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HomeMy WebLinkAboutItem 3A - ARCSR Monument Ct ARC PACKET ARCHITECTURAL REVIEW COMMITTEE MEMORANDUM DATE: JANUARY 21, 2025 NEW BUSINESS SUBJECT: RYAN BORMAN, ARCHITECT, ON BEHALF OF TONY BEBKO AND RYAN HENRY OWNERS, FOR A MAJOR ARCHITECTURAL APPLICATION FOR A SINGLE-FAMILY DWELLING ON A HILLSIDE LOT LOCATED AT 2246 MONUMENT COURT (LOT 74), ZONE: ESA-SP, PLANNING AREA 4, DESERT PALISADES SPECIFIC PLAN, CASE AR- 2024-0073 (APN 504-400-018) (KL) FROM: Department of Planning Services PROJECT DESCRIPTION: The applicant is proposing a single-family dwelling, casita and two-car garage totaling 4,944-square feet on a roughly 16,078-square foot interior lot in the Desert Palisades Specific Plan area. RECOMMENDATION: That the Architectural Review Committee adopt a Categorical Exemption pursuant to CEQA and approve the application based on the findings in the staff report with Conditions as outlined in Exhibit “A”. BACKGROUND INFORMATION: Neighborhood Meeting/Neighborhood Notice 10-31-24 Notice mailed by staff to adjacent property owners notifying that the subject application had been filed with the Planning Division, in accordance with 93.13.00 of the Zoning Code. 1-9-25 Notice mailed by staff to adjacent property owners notifying that the subject project would be reviewed by the Architectural Review Committee on January 21, 2025. 1-16-25 The surrounding neighborhood organizations within a mile of the site were sent notice that the proposed project would be reviewed by the Architectural Review Committee on January 21, 2025. Architectural Review Committee Memo Case #AR-2024-0073 – 2246 Monument Court, Desert Palisades January 21, 2025– Page 2 of 6 STAFF ANALYSIS: The proposed project was evaluated for conformance with Palm Springs Zoning Code (PSZC) Sections 94.04.00 (“architectural review”), 93.13.00 (“hillside development”), Section 92.21.1.05 (“design guidelines for the ESA-SP zone”), and Sections III,(“Development Standards”), V (“Architecture & Site Design Guidelines”), and VI (“Landscaping Guidelines”) of the Desert Palisades Specific Plan (“DPSP”) Site Area Net Acres 16,078-sq ft (Min. DPSP Lot area: 14,000-sq ft; conforms) Specific Plan and Zoning Designations Specific Plan Designation Permitted Density Compliance Desert Palisades Specific Plan (“DPSP”) 2 DU/AC Y Zoning Designation Desert Palisades Specific Plan – Planning Area 4 ESA-SP zone 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 Compliance Desert Palisades Specific Plan Y See full analysis in Exhibit “B” Development Standards: Section III (“ESA-SP Planning Area 4 Zoning Code”) of the DPSP establishes the zoning, permitted uses and development standards for Desert Palisades. T he following development standards apply: Standard Required/Allowed Provided Compliance Min. Setbacks • Front 25 Feet 25 Feet Y • Side(east) 10 Feet 10 Feet Y • Side (west) 10 Feet 11.5 Feet Y • Rear 15 Feet 19 Feet Y Max. Lot Coverage 6,000 sf per DPSP 5,440 SF Y Max. Building Height (Per DPSP) 18 ft; 25 ft w stepped design 22 Feet at basement garage Y Building Separation 20 Feet (per DPSP) NA NA Perimeter Wall Height (Per DPSP) 5-ft; however retaining walls exposed more than 3 feet must be screened 5’ a front entry Y Parking, Garage doors should not face the street 2 covered 2 covered (garage doors oriented to side) Y Architectural Review Committee Memo Case #AR-2024-0073 – 2246 Monument Court, Desert Palisades January 21, 2025– Page 3 of 6 Conclusion: The project is consistent with the Development Standards in Section III of the DPSP. 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 site is predominately covered with rocks and boulders and generally slopes downward from west to east. The western PL has elevations between 916’ and 909’, the front elevations between 916 and 901, the north side from 911’ to 901 and the east. The building pad for the home is 912.5 and the basement garage / ADU is at 902. The building is appropriately sited to minimize the amount of cut and fill. 2. Size of building pad; Y Due to the L-shaped configuration of the dwelling and generous outdoor terraces and driveway, the majority of the lot will be graded. Mass grading is prohibited in DPSP, however like this, most lots require grading across nearly the entire site. 3. Design considerations, such as supporting stilts, colors and building arrangement; Y The home has no exposed piers or columns. 4. Screening of parking areas; Y The parking is screened because the garage is at a basement level and takes access from the side yard. 5. Landscaping plans; Y The landscape is drought tolerant and plant species are consistent with the site and landscape guidelines in Section V and VI of the DPSP. 6. Continuity with surrounding development; Y The home is contemporary in its design and harmonious with other homes in Desert Palisades 7. Sensitivity to existing view corridors. Y The height of the dwelling averages 10 feet and with its low profile and flat roof respects views from the lots to the west. The home’s U-shaped design is oriented with views to the south and east. Conclusion: The project is consistent with the hillside guidelines in Zoning Code 93.13.00. 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: Architectural Review Committee Memo Case #AR-2024-0073 – 2246 Monument Court, Desert Palisades January 21, 2025– Page 4 of 6 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 architectural treatment is consistent 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; NA The project has no separate accessory structures. 3. The façade elements and fenestration are composed in a harmonious manner; Y The fenestration is consistent on all sides with full-height windows and glass doors. The primary expanses of glazing are oriented toward the south and easterly views. 4. The proposed materials are consistent with the context of the site, adjacent buildings, and the desert environment; Y The primary exterior cladding is stucco, steel plates, black anodized thermally-isolated aluminum frame windows and doors, the fascia is metal and there are limited (accent) areas of vertically grooved thermally modified wood cladding “Thermory” and cedar wood on the underside of the eaves and soffits. 5. The proposed color scheme is appropriate to the desert environment and consistent with the site context; Y The exterior is composed of a combination of dark greys, browns and black. The colors allow the home to visually recede into the landscape, picking up some of the dark colors in the boulders and rocks on the site. 6. Shading devices and sun control elements, excluding landscape materials, are provided to address environmental conditions and solar orientation; Y Where large expanses of glazing are proposed the design responds with generous four-foot eaves and larger overhangs around the pool. There are also vertically louvered metal screens used on the east elevation for both solar control and privacy. The large amount of east-facing floor-to-ceiling glass in the living room will likely require further sun control via shades or other means to control early morning sun. 7. The proposed landscape plan is consistent with the requirements of PSMC Chapter 8.60; Y, as conditioned The landscape will be conditioned to conform to the City’s Water Efficient Landscape Ordinance. 8. The proposed landscape plan is consistent with all applicable zoning requirements, including any streetscape requirements, landscape buffer requirements, and screening requirements; Yes, as conditioned Architectural Review Committee Memo Case #AR-2024-0073 – 2246 Monument Court, Desert Palisades January 21, 2025– Page 5 of 6 Criteria and Findings [PSZC 94.04.00(E)] Compliance The landscape plan proposes black lava rock “mulch”, which is not typically used in larger developments and within DPSP the open areas of the site are to be renaturalized with broadcast seeds of the indigenous plants in the area. The project is conditioned to conform to this standard. The Blackbush Acacia trees proposed are not listed in the DPSP plant list, however it is suitable for dry rocky environments such as that found on site. 9. The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is adequate; Y The project proposes several trees in and around the front of the home; however more trees along the frontage may interfere with the views from the home. Most of the private roads in the DPSP are not provided with trees, however a few more trees may enhan ce the privacy from the road to the pool terrace. 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, as conditioned The project will be conditioned to conform to the City’s Outdoor Lighting Ordinance and to be 3000K or lower in color temperature. 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; NA NA 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 Screening comprised of low masonry walls are proposed around all ground-mounted equipment. 13. The proposed application is consistent with any adopted design standards of an applicable specific plan, planned development district, or other applicable adopted design standards and regulations. Y The project is consistent with the design guidelines in Section V of the DPSP Conclusion: The project is consistent with the criteria in Zoning Code Section 94.04.00(E). Evaluation for consistency with Section 92.21.1.05 (“design guidelines for the ESA-SP zone”), and Sections III,(“Development Standards”), V (“Architecture & Site Design Guidelines”), and VI (“Landscaping Guidelines”) of the Desert Palisades Specific Plan (“DPSP”) Architectural Review Committee Memo Case #AR-2024-0073 – 2246 Monument Court, Desert Palisades January 21, 2025– Page 6 of 6 Staff’s evaluation of the project for consistency with these sections of the DPSP can be found in “Exhibit B” attached to this staff report. Staff found the project to be consistent with these sections of the DPSP. ENVIRONMENTAL ANALYSIS: The proposed development is considered a “project” pursuant to the terms of the California Environmental Quality Act (“CEQA”). Staff has evaluated the project pursuant to CEQA and determined that it qualifies as a Class 3 Categorical Exemption (new single - family residence). CONCLUSION: The proposed dwelling is harmonious and consistent with the site, landscape and architectural guidelines of the Desert Palisades Specific Plan. It is conforming to the zoning development standards of Section III of the DPSP, as well the Hillside guidelines of Zoning Code Section 93.13.00 and the Architectural Review criteria of Zoning Code Section 94.04.00. The project is recommended for approval subject to the findings established in this staff report and attachments. PREPARED BY: Ken Lyon, RA Principal City Planner REVIEWED BY: Christopher Hadwin, Director of Planning Services ATTACHMENTS: 1. Vicinity Map 2. Draft Resolution with Exhibit “A”: Conditions of Approval 3. Exhibit “B” Evaluation of the project pursuant to the development standards and guidelines of the Desert Palisades Specific Plan 4. Application Materials. ATTACHMENT 1 Vicinity Map Department of Planning Services Vicinity Map CITY OF PALM SPRINGS 2246 MONUMENT CT ATTACHMENT 2 Draft Resolution & Conditions of Approval RESOLUTION NO. ____ A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR ARCHITECTURAL APPLICATION FOR THE DEVELOPMENT OF A SINGLE-FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 2246 MONUMENT COURT; ZONE: ESA-SP, PLANNING AREA 4, DESERT PALISADES SPECIFIC PLAN, GENERAL PLAN: ESTATE RESIDENTIAL (“ER”), (APN: 504-400-018), CASE AR-2024-0073. WHEREAS, Ryan Borman, Architect, on behalf of Tony Bebko and Ryan Henry, owners, filed a Major Architectural application with the City, pursuant to Palm Springs Zoning Code (PSZC) Sections 94.04.00 (“architectural review”), 93.13.00 (“hillside development”), 92.21.1.05 (“design guidelines for the ESA-SP zone”), and Sections III,(“Development Standards”), V (“Architecture & Site Design Guidelines”), and VI (“Landscaping Guidelines”) of the Desert Palisades Specific Plan (“DPSP”), for construction of a single-family residence located at 2246 Monument Court (APN 504-400-018); (“the Project”). The project proposes a roughly 4,944-square foot single family residence on a 16,078-square foot hillside parcel; and WHEREAS, 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”); and WHEREAS, On October 31,2024, City staff notified owners of properties immediately adjacent to the project site of receipt of the application pursuant to Zoning Code Section 93.13.00(B,1,b); and WHEREAS, On January 9, 2025, City Staff notified owners of properties immediately adjacent to the project site that the project would be considered by the ARC at a noticed public meeting on January 21, 2025, pursuant to PSZC 93.13.00(B)(1)(c); and WHEREAS, On January 21, 2025, the ARC held a public meeting in accordance with applicable public law. At said