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0 168Landscape Plan scale 1/8" = 1' - 0"
Landscape Plan - Levels 1 & 2
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TEL 206.257.3345 BUSHNAQ STUDIO, LLCMAIL 3210 BEACON AVE S SUITE 130 SEATTLE, WA 98144
document. All drawn and written information incorporated herein, as an instrument of professional practice, is the property of Bushnaq
Studio, LLC, and is not to be used in whole or in part without the written authorization of Bushnaq Studio, LLC.
BUILDING PERMIT 6401048SHORING PERMIT 6391341MUP 3015186, 3008741
1701 Dexter Avenue N Seattle, WA 98109 100% CONSTRUCTION DOCUMENTS 3.12.15
scale 1/8" = 1' - 0"
L1.01
NOTES:1. REFER TO SHEET L1.02 FOR LANDSCAPE PLAN LEVELS 5 & 6,
AND PLANT & MATERIALS LIST.2. REFER TO SHEET L1.03 FOR LANDSCAPE DETAILS.3. REFER TO SHEET L1.04 FOR SEATTLE GREEN FACTOR
CALCULATIONS.
LEVEL 2
LEVEL 1
STAIR
PRIVATEPATIOS
(BELOW)
PRIVATEPATIOS
(BELOW)
BBQ
12" MIN.TYP.GREEN
ROOF
UNOCCUPIEDGREENROOF
LEVEL 6
IC IC
ICIC
IC
IC IC
ICIC
IC IC IC IC
IC
IC
IC
ICIC
ME
IC
ME
ICIC
ME ME ME
ICME
ME
COMMONROOF DECK
LEVEL 5PRIVATE
ROOF DECKPRIVATE
ROOF DECKS
LEVEL 5
UNOCCUPIEDGREENROOF
LEVEL 6 COURTYARD(BELOW)
F1
F1
F1
F1
A2A2 A1 A1 A1 A1 A1 A1
MATERIALS AND FINISHES / LEGENDPAVING:SEE CIVIL FOR PAVEMENT DIMENSIONS
ROW COS STANDARD SIDEWALK:PER COS STD PLAN 420 W/ THE FOLLOWING EXCEPTIONS:- SAND COATED EXPANSION JOINTS- SAW CUT CONTROL JOINTS
EXPANSION JOINT
ALIGN
VERTICAL ROOT BARRIER8'X18"HIGH DENSITY POLYETHYLENE PLASTIC: 60-MIL THICK, WITHABILITY TO PROVIDE ROOT BARRIER PROTECTION AT SEAMS,BY DEEPROOT, 800.458.7668, OR APPROVED EQUAL.
HORIZONTAL ROOT BARRIER / UTILITY PROTECTIONSEE DET 2/L1.03
PEDESTAL SYSTEMAPPIAN WAY PEDESTAL SYSTEM1.877.365.0440
GREEN ROOF TRAYSADVANCED VEGETATIVE ROOF SYSTEM (AVRS)24"X24" TRAYS BY COLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123. INSTALL PER MFG. INSTRUCTIONS, W/ 5LIGHTWEIGHT SOIL. SEE L1.01 FOR SOIL DEPTH.
IRRIGATION CONCEALMENTAVRS EDGING - IRRIGATION CONCEALMENT, INSTALL ATPERIMETER OF TRAY LAYOUTS, TYP.AVAIL. FROM COLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123
BEACH PEBBLE2"-3" DIA BEACH PEBBLES, COLOR: DARK, 4" MIN DEPTHSUPPLIER: MARENAKOS ROCK CENTER, ISSAQUAH,425.392.3313. QUARRY S/E, INC. 525 SOUTH FRONT STREET,SEATTLE, WA 98108 206.522.8670, OR APPROVED EQUAL.
MULCH4" DEPTH. SCARIFY SURFACE BEFORE INSTALLATION.
METAL EDGINGGEOEDGE ALUMINUM RESTRAINT, AVAIL. FROMCOLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123. INSTALL PER MFG. INSTRUCTION.
IRRIGATION CONCEALMENT EDGINGAVRS EDGING - IRRIGATION CONCEALMENT,AVAIL. FROM COLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123. INSTALL PER MFG. INSTRUCTION.
