE MONUMENT IN CASE AT THE INTERSECTION OF MORRIS A VENUE SOUTH AND SOUTH SECOND STREET. ELEVATION = 36.62 s1°'20 2D"W SITE BENCHMARK 1: TACK IN LEAD IN SIDEWALK (SEE MAP), ELEVATION = 33.0B. SITE BENCHMARK 2: TACK IN LEAD IN SIDEWAlK (SEE MAP). ELEVATION = 32.91 549.81' . 0 I'} LEGAL DESCRIPTION I I \ LOTS 1, 2 AND THE NORTH 20.0 FEET OF LOT 3, BLOCK 4, SMITHERS SIXTH ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT· THEREOF RECORDED IN VOLUME 26 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON. 11 n-1 n q 7fl\h w _J <( 0 (/) -:::) (/) 0 LL Cf) 00 f-f- ~ ~ 0 2[ • 0 "' f-~ 0.. o-~~ ID ~ I 0, I 0, ;;.: en 0 ~ (/) w :::) 0 w 0:: z 0 f- 0.. 0:: u tl 0 f- 0 w .., 0 0:: 0.. m 0 5 N <( N O :::l: (/) II lsto::o z...-t001-- • 10 ~ I a) '>->-0 en . z en Nf-'. 0 12 o:: ~ en· 3: O<: OW<( ,O:::C I>OLLOO w I- ~ 0 0 I-N (/) w z I- :::> (!) (/) z w (/) :::> ::::> z 0 ~ I <( w I- (/) :::!E 0::: 0 Li:: 0 " z 0 ~ s: N 0 _j 0 s z 0 f- 0.. 5 (/) [:3 z 0 0 (/) > w w 0::: f-<( 0 ci z .... 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Cf 1·1/.'':iHNGTON I L__ ----~ \------- A\ ~ - - TONKIN 204 First Avenue South Seattle, WA 98104 ·--(--~ _, ;:;,;;; ' ' ' \:___~ (I--~ ~) _/ /- i G) \ ~) /',,\ ----\_z__) //"\ -~ (--~ \01 __ .) fO\ _0 /'~ -~; __ / (~i ~/ P 206·624·7880 IF 206-622·1766 www.tonldnarchitecture.com (s)G) er--, -\ 1------·, I 1'---I ---1J. I 11--..... I ---' i --~--. I I ~I ~-5 I! 10'-8" 38'-6" 11'-2", ,, ' F l ~ 12' -0''-. 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DRAFTER: SHEET ND. 1/8" = 1 '-0" JUN 07, 2016 PD PD sz A21.2 NOT FOR CONSTRUCTION ~----- WATER GENERAL NOTES 1. ALL WORK MATERIAL SHALL BE IN CONFORMANCE WITH THE STANDARDS AND SPECIFICATIONS OF THE CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT AND THE LATEST EDITION OF THE WSDOT/APWA STANDARDS AND SPECIFICATIONS, AS APPROVED AND MODIFIED BY THE CITY OF RENTON IN THE RENTON STANDARD PLANS & SPECIFICATIONS. A SET OF APPROVED PLANS SHALL BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION. 2. THE HOURS OF WORK IN THE STREET RIGHT OF WAY SHALL BE LIMITED TO 8: 30 AM TO 3: 30 PM ON WEEKDAYS UNLESS OTHERWISE APPROVED IN WRITING BY THE PUBLIC WORKS DEPARTMENT AT (425) 430-7301. THE POLICE DEPARTMENT, FIRE DEPARTMENT, AND 911 SHALL BE NOTIFIED 24 HOURS IN ADVANCE OF ANY WORK IN THE RIGHT OF WAY. 3. ALL LOCATIONS OF EXISTING UTILITIES SHOWN ARE APPROXIMATE AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THE TRUE AND CORRECT LOCATION SO AS TO AVOID DAMAGE OR DISTURBANCE. FOR UTILITY LOCATES CALL 48-HOUR LOCATORS 800-424-5555. 4. AN APPROVED TRAFFIC CONTROL PLAN IS REQUIRED TO BE SUBMITTED AT THE PRE-CONSTRUCTION MEETING. 5. DATUM FOR VERTICAL CONTROL SHALL BE NORTH AMERICAN VERTICAL DATUM 1988 METIERS, AND FOR HORIZONTAL CONTROL SHALL BE NORTH AMERICAN DATUM 1983/1991 METERS UNLESS OTHERWISE APPROVED BY THE CITY OF RENTON PUBLIC WORKS DEPARTMENT. REFERENCE BENCHMARK AND ELEVATIONS ARE NOTED ON THE PLANS. 6. ALL WATERMAIN PIPE IS TO BE CEMENT LINED DUCTILE IRON PIPE CONFORMING TO AWWA C110 AND C111 OR LATEST REVISION, THICKNESS CLASS 52. CEMENT MORTAR LINING AND SEAL COATING SHALL CONFORM TO AWWA C104 OR. - LATIEST REVISION. PIPE JOINTS TO BE PUSH-ON OR MECHANICAL JOINT. BEDDING TO BE CLASS C. ALL DUCTILE IRON PIPE AND FITTINGS SHALL BE POLYETHYLENE WRAPPED PER ANSI/AWWA C105/A21.5-93 STANDARDS. 7. CAST IRON AND DUCTILE IRON FITTINGS SHALL BE CEMENT LINED, PRESSURE RATED AS NOTIED ON PLANS, AND IN ACCORDANCE WITH ANSI/AWWA C110/A21.10-87. CEMENT LINING SHALL BE IN ACCORDANCE WITH ANSI/AWWA C104/421/4-90. IF FITTINGS ARE 3 TO 12 INCHES IN DIAMETER AND HAVE MECHANICAL JOINTS, THE FITTINGS SHALL IN ACCORDANCE WITH EITHER ANSI/AWWA C110-A21.10-87 OR ANSI/AWWA C153/A21.53-94. THREE (3) INCH TO 12 INCH DIAMETER FITTINGS, WHICH HAVE MECHANICAL JOINTS AND/OR FLANGED JOINTS, SHALL BE IN ACCORDANCE WITH ANSI/AWWA C110/A21.10.87 OR A COMBINATION OF ANSI/AWWA C110/A21.10.87 AND ANSI/AWWA C153/A21.53-94 SUCH THAT THE PORTION OF THE FITTING WITH A MECHANICAL JOINT(S) MAY BE WITH ANSI/AWWA C153/ A21.53-94 AND THAT PORTION OF THE FITTING WITH FLANGED JOINT(S) SHALL BE IN ACCORDANCE WITH AWWA C110/A21.10-87. ACCEPTANCE TESTING IN ACCORDANCE WITH SECTION 53.53 OF ANSI/AWWA SECTION 10-4.3 OF ANSI/AWWA C110/A21.10-87 SHALL BE OBTAINED BY THE CONTRACTOR AND TRANSMITTED TO THE OWNER. 8. GATE VALVES SHALL BE IRON BODY, BRONZED-MOUNTED, DOUBLE DISC WITH BRONZE WEDGING DEVICE AND 0-RING STUFFING BOX (AWWA C500) OR OF RESILIENT SEATED TYPE (AWWA C509). VALVES SHALL BE DESIGNED FOR A MINIMUM WATER OPERATING PRESSURE OF 200 PSI. GATIE VALVES SHALL BE CLOW LIST 14, MUELLER COMPANY NO. A2380 OR M & H. 9. FIRE HYDRANTS SHALL BE COREY TYPE (OPENING WITH THE PRESSURE) OR COMPRESSION TYPE (OPENING AGAINST PRESSURE) CONFORMING TO AWWA C-502-85 WITH A 6 INCH MECHANICAL JOINT INLET AND A MAIN VALVE OPENING (M.V.O.) OF 5-1/4 INCH, TWO 2-1/2 INCH HOSE NOZZLES WITH NATIONAL STANDARD THREADS 7-1/2 THREADS PER INCH AND ONE 4 INCH PUMPER NOZZLE WITH THE NEW SEATTLE PATTERN 6 THREADS PER INCH, 60 DEGREES V. THREADS: OUTSIDE DIAMETER OF MALE THREAD 4.875 AND ROOT DIAMETER 4.6263. HYDRANTS SHALL HAVE A 1-1/4 INCH PENTAGON OPERA TING NUT OPENED BY TURNING COUNTER CLOCKWISE (LEFT). 