13-101491 PLANSCONSTRUCTION
for
PLANS
THE COMMONS - MACYIIIS PARKING REVISION
prepared for
STEADFAST
18100 VON
I VINE,
Vicinity Map
C i S.W. 320th ST. S. 320th ST.
Li fiHE COMMONS
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COMPANIES
KA MAN SUITE 500
CA 92612- 1797
prepared by
33400 8th Ave S, Suite 205
FEDERAL WAY, WASHINGTON 98003
Phone: (253) 838-61 13
ESM JOB NO. 1064-018-013
SHEET 1 OF 8
Sheet Index
SHEET NO. DRAWING NO.
DESCRIPTION
1
COVER.
COVER
SHEET
2
RD-01
OVERALL SITE PLAN
3
RD-02
NORTH
PARKING LOT
DRAINAGE AND GRADING PLAN
4
RD-03
SOUTH
PARKING LOT
DRAINAGE AND GRADING PLAN
5
DT-01
DETAILS
AND NOTES
6
LA-01
NORTH
PARKING LOT
LANDSCAPE PLAN
7
LA-02
SOUTH
PARKING LOT
LANDSCAPE PLAN
8
LA-03
DETAILS
AND NOTES
RESUBMITTED
MAY 0 2 2013
r.....: ; F-EDERAL WAY
CDS
PERMIT NO. 13-101491-00-UP
CITY OF FEDERAL WAY
APPROVAL DATE :
SIGNATURE :
y� REVISIONS
A PORTION OF THE NW 1 /4 OF SECTION 16, TWP. 21 N., RGE. 4 E., W.M. 11 NO. DESCRIPTION/DATE BY
NOTES: OWNER/ DEVELOPER BENCHMARKS
1. THE EXISTING FEATURES SHOWN ON THIS PLAN WERE STEADFAST COMPANIES VERTICAL DATUM BASED ON CITY OF FEDERAL WAY CONTROL
TAKEN FROM PLANS PROVIDED TO E.S.M. LLC BY OTHERS. 18100 VON KARMAN, SUITE 500 MONUMENT FW144. TOP OF MONUMENT INSIDE CASE LOCATED
E.S.M. LLC ASSUMES NO LIABILITY FOR THE ACCURACY OF IRVINE, CA 92612 IN THE CENTER LINE OF SOUTH 320th STREET, 0.20 MILES
THAT INFORMATION AND HAS BASED THEIR DESIGN ON THAT EAST OF 1-5 OVERPASS. ELEVATION = 462.93 (ft) NGVD-29.
INFORMATION. BASIS OF BEARING
2. CONTRACTOR TO VERIFY EXISTING UTILITIES LOCATION, INVERT, HORIZONTAL DATUM BASED ON CITY OF FEDERAL WAY CONTROL. T.B.M.
SIZE, AND TYPE PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER STATE PLANE COORDINATES NORTH ZONE NAD-83 (91). TOP N.E. BOLT OF SIGNAL POLE BASE LOCATED IN THE S.W.
CORNER OF 23rd AVE. SOUTH AND SOUTH 322nd STREET
OF ANY DISCREPANCIES.
ELEVATION = 412.21 (ft) NGVD-29.
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PERMIT NO. 13-101491-00—UP DRAWN BY: CJR
CITY OF FEDERAL WAY CHECKED BY:
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APPROVAL DATE
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A PORTION OF THE NW 1 /4 OF SECTION 16, TWP. 21 N., RGE. 4 E., W.M.
PRESERVE AND PROTECT
EX. FIRE DEPARTMENT
CONNECTION
MATCH EX. CURB.
SCALE: 1 " = 20'
20' 10' 0 20' 40'
CONTOUR INTERVAL = 0.5 FT
' - -
!-- ELEVATION =41 0.95 LEGEND
s _�
I REMOVE EX. MATCH EX. CURB.
I ELEVATION=41 1.04 <v {�°A=�: °' " -
TREES REMOVE EXISTING CURB
-� MATCH EX. CURB.
ELEVATION=410.93 PROPOSED EXTRUDED CURB
T GT MATCH EX. CURB.
ELEVATION=410.73 . X417.47 EXISTING SPOT ELEVATION
_ - - - - (AT TOP OF EX. PAVEMENT)
lIn
V 4 96 PROPOSED F.G. ELEVATION FL=FLOW LINE
__ _ „:,�I! ,; }:�,;.,.. - - - - - - I- - ' PRESERVE AND ( )
-� 77-/--7
411.22 0°°3�0 410.98 0o PROTECT EX. C.B. _
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op °Q -- _ - -� �o RIM=410.203r'111
° ° a - 1 °'o a U a °o ° °°10
41 3.6% PROPOSED GRADE
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PRESERVE AND -J REMOVE 1-FT. OPENING 1-FT. OPENING __ REMOVE EX IN
f TO ALLOW FOR ` STRIPE AREA AS ARROW I!
I PROTECT EX. C.B. `�/ EX. TREES _ 411.69 TO ALLOW FOR -�
I, - DRAINAGE FLOW DRAINAGE FLOW "NO PARKING" {
l
RIM=410.63
__ -- PRESERVE AND 411 /
STRIPE AREA AS \
'- "NO PARKING" PROTECT EX C.B. 412.60 (FL) / 412.59 (FL) 7 412.53 (FL) PROTECT IN -., 30'4
i DIAA-Al 1 011 412 /
REMOVE EX. - -
TREES
412:::.m �--
I
---.-___ EXISTING ELEVATIONS PER
FIELD SURVEY BY ESM LLC
DATED 03-21-2013
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MATCH EX. CURB.
