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HomeMy WebLinkAboutPlanning 2013-03-28 Item 4 - Attachment B - 11x17 Revised Plansr ,f > iii SEMACE 5' 510E YARD SETBACX APPROX LOCATION EXISTING FIRE HYDRANT ;• r = - n YARD EXI YA iY.GC YARD.SL STF LEGAL DESCRIPTIONS: THE NORHNESIERLY 52.75 FEET Of THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT 11175CF RECORDED IN VOLUME 9 OF PLATS, PAGE(5) 95, RECORDS OF X1110 COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 28225 FEET N WIDTH OF SAID LOT 15; EXCEPT 141E SOUTHEASTERLY 30 FEET N WDTH OF THE NORTHEASTERLY 28212 FEET CF 5A0 NORTHEASTERLY 127 FEET N WON_ TAX ASSESSOR'S PARCEL N0. 261320 -0045 GENERAL NOTES A B. 0. 0. E F. G H. 4 L L M. R 0. P. 0. R S REQUIRED HYDRANTS PER OTT ORDNANCE TO BE OPERATIONAL PR10R TO COM- BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE FIRE FLOW AS REOINRED. HYDRANT LOCATORS SHALL BE APPROVED BY FIRE DEPARTMENT. BUILDING ADDRESS AT AN APPROVED LOCATION MTH MINIMUM 12 -1101 HIGH NUMBER IN CONTRASTING COLOR SPRINKLER SYSTEMS SHALL COMPLY 9419 NFPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. WICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG. SHELL AND OFFICE IMPROVEMENTS PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK PERMANENT EXTINGUISHER BY OOVER 0 3.000 S.F. MAX AREA LEH 75' MAXIMUM TRAVEL DISTANCE TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL SITE WELDING, HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE RI, SUBMIT CALLS TO CITY AND ARCHITECT FOR APPROVAL. (7.1.) CONTRACTOR TO VERIFY ALL DIMENSIONS DO NOT SCALE ORAWNCS. PROVIDE APPROVED MONITORED ALARM 5Yr1E11 TO A SUPERVISED APPROVED CENTRAL STATION. PROVIDE APPROVED H07 STATORS PER ORDINANCE & WSRB. ALL CONCRETE WORK IN EXCESS OF 2000 PSI SHALL BE INSPECTED BY TESTING LAB. POUR NO CONCRETE WHEN THE ANTICIPATED SHE TEMPERATURE Wl BE BELOW 34 DEGREES DURING THE FIRST 48 HOURS OF CURN0. 141E CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FELD INSPECTIONS PRIOR TO COVERING ROOF DECK. IN THE EVENT OF FELD ERROR OR OM155101N5 THE CONTRACTOR SHALL NOTk-Y THE ARCHITECT AND MAKE NO REPAIRS WIHOUT HIS RENEW. SQL ENGINEER TO VERIFY SOIL BEARING PRIOR TO POURING OF FOOTINGS SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AID FOOTINGS PRIOR TO POURING FLOCK SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING. CONTRACTOR SHALL COORDINATE THE WINK OF ALL TRADES TO AVOD INTERFERENCE BETEEEN DIVISORS OF THE WORIC. T. CONTRACTOR TO PROVIDE ALL WOE, SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A CCF/PLETE OPERATING FACILITY. U. THE CONTRACTOR SMALL APPLY AND SECURE ALL OCCUPANCY, SEWER, STORM, WATER, ELECTRICAL AND OTHER PERMITS EXCEPT BUILDING PERMR. NE SHALL PAY ALL NECESSARY FEES AND P001 BONDS REQUIRED. V. FUTURE TOILETS TO COMPLY WMH WASHINGTON STATE BARRIER FREE COOS W. ALL EXPOSED NSULATON SHALL MEET F.S. 25 REQUIREMENTS AND SMOKE DENSITY NOT TO EXCEED 450 PA EN IEbIU) N ACCORDANCE WMH UBC STANDARD N0. 8-1 X INSTALL AU. INSULATION ONLY AFTER MOTS LIRE CONTENT OR ALL MEMBERS I5 LESS THAN 15X PROVIDE TESTING LAB RI7OR75 VER1F11NG TESTING TO THE CITY AND TO THE ARCHITECTS OFFICE (INTERIOR ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:20 OR LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT AS NOTED) LLi LINK _ -"(DARK GREEN) M X _ _ Y `c Vii...' \\ (1) p 7 "c i f • F • f`b yl^ T a ,J 1.24 `. APPROX LOCATION EXISTING FIRE'HYDRANT -N PROJECT DESCRIPTION CONSTRUCT A TILT -UP CONCRETE BUILDING OF 14,000 SF. FOOT PRINT ON A SITE OF 101.512 S.F. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (U11UTE5 AND LANDSCAPING) AND BUILDING WTH A 4.666 SF MEII11045 / 750110 FLOOR BUILDING SHELL ONLY WTM TENANT IMPROVEMENT AS SEPARATE PERMIT. DEFERRED SUBMITTAL LIST 1. MECHANICAL - BY WASH. STATE LICENSED ENGINEER ROOF TOP EQIPMENT TO BE SCREENED FROM NEW. COORDINATE WTH ARCHITECT BEFORE PERMIT SUBMITTAL 2. ELECTRICAL - BY WAS1. STATE UCENSED ENG9EER 3. FIRE SPRINKLER - BY WASH. STATE LICENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWNGS 6. ROOF HATCH, METAL vale AND CAGE 7. AREAS 00 EVACUATION ASSISTANCE - PROVIDE WICK RESPONSE SPRINKLER HEADS IN LIEU OF AREAS OF EVACUATION ASSSTANC_E. TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN UFE SAFETY PLAN ACCEPTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRIOR TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM CITY. & EXTERIOR PRE -FAB STEPS 9. ROD" MANUFACTURERS NAILS PRODUCT NAME AND NUMBER AND IC80 APPROVAL NUMBER. 10. CONCRETE DESIGN MIX SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO RE ARCHITECT OR ENGINEER 09 RECORD. WE SHALL RENEW THEM AND FORWARD THEM BACK TO THE GENERAL CONTRACTOR MO WU. DELIVER THEM TO THE BALDING 09010/1. W1H A NOTA110N INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEVED AND THAT THEY HAVE BEEN FOUND TO BE N GENERAL CONFORMANCE WTH 141E DE51GN OF TIE ammo THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE PETALLED UNTIL THBR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, 1HE FOLLOWING ITEMS W1U. ALSO REQARE SPECIAL INSPECTION N ACCORDANCE 44141 SEC 1701 OF THE UNIFORM BUILDING CODE SOL5 COMPLIANCE PRIOR TO FOUNDAT0H INSPECTOR STRUCTURAL CONCRETE OVER 2500 PSI FELD WEIOING HIGH- STRENGTH 80.T5 EPDXY • PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 3B FIRE SPRINKLER - YES