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08-102842-ADFederal Way CITY OF December 11, 2008 Ms. Sara Coccia AHBL 2215 North 30`h Street, Suite 300 Tacoma, WA 98403 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #08-102842-00-AD; APPROVAL LANDSCAPE PLAN MODIFICATION Federal Way Townhomes NORTH; 31408 281h Avenue South, Federal Way Dear Ms. Coccia: This letter grants approval to your request received February 14, 2008, to modify the approved landscape plan for the Federal Way Townhomes NORTH project at the above -referenced address. Land use approval was granted for this project on March 5, 2007 (Federal Way File No. 06-102983-UP). Your February 14, 2008, letter proposed changes to approved landscape plans due to a request to remove four additional significant trees that were identified for retention per the land use approval cited above. During the course of site clearing and grading, it was determined that four (4) of the significant trees identified for retention would either pose a hazard to the neighboring property to the north and proposed new townhomes, or suffer root damage that would not be survivable. Revised landscape plans were submitted on February 19, 2008, and resubmitted on March 21, 2008, June 12, 2008, July 18, 2008, and September 3, 2008. The revised plans propose planting a total of 10 replacement trees, which meets the minimum tree replacement requirements of FWCC 22-1568. A total of 30 significant trees were removed on the subject site. Further revisions to the proposed modified landscape plans were made in response to comments submitted by Lakehaven Utility District regarding proposed plantings in utility easements that traverse the subject site. These subsequent changes were reviewed by city staff and Lakehaven and have been determined to meet the applicable development standards. Pursuant to FWCC Section 22-411, "Subsequent Modification," the modification request does not constitute a change in use and is determined to have no substantial changes to the impacts on the neighborhood or the City. The modification request is therefore hereby approved. Please contact Senior Planner Janet Shull, AICP, at 253-835-2644 should you have any questions about this Ietter. Sincerely, An 6L__ Greg Fewins, Director Community Development Services enc: Approved Modified Landscape Plan Sheets L1, L2, L3, L4, and L5 dated received September 3, 2008. c: Janet Shull, AICP, Senior Planner Scott Sproul, Assistant Building Official Kevin Peterson, Engineering Plans Reviewer John Jensen, Lakehaven Utility District Doc I.D. 48054 7/2/10 Notes re: Federal Way Townhomes North 31408 28t' Avenue S • Per Building Official, new owners were allowed to renew original applications prior to expiration by payment of fees equal to the plan review fees paid at initial submittal. They are thereby vested to the 2006 codes. Renewal valid for 180 days in which they must get extension or permits issued. ■ New permit numbers assigned in Amanda for renewal, with all other information remaining the same. ■ Plans to be relabeled with updated permit numbers as time allows. 0 Prior to issuance, need to deal with: o Addressing for individual buildings? o Fees — recalculate based on 2010 fee schedule? o Impact fees — new forms required. Fees to be current or did they vest at application in 2007? o Contractor information. o Probable that Union Bank will not be owner/developer but will sell the property w/approved plans; need to make sure all owner/applicant info is up to date and transfer of applicant documentation received. Current Owner is Union Bank (formerly Frontier Bank) Contact: Brian Dunnigan (425) 423-7279 briandunnigan@frontierbank.com Gs :.s OVA Lin September 3, 2008 Ms. Janet Shull City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Mr. John Jensen Lakehaven Utility District PO Box 4249 Federal Way, WA 98063-4249 Project: Federal Way Townhomes North, Our File No. 205739.30 Subject: Landscape Plan and Tree Preservation Plan Modifications Federal Way File #06-102983-00-UP, Lakehaven Project No. 6307016 Dear Ms. Shull and Mr. Jensen: In response to Mr. Jensen's comments dated August 1, 2008, we have modified the title of this project in the landscape plan drawings. The title is now shown as Federal Way Townhomes North. If you have any questions, please call me at (253) 383-2422. Sincerely, L.Ph Zick/4r Len Zickler AICP, FASLA, LEED° AP Vice President ELB/lah Enclosures c: Lisa Klein, AHBL V: \Planning\Yr_2005\205739\205739tm_04_Janet_Shu I I_wp. door 20080903_Ltr_(Janetshull)_205739.30 RESUBMITTED SEP 0 3 2008 CITY OF FEDERAL WAY BUILDING DEPT. Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEL 253.303.2572 FAx www.ahbl.com —�- a Date: August 1, 2008 To: Janet Shull From: John Jensen LAKEHAVEN UTILITY DISTRICT I -UV-t M [I)k"M0111"L%� RE: Federal Way Townhomes - (08-102842-00-AD) Project No. 6307016 The Landscape Plans with July 18, 2008 submittal date to the City'of Federal Way Building Department for the subject development are generally consistent with proposed the property layout shown on the water and sewer plans submitted to Lakehaven for review in conjunction with the referenced project. This plan shows the access roadway to sewer manhole located east of the terminus east/west drive access located the south of Building #2. The trees show near the proximate of the water and sewer facilities are spaced far enough away from the facilities to be acceptable. Please note the Project Title in the title bar and across the top of Sheet Ll reference "South Fork Federal Way Townhomes." These should be changed to reflect the true project name. Please do not hesitate to contact me, if you have any questions. I may be reached by phone at (253) 946-5406, by electronic mail at jjensen@lakehaven.org, or by fax at (253) 529-4081. RESUBMITTED JUL 18 2008 CITY OF FEDERAL WAY BUILDING DEPT. July 18, 2008 Ms. Janet Shull City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Mr. John Jensen Lakehaven Utility District PO Box 4249 Federal Way, WA 98063-4249 Project: South Fork — Federal Way Townhomes, Our File No. 205739.30 Subject: Landscape Plan and Tree Preservation Plan Modifications Federal Way File #06-102983-00-UP, Lakehaven Project No. 6307016 Dear Ms. Shull and Mr. Jensen: In response to your comments dated July 2 and June 23, 2008, respectively, we have modified the Federal Way Townhomes Landscape Plan. The caliper specified for street trees has been increased to 2.5 inches. 