Loading...
HomeMy WebLinkAboutPA2023-0077_20230608_PLANS_36x24 CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/8" = 1'-0" Date: 6/8/23 Drawn: CSH 1 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln SITE PLAN 6/8/23 N 74°54'30" E 219.78' N 78°03'40" E 214.80' (10.95) (10.91) (10.73) (10.95) EXISTING RESIDENCE EXISTING RESIDENCE FIREPIT EXIST SEAWALL PROTECT PLACE CAP ON EXIST SEAWALL BBQ REF 10.90 T.CAP EXIST WALL PROTECT EXIST WALL PROTECT 10.90 TW TURF PA PA 12.70T W 12.71T W 16.63T W 16.65TW 16.69T W 16.83T W 13.64T W 12.65T W 17.93TW 17.85T W 17.86TW 13.89T W 11.6NG 1 3.2 1 T W N 3'-1" BLDG. 3'-1" BLDG. 15'-1" BLDG. 5'-1"BLDG. 5'-1" BLDG. ELEVATOR GARAGE CLG. 82 ENTRYCLG. 82 POWDERCLG. 90 LIVINGCLG. 90 DINING CLG. 90 KITCHEN CLG. 90 BAR PORCHCLG. 82 AVERAGE GRADE CALCULATION PER NBZC EXISTING GRADES: 10.95+10.95+10.73+10.91 (DIVIDE BY 4) = 10.89 19'-0" DEEP X 10'-0" WIDEPARKING AREA 19'-0" DEEP X 10'-0" WIDEPARKING AREA WATERHEATER NEW HARDSCAPE ON TOP OF EXIST WALL WITH NEW CAP EXIST CONC STEPSPROTECT IN PLACE 10.85 T.DECK OVER CONCRETE Map data ©2022 Google 200 ft 20 Balboa Coves SHEET INDEX ID 1 2 3 4 5 6 7 8 9 C2 C4 L-00 L-01 L02 L03 L04 L05 Name SITE PLAN LOWER LEVEL FLOOR PLAN UPPER LEVEL FLOOR PLAN THIRD LEVEL FLOOR PLAN ROOF PLAN FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS RIGHT SIDE EXTERIOR ELEVATION FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS TOPOGRAPHIC SURVEY PRECISE GRADING PLAN PRECISE GRADING PLAN LANDSCAPE COVER SHEET LANDSCAPE CONSTRUCTION PLAN LANDSCAPE CONSTRUCTION DETAILS LANDSCAPE IRRIGATION PLAN LANDSCAPE LIGHTING PLAN LANDSCAPE PLANTING PLAN SCALE: 1/8" = 1'-0" SITE PLAN PROJECT INFORMATION CUSTOM RESIDENCE FOR 1010 Kings LLC 3419 Via Lido #323 Newport Beach, CA 92663 (714) 931-3287 JOB ADDRESS 20 Balboa Coves Newport Beach, CA 92663 LEGAL Lot 20 Tract 1011 Block N/A Zoning R-1 APN: 423 031 21 SITE Lot Area 3,710 sq. ft. Buildable Lot Area 2,475 sq. ft. Project Buildable Area (1.71x) 4,232 sq. ft. Min. Open Volume Req'd. (15% of BA) 371 sq. ft. Project Open Volume (27.7%) 685 sq. ft. Max. Third Floor Area (15%) 371 sq. ft. Project Third Floor Area (14.9%) 370 sq. ft. RESIDENCE (4 bedrooms) NBZC MARKET Lower Level Floor Area 1,506 sq. ft. 1,506 sq. ft. Upper Level Floor Area 1,879 sq. ft. 2,029 sq. ft Third Level Floor Area 370 sq. ft. 520 sq. ft Total Floor Area 3,755 sq. ft. 4,055 sq. ft Garage Area 477 sq. ft. Covered Front Porch 87 sq. ft. Upper Master Deck 135 sq. ft. Roof Deck 707 sq. ft. Covered Cabana 213 sq. ft. OCCUPANCY: R-3, U TYPE: V-B fire-sprinkled per NFPA 13D DESCRIPTION OF WORK: NEW 3-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE VICINITY MAP CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 2 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln LOWER LEVEL FLOOR PLAN 6/8/23 78'-0" 56'-6"21'-6" 6"22'-0"16'-6"5'-6"12'-0" 3'-8"4'-2"4'-2" 28'-11" 3'-1" 6'-2" 10'-11" 11'-10" 4" 5'-10" 14 1/2" 8'-6" 14 1/2" 20" 8'-6" 20" 78'-0" 22'-6"22'-6"10'-10"17'-2"5'-0" 16'-6"6'-0" 3'-1" 26'-6" 3'-1" 6"22'-0" 2'-6" 21'-6" 2'-6" 5'-10" 10'-11" 5'-0" 6'-4" 10'-11" 11'-10" 3'-0" 8'-10" W/C LAV ELEVATOR UP GARAGE CLG. 82 ENTRY CLG. 82 POWDER CLG. 90 LIVING CLG. 90 DINING CLG. 90 KITCHEN CLG. 90 SHELVES SHELVESBAR PORCH CLG. 82 19'-0" DEEP X 10'-0" WIDE PARKING AREA 19'-0" DEEP X 10'-0" WIDE PARKING AREA FRZR. REFR. UP 5" UP 5"UP 5" RANGE WATER HEATER SHOWER 62" F.P. DWMICROSINK SCALE: 1/4" = 1'-0" LOWER LEVEL FLOOR PLAN CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 3 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln UPPER LEVEL FLOOR PLAN 6/8/23 W D 6'-0"77'-6" 5'-6"6"75'-2"2'-4" 15'-6"17'-0"9'-6"2'-0"12'-0"19'-2" 7'-10"3'-6"5'-8"3'-8"4'-2"4'-2"5'-8"13'-6" 28'-11" 3'-1" 13'-3" 2'-6" 13'-2" 6'-0"77'-6" 6"15'-6"29'-0"25'-0"5'-8"2'-4" 4'-10"6'-4"4'-4"15'-10"13'-2"10"10'-8"13'-6"2'-0"3'-8" 12"2'-8" 3'-1" 26'-6" 3'-1" 24" 22'-6" 24" LAV LAV TUB