HomeMy WebLinkAboutITEM 3D - PLC PDD 2024-0001 w exhibits
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: September 3, 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
PROJECT DESCRIPTION:
This is a request for approval of an Architectural Review Application for final development
plans to construct 71 single-family residential units in Phase 2 of the Miralon
development. The final development plans are to be evaluated for conformance with the
provisions of the Miralon design guidelines as approved with the preliminary planned
development district and comments provided to the applicant by the Planning
Commission which have been incorporated into the plans. The proposal by PLC
Communities, LLC, is being presented to the Architectural Review Committee (ARC), 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 and 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 by
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. This project is required to be evaluated for consistency
against the following guidelines and standards:
• The Miralon Architectural and Landscape Design Guidelines adopted by the City
Council in 2016.
• Section 94.04 of the Zoning Code (Architectural Review).
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 2 of 9
RECOMMENDATION:
That the Architectural Review Committee approve the final development plans, subject to
conditions.
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 subcommittee thereof
shall not hold more than five (5) total meetings without reaching a final disposition on that
matter. This will be the fourth (4th) meeting.
Subject Site
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 3 of 9
BACKGROUND INFORMATION:
Related Relevant City Actions
02/28/24
The Planning Commission created a subcommittee consisting of three
Commission members tasked to work with the applicant to further
improve the architectural and landscape designs of the project.
07/24/24 The Planning Commission unanimously approved the Final PD Plans
subject to a recommendation to the ARC.
Neighborhood Meeting/Neighborhood Notice
08/29/2024
The surrounding neighborhood organizations within one (1) mile of the
site were sent notice that the proposed project would be reviewed by
the Architectural Review Committee on September 3, 2024.
STAFF ANALYSIS:
Site Area
Net Acres 11.91 Acres
Conformance to Development Standards
Conformance to
Development
Standards
The project was analyzed for conformance to development
standards as listed in Miralon Architectural and Landscape Design
Guidelines for the Preliminary PDD and Final PDD Plans Case #
PDD-2024-0001/5.0982-PD 290. The Planning Commission found
the project to be in conformance at a public meeting on 07/24/24
and adopted the findings by Resolution.
PSZC Section 94.04.00(E)(13) requires that the proposed application be consistent with
any adopted Specific Plan or Planned Development District Design Standards:
Applicable Specific Plan Area or Design Standards Compliance
Miralon Design Standards Y
Proposed Final Development Plans:
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
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 4 of 9
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:
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.
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 5 of 9
• 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 Miralon
design guidelines.
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 Miralon design guidelines.
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 precision
blocks are in Cool grey colors and burnished blocks to be Canyon bluff colors; the view
fence will be painted black.
Architectural Review Criteria and Findings:
PSZC Section 94.04.00(E) requires the approval authority to evaluate the application and
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.04.00(E)] Compliance
1. The architectural treatment is consistent on all four sides of the
proposed building(s), unless otherwise approved by the ARC; Y
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 6 of 9
Criteria and Findings [PSZC 94.04.00(E)] Compliance
As required by the Miralon Design Guidelines, the architectural
treatment is consistent on all four (4) sides in terms of design,
colors and materials. The proposed architectural treatment is
consistent on all four sides with the use of varying colors and
smooth texture stucco for the exterior and grey colors for the
accents. The window frames are designed to withstand the
prevailing weather elements on all sides.
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC;
N/A
There are no accessory structures as a part of the proposed final
development plans and there are attached two-garages but no
carports.
3. The façade elements and fenestration are composed in a
harmonious manner; Y
All the proposed 71 residential units exhibit a very strong presence
consistent with Miralon Design Guidelines. Each of the plan types
has a unique feature that are very dissimilar from the others. The
façade elements of these homes are unique and at the same time
harmonious in their architectural composition.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment; Y
The proposed material palette consists of construction materials
that are typical of the City of Palm Springs and consistent with the
adopted Miralon Design Guidelines; they include natural concrete,
stucco, plaster, and steel. The materials will complement the
existing homes at the site and its natural landscape, the desert
environment and in particular that section of the City.