2. An approximately 11 x 8 gravel pad has been added to the Type III landscape buffer adjacent to Manhole #1. The pad runs from the roadway centerline to the curb. Shrubs that previously were immediately west of the manhole have been moved to the north and south of the gravel pad. The two magnolia trees northwest and southwest of the manhole remain. The magnolias will be planted approximately 20 feet apart. This spacing should be sufficient for maintenance vehicle access to the manhole. The Chamaecyparis lawsoniana tree that had been within 5 feet of the existing waterline in the southwest corner of the property has been relocated. The southwestern -most Acer campestre was removed and the Chamaecyparis lawsoniana was shifted to the Acer's former position. The Chamaecyparis is now 12 feet from the centerline of the waterline. This change altered the spacing of remaining trees in this section of the Type III buffer. To maintain Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TA C O M A 2215 North 30th Street Suite 300 Tacoma, WA 90403-3350 253.383.2422 TEL 253.383.2572 FAx www.ahbl.com Ms. Janet Shull Mr. John Jensen July 18, 2008 Page 2 the integrity of the buffer, an additional Chamaecyparis iawsoniana was added at the north end of this buffer section. If you have any questions, please call me at (253) 383-2422. Sincerely, Lev? 9—iLkl f r Len Zickler AICP, FASLA, LEED° AP Vice President ELB/lah Enclosures c: Lisa Klein, AHBL V:\Planning\Yr_2005\205739\205739tm_03_Janet_Sh ull_wp.doa 20080718_Ltr_(J a n et S h u l l )_205739.30 o©oa CITY OF CITY HALL A�k Federal Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com July 2, 2008 Mr. Len Zickler, ASLA AHBL 2215 North 301h Street, Suite 300 Tacoma, WA 98403 Re: File #08-102842-00-AD; PLANNING DIVISION COMMENTS Federal Way Townhomes; 31408 28th Avenue South, Federal Way Dear Mr. Zickler: The City of Federal Way has completed review of your submittal received June 12, 2008. The proposed planting of 10 replacement trees within the interior of the site as proposed on the June 10, 2008, Plan Sheet L1 meets the city's significant tree replacement requirements. In our review of the resubmittal, staff identified the following items that need to be addressed: 1. The street trees indicated on Sheet L1 must be a minimum of 2.5 inch caliper to meet City of Federal Way requirements. 2. Please see enclosed June 23, 2008, memorandum from Jon Jensen of the Lakehaven Utility District and address the comments contained within. Please submit five copies of resubmitted plans along with a completed Resubmittal Form (enclosed). If you have any questions regarding Mr. Jensen's comments please contact him directly at (253) 946-5406, or jjensen �.lakehaven.org. If you have any other comments or questions, I may be contacted at (253) 835-2644, orjanet.shull@cityoffederalway.com. Sincerely, Janet Shull, AICP 'senior Planner Enc: June 23, 2008, Memorandum from Jon Jensen, Lakehaven Utility District Resubmittal Form c: Kevin Peterson, Engineering Plans Reviewer Jon Jensen, Lakehaven Utility District File Doc. ID 46093 LAKEHAVEN UTILITY DISTRICT MEMORANDUM Date: June 23, 2008 To: Janet Shull From: John Jensen RE: Federal Way Townhomes - (08-102842-00-AD) Project No. 6307016 The Landscape Plans with June 17, 2008 submittal date to the City of Federal Way Building Department for the subject development are generally consistent with proposed the property layout shown on the water and sewer plans submitted to Lakehaven for review in conjunction with the referenced project. The plans show landscape trees are in the existing easement along the west side of I-5 will be trees in the approved list and the trees appear to be a minimum of 5-feet from the water and sewer facilities and/or use approved tree species. This project is to maintain vehicle access to the sewer Manhole # 1 that is east of the east/west drive access on the south of Building #2. The Chamaecyparis Lawsoniana (Silberstar False Cypress) shown with Lakehaven's easement at the south end of the project is not acceptable. This tree specie is not on the approved list of trees (list inserted in Table below) and grows to a height of 40-feet with a width of 18-feet and has a deep extensive root system, according to www.monrovia.com. The Landscape Plan indicates that this tree will be planned within 2-feet of the water main in that area. Acceptable Landscape Trees within Lakehaven Easement Common Name Species Name Approved Miscellaneous Pyramidal Thuja occidentalis 2121/06 Trunks minimum 18" Arborvitae 'Pvramidalis' offset from pipeC/L. Waxleaf Privet Ligustrum japonicum 12/27/06 Trunks minimum 18' 'Texanum' (L. texanum) offset from pi e C/L. Saucer Magnolia Magnolia x soulangiana 12/27/06 Trunks minimum 18" offset from pipe C/L. Slender Hinoki False Chamaecyparis ©btusa Gracilis 11/28/07 Trunks minimum 18" Cypress offset from pipe C/L. Moonglow Juniper Juniperus Scopulorum Moonglow 11/28/07 Trunks minimum 18' offset from pipe C/L. NOTE: Anyproposed encroachment into Lakehaven easement requires approval from Lakehaven, including those types of landscaping listed above. Please do not hesitate to contact me, if you have any questions. I may be reached by phone at (253) 946-5406, by electronic mail at jjensen@lakehaven.org, or by fax at (253) 529-4081. June 10, 2008 Ms. Janet Shull City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Project: South Fork — Federal Way Townhomes, Our File No. 205739.30 Subject: Landscape Plan and Tree Preservation Plan Modifications Federal Way File #06-102983-00-UP Dear Ms. Shull: In response to your comments dated April 20, 2008, we have modified the Federal Way Townhomes Landscape and Tree Retention Plans. Previously, 10 replacement trees were identified as street trees along 28th Avenue South. The same number of replacement trees is now identified along the development's interior streets. Because interior streets are not considered a part of required landscape areas, the specified caliper