HomeMy WebLinkAboutITEM_1B - 1077 N Rose Avenue_HDEMO 2024-0009_MAJALT
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: July 2, 2024 CONSENT CALENDAR
SUBJECT: A REQUEST BY THE DURHAM FAMILY TRUST, FOR APPROVAL OF A
MAJOR ALTERATION TO A CLASS 3 SITE LOCATED AT 1077 NORTH
ROSE AVENUE AND ASSOCIATED REVIEW FOR POTENTIAL RE-
DESIGNATION OF A CLASS 3 SITE TO A CLASS 1 OR 2 HISTORIC
RESOURCE (APN #505-091-005) (SY).
FROM: Department of Planning Services
SUMMARY
The property owner requests approval to replace the existing garage door, five vertical
windows and the entry gateway on the street-facing facade. The Alexander home was
completed in 1960 and building records show additions and remodels were made to the
residence over time. The property is listed on the Class 3 list of eligible properties and
was considered a contributing building for the Vista Las Palmas neighborhood evaluation
conducted as part of the citywide survey in 2019.
Pursuant to Municipal Code Section 8.05.130 (Demolition or Alteration to Class 3 and 4
sites), the HSPB will consider whether the site possesses sufficient historic significance
to warrant possible re-designation to Class 1 or Class 2 historic resource and in doing so
may issue a stay on demolition or alteration on the buildings.
The property owner is not seeking historic designation of the site or building.
RECOMMENDATION:
That the HSPB take no action and allow the processing of building permits for the
proposed alterations.
BACKGROUND AND SETTING:
This single-family home is on an interior lot in the Vista Las Palmas neighborhood
developed by the Alexander Construction Company during the post-World War II period.
The original building permit from 1960 describes a carport which was later enclosed with
a garage door. The one-story massing of the main home has a gabled roof, but the vertical
fenestration type and size of the openings were significantly altered from the original
design. The gateway entry connects the enclosed carport to the main residence. The
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 2 of 7
translucent glazing for this feature was introduced as part of a 2004 remodel of the
property. Permit records indicate that additions and the guest house were added around
this time.
AERIAL VIEW OF THE SUBJECT PARCEL.
STREET VIEW OF THE SUBJECT PARCEL.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
June, 2024 Site inspection by HSPB accompanied by City Staff.
Ownership Status
July, 2009 Purchase by the current owner.
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 3 of 7
ANALYSIS:
Staff analysis is based on the submitted application material, City documents and records,
and site visits. The property fits within the following context:
Post-World War II Palm Springs (1945-1969)
Theme: Post-World War II Single-family Residential Development (1945-1969)
Postwar Residential Architecture: Mid-century Modern
Sub-theme: Single-family Residential Development (1945-1969)
Registration Requirements to be eligible under this theme, a property must:
• date from the period of significance; and
• represent an excellent example of an architectural style or method of
construction; or be associated with a significant architect or designer; and
• display most of the character-defining features of the property type or style; and
• retain the essential aspects of historic integrity.
1077 N. Rose Avenue is a modestly sized Mid-Century Modern home that reflects
residential development during the post-World War II period of Palm Springs. The Vista
Las Palmas neighborhood includes homes designed by Charles E. DuBois and Palmer &
Krisel. The original design of this residence is associated with Palmer & Krisel, but the
home has undergone a series of remodels and alterations that have compromised key
design features; therefore, it does not rise to the level of exceptional historic significance.
The proposed change to the street-facing elevation of the home is considered a major
alteration due to the percentage of lineal footage that will be impacted. New exterior
materials including the vertical windows are proposed but the mass, scale and form of the
home will be consistent. It is important to note that the exterior materials that are being
replaced are not original features to the 1960’s design of the home.
Requests for Major Alteration of Class 3 sites are processed according to Municipal Code
Section 8.05.130.
Criteria and Findings for Possible Re-designation of a Class 3 Building.
If the HSPB finds that the site warrants possible re-designation, it may direct and
authorize the processing of an application to re-designate the site as a Class 1 or Class
2 historic resource, which will then be considered by the HSPB and the City Council as
provided in Chapter 8.05 of the Municipal Code. Any demolition/alteration permit shall be
automatically stayed for a period of up to one-hundred twenty (120) days pending a re-
designation decision. In making its review, the HSPB must make the following findings:
1. That the Class 3 or Class 4 building possesses exceptional historic,
architectural, archaeological, cultural or aesthetic significance to
warrant redesignation as a Class 1 or Class 2 historic resource in
accordance with the criteria set forth in Section 8.05.070 above; and
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 4 of 7
2. That the Class 3 or Class 4 building retains sufficient historical
integrity relative to its original configuration, architectural features, or
character.
