Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Item 3A - MYCG Inc
ARCHITECTURAL REVIEW COMMITTEE MEMORANDUM DATE: SEPTEMBER 3, 2024 NEW BUSINESS SUBJECT: A REQUEST BY MYCG, INC. ON BEHALF OF THE PROPERTY OWNER CHRISTOPHER FREEMAN, FOR APPROVAL OF MAJOR ARCHITECTURAL (MAJ) AND ADMINISTRATIVE MINOR MODIFICATION (AMM) APPLICATIONS TO CONSTRUCT A 3,280- SQUARE-FOOT SINGLE-FAMILY RESIDENCE, 1,061-SQUARE-FOOT ATTACHED FOUR-CAR GARAGE, AND A 332-SQUARE-FOOT DETACHED ACCESSORY DWELLING UNIT ON A HILLSIDE PARCEL LOCATED AT 1961 VISTA PALIZADA (LOT 67) (APN: 504-400-011) WITHIN THE DESERT PALISADES SPECIFIC PLAN, ZONE ESA-SP, SECTION 4 (CASE AR-2024-0027 & AMM-2024-0002). (AR) FROM: Department of Planning Services PROJECT DESCRIPTION: This is a request for approval of a Major Architectural (MAJ) application for the construction of a new 3,280-square-foot single-family residence, a 1,061-square foot, four-car garage and a 332-square foot accessory dwelling unit (ADU) on a 22,651-square- foot lot within the Desert Palisades Specific Plan area. The proposed maximum building height is 18’-7”, single-story. This project is required to be evaluated for consistency against the following guidelines and standards: • Section 93.13.00 of the Zoning Code (Hillside Development). • Section 94.04 of the Zoning Code (Architectural Review). • Section III “Development Standards” (page 58), Section V “Architecture & Site Design Guidelines” (page 70), and Section VI “Landscaping Guidelines of the DPSP” (page 96) of the Desert Palisades Specific Plan • Section 92.21.1.05 of the Zoning Code (Design Guidelines for the ESA -SP zone) including mandatory standards in Part “D” and findings outlined in Part “I”. RECOMMENDATION: That the Architectural Review Committee approve the Major Architectural Application subject to the attached conditions. Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 2 of 10 BACKGROUND INFORMATION: Related Relevant City Actions 01/05/2011 The City Council approved the Desert Palisades Specific Plan and certified the Final Environmental Impact Report (EIR) for the project. 01/07/2015 The City Council approved an addendum to the previously certified EIR to extend the time frame in which grading activities could occur from December 31st to January 31st. Neighborhood Meeting/Neighborhood Notice 05/08/2024 Notice mailed by staff to adjacent property owners notifying that the subject application had been filed with the Department of Planning Services, in accordance with 93.13.00 of the Zoning Code. 08/22/2024 Notice mailed by staff to adjacent property owners notifying that the subject project would be reviewed by the Architectural Review Committee on September 3, 2024. 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 0.52 Acres (22,651 square feet) General Plan and Zoning Designations General Plan Designation Permitted Density (Max) Compliance SPA 1 DU/40 Acres Y Zoning Designation ESA-SP Planning Area 4 (Desert Palisades Specific Plan) 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 Desert Palisades Specific Plan Y, as conditioned Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 3 of 10 Development Standards: The proposed project is subject to the Desert Palisades Development Standards stated in Section III (ESA-SP Planning Area 4 Proposed Zoning Code, pages 60-64) of the Desert Palisades Specific Plan. Conformance to the applicable development standards is analyzed in the table below: Pursuant to PSZC Section 92.01.03, the following development standards apply: Standard Required/ Allowed Provided Compliance Min. Setbacks • Front 25 Feet 22’-7” Feet Y, With AMM • Side (North) • Side (South) • Rear 10 Feet 10 Feet 15 Feet 17-6” Feet 10 Feet 30 Feet Y Y Y Max. Lot Coverage 35% 26% Y Max. Building Height 18 Feet 15 Feet from FF. 18’-7” from 3’ below grade. Y Parking 2 spaces (covered) 4 spaces in garage Y Wall / Fence Height N/A N/A N/A HILLSIDE REVIEW CRITERIA: PSZC Section 93.13.00(B)(4) requires that architectural review of hillside development shall consider the following criteria: Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance 1. Rock and soil exposure; Y The project site is currently undeveloped. There are multiple exposed boulders in varying sizes on site, which appear very similar to other undeveloped hillside properties in the city. The construction of the house will limit disturbance to the site as much as possible. There will be no disturbance of the “no-build” easement, which will stay in its naturalized appearance. Additionally, there are no protective streams running through the parcel. 2. Size of building pad; Y Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 4 of 10 Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance The size of the proposed building pad is 4,628-square feet and has very limited site disturbance. The proposed building pad will be consistent in size to other dwellings within Desert Palisades. The project conforms to DPSP standards for non-mass grading. 3. Design considerations, such as supporting stilts, colors and building arrangement; Y The proposed home is contemporary/modern in its aesthetic and the proposed colors and materials are harmonious with each other. The lot has a curved street frontage and will be setback 22’-7” from the front property line. The project uses the sites natural slope from the rear of the property to the front by setting the pad of each structure on different elevations, stepping down towards the street. Supporting stilts are not proposed. 4. Screening of parking areas; Y Section V (Architectural and Site Design Guidelines) of the Desert Palisades Specific Plan states, “All sites are encouraged to minimize the impact of parking and drives from the street…” (Desert Palisades Specific Plan, page 73) and “Parking shall be screened, to the degree possible, from street and adjacent home sites…” (Desert Palisades Specific Plan, page 74). The project proposes two, two-car garages that are located towards the front of the property and visible from the street. However, the position of the two garages are angled south, and their opening does not directly face the street. Furthermore, the driveway approach is located approximately 22 feet away from the garages to avoid direct line of sight and approach towards the garage from the street. 5. Landscaping plans; Y The proposed landscape plan includes Palo Verde, Silver Yucca, Madagascar Palm Tree, Safari Sunrise Aloe, Linear Leaf Yucca Agave Americana, Agave Angustinfolia, Golden Barrel Cactus and Organ Pipe cactus. The new plant materials will be scattered throughout the site to retain the site’s organic appearance, and plant groupings will be applied to accentuate open areas. Landscape is not proposed within the no-build area. 6. Continuity with surrounding development; Y The parcels adjacent to the subject property on the north and south are currently undeveloped. The existing parcel on the west has a modern design and was built as a single-story residence. The proposed house is similar in design to others currently built and under construction within the Desert Palisades community. 7. Sensitivity to existing view corridors. Y Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 5 of 10 Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance The main dwelling unit has a finished floor of 870.5. The first garage steps down approximately three feet, with a finished floor at 867.5 and the second garage and ADU step down another foot, with a finished floor at 866.7. The project site is not adjacent to any existing or proposed projects on the north or south, as of today. Due to the location of the project site, lot 67 will not have an adjacent neighbor to the east. Thus, the proposed residence will not obstruct views from future adjacent dwellings. Conclusion: The project is consistent with the architectural guidelines of Zoning Code Section 93.13.00. (“Hillside Development”). ARCHITECTURAL REVIEW CRITERIA AND FINDINGS: 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 The home is appropriately sited on the lot with the outdoor living areas oriented to the southeast of the parcel, allowing the bedrooms to take advantage of views on the west. The architectural treatment consists of floor to ceiling windows, large overhangs to protect from sun exposure and cement plaster painted Dove Gray. The project proposes consistent architectural treatment on all sides as exemplified by the repeated use of identical construction materials, rectangular form, and strong horizontal profile throughout. 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; Y The proposed project includes an accessory dwelling unit, which is consistent with the overall color, material, and design of the main house. 3. The façade elements and fenestration are composed in a harmonious manner; Y Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 6 of 10 Criteria and Findings [PSZC 94.04.00(E)] Compliance The project proposes very simplistic façade elements and fenestration treatment to showcase the details and contrast of building materials and colors. The proposed primary elevation demonstrates consistent design treatment throughout as exemplified by the floor-to-ceiling glazing systems, repeated use of identical materials in different areas, and the retention of simplistic rectilinear form. Such architectural elements are properly scaled and positioned. 4. The proposed materials are consistent with the context of the site, adjacent buildings, and the desert environment; Y The proposed building materials consist of smooth texture stucco, painted dove gray, and black metal fascia, all of which are commonly used locally and are appropriate for the surrounding desert environment. 5. The proposed color scheme is appropriate to the desert environment and consistent with the site context; Y A desert-neutral color palette which consists of black, gray, and light brown is proposed. The color palette is appropriate for the surrounding desert environment. 6. Shading devices and sun control elements, excluding landscape materials, are provided to address environmental conditions and solar orientation; Y The project features sufficient overhangs on all sides of the main residence, and especially on the south and west facing elevations. The ADU will also have shade coverage primarily on the south elevation where the window is located. Lastly, though the pool itself does not seem to benefit from any shading device there is a large outdoor patio that will provide sufficient shade. 7. The proposed landscape plan is consistent with the requirements of PSMC Chapter 8.60; Y The proposed plant palette generally consists of native plants and the plant materials that are included in the Lush and Efficient landscape gardening book, and there is no turf application proposed for this project. There is no irrigation information provided for the proposed landscape at this time; however, the irrigation plans will be submitted along with the landscape construction documents. In addition to the requirement for conformance with the City’s Water Efficient Landscape Ordinance, the landscape and irrigation plans are subject to review and approval by the Riverside County Agricultural Commissioner’s Office and Desert Water Agency (DWA). This is conditioned (PLN 1) to ensure that the project aligns with the City’s Water Efficient Landscape Ordinance. As conditioned, the proposed project meets this requirement. Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 7 of 10 Criteria and Findings [PSZC 94.04.00(E)] Compliance 8. The proposed landscape plan is consistent with all applicable zoning requirements, including any streetscape requirements, landscape buffer requirements, and screening requirements; Y The proposed landscape plan submitted includes Parkinsonia Florida Palo Verde, Silver Yucca, Madagascar Palm Trees, Safari Sunrise Aloe, Linear Leaf Yucca, Agave, Golden Barrel Cactus and Organ Pipe Cactus interspersed between boulders and throughout the project site. These plant materials are consistent with the design guidelines. 9. The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is adequate; N/A There are no public sidewalks or pathways present on Lot 67. 10. The proposed lighting plan is consistent with the requirements of PSZC Section 93.21.00, and the proposed lighting will not materially impact adjacent properties; Y The project proposes a variety of landscape light fixtures, which include but are not limited to, nine (9) LED tree flood lights, twenty- one (21) accent LED lights, five (5) path lights and 1 transformer controller. The ARC may recommend that the number of lights be reduced to prevent glare at the hillside. 11. Appropriateness of signage locations and dimensions relative to the building façade(s), or appropriateness of the site location for any freestanding signage, as may be warranted for the development type; N/A No signage is proposed. 12. Screening is provided for mechanical equipment and service yards, so as to screen such facilities from view from public rights- of-way and abutting properties; Y The mechanical equipment will be placed at grade on the west side of the property. It will be adequately screened by a block wall and will not be visible from the public right-of-way. 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, with AMM The proposed project is subject to the guidelines and regulations of the General Plan, zoning code, and Desert Palisades Specific Plan. The proposed design is consistent with the applicable design standards and regulations subject to the approval of an Administrative Minor Modification application to approve the front yard setback of 22’-7”. As conditioned, the proposed project meets this finding. In addition to the Hillside Review and Architectural Review criteria, as well as the findings Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 8 of 10 of Palm Springs Zoning Code Sections 93.13.00(B)(4) and 94.04.00(E) stated above, the proposed project is consistent with the Site Design Guidelines/Architectural Guidelines (Section V) and Landscaping Guidelines (Section VI) of the Desert Palisades Specif ic Plan as conditioned. ADMINISTRATIVE MINOR MODIFICATION (AMM) REVIEW CRITERIA AND FINDINGS: As noted earlier in this staff report, the project proposes to reduce the front yard setback from 25 feet to 22 feet 7 inches. PSZC Sections 94.06.01(B)(1)(c) and (B)(3) require the Architectural Review Committee (ARC) make the following findings for the approval of an AMM application: Guidelines [PSZC 94.06.01(B)(3)] Compliance 1. The requested minor modification is consistent with the general plan, applicable specific plan(s) and overall objectives of the zoning ordinance; Y The approval of this AMM application is requested for the proposed 22’-7’ front yard setback for a hillside single-family residence in accordance with Palm Springs Zoning Code Section 94.06.01(A)(10). The approval of this AMM application will allow the development of a single-family residence on a hillside lot, which is consistent with the objectives of the General Plan and zoning ordinance and Desert Palisades Specific Plan. 2. The neighboring properties will not be adversely affected as a result of the approval or conditional approval of the minor modification; Y As mentioned earlier in this report, the project site is adjacent to undeveloped parcels on the north and south, with no option to build across the street to the east. Additionally, the proposed building height is 18.7 feet, which is measured three (3) feet below grade. Considering the location of the project site, and the height of the residence, the neighboring properties will not be adversely affected. 3. The approval or conditional approval of the minor modification will not be detrimental to the health, safety, or general welfare of persons residing or working on the site or in the vicinity; and Y The approval of this AMM application will not affect or alter the single-family residential use of the subject property. The proposed residence will be required to be constructed in accordance with the applicable zoning code regulations and the California Building Code for safety compliance. Therefore, it will not adversely affect the individuals who live or work on the site or in its vicinity. 