of the new replacement trees is 3 inches. The street trees previously along 28th Avenue South remain, but are no longer designated as replacement trees. As you requested, evergreen trees have been added to the Type III landscape buffer along 28th Avenue South. If you have any questions, please call me at (253) 383-2422. Sincerely, Len Zickler AICP, FASLA, LEED° API Vice President ELB/lsk Enclosures c: Lisa Klein, AHBL V:\Planning\Yr_2005\205739\LA_Plan\205739-let-Janetshull-6_09_08_wp.doc 20080610_Ltr (Shull)_205739.30 Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors RECEIVE® TA C O M A 2215 North 30th Street J U N 12 2008 Suite 300 Tacoma, WA 98403-3350 CITY OF FEDERAL WAY 253.303.2422 TEL CDS 253.383.2572 FAx www.ahb1.com A�kCITY OF Federal Way April 30, 2008 Mr. Len Zickler AHBL 2215 North 30`h Street, Suite 300 Tacoma, WA 98403-3350 Re: File #06-102983-00-UP; LANDSCAPE PLAN COMMENTS Federal Way Townhomes; 31408 281h Avenue South, Federal Way Dear Mr. Zickler: CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com I have reviewed the resubmitted landscape plans received March 21, 2008. The purpose of the resubmittal was to request a modification to the landscape plans in order to accommodate additional replacement trees. The additional replacement trees are required because significant trees that were identified as potential retention trees per the land use approval ultimately had to be removed due to their proximity to the building foundations. I have the following comments on the March 21, 2008, landscape plan resubmittal: 1. The proposed replacement trees are indicated on the landscape plan sheets as street trees. Street trees can not be utilized as replacement trees; replacement trees must be on the subject site. Please note that per FWCC 22-1568(c)(1)(g), no more than 50 percent of the replacement trees may be located in required landscape areas, such as buffer and perimeter landscape areas. In addition, if replacement trees are proposed in these required landscape areas, the planting size increases to a minimum of 12 feet tall if evergreen and a minimum of 3.5 inches caliper if deciduous. It may be prudent to distribute the replacement trees throughout the site. 2. Evergreen trees that were indicated within the required Type III landscaping adjacent to 28`h Avenue South on prior submittals are now missing. Per FWCC 22-1565(c), Type III landscaping shall be a mixture of deciduous and evergreen trees with large (minim 24 inches tall) shrubs and groundcover to result in a continuous visual buffer. Evergreen trees must be added to this perimeter landscape area, as well as deciduous trees. Please submit five copies of the revised landscape plans addressing the comments above (include the enclosed resubmittal form). If you have any questions about the landscaping requirements, you may contact me at 253-835- 2644, orjanet.shull@cityoffederalway.com. Shull, AICP r Planner Enc: Resubmittal Form Doc. I D. 45252 March 20, 2008 Ms. Janet Shull City of Federal Way PO Box 9718 Federal Way, WA 98063 Mr. John Jensen Lakehaven Utility District PO Box 4249 Federal Way, WA 98063-4249 Project: South Fork — Federal Way Townhomes, Our Federal Way File #06-102983-00-UP Subject: Landscape Plan and Tree Preservation Plan Dear Ms. Shull and Mr. Jensen: :�1■ mob RESUBMITTED MAR 2 12008 CITY OF FEDERAL WAY BUILDING ❑EPT. File No. 205739.30 Modifications In response to John Jensen's memo dated March 5, 2008, we would like to request modifications to the approved Federal Way Townhomes Landscape and Tree Retention Plans. Existing and proposed sewer and water easements are shown on the landscape and tree preservation plans dated March 20, 2008. In the east perimeter of the site, within the sewer easement, we have revised the tree species to those approved by the Lakehaven Utility District. The new trees are proposed to be planted 5 feet or more from the existing 8-inch sewer line. Tree substitution and tree positioning was also modified in the proposed sewer easement that intersects the existing sewer easement. We believe the new plantings still meet the intent of a Type III Visual Buffer as required by FWCC 22-1565.c.1 and 2 and 22- 1566.c.1 for multifamily residential landscaping requirements. To balance the tree species across the site, the landscape plan was also revised in the site's west Type III Visual Buffer. Two tree species proposed in February (Thuja plicata and Acer campestre) were replaced with specimens of Magnolia soulangiana and Chamaecyparis obtusa'Gracilis'. We believe this revision also meets the intent of the Type III Visual Buffer requirements and creates a more cohesive landscape for the future residents of the development. Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEL 253.383.2572 FAx www.ahbl.com Ms. Janet Shull Mr. John Jensen March 20, 2008 Page 2 The revisions in the east sewer easement required removal of 5 of the 9 Douglas fir trees that we proposed February 19, 2008 as replacement significant trees. We have opted to remove all of the Douglas fir trees from the plan, and now propose designating the 10 Acer rubrum along 28th Avenue (west side of site) as replacement significant trees. This revision exceeds the requirements of FWCC 22-1568 for significant trees. If you have any questions, please call me at (253) 383-2422. Sincerely, Len Zickler, FASLA, AICP, LEED° AP Principal ELB/lah Enclosures c: Lisa Klein, AHBL V:\Planning\Yr_2005\205739\LA_Plan\205739-let-JanetSh ul I-3_20_08_wp.doc 20080320_Ltr_(Shul I)_205739.30 01003 LAKEHAVEN UTILITY DISTRICT MEMORANDUM Date: March 5, 2008 To: Janet Shull From: John Jensen RE: Federal Way Townhomes - (06-102983-00-UP) Project No. 6307016 MAR 2 12008 CITY OF FEDERAL WAY BUILDING DEPT. The Landscape Plans with February 19, 2008 submittal date to the City of Federal Way Building Department for the subject development are generally consistent with proposed the property layout shown on the water and sewer plans submitted to Lakehaven for review in conjunction with the referenced project. There is an existing sanitary sewer within a easement along the west edge of the I-5 and east of the retaining wall that is not shown on the reference Landscaped Plan. No tree can be planted