23-106002-SU_Preliminary Civil Plans_12-20-2323RD PLACE SNGRA TRACTLOT 2LANDSCAPE TRACT20' ROW DEDICATIONS 288TH STACCESS /UTILITY TRACTLOT 1PARCEL AREA TABLESHEETAPPROVEDCHECKEDDRAWNDESIGNEDSCALEDATEJOB NO.REVISIONS A PORTION OF THE SE 1/4 OF SW 1/4 OF SECTION 33, T. 22 N., R. 04 E., W.M.CITY OF FEDERAL WAY, KING COUNTY, STATE OF WASHINGTONAMERICAN PRIDE LENDING LLC PRELIMINARY SHORT PLATEastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250Know what'sCallbelow.before you dig.RC-01AMERICAN PRIDE LENDING LLC
COVER SHEET & SITE PLAN
PRELIMINARY SHORT PLAT VICINITY MAPSITESITE DATA:PROJECT TEAM:UTILITY DISTRICT INFORMATION:EXISTING UTILITY NOTE:”””DATUM:BASIS OF BEARING:LEGAL DESCRIPTION:CONTRACTOR RESPONSIBILITY:DISCREPANCIES:BENCHMARK:NORTH
FIRE NOTES:··REDUCED IMPERVIOUS SURFACE COVENANT NOTE:SHEET INDEXNO.NAMEC-01COVER SHEET & SITE PLANC-02PRELIMINARY CLEARING, GRADING, & TREE RETENTIONPLANC-03PRELIMINARY DRAINAGE & UTILITY PLANA-01TREE RETENTION PLANA-02LANDSCAPE BUFFER PLANA-03LANDSCAPE DETAILSPROPOSED TOTAL IMPERVIOUS SURFACE SUMMARY:GRADING VOLUMESPROPOSED NON-POLLUTION GENERATING IMPERVIOUS:PROPOSED POLLUTION-GENERATING PERVIOUS SURFACE (PGPS):PROPOSED POLLUTION GENERATING IMPERVIOUS SURFACE (PGIS): DISTURBANCE AREAS:··C-CURB NOTE:NON-LEACHABLE MATERIALS COVENANT:
S 288TH ST23RD PLACE SNGRA TRACTLOT 2LANDSCAPE TRACT20' ROW DEDICATIONACCESS /UTILITY TRACTLOT 1SHEETAPPROVEDCHECKEDDRAWNDESIGNEDSCALEDATEJOB NO.REVISIONS A PORTION OF THE SE 1/4 OF SW 1/4 OF SECTION 33, T. 22 N., R. 04 E., W.M.CITY OF FEDERAL WAY, KING COUNTY, STATE OF WASHINGTONAMERICAN PRIDE LENDING LLC PRELIMINARY SHORT PLATEastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250Know what'sCallbelow.before you dig.RC-02AMERICAN PRIDE LENDING LLC
PRELIMINARY CLEARING, GRADING,
& TREE RETENTION PLAN
PRELIMINARY SHORT PLAT
NORTHSURVEY LEGEND:FIRE NOTES:··REDUCED IMPERVIOUS SURFACE COVENANT NOTE:TREE RETENTION NOTES:··C-CURB NOTE:DISTURBANCE AREAS:NON-LEACHABLE MATERIALS COVENANT:
S 288TH ST23RD PLACE SNGRA TRACTLOT 2LANDSCAPE TRACT20' ROW DEDICATIONACCESS /UTILITY TRACTLOT 1SHEETAPPROVEDCHECKEDDRAWNDESIGNEDSCALEDATEJOB NO.REVISIONS A PORTION OF THE SE 1/4 OF SW 1/4 OF SECTION 33, T. 22 N., R. 04 E., W.M.CITY OF FEDERAL WAY, KING COUNTY, STATE OF WASHINGTONAMERICAN PRIDE LENDING LLC PRELIMINARY SHORT PLATEastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250Know what'sCallbelow.before you dig.RC-03AMERICAN PRIDE LENDING LLC
PRELIMINARY DRAINAGE & UTILITY
PLAN
PRELIMINARY SHORT PLAT
NORTHSURVEY LEGEND:FIRE NOTES:··REDUCED IMPERVIOUS SURFACE COVENANT NOTE:STORM KEYNOTES:··C-CURB NOTE:NON-LEACHABLE MATERIALS COVENANT:
1
2
34
5
6
7
8
13
12
11
109
171819
14
15
16
2122
32
3334
23
24
25
26
2730
28
29
31
35
36
42
43
44
45
37
38
39
41 40
49
47
46
48 20
APPLICABLE MUNICIPAL CODE
252
LEGEND
Unique Identifier
Center of Retained Tree
201 Unique Identifier
Center of Tree to be Removed TREE RETENTIONPLANN
0 2010
(19.120.130(2)) Tree and vegetation retention standards.