INTERNATIONAL BUILDING CODES - 2006 OCCUPANCY - S1 STORAGE AND B OFFICE OVERALL OCCUPANCY B FOR NON- SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14,000 SF (FIRST FLOOR) 4,666 SF (SECOND FLOOR) 18,666 5F (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING (SPECULATTVE) SECOND FLOOR = 4,666 5F 0 3/1000 = 14 WAREHOUSE DECK = 14,000 SF 0 1/1000 = 14 28 PARKING STALLS REQUIRED, 28 SHOWN VICINITY MAP SITE PLAN 0 15' 30' 60' 90' I -= 30' SEE SHEET C6 FOR FINISHED GRADING • • • • • • LIGHT FIXTURE SCHEDULE 12 FOOT POLE UGHTS TO BE 'KIM SARI ARCHETYPE* COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN WALL PACK TO BE 'NP100 LUMUX' COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN INDEX TO THE DRAWINGS A1.1 ARCHITECTURAL SITE PLAN C1 COVER SHEET C2 EXISTING CONDIONS C3 HORIZONTAL SITE PLAN C4 T.ES.C. PLAN C5 T.ES.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES CIO DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS LI LANDSCAPE PUN, DETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 1 MITIGATION PLAN MID NOTES 2 MmGATION PLAN, SCHEDULES AND DETAILS 3 MmGATION NOTES A1.2 SITE DETAIL A2.1 FLOOR PLAN A2.2 ROOF PLAN AND DETAILS A3.1 ELEVATIONS A4.1 WALL SECTIONS A42 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES S1.2 GENERAL STRUCTURAL NOTES (CONT.) S2.1 FOUNDATION AND MEZZANINE PLAN S2.2 ROOF FRAMING PLAN 52.3 INTERIOR PANEL ELEVATIONS S2.4 INTERIOR PANEL ELEVATIONS 53.1 TYPICAL CONCRETE DETAILS 53.2 CONCRETE DETAILS S3.3 CONCRETE DETAILS 56.1 WOOD FRAMING DETAILS S6.2 WOOD FRAMING DETAILS 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON .ANC( Mu0ll9A it At•CCIAite LZ■\./N 40 /AKC3eOC - UCATTLC. WA 98122 • 201I 325 2553 SHEET A3.1 - 3 -19 -13 MEW EAST ELEVATION ::•1: 1i WEST ELEVATION t 4141 l ±r✓ lf+et . ',rr' 1 r irk ''fIrgit%7E.i 'rid^''ffi, tit sr VnaE•'� tir SOUTH ELEVATION w 7-; ,Li,r.'ytt "f_ei'tve 1gg:iAlvetkf#1 Lv_Vdattz.' >lAL'..!'r - NORTH ELEVATION STEPPED METAL COPING PLANT ROOF UNE PANEL — OFF -SET AREA OF FUTURE CUR -OUT FOR CURTNN WALL SMOOTH FINISHED -- -CANC. a.WELSJAUH- CAST REVEALS ilk IMF SECOND FLOOR AREA OF FUTURE CUT NIT FOR CURT.RI WALL UPWARD ACTING STEEL INSULATED SECTIONAL DOOR - PAINT H.LL INSULATED MAN DOOR AND FRAME - PAINT STEPPED METAL COPING PAINT 1' INSULATED LOW -E TINTED GLASS N ALUM. FRAMES w BROKEN FACE INTEGRAL COLOR MASONARY UNITS CCNC REATINING — WALL - PAINT EAST ELEVATION METAL JAMB AND 511 AGNLES - PAINT `—DOC% BUMPERS 1' INSULATED STEPPED METAL COPING PANT ( InSuLnTED LOW -E TINTED fS AR IN AI 1111 FRAMES 1 SMOOTH AHMED . CONC PANELS WTH CAST REVEALS . TURE cAV MIEN � UT FUFOR WALL H.M. INSULATED MAN DOOR AND FRAME - PAINT UPWARD AC11NC STEEL INSULATED SECTIONAL DOOR - PAINT WEST ELEVATION /-- STEPPED METAL COPING PNNT LINE 1' INSULATED LOW -E TINTED (_ASS N ALUM. FRAMES SJcoTH CONC. P CAST RE FINISHED ..cl S W1H SOUTH ELEVATION NORTH ELEVATION 0 cq 0 0 3 a c 0 c 0 v 0 0 u zzm iv° d LANCE MUELLER sheet A3.1 Keeulch 2 -3" away from p crmown . Planting p 1 min twice * of root All twine and wire are to be removed and at least 2/3 of burlap removed. TREE PLANTING DETAIL Prune diseased and broken branches 'Chainlock' or equal tree lie material (l" width); nail or staple tree tie to hold vertically, loop each ue around half tree loosely to provide I" slack for trunk growth 2x2 wooden stakes securely driven into ground Stain brown. Water basin with 2' mulch satitit ate lazed planting pit V2 topaoil, V2 native water thoroughly, fertilize No Scale 6LDG LAWN / PLANTING BED DETAIL No Scale All twine and w' a are to be remove and at least 2/3 of burlap removed. SHRUB PLANTING DETAIL rune diseased and broken branches Water basin with 2' nulch m atteoutc soil fertilize as r2gd ttwlcensOqq te0Ii oat ball No Scale BLDG Planting bed with 2" mulcn 1/2 spacing distance GROUND COVER SPACING DETAIL No Scale- Triangular Spacing POWER SERNc PLANT UST O 0 0 0 0 BOTANICAL / COMMON CONDITION 5 Acer Rubrum 'October Glory' / October Glory Red Maple 2" Cal. BIB 6 Prunus sargentii 'Calumnaris/ Columnar Sargent, Cherry 2" Cal. B*B Prunus cerasifera ' Krauter Vesuvius ' / Krauter Vesuvius Plum 2' cal. 818 11 Carpinus bertulus Fastigiata' / Columnar Hornbeam 2' Cal. 8110 2 Acer Palmatum Bango Kaku' / 5ango Kaku Japanese Maple 6' -1' 818 5 Cupressocyparis leylandii/ leyland Cypress l' minimum BAB 41 Osmantlus delavay / Delavay Osmanthus 5 gallon 50 Cystis Sunset' / Sunset Rockrose 5 gallon 121 Mahania aquifolium / Oregon Crape 5 gallon, 18" minimum 12 Viburnum Davidii 2 gallon Thu? 0. ' Emerald Green ' / Emerald Green Arborvitae 6' min.BIB 58 Prunus L. ' Otto Luyken ' / Otto Luyken Laurel 21" min. 43 Nandina Domestica 'Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon 51 Nandina Domestica Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon Arctostaphylos uva -ursi / kinnickinnik 4" pots 12" O.C. Vinca minor / periwinkle 4" pots 12" O.G. Sodded Lawn 'Confine all plant Quantities EXISTING TREES TO REMAIN TOP. 0 • 5' 5IDE YARD LANDSCA-ING r v r, ;�ii,Ra,a %u.�s:.,a°iiiic �ii;ic,aRlrze;.a. tq °iiiiie'a- 'iiic*aeii4 e�7.ac.aineeaiiicS a'G'iica' %�;;F,t �i�: e:_•:' ?% '::tlir•�,i/'wl:'L:. %- . "•'A'.`' mw *Lvov :sr Noy r F EASEMENT NOTES I. 5ubgraden, including beans, to within 1/10th loot provided by General Contractor unless otherwise noted 2. Subgrade shall be scarified or rotoulled if conditions require. 