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PLN20130005 Admin Decision with attachments.pdfl OF ED yI Al -�- °�d CITY OF EDMONDS 121 5th Avenue North ® Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DIVISION FINDINGS, CONCLUSIONS AND DECISION TO: Loree Quade (Belton Homes, LLC) n ' FROM: Mike Clugston, AICP DATE: February 11, 2013 PLN20130005: Modification to the approved Stonebridge Court landscaping plan (PLN20070020 and PLN20070021) A. Introduction The applicant is proposing to modify the Stonebridge Court landscaping plan which was approved as part of the associated plat and planned residential development (PRD) (PLN20070020 and PLN20070021). All of the existing approved landscaping will be installed; it is being rearranged on Lots 1 and 10 and the open space tracts near 220th Street SW to accommodate unforeseen changes during the development of the plat. An additional three-foot fence will be installed between the open space tracts and Lots 1 and 10. Changes to landscaping in planned residential developments are subject to design review according to ECDC Chapters 20.35 and 20.13. The subject application does not trigger SEPA review; therefore, the proposal may be approved by staff as a Type I Decision, subject to the requirements of ECDC 20.01.003. B. Findings and Conclusions 1. The Architectural Design Board (ADB) recommended conditional approval of a landscaping plan for the remanded Stonebridge plat and PRD on November 2, 2011 (Attachment 2). The Hearing Examiner subsequently approved the plat and PRD, with conditions, on December 22, 2011. 2. Staff reviewed the landscaping plan submitted as part of the civil construction plan review for the associated, plat (PLN20070021). Because this version of the plan matched that approved by the ADB and Hearing Examiner, staff approved the plan on June 20, 2012 (Attachment 3). Page 1 of 2 File No. PLN20130005 Stonebridge Court PRD Landscape Plan Modification 3. Due to unforeseen circumstances encountered during development of the plat, some landscaping that was to have been located on Lots 1 and 10 of Stonebridge Court is proposed to be relocated to the open space tracts to the south, adjacent to 220th Street SW (Attachment 4). As a result of this rearrangement, the location of the walking paths and benches will be slightly shifted on the open spaces tracts as well. 4. A three-foot wood fence is proposed to separate the open space tracts and Lots land 10. 5. The proposed rearrangement of landscaping on Lots 1 and 10 and within the southern open space tracts does not result in a significant change from what was originally approved by the Architectural Design Board and Hearing Examiner. The newly proposed three-foot wood fence on the northern edge of the open space tract further defines the open space and fits with the intent of the previous approvals. D. Decision Based on the findings, conclusions and attachments to this report, staff finds that the design review for file number PLN20130005 is APPROVED. E. Attachments 1. Land use application 2. 2011 ADB- and Hearing Examiner -approved landscape plan 3. 2012 landscape plan approved with civils 4. 