BEDROOM 4 SLOPED CLG. 6:12 SLOPE SHELF & POLE BATH 3 CLG. 80 SHOWER BENCH W/C LAV BEDROOM 3 SLOPED CLG. LAVLAV SHOWER W/C UP DN. SHELF & POLE SHELF & POLE ELEVATOR SHOWER BENCHW/C 36" FIREPLACE SHELF & POLE SHELF & POLE SHELF & POLE SHELF & POLE BEDROOM 2 CLG. 80 6:12 SLOPE BATH 2 CLG. 80 MASTER CLOSET CLG. 80 MASTER BATH CLG. 80 LAUNDRY CLG. 80 SINK O P E N MASTER BEDROOM CLG. 90 DECK SKYLIGHT ABOVE SKYLIGHT ABOVE +42" GLASS RAILING DECK DRAIN DECK DRAIN DECK DRAIN 2% SLOPE 2% SLOPE VENT +42" RAILING +42" GLASS RAILING +42" GLASS RAILING SCALE: 1/4" = 1'-0" UPPER LEVEL FLOOR PLAN CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 4 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln THIRD LEVEL FLOOR PLAN 6/8/23 A12 A12 B12 B12 C12 C12 E12 E12 D12 D12 F12 F12 28'-11" 3'-1" 5'-7" 21'-4" 24" 5'-6"75'-8" 56'-6"19'-2" 5'-6"75'-8" 16'-0"40'-6"13'-6"24"3'-8" 17'-0"23'-6" 3'-1" 29'-7" 2'-6" 21'-6" 2'-6" 16'-6"16'-6"23'-6" 4'-7"6'-4"5'-7"6'-2"5'-4"12'-0" 6" 24" 6" 6" 24" DN. UP UP UP ELEVATORLAV SHOWER BENCH W/C O P E N T O B E L O W BONUS ROOM DECK DECK DECK CABANA SLOPED CLG. 3:12 SLOPE 3:12 SLOPE SLOPED CLG. 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE 36" FIREPLACE BATH 4 CLG. 80 SKYLIGHT ABOVE +42" RAILING DECK DRAIN 2% SLOPE DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN 2% SLOPE 2% SLOPE 2% SLOPE +42" RAILING +42" RAILING +42" RAILINGHEAT PUMP +42" RAILING +42" GLASS RAILING SCALE: 1/4" = 1'-0" THIRD LEVEL FLOOR PLAN CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 5 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln ROOF PLAN 6/8/23 SLOPE 2% RIDGE VALLEY RIDGE RIDGE RIDGE VALLEY VALLEY VALLEY 6:12 6:12 3:123:12 3:123:12 3:12 3:12 3:12 3:12 3:123:12 RIDGE 3:12 3:12 3:12 3:12 3:12 SLOPE 2% SLOPE 2% SLOPE 2%SLOPE 2% RIDGE 3 1/2" 3 1/2" 3 1/2" 2'-9 1/2" ROOF 3 1/2" 3 1/2" 3 1/2" 3 1/2" 3'-0" 3'-0" 3'-0" 3 1/2" 12" 3 1/2" 2'-6"ROOF 6'-6" 24"24" 24" 24" 24" 24" UP UP DECK T.O.W. 34.89 T.O.W. 34.89 T.O.W. 33.89 T.O.W. 33.89 T.O.W. 33.89 T.O.W. 33.89 39.89 39.89 39.89 39.89 SKYLIGHTS SKYLIGHT ABOVE SKYLIGHT ABOVE DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN SCALE: 1/4" = 1'-0" ROOF PLAN CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 6 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS 6/8/23 9'-1" 9'-1" 29'-0" 10" 8'-3" RIDGE 39.89 F.F. 11.18 3 6 14 AVG. GRADE 10.89 ENTRY F.F. 12.01 1 13 2 12 13 3 6 9 9 8 1 12 6 10 14 9'-1" 9'-1" 29'-0" 8'-1" 7'-1" 24'-0" RAILING RIDGE 39.89 F.F. 11.18 AVG. GRADE 10.89 T.O.W. 34.89 3 6 14 1 12 6 10 3 11 11 12 1 2 9'-1" 9'-1" 29'-0" 8'-1" 7'-1" 24'-0" RAILING RIDGE 39.89 F.F. 11.18 AVG. GRADE 10.89 T.O.W. 34.89 3 6 14 3 12 1 13 8 14 14 7 7 1 3410 6 6 6 12 8 1313 11 T.O.W. 34.89 20 BALBOA COVES ITEM MATERIAL NAME/COLOR COMMENTS ROOF PAINTED G.I. “DARK BRONZE” STANDING SEAM FLAT ROOF (2% SLOPE) PAINTED G.I. “DARK BRONZE” DRIP EDGE ACCENT SIDING 1x4 S4S VERTICAL THERMORY 3/16” VERTICAL REVEAL “BENCHMARK ASH” EXTERIOR STUCCO OMEGA-10 “OMEGA WHITE” SMOOTH FINISH VENEER STONE “BITTERROOT NATURAL LEDGE FLAT” ROOF EAVE BEAMS 4x8 S4S STAIN TO MATCH 2x6 T&G SHEATHING “BENCHMARK ASH” WINDOWS & GLASS DOORS KOLBE CLAD “DARK BRONZE” RECESSED OPENING ENTRY DOOR KOLBE CLAD “DARK BRONZE” GARAGE DOOR S4S ASH STAIN TO MATCH WIRE BRUSHED “BENCHMARK ASH” GUTTERS PAINTED G.I. “DARK BRONZE” DOWNSPOUTS TO MATCH CHIMNEY CAP PAINTED G.I. “DARK BRONZE” RAILING GLASS TEMPERED/LAMINATED PRE-FAB SHOE BASE SCALE: 1/4" = 1'-0" FRONT EXTERIOR ELEVATION SCALE: 1/4" = 1'-0" REAR EXTERIOR ELEVATION SCALE: 1/4" = 1'-0" LEFT SIDE EXTERIOR ELEVATION COLORS & MATERIALS CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 7 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln RIGHT SIDE EXTERIOR ELEVATION 6/8/23 9'-1" 9'-1" 29'-0" 8'-1" 7'-1" 24'-0" RAILING RIDGE 39.89 F.F. 11.18 AVG. GRADE 10.89 T.O.W. 34.89 3 6 14 3 1 13 8 14 77 1 410 6 6 6 13 6 4 1 3 3 11 20 BALBOA COVES ITEM MATERIAL