within 5- feet of the sewer main and Lakehaven currently only allows specific species to be planted in the easement area as identified the following chart: Acceptable Landscape Trees Within Lakehaven Easement Common Name Species Name Approved Miscellaneous Pyramidal Thuja occidentalis 2/21/06 Trunks minimum 18" Arborvitae 'Pvramidalis' offset from pipe C/L. Waxleaf Privet Ligustrum japonicum 12/27/06 Trunks minimum 18" 'Texanum' (L. texanum) offset from pipe C/L. Saucer Magnolia Magnolia x soulangiana 12/27/06 Trunks minimum 18" offset from pipe C/L. Slender Hinoki False Chamaecyparis Obtusa Gracilis 11/28/07 Trunks minimum 18'7 Cypress offset from pipe C/L. Moonglow Juniper Juniperus Scopulorum Moonglow 11/28/07 Trunks minimum 18" offset from pipe C/L. NOTE: Any proposed encroachment into Lakehaven easement requires approval from Lakehaven, including those types of landscaping listed above. The replacement trees and several other trees identified on the referenced landscape plan are not acceptable. Please have the landscape plan revised to show the existing and proposed water and sewer facilities, existing sewer easement and either reposition the trees to be a minimum of 5-feet from the water and sewer facilities and/or use approved tree species. Also the sports court located on the south end of Bldg. 6 is located over the proposed water main. The developer will need to encase the water main if under the sports court. For Specific, technical questions regarding Lakehaven's comments should be addressed to Lakehaven's John Jensen the engineering technician assigned to this project. I may be reached at jjensen@lakehaven.org or 253-946-5406. February 14, 2008 Janet Shull City of Federal Way PO Box 9718 Federal Way, WA 98063 Project: South Fork — Federal Way Townhomes, Our File No. 205739.30 Federal Way File #06-102983-00-UP Subject: Request for Modification to Landscape Plan and Tree Preservation Plan Dear Ms. Shull: We would like to request a modification to the approved Federal Way Townhomes Landscape and Tree Retention Plans, which received land use approval March 5, 2007. During site construction it came to my attention that the contractor was concerned for the long term health and safety of the four significant trees that were planned to be retained. I visited the site during construction and confirmed that the two 30" diameter fir trees along the north property line would be hazardous to the existing structures located to the north as well as the new Federal Way Townhomes due to potential for blow down. Additionally, due to the planned location of the buildings and site grading and construction practices, I confirmed that it is also not possible to avoid damage to the root structures of all four significant trees. Given the above conditions, it is my recommendation that all four of the significant trees be removed and replanted in accordance with Federal Way Municipal Code (FWMC) standards. The enclosed modified Landscape and Tree Retention Plan accounts for the removal of the four trees and for their replacement as follows: The total number of significant trees on the site prior to construction was 30. Per FWMC 22-1568.c.1.a, significant trees must be replaced "in amount equal to 25 percent of the significant trees" that existed prior to site development activity. For this site, 25 percent is approximately 8 replacement trees. FWCC 22-1568.c.5.b also requires replacement trees consist of evergreen trees a minimum of 10 feet in height and/or deciduous trees a minimum of 3-inch caliper. HESUnnflfl p_ ED FEB 1 9 2008 0 6 -102 8 3 CITY OF FE � ®P WAI,/ Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEL 253.383.2572 rax www.ahbi.com Janet Shull February 19, 2008 Page 2 The previously approved landscape plans proposed 5 new trees and retention of 4 existing trees, for a total of 9 significant trees. For this plan revision, the proposed number of new trees will be 9, with no retained trees. This revision maintains the same number of significant trees as was previously approved. The new trees will consist of all new evergreen trees (Douglas fir) a minimum of 10 feet in height. If you have any questions, please call me at (253) 383-2422. Sincerely, 1��21 Len Zickler, FASLA, AICP, LEED° AP Principal ELB/sca Enclosures Lisa Klein, AHBL V:\Plann ing\Yr_2005\205739\LA_Pla n\205739-let-Janetshul I-treeplan-wp. doc 20080214_Ltr_(ModTreePres)_205739.30.doc 1010130 �0if23%2008 08:52 2537350968 OLSONCONST PAGE 02 DON OLSON CONSTRUCTION INC. 3302 A STREET SE AUBURN, WASHINGTON 98002 R0- 13OX 930 SUMMER, WASHINGTON 98390 (253) 73&0911 FAX (2531735-0968 January 18, 2008 Janet Stull City of Federal 'Way P0Box 971.8 Federal Way, WA 98063-9718 Re: Federal Way 'Town 1-lomes Janet, This letter is in rsgards to Federal Way TOwk, .I~l;omes hermit number 0-6-102983-U.P 'Iilere are a total of Four existing trees that are identified on the print to be saved. TIlree Of then are going to be a liability issue. FM enclosing a letter that I received on 12/19/06 fro.tn the ,next -door neighbor. Brian Kardos the City of Federal Way inspector has looked at the trees if you have a.ny questions. There is one other tree that will be too close to a new building and the roots will be compromised therefore again it will become a liability issue. . I have always been of the Mindset that it's better to be proactive than reactive. W[th that tit mind I ,need you to tell me what I need to do to nzitigate ground this potential probletn. We will be stalling to clear on Tuesday, January 22, 2008. Very truly yours, Donald R. Browxt I00n 0l8011 Construction, liyc. 101/23,12008 08:52 2537350968 OLSONCONST I—) PAGE 03 South Fork Homes TLC Donald Olson 16624 i 5 th St Ct E PO Box 930 Su"I el', W,A, 98390 WESTHILL POINTE, LLC P" O. BOX 7951 BONNET" LAKE, WA 98391. (253) 709-2974 12/1. 9/06 RF: Dangerorjs trees; located at 31408 28`h Ave S. Federal Way, WA 98003�5003 Dear Donald, We have txoticed a number of falling branches over the years onto ow- Prop has broken the fence that separates our erry: which properties. Recently there has been a siniieant shifting in a few large trees that are just beyond the fence on your property and due to Zook very dangerous. I 'rave tried to contact you by phone but I have had no luck. Resiaectfully, I wotalcl like to discuss the tree issue with you and document this letter as an attempt to fix the PI-obletn before they tall and seriously hurt someone. Please COMMnee at your earliest can�rience_ I have forwarded this letter to your physical and 1-h PO'Box adcb�esses. 