If the HSPB cannot affirmatively make these findings, then it shall take no action and refer
the permit to the Director of Planning who shall thereafter approve the application for
submittal to the Building Department for appropriate building permits.
Staff analyzed the site relative to the criteria in 8.05.070 as follows:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
(i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community; or
Based on the application submitted, no significant events are associated with this address
that rise to the level of significance contributing in a meaningful way to the nation, state,
or community. This Criterion is not met.
(ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history; or
Building permit records reveal Sal De Lorenzo and Ron Young as previous owners of the
property but these individuals do not qualify as persons of significance as defined in
Criterion ii, therefore, the property is not eligible under this criterion.
(iii) The resource reflects or exemplifies a particular period of national,
state or local history; or
This home is part of a residential tract developed during the “Post-World War II Palm
Springs (1945-1969)” period. The design of the home is attributed to Palmer & Krisel
design; however, staff finds the home is not an exceptional representation of this period
or style of architecture, thus does not meet Criterion iii.
(iv) The resource embodies the distinctive characteristics of a type,
period or method of construction; or
The homes in this development used conventional methods of construction and building
materials, therefore, does not qualify under Criterion iv.
(v) The resource presents the work of a master builder, designer, artist,
or architect whose individual genius influenced his or her age, or that
possesses high artistic value; or
The building permit from 1960 shows the home was constructed by the Alexander
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 5 of 7
Construction Company. The Vista Las Palmas neighborhood consists of 161 total
properties built in the Mid-century Modern style of architecture. While the entire
neighborhood is associated with a significant developer and identified as a Palmer &
Krisel design, staff finds the home is not a strong representation of their work, thus, does
not qualify under Criterion v.
(vi) The resource represents a significant and distinguishable entity
whose components may lack individual distinction, as used in
evaluating applications for designation of historic districts, for parcels
on which more than one entity exists; or
While the property was identified as a potential contributing structure in the citywide
survey in 2019 for the Vista Las Palmas neighborhood, the home is not within a historic
district and does not represent a significant and distinguishable entity. Therefore, it is not
eligible as a historic resource under Criterion vi.
(vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
There is no known information relative to the pre-historic period for this property.
Evaluation of Historic Integrity.
Historic Integrity is evaluated based on seven qualities: location, design, setting,
materials, workmanship, feeling and association in accordance with guidelines of the
United States Department of the Interior, National Park Service’s National Register
Bulletin titled: “How to apply the National Register Criteria for Evaluation” as revised from
time to time.
Staff evaluated the property’s integrity as follows:
Location.
The home appears to be in its original location on the lot.
Design.
This home is one of the reoccurring floor plans designed by Palmer & Krisel. Residential
subdivisions emerged during this period in Palm Springs and the homes were designed
with features that identify with the Mid-century Modern movement. This home has a
combination of flat and gable roof forms, maintains a low single-story profile and stretches
horizontally across the lot. The vertical windows and stone wall are character-defining
features showcased on the front façade. The style and proportions of the vertical windows
have been altered and the carport has been enclosed.
Setting.
The Vista Las Palmas development was constructed during the period of 1957-1961.
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 6 of 7
According to the research conducted during the city-wide survey, the neighborhood was
constructed in three separate phases and intended to target a more upscale clientele.
Rose Avenue was developed as phase II of the development and the neighborhood
retains its residential identity.1
Materials.
The home was built using conventional wood framing, and the exterior incorporates a
rock wall vertical fenestration and stucco finishes. Permit information indicates the original
fenestration design was altered and new materials like the garage door and translucent
glazing were introduced. The rock wall, however, appears to be original to the design.
Workmanship.
Conventional construction methods were used to build this home and does not exhibit
noteworthy or exceptional workmanship.
Feeling.
The overall feeling of a modest residential dwelling remains.
Association.
The home is associated with the prominent developer Alexader Construction and Palmer
& Krisel; however, staff finds the integrity of the home is not an exceptional example of
their work.
ENVIRONMENTAL ASSESSMENT
Although the proposed alteration is considered a project pursuant to the guidelines of the
California Environmental Quality Act (“CEQA”), the possible action of the HSPB to initiate
a re-designation application and to place a stay of demolition/alteration on the property is
not subject to review under CEQA pursuant to Sections 15060 (c)(2) (the activity will not
result in a direct or reasonably foreseeable indirect physical change in the environment),
and Section 15060(c)(3) (the activity is not a project as defined in Section 15378) of the
CEQA Guidelines, California Code of Regulations, Title 15, Chapter 3, because it has no
potential for resulting in physical changes to the environment, directly or indirectly.