NAME/COLOR COMMENTS ROOF PAINTED G.I. “DARK BRONZE” STANDING SEAM FLAT ROOF (2% SLOPE) PAINTED G.I. “DARK BRONZE” DRIP EDGE ACCENT SIDING 1x4 S4S VERTICAL THERMORY 3/16” VERTICAL REVEAL “BENCHMARK ASH” EXTERIOR STUCCO OMEGA-10 “OMEGA WHITE” SMOOTH FINISH VENEER STONE “BITTERROOT NATURAL LEDGE FLAT” ROOF EAVE BEAMS 4x8 S4S STAIN TO MATCH 2x6 T&G SHEATHING “BENCHMARK ASH” WINDOWS & GLASS DOORS KOLBE CLAD “DARK BRONZE” RECESSED OPENING ENTRY DOOR KOLBE CLAD “DARK BRONZE” GARAGE DOOR S4S ASH STAIN TO MATCH WIRE BRUSHED “BENCHMARK ASH” GUTTERS PAINTED G.I. “DARK BRONZE” DOWNSPOUTS TO MATCH CHIMNEY CAP PAINTED G.I. “DARK BRONZE” RAILING GLASS TEMPERED/LAMINATED PRE-FAB SHOE BASE SCALE: 1/4" = 1'-0" RIGHT SIDE EXTERIOR ELEVATION COLORS & MATERIALS CRA I G S. HAM P T O N I N C O R P O R A T E D DE S I G N I N G Q U A L I T Y C U ST O M H O M E S S I N C E 19 7 9 55 0 0 E. Q UA R T E R S A W N S TR E E T ~ BOI S E , IDA H O 83 7 1 6 (9 4 9 ) 2 0 9 -88 8 3 cr a i g @ c r a i g s h a m p t o n . c o m ww w . c r a i g s h a m p t o n . c o m 20 BAL B O A COV E S , NEW P O R T BEA C H , CAL I F O R N I A CUS T O M RES I D E N C E FOR : 10 1 0 KIN G S LL C 34 1 9 VIA LID O #3 2 3 NEW P O R T BEA C H , CA 926 63 (71 4 ) 93 1 -32 8 7 Scale: 1/4" = 1'-0" Date: 6/8/23 Drawn: CSH 8 OF SHEET SHEETS17 Job:20 BALBOA COVES CDP SUBMITTAL PACKAGE 6/8/23 1:55 PM 20 BALBOA COVES_LIBERTO_DESIGN PACKAGE.pln FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS 6/8/23 JOB: DATE: 7/7/2022 949 422-1869 CELL 949 858-2924 OFFICE LAGUNA HILLS, CA 92653 23016 LAKE FOREST DR. #409 RdM SURVEYING INC. RON MIEDEMA L.S. 4653 RDMSURVEYING@COX.NET DESCRIPTION LEGEND OWNER:TOPOGRAPHIC SURVEY LEGAL DESCRIPTION:BENCH MARK:ADDRESS OF PROJECT: BEFORE STARTING GRADING. MONUMENT PROPERTY CORNERS OR OFFSETS SURVEYOR OR ENGINEER SHALL PERMANENTLY X X 123.45 P.P. WM F.F. G.F. CONC. F.S. M.H. P A.C. T.G. MEAS. ELEVATIONS TOP-GRATE ASPHALT PLANTER MAN-HOLE FINISH SURFACE CONCRETE GARAGE FLOOR FINISH FLOOR WATER METER POWER POLE FENCE PROPERTY LINE BUILDING WALL DECK BRICK REC. BRG. & DIST. NATURAL GRADEN.G. BENCH MARK SCALE 1"=8’ 0’ 8’ 16’ N A L D E S N E C I L R O Y E V R U S D L I F O R N I A S T A T E O F C A RON MIEDEMA No. 4653 20 BALBOA COVES NEWPORT BEACH EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. N 7454’30" E 219.78’ N 7803’40" E 214.80’ N 0 9 2 7 ’ 0 0 " E 2 7 . 3 4 ’ N 0 9 2 7 ’ 0 0 " E 3 6 . 0 0 ’ N 82 4 7 ’ 0 4 " W R A D . N 8 0 3 3 ’ 0 0 " W R A D . L = 4 . 2 9 ’ R = 1 1 0 . 0 0 ’ D = 2 1 4 ’ 0 4 " LOT 20 LOT 21 LOT 19 LOT 18 LOT 17 RESIDENCE RESIDENCE RESIDENCE RESIDENCE BA L B O A C O V E S 10.83 11.00 11 . 0 2 ST.LIGHT 10.78 10 . 8 1 10.77 2"I.P. 10.77 10.72 10.74 10.32FL 10.27FL 10.68 10.77 PK 10 . 5 5 WM 12.74TW 10.75FS 12.73TW 16.67TW 10.91FS EAV E 19. 5 2 16 . 5 8 T W 10.90FS 10.91 10.74 10.68 CATV16.57TW 12.65TW 1"I. P . 10. 7 5 10.75 10.87 10.70 10.66 10.72 EDISON 10.06FL 10.96GF EAVE 31.73 10.16FL 10.86 16 . 6 3 T W GM 10.89 10.95 17 . 9 3 T W EAVE 31.80 10.90 EAVE 31.72 11.19F S 17.85TW 17 . 8 6 T W 10.82 10.83 17 . 8 5 T W 13.89TW EAVE 31.74 11 . 5 N G 10.91 10.81 11 . 6 N G 13.64TW 10.73FS 13.21TW 12 . 5 7 T W 10.49FS 11 . 0 9 10.98 12.51TW 11 . 8 7 T W 11.8 7 T W 10.27 11.2 5 T W 7.96 11.18TW 6.2NG 10.50TW 7.8NG 10.53TW 10.35 8.0NG 10.56TW 10.34 EAVE 19.31 11.23FF 10.86 8.6NG 10.56TW 10.48FS 10.62TW 10.60TW 7.95FS 10.62TW 8.00 7.94 10.69 11.36TW 7.93FS 11 . 3 4 T W 12.69 T W 11.60FS 11.37TW 8.2NG 12.70TW 12.71TW 16.63TW 11.77FS 16.65TW 10.95 11 . 2 8 10 . 9 3 11 . 0 7 10 . 9 6 16.69TW 11.6NG 10 . 9 10.95 16.83TW 16.88TW 10.9 1 F S 11.2NG 11.0NG 16 . 8 6 T W 10.91GF 11.07 10.98 11.11FF 10.95FS 10.35FL 10.39FL N 44 3 3 ’ 0 1 " E 1 9 . 5 8 ’ T I E O N L Y N 1 9 5 7 ’ 0 0 " W 2 2 . 9 3 ’ T I E O N L Y N 64 0 8 ’ 1 5 " W 0 . 1 1 ’ N 08 5 8 ’ 4 3 " E 0 . 0 7 ’ L = 6 0 . 0 0 ’ R = 1 1 0 . 0 0 ’ D = 3 1 1 5 ’ 0 7 " N 6557’49" E R A D . N 4 6 3 5 ’ 1 9 " E 0 . 