HomeMy WebLinkAboutITEM #2A - Pinnacle Palm Springs
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: MAY 20 2024 UNFINISHED BUSINESS
SUBJECT: A REQUEST BY PINNACLE PALM SPRINGS, LLC, FOR A MAJOR
ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A
NEW 4,090-SQUARE FOOT SINGLE FAMILY RESIDENCE ON A
HILLSIDE LOT LOCATED AT 1740 PINNACLE POINT (LOT 9), ZONE
PDD 79. (CASE NOS. 3.4335 MAJ & 7.1657 AMM) (AR).
FROM: Department of Planning Services
PROJECT DESCRIPTION:
On September 19, 2022, the Architectural Review Committee (ARC) considered the
applicant’s request for a Major Architectural application to construct a new 4,090-square-
foot single-family residence on a hillside lot located at 1740 Pinnacle Point (Lot 9). The
proposed maximum building height is 18 -feet, single-story. This project is required to be
evaluated for consistency against the following guidelines and standards:
• Section 93.13.00 of the Zoning Code (Hillside Development).
• Section 94.04 of the Zoning Code (Architectural Review).
At that meeting, the ARC examined the architectural elevations, site and landscape plans
for the proposed development. Ultimately, the ARC voted unanimously to continue the
hearing for further study and review due to issues involving the submitted plans. There
were concerns regarding insufficient shade and inconsistent design on all four sides of
the building. Furthermore, the ARC requested the applicant to remove the LED light
stripes on the elevation walls, reduce the number of outdoor ground lights withi n the
planters and replace the Mexican Fan Palms with a more preferred palm.
RECOMMENDATION:
That the Architectural Review Committee approve the application, subject to the attached
conditions of approval.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
May 20, 2024 – Page 2 of 4
BACKGROUND INFORMATION
Based on the ARC’s direction on the September 19, 2022, meeting, the following changes
were made to the proposed plan:
Table 1.1
Applicant’s Comments
Provide consistent elevations on
all sides of the building.
The applicant has modified the exterior elevations
of the proposed building to create consistency on
all sides. The applicant has removed the cement
blocks, and angled stucco walls and has replaced
the appearance with a natural stone veneer and 90-
degree angles on all sides of the structure.
Increase shade to the main
house.
The applicant has extended the roof line
significantly on the west elevation, where there is a
7 to 13-foot overhang. Additionally, there is a 5-foot
overhang on the east elevation and 2-foot overhang
on the south elevation. This extension will provide
much needed shade to the main house.
Remove LED lights and reduce
the number of lights in the
landscape area.
The LED lights that were originally located on the
northeast elevation of the structure have been
removed. Instead, recessed canned lights will be
utilized and placed underneath the roof overhangs.
The number of uplighting fixtures that are proposed
to be placed within the landscaped area have been
reduced from 24 fixtures to 16.
Modify Landscape All Mexican Fan Palms have been removed and
replaced with Pygmy Date Palm.
ADMINISTRTIVE MINOR MODIFICATION
The minimum front yard setback is 25 feet and the minimum side yard setback is 10 feet.
Pursuant to Palm Springs Zoning Code Section 94.06.01 -Minor Modifications, an
applicant can request a reduction in these setbacks. Section 94.06.01(A)(5) states,
“Reduction of yards and by not more than 20% of the requirement of the zone” may be
considered. Section 94.06.01(10) states, “for areas with a grade of ten (10) percent or
more, modification of building height to a maximum of thirty (30) feet and modification of
front yard to a minimum of ten (10) feet, upon approval of a site pla n, approval shall be
based on the finding that such minor modification will not have detrimental effect upon
adjacent properties.”
The applicant is requesting a 10-foot front yard setback and an 8-foot side yard setback.
The following table lists the required criteria and findings that must be made to allow such
modifications.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
May 20, 2024 – Page 3 of 4
Administrative Minor Modification (AMM) Criteria and Findings:
PSZC Section 94.06.01(B)(3) requires the approval authority to evaluate the application
and make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.06.01(B)(3)] Compliance
1. The requested minor modification is consistent with the general
plan, applicable specific plan(s) and overall objectives of the
zoning ordinance.
Y
The General Plan land use designation of the subject property is
Estate Residential (ER) (0-2.0 dwelling units per acre), and the
property is zoned Planned Development District-79. The proposed
project will comply with the applicable zoning regulations, and it will
not affect the density or intensity of the existing land use.
Therefore, staff finds that the project is consistent with the General
Plan and overall objectives of the zoning ordinance.
2. The neighboring properties will not be adversely affected as a
result of the approval or conditional approval of the minor
modification.
Y
The adjacent properties will not be affected by this minor deviation.
Lot 9 is an irregular shaped lot and does not share a property line
with any adjacent neighbor, as shown on TTM 17470 (Attachment
7). The proposed house will face the east and adjacent properties
across the street will not be affected.
3. The approval or conditional approval of the minor modification will
not be detrimental to the health, safety, or general welfare of
persons residing or working on the site or in the vicinity.
Y
All building and renovations will be required to be built according
to the Uniform Building Code and the Palm Springs Zoning Code
as modified by this Administrative Minor Modification (AMM), and
Fire Code. Additionally, the applicant shall comply with all
conditions associated with the approval of Case # 3.4335 MAJ.
Therefore, the approval of this AMM will not be detrimental to the
health, safety, or general welfare of persons residing or working on
the site or in the vicinity.
4. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or
historic development patterns of the property or neighborhood.
Y, with AMM
The project site is located on a private street within the hillside
area. The applicant is proposing a 10-foot front yard setback,
instead of the required 20-foot front yard setback and a 2-foot
reduction on the north side yard instead of the required 10 -foot
setback. Due to the natural topography and irregular shape of the
project site, the approval of this Administrative Minor Modification
(AMM) is justified by site conditions.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
May 20, 2024 – Page 4 of 4
ENVIRONMENTAL ANALYSIS:
The proposed development is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”) and has been determined to be
categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New
Single-Family Residence).
CONCLUSION:
The proposed project has been modified in response to the recommendations requested
by the Architectural Review Committee. Those modifications are summarized in Table
1.1 above. Overall, the project conforms with the architectural design guidelines. Staff
recommends the ARC approve the project subject to the attached conditions of approval.
PREPARED BY: Alex Rubalcava, Assistant Planner
REVIEWED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Director of Planning
ATTACHMENTS:
1.Vicinity Map
2.Resolution and Conditions of Approval
3.Justification Letter
4.Public Disclosure Form
5.September 19, 2022, ARC Memo
6.September 19, 2022 Minutes
7.Tract Map 17470
8.Architecture Plans
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
1740 Pinnacle Point
RESOLUTION NO. ______
A RESOLUTION OF THE ARCHITECTURAL REVIEW
COMMITTEE OF THE CITY OF PALM SPRINGS,
CALIFORNIA, DENYING A MAJOR ARCHITECTURAL
APPLICATION FOR DEVELOPMENT OF 4,090-SQUARE
FOOT SINGLE FAMILY RESIDENCE ON A HILLSIDE LOT
LOCATED AT 1740 PINNACLE POINT (CASE 3.4335 MAJ
&7.1657 AMM).
THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS:
A. PINNACLE PALM SPRINGS, LLC, Owner (“Applicant”) filed an application with the City,
pursuant to the Palm Springs Zoning Code (PSZC) Sections 94.04.00 (architectural review)
and 93.13.00 (hillside development) of the Palm Springs Zoning Code, for construction of a
4,090-square foot single family residence located at 1740 Pinnacle Point (“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.
B. On May 9, 2024, 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 (B,1,c).
C. On May 20, 2024, 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 writt en 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 Single-Family
Residence).
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”);
Section 3: Based upon the foregoing, the Architectural Review Committee hereby approves
Case 3.4335 MAJ, for the construction of a 4,090-square foot single-family residence on a
hillside lot located at 1740 Pinnacle Point, as submitted.
ADOPTED this 20th day of MAY 2024.
Architectural Review Committee Resolution No. ____ May 20, 2024
Case 3.4335 MAJ & 7.1657 AMM – 1740 Pinnacle Point Page 2 of 2
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
______________________________________
Chris Hadwin
Director of Planning Services
ARCHITECTURAL REVIEW COMMITTEE
RESOLUTION NO.
CONDITIONS OF APPROVAL
Case 3.4335 MAJ
Proposed Single Family Residence.
Located at 1740 Pinnacle Point
PDD 79
May 20, 2024
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, 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
(3.4335 MAJ).
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (May 20, 2024), including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Division except as modified by the
approved Mitigation Measures and 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 Planning or designee may approve minor
deviations to the project description and approved 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
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
officers concerning Case 3.4335 MAJ. 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 Approval 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.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project’s conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
PLN 2. 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 a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency’s and the State’s
Water Efficient Landscape Ordinances.
PLN 3. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for “Cool Roofs”. Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 5. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 6. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 7. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 11. 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.
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING CONDITIONS
The Engineering Services Department recommends that if this application is approved,
such approval is subject to the following conditions being completed in compliance with
City standards and ordinances.
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. 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 2. A Road and Bridge Impact Fee of $2,704 per single family residential unit;
as well as a Fire Station Fee of $469.00 per acre for single family
residential units and $1,875 per multi-family residential units shall be paid
(or as may be adjusted annually) in accordance with Chapter 9.69.040
and 9.69.060 of the Palm Springs Municipal Code, shall be paid prior to
issuance of a building permit.
ENG 3. Provide proposed finish floor elevations of all proposed structures,
existing structures on site, and all adjacent off-site structures. This
information required prior to site plan approval.