CONCLUSION:
The existing home is original to the site and is identified as a Mid-Century Modern home,
but staff finds it does not meet the criteria demonstrating exceptional historic significance
to be reclassified as a designated site. Staff recommends that the HSPB take no action
and direct staff to administratively process the alterations.
1 Citywide Historic Context Statement & Survey Findings, Appendices C & D: Survey Findings Summary: Potential
Historic Districts.
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0009 – Major Alteration of a Class 3 Site – 1077 N. Rose Avenue
Page 7 of 7
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer
REVIEWED BY: David Newell, Assistant Director of Planning Services
Attachments:
A. Vicinity Map
B. Application and related material
ATTACHMENT A
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
1077 N. Rose Avenue
ATTACHMENT B
Cioffi Architect
500 S. Palm Canyon Drive, Suite 306
Palm Springs, CA 92264
760-325-1557
5-28-2024
Architectural Justification Letter
Attn: Sarah Yoon, City of Palm Springs HSPB
The residence at 1077 N. Rose Ave. dates back to circa 1960, designed by Palmer & Krisel. Originally, it
featured a carport and open breezeway entry, which were subsequently modified to an enclosed garage
and gated entry. The exact dates of these modifications are unknown.
Further modifications occurred in 2004 and 2005, including the addition of an attached guest house, a
garage addition, a new dining room, a change in roof color, and the installation of a circular driveway.
This application proposes a restoration of the original window detailing of the five vertical windows,
replacing a wood finish detail that was presumably removed in 2004. Additionally, the proposal includes
a new gated entry, influenced by period-correct design, featuring spun aluminum discs and steel
framing. These spun discs will also be incorporated into new wall sconces on the garage. Due to
structural issues, the current wood beams will be replaced with new painted steel beams.
The enclosed carport garage door will be replaced, and failing garage beams will also be replaced.
For further analysis, please refer to the letter from Steven Keylon attached. Given that the proposed
modifications are non-visible and aim to restore existing modifications, it is our opinion that this
approach does not warrant action by the Historic Board. Furthermore, the property owners do not wish
to pursue a Historical Classification designation.
Respectfully,
James Cioffi
Respectfully,
James Cioffi
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
1. Name of Entity
2. Address of Entity (Principle Place of Business)
3. Local or California Address (if different than #2)
4. State where Entity is Registered with Secretary of State
If other than California, is the Entity also registered in California? Yes No
5. Type of Entity
Corporation Limited Liability Company Partnership Trust Other (please specify)
6. Officers, Directors, Members, Managers, Trustees, Other Fiduciaries (please specify)
Note: If any response is not a natural person, please identify all officers, directors,
members, managers and other fiduciaries for the member, manager, trust or other entity
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
X
Durham Family Trust
1077 North Rose Avenue, Palm Springs, CA 92262
Kelton Strowd Durham
Teresa Parsons Durham
Trustee
Trustee
California
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
7. Owners/Investors with a 5% beneficial interest in the Applicant Entity or a related entity
EXAMPLE
JANE DOE
[name of owner/investor]
50%, ABC COMPANY, Inc.
[percentage of beneficial interest in entity
and name of entity]
A.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
B.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
C.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
D.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
E.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
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.
Kelton Strowd Durham 50%
Teresa Parsons Durham 50%
June 9, 2024
STEVEN KEYLON
2424 EAST PALM CANYON DRIVE, APARTMENT 3C
PALM SPRINGS, CALIFORNIA 92264
May 28, 2024
Dear Historic Site Preservation Board,
Architect Jim Cioffi has asked me to review the proposed modifications to 1077 North Rose Avenue in
Palm Springs.
According to the Palm Springs Historic Resources Inventory and Context Statement, Overview of Tract
Development, Part 1, 1077 North Rose is located in the Vista Las Palmas No. 3 tract of the potential
Vista Las Palmas Historic District. The residence was identified as a potentially eligible contributor to
that proposed district.
