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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.