Parcel Area & Zone Required
Retention Units
Achieved
Retention Units
.895 of an acre
Zone RS
25 30
TREE TABLE - INVENTORY OF EXISTING TREESTREE PROTECTION NOTES:
A-01
Tree Protection Fencing - Designating No
Disturbance Area
SOUTH 288TH STREET- APL SHORT PLAT
LAND MEETS WATER2212 Walnut Ave SW ▪ Seattle, WA 98116 ▪ Phone: (206) 947-3958LANDSCAPE ARCHITECTURE & ARBORICULTUREISA Arborist & Tree Risk Assessor QualifiedPN-8826A1.A no disturbance area shall be established for each
tree to be protected. The no disturbance zone shall
be equal to the critical root zone which is defined as
12 inches radius for every one inch of tree diameter
measured at four and one-half feet above ground.
Any other no disturbance area proposed by the
applicant shall be determined by a qualified arborist
and subject to review and approval by the director.
2.The no disturbance zone shall be identified during
the construction stage with: A temporary five-foot
chain-link fence; and Tree protection signage
attached to the fence which reads
“TREE PROTECTION FENCE – No soil
disturbance, parking, storage, dumping, or burning
of materials is allowed within the
Tree Protection Fence.”
3.No soil disturbance, parking, storage, dumping,
burning of materials, impervious surfaces, fill,
excavation, or storage of construction materials shall
be permitted within the no disturbance area
4.During the time of exposure, keep roots moist with
moist soil, wet mulch, and burlap, or Arborist
approved equal.
5.Tree roots smaller than 1.5-inches in diameter must
be cut flush along the edge of the trench or tunnel.
Cut off roots cleanly with a sharp blade when roots
are exposed or disturbed by work activities. Ripping
or tearing of tree roots will not be allowed.
6.If the grade level around the tree is to be raised by
more than one foot, a rock well shall be constructed.
The inside diameter of the rock well shall be equal
to the diameter of the tree trunk plus 10 feet. Proper
drainage, and irrigation if necessary, shall be
provided in all rock wells.
7.The grade level shall not be lowered within the
larger of the drip line of the tree(s) or the critical root
zone of the tree(s).
8.No trenching is allowed in the No Disturbance Zone.
9.No installation of any impervious surfaces is allowed
in No Disturbance Zone.
10.Tree protection areas must be prepared to better
withstand the stresses of the construction phase by,
if necessary, fertilizing, pruning, and mulching
around them well in advance of beginning any
construction activities.
11.Alternative protection methods may be used if
accepted by the director to provide equal or greater
tree protection.
12.Encroachment into the no disturbance area may be
allowed where the director determines
encroachment would not be detrimental to the health
of the tree.
NO DISTURBANCE ZONE
All Protection Notes are applicable within fencing.
Tree protection fencing surrounds the tree protection area. Trees
are young with small diameter critical root zones. The protection
area is significant to restrict unwanted access to the site, reduce
soil impact, and restrict equipment usage near the young trees.
NOTE: Approximate locations of
all existing trees.
1"=20'
1
A-03Typ.
N
SYMBOL COMMON NAME LATIN NAME SPACING QUANTITY SIZE
TREES
Tulip Tree Liriodendron tulipifera 30'-0"4 2" Caliper
Scarlet Oak Quercus coccinea 30'-0"4 2" Caliper
SHRUBS & GRASS
White Rockrose Cistus x hybridus 3' x 3'29 1 gallon
Cascade Oregon
Grape Mahonia nervosa 3' x 3'58 1 gallon
Red Tussock Grass Chionochloa rubra 3' x 3'43 1 gallon
GROUNDCOVERS & BULBS
Totally Tangerine
Geum Geum ‘Totally Tangerine’2' x 2'36 1 gallon
Winter Heath Erica carnea ‘Myretoun
Ruby’2' x 2'24 4" pot
Sword Fern Polystichum munitum 2.5' x 2.5'35 4" pot
Carlton Daffodil Narcissus 'Carlton'25 Bulbs per
Location*150 Bulb
0 10
PROPOSED PLANT BUFFER SCHEDULE
A-02LANDSCAPE BUFFER PLANAPPLICABLE MUNICIPAL CODE
(19.125.050(3)) Landscaping types.