VISTA LAS PALMAS POTENTIAL HISTORIC DISTRICT
PERIOD OF SIGNIFICANCE: 1957-1961
APPLICABLE CRITERIA: Local Criterion 3,4,5 (District Criterion 6)
CONTEXT: Post-World War II Palm Springs (1945-1969)
THEME: Post-World War II Single-Family Residential Development / Mid-century Modern
Architecture
STATEMENT OF SIGNIFICANCE: The Vista Las Palmas Historic District is eligible for designation as a
local historic district. It is significant under local Criterion 3 for its association with residential
development in the City of Palm Springs in the postwar era, reflecting an important period of growth in
the city, and for its association with the Alexander Construction Company. It is significant under local
Criterion 4/5 for its Mid-century Modern architecture designed by Palmer & Krisel and Charles E.
DuBois.
ANALYSIS OF INTEGRITY - 1077 NORTH ROSE – PRIMARY
FACADE
The house at 1077 North Rose was identified on the HRG City Survey as potentially eligible as a
contributor to the proposed Vista Las Palmas Historic District. This evaluation was done from the
street, where the primary façade still exhibits a good degree of integrity. However, the house has had
many substantial additions made at the rear of the residence, which would likely prevent it from being
designated as a Class 1 Historic Resource. Therefore, I am basing my evaluation on the assumption that
the residence might qualify as a Class 2 Historic Resource. I am focusing on the primary façade, where
the modification work is being proposed.
The primary façade of 1077 North Rose is one of the more straightforward compositions at Vista Las
Palmas. The main volume of the house features decorative gray rock, with five unadorned vertical fixed
panes of glass set into a stucco wall. This structure is topped by a low-pitched roof with exposed beam
ends. That volume remains much as it was designed. The later modifications are to the carport and open
entry. The flat-roofed detached, open carport has been modified and enclosed with a garage door. The
two structures are joined by a large beam over the open entry leading to the front door. This entry,
originally designed to be open, has been enclosed by four doors with vertically fluted obscure glass.
Most homes in the proposed Vista Las Palmas Historic District have modifications made to enclose the
carport with a garage door and to also create a more secure and private entry. In most cases, these
modifications could be considered reversible.
Architect Jim Cioffi’s proposed plans for 1077 Rose are reversible. The primary change is to the entry's
four vertically fluted obscure glass doors. These will be removed and replaced with a dynamic
composition of spun aluminum discs to enclose the open entryway. This is a reversible modification,
replacing an earlier reversible modification. The original rotted beam overhead will be replaced with a
steel beam matching the dimensions of the original beam design.
The five vertical fixed windows in the stucco portion of the primary façade are being enhanced with
restored wood detailing. This distinctive detail matches an original Palmer & Krisel design at Vista Las
Palmas for this elevation type.
The proposed plans for 1077 North Rose don't negatively impact the original design's character-defining
features. They are compatible, reversible modifications.
Best regards,
Steven Keylon
213-364-3577
Rendering of Model A-4 from Vista Las Palmas brochure, courtesy Chris Menrad. This is the same basic
elevation as 1077 Rose, with a variation in the five vertical windows on the primary façade. Here, the
windows are larger with slender moldings, whereas at 1077, the windows are set into an expanse of
stucco. Multiple variations of these windows can be seen at Vista Las Palmas.
1077 North Rose.
A similar example at 977 North Rose features primary volume with low-pitched roof, with a flat-roofed
detached garage.
This example at 879 Regal has a variation: a detached carport with a low-pitched roof matching the
house. There is no roof over the open entry (now enclosed by block and doors).
There are multiple examples like this house at 1190 Rose, where the low-pitched roof covers the entire
footprint of the house and detached carport. As in all the examples seen, the carport has had a garage
door installed, and the once open entry has been enclosed for privacy and safety.
A R C H I T E C T
REPAIR AND PATCH AS NEEDED
EXISTING STONE VENEER TO REMAIN1
LAHABRA MANUF.