meeting, the ARC carefully reviewed and considered all the evidence presented in connection with the Project, including, but not limited to, the staff report, and all written and oral testimony presented. THE ARCHITECTURAL REVIEW COMMITTEE HEREBY FINDS AND DETERMINES AS FOLLOWS: SECTION 1: The proposed single-family residence is considered a project pursuant to the California Environmental Quality Act (CEQA). The ARC evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt from further analysis under CEQA Guidelines Section 15303(a) (Class 3, one new single-family residence). Architectural Review Committee Resolution ____ January 21, 2025 Case AR-2024-0073 Page 2 of 5 SFR at 2246 Monument Court – Desert Palisades SECTION 2: The project is consistent with the development standards for Planning Area 4 of the ESA-SP zone and the Desert Palisades Specific Plan as outlined in attached Exhibit “B”. SECTION 3: The project conforms to the development standards in Section III (“ESA -SP Planning Area 4 Zoning Code”) as follows: Standard Required/ Allowed Provided Compliance Min. Setbacks • Front 25 Feet 25 Feet Y • Side(east) 10 Feet 10 Feet Y • Side (west) 10 Feet 11.5 Feet Y • Rear 15 Feet 19 Feet Y Max. Lot Coverage (Per DPSP) 6,000 sf per DPSP 5,440 SF Y Max. Building Height (Per DPSP) 18 ft; 25 ft w stepped design 22 Feet at basement garage Y Building Separation (Per DPSP) 20 Feet NA NA Perimeter Wall Height (Per DPSP) 5-ft; however retaining walls exposed more than 3 feet must be screened 5’ a front entry Y Parking, Garage doors should not face the street 2 covered 2 covered (garage doors oriented to side) Y SECTION 4: The project conforms to the criteria for approval of a hillside development in Zoning Code Section 93.13.00 (B,4,a) as follows: Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance 1. Rock and soil exposure; Y The site is predominately covered with rocks and boulders and generally slopes downward from west to east. The western PL has elevations between 916’ and 909’, the front elevations between 916 and 901, the north side from 911’ to 901 and the east. The building pad for the home is 912.5 and the basement garage / ADU is at 902. The building is appropriately sited to minimize the amount of cut and fill. 2. Size of building pad; Y Architectural Review Committee Resolution ____ January 21, 2025 Case AR-2024-0073 Page 3 of 5 SFR at 2246 Monument Court – Desert Palisades Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance Due to the U-shaped configuration of the dwelling and generous outdoor terraces and driveway, the majority of the lot will be graded. Mass grading is prohibited in DPSP, however, most lots, including this one, require grading across nearly the entire site. 3. Design considerations, such as supporting stilts, colors and building arrangement; Y The home has no exposed piers or columns. 4. Screening of parking areas; Y The parking is screened because the garage is at a basement level and takes access from the side yard. 5. Landscaping plans; Y The landscape is drought tolerant and plant species are consistent with the site and landscape guidelines in Section V and VI of the DPSP. 6. Continuity with surrounding development; Y The home is contemporary in its design and harmonious with other homes in Desert Palisades 7. Sensitivity to existing view corridors. Y The height of the dwelling averages 10 feet and with its low profile and flat roof respects views from the lots to the west. The home’s U-shaped design is oriented with views to the south and east. SECTION 5: The project conforms to the criteria for architectural approval in Zoning Code Section 94.04.00 (E) as follows: 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 architectural treatment is consistent 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; NA The project has no separate accessory structures. 3. The façade elements and fenestration are composed in a harmonious manner; Y The fenestration is consistent on all sides with full-height windows and glass doors. The primary expanses of glazing are oriented toward the south and easterly views. 4. The proposed materials are consistent with the context of the site, adjacent buildings, and the desert environment; Y Architectural Review Committee Resolution ____ January 21, 2025 Case AR-2024-0073 Page 4 of 5 SFR at 2246 Monument Court – Desert Palisades Criteria and Findings [PSZC 94.04.00(E)] Compliance The primary exterior cladding is stucco, steel plates, black anodized thermally-isolated aluminum frame windows and doors, the fascia is metal and there are limited (accent) areas of vertically grooved thermally modified wood cladding “Thermory” and cedar wood on the underside of the eaves and soffits. 5. The proposed color scheme is appropriate to the desert environment and consistent with the site context; Y The exterior is composed of a combination of dark greys, browns and black. The colors allow the home to visually recede into the landscape, picking up some of the dark colors in the boulders and rocks on the site. 6. Shading devices and sun control elements, excluding landscape materials, are provided to address environmental conditions and solar orientation; Y Where large expanses of glazing are proposed the design responds with generous four foot eaves and larger overhangs around the pool. There are also vertically louvered metal screens used on the east elevation for both solar control and privacy. The large amount of east-facing floor-to-ceiling glass in the living room will likely require further sun control via shades or other means to control early morning sun. 7. The proposed landscape plan is consistent with the requirements of PSMC Chapter 8.60; Y, as conditioned The landscape will be conditioned to conform to the City’s Water Efficient Landscape Ordinance. 8. The proposed landscape plan is consistent with all applicable zoning requirements, including any streetscape requirements, landscape buffer requirements, and screening requirements; Yes, as conditioned The landscape plan proposes black lava rock “mulch”, which is not typically used in larger developments and within DPSP the open areas of the site are to be renaturalized with broadcast seeds of the indigenous plants in the area. The project is conditioned to conform to this standard. The Blackbush Acacia trees proposed are not listed in the DPSP plant list, however it is suitable for dry rocky environments such as that found on site. 9. The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is adequate; Y The project proposes several trees in and around the front of the home; however more trees along the frontage may interfere with the views from the home. Most of the private roads in the DPSP are not provided with trees, however a few more trees may enhance the privacy from the road to the pool terrace. Architectural Review Committee Resolution ____ January 21, 2025 Case AR-2024-0073 Page 5 of 5 SFR at 2246 Monument Court – Desert Palisades Criteria and Findings [PSZC 94.04.00(E)] Compliance 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, as conditioned The project will be conditioned to conform to the City’s Outdoor Lighting Ordinance and to be 3000K or lower in color temperature. 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; NA NA 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 Screening comprised of low masonry walls are proposed around all ground-mounted equipment. 13. The proposed application is consistent with any adopted design standards of an applicable specific plan, planned development district, or other applicable adopted design standards and regulations. Y The project is consistent with the design guidelines in Section V of the DPSP Based upon the foregoing, the Architectural Review Committee hereby approves Cases AR- 2024-0073, for the construction of a 4,944-square foot single-family residence on a hillside lot located at 2466 Monument Court (APN: 504-400-018), subject to the conditions of approval attached herein as Exhibit “A” and the conformance review attached herein as Exhibit “B”. ADOPTED this 21st day of January 2025. AYES: NOES: EXCUSED: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA ______________________________________ Christopher Hadwin Director of Planning Services RESOLUTION NO._______ EXHIBIT A Case AR-2024-0073 Single Family Residence at 2246 Monument Court (Desert Palisades January 21, 2025 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, 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- 2024-0073; except as modified with the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, dated September 25, 2024, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division 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 or 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. The owner/applicant shall defend, indemnify, and hold harmless the City of Palm Springs, its elected officials, agents, officers, and employees (“Indemnitees”) from any claim, action, or proceeding against the City of Palm Springs or any Indemnitee(s), arising, in any way, out of the activities authorized by this Architectural Approval The City will promptly notify the applicant of any such claim, action, or proceeding 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 fails to promptly notify the applicant of any such claim, action or proceeding Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 2 of 13 or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the Indemnitees. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, walls, and fences that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at t he property owner’s sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. 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. Extensions of time may be granted by the Planning Commission in accordance with Zoning Code Section 94.12.00. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) l andscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City’s community-wide system and shown on the City’s master plan). ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 3 of 13 of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV 2. Notice of Exemption Filing Fee. The project is exempt from further evaluation pursuant to the California Environmental Quality Act (CEQA). The applicant is responsible for payment to the City of the $50 fee for electronic filing of the exemption determination with the County Clerk within two business days of the Commission’s final action on the project. Coordinate this payment with the project planner. ENV 3. California Fish & Game Filing Fee. The project is required to pay a fish and game impact fee as defined in Section 711.4 of the California Fish and Game Code. The applicant is responsible for payment to the City of the CFG impact fee. Coordinate this payment with the project planner. T he project may be eligible for exemption or refund of this fee by the California Department of Fish & Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for more information. ENV 4. Cultural Resource Survey Required. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior’s Standards and Guidelines, shall be e mployed to survey the area for the presence of cultural resources identifiable on the ground surface. ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or Native American tribal resources on the site. A Native American Monitor shall be present during all ground-disturbing activities. (check for duplication in engineering conditions) a). A Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning. After consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to further investigate the site. If necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b). Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 4 of 13 Engineering Department and one copy to the City Planning Department prior to final inspection. PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project’s conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be moun ted on buildings, down-lights shall be utilized. No lighting of hillsides is permitted. Luminaires shall be in the 3000K color range. PLN 2. 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 a landscape and irrigation plan to the Director of Plan ning for review and approval prior to the issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the Cit y, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency’s and the State’s Water Efficient Landscape Ordinances. PLN 3. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for “Cool Roofs”. Such roofs must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non- specular) roofing is allowed in colors such as beige or tan. PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 5. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 6. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 7. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 5 of 13 PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 10. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the project site unless a parking management plan has been approved by the Planning Department. PLN 11. 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 and / or tentative map. Any deviations from this provision shall require approval by the Architectural Review Committee and/or the Planning Commission. PLN 12. Landscape materials. Upon completion of construction and grading, the site is to be re-naturalized with plants as shown on the approved landscape plan, except that black lava rock “mulch” is not approved. The open areas are to be re-naturalized with broadcast seeds of the indigenous plants found in the area. PLN 13. (add any additional conditions imposed by the Architectural Review Committee, Planning Commission or City Council here) POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 “Building Security Codes” of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING DEPARTMENT CONDITIONS APPLICATION FOR APPROVAL OF A SINGLE-FAMILY RESIDENCE LOCATED AT 2246 MONUMENT COURT, (APN 504-400-018), SECTION 4, TOWNSHIP 4 S, RANGE 4 E, S.B.M., CASE NO. AR-2024-0073, ENG. FILE NO. 4879. Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 6 of 13 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 restated in these conditions of approval. All required plans shall be prepared in conformance with all applicable Standard Conditions and Mitigation Measures. ENG 2. Development of the site is subject to all applicable provisions of Chapter 92.21.1.05 “Design Standards” of the Palm Springs Zoning Code, whether or not restated in these conditions of approval. All required plans shall be prepared in conformance with all applicable provisions of the Code. ENG 3. The Property is located in the Environmentally Sensitive Area – Specific Plan ("ESA-SP") zone. Pursuant to Section 92.21.1.05(J) of the Palm Springs Zoning Code, prior to the issuance of any permit for grading or construction of any improvement on any property within the ESA-SP zone, the property owner shall enter into an agreement with the City ensuring that should the improvement not be completed as permitted, that the land will be re - naturalized. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. Security Bond ($50,000.00) and agreement preparation fee in effect at the time that the agreement is submitted shall be paid by the applicant prior to issuance of any grading or building permits. SANITARY SEWER ENG 4. All sanitary facilities shall be connected to the private sewer system. New laterals shall not be connected at manholes. Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 7 of 13 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 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 Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 8 of 13 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 . 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 Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 9 of 13 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 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. Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 10 of 13 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 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 Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 11 of 13 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. 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 Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 12 of 13 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 FID 1. These Fire Department conditions may not provide all requirements. Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review. FID 2. Fire Department Conditions were based on the 2022 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix “T” Development Requirements. This building will require fire sprinklers. FID 3. Conditions of Approval – “Conditions of Approval” received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 4. Plans and Permits: Permits and Electronic scaled drawings are required for this project. Plan reviews can take up to 20 working days. A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer’s technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Conditions of Approval - Case #AR-2024-0073 – SFR at 2246 Monument Ct. Desert Palisades January 21, 2025 Page 13 of 13 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. FID 5. Access During/After Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs. FID 6. Chapter 7A: Since the proposed residence is in our City’s very high fire area, architect must design structure 7A. FID 7. Private Fire Hydrants: Additional private hydrants may be required. FID 8. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 2022 Editions, as modified by local ordinance. FID 9. Residential Smoke Alarms Required: Shall be interconnected so that operation of any smoke alarm or fire sprinkler flow switch causes all smoke alarms within the dwelling & guest house to sound and activate the exterior horn/strobe END OF CONDITIONS ATTACHMENT 3 Exhibit “B” Consistency Findings RESOLUTION NO: _____ EXHIBIT B Case AR-2024-0073 Single-Family Residence at 2246 Monument Court (Desert Palisades) January 21, 2025 CONFORMANCE EVALUATION FOR CONSISTENCY WITH THE DESERT PALISADES SPECIFIC PLAN ARCHITECTURE & SITE DESIGN GUIDELINES LANDSCAPE GUIDELINES, AND MANDATORY STANDARDS, Projects in the Desert Palisades Specific Plan (“DPSP”) are subject to conformance with the following regulations:) • 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) of the Desert Palisades Specific Plan (DPSP) as adopted by City Council on January 5, 2011. • Section V “Architecture & Site Design Guidelines” (page 70) of the DPSP. • Section VI “Landscaping Guidelines of the DPSP (page 96). • 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”. The development standards which projects in Desert Palisades must be evaluated have been compiled into tables. Zoning Development Standards for Desert Palisades Pursuant to Section III of the DPSP, page 58, with the adoption of the Desert Palisades Specific Plan, the following development standards shall become the zoning standards that govern land use in Planning Area 4 of the ESA-SP zone. These standards are meant to further delineate the provisions set forth in Zoning Code Section 92.21.1.00 (the ESA -SP zone). Furthermore, as noted in Article III, page 64 of the DPSP, “all development shall be designed to comply with the architecture and landscaping guidelines of Section V and VI of the DPSP. For any design standards not addressed in Section V and VI of the DPSP, the design standards of Zoning Code Section 92.21.1.05 (“Design Guidelines for the ESA-SP zone) shall apply”. The evaluation of the project for consistency with DPSP Section V and VI is provided in Tables 5 and 6, below. Design standards not addressed therein are evaluated in Table 7 (ESA-SP Design Guideline). City of Palm Springs, California – Department of Planning Services Page 2 of 16 Desert Palisades - Design & Développent Standards Evaluation TABLE 4: ANALYSIS OF THE PROJECT AGAINST THE DEVELOPMENT STANDARDS OF THE DESERT PALISADES SPECIFIC PLAN; (SECTION III OF THE DPSP). Category/Standard Conforms Describe 1 Density: 2du/ac Y 2 Allowable Building Coverage The maximum allowable gross building coverage per residential lot shall be 6,000 square feet. If lots are merged, the floor area can be increased up to 12,000 square feet maximum. Building coverage shall include all enclosed and covered structures, including all habitable space, garages and carports, solid roofed patios, porte cocheres and other solid roofed accessory buildings and structures. Eaves, open, uncovered patios, driveways, walkways, water and landscaping features shall not be included in the calculation. Partially open roof structures as permitted in PSZC Section 93.06.00 shall be included in the calculation. Y 3 Minimum Floor Area 1,500 square feet not including garage/carport Y 4 Building Height-Main Living Structure One Story/18 feet (25 ft. maximum with split level structures) The maximum height of building, measured from the approved finished grade immediately adjacent to the lowest point of the structure to the highest point of the structure shall not exceed twenty-five (25) feet. Y 5 Building Height-Accessory Structures (garages, second units, cabanas, shade structures, etc.) One story/12 feet measured from the approved finished grade immediately adjacent to the lowest point of the structure. NA Basement garage 6 Lot Area, minimum: 14,000 square feet Y 7 Lot Width, minimum average – 100 feet Y 8 Lot Frontage, minimum on curve or hammerhead (25 feet) Y 9 Lot Depth, minimum 110 feet) Y Building Setbacks City of Palm Springs, California – Department of Planning Services Page 3 of 16 Desert Palisades - Design & Développent Standards Evaluation 10 Front yard – 25 feet Y 11 Side yard – 10 feet Setbacks measured from buffer easement where present Y 12 Rear yard – main structures – 15 feet Y 13 Pool and garden pavilions (up to 150 s.f.) 10 feet (front, side, or rear) (Open on at least 3 sides) NA None proposed. Special Setbacks 14 Driveway width (14 feet maximum at street) Y 15 Describe any architectural projections and mechanical equipment in the setbacks? Y Screened 16 If there are architectural projections – describe them, they must not exceed 4 feet max into required setbacks (Architectural projections includes eaves, bay windows, fireplaces) Y 17 Rooftop mounted mechanical equipment including HVAC units (prohibited) (exception: solar equipment) NA Solar panels only 18 Describe how mechanical equipment including HVAC units will be screened from view Appropriate methods for equipment screening are found in Section V of the Specific Plan Y Masonry enclosures 19 Solar Equipment- Solar panels may be roof mounted if incorporated into the design of the residence Solar installations proposed after the completion of a structure shall be subject to design review by the HOA and City in accordance with PSZC Section 93.03.00(c)(3) and applicable state regulations Y Walls, Fences, and Landscaping 20 No fencing or walls shall be allowed on property line or between lots except to enclose swimming pools. (Chain Link is prohibited) Y 21 Maximum height of walls and fence – 5 feet Where a swimming pool wall or fence is built on top of a retaining wall and must exceed an overall height of 5 feet, the wall shall be stepped back Y 22 All retaining walls exposed more than 3 feet in height shall be appropriately screened Y City of Palm Springs, California – Department of Planning Services Page 4 of 16 Desert Palisades - Design & Développent Standards Evaluation Appropriate methods for screening are found in Section V of the Specific Plan 23 Landscaping – Describe how all landscaping within the Planning Area is designed to comply with the Landscaping Guidelines outlined in Section VI Y Conforms to DPSP plant list 24 Landscaping and Irrigation - ET (Evapotranspiration) or other “smart” irrigation controllers will be required in homeowners custom irrigation design. Y Conforms and as conditioned 25 Access from the public way - Standards applicable to single-family residential development as set forth in Section 93.05.00 Y 26 Off-Street Parking - Standards applicable to single- family residential development as set forth in Section 93.06.00 except as modified by Chapter 92.21.1.05 Design Standards of the PSZO Y 27 Motor Homes and commercial vehicles may not be kept on any single-family dwelling property except for loading and unloading for a maximum period of 24 hours in any two week period NA 28 Antennae - Standards applicable to single-family residential development as set forth in Section 93.20.00 Antennae are further controlled by the Design Guidelines in Section V NA 29 Lighting - Recessed Fixtures -65 watts maximum Y Conforms and as conditioned 30 Other building mounted fixtures 40-watt maximum Source of light to be screened from off-site views Y 31 Other building mounted fixtures 40-watt maximum - Landscape lighting – 25 watts maximum Y 32 Pole Lighting prohibited NA None proposed 33 Spot, flood or barn lights prohibited NA None proposed 34 Spot or flood lights illuminating the hillside or other areas off site is prohibited. NA None proposed 35 Permitted Projections - Permitted projections into setbacks shall follow Section 93.01.00 F of the PSZO Y 36 Roofs - The maximum roof pitch is 3:1 Y 37 Trash Enclosures - A screened area for trash and recycling containers shall be provided as required by Section 93.07.02B of the PSZO Y City of Palm Springs, California – Department of Planning Services Page 5 of 16 Desert Palisades - Design & Développent Standards Evaluation TABLE 5: ANALYSIS OF THE PROPOSED PROJECT AGAINST THE ARCHITECTURAL GUIDELINES OF SECTION V OF THE DPSP. Item / Standard Conforms Remarks (if any): 1 Maintain Views of Mountains & Valley Floor; Describe how through bldg.. orientation, minimal outdoor lighting, walls and tree placement that neighboring sight lines and views are not obstructed, Y 2 Preservation of the Natural Landscape; Bldgs should blend into the site, minimize site disturbance, edge landscaping to be native & drought tolerant, privacy through arrangement of native boulders, maintain natural drainage channels where feasible. Y By design, most of the site will require grading due to sizable home and pool terrace. 