Preliminary Plat Planset-04-03-2020-V2911&.#0&5#64'&10&1%4''-
5*''61(
'5/,1$01ÄÄ
RTGRCTGFD[
RTGRCTGFHQT
HQT
4/,*1.&+0)5..%
5'6*5656'
24'.+/+0#4;2.#6
8KEKPKV[/CR
5JGGV+PFGZ
VJ#XG55WKVG
('&'4#.9#;9#5*+0)610
2JQPG
Ä
/'4%'4+5.#0&9#
04/03/2020
(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
%106174+06'48#.
5748';'&2412'46;
2#4%'.#
2#4%'.
$
04/03/2020
%106174+06'48#.(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
04/03/2020
%106174+06'48#.(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
04/03/2020
%106174+06'48#.(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
&'6'06+10
9#6'437#.+6;
04/03/2020
%106174+06'48#.(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
C
PP-07
C
PP-07
B
PP-07
B
PP-07
A
PP-07
A
PP-07
D
P P -0 7D
P P -0 7
E
P P -0 7
E
P P -0 7
F
PP-07
F
PP-07
E
PP-07
E
PP-07
04/03/2020
(GFGTCN9C[9#VJ#XG55WKVG#2146+101(6*'595'%69240)'9/4/,*1.&+0)5..%6*'911&.#0&5#64'&10&1%4''-22Ä
04/03/2020
S 304th Street35' STREAM BUFFER 150' WETLAND
BUFFER
LAKEHAVEN WATER
& SEWER DISTRICT
EXISTING TREES &
VEGETATION TO REMAIN
STORM POND TRACT
TRACT C
TRACT A
TRACT D
TRACT E
WETLAND A
TRACT B
TRACT
G 112'
-6
"
M
IN
.
BUFFER
TRACT I
TRACT F
Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.0Overall Landscape PlanGraphic Scale: 1" = 50'-0"
0 25'50'100'200'
SEE L1.1
REFER TO L1.5 FOR
PLANT SCHEDULE & NOTES
SEE L1.3
SEE L1.4
SEE L1.2
SEE
1/L1.5
SEE
2/L1.5
30' SPACINGTYPPAPERBARK MAPLE
TRIDENT MAPLE
LAWN
PRESERVE EXISTING
TREES AND PROTECT
AS NECESSARY
PACIFIC WAX MYRTLE
WESTERN SWORD FERN
NATIVE GRASS MIX
NATIVE GRASS MIX
NATIVE GRASS MIX
(2) PICNIC TABLES,
SELECTED BY OWNER Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.1Landscape PlanGraphic Scale: 1" = 20'-0"
0 10'20'40'80'
REFER TO L1.5 FOR
PLANT SCHEDULE & NOTESMATCHLINE. SEE L1.3
SEED MIX #1
SEED MIX #2
WESTERN RED CEDAR
DOUGLAS FIR
VINE MAPLEPACIFIC WAX MYRTLE COMPACT STRAWBERRY TREE
SALAL
KINNIKINNICK
STORM POND TRACT
TREE LOCATIONS TO BE
DETERMINED IN THE FIELD, TYP Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.2Landscape PlanGraphic Scale: 1" = 20'-0"
0 10'20'40'80'
REFER TO L1.5 FOR
PLANT SCHEDULE & NOTES
MATCHLINE. SEE L1.3
30' SPACING
TYP 30' SPACINGTYP50'
M
IN
,
TYP
TRIDENT MAPLE PAPERBARK MAPLE
MAGNOLIA LOEBNER
MAGNOLIA KOBUS
CONCEPTUAL LAYOUT
OF RECREATION AREA
DOUGLAS FIR
PLAY LAWN
LAWN
LAWN
NATIVE GRASS MIX Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.3Landscape PlanGraphic Scale: 1" = 20'-0"
0 10'20'40'80'
REFER TO L1.5 FOR
PLANT SCHEDULE & NOTESMATCHLINE. SEE L1.1MATCHLINE. SEE L1.2 MATCHLINE. SEE L1.4