3. For container rown plants root ball is to be loosened and any circling rots paned prior to planting. 4. 4' depth 3 -way topsoil or equal in all planting areas. 5. Soils must be bloosened at least 18" in deGppth and pr anic material, such an compost, tilled Into the enure planting �N wii�T •C,rJ' YG`:a;�i! : *Cr= ?:r•B'__0••!c Y6eit.:G:'i. .... �_�aitti'ro$`Jit<ts• .armuy Noviv= - -_ - 6. N backflllinqq f ndividual plantin eits with amended soil* is allowed. Instead, tine entire planting ate must be prepared and receive soil amendments prior to planting. 6. 2" depth fine grade bark mulch in all planting beds. 1. All plant material shall be healthy, full and conform to 414LA American standard ror nursery stock latest edition, including: a. For 040 plants, trunks must be in the center or the root ball b. Minimum root ball diameters and depths for trees and shrubs shall be as specified In ANSI 260.1 -2004 for each specie*. c. Height and spread shall be an specified an AN51 260.1 -2004 for each type of plant species. d. Root flare must be viable on B1B plants. e. No J roots, no circling. f. No root in rootball greater than 1/10 of tree trunk diameter. g. All container grown plants shall be healthy. vigorous, well rooted, and established in the container in which tliev are growing. A contayiner Dp)ant pplant *hall have a well estab nhed ro01 *tea reachingq the *rides of ss container to ma en cn a flan root bail, but shad not have excessive root growth encircling the inside of the container. 8. Plant material or size or kind not available ma be substituted only with approval of Landscape Aichitect or Owner. 5 Landscape Architect must approve plants for quality prior to installation. 10. All mass plantings shall have triangular spacing. 11. All tree pits *hall be inspected to insure proper drainage. 12. Positive drainage shall be maintained. Mound planting areas minimum 8'. L3. .51,-ubs 4d trees minimum 42' from curb for car overhang un as w e) *tops noted. 14. Landscape Contractor shall maintain site until final inspection and acceptance by Owner. NORTH STORM DRAINS UOTE UTILITIES ARE M97ALED. FIELD LOCATE BEFORE ALL DIGGING AND PLANTING. LANDSCAPE PLAN BLDG SCALE: I" " 30' O 15 30 60 5. 134th PL. 50' BUFFER - SEE BUFFER MITIGATION PLANTING PLAN -D a m Z L. w n ~ ce N cn H3 m AFu h- N H = W U re I rW Q m W W E. a Q 7 d z Q 4 is d Z r.72 J o- t. °m CI Sheet NORTH 0 15 37 50 90 SCALE: 1" = 30' VICINITY MAP NOT TO SCALE APPLICANT: LAKERIDGE DEVELOPMENT ATTN: WAYNE JONES P.O. BOX 146 RENTON. WASHINGTON 98057 425.226 -9750 CIVIL ENGINEER: DMP, INC. ATTN: MEL DALEY, P.E. 726 AUBURN WAY NORTH AUBURN, WASHINGTON 98002 253- 333 -2200 ENVIRONMENTAL CONSULTANT: J. 5. JONES AND ASSOCIATES, INC. ATTN: JEFFERY S. JONES, PWS 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253 -804 -2545 LEGAL DESCRIPTION: 15 FOSTORIA GARDEN TRACTS BEGINNING NORTHEASTERLY CORNER OF TRACT 15 THENCE SOUTH 40 "1T -00" WEST 272.12 FEET THENCE NORTH 49" -03'00" WEST 92.25 FEET THENCE SOUTH 40" -17-00" WEST 10 FEET TO THE TRUE POINT OF BEGINNING THENCE CONTINUING SOUTH 40"- 17-00" WEST TO THE NORTHERLY MARGIN OF SOUTH 13511-1 STREET THENCE SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN TO THE WEST MARGIN OF TRACT 15 THENCE NORTHEASTERLY ALONG SAID WEST MARGIN TO NORTHWEST CORNER OF TRACT 15 THENCE SOUTH 49" -43' -00" EAST TO A POINT 175 FEET FROM NORTHEAST CORNER OF TRACT 15 THENCE SOUTH 40"- 17'-00" EAST 282.12 FEET THENCE SOUTH 49" -43' -00" EAST 82.75 FEET TO TRUE POINT OF BEGINNING. 4501 BUILDING - MITIGATION PLAN SILT FENCE NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. I =EE0E7AA SHEET i Of 7) TAX PARCEL ID NO.: 261320 -0045 EXISTING TREES 00 CONSTRUCTION NOTES: 1. SILT FENCE MUST BE INSTALLED PRIOR TO ANY MITIGATION ACTIVITIES TAKING PLACE 2. CLEARING OF INVASIVE VEGETATION SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 3. REGRADING OF THE ENHANCEMENT AREA SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 4. SILT FENCE WILL BE INSPECTED REGULARALY TO AVOID SEDIMENTATION OF STREAM CHANNEL 5. ALL AREAS CLEARED OF VEGETATION SHALL BE MULCHED TO MINIMIZE POTENTIAL EROSION 5. IF IT IS DETERMINED THAT EROSION CONTROL MEASURES HAVE FAILED, ALL MITIGATION ACTIVITIES MUST STOP UNTIL EROSION SITUTATION HAS BE RECTIFIED FND 5/8" REBAR AND CAP —.., "BR & H LS 22336" KEY: STREAM STREAM BUFFER • • •--• • • -•• REDUCED STREAM BUFFER FOR ENHANCEMENT MENEM ENHANCEMENT AREA 0 0 SPLIT RAIL FENCE X X SILT FENCE III (ED RBWR REGRADED ENAHNCEMENT AREA TO 15% GRADE IEEE Cm. ENGRR.EPNG RAN: FOR DRAM.) SPLIT RAIL FENCE EE GETKENEETi OF 11 'A. N EXISTING WOODY DEBRIS IN STREAM CHANNEL ON•SITE STREAM CHANNEL 4/19/07 LRE REVISED SITE PLAN NO DATE BY REVISION IRE ENHANCEMENT AREA (4,353 COMM FEET! — 50 -FOOT STREAM BUFFER (REDUCED FOR DRWlCELIENT) 100 -FOOT STREAM BUFFER W REOUREO BY CODE) 6" BLUE ,PRUCE 6 -6•' THUNDERCLOUD PLUM TREES 25'± O.C. SURVEY BY: DALEY- MORROW-PCELE E, roc. 720 AUBURN WAY NORTH AUBURN WASH NOTON 05002 PHONE: (2535533 -2200 (F20)333 -2200 e40NESING - EIURVEYNa LAND PLAN IJOI w 0 0 m 3 C O 1 U K 5. 