3 Building Design; Desert Modern vernacular, innovative structures, rich in interest, timelessness, mass, texture & color derived from local desert setting. Describe the architectural style of the building and how it conforms to the Desert Modern vernacular. Y 4 Driveways & Parking; maximum 14 feet width, minimize visual impact of parking from street. Permeable surfaces (decomposed granite (parking areas only, not drives), pervious concrete, gravel pavers (grass pavers without the grass), colored, sand finished or exposed aggregate concrete, colored precast pavers, recycled concrete are encouraged to minimize concentrated stormwater runoff. No asphalt. Color palette to blend with natural surroundings. Parking screened as much as possible, individual gates, where used, integrated with landscape. Y 5 Garages & Carports; orient garage doors away from street and open to an auto court (where applicable). Maximum height 12 feet and is to be used as a single story space. May be free-standing, but encouraged to be integrated with main structure, covered parking for more than 2 cars to be broken up into Y City of Palm Springs, California – Department of Planning Services Page 6 of 16 Desert Palisades - Design & Développent Standards Evaluation multiple masses and visually separated openings. 6 Patios & Terraces As natural extensions of the interior space, sheltered from sun & wind, paving to be colored, sand finished or exposed aggregate concrete or precast pavers or native stone, permeable materials encouraged, paved areas greater than 150 sq.ft. must have permeable joints. Y 7 Fences, Planters, & Retaining Walls. Fences: generally discouraged, low architectural walls, planters or arrangement of native rock is encouraged for privacy and to direct views. No perimeter site fencing/walls. Fences/walls integrated into site and architecture, max. ht. 5 feet at pools and water features where desired/required, retaining walls greater than 3 ft in height must be screened with landscaping, boulders, etc. maximum length of retaining wall segments: 25 ft. Materials: open, textured, or colored precast concrete units, stone, concrete, weathered steel No chain link. Brick, wood, shiny/corrugated metal, or pruned formal hedges discourage. Y 8 Exterior structures & furnishings. Accessory structures should appear as extensions to the main structure. Art furniture, arbors, greenhouses, etc should be located in the outdoor space immediately adjacent to the home. Exception for entry features, gates, etc. Play structures must blend with environment, Tennis courts must have minimal site impact and not be illuminated. Fencing at courts not to exceed 6 feet. Satellite dishes & antennae to be integrated into the structure and visually screened as possible. Flag poles not to exceed height of main dwelling. NA None proposed 9 Spas, Water Features, Pools. Pool decks to be consistent with other terraces on site, interconnect pools with the dwelling via landscape, terraces, breezeways, canopies, colonnades, and/or pergolas. Plastic liner pools are not permitted. Encourage solar or heat exchange for pool heating rather than gas Y City of Palm Springs, California – Department of Planning Services Page 7 of 16 Desert Palisades - Design & Développent Standards Evaluation or electric heaters. Locate and screen pool equipment to minimize visual and noise impacts. 10 Exterior Lighting Use sparingly, describe how light pollution control is achieved, how light spillage onto adjacent sites is avoided. Low intensity light sources, landscape accent lighting to be properly shielded and baffled. Y Conforms as conditioned 11 Architectural Guidelines use time-tested inorganic materials that withstand the extreme desert climate. Y Where wood is proposed it is at the underside of eaves and where vertical is a manufactured wood product 12 Building Location/Foundation Systems & Terrain; No mass grading. Minimal disturbance of natural features, minimize chemical rock-splitting or rock removal. Work around and integrate large boulders and natural arroyos; site specific foundation systems. Modular building systems are encouraged. Reflect the timeless qualities of local desert architecture. Y 13 Building Mass, Height, Scale & Form; Describe how the design integrates interior & outdoor living spaces with the natural topography. Describe how the design creates opportunities for natural breezes, daylight, etc. Connect detached garages with trellises or breezeways or loggias where possible. 1 story maximum, but stepped pads may have multiple levels. Adjacent grade not to exceed 18 feet from the top of the roof and the maximum overall height from lowest floor elevation to highest roof element shall not exceed 25 feet. Use simple rectilinear/box geometry or curvilinear “organic” massing composed of larger planes. Generally built form should be articulated into 2 or 3 volumes and unified with horizontal roof planes. Lesser forms may play off larger volumes. “Ground” the building into the landscape. Describe the spatial sequence of arrival and proportion between larger and smaller spaces within the dwelling. Explain how the Bldg. envelope conforms to the “18 foot “pillow” that undulates over the native terrain in terms of conformance with maximum height. Integrate solar control, Y Conforms City of Palm Springs, California – Department of Planning Services Page 8 of 16 Desert Palisades - Design & Développent Standards Evaluation recessed glazing, etc. Architectural projections 4 inches per foot of setback, with front yard projections not to exceed 4 feet. Soften and articulate long, expansive facades with offsets, projections, surface changes and changes in materials. 14 Structural Expression. Describe the structural system and how it conforms to a clear, simple structural arrangement as encouraged, with exposed or expressed structure (steel, concrete, wood, stone, masonry, etc.) to enhance the architectural appearance. Y 15 Roofs & Building Height. Horizontal, low sloped roofs preferred to avoid blocking views. Large roof overhangs encouraged for solar control on glazing, outdoor terraces and patios. Non-flammable, non-reflective materials in subdued earth tones. No white or off white roofs. Avoid wood shakes, roman tile, sloping exposed foam, shiny metal, “Alumawood” type metal simulated wood products. Broad sheltering eaves encouraged. A-frame and Mansard roofs are not permitted. Roof planes may be stepped; max. slope 3:1. Overhangs minimum of 3 feet with minimal fascia depth; Minimize downspouts, gutters, & flashing & use natural or “patina” finish and a means to prevent accumulation of debris and combustible material. Roof stacks, crickets, & related elements to be painted to match adjacent roof color. Conceal roof vents & design to minimize intrusion of flame/fire. Describe how the design conforms to theses characteristics. Y 16 Exterior Doors/Windows. Take advantage of views, minimize reflectivity and employ solar control via wide roof overhangs and orienting windows to minimize direct solar heat gain. Large windows with edges at or near the floor and ceiling to enhance the visual connection with the outdoors. Avoid arch-top, circular, triangular, octagonal or trapezoidal windows which may suggest historic architectural styles not associated with the “desert modern” Y City of Palm Springs, California – Department of Planning Services Page 9 of 16 Desert Palisades - Design & Développent Standards Evaluation typology. Avoid snap-in mullions and mirrored, reflective or heavily tinted glass. Place operable windows to facilitate natural cross ventilation in the home. 17 Exterior Walls. Describe how natural- appearing, indigenous materials, colors, textures and forms help the building blend into its surroundings. Materials such as natural stone, smooth-faced, sand-blasted, board- formed and/or bush hammered architectural concrete contribute to this aesthetic. Smooth trowel and sand finish stucco, architectural smooth faced, sand blasted, split-faced or ground faced concrete block, Architectural cement fiber boards, copper or neutral toned metals and / or weathered steel. Non- combustible materials. Avoid the use of brick, veneer masonry, cultured stone, shiny metal, log construction, textured or decorative- patterned stucco, “Alumawood-type” metal with faux wood-grain. Walls should be simple employing at least two or three exterior wall materials. Avoid wood except where protected from the sun Y 18 Decks and Patios. Encourage connection between indoor and outdoor spaces, using natural materials. Describe how consideration has been given to climatic influences such as sun, shade, wind, heat, rain, etc. Employ trellises or canopies for shade. Materials include sand, gravel, stone, exposed aggregate or architectural concrete. Ground- oriented terraces are encouraged to integrate the structure with the site. Y 19 Chimney, Skylights & Roof Projections. Roof elements should be designed expressing horizontal planes. Chimneys should be “mass elements” anchored to the ground. Approved exterior wall materials are suitable for chimneys as well as concrete, concrete block, natural stone, masonry units, neutral-finished metal or steel plate. Wood is not acceptable. Minimize skylights to preserve the dark night Y As noted above.. City of Palm Springs, California – Department of Planning Services Page 10 of 16 Desert Palisades - Design & Développent Standards Evaluation sky. Clerestory windows are encouraged. If used, skylights should be low profile, clear glazed, non-reflective. “Light tubes” are acceptable, but “bubble” or “dome” skylights are discouraged. Shield views of skylights from adjacent parcels to the extent possible. 20 Accessory Structures. Should be consistent with the style and architectural characteristics of the main structure. May not exceed 12 feet in height. Pool & Garden pavilions (up to 150 sf and open on at least 3 sides) are to be located with a minimum setback of 10 feet to the front, side and rear property lines. Describe how accessory structures, if any are proposed, comply with this standard. NA 21 Details. Minimalist and essential in use. Simple forms that reflect the characteristics of the selected materials and reinforce the overall design aesthetic. Decoration & ornamentation used sparingly and where human scale and interaction is focused (ex.: custom door handles, etc.) Consider window & door hardware, metal-over-exposed beam and rafter tails, structural connections, brackets, exposed truss connections, trellises, exterior cladding patterns, saw cuts in concrete slabs in a manner consistent with modern desert architecture. Y 22 Colors & Materials. Colors should integrate with the natural color palette of the environment. Smaller inward items such as indoor/outdoor planes can reflect the more vibrant desert colors such as those found on rocks, lichen, and blooming cacti and other desert plant blooms. Y 23 Sustainability Factors. Environmentally safe materials are encouraged, water efficient plumbing fixtures, high-efficiency mechanical systems, heavily insulated exterior building envelope, high-performance glass systems, thermally broken window and door frames, low-wattage (LED) electrical fixtures, programmable temperature control, and where practical integration of greywater recycled water for landscape irrigation. Make use of Y To the extent possible per Planning review City of Palm Springs, California – Department of Planning Services Page 11 of 16 Desert Palisades - Design & Développent Standards Evaluation trees and other plant material to shield the building from direct sun. Construction waste stream diversion strategies should be employed for recyclable materials Integration of natural elements (trees, etc) to provide solar control to reduce cooling loads, TABLE 6: ANALYSIS OF THE PROPOSED PROJECT AGAINST THE LANDSCAPING GUIDELINES OF SECTION VI OF THE DPSP. Item / Standard Conforms? Describe 1 Common areas & Individual Residences. Provide groups and types of plants to recreate the natural desert setting of the Chino Cone. Screen unsightly elements with plantings. Use Plant types native to the area or acceptable species as outlined in the DPSP, drought and wind tolerant. Integrate rainwater retention. “Smart” irrigation controllers and timers. Protect in place all native plant materials during construction. Y 2 Landscape Concept – Individual Residences; leave as much of the native site intact as possible, augment with native drought tolerant plants indigenous to the Chino Cone area. Turf limited to recreation areas and screened from public view. Help blend the residence into the site. Avoid repetitive or straight line plantings that could form a visible “landscape scar” from off-site. Limit more lush plant types to courtyards and areas screened from public view. Y As conditioned where inert groundcover is proposed, is in natural tan colors as conditioned. 