PINNACLE POINT (PRIVATE STREET)
ENG 4. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
SANITARY SEWER
ENG 5. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
GRADING
ENG 6. 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 staff that 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 7. No ground disturbance activities in open space areas until evidence is
provided to the City Engineer demonstrating that written HOA approval
has been given. No final approval will be issued until the d isturbed open
space area is re-naturalized to the written satisfaction of the HOA.
ENG 8. 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 at ACBCI-
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
THPO@aguacaliente.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 or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
ENG 9. 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 10. 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 11. 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 12. 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 13. 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 14. 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
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
project. Prior to issuance of Building Permits.
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
ENG 15. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan (if
required), to the Engineering Services Department for review and
approval.
ENG 16. 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@cdfa.ca.gov.
DRAINAGE
ENG 17. All stormwater runoff across the property shall be accepted and conveyed
in a manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMPs).
ENG 18. 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 19. The project is subject to an “Area Benefit Fee” drainage fee of $4,213.00
per acre of single family residential development, in accordance with
Chapter 9.69.040, or as may be adjusted annually in accordance with
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
Chapter 9.69.060 of the Palm Springs Municipal Code. The drainage fee
shall be paid prior to issuance of a building permit.
GENERAL
ENG 20. 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 21. All proposed utility lines shall be installed underground.
ENG 22. 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 23. 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 24. 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 25. Nothing shall be constructed or planted in the corner cut -off area of any
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 26. 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.
ENG 27. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
TRAFFIC
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
ENG 28. 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 29. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
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 30. 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 “T” Development Requirements. This building will require fire
sprinklers.
FID 3. 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 4. 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
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
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 5. 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 6. 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 7. 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 8. 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
Architectural Review Committee Case No. 3.4335 MAJ
1740 Pinnacle Point May 20, 2024
JUSTIFICATION LETTER
SITE DESCRIPTION FOR THE VACANT LOT #9 LOCATED AT 1740 PINNACLE POINT ROAD
PALM SPRINGS, CALIFORNIA
PURPOSE:
Application for variance on setbacks and building height due to topography conditions.
LOACTION:
South end of Palm Springs in the Andreas Hills area. Cross streets are Bogert Trail and Avenida Sevilla .
SITE DESCRIPTION:
Pinnacle Point is a hillside cul‐de‐sac neighborhood consisting of a total of 12 lots with 5 homes already built
with several other under construction . Currently there are 5 unimproved lots. The subject vacant lot is located
at the top of the roadway on the left side. The lot overlooks the Andreas Hills area below with views out to the
surrounding mountains of South Palm Springs. The property is approximately 12,701 square feet (SF) or 0.29
acres configured in an irregular rectangular shape sitting on mountainous rocky slopes of the hillside. The
infrastructure of Pinnacle Point was developed sometime around 2005 with roads and utilities. Three homes
were built prior to the 2008 financial crisis.
The geologic characteristics of the community are mostly rock mountainside with large scattered boulders.
The proposed construction will stabilize the existing surrounding slopes as well as the pad itself fr om wind and
rain erosion. Cleaning any discharge from the site and controlling erosion will serve to improve the conditions
downstream.
FINDINGS:
The existing residences along the uphill portion near the top of Pinnacle Point Road have experienced similar
“hillside grading” situations as demonstrated by their designs with modified setbacks and retaining walls
offering relief. The proposed design for the home is consistent with the surrounding neighbors’ designs and
the residential nature of the site is also consistent with the neighborhood and the City’s General Plan. The
proposed style of the home is also consistent with Palm Springs that feature open architecture with
midcentury modern design elements, pools overlooking the valley floor and low impact design philosophies.
Approval of the proposed reduction in the front setback and building height will allow for this project to move
forward on a lot and pad that has sat unused for over 15 years.
Sincerely,
Alexa Axton
Member – Pinnacle Palm Springs, LLC
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
If other than California, is the Entity also registered in California?
Pinnacle Palm Springs,LLC
PO Box 1573 Rancho Mirage CA 92270
California
Alexa Axton
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF
CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party, Printed Name, Title Date
PENALTIES
Falsification of information or failure to report information required to be reported
may subject you to administrative action by the City.
Alexa Axton 100%
5-13-24
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: SEPTEMBER 19, 2022 NEW BUSINESS
SUBJECT: REQUEST BY PINNACLE PALM SPRINGS, LLC, FOR A MAJOR
ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A
3,953-SQUARE FOOT HOUSE ON A HILLSIDE LOT LOCATED AT 1740
PINNACLE POINT (LOT 9), ZONE PDD 79. (CASE NOS. 3.4335 MAJ &
7.1657 AMM) (AR).
FROM: Department of Planning Services
PROJECT DESCRIPTION:
This is a request for a Major Architectural Application (MAJ) for the construction of a one-
story 3,953-square foot house on a hillside lot with maximum height of eighteen feet
located in the Planned Development known as Pinnacle Point (PDD 79).
ISSUES:
• Inconsistent design on all sides.
• Sun exposure due to inadequate shading devises.
RECOMMENDATION:
That the Architectural Review Committee deny the application as proposed or continue
for design enhancements including:
1. Provide adequate sun control elements, particularly on the west elevations and
pool deck area.
2. Enhance the front (east) elevation with architectural features and windows and
make them consistent on all elevations.
BUSINESS PRINCIPAL DISCLOSURE:
The Public Integrity Disclosure form is included as an attachment to this report.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 2 of 8
BACKGROUND INFORMATION:
Related Relevant City Actions
02/04/1981 City Council adopted Resolution #13676 approving Planned
Development District (PDD 79) for a 12-lot subdivision on 12.5-acres
in the Urban Reserve (UR) zone.
Neighborhood Meeting/Neighborhood Notice
08/08/22
Notice mailed by staff to adjacent property owners notifying that the
subject application had been filed with the Planning Division, in
accordance with 93.13.00 of the Zoning Code.
09/08/22
Notice mailed by staff to adjacent property owners notifying that the
subject project would be reviewed by the Architectural Review
Committee on SEPTEMBER 19, 2022.
09/08/22
The surrounding neighborhood organizations within a mile of the site
were sent notice that the proposed project would be reviewed by the
Architectural Review Committee on SEPTEMBER 19, 2022.
STAFF ANALYSIS:
Site Area
Net Acres 0.29 Acres
General Plan and Zoning Designations
General Plan Designation Permitted Density Compliance
Estate Residential (ER) 0-2.0 DU/AC Y
Zoning Designation
PD, PDD 79
PSZC Section 94.04.00(E)(13) requires that the proposed application be consistent with
any adopted Specific Plan or Planned Development District Design Standards:
Development Standards:
Pursuant to PSZC Section 92.01.03, the following development standards apply:
Standard Required/
Allowed Provided Compliance
Min. Setbacks
• Front 20 Feet 15 Feet Y, with AMM
• Side (north) 10 Feet 10 Feet Y
• Side (west) 10 Feet 10 Feet Y
• Rear 15 Feet >15 Feet Y
Max. Lot Coverage 35% 31.12% Y
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 3 of 8
Standard Required/
Allowed Provided Compliance
Max. Building Height 12 Feet @
Setback, 18 Feet
max
18 Feet Y
Building Separation 6 Feet N/A N/A
Perimeter Wall Height
• North 6 Feet 6 Feet Y
• South 6 Feet 6 Feet Y
• East (Front) 4.5 Feet on P.L. N/A N/A
• West (Rear) 6 Feet 6 Feet Y
Parking 2 spaces
(covered)
2 spaces
(covered) Y
Hillside Review Criteria:
PSZC Section 93.13.00(B)(4) requires that architectural review of hillside development
shall consider the following criteria:
Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance
1. Rock and soil exposure; Y
The lot is located within the PD zone, under Planned Development
District No. 79 and Tract Map No. 17470 for a twelve (12) lot,
single-family hillside subdivision. The proposed dwelling is nestled
into a naturalized desert setting where additional desert landscape
is proposed.
2. Size of building pad; Y
The size of the building pad is expected to be approximately 3,953-
square feet in size, which is comparable to those in the surrounding
area. The adjacent homes in this development range in size, from
4,333-square feet to 9,255-sqaure feet in size. The proposed
house will be smaller than the existing homes.
3. Design considerations, such as supporting stilts, colors and
building arrangement; Y
The proposed home is modern in its design and consists of a
neutral color scheme. Supporting stilts are not required or
proposed.
4. Screening of parking areas; Y
Parking is proposed in an enclosed 2-car garage. The garage will
have a setback of 18-feet, which will allow vehicles to adequately
park within the driveway without encroaching into the public right-
of-way. Due to the irregular shape of the lot, the garage is unable
to be screened; however, a screened parking area is not required
within this development.
5. Landscaping plans; Y
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 4 of 8
Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance
The project proposes to maintain existing landscaping and
introduce new drought-tolerant plant species in a naturalized
desert setting. The proposed plant species consist of: Washington
Robusta Palm, Ficus Nitida, Spineless Yucca, Pygmy Date Palm,
Blue Agave, Agave Americana, Native Grasses, and Golden Barrel
Cactus. The ground cover will consist of desert blend gravel.
6. Continuity with surrounding development; Y
The proposed home is complementary with the existing residential
development on the street. The developer has built at least three
other homes on this street, all of which have a similar design and
aesthetic.
7.
Sensitivity to existing view corridors. Y
The home is nestled into the site such that it respects the westerly
views from homes on the east. The existing residential units to the
south and west are situated below the proposed development. The
proposed single-family dwelling unit will not negatively affect
existing view corridors.