2013 landscape plan showing proposed changes F. Parties of Record Loree Quade Belton Homes, LLC 16108 Ash Way, Suite 201 Lynnwood, WA 98087 G. Appeals Per ECDC 20.07.006, appeal of this decision must be filed within 21 days after the issuance of the decision with the Snohomish County superior court. Page 2 of 2 City of Edmonds Land Use Application�'� ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT Q ❑ CONDITIONAL USE PERMIT FILE # 22 ZONE L7 ❑ HOME OCCUPATION DATE 0I . %i 0, 1 l REC'D BY t/Yi� ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE �� RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE P L N 2- o i 3 00 o 5 ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION l9 OTHER: Revision to approved landscape plan - PLN20070021 & PLN20070020 ® PLEASE NOTE THAT ALL INFORbfATION CONTAINED 1J'1THIN THE APPLICATION IS A PUBLIC RECORD PROPERTY ADDRESS OR LOCATION 7723 &'7807 220th St. SW PROJECT NAME (IF APPLICABLE) Stonebridge Court PROPERTY OWNER Belton Homes LLC PHONE # 425-275-5306 ADDRESS 16108 Ash Way, Suite 201, Lynnwood, WA. 98087 E-MAIL loree@sundquisthomes.com FAX # 425-742-8469 TAX ACCOUNT # 00461000201500; 1600 & 1701 SEC. 30 TWp, 27N RNG, 4E DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Relocation of proposed landscaping adjacent to the south property lines of Lots I and 10 to adjacent to the north property lines of the tracts adjoining said lots (see attached plan). The path location in each tract would be shifted slightly to accommodate the landscaping. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) The requested revision to the already approved landscape plan does not compromise applicable codes. Given the elevation difference between Lots 1 and 10 and the adjoining tracts, the revised location will provide better screening of the homes and enhance the park -like setting to be created in the tracts. APPLICANT Loree Quade / Belton Homes, LLC PHONE # ADDRESS Same as Owner E-MAIL FAX # CONTACT PERSON/AGENT Same as Applicant PHONE # ADDRESS E-MAIL FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT \ beL A_� DATE 1/30/13 Loree Quade, Project Manager -Land Property Owner's Authorization I, Loree Quade / Belton Homes, LLC certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and (�posting attendant to this application. SIGNATURE OF OWNER CkV✓ & Loree Quade, Project Manager -Land DATE 1/30/13 TSC Services, Inc. authorized agent Belton Homes, LLC Questions. Call (425) 771-0220. Revised on 8122112 B - Land Use Application Attachment 1 PLANT SCHEDULE SIUBOL 6OTATIICAL NAME / COMMON iIAME QTY. SIZE I NOTES DECIDUOUS TREES FRAYINUS A 'AUIUVN AFPLAUSC / AUTi,UII APPLAUSE ASH 12 I-3/4' CAL DO, MATCHED FORD FRAXIRUS P. 'SUUt9T / SUMMIT ASH 6 1-3/4' CAL BID, MATCHED FORD — PYRUS C. 'ODIS FORTY / CHANTICLEER PEAR 3 1-3/4' CAL B&B, UATCHEO FORM DECIDUOUS MULTI -STEM TREES - ACER GRCINATUM / WARE UAFLE 9 8' HT. HAD, MULTI -STEM U BETILA 14CIZA 'CUILY / HERITAGE RIVER BREH 7 K IIT. BA HULA-SU EVERGREEN TREES GIAUAECIPAR3 CBTUSA 'CRAGUS' / DWARF 8NOXI CYFUESS 3 6' HT. 110, UATCHEO FORM HNUS FLEXUS VANDERWI�. FS MR1110' / VANDUL'ALXFS PiliE 2 6' HT, HI.B, MATCHED FORM TiUM P. 'EXCELSA' / FX(ELSA W£STFRN RED CEDAR 4 6' HT. W, MATCHED FORM EVERGREEN TREES (REPLACEMENT TREES) THUJA PIICATA / WISTERN RED CEDAR 6 6' HI. RA-B, MATCHED FORM EVTRGRFFTN SHRUBS ABEUA X GRANIXftCRA / GLOSSY ABEUA 13 5 GAL U. 18' IT1. 4' OC, - ARBUTUS UNEDO CC;'PACIA' / COVPACT STRAWBERRY RUSH 32 5 GAL MN. 18- HT. 4' O.C. �— DUXUS U. JAPO`SCA NIHTTR Ca' / WHICH GEM BOXWOOD 31 5 GAL WIL 18' HT. 2' O.C. CISTUS X H)DiID1S /WHITE ROCKHOSE 8 5 GAL WN. IS' HL 4' O.C. MAHONOA AQUIFCUUM / OREGOA CRAPE 19 5 GAL MN. I8' HT. S O.C. HADNA DOMISRCA 'MOCH BAY / COMPACT HEAVEFIY BAMBOO TI 5 G.U.. UU! 18' HL 3' O.C. ®--- OSIAUTHUS H. 