HomeMy WebLinkAboutITEM 4B - PLC Final PDD
PLANNING COMMISSION STAFF REPORT
DATE: July 24, 2024 New Business
SUBJECT: A REQUEST BY PLC COMMUNITIES, LLC, FOR THE APPROVAL OF
FINAL DEVELOPMENT PLANS FOR 71 SINGLE-FAMILY RESIDENCES
ON 60-FOOT-WIDE LOTS WITHIN THE PHASE 2 SECTION OF THE
MIRALON DEVELOPMENT LOCATED AT 801 SUNRISE WAY, ZONE
PDD 290, SECTION 35 (CASE PDD-2024-0001/5.0982-PD 290 (ER).
FROM: Department of Planning Services
SUMMARY:
On February 28, 2024, this application was considered by the Planning Commission for
the approval of proposed final development plans to construct 71 single-family
residential units in Phase 2 of the Miralon development. The Commission did not
deliberate on the proposal but decided to form a subcommittee to conduct further
reviews and work with the applicant based on the concerns raised by some members of
the Commission prior to the meeting. The applicant agreed with the Commission’s
decision and since then, the applicant met with the subcommittee on March 5, 2024,
and submitted revised plans to staff and the Urban Design staff for reviews on three
separate occasions for additional changes. The issues raised at the Planning
Commission meeting of February 28, 2024, and subsequent comments from the
subcommittee and staff have been addressed. A revised plan has been resubmitted by
the applicant which are attached to this report to be considered by the Commission at
the meeting of July 24, 2024.
RECOMMENDATION:
That the Planning Commission approve the proposed final development plans as being
substantially in conformance with the preliminary planned development district plan
subject to final review and approval by the Architectural Review Committee.
ISSUES:
Pursuant to City Council Policy Resolution No. 25064, the City’s Legislative Bodies shall
not conduct more than three (3) meetings on a particular matter before them without
reaching a final disposition on that matter. Further, according to SB 330 all Legislative
Bodies, including the City Council, the Planning Commission, or any board,
commission, or any other hearing officer or body of the City, or any committee or
Planning Commission Staff Report
July 24, 2024 – Page 2 of 8
PDD-2024-0001/5.0982-PDD 290
subcommittee thereof shall not hold more than five (5) total meetings without reaching a
final disposition on that matter. In this case, this is the third time the Planning
Commission is reviewing this proposal; therefore, a final action must be taken at the
meeting of July 24, 2024, consistent with the provisions of the Council’s Policy,
Resolution No. 25064 and SB 330.
SCOPE OF REVIEW:
1. The Planning Commission shall review the proposed Phase 2 Final Development
Plans application Case PDD-2024-001/5.0982-PDD 290 for conformance to the
criteria listed in the Miralon Design Guidelines as approved with the preliminary
planned development district for Miralon. The Commission scope of review will
include the use/development form, site plan, plot plan, density, massing and
development standards in terms of lot coverage, open space, parking
requirements, height limitation, and setback requirements.
2. The proposed architecture and landscape plans shall be subject to a final review
and approval by the Architectural Review Committee (ARC), following the
Planning Commission approval of the proposed final development plans.
PROJECT DESCRIPTION:
The proposal by PLC Communities, LLC, is being presented to the Planning
Commission as a Final Planned Development District to construct 71 single-family
residential homes within Phase 2 of Miralon development. Specifically, the new homes
will be located in the undeveloped northwesterly portion of the project site. The
proposed homes will be built on 60-foot -wide lots ranging from 6,600 to 10,213 square
feet in size; the homes will range from 2,530 to 2,806 square feet in size. The homes
will consist of one and two-story structures with a minimum of three to four bedrooms,
office/casita, three bathrooms, a kitchen, and two-car garages. As required the Miralon
Design Guidelines for the 60-foot-wide lots, there will be swimming pools and patios
installed in each of the proposed homes. The project includes final landscape plans for
street trees, front yard typical plantings, walls, and fence designs, which are subject to
final review and approval by the ARC.
BACKGROUND INFORMATION:
The Preliminary Planned Development District for the Miralon project was originally
approved on May 5, 2004 by the City Council for the subdivision and development of
309.39-acre parcel consisting of 752 single-family units and 398 multi-family units for a
total of 1,150 residential units. There will be a total of 172 single-family residential units
in the 60-foot-wide lots area. The single-family residential components in Phase 1 of the
project are almost complete. The amenity center was completed in 2021 and is now
under operation by a management company. The amended architectural and landscape
design guidelines were approved in 2016.
Planning Commission Staff Report
July 24, 2024 – Page 3 of 8
PDD-2024-0001/5.0982-PDD 290
Most Recent Change of Ownership
2016 Freehold Communities, LLC, Master Developer of Miralon
Field Check
02/15/24 Staff visited site to observe current conditions.
Existing Street Improvement Conditions
Street Name Travel Lanes Curb & Gutter Sidewalk
Sunrise Parkway 2 Y Y
Palladium Boulevard 2 Y N
DETAILS OF APPLICATION REQUEST:
Site Area
Net Acres 11.91 Acres
DEVELOPMENT STANDARDS:
Pursuant to PSZC Section 94.03.00(D)(2), the following development standards shall
apply to Planned Development District (PDD) applications:
Development Standard Compliance
Building Height. Building heights shall conform to the requirements
of the comparable underlying zoning district, or as may be
permissible under the General Plan.
Y
Parking Requirements. Parking and loading requirements shall be
subject to PSZC Section 93.06.00 and 93.07.00; reductions in
parking may be allowed upon approval of a parking study.
Y
Setback Requirements. Front yard setbacks compatible with
adjacent development shall be required; setbacks for non-peripheral
areas may be waived upon the provision of increased open space.
Y
Lot Width. Minimum lot frontage not less than that of existing
adjacent lots shall be required; non-peripheral areas shall not be
subject to this requirement.
Y
Development Form. The form and type of development shall be
compatible with existing or potential development on surrounding
parcels.
Y
Open Space Requirements. Open space shall be equal to or greater
than the minimum open space for the comparable zone, in
accordance with PSZC Section 94.03.00 (D)(2f).
Y
Pursuant to Miralon Design Guidelines, the following standards apply:
Design Standards Compliance
Miralon Y
Planning Commission Staff Report
July 24, 2024 – Page 4 of 8
PDD-2024-0001/5.0982-PDD 290
Standard
PDD 290 Development Standards
Final PDD Conforms?
Land Use Single-family residential Yes
Min. Lot Dimension 60 ft. X 110 ft. Yes
Lot Sizes: Ranges from 6,600 SF. to 10,213 SF
Yes
Min. Dwelling Size: 2,400 to 3,600 SF Yes
Building Height – Maximum 24 feet Yes
Single-Family
Setbacks:
• Front from living area 10 feet Yes
• Side-loaded garage 10 feet Yes
• Front-loaded garage 18 feet Yes
• Side yard setback 5 feet
Yes
• Rear yard setback –
lot with exclusive use
rear yard easement
3 ft. Min. to PL 15’ min. to outside
boundary of exclusive use easement
Yes
• Rear yard setback –
without exclusive use
rear yards
15 feet to property line
Yes
Parking 2-Car Garage (20’ X 20 Clear Inside) Yes
Maximum 2nd Floor
Area
50% of 1st floor living area Yes
Max. Lot Coverage:
50% Yes
ANALYSIS:
Pursuant to Section 94.03.00(C)(7) of the Palm Springs Zoning Code, Final
Development Plan—Approval by Planning Commission… “The applicant shall submit a
final development plan for approval by the Planning Commission. The final plan shall be
substantially in conformance with the approved preliminary plan and shall incorporate all
modifications and conditions to the preliminary development plan made by the City
Council. Should the final plan propose modifications which are not in substantial
conformance with the approved preliminary plan, such plan shall be processed as a
new application”. In this case, the applicant is not proposing any modifications to the
project in terms of development standards, architectural and landscape design
guidelines, or any of the previously approved conditions of approval. Upon approval by
the Planning Commission, the project architecture and landscape designs shall be
presented to the Architectural Review Committee (ARC), for review and final approval.
Proposed Final Development Plans:
Planning Commission Staff Report
July 24, 2024 – Page 5 of 8
PDD-2024-0001/5.0982-PDD 290
As proposed, the final development plans will maintain the same architectural design
which is the “modern style” vernacular consistent with the Miralon design guidelines and
the initial set of single-family residences built in Phase 1 by the same applicant. The
basic building massing, building coverage, required setbacks, heights, materials, and
colors will remain consistent and within the design guidelines of the approved
preliminary planned development district. The 60-foot-wide lots range between 6,600
and 10,213 square feet in size. The proposed housing types will consist of three
different floor plan types designated as PLAN 1, Plan 2, and Plan 3; the homes will
range from 2,530 to 2,806 square feet in size. Each of the plan types will consist of
three different elevation schemes designated as A, B and C. Plans 1 and 3 are single
stories, while Plan 2 will be a two-story structure. Each of the homes will have patios
and swimming pools.
Site Plan:
The overall Miralon project site is approximately 309 acres in size; the proposed final
development plans for the 71 residences will occur on approximately 11.91 acres on the
60-foot-wide lots located at the northwesterly area within Phase 2 section of the site.
The original site configuration of the Miralon development will not change as a result of
the proposed final development plans. The original siting of single-family residential,
multi-family residential, facility maintenance building, amenity center, and other
elements within the development will remain the same. As was originally approved, the
lot sizes, widths, depths, and minimum dwelling sizes will remain the same. As
proposed, the project conforms to all the preliminary development standards in terms of
setbacks, height limitations and lot coverages. Consistent with the Miralon design
guidelines, proposed single-story buildings will be sited at the boundary areas of the
overall project, while the two-story buildings will be sited in the interior areas of the site.
Upon completion, the main access into this phase of the project will occur at the two
gated entries on Sunrise Parkway and North Indian Canyon Drive.
Mass and Scale:
As proposed Plans 1 and 3 will be single-story buildings, while Plan 2 will be a two-story
building. Plan 1 will have three bedrooms, office space and 3.5 bathrooms; Plan 2 has
four bedrooms, office space and 3.5 bathrooms. Plan 3 has four bedrooms, office-casita
and 3 bathrooms. Swimming pools will be installed in all the homes. PDD 290 allowed a
maximum height of 24 feet for single-family residences. The homes will each have two-
car garages, eighteen-foot (18’) driveways and patios. The table below depicts plan type
sizes and conformity to the design guidelines.
Building Types Size Max. Height Conforms?
Plan 1 2,530 Sq. ft. 3 Bedrooms 16 ft. 8 inches Yes
Plan 2 2,806 Sq. ft. 4 Bedrooms 22 ft. 10 inches Yes
Plan 3 2,704 Sq. ft. 4 Bedrooms 18 ft. 4 inches Yes
Colors and Materials:
Planning Commission Staff Report
July 24, 2024 – Page 6 of 8
PDD-2024-0001/5.0982-PDD 290
The proposed color chart will consist of nine (9) color schemes; specific schemes will be
applied to fascia, trim, garage doors, front entry doors, base stucco, and accent stucco.
The colors and materials will consist of mainly desert tones and will be consistent with
the previously approved single-family architectural elements. The design guidelines
contain a list of recommended exterior paint colors and materials and their application.
The design guidelines include the following:
• Fascia and eaves should be painted a dark, neutral color.
• The underside of eave should match the fascia board color or stucco wall color,
depending on the detail.
• Neutral color and tones are encouraged for most exterior walls.
• Accent walls may vary in color and tone.
• Garage doors should be dark, preferably to match the fascia color.
• Entry door colors to be an accent and vary per lot.
• Low walls should match or enhance colors on elevations.
The proposed exterior colors and materials are in substantial conformance to the design
guidelines and will be further reviewed by the ARC.
Landscape Plan:
Final landscape plans covering the entry, typical front yard areas and focus lots were
submitted as part of the final review. As required by the landscape design guidelines,
preliminary plants were selected from the approved Master Plant Palette of the design
guidelines. The typical front yard landscape criteria in the landscape design guidelines
require the following:
• Trees to be installed a minimum of three feet (3’) away from any utility.
• Linear root barriers to be installed at each tree planted five feet or closer from a
curb or hardscape per City Standard.
• Root barriers to be 48” deep and extend 48” to each side of the tree trunk.
• Each lot shall have at least one 36” box shade tree per the lot tree zoning plan.
• All plant material receives drip/bubble irrigation.
• All irrigation systems have automatic controllers.
• Plants to be selected from the Master Plant Palette within these guidelines.
• Minimum 2" deep of 3/4" - 1" size gravel, to be Mojave Gold or equal in color.
• Turf excluded in front yards.
As designed, the front yard typical landscape will consist of 36” box primary, secondary
and specimen trees; 15-gallon and 5-gallon accent shrubs, and 1 gallon groundcover
plantings. The proposed landscape plan, plant selections, sizes and irrigation design
are in substantial conformance to the design guidelines and will be further reviewed by
the ARC.
Buffers and Open Space:
The project will include the installation of five-foot high tubular steel fencing with gates
at the rear yards leading to open space/exclusive use easement areas. The front, side,
and rear yard areas will have five-foot high concrete masonry unit (CMU) walls. The
front and corner walls will have 6x6x16 precision blocks in stacked bond pattern. The
Planning Commission Staff Report
July 24, 2024 – Page 7 of 8
PDD-2024-0001/5.0982-PDD 290
precision blocks are in Cool grey colors and burnished blocks to be Canyon bluff colors;
the view fence will be painted black.
FINDINGS – PLANNED DEVELOPMENT DISTRICT5.0982 – PDD 290
Palm Springs Zoning Code (PSZC) Section 94.03.00(F) requires the approval authority
to evaluate the application and make findings for conformance to the following criteria:
1. The final development plan is in substantial conformance with the preliminary
development plan.
As indicated in more detail in the staff report, the proposed final development plans are
consistent with the originally approved preliminary development plans and the Miralon
architectural and landscape design guidelines, with respect to use, density, design,
style, materials, colors, and other development standards. The proposed 71 new homes
will be constructed on 60-foot-wide lots that were previously created when the City
Council approved Tract Map 31848 for the project in 2004. The final map of this phase
was recorded in 2006. The site plan and the tract map layout will remain the same.
2. The final development plan is in substantial conformance with all other
associated entitlements for the development; and
As designed and proposed, the final development plans are in substantial conformance
in terms of the proposed residential use, density, design, style, materials, colors, and
development standards of the Miralon architectural and landscape design guidelines as
approved in the preliminary planned development district plans. The conditions of
approval for the overall Miralon project call for single-story buildings at the perimeter of
the property and two-story buildings on the interior; the proposed 71 homes will be
adhering to this requirement.