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context; Y
The proposed color palette consists of desert-neutral colors such
as white and gray, which are appropriate for the site and desert
surroundings. There are a total of eight (8) color schemes; the
applicant also updated the color scheme as previously directed by
the Planning Commission.
6. Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
Y
To address shading requirements, the homes will have overhangs,
eyebrows, recessed doors, windows and bolt-on metal canopies at
standard rear elevations designed to provide shading of the sliding
doors and large windows.
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 7 of 9
Criteria and Findings [PSZC 94.04.00(E)] Compliance
7. The proposed landscape plan is consistent with the requirements
of PSMC Chapter 8.60; Y
The proposed plant palette consists of plant materials that are
included in the City’s Lush and Efficient Landscape Guidelines.
Furthermore, the plants selections and hardscape design are
consistent with the Miralon Landscape Design Guidelines.
8. The proposed landscape plan is consistent with all applicable
zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements;
Y
As designed and proposed, the landscape plan features a mix of
drought-tolerant plants typical of the desert climate consistent with
the City’s Ordinance and Miralon Landscape Guidelines,
streetscape requirements and with the City’s Lush and Efficient
Landscape Guidelines.
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; Y
As part of the overall landscape plan, shading trees for pedestrians
along sidewalks on the exterior and within the interior of the
development will be installed. The trees will create adequate shade
canopies for the development.
10. The proposed lighting plan is consistent with the requirements of
PSZC Section 93.21.00, and the proposed lighting will not
materially impact adjacent properties;
Y
All the proposed exterior lighting fixtures will be shielded and
directed towards the development. The placement of the lights will
provide sufficient distance from the adjacent properties; therefore,
the proposed lighting plan will meet the requirements of Palm
Springs Zoning Code Section 93.21.00.
11. Appropriateness of signage locations and dimensions relative to
the building façade(s), or appropriateness of the site location for
any freestanding signage, as may be warranted for the
development type;
Y
Signage is not a part of the proposed final development plans.
Existing signage at the subject site were previously approved by
the City Council under a separate Sign District application.
12. Screening is provided for mechanical equipment and service
yards, so as to screen such facilities from view from public rights-
of-way and abutting properties;
Y
All the proposed mechanical equipment will be placed on the grade
and will be properly screened from public rights-of-way and from
abutting units. Pool equipment will be located behind enclosed
walls away from view; the equipment will not be visible from the
abutting properties or street.
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 8 of 9
Criteria and Findings [PSZC 94.04.00(E)] Compliance
13. The proposed application is consistent with any adopted design
standards of an applicable specific plan, planned development
district, or other applicable adopted design standards and
regulations.
Y
The proposed project is a final development plan for a substantial
conformance review and was previously approved with the
development standards of Planned Development District 290
consistent with the Miralon Architectural and Landscape
Guidelines. The proposed final development plan does not include
an amendment to the development standards or design guidelines
and therefore, it is consistent with the previously adopted PDD 290
development standards and design guidelines.
Planning Commission Action:
On July 24, 2024, the Planning Commission voted unanimously to approve the project as
submitted. As a part of the approval, the Commission requested the ARC review the list
of proposed Street trees and urged the applicant to increase the tree varieties to at least
four from the proposed three selections. When the project was first placed on the
Commission’s meeting agenda of February 28, 2024, 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 resubmitted by the applicant was considered by the Commission at the
meeting of July 24, 2024; the plans are attached to this report for a final review by the
Architectural Review Committee.
ENVIRONMENTAL ANALYSIS:
A Mitigated Negative Declaration (MND) was previously approved by the City Council on
May 5, 2004; the MND which is the controlling environmental document for the project
disclosed all known environmental impacts associated with the project. Pursuant to
Section 15162 of the California Environmental Quality Act (CEQA), a determination was
made by the Department of Planning Services that the project will not result in any new
additional impacts beyond those that were previously identified and addressed and that
adequate mitigation measures had already been incorporated into the project. Based
upon the record, on July 24, 2024, the Planning Commission determined that the project
will not result in any new additional impacts beyond those that were previously identified
and addressed.