0 Y W U 0 w 1- W C() W 2 O 00 TREAM SIG - \\ NORTH 0 5 112 20 JO SCALE: 1 " = 1 0' PLANTING AND STAKING DETAIL 4501 BUILDING - IVIITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320 -0045 SPLIT RAIL FENCE DETAIL T SILT FENCE DETAIL BUFFER GRASS SEEDING 010.56 NAME BLUE WILDRYE MEADOW BARLEY TUFTED HAIRGRASS SCIENTIFIC NAME ELYMUS GLAUCUS HORDEUM BRACHYANTHERUM DESCHAMPSIA CAESPITOSA • APPLICATION RATE: 40 LBS PER ACRE • TOTAL WETLAND AREA TO BE SEEDED: 0.1 ACRES • TOTAL AMOUNT OF SEED NEEDED: 4 LBS ▪ BROADCAST SEED APPLICATION BY HAND EXISTING WOODY DEBRIS IN STREAM CHANNEL 7 Nt. 16, PERCENTAGE 60% 30% 10% STREAM SIGN DETAIL ATTACH SIGN TO POST root TWO GALVANGED US BOLTS MITN]YASNERS STREAM SIGN INSTALLATION DETAIL 0 THE STREAM SIGN SMALL BE POSTED AT TIE BOUNDARY BETTE. THE SENSITIVE AREA OFFER SETBACK AREA OR SETBACB TRACT AND TIE BUBLBttI SE BACK AR El O ONE SIGN SHLLL BE POSTED PER LOT FOR EVERY MSOFEET OF SENSITIVE AREA BUFFER ANC SHLLL BE STAMONEO MIA PRpVIEM LOCATION. LEL AT TIE CLOSEST PWrt TO THE PORPOSEO DEVELOPMENT. SIGNS MAY ALSO BE ATTACHED TO FENCES. SYMBOL Stream �:OSIII\ c .vrDD l] 3CTli.'If) II .fro aUVala4: lc i:..urt. PLANT SCHEDULE COMMON NAME BIG -LEAF MAPLE RED ALDER DOUGLAS FIR WESTERN RED CEDAR VINE MAPLE OCEANSPRAY OSOBERRY SALMONBERRY SNOWBERRY • WESTERN SWORD FERN • KINNIKINNIK ON -SITE STREAM CHANNEL EXISTING CULVER SCIENTIFIC INNS ACER MACROPHYLLUM ALNUS RUBRA PSEUTOSUGA MENZIESII THUJA PLICATA ACER CIRCINATUM HOLODISCUS DISCOLOR OEMLERIA CERASIFORMIS RUBUS SPECTABILIS SYMPHORICARPOS ALBUS POLYSTICHUM MUNITUM ARCHTOSTAPHYLOS UVA -URSI OTT. *UZE 10 4 -8 FT 7 4-6 FT 10 4 -6 FT 7 4-6 FT 10 3-4 FT 25 1 GAL 25 1 GAL 30 1 GAL 30 1 GAL 50 IGAL 100 4 INCH CUP KEY: STREAM STREAM BUFFER • -- • •–• • -- • REDUCED STREAM BUFFER FOR ENHANCEMENT Air-•:.— STREAM SIGN o o a X X SPLIT RAIL FENCE SILT FENCE EXISTING VEGETATION 019107 LRE REVISED SITE PLAN NO. DATE BY REVISION U 11 Q 7 z 0 O V 0.: 261320 -0045 DESIGNED BY: 3- oi oi to Q O U _I 1- W co W z o N 4 a fi 1.0 Executive Summary 1.1 Project Description: The applicant proposes to construct an office, warehouse, equipment maintenance, outside storage and a water rentention vault on the subject property. The applicant proposes to reduce the required 100 -fool buffer to 50 feet and enhance the remaining buffer area. 1.2 Baseline Informntion: The property is 2.35 acres with a Type 2 watercourse located along the eastern edge of the property. The watercourse is within the roadside ditch for South 134th Street. During the site visit fry and a crayfish were observed in the watercourse. The on -site watercourse rates as a Type 2 watercourse. The City of Tukwila Municipal Code requires a 100 -foot buffer for Type 2 watercourses. 13 Buffer Reduction and Mitigation: Section 10.45.100.9.1.h of the City of Tukwila Municipal Code, allows reduction of n watercourse huger if there is no significant vegetation present and an enhancement plan is provided. There are 9 trees present in the existing buffer. The majority of these trees were planted as ornamentals for landscape purposes. The remaining buffer area is dominated by grasses, weeds, Himalayan blackberry and thistle. The applicant proposes to remove the grasses, weeds and invasive vegetation and replant the area with native trees, shrubs and groundcovers. Native plant species will increase plant diversity, wildlife habitat and prevent the establishment of invasive species. The existing trees will remain in the buffer nrea. No impacts to the Type 2 watercourse arc proposed. 2.0 Project Location The properly is located at 4501 South 134111 Place, in Tukwila, 1ashington. 3.0 Responsible Parties Applicant Lakeridge Development Attn: Wayne Jones P.O. Box 146 Renton, Washington 98057 425- 228 -98057 Environmental Consultant Jeffery S. Jones Ceritified Professional Wetland Scientist J. S. Jones and Associates, Inc. 35316 281h Avenue South Federal Way, Washington 98003 (253) 874 -9588 4.0 Standards All work and materials shall conform to City of Tukwila stnndards and specifications, and to the specifications and details shown on these plans. 5.0 City of Tnkss iln Contact Certain actions within this mitigation/restorotion plan require inspection or approval by City of Tukwila staff Requests for inspection/approval shall be coordinated through Sandra Whiting, Urban Environmentalist. 6.0 Contractor Information When it is nvnilable, contact information shall be provided to the City of Tukwila that includes names, addresses and phone numbers of personstfirms that will be responsible for grading the mitigation/restoration area, installing required plants, and performing required maintenance and monitoring. 7.0 Contractor's Qualifications Contractor /Landscape Installer must be experienced in mitigation and restomtion stork. The Pcrmittcc shall provide that there is one person on the site at all limes during work and installation who is thoroughly familiar with the type of materials being installed and the best methods for their installation, and who shall direct n1l work being performed under these specifications. This person shnll be experienced in installing native plant materials for wetland mitigation or restoration projects, unless otherwise allowed by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. 