'GMi1' / GOSHN OSVAIIIATS 13 5 GAL M1 18 HT 3' O.C. OSMNITHUS H 'PURf4fiNE11S' / PURPLE -LEAFED OS111IMS 73 5 GAL WIN. 18 IIT 3' O.C. PRUNUS LUSITABCA / PORTUGAL LAUREL 8 5 CAL VIII10 HT 4' O C. PRUNUS L '0110 LUIKEH' / OTTO LUIKEN LAUREL 50 5 CAL WIL 18 HT 3' D.C. 0- TAXUS 'DARK GREEN SPREADER' / SPREAONG YEW 26 5 CAL UHN, I8 IIT. 3. O.C. TAXUS X MEDIA •HICKS" / HICKS YEW 44 24-30' IIT, WE IS" HT. 3' O.C. YHURAUM DAVHXI / DANIXI 4TBURHUM 54 5 GAL UPL 18' HL S D.C. DECIDUOUS SHRUBS CORNUS A 'ELECAIRSSPJA' / VARCEGATED RED -TWO DOC-AM 18 5 CAL MN. IB' HT. 4' OO ID— SPRAEA JAMICA 'MAGIC CARPET / SPIRAEA 6 5 GAL W. 18' HT. 3' O.C. SPIRAIA JAPUCCA 'ANITIMY WAIERER- / SI)RAEA 20 5 GAL MN. 18' Hr. 3' O.C. PiRRETRIV_S AND GRASSES CO CAREX BUCHAlAlI / LEATHER LEAF SEDGE 48 1 GAL 2' O.C. 00 CARFX'ICE DANCE' / ICE DANCE SEDGE 145 1 GAL 2' D.C. HISS HEUCTOTRICE01 SFHPFRVWENS 'SAPPHIRE' / BLUE OAT GRASS 14 1 GAL, 2' O.C. GROU{DCOYER ARCTOSTAPrLOS UVA-UR9 / ImaKHPCCK EPO.IMUM X RU83UV / ERVED.UM 171F LALVSI IIIDROSM 600 60 4' POT 1 GAL. SEED 18' O.C. 24' O.C. 13 LBS. / IOUO SF, - -- LANDSCAPE NOTES i, LANDSCAPE CQNIRACTCR TO CLEAR AND C.RUO ALL DGSRNG BED AREAS SHOWN TO RECCRE NEW LANDSCAPE 2. ALL NEW LANDSCAPE AREAS MA(ENT TO BUWNG, PERTIH:IETI AND WITHCN PLAHTTNG STIES 10 BE SET AT V VN FINISH ELEVATION EXCEPT AS NOTED. TIKSE AREAS 10 RECIPE IWOR)LU 3-WAY ICPSOL. TO A WORMI DEPTH OF 6-. SUDQTATE TO BE SCARIFIED TO A DEPTH OF 12--18' AID ALL WE$ (ROCK & DEEMS > 2' CIA.) TO BE REMOVED PRIOR TO NSTAILATOH OF NEW TOPSOIL INSTAL IVPCRTED TOPSOIL TWO LIM OF 3' EACH. ROTOTILL EACH UFT TO A DEPTH OF 8' INTO SUBCRAE. TOPSOT TO BE PA(HTC TOPSOLS WYITER VIX OR APPROVED EQUAL. MITER LOX TO MISIST OF 1/3 BY VOLUME SA OY LOAD, 1/3 BY VOLUTE COMPOSTED GARDEN MULCH, AND 1/3 8Y VOLUME COURSE WASHED SAND. 3. All HEIY PLAITNG KOS TO HAVE FINE BARK LARCH TO A M7dMUH DEPTH OF 2'. 4. ALL PLANT MATERIAL HAS GLEN SEEMED TO BE DROUGHT TOLERANT. LANDSCAPE CONTRACTOR TO BE RESPON9011 FOR ALL WATERING AS REQUIRED BEFORE ORAL ACCEPTAHCE OF AM BY O'bNE11 5. GROUND COVER TO EXTEND UNDER ALL DECDUOUS TREE CA OPTS AT LIE SPECIFIED SPACM TO PROVIDE COMPLETE COVERAGE BI ALL PLAlIRIG BEDS DESIGNATED 10 RECEIVE GROUND COVER. GMOU!NOCOV'QI BI?,UTI EVERCREEH TREES TO BE MNFHAH A 3' CLEARANCE FROM BASE OF TRUIrk 6. LANDSCAPE DRAWNGS ARE BASED ON THE SITE PLANS PREPARED BY LSA Ri' EERNa IUVE YATELY NOTIFY LAHOSCAPE ARCHITECT OF ARY FEED CHANCES TO THE SITE PLANS MOT MAY REOURE AO.USTUDIT OF DESCIL 7. REFER TO GVE ENC4.W:ERNG DRAW'NGS FOR GRADING AND ORACIAGE INFORMATION. XWEEBATELY NOTIFY LANDSCAPE ARCHITECT OF ANY ADVERSE DRAINAGE CU{CHIMS Vial MAY AFFECT THE HFA7_TH OF PLANT UATERIA.L, 8. 110 PRE-Ml ZG£HT HEIMCDES TO BE USED CLI THE PRO.ECT SITE DUISNG THE FRSI TEAR WIJRRA IY PERIOD. 9, ALL COMI AREAS TRACTS 997, 993, & 999) TO BE IRRIGATED KITH A DES10/61,12D FULLYUTOUATC IRROATON SYSTEM. 10. CAIMATE IRLES SHOWH FOR RETE7L11001 ARE SU0.ECI 10 A CERRFTED ARBCRiST REVEW OF FIW Gf"'4G PLANS. IF FOLLOIMIG REVIEW CE THE FWAL GRAD2FG FLANS, A CERTIFIED AROMST RECOVUEH0S THAT ANY OF TLTE CANUDATE TREE(S) NEEDS TO BE REMOVED FOR SAFTELY OR HEALTH REASUIS, TEEN (2) W HIGH BERGGEEM TREES (WESTERH RED CEDAR OR DOUCI-AS OR) WEE BE PLANTED III REASMA LE PRO)R4TY 0 EACH TREE REOVED, SUB.ECT TO APPROVAL BY THE CITY OF E01.100S PLANRY,G 01"SION. SITE FURNISHINGS (2) 6' RENCH: MODEL PT-3EP RECYCLED PLASTIC, DRECT MY PEDESTAL PRO%1M BY PACIFIC OUTDOOR PRODUCTS (1-883-510-5437) CR SMEAR AS APPROVED BY DAHEFL CALIPER 0 D611 TREE DTT 6� r I CANYMATE svincAH TREES TO t\ % BE RETAAIED (SEE NOTE 110) �6'_ F SIGIFFKANT TREES TO BE REMOVED IREE TYPE ABOREVIATIMS A ASH AP FRUITING APPLE C DONU(LAS FIR CH FRUITING CHERRY F DOUGLAS FIR U D:G LEAF UAPLE S SPRUCE W WALNUT F DOUG4AS OR U NORWAY MAPLE EXISTING TREES TO REUAPI SEE ROTE JIG 6' HOT WD00 FENCE ALONG PROPERTY LUTE 0 0 3' WD'c CRUSHED GRAVE]_ ROCK PATH W/ BMA -BOARD 1X4 HEADER (2) DIhY11S -� DISTiNG TREES ICI REVAD. SEE NOTE JIa 6' ITCH WED FENCE ALONG PRC4'ERPt IN t f »F i F e T (6) y 4 CO .