3. The final development plan incorporates all modifications and conditions to
the preliminary development plan as approved by the City Council
The proposed final development plan has incorporated all the conditions and
development standards previously approved by the City Council. All previous comments
from the Planning Commission and the subcommittee at the preliminary development
review process have also been incorporated into the final development plan as well.
Therefore, when evaluated against the Miralon design guidelines and conditions from
the preliminary plans, the proposed final development plans for the 71 homes meet all
the required findings for a substantial conformance.
Subcommittee Review:
On March 5, 2024, a subcommittee consisting of the Planning Commission Chair
Weremiuk, Vice Chair Aylaian, and Commissioner Rothman, met with the applicant to
further review and provide comments and directions to the applicant on the proposed
seventy-one (71) single-family residential homes. Excerpts of comments provided to the
Planning Commission Staff Report
July 24, 2024 – Page 8 of 8
PDD-2024-0001/5.0982-PDD 290
applicant by the subcommittee is attached to this report as Attachment D. The applicant
has resubmitted revised plans with significant improvements based on the Planning
Commission's and the subcommittee’s comments and directions. On April 4, 2024, April
15 2024, and April 16, 2024, the Department of Planning Services Urban Design Staff
reviewed three separate revised plans from the applicant. Following all the comments
from staff, the applicant made further revisions based on the directions from staff; the
most current plans are attached to this report for the Commission’s consideration. As
earlier stated, the Commission could provide additional comments to be forwarded to
the ARC, for a final review and approval.
CONCLUSION:
Pursuant to the provisions of PSZC Section 94.03.00(D)(2) – development standards,
and Section 94.03.00(F) – substantial conformance, the proposed final development
plans has been determined to be in substantial conformance with the previously
approved design guidelines and development standards approved by the City Council
for the Miralon development. Following the Planning Commission’s final action, the
plans will be presented to the Architectural Review Committee (ARC), for a more
detailed review of the architectural and landscape design, colors, and materials to
ensure that the final development plans are in substantial conformance with the
originally approved amended Miralon design guidelines. Furthermore, all the comments
from the subcommittee will be forwarded to the ARC to evaluate the final plans.
PREPARED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Department of Planning Services Director
ATTACHMENTS
A. Vicinity Map
B. Draft Resolution
C. Planning Commission’s Minutes from the Meeting of February 28, 2024
D. Subcommittee Comments from the meeting of March 5, 2024
E. Public Integrity Disclosure Form
F. Justification Letter
G. Miralon Design Guidelines
H. Exhibits/Plans
ATTACHMENT A
CITY OF PALM SPRINGS
CASE PDD-2024-0001/5.0982 – PD 290 – PLC Communities, LLC, Final PDD Plans
ATTACHMENT B
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA, FINDING
THE PROPOSED FINAL DEVELOPMENT PLANS FOR 71
SINGLE-FAMILY RESIDENTIAL UNITS TO BE BUILT OF
60-FOOT WIDE LOTS BY PLC COMMUNITIES, LLC,
WITHIN PHASE 2 OF THE MIRALON DEVELOPMENT, TO
BE IN SUBSTANTIAL CONFORMANCE WITH THE
PREVIOUSLY APPROVED PRELIMINARY PLANNED
DEVELOPMENT PLANS AND THE MIRALON DESIGN
AND LANDSCAPE GUIDELINES FOR THE MIRALON
DEVELOPMENT LOCATED AT 801 SUNRISE PARKWAY,
ZONE PDD 290, SECTION 35.
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. PLC Communities, LLC, (“Applicant”) has filed a Final Planned Development
District application with the City pursuant to Section 94.03.00(E)(4) of the City of Palm
Springs Zoning Code to construct a total of 71 single-family residential homes on 60-
foot-wide lots within Phase 2 of the Miralon development located at 801 Sunrise
Parkway, Zone PD 290.
B. On May 5, 2004, the City Council adopted a Mitigated Negative Declaration
MND; approved Tentative Tract Map 34148 and Preliminary Planned Development
District 290 for the development of 1,150 residential units.
C. On February 24, 2024, the Planning Commission voted unanimously to remove
the item from the Commission’s agenda, and formed a subcommittee to work with the
applicant to address the issues and concerns the Commission had expressed regarding
the project design.
D. On July 24, 2024, the Planning Commission reviewed the proposed Final
Development Plans at a public meeting the for the 71 single-family homes within Phase
2 of the Miralon Development against the Preliminary Development PDD Plans and the
Miralon design guidelines.
E. A Mitigated Negative Declaration for the project was previously adopted by the
City Council on May 5, 2004, in conjunction with the approval of Preliminary Planned
Development District (PD-290) and Tentative Tract Map (TTM 34148).
F. The Planning Commission has carefully reviewed and considered all the
evidence presented in connection with the meeting on the project, including but not
limited to the staff reports, all written and oral testimony submitted by the applicant, and
all written and oral testimony presented.
G. Section 94.03.00(F) – Criteria and Findings… requires that the Planning
Commission shall not approve a final development plan unless certain findings are
made.
Planning Commission Resolution July 24, 2024
PDD-2024-001/5.0982-PDD 290 Final PDD Plans for 71 SFR Units by PLC Communities, LLC Page 2 of 3
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1:
In response to the criteria in Section 94.03.00(F) of the Palm Springs Zoning Code, the
Planning Commission finds that:
1. The final development plan is in substantial conformance with the preliminary
development plan.
As indicated in more detail in the staff report, the proposed final development plans are
consistent with the originally approved preliminary development plans and the Miralon
architectural and landscape design guidelines, with respect to use, density, design,
style, materials, colors, and other development standards. The proposed 71 new homes
will be constructed on 60-foot-wide lots that were previously created when the City
Council approved Tract Map 31848 for the project in 2004. The final map of this phase
was recorded in 2006. The site plan and the tract map layout will remain the same.
2. The final development plan is in substantial conformance with all other
associated entitlements for the development; and
As designed and proposed, the final development plans are in substantial conformance
in terms of the proposed residential use, density, design, style, materials, colors, and
development standards of the Miralon architectural and landscape design guidelines as
approved in the preliminary planned development district plans. The conditions of
approval for the overall Miralon project call for single -story buildings at the perimeter of
the property and two-story buildings on the interior; the proposed 71 homes will be
adhering to this requirement.
3. The final development plan incorporates all modifications and conditions to
the preliminary development plan as approved by the City Council
The proposed final development plan has incorporated all the conditions and
development standards previously approved by the City Council. All previous comments
from the Planning Commission and the subcommittee at the preliminary development
review process have also been incorporated into the final development plan as well.
Therefore, when evaluated against the Miralon design guidelines and conditions from
the preliminary plans, the proposed final development plans for the 191 homes meet all
the required findings for a substantial conformance.
Section 2:
The proposed final development plan has incorporated all the conditions and
development standards previously approved by the City Council. All previous comments
from the Planning Commission and the subcommittee at the preliminary development
review process have also been incorporated into the final development plan as well.
Therefore, when evaluated against the Miralon design guidelines and conditions from
Planning Commission Resolution July 24, 2024
PDD-2024-001/5.0982-PDD 290 Final PDD Plans for 71 SFR Units by PLC Communities, LLC Page 3 of 3
the preliminary plans, the proposed final development plans for the 71 homes meet all
the required findings for a substantial conformance.
Section 3:
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission finds that the final development plans for the proposed 71 single-family
residential units to be built on 60-foot-wide lots within Phase 2 of the site by PLC
Communities, LLC, are in substantial conformance with the preliminary planned
development district and the Miralon architectural and landscape design guidelines.
ADOPTED this 24th day of July, 2024.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_____________________________
Christopher Hadwin
Department of Planning Services Director
ATTACHMENT C
ATTACHMENT D
Subcommittee Review Comments – March 5, 2024
Subcommittee Members: Chair Weremiuk Vice Chair Aylaian, & Commissioner Rothman
Site Plan:
• Provide reasonable path of travel (grading, slope) through lot line into easement
area.
o Avoid the mistake of another home builder in Miralon where cut out to
retaining wall was not done. This may require residents to “jump down” the
slope instead of grading reasonable path of travel.
• Solar/Wind Orientation – Use design to place homes with architectural features to
combat sun and wind.
• The exhibit showing elevation plotting does not address monotony code.
Landscape Design:
• Landscape versus utility coordination.
o Typical front yards are too generic in locating landscape–utility easements
have not been abided by more data and thought towards coordination so
that things aren’t spot placed randomly during construction. The
Commission would like to see plant materials and trees thoughtfully located
and coordinated.
• Vary the front yard landscape:
o Landscape: the front yard should tie in with the elevation style; provide
differing scheme for each elevation style and vary front yard trees.
o Why only showing one (1) type of street tree, Museum Palo Verde will blight
after several years, why not vary trees so that replacements aren’t all at
once but a few at a time.
• General problems with types of plant materials stressed in heat; Pepper trees,
agave cacti, do not hold up well, coordinate with existing landscapers in Miralon
and elsewhere to see what grows well in Palm Springs.
• Pool equipment conflicts:
o On Lots 386, 387, 383, and 384, pool equipment should be located outside
of bedroom windows of adjacent homes; applicant to review the locations
and place the equipment more thoughtfully.
Architecture:
• General Comments:
o Revisit the Miralon Guidelines and review targeted architectural styles.
Variation 1A can become more successful; at this time, 2A and 3A
look too much like farmhouse versus Mid-Century Modern.
Legoretta is addressed in both B and C variations.
Cody and Wexler styles are non-existent.
• Front gates need to be improved. Why are the gates taller than the fence; make
necessary revisions to make more sense with arch instead of trying to make a
stand-alone statement.
• B and C elevations are heavy as currently designed.
• Roofs are too complicated; simplify the roof designs.
o Large slopes with comp roof may be problematic; review and study how
comp roofs are used successfully in Palm Springs Mid-Century Modern
homes.
• Expansion joints used too liberally, can be simplified and more organized,
horizontal joints occur at different heights, they should make more sense.
• Stone shown on elevations scaled too big, looks too heavy.
• Clerestory windows should be taller and less forehead between top transom and
roof.
• There’s a lack of shade elements.
• Garage doors should be better selected to match elevation style.
• Shade eyebrows are shown incorrectly; they should be in between lower window
and clerestory windows and not above clerestory windows.
• There is a need to do a better job showing four-sided architecture, particularly in
areas visible from the street, from the rear, and from the main yards.
o Colors to be wrapped around the architecture to complete masses of
buildings. There is too many ‘white walls” on sides and rear of existing
homes, need to break the monotony.
• Consider looking at “The Morrison” in Palm Springs, it provides a fantastic and
successful interpretation of Legoretta.
• Windows around all elevations seem randomly selected and sized.
Plan 1:
• Plan 1 in general has great opportunity for covered element to the side entry front
door; applicant urged to further explore ways to make improvements.
o This could require encroachment into setback areas.
• The roofs should be designed to respond to solar shading.
• Variation A
o The gate is too tall and does not relate well to the architectural style.
o Consider taller clerestory windows, if possible 6 inch taller; realize that you
are competing with trusses and HVAC.
o The Garage doors do not seem to tie with the rest of architecture; glazing
is too small, and pattern doesn’t make sense with the architectural design.
o Simplify the overly fussy expansion joints.
o The window surround popout at window by the front door, is very “Orange
County” and not Mid-Century Modern style.
o Simplify the roofs; it’s not necessary to have so many differing planes.
• Variation B
o This should be the Cody style; consider using vertical and horizontal planes
and not frames and blocks.
o Consider thin horizontal plane, (roof line) that turns into vertical, and
perhaps use stone or panels on verticals.
o Consider carrying the same design elements over to sides of buildings on
all sides (4-sided architectural design); think about how this is truly seen
from the street and place arch in meaningful locations.
o Thee’s too much ‘façade’ enhancements instead of carrying elements
around to the sides.
o Horizontal expansion joints are at differing heights, doesn’t make sense.
• Variation C
o Front elevation has 4 massing elements, 3 elements along ‘house’ is too
tight, windows don’t relate well; would rather see garage mass and house
mass. House mass can incorporate vertical elements such as windows
consistent across the face.
o Simplify expansion the joints.
o The front windows on bedroom 3 not consistent; needs wrap around to right
elevation, look poorly done, but realize it’s operable window for the
bedroom; need to restudy other alternatives.
o The rear eyebrow should be between the lower window and clerestory
window.
Plan 2: See general comments and Plan 1 comments.
• Variation A
o The gate, same comments as stated earlier.
o The elevation looks like a farmhouse, the second-floor window is too small,
explore second floor element being one plane, with larger window. Not sure
how that works with closet and bath locations; need to focus on window
proportions.
o The rear elevation is too plain, bring architectural design around to the rear,
and look at furring out or give more depth instead of reliance on expansion
joints.
o The rear clerestory windows should be angled to follow the roofline.
o The sliders look too busy; the center open glass panels appear too small
and narrow, consider a single slider door instead.
o At the master bedroom, consider one large slider door instead of sider and
windows.
o The right elevation has strange combination and composition of windows,
simplify and organize.
o Simplify the roof, there are too many differing planes.
• Variation B
o There is a great opportunity for post and beam Cody style.
o Same comments as above with the gate.
o The change in color seems too abrupt for the style.
• Variation C
o The garage door windows look insignificant.
o The expansion joints appear to be randomly used and placed.
o The right elevation window composition looks too busy.
o The rear sliding doors lacks continuity and looks very busy.
o The eyebrow should be in between the lower and clerestory windows.
o The left elevation accent popout at the great room is poorly done and
appears that partial wrap and made-up corner to end the accent.
Plan 3: See general comments and Plan 1 and Plan 2 comments.
• Variation A
o The garage door, window design and pattern makes do not make sense
with the elevation style.
o The gate; see the earlier comments above.
o The rear elevation large window could use larger angled transom window
to match the roofline.
o The rear slider is too tall with narrow panels; there is too much going on,
consider using a single slider.
o The front sloped roof looks poorly done and out of place, see the 3D model
on page 55 of the exhibit.
o There are too many differing roof slopes and planes, need to simplify, see
the 3D model on page 56 of the exhibit.
Home Features
• Provide the location, placement, and screening of solar panels.