PLANTERS, LEVEL 5:SEE ARCH. DWGS.
LIGHT WEIGHT PLANTERSLEVEL 1:RECTANGULAR PLANTER, 96"L X 24"W X 24"H
LEVEL 2 & 5:RECTANGULAR PLANTER, 72"L X 24"W X 24"H
NOTES:1. REFER TO SHEET L1.01 FOR LEVELS 1 & 2.2. REFER TO SHEET L1.03 FOR PLANT LIST, NOTES AND SEATTLE
GREEN FACTOR CALCULATIONS.3. REFER TO SHEET L1.04 FOR LANDSCAPE DETAILS
NOTES:1. PLANTING INCLUDES REMOVAL OF STAKES ONE YEAR AFTER
INSTALLATION.2. SHAPE SOIL SURFACE TO PROVIDE 4' DIA WATERING RING.3. TREE CLEARANCE SHALL BE PER STD PLAN NO 030.4. SEE STD PLAN NO 424 FOR TREE PIT DETAIL.5. ADJUST TREE TIES DURING ESTABLISHMENT TO ALLOW ROOM
FOR GROWTH (@1" SLACK).6. ROOT BARRIER REQUIRED ALONG EDGE OF ROADWAY,
CURB, DRIVEWAY, TRAIL, SIDEWALK, OR OTHER STRUCTURESWHERE ROOTBALL IS WITHIN TWO FEET; PLACE VERTICALROOTBARRIER AS SHOWN IN STANDARD PLANS 424A OR424B. INSTALL ROOT BARRIERS FOR NEWLY PLANTED TREESONLY.
℄
2' MIN 3'-6" MIN
MULCH AREA TO BE CLEAR OF GRASS, WEEDS,ETC. TO REDUCE COMPETITION WITH TREE ROOTS
TREE PIT DEPTH =ROOTBALL DEPTH(MEASURE BEFOREDIGGING TO AVOIDOVEREXCAVATION).
DRIVE STAKES 6" TO 1'-0"INTO UNDISTURBED SOILBELOW ROOTBALL.
DRIVE STAKE AT ROOTBALL EDGE(TYP)(SEE NOTE 1)
SET TOP OF ROOT CROWN 2"ABOVE ADJACENT CURB &SIDEWALK GRADE.
3" TO 4" HIGHWATERING RING (SEENOTE 2)
24" ROOTBARRIER AT CURBWHEN SHOWN ON DRAWINGS.
ROUGHEN SIDES OF PLANTING HOLEMAXIMIZE EXCAVATED AREA WITHOUT
UNDERMINING ADJACENTPAVING/CURB.
REMOVE ALL WIRE, STRINGS, ANDOTHER NON-BURLAP MATERIAL; AND
REMOVE BURLAP FROM TOP 23 OF
ROOTBALL MINIMUM. REMOVEENTIRELY WHEN DIRECTED BY THE
ENGINEER.
18" ROOTBARRIER; PLACE AT EDGE OFPAVEMENT/SIDEWALK/ETC.;
PLACE PRIOR TO PLACEMENT OF NEWSIDEWALK OR CURB TO PREVENT
UNDERMINING.
UNDISTURBED SUBGRADE(PROVIDES FIRM BASE SO THATROOTBALL WILL NOT SINK.)
SEE STD SPEC SECTION 8-02.3(6)B, ORAS APPROVED BY ENGINEER.
STAKE TREE WITH (2) TREATED 2"ØLODGEPOLE PINE DOWLED TREE
STAKES (8'-0" LENGTH) LOOP EACHTIE AROUND HALF TREE LOOSELY TO
PROVIDE 1" SLACK FOR TRUNKGROWTH.
"CHAINLOCK" OR EQUAL TREE TIEMATERIAL (1" SIZE) NAIL OR STAPLE
TREE TIE MATERIAL TO STAKE TO HOLDVERTICALLY. LOOP EACH TIE
AROUND HALF TREE LOOSELY TOPROVIDE 1" SLACK FOR TRUNK
GROWTH.