3 Existing on-site plants – Sonoran Creosote Bush Scrub Community. Refer to DPSP’s Biological Survey (Cornett, 2006) (Creosote bush, burrobush, encilia, indigo bush. Y To the extent possible, most of the site will require grading. 4 Permitted on-site native plant palette. Describe how the project conforms to the allowable Native Plant Palette in Exhibit 24 of the DPSP) Y 5 Methods for establishing plant material Perimeter site areas may be temporarily watered (120 days) with overhead rotor spray system to promote dormant native plant seeds reach germination. Y As conditioned 6 Use of enhanced non-native plants. Non-public areas. NA 7 Water Zones & Xeriscaping proper soil preparation, efficient irrigation, with plants that seek different water needs on separate irrigation zones. Y Conditioned to conform to the City’s Water Efficient Landscape Ordinance City of Palm Springs, California – Department of Planning Services Page 12 of 16 Desert Palisades - Design & Développent Standards Evaluation 8 Weather-based “Smart” irrigation Controllers. Use is encouraged. Y As conditioned. PSZC Section 92.21.1.05 “Design Standards” for development in the ESA-SP zone. As noted in the Desert Palisades Specific Plan Section III “development standards”: For any design standards not addressed in Section V and VI of the DPSP, the design standards of Zoning Code Section 92.21.1.05 (“Design Guidelines for the ESA-SP zone) shall apply”. Although most aspects of the proposed dwelling will be evaluated within Sections III, V, and VI of the DPSP, the following table provides evaluation of design guidelines that were not otherwise evaluated in the Desert Palisades Specific Plan. A proposed single family residence in Desert Palisades is analyzed against the ESA-SP zone design guidelines (PSZC 92.21.1.05) as follows: TABLE 7: ANALYSIS OF THE PROPOSED PROJECT AGAINST DESIGN GUIDELINES OF PSZC SECTION 92.21.1.05, AND NOT OTHERWISE ADDRESSED IN THE DPSP. Item / Standard Conforms? Staff Analysis Part “A” Environmental Analysis: The analysis shall include a map and text which identify all major and minor environmental conditions on the subject site and major environmental conditions in the surrounding area, including lands within five hundred (500) feet of the site, with the surrounding area subject to final determination by the director of planning services. At a minimum, the analysis shall identify and describe the following subjects: 1. Geologic conditions. 3. Topographic conditions. 4. Unique rock formations and mineral deposits. Y No unique formations, natural watercourse runs through edge of parcel, not disturbed. 2. Cultural resources. NA As conditioned for cultural monitoring during excavation 3. Topographic conditions. Y 4. Unique rock formations and mineral deposits. NA 5. Drainage patterns and local watershed boundaries. Y 6. Minor and major water channels. Y 7. Significant landscape features, oases, etc. NA None on site City of Palm Springs, California – Department of Planning Services Page 13 of 16 Desert Palisades - Design & Développent Standards Evaluation 8. Flora and fauna. Y To the extent possible, most of the site will require grading but will be conditioned to be renaturalized 9. Non-native plant species. NA 10. Significant animal species. NA 11. Prior development history. NA 12. Existing development. NA Part “B” View Analysis: The analysis shall include a map, photos and text which identify views of the project site from the North Palm Canyon Drive, Tram Way and other viewpoints, with the actual viewpoints subject to final determination by the Director of Planning Services. At a minimum, the analysis shall address the following related to the selected viewpoints: (Not applicable to individual homesites) 1. Areas of the subject site which are visible. 2. Areas of the site which may be screened or otherwise oriented so as not to be visible. 3. Potential building envelopes (volumes) that would not be visible. 4. Strategies for maintaining existing screening features. 5. Strategies for implementing and maintaining proposed screening features. A three (3) dimensional graphic representation of final build-out shall be required. (scale model, computer simulation or similar).. All proposed grading, including roads and parking lots; and all structures, including habitable and non-habitable buildings, storage tanks, and all walls shall be shown. The analysis provides the basis for establishing the locations and heights of structures and other support features, and the applicant shall locate proposed development to minimize off-site views of the project. NA Part “C” Trails Analysis: City of Palm Springs, California – Department of Planning Services Page 14 of 16 Desert Palisades - Design & Développent Standards Evaluation The analysis shall include a map and text which identify all existing trails and all proposed trails within the project area. Existing trails shall include public trails established by dedication of easement or similar conveyance and trails established by use. (NA: the proposed project is not adjacent to trails.) Part “D” Mandatory Standards: The following standards shall apply to all development in environmentally sensitive areas and shall not be modified by any specific plan. 1. Mass grading to create large, single-level flat pads is prohibited. Y To the extent possible. 2. Pad heights are not significantly raised beyond the natural topography. Any pad height more than two (2) feet above natural topography may be deemed significant. Y 3. The master plan of drainage shall be implemented. NA 4. Retention basins are prohibited where a sufficient master plan of drainage has been implemented. Street and site plan layout shall follow natural terrain. NA 5. Streets and paving areas are paved with decorative or colored concrete or pavers to match color of existing terrain. Asphaltic concrete shall not be allowed. NA 6. No street lighting is allowed. NA 7. Vegetation removed for utility construction or maintenance is replaced with appropriate landscaped areas. NA 8. All utility lines are located underground, except screening from public view in a manner that represents natural desert landscaping may be allowed when undergrounding is not feasible. 9. All water lines located in public or private street rights-of-way are located within the pavement sections. 10. Water lines located outside of rights-of-way require waterline easements. 11. Any visible portion of a water storage facility has an exterior color to match surrounding native stone, soil color or backdrop. 12. Location and design of water storage facilities are coordinated in advance with the Desert Water Agency. 13. Water tanks are not on slopes greater than 3:1. 14. All wastewater lines, including force mains, located in public or private street rights-of-way are located within the pavement sections. 15. Wastewater lines located outside of rights-of-way require sewer line easements that include full vehicular and equipment access. NA City of Palm Springs, California – Department of Planning Services Page 15 of 16 Desert Palisades - Design & Développent Standards Evaluation 16. All exterior colors, materials and finishes blend with the color and texture of surrounding stone or soil. Y 17. Reflective building materials are not used. Solar panels shall be non-reflective. Y 18. The forms of buildings, structures and other improvements are not repetitive, but respect and interpret the forms of the surrounding landscape and present a custom design appearance. Y 19. Stepped elevations and floor levels are used to avoid massive building forms and wall surfaces. NA 20. All exterior mechanical equipment is screened with material that complements the surrounding structures and environment. Y 21. Project gates, if proposed, shall be limited to vehicular access control only. 22. Project signage shall be designed to blend with the natural environment. 23. No curbs shall be allowed. 24. At least one nature interpretive center in each planning area shall be provided as part of the development of the public trails system, if applicable. NA NA Part “E” Site Preparation: 1. Guiding Principles. Grading: 1a. New development is designed to follow existing slopes and contours. 1b. Cut-and-fill techniques to create flat development pads is avoided. 1c. Slopes do not exceed 1-1/2 to 1. 1d. Retaining walls are limited to: 1d1. Retaining walls that are part of a building foundation. 1d2. Transition retaining walls taper from a maximum height of five (5) feet with a maximum overall length of twenty-five (25) feet. 1d3. Walls are screened with boulders or other materials, as approved by the specific plan. 1e. Retaining elements composed of boulders, berms or other non-manufactured materials provide variation in form and a natural appearance. Y To the extent possible 2. Guiding Principles. Drainage: a. Project drainage follows best practices, while maintaining the natural run-off and channel characteristics. b. Development preserves existing drainage patterns, natural streams and local watershed boundaries. c. Drainage volumes in existing channels are not increased over natural levels. Y City of Palm Springs, California – Department of Planning Services Page 16 of 16 Desert Palisades - Design & Développent Standards Evaluation d. Sedimentation characteristics of existing drainage channels are maintained. e. Natural, non-manufactured materials are used to assure the stability of drainage channels. f. The natural vegetation density and diversity of existing channels are maintained. g. No ponding of water occurs above cut or fill slopes. h. Surface drainage interceptors are provided at the top of cut or fill slopes to prevent erosion of slopes and graded areas. i. All erosion control, and surface and sub-surface drainage facilities are designed to provide stable and long-term erosion protection. j. Manufactured drainage facilities are covered or screened with boulders and other materials to produce a natural appearance. Part “F” (Street Design), Part “G” (Utilities) and Part “H” (Site Planning) (Not applicable to individual homesites) End of tables. ATTACHMENT 4 Application Materials Clariflcation Note to ARC from Case Planner: Please note in the following application materials, the swimming pool / spa conflguration has been modifled by the applicant to create a more integrally-designed perimeter pool safety barrier. The earlier (September 2024) submittal materials depict the spa at the side of the swimming pool. The pool area has been revised and the spa is now located at the southerly end of the pool. Unfortunately due to early agenda posting requirements, the applicant was unable to submit a fully revised set of drawings refiecting this spa relocation change in time for inclusion in this staff report package, thus the fioor plan sheets incorrectly show the earlier spa location at the side of the pool. Other than the spa relocation, the overall design, fioor plan and placement of the proposed dwelling on the lot and the associated pool terrace areas remain unchanged. I apologize for any confusion caused in your review of these materials. Ken Lyon, RA Principal City Planner SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWABBREVIATIONS#POUND OR NUMBER&AND@ ATACT ACOUSTIC CEILING TILEAFF ABOVE FINISHED FLOORALUM ALUMINUMANOD ANODIZEDBSMT BASEMENTBYND BEYONDBOT BOTTOMCIP CAST IN PLACECHNL CHANNELCJ CONTROL JOINTCLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITCOL COLUMNCONC CONCRETECONT CONTINUOUSCPT CARPETCT CERAMIC TILEDBL DOUBLEDEMO DEMOLISH OR DEMOLITIONDIA DIAMETERDIM DIMENSIONDIMS DIMENSIONSDN DOWNDR DOORDWG DRAWINGEA EACHEJ EXPANSION JOINTEL ELEVATIONELEC ELECTRICALELEV ELEVATOR OR ELEVATIONEPDM ETHYLENE PROPYLENE DIENE M-CLASS (ROOFING)EQ EQUALEXIST EXISTINGEXPJT EXPANSION JOINTEXT EXTERIORFD FLOOR DRAIN OR FIRE DEPARTMENTFEC FIRE EXTINGUISHER CABINETFIXT FIXTUREFLR FLOORF/J FINGER JOINTEDFO FACE OFFNDTN FOUNDATIONGA GAUGEGALV GALVANIZEDGWB GYPSUM WALL BOARDHR HOURHVAC HEATING, VENTILATING, AND AIR CONDITIONINGIRGWB IMPACT RESISTANT GYPSUM WALL BOARDILO IN LIEU OFINSUL INSULATED OR INSULATIONINT INTERIORMAX MAXIMUMMO MASONRY OPENINGMECH MECHANICALMIN MINIMUMMTL METALNIC NOT IN CONTRACTNO NUMBERNOM NOMINALOC ON CENTEROH OVERHANG OR OPPOSITE HANDOPP OPPOSITE OR OPPOSITE HANDOZ OUNCEPLMBG PLUMBINGPLY