10. THE TWO 2-1/2 INCH HOSE NOZZLES SHALL BE FITTED WITH CAST IRON THREADED CAPS WITH OPERATING NUT OF THE SAME DESIGN AND PROPORTIONS AS THE HYDRANT STEM NUT. CAPS SHALL BE FITTED WITH SUITABLE NEOPRENE GASKETS FOR POSITIVE WATER TIGHTNESS UNDER TEST PRESSURES. 11. THE 4 INCH PUMPER NOZZLE SHALL BE FITTED WITH A STORZ ADAPTER, 4 INCH SEATTLE THREAD-X 5 INCH STORZ. STORZ ADAPTER SHALL BE FORGED AND /OR EXTRUDED 6061-T6 ALUMINUM ALLOY, HARDCOAT ANODIZED. THREADED END PORTION SHALL HAVE NO LUGS AND TWO SET SCREWS 180 DEGREES APART. STORZ FACE TO BE METAL, NO GASKET TO WIEATHER. STORZ CAP TO HAVE SYNTHETIC MOLDED RUBBER GASKET, AND SHALL BE ATTACHED TO HYDRANT ADAPTER WITH 1/8 INCH, COATED, STAINLESS STEEL, AIRCRAFT CABLE. 12. FIRE HYDRANTS SHALL BE PAINTED WITH TWO COATS OF PAINT. PRESERVATIVE PAINT NUMBER 43-655 SAFETY YELLOW OR APPROVED EQUAL. 13. PUMPER CONNECTION TO FACE ROADWAY ASSEMBLY. 14. FIRE HYDRANTS SHALL BE INSTALLED PER CITY OF RENTON STANDARD DETAIL FOR FIRE HYDRANTS, LATEST REV1SION. 15. ALL WATERMAINS 10 INCHES AND SMALLER TO MAINTAIN A MINIMUM COVER OF 36 INCHES BELOW FINISH GRADE. ALL WATERMAIN 12 INCHES AND LARGER SHALL BE AT A MINIMUM OF 48 INCHES BELOW FINISH GRADE. WHERE UTILITY CONFLICTS OCCUR, WATERMAINS ARE TO BE LOWERED TO CLEAR. 16. ALL WATERMAINS 6 INCHES AND LARGER IN DIAMETER SHALL BE CLEANED WITH PIPE CLEANING 'PIGS" PRIOR TO DISINFECTION. THE 'POLY PIGS" SHALL BE GIRARD INDUSTRIES AQUA SWAB-AS OR APPROVED EQUAL, 2 LB/CU. FT. DENSITY FOAM WITH 90A DUROMETIER URETHANE RUBBER COATING ON THE REAR OF 'PIG" ONLY. 17. 'PIGS" SHALL BE CYLINDER SHAPED WITH BULLET NOSE OR SQUARE END. THE CONTRACTOR WILL PERFORM THE CLEANING OPERATION. 18. ALL WATERMAINS AND SERVICES SHALL BE PRESSURE TESTED TO A MINIMUM OF 200 PSI OR 150 PSI OVER OPERATING PRESSURE, IN ACCORDANCE WITH THE SPECIFICATIONS OF THE CITY OF RENTON AND THE WASHINGTON STATE HEALTH DEPARTMENT. ALL PRESSURE TESTING SHALL BE DONE IN THE PRESENCE OF A REPRESENTATIVE OF THE CITY OF RENTON. THE QUANTITY OF WATER LOST FROM THE MAIN SHALL NOT EXCEED THE NUMBER OF GALLONS PER HOUR AS LISTED IN CITY OF RENTON STANDARD PLANS & SPECIFICATIONS 7-11.3(11). THE LOSS IN PRESSURE SHALL NOT EXCEED 5 PSI DURING THE 2 HOUR TEST PERIOD. 19. ALL WATERMAINS AND SERVICES SHALL BE DISINFECTED BY THE INJECTION OF A 50 PPM (MINIMUM CONCENTRATION) CHLORINE/WATER SOLUTION. DRY CALCIUM HYPOCHLORITE SHALL NOT BE PLACED IN THE PIPE AS LAID. CHLORINE SHALL BE METERED/INJECTED IN ACCORDANCE WITH SECTION 7-11.3(12)E OR 7-11.3(12)F OF THE STANDARD SPECIFICATIONS REFERENCED ABOVE. 20. A PRE-CONSTRUCTION CONFERENCE IS REQUIRED PRIOR TO ANY CONSTRUCTION. A MINIMUM OF FIVE (5) WORKING DAYS NOTICE IS REQUIRED FOR SCHEDULING. 21. TWENTY-FOUR (24) HOURS NOTICE WILL BE REQUIRED PRIOR TO STARTING NEW CONSTRUCTION. 22. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY PERMITS PRIOR TO STARTING CONSTRUCTION. 23. INSTALLATION OF CORPORATE STOPS, WATER SERVICES, LINES AND METIERS SHALL NOT BE DONE UNTIL ALL SERVICE AGREEMENTS, METER APPLICATIONS, CONSTRUCTION PERMITS, AND PAYMENT OF FEES HAVE BEEN MADE TO THE CITY OF RENTON. 24. ALL CONNECTION TO EXISTING MAINS IS TO BE ACCOMPLISHED BY THE CITY OF RENTON, EXCEPT WET TAPS, WHICH MAY BE MADE BY APPROVED WET TAP CONTRACTORS WITH PRIOR APPROVAL FROM THE PUBLIC WORKS DEPARTMENT. ALL NECESSARY EXCAVATION AND MATERIALS ARE TO BE SUPPLIED BY THE CONTRACTOR AND BE ON-SITE PRIOR TO CITY NOTIFICATIONS. 25. INSPECTION WILL BE ACCOMPLISHED BY A REPRESENTATIVE OF THE CITY OF RENTON. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY DEVELOPMENT SERVICES TWENTY FOUR (24) HOURS IN ADVANCE OF BACKFILLING ALL CONSTRUCTION. THE CONTRACTOR, AS WELL AS THE ENGINEERS, SHALL KEEP AS-BUil T DRAWINGS. 26. CONTRACTOR TO PROVIDE PLUGS AND TEMPORARY BLOW-OFF ASSEMBLIES FOR TESTING AND PURITY ACCEPTANCE PRIOR TO FINAL TIE-IN. 27. ALL JOINT RESTRAINT SYSTEMS (SHACKLE RODS, NUTS, BOLTS, ETC.) SHALL BE AS MANUFACTURED BY THE STAR MANUFACTURING COMPANY OF COLUMBUS OHIO, OR EQUAL, APPROVED IN WRITING BY THE PUBLIC WORKS DEPARTMENT. -------------~-=-~--------------.. .. -----···~·- 28. ASPHALT AND CONCRETE STREET PAVING SHALL BE SAWCUT TO A MINIMUM DEPTH OF TWO (2) INCHES. OIL MAT STREETS MAY BE SPADE CUT. ALL SURFACE CONCRETE, PAVEMENT, SIDEWALKS, CURB, GUTTERS, AND DRIVEWAY APPROACHES SHALL BE SAWCUT TO A MINIMUM DEPTH OF TWO (2) INCHES OR REMOVED TO AN EXISTING EXPANSION JOINT. 