2"-3" MULCH DEPTH(TAPERED AT TRUNK)
MULCH TREE PIT MIN 5'-0" LENGTHX FULL PLANTING STRIP WIDTH
BETWEEN CURB AND SIDEWALK(FOR PLANTING STRIPS LESS THAN6'-0" WIDE) OR PROVIDE 5'-0" DIA
MULCH RING FOR PLANTINGSTRIPS WIDER THAN 6'-0".
SIDEWALK
MIN WIDTH OF TREE PIT = 2 TIMES ROOTBALLDIAMETER OR 5'-0", WHICHEVER IS GREATER
SCALE: NTS
SCARIFY EDGES OF ALL PLANTING PITSTO ENCOURAGE WATER PERCOLATIONAND ROOT PENETRATION.
BARK MULCH SHOULD NOT COME INCONTACT WITH TREE TRUNKS ORSHRUB BRANCHES & STEMS.
O.C.SPACINGPER PLAN
NOTES
COMPACTED SUBGRADE
PLANTING SOILROOTBALL
MULCH
PLANT CENTER
TRIANGULAR-SPACING, ATSPECIFIED O.C. DISTANCE,EQUIDISTANT, SEE PLANTING PLAN
EDGE OF GROUNDCOVERAREA/PAVEMENT EDGE
DISTANCE FROM EDGE IS 1/2 THESPECIFIED O.C. SPACING
SEE
L1.0
1
SECOND LIFT OF TOPSOIL
FINISH GRADE
FIRST LIFT OF TOPSOIL,ROTOTILLED INTO SUBGRADE
EXISTING SUBGRADE
UNDISTURBED SUBGRADE
ALL PLANTING AREAS TO BE PREPARED WITH TOPSOIL ASSHOWN IN THIS DETAIL.
TYPICAL PLANTING SOIL SECTION
FINISH GRADE IS FLUSH WITH TOP OF CURBS AND SIDEWALKS.
COMPACT SUBGRADE AND TOPSOIL TO A MAXIMUMDENSITY OF 85% IN ALL PLANTING AREAS. IF COMPACTIONEXCEEDS 85%, CONTRACTOR SHALL RIP OR PLOWSUBGRADE TO A 12" DEPTH.
NOTES
1.
2.
3.
SCALE: NTS
HT. VARIES
DECKING EDGESCALE: NTS
DECKING
FILTER FABRIC,ATTACHED
TREATED LUMBER 2"X6",CUT TO GRADE AS
REQ.DFINISH GRADE HELD BELOW
TOP OF LUMBERDRAINAGE MAT,
WATERPROOFING,AND STRUCTURAL SLAB
PT SLAB OR ROOF
PRECAST PAVER ON PEDESTALINSTALL PER MFG'S RECOMMENDATIONSFOR PAVER TYPE, SEE SHEET L1.0
SWITCH FROM PEDESTALTO SHIM AS REQUIRED BYTOPPING SLAB CLEARANCE
FINISHED GRADE
FACE OF BUILDING
PEDESTAL SYSTEM, TBD
WATERPROOFING SYSTEM,SEE ARCH. DWG.
PAVER, TYP.
PEDESTAL SUPPORT,TYP.
PLACE PAVERS ON PEDESTALS SO THEY ARE FULLY SUPPORTED ACCORDINGTO MFG'S RECOMMENDATIONS.START LAYOUT OF PAVER FIELD FROM POB (POINT OF BEGINNING)AS IDENTIFIED ON SHEET L1.01 & L1.02.PAVERS WILL BE CUT TO FIT ALONG VERTICAL WALLS OR CONTAINMENT EDGES.HEIGHTS OF PEDESTAL SUPPORTS VARY W/ SLOPE OF PT SLAB.ENSURE FINISH GRADE OF PAVER SURFACE TO BE LEVEL.SLOPING OF THE PT SLAB VARIES, SEE ARCH. DWGS.
1.
2.
3.4.
NOTES:
PT SLAB OR ROOF, SEEARCH. DWG.
PLAN SECTION
5.
PAVER ON PEDESTALSCALE: 1" = 1'-0"
1/8"
OPE
N J
OIN
TSP
AC
ING
, TYP
.