ATTACHMENT E
ATTACHMENT F
February 5, 2024
Edward O. Robertson
Principal Planner
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
RE: Miralon N1 (60x110 SFD)
Project Description and Letter of Justification
Dear Mr. Robertson,
PLC Communities is pleased to present to you the project description and justification for Miralon
N1 (60x110SFD):
Project Description:
71 Single family residential units within the northwest portion of the Miralon master planned
community. Tract 31848‐1, 71 Lots, 87‐111 & 352‐397, are along the north and southern sides of
Flamingo Boulevard, adjacent /opposite to lots being developed by Lennar. Currently there are no
construction or occupied homes within the close vicinity, the nearest occupied homes are Gallery
homes, approximately 400 feet to the south from the closest N1 lot. Lots vary in size, but have a
typical dimension of 60’x110’.
The plans follow the “mid‐century modern style” vernacular consistent with the Miralon
architectural design guidelines. The basic building massing, heights, materials and colors remain
consistent and within the architectural guidelines of the approved preliminary planned
development district. PLC Communities has applied lessons learned from governing bodies such as
Planning Commission and Architectural Review, along with buyers’ preferences obtained from the
Aura project and the other competitive builders within Miralon. The proposed 71 homesites
feature 3 unique floor plans, designated as Plan 1, Plan 2, and Plan 3. Each factor in market
preferences for square footage, bedroom count, variety of internal options, and offer unique
solutions for privacy. In order to provide variation and reduce monotony throughout the project,
each plan type will have 3 distinct elevation types, following the mid‐century modern design
principles as laid out in the approved Miralon design guidelines. 7 homesites are arranged in a
back‐to‐back condition with Lennar’s lots, the remaining homes back to Miralon’s vast open space.
Every home that backs to the open space will have an additional 15’ easement into the open space
(as seen on existing homes in Aura, Flair, and Gallery homes), the installed rear wrought iron view
fence will provide individual gated access into the open space.
Patrick McCabe
PLC Communities
888 San Clemente Drive, Suite 200
Newport Beach, CA 92660
Direct: 949.729.1241
pmccabe@plccommunities.com
2
Mass and Scale:
As proposed, plan types vary between 1 & 2‐story homes, each home will have an attached two‐car
garage, full 2 car driveway, and variable sized front and rear yards. Each home will come standard
with its own private swimming pool. Elevations are varied along the street scene to avoid
repetition throughout the proposed project. The table below depicts building types, plan type
sizes, unit mix and conformity per the design guidelines.
Proposed
Home Types
Size Unit Mix Height Conforming?
Plan 1 1 story, 2,530 Sq. Ft. 3 bedroom, 3.5 baths,
office
24 ≤ 24 feet Yes
Plan 2 2 story, 2,806 Sq. Ft. 4 bedroom/office, 3.5
baths
26 ≤ 24 feet Yes
Plan 3 1 story, 2,704 Sq. Ft. 4
bedroom/office/casita, 3 bath
21 ≤ 24 feet Yes
Colors and Materials:
The proposed colors and materials will consist of mainly desert tones and will be consistent with
the previously approved single –family architectural elements. The design guidelines contains a list
of recommended exterior paint colors and materials and their application. PLC Communities
proposes 9 differing color schemes (3 for each elevation style), inclusive of integral color stucco,
painted stucco and accent material, and stone veneers. Enhanced colors and elements are applied
to the plan entry, creating an inviting and dominant sense of home.
Models and Builder installed Landscape:
Lots 394‐397 will serve as the model complex throughout the sales period. The parking lot will be
located closest to the main entry on lot 397, its surroundings will be appropriately landscaped to
ensure an upscale and finished environment. The sales office will be located on lot 396, the garage
will be converted into a fully compliant sales office. Front yard landscaping on the models will be
typical of production landscape completely installed by the builder. Private yards, fronts, sides, and
rears will be professionally designed and enhanced showing options and possibilities for
prospective homebuyers. The private yards (behind privacy fence) will be delivered with pool and
patio, any personalized enhancements and finishing will be via the future homeowner. PLC
communities will deliver finished front yards, inclusive of enhanced driveway materials per the
Miralon design guidelines to provide an upscale hardscape look instead of plain concrete finishes.
In conclusion, PLC Communities is looking forward to another successful project within the Miralon
master planned community. We continue to appreciate our continued relationship with the City.
3
We are proud to be a City partner and look forward to expanding that partnership with more
residents in Miralon. Please feel free to contact me with any questions or comments.
Sincerely,
Patrick McCabe
PLC Communities
Vice President Forward Planning
ATTACHMENT G
Palm Springs, California
APPROVED Design Guidelines
11.02.16
RESOLUTION 24126
ARCHITECTURE GUIDELINES
4 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
HOW TO USE THE
DESIGN GUIDELINES INSIDE THE GUIDELINES
INTRODUCTION
¤How to Use the Design Guidelines
¤Builder Plans Review Process
¤Master Plan
PLANNING GUIDELINES
¤Product Location
¤Building Height Restriction
¤Product Types
ARCHITECTURAL GUIDELINES
¤Elevation Variations
¤Doors & Entries
¤Windows
¤Outdoor Living Spaces
¤Garages
¤Miscellaneous
¤Finish Materials
¤Exterior Paint Colors & Materials
6 Ι Design guiDelines RobeRt Hidey ARcHitects Ι c2 collAboRAtive Ι MsA consulting
Woven into the fabric of every great community there will always be great
architecture. With an aim to set itself apart as one of the memorable communities
in the current marketplace, Miralon takes its aesthetic cues from the vibrant
modern architectural heritage of Palm Springs. Meticulously scripted and
scrutinized design guidelines will ensure that each residential or supplemental
structure has been purposely designed and positioned in harmony and
accordance with the vision that is Miralon.
Architects have designed sleek modern homes that embraced the desert
environment since the 1920’s. The dramatic geographic surroundings of the
Coachella Valley inspired a design aesthetic in the middle of the 20th Century
now called Desert Modernism.
Notable for its clean lines, expansive use of glass, applications of natural and
manufactured materials and indoor/outdoor relationships, Desert Modernism
encouraged a lifestyle of humble elegance and informality. Influenced by the
principles of desert living and the severe climate, the style grew out of the
architects’ varied use of modern construction techniques, inventive materials
and new technologies and served an enthusiastic and progressive clientele.
ARCHITECTURE
COMMON OPEN SPACE
12 Ι Design guiDelines RobeRt Hidey ARcHitects Ι c2 collAboRAtive Ι MsA consulting
MARKETING SUMMARY
Target Square Footage 1,400 - 2,400
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 50% (Excludes Covered Patio area) Includes Exclusive Use Easement area adjacent to Common Open Space
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (5' Use Easement allowed)
Minimum Rear Setback
Residence or Covered Patio 3' - no less than 10' from rear of structure to outside edge of exclusive use easement or rear property line.
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to-back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. *Note: must show how privacy is achieved.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' clear inside for 2-Car Side by Side
11'-6" x 40' clear inside for 2-car tandem
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
SINGLE FAMILY 40' WIDE
WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD
COVERED
PATIO COVERED PATIO
OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD
ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE
PROPERTY LINE
PLAN 2 PLAN 1 PLAN 3
5' X 12'
5' X 12'
7' X 7'
GARAGE GARAGEGARAGE
COVERED PATIO
SINGLE-STORYLIVING SINGLE-STORYLIVINGSINGLE-STORY LIVING
EXCLUSIVE USE EASEMENT7' TO 20' DEPTH VARIES PER SITE PLAN
40'40'40'
5Freehold Communities Ι Design guiDelines
BUILDER PLAN REVIEW PROCESS SUBMITTAL 1A:CONCEPTUAL PRODUCT REVIEW
BUILDER SUBMITS ALL CONCEPTUAL PRODUCTS TO DESIGN REVIEW BOARD (DRB)
DIGITAL PDF
DIGITAL PDF
DIGITAL PDF
DIGITAL PDF
BUILDER REVISES PLANS PER DRB COMMENTS AND SUBMITS COMPLETE CONSTRUCTION DOCUMENTS TO DRB
BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB
BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB
1. Floor Plans2. Elevations (all front and rear elevations and one set of side elevations per plan type)
3. Enhanced Exterior Elevations (all applicable exposed side elevations at Special Focus Lots)
4. Special Focus Lot Details5. Materials & Colors
6. Landscape Plans
1. Architectural Construction Documentation Package
2. Color and Material Specifications
1. Plot/Site Plan - Lot Specific2. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans
3. Fence Plan/Wall Plan (If Proposed or Required)
1. Plot/Site Plan - Lot Specific (with elevation specific building footprints to demonstrate setback compliance)
2. Plan and Elevation Plotting Plan (color code plan types and designate elevation variations)
3. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans
4. Fence Plan (If Proposed or Required)
SUBMITTAL 2A:CONSTRUCTION DOCUMENTS
SUBMITTAL 2B:PLOT/SITE PLAN REVIEW
SUBMITTAL 1B:PLOT/SITE PLAN REVIEW
BUILDER REVISES PLANS AND RESUBMITS
DENIED WITH COMMENTS APPROVED APPROVED
DENIED WITH COMMENTS
PALM SPRINGS ARCHITECTURAL ADVISORY COMMITTEE
60 | Design guiDelines RobeRt Hidey ARcHitects | c2 collAboRAtive
TYPICAL LANDSCAPE CRITERIA
SFD 60
Paving:
¤Textured and saw cut concrete
¤Stone
¤Tile
¤Exposed aggregate concrete
¤Concrete Pavers
¤Decomposed granite paving
Hardscape:
¤Stucco, stone, concrete and tile accent walls
¤Modern decorative Wood and metal fences and screen patterns
¤Modern Decorative metal, and wood patio and side yard gates
¤Scale appropriate minimally designed water features within courtyards
Design Elements:
¤Accentuate architectural lines into the landscape
¤One shade tree per home minimum
¤Use planting in groupings or masses
¤Simple hardscape/patio forms and walkways
¤Use sustainable and water conserving materials and practices
¤Seem-less transition between indoors and outdoors
¤Enhanced planting zone to have strong formal planting grids
0'-20' Open space exclusive easement
Access Gate
Driveway / Entry Walk Paving
Accent Plant (one Per Lot)One Shade Tree Per Lot (min.)
Developer installed landscape (HOA Maintained)
CourtyardPlunge Pool (per homeowner)
Decorative Patio Wall and Gate
Enhanced Planting Zone
Homeowner Maintained
View Fence
View Fence Pool View FenceProperty Line
Curb to Remain at property line
Informal desert "themed" planting and/or turf
Concrete Walk / Steppers
STEP 1: INTRODUCTION STEP 2: PLANNING GUIDELINES
STEP 3: ARCHITECTURAL GUIDELINES STEP 4: LANDSCAPING GUIDELINES
LANDSCAPING GUIDELINES
¤Intent and Overview
¤Master Plan
¤Trail Map Master Plan
¤Open Space Exclusive Use Easement
¤Open Space Exhibit
¤Wall and Fence Plan
CRITERIA
¤Wall and Fence Criteria
¤Mailbox Criteria
¤Trash Enclosure Criteria
¤Common Area Hardscape Criteria
¤Gate Criteria
¤Site Furniture Criteria
LANDSCAPE CHARACTER
¤Mater Plant Legend
¤Typical Front Yard Criteria
¤Typical Landscape Criteria
5Freehold C ommunities Ι D esign g ui D elines
BUILDER PLAN REVIEW PROCESS
SUBMITTAL 1A:CONCEPTUAL PRODUCT REVIEW
BUILDER SUBMITS ALL CONCEPTUAL
PRODUCTS TO DESIGN REVIEW BOARD
(DRB)
DIGITAL PDF
DIGITAL PDF
DIGITAL PDF
DIGITAL PDF
BUILDER REVISES PLANS PER DRB
COMMENTS AND SUBMITS COMPLETE
CONSTRUCTION DOCUMENTS TO
DRB
BUILDER SUBMITS PLOT/SITE PLAN
SETS TO DRB
BUILDER SUBMITS PLOT/SITE PLAN
SETS TO DRB
1. Floor Plans
2. Elevations (all front and rear elevations and one set of side elevations per plan type)
3. Enhanced Exterior Elevations (all applicable exposed side elevations at Special Focus Lots)
4. Special Focus Lot Details
5. Materials & Colors
6. Landscape Plans
1. Architectural Construction Documentation Package
2. Color and Material Specifications
1. Plot/Site Plan - Lot Specific
2. Monotony Code - Updated Plan
¤Special Focus Lot Details
¤Elevations
¤Landscape Plans
3. Fence Plan/Wall Plan (If Proposed or Required)
1. Plot/Site Plan - Lot Specific (with elevation specific building footprints to demonstrate setback compliance)
2. Plan and Elevation Plotting Plan (color code plan types and designate elevation variations)
3. Monotony Code - Updated Plan
¤Special Focus Lot Details
¤Elevations
¤Landscape Plans
4. Fence Plan (If Proposed or Required)
SUBMITTAL 2A:CONSTRUCTION DOCUMENTS
SUBMITTAL 2B:PLOT/SITE PLAN REVIEW
SUBMITTAL 1B:PLOT/SITE PLAN REVIEW
BUILDER REVISES PLANS AND RESUBMITS
DENIED WITH COMMENTS APPROVED APPROVED
DENIED WITH COMMENTS
PALM SPRINGS
ARCHITECTURAL ADVISORY
COMMITTEE
6 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
Woven into the fabric of every great community there will always be great
architecture. With an aim to set itself apart as one of the memorable communities
in the current marketplace, Miralon takes its aesthetic cues from the vibrant
modern architectural heritage of Palm Springs. Meticulously scripted and
scrutinized design guidelines will ensure that each residential or supplemental
structure has been purposely designed and positioned in harmony and
accordance with the vision that is Miralon.
Architects have designed sleek modern homes that embraced the desert
environment since the 1920’s. The dramatic geographic surroundings of the
Coachella Valley inspired a design aesthetic in the middle of the 20th Century
now called Desert Modernism.
Notable for its clean lines, expansive use of glass, applications of natural and
manufactured materials and indoor/outdoor relationships, Desert Modernism
encouraged a lifestyle of humble elegance and informality. Influenced by the
principles of desert living and the severe climate, the style grew out of the
architects’ varied use of modern construction techniques, inventive materials
and new technologies and served an enthusiastic and progressive clientele.