29. A TEMPORARY COLD MIX ASPHALT PATCH SHALL BE PLACED ON THE DAY OF INITIAL EXCAVATION WITH A PERMANENT, SEALED PATCH TO BE PLACED, TO CITY OF RENTON POLICY, WITHIN 10 DAYS. CALL FOR SUBGRADE INSPECTION PRIOR TO PLACEMENT OF FINAL PATCH. * 30. FOR CITY PROJECTS SUCH AS TELEMETRY CONDUIT, THE PVC PIPE USED SHALL BE ALL CHEMICAL PROCESS LINES SHALL BE SCHEDULE 80 PVC PIPE. SCHEDULE 40 IN UNIMPROVED AREAS AND SCHEDULE 80 PVC PIPE UNDER IMPROVED AREAS. CONSTRUCTION SEQUENCE 1. PRE-CONSTRUCTION MEETING. 2. POST SIGN WITH NAME AND PHONE NUMBER OF ESC SUPERVISOR (MAY BE CONSOLIDATED WITH THE REQUIRED NOTICE OF CONSTRUCTION SIGN). 3. FLAG OR FENCE CLEARING LIMITS. 4. INSTALL CATCH BASIN PROTECTION IF RECNUIRED. 5. GRADE AND INSTALL CONSTRUCTION ENTRANCE(S). 6. INSTALL PERIMETER PROTECTION (SILT FENCE, BRUSH BARRIER, ETC.). 7. CONSTRUCT SEDIMENT PONDS AND TRAPS AS REQUIRED: 8. GRADE AND STABILIZE CONSTRUCTION ROADS. 9. CONSTRUCT SURFACE WATER CONTROLS (INTERCEPTOR DIKES, PIPE SLOPE DRAINS, ETC.) SIMULTANEOUSLY WITH CLEARING AND GRADING FOR PROJECT DEVELOPMENT. 10. MAINTAIN EROSION CONTROL MEASURES IN ACCORDANCE WITH APPENDIX O OF THE SURFACE WATER DESIGN MANUAL AND MANUFACTURER'S RECOMMENDATIONS. 11. RELOCATE EROSION CONTROL MEASURES OR INSTALL NEW MEASURES SO THAT AS SITE CONDITIONS CHANGE THE EROSION AND SEDIMENT CONTROL IS ALWAYS IN ACCORDANCE WITH THE CITY'S EROSION AND SEDIMENT CONTROL STANDARDS. 12. COVER ALL AREAS THAT WILL BE UNWORKED FOR MORE THAN SEVEN DAYS DURING THE DRY SEASON OR TWO DAYS DURING THE WET SEASON WITH STRAW, WOOD FIBER MULCH, COMPOST, PLASTIC SHEETING OR EQUIVALENT. 13. STABILIZE ALL AREAS THAT REACH FINAL GRADE WITHIN SEVEN DAYS. 14. SEED OR SOD ANY AREAS TO REMAIN UNWORKED FOR MORE THAN 30 DAYS. 15. UPON COMPLETION OF THE PROJECT, ALL DISTURBED AREAS MUST BE STABILIZED AND BMP5 REMOVED IF APPROPRIATE. EROSION CONTROL NOTES 1. THESE NOTES SHALL APPEAR FOR ALL PROJECTS -SITE IMPROVEMENTS, SURFACE WATER UTILITY, WASTEWATER UTILITY, WATER UTILITY, AND TRANSPORTATION PLANS: 2. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD WITH THE CITY OF RENTON, PUBLIC WORKS DESIGN ENGINEER. 3. THE BOUNDARIES OF THE CLEARING LIMITS AND AREAS OF VEGETATION PRESERVATION AS PRESCRIBED ON THE PLAN(S) SHALL BE CLEARLY FLAGGED BY SURVEY TAPE AR FENCING IN THE FIELD PRIOR TO CONSTRUCTION IN ACCORDANCE WITH APPENDIX D OF THE SURFACE WATER DESIGN MANUAL AND OBSERVED DURING CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BE MAINTAINED BY THE APPLICANT /BC SUPERVISOR FOR THE DURATION OF CONSTRUCTION. 4. STABILIZED CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES, SUCH AS CONSTRUCTED WHEEL WASH SYSTEMS OR WASH PADS, MAY BE REQUIRED TO ENSURE THAT ALL PAVED AREAS ARE KEPT CLEAN AND TRACK OUT TO ROAD RIGHT OF WAY DOES NOT OCCUR FOR THE DURATION OF THE PROJECT. 5. ALL REQUIRED SEDIMENTATION/EROSION CONTROL FACILITIES MUST BE CONSTRUCTED AND IN OPERATION PRIOR TO LAND CLEARING AND/OR CONSTRUCTION TO PREVENT TRANSPORTATION OF SEDIMENT TO SURFACE WATER, DRAINAGE SYSTEMS AND ADJACENT PROPERTIES. ALL EROSION AND SEDIMENT FACILITIES SHALL BE MAINTAINED IN A SATISFACTORY CON~ITION UNTIL SUCH TIME THAT CLEARING AND/OR CONSTRUCTION IS COMPLETE AND POTENTIAL FOR ON-SITE EROSION HAS PASSED. THE IMPLEMENTATION, MAINTENANCE, REPLACEMENT AND ADDITIONS TO EROSION/SEDIMENTATION CONTROL SYSTEMS SHALL BE THE RESPONSIBILITY OF THE PERMITEE. 6. THE EROSION AND SEDIMENTATION CONTROL SYSTEMS DEPICTED ON THIS DRAWING ARE INTENDED TO BE MINIMUM REQUIREMENTS TO MEET ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITEE SHALL ANTICIPATE THAT MORE EROSION AND SEDIMENTATION CONTROL FACILITIES WILL BE NECESSARY TO ENSURE COMPLETE SILTATION CONTROL ON THE PROPOSED SITE. DURING THE COURSE OF CONSTRUCTION, IT SHALL BE THE OBLIGATION AND RESPONSIBILITY OF THE PERMITEE TO ADDRESS ANY NEW CONDITIONS THAT MAY BE CREATED BY THE ACTIVITIES AND TO PROVIDE ADDITIONAL FACILITIES,. OVER AND ABOVE MINIMUM REQUIREMENTS1 AS MAY BE NEEDED, TO PROTECT ADJACENT PROPERTIES AND WATER QUALITY OF THE RECEIVING DRAINAGE SYSTEM. 7. APPROVAL OF THIS PLAN IS FOR EROSION/SEDIMENTATION CONTROL ONLY. IT DOES NOT CONSTITUTE AN APPROVAL OF STORM DRAINAGE DESIGN, SIZE NOR LOCATION OF PIPES, RESTRICTORS, CHANNELS, OR RETENTION FACILITIES. 8. ANY AREAS OF EXPOSED SOILS, INCLUDING ROADWAY EMBANKMENTS, THAT WILL NOT BE DISTURBED FOR TWO DAYS DURING THE WET SEASON (OCTOBE~ m TROUGH MARCH Jorn) OR SEVEN DAYS DURING THE DRY SEASON (APRIL 1 N TOUGH SEPTEMBER 30) SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED ESC COVER METHODS (E.G., SEEDING, MULCHING, PLASTIC COVERING, ETC.). 9. WET SEASON SEASONAL EROSION AND SEDIMENT CONTROL REQUIREMENTS APPLY TO ALL CONSTRUCTION SITES CLEARING BETWEEN OCTOBER 1 AND MARCH 30 INCLUSIVE, UNLESS OTHERWISE APPROVED BY THE CITY THROUGH AN ADJUSTMENT PROCESS. 10. COVER MEASURES WILL BE APPLIED IN CONFORMANCE WITH APPENDIX D OF THE SURFACE WATER· DESIGN MANUAL. l --,-« '---' , ~, , . .