30' SPACING
TYP
30' SP
A
CI
N
G
TYP30' SPACINGTYP30' SP
A
CI
N
G
TYP50'
M
IN
,
TYP
PAPERBARK MAPLE
TRIDENT MAPLE
50'
M
IN
,
TYP
LAWN
DOUGLAS FIR
WESTERN RED CEDAR
Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.4Landscape PlanGraphic Scale: 1" = 20'-0"
0 10'20'40'80'
REFER TO L1.5 FOR
PLANT SCHEDULE & NOTESMATCHLINE. SEE L1.5MATCHLINE. SEE L1.3
30' SPACINGTYPAUTUMN BLAZE MAPLE
SILVER LINDEN
LAWN
6'
6'
KINNIKINNICK
DOUGLAS FIR
COMPACT
STRAWBERRY TREE
VINE MAPLE
PACIFIC WAX MYRTLE
WESTERN SWORD FERN 30' SPACINGTYPAUTUMN BLAZE MAPLE
SILVER LINDEN
LAWN
6'
PLANT SCHEDULE
QTY. BOTANICAL NAME COMMON NAME SIZE & SPACING, NOTES
SHRUBS / GRASSES / PERENNIALS
108 Arbutus unedo ‘Compacta’Compact Strawberry Tree 3 gal @ 6' OC
140 Myrica californica Pacific Wax Myrtle 3 gal @ 6' OC
103 Polystichum munitum Western Sword Fern 1 gal @ 4' OC
GROUNDCOVERS
1050 Arctostaphylos uva-ursi Vancouver Jade Kinnikinnick 1 gal @ 3' OC, triangular spacing
'Vancouver Jade’
326 Gaultheria shallon Salal 1 gal @ 3' OC, triangular spacing
TREES
49 Acer buergerianum Trident Maple 2" cal, 30' OC, fully branched & uniform, B&B
57 Acer circinatum Vine Maple 6'-10' HT, 3 stem min, fully branched
58 Acer griseum Paperbark Maple 2" cal, 30' OC, fully branched & uniform, B&B
11 Acer x freemanii 'Jeffersred'Autumn Blaze Maple 3" cal, 30' OC, fully branched & uniform, B&B
13 Magnolia kobus Kobus Magnolia 2" cal, 30' OC, fully branched & uniform, B&B
12 Magnolia loebneri Loebner's Magnolia 2" cal, 30' OC, fully branched & uniform, B&B
104 Pseudotsuga menziesii Douglas Fir 6'-8' HT, spacing as shown, B&B
39 Thuja plicata Western Red Cedar 6'-8' HT, spacing as shown, B&B
9 Tilia tomentosa Silver Linden 3" cal, 30' OC, fully branched & uniform, B&B
HYDROSEED MIXES & SOD
POND SEED MIXTURE #1
Colonial Bentgrass 50%By Country Green Turf Farms
Red Fescue 10%Seeding Rate: Hydroseed @ 60 lbs per acre
Meadow Foxtail 40%
POND SEED MIXTURE #2
Colonial Bentgrass 10%By Country Green Turf Farms
Red Fescue 40%Seeding Rate: Hydroseed @ 60 lbs per acre
Annual Ryegrass 40%
White Clover 10%
SPECIAL SUN MIXTURE
Perennial Ryegrass 80%By Country Green Turf Farms
Fine Fescue 20%Sod, as required and specified
LANDSCAPE SPECIFICATIONS & NOTES
1.SCOPE OF WORK
a. The landscaping and irrigation work is part of a larger site project resulting in disturbance to the site, landscape and
irrigation. As such, the landscape contractor shall coordinate all work with the general contractor, both before any
construction begins, and during the course of construction.