•;oT� 5 CTT 1LWA4 T.f en j 3 (20) "M DiN i 2 D)ST„G TREE TO RELIAW SEE ROTE 110. BARK MACH CNLY BENEATH TREES TO REVAIH (T1PXA1) 53" E 19 r� �It I 1 D)ST4G E �0TREES FO REUAH g1E )10 MSDHC TREES TO REVA41 265.1E (P) "- NOTE (la { �1)c F 7 F 1°F �zn 1! I� .I 1' 171 T i tp +3 �I r �h [4)�00000 U :f r- ., II I 1 I it 6' H01 W000 FENCE ALUIG PROPERTY U.IE E 3' WOE CRUSHED I { - GRAVEL RODE PATH W/ BDIDA-BOARD AL SIMS BF -Mill DRE41t ( �OF 1 - -�� - n r OPEN � RE-FAILJ! SPACE. TX4 HEFTIER 10 eE PH l FIA4TED. , i J k 09 _ { r I :j j ) i -1 1 75` ( i L ! I i' 1 I � r CFHI/REfAEATtdI S('AC£ 1 -1- 999:`: 26499 �-rL r c�,'RPi i t pr�rr U 3-RA1 FENCE ��_ t> 3-RAT- FB� 22 00 w _ rl8 OD ,.3--6•-0A1Ti g07fSiliTr c� I 6' BARK DUO STR•P �T--- 25.5'R(TYP_'fTY-E .t 'I — - L�r - J BETF-ATH FENCE BENEATH FIERIEE CURB RALIP 220th STREET S.W. WL N J 47) 1 LANDSCAPE PLAN aI A1 0 10' 20' 40, 80' s. I I, SCALE: i' = 20' - 0' Z iY Q LD d CD W CD a < c: or � � x VI m 0 Z o Z O o J cn ate: 9/15/11 rojeck 11i4 PLANT SCHEDULE SYMBOL BOTANICAL NAME / COMMON NAME QTY. SIZE NOTES DECIDUOUS TREES - ACER RUBRUM 'RED SUNSET' / RED SUNSET MAPLE 12 2' CAL. B&B, MATCHED FORM FRAXINUS P. 'SUMMIT' / SUMMIT ASH 6 1-3/4' CAL. B&B, MATCHED FORM PRUNUS S. 'AMANOGAWA' / AMANOGAWA FLOWERING CHERRY 4 2" CAL. B&B, MATCHED FORM PYRUS C. 'GLENS FORM' / CHANTICLEER PEAR 3 1-3/4" CAL. B&B, MATCHED FORM DECIDUOUS MULTi-STEM TREES ACER CIRCINATUM / VINE MAPLE 'CULLY' 9 8' HT. B&B, MULTI -STEM BETULA NIGRA / HERITAGE RIVER BIRCH 7 8' HT. B&B, MULTI -STEM EVERGREEN TREES CHAMAECYPARIS OBTUSA 'GRACTIS' / DWARF HINOKI CYPRESS 3 6' HT. B&B, MATCHED FORM PINUS FLEXILIS 'VANDER%WS PYRIMID' / VANDERWOLFS PINE 2 6' HT. B&B, MATCHED FORM THUJA P. 'EXCELSA' / EXCELSA WESTERN RED CEDAR 4 6' HT. B&B, MATCHED FORM EVERGREEN TREES (REPLACEMENT TREES) THUJA PUCATA / WESTERN RED CEDAR 6 6' HT. B&B, MATCHED FORM EVERGREEN SHRUBS ABEUA X GRANDIFLORA / GLOSSY ABELIA 13 5 GAL. MIN. 18" HT. 4' O.C. ARBUTUS UNEDO 'COMPACTA' / COMPACT STRAWBERRY BUSH 29 5 GAL. MIN. 18" HT. 4' O.C. BUXUS M. JAPONICA 'WINTER GEM' / WINTER GEM BOXWOOD 31 5 GAL MIN. 18" HT. 2' O.C. Q- CISTUS X HYBRIOUS / WHITE ROCKROSE 5 5 GAL. MIN. 18" HT. 4' O.C. s MAHONIA AQUIFODUM / OREGON GRAPE 19 5 GAL. MIN. 18" HT. 3' O.C. NANDINA DOMESTiCA 'MOON BAY / COMPACT HEAVENLY BAMBOO 11 5 GAL. MIN. 18' HT. 3' O.C. OSMANTHUS H. 'GOSHIKI' / GOSHIKI OSMANTHUS 13 5 GAL. MIN. 18' HT, 3' O.C. OSMANTHUS H. 'PURPUREUS' / PURPLE -LEAFED OSMANTHUS 73 5 GAL. MIN. 18' HT. 3' O.C. PRUNUS LUSITANICA / PORTUGAL LAUREL 8 5 GAL. MIN 18" HL 4' O.C. 0- PRUNUS L. 'OTTO LUYKEN' / OTTO LUYKEN LAUREL 50 5 GAL. MIN 18° HT. 3' O.C. " TAXUS 'DARK GREEN SPREADER' / SPREADING YEW 5 GAL. MIN. 18° HT. 3' O.C. O- TAXUS X MEDIA 'HICKS' / HICKS YEW 1 41 24-30' HT. MIN 18" HT. 3' O.C. VIBURNUM DAVIDII / DAMDII VIBURNUM 5 GAL. MIN. 18" HT. 3' O.C. DECIDUOUS SHRUBS CORNUS A. 'ELEGANTISSIMA' / VARIEGATED RED -TWIG DOGWOOD 18 5 GAL. MIN. 18' HT. 4' O.C. SPIRAEA JAPONICA 'MAGIC CARPET' / SPIRAEA 6 5 GAL. MIN. 18" HT. 3' O.C. SPIRAEA JAPONICA 'ANTHONY WATERER' / SPIRAEA 27 5 GAL. MIN. 18' HT. 3' O.C. Q PERRENIALS AND GRASSES CB CAREX BUCHANANII / LEATHER LEAF SEDGE 48 1 GAL. 2' O.C. CID CAREX 'ICE DANCE' / ICE DANCE SEDGE 141 1 GAL. 2' O.C. HSS HELICTOTRICHON SEMPERVIRENS 'SAPPHIRE' / BLUE OAT GRASS 14 1 GAL. 2' O.C. GROUNDCOVER ARCTOSTAPHLOS UVA URSI / KINNIKINNICK EPIMEDIUM X RUBRUM / EPIMEDIUM FINE LAWN HYDROSEED 850 80 4" POT 1 GAL. SEED 18" O.C. 24" O.C. 2.3 CBS. NOTE: ALL PLANT MATERIAL TO BE NAIVE AND/OR DROUGHT TOLERANT. LANDSCAPE NOTES SITE FURNISHINGS I. LANDSCAPE CONTRACTOR TO CLEAR AND GRUB ALL EXISTING BED o (4) 6' BENCH: MODEL BP-23 RECYCLED AREAS SHOWN TO RECEIVE NEW LANDSCAPE. PLASTIC, SURFACE MOUNTED TO CONCRETE PAD. 2. ALL NEW LANDSCAPE AREAS