Pursuant to Palm Springs Zoning Code Section 94.06.01 (A)(10), “for areas with a grade
of ten (10) percent or more, modification of building height to a maximum of thirty (30)
feet and modification of front yard to a minimum of ten (10) feet, upon approv al of a site
plan…approval shall be based on the finding that such minor modification will not have
detrimental effect upon adjacent properties.”
Administrative Minor Modification (AMM) Criteria and Findings:
PSZC Section 94.06.01(B)(3) requires the approval authority to evaluate the application
and make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.06.01(B)(3)] Compliance
1. The requested minor modification is consistent with the general
plan, applicable specific plan(s) and overall objectives of the
zoning ordinance.
Y
The General Plan land use designation of the subject property is
Estate Residential (ER) (0-2.0 dwelling units per acre), and the
property is designated Planned Development District-79. The
proposed project will comply with the applicable zoning
regulations, and it will not affect the density or intensity of the
existing land use. Therefore, staff finds that the project is
consistent with the General Plan and overall objecti ves of the
zoning ordinance.
2. The neighboring properties will not be adversely affected as a
result of the approval or conditional approval of the minor
modification.
Y
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 5 of 8
Criteria and Findings [PSZC 94.06.01(B)(3)] Compliance
The adjacent properties will not be affected by this minor deviation.
The proposed house faces east and the adjacent properties across
the street will not be affected.
3. The approval or conditional approval of the minor modification will
not be detrimental to the health, safety, or general welfare of
persons residing or working on the site or in the vicinity.
Y
All building and renovations will be required to be built to the
Uniform Building Code and the Palm Springs Zoning Code as
modified by this Administrative Minor Modification (AMM), and Fire
Code. Additionally, the applicant shall comply with all conditions
associated with the approval of Case # 3.4335 MAJ. Therefore, the
approval of this AMM will not be detrimental to the health, safety,
or general welfare of persons residing or working on the site or in
the vicinity.
4. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or
historic development patterns of the property or neighborhood.
Y
The project site is located on a private street within the hillside
area. Due to the natural topography and irregular shape of the
project site, the applicant is proposing a 15-foot front yard setback,
instead of the required 20-foot front yard setback. Therefore, the
approval of this Administrative Minor Modification (AMM) is
justified by site conditions.
Architectural Review Criteria and Findings:
PSZC Section 94.04.00(E) requires the approval authority to evaluate the application and
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.04.00(E)] Compliance
1. The architectural treatment is consistent on all four sides of the
proposed building(s), unless otherwise approved by the ARC; N
The architecture is not consistent on all sides; the front consists of
square framed elevation with angular surfaces with no windows
facing towards the street. Some portions of the home have eaves,
others are box-like with no eaves and no articulation. The project
is not consistent in this regard.
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC;
N/A
No accessory structures are proposed.
3. The façade elements and fenestration are composed in a
harmonious manner; N
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 6 of 8
Criteria and Findings [PSZC 94.04.00(E)] Compliance
There is no overall composition of the fenestration on this dwelling.
The poolside has expansive glass and a rather high eave line that
does not adequately protect the glass and interior of the residence
from direct solar exposure. Windows on other elevations are
narrow horizontal fixed panels of glass with no solar shading or
control. The side elevations are underdeveloped and flat when
compared with the front and rear elevation. Overall, the design
would benefit from a more cohesive composition.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment; N
The home is primarily painted a dark beige stucco with darker gray
accent walls. The proposed colors are neutral and appropriate with
the desert environment.
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context; Y
As noted above, the colors are neutral and harmonious with the
rugged natural rocky hillside setting.
6. Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
N
As noted above, the large expanse of glass facing the pool appears
to have inadequate solar control. The eaves are too short and too
high to have any appreciable protective quality against the heat
gain through the glazing. The large expanse of west -facing glass
consists of no shade control for the pool terrace which also faces
west leaves that deck and interior of the residence exposed to the
elements.
7. The proposed landscape plan is consistent with the requirements
of PSMC Chapter 8.60; Y
The site is proposed in a naturalized form, with limited disturbance
to the existing terrain. Any new plants will meet the planting
requirements listed in the Coachella Valley Lush and Efficient
Handbook.
8. The proposed landscape plan is consistent with all applicable
zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements;
Y
Where new landscape material is proposed, the landscape plan
submitted includes the planting of Washingtonia Robusta Palm,
Ficus Nitida, Spineless Yucca, Pygmy Date Palm, Blue Agave,
Agave Americana, native grasses, Golden Barrel Cactus and
assorted native rock. Ground cover will consist of desert blend
gravel. The proposed landscape plan consists of desert appropriate
plants that are consistent with the requirements of PSZC Chapter
8.60.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 7 of 8
Criteria and Findings [PSZC 94.04.00(E)] Compliance
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; N
There is inadequate shade for the primary recreational / poolside
terrace area. Not applicable regarding street abutting areas.
10. The proposed lighting plan is consistent with the requirements of
PSZC Section 93.21.00, and the proposed lighting will not
materially impact adjacent properties;
Y
The project proposes two types of lighting fixtures, which include
five (5) concealed recessed wall lighting primarily on the west
elevation, and 24 Volt, up-lighting (500 lumens), within the
landscaped area around the residence. Additionally, the
Conditions of Approval, PLN 1, ensure outdoor lighting
conformance.
11. Appropriateness of signage locations and dimensions relative to
the building façade(s), or appropriateness of the site location for
any freestanding signage, as may be warranted for the
development type;
N/A
Signage is not proposed.
12. Screening is provided for mechanical equipment and service
yards, so as to screen such facilities from view from public rights-
of-way and abutting properties;
Y
Outdoor mechanical enclosures are shown in walled areas on both
front corners of the home.
13. The proposed application is consistent with any adopted design
standards of an applicable specific plan, planned development
district, or other applicable adopted design standards and
regulations.
N/A
The project site is not located in an area with any adopted design
standards.
ENVIRONMENTAL ANALYSIS:
The proposed development is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”) and has been determined to be
categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New
Single-Family Residence).
CONCLUSION:
The proposed single-family home is situated to integrate with the topography and natural
features on the site; however, there are issues regarding the inconsistent design of the
residence, and shading elements which should be reevaluated. Staff recommends denial,
or to continue the project for further design enhancements.
Architectural Review Committee Memo
Case # 3.4335 MAJ & 7.1657 AMM
September 19, 2022 – Page 8 of 8
PREPARED BY: Alex Rubalcava, Assistant Planner
REVIEWED BY: Chris Hadwin, Director of Planning
ATTACHMENTS:
1. Vicinity Map
2. Resolution and Conditions of Approval
3. Justification Letter
4. Public Integrity Disclosure Form
5. Architecture Plans
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
NOT TO SCALE
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
COVER SHEET
CITY APPROVAL
A-001
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
1
1
AX.X
A
AX.X
VICINITY MAPSCOPE OF WORK BUILDING CODES
PROJECT TEAM
PROJECT DATA
ABBREVIATIONS
SYMBOLS
AREA CALCULATIONS
A SUMMARY OF THE FEATURES THAT MUST BE FIELD-VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION
FOR MEETING THE MODELED ENERGY PERFORMANCE FOR TITLE 24 ANALYSIS. SEE T-24 REPORT ON SHEETS 3.
Building-level Verifications:
•
•
Cooling System Verifications:
•
•
•
•
Heating System Verifications:
•
•
HVAC Distribution System Verifications:
•
Domestic Hot Water System Verifications:
•
HERS INSPECTION PROGRAM
GENERAL NOTES
AFF ABOVE FINISHED FLOOR
AFG ABOVE FINISHED GRADE
FFL FINISHED FLOOR LEVEL
FL FLOOR LEVEL
GC GENERAL CONTRACTOR
IAW IN ACCORDANCE WITH
JST JOIST
MFG MANUFACTURING
NIC NOT IN CONTRACT
BOT - BOTTOM
CC - CENTER TO CENTER
CL - CENTERLINE
CONT - CONTINUOUS
CU. FT. - CUBIC FEET
CU. YD. - CUBIC YARD
DIA - DIAMETER
DIM - DIMENSION
EA - EACH
A/C - AIR CONDITIONER
BSMT - BASEMENT
CL - CLOSET
CLG - CEILING
EF - EXHAUST FAN
EXT - EXTERIOR
FD - FLOOR DRAIN
HVAC - HEATING, VENTILATION AND AIR CONDITIONING
HW - HOT WATER
AWG - AMERICAN WIRE GAUGE
ALUM - ALUMINUM
CI - CAST IRON
CMU - CONCRETE MASONRY UNIT
CPT - CARPET
FIN - FINISH
GALV.- GALVANIZED
GYP. - GYPSUM
HB - HOSE BIB
BUILDING AND CONSTRUCTION
FLOOR PLAN
MEASUREMENTS & TECHNICAL
MATERIALS
PL PROPERTY LINE
REQD REQUIRED
REINF REINFORCED
TOB TOP OF BEAM
TOC TOP OF CURB OR TOP OF CONCRETE
TOF TOP OF FOOTING
TOJ TOP OF JOIST
TOW TOP OF WALL
J-BOX - JUNCTION BOX
LTG - LIGHTING
RD - ROOF DRAIN
SD - SMOKE DETECTOR
SPK - SPRINKLER
T&G- TONGUE AND GROOVE
TELE - TELEPHONE
WIC - WALK-IN CLOSET
W.H. - WATER HEATER
EQ - EQUAL
IN - INCH
JCT - JUNCTION
MAX - MAXIMUM
MIN - MINIMUM
NTS - NOT TO SCALE
OC - ON CENTER
QTY - QUANTITY
SPECS - SPECIFICATIONS
SQ. FT. - SQUARE FEET
SQ. IN.: SQUARE INCHES
STD - STANDARD
W/O - WITHOUT
INSUL. - INSULATION
LVL - LAMINATED VENEER LUMBER
MTL - MATERIAL
PL - PLASTER
PLYWD - PLYWOOD
P.T. - PRESSURE TREADED
PTD - PAINTED
SHT - SHEET
SHT'G - SHEATHING
SS - STAINLESS STEEL
STL - STEEL
WD - WOOD
WI - WROUGHT IRON
WS - WEATHERSTRIPPING
SHEET INDEX
THE SQUARE FOOTAGE IS MEASURED AND CALCULATED TO THE OUTSIDE FACE OF THE EXTERIOR WALLS.