2 6 ’ FD. PIPE, LS 4653 LINE OF WATERWAY TOP RAILING 27.97 TO P R A I L I N G 28 . 0 2 TOP RAILING 27.94 TOP RAILING 27.97 TOP RAILING 28.01 TO P R A I L I N G 28 . 2 5 TOP RAILING 28.21 TOP RAILING 28.22 GUTTER GUTTER GUTTER GUTTER GUTTER GUTTER CONC. AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC.CONC.CONC. CONC.CONC. WATER WATER WATER WATER WATER WATER WATER WATER WATER WATER P P P P P P PP P P X X LOT 20 TRACT NO. 1011 M.M. 36/37-40 COVERED AREA 2.1 2.8 4.0 4.4 2.6 3.5 2.6 4.1 3.3 3.1 10.55CP, 40.50RIDGE,40.50RIDGE,40.50RIDGE, 39.00RIDGE,38.97RIDGE, 28.30RIDGE, 30.72RIDGE, 30.43RIDGE, 26.20RIDGE, 28.28RIDGE, 30.43RIDGE, 30.40RIDGE, 21.55RIDGE,22.18RIDGE, 10.94CP, 7.60NG,4.94NG, 4.55NG, 4.62NG, 4.96NG, 10.56FS, 10.88FS, 10.98FS,10.93CP, 21.84RIDGE, 38.99RIDGE, 39.05RIDGE, 8.52LT LS 4653, 5.591"IP LS6902, 6.37LT LS6902, 6.11LT , -77.01BLDG.LN., CONC. P 20 Balboa Coves LLC Brian Liberto County of Orange Bench Mark NB 2 7 77 Eievation = 8.56 9 OF SHEET SHEETS17 CDP SUBMITTAL PACKAGE C2 OF SHEET SHEETS17 C4 OF SHEET SHEETS17 PO BOX 7326 NEWPORT BEACH, CA 92663 714-975-1434 RYAN@RYANDBURRESS.COM RYAN BURRESS INC NOTICE TO CONTRACTORS: �CONTRACTORS SHALL NOTIFY RYAN BURRESS INC. OF ANY ERRORS, OMISSIONS, DISCREPANCIES, OR SPECIFICATIONS SO THAT RYAN BURRESS INC CAN CORRECT PRIOR TO COMMENCEMENT OF CONSTRUCTION. �ALL WORK SHALL BE DONE IN COMPLIANCE OF LOCAL CODES AND STANDARD INDUSTRY PRACTICE. �ALL WORKMANSHIP SHALL BE OF QUALITY TO PASS INSPECTIONS BY APPLICABLE LOCAL AUTHORITIES. �THE CONTRACTOR SHALL SUBMIT ALL "SUBSTITUTIONS OR EQUALS" FOR APPROVAL TO RYAN BURRESS INC �DO NOT SCALE DRAWINGS PROJECT DESCRIPTION SHEET INDEXLANDSCAPE DESIGNER ALL LANDSCAPE WILL COMPLY WITH CITY AND STATE REGUALATIONS IN REGARDS TO WATER EFFECIENT LANDSCAPING, AND COMPLY WITH ALL APPLICABLE ORDINANCES. SCOPE OF WORK �NEW FLATWORK �NEW BBQ �NEW PLANTS �NEW LIGHTING LANDSCAPE AREA TOTALS �TOTAL LOT AREA = 6,765 sqft �TOTAL HOUSE FOOTPRINT (INCLUDING GARAGE / PORCH) = 0sqft �TOTAL LANDSCAPE AREA = 0sqft �TOTAL NON-LANDSCAPE AREA = 0sqft �TOTAL LAWN AREA= 0% (0 sqft) �POOL AREA = 0sqft 20 B A L B O A C O V E S CLIENT INFORMATION BRIAN LIBERTO 20 BALBOA COVES NEWPORT BEACH, CA 92663 LOT# 20 TRACT# 1011 L-01-CONSTRUCTION PLAN L-02-CONSTRUCTION DETAILS L-03-IRRIGATION PLAN L-04-LIGHTING PLAN L-05-PLANTING PLAN VICINITY MAP RYAN D. BURRESS January 4, 2023January 4, 2023 20 BALBOA COVESJanuary 4, 2023 20 BALBOA COVES, NEWPORT BEACH, CA 92663 01L CO N S T R U C T I O N P L A N SCALE - 3/16" = 1' FIRE PIT BBQ REF TURF SHOWER CALLOUT DESCRIPTION 1 INSTALL NEW TILE PATIO. PATIO WILL BE INSTALLED ON TOP OF CONCRETE SUB-BASE. SUB-BASE TO BE WATERPROOFED PRIOR TO TILE INSTALLTION USING COMPOSEAL GOLD SYSTEM OR SIMILAR. TILE TO BE BEAUFORD LIMESTONE FROM ECO OUTDOOR LA. GROUT COLOR TO BE URBAN PUTTY. SEAL ALL TILE WITH DRYTREAT SK-40 UPON FINAL WASH. 2 INSTALL NEW CUSTOM GATES, SEE SHEET L-02 FOR DETAILS 3 INSTALL TIGER TURF PRO FESCUE ARTIFICIAL TURF. FOLLOW ALL MANUFACTURE REQUIREMENTS FOR INSTALLTION 4 NEW FIRE PIT, SEE SHEET L-02 FOR DETAILS. FIREPIT 18" FROM EXISTING GRADE 5 INSTALL NEW THERMORY DECK. DECKING WILL BE FLUSH WITH PATIO FINISH SURFACE. DECK WILL SIT ON 4" CONCRETE SUB-BASE. USE 2X4 PRESSURE TREATED JOIST ON END FOR JOIST, SHIM MIN 1/4" FOR PROPER DRAINAGE. DECKING WILL BE 1X4 THERMORY WHITE ASH. USE HIDDEN FASTNER SYSTEM 6 EXISTING SEA WALL TO REMAIN AS-IS 7 NEW BBQ ISLAND, SEE SHEET L-02 FOR DETAILS. ISLAND TO FINISH AT 37" FROM FINISH SURAFCE 8 NEW BLOCK WALL. WALL WILL BE 6" CMU WITH SMOOTH WHITE STUCCO FINISH. 