8.0 Site Conditions The Permittee, Landscape Designer and/or Wetland Biologist shall immediately notify the City of Tukwila of nny discrepancies between These plans and the site conditions. The locations of plants shown may be modified in the field by the Landscape Dcsigncr, Wetland Biologist and/or City of Tukwila staff based on field conditions at the time of planting. Changes should be documented and ns -huill drawings submitted to the City of Tukwila upon request for formal construction approval. 9.0 Plants 9.1 Origin: Plant materials shall be Northwest native plants, nursery grown in the Puget Sound region of Wnshington. Dug plants may only he used upon approval of City of Tukwila staff. 9.2 Handling: Plants shall be handled so as to avoid all damage, including breaking, bruising, root damage, sunburn, drying, freezing or other injury. Plants must be covered during transport. Plants shall not be bound with wire or rope in a manner that could damage hunches. Protect plant roots with shade and wet soil in the time period between delivery and installation. Do not lift container stock by trunks, stems, or tops. Do not remove from containers until ready to plant. \Vnter all pinnts ns necessary to keep moisture levels nppropriate to the species horticultural requirements. Plants shall not be allowed to dry out. All plants shall be watered thoroughly immediately upon installation. Soak all containerized plants thoroughly prior to installation. Bare root plants are subject to the following special requirements, and shall not be used unless planted between November 1 and March 1, and only with the permission of the Landscape Designer and City of Tukwila stuff. Bare root plants must has e enough fibrous root to insure pinnt survival. Roots must be covered at all times with mud and/or suet stow, moss, or other suitable packing material until time of installation. Plants whose roots have dried out from exposure will not be accepted at installation inspection. 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320 -0045 9.3 Storage: Plants stored by the Permittee for longer than one month prior to planting shall be planted in nursery rows, and treated in a manner suitable to that species horticultural requirements. Plants must be reinspected by the Wetland Biologist and/or Landscape Designer prior to installation. 9.4 Damaged Plants: Damaged, dried out, or otherwise mishandled plants will be rejected at installation inspection. All rejected plants shall be immediately removed from the site. 9.5 Plant Names: Plant names shall comply with those generally accepted m the native plant nursery trade. Any questions regarding plant species or variety shall be referred to the Landscape Designer, Wetland Biologist or City of Tukwila staff. All plant materials shall be true to species and variety. 9.6 Plant Substitutions: Plant substitutions are not permitted without the permission of the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. Same species substitutions of larger size do not require special permission. However, small plants often experience Tess transplant shock and adapt more quickly to site conditions, resulting in a higher success rate. As such, smaller plants will be approved as substitutions based on certain site - specific conditions (trees not Tess than 1 gallon size however). 9.7 Quality and Condition: Plants shall be normal in pattern ofgrowali, healthy, swell - branched, vigorous, with well - developed root systems, and free of pests and diseases. Dmmnged, diseased, pest- infested, scraped, bruised, dried -out, burned, broken, or defective plants will be rejected. Plants with pruning wounds over 1" in diameter will be rejected. 9.8 (toots: All plants shall be balled and burlapped or containerized, unless cxplicity authorized by the Landscape Dcsigncr and/or Wetland Biologist. Rootbound plants or B&B plants with damaged, cracked or loose rootballs (major damage) will be rejected. Immediately before installation, plants with minor root damage (some broken and/or twisted) must be root - pruned. Matted or circling roots of containerized plantings must be pruned or straightened and the sides of the root ball must be roughened from top to bottom to a depth of approximately half and inch in two to four places. Bare root plantings of woody material is allowed only with permission from the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff 9.9 Sizes: Pint sizes shall be the size indicated in the plant schedule. Larger stock may be acceptable provided that it has not been cut back to size specified, and that the root ball is proportionate to the size of the plant. Smaller stock may be acceptable, and under some circumstances perferable, based on site- specific conditions. Measurements, caliper, branching and balling and burlapping shall conform to the American Standard of Nursery Stock by the American Assoiciation of Nurserymen (latest edition). 9.10 Form: Evergreen trees, if used, shall have single trunks and symmetrical, well - developed form. Deciduous trees shall he single !ranked unless specified as multi -stem in the plant schedule. Shrubs shall have multiple sterns, and he well - branched. 9.11 Planting: Planting shall be done in accordance with illustrated details in the mitigation/restoration plan set and accepted industry standards. 