4k k you for your time and consideration. Westhill Mime LLC 31 264 28`h ,Ave S Federal Way, WA 98003 (253) 709-2974 f01/'2-/2008 08:52 2537350968 OLSONCONST PAGE 04 rrint jvia.p cage l Ne1of1 0 King County IgMMM Sr'�27f1q(�p�� Parcel Map and Data D921-04q b7' d449 Federal Way a p � Partcel Number 0921049148 Address 31408 28TH AVE S Zipcode 98003 Taxpayer SOUTH FORK HOMES L,LC 7a Iniarmaftan int laded on this map has been compiled by limo County awff from a rrlety of sotrrcea "d !s subjeet to change without natica. king County makes no presentations or warranttea, expr®ss or imprfed, as to accuracy, oomp;gtoness. neliness, or rights to the usd of tzurt, irrformation. Y,irig County olio;I not tse} Roble for any 108mer1 ,specter, Of D,, inctderttef, or conWuential damages Including, but not limited East revenues ar iast proflts resultrng irarn the u20 or miSUS s Of the InforrnFition ntained on tryts map. Any sale of ttV$ map or rpforrnatl0n ❑n [his map is p �rahiblGgd = by written pormssslon of t(rno COL Sy vistt;nq this and othar King County web pages, you expressly spree to be bound q terms and c4ndltlons of the site, Tag 4004A.. 11-11P:1/WvrVl5.rzletrokc-90v/parcelViemlet/.f�i,,int ,Proce s,a,"p 12/19/2006 0 W D z I I — co EXISTING 8" SEWER LINE GRAPHIC SCALE EXISTING 8" SEWER LINE SHEET INDEX SHEET DESCRIPTION Ll LANDSCAPE PLAN L2 TREE PRESERVATION PLAN L3 LANDSCAPE DETAILS L4 LANDSCAPE DETAILS L5 IRRIGATION DETAILS NOTE: SEE SHEET L2 FOR LANDSCAPE NOTES AND DETAILS. OPEN SPACE AREA TOTALS 1,118 5Q FT OPEN SPACE #1 4 045 5 FT OPEN SPACE #2 A 1,446 SQ FT OPEN SPACE #3 $2015Q FT OPEN SPACE #4 2,807 SQ FT OPEN SPACE #5 1,070 SQ FT OPEN SPACE #6 11,687 SQ FT OF OPEN RECREATION �AREA PROVIDED.11600 SQ FT REQUIRED; (29 UNITS X 400/UNIT = 11600 SQ FT.) PLANT SCHEDULE LEGEND X PLANT SYMBOL =1 # PLANT QUANTITY PROPERTY FENCE CHAIN LINK FENCE RETAINING WALL DETAIL NUMBER SHEET NUMBER SYMBOL CODE QTY BOTANICAL NAME ' COMMON NAYS -7 SIZE REMARKS O TREES Ti 22 ACER CAMPESTRE HEDGE MAPLE 1.5" B & B, 15' O.C. T2 16 ACER CIRCINATUM VINE MAPLE 1.5" CAL, B & B, 10' O.C. T3 13 ACER RUBRUM 'RED SUNSET' RED SUNSET MAPLE 2.5" CAL. B & B, 30' O.C. UR 10 ACER RUBRUM 'RED SUNSET' RED SUNSET MAPLE REPLACEMENT 3" CAL. B & B, 30' O.C. T4 13 BETULA JACQUEMONTII CLUMP FORM CLUMP JACQUEMONTII BIRCH 14-16' B & B, 15' O.C. • • . T5 37 CHAMAECYPARIS LAWSONIANA LAWSON CYPRESS 6' B & B, 15' O.C. T6 16 CHAMAECYPARIS OBTUSA 'GRACILIS' SLENDER HINOKI CYPRESS 6' B & B, 5' O.C. 17 12 LIGUSTRUM JAPONICUM 'TEXANUM' j WAX LEAF PRIVET 6' B & B, 6' O.C. T8 22 MAGNOLIA SOULANGIANA SAUCER MAGNOLIA 1.5" B & B, 20' O.C. y H RUBS S1 0 25 CORNUS SERICEA RED TWIG DOGWOOD 18-24" CONT., 4' O.C. S2 C 324 GAULTHERIA SHALLON SALAL 1 GAL. CONT., 2' O.C. S3 17 PRUNUS LAUROCERASUS 'OTTO WYKEN' OTTO WYKEN LAUREL 18-21" CONT, 5' O.C. S4 107 RHODODENDRON SP. RHODODENDRON VARIETIES 24-30" B & B, 5' O.C. S5 =• 40 VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 12-18" B & B, 3' O.C. S6 58 VIBURNUM TINUS 'SPRING BOUQUET SPRING BOUQUET LAURESTINUS 24-30" B & B, 5' O.C. ©ROUND COVER G1 1367 CAREX MORROWII 'ICE DANCE' ICE DANCE JAPANESE SEDGE 1 GAL. CONT., 2' O.C. G2 24 FRAGARIA CHILOENSIS ORNAMENTAL STRAWBERRY 1 GAL. CONT., 2' O.C. G3 1040 GAULTHERIA SHALLON SALAL 1 GAL. CONT., 2' O.C. :.K';f xrw'�"H?.�^��''ar ' '4?«?� r?.w•tin`aa:r`r �y?,'S "`L'�}„^:}..•�1Zf�;v.wep=l w�Y•:: y�:';u'Ti �T"j�Y:-r'k;';' G4 340 MAHONIA NERVOSA LOW OREGON GRAPE 1 GAL. CONT., 21 O.C. G4 538 MAHONIA REPENS CREEPING MAHONIA 1 GAL. CONT., 2' O.C. G51 1 270 VINCA MINOR DWARF PERIWINKLE 12-18" CONT., 2' O.C. .................................... L1 10,329 SQ FT HYDROSEED MIX ...................................................... . . . . . . . . . :::: L2 1,658 SQ FT TURF SOD L3 87 SQ FT 5 8"-MINUS GRAVEL, 4" DEEP FOR MAINTENANCE VEHICLE ACCESS REPLACEMENT SIGNIFICANT TREE RETAINING WALL AND SIDEWALK SECTION CUT 1 Inch = 5 Feet Nr1, � ` 11 AgN, ACAK )E'LA►N AP f ' `yp- j q htth t Number: Approved By: Date: TT11rieT1tS: Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA • SEATTLE 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253,383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Pro iect Title: SOUTHFORK FEDERAL WAY TOWNHOMES, SITE DEVELOPMENT PERMIT SET Client: SOUTHFORK HOMES, LLC Job No. P.O. BOX 930 SUMNER, WA 98390 205739.30 Issue Set & Date: SEPTEMBER 3.2008 U L STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT LEONARD E. ZI LE CERTIFICATE NO. 367 REUSE OF DOCUMENTS THIS DOCUMENT NAS DEEN SIGNED ETECTRQACALLY IN ACCORDANCE WITH WAC 196-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERRHCATION AND SIGNATURE. THE IDEAS AND DESIGNS INCOIiPORA1ED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AIR AND IS NOT TO BE USED, DI WHOLE OR UI PART, FOR ANY OTHER PROJECT WITHOUT NRIM AUTHORIZATION OF AHDL PROJECT TITLE CHANGE PER ©LAKEHAVEN COMMENTS AUGUST 1, 2008 REVISIONS BASED ON LAKEHAVEN COMMENTS JUNE 23, 2008 AND FEDERAL AWAY COMMENTS JULY 2, 2008 ®REVISIONS BASED ON CITY COMMENTS DATED APRIL 30, 2008 A REVISIONS 10/17/07 A REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: Sheet Title: LANDSCAPE PLAN RJ C ( 1P9°" f LZ Sheet No. P 0 3 2008 Y OF FEDLERAI� ?O�j,a BUILDING DEO. � UIL, # ( IN FEET ) 1 inch = 20 ft OPEN SPACE AND PLANTING BUFFER SECTION CUT 1 Inch = 5 Feet 01 5 Sheets 7477si 1 Eli �• O� zI' >I Q l w- e I / / J / / I, f/ EXISTING 8" GRAPHIC SCALE SEWER LINE n m sn .o EXISTING 8" SEWER LINE DOUGLAS FIR TREES TO BE REMOVED WESTERN RED CEDAR TREES TO BE REMOVED REPLACEMENT FOR SIGNIFICANT TREE AMDSCt"11� .L P LAN fill i L�� Y Lt91+ PDeartme°it Nuber-- Appr(o�y: .._ Ctn�nts�_ _ NOTE: SEE SHEET L3 FOR LANDSCAPE NOTES AND DETAILS. TREE PRESERVATION TABLE EXISTING TREE TYPE DBH # PRESERVED # REMOVED DOUGLAS FIR 15 0 1 FIR 18 0 3 FIR 1 20 0 2 FIR 23 0 1 FIR 24 0 1 FIR 27 0 2 FIR 28 0 1 FIR 29 0 1 FIR 30 0 4 FIR 34 0 2 FIR 36 0 1 FIR 48 0 1 OAK 1 24 0 1 OAK 30 0 1 WESTERN RED