--. ... ·--.,_.L" . -_-., • .._.,_=-=., ' ·-,,•. • - 11. ANY AREA NEEDING ESC MEASURES, NOT REQUIRING IMMEDIATE ATTENTION, SHALL BE ADDRESSED WITHIN SEVEN (7) DAYS. 12. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN 24 HOURS FOLLOWING A STORM EVENT. ' 13. AT NO TIME SHALL MORE THAN ONE (1) FOOT,OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE DOWNSTREAM SYSTEM. 14. DURING THE TIME PERIOD OF OCTOBER LN THROUGH MARCH JOTH ALL PROJECT DISTRIBUTED SOIL AREAS GREATER, THAT ARE TO BE LEFT UN-WORKED FOR MORE THAN 12 HOURS, SHALL BE COVERED BY MULCH, SODDING OR PLASTIC COVERING. 15. ANY PERMANENT RETENTION/DETENTION FACILITY USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THE NECESSARY EROSION CONTROL MEASURES AND SHALL PROVIDE ADEQUATE STORAGE CAPACITY. IF THE PERMANENT FACILITY IS TO FUNCTION ULTIMATELY AS AN INFILTRATION SYSTEM, THE TEMPORARY FACILITY MUST BE ROUGH GRADED SO THAT THE BOTTOM AND SIDES ARE AT LEAST THREE FEET ABOVE THE FINAL GRADE OF THE PERMANENT FACILITY. 16. PRIOR TO THE BEGINNING OF THE WET SEASON (OCT. 1 ), ALL DISTURBED AREAS SHALL BE REVIEWED TO IDENTIFY WHICH ONES CAN BE SEEDED IN PREPARATION FOR THE WINTER RAINS. DISTURBED AREAS SHALL BE SEEDED WITHIN ONE WEEK OF THE BEGINNING OF THE WET SEASON. A SKETCH MAP OF THOSE AREAS TO BE SEEDED AND THOSE AREAS TO REMAIN UNCOVERED SHALL BE SUBMITTED TO THE CITY OF RENTON FOR REVIEW. -~--~------------ C. 1.1 JUN O 9 2016 -.... -----------j ....... LO (.) 0 00 w ........ .....J 0) I-N ........ .....J ~ ::> 00 I-0) en -~ -I-z z Cf) 0 z 0 I--w z CD _J ~ w z ~ c::: -~ Cf) w ::> w 0 ~ 0 Cf) (.) :c -w :c W> z I-~ <( c::: 0 I-0 0 () Cf) I-$ z c::: I---z L1.. :c $ ....... w $ 0 C) 0:::: _J "q"' LO N ........ N DRAWING ISSUE LAND USE SUBMITTAL 6ll/16 DRAWING TITlE COVER AND NOTES SCALE: AS NOTED PLOT DATE: 6/3/16 PRINCIPAL: ME PROJ. MGR.: ME DRAFTER: TG SHEET NO. C1 .1 NOT FOR CONSTRUCTION '-'. -· . ~--------------··-· :Jj --- ---. ,--,.. ' / :JO ,-------- '.) p .. T /\ . r·\ V / -, , /I ') -, 10 0 -I SCALE: 1" = 10' DATUM NAVO 88 10 '' ,· ,--,r---' i ,\ ,· ' ' :. _! ' ' · ___ ·----. . -, ; ' \' f-·, ',_) L. _, I /" r-:-- I -• I , ----------·< ' - _)' ./ '291.LF 12" DI WATER . ',_/ . • i - i I i ' ·- . r, :-,) ' ' I I I I ;::'.\(): " ;,--. I ~~~--~--~--~--~--~--~--~--~--~--~--~--~--~--~--~--~--~--~ JI RECONNECT EX 3/4"~ WATER SERVICE . -L .,._. ,, .,. ' _"; ,.:: '._) ' - -' ,' '/ _, ------------------------~---------- CONNECT TO EX FIRE HYDRANT -30 LF 6' DI WATER-'. . •----.u . ;:. . ' T FIRE HYDRANT CONNECTION I/If ii '' : I I- (IJ () a: M -- (IJ -----_ / I , _ .. r, , (1) 12"x6" TEE -I' --~----------I ' ' '-. I -" -() " ::CONNECT TO EX 12" \, WATER MAIN W/ \(1) 12"x12" TEE (1) 1.2" GATE VALVE , THRUST BLOCK '. ---·/ -·,--., ---------,----------' 1 6 GATE VALVE '' \ ' .~ ---), ----·---------:.. ·' r· • , ' · .... '' -.. -------------------THRUST BLOCK l ) , ,, , • F _ I -------------------- ) ) ' '-~ --_ _ _ ; f • I I ',.'). > -----------i r , ' ) ' i 1 , --I ~1 / , f-) f I I ~ '-• J ---:: /' ~: . i -I -'J ;' J --\ ' -• • I !, ;, ( '. -, i /.. L~_; ' . ,! ,I ' -- (! '' ,- '' ' . !\,'i NOTES I I I I I I I I ' 'i ii ' 'I '' !! 1. SEE SHEET C1.0 AND C1.1 FOR GENERAL NOTES. 2. VERIFY INVERTS OF ALL EX. SYSTEMS AT PROPOSED Poe's TO NEW LINES PRIOR TO ORDERING OF MATERIAL AND NOTIFY ENGINEER OF ANY DISCREPANCIES AT LEAST 4 WORKING DAYS PRIOR TO STARTING PIPE LAYING OPERATIONS. 3. COORDINATE ALL UTILITY INTERRUPTIONS WITH AFFECTED FACILITY OWNERS. PROVIDE MINIMUM 2 WEEKS ADVANCE NOTICE OF ALL INTERRUPTIONS. 4. THE CONTRACTOR SHALL TAKE THE NECESSARY PRECAUTIONS DURING TRENCH EXCAVATION TO PROTECT EXISTING UTILITIES FROM DAMAGE AND SETTLEMENT. 5. RESTORATION FOR ALL UTILITY CUTS IN EXISTING PVMT SHALL BE PER CITY OF RENTON TRENCH RESTORATION AND OVERLAY REQUIREMENTS. CONTRACTOR SHALL COORDINATE WITH CITY OF RENTON AS REQUIRED AND SHALL PAY ALL COSTS FOR RESTORATION. t- LO u 0 00 _I 0) _I ~ Cf) -z z 0 0 I- ~ z UJ ~ 0:: UJ 0 ~ u :::c z I- 0:: 0 0 1--~ z -w :::c s 0::: LO ....... N DRAWING ISSUE LAND USE SUBMITTAL DRAWING TITLE UJ ....... I-N => 00 I-0) -t5 ~ z UJ (!) _J ~§ o en :::c -UJ UJ > ~ <( 0 I-() en z 0:: s 0 _J - 617116 ROW UTILITY PLAN SCALE: AS NOTED PLOT DATE: 613116 PRINCIPAL: ME PROJ. MGR.: ME DRAFTER: TG ------- SHEET NO. C2.1 NOTFOR CONSTRUCTION Ju ,, ii C. • 'j ,_ ,., .. ',,,,,,._ ------- ·9 ·-7 I I I I ' I ' ! !-- ! , / ! I ------~-~ (: It i(J ! I ' j I ! i ;l <. \ \ ( t:~f·,;1~t:-~-~~:~: -- ! I I ' _'O ' / ' I j ' ! ., '·, i I _I j ';'.1··· ' ' I I I . / I , i ,/ ' ' ( I ;"): '·-! ' I '.J_ ! I· i I j ! ,;---· '' ·-) I / I I _,_\;_ -,.,_ RESTORE EX. CURB AND GUTTER PER COR STD PLAN FOOS (1YP) ' . ( .;:· • 0 SIDEWALK PER Ci)R _ _,,,._, ., · STD PLAN FOO~.),\ ·-'-"• ·-. --.• j , . ! ' ' ' ,, I i I HC>: .. / I 33.30 33.30 33.30 ,, ' ' - -s'_ -- 1· if) ·, ' ' '.:/ ! -- ' ' ' .j j STREET TREE, REF. .-. ,- ' -·- PROP. BUILDING FF y3.35 ·1., -/ (·, ·-_?