THE CALCULATIONS WERE MADE BASED ON THE PLANS ONLY AND MAY VARY FROM FINISHED SQUARE
FOOTAGE OF THE HOUSE AS BUILT
3,541 S.F.
549 S.F.
4,090 S.F.
MAIN HOUSE LIVING AREA
MAIN HOUSE GARAGE
TOTAL BUILDING
12,701 S.F. / 0.29157 ACRES
4,445.35 S.F. OR 35%
4,090 S.F. OR 32%
LOT AREA
MAXIMUM LOT COVERAGE PERMITTED:
PROPOSED LOT COVERAGE:
607 S.F.
493 S.F.
1,100 S.F.
COVERED PATIOS
OVERHANGS
TOTAL
EXISTING WALLS
TO BE REMOVED
EXISTING WALLS
TO REMAIN
1 HOUR FIRE RATED WALL
2 x 6 WOOD STUDS @
16" ON CENTER
2 x 4 WOOD STUDS @
16" ON CENTER
REVISION
MASONRY VENEER/
CONCRETE BLOCK
ELEVATION NUMBER
SHEET NUMBER
BATT INSULATION
ACOUSTIC TILE OR BOARD
PROPERTY LINE
PLYWOOD KEYNOTE NUMBER
CONCRETE
6
3 DETAIL NUMBER
SHEET NUMBER
CLOUD REVISION
SECTION LETTER
SHEET NUMBER
OWNER: PINNACLE PALM SPRINGS LLC.
PROJECT ADDRESS: 1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
ZONNING: PD
STORIES: ONE STORY (18'-0" MAX HEIGHT)
TYPE OF CONSTRUCTION: VB
OCCUPANCY: R-3 / U
FIRE PROTECTION: SPRINKLERED
SINGLE FAMILY RESIDENCE. 3 BEDROOMS, 3 BATH, 1 POWDER. ATTACHED 2 CAR GARAGE
A-001 TITLE SHEET
G1 GRADING PLAN
A-101 SITE PLAN
A-102 SITE SECTIONS
A-103 DIMENSION PLAN
A-104 NOTED FLOOR PLAN
A-105 ROOF PLAN
A-201 EXTERIOR ELEVATIONS
A-202 COLORED EXTERIOR ELEVATION
A-203 RENDERINGS
E-101 PRELIMINARY EXTERIOR LIGHTING PLAN
L1 PRELIMINARY LANDSCAPE
PROJECT INFORMATION:
PINNACLE
LOT 9
1740 PINNACLE POINT, PALM SPRINGS, CA 92264
1 DRAWINGS AND SPECIFICATIONS ARE PROPERTY OF THE DESIGNER AND ARE COPYRIGHTED UNLESS AUTHORIZATION IS
GIVEN TO THE OWNER IN WRITING.
2 CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH THE PLANS AND SPECIFICATIONS AS WELL AS CURRENT SITE
CONDITIONS. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER.
3 ANY CHANGES REQUIRED TO BE MADE TO THESE PLANS OR SPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF THE
DESIGNER.
4 ALL DIMENSIONS TO TAKE PRECEDENCE OVER SCALE SHOWN ON PLANS, SECTIONS AND DETAILS. NOTES AND DETAILS ON
DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS.
5 THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE, UNLESS OTHERWISE NOTED OR
SHOWN. THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL SUPERVISE AND DIRECT THE
WORK TO COMPLETION OF THE PROJECT, AS INDICATED IN THE CONTRACT DOCUMENTS, AND HE SHALL BE SOLELY
RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS AND PROCEDURES.
6 DO NOT CUT OR TRIM ANY TREES ON THE PROPERTY UNLESS OTHERWISE NOTED OR DIRECTED BY DESIGNER AND OWNER.
AVOID FILLING OR CUTTING AROUND EXISTING TREES TO REMAIN. PROTECT THESE TREES WITH BARRIERS DURING
CONSTRUCTION.
7 THE CONTRACTOR SHALL NOTIFY THE "OWNER" OF ANY CONDITION REQUIRING MODIFICATION OR CHANGE, BEFORE
PROCEEDING WITH WORK.
8 ALL CONSTRUCTION TO PROVIDE A WATERPROOF, WEATHER TIGHT STRUCTURE. CONTRACTOR SHALL SEAL AND CAULK AS
NECESSARY TO ACHIEVE THIS REQUIREMENT
9 CONTRACTOR SHALL VERIFY IN THE FIELD ALL EXISTING CONDITIONS SHOWN ON THE DRAWINGS PRIOR TO COMMENCEMENT
OF WORK.
10 AFTER COMMENCEMENT OF WORK, ANY FAULTS IN CONSTRUCTION DUE IN PART TO ERRORS IN THE CONSTRUCTION
DOCUMENTS, SHALL BE CORRECTED BY CONTRACTOR OR SUBCONTRACTOR.
11 SEE GRADING PLAN FOR EXACT LOCATION OF THE NEW RESIDENCE. SEE GRADING PLAN FOR PAD ELEVATION.
12 IF NO SURVEY HAS BEEN COMPLETED. OWNER SHALL VERIFY THE SETBACKS AND BE SOLELY RESPONSIBLE THE THE EXACT
LOCATION OF THE PROPOSED BUILDING.
13 ALL CONTRACTORS SHALL HAVE A CURRENT VALID CITY BUSINESS LICENSE PRIOR TO PERMIT ISSUANCE.
14 CONTRACTOR AND/OR OWNER SHALL PROVIDE A TRASH BIN TO INSURE PROPER CLEAN-UP OF ALL BUILDING MATERIALS.
15 APPROVED TEMPORARY SANITARY FACILITIES (I.E. CHEMICAL TOILETS) SHALL BE ON THE CONSTRUCTION SITE PRIOR TO
REQUEST FOR FIRST INSPECTION. HEALTH & SAFETY CODE.
16 STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FOR WHICH THE PERMIT IS ISSUED.
ADJACENT VACANT PROPERTIES MAY NOT BE UTILIZED FOR THIS PURPOSE UNLESS WRITTEN PERMISSION OF THE OWNER IS
ON FILE WITH THIS OFFICE. THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED IN A CLEAR CONDITION AT ALL TIMES.
17 GENERAL CONTRACTORS AND/OR OWNER-BUILDERS SHALL COMPLETE AND SUBMIT A CONTRACTOR’S SUB LIST TO THE
BUSINESS SUPPORT CENTER PRIOR TO REQUEST FOR FINAL INSPECTION. ABSOLUTELY NO SUB LISTS WILL BE ACCEPTED
UNLESS ALL REQUIRED INFORMATION IS PROVIDED ON THE APPROPRIATE FORM.
18 ADDRESS NUMERALS SHALL COMPLY WITH CITY ORDINANCE. ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS
SHALL BE A MINIMUM OF 4 INCHES HIGH WITH A MINIMUM STROKE WIDTH OF 1/2 INCH.
19 ALL 'OR EQUAL' SUBSTITUTIONS MUST BE SUBMITTED TO, AND APPROVED BY THE BUILDING OFFICIAL PRIOR TO
INSTALLATION OF THE ITEM.
20 THE CITY BUILDING INSPECTOR HAS THE AUTHORITY TO REQUEST FULLY REVISED PLAN SHEETS WITH ALL FIELD CHANGES
CLOUDED WITH DELTAS TO BE SUBMITTED FOR CITY PLAN REVIEW WHEN HE/SHE DETERMINES THE NUMBER OF FIELD
REVISIONS WARRANT SUCH A REQUEST.
21 THE FOLLOWING ITEMS SHALL BE SUBMITTED, REVIEWED & APPROVED UNDER A DEFERRED SUBMITTAL:
- PHOTOVOLTAIC SYSTEM
- FIRE SPRINKLER SYSTEM
- POOL AND SPA (WITH SAFETY FEATURES)
- BLOCK WALLS
22 IF A MASONRY OR FACTORY-BUILT FIREPLACE IS INSTALLED, IT SHALL COMPLY WITH SECTION 110.5, SECTION 4.503 OF PART
11, AND SHALL HAVE THE FOLLOWING.
- A COMBUSTION AIR INTAKE TO DRAW AIR FROM THE OUTSIDE OF THE BUILDING, WHICH IS AT LEAST 6 SQUARE INCHES IN
AREA AND IS EQUIPPED WITH A READILY ACCESSIBLE, OPERABLE, AND TIGHT-FITTING DAMPER OR COMBUSTION-AIR
CONTROL DEVICE: AND
- A FLUE DAMPER WITH A READILY ACCESSIBLE CONTROL.
