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03-104310 (2)Top tier of two tiered water quality pond wall — — Two tiered meandering rockery wth vines spilling over top of wall. �— . A � It . - t t t - _. - t t_ - t. L _. _L.: . _ _1 P _ .-I Water Quality Pond -Elevation Sketch Viewing south from SW Campus Drive -- Black vinyl cyclone fence Top tier of two tiered water quality pond wall wth vines spilling over top of wall. Wall 15 to undulate and to be textured for visual interest. µ 'PlantIng on lower wall to screen upper wall. View of lower wall from Campus Drlve is blocked by F>erm.and wegetatjgq ...._... • i Approximate water surface 00 a i i yiope �« ww��u�rMr �r�� «��, r�> t�w�-��r�uwwwu�wi� � w�u��«t�uw��r�-�►�►+�w►� w�, w�►�rw►,w� Water Quality Pond -Section Sketch Low two tiered rockery with low planting between walls and taller planting above walls to obstruct view of pond walls Top of pond berm r i 3. 1 S/ ape 0 2 4 R C;A1 I I SCALE: 1/4" =1'-0" 030091apond-exh 1 pus Crest RECEIVED TRLAD November 8, 2004 oncetual ePlan ASs,o41s�veNE Z004 Kirkland, azsszi.9448 CITY OF FEDERAL WAY BUILDING DEPT. _ f6Z NE 24-2 f - 3 _ w - _ � I •----��----13! 4.9 Q jp ��2 ��o N O I - 35 -' 17 E li QJ m •� D In ® m 2 -n Qzm G)a coo ri to ?01 -13 15j o � I N �► st�� `u � �+ a � �� -n � � t:J Q V /62 GG•at �' 3 r,aa_ 3� w �B3.3y_ � T -•�-•• � '�'". 379 y ,9- w it fb �� Nam,'-.3s• �G.� lZ7.3 0 1 (n Z (n k -C CA Q W D W W W �! 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N � „C V N r+' . � °'Ct,J w � - ago N OD 03 p / C W N U, q c; (o;%AMP11C CREST co D n W - ' rn - •� a y� m & rn v o d C)w M (o KING COUNTY, WASHINGTON Ln 03009.DWG Topo TRLAD ASSOCIATES I j FUTURE i' CONNECTION �.. � #*N A 1 i'r ,1 r'll L111 4Ltea., s . r TION , — - �: w, ;: 92 9 / p •, 9p 20 77^. • r• , 85;. .-li; ' QQ % ea2:; Win; J ,� ,>< J � i �i � � �/ -_ '1 � 46 Is `J r a A9 `- - 'BPA EASEMENT o / \ i 9 7RA1bxe0RRIDOR / ONNECTION TO 6PA TRAIL SYSTEM 2° A \ y/ // �. SIDEWALK / '7 R� F ELATION PROVIDE,,V r , IN P>9NTHER LAKE / 27 2. / CEMENT CONCRETE SCALE: 1 " = 100' � 5 „ ® / SIDEWALK OVER 4 OF 0 50 100 200 I CRUSHED SURFACING TOP COURSE MIN. (TYP) VICINITY MAP NOT TO SCALE PROJECT DA TA Notes: • Layout is intended to convey a design concept, and is subject to change per additional review of existing site conditions, and jurisdiction permit reQuirements. • Boundary and topography from Silverwood Preliminary Plat, dated S/18/2002, by Leroy Surveyors and Engineers. • Sensitive area studies will need to be prepared for this property. Site plan changes may be reQuired after review of these studies. • Bioswale as shown is conceptual only. Actual size and shape my vary. • Site is zoned RM 3600 and will reQuire an amendment to the existing concomitant zoning agreement to allow single family detached development. Assumptions: • Amendment to the existing concomitant zoning agreement will be approved. • Water Quality only reQtired on site. Detention to be located offsite. Project Data • Existing Zoning: RM 3600 (Multi -Family) _ Proposed Zoning: RM 1600 • Approximate area: 978,657 sf (22.47 ac) • Total Proposed number of Lots: 113 lots Area in Campus Drive Buffer: 84,500 sf (1.94 ac) �� ,�s� • Area in Right of Way: "3S,500 sf (5.41 ac) Area in Open Space/Parks: 54,S00 sf (1.2S ac) • Area Remaining for Lots: 604,157 (13.87 ac) ( 000 tp • Minimum Lot Size: S,000 sf L Job • Average Lot Size: 5,34:7 sf ( - Ld4Open Space Calculations: • ReQuired Open Space: 146,799 sf (3.37 ac) k S l 0 (15% Gross Site Area) L • Proposed Open Space: 139,000 sf (3.19 ac) '-'J aJ Campus Drive Buffer: 84,500 sf-3—. I % / m c,, X a to "e, Parks: 39,000 sf " Landscape Areas: 10,000 sf ,1 } 3 ��p -ce- tC� 5 rails: S,S00 sf 1 o �`) I?- w� 1 10 j +.�i �_-6" 3" COMP. DEPTH ATB GUTTER (TYP) COMP. DEPTH GRAVEL BORROW TYPICAL LOCAL STREET SECTION NOT TO SCALE 11814115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com COON LUND PROJECT MANAGER CARL SORENSON. PLS PROJECT SURVEYOR GEOFF TAMBL& PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBMITTAL DATE: 5/7/03 SCALE: Hom.: f =foo' var.: RFCEJ\JF- CITY OF iNG DEY PT. A BUILD STAMP NOT VALID UNLESS SIGNED AND DATED JOB NO. 03-009 SHIO;'P N0. 10F ©2003 TRIAD ASSOCIA PHASE PHI SCALE: 1" = 80' 0 40 80 160 PHASED GRADING NOTES I. The intent of the phased grading is to maintain a temporary perimeter buffer of existing vegetation to help screen the onsite construction from public view. 2. The first phase of clearing and grading should be large enough to permit construction of the storm water Quality facilities (to be used for erosion control during construction), onsite roadways and onsite utilities. The first phase of clearing and grading should also be adeQuate in size to permit completion of the deepest cuts and fills, hopefully achieving an onsite balance in earthwork. This should reduce the trucking of soils from or into the site. 3. The second phase of clearing and grading should begin as the first phase is being completed. The roads and lot grading of the first phase should be at near -complete conditions, minimizing any additional grading. The second phase of clearing and grading has been located around the perimeter of the site, where grading is typically plus or minus a couple of feet. This activi y should be completed relatively Quicky. 4. The setback along Campus Drive should be planted, per the ultimate landscape plan. This would establish a nice, vegetative screen of the project from Campus Drive. The perimeter tree restoration can also be accomplished, aiding to the screening of the BPA Trail. (02004 TRIAD ASSOCIATES TRLAD ASSOCIATES 11814 115th Ave. N E Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com W co qq Q. U M I Z Q Qj 3 N: 0 z ROY E. LEW1S, R., PE PROJECT MANAGER CARL H. SORENSEN, PLS PROJECT SURVEYOR ROY E. LENS, .AR., PE PROJECT ENGINEER KEWN C. THOMAS. ASLA PROJECT LANDSCAPE ARCHITECT FIRST SUBMITTAL DATE: 412112004 SCALE: HOW.: 1 "=80' VKRT.:N/A STAMP NOT VALID UNLESS SIGNED AND DATED JOB NO. 03_ 009 a SHEET NO. W 1OF 1 0 0 M 0 APR 2 0 2004