ADJACENT TO BUILDING, PERIMETER AND WITHIN PLANTING PROVIDED BY PACIFIC OUTDOOR PRODUCTS STRIPS TO BE SET AT 6" MINUS FINISH ELEVATION EXCEPT AS NOTED. THESE AREAS (1-888-530-5437) OR SIMILAR AS APPROVED TO RECEIVE IMPORTED 3-WAY TOPSOIL TO A MINIMUM DEPTH OF 6". SUBGRADE BY OWNER. TO BE SCARIFIED TO A DEPTH OF 12-18" AND ALL SPOILS (ROCK & DEBRIS > 2" DIA.) TO BE REMOVED PRIOR TO INSTALLATION OF NEW TOPSOIL. INSTALL IMPORTED TOPSOIL TWO LIFTS OF 3° EACH. ROTOTILL EACH LIFT TO A DEPTH OF 8" INTO SUBGRADE. TOPSOIL TO BE PACIFIC TOPSOILS WINTER MIX OR APPROVED EQUAL. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COURSE WASHED SAND. 3. ALL NEW PLANTING BEDS TO HAVE FINE BARK MULCH TO A MINIMUM DEPTH OF 2". 4. ALL PLANT MATERIAL HAS BEEN SELECTED TO BE DROUGHT TOLERANT. LANDSCAPE CONTRACTOR TO BE RESPONSIBLE FOR ALL WATERING AS REQUIRED BEFORE FINAL ACCEPTANCE OF WORK BY OWNER. 5. GROUND COVER TO EXTEND UNDER ALL DECIDUOUS TREE CANOPIES AT THE SPECIFIED SPACING TO PROVIDE COMPLETE COVERAGE IN ALL PLANTING BEDS DESIGNATED TO RECEIVE GROUND COVER. GROUNDCOVER BENEATH EVERGREEN TREES TO BE MAINTAIN A 3' CLEARANCE FROM BASE OF TRUNK. 6. LANDSCAPE DRAWINGS ARE BASED ON THE SITE PLANS PREPARED BY LSA ENGINEERING. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY FIELD CHANGES TO THE SITE PLANS WHICH MAY REQUIRE LEGEND ADJUSTMENT OF DESIGN. 7. REFER TO CIVIL ENGINEERING DRAWINGS FOR GRADING AND DRAINAGE / CALIPER ® D8H INFORMATION. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY ADVERSE TREE TYPE DRAINAGE CONDITIONS WHICH MAY AFFECT THE HEALTH OF PLANT MATERIAL. .__[ 1(� 6a 8. NO PRE -EMERGENT HERBICIDES TO BE USED ON THE PROJECT SITE CANDIDATE SIGNIFICANT TREES TO BE RETAINED (SEE NOTE #10) DURING THE FIRST YEAR WARRANTY PERIOD. 9. ALL COMMON AREAS (TRACTS 997, 998, 999 & STREET FRONTAGE) TO BE IRRIGATED 6" F SIGNIFICANT TREES TO BE REMOVED WITH A DESIGN/BUILD FULLY AUTOMATIC IRRIGATION SYSTEM. 10. A CERTIFIED ARBORIST SHALL DELINEATE A ROOT ZONE AROUND EACH TREE PROPOSED TREE TYPE ABBREV FOR RETENTION WITH TEMPORARY FENCING, WHICH IS INTENDED TO PROTECT THE CRITICAL P A ASH AAP FRUITING APPLE FRUITING C DOUGLAS FIR CH FRUITING CHERRY ROOT ZONE DURING EXCAVATION AND CONSTRUCTION SO AS TO MAINTAIN THE INTEGRITY F SPRUCES FIR M BIG LEAF MAPLE OF THE RETAINED TREE. THE FENCING SHALL REMAIN IN PLACE UNTIL FINAL LANDSCAPING S SPRUCE N WALNUT IS INSTALLED ON THE LOT CONTAINING THE RETAINED TREE, IF ANY OF THE RETAINED F SPRUCES FIR M NORWAY MAPLE TREES ARE DAMAGED DURING CONSTRUCTION, THE APPLICANT SHALL REPLACE THAT TREE WITH A CONIFEROUS TREE OF 10-12 FEET MINIMUM IN HEIGHT. ROOT BARRIER (REFER TO NOTE (111J 11. TREES PLANTED BETWEEN CURB AND SIDEWALK SHALL HAVE ROOT BARRIER A MIN. DEPTH OF 18" FROM FINISH GRADE. PROVIDE DEEPRGOT UB-18-2 (i-415-344-1464), OR APPROVED EQUAL. INSTALL PER MANUFACTURERS RECOMMENDATIONS. REFER TO SHEET L-2 FOR DETAIL. 12. TREES PLANTED ALONG STREET FRONTAGES AND ALONG DRIVEWAYS SHALL HAVE A 7-FOOT BRANCHING HEIGHT. THESE TREE LOCATIONS MAY NEED ADJUSTMENT DEPENDING ON STREET LIGHT LOCATIONS. A MINIMUM CLEARANCE OF 20-FEET SHALL EXIST BETWEEN STREET LIGHTS AND TREES. 13. LANDSCAPE ELEMENTS AND UTILITIES SHALL NOT CONFLICT WITH THE CITY OF EDMONDS STORM DRAINAGE EASEMENT. L'0 I EXISTING TREE TO REMAIN t I TE 6' HIGH WOOD EXISTING EES TO REMAIN SEE NOTE /10. SEE NOl R#10. EXISTING EES TO REMAIN / FENCE ALONG G BARK MULCH ONLY GENE - - SEE NOTE #10. TREES TO REMAIN (TYPIC ) `.r,'o4 a8Pj� ��i PROPERTY LIFE .88 ' 39 F �, -� 2C)F i FIB F F 231F F p� F CITY OF EDMONDS ° _y }, _ STORM DRAINAGE SEMENT�f l r, j •, ' l F IiII KEEP EASEMENT CLEAR .