EXCEPTION TO SECTION 150.0(e)1B: AN OUTSIDE COMBUSTION-AIR INTAKE IS NOT REQUIRED IF THE FIREPLACE WILL BE
INSTALLED OVER CONCRETE SLAB FLOORING AND FIREPLACE WILL NOT BE LOCATED ON AN EXTERIOR WALL.
EXCEPTION TO SECTION 150.0(e)1C WHEN A GAS LOG, LOG LIGHTER, OR DECORATIVE GAS APPLIANCE IS INSTALLED IN A
FIREPLACE, THE FLUE DAMPER SHALL BE BLOCKED OPEN IF REQUIRED BY THE CMC OR THE MANUFACTURE'S INSTALLATION
INSTRUCTION.
UNLESS INDICATED OTHERWISE, ALL PORTIONS OF THIS PROJECT SHALL BE SUBJECT TO
THE REQUIREMENTS OF THE FOLLOWING:
2022 CALIFORNIA BUILDING CODE (AS APPLICABLE)
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA GREEN BUILDING STANDARD CODE
ALL OTHER APPLICABLE CODES, REQULATIONS, AND ORDINANCES
OWNER:
PINNACLE PALM SPRINGS, LLC
P.O. BOX 1573
RANCHO MIRAGE, CA 92270
DESIGNER:
MASTER PLAN DRAFTING & DESIGN
760-238-8887
www.masterpladd.com
STRUCTURAL ENGINEER:
AD ENGINEERING GROUP
135 E. FLORIDA AVE. STE A
HEMET, CA 92543
951-766-5180
TITLE 24:
SCOTT DESIGN & TITLE 24 INC.
74-818 VELIE WAY STE 8
PALM DESERT, CA 92260
760-200-4780
MECHANICAL:
SCOTT DESIGN & TITLE 24 INC.
74-818 VELIE WAY STE 8
PALM DESERT, CA 92260
760-200-4780
GEOTECHNICAL ENGINEER:
SLADDEN ENGINEERING INC.
77-725 ENFIELD LANE STE 100
PALM DESERT, CA 92211
760-772-3893
CIVIL ENGINEER :
SANBORN ARCHITECTURE GROUP INC
71-780 SAN JACINTO DR. BLDG E-1
RANCHO MIRAGE, CA 92270
760-423-0600
PLUMBING:
ELGERT GUTIERREZ DESIGN
P.O.BOX 11266
PALM DESERT, CA 92255
760-851-7314
GSPublisherVersion 988.91.92.87
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/8" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
SITE PLAN
CITY APPROVAL
A-101
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
10'-0"15'-0"18'-0"
10'-0"10'-0"15'-0"
2'-0"C/L of Pinnacle Point2% slopeA/C2% slope
A/CT.O.Gaurdrail635.70POOL EQUIPMENTSETBACKSETBACK
5% slope2% slope2% slope
2% slope2% slope2% slope
2% slope5% slope
5% slope
5% slope5% slope5% slope5% slope2% slopeN 74°38'05" E 121.54'(
6
2
0
)2:1 SLOPEINV. 630.25TOG 632.00FS 632.20L=43'S=1%INV. 619.35TOG 621.25FG 626.2FS 632.20INV. 631.00TOG 632.142%N 20°22'09" W 134.48'L=27'6S=1%FS 632
.
2
0=14°42'56"L=164.37'R=640.00'(615)(616)(620.0
3
F
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)
(620.4
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2
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S=
1
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.
1
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)
PLANTER
ELECT GAS SETBACKSETBACK
PLANTERSS1A-102
SS1A-102
SS2A-102 SS2A-102
FF=632.50
PE=632.00
LOT 9
TRACT 17470
APN: 510-340-011
SITE PLAN GENERAL NOTES:
A ALL PROPERTY LINES, EASMENTS AND BUILDINGS, BOTH EXISTING AND
PROPOSED, ARE SHOWN ON THIS SITE PLAN. CONTRACTOR SHALL
PROVIDE AN ACCURATE SURVEY PRIOR TO CONSTRUCTION, TO VERIFY
FOR THE ACCURACY OF THIS DRAWINGS.
B THE DEVELOPER/CONTRACTOR/OWNER IS RESPONSIBLE FOR THE
VERIFICATION OF EXISTING CURB LOCATION (OR EDGE OF STREET
PAVING IF NO CURB EXISTS) FROM PROPERTY LINE(S) WITH THE
PUBLIC WORKS DEPARTMENT.
C SEE GRADING PLAN FOR INFORMATION REGARDING VERIFICATION OF
FINISH FLOOR LEVEL.
D LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM
FOUNDATION WALLS. THE GRADE SHALL FALL NOT FEWER THAN 6
INCHES WITHIN THE FIRST 10 FEET. 2022 CRC R401.3
E GENERAL CONTRACTOR SHALL PROVIDE PROPER SOILS PREPARATION
PER THE SOILS REPORT. IF NO SOILS REPORT EXISTS, GENERAL
CONTRACTOR SHALL PROVIDE ONE BY A LICENSED SOILS ENGINEER.
F ALL EXTERIOR DOORS SHALL HAVE A LANDING, WIDTH OF LANDING
SHALL BE NOT LESS THAN THE DOOR SERVED. LANDINGS SHALL HAVE
A DIMENSION OF NOT LESS THAN 36 INCHES MEASURED IN THE
DIRECTION OF TRAVEL. THE SLOPE AT EXTERIOR LANDINGS SHALL NOT
EXCEED 2%. 2022 CRC R311.3
LANDINGS OR FINISHED FLOORS AT THE REQUIRED EGRESS DOOR
SHALL BE NOT MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE
THRESHOLD. EXCEPTION: THE LANDING ON THE EXTERIOR SIDE SHALL
BE NOT MORE THAN 7 3/4 INCHES BELOW THE TOP OF THE THRESHOLD
PROVIDED THAT THE DOOR DOES NOT SWING OVER THE LANDING OR
FLOOR. 2022 CRC R311.3.1
G DRIVEWAY APPROACH REQUIRES A SEPARATE PERMIT & INSPECTION
FROM CITY PUBLIC WORKS DEPARTMENT.
H PROVIDE CONCRETE PADS FOR ALL MECHANICAL, POOL, SPA, AND
WATER FEATURE EQUIPMENT.
I ALL DOORS LEADING FROM THE HOUSE AND GARAGE INTO AREAS
WITH POOL ACCESS SHALL BE PROTECTED BY POOL SAFETY ALARMS.
J THE FUTURE POOL, FUTURE SPA AND FUTURE WATER FEATURE ARE
NOT IN THE SCOPE OF WORK AND REQUIRE SEPARATE PERMITS.
K SITE POOL PROTECTION BARRIERS ARE UNDER SEPARATE PERMIT.
L RETAINING & GARDEN WALLS REQUIRE SEPARATE APPROVAL AND
PERMIT FROM THE CITY BUILDING AND SAFETY DEPARTMENT.
M REFER TO LANDSCAPE PLAN FOR SITE WALL FINISHES. ALL FINISHES
TO BE APPROVED BY OWNER.
N CONCRETE COLOR, STEPPING STONES, COURTYARD WATER FEATURE/
POOL/SPA FINISHES, FIRE ELEMENT AND SITE DETAILS BY LANDSCAPE
ARCHITECT.
POOL PROTECTION
SWIMMING POOL OR SPA SHALL BE EQUIPPED WITH AT LEAST TWO OF THE
FOLLOWING SEVEN DROWNING PREVENTION SAFETY FEATURES (2022 CBC
3109-115922-a) :
OWNER TO SELECT 2 OF THE FOLLOWING:
1.AN ENCLOSURE THAT MEETS THE REQUIREMENTS OF SECTION 115923
AND ISOLATES THE SWIMMING POOL OR SPA FROM THE PRIVATE
SINGLE-FAMILY HOME.
2.REMOVABLE MESH FENCING THAT MEETS AMERICAN SOCIETY FOR
TESTING AND MATERIALS (ASTM) SPECIFICATIONS F2286 STANDARDS
IN CONJUNCTION WITH A GATE THAT IS SELF-CLOSING AND SELF-
LATCHING AND CAN ACCOMMODATE A KEY LOCKABLE DEVICE.
3.AN APPROVED SAFETY POOL COVER, AS DEFINED IN SUBDIVISION (D)
OF SECTION 115921.
4.EXIT ALARMS ON THE PRIVATE SINGLE-FAMILY HOME'S DOORS THAT
PROVIDE DIRECT ACCESS TO THE SWIMMING POOL OR SPA. THE EXIT
ALARM MAY CAUSE EITHER AN ALARM NOISE OR A VERBAL WARNING,
SUCH AS A REPEATING NOTIFICATION THAT "THE DOOR TO THE POOL IS
OPEN."
5.A SELF-CLOSING, SELF-LATCHING DEVICE WITH A RELEASE
MECHANISM PLACED NO LOWER THAN 54 INCHES ABOVE THE FLOOR
ON THE PRIVATE SINGLE-FAMILY HOME'S DOORS PROVIDING DIRECT
ACCESS TO THE SWIMMING POOL OR SPA.
6.AN ALARM THAT, WHEN PLACED IN A SWIMMING POOL OR SPA, WILL
SOUND UPON DETECTION OF ACCIDENTAL OR UNAUTHORIZED
ENTRANCE INTO THE WATER. THE ALARM SHALL MEET AND BE
INDEPENDENTLY CERTIFIED TO THE ASTM STANDARD F2208
"STANDARD SAFETY SPECIFICATION FOR RESIDENTIAL POOL ALARMS,"
WHICH INCLUDES SURFACE MOTION, PRESSURE, SONAR, LASER, AND
INFRARED TYPE ALARMS. A SWIMMING PROTECTION ALARM FEATURE
DESIGNED FOR INDIVIDUAL USE, INCLUDING AN ALARM ATTACHED TO A
CHILD THAT SOUNDS WHEN THE CHILD EXCEEDS A CERTAIN DISTANCE
OR BECOMES SUBMERGED IN WATER, IS NOT A QUALIFYING
DROWNING PREVENTION SAFETY FEATURE.