NEW SMOOTH STUCCO FINISH 2 COLOR - DOVE GRAY - BASE 200
PAINTED - COLOR BARNWOOD GRAY DET620
NEW VERTICAL WOOD TRIM DETAIL3
PAINTED - COLOR BARNWOOD GRAY DET620
NEW STEEL BEAMS4
PAINTED - COLOR BARNWOOD GRAY DET620
EXISTING / NEW WOOD BEAMS 5
CLEAR ANODIZED
NEW SPUN ALUMINUM DISKS - AT GATE6
PAINTED - COLOR BURNING TOMATO DEA111
SOLID CORE ENTRY DOORS 7
WITH OPAQUE GLASS
NEW CLEAR ANODIZED GARAGE DOOR8
AND GLASS DOORS - GLASS TO BE CLEAR
NEW CLEAR ANODIZED ALUMINUM GLASS WINDOWS9
COLOR WHISPER DEW340
EXISTING CMU BLOCK TO BE PAINTED 10
MATERIAL BOARD LEGEND:
NEW WHITE GRAVEL ROOF11
A R C H I T E C TGENERAL NOTES:DEMO 1DEMOLITION ELEVATION KEYNOTESDEMO 2DEMO 5DEMO 6DEMOLITION ELEVATION LEGENDDEMO 3DEMO 4DEMO 7DEMO 8DEMO 9DEMO 9DEMO 9DEMO 9DEMO 8DEMO 3DEMO 3BACKGROUNDDEMO 2DEMO 2DEMO 1DEMO 2DEMO 3EXISTING / DEMOLITION EAST ELEVATION - STREET VIEWEXISTING / DEMOLITION SOUTH ELEVATIONEXISTING / DEMOLITION WEST ELEVATIONEXISTING / DEMOLITION NORTH ELEVATIONDEMO 9DEMO 9DEMO 9DEMO 3DEMO 1DEMO 1DEMO 1DEMO 2DEMO 2DEMO 2DEMO 2DEMO 2DEMO 2DEMO 2DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 3DEMO 1DEMO 2DEMO 2DEMO 2DEMO 2
A R C H I T E C TREMODEL ELEVATION LEGENDREMODEL ELEVATION KEYNOTESELEV 2ELEV 1GENERAL NOTES:ELEV 3ELEV 4ELEV 5ELEV 6ELEV 7ELEV 8ELEV 6ELEV 6ELEV 6ELEV 6ELEV 6ELEV 6ELEV 9ELEV 9ELEV 9ELEV 9ELEV 4ELEV 5ELEV 8ELEV 7ELEV 7ELEV 10ELEV 10ELEV 10ELEV 1ELEV 11ELEV 11ELEV 11ELEV 2ELEV 10ELEV 10ELEV 10ELEV 10ELEV 1ELEV 1ELEV 1ELEV 1ELEV 1ELEV 2ELEV 4ELEV 5ELEV 9ELEV 9ELEV 9ELEV 5ELEV 5ELEV 4ELEV 4ELEV 4ELEV 3ELEV 4ELEV 4ELEV 4ELEV 4ELEV 6ELEV 7ELEV 7ELEV 10ELEV 10ELEV 10ELEV 1ELEV 11REMODEL EAST ELEVATION - STREET VIEWREMODEL SOUTH ELEVATIONREMODEL WEST ELEVATIONREMODEL NORTH ELEVATIONELEV 7ELEV 10ELEV 10ELEV 10ELEV 10ELEV 10ELEV 10
A R C H I T E C TSD 1GENERAL NOTESDEMOLITION SITE PLAN WALL LEGENDDEMOLITION SITE PLAN KEYNOTESSD 2SD 3(E) POOL(E) MAIN HOUSE(E) GUEST HOUSE(E) GARAGE(E) MAIN HOUSE(E) GUEST HOUSE(E) GARAGE(E) POOL(E) SPASD 1SD 1SD 1SD 1SD 1SD 1SD 1SD 1SD 2SD 2SD 3SD 1EXISTING SITE PLAN / FLOOR PLAN - REFERENCE ONLYDEMOLITION SITE PLANLOT 30SD 4SD 4SD 5SD 5SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6SD 6NOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISDEMOLITION PLANNOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISDEMOLITION PLANNOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISDEMOLITION PLANNOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISDEMOLITION PLAN
A R C H I T E C TSITE PLAN GENERAL NOTESREQUIRED SPECIAL FEATURESHERS FEATURE SUMMARYSITE 1SITE 2SITE 3SITE PLAN KEYNOTES SITE 1SITE 2SITE 3SITE 3SITE 3SITE 3SITE 3SITE 3SITE 3SITE 4SITE 4SITE 4SITE 4SITE 4SITE 4SITE 6SITE 4SITE 5SITE 5SITE 6SITE 7SITE 7SITE 8SITE 8SITE 9SITE 9SITE 10SITE 10SITE 11SITE 11DIMENSION CONTROL REMODEL SITE PLANREMODEL SITE PLANSITE 12SITE 12SITE 13SITE 13SITE 14SITE 14SITE 14SITE 11SITE 11(E) MAIN HOUSENOTE: REFER TO SHEET A-2.2 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLAN(E) GUEST