9 INSTALL NEW COBBLESTONE WALKWAY. COBBLES TO BE INSTALLED ON TOP OF CONCRETE SUB-BASE. COBBLES TO BE USED ARE BOKARA FROM ECO OUTDOOR LA. INSTALL COBBLES IN RANDOM RUNNING BOND PATTERN. USE URBAN PUTTY GROUT 10 EXISTING CONCRETE 11 INSTALL THERMORY INLAY FOR WALL SHOWER. PUBLIC WORKS NOTES AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY A PUBLIC WORKS ENCROACHMENT PERMITINSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURRONDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT BOX WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODE 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT-OF-WAY. N ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMRPOVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSISTIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT OF WAY RYAN D. BURRESS January 4, 2023January 4, 2023 1 1 2 2 2 3 4 5 6 7 8 9 10 11 12 20 BALBOA COVESJanuary 4, 2023 20 BALBOA COVES, NEWPORT BEACH, CA 92663 02L CO N S T R U C T I O N D E T A I L S MATERIALS / FINISHES RYAN D. BURRESS January 4, 2023January 4, 2023 1 GATE DETAIL- CEDAR scale: NTS GATE DETAIL 6' - 0 " 3'-0" 1. 2X4 WESTERN RED CEDAR JAMBS 2. SIDE(S) RAIL, MID RAIL, AND TOP RAIL TO BE 2X6 WESTERN RED CEDAR 3. BOTTOM RAIL TO BE 2X8 WESTERN RED CEDAR 4. NICKLE GAP DEATIL BOTH SIDES 5. ALL HARDWARE TO MATCH HOUSE. HINGES MUST BE SELF CLOSING 6. GATE MUST MEET POOL SAFETY REQUIREMENTS IF APPLICABLE. MIN 60" HEIGHT AND MIN 2" CLEARANCE FROM F.S. TO BOTTOM OF GATE. LATCH MUST BE INSTALLED MIN 60" FROM FLOOR. 7. GATE TO BE PAINTED / STAINED, VERIFY COLOR WITH OWNER OR DESIGNER. INSTALL COPPER CAP AT DOOR LEAF AND TOP OF JAMBS. 2 FIREPIT DETAIL scale: NTS TURF +16" T.O.W / 8" CMU 1'-4" 2" 1'-6" BEAUFORD LIMESTONE 5CM COPING CAP 14"X36" OLD MISSION CREAM LIMESTONE WITH URBAN PUTTY COLORED GROUT ENVY LAWN ARTIFICIAL TURF 3/8" CRUSHED BLACK LAVA ROCK W/ 4" GREY CERMAIC FIRE BALLS PROVIDE 4" DRAIN AND CONCRETE BASE 3 BBQ DETAIL scale: NTS REF 1. BASALTINO (BASALT) COUNTERTOP WITH 2" SKIRT 2. OLD MISSION CREAM LIMESTONE 3. TWIN EAGLES TEBQ36G-CN BBQ 4. TWIN EAGLES TEDD362-B DRAWER DOOR COMBO 5. TWIN EAGLES TERD242-G DRAWER REFRIGERATOR 1 2 3 4 5 8'-6"1'-4"1'-2" 3' - 1 " BEAUFORD TILE ARTIFICIAL TURF OLD MISSION CREAM LIMESTONE THERMORY WHITE ASHBOKARA COBBLESTONE 20 BALBOA COVESJanuary 4, 2023 20 BALBOA COVES, NEWPORT BEACH, CA 92663 03L IR R I G A T I O N P L A N SCALE - 3/16" = 1' APPENDIX H PRESCRIPTIVE COMPLIANCE OPTION (A) This appendix contains prescriptive requirements which may be used as a compliance option to the Ordinance. (B) Compliance with the following items is mandatory and must be documented in a landscape plan in order to use the prescriptive compliance option: (1) Submit a Landscape Documentation Package which includes the following elements: (a) Date (b) Project applicant (c) Project address (if available, parcel and/or lot number (s)) (d) Total landscape area (square feet), including a breakdown of turf and plant material (e) Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed) (f) Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well (g) Contact information for the project applicant and property owner (h) Applicant signature and date with statement, “I agree to comply with the requirements of the prescriptive compliance option to the MWELO” (2) Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area (unless contra-indicated by a soil test); (3) Plant material shall comply with all of the following: (a) For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plan factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water; For non-residential areas, install climate adapted plants that require occasional, little or no summer water 38 (average WUCOLS plan factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water; (b) A minimum three inch (3”) layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. APPENDIX H CONT'D.. (4) Turf shall comply with all of the following: (a) Turf shall not exceed 25% of the landscape area in residential areas, and turf shall not be planted in non-residential areas (b) Turf shall not be planted on sloped areas which exceed a slope of 1 foot vertical elevation change for every 4 feet of horizontal