413.42 ELEVATION =41 3.66
e
4' 414.46 414 5 414. 4 14.32 5 LF., '�
MATCH EX. CURB.
414.44 ! 41449 o° 6"0 WA
d
ELEVATION=413.80 "" ` 4 � �-- °
----- _ _ _ °o -
4' 414. 0 00 0 0 1 41.4 41¢._.z> °O° °O 41`381 �. _ ."�� .- w. , �414 S�-I_ S
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MATCH EX. CURB. I I
I __-f ELEVATION =41 4.48 = ----`w _� - w a w r - - w - w - w - w - w W _ELEVATION=414.22 w
REMOVE AND --- _ �f �� 1\ 0 PRESERVE AND I
MATCH EX. CURB. �l� MATCH EX. CURB.
s i RELOCATE EX. �' i ELEVATION=414.25 -l" '` --- ELEVATION=414.21 ---- PROTECT EX. SSMH -
�`- __ FIRE HYDRANT I - \ i c RIM=414.02 I
14 LF., 6"o WA _ s PRESERVE 77 I MATCH EX. CURB. MATCH EX. CURB. MATCH EX. CURB.
ELEVATION=414.27 ELEVATION=417 a-4 REMOVE AND RELOCATE -
AND PROTECT MATCH EX. CURB. j ELEVATION=414.10 -
- w - MATCH EX. CURB.' w EX. C.B. ELEVATION=414.26 L=====__-_=_---1=_-__--�YEX. FIRE HYDRANT
N= 4.32--===_ RIM=414.02-------- -- -ems- - _= AND
�.
ELEVATION 41 PRESERVE MATCH EX. CURB.
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�- - - RIM=413.77
ELEVATION=414.17
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MATCH EX. CURB. ,
It ELEVATION=411.38 412.26 12.21 412.11 MATCH EX. CURB.
E; -412`f REMOVE EX. \ELEVATION
� =41 1.49
TRAFFIC N �� °9 N off°
�`� '6• ✓ ARROW �_U 412.46 412.45 ° 412.44 412.28
412.32 s e _1 sr - _ I -�� ��) 24'
X , --_ AISLE
412.66 PARKING ISLAND TO BE
REMOVE
EXTRUDED CURB, TYP. ~~ 41
EX. TREES SEE DETAIL SHEET DT-01 xl m
- 413.13
_ 1 413. 413. 413. G,_•r� . .,..._
(:.. 413 U Q
PRESERVE
SAWCUT PAVEMENT AND - AND PROTECT
APPROXIMATE
REMOVE EX. CURB, TYP. _ PRESERVE AND LOCATION OF EXISTING ----- \ EX. SIGN
SEE DETAIL SHEET DT-01 PROTECT EX. PAVEMENT RIDGE `--PRESERVE AND PRESERVE AND REMOVE EX.
13 6 SIGN 1, PROTECT EX. PROTECT EX. ADA SYMBOL -
REMOVE LIGHT POLE POWER BOX
(` I REMOVE EX. EX. TREE
�C TRAFFIC ARROW 413.8 ' (",:413
13.57 413.83 1 413.82 4- 1, 413.74�'
413.89
-�A 413.89 _
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18'
TYP.
TYPICAL PARKING SPACE
AND AISLE DIMENSIONS
SCALE: 1 "=20'
PERMIT NO. 13-101491-00-UP
CITY OF FEDERAL WAY
APPROVAL DATE
SIGNATURE :
REVISIONS
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JOB NO.:
1064-018-013
DWG. NAME: RD-02
DESIGNED BY: FBB
DRAWN BY: CJR
CHECKED
BY:
DATE:
05-01-2013
DATE OF
PRINT:
R D-02
3 OF Q SHEETS
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REMOVE EX.
ADA SYMBOL
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SAWCUT PAVEMENT AND
L 1,71 4�4 �4 82 REMOVE EX. CURB, TYP. -
97-_sa___- # , SEE DETAIL SHEET DT-01
PRESERVE �- - D --- D -
°`` in AND PROTECT
N
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Fes' 25 RIM=413.57 PRESERVE AND
I Roy 4 �3.90 PROTECT EX.
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r ,R �a 386 __ o 0 o REMOVE
• °
EX. TREES �,
N PARKING ISLAND
RELOCATE EX. �-- ---__
PROPOSED. - _ - TO BE EXTRUDED
�, j LIGHT POLE
/ FIRE HYDRANT CURB, TYP. ---
t� REMOVE LOCATION
,X414.8-3 i EX. TREE 58/ LF., /' / 1-6" 90° BEN�/ /
6 b WA
(MJxMJ) �-----
PRESERVE AND PROTECT IN �� 6° �� - ' -25' n' I
PLACE EX. WATER METERS9 10 LF.,
413.67A413.42 6 WA
' REMOVE AND
MATCH EX. CURB. /� RELOCATE EX. 413.44 �'3
ELEVATION=414.18 _ , � 30 _ %�4
- � • ' � �9) X414.19
REMOVE LIGHT POLE i o - � REMOVE EX. - I N REMOVE EX.
f / N 1 FT. OPENING TO TRAFFIC ARROW
TRAFFIC ARROW / ALLOW FOR TRAFFIC REMOVE EX.