ARCHITECTURE
7Freehold C ommunities Ι D esign g ui D elines
The Miralon Design Guidelines create a theme for building and landscape
within the community to protect, maintain, and enhance property values
and sense of place. The design concepts and implementation techniques set
forth in these guidelines are not meant to discourage unique design solutions,
rather they embody the intent of the design and standards for Miralon. This list
highlights the key points.
ELEVATION VARIATIONS (REFER TO PGS. 22-29)
Interpretation of Desert Modernism
¤Variation A
¤Variation B
¤Variation C
ENTRIES, DOORS, AND WINDOWS
(REFER TO PGS. 30-31)
¤Entrance doors shall be minimum of 8’ tall and be
made of either solid wood, fiberglass, aluminum, or
composite material with a stained or painted finish.
¤Windows shall have frames of aluminum. (refer to
Finished Materials on page 37 for standard colors)
MIRALON ARCHITECTURAL DESIGN GUIDELINES HIGHLIGHTS
OUTDOOR LIVING SPACES (REFER TO PG. 32)
¤Multiple outdoor living spaces such as courtyards
and covered patios are highly encouraged.
¤A side yard reciprocal use easement is
permitted for all single family lots..
¤Second floor decks are not permitted where a single-
family lot backs up to another single-family lot.
¤Covered Patios to have minimum depth of 11’
for accommodate furniture placement.
¤Provide 2’ minimum offset between house
and covered patio at rear yard.
GARAGES (REFER TO PG. 33)
¤Garage doors shall be recessed from the exterior wall a minimum of 8”.
MISCELLANEOUS (REFER TO PG. 34)
¤Roof
¤Mechanical Equipment
¤Sustainability
FINISH MATERIALS (REFER TO PG. 35)
¤Primary finish materials on the body of any elevation will be
limited to a minimum of two (2) and a maximum of three (3).
¤All finishes expressed on the front elevation must wrap around
the corner of the home, continuing along the side elevations or
otherwise terminating at an inside corner of the plan at corner lot or
side open space conditions. At interior lot conditions, exterior wall
material shall return alongside elevations either to a building offset
or to a minimum dimension of 4’ when an offset is not present.
RECOMMENDED EXTERIOR PAINT COLORS
AND MATERIALS (REFER TO PGS. 36-37)
8 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
MASTER PLAN
PALM SPRINGS VILLAGE
04.27.2016
FREEHOLD COMMUNITIES
PALM SPRINGS, CA
LANDSCAPE ARCHITECTUREINDIAN CANYON DRIVESUNRISE PARKWAY
WHITEW
A
T
E
R
R
I
V
E
R
C
H
A
N
N
E
L
SAN RAFAEL DRIVE
LANDSCAPE MASTER PLANAVALON
WAYN. AVENIDA CABALLEROSLEGEND
Public Visitor Gated Entry (Staffed Guardhouse)
Private Resident Gated Entry (Key Fob)
Olive Groves (approx. 38 acres)
Clubhouse and Pool Club
Citrus Tree Pockets - Tango Mandarin (approx. 1.2 acres)
Detention Basin
Existing Lakes
Desert Themed Landscape (approx. 42 acres)
Dog Separated Agility Park
Social Space
Green Space with Open Turf and/or Informal Dog Park
Clubhouse Parking
Fitness Station (13)
Attached Multi Family
Detached Multi Family
Single Family Residential
Landscape Maintenance and Well Site
D.W.A. Site
Community Garden (4)
Existing Pump House
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
19
10
7
5
5
13
16
5
3
5
19
19
19
8
5
20
10
6
2
10
16
8
118
615
14
2
11
3
3
4
3
12
9 2
1017
N.A.P.
7
7
7
7
7
11
6
9Freehold C ommunities Ι D esign g ui D elines
PRODUCT MIX
Product Parcel Size
(Acres)
Density
(du/acre)
Total
Units
Target
Square Footage
Common Open Space
Adjacent
Attached Multi Family 16.76 12 to 14 242 1,000-1,400 Subject to future
application
Detached Multi Family 15.60 9.9 156 1,200-1,600 Subject to future
application
40' Wide
SFD Lots 7.70 8.1 62 1,400-2,400 100%
45' Wide
SFD Lots 18.00 7.2 129 1,600-2,800 0%
50' Wide
SFD Lots 53.39 7.2 384 2,000-3,200 33%
60' Wide
SFD Lots 28.55 6.0 172 2,400-3,600 77%
Custom Lots 1.00 5.0 5 2,800-3,900 0%
* For further illustration, see exhibit on the following page.
10 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
PRODUCT LOCATION
11Freehold C ommunities Ι D esign g ui D elines
BUILDING HEIGHT
RESTRICTIONS
12 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
SPECIAL FOCUS LOTS
13Freehold C ommunities Ι D esign g ui D elines
¤Plan forms with side court should be plotted at Special Focus
Lots. Avoid plotting garage side elevation at Special Focus Lots.
¤Introduce featured elements and accent wall material used
at front and rear elevation on exposed side elevation.
¤Wall plane breaks of 24” minimum is required for walls longer
than 36’ at exposed side elevation. Wall plane breaks should also
be incorporated for materials to transition at inside corners.
¤Refer to Landscape Design Guidelines for additional requirements.
SPECIAL FOCUS LOTS
COVERED
PATIO
COVERED
PATIO
COVERED
PATIO
PROPERTY LINE
12' X 5'
5' X 12'
7' X 7'
GARAGEGARAGEGARAGE
SINGLE-STORY
LIVING
SPECIAL FOCUS LOT
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
PLAN 2PLAN 1 PLAN 3
STREET STREETOPTIONAL EXCLUSIVE
USE EASEMENT AT SIDE YARD
14 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
MARKETING SUMMARY
Target Square Footage 1,400 - 2,400
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 55%. Covered patios, when only covered by a roof or
trellis structure (not second-story habitable space), may be
excluded from the lot coverage calculation. Includes Exclusive
Use Easement area adjacent to Common Open Space
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 3' - no less than 15' from rear of structure to outside
edge of exclusive use easement or rear property line.
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all structures except
for lots located within 200' of project boundary and back-to-
back lots. All parapet walls, railings, and appurtenances must
be contained within the maximum permitted height limit.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' clear inside
11'-6" x 40' clear inside for 2-car tandem
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted
for two-story residences, but shall be limited to a maximum of 400 SF in area and shall
only be permitted above the first-story level of the residence. The roof deck shall be
designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.
SINGLE FAMILY 40' WIDE
WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD
COMMON OPEN SPACE
COMMON OPEN SPACE
COVERED
PATIO COVERED
PATIO
OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD
ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE
PROPERTY LINE
5' X 12'
5' X 12'
7' X 7'
GARAGE GARAGEGARAGE
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
EXCLUSIVE USE EASEMENT
12' TO 20' DEPTH VARIES PER SITE PLAN
PLAN 3PLAN 1PLAN 2
40'40'40'
15Freehold C ommunities Ι D esign g ui D elines
MARKETING SUMMARY
Target Square Footage 1,600 - 2,800
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 55%. Covered patios, when only covered by a roof or
trellis structure (not second-story habitable space), may
be excluded from the lot coverage calculation.
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 15'
The rear yard setback may be reduced to 10' when the front
yard setback is increased to 15' per the circumstances
outlined in the Condition of Approval PC 11.
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all structures except
for lots located within 200' of project boundary and back-to-
back lots. All parapet walls, railings, and appurtenances must
be contained within the maximum permitted height limit.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' Clear Inside
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted for two-story residences,
but shall be limited to a maximum of 400 SF in area and shall only be permitted above the first-story level of the
residence. The roof deck shall be designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.
SINGLE FAMILY 45' WIDE
WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD
OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD
COVERED
PATIO
COVERED
PATIO
COVERED
PATIO
PROPERTY LINE
12' X 5'
5' X 12'
7' X 7'
GARAGEGARAGE GARAGE
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
PLAN 3PLAN 1PLAN 2
45'45'45'
16 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
MARKETING SUMMARY
Target Square Footage 2,000 - 3,200
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 50%. Covered patios, when only covered by a
roof or trellis structure (not second-story habitable
space), may be excluded from the lot coverage
calculation. Includes Exclusive Use Easement
area adjacent to Common Open Space
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 3' - no less than 15' from rear of structure to outside
edge of exclusive use easement or rear property line
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all
structures except for lots located within 200'
of project boundary and back-to-back lots. All
parapet walls, railings, and appurtenances must be
contained within the maximum permitted height
limit. *Note: must show how privacy is achieved.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' Clear Inside
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted
for two-story residences, but shall be limited to a maximum of 400 SF in area and shall
only be permitted above the first-story level of the residence. The roof deck shall be
designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.
SINGLE FAMILY 50' WIDE
WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD
COMMON OPEN SPACE
EXCLUSIVE USE EASEMENT
7' TO 20' DEPTH VARIES PER SITE PLAN
EXCLUSIVE USE EASEMENT
12' TO 20' DEPTH VARIES PER SITE PLAN
COMMON OPEN SPACE
PROPERTY LINE
12' X 5'
7' X 7'
7' X 7'
GARAGE GARAGE GARAGE
COVERED
PATIOCOVERED
PATIO
COVERED
PATIO
SINGLE STORY
LIVING
FIRST FLOOR
LIVING
SECOND FLOOR
LIVING
FIRST FLOOR
LIVING
SECOND FLOOR
LIVING
ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE
PLAN 1PLAN 2PLAN 3
50'50'50'
17Freehold C ommunities Ι D esign g ui D elines
SINGLE FAMILY 50' WIDE
WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD
MARKETING SUMMARY
Target Square Footage 2,000 - 3,200
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or
trellis structure (not second-story habitable space),
may be excluded from the lot coverage calculation.
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 15'
The rear yard setback may be reduced to 10' when the front
yard setback is increased to 15' per the circumstances
outlined in the Condition of Approval PC 11.
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all structures except
for lots located within 200' of project boundary and back-
to-back lots. All parapet walls, railings, and appurtenances
must be contained within the maximum permitted
height limit. *Note: must show how privacy is achieved.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' Clear Inside
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted
for two-story residences, but shall be limited to a maximum of 400 SF in area and shall
only be permitted above the first-story level of the residence. The roof deck shall be
designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.
PROPERTY LINE
5' X 12'
7' X 7'
6' X 5'
GARAGEGARAGE GARAGE
COVERED
PATIOCOVERED
PATIO
COVERED
PATIO
SINGLE STORY
LIVING
SINGLE STORY
LIVING
SINGLE STORY
LIVING
PLAN 1PLAN 2PLAN 3
50'50'50'
18 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
SINGLE FAMILY 60' WIDE
WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD
MARKETING SUMMARY
Target Square Footage 2,400 - 3,600
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or
trellis structure (not second-story habitable space), may be
excluded from the lot coverage calculation. Includes Exclusive
Use Easement area adjacent to Common Open Space
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 3' proposed - no less than 15' from rear of structure to outside
edge of exclusive use easement or rear property line
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0".
Unenclosed roof decks are permitted for all structures except
for lots located within 200' of project boundary and back-to-
back lots. All parapet walls, railings, and appurtenances must
be contained within the maximum permitted height limit.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' Clear Inside
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted
for two-story residences, but shall be limited to a maximum of 400 SF in area and shall
only be permitted above the first-story level of the residence. The roof deck shall be
designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.
COMMON OPEN SPACE
EXCLUSIVE USE EASEMENT
7' TO 20' DEPTH VARIES PER SITE PLAN
COMMON OPEN SPACE
EXCLUSIVE USE EASEMENT
12' TO 20' DEPTH VARIES PER SITE PLAN
PROPERTY LINE
7' X 7'
7' X 7'
7' X 7'
GARAGE GARAGE GARAGE
COVERED
PATIO COVERED
PATIO COVERED
PATIO
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
PLAN 1PLAN 2PLAN 3
60'60'60'
ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE
19Freehold C ommunities Ι D esign g ui D elines
SINGLE FAMILY 60' WIDE
WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD
MARKETING SUMMARY
Target Square Footage 2,400 - 3,600
DEVELOPMENT STANDARDS (Per Planned Development District - PDD)
Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or
trellis structure (not second-story habitable space), may
be excluded from the lot coverage calculation.
Minimum Front Setback (from ROW):
Living Area 10'
Front Loaded Garage 18'
Privacy Wall (6' Max Height)10'
Minimum Side Setback 5' (Shared use easement allowed)
Minimum Rear Setback
Residence or Covered Patio 15'
The rear yard setback may be reduced to 10' when the front
yard setback is increased to 15' per the circumstances
outlined in the Condition of Approval PC 11.
2' minimum offset between Residence and Covered Patio
Pool to Property Line 5'
Maximum Roof Overhang 1'
Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks)
Maximum Height 24'-0"
Unenclosed roof decks are permitted for all structures except
for lots located within 200' of project boundary and back-to-
back lots. All parapet walls, railings, and appurtenances must
be contained within the maximum permitted height limit.
Parking 2-Car Garage
Minimum Garage Size 20' x 20' Clear Inside
OTHER REQUIREMENTS
• Minor architectural projections permitted to encroach 2' into setbacks
• Roof overhangs permitted to encroach 1' into setbacks
• Roof decks shall not be permitted on one-story residences. Roof decks may be permitted
for two-story residences, but shall be limited to a maximum of 400 SF in area and shall
only be permitted above the first-story level of the residence. The roof deck shall be
designed so that privacy is maintained for the yard areas of abutting parcels.
• Architectural detailing and materials shall be consistent on all four sides of the residence.
Variations in wall planes, external expression of structural elements, shading devices, or other
similar details may be employed to break up large wall plane expanses as appropriate.PLAN 1PLAN 2PLAN 3
60'60'60'
PROPERTY LINE
7' X 7'
7' X 7'
7' X 7'
GARAGE GARAGE GARAGE
COVERED
PATIO COVERED
PATIO
COVERED
PATIO
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
SINGLE-STORY
LIVING
20 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
Elevation
Elevation
Floor Plan
Floor Plan
Focus Lot
Focus Lot
A A B B B
B B C C C ACAAB
C C C C A
1 2 2 2 2
2 2 3 3 3 13112
3 3 3 3 1
N N N Y Y
N N N N N NNNYY
N N N N N
MONOTONY CODE
¤A monotony code will be implemented at
Miralon and will focus on floor plans, elevations
and exterior color schemes as follows:
• Identical floor plans with same elevations
may not be located on adjacent lots, either
side-by-side or across the street
• All elevations should be utilized. Each elevation design
should be applied to a minimum 30% of total units
• Special Focus Lots, as dictated by the Design
Guidelines, will have additional architecture
and landscape requirements
21Freehold C ommunities Ι D esign g ui D elines
60’ WIDE SFD PRODUCT CONCEPTUAL STREET SCENE
40’ WIDE SFD PRODUCT CONCEPTUAL STREET SCENE
3A 1C 2C 3B 1A 2B
2A 1C 3B 2C 1B 3A
22 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
The architectural styles of Miralon and all related building forms and details are
products of cultural tastes and values that reflect the history of Coachella Valley
and express the visions of this new community. The goal is to have a cohesive
tapestry of distinct architectural influences that tie the community together yet
allow for variety and individual expression.