length; (c) Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by sub-surface irrigation, or by other technology that creates no overspray or runoff. (5) Irrigation systems shall comply with the following: (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (b) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (c) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range. (d) Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABE/ICC802-2014. “Landscape irrigation Sprinkler and Emitter Standard.” All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the 39 owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance BY SIGNING BELOW I AGREE TO ALL PROVISIONS PROVIDED IN THE APENDIX "H" OF THE NEWPORT BEACH LANDSCAPE ORDINANCE SIGN___________________________________ DATE___________________________________ RYAN D. BURRESS January 4, 2023 PRESSURE COMPENSATING FULL-CIRCLE BUBBLER RAINBIRD 1400 ON A 1804 POP-UP 1" LARGE CAPACITY FILTER WITH VALVE INSTALLED IN VALVE BOX XFS SUB-SURFACE DRIPLINE TYPICAL ODD CURVE LAYOUT XFS SUB-SURFACE DRIPLINE IRREGULAR SHAPED LAYOUT QF HEADER XFS SUB-SURFACE DRIPLINE MULTIPLE TREE / SHRUB DETAIL XFS SUB-SURFACE DRIPLINE SLOPED LAYOUT XFS SUB-SURFACE DRIPLINE CENTER FEED LAYOUT QF HEADER 1806 POP-UP SPRAY SPRINKLER WITH ROTARY NOZZLE ESP-ME MODULAR HYBRID CONTROLLER OUTDOOR MODEL 1 2 3 4 5 6 7 8 9 10 ELECTRIC REMOTE-CONTROL VALVE ASVF SERIES FIRE PIT BBQ REF TURF SHOWER RYAN D. BURRESS January 4, 2023January 4, 2023 20 BALBOA COVESJanuary 4, 2023 20 BALBOA COVES, NEWPORT BEACH, CA 92663 04L LI G H T I N G P L A N SCALE - 3/16" = 1' SYMBOL DESCRIPTION MODEL WATTAGE FINISH QUANTITY WALL WASH LC - 3LED - FB LED 3W BLACK UP LIGHT MP - LED203FL - FB LED 3W BLACK PATH LIGHT M-PL - 1LED - FB LED 2W BLACK STEP LIGHT MO - 3LED - SQ - FB LED 4.2W BLACK TRANSFORMER PX - 300 - T - SS 300 WATT SS 3" PVC SLEEVING DIRECT BURIAL WIRE WW UP PL SL TRANS LED WATTAGE CONSUMPTION CHART 1 LED= 2.0 WATTS / 2.4 VOLT-AMPERE LED20W= 4.0 WATTS / 4.2 VOLT-AMPERE LED35W= 5.0 WATTS / 5.3 VOLT-AMPERE LED50W= 6.0 WATTS / 6.5 VOLT-AMPERE SPECIFICATION KEY: NP 1LED LS BZ MODEL ACCESSORIES/ OPTLAMP TYPE FINISH 1)THIS PLAN IS INTENDED FOR LANDSCAPE LIGHTING PURPOSES ONLY. ALL LIGHTING FIXTURES AND TRANSFORMERS SHALL BE INSTALLED PER MANUFACTURERS SPECIFICATIONS. IT IS THE CONTRACTORS RESPONSIBILITY TO MAINTAIN COMPLIANCE WITH ALL LOCAL BUILDING SAFETY CODES AND ORDINANCES. 2)FIXTURES ARE SHOWN IN APPROXIMATE LOCATION. THE CONTRACTOR SHOW FIELD VERIFY THE ACTUAL PLACEMENT OF EACH FIXTURE UPON COMPLETION OF LANDSCAPE INSTALLATION. 3)ALL PATH LIGHTS ARE TO BE INSTALLED AT A MINIMUM OF 12 INCHES FROM ANY SIDEWALK OR VERTICAL STRUCTURE. 4)ALL LOW-VOLTAGE DIRECT BURIAL WIRE TO BE INSTALLED AT >/= 6" BELOW FINISH GRADE PER ELECTRICAL CODE. 5)IN ORDER TO MINIMIZE FUTURE DISTURBANCE, ALL WIRE RUNS SHALL BE INSTALLED PARALLEL AND ADJACENT TO HARD SURFACES SUCH AS SIDEWALKS DRIVEWAYS AND WALLS. 6)THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING SLEEVES UNDER ALL HARDSCAPE SURFACES USING A MINIMUM 1 INCH PVC PIPE. 7)ALL UNDERGROUND SPLICES SHALL BE UL-486RATED AND INSTALLED IN UNDERGROUND J-BOXES WITH WATER TIGHT CONNECTIONS LEAVING 12 INCHES OF EXCESS WIRE SLACK. 8)ALL EXTERIOR 120 - VOLT ELECTRICAL OUTLETS SHALL BE GFI PROTECTED AS PER NATIONAL ELECTRICAL CODE 9)ALL TRANSFORMERS PLUGGED INTO AN OUTDOOR RECEPTACLE SHALL HAVE AN "IN USE" COVER. CONTRACTOR SHALL INSTALL TAYMAC TYPE COVERS AT ALL OUTLETS. 10)ALL PLUG-IN TRANSFORMERS SHALL HAVE A DRIP LOOP IN THE POWER CORD. 11)ALL EXPOSED CONDUIT'S SHALL BE PAINTED TO MATCH SURROUNDINGS. 12)THE INSTALLING CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE FIXTURES AT NIGHT TO HELP ELIMINATE GLARE AND TO ENSURE OPTIMUM LIGHTING EFFECT. 13)CONTRACTOR TO VERIFY A MINIMUM OF 10 VOLTS AT THE LAST AT THE LAST FIXTURE FOR OPTIMAL OPERATION. 14)CONTRACTOR TO CENTER FEED THE SYSTEM WHEN AT ALL POSSIBLE and VERIFY ALL WIRE CONNECTIONS ARE AT THE FIXTURES. 