9.12 Timing of Planting: Unless otherwise approved by City of Tukwila staff', all planting shall occur between September I and March 31. Overall, the earlier plants go into the ground in the fall, the more time they have to adapt to the site and extend their root systems before the water demands of spring and summer. 9.13 Weeding: Existing and exotic vegetation in the mitigation and butter nreas will be hand weeded from around all newly installed plants at the time of installation and on routine basis through monitoring period. No chemical control of vegetation on any portion of the site is allowed without the written permission of City of Tukwila staff. 9.14 Soil Amendments: Unless otherwise specified and approved the City of Tukwila, organic matter (Cedar Grove Pure Compost or approved equal) will he incorporated into the planting pits. 9.15 Mulch: The soil surface surrounding all planting pit areas shall receive no less than 2" of medium bark mulch after planting. 9.16 Site Conditions: Contractor shall immediately notify the Landscape Designer and /or \Vetland Biologist of drainage or soil conditions likely to be dctenimental to the growth or sun is al of plants. Planting operations shall not be conducted under the following conditions: freezing weather, n hen the ground is frozen, excessively wet weather, excessively windy weather, or in excessive heat. 9.17 Plant Locations: Locations shall be as depicted in the approved plan set. The Landscape Designer and/or Wetland Biologist may change the locations of plantings shown on plans based on field conditions. 9.18 Planting In Pits: Planting pits shall be circular or square with vertical sides, and shall be 3" deeper and 6" larger in diameter than the root hall of the plant. Break up the sides of the pit in compacted soils. Set plants upright in pits, as illustrated in planting detail. Burlap shall he removed from the planting pit. Backfill shall be worked back into holes such that air pockets are removed without adversely compacting dawn soils. 9.19 Fertilizer: Slow release fertilizer may be used. Fertilizers shall be applied only at the base of plantings underneath the required covering of mulch (That does not make contact with stems of the plants). No fertilizers will be placed in planting holes. 9.20 Wnter: Plants shall be watered upon completion of backfilling. For spring plantings (if approved), a rim of earth shall be mounded around the base of the Tree or shrub no closer than the drip line, or no less than 30" in diameter, except on steep slopes or in hollows, as illustrated in planting detail. Plants shall be watered a second time within 24 -48 hours after installation. The earthen rim /dam should be leveled prior to the second growing season. 9.21 Stnking: Most shrubs and many trees do not require any staking. If the plant can stand alone without staking in a moderate wind, do not use a stake. If the plant needs support, then stropping or webbing should be used ns low as possible on the trunk to loosely brace the tree with two stakes (see Planting Detail). Do not brace the tree tightly or loo high on the trunk. lithe tree is unable to sway, it will further lose the ability to support itself. As soon as supporting the plant becomes unnecessary, remove the stakes. All stakes must be removed within Iwo (2) years of installation 9.22 Intermediate Inspections: All plants shall be inspected and approved by the Landscape Designer and/or Wetland Biologist prior to installation. Condition of roots of a random sample of plants will be inspected, as well as all aboveground growth on all plants. Roots of any bare root plants, if permitted for use, will be inspected. Plant material may be approved at the source, at the discretion of the Landscape Designer and/or Wetland Biologist, but all material must be re- inspected and approved on the site prior to installation. Plant locations shall also be inspected and approved prior to planting. 10.0 Grass Seeding Seeding is required as described in approved plans. 10.1 Timing: Seeding shall not lake place until mulch has been applied. Contractor shall insure That areas to receive seed are clean of debris and That final grades are correct. Seeding shall be perfomsed rifler other plant installation is complete. Seeding is the final step of the intial installation; site shall be closed to nll vehicles and foot traffic shall be minimized niter seeding is complete. Seeding shall not take place when the ground is frozen or in windy weather. Seeds shall be hand broadcast or by mechanical hand powered spreader, with as even distribution as fcasiable. Areas within 6 " -12" of stems of installed plants shall not be seeded. 10.2 Seed \1Ls: Use specified nazis e mix at rate specified. All seed materials shall he free of weed seeds or other foreign matter detrimental to plant growth. NOTE: Seed mix should be ordered as early as possible to insure and adequate supply of specified native seed. 11.0 Maintenance Maintenance shall he required twice yearly in accordance with City of Tukwila guidelines and approved pinns. 11.1 Survival: The Permittee shall be responsible for the health of 100% of all newly installed plants for one growing season after installation has been acccptcd by City of Tukwila staff (see Performance Standards). A growing season for these purposes is defined as occurring from spring to spring (March 15 to Mvlarcit 15, following year). For fall installation (often required), Ilse growing season will begin the following spring. The Permittee shall replace any plants that are failing, weak, defective in n manner of growth, or dead during this growing season, as directed by the Landscape Designer, Wetland Biologist, and /or City of Tukwila staff. 