_,_._3_·2.20~ /. LA 33.30 LINE 20' WIDE DRIVEWA,Y PER COR STD PLAN F004.2 ., .. ·1· .. '. . . . . 1 ·.•. u). •· / ii ••... L • l ..... ·.-.:,.:. .·,. OF BUILDING " OVERHANG ABOVE (Tl'.P) " " ~I' --· --3,-.,-0:J--,, - ---y '. 32j . ' I I '· -: . ---·· . ', + ,, .. 'jj ' ' 1,f, . ·' 33.10 i"; >" 32.20 10 0 10 SCALE: 1" = 10' DATUM NAVO' 88 LEQEND . CEM CONC WALK ' ('- .• PERMEABLE WALKWAY Ll.s]· .. · .. · .. ···i:•ii•••····· CEM CONC PAVEMENT ~ RUBBER TILE SURFACING PER LA ...-,-xx.xx PROPOSED F.G. ELEVATION NOTES 1. SEE SHEET C1.0 AND C1.1 FOR GENERAL NOTES. 2. ALL EARTHWORK AND SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH THE REQUIREMENTS AND RECOMMENDATIONS OF GEOTECHNICAL REPORT PREPARED FOR THIS PROJECT. 3. 4. 5 . 6. 7. SEE ARCH/LA PLANS FOR ADDITIONAL SURFACING INFO AND SPECIAL FINISHES/SCORING. FINISH GRADE INDICATED IS FINAL SURFACE ELEVATION FOLLOWING PLACEMENT OF ALL SURFACING MATERIALS. GRADE ALL AREAS TO PROVIDE DRAINAGE AWAY FROM THE BUILDINGS. FINE GRADE AREAS TO DIRECT DRAINAGE TO DRAINAGE STRUCTURES. COORDINATE GRADING AROUND BUILDING WITH ARCHITECTURAL DWGS. NOTIFY ENGINEER OF ANY DISCREPANCIES . RESTORATION FOR ALL UTIL11Y CUTS IN EXISTING PVMT SHALL BE PER CrrY OF RENTON TRENCH RESTORATION AND OVERLAY REQUIREMENTS. CONTRACTOR SHALL COORDINATE WITH Cl1Y OF RENTON AS REQUIRED AND SHALL PAY ALL COSTS FOR RESTORATION. 6P1tr>INtl- A1+1 t> PA11111t1~ Pt..Al'I JUN O \l 2016 ,,) -----, --------1 I"- LO (.) 0 co w ....... _J 0) I-N ....... _J ~ ::::> co I-0) en --I-~ z z en 0 z 0 I--w z (!) _. ~ w z ~ c::: -~ en w ::::> w 0 ~ 0 en (.) I -w I W> z ~ ~ <( 0 I-0 0 o en ~ s: z c::: z I-u. -s UJ I I"- $ 0 0 ~ _. .._... LO N ....... N DRAWING ISSUE LAND USE SUBMITTAL 6/7116 DRAWING TITLE GRADING AND PAVING PLAN SCALE: AS NOTED PLOT DATE: 613116 PRINCIPAL: ME PROJ.MGR.: ME DRAFTER: TG SHEET NO. C4.0 NOT FOR CONSTRUCTION ------------------r 1--- I I I I I I I I I I ' t, ' " . 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I -w I w >:, z I-~~ c::: 0 0 () ~ I-$ z~ z I--II ' I $ r-w $ Oo 0::: _J ~ LO '1 ...- N DRAW ING ISSUE LAND USE SUBMITIAL ··-·-··· ~- DRAWING TITlE COLORED LANDSCAPE PLAN SCALE: PLOT DATE: PRINC IPAL: As indicaled June 7, 2016 RJF PROJ . MGR.: DRAFTER: t SHEET NO. L 1.02 NOT FOR 1 CONSTRUCTl(l)N ' 1 2 3 4 5 Wall mount LED cylinder downlight 3" Cylinder LED down light Dual Head LED pedestrian scale post I ight. 12"x3" LED forward throw sconce 12"x5" shallow lensed cylinder down light ' RUSHING Engineering-Essentials-Delivery 1725 WESTLAKE AVE N SUITE 300 SEATILE, WA 98109 P: (206) 285-7100 F: (206) 285-7111 r,... LO 0 CX) O') ~~ 0 -E c: E-@ 0 Q) u 0:: 5 Q) "E~ Q) ..c: 0:: t'. Q) 0 ..c: ~ I-:!:: ..c: s LO T""" N Q) -:J -·--en C: T""" N -T""" C) Q) CX) C: > O') ·oo :: <{ 5 en> I "'"""" > (I) r,... (I) E~E o NCO ,(.) (I) c: en - 05/12/16.~~~~~~~· DRAWING ISSUES PROJECT NO.: DRAWN BY: ENGINEERED BY: Lighting Glow Plan RECFI\IE D J; 1'·1 1 G1 'OJ'' , ._, I , ·, t, , , I iJ Ci, V "'· ,' ~t ·:~!"l.1--" ; 1 -!-!··'-----,·,,1u ------- - --------~------------------------------------------------------------------- EXTERIOR MATERIALS LEGEND CEMENTITIOUS PANELS -GREEN CEMENTITIOUS PANELS -WHITE CEMENTITIOUS PANELS -CHARCOAL D [ _ ~sa ~~g~J~~~~H~~SIDING WITH 12" E w·• -_, _ _JE§l 6" CEDAR SIDING STRIPS F CONCRETE j PITCHED ROOF --t' __ _ ABOVE BAY ' -----I -~ I ---- ! PROPERTY LINE ~ ' METAL CANOPY BIKE-RACKS UNDER CANOPY I . ·'--·· F/ARAPET CAP --·-·-------------------- ' PITCHED ROOF I ___ , ABOVE BA)'.. ---__ --------------------------------------~---~---------+~ ELEVATOR PENTHOUSE .- BEYOND ~ ' .. (~---:---- i --_,_: I STAIRSTO ROOF BEYOND ----_L --1 ---. . ---' -~ . , O' 4' 8' 16' 24' ------, PROPERTY LINE TO I/ THIS SIDE VARIES , --'l~~'TOP PLATE L)., I 98'-4" ,J ~ I I b ' --'l,~S=IXTHFLOOR_.-, 89'-4" IJ I b ' I --'1.---'F_,IFTH FLOOR L) 79 1 -411 ~ b I ' I I --FOlJRI TH FLOOR ~ 69' -4" b I ~I I b ' I ___ T!:!IR_p FLOOR ~ 59' -4" '--- 1 b ' 0 ' I SEC9ND FLOOR _.-, 49' -4" '\_J I I I • ~ ' "' ,_ (_) _J _J en z 0 ~ ~ 0 (_) z 0 I-z w 0:: I ""~-"I ,., , , r .',~ ~-: / -__ _'__ -_--_ -I 1 --.-r_\;--c \ i/ \ _,-: i ---I ' '------~ -----\ r-~ -~-.J L~~-__J r-- l.() 0 co O') ~ -z 0 I-z w 0::: w > <( I I- 0::: 0 s I- I s l.() ...-- N w ...- I-~ ::, co I-O') ~~ Zw (9 _J ~~ cnw 6 Cf) :cw w> ~ <( 0 l-o Cf) z 0::: s~ oo _J "'2'" N DRAWING ISSUE LAND USE SUBMITTAL 61711 - NO-! ----REii'--~-~DA~TE=-t,I I I I I I ::= ____ =, ==---+--------- __fl~ST EL,QQ_R •_" _,._ ___ -{•r--+!-----+-- 33' -4 11 \.... r-I i -------- L_j_ KEYPLAN RE Cf IVE ------------------~---- JUN 0 !, 201 ti ---~- DRAWING TITLE BUILDING ELEVATIONS SCALE As indicated PLOT DATE: JUN 07, 2016 PRINC IPAL: PD PROJ. MGR: PD DRAFTER: sz SHEET NO A30.2 NOTFOR CITY ere (],JTO CONSTRUCTION --------------------------------~~~~'L::::===========::::::+J PL/\~lfd,,iC 1)i '/iS1 0 N I _ -------------------------------~---------------------------- I •H I 1 ----------------------------------- ' VIEW FROM WHITWORTH AVE-NORTH NOTTO SCALE VIEW FROM WHITWORTH AVE-SOUTH NOTTO SCALE KEYPLAN c.