4. The approval of the minor modification is justified by environmental features, site conditions, location of existing improvements, or historic development patterns of the property or neighborhood. Y Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 9 of 10 Guidelines [PSZC 94.06.01(B)(3)] Compliance In addition to the hillside topography, the proposed project is challenged by the existing culvert and a deep drainage channel which dissects the project on the northeast side of the property. Additional challenges include an open space easement along the northern property line and large boulders throughout the site. Per the applicant, in order to minimize grading, and to fit the design under the 18-foot pillow line, a reduction of the front yard setback is requested. Therefore, the approval of an AMM application is justified by the site’s existing conditions. ENVIRONMENTAL ANALYSIS: The proposed development is considered a “project” pursuant to the terms of the California Environmental Quality Act (“CEQA”) and has been determined to be categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New Single-Family Residence). CONCLUSION: The proposed project generally conforms to the development standards, design guidelines and landscape design guidelines of the Desert Palisades Specific Plan, of the PSZC hillside ordinance and architectural review requirements , with the approval of an AMM application. The project proposes good integration of the structure, terraces, and other elements into the natural features of the site with minimal disturbance to terrain and vegetation. Where disturbance is unavoidable, appropriate site restoration techniques are proposed. Full integration of the proposed dwelling into the natural characteristics of the site has been achieved including the driveway and garage, which has been screened to the fullest extent possible due to the irregular shape of the project site. The proposed dwelling is consistent with the design guidelines of the DPSP with respect to low roof lines, terraced building elements, and thoughtful solutions to integrate the home into the site. As demonstrated in this memo, the Project conforms to the Architectural Guidelines of PSZC Sections 93.13.00 (“hillside development”) and 94.04.00 (“architectural review”); the Architecture, Landscaping and Design Guidelines of Desert Palisades Specific Plan Sections V (“Architecture and Site Design”) and VI (“Landscaping Guidelines”); and Design Standards of PSZC Section 92.21.1.05 (“Findings Required for Approval”). Therefore, Staff recommends approval, subject to the attached conditions of approval. PREPARED BY: Alex Rubalcava, Assistant Planner REVIEWED BY: Edward Robertson, Principal Planner REVIEWED BY: Christopher Hadwin, Planning Director Architectural Review Committee Memo Case AR-2024-0027 & AMM-2024-0002 September 3, 2024 – Page 10 of 10 ATTACHMENTS: A. Vicinity Map B. Draft Resolution C. Conditions of Approval D. Justification Letter E. Exhibit Package Department of Planning Services Vicinity Map CITY OF PALM SPRINGS 1961 Vista Palizada Dr, Palm Springs, California, 92262 RESOLUTION NO. ______ A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR ARCHITECTURAL APPLICATION AND AN ADMINISTRATIVE MINOR MODIFICATION APPLICATION FOR THE DEVELOPMENT OF A 4,341 SQUARE-FOOT SINGLE-FAMILY RESIDENCE AND 332-SQUARE FOOT ACCESSORY DWELLING UNIT ON A HILLSIDE LOT LOCATED AT 1961 VISTA PALIZADA (APN: 504-400-011) DRIVE (CASE AR-2024-0027 & AMM-2024- 0002). THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS: A. MYCG, on behalf of the Property Owner (“Applicant”), filed a Major Architectural Review application and an Administrative Minor Modification application with the City, pursuant to Palm Springs Zoning Code (PSZC) Sections 94.04.00 (“architectural review”), 93.13.00 (“hillside development”), and 94.06.01 (“minor modifications”) of the Palm Springs Zoning Code, for construction of a 4,341-square-foot single-family residence and a 332-square foot accessory dwelling unit at 1961 Vista Palizada (APN: 504-400-011) (“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 applications from the City’s Planning Commission to the City’s Architectural Review Committee (ARC). C. On August 22, 2024, City staff notified the owners of properties immediately adjacent to the Project site of the scheduling of an Architectural Review Committee meeting to consider the subject application, pursuant to PSZC 93.13.00(B)(1)(c). D. 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: The proposed single-family residence is considered a project pursuant to the California Environmental Quality Act (CEQA). The Architectural Review Committee has evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt from further analysis under CEQA Guidelines Section 15303(a) (Class 3, New Construction or Conversion of Small Structures). Section 2: As demonstrated in the staff report, the Project conforms to the review criteria and findings of PSZC Sections 93.13.00 (“hillside development”), 94.04.00 (“architectural review”), Architectural Review Committee Resolution No. ____ September 3, 2024 Case AR-2024-0027 & AMM-2024-0002 Page 2 of 2 and 94.06.01 (“minor modifications”), subject to conditions of approval. Section 3: Based upon the foregoing, the Architectural Review Committee hereby approves Cases AR-2024-0027 and AMM-2024-0002, for the construction of a 4,341-square foot single- family residence and a 332-square foot accessory dwelling unit on a hillside lot located at 1961 Vista Palizada (APN: 504-400-011), subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 3rd day of September, 2024. AYES: EXCUSED: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA ______________________________________ Christopher Hadwin Director of Planning Services RESOLUTION NO. ________ EXHIBIT A Cases No. AR-2024-0027 & AMM-2024-0002 1961 Vista Palizada (APN: 504-400-011) September 3, 2024 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, Director of Planning Services, Building Official, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case AR- 2024-0027 and Case AMM-2024-0002 except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, which include site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Department of Planning Services except as modified by the conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning Services or his designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 2 legislative body, advisory agencies, or administrative officers concerning Case AR-2024-0027 and Case AMM-2024-0002. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. An Extension of Time may be granted by the Planning Commission upon demonstration of good cause in accordance with Palm Springs Zoning Code Section 94.12.00. ENVIRONMENTAL ASSESSMENT CONDITION ENV 1. Notice of Exemption (NOE). The project is exempt from the review of the California Environmental Quality Act (CEQA). The applicant shall contact the Department of Planning Services within two (2) days of the ARC’s final action on the project to submit the NOE filing fee. ENV 2. Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The project shall be in conformance with the CVMSHCP Land Use Adjacency Guidelines and shall be subject to the following conditions: a) Drainage. The drainage plan shall be designed to ensure that the quantity and quality of runoff discharged to the adjacent Conservation Area is not altered in an adverse way when compared with existing conditions. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, exotic plant materials or other elements that might degrade or harm biological resources or ecosystem processes within the adjacent Conservation Area. b) Toxics. Activities that involve the use of chemicals or generate bioproducts such as manure that are potentially toxic or may adversely affect wildlife and plant species, Habitat, or water quality is prohibited. c) Lighting. The exterior lighting shall be shielded and directed toward the project site. Landscape shielding or other appropriate methods shall be Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 3 incorporated in project designs to minimize the effects of lighting adjacent to or within the adjacent Conservation Area. d) Noise. All on-site activities shall conform to the City’s Noise Ordinance, including the maximum noise level (50 dBA) permitted in the Palm Springs Municipal Code. e) Invasives. Installation of invasive, non-native plant species shall not be incorporated in the landscape for land uses. Landscape treatments within or adjacent to a Conservation Area shall incorporate native plant materials to the maximum extent Feasible; recommended native species are listed in Table 4-112. The plants listed in Table 4-113 shall not be used within or adjacent to a Conservation Area. ENV 3. “CVMSHCP Barrier Requirement. Applicant shall work with Planning Services staff to increase the height of the 6-foot-high rear wall, or the property owner shall install a barrier, at owner’s expense, should sheep ever be identified on property. PLANNING DEPARTMENT CONDITIONS PLN 1. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit landscape and irrigation plans that are prepared according to the requirements of PSMC Chapter 8.60 to the Department of Development Services for review and approval prior to the issuance of a building permit. The Landscape plan shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Additionally, the landscape and irrigation plans shall be certified by the local water agency that they are in conformance with the State’s Water Efficient Landscape Ordinances. PLN 2. Metal Fence/Pool Enclosure. The height of the pool enclosure and gate shall be 5 feet to meet the Building Code. PLN 3. Pad Elevations. Final building pad elevations shall not vary more than 12 inches above or below the pad elevation established by the approved preliminary grading plan. Any deviations from this provision shall require review and approval by the Planning Commission. PLN 4. Landscape Boulders. The proposed landscape boulders shall not be sourced via on-site excavation or site alterations (excludes restoration work). The size of the boulders must be varied, and the boulders shall be at least 24 inches in size. Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 4 PLN 5. Submission of Revised Landscape Plan Required. Applicant shall submit a revised landscape plan which addresses the conditions of approval above to the Department of Planning Services for a final review. BUILDING & SAFETY DEPARTMENT CONDITIONS The Following Standard Building & Safety Conditions of Approval Are Applicable to This Project: General Conditions BLDG 1. Shall comply with the latest adopted edition of the following codes as applicable: A. 2022 California Residential Code B. 2022 California Electrical Code C. 2022 California Mechanical Code D. 2022 California Plumbing Code E. 2022 California Energy Code F. 2022 California Fire Code G. 2022 California Green Building Standards Code BLDG 2. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code. BLDG 3. All development impact fees including but not limited to TUMF, CVMSHCP, Sewer Connection/Agreements etc. and/or Public Arts shall be paid at time of permit issuance. BLDG 4. Separate permits shall be required for the pool enclosure and the installation of solar panels; the enclosure shall be a minimum of 5 feet in height and non- climbable. ENGINEERING DEPARTMENT CONDITIONS The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 5 All Grading Plans, Improvement Plans, Required Studies and Documents listed below, must be submitted to Engineering Services Department for review and approval. Conditions, whether or not restated by Engineering shall conform to the Desert Palisades Specific Plan GENERAL ENG 1. The applicant shall comply with all required Standard Conditions and Mitigation Measures identified in the Final Environmental Impact Report for the Desert Palisades development, as applicable to the individual lots, whether or not restated in these conditions of approval. All required plans shall be prepared in conformance with all applicable Standard Conditions and Mitigation Measures. ENG 2. Development of the site is subject to all applicable provisions of Chapter 92.21.1.05 “Design Standards” of the Palm Springs Zoning Code, whether or not restated in these conditions of approval. All required plans shall be prepared in conformance with all applicable provisions of the Code. ENG 3. The Property is located in the Environmentally Sensitive Area – Specific Plan ("ESA-SP") zone. Pursuant to Section 92.21.1.05(J) of the Palm Springs Zoning Code, prior to the issuance of any permit for grading or construction of any improvement on any property within the ESA-SP zone, the property owner shall enter into an agreement with the City ensuring that should the improvement not be completed as permitted, that the land will be re- naturalized. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. Security Bond ($50,000.00) and agreement preparation fee in effect at the time that the agreement is submitted shall be paid by the applicant prior to issuance of any grading or building permits. SANITARY SEWER ENG 4. All sanitary facilities shall be connected to the private sewer system. New laterals shall not be connected at manholes. ENG 5. Applicant shall pay a sewer assessment fee of $3,628.77 in accordance with the terms of the Racquet Club Road Sewer Construction Refund Agreement between the City of Palm Springs and the Pirozzi Family Trust Established November 30, 1992, Sewer Agreement No. 6253. The fee shall be paid to the City of Palm Springs prior to issuance of a building permit. GRADING Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 6 ENG 6. Submit a Precise Grading Plan prepared by a California licensed civil engineer to the Engineering Services Department for review and approval. If the overall project grading volumes are less than 50 cubic yards and the project does not involve a hillside lot as defined by City of Palm Springs Zoning Code 93.13.00, then the plan does not need to be prepared by a licensed professional unless determined otherwise by the City Engineer. The plan shall be approved by the City Engineer prior to grading permit issuance. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Services Department for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more “Coachella Valley Best Available Control Measures” as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant’s or its contractor’s Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Services Department with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related “PM10” Dust Control issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Services Department prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report; a copy of the project-specific Final Water Quality Management Plan. ENG 7. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist (a copy of the written approval must be provided to the City). The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 7 applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 8. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. ENG 9. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 10. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. ENG 11. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of eight hundred dollars ($800) (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 12. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Services Department with the first submittal of a grading plan. ENG 13. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a grading plan for the project. Prior to issuance of Building Permits. ENG 14. The applicant shall provide Grading Certification for all building (or structure) pads in conformance with the approved grading plan to the Engineering Services Department for review and approval prior to issuance of Building Permits. Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 8 ENG 15. Prior to issuance of any permit for ground disturbance activities, the applicant shall provide verification to the City that applicable fees have been paid to the Agua Caliente Band of Cahuilla Indians in accordance with the Tribal Habitat Conservation Plan (THCP). ENG 16. In cooperation with the California Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved “Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties” (Revised - RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 6819 East Gage Avenue, Commerce, CA 90040 (Phone (760) 782- 3271, (562) 505-6415), Sonia.Oran@cdfa.ca.gov. WATER QUALITY MANAGEMENT PLAN ENG 17. This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP’s) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP’s, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required. ENG 18. A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP’s) necessary to accommodate nuisance water and storm water runoff from the site. Direct release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP’s shall be incorporated into the Precise Grading and Paving Plan. ENG 19. Prior to issuance of any grading or building permits, the property owner shall record a “Covenant and Agreement” with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement and maintain the approved Final Project-Specific Water Quality Management Plan (WQMP). Other alternative instruments for requiring implementation of the approved Final Project-Specific WQMP include: requiring the implementation of the Final Project-Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 9 responsible for implementing the Final Project-Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. DRAINAGE ENG 20. In accordance with Chapter 92.21.1.05 “Design Standards” of the Palm Springs Zoning Code, development of the site shall preserve existing drainage patterns, natural streams and local watershed boundaries. ENG 21. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Hydrology Report for TTM35540, prepared by MSA Consulting, Inc., dated July 1, 2009 (or as may be amended). Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. ENG 22. This project will be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP’s) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP’s, including mechanical or other means for pre-treating stormwater runoff, will be required by regulations imposed by the RWQCB. It shall be the applicant’s responsibility to design and install appropriate BMP’s, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City’s municipal separate storm sewer system (“MS4”), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer. ENG 23. The project is subject to flood control and drainage implementation fees. The drainage fee at the present time is $7,746.89 per acre per Resolution No. 15189. GENERAL ENG 24. Any utility trenches or other excavations of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 10 of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, replacing, or repairing any existing off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Frontier, etc.). Multiple excavations, trenches, and other street cuts within existing structural sections of off-site streets required by the proposed development may require complete removal and replacement of the streets structural section of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. ENG 25. All proposed utility lines shall be installed underground. ENG 26. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 27. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and PDF (Adobe Acrobat) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 28. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing “as- built” information and returned to the Engineering Division prior to issuance of final approvals. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. ENG 29. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. TRAFFIC ENG 30. Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 “Temporary Traffic Control” of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 11 ENG 31. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. FIRE DEPARTMENT CONDITIONS 1. These Fire Department conditions may not provide all requirements. Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review. 2. Fire Department Conditions were based on the 2022 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix “T” Development Requirements. This building will require fire sprinklers. 3. Conditions of Approval – “Conditions of Approval” received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. 4. Plans and Permits: Permits and Electronic scaled drawings are required for this project. Plan reviews can take up to 20 working days. A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer’s technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. Resolution No. _____________ September 3, 2024 Cases No. AR-2024-0027 & AMM-2024-0002 12 5. Access During/After Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs. 6. Chapter 7A: Since the proposed residence is in our cities very high fire area, the architect on record must design structure 7A. 7. Private Fire Hydrants: Additional private hydrants may be required. 8. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 2022 Editions, as modified by local ordinance. 9. Residential Smoke Alarms Required: Shall be interconnected so that operation of any smoke alarm or fire sprinkler flow switch causes all smoke alarms within the dwelling & guest house to sound and activate the exterior horn/strobe END OF CONDITIONS JUSTIFICATION LETTER PROJECT DESCRIPTION: Site Plan: The proposed home will be located on lot 67 which slopes downward roughly ten (10’) feet from west to east with an elevation of 876 ’ at the higher western property line and 866’ at the street curb. There is a large open space that runs along the southern property line and a 7’5” easement on the northern property line. Like most lots in Desert Palisades, the site is covered with many large rocks and boulders and has not been previously developed or graded. The orientation of the structure is positioned to take advantage of unobstructed views. In order to minimize the site grading, and to flt the design under the 18foot pillow line we require a front setback reduction where the south-east garage corner will be placed. the project uses the site’s natural slope from the rear of the property to the front by setting the pad of each structure in different elevations steeping down towards the street. The adjacent grade of each structure in the multiple levels is not more than 18 feet from the top of the roof and the maximum overall height from lowest fioor elevation to highest roof element will be 18ft 7”. The 1st (2) car garage and casita will be elevated three feet (0.5’) from the street curb elevation. The 2nd (2) car garage will be elevated four feet (1.5’) from the street level ( or 1ft from the 1st 2 car garage) and the main residence and open space will be elevated seven feet (4.5’) from the street curb level ( or 3ft from the 2nd 2 car garage). In order to enhance the streetscape and maintain a domestic scale to the entry zone, garage doors openings are oriented away from the street and open to an auto court. The proposed main structure will be one-level and consist of three (3) bedrooms, one (1) oiffce, one (1) gym and three and a half (3.5) bathrooms. The Great Room/kitchen will open onto a large patio with covered BBQ area and an inflnity pool and spa. The house and patio / pool are oriented towards south east corner providing views and sitting seven (4.23’) feet above the street. The proposed casita (ADU) will be on one level and consist of one (1) bedroom which contains a bar, one (1) bathroom and a pool bath with its own private patio facing south- east and sitting three feet (0.7’) above the street. Mass and Scale: The proposed house will have a maximum height of eighteen feet three inches (18’3”) as measured from the established pad of the 1st garage to the top of the great room roof of the main residence. It will measure twenty-two feet and two inches (22’-2”) from the natural grade (863) of the flrst garage to the top of the great room roof of the main residence. Each structure with different pad elevations and ceilings provides a rhythm to the whole project, as well as horizontal planes with different materials which vary in height from eight (8’) feet to twelve (12’) feet. The DPSP sets limits on the overall height relative to the native terrain allowing for a maximum height of eighteen (18) feet within a “pillow” area. The building conforms to the eighteen (18’) foot pillow concept and the proposed structure meets this guideline to some grading / retaining walls will be required to preserve the natural site after construction. Building Design and Detailing: The home is contemporary in its architectural style with building materials refiect the desert character of Palm Springs by using naturally expressed inorganic materials such as stacked masonry block at garages and casita accent walls, smooth stucco in dove gray color for the main body of the house with wood slats accent walls or similar and dark accents provided by window frames, trim and eave brake metal in a black color. Landscaping: The landscape concept is one of keeping the site as natural as possible and incorporating the existing boulders and rocks though the design.. The intent of the plant materials proposed is to look and feel like the desert setting of the Chino Cone by strategically grouping native plant species throughout the site. Speciflc plants proposed include Parkinsonia Florida, Palo Brea trees; shrubs such as Muhlenbergia Capillaris, Brittle Bush and Lantana; succulents such as agave, aloe; and cactus Pachycereus marginatus and multiple types of barrel cactus. The driv eway will utilize exposed aggregate concrete in tan - grey colors. PLAN CHECKPROJECT INFOA0.0date description REVISIONCOVER SHEET owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NEW CONSTRUCTION - 1961 VISTA PALIZADA DR - PALM SPRINGS, CA 92262.SCHEDULE OF DRAWINGSDEFERRED SUBMITTALSdeferred submittals"submittal documents for deferred submittal items shall be submitted to the designer who shallreview them and forward them to the building official with a notation indicating that thedeferred submittal documents have been reviews and that they have been found to be in generalconformance with the design of the building. the deferred submittal items shall not be installeduntil their design and submittal documents have been approved by the building official"ownerABBREVIATIONSMET(MTL)(CURVE DATA)EXISTINGEAST/EXTERNAL DISTANCEELECTRIC/ELECTRICALELEVATION/ELEVATORENCLOSUREENCL(E)ELEC(T)EL(V)EAEEACHNMLDGMINMTMTDMFRCABINETBETWEENBRACKETCORRUGATED/CORRUGATIONDEPARTMENTDOWNSPOUTDIRECTEDDOOR/DRAIN/DRIVECUBIC FEETCERAMICCONTINUOUS WELD RAILCUBIC FEET PER MINUTECONTRACTORCLASSCLOSETCAULKINGCONCRETE MASONRY UNITCAST IN PLACE/CAST IRONCLEAR/CLEARANCECONSTRUCTIONPIPE CLEAN-IN-PLACECOLUMNCONCRETECOMPRESSORCENTERCEILINGCONST(R)CORRDEPTDRDIRCONTRDSCLOCLKCLRCLCMUCONCCERCWRCTRCFMCIPCFCABBTWBRKTCOLCOMPRCLGMACHMAXMBHMECHMAINTMEDLRGLGTLTGLGLVRINCANINSULJTINTLAV(S)LF(S)LAMHORIZHTHDWRHWYHWHTRBOARD FEETBLOCKBOTTOMBRICKASPHALT CONCRETE/AIR CONDITIONINGABRASIVEALUMINUMADHESIVESAGGREGATEAIR HANDLING UNITACCESS PANELAMERICANS W/DISABILITIES ACTABOVE FINISH FLOORAIR CONDITIONING UNITACOUSTIC/ACOUSTICALBOARDASPHALTANCHOR BOLT/AGGREGATE BASEADHESASP(H)BFBDBOTBRK/BRBMBLKBEAMAGG/AGGRAFFALUMAPAHUABABRASADAACOUSACACUGGALVGAGYPHAZGRGLFHFINFTGFUTFLRFIXENT(R)EXHEXTFDNFDFUTILUTILITIESSOUND TRANSMISSION COEFFICIENTREINFORCED/REINFORCE/REINFORCINGRECIRCULATE/RECIRCULATINGMANUFACTURERNORTHMOLDINGMOUNTMINIMUMMOUNTEDMETALSTORSPECSQ.STCSTLSPRSLSTORAGESPECIFICATIONSSPRINKLERSQUARESTEELSLOPE(DOOR LEAF(S))THOUSAND BRITISHMEDIAN/MEDIUMTHERMAL UNITS/HOURMAINTENANCEMACHINEMAXIMUMMECHANICALLIGHTINGLARGELENGTHLONGLOUVERLAVATORY (LAVATORIES)INCANDESCENTINTERIOR/INTERSECTIONINSULATIONJOINTLINEAR FEETLAMINATEHORIZONTALHARDWAREHEIGHTHOT WATERHIGHWAYHEATERSANSECTSHRSEWSSSCSKR/W/ROWRTORWTRTRTESSANITARYSTAINLESS STEELSOLID CORESECTIONSEWERSHOWERSINKRAIL TURN OUTRAIL WEIGHTRIGHT OF WAYRIGHTROUTESOUTHREFLTDREINFREIMBREFRIG/REFGREQSRMRELRECEPTR(AD)REFINRECIRC(R)REFREFLECTEDREIMBURSABLEREFRIGERATORREQUIREMENTSRELOCATEDROOMRECEPTACLERADIUS/RISERREFERENCEREMOVEREFINISHVAPOR BARRIERVISUAL AIDWATERPROOFWATER RESISTANTWITH RESPECT TOWAINSCOTVENT THROUGH ROOFVERIFY IN FIELDVERTICALVOLUMEVENTILATEW/RTWTWEIGHTVBVAVERTWSCTWWRWPWDVTRVOLVIFVENTWIDTHWOODPROPERTY/PROPOSEDPOUNDS PER SQUARE FOOTNATIONAL FIRE PROTECTIONPLACES/PLATE/PROPERTY LINENOISE REDUCTION COEFFICIENTFIRE HYDRANTGRAVEL/GRADE/GRATEGASGALVANIZEDGAUGEHAZARDOUSGYPSUMGLASSFINISHFOOTINGFUTUREFLOORFIXTUREFLOOR DRAINFAHRENHEIT/FILLENTRANCEEXHAUSTEXTERIORFOUNDATIONOUTSIDE DIAMETERPOLPROPPVMNTPRPVCPTPSFPLENODOSOXPKGPLPOLYVINYLCHORIDEPAVEMENTPOINT/PAINTPAIROWNER SUPPLIEDPLENUMPOLISHOXYGENPARKINGNFPA(N)NDCOCNICNOT IN CONTRACTASSOCIATIONON CENTERNEWTOP OF RAILUNLESS NOTED OTHERWISE TOP OF SLABTOP OF WALLSYSTEMTOP OF CONCRETE/CURBSHEET METAL & AIR CONDITIONERCONTRACTORS NATIONAL ASSOCIATIONTELEPHONETRACK FEETSYMMETRICALSIMILARSHOWERSTORM DRAINSQUARE FOOT(FEET)STRUCTURALSMACNATORTOSTOWTOTUNO (UON) TELSYMSIMTOCTFSWTOTALSWITCHSTRUCSYSSDSHWSGLSFSINGLEt-24contractorcad drafterstructural engineerSOFIA C. MALLINDINE760.620.4785SOFIA@SKETCHSTUDIO.COASSESSORS PARCEL NUMBER:TRACKPARCEL MAPLOT/PARCELMAP SHEET504-400-011MB 443/6567.ZONINGR1OCCUPANCYTYPE OF CONSTRUCTIONSPRINKLEREDSTORIESGROSS LOT AREAMAX HEIGHTTYPE V-B1PIN NUMBER.lot informationYESVICINITY MAPPROJECT INFORMATIONlandscape designercivil engineernorth22,816 SQ.FTCONSTRUCTION HOURSAPPLICABLE CODES•monday to friday from 7:00 am to 5:30 pm.•saturday from 8:00 am to 5:00 pm.•sunday not allowedgovernment notes:•holidays not allowed•a licensed engineer or surveyor shall stake the property corners of the subject lot. atthe time of the underground plumbing inspection, and prior to calling for any footinginspections for these projects, the contractor shall provide string lines along theproperty lines adjacent to the proposed wall lines of the newly constructed building."18FTGENERAL NOTESLOTLOT COVERAGEnew single family residence 3,280.1 sq.ftSINGLE FAMILYnote:work shall be installed in accordance with the approved construction documents, and anychanges made during construction that are not in compliance with the approved constructiondocuments shall be resubmitted for approval as an amended set of construction documents. crcr106.4.new 4 car garage 1,061.6 sq.ftnew adu 332.1 sq.ftDEFINITIONS:•"TYPICAL" MEANS IDENTICAL FOR ALL CONDITIONS UNLESS OTHERWISE NOTED.•"SIMILAR" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITION NOTED. DIFFERENCES ARE INFERABLE FROMOTHER INFORMATION GIVEN. VERIFY DIMENSIONS AND ORIENTATIONS.•"PROVIDE" MEANS FURNISH AND INSTALL.•"FURNISH" MEANS TO FURNISH AND OTHERS WILL INSTALL DIMENSIONING RULES:A.DIMENSIONS NOTED "CLEAR" OR "CLR" MUST BE PRECISELY MAINTAINED.B.DIMENSIONS ARE NOT ADJUSTABLE WITHOUT THE APPROVAL OF THE ARCHITECT UNLESS OTHERWISE NOTED.C.VERTICAL DIMENSIONS ARE FROM THE TOP OF THE FLOOR FINISH, UNLESS OTHERWISE NOTED.D.DIMENSIONS MARKED V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR AND/OR SUBCONTRACTOR WITH THE ARCHITECT /OWNER PRIOR TO THE START OF CONSTRUCTION.E.CAREFULLY STUDY AND COMPARE THE CONTRACT DOCUMENTS AND REPORT ANY ERROR, INCONSISTENCY, CONFLICTOR OMISSION TO THE ARCHITECT/ OWNER.F.ERECT AND INSTALL ALL WORK TO BE LEVEL, PLUM, SQUARE, TRUE AND IN PROPER ALIGNMENT.G.CONFIRM DURING THE PRICING PERIOD ON SITE DELIVERY OF ALL CONSTRUCTION MATERIAL SPECIFIED IN THECONTRACT DOCUMENTS AND IMMEDIATELY NOTIFY THE ARCHITECT IN WRITING OF POTENTIAL DELAYS TO THECOMPLETION DATE OF THE PROJECT.H.DO NOT SUBSTITUTE, REVISE OR CHANGE THE WORK WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT/ OWNER.I.SUBMIT A SPECIFIED CONSTRUCTION SCHEDULE AND A SCHEDULE OF REQUIRED SUBMITTALS WITHIN THE PACKAGE.J.SUBMIT THE SCHEDULES, SHOP DRAWINGS, MOCKUPS, SAMPLES AND OTHER REQUIRED SUBMITTALS WITHIN TWO WEEKSAFTER THE NOTICE TO PROCEED. NOTIFY ARCHITECT IF ADDITIONAL TIME IS REQUIRED. ALLOW THE ARCHITECTSUFFICIENT TIME TO REVIEW AND COMMENT ON THE SUBMITTALS. WHERE SHOP DRAWINGS ARE REQUIRED, SUBMITFOUR SETS OF BLUE LINE DRAWINGS TO THE ARCHITECT FOR REVIEW AND COMMENT PRIOR TO THE COMMENCEMENTOF FABRICATION OR PLACING AN ORDER.K.DO NOT SCALE DRAWINGS, CONTRACTORS ARE RESPONSIBLE FOR SITE REVIEW AND VERIFICATION OF ALL QUANTITIESOF MATERIALS REQUIRED TO COMPLETE THE INSTALLATION.L.SEPARATE REVIEW, APPROVAL AND PERMITS ARE REQUIRED FOR GRADING, ACCESSORY BUILDINGS AND STRUCTURES,SIGNS, TRASH ENCLOSURES, BLOCK WALLS, RETAINING WALLS NOT SUPPORTING BUILDING, AND DEMOLITION WORK.CONTACT CITY FOR PROCEDURAL INFORMATION.M.NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTINGTHE PROPERTY. THESE NUMBERS SHALL BE A MINIMUM OF 4" HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" PER CFCSECTION 505.1.SCOPE OF WORKCONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawingsall construction shall comply with the following california codes:•the 2022 california building code•2022 california green building standards code (calgreen)•2022 califonia electrical code (cec)•2022 california mechanical code (cmc)•2022 california plumbing code (upc)•2022 california fire code (cfc)•2022 california energy code•all construction shall comply with palm springs municipal code.MYGC760.864.7364OFFICE.MYGC@GMAIL.COMLIC: # 10299596000 SQFTowner: chris and nancy freemanproject address:1961 vista palizada dr, palm springs, ca 92262.TR 35540AREA TABULATIONTOTALMAIN HOUSELOT100%LOT COVERAGEGARAGES22,816 SQ.FT3,255.9 SQ.FT1,055 SQ.FT20.3%PROPOSED332.1 SQ.FT4,643 SQ.FT4,643 SQ.FTCASITA3,255.9 SQ.FT1,055 SQ.FT332.1 SQ.FTarchitecturala0.0 - cover sheeta0.1 - 3d imagesa0.2 - 3d imagesl1.0 - landscape planLI.1 - material boardgradingtopographic mapsheet 1 - preliminary grading plansheet 2 - preliminary grading plan - site sectionsarchitecturala1.0 - proposed site plana1.1 - proposed framing plana1.2 - proposed finish plana1.3 - door and window schedulea1.4 - exterior elevationsa1.5 - exterior elevationsa2.0 - building sectionsa2.1 - building sectionsa2.2 - building sectionsa2.3 - building sectionsa3.0 - proposed roof planDRP ENTERPRISES206.734.7765460.625.7426JOANNE C. SINGER RCE 26900SCOTT DESIGN AND TITLE 24 INC760.702.5406TIMSCOTT@TITLE24FORYOU.COM74-818 VELIE WAY STE 8 PALM DESERT, CA 92260 PLAN CHECKPROJECT INFOA0.1date description REVISION3D IMAGES owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NEW CONSTRUCTION - 1961 VISTA PALIZADA DR - PALM SPRINGS, CA 92262.CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings PLAN CHECKPROJECT INFOA0.2date description REVISION3D IMAGES owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NEW