DRAINAGE FLOW ARROW TREES
PRESERVE AND PROTECT f 413.85 -
EX. ADA RAMP - .� , ..
r r q....: 413 f R\EMOVE AND iR
p RELOCATE REMOVE EX
FIRE HYDRANT TRAFFIC ARROW I
MATCH EX. CURB. 413.53
ELEVATION=414.53 414.19, rr REMOVE AND \ \ / �� �•
;'RELOCATE EX. \ \ REMOVE AND 413.92
49 .> ' ATE EX.
' rr 3 A,x �, / LIGHT POLE , RELOCATE N
I
rr rr�rr 2s�z98 ,• LIGHT POLE
PRESERVE AND , 1
PROTECT IN PLACE r rl1J�rr 413.33 , {
414.53 r 413.44 -;� I
EX. LIGHT POLEr 4.00% o� � �� , REMOVE EX.
30' r r �J� ���' < ._ ��APPROXIMATE LOCATION i , IRRIGATION BOX
rr r,i 413.46 , , , OF EXISTING PAVEMENT
PRESERVE AND 414.61 r r. PRESERVE AND RIDGE ( I I
PROTECT IN PLACE I P PROTECT IN PLACE ,
EX. LIGHT POLE I 413.36 (FL) + EX. POWER BOX/ �\ I
Y 15�
f _
i
MATCH EX. CURB.
12.74
12.95
oo° oc°° 00ELEVATION=414.98 o0D 41 _
2
D 2. D °° 9 I 25'
° ° i o° oo
ELEVATION=414.73"MATCH EX. CURB
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/ I 1
ADA RAMP SEE DETAIL I 1
4 4.33 r 41 412.77 / 412.95
ON SHEET DT-01 (TYP.) rr r� 4 I PR PROTECT AND
I
413.14 PROTECT ND r .
r 4138 PRESERVE AND ' PLACE EX. C.B. u
!� 414.22.
3.6% PROTECT IN I PLACE EX. C.B. '1 RIM=412.22 CURB VSTOPS >>
PLACE EX. C.B. I RIM-412.22
RIM=412.22 I 413.5
h I
413. r2 " 413
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REMOVE EX.
TRAFFIC ARROW
SAWCUT LINE
MATCH EX. CURB.. ' 13.48 1 I .l� I
-0 - ELEVATION =41 3.97 413.53 �o'� �s
41 .25
PRESERVE AND
PROTECT IN PLACE EX. 413.62
_�. FIRE HYDRANT
�413 _.� REMOVE EX. REMOVE EX.
MATCH EX. CURB. °" TRAFFIC ARROW � 413
ELEVATION =413.53z,��z TREES
W - W W ns� -- W-
, REMOVE EX. REMOVE EX. : s
".
A PORTION OF THE NW 1 /4 OF SECTION 16, TWP. 21 N., RGE. 4 E., W.M.
TRAFFIC ARROW TRAFFIC ARROW
APPROXIMATE
LOCATION OF EXISTING
PAVEMENT RIDGE
REMOVE EX.a
ADA SYMBOLS
REMOVE EX.
o ADA SYMBOL \ Q
REMOVE EX. TREES 5
REMOVE EX..,
° ADA SIGN413- -
J�� REMOVE EX.
ADA SIGN
.mm
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LST
city 0 FC
Permiff 13- tot (1-i1
By -
Date _i3
REMOVE EX. ADA
RAMP
PRESERVE AND
PROTECT EX. C.B.
RIM=414.83
INSTALL PERPENDICULAR ADA
RAMP. SEE DETAIL SHEET
DT-01 (TYP.) 4 PLACES
REMOVE EX. SIGN
REMOVE EX.
TRAFFIC ARROW
L- _ w w .
.T-MATCH EX. CURB.
n
SCALE: 1' = 20'
20' 10, 0 20' 40'
CONTOUR INTERVAL = 0.5 FT
LEGEND
' ' ' ' ' '---
REMOVE EXISTING CURB
-.=.'
PROPOSED EXTRUDED CURB
X417.47
EXISTING SPOT ELEVATION
(AT TOP OF EX. PAVEMENT)
411.96
PROPOSED F.G. ELEVATION (FL=FLOW LINE)
3.24%
PROPOSED GRADE
EXISTING TREE TO BE PROTECTED
O
AND REMAIN THROUGHOUT
CONSTRUCTION
rr rr rr
rrr rrr rrr
EXISTING CONCRETE SIDEWALK, TREES
AND LANDSCAPING TO BE REMOVED
PROPOSED ASPHALT PAVING
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TYPICAL PARKING SPACE
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SCALE: 1 "=20'
4'
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8' 8' 8' 8' 5' 8' 8' 5' 8' 8' 5' 8'
1-4
ADA PARKING STALL LAYOUT
SCALE: 1 "=20'
PERMIT NO. 13-101491-00-UP
CITY OF FEDERAL WAY
APPROVAL DATE
SIGNATURE :
FEEVISIONS
NO.