~t / l_cl (_) . >--: ~) IY W -Ct:::.:;, LLi I-. Ct:: z 1--W -- (n I\j C :Ji 6 o__ •. < L1,.I ::L _J J; 'L=·:~i i / -_\.\ ":\_------}' ....... LC) (.) ~ _J 0) _J ~ en -zZ 0~ ~ a:i ~ er w 0~ (.) I z t-o ~ I-~ z :E Ws 0::: LC) ..-- N DRA'MNG ISSUE LAND USE SUBMITIAL NO REV DA e----t-----------_______ ,,,,_ . ---~----+----+---ll iE ORAl/lt~G TITLE MASSING MODEL SCALE: PLOT OATE: PRINCIPAL: PROJ. MGR.: DRAFTER: SHE ET NO. 1" = 80'-D i' JUN 07, 201~ Pli) p~ sz 0:: (I) ow i" AX-1 ["] NOT FOR RECEIVE t )CONSTRUCTION J'.J~ 0 9 ?OiS c~ -~" ... I;·: tt,::;JfON I~·~--______ [ SECTIO_N __ _ I : lei: OF RENTON TITLE IV ~=~U-IE_RE_~-:-T-~-DE-~-INE_IT~-ON-~-PR_PL-:-~-BL-~-T~--P_RT_OJ-IE~_T_N_s ______ l_P_RO_VI_D-ED-----~1! C----C-HA-P-TE_R __ ~SECTION I CITY OF RENTON TITLE IV DEVELOPMENT REGULATIONS ---~I _REQUIREMENT/DEFINITION APPLICABLE TO PROJECT _____ _ TOPIC 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) DENSITY (DU/ACRE) MIN. NET RESIDENTIAL DENSITY 25 DU/ACRE -------------------148 DU/0.32 ACRE= 150/ACRE DENSITY (DU/ACRE) MAX. NET RESIDENTIAL DENSITY 100 DU/ACRE (INCREASED TO 150 WITH ADMINISTRATIVE CONDITIONAL USE ----------------------+-- SETBACK MIN. FRONT YARD NONE ----e---------+------------------+--------------------------------jZ'-3" SETBACK SETBACK SETBACK LANDSCAPING , HEIGHT PARKING AND LOADING ------+--~- ' ' 4-4-075 LIGHTING, EXTERIORON-SITE: ' E. STANDARDS . I C ------ E1 -~ ' 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS: E. LOCATION OF REQUIRED PARKING: F. PARKING LOT DESIGN STANDARDS; I. DRIVEWAY DESl(,N STANDARDS I I ! '4-4-090 REFUSE AND RECYCLABLES STANDARDS: A. APPLICABILITY· C.GENERAL REQUIREMEt,!T;;i APPLICABLE TO ALL USES· D. MULTI-FAMH.Y DEVELOPMENTS - ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS ------ ~- ~ 4-3-100 URBAN DESIGN REGULATIONS: E. REQUIREMENTS F10d F11a ,A C1 ~-. C4 I I C6 I 01 02 04 06 E1 E1 ' - MAX. FRONT YARD NONE FOR BUILDINGS OVER 25FT IN HEIGHT --------+------- MIN. SIDE/REAR YARD MAX. SIDE/REAR YARD GENERAL ------ MAX. BUILDING HEIGHT REQUIRED LOCATION FOR PARKING NONE ---------------------' 10'-3" SIDE/ 6'-7" REAR NONE --------------------f,------ MAINTENANCE OF ANY EXISTING LANDSCAPING AND ANY STREET TREE REQUIREMENTS 95 FT. TO BE PROVIDED IN THE REAR PORTION OF YARD, WITH ACCESS TAKEN FORM AN ALLEY WHEN POSSIBLE. NOT LOCATED IN THE FRONT YARD, NOR IN A SIDE YARD FACING THE STREET NOR REAR YARD FACING THE STREET 76 FT. APPROX. (SEE SHEET A30.1) PROVIDED WITHIN BUILDING FIRST FLOOR (SEE SHEET A21.1) ------------+----------s--- BUILDING LIGHTS . FOR NO. OF PARKING SPACES REQUIRED: ' PARKING SPACES REQUIRED BASED ON LAND USE FOR NO. OF BICYCLE PARKING SPACES REQUIRED: BICYCLE PARKING SPACES REQUIRED --- DIMENSIONS c---· OBSTRUCTION PROHIBITED I SIGNAGE REQUIRED MIN. SIZE ------ , MIN. NO. OF DEPOSIT AREAS LOCATION WITHIN STRUCTURE POSSIBLE SITE PLAN LOCATION ---- SITE DESIGN AND BUILDING LOCATION: BUILDING LOCATION AND ORIENTATION SITE DESIGN AND BUILDING LOCATION: BUILDING ENTRIES ALL BUILDING LIGHTS SHALL BE DIRECTED ONTO THE BUILDING ITSELF OR THE GROUND IMMEDIATELY ABUTTING TO IT. THE LIGHT EMISSIONS SHALL NOT BE VISIBLE ABOVE THE R OOFLINE OF THE BUILDING. 1 FOR EVERY 4 DV\/EL LING UNITS FOR LOW INCOME. A MAX. OF 1.75/DU IS ALLOWED. I WILL BE CONFIRMED 48 UNITS/ 4 = 12 PARKING PROVIDED. (SEE SHEET A21.1) VERY DU ' ONE-HALF (0.5) FORE 0.5 • 48 UNITS = 24 TO BE PROVIDED ' PROPOSED N0.10 ON SITE AND 2 NO. ON RIGHT OF WAY. (SEE SHEET A21.1) ------------+----------- PROVIDE ON-SITE RE FUSE AND RECYCLABLES DEPOSIT AREAS AND COLLECTION POINTS SUFFICIENT WITH AN D DEPTH TO ENCLOSE CONTAINERS AND ALLOW EASY ACCESS ·----- LOCATION OF COLLE CTION POINTS SHOULD BE LOCATED SO THAT HAULING TRUCT PEDESTRIANS OR VEHICLE TRAFFIC TRUCKS DO NOT OBS PROVIDE SIGNS NOT EXCEEDING TWO (2) SQUARE FEET TO IDENTIFY BLES DEPOSIT AREAS REFUSE OR RECYCLA 1 TRASH/RECYCLING ROOM PROVIDED WILL BE PROVIDED ---------1 ----------- 1 PROVIDE A MIN. OF 0 NE AND ONE-HALF (1-1/2) SQUARE FEET PER DWELLING AREA REDUCED DUE TO TRASH RESIDENCES FOR RECYCLABLES DEPOSIT AREAS, A MIN. COMPACTOR USE. (SEE SHEET UNIT IN MULTI-FAMILY OF THREE (3) SQUAR i AREAS. A TOTAL MIN. I RECYCLABLES. DEPO E FEET PER DWELLING UNIT FOR REFUSE DEPOSIT A21.1) AREA OF EIGHTY (80) SQUARE FEET FOR REFUSE AND SIT AREAS SHALL BE PROVIDED i ' MIN. ONE REFUSE AN D RECL YCLABLES AREA PER PROJECT AND ONE (1) FOR , 1 TRASH/RECYCLING ROOM EVERY THIRTY (30) D WELLING UNITS PROVIDED REFUSE AND RECYC LABLES DEPOSIT AREAS LOCATED I/\/ITHIN THE RESIDENTIAL BUILDIN GS, AS LONG AS THEY ARE COMPLIANT WITH THE UNIFORM FIRE CODE, AND THAT COLLECTION POINTS ARE EASILY AND SAFELY NG TRUCKS ACCESIBLE TO HAUL! IF REFUSE AND RECY CLABLES AREAS ARE LOCATED