�1/'. as r��\ F I I-_ SEE Nopraa (s) , I 4 Gt<' F d 4 5 7 �� I t(6) CB . I (4I CD i I { (4) (5) CID 1':: - 1�' te' F _ (5) CI I I I t ..: W (5) CID VEW4A4 d • ' DRIVE'WAY - / I (5) CID \ DRIVEWAY I z EXISTING TREES TO REMAIN t: ``. ' \ 4) CID' -_ SEE NOTE #10 .� 3YrF J ' \ (4) CID w - - / i ✓ I - (5) CID-- � (5) CID CID �' , (3) CI� � � RIVEWAY �1 I f (12)CID (12)CD )-CID,-J 4'F\1 TR ,�V i a 6' HIGH WOOD (it) CB 997 • '�// , 8 �I. �� W FENCE ALONG - 392 S.F. x (4) CB PROPERTY LINE Ll 3"� 1.'- �' i (2}-6' B€NCii€S- �`^ — g o )- STRIP IT ) 14 ( 20 EPIMEDIUMI - o (20) EPIMEDIUM (`. I _. 6' HIGH W'OCIl., (APPROx) - ',. WATER METER (.T.Y11 ) FENCE ALONG _t1)H_SIRkt1-1dEE5-- +----� - _PROPERTY LINE 1046'.0 0201402 SEE(N(�T\/it & 12 (TYPy ) th,! LINE G. w,ES JAMES F P_UTE 5 C- j' 7), ao 'Co O I f FT OF _GT 17 AIVEWAY { i l(6) �3)`colvE(4r a (6) CID J"< 5 CB L E< f} 1= \ `.k I I (20) EPMEDIUMFOU�E rvi (APPRox) (20) EPIMEDIUM i, (4) CID I DRIVEWA) RIVEWAY (4) CID =1 I City Cam t 5/29/12 1 W `G ` - _J I i J I 10 3' WIDE CRUSHED I GRAVEL ROCK PATH -�, ( I ) (7) HSS I o I W ) Q ( I 7 O HSS _ W/ BENDA-BOARD KINNIKINNICK 10 HEADER KINNIKINNICK _. 1 MANHOLE (TYPICAL) �. �, I ;� s l� .r I - I `• 3' WIDE CRUSHED (2) BENCHS I "° GRAVEL ROCK PATH EXISTING TREES TO REMAIN. •;° J `_� ( ', •.- I -- ( !� -- W/ BENDA-BOARD SEE NOTE /10. _i - - I _ OPEN f RECREATION $PAGE 1X4 HEADER ALL SHRUBS BENEATH DRIPUNE ! ' j - 4,367 SF TO BE PIT PLANTED. OPENfRECREA40N SPACE ', 17 Gtltltltl I 119 TR, 998 KINNIKINNICK \, '' 4,364 -S.F -": ) CID -BE_TEN dtfAtEif't'�tUET. - KINNIKINNICK I- cr ---4 __.1 `• --.— EX.J`,C. 'NA-1.. _ - -<, � mJ Ii',//,:7 v ,. -. _ �_�T•,--fin a ;/G y✓fr, i��i./ f! "/�L 1--, UTIUI v - i � ,�.i > ;��'. i , ";, , , �//,' �/ � / _. _.. -. - - 3-RAIL )- - G 3-RAIL FENCE Ex. Ac - - Elf FENCE ENTRY CCI.UMNS 6" BARK MOW STRIP PLAQUE TO BE ON THIS COLUMN ONLY. 220th ST S.W. PVMT 6° BARK MOW STRIP BENEATH FTPIfE U � 3 W _ BENEATH FENCE i REFER TO SHEET-L-2 FOR DETAIL 264.99' _ _ _ Q F— o ---- - I - Date: 2/10/12 LANDSCAPE PLAN Proj ct: 1114 0 10' 20' 40' 80' File: Drawn: CB SCALE: 1" = 20' - 0" me PLANT SCHEDULE SYMBOL BOTANICAL NAME / COMMON NAME QTY. SIZE NOTES DECIDUOUS TREES ACER RUBRUM 'RED SUNSET" / RED SUNSET MAPLE 12 2" CAL. B&B, MATCHED FORM - — - FRAXINUS P. 'SUMMIT' / SUMMIT ASH 6 1-3/4" CAL. B&B, MATCHED FORM PRUNUS S. 'AMANOGAWA' / AMANOGAWA FLOWERING CHERRY 4 2" CAL. B&B, MATCHED FORM PYRUS C. 'GLENS FORM' / CHANTICLEER PEAR 3 1-3/4" CAL. B&B, MATCHED FORM ��- DECIDUOUS MULTI -STEM TREES ACER CIRCINATUM / VINE MAPLE 9 8' HT. B&B, MULTI -STEM BETULA NIGRA 'GULLY / HERITAGE RIVER BIRCH 7 8' HT. B&B, MULTI -STEM EVERGREEN TREES C14AMAECYPARIS OBTUSA 'GRACILIS' / DWARF HINOKI CYPRESS 3 6' HT. B&B, MATCHED FORM - PINUS FLEXILIS 'VANDERWOLFS PYRIMID' / VANDERWOLFS PINE 2 6' HT. B&B, MATCHED FORM THUJA P. 'EXCELSA' / EXCELSA WESTERN RED CEDAR 4 6' HT. B&B, MATCHED FORM EVERGREEN TREES (REPLACEMENT TREES) THUM PLICATA / WESTERN RED CEDAR 6 6' HT. B&B, MATCHED FORM EVERGREEN SHRUBS Q- ABEUA X GRANDIFLORA / GLOSSY ABEUA 13 5 CAL. MIN. 18' HT. 4' O.C. �- ARBUTUS UNEDO 'COMPACTA' / COMPACT STRAWBERRY BUSH 29 5 GAL. MIN. 18" HT. 4' O.C. BUXUS M. JAPONICA 'WINTER GEM' / WINTER GEM BOXWOOD 31 5 GAL. MIN. 18' HT. 2' O.C. ® CISTUS X HYBRIDUS / WHITE ROCKROSE 5 5 GAL. MIN. 18' HT. 4' O.C. O-- MAHONIA AQUIFODUM / OREGON GRAPE 19 5 GAL. MIN. 18" HT. 3' O.C. NANDINA DOMESTICA 'MOON BAY / COMPACT HEAVENLY BAMBOO 11 5 GAL. MIN. 18" HT. 3' O.C. OSMANTHUS H. 'GOSHIKI' / GOSHIKI OSMANTHUS 13 5 GAL. MIN. 18' HT. 3' O.C. OSMANTHUS H. 'PURPUREUS' / PURPLE -LEAFED OSMANTHUS 73 5 GAL. MIN. 18" HT. 3' O.C. IS PRUNUS LUSITANICA / PORTUGAL LAUREL 8 5 GAL. MIN. 18" HT. 4' O.C. O- PRUNUS L. 