DESCRIPTION/DATE
BY
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JOB NO.: 1064-018-013
DWG. NAME: RD-03
DESIGNED BY: FBB
DRAWN BY: CJR
CHECKED
BY:
DATE:
05-01-2013
DATE OF
PRINT:
R D-03
4 OF 8 SHEETS
4' IN.
4'-0"
W
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DETECTABLE WARNING
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PATTERN
♦ ♦ • PLANTING STRIP - ♦ ♦ `
` ♦ ` `
(SEE DETAIL)
♦ ♦ (IF ANY) . ♦ . `
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120 MAX• SLOPE
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DETECTABLE WARNING
PATTERN (SEE DETAIL)
FLUSH -�
5'-6" I 4'-0" 5'-6"
0.02 FT./FT.
Q
-•:rt>:�:•,:::'+.gr BACK OF
IDEWALK
5.0' 6.5'
2" CSTC a THICK CEMENT CONCRETE SIDEWALK
SEE CURB DETAIL
DRAWING 3-4 SECTION A -A
NOTES:
1. RAMP AND APPROACHES SHALL BE CLEAR OF OBSTACLES
INCL. HYDRANTS, POLES, AND INLETS.
2. RAMP CENTER LINE SHALL BE PERPENDICULAR TO OR
RADIAL TO CURB RETURNS UNLESS OTHERWISE APPROVED
BY ENGINEER.
3. WHEN RAMPS ARE CONSTRUCTED ON ONE SIDE OF THE
STREET, RAMPS SHALL BE CONSTRUCTED AT CORRESPONDING
SIDEWALK LOCATIONS ON OPPOSITE SIDE OF STREET.
SEE DWG. NO. 3-9.
4. ON ARTERIAL STREETS, IN GENERAL CASE, CURB RAMPS
SHALL BE CONSTRUCTED TWO PER RADIUS, IN OR
PREFERABLY ADJACENT TO THE MAIN PEDESTRIAN PATHS.
5. ON RESIDENTIAL STREETS OR WHERE UTILITIES ARE IN CONFLICT
OR STREET GRADE EXCEEDS 4.0% CURB RAMPS MAY BE
CONSTRUCTED ONE PER RADIUS, AT MIDPOINT OF CURB
RETURN OR AT MAIN PEDESTRIAN PATH.
'-0" MIN.
LANDING
6'-0"
♦ ♦ .y ♦ ♦ ♦ ♦ ♦ .
♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦
. . .`. .`. ♦`
DETECTABLE WARNING A
PATTERN AREA SHALL BE
YELLOW, IN COMPLIANCE WITH B
WSDOT STD. SPEC. 8-14.3(3
_ O
Al_ B
O
PLAN
II _
D
ELEVATION
DETECTABLE WARNING PATTERN DETAIL
MIN.
MAX.
Al
58"
238"
B
5 8"
1 1 2"
C
7 16"
3 4"
D
7 8"
1 7 16"
DWG. NO.
PUBLIC
[%dST6 d WSW WORKS
CURB RAMP IN VERTICAL CURB 3-11
MATCH SIDEWALK
WIDTH - 4' 0" MIN.
SEE CONTRACT PLANS
318" EXPANSION JOINT
(TYP.) - SEE STANDARD
PLAN F30.10
SIDEWALK
SEE NOTE 6
BUFFER STRIP - SEE
CONTRACT PLAN
PEDESTRIAN CROSSING _
CLOSURE SIGN
J
W
0
J
Z
W
m
GRADE BREAK
SIDEWALK
SEE NOTE 6
NOTES
1. This plan is to be used where pedestrian crossing in one direction is not
_ BUFFER perm
MATCH SIDEWALK STRIP
WIDTH - 4' 0" MIN. Y
SEE CONTRACT PLANS 2. Curb ramp location shall be placed within the width of the associated
PEDESTRIAN CURB crosswalk, or as shown in the Contract Plans.
SEE NOTE 5 CURB RAMP -
PEDESTRIAN CURB MATCH SIDEWALK 4 ' SEE NOTES s PEDESTRIAN CURB 3. Where "GRADE BREAK" is called out, the entire length of the grade break
SEE NOTE 5
SEE NOTE 5 WIDTH' �' 0" MIN I y between the two adjacent surface planes shall be flush.
SEE CONTRACT PLANS <�p
4. Do not place gratings, junction boxes, access covers or other appurtan-
LANDING 31W EXPANSION JOINT - SEE ences in front of the curb ramp or on an
5'- 0" MIN. STANDARD PLAN F30.10 I LANDING y part of the curb ramp or landing.
3" R. / I
5. See the Contrail Documents for the curb design specified.
--! 5- o"MIN. Y See Standard Plan F-10.12 for Curb, Curb and Gutter, and
`�II?l \ 3• R. - Z a Pedestrian Curb details.
o 5' - 0" MIN. 3• R - o `�' 6. See Standard Plan F-30.10 for Cement Concrete Sidewalk Details.
::......
SIDEWALK See contract plans for width and placement of sidewalk.
j cD SEE NOTE 8
7. The bid item "Cement Concrete Curb Ramp Type _" does not include the
DETECTABLE WARNING SURFACE BUFFER 1 DETECTABLE WARNING SURFACE adjacent Curb or (Curb and Gutter), Pedestrian Curb or Sidewalk, or the
j SEE STANDARD PLAN F 46.10 STRIP \ SEE STANDARD PLAN F-".10 pedestrian crossing closure sign.