CONSTRUCTION - 1961 VISTA PALIZADA DR - PALM SPRINGS, CA 92262.CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings PLAN CHECKPROJECT INFOA0.3date description REVISION owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NEW CONSTRUCTION - 1961 VISTA PALIZADA DR - PALM SPRINGS, CA 92262.CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawingsMANDATORY REQUIREMENT CHECKLIST DIVISION 4.5 - ENVIRONMENTAL QUALITY ( POLLUTANT CONTROL)DIVISION 4.5 - ENVIRONMENTAL QUALITY ( INDOOR AIR QUALITY EXHAUST)DIVISION 4.5 - ENVIRONMENTAL QUALITY ( ENVIRONMENTAL COMFORT)YESSCOPEREQUIREMENTSSHEET301 - GENERALN/ACHAPTER 3 : GREEN BUILDINGSECTION301.1scopeBuildings shall be designed to include the green building measures specifiedas mandatory in the application checklists contained in this code.Voluntary green building measures are also included in the application checklists and may be included in the design and construction ofstructures covered by this code, but are not required unless adopted by acity, county, or city and county as specified in Section 101.7.The mandatory provisions of Chapter 4 shall be applied to additions oralterations of existing residential buildings where the addition or alterationincreases the building's conditioned area, volume, or size. The requirementsshall apply only to and/or within the specific area of the addition oralteration.301.1.1additions andalteration301.1.2low-rise andhigh-riseresidentialbuildingsThe provisions of individual sections of CALGreen may apply to eitherlow-rise residential buildings high-rise residential buildings, or both.Individual sections will be designated by banners to indicate where thesection applies specifically to low-rise only (LR) or high-rise only (HR).When the section applies to both low-rise and high-rise buildings, no bannerwill be used.302 - MIXED OCCUPANCY BUILDINGS302.1mixedoccupancybuildingsIn mixed occupancy buildings, each portion of a building shall comply withthe specific green building measures applicable to each specific occupancy.CHAPTER 4 : RESIDENTIAL MANDATORY MEASURESDIVISION 4.1 -PLANNING AND DESIGN4.106.1generalPreservation and use of available natural resources shall be accomplishedthrough evaluation and careful planning to minimize negative effects on thesite and adjacent areas. Preservation of slopes, management of storm waterdrainage and erosion controls shall comply with this section.4.106.2storm waterdrainage andretentionduringconstructionProjects which disturb less than one acre of soil and are not part of alarger common plan of development which in total disturbs one acre ormore, shall manage storm water drainage during construction. In order tomanage storm water drainage during construction, one or more of thefollowing measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site.1. Retention basins of sufficient size shall be utilized to retainstorm water on the site.2. Where storm water is conveyed to a public drainage system,collection point, gutter or similar disposal method, water shall be filteredby use of a barrier system, wattle or other method approved by theenforcing agency.3. Compliance with a lawfully enacted storm water managementordinance.4.106.3grading andpavingConstruction plans shall indicate how the site grading or drainage systemwill manage all surface water flows to keep water from entering buildings.Examples of methods to manage surface water include, but are not limitedto, the following:1. Swales2. Water collection and disposal systems3. French drains4. Water retention gardens5. Other water measures which keep surface water away from buildings and aid in groundwater recharge.Exception: Additions and alterations not altering the drainage path.4.106.4electric vehicleNew construction shall comply with Sections 4.106.4.1, 4.106.4.2, or 4.106.4.3 tofacilitate future installation and use of EV chargers. Electric vehiclesupply equipment (EVSE) shall be installed in accordance with theCalifornia Electrical Code, Article 625.Exceptions: On a case-by-case basis, where the local enforcing agency hasdetermined EV charging and infrastructure are not feasible based upon oneor more of the following conditions:1.1 Where there is no commercial power supply.1.2 Where there is evidence substantiating that meeting therequirements will alter the local utility infrastructure design requirementson the utility side of the meter so as to increase the utility side cost to thehomeowner or the developer by more than $400.00 per dwelling unit.2. Accessory Dwelling Units (ADU) and Junior Accessory DwellingUnits (JADU) without additional parking facilities.4.106.4.14.106.4.1.11 & 2 - familiydwellings andtownhouseswith attachedprivategarages.install a listed raceway to accommodate a dedicated 208/240- volt branchcircuit for each dwelling unit.•raceway shall not be less than trade size 1 (nominal 1-inch insidediameter).•raceway shall originate at the main service or subpanel andterminate into a listed cabinet, box, or other enclosure in closeproximity to the proposed location of an ev charger.•raceways are required to be continuous at enclosed, inaccessible orconcealed areas and spaces.•service panel and/or sub panel shall provide capacity to install a40a minimum dedicated branch circuit and space(s) reserved to permitinstallation of a branch circuit over current protective device.service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future ev chargingas "ev capable." the raceway termination location shall bepermanently and visibly marked as "ev capable."4.106.4.2ev chargingmulti-familydwellingsapplies to building sites with 17 or more multifamily dwelling unitsconstructed on the site.•3% of the total number of parking spaces provided for all types ofparking facilities, but in no case less than one, shall be electricvehicle charging spaces (ev spaces) capable of supporting futurecalculations for the number of ev spaces shall be rounded up to thenearest whole number.note: construction documents are intended to demonstrate the project'scapability and capacity for facilitating future ev charging. there is norequirement for ev spaces to be constructed or available until evchargers are installed for use•4.106.4.2.1ev chargingspace(locations)•construction documents shall indicate the location of proposed ev atleast 1 ev space shall be located in common use areas and available foruse by all residents.•when ev chargers are installed, ev spaces required by section 4.106.4.2.2,item 3, shall comply with at least 1 of the following options:••the ev space shall be located adjacent to an accessible parkingspace meeting the requirements of california building code,chapter 11a, to allow use of the ev charger from the accessibleparking space.••the ev space shall be located on an accessible route to thebuilding,as defined in the california building code, chapter 2.4.106.4.2.2ev chargingspace(dimensions)ev spaces shall be designed to comply with the following:•the minimum length of each ev space shall be 18 feet.•the minimum width of each ev space shall be 9 feet.•one in every 25 ev spaces, but not less than 1, shall also have an 8-footwide minimum aisle. a 5-foot minimum aisle shall be permitted provided theminimum width of the ev space is 12 feet.•surface slope for this ev space and aisle shall not exceed 1 unit verticalin 48 units horizontal (2.083% slope) in any direction4.106.4.2.3single ev(required)install listed raceway capable of accommodating a 208/240-volt dedicatedbranch circuit.•the raceway shall not be less than trade size 1 (nominal 1-inch insidediameter).•the raceway shall originate at the main service or subpanel and shallterminate into a listed cabinet, box or enclosure in close proximity tothe proposed location of the ev space.•construction documents shall identify the raceway termination point.•the service panel and/or subpanel shall provide capacity to install a 40aminimum branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective deviceCHAPTER 4 : RESIDENTIAL MANDATORY MEASURESYESSCOPEREQUIREMENTSSHEETN/ASECTION4.106.4.2.4multiple ev(spacerequired)•construction documents shall indicate raceway termination point andproposed location of future ev spaces and ev chargers. constructiondocuments shall also provide information on amperage of future evse,•raceway method(s), wiring schematics (sld) and load calculations toverify electrical panel service capacity and electrical system, includingany on-site distribution transformer(s), have sufficient capacity tosimultaneously charge all evs at all required ev spaces at full ratedamperage of esve.• plan design shall be based upon a 40a minimum branch circuit.•raceways and related components planned to be installed underground,enclosed, inaccessible or in concealed areas and spaces shall beinstalled at the time of original construction4.106.4.2.5identification•the service panel or subpanel circuit directory shall identify theovercurrent protective device space(s) reserved for future ev chargingpurposes as "ev capable" in accordance with the california electricalcode.notes:•the california department of transportation adopts and publishes the"california manual on uniform traffic control devices (california toprovide uniform standards and specifications for all official trafficcontrol devices in california. zero emission vehicle signs and pavementmarkings can be found in the new policies & directives number 12-01.website: http://www.dot.ca.gov/hq/traffops/policy/13-01.pdf•see vehicle code section 22511 for ev charging space signage inoff-parking facilities and for use of ev charging spaces. 3. thegovernor's office of planning and research (opr) published a "zeroemission vehicle community readiness guidebook" which provides helpfulinformation for local governments, residents and businesses.DIVISION 4.3 - WATER EFFICIENCY AND CONSERVATION OUTDOOR USE.DIVISION 4.4 - MATERIAL CONSERVATION AND RESOURCE EFFICIENCYDIVISION 4.4 - BUILDING MAINTENANCE AND OPERATIONDIVISION 4.5 - ENVIRONMENTAL QUALITY ( FIREPLACES)DIVISION 4.2 - ENERGY EFFICIENCYDIVISION 4.1 -PLANNING AND DESIGN4.206.1.15.201.1scope energy efficiency requirements for low-rise residential (section andhigh-rise residential/hotels/motels (section 5.201.1) are now in bothresidential and nonresidential chapters of calgreen.•standards for residential buildings do not require compliance withlevels of minimum energy efficiency beyond those required by the 2016california energy codeDIVISION 4.3 - WATER EFFICIENCY AND CONSERVATION INDOOR USE.4.303.1waterconservingplumbingfixtures /fittings plumbing fixtures and fittings shall comply with the following:•4.303.1.1 - water closets: ≤ 1.28 gal/flush•4.303.1.2 wall mounted urinals: ≤ 0.125 gal/flush; all other urinals ≤ 0.5gal/flush•4.303.1.3.1 - single showerheads: ≤ 1.8 gpm @ 80 psi•4.303.1.3.2 multiple showerheads: combined flow rate of all showerheadscontrolled by a single valve shall not exceed 1.8 gpm @ 80 psi, or onlyone shower outlet is to be in operation at a time•4.303.1.4.1 residential lavatory faucets: maximum flow rate ≤ 1.2 gpm @ 60psi; minimum flow rate ≥ 0.8 gpm @ 20 psi•4.303.1.4.2 lavatory faucets in common and public use areas of residentialbuildings: 0.5 gpm @ 60 psi•4.303.1.4.3 - metering faucets: ≤ 0.25 gallons per cycle•4.303.1.4.4 kitchen faucets: ≤ 1.8 gpm @ 60 psi; temporary increase to 2.2 gpmallowed but shall default to 1.8 gpm4.303.2standardplumbingfixtures /fittings• plumbing fixtures and fittings shall be installed in accordance with thecalifornia plumbing code, and shall meet applicable standardsreferenced in table 1701.1 of the california plumbing code4.304.1outdoorportable wateruse in landscapeareasafter December 1, 2015, new residential developments with an aggregatelandscape area equal to or greater than 500 square feet shall comply withone of the following•a local water efficient landscape ordinance or the currentcalifornia department of water resources' model water efficientlandscape ordinance (mwelo), whichever is more stringent, or•projects with aggregate landscape areas less than 2500 square feetmay comply with the mwelo's appendix d prescriptive complianceoption4.406.1rodent proofingannular spaces around pipes, electric cables, conduits or other openings insole/bottom plates at exterior walls shall be closed with cementmortar, concrete masonry or a similar method acceptable to theenforcing agency to prevent passage of rodents.4.408.1constructionwastemanagement•recycle and/or salvage for reuse a minimum of 65% of the nonhazardousconstruction and demolition waste in accordance with either section4.408.2, 4.408.3 or 4.408.4; or meet a more stringent local constructionand demolition waste management ordinance.•documentation is required per section 4.408.5.exceptions:•excavated soil and land-clearing debris.•alternative waste reduction methods developed by working with localenforcing agencies if diversion or recycle facilities capable ofcompliance with this item do not exist or are not located reasonablyclose to the jobsite.•the enforcing agency may make exceptions to the requirements of thissection when isolated job sites are located in areas beyond the haulboundaries of the diversion facility.4.408.2constructionwastemanagementplansubmit a construction waste management plan meeting items 1 through 5 insection 4.408.2. plans shall be updated as necessary and shall be availablefor examination during construction4.408.3constructionwastemanagementcompany utilize a waste management company, approved by the enforcing agency,which can provide verifiable documentation that the percentage ofconstruction and demolition waste material diverted from the landfillcomplies with section 4.408.14.408.44.408.4.1waste streamreductionalternative•low-rise residential projects that generate a total combined weight ofconstruction and demolition waste disposed in landfills, which do notexceed 3.4 pounds per square foot of the building area, shall meet theminimum 65% construction waste reduction requirement in section 4.408.1•projects that generate a total combined weight of construction anddemolition waste disposed in landfills, which do not exceed 2 pounds persquare foot of the building area, shall meet the minimum 65%construction waste reduction requirement in section 4.408.1.4.408.5documentation documentation shall be provided to the enforcing agency whichdemonstrates compliance with section 4.408.2, items 1 through 5, section4.408.3 or section 4.408.4.CHAPTER 4 : RESIDENTIAL MANDATORY MEASURESYESSCOPEREQUIREMENTSSHEETN/ASECTIONCHAPTER 4 : RESIDENTIAL MANDATORY MEASURESYESSCOPEREQUIREMENTSSHEETN/ASECTION4.410.1operations &maintenancemanual at the time of final inspection, a manual, compact disc, web-based referenceor other media acceptable to the enforcing agency which covers 10 specificsubject areas shall be placed in the building4.410.2recycling byoccupantswhere 5 or more multifamily dwelling units are constructed on a buildingsite, provide readily accessible area(s) that serves all buildings on the siteand is identified for the depositing, storage and collection ofnon-hazardous materials for recycling, including (at minimum) paper,corrugated cardboard, glass, plastics, organic waste, and metals or meet alawfully enacted local recycling ordinance, if more restrictive.exception: rural jurisdictions that meet and apply for the exemption in publicresources code section 42649.82 (a)(2)(a) et. seq. are not required to complywith the organic waste portion of this section.4.503.1generalany installed gas fireplace shall be a direct-vent sealed-combustion type.any installed wood stove or pellet stove shall comply with u.s. epa newsource performance standards (nsps) emission limits as applicable, and shallhave a permanent label indicating they are certified to meet the emissionlimits. wood stoves, pellet stoves and fireplaces shall also comply with allapplicable local ordinances.4.504.1protectionduringconstructionat the time of rough installation, during storage on the construction siteand until final startup of the heating, cooling and ventilating equipment,all duct and other related air intake and distribution component openingsshall be covered. tape, plastic, sheet metal or other methods acceptable tothe enforcing agency to reduce the amount of water, dust and debrisentering the system may be used4.504.2adhesives,sealants andcaulksadhesives, sealants and caulks used on the project shall meet therequirements of the following standards unless more stringent local orregional air pollution or air quality management district rules apply:•adhesives, adhesives bonding primers, adhesive primers, sealants,sealant primers, and caulks shall comply with local or regional airpollution control or air quality management district rules whereapplicable, or scaqmd rule 1168 voc limits, as shown in tables 4.504.1or 4.504.2 as applicable. such products shall also comply with rule1168 prohibition on the use of certain toxic components(chloroform, ethylene, dichloride, methylene chloride,perchloroethylene, and trichloroethylene), except for aerosolproducts as specified in subsection 2 below.