7.OTHER MEANS OF PROTECTION, IF THE DEGREE OF PROTECTION
AFFORDED IS EQUAL TO OR GREATER THAN THAT AFFORDED BY ANY
OF THE FEATURES SET FORTH ABOVE AND HAS BEEN INDEPENDENTLY
VERIFIED BY AN APPROVED TESTING LABORATORY AS MEETING
STANDARDS FOR THOSE FEATURES ESTABLISHED BY THE ASTM OR
THE AMERICAN SOCIETY OF MECHANICAL ENGINEERS (ASME).
TRASH
A/C
GSPublisherVersion 988.92.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/8" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
SITE SECTIONS
CITY APPROVAL
A-102
PLOT DATE: 4/25/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
18'-0"2'-2"
AT WALL
3'-2"VARIES BETWEEN
2'-0" TO 9'-5"
4'-0"
5'-0"
133.49°
STREET CURBPROPERTY LINEPROPERTY LINEPOOL
SPA
PINNACLE POINT
FF=632.50
PE=632.00
(CUL-DE-SAC)
SUN STUDY IS TAKEN WHEN SUN IS
PERPENDICULAR TO THE SLIDING GLASS DOORTIME
:
1
5
:0
0AZIMUTH
:
258
DEGELEVAT
ION
:
59
DEGTI
M
E
:
1
6:0
0
A
Z
I
M
U
T
H
:
2
5
7 D
E
G
E
L
E
V
A
T
I
O
N
:
41
D
E
G
5'-6"12'-0"18'-0"2'-0"
STREET CURB PROPERTY LINEPROPERTY LINEPINNACLE POINT
FF=632.50
PE=632.00
SCALE: 3/16" = 1'-0"SS1 SITE SECTION 1
SCALE: 3/16" = 1'-0"SS2 SITE SECTION 2
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
DIMENSION PLAN
CITY APPROVAL
A-103
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
107'-61/2"
2'-51/2"7'-0"13'-51/2"1'-0"23'-3"
1'-2 1/2"
1'-0"
1'-0"
13'-0"6'-2"1'-0"9'-81/2"1'-0"10'-0"1'-0"10'-0"
2'-101/2"
35'-0"
2'-41/2"29'-111/2"13'-111/2"71'-41/2"17'-7"7'-8"15'-31/2"22'-5"68'-8"1'-0"2"1'-0"1'-0"
6'-0"13'-2"13'-11"7'-7"13'-81/2"38'-6"9'-6"5'-21/2"
107'-61/2"1'-2"1'-0"
13'-5 1/2"4'-0"112.6°
127.1°
158.2°132.1°
84.6°
DIMENSION PLAN GENERAL NOTES
A. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE CLEAR FROM EDGE
OF STUD, CENTER OF RADIUS, CENTER OF OPENINGS.
B. GENERAL CONTRACTOR SHALL BRING ANY DISCREPANCIES WITH
THESE DIMENSIONS TO THE ATTENTION OF THE DESIGNER
IMMEDIATELY.
C. EXISTING FIELD CONDITIONS SHALL BE DIMENSIONALLY VERIFIED
PRIOR TO CONSTRUCTION.
D. PROVIDE DEPRESSION FOR STONE FLOORING AND BATHROOM
SHOWERS AT CONCRETE SLABS. SEE NOTED FLOOR & FOUNDATION
PLANS FOR LOCATIONS.
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
NOTED FLOOR PLAN
CITY APPROVAL
A-104
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
2'-2"7'-2"
2'-0"
2'-53/4"
2'-0"
2'-0"1'-2"4'-0"5'-0"12'-13/4"26.5°2'-2"3'-2"13'-8"TO CLERESTORY7'-1"TO CLERESTORYGARAGE
BEDROOM 3
BATH 3
CLOSET 3
LAUNDRY
POWDER
BATH 2
BEDROOM 2
CLOSET 2
KITCHEN
PANTRY
DINING
GREAT ROOM
MASTER CLOSET
SECRET ROOM
FLEX AREA
SAUNA
W/D
LINEN
MAKEUP
MASTER BATH
MASTER BEDROOM
BBQ
2A-201
3A-201
1A-201
4A-201
DN (0")-30"
1/8" SLOPE
F.P.
F.P.
ELECT GAS
WH
WATER
FILTRATION
SYSTEM
1 EXTERIOR PLASTER, INSTALLATION SHALL BE IN COMPLIANCE WITH
ASTM C926, ASTM, C1063 AND 2022 CRC R703.7.
2 ANCHORED STONE AND STONE VENEER SHALL BE INSTALLED IN
ACCORDANCE WITH 2022 CRC R703.8, TABLE R703.3(1) AND FIGURES
R703.8(1) AND R703.8(2).
3 DWELLING/GARAGE FIRE SEPARATION. CONTRACTOR TO INSTALL PER
CRC 2022 R302.6.
4 5/8" TYPE 'X' GYPSUM BOARD AT WALLS & CEILINGS. CONTRACTOR TO
INSTALL PER 2022 CRC R702.3.
5 POST W/ BRAKE METAL CLADDING, FINISH TO MATCH WINDOWS
FRAMES.
6 STONE/TILE FLOORING.
7 CARPET FLOORING.
8 EPOXY GARAGE FLOOR COATING.
9 CUSTOM MASONRY FIREPLACE W/ GAS BURNER. PROVIDE
COMBUSTION AIR THROUGH A 4” DIAMETER FRESH AIR KIT/NO DAMPER
DIRECT CONNECT TO FP/FA COLLAR IN ATTIC. FIREPLACE SHALL BE
INSTALLED WITH A CLOSABLE METAL OR GLASS DOOR COVERING THE
ENTIRE OPENING. 2022 CRC CHAPTER 10.
10 ISOKERN WITH DIRECT VENT FIREPLACE SYSTEM. INSTALL PER
MANUFACTURERS INSTRUCTIONS. FIREPLACE SHALL BE INSTALLED
WITH A CLOSABLE METAL OR GLASS DOOR COVERING THE ENTIRE
OPENING.
11 MEZZO60 DIRECT VENT GAS FIREPLACE, VENT TO ROOF. INSTALL PER
MANUFACTURE SPECIFICATIONS. FIREPLACE SHALL BE INSTALLED
WITH A CLOSABLE METAL OR GLASS DOOR COVERING THE ENTIRE
OPENING.
12 STONE FIREPLACE HEARTH.
13 MECHANICAL CHASE. OPENINGS AROUND PENETRATIONS ARE TO BE
FIRE STOPPED.
14 FORCED AIR UNIT.
15 FORCED AIR UNIT IN ATTIC.
16 WATER HEATER.
17 FORCED AIR PLATFORM AT +18” A.F.F. MAINTAIN 2" CLEARANCE FROM
INTERIOR WALLS TO MINIMIZE SOUND ATTENUATION.
18 ELECTRICAL PANEL. A MINIMUM OF 3'-0" CLEAR LEVEL WORK SPACE IS
REQUIRED IN FRONT OF ALL TERMINATION, METERING, AND SERVICE
EQUIPMENT.
19 RECESSED SUBPANEL.
20 PHONE, CABLE T.V. HEAD-INS.
21 SMART HOUSE/LIGHTING CONTROL RECESSED PANELS.
22 INFRA-TECH OUTDOOR HEATER CONTROL PANEL.
23 A/V EQUIPMENT RACK. COORDINATE WITH A/V CONTRACTOR.
24 GAS METER.
25 LINE OF ROOF, CEILING AND/OR SOFFIT ABOVE.
26 SKYLIGHT ABOVE.
27 TOILET
28 LAVATORY
29 VANITY
30 MIRROR
31 BACKLIGHTED MAKE-UP MIRROR
32 SHOWER WALL COVERING, BATHTUB AND SHOWER FLOORS AND
WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN
SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT
SURFACE. SUCH WALL SURFAACES SHALL EXTEND TO A HEIGHT OF
NOT LESS THAN 6 FEET ABOVE THE FLOOR. 2022 CRC R307.2. SHOWER
PAN SHALL BE INSPECTED UPON COMPLETION AND SHALL BE FILLED
WITH WATER FOR INSPECTION.
33 LINNEAR CHANNEL DRAIN W/ REMOVABLE TILE GRATE AND STRAINER.
34 SHAMPOO/SOAP NICHE.
35 TEMPERED GLASS SHOWER ENCLOSURE.
36 WHIRLPOOL TUB. VERIFY DRAIN LOCATION WITH TUB SPECIFICATIONS.
BATHTUBS AND WHIRLPOOL BATHTUBS SHALL BE INSTALLED IN
ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION
INSTRUCTION. ACCESS OPENING SHALL BE OF A SIZE AND OPENING TO
PERMIT THE REMOVEL AND REPLACE MENT OF THE CIECULATION
PUMP. 2022 CPC 409.6.
37 FREESTANING TUB
38 SHELF & HANGING ROD
39 ADJUSTABLE SHELVES
40 LINEN STORAGE
41 SHOES STORAGE
42 DRESSER
43 STORAGE CABINET
44 RECESSED OPENING FOR FLAT PANEL TELEVISION. CONTRACTOR TO
VERIFY OPENING PER TELEVISION SPECIFICATIONS
45 COUNTERTOP & CABINET
46 UPPER CABINETS
47 KITCHEN SINK
48 BAR SINK
49 RANGETOP WITH HOOD VENTILATION, VENTILATION SHALL BE OF
METAL AND SHALL HAVE A SMOOTH INTERIOR. 2022 CMC 504.3.