CURB & GUTTER CURB & GUTTER 8. The curb ramp maximum running slope shall not require the ramp length to
SEE NOTE 5
SEE NOTE 5 exceed 15 feet to avoid chasing the slope indefinitely when connecting
PEDESTRIAN CROSSING CURB RAMP to steep grades. When applying the 15 foot maximum length, the running
L CURB RAMP CLOSURE SIGN L FACE OF SEE NOTES slope of the curb ramp shall be as flat as feasible.
FACE OF CURB
CURB PLAN VIEW PLAN VIEW 9. Curb ramps and landings shall receive broom finish.
TYPE SINGLE DIRECTION A TYPE SINGLE DIRECTION B See Standard Specifications 8-14.
DETECTABLE WARNING SURFACE
15 - 0" MAX
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GENERAL NOTES
1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE FEDERAL WAY ZONING
CODE (FWZC), APPLICABLE ORDINANCES, AND THE CITY COUNCIL CONDITIONS OF
PROJECT APPROVAL. THESE DOCUMENTS ARE SUPPLEMENTED BY THE STANDARD
SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION (WSDOT/APWA),
THE KING COUNTY ROAD STANDARDS (KCRS), AND THE KING COUNTY SURFACE WATER
DESIGN MANUAL (SWDM). 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 THESE PLANS. ALL CORRECTIONS
SHALL BE AT NO ADDITIONAL COST OR LIABILITY TO THE CITY OF FEDERAL WAY.
2. THE DESIGN ELEMENTS WITHIN THESE PLANS HAVE BEEN REVIEWED ACCORDING TO
THE FEDERAL WAY ENGINEERING REVIEW CHECKLIST. SOME ELEMENTS MAY HAVE BEEN
OVERLOOKED OR MISSED BY THE CITY PLAN REVIEWER. ANY VARIANCE FROM ADOPTED
STANDARDS IS NOT ALLOWED UNLESS SPECIFICALLY APPROVED BY THE CITY
OF FEDERAL WAY, PRIOR TO CONSTRUCTION.
3. APPROVAL OF THIS ROAD, GRADING, AND DRAINAGE PLAN DOES NOT CONSTITUTE AN
APPROVAL OF ANY OTHER CONSTRUCTION (E.G. DOMESTIC WATER CONVEYANCE, SEWER
CONVEYANCE, GAS, ELECTRICITY, ETC.).
4. BEFORE ANY CONSTRUCTION OF DEVELOPMENT ACTIVITY A PRECONSTRUCTION
MEETING MUST BE HELD BETWEEN THE CITY OF FEDERAL WAY, THE APPLICANT, AND
THE APPLICANT'S CONSTRUCTION REPRESENTATIVE.
5. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER
CONSTRUCTION IS IN PROGRESS.
6. CONSTRUCTION NOISE SHALL BE LIMITED AS PER FEDERAL WAY CODE (SECTION
115.25) NORMALLY THIS IS 7 AM TO 8 PM MONDAY THROUGH SATURDAY.
7. DATUM SHALL BE KCAS UNLESS OTHERWISE APPROVED BY THE DIRECTOR OF
PUBLIC WORKS.
8. GROUNDWATER SYSTEM CONSTRUCTION SHALL BE WITHIN A RIGHT-OF-WAY OR
APPROPRIATE DRAINAGE EASEMENT, BUT NOT UNDERNEATH THE ROADWAY SECTION. ALL
GROUNDWATER SYSTEMS MUST BE CONSTRUCTED IN ACCORDANCE WITH THE
WSDOT/APWA STANDARD SPECIFICATIONS.
9. ALL UTILITY TRENCHES SHALL BE BACKFILLED AND COMPACTED TO 95% DENSITY.
10. ALL ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 95% DENSITY.
WSDOT 2-06.3.
11. OPEN CUTTING OF EXISTING ROADWAYS IS NOT ALLOWED UNLESS SPECIFICALLY
APPROVED BY THE DIRECTOR OF PUBLIC WORKS AND NOTED ON THESE APPROVED
PLANS. ANY OPEN CUT SHALL BE RESTORED IN ACCORDANCE WITH KCRS 8.03(B)3.
12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARDS,
SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS
TO PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT
PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED BY THE
CONTRACTOR. ANY WORK WITHIN THE TRAVELLED RIGHT-OF-WAY THAT MAY INTERRUPT
NORMAL TRAFFIC FLOW SHALL REQUIRED AT LEAST ONE FLAGGER FOR EACH LANE OF
TRAFFIC AFFECTED. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07.23
- TRAFFIC CONTROL, SHALL APPLY.
2'-0"
SAWCUT AND REMC
EX. PAVENMENT
SAWCUT/CURB REMOVAL DETAIL
NOT TO SCALE
10" 6" MIN.
2-1/2" � 2-1/2"
5"
. - & 2` Ol-
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VARIES
BE REMOVED
EX. LANDSCAPING
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LANDSCAPE BACKFILL AS REQUIRED.
KEEP 2" BELOW TOP OF CURB
1- 1 "0 WEEP HOLES 10' O.C.