11.2 Installation Timing for Replacement Plants: Replacement plants shall be installed between September I and Marcie 31, unless otherwise determined by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.3 Duration and Extent: In order to achieve performance standards, the Permittee shall have the mitigation/restoration area maintained for the duration of the monitoring period, 5 years. Maintenance will include watering, weeding around base of installed plants, pruning, replacement, restoking, removal of all classes of noxious weeds (see Washington State Noxious Weeds List, WAC 16- 750 -005) as well as Ilimalayan blackberry, and any other measures needed to insure plant survival. All maintenance shall be directed by the Landscape Designer and/or Wetland Biologist. 11.4 Standards for Replacement Plants: Replacement plants shall meet the same stnndards for size and type as those specified for original installation unless otherwise directed by the Lnndscape Designer, \Vetland Biologist, and /or City ofTukwiln stnff. Replacement plants shall be inspected as described above for the original installation. 11.5 Repinnting: Plants that have settled in their planting pits too deep, too shallow, loose, or crooked shall be replanted as directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.6 Herbicides/Pesticides: Chemical controls shall not be used in the mitigation/restoration area, sensitive nreas or their buffers. However, limited use of herbicides may be approve depending on site specific conditions, only if approved by City of Tukwila staff 11.7 Irrigation/\Vatering: Water shall be provided during the dry season (July I- October 15) for the first two years after installation to ensure plant survival and establishment. \Vatcr should be provided by a temporary above ground irrigation system. \Vatcr should be applied at a rate of 1" of water two limes a week Inc - year I and 1" of seater one time a week during year 2. 11.8 General: The Permittee shall include in general maintenance activities the replacement of any vandalized or damaged signs, habitat features, fences or other structural component of the mitigation site. 12.0 Performance Standards - Plant Cover and Survival Plant survival and cover standards are established to measure mitigation success as follows: Performance Standards Year 1 Year 3 Year 5 Shrub and Sapling Trcc Coscr >10% >25) >50% Shrub and Sapling Trcc Survival 100% >05% >80% Herbaceous Cover" >60% >80% >90% Herbaceous Sun ival 10D%o >85% >80% "Includes beneficial native plants in that category that arc naturally recruiting volunteers No more than 10% invasive cover during any monitoring event. A minimum of 3 native trees, 4 native shrubs and 1 native groundcover will be established and thriving by the end of Year 5. 13.0 Monitoring Monitoring shall be conducted annually for 5 years in accordance with the approved mitigation/restoration monitoring plan. 13.1 Vegetation Monitoring: Sample points or transecis will be established for vegetation monitoring, and photo -points established from which photos will be taken Iltrottghottl the monitoring period. Linear tmnsects are the preferred method for vegetation monitoring for this site. No less than one (I) 50 -foot tmnsect per 5,000 square feel of area will be estnhlished in the mitigation/restomtien area. Permanent tmnsect location(s) must be identified on mitigation/restoration site plans in the first monitoring report (they may be drown on approved mitigation/restoration plans by hand). Plots located at the end of each tmnsect shall detail herb, shrub, and tree aerial cover at radii of Im, 5m, and 10m respectively, using the Bmun- Blanquet releve method or other acceptable field method. Monitoring of vegetation transects shall occur annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.2 Photopoinis: No Icss than one (1) permanent photo point per 10,000 square feet of mitigation/restoration area will be established within the mitigation/restoration area. Photographs will be taken from these points to visually record Ilse condition of the mitigation/restoration area. Photos shall be taken annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.3 Reports: Monitioring reports shall be submitted by December 31 of each year during the monitoring period. As applicable, monitoring reports must include description/data for: 1. Site plan and location asap Ii. Historic description of project, including dale of installation, current year of monitoring, restatement of mitigntion/restomifort goals, and performance standards ill. Plant survival, vigor, and aerial coverage from every plant community (tmnsect data), and explanation of monitoring methodology in the context of assessing performance standards iv. Site hydrology, including extent of inundation, sattmtion, depth to groundwater, function of any hydrologic structures, piezometer of staff guage if available, inputs, outlets, etc. v. Slope condition, site stability, any structures or special features vi. Butler conditions, e.g. surrounding land use, use buy humans, wild and domestic creatures vii. Observed wildlife, including amphibians, avians and others viii. Assessment of nuisance/exotic biota and recommendations for management in Soils, including texture, Munsell color, rooting and oxidized rltizosltperes x. Receipts for off -site disposal of any dutnping, weeds, or invasive plants xi. Receipts for any structural repair or replacement xii. 4 "x6" color photograph taken from permanent photo- points as shown on btonitoring/Restomtion plan. x111. Summary of maintenance and contingency measures proposed for next season and completed for past season 15.4 Deficirncrs: Any deficiency discovered during any monitoring or inspection visit must be corrected within 60 days of approval by the City of Tukwila. 