'OTTO LUYKEN' / OTTO LUYKEN LAUREL 50 5 GAL. MIN. 18" HT. 3' O.C. O- TAXUS 'DARK GREEN SPREADER' / SPREADING YEW 26 5 GAL. MIN. 18" HT. 3' O.C. TAXUS X MEDIA 'HICKS' / HICKS YEW 1� 41 24-30' HT. MIN. 18" HT. 3' O.C. VIBURNUM DAVIDII / DAVIDII VIBURNUM 59 5 GAL. MIN. 18" HT. 3' O.C. DECIDUOUS SHRUBS 0- CORNUS A. 'ELEGANTISSIMA' / VARIEGATED RED -TWIG DOGWOOD 18 5 GAL. MIN. 18" HT. 4' O.C. SPIRAEA JAPONICA 'MAGIC CARPET' / SPIRAEA 6 5 GAL. MIN. 18" HT. 3' O.C. SPIRAEA JAPONICA 'ANTHONY WATERER' / SPIRAEA 27 5 GAL. MIN. 18' HT. 3' O.C. o PERRENIALS AND GRASSES CB CAREX BUCHANANII / LEATHER LEAF SEDGE 48 1 GAL. 2' O.C. CID CAREX 'ICE DANCE' / ICE DANCE SEDGE 141 1 GAL. 2' O.C. HISS HELICTOTRICHON SEMPERNRENS 'SAPPHIRE' / BLUE OAT GRASS 14 1 GAL. 2' O.C. GROUNDCOVER ARCTOSTAPHLOS UVA-URSI / KINNIKINNICK EPIMEDIUM X RUBRUM / EPIMEDIUM FINE LAWN HYDROSEED 850 80 4" POT 1 GAL. SEED 18" O.C. 24" O.C. 2.3 LBS. / 1000 S.F. _- Max .t sign 4/18/12 City C—t 5/29/12 Fc- Eton 1/25/I3 � 100 I EXISTING TREE TO REMAIN' EXISTING REES TO REMAIN I TE ' 6' HIGH WOOD SEE NOTE 110. SEE NO #10. EXISTING EES TO REMAIN FENCE ALONG BARK MULCH ONLY GENE --- SEE NOTE /10. PROPERLTLINE TREES TO REMAIN (TYPI ) \ 265 19 (P);` 38'4 4 53 E F 23 f a4 F p 1 CITY OF EDMOND J -1 L �•C � j STf)RM.DRAINAGE E - -- 1�16 }h I k F KEEP EASEAt€N)T CLFA (6) CB � o<"� 1 S + L_ SEE NO EJ13. ta" F � � 1 n f 4 ,1c I 5 I 7 � + (4) .1 O (4 CB n (I. C „� �I. 6 CB I I ,,L. ,(5)CID 1 '�J 18"F\` p r+ 11 (s) CI I . 5 CID Al DRIVEWAY'\ .\ �_- - "-F XISTINC TREES TO REMAIN �� '�,� . - 1 c 4) GO" J h - •t / 1 ;/ E - -- _ SEE NOTE #10 r. � 53_ Fi .�� II •.b i _2`• F J I ..(4) CID`.... � b Ito t3) c� RIVEWAY (12) CID' � A. /}-CID- I .(�. Jw' F T 997 6' HIGH WOOD I L r (11) CB (I) „ 8 FENCE ALONG 392 SF> (4) CB PROPERTY LINE :.'h 3 L:':. . . `'BENCH€ s PLAN (20) EPIMEDIUMI� OC Bloc. ' 1' (20) EPIMEDIUM i -�- T _ _ ( I 'j� 6' HIGH WOOD JR 0 0 APPROX WATER ME I R _-C': _ ( ) 1 - -- ---- ( ) ( - - - //"FENCE ALONG E PROPERTY LINE EEL- 00461000201402 - - a ' - '?;. I N T #11 & 12 (TYP) ' y.. 3 I - EAST LINE OF WES JAMES E. PLUTE �-- - - _ ) �� � � J } � i'.) � � h 5 CID • \ \ 1 _00 O G �. FT OF LOT 17 0.,, AL°L PLANT MATERIAL TO BE NATIVE AND/OR DROUGHT TOLERANT. t I — — ,, DRIVEWAYS \ -_ I I '3 Tcy.C, ,,4' "- DkIYEWAY s6F..; _,,Pr �,P_ ",(I 1� v .. —) { (6) CID I ,`I C _, o o LANDSCAPE NOTES SITE FURNISHINGS L) _ 3) q° s (I i Q 8 P I �; T (5) CB s 1. LANDSCAPE CONTRACTOR TO CLEAR AND GRUB ALL EXISTING BED o 2 4 6' BENCH: MODEL BP 23 RECYCLED � � �Z / 20 EPIMEDIUM AREAS SHOWN TO RECEIVE NEW LANDSCAPE. PLASTIC, SURFACE MOUNTED TO CONCRETE PAD. HOUSE r iI '_ I. ' I n-d ' u ,.1 - L c ( ) 2. ALL NEW LANDSCAPE AREAS ADJACENT TO BUILDING, PERIMETER AND WITHIN PLANTING PROVIDED BY PACIFIC OUTDOOR PRODUCTS (APPRQX) (20) EPIMEDIUM 1- , F STRIPS TO BE SET AT 6" MINUS FINISH ELEVATION EXCEPT AS NOTED. THESE AREAS (1-886-530-5437) OR SIMILAR AS APPROVED TO RECEIVE IMPORTED 3-WAY TOPSOIL TO A MINIMUM DEPTH OF 5". SUBGRADE r TO BE SCARIFIED TO A DEPTH OF 12-18" AND ALL SPOILS (ROCK & DEBRIS > 2" DIA.) BY OWNER. - _ TO BE REMOVED PRIOR TO INSTALLATION OF NEW TOPSOIL. INSTALL IMPORTED TOPSOIL TWO LIFTS OF 3" EACH. ROTOTILL EACH LIFT TO A DEPTH OF 8" INTO SUBGRADE. TOPSOL TO BE PACIFIC TOPSOLS YBNTER MIX OR APPROVED EQUAL n I (4) CID WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED o ' _I (4) CID DRIVEWAI I gRIVEWAY I I it GARDEN MULCH, AND 1/3 BY VOLUME COURSE WASHED SAND. - 3' HT. SOLID WOOD FENCE -c J r 1. 1 CB r I I m I (1) CB 3. ALL NEW PLANTING BEDS TO HAVE FINE BARK MULCH TO A MINIMUM I t O- ' _ > - r_ - - J DEPTH OF 2". ED 1 ( a I I: 10 GRAVEL 4. ALL PLANT MATERIAL HAS BEEN SELECTED TO BE DROUGHT TOLERANT. ROCK ) 7 LANDSCAPE CONTRACTOR TO BE RESPONSIBLE FOR ALL WATERING AS REQUIRED - W/ BENDA-BOARD e ,- BEFORE FINAL ACCEPTANCE OF WORK BY OWNER. 