Type III - Visual Buffer
(a) Purpose. Type III landscaping is intended to provide partial visual separation of
uses from streets and main arterials and between compatible uses so as to soften the
appearance of parking areas and building elevations.
(b) Description. Type III landscaping shall be a mixture of evergreen and deciduous
trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover
spacing shall be appropriate for the species type, and the intent of this section.
LEGEND
Tree Protection Fencing -
Designating No Disturbance Area
SOUTH 288TH STREET- APL SHORT PLAT
LAND MEETS WATER2212 Walnut Ave SW ▪ Seattle, WA 98116 ▪ Phone: (206) 947-3958LANDSCAPE ARCHITECTURE & ARBORICULTUREISA Arborist & Tree Risk Assessor QualifiedPN-8826A155
Existing Douglas Fir, Preserve & Protect, Typ
See Tree Retention Plan A-01
PROPOSED PLANT BUFFER IMAGES
Increased density of buffer at
roadway to reduce weeds and
increase aesthetic appeal.
* Plant bulbs in a group of 25 in one hole. The hole should be 3 times the height of the bulbs. Place
bulbs 3-4" apart with their pointy ends up.
NOTE: Proposed planting may
need field adjustments around
existing trees.
Tulip Tree (4)
Scarlet Oak (4)
Cascade Oregon Grape (58)
Carlton Daffodil (150)
Buffer Cost Estimate
Common Name Units Unit
Cost
Cost
Tulip Tree 4 $500.00 $2000.00
Scarlet Oak 4 $500.00 $2000.00
White Rock Rose 29 $12.00 $348.00
Cascade Oregon Grape 58 $12.00 $696.00
Red Tussock Grass 43 $16.00 $688.00
Totally Tangerine Geum 36 $12.00 $432.00
Winter Heath 24 $8.00 $192.00
Sword Fern 35 $8.00 $280.00
Carlton Daffodil 150 $1.30 $200.00
Total*$6836.00
Totally Tangerine
Geum (36)
Red Tussock Grass (43)
White Rock Rose (29)
Winter Heath (24)
Sword Fern (35)
*Unit Cost includes installation cost. Unit Costs are estimated on
wholesale pricing.
Center of Retained Tree 1"=10'
2 & 3
A-03
Typ.4
A-03
Typ.5
A-03
Typ.
1
A-03
Typ.
1 TREE PROTECTION
1/4" = 1'-0"
See Tree Retention Plan for fence alignment.5'-0"Maintain existing
grade with the tree
protection fence
unless otherwise
indicated on the
plans.
2" x 6' steel posts
or approved equal.
Tree Protection
fence: High density
polyethylene fencing
with 3.5" x 1.5"
openings; Color-
orange. Steel posts
installed at 8' o.c.
Notes:
1- See Tree Retention Plan for additional tree
protection requirements.
2- If there is no existing irrigation, see Tree
Retention Plan for watering requirements.
3- No pruning shall be performed except by
approved arborist.
4- No equipment shall operate inside the
protective fencing including during fence
installation and removal.
5- See site preparation plan for any modifications
with the Tree Protection area.
SECTION VIEW
TREE PROTECTION FENCE
– No soil disturbance, parking, storage,
dumping, or burning of materials is
allowed within the Tree Protection Fence.
8.5" x 11"
sign
laminated in
plastic spaced
every 50'
along the
fence.
3 TREE STAKING DETAIL - LODGE POLES (2)
1/2" = 1'-0"
SECTION VIEW6'-0"2'-0"Two (2) three inch lodge pole pine
stakes. Install approximately 2"
away from the edge of the root
ball. Stake location shall not
interfere with permanent branches.
PLAN VIEW
Rubber tree ties.
Lodge pole
stakes.
Remove nursery stake. If
central leader needs to be
straightened or held erect, it is
acceptable to attach a 12" x 8'
bamboo pole to the central leader
and trunk.