15.5 Contingency Plan: Should any monitoring report reveal the mitigation has failed in whole or in par, and should that failure be beyond the scope of routine maintenance, a Contingency Plan will be submitted. The Contingency Plan may range in complexity from a list of plants substituted, to cross - sections of proposed engineered structures. Once approved, it may be installed, and will replace the approved mitigation/restoration plan. If the failure is substantial, the City of Tukwila may extend the monitoring period for that mitigation. 16.0 Bond Prior to beginning any work, the Pernimee must provide a mitigation/restoration bond or assignment of funds per City of Tukwila procedures. A bond quantity worksheet leted based on all elements of the has been completed mitigation/restoration plan. The total cost, plus contingency fees has been determined to be $ 19.013.20 , which will be the amount of the mitigation/restoration bond the Permittee is required to pros idc. Note that the approved bond still include required start date for mitigation construction. Bonds are eligible for reduction to maintenance status upon successful installation inspection, providing that it also meets performance stnndards established in the mitigation plan. 4110107 LRE REVISED SITE 0011 NO. DATE By REVISION a 0 CHECKED BY: A w ad w -J W J U 0 0 Z W M W 4o -- = M VERTICAL DATUM: NAVD '88 (ASSUMED) BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CRY OF TUKWILA SANITARY SEWER ASBUILT UD No. 24 SHEET 2 OF 5 Ex. CB -Type I Rim =38.40 I.E. =35.40 (SW) I.E. =35.50 (SE) I.E. =35.20 (NE) N i/ / \\ .441 Ex. SSMH Rim =15.60 I.E. =3.12 (SE) TEMPORARY BENCH I.E. =3.18 (SW) I.E. =2.89 (NW) \ \ I.E. =3.39 (NEks. 5 COMMUNICATIONS EASEMENT (REC. No. 8609151461) 's. 36' CMP IE =10.30 Ex. SS C.O. Rim =15.52 Ex. SS C.O. Rim =15.72 Ex. 12" Culvert I.E.=10.83 Ex. SSMH Rim =15.84 I.E. =3 71 (SE) I.E. =3.52 (NW) Ex. 12" Outlet I.E. =12.28 Ex. S5 C.O. Rim =15.6 Ex. Curb 11. /- - \ \ \\\ \° y /.� - , 0 1(1 / F - 29.OLF 8" DI 3.14% / ?p� \y • '/' • LC 0 Ex. CB -Type I Rim =16.23 I.E. =12.98 (SW) I.E. =12.98 (N) Ex CB -Type I I.E =13.18 (SE) W /Solid Lid Rim =17.34 I.E.= 14.09(NW) I.E. =14.19(S)6" �J / i' 8. 7,. \\ ---ssA,"•\ , Ex. SS C.O. Rim =30.11 / 30' ACCESS & MAN VERIp(EASEMENT (REC. No. 200609111/ 806) 21.7E 2" CMP 40' INGRESS & EGRESS EASEME?f (REC. No. 9710100 1) • / // /7 / / / / / / / 12' 0 / / =44 16' BLUE \ SPRUCE \ / 6 -6' THUNDERCLOUD PLUM TREES 25'3 OL,. Ex. CB -Typ'e I Rim= 39.56 I.E. =3 . 1 (SW) I.E.= 7.06 (NE) Ex. CB- Rim= 4 2 I.E = 35.77(S '4 I.E35.77(NW) S II -48 "e 07 /// jam / //` / //i -� 1'` 'cs s / / / / / / //� FE O- e o i iN66'-1 11.671 .�_ ,• gip, P�� RV • �/ / T l - EX. INGRESS EGRESS EASEMENT REC. No. 58855 'calf before you Dgg. 1 -800- 424 -5555 UNDERGROUND SERWCE (054) AVOID GUTTING UNDERGROUND UISNY UNES R5 C051LY Ex. C27 T5 I / Rim =27.1 I.E. =24.25 (SW) I.E. =24.25 (NE) I.E. =24.35 (SE)/6" / Ex. SSMH Rim =17.81 I.E. =5.01 (SE) I.E. =4.95 (SW) I.E. =4.62 (NW) I.E. =4.81 (NE) Es. SSMH Rim =18.93 I.E. =11.11 (SE) I.E. =10.93 (SW) I.E. =10.60 (NW) LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN 4010TH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX PARCEL IF: 361320 -0045 NOTE: EXISTING UTIUTY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY IT SHALL BE 111E CONTRACTOR'S RESPONSIBIUTY 10 DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXI51WG UNDER- GROUND U16111E5 PRIOR TO COMMENCING C0N51RUCi1ON. NO REPRESENTATION 6 MADE 1)441 ALL ID051150 U76171E5 ARE SHOWN HEREON. 117E ENGINEER ASSUMES NO RESP0H9BR1TY FOR U1ILI11E5 NOT SHOWN OR UTRITIES NOT SHORN IN THEIR PROPER LOCATION. CAL1 BEFORE YOU DIG: 1-800-424-5555. 0 20 40 SCALE 1' =40' ME@ ..£i. FOUND MON IN CASE EC SANITARY SEWS MANHOLE O R CA191 BASIN EX 51ORM DRAW MANHOLE = Ex. MAILBOX EC mar POLE E- EX GUY ANCHOR © EX POWER VAULT ▪ EC POWER CABINET EC TELEPHONE RISER Ex STREET 956 EC FETE HYDRANT E EX WATER METER K EK WATER VALVE EC WIRE FENCE EC WOOD FT710E Et CYCLONE FENCE EX 500404 DRAIN PPE EC SANITARY SEWER PPE EK GAS MAIN EC POWER LINE EC WATERMA1N N. ^ MO, w7f r.uWm MIND • •n DALEY- MORROW- POBL.ET . INC. 726 AUBURN WAY NORTH AUBURN WASHINGTON 98002 PHONE: (253)333 -2200 (FAX)333 -2206 ENGINE; =RING - SURVEYING LAND PLANNING ects I M. Nn Art I swarm "'""ID "O LAKERIGE DEVELOPMENT, INC. P.O. BOX 146. RENTON, WA. 98055 PHONE No. (425) 228 -9750 mos, 4501 BUILDING BUSTING CONDITIONS " "'" H.D.O. I ..., 1'•40' I'' '''06205mQ 1x¢1 C -2 "'"*"1/.LD. I "'L 26/07 I s!F` 06-205 ., au .o, 6 8 ects