15)ALL WIRE CONNECTIONS AT FIXTURES SHALL BE MADE USING WATER TIGHT CONNECTIONS. GENERAL LIGHTING NOTES WW WW WW WW WW WW WW WW WW WW WWWWWWWWWWWW FIRE PIT BBQ REF TURF SHOWER RYAN D. BURRESS January 4, 2023January 4, 2023 20 BALBOA COVESJanuary 4, 2023 20 BALBOA COVES, NEWPORT BEACH, CA 92663 05L PL A N T I N G P L A N SCALE - 3/16" = 1' SYMBOL COMMON NAME BOTANICAL NAME SIZE QUANTITY HEIGHT WP PRIVET LIGUSTRUM TEXANUM 5 GAL 33 36" NP NANA PITT PITTISPORUM COMPACTA 'NANA'5 GAL 24 24" BW BOXWOOD BUXUS WINTERGEM 'SPHERE'5 GAL 1 24" BL-S BAY LAUREL LAURUS NOBILIS 'SARATOGA'36" BOX 3 10' DB DWARF BOXWOOD BUXUS SEMPERVIRENS SUFFRUTICOSA 1 GAL 24 18" 1 2 3 4 5 LARGE TREE DETAIL (2"+ CALIPER) SMALL TREE DETAIL (2"- CALIPER) TYPICAL SHRUB/PERENNIAL DETAIL TREE PLANTING ON SLOPE DETAIL EVERGREEN TREE PLANTING DETAIL NOTES 1. Determine exact locations of all underground utilities and verify in field. Report any conflicts to engineer prior to beginning work. 2. Inform architect or designer as each phase of work is undertaken. 3. Contractor is responsible for maintaining current conditions on site. Any damage that occurs to site during construction is contractor's responsibility without expense to owner. 4. Protect existing vegetation including all existing parkway and interior trees. Replace damaged vegetation with approved similar material. 5. Carefully maintain present grade dripline of all existing trees to remain. Prevent any disturbance of existing trees. Use tree protection where indicated. Protect existing trees to remain in place against unnecessary cutting, breaking or skinning of roots, bruising of bark or smothering of trees. Driving, parking, dumping, stockpiling and/or storage of vehicles, equipment, supplies, materials or debris on top of the root zones and/or within the dripline of existing trees or other plant material to remain is strictly prohibited. 6. Maintain site drainage during landscape installation. 7. Prior to landscape installation, verify planting areas are graded at +/- 0.1 foot to finish grade. 8. Finish grade to 1" below finish paving surface in lawn areas and 2" below in planting areas. 9. Regrade and seed all lawn areas disturbed during construction that are not called out to be sodded or planted. Cover seeded areas with a biodegradable mulch blanket. This will not be paid for separately but shall be considered included in the cost of the planting items .Io. Confirm all plant quantities. Provide plant materials sufficient to cover areas shown on plans at the spacings indicated. 11. Provide single trunk standard trees unless noted otherwise 12. Provide identification tag from the supplying nursery showing common and botanical plant names for at least one plant of each species delivered to the site. Protect all plants against heat, sun, wind and frost during transportation to the site and while being held at the site. Do not store plants in total darkness more than one day. 13. Do not damage plant root ball during transportation or planting. 14. Notify the architect/designer at the time of delivery of any plant material that is damaged or in poor condition. 15. Architect/designer reserves the right to inspect all plant materials before planting. Material may be rejected at any time due to condition, form or damage before or after planting. 16. Remove all rock and debris 1" and larger from planting areas. Legally dispose all excess materials resulting from the work. 17. Remove aggregate to an adequate depth to ensure that no part of the plant material is in contact or affected by the lime in the aggregate as approved by architect. 