EXTRUDED CEMENT
CONCRETE CURB DETAIL
NOT TO SCALE
DRAINAGE NOTES
1. PROOF OF LIABILITY INSURANCE SHALL BE SUBMITTED TO THE CITY PRIOR TO THE
PRECONSTRUCTION MEETING.
2. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED
FOUNDATION IN ACCORDANCE WITH WSDOT 7-02.2(1). THIS SHALL INCLUDE LEVELING
AND COMPACTING THE TRENCH BOTTOM, THE TOP OF THE FOUNDATION MATERIAL, AND
ANY REQUIRED PIPE BEDDING, TO A UNIFORM GRADE SO THAT THE ENTIRE PIPE IS
SUPPORTED BY A UNIFORMLY DENSE UNYIELDING BASE.
3. STEEL PIPE SHALL BE GALVANIZED AND HAVE ASPHALT TREATMENT #1 OR BETTER
INSIDE AND OUTSIDE.
4. ALL DRAINAGE STRUCTURES, SUCH AS CATCH BASINS AND MANHOLES, NOT LOCATED
WITHIN A TRAVELED ROADWAY OR SIDEWALK, SHALL HAVE SOLID LOCKING LIDS.
ALL DRAINAGE STRUCTURES ASSOCIATED WITH A PERMANENT RETENTION/DETENTION
FACILITY SHALL HAVE SOLID LOCKING LIDS.
5. ALL CATCH BASIN GRATES SHALL CONFORM TO KCRS DRAWING NUMBERS 41,46,47
OR 48, WHICH INCLUDES THE STAMPING "OUTFALL TO STREAM, DUMP NO POLLUTANTS"
AND "PROPERTY OF FEDERAL WAY".
6. ALL DRIVEWAY CULVERTS LOCATED WITHIN FEDERAL WAY 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. CULVERTS SHALL HAVE BEVELED END
SECTIONS TO MATCH THE SIDE SLOPE.
7. ROCK FOR EROSION PROTECTION OF ROADWAY DITCHES, WHERE REQUIRED, MUST BE
OF SOUND QUARRY ROCK, PLACED TO A DEPTH OF 1 FOOT AND MUST MEET
THE FOLLOWING SPECIFICATIONS: 4"-8" ROCK/40%-70% PASSING; 2"-4"
ROCK/30%-40% PASSING; AND -2" ROCK/10%-20% PASSING. INSTALLATION SHALL BE
IN ACCORDANCE WITH KCRS DRAWING NUMBER 51.
8. DRAINAGE OUTLETS (STUB -OUTS) SHALL BE PROVIDED FOR EACH INDIVIDUAL LOT,
EXCEPT FOR THOSE LOTS APPROVED FOR INFILTRATION BY FEDERAL WAY. 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 TO 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 A FIVE-FOOT HIGH, 2"X4"
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
KCRS 7.04-AND, IF NON-METALLIC, THE PIPE SHALL CONTAIN WIRE OR OTHER
ACCEPTABLE DETECTION.
D. DRAINAGE EASEMENTS ARE REQUIRED FOR DRAINAGE SYSTEM 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 THE UTILITIES
(E.G. POWER, GAS, TELEPHONE, TELEVISION).
F. ALL INDIVIDUAL STUB -OUTS SHALL BE PRIVATELY OWNED AND MAINTAINED BY
THE LOT HOME OWNER.
RUNOFF WATER
WITH SEDIMENT
CATCH BASIN W/GR)
GEOTEXTILE MATERIA-
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LOW
FILTERED WATER
SEDIMENT FILTER
NOT TO SCALE
ASPHALT CONC. PAVEMENT HMA,
CLASS 1/2", PG 58-22 2"
COMPACTED DEPTH MINIMUM
CRUSHED SURFACING BASE COU
2" COMPACTED DEPTH MIN.
PROOF COMPACTED NATIVE SOIL,
STRUCTURAL FILL OR EXISTING
FILL PREPARED AND/OR
REPLACED AND COMPACTED TO
95% TO BE USED FOR SUB -BASE
LIGHT PAVEMENT
SECTION PARKING AREA
NOT TO SCALE
PERMIT NO. 13-101491-00-UP
CITY OF FEDERAL WAY
APPROVAL DATE
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CALL 48 HOURS
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1-800-424-5555
PERMIT NO. 13-101491-00—UP
CITY OF FEDERAL WAY
APPROVAL DATE
SIGNATURE :
REVISIONS
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LEANNE D. KUHLMAN
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JOB NO.: 1064-018-013
DWG. NAME: LA-01
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SHALL COORDINATE ALL CONSTRUCTION ACTIVITIES
WITH PUGET SOUND ENERGY.
NOTE:
PERMANENT IRRIGATION SHALL BE PROVIDED TO
ALL NEW LANDSCAPE AREAS.