PLYWOODPT PRESSURE TREATEDPVC POLYVINYL CHLORIDERBR RUBBERRCP REFLECTED CEILING PLANRD ROOF DRAINREQD REQUIREDRM ROOMSIM SIMILARSPEC SPECIFIED OR SPECIFICATIONSPKR SPRINKLER OR SPEAKERSSTL STAINLESS STEELSTC SOUND TRANSMISSION COEFFICIENTSTL STEELSTRUCT STRUCTURE OR STRUCTURALT&G TONGUE AND GROOVETLT TOILETTME TO MATCH EXISTINGTO TOP OFTOC TOP OF CONCRETETOS TOP OF STEELTYP TYPICALUNO UNLESS NOTED OTHERWISEU/S UNDERSIDEVIF VERIFY IN FIELDVP VISION PANELW/ WITHWD WOODDESERT PALISADES LOT 74TITLE SHEETA0.1N.T.S.PROPERTY ADDRESS:ASSESSOR PARCEL NUMBER:ZONING:HEIGHT LIMIT:EXISTING STRUCTURE:PROPOSED USE:NUMBER OF DWELLING UNITS:CONSTRUCTION TYPE:NUMBER OF STORIES:OCCUPANCY:FIRE SUPRESSION:BUILDING CLIMATE ZONE:PARCEL AREA:2246 MONUMENT CTPALM SPRINGS, CA 92262(UNASSIGNED)504-400-018-6DESERT PALISADES SPECIFIC PLAN18'-0" / 25'-0"NONESINGLE FAMILY RESIDENTIALONE PRIMARY, ONE ADUTYPE V-BONE O/ BASEMENTR3 - SINGLE FAMILY RESIDENTIALYES, UNDER SEPARATE PERMIT15±16,078 SQ.FT. (.369 ACRE)SHEET INDEXPROJECT DATATHE 2022 CALIFORNIA BUILDING STANDARDS CODE:PART 1 - CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODEPART 2 - CALIFORNIA BUILDING CODE - VOL. I & IIPART 2.5 - CALIFORNIA RESIDENTIAL CODEPART 3 - CALIFORNIA ELECTRICAL CODEPART 4 - CALIFORNIA MECHANICAL CODEPART 5 - CALIFORNIA PLUMBING CODEPART 6 - CALIFORNIA ENERGY CODEPART 9 - CALIFORNIA FIRE CODEPART 10 - CALIFORNIA EXISTING BUILDING CODEPART 11 - CALIFORNIA GREEN BUILDING STANDARDS CODEPART 12 - CALIFORNIA REFERENCE STANDARDS CODEPALM SPRINGS MUNICIPAL CODEPALM SPRINGS ZONING CODEDESERT PALISADES SPECIFIC PLANCALIFORNIA WILDLAND URBAN INTERFACE (WUI) REQUIREMENTSARCHITECTURAL DRAWINGSTITLE SHEETVISUALIZATIONVISUALIZATIONVISUALIZATIONVISUALIZATIONSURVEYEXISTING SITE PLANPROPOSED SITE PLANLANDSCAPE PLANEXTERIOR LIGHTING PLANPRIMARY LEVELFLOOR PLANPRIMARY LEVEL DIMENSION PLANENTRY LEVEL FLOOR PLANENTRY LEVEL DIMENSION PLANROOF PLANROOF DIMENSION PLANEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSMATERIALS BOARDBUILDING SECTIONSBUILDING SECTIONSBUILDING SECTIONSBUILDING SECTIONSBUILDING SECTIONSBUILDING SECTIONSCIVIL DRAWINGSCOVER SHEETPRECISE GRADING PLANSTRUCTURAL DRAWINGSFORTHCOMINGSHEETA0.1A0.2A0.3A0.4A0.5A1.0A1.1A1.2A1.3A1.4A2.1A2.2A2.3A2.4A2.5A2.6A3.1A3.2A3.3A3.4A3.5A4.1A4.2A4.3A4.4A4.5A4.6SHEETSHEET 1SHEET 2SHEETS1.0PROJECT TEAMOWNER:TONY BEBKO741 N 2ND STREETSAN JOSE, CA 95112TBEBKO@GMAIL.COM415.840.5508ARCHITECT:RYAN BORMAN, ARCHITECT3325 OSCEOLA STREETDENVER, CO 80212415.218.6556RYAN@RYANBORMAN.COMCA LIC# C-36689CONTRACTOR:RYAN HENRYWILLOW STREET CONSTRUCTION40161 TRUCKEE AIRPORT RD #403,SAN JOSE, CA 96161408.600.7963WILLOWSTREETCONSTRUCTION@YAHOO.COMCA LIC#944040APPLICABLE CODESVICINITY MAPW RACQUET CLUB RDGROSS FLOOR AREA:PRIMARY LEVEL:3875 SQ.FT.ENTRY LEVEL312 SQ.FT.TOTAL PRIMARY HOUSE:4,187 SQFTADU757 SQ.FT.TOTAL GROSS FLOOR AREA:4,944 SQFTGARAGE:741 SQ.FT.COVERAGE CALCULATIONSTOTAL LOT AREA:16,078 SQ.FT.BUILDING FOOTPRINT4,436 SQ.FT.COVERED TERRACES:360 SQ.FT.644 SQ.FT.TOTAL COVERAGE:5,440 SQ.FT.MAX ALLOWED: 6,000 SQ.FT.SUBJECT PROPERTYMONUMENT CTDEFERRED SUBMITTALS·FIRE SPRINKLER DOCUMENTATION AND PLANS UNDER SEPARATE PERMIT·FIRE ALARM DOCUMENTATION AND PLANS UNDER SEPARATE PERMIT·NATURAL GAS SCHEMATIC DEFERRED TO GAS PIPING INSPECTION·PHOTOVOLTAIC SOLAR SYSTEMS TO BE DESIGN-BUILDGENERAL NOTESSTRUCTURAL ENGINEER:T.B.DGEOTECHNICAL ENGINEER:LANDMARK CONSULTANTS780 N 4TH STEL CENTRO, CA 92243760.360.0665GCHANDRA LANDMARK-CA.COMCIVIL ENGINEER:ESSI SHAHANDEH, PEESSI ENGINEERING77-570 SPRINGFIELD LANE, SUITE "C"PALM DESERT, CA 92211PHONE: (760) 772-8400ESSI.SHAHANDEH@EEICOMPANY.COMTRAMWA Y R D NCONSTRUCTION HOURS & NOISE8.04.220 LIMITATION OF HOURS OF CONSTRUCTION.NO PERSON SHALL BE ENGAGED OR EMPLOYED NOR SHALL ANY PERSON CAUSE ANY OTHER PERSON TO BE ENGAGED OREMPLOYED IN ANY WORK OF CONSTRUCTION, ERECTION, ALTERATION, REPAIR, ADDITION TO, OR IMPROVEMENT OF ANY REALTY,BUILDING OR STRUCTURE, EXCEPT DURING THE HOURS SPECIFIED AS FOLLOWS, IF THE NOISE OR OTHER SOUND PRODUCED BY SUCHWORK IS OF SUCH INTENSITY OR QUALITY THAT IT DISTURBS THE PEACE AND QUIET OF ANY OTHER PERSON OF NORMAL SENSITIVITY.FOR NEW CONSTRUCTION, THE PERMITTED HOURS OF CONSTRUCTION SPECIFIED BELOW SHALL BE CONSPICUOUSLY POSTED ON SITE.WEEKDAYS: 7:00 AM TO 7:00 PMSATURDAY: 8:00 AM TO 5:00 PMSUNDAYS & HOLIDAYS*: NOT PERMITTED*THANKSGIVING DAY, CHRISTMAS DAY, NEW YEARS DAY, JULY 4TH, LABOR DAY, AND MEMORIAL DAYPALM SPRINGS FIRE DEPT NOTESFID1 - THESE FIRE DEPARTMENT CONDITIONS MAY NOT PROVIDE ALL REQUIREMENTS.OWNER/DEVELOPER IS RESPONSIBLE FOR ALL APPLICABLE STATE AND LOCALLYADOPTED FIRE CODES. DETAILED PLANS ARE STILL REQUIRED FOR REVIEW. CONDITIONSARE SUBJECT TO FINAL PLAN CHECK AND REVIEW.FID 2 - FIRE DEPARTMENT CONDITIONS WERE BASED ON THE 2022 CALIFORNIA FIRECODE AS ADOPTED BY CITY OF PALM SPRINGS, PALM SPRINGS MUNICIPAL CODE,PSFD APPENDIX "T" DEVELOPMENT REQUIREMENTS. THIS BUILDING WILL REQUIRE FIRESPRINKLERS.FID 3 CONDITIONS OF APPROVAL - "CONDITIONS OF APPROVAL" RECEIVED FROM THEPALM SPRINGS PLANNING DEPARTMENT MUST BE SUBMITTED WITH EACH PLAN SET.FAILURE TO SUBMIT WILL RESULT IN A DELAY OF PLAN APPROVAL.FID4 - PLANS AND PERMITS: PERMITS AND ELECTRONIC SCALED DRAWINGS AREREQUIRED FOR THIS PROJECT. PLAN REVIEWS CAN TAKE UP TO 20 WORKING DAYS. ADEPOSIT FOR PLAN CHECK AND INSPECTION FEES IS REQUIRED AT THE TIME OF PLANSUBMITTAL. THESE FEES ARE ESTABLISHED BY RESOLUTION OF THE PALM SPRINGS CITYCOUNCIL.COMPLETE LISTINGS AND MANUFACTURER'S TECHNICAL DATA SHEETS FOR ALL SYSTEMMATERIALS SHALL BE INCLUDED WITH PLAN SUBMITTALS. ALL SYSTEM MATERIALS SHALLBE UL LISTED OR FM APPROVED FOR FIRE PROTECTION SERVICE AND APPROVED BYTHE FIRE PREVENTION BUREAU PRIOR TO INSTALLATION.PLANS SHALL INCLUDE ALL NECESSARY ENGINEERING FEATURES, INCLUDING ALLHYDRAULIC REFERENCE NODES, PIPE LENGTHS AND PIPE DIAMETERS AS REQUIRED BYTHE APPROPRIATE CODES AND STANDARDS. PLANS AND SUPPORTING DATA,(CALCULATIONS AND MANUFACTURERS TECHNICAL DATA SHEETS) INCLUDING FIREFLOW DATA, SHALL BE SUBMITTED WITH EACH PLAN SUBMITTAL. COMPLETE ANDACCURATE LEGENDS FOR ALL SYMBOLS AND ABBREVIATIONS SHALL BE PROVIDED ONTHE PLANS.FID5 - ACCESS DURING/AFTER CONSTRUCTION: ACCESS FOR FIREFIGHTING EQUIPMENTSHALL BE PROVIDED TO THE IMMEDIATE JOB SITE AT THE START OF CONSTRUCTION ANDMAINTAINED UNTIL ALL CONSTRUCTION IS COMPLETE. FIRE APPARATUS ACCESSROADS SHALL HAVE AN UNOBSTRUCTED WIDTH OF NOT LESS THAN 24 FEET AND ANUNOBSTRUCTED VERTICAL CLEARANCE OF NOT LESS THAN 13'-6". FIRE DEPARTMENTACCESS ROADS SHALL HAVE AN ALL-WEATHER DRIVING SURFACE AND SUPPORT AMINIMUM WEIGHT OF 73,000 LBS.FID6 - CHAPTER 7A: SINCE THE PROPOSED RESIDENCE IS IN OUR CITY'S VERY HIGH FIREAREA, THE ARCHITECT ON RECORD MUST DESIGN STRUCTURE 7A.FID 7 - PRIVATE FIRE HYDRANTS: ADDITIONAL PRIVATE HYDRANTS MAY BE REQUIRED.FID8 - NFPA 13D FIRE SPRINKLERS REQUIRED: AN AUTOMATIC FIRE SPRINKLER SYSTEM ISREQUIRED. ONLY A C-16 LICENSED FIRE SPRINKLER CONTRACTOR SHALL PERFORMSYSTEM DESIGN AND INSTALLATION. SYSTEM TO BE DESIGNED AND INSTALLED INACCORDANCE WITH NFPA STANDARD 13D, 2022 EDITIONS, AS MODIFIED BY LOCALORDINANCE.FID9 - RESIDENTIAL SMOKE ALARMS REQUIRED: SHALL BE INTERCONNECTED SO THATOPERATION OF ANY SMOKE ALARM OR FIRE SPRINKLER FLOW SWITCH CAUSES ALLSMOKE ALARMS WITHIN THE DWELLING & GUEST HOUSE TO SOUND AND ACTIVATE THEEXTERIOR HORN/STROBE SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWVISUALIZATIONA0.2N.T.S.PERSPECTIVE 1PERSPECTIVE 2AB SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWVISUALIZATIONA0.3N.T.S.PERSPECTIVE 3PERSPECTIVE 4AB SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSURVEYA1.01"=10'-0" (896.09FS) (896.03FL) (897.31FS) (897.23FL) (898.46FS) (898.37FL) (900.03FS) (899.98FL) (902.35FS) (902.29FL) (905.03FS) (904.97FL) (907.62FS) (907.51FL) (910.08FS) (910.02FL) (912.64FS) (912.57FL) (915.24FS) (915.19FL) (917.82FS) (917.77FL) (919.88FS)(919.79FL)(921.36FS)(921.29FL) (913.93FS) (913.86FL) (921.46FS)(921.43FS)(919.77FS)(919.73FS)(917.92FS) (915.35FS) (912.74FS) (910.25FS) (907.68FS) (905.09FS) (902.51FS) (900.14FS) (898.52FS) (896.19FS) (897.59FS)N87°54 '43 "W 125 .60 'N78°45'31"W 168.61' (PR IVA TE S TREE T )MONUMENT COUR T (N12°03'48"E (R))LOT 75TR 35540(MB 443/65-78)(N24°31'15"E 151.79') 7'-6" - NO BUILD EASEMENT 10'-0" - MAIN SIDE / POOL & PAVILION SETBACK SMHRIM E L .913.25 'EDISON (ICV )WATERVALVE (ICV ) (ICV ) (HYDRAN T ) (ICV ) ( S IGN ) (W TR ) (SPG T )(Δ09° 58 ' 31 " R=180 .00 ' L=31 .34 ')WWEDISONWATER (UNDERCONSTRUC T ION )LOT 73 TR 35540 (MB 443 /65 -78 ) A P P RO X F LOW L I N E O F D R Y SW A L E (N87 °54 '43 "W 116 .94 ' )6' -0 " - NO BU ILD EASEMEN T5' -0 " - NO BU ILD EASEMEN T10' -0 " - POOL & PAV IL ION SE TBACK 25' -0 " - MA IN S TRUC TURE FRON T SE TBACK 7'-6" - NO B UI L D E A S E M E N T (N09°27'28 " E 1 0 0 . 8 3' ) 10'-0" - MAI N SI D E / P O O L & P A VI LI O N S E T B A C K 10'-0" - POOL & PAVILION SETBACK15'-0" - MAIN STRUCTURE REAR SETBACK(N65°15'57"W 111.75')APPROX HYDROLOGY AREAAPPROX FLOW LINE OF DRY SWALE( 8 9 9 ) (8 9 8 ) (8 9 7 ) (900) (901) (902) (903 ) (904 ) (9 0 5 ) (9 0 6 ) (9 0 5 )(896)(897)(898)(899)( 9 0 0 ) ( 9 0 1 ) ( 9 0 2 ) ( 9 0 3 ) (898 ) (899 ) (900) (90 5 ) (90 4 ) (90 3 ) (902 ) (901)(906) (9 0 7 )(908)(909)(910)(911)(913)(914)(915)(916)(917)(916)(915)(914)(913)(912)(911)(910)(910)(911)(912)(913)(914)(915)(916)(917)(918)(918)(917)(916)(918)(917)(916)(921)(920)(919)(918) (917) (916)(915)(900) (901) (902)(903)(905)(904)(906)(907)(912)(911)(910)(909)(908)(907)(906)(905)(904)(903)(902)(910)(909)(908)(907)(906)(912)(913)(914)(915)(916)(917)(911)(905)(904)(903)(902)(901)(900)(911)(912)(913)(914)(9 0 3 )(910)(909)(908)WATER WATER WATER WATER WATER WATER WATER WATER WATER WATERWATER WATER WATER WATER WATER WATER WATER WATER WATER WATERSTACKEDBOULDERRETAININGWALL908'-10"LANDING2246 MONUMENT CTLOT 74APN: 504-400-018-6TR 35540(MB 443/65-78)16,078 SQ.FT. (0.369± AC.)912'-6"PRIMARY HOUSESWIMMINGPOOLDOWNTOWNRANCHO MIRAGETRAM TOWER MT SAN JACINTO KE Y S V I E WWINTERSUNRISEEQUINOXSUNRISESUMMERSUNSETWINTERSUNSETEQUINOXSUNSET SU M M E R SU N R I S EANNUALNOON WINTERSUNRISEEQUINOXSUNRISESUMMERSUNSETWINTERSUNSETEQUINOXSUNSET SU M M E R SU N R I S EANNUALNOONANNUALNOONANNUALNOONCHINO CANYONWIND TOWERS3875 SQ.FT.14'-0" MAX901'-7"GARAGE741 SQ.FT.902'-0"ADU757 SQ.FT.900'-3"DRIVE904'-0"LOW POINT OFFINISHED GRADEAT STRUCTURECOVERED TERRACE360 SQ.FT.899'-6"DRIVE901'-2"DRIVE901'-7"DRIVE±19'-2" ±22'-10"±18'-0"±18'-9"±36'-2"±14'-0"±22'-5"±24'-4"18'-5"14'-2"8'-8"±2'-7"2'-6"2'-4"±2'-0" FIRE DEPT / TRADESMAN ACCESS DN DNDNGATE 913'-8" SPA RIM 910'-4" LANDING912'-4"TERRACE907'-0"GRADESPAADDRESS NUMBERSLINE OF ROOFABOVE GARAGEWASTEENCLOSUREDRIVE1232 SQ.FT.CONC PAVERSGASMETER400AREFUSE400AELECMETERGASMETERENTRY912'-5"TERRACEUNCOVERED TERRACE818 SQ.FT.912'-5"TERRACECOVERED TERRACE644 SQ.FT.CONCPADSGRAVELBORDERSPLANTERSSERVICE ACCESS STACKEDBOULDERRETAINING WALLSTACKED BOULDERSLOPE ARMORINGSTACKEDBOULDERRETAININGWALLA/C HEAT PUMPSW/ 4'-0"ENCLOSURE WALLPOOL EQUIP W/4'-0" ENCLOSUREWALLPOOLCOPINGWALLS ATENTRY LEVEL912'-0"2% MIN2% MIN2% MIN 1% MIN2% MIN 7'-6"BUFFEREASEMENT7'-6"BUFFEREASEMENT10'-0"SIDE SETBACK10'-0"SIDE SETBACKAPPROX 2:1SLOPEAPPRX 1:1 SLOPE APPROX 2:1SLOPE8'-0"EDGE OF PAVEMENTSEWER INDICATORAT CURB LINEWATER INDICATORAT CURB LINELINE OF GRAVELSHOULDERMAINTAIN CLEARPATH FORSERVICE ACCESSWALLS ATPRIMARYLEVELWATER METERRETENTIONBASIN, SEE CIVILENTRY STAIRSSEWER SEWER SEWER ELECELECELECELECELECELECGASGASGASGASGASGASGASGASVERIFY GAS / ELECTRIC /DATA LOCATION /CONNECTION POINT W/UTILITY PRIOR TO WORKVERIFY UTILITYTRENCHINGCLEARANCESLINE OF ROOFABOVEDATA DATADATADATADATADATAGLASS GUARD, SEE PLAN±41'-8"±32'-9"SEE CIVILNO WORKWITHIN BUFFEREASEMENTNO WORKWITHIN BUFFEREASEMENTWALL SCUPPERTO SITE DRAIN,SEE CIVILWALL SCUPPERTO SITE DRAIN,SEE CIVILPROPERTY LINESETBACKEXISTING TOPO LINEBUILDING FOOTPRINTPROPOSED TOPO LINE(SEE CIVIL)LINE OF ROOF ABOVECONCRETE PAVERSCONSTRUCTION ACTIVITY ZONE(TEMPORARY FENCING)STRAW WATTLEGAS SERVICE LINEGASGASWATERWATERSEWERSEWERWATER SERVICE LINESANITARY SEWER LINEELECELECELECTRIC SERVICE LINEDATADATACABLE / TELEPHONE LINESITE WALLSILT FENCECONVEYANCE / SUBSURFACE DRAIN** ALL SUBSURFACE DRAIN PIPES SHALLDAYLIGHT AND BE RODENT PROOFED.AINFILTRATION TRENCHGROSS FLOOR AREA:PRIMARY LEVEL:3875 SQ.FT.ENTRY LEVEL312 SQ.FT.TOTAL PRIMARY HOUSE:4,187 SQFTADU757 SQ.FT.TOTAL GROSS FLOOR AREA:4,944 SQFTGARAGE:741 SQ.FT.COVERAGE CALCULATIONSTOTAL LOT AREA:16,078 SQ.FT.BUILDING FOOTPRINT4,436 SQ.FT.COVERED TERRACES:360 SQ.FT.644 SQ.FT.TOTAL COVERAGE:5,440 SQ.FT.MAX ALLOWED: 6,000 SQ.FT.