Architectural Review Committee Memo
Case # PDD-2024-0001/5.0982-PDD 290
September 3, 2024 – Page 9 of 9
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. At its meeting of July 24, 2024, the Planning Commission
considered the final development plans and voted unanimously for approval and
commended the applicant for listening and working with staff to produce a more detailed
architectural and landscape design that addresses the concerns raised at a previous
meeting., The Commission however, asked the applicant to add more varieties to the final
trees’ selection as part of the final landscape development plans. are in substantial
conformance with the originally approved amended Miralon design guidelines. The
proposed project conforms to the adopted design standards and development standards;
therefore, staff recommends approval of the Final Development Plans as submitted.
PREPARED BY: Edward Robertson, Principal City Planner
REVIEWED BY: Christopher Hadwin, Director, Department of Planning Services
ATTACHMENTS:
1. Vicinity Map
2. ARC Resolution
3. Planning Commission Minutes from the meeting of July 24, 2024
4. Exhibits & Miralon Design Guidelines
CITY OF PALM SPRINGS
CASE PDD-2024-0001/5.0982 – PD 290 – PLC Communities, LLC, Final PDD Plans
RESOLUTION NO. ______
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE
OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING
FINAL DEVELOPMENT PLANS FOR THE CONSTRUCTION OF 71
SINGLE-FAMILY RESIDENTIAL UNITS IN PHASE 2 OF THE
MRALON PLANNED DEVELOPMENT DISTRICT 290 LOCATED AT
801 SUNRISE PARKWAY (CASE 5.0982-PD 290).
THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS
FOLLOWS:
A. PLC Communities, LLC, (“Applicant”) filed an application with the City, pursuant to
the Palm Springs Zoning Code (PSZC) Sections 94.04.00 (architectural review) of the
Palm Springs Zoning Code, for the approval of final development plans and construction
of 71 single-family residences within the Miralon Development located at 801 Sunrise
Parkway (“the Project”).
B. On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section
94.04.00 of the PSZC to reassign review of Major Architectural Review (MAJ) applications
from the City’s Planning Commission to the City’s Architectural Review Committee.
B. On July 24, 2024, a public hearing on the proposed final development plans was
held by the Planning Commission in accordance with applicable law.
C. On September 3, 2024, the City’s Architectural Review Committee held a public
meeting in accordance with applicable public law. At said meeting, the Architectural
Review Committee carefully reviewed and considered all of the evidence presented in
connection with the Project, including, but not limited to, the staff report, and all written
and oral testimony presented.
THE ARCHITECTURAL REVIEW COMMITTEE RESOLVES:
Section 1: On May 5, 2004, the City Council adopted a Mitigated Negative Declaration
(MND), for the Miralon project, the MND which is the controlling environmental document
for the project disclosed all known environmental impacts associated with the project.
Pursuant to Section 15162 of the California Environmental Quality Act (CEQA), a
determination was made by the Planning Division that the project will not result in any
new additional impacts beyond those that were previously identified and addressed and
that adequate mitigation measures had already been incorporated into the project. Based
upon the record, on July 24, 2024, the Planning Commission determined that the project
will not result in any new additional impacts beyond those that were previously identified
and addressed.
Section 2: As demonstrated in the staff report, the Project conforms to the Architectural
Architectural Review Committee Resolution
Case No. PDD 2024-0001/5.0982-PD 290
September 3, 2024
Guidelines of PSZC 94.04.00 (“architectural review”); the Architecture, Landscaping and
Development Standards of Planned Development District 290 (Miralon, PDD 290).
Section 3: Based upon the foregoing, the Architectural Review Committee hereby
approves Case 5.0982-PDD 290, for the construction of 71 single-family residences
within the Phase 2 of Miralon Planned Development District 290 located at 801 Sunrise
Parkway.