COOKING APPLIANCES SHALL HAVE A VERTICLE CLEARANCE ABOVE
THE COOKING TOP OF NOT LESS THAN 30 INCHES TO COMBUSTIBLE
MATERIAL OR METAL CABINETS. A MINIMUM CLEARANCE OF 24 INCHES
IS PERMITTED AS PER SECTION 2022 CMC 920.3.2.
50 DOUBLE OVEN
51 REFRIGERATOR AND FREEZER. PROVIDE COLD WATER STUB OUT AT
FREEZER WITH SHUT-OFF FOR ICE-MAKER.
52 DISHWASHER
53 MICROWAVE
54 MICROWAVE DRAWER
55 UNDERCOUNTER REFRIGERATOR
56 REFRIGERATOR DRAWERS
57 UNDERCOUNTER WINE FRIDGE
58 ICE-MAKER. PROVIDE COLD WATER STUB-OUT.
59 TRASH/RECYCLE PULLOUT
60 LAUNDRY SINK
61 WASHING MACHINE
62 CLOTHES DRYER
63 CLOTHES DRYER EXHAUST DUCT SHALL BE OF RIGID METAL AND SHALL
HAVE A SMOOTH INTERIOR SURFACE. THE DIAMETER SHALL BE NOT
LESS THAN 4 INCHES NOMINAL. EXHAUST DUCT SHALL TERMINATE TO
THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPED WITH A
BACKDRAFT DAMPER. 2022 CMC 505.4.2
64 RECESSED WALL MOUNTED IRONING BOARD
65 WINE ROOM WALL CONSTRUCTION
66 WINE BOTTLED STORAGE
FLOOR PLAN KEY NOTES:
A DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR
CEILINGS SEPARATING THE DWELING FROM THE GARAGE SHALL BE
CONSTRUCTED OF A MINIMUM NO. 26 GAGE SHEET STEEL OR OTHER
APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE
GARAGE. 2022 CRC R302.5.2.
B TYPICAL EXTERIOR AND INTERIOR WALL CONSTRUCTION TO BE 2X6
STUDS AT 16” O.C. UNLESS DIMENSIONED OR NOTED OTHERWISE.
WALL FRAMING TO BE CONSTRUCTED PER STRUCTURAL DRAWINGS
AND SPECIFICATIONS.
C FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICLE AND
HORIZONTAL CONCEALED DRAFT OPENINGS AND TO FORM AN
EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP
STORY AND THE ROOF SPACE. FIREBLOCKING SHALL BE PROVIDED IN
WOOD-FRAMED CONSTRUCTION IN THE LOCATIONED SPECIFIED IN
2022 CRC R302.11.
D MASONRY FIREPLACE HEARTHS AND HEARTH EXTENSIONS SHALL BE
CONSTRUCTED IN ACCORDANCE TO 2022 CRC R1001.9 THRU R1001.10.
FACTORY-BUILT FIREPLACE HEARTH EXTENSIONS SHALL BE INSTALLED
IN ACCORDANCE WITH THE LISTING OF THE FIREPLACE. HEARTH
EXTESION SHALL BE READILY DISTINGUISHABLE FROM THE
SURROUNDING FLOOR AREA. HEARTH SHALL COMPLY WITH UL 1618,
2022 CRC R1004.2
E FIREPLACE CLEARANCES FOR COMBUSTIBLE MATERIALS SHALL
COMPLY WITH 2022 CRC R1001.11.
F ALL HOSE BIBBS SHALL BE FITTED WITH A NON-REMOVABLE BACK
FLOW DEVICE. 2022 CPC 603.0 AND 603.1.
G INSULATION MATERIALS INSTALLED WITHIN CEILING AND WALL
ASSEMBLIES SHALL EXHIBIT A FLAME SPREAD INDEX NOT TO EXCEED
25 AND A SMOKE-DEVELOPED INDEX NOT TO EXCEED 450. 2022 CRC
R302.10.1.
H WATER HEATER LINES IN UNCONDITIONED SPACE AND UNDER SLAB
ARE TO BE INSULATED.
I DOORS OTHER THAN THE REQUIRED EGRESS DOOR SHALL BE
PROVIDED WITH LANDINGS OR FLOORS NOT MORE THAN 7 3/4 INCHES
BELOW THE TOP OF THE THRESHOLD. 2022 CRC R311.3.2.
J WALL AND CEILING FINISHES SHALL HAVE A FLAME SPREAD INDEX OF
NOT GREATER THAN 200 AND SMOKE-DEVELOPED INDEX OF NOT
GREATER THAN 450. 2022 CRC R302.9.1 & R302.9.2.
K DRAFTSTOPPING SHALL BE INSTALLED IN COMBUSTIBLE
CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND
BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY,
DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREA OF THE
CONCEALED SPACE DOES NOT EXCEED 1,000 S.F. AND THE SPACE
SHALL BE DIVIDED INTO APROXIMATLY EAQUAL AREAS. 2022 CRC
R302.12.
L FACTORY-BUILT CHIMNEY WHICH REQUIRE A MINIMUM CLEARANCE TO
INSULATION MUST BE PROVIDED WITH AN INSULATION SHIELD OF
MINIMUM THICKNESS 26 GAUGE STEEL INSTALLED TO 2" ABOVE THE
INSULATION. 2022 CRC R1005.8
FLOOR PLAN GENERAL NOTES:
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
ROOF PLAN
CITY APPROVAL
A-105
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
2A-201
3A-201
1A-201
4A-201
1/4":12
SLOPE
1/4":12SLOPE1/4":12SLOPE1/4":12
SLOPE
1/4":12
SLOPE
1/4":12
SLOPE
1 METAL STANDING SEAM TEE PANEL ROOFING SYSTEM. TESTED IN
ACCORDANCE W/ UL 263. INSTALL PER MFR INSTRUCTIONS.
2 4-PLY BUILT-UP ASPHALT ROOF SYSTEM W/ GRAVEL SURFACE.
PROVIDE INSTALLATION COMPLETE WITH ALL ROOF TO WALL FLASHING
AND CANT STRIPS. INSTALL PER MANUFACTURER SPECIFICATIONS.
ROOF SHALL HAVE A CLASS 'A' FIRE RATING LABEL.
3 ROOF ASSEMBLY SHALL HAVE A CLASS "A" FIRE RATING
ROOFING MATERIAL (TYP) CRC #0634-0001
PRODUCT - "TPO-2007-16" SURE WELD BY CARLISLE SYSTECH SYSTEM.
ICC-ES #ESR-1463 - COLOR - WHITE
BELOW "CARLISLE" ROOFING PROVIDE ANSI / UL #790 (CLASS A)
CARLISLE RHINOBOND
4 SOFFIT PLASTER
5 CHIMNEY TERMINATION SHALL EXTEND NOT LESS THAN 2 FEET HIGHER
THAN ANY PORTION OF A BULDING WITHIN 10 FEET, BUT SHALL BE NOT
LESS THEN 3 FEET ABOVE THE HIGHEST POINT WHERE THE CHIMNEY
PASSES THROUGH THE ROOF. 2022 CRC R1003.9. MASONRY CHIMNEYS
SHALL HAVE A CONCRETE, METAL OR STONE CAP AND SHALL BE
SLOPED TO SHED WATER 2022 CRC R10003.9.1. ALL CHIMNEYS
ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL
SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTER. 2022 CRC
R1003.9.2
6 5/8” CDX PLYWOOD CRICKET WITH MINIMUM 26 GA SHEET METAL
FLASHING WHERE REQUIRED. PROVIDE MINIMUM 1/2” PER FOOT
SLOPE ON ALL CRICKETS. MINIMUM SLOPE TO BE 1/8” PER FOOT WITH
VALLEY FLASHING AT TRANSITIONS TO MAIN ROOF. ALL SHEET METAL
WORK SHALL CONFORM TO THE SMACNA RECOMMENDED
SPECIFICATION GUIDELINES AND DETAILS.
7 ONE PIECE COMBINATION DRAIN AND OVERFLOW DRAIN BY “TECH-
SPECIALTIES” USING 2” SUMP. PROVIDE MINIMUM 3” DIAMETER C.I.
ROOF DRAINS WITH SEPARATE 3” DIAMETER ABS OVERFLOW DRAIN.
PRIMARY DRAIN LINES ARE TO BE LOCATED AT EXTERIOR WALLS AND
CONNECT TO THE SITE UNDERGROUND DRAINAGE SYSTEM.
OVERFLOW DRAINS TO TERMINATE AT TOP OF SILL PLATE AND EXTEND
A MAXIMUM OF1” OUT IFROM FACE OF WALL. PROVIDE LEAF
STRAINERS. INSTALL IN 2” SUMP AS PER MANUFACTURER’S DETAILS.
10 FUTURE SOLAR PANELS. SEPARATE PERMIT & HOA REVIEW REQUIRED.
PANELS TO BE FULLY CONCEALED BEHIND PARAPET WHEN ATTACHED
TO RACKING SYSTEM. PANEL RACKING TO BE PROPERLY FLASHED AND
FULLY WATER PROOFED.
11 PROVIDE 26 GA SHEET METAL FLASHING AND COUNTER FLASHING AT
ALL TOP OF STONE WALLS. COLOR TO MATCH METAL ROOFING.