1 10 HEADER- 5. GROUND COVER TO EXTEND UNDER ALL DECIDUOUS TREE CANOPIES AT THE 1 MANHOLE (TYPICAL) �_ ;O I I �I I T -� 2 - - tl KINNIKINNICK I SPECIFIED SPACING TO PROVIDE COMPLETE COVERAGE IN ALL PLANTING BEDS ' -'• 2 ,.� j { f - _ 3 W10E CRUSHED DESIGNATED TO RECEIVE GROUND COVER. GROUNDCOVER BENEATH EVERGREEN (2) BENCHS ' - - _ - GRAVEL ROCK PATH TREES TO BE MAINTAIN A 3' CLEARANCE FROM BASE OF TRUNK. _ �- - k_m. W/ BENDA-BOARD EXISTING TREES TO REMAIN. t. a . ( - - . =-` 6. LANDSCAPE DRAWINGS ARE BASED ON THE SITE PLANS PREPARED BY SEE NOTE #10. � _ -_ r ' I _ _a • � `"� � 1X4 HEADER LSA ENGINEERING. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ALL SHRUBS BENEATH DRIPUNE ( ? F -� �. I/.RRFAiION SPACE ANY FIELD CHANGES TO THE SITE PLANS WHICH MAY REQUIRE LEGEND TO BE PIT PLANTED. A -I17 G 3{... ADJUSTMENT OF DESIGN.--.� �g,;ggg I \ ' I T - I 1 CID I t 1 I' 1R;:998 C_I I .KINNIKINNICK 7. REFER TO CIYIL ENGINEERING DRAWINGS FOR GRADING AND DRAINAGE CALIPER ® DBH KINNIKINNICK _ : I I %1J2EN CE �ETETLT[DNj-QUAE#TY-VABC�._ Z INFORMATION. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY ADVERSE !.['TREE TYPE '-' - I _ DRAINAGE CONDITIONS WHICH MAY AFFECT THE HEALTH OF PLANT MATERIAL. j 1(�,7�, 22 6a 9T + - - �- -- _- -- J O Bo r 1 CANDIDATE SIGNIFICANT TREES TO 1 ._I �) B. NO PRE -EMERGENT HERBICIDES TO BE USED ON THE PROJECT SITE - a1 w - t ! BE RETAINED (SEE NOTE J10) - - - - - - �- - - �-' PP DURING THE FIRST YEAR WARRANTY PERIOD. / ., _ _ - - ie'. /.'//T'-''-.�-rrr--m- z EX. C�HC. WALK `�L� W 9. ALL COMMON AREAS (TRACTS 997, AM 999 & STREET FRONTAGE) TO BE IRRIGATED 6", F SIGNIFICANT TREES TO BE REMOVED sPQLf r �'� _ - - x- —I - -"- 1------ W WITH ADESIGN/BUILD FULLY AUTOMATIC IRRIGATION SYSTEM. - �'r or ET cuRB-'— - - - - _ a 3-RAIL FENCE Q 10. A CERTIFIED ARBORIST SHALL DELINEATE A ROOT ZONE AROUND EACH TREE PROPOSED TREE TYPE ABBREVIATIONS ! 3-RAIL FENCE _ c Z u EN1RY COLUMNS-1 E''. "u 6' BARK MOri STRIP C� m A ASH AP FRUITING APPLE I 220th ST S.W. P_"'r (n FOR RETENTION W1TH TEMPORARY FENCING, WHICH IS INTENDED TO PROTECT THE CRITICAL 6" BARK MOW STRIP��PLAQUE TO BE ON THIS COLUMN ONLY. -�,� BENEATH ROOT ZONE DURING EXCAVATION AND CONSTRUCTION SO AS TO MAINTAIN THE INTEGRITY C DOUGLAS FIR CH FRUITING CHERRY BENEATH FENCE REFER JO-SHEET:L-2 FOR DETAIL 264.99•� OF THE RETAINED TREE. THE FENCING SHALL REMAIN IN PLACE UNTIL FINAL LANDSCAPING F DOUGLAS FIR M BIG LEAF MAPLE _ _'.�i' _ " - - Z O o S SPRUCE W WALNUT - N 88'41'51" E - -,,r, _rr,r: rz. 5�0E =i oE3 Q IS INSTALLED ON THE LOT CONTAINING THE RETAINED TREE. IF ANY OF THE RETAINED ftl si�;E.¢ �'i ; ..-. - - J o TREES ARE DAMAGED DURING CONSTRUCTION, THE APPLICANT SHALL REPLACE THAT TREE F DOUGLAS FIR M NORIYAY MAPLE - - - WITH A CONIFEROUS TREE OF 10-12 FEET MINIMUM IN HEIGHT. 11. TREES PLANTED BETWEEN CURB AND SIDEWALK SHALL HAVE ROOT BARRIER A MIN. ROOT BARRIER (REFER TO NOTE #11) ••• ••- - '" "� r�r ut .r �- �r ate: 2/10/12 DEPTH OF 18' FROM FINISH GRADE. PROVIDE DEEPROOT UB-18-2 (1-415-344-1464), - LANDSCAPE PLAN Project: 1114 OR APPROVED EQUAL. INSTALL PER MANUFACTURERS RECOMMENDATIONS. REFER TO SHEET L-2 FOR DETAIL. 0 10' 20' 40' 80' File: 12. TREES PLANTED ALONG STREET FRONTAGES AND ALONG DRIVEWAYS SHALL HAVE A Drawn: CB 7-FGOT BRANCHING HEIGHT. THESE TREE LOCATIONS MAY NEED ADJUSTMENT DEPENDING ON STREET LIGHT LOCATIONS. A MINIMUM CLEARANCE OF 20-FEET SCALE: 1" = 20' - 0" SHALL EXIST BETWEEN STREET LIGHTS AND TREES. 13. LANDSCAPE ELEMENTS AND UTIUTIES SHALL NOT CONFLICT WITH THE CITY OF Attachment 4 EDMONDS STORM DRAINAGE EASEMENT.