ADOPTED this 3rd day of September, 2024.
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS,
CALIFORNIA
______________________________________
Christopher Hadwin
Director Department of Planning Services
PLANNING COMMISSION MEETING MINUTES
July 24, 2024
CITY OF PALM SPRINGS, CALIFORNIA
3200 East Tahquitz Canyon Way, Palm Springs, California
CALL TO ORDER:
Vice Chair Aylaian called the meeting to order at 5:37 pm.
ROLL CALL:
Present: Vice Chair Aylaian, Baker, Murphy, Miller, Morrill
Excused: Chair Weremiuk, Rotman
Staff Present: Planning Director Christopher Hadwin, Associate Planner Glenn Mlaker,
Principal Planner, Edward Robertson, Associate Planner Sarah Yoon,
Assistant Planner Alex Rubalcava, Attorney Jim Priest, Administrative
Specialist Anita Fields, City Engineer Joel Montalvo, Engineering
Assistant Jonathan Samaniego
REPORT OF POSTING OF AGENDA: The agenda was available for public access at the
City Hall exterior bulletin board (west side of Council Chamber) by 6:00 pm on Thursday, July
18, 2024, and posted on the City’s website as required by established policies and procedures.
ACCEPTANCE OF THE AGENDA:
The Agenda was amended to move Item #4C to the first item of business.
Commissioner Baker moved, seconded by Commissioner Murphy, to accept the agenda as
amended.
AYES: BAKER, MURPHY, AYLAIAN, MILLER, MORRILL
EXCUSED: ROTMAN, WEREMIUK
PUBLIC COMMENTS:
The Commission received comments from the public regarding Item #4c, the Oswit Land Trust
Amendment.
1. CONSENT CALENDAR:
A. APPROVAL OF MINUTES: JULY 10, 2024
Commissioner Murphy moved, seconded by Commissioner Miller, to approve Consent item
#1A.
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
2
AYES: BAKER, MURPHY, AYLAIAN, MILLER, MORRILL
EXCUSED: ROTMAN, WEREMIUK
4. NEW BUSINESS:
C. A REQUEST BY THE OSWIT LAND TRUST, FOR A MINOR
AMENDMENT TO PLANNED DEVELOPMENT DISTRICT (PDD
153) TO ALLOW THE RESTORATION OF APPROXIMATELY 90
ACRES OF THE 120-ACRE FORMER GOLF COURSE AND
COUNTRY CLUB SITE INTO A NATIVE DESERT HABITAT AND
NATURE PRESERVE; THE SITE IS LOCATED BETWEEN
SUNRISE WAY; AND EL CIELO ROAD; NORTH OF MESQUITE
AVENUE; ZONE PDD 153/W, SECTION 24 (CASE 5.0303-PD 153)
(ER).
RECOMMENDATION: ADOPT A RESOLUTION DETERMINING
THE PROJECT IS CATEGORICAL EXEMPT PER CEQA GUIDELINES
AND APPROVE THE PROPOSED MINOR AMENDMENT TO
PLANNED DEVELOPMENT DISTRICT 153, SUBJECT TO
CONDITIONS.
Edward Robertson, Principal Planner, presented the staff report and answered questions of the
commission.
Jim Priest, City Attorney, answered questions of the commission.
Joel Montalvo, City Engineer, answered questions of the commission.
Jane Garrison and Aaron Leider, Founder and Treasurer of the applicant Oswit Land Trust,
spoke and answered questions of the commission.
Commissioner Miller moved, seconded by Commissioner Baker, to approve Item #4C with
revised conditions that addressed concerns regarding restoration, wildlife, and security.
To be revised:
1. Restoration: The project shall be limited to the restoration of the former golf course to
suit a native desert habitat and nature preserve by restoring native, non-invasive
vegetation species to include water efficient plants and water-adjacent plants such as
desert willows and California Fan Palm (Washingtonian filifera).
2. Wildlife Species: The restoration project shall be developed to support the wide range of
native desert flora and fauna, including migratory and non-migratory species.