Miralon's architectural theme is a modern interpretation of the works of
renowned Desert Modernists. The three variations of Desert Modernism for
Miralon are:
VARIATION A
VARIATION B
VARIATION C
A minimum of three different elevation variations must be provided for each
residential plan type. The following describes the key elements and design
strategies for the permitted elevation variations. This section provides guidelines
for designing within the prescribed styles while creating variations among homes
and buildings. This is a guide, not a comprehensive catalog of all possibilities.
Further description of each variation is available on the following pages. The
complementary nature of the styles and how that plays into the "resort" asthetic.
Note: images included within Architecture Chapter are for architectural
reference only. Refer to Landscape Chapter for landscape design criteria.
ELEVATION VARIATIONS
23Freehold C ommunities Ι D esign g ui D elines
REAR VIEW
FRONT VIEWFRONT VIEWFRONT VIEW
REAR VIEWREAR VIEW
PLAN 2CPLAN 2BPLAN 2A
45' WIDE
24 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
VARIATION A
William Francis Cody was an influential desert modern architect working
in Palm Springs during the peak of the Modern Architecture Movement. His
residential projects illustrated simplicity of form, natural light, and large windows
displaying a smooth connection between interior and exterior. What made
Cody so instrumental to the look of Palm Springs was his technical prowess and
meticulous attention to detail. Cody combined international style minimalism
with the indoor/outdoor way of living so emblematic of Palm Springs. Cody’s
designs hid door frames within walls, elongated steel roof spans, and reduced
steel beams to slivers so that absolutely nothing interfered with the views of
the outdoors. Some of Cody’s residential works include the Glass House (1967),
the Rancho Mirage House (1969), the Jaffe House (1963), the Perlberg Residence
(1952), the Shamel Residence (1961) and the Abernathy Residence (1962).
Cody served on the Palm Springs Planning Commission and the Planning
Collaborative in an attempt to protect the city from architectural mediocrity.
Cody left behind a legacy of important contributions to what is known today as
Desert Modernism – his career continues to serve as an inspiration to successive
generations of architects.
FRONT ELEVATION
REAR ELEVATION +/-18' -0" OVERALL
25Freehold C ommunities Ι D esign g ui D elines
DESIGN CHARACTERISTICS
CANTILEVERED FLAT ROOF
DEEP CANOPY
WING WALL EXTENSION INTO LANDSCAPE
STUCCO WALLS (30/30 SAND FINISH
AT FEATURED ELEMENT)
POST AND BEAM CONSTRUCTION
AT PRIMARY LIVING SPACES
LONG, LOW, HORIZONTAL PROPORTION
SIMPLE ROOF
SLIDING GLASS DOORS
MINIMUM DECORATIVE DETAILS
ACCENT WALL MATERIALS:
A minimum of two and a maximum of three
exterior wall materials shall be used.
¤Precision cut stones
¤Fiber-cement panels
¤Smooth face or decorative concrete blocks
26 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
South Dakota native Donald Wexler arrived in Palm Springs as Mid-century
Modernism was in full swing and then never left. Having worked for Richard
Neutra and William Cody, Wexler became a dedicated desert Modernist, smartly
designing both to compensate for, and take advantage of, the harsh environment.
A pioneer in the use of steel in residential architecture, the architect made his
imprint on Palm Springs in notable private and public buildings. Among his
public works: Palm Springs International Airport (1965), Spa Hotel Bath House
(1958), Union 76 Gas Station (1962) and Canyon Country Club (1963). Residential
works include Alexander Steel Houses (1962), Lilliana Gardens Glass House (1954),
Leff House (1957), Dinah Shore Residence (1963), and Verbana Drive (2007).
The community of Palm Springs holds him dear to their hearts and respects
him as a great man and architect who helped change the landscape of the
desert forever. Donald Wexler has left a significant lasting architectural legacy for
future generations to be inspired by.
VARIATION B
FRONT ELEVATION
REAR ELEVATION +/-17' -0" OVERALL
27Freehold C ommunities Ι D esign g ui D elines
DESIGN CHARACTERISTICS
CANTILEVERED FLAT ROOF
LIGHT GAGE STEEL POST AND BEAMS
STUCCO WALLS (30/30 SAND FINISH
AT FEATURED ELEMENT)
POST AND BEAM CONSTRUCTION
AT PRIMARY LIVING SPACES
LONG, LOW, HORIZONTAL PROPORTION
SIMPLE ROOF
SLIDING GLASS DOORS
MINIMUM DECORATIVE DETAILS
ACCENT WALL MATERIALS:
A minimum of two and a maximum of three
exterior wall materials shall be used.
¤Precision cut stones
¤Fiber-cement panels
¤Smooth face or decorative concrete blocks
28 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
Simplicity is often an overriding characteristic based of Cubist principles.
Each of the buildings has a basic geometrical design, often a cuboid shape. The
buildings have sharp, clean lines, ensuring that it is viewed in perspective with
ease. The windows have a square or rectangular form and do not necessarily line
up with each other, as in traditional / conventional buildings.
Ricardo Legorreta was a designer of buildings that were boldly modern yet
deeply rooted in the traditional architecture of his native Mexico. Legorreta’s work
is distinguished by his use of proportions, creating simple spaces, and intense
use of colors that highlight the material and architectural elements. However,
use of bright colors is prohibited at Miralon, the goal is for these dwellings to
blend in with other architectural variations in the community. Examples of his
work include a series buildings designed for the chain of hotels Camino Real and
numerous factories and offices throughout Mexico. He became known abroad
after designing a private home for the actor Ricardo Montalban in Los Angeles.
Legorreta’s residential work includes Cervantes House (1996), Tech House (1993),
Montalban House (1985), Rancho Santa Fe House (1987), Greenberg House
(1991), House in Sonoma (1993), and La Colorada House (1996).
VARIATION C
FRONT ELEVATION
REAR ELEVATION +/-18' -0" OVERALL
29Freehold C ommunities Ι D esign g ui D elines
DESIGN CHARACTERISTICS
FLAT ROOF
DEEPLY RECESSED WINDOW AND DOOR OPENINGS
EXTERIOR WINDOW AND DOOR OPENINGS
SHALL HAVE A MINIMUM OF 4" RECESS
VARIED PLATE HEIGHTS AND/OR PARAPET WALLS
STUCCO WALLS (30/30 SAND FINISH
AT FEATURED ELEMENT)
SIMPLE, UNCOMPLICATED EXTERIOR DESIGN
DESIGNED TO ALLOW MAXIMUM
LIGHT INTO THE BUILDING
DESIGNED WITH AN OPEN SPACE INTERIOR
SHAPES OF WINDOWS AND DOORS IN HARMONY
WITH THE SHAPE OF THE BUILDING
SLIDING GLASS DOORS
MINIMUM DECORATIVE DETAILS
ACCENT WALL MATERIALS:
A minimum of two and a maximum of three
exterior wall materials shall be used.
¤Precision cut stones
¤Fiber-cement panels
¤Smooth face or decorative concrete blocks
30 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
DOORS & ENTRIES
¤Entrance doors shall be minimum of 8’ tall and be
made of either solid wood, fiberglass, aluminum, or
composite material with a stained or painted finish.
¤Single doors only.
¤Dutch or cottage doors are not allowed.
¤Unique windows and side lights are encouraged.
¤Bright colors are encouraged. White doors are not permitted.
31Freehold C ommunities Ι D esign g ui D elines
¤Window placement should
• Take advantage of mountain and common open space views.
• Minimize overlook between residences.
• Make cross ventilation most effective.
¤All windows must be double-glazed to maximize energy
conservation. Glass may be coated or tinted to control solar heat
gain, but a reflective or mirrored appearance is not acceptable.
¤Building envelope to provide shading to large glazed living area.
¤In order to reinforce the connection to the outdoors,
large windows and sliding glass doors opening
from main living areas are encouraged.
¤Restricted to aluminum frames only.
¤No surrounding trim.
¤Minimal window breaks if any at all.
¤Round windows or frames are not allowed.
WINDOWS
32 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
OUTDOOR LIVING SPACES
¤It is the intent in Miralon the integration of indoor and
outdoor living spaces for recreation and leisurely enjoyment.
Multiple outdoor living spaces such as courtyards and
covered patios are highly encouraged for all homes.
¤For 40’, 45' and 50’ wide single-family lots, a side yard reciprocal
use easement is permitted. This allows consolidation of the
two side yards into one ten foot wide space extending to
the adjacent home. This use enlarged the area along one
side of the home, thereby encouraging outdoor living.
¤Second floor deck areas are included in the maximum
square footage threshold and shall not be permitted where
a single-family lot backs up to another single-family lot.
¤Second floor decks shall be permitted on lots that
abut the common open space and streets. Builders
must demonstrate how privacy is achieved.
¤Covered patios shall be setback a minimum of 15’ from the rear
property line (refer to Development Standards on pages 20-25).
¤Covered patios to have minimum depth of 11’
for accommodate furniture placement.
¤Provide 2’ minimum offset between house
and covered patio at rear yard.
33Freehold C ommunities Ι D esign g ui D elines
GARAGES
¤A variety of garage placements is encouraged to avoid
monotonous streetscenes. A garage should not be the
dominant feature in the architecture of a home. The impact
of repetitive, street front garages can be reduced by:
• Varying garage door appearance and placement from plan to plan.
• Varying garage front yard setbacks from
the garage and/or living space.
¤Provide 8" recess at all garage doors
¤Simple surround trim if any at all.
¤Simple design, windows are acceptable.
¤Minimal details, no hardware.
¤Garage doors with rounded tops are not permitted.
¤Dark colors are encouraged.
¤Arched windows or divided-lite windows shall be prohibited
on garage doors; only those details as specified in the Design
Guidelines shall be permitted. White garage doors may be
acceptable if approved as part of a color scheme for the residence.
34 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
ROOF ELEMENTS:
¤Roof construction must be responsive to the harsh
climatic effect of desert sun, wind and rain. Roof must
be non-flammable, code-rated, and non-reflective.
¤Roof overhangs may encroach one foot into the setback
areas around the envelope of the structure. Their use
is encouraged in order to provide shade for outdoor
living spaces and to reduce glass reflectivity.
MECHANICAL EQUIPMENT
¤All mechanical equipment, including air conditioners,
satellite dishes, solar panels, etc. shall be located in
visually unobtrusive locations, screened from view.
¤No rooftop-mounted compressors shall be permitted. Mechanical
equipment may be mounted on the roof, provided the equipment
is screened and the screened material is integrated with the
architecture of the residnece. Parapets shall be at least six inches
higher than the equipment for the purpose of screening.
¤Condensers set on the side yard of a single-family home
shall be a minimum of three feet of clearance between
the condenser and the side yard wall or structure.
¤Utility meters, condenser units should be positioned in discreet
locations not visible from street and common open space. Meters
to be screened in meter cabinets or architectural projections.
¤Locate utility meters by garage whenever possible.
¤Exposed exterior ladders are not allowed.
¤All exterior lighting must be indirect and light sources (such
as light bulbs) must be concealed or shielded so that they are
not visible from any street adjacent lot or common area.
MISCELLANEOUS (SUSTAINABLE DESIGN)
SUSTAINABILITY
¤Green for Life is an energy-saving program funded by the California
Public Utilities Commission through Southern California Edison and
administered by the Coachella Valley Association of Governments.
Visit www.greenforlifecv.org for additional information.
¤Builders to review Summary and Checklist for New Home from
website, and meet the minimum requirement for Green Leaf (20
points). Log on to www.greenforlifecv.org for more information.
¤Builders are encouraged to introduce additional
sustainability methods such as:
• High efficiency plumbing fixtures
• Roof with high SFR (solar reflectant Index)
¤Solar panels encouraged. Structures pre-plumbed for solar.
35Freehold C ommunities Ι D esign g ui D elines
FINISH MATERIALS
¤Steel posts are encouraged at covered patios.
¤Low walls should match finishes on the dwellings.
¤No flagstone, lava rock, cobble stone, brick, or
glass tiles on exterior walls / low walls.
¤Stacked stone shoudl be linear and dry
stacked. Absolutely no lava rock.
¤Precision-cut stone and cemtent fiber boards are
encouraged and entries and feature walls.
¤Exterior lighting is encouraged under eaves, near wall, entries, etc.
¤Exterior walls should be simple, refined compositions that
firmly ground the building to the site. A minimum of two and a
mzximum of three exterior wall materials (glazing system materials
excluded) shall be used, with one material clearly dominant.
Exterior finish materials shall be limited to the following:
• Stucco - smooth or light sand finish
• Natural or cultured stone
• Architectural smooth face or decorative concrete block
• Architectural composed fiber cement panels
• Brick
• Finish metal
• Prohibited materials: Highly reflective or shitny metal,
decorative patterned stucco, alumawood
¤Cement blocks subject to approval
STUCCO WITH 30/30 SAND FINISH
PRECISION-CUT STONE DRY-STACK STONE STEEL ENTRY DOOR STEEL GARAGE DOOR
ALUMINUM CLAD MULLIONS, DARK COLOR ALUMIUM FASCIA FIBER CEMENT PANELS
NO HILLSTONE OR EQUIVALENT NO BRICK NO CONCRETE ROOF, RAKES NO FOAM TRIM, FASCIA OR EAVE
36 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting
¤Stucco color and massing not to exceed an LRV of 82.
¤Entry door color to be an accent and vary per lot. See
examples on page 33 for reference colors.
¤Low walls should match or enhance colors on elevations.
¤Fascia and eaves will should be painted a dark, nuetral color.
¤Underside of eave should match the fascia board color
or stucco call color, depending on the detail.
¤Neutral color and tones are encouraged for most exterior
walls. Accent walls may vary in color and tone.
¤Colors should be approved by Miralon Design Review Board.
¤Garage doors should be dark, preferably match the fascia color.