2. MATERIALS
a. Topsoil. Topsoil shall be a 3 way blend of the following products; fine organic compost, loam, sandy loam and loamy
sand. Topsoil available from Cedar Grove 877-764-5748, or approved equal
b. Mulch. Mulch shall be dark fine mulch, applied to a 2” compacted depth on all beds. Mulch available from Cedar Grove
877-764-5748, or approved equal
c. Fertilizer. Agraform 21-gram tablet time release fertilizer shall be used in all plantings. Place 1 for each ground cover, 2 for
each shrub and 4 for each tree. They shall be placed in the plant pits as detailed. Also, top dress all plants with a suitable
'starter' fertilizer.
d. Tree Stakes. Tree stakes shall be 2” diameter x 8' length Lodgepole pine. Fasteners shall be 1” PVC Chain-Lock, placed
as detailed.
3. SOIL PREPARATION
a. Prior to any landscape work, contractor shall remove, or have removed, all debris from the other building trades from the
landscape surfaces. NO landscape work shall commence until the areas are cleared of other trades debris.
b. Cultivate the existing ground surface to a minimum depth of 8” and remove all rocks over 1”, existing roots and other
debris.
c. Fine grade the subgrade to adjoining surfaces in preparation of adding specified topsoil.
d. Beds. Place a minimum of 6” of specified topsoil on all beds and till or cultivate the topsoil a minimum depth of 8”.
Remove all rock and debris which may surface. Finished grade of topsoil shall be 2.5” below adjoining paved surfaces,
allowing 2” for mulch. Therefore, finished grade shall be 1/2" below paved surface.
e.Refer to, and follow City of Federal Way standards, as necessary
4.PLANTING OF TREES, SHRUBS AND GROUNDCOVERS
a. Contractor responsible to verify quantities.
b.Contractor is to confirm that all beds are prepared and ready for planting, without interference with other trades.
c. Layout all plants as per plan and approval by Landscape Architect or Owner's Rep, making sure the plants are orientated
to give best appearance to the viewer.
d. Pit plant all plants into prepared soil and plant per the details. While planting, water the plants into the plant pits thoroughly
soaking the root balls and soil. Place fertilizer tablets as specified, filling plant pits with specified topsoil. Top dress fertilize
when completed.
e.Shrubs shall be a minimum of 24 inches high at the time of planting. Shrubs and groundcover shall be planted to attain
coverage of 90% of the planting area within 3 years.
f.All plant material used shall meet the most recent American Association of Nurserymen Standards for nursery stock
5. WARRANTY
a. All landscaping shall be warranted for one year from FINAL ACCEPTANCE. Plants requiring replacement shall be of the
original variety and size as specified herein.
6. IRRIGATION
a.All Street ROW and lawn areas shall require an automatic sprinkler system to be designed in the field
NATIVE GRASS MIXTURE
Seed Mix #1 DOT Multi-Purpose By Sunmark Seeds International 1-888-214-7333
Quebec Perennial Ryegrass 30%Seeding Rate: 8 lbs per 1,000 sq. ft.
Express II Perennial Ryegrass 30%
Windward Chewings Fescue 20%
Garnet Creeping Red Fescue 20%
TREE RETENTION CALCULATIONS & NOTES
TOTAL PROJECT AREA:21.85 acres
NET DEVELOPMENT AREA:17.82 acres
MINIMUM DENSITY REQUIREMENTS:446.0 tree units
(25 tree units/acre x 17.82 acres)
PLANNED TREE RETENTION:294.5 tree units
SHORTFALL OF TREE UNIT REQUIREMENTS:151.0 tree units
PROPOSED TREE UNITS REPLACEMENT:
3 site deciduous trees @ 1.0 tree units 3.0
143 site evergreen trees @ 1.5 tree units 214.5
TOTAL PROPOSED TREE UNITS 217.5
TOTAL RETAINED & PROPOSED TREE UNITS 512.0 Tree Units EXCEEDS REQUIREMENT
1.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.