CEDAR 15 0 1 CEDAR 23 0 2 CEDAR 24 0 1 CEDAR 27 0 1 CEDAR 35 0 1 CEDAR 36 0 1 CEDAR 38 0 1 EXISTING SIGNIFICANT TREE COUNT 0 30 TOTAL REQUIRED SIGNIFICANT TREE RETENTION RESTORATION 25% PER FWCC 2-1568 8 TREES=25% REQUIRED SIGNIFICANT TREES TO BE REPLACED 8 PROPOSED REPLACEMENT TREES — ACER RUBRUM 10 PROPOSED FINAL SIGNIFICANT TREE COUNT 10 Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors v ' Q e."N z I d `�,>' n T A C O M A - S E A T T L E 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Project Title: SOUTHFORK FEDERAL WAY TOWNHOMES, SITE DEVELOPMENT PERMIT SET Client: SOUTHFORK HOMES, LLC Job No, P.O. BOX 930 SUMNER, WA 98390 205739.30 Issue Set & Date: SEPTEMBER 3, 2008 /non\ STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT 4LEONARD E. ZI LE CERTIFICATE NO. 367 REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE YATH WAC 196-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WLL INVAUDATE THE DOCUMENT, MY CERWICATION AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN MOLE OR IN PART, FOR ANY OTHER PROJECT HITHOUT WRITTEN AUTHOPRAAON OF Awl.. PROJECT TITLE CHANGE PER ©LAKEHAVEN COMMENTS AUGUST 1, 2008 A REVISIONS BASED ON CITY COMMENTS A DATED APRIL 30, 2008 AREVISIONS 10/17/07 A REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: Sheet Title: TREE PRESERVATION k Xd.Jss� K E Designed bv, RJ Sheet No. L 2 of 5 Sheets F ( IN FEET ) A inch = 20 ft 2 GENERAL LANDSCAPE NOTES 1 SUBMIT TO LANDSCAPE ARCHITECT (L.A.), ONE MONTH PRIOR TO CONSTRUCTION, CONFIRMED PROCUREMENT ORDERS FOR ALL PLANT MATERIAL. PROVIDE THE QUANTITY, LOCATION, PHONE NUMBER AND ADDRESS OF THE GROWER. 2 CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUANTITY OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. IF A DESCREPANCY BETWEEN THE PLAN AND PLANT SCHEDULE IS ENCOUNTERED, NOTIFY THE L.A. FOR CLARIFICATION IMMEDIATELY. 3 REFER TO CIVIL DRAWING SHEETS FOR GRADING AND UTILITY LOCATION. 4 CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING UNDERGROUND UTILITIES. IF UTILITIES ARE ENCOUNTERED, CONTRACTOR SHALL PROMPTLY INFORM GENERAL CONTRACTOR AND REPAIR ANY DAMAGES. 5 OBTAIN WRITTEN APPROVAL OF FINISHED GRADES FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING OR SEEDING. 6 CONTRACTOR SHALL IMPORT 6 INCHES OF COMPOST FOR ALL LANDSCAPE AREAS. COMPOST SHALL BE THOROUGHLY INCORPORATED IN THE TOP 12" OF EXISTING SOIL, COORDINATE WITH GENERAL CONTRACTOR TO DETERMINE QUANTITIES NEEDED. 7 CONTRACTOR SHALL INSTALL 3 INCHES OF FINE MULCH IN ALL SHRUB,AND GROUND COVER BEDS. ALL TREE WELLS WITHIN LAWN AREAS SHALL HAVE A 3-FOOT DIAMETER RING 'OF FINE MULCH 3 INCHES DEEP. 8 CONTRACTOR SHALL CLEAN UP ALL DEBRIS AND LEAVE SITE IN A NEAT CONDITION. 9 CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL THEN MAINTAIN SITE AS DESCRIBED IN SPECIFICATIONS AFTER FINAL ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. Civil Engineers '15 Structural EngineersFEDERAL WAY TOWNHOMES NORTH �� a Landscape Architects Community Planners Land Surveyors (y F 3, Neighbors GENERAL HYDROSEED NOTES UNLESS OTHERWISE STATED ON APPROVED PLANS, THE REQUIRED METHOD OF SEEDING SHALL BE BY AN APPROVED HYDROSEEDER WHICH UTILIZES WATER AS THE CARRYING AGENT, AND MAINTAINS CONTINUOUS AGITATION THROUGH PADDLE BLADES. IT SHALL HAVE AN OPERATING CAPACITY SUFFICIENT TO AGITATE, SUSPEND, AND MIX INTO A HOMOGENEOUS SLURRY THE SPECIFIED AMOUNT OF SEED, WATER, FERTILIZER AND MULCH. GRASS SEED ALL GRASS MIXTURES SHALL CONTAIN FRESH, CLEAN, NEW CROP SEED. SEED IS TO BE MIXED MECHANICALLY ON THE SITE, OR MAY BE MIXED BY THE DEALER, IF SEED IS MIXED ON -SITE, EACH VARIETY SHALL BE DELIVERED IN THE ORIGINAL CONTAINERS BEARING THE DEALER'S GUARANTEED ANALYSIS. IF SEED IS MIXED BY THE DEALER, THE CONTRACTOR SHALL FURNISH TO THE LANDSCAPE ARCHITECT THE DEALER'S GUARANTEED STATEMENT OF THE COMPOSITION OF THE MIXTURE AND THE PERCENTAGE OF PURITY AND GERMINATION OF EACH VARIETY. GRASS SEED SHALL BE PURCHASED FROM A RECOGNIZED DISTRIBUTOR AND SHALL BE COMPOSED OF THE FOLLOWING VARIETIES MIXED IN THE PROPORTIONS INDICATED. SEED SHALL MEET THE MINIMUM PERCENTAGES OF PURITY AND GERMINATION SPECIFIED. SEED SHALL BE APPLIED AT THE RATE OF 240 POUNDS PER ACRE, UNLESS OTHERWISE SPECIFIED BELOW ON THE APPROVED PROJECT PLANS. WAIER THE CONTRACTOR IS RESPONSIBLE FOR ENSURING A WELL -ESTABLISHED STAND OF GRASS THAT IS ACCEPTABLE TO THE LANDSCAPE ARCHITECT FOR THE PURPOSE INTENDED. WATERING IS SUGGESTED AT LEAST TWICE A WEEK DURING THE GROWING SEASON AND AS NEEDED AFTERWARDS. FERTILIZER ZER FERTILIZER SHALL BE A COMMERCIAL MIX WITH A 16-14-8 FORMULA, INCLUDING 50 PERCENT SLOW RELEASE NITROGEN, OR THAT MIX AS RECOMMENDED BY THE SEED SUPPLIER AND APPROVED FOR USE BY THE LANDSCAPE ARCHITECT. MULCH WOOD OR RECYCLED NEWSPAPER CELLULOSE FIBER MULCH SHALL BE APPLIED AT THE RATE OF 2,000 POUNDS TO THE ACRE. MULCH SHALL BE INCORPORATED INTO THE SLURRY OF WATER, SEED, AND FERTILIZER AND SHALL CONTAIN A COLORING AGENT TO FACILITATE A VISUAL INSPECTION OF COVERAGE DURING AND AFTER APPLICATION. A TACKIFER MAY BE APPLIED TO PREVENT RIPPLING ON SLOPES THAT ARE GREATER THAN 2:1. APPLY TACKIFIER AT THE RATE OF 50LBS PER ACRE. LANDSCAPE ARCHITECT TO APPROVE TACKIFER PRODUCT PRIOR TO USE. GRASS MIXES USED SHALL MEET THE FOLLOWING SPECIFICATIONS: % BY WEIGHT MIX A HYDROSEED MIX APPLICATION 20% ALTA TALL FESCUE RATES PER ACRE 15% ANNUAL RYEGRASS 2000# ERO FIBER, WOOD FIBER MULCH 10% CHEWINGS FESCUE 250# 12-24-24 10% CREEPING RED FESCUE 120# SEED MIX A 5% KENTUCKY BLUEGRASS 40% PERENNIAL RYEGRASS 40 # TACKIFIER NOTE: 1. REFER TO SPECS FOR ADD'L INFORMATION. 