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HomeMy WebLinkAbout2022-07-18 ARCH REV - RES NO 1010t } ¢ RESOLUTION NO. 1010 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING MAJOR ARCHITECTURAL AND ADMINISTRATIVE MINOR MODIFICATION APPLICATIONS TO CONSTRUCT A 6,180-SQUARE-FOOT SINGLE-FAMILY RESIDENCE ON A 19,602-SQUARE-FOOT HILLSIDE PARCEL LOCATED AT 850 SOUTH VIA LAS PALMAS (APN: 505-082-011), ZONE R-1-C, SECTION 10 (CASES 3.4329 MAJ & 7.1652 AMM). THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS: A. Kappe Architects ("Applicant"), on behalf of Michael Shahbaz and Brian Glaser ("Owners"), filed applications with the City, pursuant to Palm Springs Zoning Code (PSZC) Sections 94.04.00 (Architectural Review), 93.13.00 (Hillside Development), and 94.06.01 (Minor Modifications) of the Palm Springs Zoning Code, for construction of a 6,180-square foot single family residence with the building height of 13 feet for the rear portion of the residence at 850 South Via Las Palmas ("the Project"). B. On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section 94.04.00 of the PSZC to reassign review of Major Architectural Review (MAJ) applications from the City's Planning Commission to the City's Architectural Review Committee. C. On July 6 and 7, 2022, City staff notified the owners of properties immediately adjacent to the Project site of the scheduling of an Architectural Review Committee meeting to consider the subject application, pursuant to PSZC 93.13.00 (13,1,c). D. On July 18, 2022, the City's Architectural Review Committee held a public meeting in accordance with applicable public law. At said meeting, the Architectural Review Committee carefully reviewed and considered all of the evidence presented in connection with the Project, including, but not limited to, the staff report, and all written and oral testimony presented. THE ARCHITECTURAL REVIEW COMMITTEE RESOLVES: Section 1: The proposed single-family residence is considered a project pursuant to the California Environmental Quality Act (CEQA). The Architectural Review Committee has evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt from further analysis under CEQA Guidelines Section 15303(a) (Class 3, New Construction or Conversion of Small Structures). Section 2: As demonstrated in the staff report, the Project conforms to the Architectural Guidelines of PSZC Sections 93.13.00 ("hillside development") and 94.04.00 ("architectural review"), in addition to the findings of 94.06.01 (Minor Modifications), subject to conditions. Architectural Review Committee Resolution No. 1010 Case 3.4329 MAJ & Case 7.1652 AMM — 850 South Via Las Palmas July 18, 2022 Page 2 of 2 Section 3: Based upon the foregoing, the Architectural Review Committee hereby approves Case 3.4329 MAJ and Case 7.652 AMM, for the construction of a 6,180-square-foot single-family residence with the building height of 13 feet for the rear portion of the residence located at 850 South Via Las Palmas, subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 18th day of July, 2022. AYES: DOCZI, JAKWAY, MCCOY, POEHLEIN, WALSH NOES: NONE ABSENT: THOMPSON, ROTMAN RECUSED:LOCKYER ATTEST: 1 '15avid Newell, AICP Assistant Director of Planning CITY OF PALM SPRINGS, CALIFORNIA i RESOLUTION NO. 1010 EXHIBIT A Case 3.4329 MAJ & Case 7.1652 AMM Shahbaz/Glaser Residence (Hillside Single -Family Residence) 850 South Via Las Palmas (APN: 505-082-011) July 18, 2022 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, Development Services Director, Building Official, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 3.4329 MAJ and Case 7.1652 AMM except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, which include site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Development Services or designee may approve minor deviations to the project description and approved Resolution No. 1010 Exhibit A July 18, 2022 Case 3.4329 MAJ & Case 7.1652 AMM Page 2 plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Cases 3.4329 MAJ and Case 7.1652 AMM. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. ENVIRONMENTAL ASSESSMENT CONDITION ENV 1. Notice of Exemption. The project is exempt from the California Environmental Quality Act (CEQA), and a Riverside County Clerk processing fee of $50 will be required. Resolution No. 1010 Exhibit A July 18, 2022 Case 3.4329 MAJ 8 Case 7.1652 AMM Page 3 PLANNING DEPARTMENT CONDITIONS PLN 1. Buildinq Height. The building height of 13 feet measured at the rear portion of the residence (garage, office/gym, ADU) shall be subject to the approval of the Administrative Minor Modification (AMM) application, Case 7.1652 AMM. PLN 2. Pad Elevations. Final building pad elevations shall not vary more than 12 inches above or below the pad elevation established by the approved preliminary grading plan and / or tentative map. Any deviations from this provision shall require approval by the Planning Commission. PLN 3. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit the final landscape and irrigation plans to the Planning Division for review prior to the issuance of a building permit. Prior to the final submission, the landscape plan shall be reviewed and approved (wet -stamped) by the Riverside County Agricultural Commissioner's Office. The landscape plans also shall be certified by the local water agency that the plans are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. The irrigation plan shall be prepared in accordance with PSMC Section 8.60.070 (Irrigation Design Plan) (https://Iibrarv.gcode.us/lib/palm springs ca/pub/municipal code/item/t itle 8-chapter 8 60?view=all). Submit wet -stamp approved plans to the Planning Division. PLN 4. Olive (Olea Europa 'Montra'). Remove the row of Olive proposed in the front yard. Instead, install them sparingly for a more natural appearance. PLN 5. Mulga (Acacia aneura). The installation location of Mulga in the front yard shall be modified in such a manner that the trees will not define the property line for smoother spatial transition to the site's surroundings. PLN 6. Landscaping in Corner Cutback Area. Planting materials that exceed 3.5 feet in height shall be located out of the cutback area, except for the existing California Fan Palm. PLN 7. Outdoor/Landscape Lighting. The light source of all outdoor lighting fixture shall be directed towards the project site. Outdoor/landscape lighting shall not case disability glare, discomfort glare, light trespass, or light pollution as required in the Outdoor Lighting Standards (PSZC Section 93.21.00). PLN 8. Weathered Steel Fence (ADDED). Integrate the weathered steel fence with the natural landscape. Resolution No. 1010 Exhibit A k July 18, 2022 Case 3.4329 MAJ & Case 7.1652 AMM ' Pape 4 BUILDING DEPARTMENT CONDITIONS The Following Standard Building & Safety Conditions of Approval Are Applicable to This Project: BLDG 1. Prior to any construction on -site, all appropriate permits must be secured. BLDG 2. Shall comply with the latest adopted edition of the following codes as applicable: A. 2019 California Residential Code B. 2019 California Electrical Code C. 2019 California Mechanical Code D. 2019 California Plumbing Code E. 2019 California Energy Code F. 2019 California Fire Code G. 2019 California Green Building Standards Code ENGINEERING DEPARTMENT CONDITIONS Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. All Grading Plans, Improvement Plans, Required Studies and Documents listed below, must be submitted to Engineering Services Department for review and approval. STREETS ENG 1. The Engineering Services Department recommends deferral of off -site improvement items (identified as "Deferrer/') at this time due to lack of full improvements in the immediate area. The owner shall execute a street improvement covenant agreeing to construct all required street improvements upon the request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner(s) prior to approval of the Grading Plan or issuance of grading or building permits. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the applicant prior to issuance of any grading or building permits. Resolution No. 1010 Exhibit A July.16, 2022 Case 3.4329 MAJ & Case 7.1652 AMM Page 5 ENG 2. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 48-hour inspection notification is required. ENG 3. Provide revised design due to drainage easement along western property line. Provide determination regarding the necessity of a private drainage easement for the proposed drainage systems meant to direct off -site flows through the property. This information required prior to site plan approval. METWOMBETWX., ENG 4. Construct a future 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Deferred. ENG 5. Construct a future Type B curb ramp meeting current California State Accessibility standards at the northeastern corner of the intersection of Via Las Palmas and Ladera Circle in accordance with City of Palm Springs Standard Drawing No. 213. Deferred. ENG 6. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. Deferred. ENG 7. All broken or off grade street improvements along the project frontage shall be repaired or replaced. LADERA CIRCLE ENG 8. Construct a 6-inch concrete driveway, unless otherwise approved by the City Engineer, from the property line to the existing back of curb. ENG 9. Construct a future 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Deferred. ENG 10. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. Deferred. ENG 11. All broken or off grade street improvements along the project frontage shall be repaired or replaced. SANITARY SEWER ENG 12. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. Resolution No. 1010 Exhibit Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 6 GRADING ENG 13. Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Services Department for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Services Department for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staffthat has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Services Department with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Services Department prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. ENG 14. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist (a copy of the written approval must be provided to the City). The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist atACBCI-THPOCcDaguacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading Resolution No. 1010 Exhibit A Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 7 or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 15. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed prior to issuance of Grading Permit and commencement of grading operations. ENG 16. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 17. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on -site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. ENG 18. Prior to issuance of grading permit, the applicant shall provide verification to the City that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP. ENG 19. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 20. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of eight hundred dollars ($800) (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 21. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Services Department with the first submittal of a grading plan. (if required) ENG 22. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in Resolution No. 1010 Exhibit A Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 8 accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a grading plan for the protect. Prior to issuance of Building Permits. ENG 23. The applicant shall provide Grading Certification for all building (or structure) pads in conformance with the approved grading plan to the Engineering Services Department for review and approval. ENG 24. In cooperation with the California Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (Revised - RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 6819 East Gage Avenue, Commerce, CA 90040 (Phone (760) 782-3271, (562) 505-6415), Sonia.Oran oncdfa.ca.gov. DRAINAGE ENG 25. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on -site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On -site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on -site retention. ENG 26. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $10,311.99 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. Resolution No. 1010 Exhibit A Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 9 GENERAL ENG 27. Any utility trenches or other excavations within existing asphalt concrete pavement of off -site streets required by the.proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. ENG 28. All proposed utility lines shall be installed underground. ENG 29. All existing utilities shall be shown on the improvement plans if required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 30. Upon approval of any improvement plan (if required) by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing filetype), DXF (AutoCAD ASCII drawing exchange filetype), and PDF (Adobe Acrobat document filetype) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer. ENG 31. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as -built' information and returned to the Engineering Services Department prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. ENG 32. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 33. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. TRAFFIC ENG 34. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and streetlights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 35. Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the Resolution No. 1010 Exhibit A Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 10 City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 "Temporary Traffic Control' of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. ENG 36. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. FIRE DEPARTMENT CONDITIONS FID 1. These Fire Department conditions may not provide all requirements. Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review. FID 2. Fire Department Conditions were based on the 2019 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix TT" Development Requirements. This building will require fire sprinklers. FID 3. Materials and Construction Methods for Exterior Wildfire Exposure: All Materials and Construction Methods shall comply with Chapter 7A of the Building Code for High Fire Areas. FID 4. Conditions of Approval — "Conditions of Approval' received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 5. Plans and Permits (CFC 105.1): Permits and scaled drawings are required for this project. Plan reviews can take up to 20 working days. Submit a minimum of three (3) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday Resolution No. 1010 Exhibit A Case 3.4329 MAJ & Case 7.1652 AMM July 18, 2022 Page 11 A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. FID 6. Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs. FID 7. Required access (CFC 504.1): Exterior doors and openings required by this code or the California Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official. FID 8. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 2016 Editions, as modified by local ordinance. FID 9. Residential Smoke Alarms Required: Shall be interconnected so that operation of any smoke alarm or fire sprinkler flow switch causes all smoke alarms within the dwelling & guest house to sound and activate the exterior horn/strobe END OF CONDITIONS