(910)(910)SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSITE PLANSA1.2PROPOSED SITE PLAN1/8" = 1'-0"SYMBOL LEGENDNAREA CALCULATIONS (PR IVA TE S TREE T )MONUMENT COUR T LOT 75TR 35540(MB 443/65-78)SMHRIM E L .913.25 'EDISON (ICV )WATERVALVE (ICV ) (ICV ) (HYDRAN T ) (ICV ) ( S IGN ) (W TR ) (SPG T )WWEDISONWATER (UNDERCONSTRUC T ION )LOT 73TR 35540 (MB 443/65 -78 ) A P P RO X F LOW L I N E O F D R Y SW A L EAPPROX HYDROLOGY AREAAPPROX FLOW LINE OF DRY SWALE( 8 9 9 ) (8 9 8 ) (8 9 7 ) (900) (901) (902) (903 ) (904 ) (9 0 5 ) (9 0 6 ) (9 0 5 )(896)(897)(898)(899)( 9 0 0 ) ( 9 0 1 ) ( 9 0 2 ) ( 9 0 3 ) (898 ) (899 ) (900) (90 5 ) (90 4 ) (9 0 3 ) (902 ) (901)(906) (9 0 7 )(908)(909)(910)(911)(913)(914)(915)(916)(917)(916)(915)(914)(913)(912)(911)(910)(910)(911)(912)(913)(914)(915)(916)(917)(918)(918)(917)(916)(918)(917)(916)(921)(920)(919)(918) (917) (916)(915)(900) (901) (902)(903)(905)(904)(906)(907)(912)(911)(910)(909)(908)(907)(906)(905)(904)(903)(902)(910)(909)(908)(907)(906)(912)(913)(914)(915)(916)(917)(911)(905)(904)(903)(902)(901)(900)(911)(912)(913)(914)(9 0 3 )(910)(909)(908)908'-10"LANDING2246 MONUMENT CTLOT 74APN: 504-400-018-6TR 35540(MB 443/65-78)16,078 SQ.FT. (0.369± AC.)912'-6"PRIMARY HOUSESWIMMINGPOOL901'-7"GARAGE902'-0"ADU900'-3"DRIVE899'-6"DRIVE901'-2"DRIVE901'-7"DRIVE913'-8" SPA RIM 910'-4" LANDING912'-4"TERRACE907'-0"GRADESPADRIVE1232 SQ.FT.CONC PAVERSREFUSE912'-5"TERRACE912'-5"TERRACE3/8" GRAVEL WALK LARGE BOULDERSTACKLARGE BOULDERSTACKLARGE BOULDERSTACKLARGE BOULDERSTACKLARGE BOULDERSTACKSTACKEDBOULDERRETAINING WALLLARGE BOULDERSTACKSTACKEDBOULDERRETAININGWALL912'-0"LARGEBOULDERSTACKLARGE BOULDERSTACKANY DISTURBANCEWITHIN BUFFERZONES SHALL BERENATURALIZEDANY DISTURBANCEWITHIN BUFFERZONES SHALL BERENATURALIZEDIRG DCIRG CTRL TERRACE PLANTERS ONDRIP ZONE 5SOUTH SETBACK ONDRIP ZONE 2WEST SETBACK ON DRIP ZONE 1 EAST SE TBACK ONDRIP ZONE 3NORTH SETBACK ONDRIP ZONE 4LEAVE VOIDS INROCK ARMORINGFOR PLANTINGDESIGN OF INDIVIDUAL RESIDENCESTHE DOMINANT DESIGN GUIDELINE FOR LANDSCAPING THE INDIVIDUAL RESIDENCES IS TOLEAVE AS MUCH OF THE NATIVE SITE INTACT AS POSSIBLE AND AUGMENT WHEREAPPROPRIATE WITH NATIVE AND DROUGHT TOLERANT PLANT MATERIALS IN A MANNERTHAT RESPECTS THE NATIVE CONDITIONS. TURF IS DISCOURAGED BUT MAY BE USED INACTIVE USE CONDITIONS AND SHOULD BE SCREENED FROM PUBLIC VIEW. PLANTMATERIALS SHOULD BE SELECTED FROM THE APPROVED PLANT PALETTE. THE PLANTINGDESIGN FOR THE INDIVIDUAL HOMES SHOULD BE DESIGNED TO HELP BLEND THE RESIDENCEINTO THE NATIVE LANDSCAPE OF CHINO CONE. REPETITIVE PLANTINGS THAT COULD FORMA VISIBLE LANDSCAPE “SCAR” FROM OFF-SITE IS DISCOURAGED.THE DEVELOPMENT PROGRAM FOR DESERT PALISADES IS DESIGNED TO LEAVE THEINDIVIDUAL HOME SITES UNTOUCHED AND UNGRADED DURING THE INSTALLATION OF THESTREETS, INFRASTRUCTURE AND COMMON AREA IMPROVEMENTS. THE LANDSCAPE DESIGNOF THE RESIDENCE STARTS WITH ASSESSING THE SITE’S SPECIFIC ATTRIBUTES INCLUDINGBOULDER AND DRAINAGE FEATURES. AS MOST LOTS WILL ABUT AN UNDISTURBED NATIVEAREA, THE TRANSITION TO THE DWELLING SHOULD BE NATURALISTIC AND RANDOM INLAYOUT AND AVOID STRAIGHT LINES OF PLANTSTREE FORMS SHOULD BE USED PRIMARILY TO ASSIST IN BLENDING THE CORNERS OF THEDWELLING FROM OFF-SITE VIEWS. IN ADDITION TO THE BUFFER EASEMENTS BETWEEN LOTS,EACH SITE SHOULD MAINTAIN AS MUCH OF THE SITE IN A NATIVE CONDITION AS POSSIBLE.THE PLANT PALETTE DOES INCLUDE SOME TRADITIONAL PLANTS WHICH HAVE A MORE LUSHAPPEARANCE AND SHOULD BE CONCENTRATED IN INTERIOR COURTYARDS AND OTHERSCREENED AREAS AWAY FROM THE VIEW OF THE GENERAL PUBLIC. ADDITIONAL SPECIESMAY BE ADDED TO THE PLANT PALETTE IF APPROVED BY THE HOA AND APPROVED BY THECITY AND IN CONFORMANCE WITH THE INTENT OF THE SPECIFIC PLAN.AUTOMATIC IRRIGATION IS ENCOURAGED FOR THE NON-NATIVE TREES AND SHRUBS BUT ISOPTIONAL FOR AREAS TRYING TO BE RENATURALIZED WITH NATIVE PLANTINGS. IRRIGATIONSYSTEMS SHOULD BE LIMITED TO DRIP TYPE EMITTERS TO AVOID OVERSPRAY INTO NATIVEAREAS WHICH COULD FACILITATE THE PROPAGATION OF INVASIVE SPECIES.EXISTING ON-SITE PLANTSA SINGLE PLANT ASSOCIATION OR COMMUNITY IS CURRENTLY FOUND ON THE SITE: THESONORAN CREOSOTE BUSH SCRUB COMMUNITY. ACCORDING TO THE BIOLOGICALSURVEY THIS IS THE ONLY NATURAL COMMUNITY IN THE IMMEDIATE AREA.THE SONORAN CREOSOTE BUSH SCRUB IS REPRESENTED ON SITE BY THE CREOSOTE BUSH,BURROBUSH, ENCILIA AND INDIGO BUSH. THE PROJECT SITE, ALONG WITH THE MAJORITYOF THE CHINO CONE ALSO CONTAINS AN ABUNDANCE OF GRASSES WHICH ARE NOTNATIVE TO THE AREA. REFER TO THE BIOLOGICAL SURVEY FOR THE PROJECT SITE FOR ACOMPLETE LIST OF PLANT SPECIES RECORDED ON THE PROJECT SITE.PERMITTED ON-SITE NATIVE PLANT PALETTEAS PART OF THE PROPOSED OPEN SPACE PLAN FOR THE PROJECT, DESERT PALISADESPROPOSES TO PRESERVE NATIVE VEGETATION AS IT CURRENTLY EXISTS ON-SITE. NATURALOPEN SPACE AREAS INCLUDE ALL COMMON AREAS IDENTIFIED ON THE SITE PLAN ANDTENTATIVE TRACT MAP (SUCH AS THE BUFFER EASEMENT BETWEEN LOTS), PERIMETER BUFFERAREAS, EXISTING DRAINAGE CHANNELS TO BE UNTOUCHED, THE AREAS ALONG THEINTERNAL HIKING TRAILS, AND PORTIONS OF LOTS WHERE NO HOME DEVELOPMENT ISPROPOSED. IF AREAS WHERE NO HOME DEVELOPMENT IS PROPOSED ARE DISTURBEDDURING CONSTRUCTION ACTIVITIES, THESE AREAS WILL BE RE-NATURALIZED FOLLOWINGCONSTRUCTION. ALL UNDEVELOPED PORTIONS OF LOTS WILL REMAIN IN THEIR NATIVECONDITION UNLESS PLANS ARE APPROVED TO FURTHER MODIFY THESE AREAS.USE OF ENHANCED NON NATIVE PLANTSUSE OF SPECIES FROM THE NATIVE PLANT PALETTE IS ENCOURAGED THROUGHOUT THEDEVELOPMENT INCLUDING THE NON-PUBLIC AREAS AROUND INDIVIDUAL RESIDENCES.DUE TO THE LIMITED NUMBER OF NATIVE SPECIES AVAILABLE, THE PLANTINGS IN THOSEAREAS MAY BE SUPPLEMENTED BY PLANTS FROM THE ENHANCED NON NATIVE PLANTPALETTE SHOWN IN EXHIBIT 25.WATERING TIMESWATERING IN DIRECT SUNLIGHT SHOULD BE AVOIDED WHERE POSSIBLE. WATER DROPLETSON LEAVES INTENSIFY THE SUN'S HEAT AND CAUSING "SCALD" OR "BURN" DAMAGE.EVAPORATION IS ALSO HIGHEST DURING THE HEAT OF THE DAY, RESULTING IN LESS WATERACTUALLY REACHING THE PLANTS’ ROOTS. THE IDEAL TIME FOR WATERING IS BETWEEN 4AND 6 A.M. WHEN EVAPORATION IS LOW, BUT NEVER LATE IN THE EVENING. THIS GIVES THEGROUND A CHANCE TO SOAK THE WATER IN AND REACH THE ROOT SYSTEM OF THEPLANTS. WATERING LATE IN THE EVENING COULD POSSIBLY CAUSE MORE DISEASE ANDWEED PROBLEMS AS THESE CONDITIONS TEND TO DEVELOP MORE AT NIGHT THAN DURINGTHE DAY.WATER ZONES AND XERISCAPINGXERISCAPING IS WATER WISE LANDSCAPING THAT STRESSES PROPER SOIL PREPARATION,EFFICIENT IRRIGATION, AND THE USE OF DROUGHT TOLERANT PLANT SPECIES. FORHOMEOWNERS, IT MEANS LESS MAINTENANCE, LOWER WATER BILLS, AND A COLORFULDECORATIVE LOOK. LANDSCAPING WITH PLANTS THAT USE LESS WATER HAS BECOME APOPULAR WAY FOR PEOPLE TO CUT OUTDOOR WATER USE BY AS MUCH AS 50%.CREATING “WATER ZONES” BY CLUSTERING PLANTS TOGETHER THAT HAVE SIMILAR WATERNEEDS IS AN ESSENTIAL COMPONENT OF XERISCAPING. FOR EXAMPLE, ORNAMENTALPLANTS HAVE DIFFERENT WATERING NEEDS THAN TREES. IN ADDITION, PLANTS CAN BEGROUPED INTO LOW, MODERATE AND HIGH WATER USE AREAS. EACH ZONE OF PLANTSSHOULD BE IRRIGATED ACCORDING TO ITS NEEDS.DOUBLE CHECK VALVE / IRRIGATION VALVE BOXTEXAS EBONY TREE - 24"-36" BOX, U.N.O.HEIGHT: 30 FEETSPREAD: 20 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 4IRGDCIRRIGATION LINEIRGNON-COMBUSTIBLE MULCH (3/8" BLACK LAVA)YUCCA ALOIFOLIA - 5-15 GALLON, U.N.O.HEIGHT: 5-10 FEETSPREAD: 3-5 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 7-11HEAT ZONE: 1-12BLACKBUSH ACACIA TREE - 24"-36" BOX, U.N.O.HEIGHT: 15 FEETSPREAD: 15 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 8ON-GRADE CONCRETE PAVERSNATIVE BOULDERSDESERT SPOON - 5 - 15 GALLON, U.N.O.HEIGHT: 4 FEETSPREAD: 4 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 8BLUE GLOW AGAVE - 5 GALLON, U.N.O.HEIGHT: 2-3 FEETSPREAD: 3-5 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 8-11HEAT ZONE: 7-11RED BARREL CACTUS - 1-5 GALLON, U.N.O.HEIGHT: 2-3 FEETSPREAD: 3-5 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 8-11HEAT ZONE: 7-11CREOSOTE BUSH - 5-15 GALLON, U.N.O.HEIGHT: 8 FEETSPREAD: 5-6 FEETSUNLIGHT: FULL SUNHARDINESS ZONE: 8-11HEAT ZONE: 1-12SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSITE PLANS1/8" = 1'-0"A1.3PROPOSED LANDSCAPE PLANLANDSCAPE SYMBOL LEGENDLANDSCAPE NOTESN S(ICV ) (ICV ) (HYDRAN T ) (ICV ) ( S IGN )30°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX230°BLKX2EXTERIOR LIGHTINGTHE OBJECTIVE IS TO USE EXTERIOR LIGHTING SPARINGLY TO AVOID SPILLING GLARE INTOTHE SKY OR ONTO MOUNTAINSIDES AND ADJACENT SPACES AND HOMES. LIGHTINGSHOULD BE USED TO PROVIDE ESSENTIAL ILLUMINATION FOR SAFETY AND SECURITYREASONS AND SHOULD NOT SPILL INTO ADJOINING AREAS NOR DISRUPT OTHERSENJOYMENT OF THE DARK SKY NATURAL TO THE AREA.THE PROJECT SHOULD UTILIZE LOW INTENSITY, HIGH EFFICACY, LED AND FLUORESCENTINDIRECT LIGHT SOURCES TO LIGHT PATHS, PATIOS AND ENTRIES.SUBTLE ACCENT LIGHTING ON TREES OR OTHER STRUCTURAL ELEMENTS MUST HAVE LIGHTSOURCE SHIELDED FROM VIEW WITH APPROPRIATE FIXTURE HOUSING AND BAFFLING.WATTAGE SHALL NOTEXCEED 65 WATTS ON A FULLY RECESSED DOWNWARD FACING LIGHT, 40 WATTS ONOTHER BUILDING MOUNTED LIGHTS AND 25 WATTS ON LANDSCAPE LIGHTS. FIXTURE DESIGNSHOULD COMPLEMENT THE HOME AND BE CONSISTENT WITH THE ARCHITECTURALGUIDELINES SET FORTH IN THE PARAGRAPHS THAT FOLLOW.NIGHT LIGHTING SHOULD REMAIN MINIMAL SO AS NOT TO CAUSE OBSTRUCTION ORGLARE IN THE SKYLINE OR ALTER THE MOUNTAINSCAPE.·RECESSED FIXTURES: 65 WATTS MAX * SOURCE OF LIGHT TO BE SCREENED FROM OFF-SITE VIEWS·OTHER BUILDING MOUNTED FIXTURES: 40 WATT MAX * SOURCE OF LIGHT TO BE SCREENED FROM OFF-SITE VIEWS·LANDSCAPE LIGHTING: 25 WATTS MAXIMUM * SOURCE OF LIGHT TO BE SCREENED FROM OFF-SITE VIEWS·POLE LIGHTING: PROHIBITED·SPOT, FLOOD OR BARN LIGHTS: PROHIBITED·SPOT OR FLOOD LIGHTS ILLUMINATING THE HILLSIDE OR OTHER AREAS OFF SITE IS PROHIBITEDLANDSCAPE PATH LIGHTHAMPTON BAY - JEMISON15-WATT EQUIVALENT LOW VOLTAGEBLACK INTEGRATED LED OUTDOORLANDSCAPE PATH LIGHTWATTS: 15WCOLOR TEMPERATURE: 3000KLUMENS: 400 LMFINISH: BLACKLANDSCAPE SPOT LIGHTHAMPTON BAY - 20W EQUIVALENTLOW VOLTAGE BLACK HARDWIREDCCT CHANGE INTEGRATED LEDOUTDOOR FLOOD LIGHT WITHADJUSTABLE LAMP HEADWATTS: 20WCOLOR TEMPERATURE: 3000KLUMENS: 400 LMFINISH: BLACKLANDSCAPE WELL LIGHTHAMPTON BAY - 10-WATTEQUIVALENT 150 LUMENS LOWVOLTAGE BLACK INTEGRATED LEDROUND OUTDOOR INGROUNDWELL/DECK LIGHTWATTS: 10WCOLOR TEMPERATURE: 3000KLUMENS: 400 LMFINISH: BLACKPOOL / SPA LIGHTPENTAIR - INTELLIBRITEARCHITECTURAL SERIES 12VWATTS: 18WCOLOR: COLOR CHANGINGLUMENS: 700 LMFINISH: STAINLESS STEEL30°BLKX2RECESSED SOFFIT LIGHTDMF - 2" SQUARE X-SERIESWATTS: 16.5WCOLOR: 3000KLUMENS: 1500 LMBEAM: 30°FINISH: BLACKEXTERIOR WALL SCONCEAFX - DEXTER 6" LED EXTERIOR WALLWATTS: 12WCOLOR: 3000KWATTS: 1200 LMFINISH: BLACKSHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSITE PLANS1/4" = 1'-0"A1.4PROPOSED EXTERIOR LIGHTING PLANEXTERIOR LIGHTING SYMBOL LEGENDEXTERIOR LIGHTING NOTESN KING 80"W X 84"LKING 80"W X 84"LKING 80"W X 84"L911910909908912LINE OF ROOF,ABOVE2XDRY2XWASHDNARMOIRE ARMOIRE ARMOIRE ARMOIRE ±6.625" R ±6.625" R±6" R±6" R±6" R±6" R ±6" R ±6" R ±6" R ±6" R ±6" R ±6" R 8" R8" R8" R8" RSWIMMINGPOOL620 SQ.FT.± 36" WATER DEPTH8" RDWW/RUCBEVUCBEVFRIDGE COLUMN FRIDGE COLUMN PUMPINFLOOR FILTER POOL / SPAHEATER LINEAR GAS FIRE PITW/RDWFREEZERCOLUMNDBLOVENPANTRYPANTRYICEKITCHENSCULLERYPRIMARYCLOSETPRIMARYBATHPRIMARYBEDLAUNDRYMECH 2 SPA100 SQ.FT.GUESTSUITE 2GUESTBATH 2GUESTSUITE 3GUESTBATH 3ART WALLART WALLART WALL ART WALL APPL GARAGECOFFEE GRILLWCPOOLLOUNGECLOSOPTIONALHVAC CHASECOVERED TERRACELIVINGDININGPRIMARY LEVEL3875 SQ.FT.912'-6"PANTRY DA VINCI 60X30 NATURAL GAS FIRE UNIT ROOF(NO ACCESS)CLOSBAJASHELF8" WATER DEPTHSLOPE± 72" WATER DEPTHINFINITY OVERFLOWDN DNDNGATE POOL SHOWER ADDRESS SIGNOPEN TOBELOW±3'-0"±2'-7"2'-10"36" HIGH MUSIC CASEWORKCREDENZA HEARTH @ 18" AFF ±3'-6"±2'-10"BENCH @ 14" WATER DEPTH BENCH @ 14" WATER DEPTHLOWERED BOND BEAM7'-6"BUFFEREASEMENT7'-6"BUFFEREASEMENT4'-6"6'-1"5'-4"4'-6"10'-7"5'-0"POOLTERRACETOTAL TERRACE 644 SQ.FT.912'-4"EQUIP PAD 912'-4"EQUIP PAD912'-5"TERRACE913'-8" SPA RIM 914'-4" TOP OF WALL 910'-4" LANDING TIMBER BENCH 900 901 902 903 904 906 907 908 909 911 912 905 910 915913914 900901901902903904905901902903904900900 901 901 902 902 903 903 902 901 901 902 903 904 905 906907908909910901901915915915915910910 899899912'-4"TERRACE908'-10"LANDING907'-0"GRADE912'-5"TERRACE10'-0"SIDE SETBACK10'-0"SIDE SETBACK±14'-0"±11'-1"±22'-5"±18'-0" 7'-10" 4'-2" DN 60" GATE FORREQUIRED POOLENCLOSUREBOARD FORMEDCONCRETE WALLBOARD FORMEDCONCRETE WALLMEDIA CASEWORKAPPROX 2:1SLOPELOUVERED STEELPLATE SCREENLOUVEREDSTEEL PLATESCREENA/CA/CAPPROX 2:1SLOPEAPPROX 1:1 SLOPESTACKED ROCK WALL,SEE CIVIL ENGINEERINGROCK ARMORING, SEECIVIL ENGINEERING6'-1"2'-4"2'-6"8'-0"LOUVERED STEELPLATE SCREENDOUBLE 'TEE' STEELCOLUMN W/ DTM PAINTFINISH, REFER STRUCT42" GLASS GUARD PERCRC R312 - 1/2" CLEARLAMINATED GLASS W/RECESSED CRL BASESHOEMATCH CONCRETE ATTERRACE48" EQUIPENCLOSURE48" EQUIPENCLOSURE4'-0"4'-0"LINE OF ROOF,ABOVEDOUBLE 'TEE' STEELCOLUMN W/ DTM PAINTFINISH, REFER STRUCTCONCRETE 'PADS'4" GRAVEL BORDERSGRAVEL PLANTERSCONCRETECONCRETECONCRETECONCRETECONCRETECONCRETECONCRETETOTAL TERRACE 360 SQ.FT.CONCRETE912'-5"TERRACECONCRETE912'-5" TERRACEDOUBLE 'TEE' STEELCOLUMN W/ DTM PAINTFINISH, REFER STRUCT81'-0"24'-0"6'-10"1285'-0"22'-0"AA/BA3.4 A/B A3.2 A/BA3.3A/BA4.1A/BA4.2A/BA4.1A/B A4.3 A/BA4.5 24'-0"56BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.4 85'-0" 22'-0"AA/BA4.2BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.6 3415'-4"10'-10"81'-0"24'-0"6'-10"12A/BA3.1A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.63 415'-4"10'-10"X5'-0"X5'-0"ZZ3'-3" 3'-3"MONUMENT C T LINE OF PAVEMEN TLINE OF CURBLINE OF SHOULDERCONCRETE POOLCOPING42" GUARD PERCRC R31242" GLASS GUARD PER CRC R312WALLS BELOW,SHOWN DASHEDRETENTION BASIN,SEE CIVILLINE OF ROOF, ABOVE HAND RAILPER R311GUARD PERCRC R312ENTRY STAIRS2% SLOPE 912'-4"LANDINGDOMESTIC WATER& FIRE RISERSELECFAUHEATPUMPW.H.30" X 30"WORKINGSPACE5"NO WORK WITHINBUFFER EASEMENTNO WORK W ITH INBUFFER EASEMENTWALL SCUPPER TO12" SQ SITE DRAINTO BMP, SEE CIVILWALL SCUPPER TO12" SQ SITE DRAINTO BMP, SEE CIVILROOF RAIN FROMROOF CONTINUES TOWALL BELOWFLUSH FLUSHFLUSH FLUSH FLUSH FLUSH FLUSH FLUSHFLUSHFLUSHFLUSH FLUSH 1% SLOPE1% SLOPE WARPPAVEMENT1%SLOPE1%SLOPE 1%SLOPE1%SLOPE1%SLOPE1%SLOPE1% SLOPE1%SLOPE1%SLOPE1%SLOPE1% SLOPE FLUSH±7'-9"911'-0"O V E R F L O W C O P I N G 48" RANGEBENCH @ 16" AFF 4-SIDED INFINITYEDGE @ SPASAW-CUTJOINTSLOUVERED STEELPLATE SCREENSLOPE 1% SLOPE TV CAB ELECTRICAL REQUIREMENTS (2019 CEC)• AT LEAST ONE 125 VOLT, 15 OR 20 AMP RECEPTACLESHALL BE LOCATED NOT CLOSER THAN 6 FT AND NOT FARTHERTHAN 20-FT FROM THE INSIDE WALL OF THE POOL. (CEC ART.680.22)• WIRING FOR A SINGLE-FAMILY DWELLING POOL ORSPA SHALL BE COPPER OR ALUMINUM.