2" OF MULCH FINISHED GRADE o "Al vvv vvvv CANVAS WEB OR RUBBER TREE TfE O O 000 9 O O°O O°O 04°900 9 O O°O O LL 1-1/2" x 8'-0" REBAR LIGHTLY COMPACTED SOIL a TREE STAKE (2 TYP) MIX WATERED THOROUGHLY 2x THE SIZE MIN. 4" PERF. PIPE, FILLED FOR CONTAINERIZED OF CONTAINER M FINISH GRADE WITH DRAIN ROCK GROUNDCOVER CAWOOD CHIP MULCH SIDEWALK ° GROUNDCOVER PLAN ROOT BARRIER — I' NOT TO SCALE-- r (TYP., BOTH SIDES) 1 ° 1 ° f O . BACKFILL WITH CLEAN NATIVE SOIL 1 °-6" MIN. 1. ADD 10-10-10 SLAW REMOVE BURLAP FROM NOTES: TOP 13 OF ROOT BALL NOT TO SCALE RELEASE FERTILIZER AT MFR OD qo� I ADD 3� WATERING RING MIN. 2X ROOT BALL IRM NATIVE SOIL RECOMMENDED RATE FOR PLANTING: ��• 4oD a oa 1. Dig hole 2-3 times the width of the root ball and as deep as the root ball. Do not 2. DRIVE STAKES OUTSIDE OF 4oD make hole deeper than root ball. ROOT BALL -SINGLE STAKE oo � 2. Remove containers, biodegradable pots, synthetic or treated burlap, wire, twine, or ROOT TREES ASS THAN 6, Qoa Qg ropes. Leave natural burlap in place and fold back. Loosen the roots and spread or cut circling roots. po 3• Place top of root ball even with or slightly higher than soil grade on firm soil. Do 3• PLACE CROWN OF TREE 1" Qo not add soil amendments or gravel unless approved by Public Works Director. ABOVE FINISHED GRADE. oflD 4. Install 4% 24" perforated drain pipe; fill with drain rock. Pipe shall not extend more 4. REFER TO SPECS FOR than 1/2" above finish grade. ADD'L INFORMATION. 5. Back fill with clean native soil. Firm soil around the root ball; water slowly and thoroughly. z 6. Mulch around tree with 2-4" wood -chip mulch. Do not place mulch next to trunk. 1/2' RUBBER ROOT BARRIER: TREE CHAIN 1. Root barrier shall be rigid High Impact Polypropylene treated with UV inhibitors, CO 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 FINISHED curb according to manufacturer's directions. Exposed edge shall not extend more than GRADE <� 1/2" above finished grade. Ty'' • z" `�� 0 0 0° °o°o°o°o°o°o°o°e°o°o°o STAKING: N 1. Use 2, 1-1/2" by 8'-0" rebar tree stakes. Do not drive stake through root ball. z 2. Attach tree to stake with canvas web belting or rubber, using a figure-8 formation. '- TAGS: BACKFILL WITH SOIL 1. Remove tags after inspection. MIX AS SPECIFIED - WATER IN 6' LAYERS 2x THE S1 DO NOT TAMP THE ROOT 40 GROUNDCOVER ADD 10-10-10 SLOW RELEASE FERTILIZER AS PER MFR RECOMMENDED RATE FOR SIZE BACKFILL WITH SOIL MIX WATER IN M7 -�rvvvv TREE STAKES — (2) PER TREE 3' OF MULCH FORM CONTINUOUS 4' HIGH WATERING BASIN BERM REMOVE WIRE BASKET & BURLAP LIGHTLY COMPACTED SOIL MIX — WATER THOROUGHLY SPACING X .86 FOR TRIANGULAR PATTERN NOTES: 1; ADD 10-10-10 SLOW RELEASE FERTILIZER AT MFR RECOMMENDED RATE FOR SIZE. 2. REFER TO SPECS FOR ADYL INFORMATION. w 1" RUBBER �, TREE CHAIN FINISHED — M GRADE 3" OF MULCH — FINISHED GRADE LIGHTLY COMPACTED SOIL - MIX WATERED THOROUGHLY NOTE L REFER TO SPECS FOR ADD'L INFORMATION. Z vo n�v� NOT TO SCALE 2x THE SIZE OF CONTAINER NOTE: SEE SHEET L4 FOR LANDSCAPE NOTES AND DETAILS. FENCE SECTION S NOT TO SCALE EVERGREEN OR DECIDUOUS SHRUB FORM CONTINUOUS 2" HIGH WATERING BASIN BERM ADD 10-10-10 SLOW RELEASE FERTILIZER AS PER MFR RECOMMENDED RATE FOR SIZE BACKFILL WITH SOIL MIX WATER IN END CAP EYE BOCr & NU1 2 3/8' O.D. GALVANIZED STEEL POST 3000 PSI CONC FTG a ;��__4;, FLAGGING 10" SQ. MIN. ASPHALT SURF 3' OF .C, MULCH Cn • z o BACKFILL WITH SOIL — MIX — WATER IN 6' LAYERS DO NOT TAMP THE L� TREE STAKES PLACED 2" BELOW SURFACE REMOVE WIRE BASKET & BURLAP LIGHTLY COMPACTED SOIL MIX - WATER THOROUGHLY LANDSCAPE PLAN APPROVAL Permit Number: 6 --Got- 6,0 -- t� Approved By: Date: Comments: TACOMA SEATTLE 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383,2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Project Title: SOUTHFORK FEDERAL WAY TOWNHOMES, SITE DEVELOPMENT PERMIT SET Client: SOUTHFORK HOMES, LLC Job No. P.O. BOX 930 SUMNER, WA 98390 205739.30 Issue Set & Date: SEPTEMBER 3,2008 /arc STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT • 4LEONARD E. ZI LE CERTIFICATE NO. 367 REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE II11H WAC 196-23-070 AND CHAPTER 19.34 RCW. ,UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVAUDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERNCE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL PROJECT TITLE CHANGE PER ©LAKEHAVEN COMMENTS AUGUST 1, 2008 A A A REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: Sheet Title: LANDSCAPE DETAILS Designed by: Drijin h&W ; LZ JR LZ -- \ Sheet No, 3 STREET NOT TO SCALE 4 NOT TO SCALE 5 WW111. NOT TO SCALE L3 3 of 5 Sheets NOTES: WITH BACK 1. REFER TO SPECIFICATIONS Y SC21. 40 PIPE ADDITIONAL INFORMATION. 2. INSTALL PER MANUFACTURERS RECOMMENDATIONS. I 2-_-1/2' BY 2-1/2' FINISHED GRAD 12 2'-6S TUBE 00 MIN. NHNuuunHl 4" BY 1/2" ANCHOR BOIL UNDISTURBED / I �\\ \ COMPACTED SUBGRADE IN LEADED SLEEVE t$„ ALT OR NEW CONCRETE - HOLD CONC FIGS BELOW FINISH SUWFAC€' NOTE: 1. REFER TO SPECS FOR ADD'L INFORMATION. r Civil Engineers g FEDERAL WAY TOWNHOMES NORTH Structural Engineers Landscape Architects gx' Community Planners 9. j Land Surveyors ., Neighbors 4'-0" (TYP. ALL SIDES) TABLE POST, TYP. 4" I FINISHED GRADE MIN. II III II 44 a. ' 4. T MIN. \'//, a� . ' / FOOTING SIZE PER \�\\ k. MANUR RECOMMEND. 4' ' V ( A. ° ' L J: a .: 18" DIA. CONC. FOOTING 4• 4 . MIN. 3000 PSI 0 28 DAYS T_ 18" UNDISTURBED SUBGRADE BEN H DETAIL PICNIC TABLE & PAD DE 1 NOT TO SCALE z NOT TO SCALE l I I i i MAX 10'-0" KNUCKLED SELVAGE 0 TOP & BOTTOM (TYP.) 1-7/8" O.D. LINE POSTS (TYP.) 1-, 5/8" O.D. TOP RAIL 6 GA. ALUM. WIRE TIES 0 12" O.C. (TYP.) BALL CAP WITH SET Ilk SCREW OR WELDED 7RMINAL OR CORNER POST ANCHOR POSTS SHOUtB 2-3/8" O.D. SCH.40 GAILV. BE MINIMUM 2" V 2 MESH CHAIN LINK FABRIC CHANNEL OR 2"x2" 8! GA./9 GA. CORE (COLOR COATED FENCE) 11MBER 8' IN LENGTH 9; GA. (FOREST GREEN COATED FENCE) TYPICAL (OR APPROVED 4'-0 TENSION BAR (TYP.) EQUAL) TENSION BAR BANDS/ CUPS 0 12" O.C. 48" HIGH CHAIN LINK TENSION WIRE WITH 6 GA. FENCING (TYP) 1 GiAII HOG RINGS 0 18" O.C. SLOPE TO 1 / FINISH GRADE IN (TYP.) FABRIC 0 1-1/2" (MAX.) FROM FINISHED GRADE 'C' CONCRETE FOOTING kCTED SUBGRADE CHAIN LINK FENCE DETAIL NOT TO SCALE AIL HIGHLY VISIBLE FLAGGING (TYP) 10' OC SPACING . r:1 NOTES: 1. REFER TO SPECIFICATIONS ADDITIONAL INFORMATION. 2. INSTALL PER MANUFACTURERS RECOMMENDATIONS. HINGED DOME WITH ® LOCK do CHAIN FACE OPENING TOWARDS PLAZA SURFACE MOUNT 32 GALLON PLASIISOL COATED WELDED WIRE TRASH RECEPTACLE. COLOR SHALL BE BLACK 32 GALLON LINER 1211 j TYP 4'-0" 0 CONC PAD 23 I L15 `r COMPACTED SUBGRADE TRASH R NO1'TO SCALE ANCHOR POSTS MUST BE USE 8" WIRE INSTALLED TO A DEPTH 'U' TO OF NO LESS THAN 1/3 SECURE OF THE TOTAL HEIGHT OF FENCE THE POST. BOTTOM (TYP) TREE PROTECTION FENCE DETAIL / NOT TO SCALE 1_I :01 NOTE: SEE SHEET L5 FOR IRRIGATION NOTES AND DETAILS. i ,Ik 0 -4 ff r 21'-10" BARREQUE SPORTMANS GUIDE HEAVYSDUTY PARK �SME GRILL NOT TO SCALE PL+4YSENSE / 41 THUNDERHEAD CLIMBER HAND LOOP CORKSCREW NOT TO SCALE 3 TOT LOT SCALE: 1 4"= / LANDSCAPP. PLAN APPROVAL Permit Number: 6 - ` ., 4 5) As Approved By: Date: 1 Comments: 3/4" x 8" CED 8" CEDAR WOOD PLANKING CHIPS FINISHED GRADE C GRAVEL WEED BARRIER .tL�,uLtiLJe,A.,.