The no disturbance zone shall be identified during the construction stage with:
(a) A temporary five-foot chain-link fence; and
(b) 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.”
2.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.
3.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.
4.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).
5.No trenching is allowed in any critical tree root zone areas.
6.No installation of any impervious surfaces is allowed in critical root zones. Where road or sidewalk surfaces
are needed within critical root zones, unmortared porous pavers or flagstone (rather than concrete or asphalt)
may be used. Boardwalks or bridging may span root zones without harming the tree roots.
7.Tree protection areas (i.e., critical root zone) 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.
8.Alternative protection methods may be used if accepted by the director to provide equal or greater tree
protection.
9.Encroachment into the no disturbance area may be allowed where the director determines encroachment
would not be detrimental to the health of the tree.Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.5Landscape PlanGraphic Scale: 1" = 20'-0"
0 10'20'40'80'MATCHLINE. SEE L1.4MATCHLINE. SEE 2/L1.5
MATCHLINE. SEE 1/L1.5
SCALE: 1" = 1'-0"
CONIFER PLANTING DETAIL
COVER SOIL
LOOSENED AREA
WITH 2" MULCH. KEEP
MULCH 3" AWAY FROM
TREE TRUNK
SOIL BACKFILL
(SEE SPECS)
PLACE ROOTBALL ON
SOLID SOIL
REMOVE BURLAP
FROM TOP 12 OF
ROOTBALL
TILL COMPACTED
SUBGRADE AS
SPECIFIED
DIG THE PLANTING
PIT AT LEAST
TWICE THE SIZE
OF THE ROOTBALL
PLACE TOP OF
ROOTBALL 1" ABOVE
LEVEL GROWING IN
NURSERY
NOTES:
1. FERTILIZE & WATER AS
SPECIFIED FOLLOWING
PLANTING.
2. SEE SPECS FOR ADDITIONAL
INFORMATION
3. SEE STAKING DETAILS.
SCALE: NTS SCALE: 1" = 1'-0"
CONIFER TREE STAKING2/3 HEIGHT OF TREE2" Ø LODGE POLE
STAKE. PLACE OUTSIDE
ROOTBALL
1" CHAIN LOCK TREE TIE
3'
M
IN
45°-60°8"MIN
SCALE: NTS SCALE: 3/4" = 1'=0"
DECIDUOUS TREE PLANTING DETAIL
PLACE ROOTBALL ON SOLID SOIL
NOTE:
1. FERTILIZE AND WATER AS
SPECIFIED FOLLOWING PLANTING.
2. SEE SPECIFICATIONS FOR
ADDITIONAL INFORMATION.
3. SEE STAKING DETAILS
SPECIFIED TOPSOIL
DIG THE PLANTING PIT AT LEAST 2
TIMES THE SIZE OF THE ROOTBALL
COVER SOIL LOOSENED AREA WITH 2"
BARK MULCH. KEEP MULCH 3" FROM
TREE TRUNK
STRONG STOUT STEMS AND BUDS
ROTOTILL
COMPACTED
SUBGRADE AS
SPECIFIED
WIDE BRANCH
ATTACHMENT
REMOVE BURLAP FROM
TOP HALF OF ROOTBALL
SCALE: NTS
SCALE: 3/4" = 1'=0"
DECIDUOUS TREE STAKING DETAILTO BOTTOM BRANCHESSTAKE TO PENETRATE 12" MIN. BELOW
BOTTOM OF PLANTING PIT1'2" Ø LODGE POLE STAKE. PLACE
OUTSIDE ROOTBALL
(2) 1" CHAIN-LOCK TREE TIES
SCALE: NTS
SCALE: 1" = 1'-0"
GROUNDCOVER PLANTING DETAIL
6"6"1 FERTILIZER TABLET
SPECIFIED TOPSOIL
2" MULCH
SCALE: NTSSCALE: 1/2" = 1'-0"
SHRUB PLANTING DETAIL
FG
SPREAD ROOTS OF BASE
ROOT PLANTS OUT OVER
CONE OF HAND-FIRMED
TOPSOIL
CONE OF HAND-FIRMED
TOPSOIL FOR BALL &
BURLAP PLANTS
NOTES:
1. USE PLANT STARTER SOLUTION
DURING PLANTING OPERATION.