FINISH GRADE OF PAVERS
MANUF. PLANTER SET ON PEDETALS
ROOFING ASSEMBLY, SEEARCH. & STRUCTURALDWGS.
MANUF. PLANTER ON PEDESTALSSCALE: 1" = 1'-0"
℄
DRIVE STAKES 6" TO 1'-0"INTO UNDISTURBED SOILBELOW ROOTBALL.
DRIVE STAKE AT ROOTBALL EDGE,SEE PLANS FOR LOCATION OFTCD LINE (TYP). DO NOT PIERCETCD LINE OR PVC LINER.
POND LINER
TCD, LOCATION VARIES,SEE PLANS
NOTE:HAND DIG WITH CARE AND INSTALL 4'x4' MIN.30mm PVC POND LINER 12" BELOW ROOTBALL & JUST ABOVE UTILITY LINES FOR EACHSTREET TREE IN PLANTING STRIP. ANGLE LINERTO BEST DEFLECT ROOTS FROM PIPES.
12"
GAS LINE, LOCATION VARIES,SEE PLANS
SCALE: 1-1/2" = 1'
Landscape Details
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TEL 206.257.3345 BUSHNAQ STUDIO, LLCMAIL 3210 BEACON AVE S SUITE 130 SEATTLE, WA 98144
PER CITY OF SEATTLE DEPARTMENT OF PLANNING AND DEVELOPMENTDIRECTOR'S RULE 10-2011, THE FOLLOWING LANDSCAPE INFORMATION:1. IN REQUIRED LANDSCAPE AREAS, AT LEAST 25% OF ALL PLANTINGS
MUST BE DROUGHT TOLERANT.2. PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE, SEE
SPREADSHEET FOR CALCULATIONS.
SEATTLE GREEN FACTOR NOTES:
0 168
NEW METER, SEE CIVIL DWGS.
A1
A2
A1A1A1A1A1
A2A2A2
MAINLINE AND VALVESSHOWN DIAGRAMATICALLY,LOCATE IN ADJACENTPLANTING AREAS, TYP.
PROVIDE 3 4" MAINLINE STUB-OUT ATEXTERIOR WALL IN APPROXIMATELOCATION SHOWN. COORDINATEW/MECH.
3" DOMESTIC WATER, SEE CIVIL DWGS.
A11
LOCATE WALL MOUNTED IRRIGATIONCONTROLLER IN SPRINKLER ROOM, FSR110, LEVEL1.
PROVIDE ELECTRICAL OUTLET FOR CONTROLLER.PROVIDE LOW VOLTAGE WIRE CONDUIT TOLEVELS 2, 5 & 6 AT PLUMBING STUB-OUTLOCATION FOR CONNECTION TO VALVES FROMBELOW. COORD. W/ARCH.
PROVIDE IRRIGATION POINT OF CONNECTIONASSEMBLY IN SPRINKLER ROOM FSR110, LEVEL1. COORDINATE WITH MECH.
A3
COPPER MAINLINE INTERIOR TO BLDG. SHOWNDIAGRAMATICALLY. PLUMBING TO PROVIDEROUTING WITHIN THE BUILDING TO THEIRRIGATION POC. COORDINATE WITH MECH.
A3
A3
A3
APPROX. LOCATION FOR VALVES TO LEVEL 2COURTYARD AND EAST & WEST PATIOS, LEVEL
5 EAST & WEST, AND LEVEL 6 EAST & WEST.INSTALL VALVE MANIFOLD. COORD. FINAL
LOCATION WITH MECH.
A10 A11
A10 A11
APPROX. LOCATION FOR IRRIGATIONLATERAL STUB-OUT, TYP.
CONTROLLER - TORO TMC-424E-OD, 4 STATION BASE MODELWITH TORO TSM STATION MODULES AS NECESSARY, WALLMOUNT PER PLAN
1. ALL PROPOSED PLANTING AREAS WILL BE WATERED WITH A COMPLETE IN-GROUND AUTOMATIC IRRIGATIONSYSTEM AS SHOWN.
2. IRRIGATION SYSTEM IS BASED ON THE MINIMUM OPERATING PRESSURE OF THE DRIP LINE AND THE MAXIMUMFLOW DEMAND OF 5.80 GPM FOR STATIONS PROPOSED.