•aerosol adhesives, and smaller unit sizes of adhesives, and sealant orcaulking compounds (in units of product, less packaging, which donot weigh more than one pound and do not consist of more than 16fluid shall comply statewide voc standards and other requirements,including prohibitions on use of certain toxic compounds, ofcalifornia code of regulations, title 17, commencing with section94507.4.504.2.2paintings andcoatingsarchitectural paints and coatings shall comply with voc limits in table 1 ofthe arb architectural suggested control measures as shown in table 4.504.3unless the more stringent local limits apply. the voc content limitfor coatings that do not meet the definitions for the specialty coatingscategories listed in table 4.504.3 shall be determined by classifying thecoating as flat, non flat, or non flat-high gloss coating, based on its glossas defined in subsections 4.21, 4.36, and 4.37 of the 2007california air resources board, suggested control measure, and thecorresponding flat, non flat, or nonflat-high gloss voc limit in 4.504.3 shallcomply.4.504.2.3aerosolpaintings andcoatingsaerosol paints and coatings shall meet the product-weighted mir limits forroc in section 94522(a)(2) and other requirements, including prohibitions onuse of certain toxic compounds and ozone depleting substances, in section94522(e)(1) and (f)(1) of the ccr, title 17, commencing with section 94520; and inareas under the jurisdiction of the bay area air quality management districtshall additionally comply with the percent voc by weight of product limitsof regulation 8, rule 49.4.504.2.4verificationVerification of compliance with this section shall be provided at the requestof the enforcing agency. Documentation may include, but is not limited to,the following:1. Manufacturer's product specification.2. Field verification of on-site product containers.table 4.504.1 - adhesive voc limitindoor carpet adhesivescarpet pad adhesivesoutdoor carpet adhesiveswood flooring adhesivesrubber floorings adhesivessubfloor adhesivesceramic tile adhesivesvct & asphalt tile adhesivesdrywall & panel adhesivescove base adhesivesmultipurpose construction adhesivesstructural glazing adhesivessingle-ply roof membrane adhesivesother adhesives not listedarchitectural applicationsvoc limit50501501006050655050507010025050speciality applicationsvoc limitpvc weldingcpvc weldingabd weldingplastic cement weldingadhesive primer for plasticcontact adhesivespecial purpose contact adhesivestructural wood member adhesivetop & trim adhesive51049032525055080250140250substrate specific applicationsvoc limitmetal to metalplastic foamsporous material (except wood)woodfiberglass3050503080table 4.504.2 - architectural coating voc limitflat coatingnon-flat coatingnon flat- high gloss coatingscoating categoryvoc limit50100150table 4.504.2 - sealant voc limitarchitecturalmarine decknon membrane roofroadwaysingle-ply roof membraneothersealantsvoc limit250760300250450420sealants primersvoc limitarchitecturalnon-porousporousmodified bituminousmarine deckother250775500760750specialty coatingsvoc limitaluminum roof coatingsbasement specialty coatingsbituminous roof coatingsbituminous roof primersbond breakersconcrete curing compoundsconcrete / masonry sealersdriveway sealersdry fog coatingsfire resistive coatingsfloor coatingsform-release compoundsgraphic arts coatingshigh temperature coatingsindustrial maintaenance coatingslow solid coatingsmagnesite cement coatingsmastic texture coatingsmetallic pigment coatingsmulticolor coatingspretreatment wash primersprimers, sealers & undercoatersre active penetrating sealersrecycled coatingsroof coatingsrust preventative coatingsshellacs clearshellacs opaquespecialty primers, sealers & under coatingsstainsstone consolidantsswimming pool coatingstraffic marking coatingstub & tile refinish coatingswaterproofing membraneswood coatingswood preservativeszinc - rich primers400400503503501005015035035010025050042025012045010050025042010035025050250730550100250450340100420250275350340table 4.504.5 - formaldehyde limithardwood plywood veneer corehardwood plywood composite coreparticle boardmedium density fiberbpardthin medium density fiberbpardproductcurrent limit0.050.050.090.110.13DIVISION 4.5 - ENVIRONMENTAL QUALITY ( POLLUTANT CONTROL)4.504.4resilientflooringsystemswhere resilient flooring is installed, at least 80% of floor area receivingresilient flooring shall comply with one or more of the following:•products compliant with the california department of public health,"standard method for the testing and evaluation of volatileorganic chemical emissions from indoor sources usingenvironmental chambers," version 1.1, february 2010 (also known asspecification 01350) certified as a chips low-emitting material in thecollaborative for high performance schools (chps) highperformance products database.•products certified under ul greenguard gold (formerly thegreenguard children & schools program)•certification under the resilient floor covering institute(rfci)floorscore program 4. meet the california department ofpublic health, "standard method for the testing and evaluation ofvolatile organic chemical emissions from indoor sources usingenvironmental chambers," version 1.1, february 2010 (also known asspecification 013504.504.5compositewoodproducts•hardwood plywood, particleboard and medium density fiberboardcomposite wood products used on the interior or exterior of thebuilding shall meet the requirements for formaldehyde as specified in theair resources board's air toxics control measure for composite wood (17ccr 93120 et. seq.), as shown in table 4.504.5. documentation is requiredper section•definition of composite wood products: composite wood productsinclude hardwood plywood, particleboard, and medium densityfiberboard. "composite wood products" do not include hardboard,structural plywood, structural panels, structural composite lumber,oriented strand board, glued laminated timber, prefabricated woodi-joists, or finger-joined lumber, all as specified in ccr, title 17, section93120.1(a).4.504.5.1documentationverification of compliance shall be provided as requested by the enforcingagency, and as required in section 4.504.5.1.DIVISION 4.5 - ENVIRONMENTAL QUALITY ( INTERIOR MOISTURE CONTROL)4.504.3carpet systemscarpet installed in the building interior shall meet the testing and productrequirements of 1 of the following: 1. carpet and rug institute's green labelplus program 2. california department of public health, "standard methodfor the testing and evaluation of volatile organicchemical emissions from indoor sources using environmental chambers,"version 1.1, february 2010 (also known as specification 01350) 3. nsf/ansi 140 atthe gold level 4. scientific certifications systems indoor advantage™ gold.4.504.3.1carpetcushionall carpet cushion installed in the building interior shall meet therequirements of the carpet and rug institute green label program4.504.3.2carpetadhesivesall carpet adhesives shall meet the requirements of table 4.504.1.4.505.2concrete slabfoundationsconcrete slab foundations or concrete slab-on-ground floors required tohave a vapor retarder by the california building code, chapter 19, or thecalifornia residential code, chapter 5, respectively, shall also comply withthis section.4.505.2.1capillarybreaka capillary break shall be installed in compliance with at least 1 of thefollowing: 1. a 4-inch thick base of 1/2-inch or larger clean aggregate shallbe provided with a vapor retarder in direct contact with concreate and aconcrete mix design which will address bleeding, shrinkage andcurling shall be used. for additional information, see american concreteinstitute, aci 302.2r-06. 2. other equivalent methods approved by theenforcing agency. 3. a slab design specified by a licensed design professional.4.505.3moisturecontent ofbuildingmaterialsbuilding materials with visible signs of water damage shall not be installed.wall and floor framing shall not be enclosed when the framing membersexceed 19% moisture content. moisture content shall be verified incompliance with the following:•moisture content shall be determined with either a probe-type or acontact-type moisture meter. equivalent moisture verificationmethods may be approved by the enforcing agency and shall satisfyrequirements in section 101.8.•moisture readings shall be taken at a point 2 feet to 4 feet from thegrade-stamped end of each piece to be verified.•at least 3 random moisture readings shall be performed on wall andfloor framing with documentation acceptable to the enforcingagency provided at the time of approval to enclose the wall andfloor framing.insulation products which are visibly wet or have a high moisture contentshall be replaced or allowed to dry prior to enclosure in wall or floorcavities. manufacturers' drying recommendations shall be followed forwet-applied insulation products prior to enclosure.4.506.1bathroomsexhaust fanseach bathroom shall be mechanically ventilated and shall comply with thefollowing:•fans shall be energy star compliant and be ducted to terminateoutside the building.•unless functioning as a component of a whole house ventilationsystem, fans must be controlled by a humidity control.••humidity controls shall be capable of manual or automaticadjustment between a relative humidity range of less than 50%to a maximum of 80%.••a humidity control may be a separate component to theexhaust fan and is not required to be integral or built-in. forcalgreen a "bathroom" is a room which contains a bathtub,shower, or tub/shower combination. fans or mechanicalventilation is required in each bathroom.CHAPTER 7 - INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONS4.507.2heating andairconditioningsystem designheating and air conditioning systems shall be sized, designed, and equipmentselected using the following methods:•the heat loss and heat gain is established according to ansi/acca 2manual j - 2011 (residential load calculation), ashrae handbooksorother equivalent design software or methods.•duct systems are sized according to ansi/acca 1 manual d - 2014(residential duct systems), ashrae handbooks or other equivalentdesign software or methods.•select heating and cooling equipment according to ansi/acca 3manual s - 2014 (residential equipment selection) or other equivalentdesign software or methods. exception: use of alternate designtemperatures necessary to ensure the systems functions areacceptable.702.1installertraininghvac system installers shall be trained and certified. examples of acceptablehvac training and certification programs include but are not limited to thefollowing:•state certified apprenticeship programs.•public utility training programs.•training programs sponsored by trade, labor or statewideenergyconsulting or verification organizations.•programs sponsored by manufacturing organizations.•other programs acceptable to the enforcing agency702.2specialinspectionsspecial inspectors must be qualified and able to demonstrate competence tothe enforcing agency in the discipline in which they are inspecting703.1documentationdocumentation of compliance shall include, but is not limited to,construction documents, plans, specifications, builder or installercertification, inspection reports, or other methods acceptable to the localenforcing agency. other specific documentation or special inspectionsnecessary to verify compliance are specified in appropriate sections ofcalgreen.XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXa0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2a0.2 PLAN CHECKPROJECT INFOA0.4date description REVISION3D IMAGES owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NEW CONSTRUCTION - 1961 VISTA PALIZADA DR - PALM SPRINGS, CA 92262.CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings date description REVISION IRRIGATION SYSTEM CONTROLLERS:•automatic irrigation controllers shall comply with the cgc section 4.304.2 as follows:•controllers shall be weather or soil moisture based that automatically adjustirrigation in response to changes in needs as weather conditions change.•weather based controllers shall have separate wired or wireless rain sensor whichconnects or communicates with the controller(s). soil moisture based controllers arenot required to have rain sensors.WRITTEN VERIFICATION:•prior to final inspection the licensed contractor, architect orengineer in responsible charge of the overall construction mustprovide to the building department official written verification thatall applicable provisions from the green building standards code havebeen implemented as part of the constructionENERGY CONSERVATION:•compliance with the documentation requirements of the 2016 energyefficiency standards is necessary for this project. registered, signedand dated copies of the appropriate cf1r, cf2r & cf3r forms shall bemade available at necessary intervals for building inspector review.final completed forms will be available for the building owner."DOCUMENTATION :•documentation of compliance shall include, but is not limited to,construction documents, plans, specifications, builder or installercertification, inspection reports, or other methods acceptable to thelocal enforcing agency. other specific documentation or specialinspections necessary to verify compliance are specified in appropriatesections of calgreen. cgc 703.1WATER EFFICIENCY AND CONSERVATION INDOOR USEBUILDING MAINTENANCE AND OPERATIONheating and air conditioning systems shall be sized, designed, andequipment selected using the following methods:•the heat loss and heat gain is established according to ansi/acca2 manual j - 2011 (residential loadcalculation), ashrae handbooks orother equivalent designsoftware or methods.•duct systems are sized according to ansi/acca 1 manual d - 2014(residential duct systems), ashraehandbooks or other equivalent design software or methods.•select heating and cooling equipment according to ansi/acca 3manual s - 2014 (residential equipment selection) or otherequivalent design software or methods. exception: use ofalternate design temperatures necessary to ensure the systemsfunctions are acceptable.hvac system installers shall be trained and certified. examples ofacceptable hvac training and certification programs include but arenotlimited to the following:•state certified apprenticeship programs.•public utility training programs.•training programs sponsored by trade, labor or statewideenergyconsulting or verification organizations.•programs sponsored by manufacturing organizations.•other programs acceptable to the enforcing agency.INDOOR WATER USAGE.•multiple showerheads: the combined flow rate of all showerheads controlled by asingle valve shall not exceed 2.0 gpm @ 80 psi, or only one shower outlet is to be inoperation at a time. cgc 4.303.1.3.2•residential lavatory faucets shall not have a flow rate of less than 0.8 gpm @ 20 psi.•kitchen faucets maximum flow rate is 1.8 gpm @ 60 psi; temporary increase to 2.2 gpmallowed, but shall default to 1.8 gpm.OUTDOOR WATER USE:•new residential developments with an aggregate landscape area equal to or greaterthan 500 square feet shall comply with a local water efficient landscape ordinanceor the current california department of water resources' model water efficientlandscape ordinance (mwelo), whichever is more stringent, or projects withaggregate landscape areas less than 2500 square feet may comply with the mwelo'sappendix d prescriptive compliance option. cgc 4.304.1OPERATION AND MAINTENANCE MANUAL:•the builder shall provide an operation manual (containing information for maintainingappliances, etc.) for the owner at the time of final inspection. cgc 4.410.1•plumbing fixtures and fittings shall be installed in accordance with the californiaplumbing code, and shall meet applicable standards referenced in table 1701.1 of thecalifornia plumbing codeSTANDARD PLUMBING FIXTURES / FITTINGS:ENVIRONMENTAL QUALITY•80% of the total area receiving resilient flooring shall comply with one or more ofthe following:••certified as a chps low-emitting material in the chps high performance productsdatabase••certified under ul greenguard gold••certified under the resilient floor covering institute (rfci) floorscore program••meet the california department of public health’s specification 01350RESILIENT FLOORING:•new hardwood plywood, particle board, and medium density fiberboard compositewood products used in the interior or exterior of the building shall meet theformaldehyde limits listed in table 4.504.5. (4.504.5)COMPOSITE WOOD PRODUCTS:VERIFICATION:PROTECTION DURING CONSTRUCTION:•during construction, ends of duct openings are to be sealed & mechanicalequipment is to be covered. cgc 4.504.ADHESIVE SEALANTS AND CAULKS:•adhesives, sealants and caulks used on the project shall meet the requirements ofthe following standards unless more stringent local or regional air pollution orair quality management district rules apply:•adhesives, adhesives bonding primers, adhesive primers, sealants, sealant primers, andcaulks shall comply with local or regional air pollution control or air qualitymanagement district rules where applicable, or scaqmd rule 1168 voc limits, asshown in tables 4.504.1 or 4.504.2 as applicable. such products shall also complywith rule 1168 prohibition on the use of certain toxic components.•aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulkingcompounds in units of product, less packaging, which do not weigh more than onepound and do not consist of more than 16 fluid shall comply statewide vocstandards and other requirements, including prohibitions on use of certain toxiccompounds, of california code of regulationsPAINTINGS AND COATINGS:•architectural paints and coatings shall comply with voc limits in table 1 of the arbarchitectural suggested control measures as shown in table 4.504.3 unless the morestringent local limits apply.AEROSOL PAINTINGS AND COATINGS:•aerosol paints and coatings shall meet the product-weighted mir limits for roc insection 94522(a)(2) and other requirements, including prohibitions on use of certaintoxic compounds and ozone depleting substanceCARPET SYSTEM:•carpet installed in the building interior shall meet the testing and productrequirements of 1 of the following:•carpet and rug institute’s green label plus program•california department of public health, “standard method for the testing andevaluation of volatile organic chemical emissions from indoor sources usingenvironmental chambers,” version 1.1, february 2010 (also known as specification01350)•nsf/ansi 140 at the gold level•scientific certifications systems indoor advantage™ gold.CARPET CUSHION:•all carpet cushion installed in the building interior shall meet the requirements ofthe carpet and rug institute green label program.•all carpet adhesives shall meet the requirements of table 4.504.1.MOISTURE CONTENT OF BUILDING MATERIALS:•building materials with visible signs of water damage shall not be installed. wall andfloor framing shall not be enclosed until it is inspected and found to besatisfactory by the building inspector.•insulation products which are visibly wet or have a high moisture content shall bereplaced or allowed to dry prior to enclosure in wall or floor cavities.manufacturers’ drying recommendations shall be followed for wetapplied insulationproducts prior to enclosure.CAPILLARY BREAK:•a capillary break shall be installed in compliance with at least 1 of the following:••a 4-inch thick base of 1/2-inch or larger clean aggregate shall be provided witha vapor retarder in direct contact with concreate and a concrete mix designwhich will address bleeding, shrinkage and curling shall be used. for additionaliformation, see american concrete institute, aci 302.2r-06.••other equivalent methods approved by the enforcing.••a slab design specified by a licensed design professional.CONCRETE SLAB FOUNDATIONS:•concrete slab foundations or concrete slab-on-ground floors required to have avapor retarded by the california building code, chapter 19, or the californiaresidential code, chapter 5, respectively, shall also comply with this section.•prior to final inspection the licensed contractor, architect or engineer in responsiblecharge of the overall construction must provide to the building department officialwritten verification that all applicable provisions from the green building standardscode have been implemented as part of the construction•each bathroom shall be mechanically ventilated and shall comply with thefollowing:••fans shall be energy star compliant and be ducted to terminate outside thebuilding.••unless functioning as a component of a whole house ventilation system, fansmust be controlled by a humidity control.•••humidity controls shall be capable of manual or automatic adjustmentbetween a relative humidity range of less than 50% to a maximum of 80%.•••a humidity control may be a separate component to the exhaust fan andis not required to be integral or built-in. note: for calgreen a“bathroom” is a room which contains a bathtub, shower, or tub/showercombination. fans or mechanical ventilation is required in eachbathroom.SMOKE ALARMS:•an approved smoke alarm shall be installed in each sleeping room &hallway or area giving access to a sleeping room, and on each storyand basement for dwellings with more than one story. smoke alarmsshall be interconnected so that actuation of one alarm will activateall the alarms within the individual dwelling unit. in newconstruction smoke alarms shall receive their primary power sourcefrom the building wiring and shall be equipped with battery back-upand low battery signal.•an approved carbon monoxide alarm shall be installed in dwellingunits and in sleeping units within which fuel-burning appliances areinstalled and in dwelling units that have attached garages. carbonmonoxide alarm shall be provided outside of each separate dwellingunit sleeping area in the immediate vicinity of the bedroom(s) and onevery level of a dwelling unit including basements.EXHAUST FANS:WATER EFFICIENCY AND CONSERVATION OUTDOOR USEHEATING AND CONDITIONING SYSTEM DESIGN:INSTALLER TRAINING:ENVIRONMENTAL QUALITYINSTALLER AND SPECIAL INSPECTOR QUALIFICATIONS•fixture flow rate table:CGC4.303.1.1FIXTURE TYPEMAXIMUM FLOW RATEWATER CLOSETS1.28 GAL/FLUSH4.303.1.2WALL MOUNTED URINALS0.125 GAL/FLUSH4.303.1.2 URINALS0.5 GAL/FLUSH4.303.1.3.1SINGLE SHOWER HEAD1.8 GPM @ 80 PSI4.303.1.4.1RESIDENTIAL LAVATORY FAUCET1.2 GPM @ 60 PSI4.303.1.4.2LAVATORY FAUCET IN COMMON AREAS4.303.1.4.3METERING FAUCET0.25 GALLONS PER CYCLE4.303.1.4.4KITCHEN FACUET0.5 GPM @ 60 PSI1.8 GPM @80 PSIMIN 0.8 GPM @ 20 PSI4.303.1.3.2MULTIPLE SHOWER HEADS2.0 GPM @ 80 PSI PLANNING AND DESIGNSTORM WATER DRAINAGE / RETENTION DURING CONSTRUCTION.GRADING AND PAVINGELECTRIC VEHICLE CHARGING (EV)PV SYSTEM - SOLAR ZONE:projects which disturb less than one acre of soil shall manage storm water drainageduring construction by one of the following:•retention basins.•where storm water is conveyed to a public drainage system, water shall be filteredby use of a barrier system, wattle or other approved method. cgc 4.106.2•site grading or drainage system will manage all surface water flows to keep waterfrom entering buildings (swales, water collection, french drains, etc.). cgc 4.106.3exception: additions not altering the1.siev charging for new construction shall comply with section cgc 4.106.4.1 and4.106.4.2 for future installation and use of ev chargers. electrical vehicle supplyequipment (evse) shall be installed in accordance with cec, article 625. cgc 4.106.4.2.one & two family dwellings and townhouses with attached private garages shallprovide evse; see sheet e1.3 for location. the evse must consist of minimum 1" conduit,continuous at enclosed inaccessible or concealed areas and spaces, extending fromthe main panel to a junction box where evse receptacle will be provided. the mainservice panel must be sized to accommodate 208/240 volt, 40 amp dedicated branchcircuit. service panel and/or subpanel shall provide capacity to install a 40a minimumdedicated branch circuit and space(s) reserved to permit installation of a branchcircuit overcurrent protective device. service panel or subpanel circuit directoryshall identify the overcurrent protective device space(s) reserved for future evcharging as "ev capable." the raceway termination location shall be permanently andvisibly marked as "ev capable." cgc 4.106.4.1 & 4.106.1.1.3.new multi-family dwellings, where there are 17 or more units, 3% of the total parkingspaces, but not less than one, shall be equipped with electrical vehicle chargingstations. evcs shall be shown on the plans in common use areas available to allresidents. cgc 4.106.4.2•All low-rise residential buildings shall have a photovoltaic (PV) system meeting theminimum qualification requirements as specified in Joint Appendix JA11, with annualelectrical output equal to or greater than the dwelling's annual electrical usage,Section 150.1©14.•“the main electrical service panel shall have a reserved space to allow forinstallation of a double pole circuit breaker for a future solar electricinstallation. the reserved space shall be positioned at the opposite (load) end fromthe input feeder location or main circuit location and shall be permanently markedas ‘for future solar electric’.•a copy of the construction documents or a comparable document indicating theinformation from energy code sections 110.10(b) through 110.10(c) shall be provided tothe occupantRODENT PROOFING:•annular spaces around pipes, electric cables, conduits or other openings in sole/bottomplates at exterior walls shall be closed with cement mortar, concrete masonry or asimilar method acceptable to the enforcing agency to prevent passage of rodents. cgc4.406.1RECYCLING:•recycle and/or salvage for reuse a minimum of 65% of the non hazardousconstruction and demolition waste in accordance with either section 4.408.2, 4.408.3or 4.408.4; or meet a more stringent local construction and demolition wastemanagement ordinance; documentation required per cgc 4.408.5. cgc 4.408.1•the contractor shall submit a construction waste management plan to thejurisdiction agency that regulates waste management which can provide verifiabledocumentation per cgc 4.408.1. cgc 4.408.2. &4.408.3•documentation shall be provided to the enforcing agency which demonstratescompliance with section 4.408.2, items 1 - 5, section 4.408.3 or section 4.408.4. cgc4.408.5MATERIAL CONSERVATION AND RESOURCE EFFICIENCYENVIRONMENTAL QUALITY Property line Property lineProperty lineProperty lineProperty lineProperty lin e Prop e r t y l i n e MA I N DW E L L I N G870.5 g ar a g e 1867.5 g a r a g e 2866.67cas i t a 866.706'-1034"7' -0 "3'-158"5' - 1 1 8" 14 ' -738"3'-1"upupupuppatio light switch photometric patio l ight sw itch photometricphotometricphotometric photometricpatio l ight sw itchpatio light switch patio light switch patio light switch patio light switchpatio light switch photometricphotometric PLAN CHECKPROJECT INFOL1.0date description REVISION LANDSCAPE PLANNORTHPROPOSED LANDSCAPE PLAN1 SCALE: 3/32" = 1'-0"LEGEND AND SCOPE2CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE LANDSCAPE SCHEDULE:palo verde - parkinsonia florida15 galsilver yucca - yucca rostrata15 galmadagascar palm tree - pachypodium lamerei5" galorgan pipe cactus - Stenocereus thurberi5 galgolden barrel cactus - echinocactus grusonii12" diamagave americana - Agave sisalana Perrine1o galagave angustinfolia - caribbean agave5 gallinear leaf yucca- yucca linearifolia5 galsafari sunrise aloe - aloe hybrid pp232675 galLIGHTING SCHEDULE:fb-3led - uplight fixturetransformerttt vk led wall light2700 k warm vk led wall lightsrp strip light 2700kNOTES:•eletrician is to provide all necessary plans, specifications, and documents, etc.and obtain all required approvals and permits.•lighting contractor to coordinate with irrigation contractor for location ofirrigation clock and lighting tranformer(s) away fr0m public view.•provide lighting transformers wattage as necessary with photocell.photocells are to be located in sun accessible areas.•unless otherwise provided by contractor, electrician is to size and circuit allelectrical requirements shown on plans. (i.e. lights, pumps, pools equipment, timeclocks, irrigation controllers, etc..)•all materials and workmanship shall conform to all governing codes andordinances and acceptable standards of practice.•coordinate all work, especially sleeving, trenching and backfilling withirrigation, concrete and masonry subcontractors as required. the installingcontractor shall be responsible for placing sleeves under the hard surfaces,using a 1-inch pipe minimum.•lighting controllers will be located adjacent to irrigation controllerswhenever possible.•electrician is to confirm exact tree location so as to insure proper installationof light fixtures.•all junction boxes without a light fixture will be put in a carson below grade.•junction boxes on walk lights are to be 6" to 8" above finish grade•light fixtures located within (10) ten feet from edge of water features are to beequipped with a gfci•the designer shall in no way be held responsible for the methods and means ofinstallation, safety in/on, or about the site, performance of work or timelinessin which work is performed.•the installing contractor shall be responsible for adjusting the fixtures atnight to eliminate glare and insure optimum lighting effect.•all wire should run parallel to hard surfaces, such as sidewalks,driveways andwalls, when possible.•all 120 volt outside electrical outlets shall be protected by the gfi as pernational electrical code.•the lighting plan is diagrammatic and is not intended to show exact location ofcable runs. the installing contractor shall run wires to best suit fieldconditions. an as-built plan is to be completed and left with the owner.4 Inch Recessed Light- low voltage ic newconstruction led light - exterior locations.(recessed can shall be ic listed , air-tight labeledand not be equipped with a standards medium basescrew shell lamp holder) -photometricphotometric PLAN CHECKPROJECT INFOL1.1date description REVISION MATERIAL BOARDMATERIAL BOARD1CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE H-1stained concrete hardscape, davis colors,cobblestone #860 w/ sand washed finishH-2pool deck gray with exposed aggregate8x8 ft and 4 x 8 ft squares see sheet a1.0for layout and locationsee sheet a1.0 for locationSW-1SW-2angelus block 6x8x16 precision medium weightcmu block wall, color: cool grey - stackedbond_sealed natural finish -cast in place concrete retaining wall -see sheet a1.0 for locationsee sheet a1.0 for locationSF-1SF-23'-6" tall steel fence / guard -mounted on blocks on only 2 spotsfor a architectural touch and breakline of brick wall5' tall steel gate - with self latching - closing deviceSF-33'-6" tall glass guardrail - glass base & top rail -viewrail or similarsee sheet a1.0 for locationsee sheet a1.0 for locationsee sheet a1.0 for location3 coat portland cement plastersystem w/ mesh acrylic coatingbetween brown & finish coats; over 2layers of building paper & wire lathper astm c 1063 - light 2030 sand finish,integral color finish coat;la habra: dove gray 40EW-1above ground cmu block wall:angelus block, 4 and 8x8x16 precision mediumweight, stack bondcolor: cool grey, sealed natural finish -split faceEW-2EW-3EC-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-21"x6" garapa wood siding - mfgr:advantage lumber - color: stainedmonocoat chocolatesee sheet a1.2 and elevations+ sections for locationsee sheet a1.2 and elevations+ sections for locationglass door and windowsbronze anodizedsee sheet a1.2 and elevations+ sections for location 22,816 SFLOT 67LOT "N"VISTA PAL IZADA DR IVE 717266LOT "T"78'3 3 ' 174'156'50'63'61'153'34'20'174'146'61'36'26'5'69'68'26'67'18'24'16'153'112'84'61'55'184'106'112'27'81'36'48'111'70'45'138'67'106'184'19'154'50'878 8 7 7 8 7 6 8758748738728718708698688 6 7866865864863863 PROP. SETBACK (TYP.)PROP. NO BUILD EASEMENT (TYP.)34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comMSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYINGLOT 67: 1961 VISTA PALIZADA DRIVEDESERT PALISADESOCTOBER 12, 2023R:\1774\ACAD\Planning\Exhibits\Aerial Plot Plans\1774 LOT 67 24x36.dwg, 10/12/2023 10:30:46 AM, dgallerani, MSA Consulting, Inc. VISTA PALIZADA DRIVE18"SD 18"SD N83°56'37"W 174.32' A2C B2E DPRELIMINARY GRADING PLAN67 VISTA PALIZADA DRIVE, PALM SPRING, CA.TRACT MAP NO. 35540, LOT 67, APN: 504-400-0110SCALE:5' 10'20'1"=10'SECTION "A"SECTION "B"SECTION "D"DATE: 7-14-2024SHEET 1 OF 2 SECTION "E"SECTION "C"PRELIMINARY GRADING PLAN67 VISTA PALIZADA DRIVE, PALM SPRING, CA.TRACT MAP NO. 35540, LOT 67, APN: 504-400-011DATE: 7/14/2024SHEET 2 OF 2 MIN.SETBACK VISTA PALIZA D A D R 10'- 0 "25'-0"MIN . S E T B A C K C L20'-0"174'-378"78'-578"32'-978"174'-112"76'-93 8"78'-714"Property line Property lineProperty lineProperty lineProperty lineProperty lineProperty lin e Prop e r t y l i n e MIN.SETBACK15'-0"2'-6"MIN.SETBACKSETBACK REDUCTION7'-6"10'-0"EASEMENT 313' -0 "4'-458"MAIN DWELLING870.5 g a r a g e 1867.5 g ar a g e 2866.67cas i t a 866.703218'-7"28'-014"2'-2"5'-634"15'-1134"11'-534"12'-512"30'-734"3'-158"13'-834"25'-118"44'-412"46' -712" 17 ' -0 "34'-414"6'-1034"7' -0 "58'-334"20' -0 "23' -534"23'-6"41'-014"2'-1012"5' -634"13'-914"4' -0 " 14 ' -5 1 4"11'-1014"3'-158"8'-0"11'-11"12 ' -0 "5' - 1 1 8"9'-212"51'-1014"12'-0"37' -6 1 8" 14 ' -738"21 ' -814"43'-312"9' - 10 1 8"22'-312"16'-938"8' - 1 78"6'-078"7'-434"15'-234"7'-434"3'-1"12'-912"19 ' -6 1 2"??upupupupsf-1sf-1sf-1sf-2sf-3sf-345sw-1sw-3sw-1sw-3sw-3sw-2h-1h-230'-512"35'-1118"28'-158"17'-678" 17'-91 8" 17'-61 8" 21'-01 2"26'-10"22'-7"PLAN CHECKPROJECT INFOA1.0date description REVISION PROPOSED SITE PLAN SCOPE:1HARDSCAPE:23pool equipemntNORTHPROPOSED SITE PLAN1 SCALE: 3/32" = 1'-0"LEGEND AND SCOPE2equipmentCONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings STORM WATER DRAINAGE / RETENTION DURING CONSTRUCTION.GRADING AND PAVING•projects which disturb less than one acre of soil shall manage stormwater drainage during construction by one of the following:••retention basins.