FEED AS SPECIFIED.
2. SHRUBS SHALL BEAR SAME
RELATION TO FINISHED GRADE AS
IT BORE TO PREVIOUS EXISTING
GRADE. TOP OF ROOTBALL SHALL
BE 1" ABOVE FINISHED GRADE
SAUCER
TOPSOIL BACKFILL
(SEE SPECS)
REMOVE BURLAP FROM TOP
12 OF ROOT BALL
2" MULCH
3" MIN18" MIN6"12"
MIN
SCALE: NTS
SCALE: 1/2" = 1'-0"
TREE & SHRUB SLOPE PLANTING DETAIL
EXIST. SUBGRADE
SCALE: NTS
12" MIN
FINISHED GRADE
ORIGINAL GRADE
2" MULCH
PLANTING SOIL &
FERTILIZER
BLEND INTO
EXIST. SLOPE
SAUCER BUILT
ON LOW SIDE
PLANT SET AT
ORIGINAL DEPTH
EXIST. SUBGRADE
12" MIN
FG
ORIGINAL GRADE
2" MULCH
PLANTING
SOIL &
FERTILIZER
BLEND INTO
EXIST. SLOPE
SAUCER BUILT
ON LOW SIDE
PLANT SET AT
ORIGINAL DEPTH
SCALE: 1/2" = 1'-0"
TREE PROTECTION DETAIL
PROVIDE CHAIN LINK FENCING AND MAINTAIN 3' OUTSIDE
OF TREE DRIPLINE.
EQ.EQ.
ZONE A DIA. = 2X
ZONE B DIA. = XDRIPLINE DRIPLINEFENCING/ROOT PROTECTION
NOTES:
1.
NO DISTURBANCE ALLOWED WITHOUT SITE INSPECTION
AND APPROVAL OF METHODS TO MINIMIZE ROOT DAMAGE.
TRENCHING AND EXCAVATION
1.
ZONE A - CRITICAL ROOT ZONE
SEVERANCE OF ROOTS LARGER THAT 2" IN DIAMETER
REQUIRES APPROVAL FROM COUNTY.
2.
TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER
BELOW GRADE.
3.
OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING
OF MATERIALS IS NOT PERMITTED.
1.
ZONE B - DRIPLINE
SURFACE PROTECTION MEASURES REQUIRING
TRENCHING ALLOWED AS FOLLOWS:
2.
EXCAVATION BY HAND OR WITH HAND OPERATED
TRENCHER MAY BE REQUIRED.
A.
LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A.
MAINTAIN 2/3 OR MORE OF ZONE B IN UNDISTURBED
CONDITION.
B.
TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER
BELOW GRADE.
3.
OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING
OF MATERIALS IS NOT PERMITTED.
1.
ZONE C - FEEDER ROOT ZONE
TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS
FOLLOWS:
2.
MINIMIZE TRENCH WIDTH.A.
LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A.
MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED
CONDITION.
B.
6-8" DEPTH OF WOOD CHIP MULCH.1.
SURFACE PROTECTION MEASURES
3/4" THICK PLYWOOD SHEETS OR STEEL PLATES.2.
ZONE C
DIA. = .5X
DRIPLINE = X
SCALE: NTS
1 2 3
4 5
6 7 8 Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.6Planting Details
Lyon Landscape Architects1015 Pacific Avenue, Ste 203Tacoma, WA 98402253-209-4053Moghan@LyonLA.comPreliminary Plat Submittal - Not for ConstructionFederal Way, WASouth 304th StreetWoodlands @ Redondo Creek8RMJ Holdings, LLCL1.7City Planting Details