I/\/ITHIN A BUILDING, THE ES USE AS V\/ELLAS PARKING SPACE FOR CONTAINER- UST BE CLEARLY SHOWN ON PLANS SUBMITTED TO THE AN EXTERIOR SPACE MUST BE PROVIDED TO CONTAINERS ON PICK-UP DAYS (ORD. 4971, 6-10-2002) SPACE. THE FACILITI TOWING VEHICLES M CITY. ADDITIONALLY, ACCOMMODATE THE - 1. AVAILABILITY OF NATURAL LIGHT AND DIRECT SUN EXPOSURE TO NEARBY BUILDINGS AND OPEN SPACE; 2. ORIENTED TO THE STREET V\HH CLEAR CONNECTIONS TO SIDEWALK; 3. FRONT ENTRY SHALL BE ORIENTED TO THE STREET OR A LANDSCAPED PEDESTRIAN-ONLY COURTYARD; 1. PRIMARY ENTRANCE SHALL BE: a. LOCATED TO FACADE FACING A STREET, PROMINENT, VISIBLE FROM STREET CONNECTED BY A WALKWAY TO THE PUBLIC SIDEWALK, AND INCLUDE HUMAN-SCALE ELEMENTS, AND b. INCORPORATE ARCHITECTURAL FEATURES. SUCH AS A FACADE OVERHANG, TRELLIS, LARGE ENTRY DOORS, AND/OR ORNAMENTAL LIGHTING; 2. BUILDING ENTRIES FROM A STREET SHALL BE CLEARLY MARKED I/\/ITH CANOPIES, ARCHITECTURAL ELEMENTS, ORNAMENTAL LIGHTING, OR LANDSCAPING AND INCLUDE WEATHER PROTECTION AT LEAST FOUR AND ONE-HALF FEET (4-1/2") I/\/IDE. BUILDINGS TALLER THAN THIRTY FEET (30'} IN HEIGHT SHALL ENSURE THAT WEATHER PROTECTION IS PROPORTIONAL TO THE DIST ANGE ABOVE GROUND LEVEL; 4. ENTRIES, LOBBIES, AND DISPLAY WINDOWS SHALL BE ORIENTED TO A STREET OR PEDESTRIAN-ORIENTED SPACE LOCATED \l\ilTHIN THE BUILDING FIRST FLOOR. (SEE SHEET A21.1) EXTERIOR SPACE OUTSIDE THE TRASH ROOM. DUMPSTERS TO HAVE WHEELS: NO TOI/I/ING VEHICLES NEEDED T- BUILDING ORIENTED EAST- WEST: FRONT ENTRY ORIENTED . TO THE STREET WHITWORTH i AVES AND CONNECTED TO THE ' STREETWALK. PLAYGROUND ON SOUTH SIDE FRONT ENTRY IS LOCATED ON i THE FACADE FACING THE STREET AND IT IS FURNISHED I/\/ITH A CANOPY ELEMENT APPROX. 12'-10" ABOVE GRADE; AMPLE STROREFRONT WINDOWS ARE PROVIDED AT FIRST LEVEL FACING THE STREET. (SEE SHEET A30.2) 4-3-100 URBAN DESIGN REGULATIONS: E. REQUIREMENTS E1 E2 SITE DESIGN AND BUILDING LOCATION: TRANSITION TO SURROUNDING DEVELOPMENT PARKING AND VEHICULAR ACCESS: SURFACE PARKING E2 PARKING AND VEHICULAR ACCESS: VEHICULAR ACCESS · E3 PEDESTRIAN ENVIRONMENT: PEDESTRIAN CIRCULATION ! e------,r------ E4 E5 I ' I E5 ' RECREATION AREAS AND COMMON OPEN SPACE ' BUILDING ARCHITECTURAL DESIGN: BUILDING CHARACTER AND MASSING BUILDING ARCHITECTURAL DESIGN: GROUND LEVEL DETAILS ---------- ONE OF THE FOLLOWING ELEMENTS SHALL BE USED: SEE SOUTH ELEVATION STRONG ARTICULATION 1. BUILDING PROPORTIONS INCLUDING STEP-BACKS ON UPPER LEVELS IN AND SETBACK REDUCED BULK ACCORDANCE WTH THE SURROUNDING PLANNED AND EXISTING LAND USE FORMS;OR · 2. BUILDING ARTICULATION TO DIVIDE A LARGER ARCHITECTURAL ELEMENT INTO SMALLER INCREMENTS; OR 3. ROOF LINES, PITCHES, AND SHAPES DESIGNED TO REDUCE APPARENT BULK I AND TRANSITION WITH EXISTING DEVELOPMENT ______ _ ------------------_____ I 1. PARKING TO BE LOCATED SO THAT THEY ARE NOT BETWEEN: PARKING ISAT BUILDING REAR. (SEEA21.1) a. BUILDING AND THE FRONT PROPERTY LINE; 2. LOCATED SO THAT THEY ARE SCREENED FROM SURROUNDING STREETS BY BUILDINGS.LANDSCAPING ETC. 'REQUIRED: 1. ACCESS TO PARKING LOTS AND GARAGES SHALL BE FROM ALLEYS, WHEN AVAILABLE. IF NOT AVAILABLE, ACCESS SHALL OCCUR AT SIDE STREETS; 2. THE NUMBER OF DRIVEWAYS AND CURB CUTS SHALL BE MINIMIZED, SO THAT PEDESTRIAN CIRCULATION ALONG THE SIDEWALK IS MINIMALLY IMPEDED REQUIRED: 1. A PEDESTRIAN CIRCULATION SYSTEM OF PATHWAYS THAT ARE CLEARLY DELINEATED AND CONNECT BUILDINGS, OPEN SPACE. AND PARKING AREAS WITH Tl-lESIDEWALK sYsn,M AND ABOfTINB PROPERTIE1s SHALL BE PROVIDED; . a. PATHWAYS SHALL BE LOCATED SO THAT THERE ARE CLEAR SIGHT LINES, TO INCREASE SAFETY; b. PATHWAYS SHALL BE AN ALL-WEATHER OR PERMEABLE WALKING SURFACE, UNLESS THE APPLICANT CAN DEMONSTRATE THAT THE , PROPOSED SURFACE IS APPROPRIATE FOR THE ANTICIP/\TED NUMBER OF USERS AND COMPLEMENTARY TO THE DESIGN OF THE DEVELOPMENT; 2. PATHWAYS I/\/ITHIN PARKING AREAS SHALL BE PROVIDED AND DIFFERENTIATED BY MATERIAL OR TEXTURE (I.E., RAISED WALKWAY, STAMPED CONCRETE, OR PAVERS) FROM ABUTTING PAVING MATERIALS (ILLUSTRATION BELOW). PERMEABLE MATERIALS ARE ENCOURAGED. THE PATHWAYS SHALL BE PERPENDICULAR TO THE APPLICABLE BUILDING FACADE AND NO GREATER THAN ONE HUNDRED FIFTY FEET (150') APART; 3. SIDEWALKS AND PATHWAYS ALONG THE FACADES OF BUILDINGS SHALL . BE OF SUFFICIENT I/\/IDTH TO ACCOMMODATE ANTICIPATED NUMBERS OF ' USERS. SPECIFICALLY: I a.SIDEWALKS AND PATHWAYS ALONG THE FACADES OF MIXED USE AND RETAIL BUILDINGS ONE HUNDRED (100) OR MORE FEET II;! I/\/IDTH (MEASURED ALONG THE FACADE) SHALL PROVIDE SIDEWALKS AT LE!fST TWELVE FEET (12') IN WIDTH. THE PATHWAY SHALL INCLUDE AN EIGHT-fOOT (8') MINIMUM UNOBSTRUCTED WALKING SURFACE; b. INTERIOR PATHWAYS SHALL BE PROVIDED AND SHALL VARY IN WIDTH TO ESTABLISH A HIERARCHY. THE WIDTHS SHALL BE BASED ON THE INTENDED NUMBER OF USERS; TO BE NO SMALLER THAN FIVE FEET (5') AND NO GREATER THAN TWELVE FEET (12') 1. ALL MIXED USE RESIDENTIAL AND ATTACHED HOUSING DEVELOPMENTS OF TEN (10) OR MORE DWELLING UNITS SHALL PROVIDE COMMON OPEN SPACE AND/OR RECREATION AREAS: a. MIN. FIFTY (50) SQUARE FEET PER UNITS; b. ADMINISTRATOR TO APPROVE LOCATION, LAYOUT AND PROPOSED TYPE OF COMMON SPACE; c. LOCATED TO PROVIDE SUN AND LIGHT EXPOSURE TO THE AREA AND LOCATED SO THAT THEY ARE AGGREGATED TO PROVIDE USABLE AREA(S) FOR RESIDENTS; e. REQUIRED LANDSCAPING, DRIVEWAYS, PARKING, OR OTHER VEHICULAR USE AREA DO NOT COUNT AS COMMON SPACE 1. ALL BUILDING FACADES SHALL INCLUDE MODULATION OR ARTICULATION AT INTERVALS OF NO MORE THAN FORTY FEET (40'). 