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
3
Original: The restoration project shall be developed to support the many kinds of native
desert wildlife including migratory species and migratory bird species.
3. Security: The applicant shall be required to prepare a Security Plan, subject to approval
by the Director of Planning Services. Such Security Plan shall require that the applicant
provide regular patrol of the Preserve to prevent loitering, illegal dumping, and
encampments of the unhoused citizens on the property, and may also identify what hours
the preserve is closed to the public where necessary for public health and safety or for
maintenance purposes.
Original: Rangers: The applicant shall be required to employ the services of full-time
rangers to patrol the Preserve on a regular basis to prevent loitering, illegal dumping, and
encampments of the unhoused citizens on the property.
4. Access to Public Trails: Public (including on-leash pets) access to the on-site trails, as
required by recorded easements in favor of the City, shall be maintained throughout the
site, which shall remain Open Space per Council Resolution No. 15648.
Original: The trails shall be opened to the public at all times and the entire site shall
always remain as an Open Space per Council Resolution No. 15648.
FID10: Vegetation: Excessive weeds, grass, vines, or other growth that, in the opinion of the
Fire Department, is capable of being ignited and endangering property, shall be cut down and
removed by the owner or occupant of the premises.
Original: Vegetation: Weeds, grass, vines, or other growth that is capable of being ignited
and endangering property, shall be cut down and removed by the owner or occupant of
the premises.
To be added:
5. Equestrian Access: The applicant shall ensure that existing public equestrian access, as
contemplated by the General Plan’s Open Space and Circulation Element, is maintained
through the property. Such trail(s) shall be kept free of debris and maintained in a safe
and accessible condition.
6. Predatory Animals: The applicant shall collaborate with the California Department of
Fish and Wildlife (CDFW) to educate residents regarding best practices on how to protect
themselves, their pets, and their properties from predatory animals such as Coyotes and
Bobcats, which are known to be present on the Preserve. Such information shall be
disseminated in a manner determined in an Education Plan to be approved by the Director
of Planning Services.
7. Coyote Dens: The applicant shall coordinate with the California Department of Fish and
Wildlife (CDFW) to determine best management practices to minimize conflicts between
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
4
the public and coyotes. The applicant shall coordinate with CDFW if, in the opinion of
CDFW, it becomes necessary to relocate Coyote dens for public welfare and safety
purposes.
8. Project Timeline: The applicant shall commence the planned restoration work within 6
months of this approval and demonstrate on-going progress toward implementation of the
entire restoration and landscape plan.
9. Review of Progress: The Planning Commission shall receive an annual update from the
Applicant on their progress and may, at such time that update is considered, amend the
Conditions of Approval as necessary to ensure that the site is being maintained and
managed so as to protect public health and safety. This requirement shall remain in effect
until such time that all restoration work is complete unless extended by the Planning
Commission.
10. Property Maintenance: The applicant shall resolve any maintenance and/or security issues
raised by the City’s Police, Fire, or Code Enforcement Departments within 30-days of
receiving notification of such violation or complaint and to the satisfaction of the
notifying-Department. If complete resolution is not feasible within 30 days, the applicant
shall submit a detailed plan and schedule for resolution within 30 days of being notified
of the issue
13. (ENG) Riverside County Flood Control to confirm that the channel clear and has not
been impacted prior to the city issuing a grading permit.
To be removed:
ADM9 – Quimby fees are not triggered
AYES: BAKER, MURPHY, AYLAIAN, MILLER, MORRILL
EXCUSED: ROTMAN, WEREMIUK
2. PUBLIC HEARINGS:
A. A REQUEST BY PSSC LLC, OWNER, FOR A TENTATIVE PARCEL
MAP (TPM) 38815 REQUESTING TO SPLIT ONE (1) LARGER LOT
FORMING A SECOND LOT EQUALING THREE (3) ACRES FOR THE
PURPOSE OF FUTURE DEVELOPMENT CONSISTENT WITH THE
LISTED USES IN THE M-1 (LIGHT INDUSTRIAL) ZONE LOCATED AT
APN 680-180-029, 1500 SOUTH GENE AUTRY TRAIL, ZONE M-1, (CASE
NO. STM 2024-0004) (GM).