CALL 48 HOURS
BEFORE YOU DIG
1-800-424-5555
PERMIT NO. 13-101491-00—UP
CITY OF FEDERAL WAY
APPROVAL DATE :
SIGNATURE :
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P LA N T L E G E N D ALL PROPOSED PLANT SPECIES ARE DROUGHT TOLERANT PER FWCC 19.125.010(l)
BOTANICAL / COMMON NAME SIZE QUANTITY COMMENTS
QUERCUS RUBRA / RED OAK
1-3/4" CAL. 31
— AGER CIRCINATUM / VINE MAPLE 6' MIN. HT.,
5 CANE MIN.
PINUS MUGO 'MUGO' / DWARF MUGO PINE 5 GALLON
RHODODENDRON 'PJM' 5 GALLON
LAVENDULA ANGUSTIFOLIA 'MUNSTEAD' / 5 GALLON
0_MUN5TEAD ENGLISH LAVENDER
01—HEAVENLY
NANDINA DOMESTICA'PLUM PASSION'/ 5 GALLON
BAMBOO
PICEA ABIES 'NIDIFORMIS' / BIRD'S NEST SPRUCE 2 GALLON
• BERBERIS THUNBERGII 'CRIMSON PYGMY'/ 2 GALLON
,!APANE'SE BARBERRY
ILEX CRENATA 'CONVEXA' / JAPANESE HOLLY 2 GALLON
• AZALEA 'HINO CRIMSON' 2 GALLON
PENNESETUM ALOPECUROIDES 'HAMELN' / 2 GALLON
HAMELN FOUNTAIN GRASS
VIBURNUM DAVIDII / DAVID'S VIBURNUM 1 GALLON
0 ARCTOSTAPHYLOS UVA-UR51 / KINNIKINNICK 1 GALLON
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LEPTINELLA GRUVERI / MINIATURE BRASS BUTTONS i GALLON
CANVAS WEB OR
RUBBER TREE TIE
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PIPE,
WITH DRAIN ROCK
•.. CHIP MULCH
SIDEWALK
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BACKFILL WITH CLEANS
NATIVE SOIL 1'-6" MIN.
REMOVE BURLAP FROM
TOP 1/3 OF ROOT BALL
ADD 3" WATERING RING MIN. 2X ROOT BALL FIRM NATIVE SOIL
TREE PLANTING DETAIL
(PER CITY OF FEDERAL WAY)
NOT TO SCALE
NOTES:
PLANTING:
1. DIG HOLE 2-3 TIMES THE WIDTH OF THE ROOT BALL AND AS DEEP AS
THE ROOT BALL. DO NOT MAKE HOLE DEEPER THAN ROOT BALL_
2. REMOVE CONTAINERS, BIODEGRADABLE POTS, SYNTHETIC OR
TREATED BURLAP, WIRE, TWINE, OR ROPES. LEAVE NATURAL BURLAP IN
PLACE AND FOLD BACK LOOSEN THE ROOTS AND SPREAD OR CUT
CIRCLING ROOTS.
3. PLACE TOP OF ROOT BALL EVEN WITH OR SLIGHTLY HIGHER THAN SOIL
GRADE ON FIRM SOIL. DO NOT ADD SOIL AMENDMENTS OR GRAVEL
UNLESS APPROVED BY PUBLIC WORKS DIRECTOR
4. INSTALL 4"X 24" PERFORATED DRAIN PIPE, FILL WITH DRAIN ROCK.
PIPE SHALL NOT EXTEND MORE THAN 1/2" ABOVE FINISH GRADE.
5. BACK FILL WITH CLEAN NATIVE SOIL. FIRM SOIL AROUND THE ROOT
BALL, WATER SLOWLY AND THOROUGHLY.
6. MULCH AROUND TREE WITH 2-4" WOOD -CHIP MULCH. DO NOT PLACE
MULCH NEXT TO TRUNK
ROOT BARRIER:
1. ROOT BARRIER SHALL BE RIGID HIGH IMPACT POLYPROPYLENE
TREATED WITH UV INHIBITORS, MINIMUM 18" HEIGHT, WITH 1/2" RAISED
VERTICAL RIBS 6" ON CENTER, OR APPROVED EQUAL.
2. INSTALL ROOT BARRIER IN CONTINUOUS 24' STRIP, CENTERED ON TREE,
NEXT TO SIDEWALK AND CURB ACCORDING TO MANUFACTURER'S
DIRECTIONS. EXPOSED EDGE SHALL NOT EXTEND MORE THAN 1/2" ABOVE
FINISHED GRADE.
STAKING.
1. USE 2, 1-1/2" BY 6-0" REBAR TREE STAKES. DO NOT DRIVE STAKE
THROUGH ROOT BALL.
2. ATTACH TREE TO STAKE WITH CANVAS WEB BELTING OR RUBBER, USING
�•���� AFIGURE-5 FORMATION.
;S,,
--
1. REMOVE TAGS AFTER INSPECTION,
PLANT
IN NUR
FINISH
FULL, BALANCED BRANCHING, B4B
FULL, MULTI -STEM, B 4B
45 FULL, 24" MIN„ 48" O.C.
56 FULL, 24" MIN., 46" O.C.
35 FULL, 30" MIN., 48" O.C.
11 FULL, VIGOROUS
45 FULL, 24" MIN., 3(o" O.C.
122 FULL, 24" MIN., 36" O.C.
30 FULL, 30" MIN. MATCHED HEIGHT, 6 36" O.C.
106 FULL, 24' MIN., 36" O.C.
51 FULL, 24' MIN., 24" O.C.
31B FULL, VIGOROUS
AS REQ. SPACING 6 24" O.C.
TRIANGULAR- THROUGHOUT
AS REQ. SPACING m 24" O.G.