RECOMMENDED EXTERIOR PAINT
COLORS & MATERIALS CEMENT FIBER & PRECISION-CUT STONE
NO ACCENT COLOR ON TRIM NO LACK IN CONTRAST BETWEEN
TRIM, STUCCO AND STONE
DON'T EXCEED 2 STUCCO
COLORS ON 1 DWELLING
37Freehold C ommunities Ι D esign g ui D elines
SW 7001
"MARSHMALLOW"
SW 6405
"FERVENT BRASS"
SW 6153
"PROTÉGÉ BRONZE"
SW 6147
"PANDA WHITE"
SW 6341
"RED CENT"
SW 6000
"SNOWFALL"
SW 0077
"CLASSIC FRENCH
GRAY"
SW 6196
"FROSTY WHITE"
SW 6466
"GRANDVIEW"
SW 6148
"WOOL SKEIN"
SW 0045
"ANTIQUARIAN
BROWN"
SW 7015
"REPOSE GRAY"
SW 7026
"GRIFFIN"
SW 6197
"ALOOF GRAY"
SW 0047
"STUDIO BLUE
GREEN"
SW 6073
"PERFECT GREIGE"
SW 7598
"SIERRA
REDWOOD"
SW 7053
"ADAPTIVE SHADE"
SW 7016
"MINDFUL GRAY"
SW 7020
"BLACK FOX"
SW 6202
"CAST IRON"
SW 7045
"INTELLECTUAL
GRAY"
SW 6066
"SAND TRAP"
SW 7018
"DOVETAIL"
SW 2821
"DOWNING STONE"
SW 6061
"TANBARK"
SW 7046
"ANONYMOUS"
STUCCO ENTRY DOORS
GARAGE DOORS
AND FASCIA
ATTACHMENT H
City of Palm Springs Submittal 06/10/24
MIRALON N1
71 SFD 60x110 lots
PLC Communities
Patrick McCabe
888 San Clemente Drive, Suite 200
Newport Beach, CA 92660
610600610610610610608612612608606611596598600602604606608610612594610610606605MMMMMMMMMMMMMMPLAN 1PLAN 2PLAN 2PLAN 1PLAN 1PLAN 1(R)PLAN 3PLAN 1PLAN 1 (R)PLAN 2PLAN 3PLAN 3(R)PLAN 2PLAN 3PLAN 2P
L
A
N
1
(
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PL
A
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2
(
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)SSSSW3521-BFF=613.73532-AFF=612.93543-CFF=612.13551-BFF=611.63562-AFF=611.13571-CFF=610.63582-BFF=610.21113-BFF=612.51101-AFF=612.01093-CFF=611.51082-BFF=611.01071-AFF=610.3FLAMINGO BLVDRIVIERA CT.MONROE DR.110.0'L=90.6'R=281.5'L=55.2'R=171.5'L=64.5'R=281.5'17.3'110.0'17.3'110.0'L=39.3'R=171.5'60.0'110.0'60.0'60.0'110.0'60.0'34.2'L=24.3'R=318.5'110.0'34.2'L=32.7'R=428.5'L=56.5'R=318.5'110.0'L=76.0'R=428.5'L=56.5'R=318.5'110.0'L=76.0'R=428.5'L=28.9'R=318.5'31.1'111.3'60.0'110.0'60.0'110.0'60.0'60.0'110.0'60.0'20.4'L=35.5'R=171.5'
110.0'L=58.3'R=281.5'20.4'L=52.7'R=171.5'110.1'L=92.9'R=281.5'
14.4'22.6'10.5'19.2'5.0'16.4'14.3'11.7'18.2'16.3'10.0'27.5'25.0'14.0'5.5'16.0'12.3'5.0'21.5'21.7'5.0'11.5'11.5'5.0'5.0'5.0'7.5'6.0'6.0'5.0'5.0'18.0'10.5'10.5'8.0'8.0'5.0'5.0'15.5'15.5'25.0'5.0'5.0'21.2'20.2'5.0'5.0'13.8'10.9'11.4'8.6'32.6'11.4'10.5'18.7'5.0
'8.5
'29.7'31.1
'15.5'14.6'12.1'7.0'8.9'7.0'19.1'32.2
'12.5
'19.1
'12.5'16.0'5.0'5.0
'18.0'5.0'
5.0'5.0'5.0'18.0'11.5'12.4'5.0'5.0'5.0'5.0'7.5'15.5'25.0'25.0'5.0'5.0'18.0'
10.0'
10.0'8.0'8.0'5.0'5.0'15.5'
5.0'5.0'5.0'7.5'5.0'5.0'5.0'5.0'11.5'11.5'18.0'5.0'5.5'5.0'15.6'5.0'18.4'17.0'13.2'5.0'9.8'13.0'2
2
.
1
'
1
5
.
3
'
3
0
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8
'18.0'14.1'16.2'8.0'8.0'5.0'PLCLSSSSSSSSSSSSSSSSSSS
SSSWWWWWWWWWWWW
WPLPLPLPLPLCLCLCLPLPLPLPLSSSSWWWW
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SSSSW
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WWPL PLPL19.2'18.6'19.3'TWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963-ALOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLTRACT 31848-1PLOT PLAN116SEE SHEET 2
600606
5925
9
4
596 5986006026
0
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5
9
2
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605
MMMMMMMM
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MMMM M
MMMM93
94
PLAN 1
PLAN 2PLAN 2
P
L
A
N
1PLAN 1PLAN 1 (R)PLAN 2PLAN 2
PLAN 3PLAN 2PLAN 1PLAN 2PLAN 2PLAN 3PLAN 1(R)PLAN 1 (R)PLAN 2(R)PLAN 3(R)PLAN 3(R)RIVIERA CT.CL3591-AFF=609.73603-CFF=606.83612-BFF=605.63621-AFF=603.93631-CFF=603.83642-BFF=604.63652-AFF=605.63663-CFF=606.83671-BFF=609.61061-CFF=609.51052-BFF=609.819.7'8.4'
13.6'
35.3'
37.4'15.2'15.0'28.3'
20.0'
21.2'10.2'10.8'5.0'16.0'
11.4'
12.7'6.1'7.9'9.8'11.1'18.2'
10.8'15.0'5.0'42.6'
25.1
'32.5'5.5'5.5'16.3'
10.0'5.0'5.0'16.0'19.4'8.8'10.4'21.
4
'
5.0
'10.0'9.0'11.4'1
4
.
3
'5.0'13.2'15.0'37.4'4.8
'35.7'5.0'1
8
.
0
'31.3'42.1'3.6'
9.
1
'14.3'5.5'5.5'25.1'5.0'5.0'22.1'5.0'5.0'18.0'
11.5'
11.5'6.0'9.1'14.1'24.4
'11.8'15.0'15.0'29.1'
21.0'10.5
'11.0'20.0
'14.3'22.1'18.7'18.8
'20.2'5.0'5.0'13.9'21.6'6.9'20.0'10.4'10.9'17.1'17.9'
11.3'15.1'16.2'5.0'3682-AFF=609.88.6
'10.8
'5.0'5.0'23.2
'23.5
'37.2'16.5'22.3'FLAMI
N
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B
L
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.18.0'18.0'36.0'18.
0
'
1
8
.
0
'
3
6
.
0
'
18.0'18.0'
36.0'
43.
0
'
L=48.1'R=318.5'
L
=
3
5
.
4
'
R
=2
4
.
5
'87.8'L=100.0'R=428.5'110.0'L=12.0'R=428.5'81.7'127.7'60.4'6.0'L=21.7'R=24.5'L=39.8'R=43.5'109.7'16.8'L=43.8'R=153.5'L=40.7'R=43.5'102.5'L
=143.0
'R
=
1
5
3.5'103.9'L=160.6'R=153.5'
L =3 7 .4 'R =4 3 .5 '1
0
2
.
5
'L=143.0'R=153.5'L=40.7'R=43.5'109.7'L=43.8'R=153.5'16.8'
127.7'6.0'L=21
.
7
'R=24
.
5
'
L
=
3
9
.
8
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R
=
4
3
.
5
'81.7'
L =1 1 2 .0 '
R =4 2 8 .5 '60.4'110.1
'L=35.4'R=24.5'87.8'L=78.3'R=428.5'110
.0
'L=61.2'R=318.5'L=90.6'R=281.5'110.0'L =5 5 .2 'R =1 7 1 .5 '110.0'L =5 5 .2 'R =17 1.5 '110.0'L =9 0 .6 '
R =2 8 1.5 '
L =5 4 .0 '
R =3 1 8 .5 '10.0'PLPLPLPLPL
PL PLPLPLPL PLPLPLCLCLSSSSSSSSSSSSSSSSSSSSWWWWWWWWWSS
SS
SS
WW
W
W
18.7'19.4'18.1'18.0'19.0'5.9'TWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963-ALOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLSEE SHEET 1SEE SHEET 3
TRACT 31848-1PLOT PLAN226
610610608606602606608608610612604610MMMMMMMMMMMMMMMMMMMMMMMMPLAN 2PLAN 2PLAN 2PLAN 3PLAN 2PLAN 1PLAN 3PLAN 3(R)PLAN 1PLAN 3PLAN 1(R)PLAN 3(R)PLAN 2PLAN 3(R)PLAN 3(R)PLAN 1PLAN 2(R)PLAN 3(R)PLAN 2PLAN 2PLAN 1FLAMINGO BLVD.PLPLCLCLSSSSWW1042-A1033-C1021-B1012-A1003-C991-B982-A973-C962-B953-AFF=610.1FF=610.5FF=610.8FF=611.1FF=611.4FF=611.7FF=612.0FF=612.3FF=612.6FF=612.83693-CFF=610.13702-BFF=610.43713-AFF=610.83721-CFF=611.13732-BFF=611.43743-AFF=611.73753-CFF=612.03762-BFF=612.33771-AFF=612.73782-CFF=612.916.0'5.5'16.0'5.0'5.0'18.0'33.2'5.9'5.0'6.0'6.0'7.5'5.0'5.0'5.0'5.0'11.5'11.5'5.0'5.0'15.5'15.5'25.0'5.0'5.0'10.5'10.5'8.0'5.0'5.0'16.0'
16.0'5.5'5.5'18.0'
18.0'5.0'7.5'6.0'
6.0'5.0'5.0'18.0'
11.5'
11.5'5.0'5.0'5.0'5.0'25.0'15.5'
15.5'5.0'5.0'8.0'8.0'10.5'
10.5'5.0'5.0'5.5'16.0'
16.0'5.0'5.0'18.0'
18.0'5.5'10.4'4.2'
6.0'7.5'5.0'5.0'5.0'5.0'11.5'
11.9'5.0'11.6'14.2'
16.0'5.0'5.0'18.0'
18.5'8.6'4.2'
6.0'7.5'5.0'5.0'5.0'5.0'11.9'5.0'10.9'9.8'17.8'5.0'5.0'6.2'6.5'14.5'11.7'11.2'10.5'5.0'18.0'18.2'5.5'5.5'15.7'16.0'5.0'5.0'11.5'11.0'5.0'17.5'5.0'3.0'8.1'5.5'5.4'5.1'5.0'18.0'
10.0'
10.0'8.0'5.0'5.0'15.5'
15.5'25.0'25.0'5.0'32.5'18.0'
18.0'5.0'5.0'16.0'
16.0'5.5'5.5'5.0'18.0'
11.5'
11.5'5.0'5.0'5.0'5.0'7.5'6.0'
6.0'5.0'5.0'11.5'
11.5'
18.0'5.0'5.0'6.0'
6.0'7.5'5.0'5.0'5.0'5.0'16.8'7.7'5.0'5.4'8.0'12.7'
11.9'12.2'7.9'24.4'14.3'
13.2'5.0'5.0'5.4'17.2'
16.6'8.8'5.0'19.3'
16.8'5.4'58.2'L=1.7'R=171.5'58.2'110.0'58.2'L=2.7'R=369.7'110.0'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'13.0'L=52.7'R=828.5'110.0'L=45.7'R=718.5'13.0'54.4'110.0'L=58.4'R=718.5'L=67.3'R=828.5'110.0'L=58.4'R=718.5'L=9.9'R=318.5'54.6'110.0'53.8'L=13.4'R=428.5'110.0'60.0'110.0'60.0'110.0'60.6'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'60.0'110.0'60.0'16.7'L=49.9'R=681.5'110.0'L=41.8'R=571.5'16.7'L=69.1'R=681.5'110.0'L=58.0'R=571.5'L=69.1'R=681.5'110.0'L=58.0'R=571.5'59.9'36.0'
18.0'
18.0'
36.0'
18.0'18.0'
3.0'WSSWSSWSSWSSWSSWSSWSSWSSWCLPLPLPLPLPLPLPLPLPLPL18.4'
18.7'
18.0'
18.0'
18.4'
19.6'16.7'5.4'18.7'11.9'5.5'18.0'TWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963-ALOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLTRACT 31848-1PLOT PLAN336SEE SHEET 2
SEE SHEET 4
600610608612608606604596600602610MMMMMMMMMMMMMMMMMMMMMMMMPLAN 1PLAN 1PLAN 1
PLAN 1PLAN 2PLAN 3PLAN 2PLAN 2PLAN 2PLAN 1(R)PLAN 3PLAN 1PLAN 2PLAN 2(R)PLAN 1PLAN 2(R)PLAN 3PLAN 2(R)PLAN 3(R)PLAN 3(R)PLAN 3(R)PLCLSS3793-BFF=612.73802-CFF=611.23813-BFF=609.53821-AFF=607.93832-CFF=606.33843-BFF=604.63851-AFF=603.0941-CFF=612.9932-BFF=612.3921-AFF=611.0912-CFF=609.7901-BFF=608.5892-AFF=607.3883-CFF=606.0871-BFF=604.611.2'13.6'25.0'5.0'5.0'10.9'12.3'7.3'8.9'6.8'5.0'16.8'15.0'11.6'8.5'17.7'17.2'5.0'5.5'15.5'15.0'30.6'29.3'8.2'5.1'19.6'11.1'10.5'7.7'7.9'5.0'11.6'15.0'19.8'5.0'5.0'17.6'18.1'8.5'5.0'17.7'20.7'31.3'29.8'8.6'5.1'13.4'
12.6'8.0'5.0'38.6'11.6'8.6'32.4'18.5'
18.0'5.0'15.1'27.7'43.6'5.0'5.0'20.9'
22.1'5.1'7.5'10.0'11.5'3
2
.