18. In planting soil pit, remove any crushed aggregate to an adequate depth to ensure that no part of the plant material is in contact or affected by the lime or limestone in the aggregate 19. Provide new topsoil that is fertile, friable and natural loam surface soil, reasonably free of subsoil, clay, clay lumps, brush, weeds, and other litter and free of roots, stumps, stones larger than 2" in any dimension and other extraneous or toxic matter harmful to plant growth. Obtain topsoil from local sources or from areas having similar soil characteristics to that necessary for vigorous growth of specified plantings. Obtain topsoil that occurs in a depth of not less than 6". Do not obtain soil from bogs or marshes. See special provisions. 20. Mix compost and fertilizers with topsoil on a site specific basis at rates appropriate for plantings in accordance with the special provisions. 21. Stake location of all trees, hedge lines and planting beds and notify architect for review prior to planting. 22. The planting plans are diagrammatic. Spot plant materials approximately as shown on the landscape drawing and notify engineer for review before removing from containers. 23. Install all plant material in accordance with details and specifications. 24. Remove all plant tying material and marking tapes at the time of planting. 25. Install a min 3" layer of bark mulch around all trees and shrubs and in all planting areas unless noted otherwise. Create a natural spaded edge where planting beds meet turf areas. See special provisions. 26. Install a l" mushroom compost layer around all trees and shrubs and in all planting areas unless otherwise noted. 27. Water all plants immediately after planting. Flood plants twice during first twenty-four- hour period of planting. 28. Guy and stake trees, as directed by architect, immediately after planting. Provide a minimum of two guy wires per tree on the uphill side of trees planted on slopes steeper than 3:1. 29. Prune all deciduous shade trees for a minimum lowest branch height of 5 feet. 30. Install and maintain sod to prevent evident seams. 31. Protect seeded areas and slopes against erosion and seed loss due to birds and other wildlife by applying short term, biodegradable erosion control blankets, mats, and/or netting after completion of seeding operations. Adhere to manufacturer's specifications for required placement and staking. 32. All water main work must be completed prior to the installation of any proposed landscaping. 33. No trees may be planted over water mains less than 24-inch diameter unless they reach a maximum mature height of 30 feet and a maximum mature root depth of 30 inches. Potential plantings that meet this requirement include the following: A. Ornamental shrubs or bushes meeting the mature height and mature root depth as previously stated. B. Flowers or other non-woody herbaceous plants. C. Above ground, removable planting containers that can be moved by construction equipment in the event that water main repair js required. 34. Existing trees planted above water mains that do not meet these requirements do not need to be removed. However, if such existing trees are removed, all proposed trees installed in their place must meet the above-mentioned requirements. Should it be necessary for the department of water management to access any of its facilities, the department of water management shall only be responsible for typical pavement, sidewalk and grass restoration. 35. No plant material shall be installed before below-ground irrigation system components have been installed and are operational. 36. Trees and shrubs must be installed prior to perennials and grasses to establish proper layout and to avoid damage to other smaller plantings 37. Turf does not exceed 25% of the landscape area, and turf will not be planted in non- residential areas 38. Incorporate compost at a rate of at least 4 cubic yards per 1,000 square feet, to a depth of 6" into landscape area, unless contradicted by a soils test, and or recommendation from soils engineer. FIRE PIT BBQ REF TURF SHOWER RYAN D. BURRESS January 4, 2023January 4, 2023