HomeMy WebLinkAboutITEM 1B - 1961 Vista Palizada
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: OCTOBER 21, 2024 CONSENT
SUBJECT: A REQUEST BY MYCG, INC. ON BEHALF OF THE PROPERTY OWNER,
CHRIS 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 CASITA 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 detached casita on a 22,651-square-foot lot within
the Desert Palisades Specific Plan area. The proposed maximum building height is 18’-
7”, single-story, as measured to the top of the fascia. 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
October 21, 2024 – Page 2 of 9
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 them that
the subject application had been filed with the Department of Planning
Services, in accordance with 93.13.00 of the Zoning Code.
10/10/2024
Notice mailed by staff to adjacent property owners notifying them that
the subject project would be reviewed by the Architectural Review
Committee on October 21, 2024.
10/10/2024
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 October 21, 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*
*Max. 2 DU/Acres is
permitted within the DPSP
area
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
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
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 3 of 9
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 (East) 25 Feet 22’-7” Feet Y, With an AMM
• Side (North)
• Side (South)
• Rear (West)
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” to top of
fascia.
Y
Parking 2 spaces
(covered)
4 spaces
(Enclosed
Garage)
Y
Wall / Fence Height
Maximum 5 feet.
Not allowed on
property line or
between lots
except to enclose
swimming pools.
3’-11” with a 3’-6”
screen wall. Y
* Excludes minor architectural projection.
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 is a natural drainage channel, as indicated in
exhibit 8A, of the Desert Palisades Specific Plan at runs along the
northern property line.
2. Size of building pad; Y
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 4 of 9
Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance
The size of the proposed building pad is 4,628-square feet. 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
There is a deep drainage channel that runs along the northern
property line, from west to east. The project proposes a garage
adjacent to an existing headwall, which will be supported by
concrete retaining walls with deepened footing. 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 its opening does not
directly face the street. Additionally, a decorative combo wall will
be located in the front of the property, which will provide additional
screening of the parking areas.
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 dwelling on the west
parcel 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
October 21, 2024 – Page 5 of 9
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 casita 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 a stucco exterior. The
project proposes consistent architectural treatment on all sides.
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC;
Y
The proposed project includes a detached casita, 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
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 and the
repeated use of identical materials. 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
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 6 of 9
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The proposed building materials consist of smooth texture stucco,
painted dove gray, and black metal fascia, all of which are
commonly used 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 detached casita will also have shade coverage primarily on
the south elevation where the glass door 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 to
the outdoor living area. The overhang on the southwest corner of
the house projects into the side yard setback 39 inches, which is
permitted per Section 93.01.00 (F)(3)(a) of the PSZC and will
provide additional solar control for the master bedroom.
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.
8. The proposed landscape plan is consistent with all applicable
zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements;
Y
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 7 of 9
Criteria and Findings [PSZC 94.04.00(E)] Compliance
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; Y
There are pedestrian trails located throughout the Desert
Palisades development. Desert appropriate shade trees have
been proposed along the front of the property to provide more
shade along the trail adjacent to the subject site.
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. All lighting is conditioned to conform to Outdoor Lighting
Standards per Section 93.21.00 of the PSZC..
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 or the adjacent
properties.
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
reduction of the front yard setback to 22’-7”. As conditioned, the
proposed project meets this finding.
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 8 of 9
In addition to the Hillside Review and Architectural Review criteria, as well as the findings
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 Specific
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 reduction
of the front yard setback from 25-feet to 22’-7” 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
The project site is adjacent to undeveloped parcels on the north
and south, with no option to build across the street to the east. The
overall height of the building from the lowest grade to the top of the
proposed residence is 18’-7” tall. The main portion of the building
is measured 15 feet from the adjacent finished floor. The two,
attached garage structures and one-detached casita are measured
approximately 9 feet from the adjacent finished floor. The entire
development will not exceed the 18-foot pillow height and therefore
will not adversely affect the surrounding properties.
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.