�l. ,Aiu. 1"I oou-o,1.Too�roo,�.�-oo�ocJooCToo�•TooV'o°i 0 0 000 000 000 000 000 000 000 000 001 n n nrPn ni NON -CORROSIVE METAL STAKE AT 2'-W O.C. PLAY SURFACI NOT TO SCALE T A C O M A • S E A T T L E 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Project Title: SOUTHFORK FEDERAL WAY TOWNHOMES, SITE DEVELOPMENT PERMIT SET Client: SOUTHFORK HOMES, LLC P.O. BOX 930 SUMNER, WA 98390 Job No. 205739.30 Issue Set & Date: SEPTEMBER 3,2008 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT LEONARD E. ZI&ILEFf CERTIFICATE NO. 367 REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE WITH WAC 196-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION! OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY G RTIFICARO•N AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PRO,ECT WITHOUT WRITTEN AUTHORIZATION OF MEIL PROJECT TITLE CHANGE PER ©AUGUST LAKEHAVEN COMMENTS 1, 2008 © v Q REVISIONS BASED ON CITY COMMENTS 6-27-07 N Revisions: S 0 0 Sheet Title: LANDSCAPE DETAILS__,_ LZ JR LZ Sheet No. L4 4 of 5 Sheets 4 mi 1 1 NO1 il s LAWN OR MULCH TOPSOIL z 0000000000000000000000 0000000000000000000000 00 0000000000000000000000 r O O O O O O O O O O O O O O O O O O O O O LATERAL LINE -- ` COMPACTED BACKFILL — MAIN LINE CONTROL WIRES BUNDLED do TAPED EVERY 3' MIN. ■ w��liw�wr�■ ` NOT TO SCALE 1. INSTALL THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF MAINLINE. SINGLE % WITH LOCI LAWN,IF LEVEL WI1 FINISHED GRADE BRASS QL COUPLER WITH LOCI MAINLINE 2. ALL CONCRETE TO BE RATED AT 25M CLASS 200 PVC PSI AT 28 DAYS. LATERAL LINE 3. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION. THRUST BLOCK DETAILS B NOT TO SCALE NOT TO SCALE i 1 7 LARGE ATH NOT TO SCALE FINISHED GRADE TRIPLE SWING JOINT FACTORY 0—RING MIPT X MIPT SIZED SAME AS INLET OF SPRINKLER CLASS 200 PVC LATERAL UNE POP UP STROKE —LAWN 4" I I �MULCH� FINISHED GRADE BODY MARLEX STREET Ts" SCH. 80 PVC FITTINGS, NIPPLES AND BUSHINGS ON ALL TRIPLE SWING JOINT ASSEMBLIES 3 SMALL POP UP LAWN & SHRUB HEAD DETAIL NOT TO SCALE RUBBER VALVE MARKER CAP WEATHERMATIC No. 9066 FINISHED GRADE — SCH. 80 PVC FITTINGS, NIPPLES AND BUSHINGS MAIN PRESSURE UNE T OR L SCHEDULE 80 PVC 24" SO. LAWN, IF MULCH MAKE LEVEL. WITH CAP 2� SCH 40 PVC SLEt#VE TEE do 12" LONG 2" PIPE W/ CAP TO PREVENT LIFTING GEOTEXITLE DRAINAGE FABRIC ANGLE VALVE, WILKENS 1205, 1/2" SUMP WITH DRAIN GRAVEL. LAWN, IF MULCH — MAKE LEVEL WITH VALVE BOX COVER GRADE PVC SCH. 40 MALE ADAPT( TO HEADS 0. 80 U 00000goo 00 O00OL0 �000 0 , 2 CU. FT. OF DRAIN GRAVEL COMMOM WIRE TO OTHER VALVES ON I SAME CONTROLLER SPARE WIRE 4 I Bill NOT TO SCALE VALVE COVER WITH LOCKING CAP FINISHED GRADE — 2" SCH. 40 — P.V.C. SLEEVE DESIGN/BUILD IRRIGATION NOTES' �i 1 CONTRACTOR SHALL HYDROSEED LAWN AS DEFINED IN THE PLANS SCHEDULE ON SHEET L1 AND NOTES ON SHEET L3 I 2 CONTRACTOR SHALL DESIGN AND INSTALL IRRIGATION SYSTEM T j PROVIDE COMPLETE AND UNIFORM COVERAGE TO ALL NEW PLANTINGS. 3 CONTRACTOR SHALL PROVIDE SHOP DRAWING (INCLUDING CALCULATIONS) FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT. 4 IRRIGATION SPRAY HEAD COMPONENTS SHALL BE RAINBIRD, TORO, OR HUNTER. 5 PROVIDE REDUCED HERMETICALLY SEALED CONTROLLER CHART (FOLDED —RECORD DRAWING) SHOWING AREAS COVERED BY INDIVIDUAL ZONES FOR THE SITE AT THE MAXIMUM SIZE CONTROLLER DOOR WILL ALLOW. I 6 CONTRACTOR SHALL MEET WITH THE OWNER TO REVIEW THE MAINTENANCE AND OPERATION OF THE AUTOMATIC SPRINKLER SYSTEM AND CONTROL CLOCK. CONTRACTOR SHALL SUPPLY iMAINTENANCE AND OPERATION MANUAL TO OWNER. I 7 CONTRACTOR SHALL WARRANTY THE SATISFACTORY OPERATION QF THE IRRIGATION SYSTEM IN EVERY DETAIL AND ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. 8 CONTRACTOR SHALL PROVIDE FINAL AS—BUILTS TO CITY OF FEDERAL WAY 1 VALVE BOX WITH LOCKING COVER 00000000004. °0°0°000°000 00 "` Oc 0000000000 00000x ELECTRIC GLOBE VALVE SCH-80 PVC FITTINGS,UNIONS do NIPPLES —DISCHARGE do SUPPLY SIDES CONTROL WIRES MAIN LINE FITTING LAWN, IF MULCH MAKE LEVEL WITH CAP MAIN LINE 0 0 0 0 0 0 '00° o° o 0°000C °°° ° ° ° 00opc 0°0o0o0a�a ,000,0o0� 00°°°°°°°°°° 0.�-- GATE VALVE ..0-0000000000C 2 CU. FT. OF DRAIN GRAVEL BACKFLOW PREVENTER, TEST COCKS TO FACE UP FOR TESTING CONC UTILITY VAULT —� 18"Wx54"Lx18"D MIN. AMETEK HEAVY DUTY TURF BOX-7 BALL ' VALVE ' TYP R 01. QUICK COUPLING VALVE FOR — WINTERIZATION do PRESSURE TEST TRIPLE SWING JOINT MANUAL DRAIN --, TO METER ^"^^o° °°°°a°°°°°° °'°°° °°° o°o o o no°°o°0°0°0°0°0°0 ^ .0° �0000 0000 — —= 'p�� ---- — 1 -- MAIN LINE -- ---- — ---- UNION,' TYP CONC BLOCK GENERAL NOTES: 4" DIA DRAIN, PEA GRAVEL RUN TO DAYLIGHT L INSTALL BALL VALVES AND BRASS UNIONS WHERE SHOWN. 2. PIPING AND FITTINGS TO BE BRASS. POINT OF CONNECTION DETAIL MAIN LINE MANUAL DRAIN —► BALL VALVE ---► NOT TO SCALE GATE VALVE DOUBLE CHECK VALVE LANDSCAPE PLAN APPROVAL Permit Number: ' f� Approved By: Date:- Comrnents: WATER METER TO BE INSTALLED BY LOCAL WATER DISTRICT. CONTRACTOR SHALL PAY FOR ALL .DEVELOPMENT FEES. EXISTING WATER MAIN Civil Engineers e x �•. �s�a Structural Engineers z<� Landscape Architects;cs ' , Community Planners Land Surveyors �' Neighbors � ? T A C O M A S E A T T L E 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Project Title: SOUTHFORK FEDERAL WAY TOWNHOMES, SITE DEVELOPMENT PERMIT SET Client: SOUTHFORK HOMES, LLC P.O. BOX 930 SUMNER, WA 98390 Job No. 205739.30 Issue Set & Date: SEPTEMBER 3, 2008 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT LEONARD E. ZI LE CERTIFICATE NO. 367 REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE WITH WAC 198-23-070 AND CHAPTER 19.34 RCW. (UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS i DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL. PROJECT TITLE CHANGE PER LAKEHAVEN COMMENTS ©AUGUST 1, 2008 A A M AREVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: 8 9 0 r Sheet Title: IRRIGATION DETAILS 1411, fill 94 fftso Designed v: [ r w 'h Checked by: LZ W..li JR LZ Sheet No. L 5 5 of 5 Sheets