9
'29.9'10.0
'
11.9'
10.3'9.9'9.9'29.9'28.6'31.6'13.0'11.0'12.4'19.7'5.0
'5.0'4.2'6.6'6.0'5.0'6.9'10.0'39.9'16.6'17.2'5.0'5.0'16.8'19.3'5.4'9.2'5.0'19.7'12.4'11.0'13.0'10.0'6.9'5.0'6.0'5.6'3.2'5.0'8.0'12.7'
11.4'
18.0'12.2'7.9'24.4'14.3'5.0'13.2'8.0'5.0'39.9'16.6'
17.2'5.0'5.0'16.8'5.4'9.2'10.0'13.0'10.5'
11.9'
19.2'5.0'5.0'3.8'
6.1'6.0'5.0'7.0'12.2'18.0'
11.9'
12.7'8.0'8.0'5.0'5.0'13.2'
14.3'24.4'7.9'8.0'5.0'L=67.3'R=828.5'110.0'L=58.4'R=718.5'110.0'L=67.3'R=828.5'110.0'L=58.4'R=718.5'L=54.1'R=829.2'110.1'L=58.4'R=718.5'67.6'
113.9'L=58.4'R=718.5'13.2'68.6'
123.4'L=58.4'R=718.5'70.7'138.7'L=58.4'R=718.5'73.8'
160.6'L=58.4'R=718.5'60.4'L =11 6 .9 '
R =11 3 .5 'L=37.
1
'R=24.5'L=61.2'R=718.5'L=69.1'R=681.5'L=69.1'R=681.5'L=69.1'R=681.5'L=69.1'R=681.5'L=69.1'R=681.5'L=69.1'R=681.5'L=69.1'R=681.5'110.0'L=58.0'R=571.5'L=58.0'R=571.5'
110.0'L=58.0'R=571.5'110.0'
110.0'L=58.0'R=571.5'110.0'L=58.0'R=571.5'110.0'L=58.0'R=571.5'110.0'L=58.0'R=571.5'FLAMINGO BLVD.36.0'18.0'18.0'36.0'
18.0'18.0'36.0'18.0'18.0'CLCLCLCLCLPLPLSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWPLPLPLPLPLWSSW18.0'18.0'18.8'18.5'18.2'18.0'TWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963-ALOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLSEE SHEET 3
SEE SHEET 5TRACT 31848-1PLOT PLAN446
600590600
5
8
8
5
8
6
584596598590594590592
587 MMMMMMMMMMMMMMMMMMMMMPLAN 2PLAN 1PLAN 1PLAN 2PLAN 3(R)PLAN 1(R)PLAN 1 (R)PLAN 3PLAN 3PLAN 2(R)PLAN 3(R)FLAMINGO BLVD.PLPLN.A.P9N.A.PCLSSSSSSSSWWWW110.0'10.0'FRONTSETBACKPL3.0'REARSETBACK10N.A.P11N.A.P12N.A.P13N.A.P14N.A.P15N.A.P16N.A.P17N.A.P8N.A.P3932-BFF=594.93923-CFF=595.63912-AFF=596.33903-BFF=597.03891-CFF=597.93882-AFF=598.73871-BFF=599.53863-CFF=600.815.6'11.0'12.4'19.7'5.0'5.0'4.2'6.6'5.5'7.6'11.6'8.0'12.7'11.9'12.2
'7.9
'24.4
'14.3'13.2'5.0'5.0'8.0'5.0
'17.2'16.6'39.9'9.2'5.4'19.3'16.8'5.0
'8.0'12.7'
11.9'
18.0'12.2'7.9'24.4'14.3'
13.2'5.0'5.0'19.0'
11.6'
10.5'9.2'7.6'6.0'5.0'6.8'7.0'
5.0'5.0'32.5'18.0'
18.0'5.0'5.0'18.0'
11.5'
11.5'5.0'5.0'5.0'5.0'7.5'6.0'5.0'5.0'16.0'
16.0'5.5'5.5'45.0'16.4'5.0'5.0'16.2'
22.7'5.5'11.9'7N.A.PL=72.2'R=681.5'110.0'L=57.3'R=571.5'110.1'L=69.1'R=681.5'
110.0'L=58.0'R=571.5'L=69.1'R=681.5'
110.0'L=58.0'R=571.5'L=69.1'R=681.5'110.0'L=58.0'R=571.5'28.7'110.0'28.7'L=30.3'R=571.5'60.0'60.0'110.0'60.0'27.3'L=48.1'R=281.5'110.0'L=29.3'R=171.5'27.3'17.8'L=36.1'R=681.5'36.0'
18.0'18.0'36.0'18.0'18.0'PL5.0'SIDESETBACKSSSSSSSSSSSSSSSSSSSSPLPLPLPLPLPLPLCLCLCLWWWWWWWWWW18.0'
18.7'18.0'18.0'6.0'TWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963-ALOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLTRACT 31848-1PLOT PLAN556SEE SHEET 4SEE SHEET 6
590
590
590
588
590
592
586
586
584
588
590
590
5
8
5
5
8
6
592
593
5
9
0
591
587
589 590MMMMMMMMMMMMMMMMMMMMMPLAN 2
PLAN 1PLAN 1PLAN 3PLAN 3PLAN 2(R)PLAN 2(R)PLAN 3(R)FF=592.2FLAMINGO BLVD.AVALON WAY3963-B3952-C3941-APL PL PL
PL3971N.A.P2N.A.P3N.A.P4N.A.P5N.A.P6N.A.P7N.A.P8N.A.P9N.A.PPLCL
CLCL9.5'8.0'41.5'27.9
'22.4
'13.0'13.7
'
9.8'5.0'27.1
'18.0'13.6'15.7'5.0
'5.0'SETBACKSSSSSSSSSSSSSSSS
SSSSSS
SSSSWWWWWWWWWW10.0'
FRONT
SETBACK5.3'5.0'SETBACK36.0'
18.0'18.0'L=88.2'R=281.5'110.0'L=53.7'R=171.5'
110.0'L=25.1'R=281.5'42.9'110.0'42.9'L=15.3'R=171.5'60.0'110.0'60.0'28.6'L=28.8'R=218.5'110.0'L=43.3'R=328.2'28.6'19.7'18.0'SIDESIDESETBACK
SIDE8.6'35.7'PL38.9'10.0'FRONTSETBACK10.0'
FRONTSETBACK5.0'5.0'SIDESETBACK17.6'
17.2'
16.7'5.0'SIDESETBACK7.5'5.0'SIDESETBACK5.0'5.0'36.6'W16.2'3.0'REARSETBACKFF=593.0FF=594.0PL1-AFF=591.518.0'
11.9'5.0'5.0'14.1'
14.6'29.2'7.1'19.6'
11.4'3.0'
REARSETBACK
5.0'
3.0'
REARSETBACK
3.0'
REARSETBACKTWO WORKING DAYS BEFORE YOU DIGUnderground Service AlertBEFOREYOUDIGLLACAPPROVED DATEREVISIONNO.LOCATIONBENCHMARKELEV. 540.247 (NGVD29)PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:REVIEWED BY:CITYCHECKDATERIGHT-OF-WAYTRAFFICENG'GFIELDENG'G::::::INITIAL DATE::::::APPROVED BY:THOMAS GARCIA, P.E.DATER.C.E. NO.CITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.OF 6 SHTS.SHEETDATECADD FILE NAMER.C.E. NO.XPREPARED BY:LOTS 87-111 AND 352-393, TRACT 31848-1PRECISE GRADING PLANSTITLE SHEETJITJITAPDIAL:811®17542 E. 171N STREET, SUITE 150TUSTIN, CA 92780Phone: 949.665.4500CPS "G-3"BRASS DISC IN NW CURB RETURN OF SANRAFAEL DRIVE AND SUNRISE WAY STAMPED"RESET 1980" "G-3"JONATHAN TAPIA874093/01/2024( FEET )SCALE1 INCH = 20 FT.202040100NORTHLEGEND3963LOT NUMBERHOUSE MODEL NO. - ELEVATIONRETAINING WALLSEWER LINESSWATER LINEWFIRE HYDRANTWATER METERPAD ELEVATIONPROPERTY LINEFINISHED SURFACEFINISHED GRADEFINISHED FLOORMWATER VALVEPADPLFSFGFFSEWER MANHOLENOT A PARTN.A.P.CENTERLINECLTRACT 31848-1PLOT PLAN666
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH60 SQ. FT.2 - CAR GARAGE / STORAGE496 SQ. FT.TOTAL LIVING2,530 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 1GARAGE202204X9'-1" CLG.HPWH76'-6"18'-6"D.W.DINING122166XSLOPED CLG.KITCHEN10'-1" CLG.GREATROOM170166XSLOPED CLG.PORCH10'-1" CLG.LAU.10'-1" CLG.PRIMARYBEDROOM150142XSLOPED CLG.30 L.F.BEDROOM 2126110X10'-1" CLG.BEDROOM 3126110X10'-1" CLG.BA. 210'-1" CLG.BA. 310'-1" CLG.PDR.10'-1" CLG.15'-0"50'-0"5'-0"5'-0"11'-0"53'-6"30'-6"REF.OFFICE110110X10'-1" CLG.PANTRYOPT. DR.OPT. REF.LINEN / DROPFAUSTORAGEW.D.PRIMARYBATH10'-1" CLG.OPT. STACKING DR.OPT. SLIDING DR.OPT. DR.6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
HIGHWDW.ENTRY10'-1" CLG.6'-0"
HIGH
WDW.P L A N 1R e f l e c t s V a r i a t i o n A E l e v a t i o nP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR1A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 92660
FRONTA1/4"=1'-0"9'-1"
±16'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF RIDGE10'-1" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTWOOD FASCIAWOOD BEAMLEFT10'-1"
±16'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF RIDGE12'-1"WOOD FASCIA VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCORIGHT10'-1"
±16'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF RIDGEWOOD FASCIA LIGHT FIXTURE VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCOREAR12'-1"
±16'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF RIDGE9'-1" STUCCO REGLET/CONTROL JOINT LIGHT FIXTURE VINYL WINDOW SAND FINISH STUCCOROOF PLANA1/8"=1'-0"PITCH: 2:12RAKE: 12"EAVE: 18"ROOF MATERIAL: COMPOSITION SHINGLE3/8:123/8:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV1.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A E l e v a t i o nP L A N 1
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH60 SQ. FT.2 - CAR GARAGE / STORAGE496 SQ. FT.TOTAL LIVING2,529 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 1GARAGE202204X9'-1" CLG.HPWHD.W.KITCHEN10'-1" CLG.PORCH10'-1" CLG.LAU.10'-1" CLG.PRIMARYBEDROOM150142XSLOPED CLG.30 L.F.BEDROOM 2126110X10'-1" CLG.BEDROOM 3126110X10'-1" CLG.BA. 210'-1" CLG.BA. 310'-1" CLG.PDR.10'-1" CLG.REF.OFFICE110110X10'-1" CLG.PANTRYOPT. DR.OPT. REF.LINEN / DROPFAUSTORAGEW.D.PRIMARYBATH10'-1" CLG.OPT. STACKING DR.OPT. SLIDING DR.OPT. DR.HIGHWDW.ENTRY10'-1" CLG.HIGH
WDW.
76'-6 1/4"18'-6"15'-0"50'-0"5'-0"5'-0"11'-0"53'-6"30'-6"6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
18'-6"DINING122166X12'-1" CLG.GREATROOM170166X12'-1" CLG.11'-0"
10'-0"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR1B.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 1R e f l e c t s V a r i a t i o n B E l e v a t i o n
FRONTB1/4"=1'-0"9'-1"
±15'-8"
OVERALL BUILDING HEIGHT
8'-0"FINISH GRADE10'-1"TOP OF PARAPET LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSTONELEFT10'-1"
±15'-8"
OVERALL BUILDING HEIGHT
8'-0"FINISH GRADE12'-1"TOP OF PARAPET VINYL WINDOWSAND FINISHSTUCCO STUCCO REGLET/CONTROL JOINTRIGHT12'-1"
±15'-8"
OVERALL BUILDING HEIGHT
8'-0"FINISH GRADETOP OF PARAPET STONESAND FINISHSTUCCO LIGHT FIXTURE STUCCO REGLET/CONTROL JOINT VINYL WINDOWREAR11'-1"
±15'-8"
OVERALL BUILDING HEIGHT
8'-0"FINISH GRADETOP OF PARAPET10'-1"SAND FINISHSTUCCO LIGHT FIXTURE STUCCO REGLET/CONTROL JOINT VINYL WINDOWROOF PLANB1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BULT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV1.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 1V a r i a t i o n B E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH60 SQ. FT.2 - CAR GARAGE / STORAGE496 SQ. FT.TOTAL LIVING2,529 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 1GARAGE202204X9'-1" CLG.HPWHD.W.KITCHEN10'-1" CLG.PORCH10'-1" CLG.LAU.10'-1" CLG.PRIMARYBEDROOM150142XSLOPED CLG.30 L.F.BEDROOM 2126110X10'-1" CLG.BEDROOM 3126110X10'-1" CLG.BA. 210'-1" CLG.BA. 310'-1" CLG.PDR.10'-1" CLG.REF.OFFICE110110X10'-1" CLG.PANTRYOPT. DR.OPT. REF.LINEN / DROPFAUSTORAGEW.D.PRIMARYBATH10'-1" CLG.OPT. STACKING DR.OPT. SLIDING DR.OPT. DR.HIGHWDW.ENTRY10'-1" CLG.76'-6"18'-6"15'-0"50'-6"4'-6"5'-0"11'-0"53'-6"30'-6"6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
DINING122166X11'-1" CLG.GREATROOM170166X11'-1" CLG.10'-0"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR1C.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 1R e f l e c t s V a r i a t i o n C E l e v a t i o n
FRONTC1/4"=1'-0"9'-1"
±15'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"
10'-1"TOP OF PARAPET LIGHT FIXTURE ROLL UP GARAGEDOOR SAND FINISH STUCCO STUCCO REGLET/CONTROL JOINT ACCENT STUCCO VINYL WINDOWLEFT10'-1"
±15'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"
12'-1"TOP OF PARAPET ACCENT STUCCO VINYL WINDOW SAND FINISH STUCCO STUCCO REGLET/CONTROL JOINTRIGHT12'-1"
±15'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET ACCENT STUCCO SAND FINISH STUCCO LIGHT FIXTURE STUCCO REGLET/CONTROL JOINT VINYL WINDOWREAR12'-1"
±15'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET10'-1" SAND FINISH STUCCO LIGHT FIXTURE STUCCO REGLET/CONTROL JOINT ACCENT STUCCO VINYL WINDOWROOF PLANC1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BULT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV1.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 1V a r i a t i o n C E l e v a t i o n
ELEC.W/HREF.18'-0"DINING120166X10'-1" CLG.GREATROOM196180XSLOPING CLG.ENTRYSLOPING CLG.KITCHEN10'-1" CLG.GARAGE219204X9'-1" CLG.UP18 R33 L.F.PRIMARYBEDROOM197148X12'-1" CLG.PRIMARYBATH10'-1" CLG.PDR.9'-1" CLG.W.D.LAU.9'-1" CLG.D.W.PANTRY
PORCH10'-1" CLG.20'-0"18'-0"37'-6"5'-6"49'-6"5'-0"76'-0"17'-6"
18'-0"BA. 39'-1" CLG.BEDROOM 4/ OFFICE118114X9'-1" CLG.OPT. REF.