••where storm water is conveyed to a public drainage system, watershall be filtered by use of a barrier system, wattle or otherapproved method. cgc 4.106.2•site grading or drainage system will manage all surface water flows tokeep water from entering buildings (swales, water collection, frenchdrains, etc.). cgc 4.106.3 exception: additions not altering the drainage path4H-1WALL:FENCE / GUARDRAILS:SW-1SF-1SF-2SW-2.• GATES:•INSTALL AND PROVIDE AN APPROVED EXIT ALARM.notes:•door threshold at exterior doors to the exterior concrete shall be a maximumof 7-3/4”. crc r311.3.1•landings or finished floors at the required egress door shall not be more than1 12" inches lower than the top of the threshold.•each contractor shall visit project site to review existing conditions prior tostart•all dimensions are to face of stud, (u.n.o)•field verify all dimensions.•field verify all existing conditions.•see plumbing, mechanical, and electrical drawings for additional information.•all contractors are to consult with general contractor and provide reportin writing any discrepancies between existing conditions and constructiondocuments•locate all utilities•provide required interior protection needed.•materials delivered to the construction site shall be protected from rain andor other sources of moisture.•building materials with visible signs of water damage shall not be installed.•the construction shall not restrict a 5' clear and unobstructed access toany water or power distribution facilities, or to the location of the hooks up.the construction shall not be with in 10' of any power lines -wether or not thelines are located on the property.stained concrete hardscape, davis colors, silversmoke pigment#8084 w/ sand washed finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finish -cast in place concrete retaining wall - see structural for sizeboard formed concrete walls (thickness per structural plans)natural sealed finish sealed w/ sinak s-102 sealerunderground waterproofing:grace bituthene 4000 system, prep. and prime cmu wall according tomanuf. specifications cover board: foamular insul-drain 21 4", r-11.43'-6" tall steel fence5' tall steel gate - with self latching - closing device•exposed block walls shall be screen with boulders•all topographical information shown hereon was obtained from surveys byothers. the contractor shall be responsible for verifying all contours andutilities prior to commencing construction.•lots shall be graded to drain surface water away from foundation walls witha minimum fall of 6" within the first 10' r401.3•Any access gates through the enclosure shall open away from the swimmingpool and are self-closing with a self-latching device placed no lower than60 inches (1524 mm) above the ground.•A minimum height of 60 inches (1524 mm).•A maximum vertical clearance from the ground to the bottom of theenclosure of 2 inches (51 mm).•Gaps or voids, if any, do not allow passage of a sphere equal to or greaterthan 4 inches (102 mm) in diameter.•An outside surface free of protrusions, cavities or other physicalcharacteristics that would serve as handholds or footholds that couldenable a child below the age of five years to climb over.•install exit alarms on dwelling doors that provide direct access to the pool,which may cause either an alarm noise or a verbal warning.•alarms shall be listed and labeled in accordance with ul2019•deactivation switch shall be located 54" or more above the threshold of thedoor.•sound shall be continuously for 30 seconds within 7 seconds of the dooropening. and a sound pressure level of 85 or higher.•have a manual deactivation switch to deactivate the alarm for a singleopening not to exceed 15 seconds.trash enclosureowner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCESF-33'-6" tall glass guardrail - glass base & top rail -s sawcut joint p 1 12" paver jointhouse numbers on plastered wallat 72" above f.f., plainly visible andlegible from street andilluminated by light fixturecontrolled by photo cell perlocal municipality code.H-2pool deck gray with exposed aggregateppssssssssmain electric panel5water meterSW-3angelus block retaining wall per structural LIVING - DINING - KITCHEN12345678910121311abcdefghilmnopqabcdefghilmnopq12345678910121311A1.42A2.22A2.21A2.31A2.32GARAGE 1GARAGE 2ENTRYGYMOFFICEBEDROOM 3BEDROOM 2MASTER BATHMASTER CLOSETMASTER BEDROOMLAUNDRYPOWDERPANTRYCASITAP.BATHBATH 2BATH 3A2.23A1.52A1.4IA1.5IA2.1IA2.1IA2.12A2.12A2.0IA2.0IA2.02A2.02A2.22A2.21A2.31A2.32A2.23118'-1012"20'-538"20'-8"20'-518"15'-114"5'-678"41'-014"37'-034"3'-1112"5'-634"13'-038"18'-7"18'-178"2'-2"15'-1134"20'-8"21'-8"37'-034"25'-118"3'-134"12'-512"6'-634"18'-638"9'-618"15'-0"32'-93 4"25'-11"10'-57 8"16'-73 4" 43'-31 2"25'-11"16'-8" 23'-111 2" 124'-93 4" 89'-103 4"28'-53 4"5'-67 8"11'-53 4"21'-63 4"23'-113 4"27'-113 4"16'-43 4"15'-03 4"12'-11"14'-23 8"2'-53 8"4'-0"4'-634"12'-114"15'-0"5'-01 2"9'-6"2'-112"2'-614"6'-111 2"8'-01 2"2'-93 4"4'-33 4"2'-1134"12'-114"4'-03 4"8'-01 2"12'-11 4"2'-113 4"5'-11 4"5'-114"2'-934"2'-934"8'-812"4'-0"5'-114"9'-13 4"2'-113 4"5'-114"3'-11 4"2'-81 2"4'-0"3'-33 4"2'-1134"2'-112"9'-47 8"1'-105 8"2'-1112"6'-0"2'-75 8"2'-11 4"1'-0"2'-115 8"2'-81 4"1'-1034"2'-714"10'-618"2'-714"3'-158"1'-13 4"4'-0"3'-234"7'-03 4"2'-1134"7'-734"7'-61 4"14'-1118"1'-858"8'-012"6'-63 4"4'-0"4'-0"8'-512"2'-8"9'-634"9'-034"7'-61 4"7'-1112"20'-012"7'-478"3'-0"2'-87 8" 3'-47 8" 4'-0"7'-314"3'-33 4"4'-0"4'-0"2'-312"2'-934"10'-81 2"2'-3" 18'-81 4"38'-634"2'-11"6'-6"5'-738"16'-012"7'-578"8'-012"3'-0"5'-6"81 8"4'-0"2'-61 4"4'-0"2'-61 8"4'-0"1'-101 4"6'-03 4"8'-012"3'-0"9'-818"3'-0"8'-01 2"9'-5"2'-714"10'-618"2'-714"1'-1034"2'-81 4"2'-11 4"1'-0"5'-334"6'-11"2'-81 4"10'-111 4"5'-114"20'-45 8" 6'-111 4" 42'-71 2" 4'-11 2"13'-111 4"20'-0"2'-0"16'-0"2'-25 8"11"23'-25 8"20'-0"16'-0"2'-138"25'-0"16'-234"3'-334"23'-1112"43'-111 2"3'-012"3'-012"12'-0"5'-114"6'-11 4"3'-11 4" 9'-91 2"4'-31 2"2'-934"2'-934"17'-434"7'-61 4"4'-11 2"2'-51 4"2'-518"7'-012"8'-258"7'-01 2" 4'-6" 1'-111 2"4'-1058"4'-8"58'-33 4"17'-0"35'-41 4" 24'-21 2"26'-1018"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 13'-1"CLG = 8'-0"30"clear30"clear30"clear30"clear24"clear24"clear24"clear24"clear24"clearCLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 9'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 8'-0"CLG = 10'-0"COVERED PATIO1'-35 8"1'-35 8"1'-358"1'-358"1'-414"1'-714"1'-712"1'-414" 1'-77 8"1'-714" 1'-105 8" 2'-93 4"CLG =?PONY WALL PONY WALLCLG = 10'-0"PLAN CHECKPROJECT INFOA1.1date description REVISION PROPOSED FRAMING PLANNORTHPROPOSED SITE PLAN1 SCALE: 1/8" = 1'-0"LEGEND AND SCOPE2CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE 2x6 wood stud @ 16 o.cfinish: ext: plaster wall - interior 58" gyp.bdinstall 58" type x gyp.bd @ garage wallsPROPOSED WALLSdimensions are to face of stud = min. rough openingSTEP IN SLAB :roll in shower - 3" drop slab.R.O.SHEETNSECTION SYMBOL34 12" tallfinish: 5/8" gyp. bd. and 5/8" typex x gyp. bd @ garageCEILING : with fiberglass insulation per energy design2x4 wood stud @ 16 o.cfinish: - interior 58" gyp.bdPROPOSED WALLSPROPOSED PONY WALLLEGEND:exterior: stucco - see finish plan for more informationSHEETNEXTERIOR VIEWS SYMBOL = projectionsr.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o. r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.r.o.•each contractor shall visit project site to review existing conditions prior tostart•all dimensions are to face of stud, (u.n.o)•field verify all dimensions.•field verify all existing conditions.•see plumbing, mechanical, and electrical drawings for additional information.•all contractors are to consult with general contractor and provide report inwriting any discrepancies between existing conditions and constructiondocuments•locate all utilities•provide required interior protection needed.•materials delivered to the construction site shall be protected from rain and orother sources of moisture.•building materials with visible signs of water damage shall not be installed.•the construction shall not restrict a 5' clear and unobstructed access to anywater or power distribution facilities, or to the location of the hooks up. theconstruction shall not be with in 10' of any power lines -wether or not the linesare located on the property.•a minimum of 65 percent of the construction waste generated at the site shall bediverted to recycle or salvage, per cgbsc 4.408.1 GD2 : 6'-0"x 10'-0"GD3 :20'-0"x 10'-0"GD4 :16'-0"x 10'-0"GD1.1 :8'-0"x 10'-0"GD1.1 :8'-0"x 10'-0"GD1.1 :8'-0"x 10'-0"W1 : 3'-0"x 10'-0"W3 : 9'-9"x 1'-6"W3 : 9'-9"x 1'-6"W1 : 3'-0"x 10'-0"W4 : 6'-6"x 3'-0"W5 : 7'-9"x 1'-6"W5 : 7'-9"x 1'-6"W2 : 4'-0"x 10'-0"W6 : 5'-3/4"x 1'-8"W6 : 5'-3/4"x 1'-8"W1.1 : 2'-8"x 10'-0"W2 : 4'-0"x 10'-0"W2 : 4'-0"x 10'-0"W2 : 4'-0"x 10'-0"W6.1 : 5'-3/4"x 1'-8"GD5 :7'-0"x 8'-0"D1 : 5'-0"x 8'-9"D2 : 2'-8"x 8'-9"D3 : 2'-8"x 8'-9"D3 : 2'-8"x 8'-9"D4 : 3'-0"x 8'-9"D3 : 2'-8"x 8'-9"D5 : 2'-4"x 8'-9"D3 : 2'-8"x 8'-9"D3.1 : 2'-8"x 8'-9"D6 : 2'-6"x 8'-9"D6.1 : 2'-6"x 8'-9"D6 : 2'-6"x 8'-9"D7 : 4'-11"x 8'-9" D8 : 2'-8"x 8'-9"D6 : 2'-6"x 8'-9"D9 : 3'-0"x 6'-9"D10 : 4'-0"x 8'-0"D10 : 4'-0"x 8'-0"D11.1 : 2'-10"x 7'-0"D12 : 2'-6"x 7'-0"D12 : 2'-6"x 7'-9"D12 : 2'-6"x 7'-9"D13 : 4'-0"x 7'-9"D15 : 16'-0"x 8'-0"D16 : 16'-0"x 7'-0"D14 : 3'-0"x 7'-0"GD1 :8'-0"x 10'-0"GD1.1 :8'-0"x 10'-0"W2 : 4'-0"x 10'-0"W2 : 4'-0"x 10'-0"W2 : 4'-0"x 10'-0"W1 : 3'-0"x 10'-0"W1 : 3'-0"x 10'-0"LIVING - DINING - KITCHENGARAGE 1GARAGE 2ENTRYGYMOFFICEBEDROOM 3BEDROOM 2MASTER BATHMASTER CLOSETMASTER BEDROOMLAUNDRYPOWDERPANTRYCASITAP.BATHBATH 2BATH 330"clear24"clearCLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 13'-1"CLG = 8'-0"CLG = 8'-0"CLG = 10'-0"CLG = 10'-0"CLG = 10'-0"CLG = 9'-0"CLG = 10'-0"CLG = 10'-0"COVERED PATIO1'-77 8"1'-71 4" D11 : 2'-10"x 8'-0"GD1.1 :8'-0"x 10'-0"IW-2IW-2IW-2EW-2 IW-2IW-2IW-2IW-2IW-2 IW-2GUARDRAIL WALL 42" TALLEW-1EW-1EW-1EW-1EW-1EW-4EW-1 EW-1EW-1EW-3EW-4EW-4EW-4EW-3EW-4EW-3 EW-1EW-1 EW-1EW-1 EW-4EW-1EW-3 EW-3EW-1 EW-1EW-1 EW-1EW-1 EW-1EW-1 EW-1IW-7 IW-5 IW-5IW-7IW-7 IW-8 IW-4 IW-4IW-4IW-3IW-4IW-4IW-4IW-3IW-8IW-8 IW-8IW-4IW-4IW-4IW-3IW-8IW-8EW-3EW-3EW-3 EW-1EW-1 EW-1EW-2 CLG = 10'-0"PLAN CHECKPROJECT INFOA1.2date description REVISION PROPOSED FINISH PLANPROPOSED SITE PLAN1 SCALE: 1/8" = 1'-0"LEGEND AND SCOPE2CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings3 coat portland cement plaster system w/ mesh acrylic coatingbetween brown & finish coats; over 2 layers of building paper & wirelath per astm c 1063 - light 2030 sand finish, integral color finish coat;la habra: dove gray 40owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCEtile, deck and/ or splash o/ 1/2" cement board. do not use green board drywallfor tile backing. use green board drywall for painted wall areas in bathroomonly and behind enclosure to a height of 70" above drain inletNEW DOORS AND WINDOWS SYMBOLNAME : DIM. [WxH]bathtub and shower floors, walls above bathtubs with a showerhead and showercompartments shall be finished with a nonabsorbent surface extending to aheight of not less than 6 ft. above the floor. (r307.2)provide a weep screed for stucco at the foundation plate line a minimumof 4 inches above the earth or 2 inches above paved areas. weep screedsshall be of a type which will allow trapped water to drain to theexterior of the building.EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 4 and 8x8x16 precision medium weight, stack bondcolor: cool grey, sealed natural finish - split faceEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coatingbetween brown & finish coats; over 2 layers of building paper & wirelath per astm c 1063 - underside of flat roof assembly. light 2030 sandfinish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:24"x48" porcelain tile - owner providesFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"color: whiteFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolateNORTHsingle-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84IW-7wall wood veneer to match cabinetsIW-8tbd -( wall paper - tile - veneer - etc) 0'-0"6'-0"10'-0"20'-0"10'-0"QUANTITY: 1GD #2 = ENTRYFRENCH DOORCOLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 1GD #3 = LIVING ROOMSLIDING GLASS DOOR - 0XX0COLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 2W #3 = LIVING ROOMFIX WINDOWCOLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 4W #1 = KITCHEN - MASTER BEDFIX WINDOWCOLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 1W #4 = KITCHENFIX WINDOWCOLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 2W #5 = LIVING ROOMFIX WINDOWCOLOR: DARK BRONZEDOUBLE GLAZEDU-FACTOR: SHGC:QUANTITY: 1GD #4 = LIVING ROOMSLIDING GLASS DOOR - 0XX0COLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 1GD #1 = MASTER BEDSLIDING GLASS DOOR - X0COLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 2W #6 = BATH 3 - BATH 2SLIDING WINDOW X0COLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 5GD #1.1 = MASTER BED- bed2- bed3 - OFFICESLIDING GLASS DOOR - X0COLOR: DARK BRONZEU-FACTOR: SHGC:QUANTITY: 7W #2 =OFFICE - HALLWAY- MASTER BATHFIX WINDOWCOLOR: DARK BRONZEU-FACTOR: SHGC:DOUBLE GLAZEDDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZEDDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASSDOUBLE GLAZED - TEMPERED GLASS9'-9"1'-6"3'-0"10'-0" 3'-6"3'-0"6'-6"10'-0"1'-6"7'-9"16'-0"8'-0"10'-0" 8'-4"1'-8"5'-034"10'-0"8'-0"4'-0"10'-0"10'-0"13'-1"QUANTITY: 1W #1.1 = GYMFIX WINDOWCOLOR: DARK BRONZEU-FACTOR: SHGC:DOUBLE GLAZED - TEMPERED GLASS2'-8"10'-0"INTERIOR DOOR TYPE IFRENCH DOORSEE DETAIL FORQUANTITY: 1W #6.1 = CASITA BATHSLIDING WINDOW -0XCOLOR: DARK BRONZEU-FACTOR: SHGC:DOUBLE GLAZED - TEMPERED GLASSQUANTITY: 1GD #5 = CASITA DOORSLIDING DOOR - XOCOLOR: DARK BRONZEU-FACTOR: SHGC:DOUBLE GLAZED - TEMPERED GLASS7'-0"8'-0"6'-012"1'-8"5'-034"0'-0"10'-0"8'-0"PER SCHEDULEPER SCHEDULE 112"112"11 2"INTERIOR DOOR TYPE iiPER SCHEDULE112"112"PER SCHEDULE 11 2"PER SCHEDULE112"112"11 2" PER SCHEDULE PER SCHEDULE112"112"112"PER SCHEDULEINTERIOR DOOR TYPE IiiINTERIOR DOOR TYPE IVPER SCHEDULEPER SCHEDULEINTERIOR DOOR TYPE VPOCKET DOORLEFT HAND SWING DOORSEE DETAIL FORRIGHT HAND SWING DOORSEE DETAIL FORCONCEALED DOORSEE DETAIL FORPER SCHEDULEPER SCHEDULE 34"34"11 2"INTERIOR DOOR TYPE VIOUT SWING FRENCH DOORSEE DETAIL FORPER SCHEDULE34"34"11 2" PER SCHEDULE INTERIOR DOOR TYPE viiLEFT HAND OUT SWING DOORSEE DETAIL FORPLAN CHECKPROJECT INFOA1.3date description REVISION DOOR & WINDOW SCHEDULESCHEDULE2HARDWARE4 CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCEGD1 GLASS DOOR SCHEDULENUMBERQUANT.WIDTHSIZE IN INCHESHEIGHTAREA SQ.INGLASS DOOROPER.GLASSDETAILSREMARKST11WINDOW SCHEDULENUMBERQUANT.WIDTHSIZE IN INCHESHEIGHTAREA SQ.INWINDOWGLASSDETAILSSILL.SHGCREMARKS43627120FIXF.FFRAMEF.FF-3OPER.FRAME1172,106F-3F-3GD1.15SLDF-3U-FACTORSHGCU-FACTORFIXTD1 DOOR SCHEDULENUMBERQUANT.WIDTHSIZEHEIGHTMATERIALDOOROPERERATIONJAMBDETAILSHEADREMARKS15'-0"SC8'-9"FRAMEWDTYPEFRMASTER BED -F-3GD21T120MASTER BED -3F-3178F-342931,674F-35F-36260.751,215F-3SLDT6.11SLDTMASTER BED - KITCHEN138"42"2,80888"1,215I 1-3/8" thick, 20 minute rated self latching / closing doorDOOR AND WINDOW ELEVATION1 SCALE: 1/4" = 1'-0"120SLDMASTER BED - OFFICE- BEDROOM 3 - BEDROOM 272120FRWINDOW / GLAZED DOOR LEGEND: WINDOW/DOOR TYPENOTES: ALL GLAZING LESS THAN 24" FROM DOOR OPENINGS MUST BE TEMPEREDWINDOW NOTES:OPENABLE WINDOWS SHALL BE LOCATED A MINIMUM OF 10' FROM ANY PLUMBING VENTS, CHIMNEYS, ETC. PER SECTION R303.5DOOR NOTES:INSTALL A SELF-LATCHING DOOR AT OPENINGS BETWEEN GARAGE ANDDWELLING. PER SECTION R302.5.1DOOR NOTES:CMCASEMENT WINDOWFIXFIX GLASS - PICTURE WINDOWHOP HOPPER WINDOWAWN AWNING WINDOWCLS CLEAR STORY BUTJOINT WINDOWSLD SLIDING WINDOW / DOORPOC POCKET WINDOW / DOORBI BIFOLD WINDOW / DOORPSLD POCKET SLIDEROPERATION TYPE:T TEMPERED - DOUBLE GLAZEDGLASS TYPE:F-1PAINTF-2CLEAR ANODIZEDF-3 DARK BRONZEWINDOW / GLASS DOOR FRAME FINISH:WINDOW AREA CALCULATION INCLUDES FRAME AREA.ALL WINDOWS SHALL BE DUAL GLAZEDTHE MANUFACTURED WINDOWS SHALL HAVE A LABEL ATTACHEDCERTIFIED BY THE NATIONAL FENESTRATION RATING COUNCIL (NFRC)AND SHOWING COMPLIANCE WITH THE ENERGY CALCULATIONSREMARKS:SC 1-3/8'' SOLID CORE WOOD DOORHC 1-3/8'' HOLLOW CORE WOOD DOORPOC 1-3/8'' POCKET DOORGAR GARAGE DOORBIP BI-PASS CLOSET DOORSL E SLIDING SCREEN DOOR SYSTEMROL ROLLING DOOR (EXTERIOR)DOOR MATERIAL LEGEND:WD WOOD FRAME (SEE DETAILS)ALU ALUMINUM FRAMEMTL METAL DOORFRAME MATERIAL LEGEND:F-1 CLEAR ANODIZEDP-2 SEMI GLOSS PAINT FINISHFINISH TYPE:NOTES:•OPENINGS AROUND WINDOWS, SKYLIGHTS AND DOORS BE CAULKED,GASKETED, WEATHERSTRIPPED, OR OTHERWISE SEALED TO LIMIT AIRLEAKAGE. CEC 110.7.•MANUFACTURED FENESTRATION PRODUCTS SHALL HAVE BOTH ATEMPORARY AND PERMANENT LABEL. THE TEMPORARY LABEL SHALL SHOWTHE U-FACTOR, SHGC, AND THE VT AND VERIFY THAT THE WINDOWCOMPLIES WITH THE AIR LEAKAGE REQUIREMENTS. CEC 110.6(A)5•DOOR AND WINDOW HARDWARE TO BE DETERMINED.