32" long non - abrasive rubber ties.
Prevailing
wind.
4 SHRUB PLANTING DETAIL
3/4" = 1'-0"
Loosened soil.
Dig and turn the soil
to reduce the
compaction to the
area and depth
shown.
2x's widest dimension of root ball.
Root ball
Topped soil berm above root ball
surface shall be constructed around the
root ball. Berm shall begin at root ball
periphery.
Prior to mulching, lightly tamp soil around
the root ball in 6" lifts to brace shrub. Do
not over compact. When the planting
hole has been backfilled, pour water
around the root ball to settle the soil.
2-3" layer of wood chip
mulch. No more than
1" of mulch on top of
root ball.
Root ball rests on
existing or
recompacted soil.
Slope sides of
loosened soil.
Existing soil.
Finished grade.
Shrub
SECTION VIEW
2 TREE PLANTING DETAIL
1/2" = 1'-0"
Top of root ball shall be flush with
finished grade.
Trunk caliper shall
meet ANSI Z60 current
edition for root ball size.
Root ball modified as
required.
Existing soil.
Slope sides of loosened
soil.
Prior to mulching, lightly tamp soil
around the root ball in 6" lifts to
brace tree. Do not over compact.
When the planting hole has been
backfilled, pour water around the
root ball to settle the soil.
2-3" layer of wood chip mulch.
No more than 1" of mulch on
top of root ball.
Bottom of root ball rests
on existing or
recompacted soil.
Central leader
SECTION VIEW
Round-topped soil berm
above root ball surface
shall be constructed around
the root ball. Berm shall
begin at root ball periphery.
Finished grade.
2x widest dimension of root ball.
Loosened soil. Dig and turn the
soil to reduce compaction to the
area and depth shown.
5 GROUNDCOVER DETAIL
3/4" = 1'-0"EQ.EQ.Notes:
1- See Landscape Buffer Plan for groundcover species, size, and spacing dimension.
2- Small roots (14" or less) that grow around, up, or down the root ball periphery are considered a
normal condition in container production and are acceptable however they should be eliminated at the
time of planting. Roots on the periphery can be removed at the time of planting.
3- Settle soil around root ball of each groundcover prior to mulching.
PLAN
SECTION VIEW
Wood chip mulch.
Groundcover plants to be
triangularly spaced.
Existing soil.
Modified soil. Depth varies.
2 - 3" thick layer of wood chip mulch.
Finished grade.6" min.Edge of planting area.
A-03LANDSCAPE DETAILSSOUTH 288TH STREET- APL SHORT PLAT
LAND MEETS WATER2212 Walnut Ave SW ▪ Seattle, WA 98116 ▪ Phone: (206) 947-3958LANDSCAPE ARCHITECTURE & ARBORICULTUREISA Arborist & Tree Risk Assessor QualifiedPN-8826APLANTING NOTES
NTS
1.All plant materials shall be in accordance with the American
Standards for nursery stock (ANSI Z60.1-2014). Plant according
to ANSI A300 Part 6.
2.Dig the planting hole a minimum of 2x width of root ball or
container for at least the first 12 inches of depth. Below 12
inches, dig hole wide enough to permit adjusting. Do not dig the
hole deeper than root ball or container depth.
3.Scarify the subgrade and sides of the planting hole when
planting in clay soils (more than 15% clay).
4.If container grown plant, gently slide plant out of container,
disturb the roots.
5.If B&B plant or tree, lift and set the plant or tree by root ball. Do
not lift using the trunk and do not use the trunk as a lever.
6.Set the top of the root ball level with the soil surface or slightly
higher if the soil is prone to settling.
7.After the tree or plant is set in place, remove burlap, wire and
straps from at least the upper 1
3 of the root ball.
8.Backfill with existing soil with excavated native soil, broken up.
Water to remove air pockets. Do not add amendments to the
backfill soil.Refer to the staking detail. Amend the surface with
mulch.
9.Apply 2-3" depth of wood chip mulch to the planting surface.
Leave a 2" space around trunk for air circulation.
10.Pruning shall be limited to dead, diseased, or broken limbs only
and shall be in accordance with ANSI A300 specifications.
11.Remove any plant wrap remaining at time of of planting.
Remove all tags from the trees and plantings.