OPT. WET BAR
16'-6"6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
OPT. S.G.D.HIGH TRANSOM WINDOWS ABOVEHIGH
WDW.
10'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH288 SQ. FT.2 - CAR GARAGE502 SQ. FT.TOTAL LIVING2,809 SQ. FT.2ND FLOOR588 SQ. FT.1ST FLOOR2,221 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 2FAUBEDROOM 2110110X9'-1" CLG.BA. 29'-1" CLG.BEDROOM 3110110X9'-1" CLG.DN18 RHIGHWDW.LINENS E C O N D F L O O R P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR2A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 2R e f l e c t s V a r i a t i o n A E l e v a t i o n
FRONTA1/4"=1'-0"9'-1"9'-1"
±23'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF RIDGE8'-0"
12'-1" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTWOOD BEAMLEFT±23'-6"
OVERALL BUILDING HEIGHTFINISH GRADE12'-1"
8'-0"
9'-1"
7'-6"
9'-1" VINYL WINDOWSAND FINISHSTUCCORIGHT12'-1"
±23'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0" VINYL WINDOW SAND FINISH STUCCO LIGHT FIXTURE WOOD BEAMREAR12'-1"
±22'-10"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0" LIGHT FIXTURE VINYL WINDOWSAND FINISHSTUCCOROOF PLANA1/8"=1'-0"PITCH: 2:12 U.N.O.RAKE: 12"EAVE: 18"ROOF MATERIAL: COMPOSITION SHINGLEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV2.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 2V a r i a t i o n A E l e v a t i o n
ELEC.W/HREF.GARAGE219204X9'-1" CLG.UP18 R33 L.F.PRIMARYBEDROOM197148X12'-1" CLG.PRIMARYBATH10'-1" CLG.PDR.9'-1" CLG.W.D.LAU.9'-1" CLG.D.W.PANTRY
BA. 39'-1" CLG.BEDROOM 4/ OFFICE118114X9'-1" CLG.OPT. REF.
OPT. WET BAR
HIGH
WDW.
18'-0"
20'-0"18'-0"37'-6"5'-6"49'-6"5'-0"76'-0"17'-6"
18'-0"
16'-6"6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
GREATROOM196180X12'-1" CLG.ENTRY12'-1" CLG.DINING120166X12'-1" CLG.KITCHEN12'-1" CLG.NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH308 SQ. FT.2 - CAR GARAGE502 SQ. FT.TOTAL LIVING2,809 SQ. FT.2ND FLOOR588 SQ. FT.1ST FLOOR2,221 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 2FAUBEDROOM 2110110X9'-1" CLG.BA. 29'-1" CLG.BEDROOM 3110110X9'-1" CLG.DN18 RHIGHWDW.LINENP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR2B.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8R e f l e c t s V a r i a t i o n B E l e v a t i o nP L A N 2
FRONTB1/4"=1'-0"9'-1"9'-1"
±22'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET8'-0"
12'-1" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSTONELEFT9'-1"9'-1"
±22'-8"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET8'-0"
12'-1"STONE VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCORIGHT12'-1"
±23'-1"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET VINYL WINDOWSAND FINISHSTUCCO LIGHT FIXTUREREAR12'-1"
±23'-1"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO LIGHT FIXTUREROOF PLANB1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BULT UP ROOFING1/4:121/4:121/4:121/4:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV2.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 2V a r i a t i o n B E l e v a t i o n
ELEC.W/HREF.GARAGE219204X9'-1" CLG.UP18 R33 L.F.PRIMARYBEDROOM197148X12'-1" CLG.PRIMARYBATH10'-1" CLG.PDR.9'-1" CLG.W.D.LAU.9'-1" CLG.D.W.PANTRY
BA. 39'-1" CLG.BEDROOM 4/ OFFICE118114X9'-1" CLG.OPT. REF.
OPT. WET BAR
OPT. S.G.D.
HIGH
WDW.
18'-0"
20'-0"18'-0"37'-6"5'-6"49'-6"5'-0"76'-0"17'-6"
18'-0"
16'-6"6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
GREATROOM196180X12'-1" CLG.ENTRY12'-1" CLG.DINING120166X12'-1" CLG.KITCHEN12'-1" CLG.18'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH289 SQ. FT.2 - CAR GARAGE502 SQ. FT.TOTAL LIVING2,809 SQ. FT.2ND FLOOR588 SQ. FT.1ST FLOOR2,221 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHS + OFFICEPLAN 2FAUBEDROOM 2110110X9'-1" CLG.BA. 29'-1" CLG.BEDROOM 3110110X9'-1" CLG.DN18 RHIGHWDW.LINENP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR2C.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8R e f l e c t s V a r i a t i o n C E l e v a t i o nP L A N 2
FRONTC1/4"=1'-0"12'-1"
9'-1"9'-1"
±23'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET8'-0"
12'-1" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTACCENT STUCCOLEFT9'-1"9'-1"
±23'-6"
OVERALL BUILDING HEIGHTFINISH GRADE8'-0"TOP OF PARAPET8'-0"
12'-1" VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCOACCENT STUCCORIGHT±23'-1"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF PARAPET12'-1"
8'-0" VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO LIGHT FIXTUREREAR±23'-1"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF PARAPET12'-1"
8'-0" VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO LIGHT FIXTUREROOF PLANC1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BULT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV2.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 2V a r i a t i o n C E l e v a t i o n
6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
47'-6"7'-6"5'-0"87'-0"18'-0"
33'-0"29'-6"
LINEN D.W.PANTRY
PORCH12'-1" CLG.ENTRYSLOPING CLG.GARAGE219207X9'-1" CLG.PRIMARYBEDROOM176190X12'-1" CLG.DINING130140X10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBATH10'-1" CLG.GREATROOM219270XSLOPING CLG.11'-6"
5'-0"BEDROOM 2124110XSLOPING CLG.BEDROOM 3 /OPT. CASITA124110XSLOPING CLG.PASS THROUGH WINDOW / BARREF.OPT. SINKOPT. WET BAR
FAULAU.9'-1" CLG.HIGH WDW.
HIGH
WDW.LINENELEC.W/HOFFICE / OPT.BEDROOM 4120108X9'-1" CLG.BA. 39'-1" CLG.OPT. DR.SEATBA. 29'-1" CLG.OPT. REF.30 L.F.HIGH
WDW.
OPT. DR.
30'-0"W.D.STORAGE
HIGH WINDOW
LINEN 5'-0"HIGH
WDW.BREEZEWAYNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH86 SQ. FT.2 - CAR GARAGE488 SQ. FT.TOTAL LIVING2,704 SQ. FT.BEDROOMS / CASITA600 SQ. FT.MAIN HOUSE2,104 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3 BATHS + OFFICEPLAN 3LIVING180112X9'-1" CLG.OPT. CASITAIN LIEU OF BEDROOM 3ALT. BEDROOM 2 / BEDROOM 3BEDROOM 2140110X9'-1" CLG.BA. 39'-1" CLG.LINEN D.W.HIGH WINDOW BEDROOM 2124110X9'-1" CLG.BEDROOM 3 /OPT. CASITA124110X9'-1" CLG.BA. 39'-1" CLG.SHELVESHIGH WINDOWSTORAGE+ 14 SQ. FT.+ 14 SQ. FT.BREEZEWAYBREEZEWAYP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR3A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3R e f l e c t s V a r i a t i o n A E l e v a t i o n
FRONTA1/4"=1'-0" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTWOOD FASCIA WOOD BEAM8'-0"
±18'-4"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF RIDGE9'-1"
10'-1"LEFT8'-0"
±18'-4"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF RIDGE9'-1"WOOD FASCIA VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO WOOD BEAMRIGHTWOOD FASCIA LIGHT FIXTURE VINYL WINDOWSAND FINISHSTUCCOWOOD BEAM8'-0"
±18'-4"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF RIDGE9'-1"REAR STUCCO REGLET/CONTROL JOINT LIGHT FIXTURESAND FINISHSTUCCOWOOD FASCIA8'-0"
±18'-4"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF RIDGE10'-1"
9'-1"12'-1" VINYL WINDOWROOF PLANA1/8"=1'-0"PITCH: 2:12 U.N.ORAKE: 12"EAVE: 18"ROOF MATERIAL: COMPOSITION SHINGLELOW SLOPELOW SLOPE
LOW SLOPEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n A E l e v a t i o n
COURTYARD A10'-1"8'-0"COURTYARD B8'-0"
10'-1"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n A - C o u r t y a r d E l e v a t i o n s
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH86 SQ. FT.2 - CAR GARAGE488 SQ. FT.TOTAL LIVING2,698 SQ. FT.BEDROOMS / CASITA594 SQ. FT.MAIN HOUSE2,104 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3 BATHS + OFFICEPLAN 3LINEN D.W.PANTRY
PORCH12'-1" CLG.GARAGE219207X9'-1" CLG.PRIMARYBEDROOM176190X12'-1" CLG.DINING130140X10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBATH10'-1" CLG.BEDROOM 2BEDROOM 3 /OPT. CASITA124110XSLOPING CLG.PASS THROUGH WINDOW / BARREF.OPT. SINKOPT. WET BAR
FAULAU.9'-1" CLG.HIGH WDW.
HIGH
WDW.LINENELEC.W/HOFFICE / OPT.BEDROOM 4120108X9'-1" CLG.BA. 39'-1" CLG.O
P
T
.
D
R
.SEATBA. 29'-1" CLG.OPT. REF.30 L.F.HIGH
WDW.
OPT. DR.W.D.STORAGE
HIGH WINDOW
LINEN
HIGH
WDW.BREEZEWAY6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
47'-6"7'-6"5'-0"87'-0"18'-0"
34'-0"29'-6"11'-6"
5'-0"
30'-0"BEDROOM 2124110X10'-1" CLG.ENTRY12'-1" CLG.GREATROOM219270X12'-1" CLG.P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR3B.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3R e f l e c t s V a r i a t i o n B E l e v a t i o n
FRONTB1/4"=1'-0"8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL10'-1" LIGHT FIXTURE ROLL UP GARAGEDOOR SAND FINISH STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSTONEACCENT STUCCOLEFT8'-0"
±16'-0"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL9'-1"ACCENT STUCCO VINYL WINDOWSAND FINISHSTUCCO STUCCO REGLET/CONTROL JOINTSTONE10'-1"RIGHT8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL9'-1"ACCENT STUCCO VINYL WINDOWSAND FINISHSTUCCO STUCCO REGLET/CONTROL JOINTSTONEREAR8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL10'-1"
9'-1"SAND FINISHSTUCCO LIGHT FIXTURE VINYL WINDOW STUCCO REGLET/CONTROL JOINTACCENT STUCCOSTONE12'-1"ROOF PLANB1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n B E l e v a t i o n
COURTYARD A10'-1"8'-0"COURTYARD B8'-0"
10'-1"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n B - C o u r t y a r d E l e v a t i o n s
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH86 SQ. FT.2 - CAR GARAGE488 SQ. FT.TOTAL LIVING2,704 SQ. FT.BEDROOMS / CASITA600 SQ. FT.MAIN HOUSE2,104 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3 BATHS + OFFICEPLAN 3LINEN D.W.PANTRY
PORCH12'-1" CLG.GARAGE219207X9'-1" CLG.PRIMARYBEDROOM176190X12'-1" CLG.DINING130140X10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBATH10'-1" CLG.BEDROOM 3 /OPT. CASITA124110XSLOPING CLG.PASS THROUGH WINDOW / BARREF.OPT. SINKOPT. WET BAR
FAULAU.9'-1" CLG.HIGH WDW.
HIGH
WDW.LINENELEC.W/HOFFICE / OPT.BEDROOM 4120108X9'-1" CLG.BA. 39'-1" CLG.O
P
T
.
D
R
.SEATBA. 29'-1" CLG.OPT. REF.30 L.F.HIGH
WDW.
OPT. DR.W.D.STORAGE
HIGH WINDOW
LINEN
HIGH
WDW.6 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N
47'-6"7'-6"5'-0"87'-0"18'-0"
34'-0"29'-6"11'-6"
5'-0"
30'-0"ENTRY12'-1" CLG.GREATROOM219270X12'-1" CLG.BEDROOM 2124110X9'-1" CLG.BREEZEWAY3'-6"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076FLR3C.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3R e f l e c t s V a r i a t i o n C E l e v a t i o n
FRONTC1/4"=1'-0"10'-1" LIGHT FIXTURE ROLL UP GARAGEDOORSAND FINISHSTUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTACCENT STUCCO8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL10'-1"LEFT10'-1"
8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL10'-1"ACCENT STUCCO VINYL WINDOWSAND FINISHSTUCCO STUCCO REGLET/CONTROL JOINTRIGHT STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCOACCENT STUCCO VINYL WINDOW8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL9'-1"REAR12'-1"9'-1"SAND FINISHSTUCCO LIGHT FIXTURE VINYL WINDOW STUCCO REGLET/CONTROL JOINT8'-0"
±16'-9"
OVERALL BUILDING HEIGHTFINISH GRADETOP OF WALL10'-1"ACCENT STUCCOROOF PLANC1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n C E l e v a t i o n
COURTYARD A10'-1"8'-0"COURTYARD B8'-0"
10'-1"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 6 0 ' x 1 1 0 ' S F D0 5 . 2 2 . 2 4\\DRONE\J_DRIVE\GROUP2\98723076\3076ELV3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 3 0 7 6Newport Beach, CA USA 926600 2 4 8P L A N 3V a r i a t i o n C - C o u r t y a r d E l e v a t i o n s