TRIANGULAR- THROUGHOUT
'RUNE DISEASED AND
BROKEN BRANCHES
REMOVE TOP 1/3 OF BURLAP
SETTLED DEPTH FINE
GRADE BARK MULCH
:ERTILIZER TABLETS
'4-21 GRAM-20-10-5)
4MEND NATIVE SOIL WITH
DEPTH 3-WAY MIX TOPSOIL
:OMPACT AND WATER THOROUGHLY
=1RM NATIVE SOIL MOUND
SHRUB PLANTING DETAIL
NOT TO SCALE
EQUAL SPACING
OF PLANT
OR AS SHOWNON
DRAWING
EDGE OF PAVING OR PLANTING BED
SHRUB AND GROUNDCOVER
SPACING DETAIL
NOT TO SCALE
LANDSCAPE NOTES
1. DO NOT DIG BEFORE LOCATING UTILITIES.
2. SUBGRADES, INCLUDING BERMS, TO WITHIN MOTH FOOT PROVIDED BY GENERAL
CONTRACTOR UNLESS OTHERWISE NOTED.
3. SUPPLEMENTAL TOPSOIL SHALL BE A TYPICAL 3-WAY MIX WITH ORGANICS.
4. APPLY 4" DEPTH FINE GRADE BARK MULCH IN ALL PLANTING AREAS. MULCH TO
BE FREE OF WEED SEED, SAWDUST, RESIN OR TANNIN AND SHALL NOT CONTAIN ANY
COMPOUNDS DETRIMENTAL TO PLANT GROWTH.
5. CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY PROPOSED SUBSTITUTIONS
OR UNFORSEEN FIELD CONDITIONS TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT,
6, LANDSCAPE ARCHITECT MAY ADJUST PLANT QUANTITIES OR VARIETIES BASED
ON AVAILABILITY OR FIELD CONDITIONS.
i. ALL PLANT MATERIAL SHALL BE DISEASE FREE AND ARRIVE IN A VIGOROUS
GROWING CONDITION.
O. ALL PLANT MATERIAL SHALL CONFORM TO USA STANDARD FOR NURSERY
STOCK, LATEST EDITION.
I]. ALL MASS PLANTINGS SHALL HAVE TRIANGULAR SPACING.
12. GROUNDCOVER SHALL BE PLANTED THROUGHOUT ALL PLANTING BEDS AT
SPECIFIED SPACING.
13. SPECIFIED PLANT SPACING, IF PROVIDED, SUPERCEDES SYMBOLS SHOWN ON
PLANS.
14. ALL TREE PITS SHALL BE INSPECTED TO INSURE PROPER DRAINAGE.
15, POSITIVE DRAINAGE SHALL BE MAINTAINED. MOUND PLANTING AREAS MINIMUM 12".
16. DECIDUOUS TREES WITHIN INTERIOR VEHICLE USE AREAS SHALL BE MAINTAINED
WITH THE LOWEST BRANCHES AT A MINIMUM OF 6' DISTANCE FROM THE GROUND.
g. CONTRACTOR AGREES TO WARRANTY AND MAINTAIN ALL PLANT MATERIAL FOR
ONE FULL GROWING SEASON PAST INSTALLATION AND SHALL REPLACE DEAD
PLANT MATERIAL WITHIN THAT WARRANTY / MAINTENANCE PERIOD WITH NO
05LIGATION TO THE OWNER
10, TREES SHALL BE DOUBLE STAKED AS SHOWN ON THE DETAILS. STAKES TO BE
REMOVED AFTER ONE FULL GROWING SEASON. TREES THAT HAVE DIED WITHIN THE
ONE YEAR WARRANTY / MAINTENANCE PERIOD SHALL BE REPLACED AND
RE -STAKED PER THE DETAIL.
11. LANDSCAPE CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL INSPECTION AND
ACCEPTANCE BY OWNER
NOTE:
CONSTRUCTION IS WITHIN THE VICINITY OF A HIGH
VOLTAGE POWER TRANSMISSION LINE. CONTRACTOR
SHALL COORDINATE ALL CONSTRUCTION ACTIVITIES
WITH PUGET SOUND ENERGY.
NOTE:
PERMANENT IRRIGATION SHALL BE PROVIDED TO
ALL NEW LANDSCAPE AREAS.
CALL 48 HOURS
BEFORE YOU DIG
1-800-424-5555
PERMIT NO. 13-101491-00-UP
CITY OF FEDERAL WAY
APPROVAL DATE :
SIGNATURE
REVISIONS
NO.
DESCRIPTION/DATE
BY
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
LEANNE D. KUHLMAN
CERTIFICATE No. 743
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JOB NO.:
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DWG. NAME: LA-03
DESIGNED
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DRAWN BY:
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CHECKED BY:
DATE:
05-01-2013
DATE OF
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LA-03
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CONTOUR INTERVAL = 0.5 FT
LEGEND
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ADA PARKING STALL LAYOUT
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PERMIT NO. 13-101491-00-L
CITY OF FEDERAL WAY
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JOB NO.: 1064-018-013
DWG. NAME: EN-03
DESIGNED BY: FBB
DRAWN BY: CJR
CHECKED BY:
DATE:
01-15-14
DATE OF
PRINT:
PC-01
4 OF 8 SHEETS