2. MODULATIONS SHALL BE A MINIMUM OF TWO FEET (2')DEEP, SIXTEEN FEET (16'} IN HEIGHT, AND EIGHT FEET (8') IN I/\/IDTH. -----= .,, ' REQUIRED: I 1. HUMAN-SCALED ELEMENTS SUCH AS A LIGHTING FIXTURE, TRELLIS, OR OTHER LANDSCAPE FEATURE SHALL BE PROVIDED ALmiG THE FACADE'S GROUND FLOOR. : 2. ANY FACADE VISIBLE TO THE PUBLIC SHALL BE COMPFllSED OF AT LEAST FIFTY PERCENT (50%) TRANSPARENT \l\ilNDOWS AND/OR'DOORS FOR AT LEAST THE PORTION OF THE GROUND FLOOR FACADE THAT IS BETWEEN FOUR FEET (4') AND EIGHT FEET (8') ABOVE GROUND (AS MEASURED.ON THE TRUE ELEVATION). 3. UPPER PORTIONS OF BUILDING FACADES SHALL HAVE CLEAR WINDOWS WITH VISIBILITY INTO AND OUT OF THE BUILDING. HOWEVER, SCREENING MAY BE APPLIED TO PROVIDE SHADE AND ENERGY EFFICIENCY. THE MINIMUM AMOUNT OF LIGHT TRANSMITTANCE FOR WINDOWS SHA,LL BE FIFTY PERCENT (50%). i 5.WHERE WINDOWS OR STOREFRONTS OCCUR, THEY M(JST PRINCIPALLY ONE CURB CUT SEE PLAN LANDSCAPE, WALKING AND PATHS ON SOUTH AND NORTH SIDE OF BUILDING OUTDOOR COMMUNITY SPACE: -COURTYARD; -PLAYGROUND. INDOOR COMMUNITY SPACE: -CLASSROOM; -TV ROOM; -MUL Tl-PURPOSE ROOM MODULATION IS INDICATED ON THIRD FLOOR TO DEMONSTRATE COMPLIANCE. (SEE SHEET A21.3) STOREF-RONt l/\/ll~DOWS WITH CLEAR GLAZING ARE PROVIDED ON FIRST , FLOOR. SIGNIFICANT GLAZING ON UPPER FLOORS. (SEE ELEVATIONS) CONTAIN CLEAR GLAZING. : ---------------------+----------+----------+---------------- E5 BUILDING ARCHITECTURAL DESIGN: BUILDING ROOF LINES E5 BUILDING ARCHITECTURAL DESIGN: BUILDING MATERIALS -+· -- E7 -------------- LIGHTING REQUIRED AT LEAST ONE OF THE FOLLOWING: 1. EXTENDED PARAPETS; 2. FEATURE ELEMENTS PROJECTING ABOVE PARAPETS; I 3. PROJECTED CORNICES; . 4. PITCHED OR SLOPED ROOFS. 5. ROOF MOUNTED MECHANICAL EQUIPMENT SHALL NOT BE VISIBLE TO PEDESTRIANS. 6. BUILDINGS CONTAINING PREDOMINANTLY RESIDENTIAL USES SHALL HAVE PITCHED ROOFS WITH A MINIMUM SLOPE OF ONE TO FOUR (1 ;4) AND SHALL HAVE DORMERS OR INTERESTING ROOF FORMS THAT BREAK UP THE MASSIVENESS OF AN UNINTERRUPTED SLOPING ROOF. REQUIRED: . 1. ALL SIDES OF BUILDINGS VISIBLE FROM A STREET, PATHWAY, ! PARKING AREA, OR OPEN SPACE SHALL BE FINISHED I/\/IJH THE SAME BUILDING MATERIALS, DETAILING, AND COLOR SCHEME. A DIFFERENT TREATMENT MAY BE USED IF THE MATERIALS ARE OF THE SAME QUALITY. 2. ALL BUILDINGS SHALL USE MATERIAL VARIATIONS SUCH AS COLORS, BRICK OR METAL BANDING, PATTERNS OR TEXTURAL CHANGES. 3. MATERIALS, INDIVIDUALLY OR IN COMBINATION, SHALL HAVE 'TEXTURE, PATTERN, AND BE DETAILED ON ALL VISIBLE FACADES. . 4. MATERIALS SHALL BE DURABLE, HIGH QUALITY, AND CONSISTENT WITH MORE TRADITIONAL URBAN DEVELOPMENT, SUCH AS BRICK, INTEGRALLY COLORED CONCRETE MASONRY, PRE-FINISHED METAL, STONE, STEEL, GLASS AND CAST-IN-PLACE CONCRETE.' 5. IF CONCRETE IS USED, WALLS SHALL BE ENHANCED EY TECHNIQUES SUCH AS TEXTURING, REVEALS, AND/OR COLORING \l\ilTH A CONCRETE COATING OR ADMIXTURE. i REQUIRED: 1. PEDESTRIAN-SCALE LIGHTING SHALL BE PROVIDED AT PRIMARY AND SECONDARY BUILDING ENTRANCES. EXAMPLES INCLUDE SCONCES ON BUILDING FACADES, AWNINGS I/\/ITH DOWN-LIGHTING AND DECORATIVE STREET LIGHTING. 2_ ACCENT LIGHTING SHALL ALSO BE PROVIDED ON BUILDING FACADES (SUCH AS SCONCES) AND/OR TO ILLUMINATE OTHER KEY ELEMENTS OF THE SITE SUCH AS GATEWAYS, SPECIMEN TREES, OTHER SIGNIFICANT LANDSCAPING, WATER FEATURES, AND/OR ARTWORK. 3. DOWNLIGHTING SHALL BE USED IN ALL CASES TO ASSURE SAFE PEDESTRIAN AND VEHICULAR MOVEMENT, UNLESS ALTERNATIVE PEDESTRIAN-SCALE LIGHTING HAS BEEN APPROVED ADMINISTRATIVELY. PROJECTED CORNICE AND PITCHED ROOF ARE PROVIDED. PITCHED ROOF SLOPE IS SET AT 2.5:12 TO AVOID OVER TALL SHED ROOFS A VARIATION OF MATERIALS IS USED: -CEMENTITIOUS PANELS IN 3 DIFFERENT COLORS: -LAPSIDING; -CONCRETE; -CEDAR STRIPS SEE GLOW PLAN .. --------. ·, "'···--x,.. -., . .,., ·-1·· ·•· t- lO 0 C) ..--00 w N ....J 0) I--..-- ....J ~ :::> 00 I--0) Cf) -~ -I--z z en 0 z 0 I---w (.9 _J ~ z I--w z ~ ~ a::: en w :::> w 0 ~ 0 en 0 :cw- :c ~~ z I--a::: 0 I-0 ~ 0 CJ) I-z a::: z I--s u.. :c t-w s 0 C) 0::: _J -.::I"' lO N ..-- N DRAWING ISSUE LAND USE SUBMITTAL 617/16 C , -. JUN O ,) 1 , ' NO REV DATE ------------e-----------,1 DRAWlNGillLE ZONING REQUIREMENTS SUMMARY SCALE: 12" = 1'-011 PLOT DATE: JUN 07, 2016 PRINCIPAL: PD PROJ. MGR.: PD DRAFTER: sz SHEET NO. A00.3 NOT FOR CONSTRUCTION