RECOMMENDATION: ADOPT A RESOLUTION DETERMINING THAT
THE PROJECT IS CATEGORICALLY EXEMPT PER CEQA GUIDELINES
AND APPROVE PROJECT, SUBJECT TO CONDITIONS.
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
5
Associate Planner Glenn Mlaker presented the staff report and answered questions of the
commission.
Tom Brown, for the applicant Palm Springs Surf Club, spoke and answered questions of the
commission.
Commissioner Miller moved, seconded by Commissioner Baker, to approve Item #4A with
added condition that maintenance of required parking for access to the Surf Club is in place prior
to the final approval of the map.
AYES: BAKER, MURPHY, AYLAIAN, MILLER, MORRILL
EXCUSED: ROTMAN, WEREMIUK
B. A REQUEST BY THE UNITED PARCEL SERVICE (UPS),
REPRESENTED BY RED ARCHITECTURAL GROUP, FOR THE
ESTABLISHMENT OF A CONDITIONAL USE PERMIT FOR THE
EXISTING UPS TRANSPORTATION TERMINAL AND THE
COMPLETION OF RELATED SITE IMPROVEMENTS TO PARKING
AND LANDSCAPE AREAS LOCATED AT 650 NORTH COMMERCIAL
ROAD, ZONE M-1-P, (CUP 2024-0003) (SY).
RECOMMENDATION: ADOPT A RESOLUTION DETERMINING THAT
THE PROJET IS CATEGORICALLY EXEMPT PER CEQA GUIDELINES
AND APPROVE THE CUP REQUEST SUBJECT TO CONDITIONS.
Associate Planner Sarah Yoon presented the staff report and answered questions of the
commission.
Harris Shapiro, Red Architectural Group, and James Bailey, UPS Engineering Manager, for the
applicant, spoke and answered questions of the commissioners.
Commissioner Murphy moved, seconded by Commissioner Miller, to approve Public Hearing
Item #2B.
AYES: BAKER, MURPHY, MILLER, AYLAIAN, MORRILL
EXCUSED: WEREMIUK, ROTMAN
3. UNFINISHED BUSINESS: None.
4. NEW BUSINESS:
A. A REQUEST BY HERITAGE GROUP, ON BEHALF OF THE
PROPERTY OWNER, MEZRAHI FAMILY TRUST, FOR A MAJOR
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
6
DEVELOPMENT PERMIT APPLICATION TO CONSTRUCT A 15-
UNIT MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENT ON A
1.37-ACRE SITE LOCATED AT 211 NORTH SUNRISE WAY, (APN:
508-070-016) ZONE MDR (CASE NO. DP-2023-0019) (AR)
RECOMMENDATION: ADOPT A RESOLUTION
DETERMINING THAT THE PROJECT IS CATEGORICALLY
EXEMPT PER CEQA GUIDELINES AND APPROVE PROJECT
SUBJECT TO CONDITIONS.
Assistant Planner Alex Rubalcaba presented the staff report and answered questions of the
commissioners.
Vicky Barbieri and Manual Escalante-Rascon, Heritage Group, for the applicant, spoke and
answered questions of the commission.
Commissioner Miller moved, seconded by Vice Chair Aylaian, to approve Item #4A.
AYES: BAKER, MURPHY, MILLER, AYLAIAN, MORRILL
EXCUSED: WEREMIUK, ROTMAN
B. 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).
RECOMMENDATION: 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.
Edward Robertson, Principal Planner, presented the staff report and answered questions of the
commission.
Patrick McCabe, PLC Communities, for the applicant, spoke and answered questions of the
commissioners.
Commissioner Baker moved, seconded by Commissioner Miller, to approve Item #4B.