THE CONTRACTOR SHALL VERIFY POINT OF CONNECTION LOCATIONAND WATER PRESSURE PRIOR TO CONSTRUCTION.
3. LOCATION OF POINT OF CONNECTION, MAINLINE AND SLEEVES AS SHOWN ARE SCHEMATIC. LOCATE MAINLINEAND VALVES AS APPROPRIATE. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM AND PLANTING, UTILITIES,PAVEMENTS AND ARCHITECTURAL FEATURES.
4. DO NOT WILLFULLY DESIGN AND INSTALL THE SPRINKLER SYSTEM WHERE IT IS OBVIOUS IN THE FIELD THATOBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVEBEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THEATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED,THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.
5. WHERE THE FIELD CONDITIONS REQUIRE ADJUSTMENTS, PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY ANDWATER VELOCITY SHALL NOT EXCEED 5 FEET PER SECOND.
6. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDER PAVING, THROUGH WALLS, ETC, UNLESSOTHERWISE NOTED.
7. CONTRACTOR TO ROUTE COMMON AND CONTROL WIRE FROM THE CONTROLLER TO CONTROL VALVES.CONNECT TO MAINLINE, EXCEPT AT SLEEVES. PROVIDE ONE SPARE WIRE FROM THE CONTROLLER TO THEFARTHEST VALVE ON THE SITE AND AT THE ENDS OF THE MAINLINE RUNS.
8. COORDINATE RAIN SENSOR LOCATION WITH ARCHITECT. SEE NOTES ON SHEET L2.02.
9. THE IRRIGATION SYSTEM IS DESIGNED TO BE WINTERIZED THROUGH THE DRAIN VALVE AT THE POINT OFCONNECTION. COMPRESSED AIR CAN ALSO BE USED THROUGH THE QUICK COUPLER VALVE AT THE POINT OFCONNECTION FOR BLOW-OUT.
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TEL 206.257.3345 BUSHNAQ STUDIO, LLCMAIL 3210 BEACON AVE S SUITE 130 SEATTLE, WA 98144
1. ALL PROPOSED PLANTING AREAS WILL BE WATERED WITH A COMPLETE IN-GROUND AUTOMATIC IRRIGATION SYSTEMAS SHOWN.
2. IRRIGATION SYSTEM IS BASED ON THE MINIMUM OPERATING PRESSURE OF THE DRIP LINE AND THE MAXIMUM FLOWDEMAND OF 5.80 GPM FOR STATIONS PROPOSED. THE ESTIMATED STATIC PRESSURE FOR THE POINT OF CONNECTIONSTUB-OUT AT THE ROOF IS 48 PSI. THE CONTRACTOR SHALL VERIFY POINT OF CONNECTION LOCATION AND WATERPRESSURE PRIOR TO CONSTRUCTION.
3. WHERE THE FIELD CONDITIONS REQUIRE ADJUSTMENTS, PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY AND WATERVELOCITY SHALL NOT EXCEED 5 FEET PER SECOND.
3. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDER PAVING, THROUGH WALLS, ETC, UNLESSOTHERWISE NOTED. IN ADDITION TO THE PIPE SLEEVES SHOWN ON THE DRAWINGS, THE CONTRACTOR SHALL BERESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES OF SUFFICIENT SIZE FOR ROUTING CONTROL WIRESFROM ROOF LEVEL VALVES TO IRRIGATION CONTROLLER.
4. COORDINATE RAIN SENSOR LOCATION WITH ARCHITECT. WIRELESS RAIN SENSOR MAY BE USED IF LINE-OF-SIGHT OFCONTROLLER LOCATION IS DETERMINED TO BE COMPATIBLE. OTHERWISE, USE WIRED SENSOR AS SPECIFIED.
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TEL 206.257.3345 BUSHNAQ STUDIO, LLCMAIL 3210 BEACON AVE S SUITE 130 SEATTLE, WA 98144