•INSTALL A SELF-LATCHING DOOR AT OPENINGS BETWEEN GARAGE ANDDWELLING. PER SECTION R302.5.1•THE CONTRACTOR SHALL CAREFULLY VERIFY DOOR & WINDOW QUANTITIESAND MEASURES ONCE SAW CUT IN CONCRETE IS DONE & CLARIFY WITHMANUFACTURER OR CONTRACTOR.SWI SWING DOORSLD SLIDING DOORPOC POCKET DOORPIVPIVOT DOORBRNBARN DOORBIBIFOLD DOORGAR GARAGE DOORFR FRENCH DOORMSL MULTI SLIDEROPERATION TYPE:WD WOOD FRAME (SEE DETAILS)ALU ALUMINUM FRAMEMTL METAL DOORFRAME MATERIAL LEGEND:WF WHITE FROSTEDALUALUALU8,640ENTRYF-3GD31T240120MSLALU28,8000XX0 - LIVING ROOMF-3GD41T192120ALU23,040F-3GD51TALU84968,064 CASITA ENTRYMSL0XX0 - LIVING ROOMALUALUALUALUALUALUALU18LIVING ROOMFIXT36FIXKITCHEN18FIX138"LIVING ROOMT2020X0 - BATH 2 & 30X - CASITA BATH60.7576"5,76048120D212'-8"SCWDPOCLAUNDRYIID342'-8"SCWDSWIIIID3.11SCWDBED 3IVD413'-0"SCWDGYMIIID512'-4"SCWDPOWDERIIMASTER BATH -LAUNDRY - POWDER - BED 22'-8"SWISWIPOCD632'-6"SCWDSWIBATH 2 - BATH3 - PANTRYIIID6.112'-6"SCWDSWIBED 2IVD714'-11"SCWDBIPBED 3D812'-8"SCWDSWIKITCHEN - CONCEALED DOORVD913'-0"SC6'-9"WDSWIIIID1024'-0"SC8'-0"WDOUT FRNMECHVID11.112'-10"SC7'-0"WDOUT SWIMECHVIID1212'-6"SC7'-0"WDPOOL BATHIIID1314'-0"SCWDCASITA CLOSET9611,5209611,5204,3202HALLWAY - OFFICE - MASTER BATHDOORS DIMENSION DO NOT INCLUDE JAMB THICKNESS -SLAB DOOR DIMENSION ADD JAMB OVER THAT DIMENSIONS5.5"5.5"5.5"5.5"5.5"3.5"5.5"5.5"5.5"3.5"5.5"5.5"5.5"5.5"D12.122'-6"SC7'-9"WDCASITA BATHIII3.5"SWISWID1413'-0"SC7'-0"WDGARAGEIVSWI5.5"3.5"BIPLEGEND3painted doors:1- coat of primer2- coats of finish paintcolorssheen: typical exterior doors - low sheen typical interior doors - satin typical entry door - glossDP-1D15116'-0"SC8'-0"WDROLL UP GARAGE DOOR - INSULATEDD16116'-0"SC7'-0"WDROLL UP GARAGE DOOR - INSULATEDSLDD1112'-10"SC8'-0"WDOUT SWIMECHVII5.5"1.1132120FIXF-3T GYMALU3,8408'-9"8'-9"8'-9"8'-9"8'-9"8'-9"8'-9"8'-9"8'-9"7'-9"wood veneer over door:DP-2DP-1 0.00 f.f-3'-10" f.f.+10'-0" t.o.p+13'-1" t.o.p+7'-0" t.o.p870.5 f.few-1rf-2rf-2ew-3rf-2ew-1ew-1ew-1ew-1sw-2rf-2rf-2sf-311'-11"15'-0"9'-83 8" 12'-63 8" 15'-63 8" 18'-73 8"+4'-2 38" t.o.p18' pillow-3'-9 58' f.f.0.00 f.f+10'-0" t.o.p+13'-1" t.o.p+7'-0" t.o.p866 roadew-2sw-2rf-2ew-3rf-2rf-2rf-2rf-2ew-1ew-2ew-1ew-1ew-3sw-1sf-3sf-1sw-3870.5 f.f-3'-10" f.f+4'-2" t.o.p-3'-0" f.f-3'-9 58' f.f.+4'-2 38" t.o.pPLAN CHECKPROJECT INFOA1.4date description REVISION EXTERIOR ELEVATIONS3LEGEND CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE SOUTH- EAST ELEVATION1 SCALE: 3/16" = 1'-0"NORTH- EAST ELEVATION2 SCALE: 3/16" = 1'-0"3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - light 2030sand finish, integral color finish coat;la habra: dove gray 40EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 8x8x16 precision medium weight, stack bond- split facecolor: cool grey, sealed natural finish split faceEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - undersideof flat roof assembly. light 2030 sand finish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:tbdFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"paint: tbdFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolatesingle-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84SW-1SW-2SW-3angelus block 8x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishcast in place concrete retaining wall -board formed concrete walls(thickness per structural plans) natural sealed finish sealed w/ sinaks-102 sealerSITE WALLS:FENCE:SF-1SF-23'-6 tall steel fence5' tall steel fence with gate - see below3'6" tall glass fence - glass base & top rail - viewrailSF-3 0.00 f.f+10'-0" t.o.p+13'-1" t.o.p+7'-0" t.o.p870.5 f.few-1sw-1rf-2rf-2ew-1ew-1rf-2rf-2rf-2ew-1ew-1ew-1rf-2ew-4sf-1ew-318' pillow-3'-10" f.f+4'-2" t.o.p-3'-0" f.f22'-27 8"0.00 f.f+10'-0" t.o.p+13'-1" t.o.pew-1ew-3rf-2rf-2rf-2rf-2ew-3ew-1ew-1ew-1ew-1ew-1ew-2rf-2+4'-2 38" t.o.p-3'-9 58' f.f.870.5 f.fslope down beyondslope down beyondslope down beyondPLAN CHECKPROJECT INFOA1.5date description REVISION EXTERIOR ELEVATIONS3LEGEND CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE NORTH- WEST ELEVATION1 SCALE: 3/16" = 1'-0"SOUTH- WEST ELEVATION2 SCALE: 3/16" = 1'-0"3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - light 2030sand finish, integral color finish coat;la habra: dove gray 40EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 8x8x16 precision medium weight, stack bondcolor: cool grey, sealed natural finish - split faceEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - undersideof flat roof assembly. light 2030 sand finish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:tbdFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"paint: tbdFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolatesingle-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84SW-1SW-2SW-3angelus block 8x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishcast in place concrete retaining wall -board formed concrete walls(thickness per structural plans) natural sealed finish sealed w/ sinaks-102 sealerSITE WALLS:FENCE:SF-1SF-23'-6" tall steel fence5' tall steel fence with gate - see below3'6" tall glass fence - glass base & top rail - viewrailSF-3 0.00 f.s870.5 f.s+10'-0" t.o.pew-1rf-2iw-1rf-2ew-1ew-1ew-1rf-2rf-2ew-1rf-2ec-1rf-1ec-1ic-1over excavation90% min compacted fillexisting surface soilif-2if-13'-6"3'-6"per structuralper structural18' pillow-3'-10" f.f-3'-0" f.fsw-1ew-2sw-3sw-20.00 f.f870.5 f.f+10'-0" t.o.p+9'-0" b.o.h-3'-0"f.f+7'-0" t.o.p+13'-1" t.o.piw-1ic-1ec-1ic-1ic-1ic-110'-0" 13'-1" 10'-0"ec-1iw-2ic-2iw-1iw-1rf-1rf-1rf-1rf-1if-2over excavation90% min compacted fillexisting surface soilper structuralper structural18' pillowpanelpanelveneer on all sides except top matching cabinets or drywall if cabinet is whitepanelew-2sw-3PLAN CHECKPROJECT INFOA2.0date description REVISION BUILDING SECTIONS3LEGEND CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE SECTION A1 SCALE: 3/16" = 1'-0"SECTION B2 SCALE: 3/16" = 1'-0"3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - light 2030sand finish, integral color finish coat;la habra: dove gray 40EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 8x8x16 precision medium weight, stack bondcolor: cool grey, sealed natural finish - split faceEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - undersideof flat roof assembly. light 2030 sand finish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:tbdFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"paint: tbdFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolateSW-1SW-2SW-3angelus block 8x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishcast in place concrete retaining wall -board formed concrete walls(thickness per structural plans) natural sealed finish sealed w/ sinaks-102 sealerSITE WALLS:FENCE:SF-1SF-23'-6" tall steel fence5' tall steel fence with gate - see belowSF-33'6" tall glass fence - glass base & top rail - viewrailsingle-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84 0.00 f.f+10'-0" t.o.p+13'-1" t.o.p870.5 f.fiw-1rf-2rf-1ew-4rf-1ec-1ec-1ic-1ic-1ic-1ic-1iw-4ic-1iw-1rf-2ew-1sw-1ew-1ew-1rf-2iw-6iw-3if-2-3'-0" f.fover excavationexisting surface soilfinish gradeper structural90% min compacted fill-3'-10" f.f18' pillowsw-30.00 f.f+10'-0" t.o.p+7'-0" t.o.p+3'-2 38" t.o.p870.5 f.f866-3'-0" f.frf-1rf-1rf-1ec-1ec-1ic-1ic-1ic-1iw-1rf-1sw-1if-2ic-2iw-2ic-2iw-2ew-2ec-1over excavationexisting surface soil90% min compacted fillper structuralper structuralper structural3'-6"6'-8"18' pillowPLAN CHECKPROJECT INFOA2.1date description REVISION BUILDING SECTIONS3LEGEND CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE SECTION C1 SCALE: 3/16" = 1'-0"SECTION D2 SCALE: 3/16" = 1'-0"3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - light 2030sand finish, integral color finish coat;la habra: dove gray 40EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 8x8x16 precision medium weight, stack bondcolor: cool grey, sealed natural finish - split faceEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - undersideof flat roof assembly. light 2030 sand finish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:tbdFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"paint: tbdFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolateSW-1SW-2SW-3angelus block 8x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishcast in place concrete retaining wall -board formed concrete walls(thickness per structural plans) natural sealed finish sealed w/ sinaks-102 sealerSITE WALLS:FENCE:SF-1SF-23'-6'' tall steel fence5' tall steel fence with gate - see below3'6" tall glass fence - glass base & top rail - viewrailSF-3single-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84 0.00 f.f+10'-0" t.o.p+13'-1" t.o.p870.5 f.frf-2rf-2ew-3ew-1rf-1rf-1ec-1ic-1ec-1iw-1ew-31'-6"5'-0"?7'-4"2'-878"1'-2" 10'-0" 13'-03 8" wine glass wall shelveshelveshelveshelvefireplaceshelveshelveshelveshelveper structuralper structural90% min compacted fillexisting surface soilover excavation18' pillowrf-1iw-1ec-1ic-1ic-1ic-1ic-1ic-1ic-1ic-1ic-1iw-1iw-1iw-1iw-1iw-1iw-1if-2existing surface soilover excavation90% min compacted fillper structural0.00 f.f+10'-0" t.o.p870.5 f.f18' pillowrf-1iw-1ec-1ic-1ic-1ic-1ic-1ic-1ic-1ic-1ic-1iw-1iw-4iw-4iw-1iw-1iw-1if-2rf-3iw-3iw-4iw-3rf-3ic-1existing surface soilover excavation90% min compacted fillper structural0.00 f.f+10'-0" t.o.p870.5 f.f18' pillowPLAN CHECKPROJECT INFOA2.2date description REVISION BUILDING SECTIONS3 CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE SECTION E1 SCALE: 3/16" = 1'-0"SECTION F2 SCALE: 3/16" = 1'-0"SECTION G 0.00 f.f+10'-0" t.o.p+13'-1" t.o.piw-5iw-1cwcwic-1ec-1ec-1ec-1rf-1rf-2ew-1ew-1rf-2ew-2sw-3sf-2sf-3per structuralper structural90% min compacted fillexisting surface soil870.5 f.f0.00 f.f870.5 f.f-3'-9 +4'-2 18' pillowiw-2ic-2ec-1rf-1rf-1ew-2sw-2ew-2ec-1ic-1iw-1iw-3iw-2per structural90% min compacted fillexisting surface soil0.00 f.f+7'-0" t.o.p870.5 f.f-3'-9 58' f.f.-3'-0" f.f+4'-2 38" t.o.p0.00 f.f870.5 f.f18' pillowPLAN CHECKPROJECT INFOA2.3date description REVISION BUILDING SECTIONS3LEGEND CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE SECTION H1 SCALE: 3/16" = 1'-0"SECTION I2 SCALE: 3/16" = 1'-0"3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - light 2030sand finish, integral color finish coat;la habra: dove gray 40EXTERIOR WALLS:EW-1above ground cmu block wall:angelus block, 8x8x16 precision medium weight, stack bondcolor: cool grey, sealed natural finishEW-2EW-3EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coating between brown &finish coats; over 2 layers of building paper & wire lath per astm c 1063 - undersideof flat roof assembly. light 2030 sand finish, integral color finish coat;la habra: dove gray 40EC-1RF-1sheet metal fascia - bonderized sheet metal - 22 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3INTERIOR WALLS:58" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.semi gloss -color: tbdIW-158" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.semi gloss- color: tbdIW-2IW-3IW-412" tempered safety glass panel (shower enclosure) beveled corners,set in stainless steel channels with siliconeIW-5tiles (shower walls) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdIW-6tiles (kitchen backsplash) over 1/2" cement backer board (hardy),overmoisture barrier -tile: tbdroller shades: "lutron" or equal motorized -roller shades;shade fabric t.b.d.INTERIOR FLOORS:tbdFL-1fry reglet 'z' reveal molding drmz-625-200 5/8"x2"paint: tbdFL-2INTERIOR CEILINGS:1C-158" gyp. bd. (shim framing as required) -smooth finish - galvanized metalcorner bead, casing and trim. l-shaped trim at exposed edges.flat paint -color: tbd58" typer "x"gyp. bd. (shim framing as required) -smooth finish -galvanizedmetal corner bead, casing and trim. l-shaped trim at exposed edges.flat paint- color: tbdIC-21"x6" garapa wood siding - mfgr: advantage lumber - color: stainedmonocoat chocolateSW-1SW-2SW-3angelus block 8x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishangelus block 6x8x16 precision medium weight cmu block wall,color: cool grey - stacked bond_sealed natural finishcast in place concrete retaining wall -board formed concrete walls(thickness per structural plans) natural sealed finish sealed w/ sinaks-102 sealerSITE WALLS:FENCE:SF-1SF-23' tall steel fence5' tall steel fence with gate - see below3'6" tall glass fence - glass base & top rail - viewrailSF-3single-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84 exhaust ventplumbing ventplumbing ventexhaust ventplumbing ventexhaust ventexhaust ventdryer venthood ventwh ventwh ventwh ventplumbing ventexhaust ventplumbing ventplumbing ventGSM2085GSM2096DRAIN#1DRAIN#2DRAIN#3DRAIN#4DRAIN#5DRAIN#6DRAIN#9DRAIN#10DRAIN#11DRAIN#7DRAIN#8DRAIN#12DRAIN#13DRAIN#14DRAIN#15DRAIN#16417.5 SQ.FT291 SQ.FT294.5 SQ.FT273 SQ.FT248SQ.FT118 SQ.FT252.6 SQ.FT253.6 SQ.FT552 SQ.FT552 SQ.FT340.3 SQ.FT335 SQ.FT458 SQ.FT316.5 SQ.FT569 SQ.FT936 SQ.FT34" PER FT14" PER FTHOT AIR WELDROOF DRAIN W/ OVERFLOW BYTHUNDERBIRD PRODUCTS OR SIMILAR1/4" PER FT. SLOPE, TYP.PLYWOOD PER STRUCTURALFIBERTITE ROOFINGSLOPED RIGID INSULATION R-5FTR #101 SEALANTOVERFLOWROOF DRAINNOTE:MIN. DIAMETER OF ROOF DRAIN AND OVERFLOW RUNS TO BE:3" HORIZONTAL & 2" VERTICALEXTEND FTR NON-REINFORCEDMIN. OF 1/2 BEYOND INSIDE OFCLAMPING RING1/ 4" DENSDECKPLAN CHECKPROJECT INFOA3.0date description REVISION PROPOSED ROOF PLANROOF DRAINS1 SCALE: 1/8" = 1'-0"SOLAR NOTES5CONTRACTORAPPLICANTmy general construction inc. address : 160 north luring drive, suite c palm springs I ca 92262 phone : 760 . 864 . 7364 license: # 1029959 michael yakovich licence # 1029958 responsible party for architectural drawings owner: chris and nancy freeman project address: 1961 vista palizada dr, palm springs, ca 92262. FREEMAN RESIDENCE EXTERIOR CEILING:ROOF:3 coat portland cement plaster system w/ mesh acrylic coatingbetween brown & finish coats; over 2 layers of building paper & wirelath per astm c 1063 - underside of flat roof assembly. light 2030 sandfinish, integral color finish coat;la habra: dove gray 40EC-1single-ply roofing system fibertite - carlisle sure-flex pvc, color: pvctan - crrc product id#: 0628-0014over 14" densdeck, over tapered (14" /ft) iso rigid foam insulation25 psi comp. strenght, mechanically fastened seaman corporation:icc esr-1456 (system #4)class "a" / reflectance 0.66 / emittance 0.84RF-1sheet metal fascia - brake metal - 20 ga., min.paint dark bronze to match window frameRF-2skylights = velux gsm 2096RF-3NORTH SOLAR ZONE:•the main service panel shall have a minimum busbar rating of 200 amps•“the main electrical service panel shall have a reserved space to allowfor installation of a double pole circuit breaker for a future solarelectric installation. the reserved space shall be positioned at theopposite (load) end from the input feeder location or main circuitlocation and shall be permanently marked as ‘for future solar electric’.•a copy of the construction documents or a comparable documentindicating the information from energy code sections 110.10(b) through110.10(c) shall be provided to the occupantthe proposed enclosed rafter roof assembly, (without a radiant barrier), shallhave air-permeable insulation applied in direct contact with the underside ofthe structural roof sheathing, in addition rigid insulation with an r-value of r-4shall be installed directly above the structural roof sheathing forcondensation control. roof ventilation is not required per crc §r806.5ROOF PLAN NOTES:-“installation of roofing shall be in accordance with manufacturer’sspecifications”.-1/4" per foot minimum roof slope for all roof assemblies.-"max roof height 15'-0" above pad elevation.roof drain sizing: (cpc tables 1101.12/ 1103.3)rainfall rate :3" / hourmax allowable horizontal projected rood area - 2930 sq.ftat 3" diameter leader piperoof slope: 14"/ft.roof drain #1 slope 14"/ft.tributary area (drain#1) 340.3 sfhorizontal & vertical leader pipes Ø3"roof drain #2 slope 14"/ft.tributary area (drain#2) 335 sfhorizontal & vertical leader pipes Ø3"roof drain #3 slope 14"/ft.tributary area (drain#3) 458 sfhorizontal & vertical leader pipes Ø3"roof drain #4 slope 18"/ft.tributary area (drain#4) 316.5 sfhorizontal & vertical leader pipes Ø3"roof drain #5 slope 14"/ft.tributary area (drain#5) 569 sfhorizontal & vertical leader pipes Ø3"roof drain #6slope 14"/ft.tributary area (drain#6) 936 sfhorizontal & vertical leader pipes Ø3"roof drain #7 slope 14"/ft.tributary area (drain#7) 253.6 sfhorizontal & vertical leader pipes Ø3"roof drain #8 slope 14"/ft.tributary area (drain#8) 252.6 sfhorizontal & vertical leader pipes Ø3"roof drain #9 slope 14"/ft.tributary area (drain#9) 552 sfhorizontal & vertical leader pipes Ø3"roof drain #10 slope 14"/ft.tributary area (drain#10) 552 sfhorizontal & vertical leader pipes Ø3"roof drain #11 slope 14"/ft.tributary area (drain#11) 118 sfhorizontal & vertical leader pipes Ø3"roof drain #12 slope 14"/ft.tributary area (drain#12) 248 sfhorizontal & vertical leader pipes Ø3"roof drain #13 slope 14"/ft.tributary area (drain#13) 273 sfhorizontal & vertical leader pipes Ø3"roof drain #14 slope 14"/ft.tributary area (drain#14) 294.5 sfhorizontal & vertical leader pipes Ø3"roof drain #15 slope 14"/ft.tributary area (drain#15) 291 sfhorizontal & vertical leader pipes Ø3"roof drain #16 slope 14"/ft.tributary area (drain#16) 417.5 sfhorizontal & vertical leader pipes Ø3"LEGEND3PROPOSED ROOF PLAN2ROOF DRAIN DETAIL4