AYES: BAKER, MURPHY, MILLER, AYLAIAN, MORRILL
EXCUSED: WEREMIUK, ROTMAN
Planning Commission Meeting Minutes
July 24, 2024
City of Palm Springs
7
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: None.
PLANNING DIRECTOR’S REPORT:
A. General Plan Update – Draft Circulation, Land Use and Safety Elements
for Commission review (information item only).
B. Vice Chair Aylaian will be taking a sabbatical to assist with Parks &
Recreation Department until they find a replacement for their Director.
ADJOURNMENT: The Planning Commission adjourned at 8:47 pm to 5:30 pm, Wednesday,
September 11, 2024, 3200 East Tahquitz Canyon Way, Palm Springs, California.
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
City of Palm Springs - ARCSubmittal 08/13/2024
MIRALON N1
71 SFD 60x110 lots
PLC Communities
Patrick McCabe
888 San Clemente Drive, Suite 200
Newport Beach, CA 926601 8/13/24
2
8/13/24
3 8/13/24
4 8/13/24
5 8/13/24
6 8/13/24
7 8/13/24
8 8/13/24
9 8/13/24
10 8/13/24
11 8/13/24
12 8/13/24
13 8/13/24
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
(
R
)
PL
A
N
2
(
R
)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
.
8
'18.0'14.1'16.2'8.0'8.0'5.0'PLCLSSSSSSSSSSSSSSSSSSS
SSSWWWWWWWWWWWW
WPLPLPLPLPLCLCLCLPLPLPLPLSSSSWWWW
S
S
S
SSS
SSSSW
WW
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 214 8/13/24
600606
5925
9
4
596 5986006026
0
0
P
r
a
c
t
i
c
e
Gr
e
e
n
5
9
2
5
9
5
605
MMMMMMMM
M
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
G
O
B
L
V
D
.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
'
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 PLAN22615 8/13/24
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 416 8/13/24
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 PLAN44617 8/13/24
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 618 8/13/24
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 PLAN66619 8/13/24
20
8/13/24
21
8/13/24
22
8/13/24
23
8/13/24
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 9266024 8/13/24
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 125 8/13/24
26
8/13/24
27
8/13/24
28
8/13/24
29
8/13/24
30
8/13/24
31
8/13/24
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 n32 8/13/24
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 n33 8/13/24
34
8/13/24
35
8/13/24
36
8/13/24
37
8/13/24
38
8/13/24
39
8/13/24
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 n40 8/13/24
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 n41 8/13/24
42
8/13/24
43
8/13/24
44
8/13/24
45
8/13/24
46
8/13/24
47
8/13/24
48
8/13/24
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 n49 8/13/24
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 n50 8/13/24
51
8/13/24
52
8/13/24
53
8/13/24
54
8/13/24
55
8/13/24
56
8/13/24
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 257 8/13/24
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 n58 8/13/24
59
8/13/24
60
8/13/24
61
8/13/24
62
8/13/24
63
8/13/24
64
8/13/24
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 265 8/13/24
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 n66 8/13/24
67
8/13/24
68
8/13/24
69
8/13/24
70
8/13/24
71
8/13/24
72
8/13/24
73
8/13/24
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 n74 8/13/24
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 n75 8/13/24
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 s76 8/13/24
77
8/13/24
78
8/13/24
79
8/13/24
80
8/13/24
81
8/13/24
82
8/13/24
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 n83 8/13/24
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 n84 8/13/24
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 s85 8/13/24
86
8/13/24
87
8/13/24
88
8/13/24
89
8/13/24
90
8/13/24
91
8/13/24
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 n92 8/13/24
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 n93 8/13/24
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 s94 8/13/24
95
8/13/24
96
8/13/24
97
8/13/24
98
8/13/24
99
8/13/24
100
8/13/24
101 8/13/24
102 8/13/24
103 8/13/24
104 8/13/24
105 8/13/24
106 8/13/24
107 8/13/24
108 8/13/24
109 8/13/24
110 8/13/24
111 8/13/24