Architectural Review Committee Memo
Case AR-2024-0027 & AMM-2024-0002
October 21, 2024 – Page 9 of 9
Guidelines [PSZC 94.06.01(B)(3)] Compliance
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
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:
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
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 CASITA 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, INC., 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
casita 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 May 5, 2024, City staff notified the owners of the properties immediately adjacent to
the project site of a new hillside development application. On October 10, 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 October 21, 2024, the City’s Architectural Review Committee held a public meeting
in accordance with applicable public law. At said meeting, the Architectural Review Committee
carefully reviewed and considered all of the evidence presented in connection with the Project,
including, but not limited to, the staff report, and all writt en and oral testimony presented.
THE ARCHITECTURAL REVIEW COMMITTEE RESOLVES:
Section 1: The proposed single-family residence is considered a project pursuant to the
California Environmental Quality Act (CEQA). The Architectural Review Committee has
evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt from
further analysis under CEQA Guidelines Section 15303(a) (Class 3, New 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. ____ October 21, 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 casita 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 21st day of October, 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)
October 21, 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. _____________ October 21, 2024
Cases No. AR-2024-0027 & AMM-2024-0002 Page 2 of 12
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 sett le 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. _____________ October 21, 2024
Cases No. AR-2024-0027 & AMM-2024-0002 Page 3 of 12
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.
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 plan s 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 Architectural Review Committee.
PLN 4. 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.
PLN 5. Landscape. The application shall plant an additional three (3) trees along the
frontage of the property to provide adequate shade to the pedestrian pathway.
BUILDING & SAFETY DEPARTMENT CONDITIONS
The Following Standard Building & Safety Conditions of Approval Are Applicable to This
Project:
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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.
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
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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 a nd 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
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
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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
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.
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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.
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
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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
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
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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
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.
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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 .
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
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.
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.
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FIR. 1 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.
FIR. 2 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.
FIR. 3 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.
FIR. 4 Chapter 7A: Since the proposed residence is in our city’s very high fire area,
the architect on record must design structure 7A.
FIR. 5 Private Fire Hydrants: Additional private hydrants may be required.
FIR. 6 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.
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FIR. 7 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 92260TY ENGINEERING AND DESIGN310.935.0060TOLGA.YAPRAK@TY-ENG.COMLIC: # 1029959
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
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photometricphotometric3'-4"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
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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
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IA2.2GPLAN 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 - KITCHEN12345678910121311abcdefghilmnopqabcdefghilmnopq12345678910121311A1.42GARAGE 1GARAGE 2ENTRYGYMOFFICEBEDROOM 3BEDROOM 2MASTER BATHMASTER CLOSETMASTER BEDROOMLAUNDRYPOWDERPANTRYCASITAP.BATHBATH 2BATH 3A1.52A1.4IA1.5I118'-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'-358"1'-358"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"A2.2FA2.2EA2.3HA2.3IA2.2GA2.1CA2.1CA2.1DA2.1DA2.0AA2.0AA2.0BA2.0BA2.2FA2.2EA2.3HA2.3IA2.2GPLAN CHECKPROJECT INFOA1.1date description REVISION
PROPOSED FRAMING PLANNORTHPROPOSED FLOOR PLAN - FRAMING 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'-714"
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 FINISH FLOOR 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'-01 2"1'-8"5'-034"0'-0"10'-0"8'-0"PER SCHEDULEPER SCHEDULE 112"112"112"INTERIOR DOOR TYPE iiPER SCHEDULE112"112"PER SCHEDULE
112"PER SCHEDULE112"112"112"
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"112"INTERIOR DOOR TYPE VIOUT SWING FRENCH DOORSEE DETAIL FORPER SCHEDULE34"34"112"
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.p3'-6"3'-51 8"
3'-6"3'-113 4"PLAN 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"6'-101 8"3'-41 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 AA SCALE: 3/16" = 1'-0"SECTION BB 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-33'-6"3'-312"0.00 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' pillow3'-1178"PLAN 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 CC SCALE: 3/16" = 1'-0"SECTION DD 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'-038"
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 SECTIONSG 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 EE SCALE: 3/16" = 1'-0"SECTION FF 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 HH SCALE: 3/16" = 1'-0"SECTION II 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