HOUSE(E) POOL(E) SPA(E) GARAGENOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLAN(E) MAIN HOUSENOTE: REFER TO SHEET A-2.2 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLAN(E) GUEST HOUSE(E) POOL(E) SPA(E) GARAGENOTE: REFER TO SHEET A-2.1 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLANNOTE: REFER TO SHEET A-2.2 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLANNOTE: REFER TO SHEET A-2.2 FOR INTERIOR AND EXTERIOR TRELLISREMODEL PLANSITE 15SITE 15SITE 15SITE 15SITE 15SITE 15SITE 15SITE 15SITE 15SITE 16SITE 16SITE 16SITE 16SITE 16SITE 16SITE 16SITE 17SITE 17SITE 18SITE 18SITE 19SITE 19SITE 19SITE 2SITE 2
REMODEL FLOOR PLAN LEGENDREMODEL FLOOR PLAN KEYNOTESFL 0FL 3FL 1A R C H I T E C TGENERAL NOTES:FL 0FL 1FL 1FL 2FL 2FL 2FL 2FL 2FL 3FL 1FL 1FL 4FL 4FL 4FL 4FL 5FL 5FL 5FL 5FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 6FL 7FL 7FL 7FL 7FL 7FL 7FL 7FL 7FL 8FL 8FL 8FL 8FL 6FL 6FL 9FL 9FL 10FL 10REMODEL FLOOR PLANBATHROOM ACCESSORIESSOURCES OF COMBUSTION AIRDUCTS & FANSDOOR LANDING REQUIREMENTS OPENING PROTECTIONBACKWATER VALVEFIRE CODE NOTES:GENERAL NOTESENERGY EFFICIENCY NOTES:POOL SAFETY CODE - VERIFY EXISTINGREQUIRED SAFETY FEATURESCONTRACTOR'S RESPONSIBILITYPART APART B(E) MAIN HOUSE(E) GUEST HOUSE(E) GARAGENOTE: REFER TO SHEET A-1.2 FOR EXTERIOR SITE REMODEL PLANNOTE: REFER TO SHEET A-1.2 FOR EXTERIOR SITE REMODEL PLANFL 0NOTE: REFER TO SHEET A-1.2 FOR EXTERIOR SITE REMODEL PLANGREAT ROOMKITCHENENTRYBEDROOM 1BEDROOM 2MASTER BEDROOMMASTER BATHROOMBATHROOM 1MECH.UTILITY POOL BATHDINEFL 9FL 9FL 9FL 9FL 9FL 11FL 12FL 12FL 12FL 12NOTE: RECEPTACLES, LOCATED OUTDOORS, SHALLBE GFCI PROTECTED AND WEATHERPROOF PER CEC 210.8 AND 406.9(B)ALL EXISTING RECEPTACLES TO BE CHECKED BY GC - TO REMAIN
LANDSCAPE PLANS FOR
S H E E TREVISIONL A N D S C A P E D E S I G N
DESERT MODERN
LANDSCAPE ARCHITECTURAL SERVICES BY: SCALE:500 S. Palm Canyon Drive # 306www.cioffiarchitect.comPALM SPRINGS, CALIFORNIA
1077 N ROSE AVE.L-1.0PLANDEMOLITION1/8"=1'-0"01/8"=1'-0"SCALE:3216802-23-24
LANDSCAPE PLANS FOR
S H E E TREVISIONL A N D S C A P E D E S I G N
DESERT MODERN
LANDSCAPE ARCHITECTURAL SERVICES BY: SCALE:500 S. Palm Canyon Drive # 306www.cioffiarchitect.comPALM SPRINGS, CALIFORNIA
1077 N ROSE AVE.L-2.002-23-241/8"=1'-0"PLANTINGPLANMASTER01/8"=1'-0"SCALE:32168DWA LANDSCAPE APPROVALThese plans have been reviewed by the Desert Water Agency inaccordance with California Governemnt Code, Section 65591 etseq. requiring efficient landscape and irrigation design incooperation with the local governing agency (City or County).Approval of this drawing by DWA staff does not constitute approval toencroach into district and USBR Rights-of-Way. Trees, plans, walls, andpermanent structures of any kind may not be planted or installed inDWA and USBR easements or right-of-way without first obtaining anencroachment permit from DWA.DateDWA Plan #WATER MANAGEMENT DEPARTMENTDEVELOPMENT SERVICES DEPARTMENTPITTOSPORUM T. 'WHEELERS DWARF'CALLIANDRA INAEQUILATERAPITTOSPORUM T. 'WHEELERS DWARF'EXISTING BOULDERS TO REMAIN