ROOF MATERIALS & LEGEND
DENOTES DIRECTION OF SLOPE
AND MINIMUM SLOPE REQUIRED
ROOF CRICKET
ROOF DRAIN
A. ALL ROOF ELEVATIONS ARE NOTED IN RELATIONSHIP TO DATUM 0'-0".
B PROVIDE PROPER FLASHING, COUNTER FLASHING AND
WATERPROOFING TO ALL AREAS, VERIFY FINISH WITH OWNER. FLASH
AND COUNTER FLASH ALL ROOF TO WALL INTERSECTIONS WITH 24 GA.
FLASHING.
C VERIFY ALL EAVES, RAKES AND OVERHANGS.
D. PLUMBING AND EQUIPMENT VENTS THROUGH ROOF SHALL BE
LOCATED AT REAR OF ROOF PLANES AND SHALL NOT BE VISIBLE FROM
THE STREET WHERE POSSIBLE. PROVIDE FLASHING AND COLLAR
FLASHING FOR ALL ROOF PENETRATIONS & PROVIDE WEATHER CAPS
AT ALL FLUES FOR APPLIANCES.
ROOF PLAN KEY NOTES:
ROOF GENERAL NOTES:
CLASS "A" FIRE RATED ROOF
26 GA. GALV. METAL FLASHING.
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
ELEVATIONS
CITY APPROVAL
A-201
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
18'-0"2'-2"12'-0"10'-81/2"APPROVED PAD HEIGHT
LOWER LEVEL3'-0"(GARAGE)
A E D C A
C
A
B
C
A
C
C
E
D C B
1 2 1 1 1
1
1
1 1
2
1
APPROVED PAD HEIGHT
LOWER LEVEL 12'-0"10'-81/2"3'-0"12'-0"18'-0"2'-2"(GARAGE)
A
A
B
E D E DCAC
1
1
2 1 2 1111
1 EXTERIOR PLASTER, INSTALLATION SHALL BE IN COMPLIANCE WITH
ASTM C926, ASTM, C1063 AND 2022 CRC R703.7.
2 ANCHORED STONE AND STONE VENEER SHALL BE INSTALLED IN
ACCORDANCE WITH 2022 CRC R703.8, TABLE R703.3(1) AND FIGURES
R703.8(1) AND R703.8(2).
3 PLASTER CONTROL JOINT
4 CHIMNEY TERMINATION SHALL EXTEND NOT LESS THAN 2 FEET
HIGHER THAN ANY PORTION OF A BULDING WITHIN 10 FEET, BUT
SHALL BE NOT LESS THEN 3 FEET ABOVE THE HIGHEST POINT WHERE
THE CHIMNEY PASSES THROUGH THE ROOF. 2022 CRC R1003.9.
MASONRY CHIMNEYS SHALL HAVE A CONCRETE, METAL OR STONE
CAP AND SHALL BE SLOPED TO SHED WATER 2022 CRC R10003.9.1.
ALL CHIMNEYS ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT
BURNS SOLID FUEL SHALL BE EQUIPPED WITH AN APPROVED SPARK
ARRESTER. 2022 CRC R1003.9.2
5 WEEP SCREED. MINIMUM NO. 25 GALVANIZED SHEET GAGE,
CORROSION RESISTANT WEEP SCREED OR PLASTIC WEEP SCREED
SHALL BE PLACED NOT LESS THAN 4 INCHES ABOVE THE EARTH OR 2
INCHES ABOVE PAVED AREAS AND SHALL BE OF A TYPE THAT WILL
ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE
BUILDING. 2022 CRC R703.7.2.1.
6 EXTERIOR WALL SCONCE. SEE ELECTRICAL DRAWINGS
7 POST W/ BRAKE METAL CLADDING.
8 FUTURE SOLAR PANEL LOCATION
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
ELEVATION KEY NOTES:EXTERIOR MATERIALS & COLORS
A
B
E
C
D
ELEVATION KEY
1
3
42
APPROVED PAD HEIGHT18'-0"2'-2"12'-0"12'-0"A
C
C
C A
A
1
1
1 1
1
APPROVED PAD HEIGHT
LOWER LEVEL 3'-0"10'-81/2"12'-0"12'-0"18'-0"2'-2"(GARAGE)
EA
C
B
A A
C
B
21 1 1
1
SCALE: 1/4" = 1'-0"3 ELEVATION
SCALE: 1/4" = 1'-0"1 ELEVATION
SCALE: 1/4" = 1'-0"4 ELEVATION
SCALE: 1/4" = 1'-0"2 ELEVATION
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
COLORED EXTERIOR ELEVATIONS
CITY APPROVAL
A-202
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
18'-0"2'-2"12'-0"10'-81/2"APPROVED PAD HEIGHT
LOWER LEVEL3'-0"(GARAGE)
A E D C A
C
A
B
C
A
C
C
E
D C B
1 2 1 1 1
1
1
1 1
2
1
APPROVED PAD HEIGHT
LOWER LEVEL 12'-0"10'-81/2"3'-0"12'-0"18'-0"2'-2"(GARAGE)
A
A
B
E D E DCAC
1
1
2 1 2 1111
ELEVATION KEY
1
3
42
APPROVED PAD HEIGHT18'-0"2'-2"12'-0"12'-0"A
C
C
C A
A
1
1
1 1
1
APPROVED PAD HEIGHT
LOWER LEVEL 3'-0"10'-81/2"12'-0"12'-0"18'-0"2'-2"(GARAGE)
EA
C
B
A A
C
B
21 1 1
1
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
A
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
BSTUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
C
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
D
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
E
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
STUCCO
MAIN COLOR
COLOR: DUNN EDWARDS - RECLAIMED WOOD (#DET 625) (LRV 47)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
FINISH: SAND
ACCENT COLOR
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626) (LRV 21)
FINISH: RAKED STUCCO
DOORS & WINDOWS
WINDOW
FRAME: CLEAR NATURAL ALUMINUM
GARAGE DOOR
CLEAR ANODIZED ALUMINUM
CHIMNEY CAPS
COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
STONE VENEER WALLS
STONE 1
NATURAL STONE EARTH BLEND
ROOFING
COLOR: TAN
SITE
GARDEN WALLS
COLOR: DUNN EDWARDS - ALMOND MILK (#DEHW01) (LRV 83)
ENTRY GATE
WOOD (SIZE, SPACING & FINISH T.B.D.)
SIDE GATE
METAL - COLOR: DUNN EDWARDS - METAL FRINGE (#DET 626)
FLATWORK
NATURAL WASHED FINISHED CONCRETE
(NO EXTERIOR MATERIALS SHALL HAVE A HIGH GLOSS OR REFLECTIVE
FINISH.)
** CONTRACTOR TO SUBMIT ALL EXTERIOR MATERIALS TO THE
DESIGNER FOR APPROVAL PRIOR TO CONSTRUCTING MOCK-UP.**
NOTE: ALL ELEVATIONS ARE NOTED IN RELATION TO DATUM 0'-0"
SCALE: 1/4" = 1'-0"3 ELEVATION
SCALE: 1/4" = 1'-0"1 ELEVATION
SCALE: 1/4" = 1'-0"4 ELEVATION
SCALE: 1/4" = 1'-0"2 ELEVATION
STUCCO STONE
ROOFING MEMBRANE
COLOR: TAN
OTHER
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
NOT TO SCALE
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
RENDERINGS
CITY APPROVAL
A-203
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
SCALE: 1/4" = 1'-0"
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
PRELIMINARY EXTERIOR LIGHTING PLAN
CITY APPROVAL
E-101
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com
6" RECESSED CAN LIGHTS
EXTERIOR LIGHTING LEGEND
4" RECESSED SLOT APERTURE LIGHT
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
TO PHOTOCELL
ON/OFF W/ MOTION
SENSOR
GSPublisherVersion 988.91.92.87
PROJECT NAME
REVISIONS
CURRENT DRAWING STATUS
CONSTRUCTION CLARIFICATIONS
PINNACLE
LOT 9
1740 PINNACLE POINT
PALM SPRINGS, CA 92264
APN: 510-340-011
1
2
3
4
C1
C2
C3
C4
NOT TO SCALE
A24-XX
THE USE OF THESE PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL
SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS EXPRESSLY
LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION, OR RE-USE BY ANY METHOD, IN
WHOLE OR IN PART WITHOUT THE EXPRESS WRITTEN CONSENT OF MASTER PLAN
DRAFTING & DESIGN INC. IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS
SHALL REMAIN IN MASTER PLAN DRAFTING & DESIGN INC. WITHOUT PREJUDICE. VISUAL
CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE FACIE EVIDENCE OF
THE ACCEPTANCE OF THESE RESTRICTIONS.
PRELIMINARY LANDSCAPE
CITY APPROVAL
L1
PLOT DATE: 4/26/2024
ALL ORIGINAL PAPERS, DOCUMENTS, DRAWINGS AND OTHER WORK PRODUCT OF MASTER
PLAN DRAFTING & DESIGN INC, AND THEOROF, PRODUCED BY MASTER PLAN DRAFTING &
DESIGN INC SHALL REMAIN THE PROPERTY OF MASTER PLAN DRAFTING & DESIGN INC AND MAY
BE USED BY MASTER PLAN DRAFTING & DESIGN INC WITHOUT THE CONSENT OF THE CLIENT.
PRELIMINARY
BID SET ONLY
PLAN REVIEW SUBMITTAL
FOR CONSTRUCTION
X
MASTER PLAN
DRAFTING & DESIGN
www.masterplandd.com