• UNDERGROUND WIRING MUST BE INSTALLED INRIGID METALLIC CONDUIT OR OTHER APPROVEDMETHOD (CEC ART. 680.21 (A)(1))• ALL 15 AND 20 AMP, SINGLE PHASE RECEPTACLESLOCATED WITHIN 20-FT SHALL BE GFCI. (CEC ART. 680.22(4))• OVERHEAD ELECTRICAL CONDUCTORS, CLEARANCESABOVE WATER, STEPS, PLATFORMS, ETC., MUST BE PER FIGURE &TABLE 680.8(A).ANTI-ENTRAPMENT REQUIREMENTSNEW SWIMMING POOLS & SPAS1. AT LEAST TWO CIRCULATION DRAINS PER PUMP SHALLBE HYDRAULICALLY BALANCED AND SYMMETRICALLY PLUMBEDTHROUGH ONE OR MORE “T” FITTINGS, AND ARE SEPARATED BYA DISTANCE OF AT LEAST 3-FT IN ANY DIMENSION BETWEEN THEDRAINS.2. SUCTION OUTLETS THAT ARE LESS THAN 12-IN ACROSSSHALL BE COVERED WITH ANTI-ENTRAPMENT GRATES ASSPECIFIED IN THE ASME/ANSI STANDARD A112.19.8, WHICHCANNOT BE REMOVED EXCEPT WITH THE USE OF TOOLS. SLOTSOR OPENINGS IN THE GRATES OR SIMILAR PROTECTIVE DEVICESSHALL BE OF A SHAPE, AREA AND ARRANGEMENT THAT WOULDPREVENT PHYSICAL ENTRAPMENT AND WOULD NOT POSE ANYSUCTION HAZARD TO BATHERS.ENCLOSURES REQUIREMENTS (2019 CBC, SB442)SAFETY FEATURESTHE SWIMMING POOL OR SPA SHALL BE EQUIPPEDWITH AT LEAST TWO OF SEVEN DROWNING PREVENTIONSAFETY FEATURES REQUIRED BY SB-442 AND CBCSECTION 3109.2.THE POOL SHALL BE EQUIPPED WITH AN APPROVED SAFETY POOLCOVER THAT MEETS ALL OF THE REQUIREMENTS OF THE ASTMSPECIFICATIONS F1346 AND HOT TUBS OR SPAS SHALL HAVE ALOCKING SAFETY COVER THAT COMPLIES WITH ASTMEMERGENCY PERFORMANCE SPECIFICATION ES 13-89.WOOD FRAMED WALLLINE OF ROOF ABOVECONCRETE PAVERSPROPERTY LINESETBACK / EASEMENTEXISTING TOPO LINEPROPOSED TOPO LINEDASHED ABOVECASEWORK / SITE WALLINTERIOR DOOR W/ TAGCONCRETE WALLD109EXTERIOR WINDOW W/ TAGX120X129EXTERIOR DOOR W/ TAG5928'-3"ELEVATION DATUMYA-7.XDETAIL TAGWALL TYPEFT4WT1FLOOR TYPE / ROOF TYPE1-HR WD FRAMED WALLUL DES 305, 314DASHED BELOWCENTERLINEGAS SERVICE LINEGASGASWATER SERVICE LINESANITARY SEWER LINEELECELECELECTRIC SERVICE LINEDATADATACABLE / TELEPHONE LINESHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWFLOOR PLANSA2.1PRIMARY LEVEL - FLOOR PLAN1/4" = 1'-0"GENERAL SYMBOL LEGENDNPOOL & SPA NOTES 91191090990891281'-0"24'-0"6'-10"1285'-0"22'-0"AA/BA3.4 A/B A3.2 A/BA3.3A/BA4.1A/BA4.2A/BA4.1A/B A4.3 A/BA4.5 24'-0"56BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.4 85'-0" 22'-0"AA/BA4.2BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.6 3415'-4"10'-10"81'-0"24'-0"6'-10"12A/BA3.1A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.63 415'-4"10'-10"X5'-0"X5'-0"ZZ3'-3" 3'-3"GASMETER400AREFUSEDATA UP ±6.625" RBENCH @ 13.25" AFF±6.625" R W/DKING 80"W X 84"L30"REFR30"PNTRYDWW/RMECH 1ENTRY LEVEL312 SQ.FT.902'-0"ENTRY CASEWORKADU757 SQ.FT.902'-0"BED RMDININGLIVINGBATHRM2-CARGARAGE741 SQ.FT.5/8" TYPE-XROCK @WALLS ANDCEILING PERCRC R302.6±6" R±6" R±6" R±6" R ±6" R ±6" R UP UPGATE ADDRESS SIGNDRIVEPAVERSOPEN TOABOVESWIMMINGPOOLLINE OF ROOF ABOVELINE OF ROOF ABOVE R 1 8 ' - 0 " R 2 1 ' - 0 "CLOSLINE OF PAVEMEN TLINE OF CURBLINE OF SHOULDER13'-6"(14'-0" MAX)7'-6"BUFFEREASEMENT900'-3"DRIVETERRACE ABOVEENGINEERED CUT / FILLTERRACE ABOVEENGINEERED CUT / FILLCONDITIONED SPACEABOVEENGINEERED CUT / FILLCONDITIONED SPACEABOVEENGINEERED CUT / FILL900 901 902 903 904 906 907 908 909 911 912 905 910 915913914 900901901902903904905901902903904900900 901 901 902 902 903 903 902 901 901 902 903 904 905 906907908909910901901915915915915910910 ±2'-7"899'-6"DRIVE901'-2"DRIVE899899STACKED ROCK WALL,SEE CIVIL ENGINEERINGSTACKED ROCK WALL,SEE CIVIL ENGINEERING60" GATE FORREQUIRED POOLENCLOSUREBOARD FORMEDCONCRETE WALLSPAABOVE10'-0"SIDE SETBACK±18'-0"ENTRYCONCRETECONCRETE7'-6"BUFFEREASEMENT10'-0"SIDE SETBACKMONUMENT C T BACK OF GARAGE 901'-10" FRONT OF GARAGE 901'-7 1/2"DRIVE901'-7"PAVERS901'-11"PAVERS901'-11"±2"±1"±1"CONC902'-0"CONC901'-10"CONC901'-8"GRAVEL BORDER1% SLOPE1% SLOPEADUPARKING 24'-3 3/4"18'-5 1/4"STACKED ROCK WALL,SEE CIVIL ENGINEERINGGRADE904'-0"GRADE904'-0"SILL @ 905'-0"SILL @ 905'-0"HAND RAILPER R311FULL HEIGHTGUARD SCREEN,PER CRC R312SEWERCLEAN OUTSEWER INDICATORAT CURBS ELECFAUHEATPUMPW.H.30" X 30"WORKINGSPACEELECFAU400A ELECMETER CLOSETGAS METERCLOSET W/LOUVERED DOORCONCRETECONCRETE2% SLOPE±1/2"±6.625" R±6.625" R±6.625" R ±6.625" R ±6.625" R ±6.625" R ±6.625" R NO WORK WITHINBUFFER EASEMENTROOF DRAIN /OVERFLOW TO WALLSCUPPER TO 12" SQ SITEDRAIN TO BMP, SEE CIVILFLUSH FLUSH FLUSH 4" GRAVEL BORDERS4" GRAVEL BORDERS4" GRAVEL BORDERSSLOPE GRADE 2% MINSLOPE GRADE2% MINSEE CIVIL2% SLOPESEE CIVILELECTRICAL REQUIREMENTS (2019 CEC)• AT LEAST ONE 125 VOLT, 15 OR 20 AMP RECEPTACLESHALL BE LOCATED NOT CLOSER THAN 6 FT AND NOT FARTHERTHAN 20-FT FROM THE INSIDE WALL OF THE POOL. (CEC ART.680.22)• WIRING FOR A SINGLE-FAMILY DWELLING POOL ORSPA SHALL BE COPPER OR ALUMINUM.• UNDERGROUND WIRING MUST BE INSTALLED INRIGID METALLIC CONDUIT OR OTHER APPROVEDMETHOD (CEC ART. 680.21 (A)(1))• ALL 15 AND 20 AMP, SINGLE PHASE RECEPTACLESLOCATED WITHIN 20-FT SHALL BE GFCI. (CEC ART. 680.22(4))• OVERHEAD ELECTRICAL CONDUCTORS, CLEARANCESABOVE WATER, STEPS, PLATFORMS, ETC., MUST BE PER FIGURE &TABLE 680.8(A).ANTI-ENTRAPMENT REQUIREMENTSNEW SWIMMING POOLS & SPAS1. AT LEAST TWO CIRCULATION DRAINS PER PUMP SHALLBE HYDRAULICALLY BALANCED AND SYMMETRICALLY PLUMBEDTHROUGH ONE OR MORE “T” FITTINGS, AND ARE SEPARATED BYA DISTANCE OF AT LEAST 3-FT IN ANY DIMENSION BETWEEN THEDRAINS.2. SUCTION OUTLETS THAT ARE LESS THAN 12-IN ACROSSSHALL BE COVERED WITH ANTI-ENTRAPMENT GRATES ASSPECIFIED IN THE ASME/ANSI STANDARD A112.19.8, WHICHCANNOT BE REMOVED EXCEPT WITH THE USE OF TOOLS. SLOTSOR OPENINGS IN THE GRATES OR SIMILAR PROTECTIVE DEVICESSHALL BE OF A SHAPE, AREA AND ARRANGEMENT THAT WOULDPREVENT PHYSICAL ENTRAPMENT AND WOULD NOT POSE ANYSUCTION HAZARD TO BATHERS.ENCLOSURES REQUIREMENTS (2019 CBC, SB442)SAFETY FEATURESTHE SWIMMING POOL OR SPA SHALL BE EQUIPPEDWITH AT LEAST TWO OF SEVEN DROWNING PREVENTIONSAFETY FEATURES REQUIRED BY SB-442 AND CBCSECTION 3109.2.THE POOL SHALL BE EQUIPPED WITH AN APPROVED SAFETY POOLCOVER THAT MEETS ALL OF THE REQUIREMENTS OF THE ASTMSPECIFICATIONS F1346 AND HOT TUBS OR SPAS SHALL HAVE ALOCKING SAFETY COVER THAT COMPLIES WITH ASTMEMERGENCY PERFORMANCE SPECIFICATION ES 13-89.WOOD FRAMED WALLLINE OF ROOF ABOVECONCRETE PAVERSPROPERTY LINESETBACK / EASEMENTEXISTING TOPO LINEPROPOSED TOPO LINEDASHED ABOVECASEWORK / SITE WALLINTERIOR DOOR W/ TAGCONCRETE WALLD109EXTERIOR WINDOW W/ TAGX120X129EXTERIOR DOOR W/ TAG5928'-3"ELEVATION DATUMYA-7.XDETAIL TAGWALL TYPEFT4WT1FLOOR TYPE / ROOF TYPE1-HR WD FRAMED WALLUL DES 305, 314DASHED BELOWCENTERLINEGAS SERVICE LINEGASGASWATER SERVICE LINESANITARY SEWER LINEELECELECELECTRIC SERVICE LINEDATADATACABLE / TELEPHONE LINESHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWFLOOR PLANSA2.3ENTRY LEVEL - FLOOR PLAN1/4" = 1'-0"GENERAL SYMBOL LEGENDNPOOL & SPA NOTES 81'-0"24'-0"6'-10"1285'-0"22'-0"AA/BA3.4 A/B A3.2 A/BA3.3A/BA4.1A/BA4.2A/BA4.1A/B A4.3 A/BA4.5 24'-0"56BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.4 85'-0" 22'-0"AA/BA4.2BCDEF27'-0"15'-0"15'-8"5'-4" A/B A4.6 3415'-4"10'-10"81'-0"24'-0"6'-10"12A/BA3.1A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.63 415'-4"10'-10"X5'-0"X5'-0"ZZ3'-3" 3'-3"VELUX VCS 3046SOLAR FRESH AIRSKYLIGHTLOW PITCHED ROOFIB SYSTEMS 80 MIL, CLASS-A RATED,PVC MEMBRANE (GRAY) O/HIGH DENSITY COVER BOARD O/TAPERED ABOVE DECK INSULATIONSOLAR REFLECTANCE 0.165700 SQFTRT1±3'-0"4589 SQ.FT.VALLEY ZURN Z165 8-3/8" DIA ROOFDRAIN & OVERFLOW W/ 3"DIA OUTLET1/4:12 1/4:121/2:121/2:12 1/4:121/2:12ROOF DRAIN PIPESHOWN DASHEDBELOWROOF DRAIN PIPESHOWN DASHEDBELOW2430 SQ.FT.1560 SQ.FT.1/4:121/4:12 1/4:121/4:12 RIDGERIDGERIDGERIDGE1/4:121/2:121/4:121/2:121/4:121/2:121/4:121/2:121/4:121/2:121/4:121/2:12ROOF DRAIN PIPESHOWN DASHEDBELOWROOF DRAIN PIPESHOWN DASHEDBELOWHIP VALLEYVALLEYVALLEYHIPHIPVALLEYZURN Z165 8-3/8" DIA ROOFDRAIN & OVERFLOW W/ 3"DIA OUTLET1/2:12 1/4:12 1/2:12 9360 SQ.FT.30'-8"12'-7"3'-10"72'-8"89'-3"4'-0"RT11/4:121/2:121/4:121/2:121/4:121/2:12 1/4:121/2:121/4:121/2:1228'-6"34'-9"26'-4"55'-8"27'-4"60'-2"89'-4"25'-0"43'-4" 68'-4"1'-10"1'-10"PV ARRAY10 @ ±400WPANELSPV ARRAY10 @ ±400WPANELSPV ARRAY10 @ ±400WPANELSHIPHIPV A L L E Y VALLEYVALLEYV A L L E Y V A L L E Y VALLEYVALLEYV A L L E Y81/4:12 RIDGERIDGERIDGERIDGE1'-4 1/2"1/4:12 350 SQ.FT.1/4:12 VELUX VCS 3046 SOLAR FRESH AIR SKYLIGHT 1/4:12 1/4:12 7506 SQ.FT.1/4:121/2:121/4:121/4:121/4:121/4:121/4:121/4:12 6409 SQ.FT.1/4:12 5417 SQ.FT.1/2:12 1/2:12 1/4:12 1/2:12HIPVALLEYHIP HIPHI PVALLEYRIDGERIDGERIDGERIDGERIDGERIDGE RIDGE RIDGE RIDGE RIDGE RIDGE RIDGE RIDGEVALLEYVALLEY3415 SQ.FT.1/4:12 ZURN Z165 8-3/8" DIA ROOFDRAIN & OVERFLOW W/ 3"DIA OUTLETROOF DRAIN PIPESHOWN DASHEDBELOWWALLS SHOWNDASHED BELOWPAVING BELOWZURN Z165 8-3/8" DIA ROOFDRAIN & OVERFLOW W/ 3"DIA OUTLETROOF DRAIN PIPESHOWN DASHEDBELOWTABLE D101.1 MAXIMUM RATES OF RAINFALL FOR VARIOUS CITIES*STORM DRAINAGE 60-MINUTE DURATION, 100-YEAR RETURNCITYINCHES PER HOURGPM PER SQFTPALMDALE 3.00.031D102.0 SIZING BY FLOW RATED102.1 GENERALSTORM DRAINAGE SYSTEMS SHALL BE PERMITTED TO BE SIZED BYSTORM WATER FLOW RATES, USING THE GALLONS PER MINUTE PERSQUARE FOOT [(L/S)/M2] OF RAINFALL LISTED IN TABLE D101.1 FORTHE LOCAL AREA. MULTIPLYING THE LISTED GALLONS PER MINUTEPER SQUARE FOOT [(L/S)/M2] BY THE ROOF AREA BEING DRAINED(IN SQUARE FEET) (M2) BY EACH INLET PRODUCES THE GALLONSPER MINUTE (GPM) (L/S) OF REQUIRED FLOW FOR SIZING EACHDRAIN INLET. THE FLOW RATES SHALL BE PERMITTED TO BE ADDEDTO DETERMINE THE FLOWS IN EACH OF THE DRAINAGE SYSTEMS.REQUIRED PIPE SIZES FOR VARIOUS FLOW RATES ARE LISTED INTABLE 1103.1 AND TABLE 1103.2.SHARE URL ICOND103.0 SIZING BY ROOF AREAD103.1 GENERALSTORM DRAINAGE SYSTEMS SHALL BE PERMITTED TO BE SIZEDUSING THE ROOF AREA SERVED BY EACH OF THE DRAINAGESYSTEMS. MAXIMUM ALLOWABLE ROOF AREAS WITH VARIOUSRAINFALL RATES ARE LISTED IN TABLE 1103.1 AND TABLE 1103.2,ALONG WITH THE REQUIRED PIPE SIZES. BY USING THIS METHOD, ITSHALL BE PERMITTED TO INTERPOLATE BETWEEN TWO LISTEDRAINFALL RATE COLUMNS (INCHES PER HOUR) (MM/H). TODETERMINE THE ALLOWABLE ROOF AREA FOR A LISTED PIPE SIZE ATA LISTED SLOPE, DIVIDE THE ALLOWABLE SQUARE FEET (M2) OF THEROOF FOR A 1 INCH PER HOUR (IN/H) (25.4 MM/H) RAINFALL RATEBY THE LISTED RAINFALL RATE FOR THE LOCAL AREA. FOREXAMPLE, THE ALLOWABLE ROOF AREA FOR A 6 INCH (150 MM)DRAIN AT 1/8 INCH PER FOOT (10.4 MM/M) SLOPE WITH ARAINFALL RATE OF 3.2 IN/H (81 MM/H) IS 21 400/3.2 = 6688SQUARE FEET (621.3 M2).1103.2 SIZE OF HORIZONTAL STORM DRAINS AND SEWERSTHE SIZE OF BUILDING STORM DRAINS, OR BUILDING STORMSEWERS OR THEIR HORIZONTAL BRANCHES SHALL BE BASED ONTHE MAXIMUM PROJECTED ROOF OR PAVED AREA TO BEHANDLED AND TABLE 1103.2.TABLE 1103.2 SIZING OF HORIZONTAL RAINWATER PIPINGMAXIMUM ALLOWABLE HORIZONTAL PROJECTED ROOF AREAS ATVARIOUS RAINFALL RATES (SQUARE FEET)SIZE OF PIPE (1/4:12) MAX ROOF AREA3 IN/H: 1546 SQFTR337.5.1 GENERAL - ROOFS SHALL COMPLY WITH THEREQUIREMENTS OF SECTIONS R337 AND R902. ROOFS SHALL HAVEA ROOFING ASSEMBLY INSTALLED IN ACCORDANCE WITH ITSLISTING AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS.R806.5 UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTERASSEMBLIES - UNVENTED ATTICS AND UNVENTED ENCLOSED ROOFFRAMING ASSEMBLIES CREATED BY CEILINGS THAT ARE APPLIEDDIRECTLY TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERSAND STRUCTURAL ROOF SHEATHING APPLIED DIRECTLY TO THETOP OF THE ROOF FRAMING MEMBERS/RAFTERS, SHALL BEPERMITTED WHERE ALL THE FOLLOWING CONDITIONS ARE MET:IN CALIFORNIA CLIMATE ZONES 14 AND 16, ANYAIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPORRETARDER, OR SHALL HAVE A CLASS II VAPOR RETARDERCOATING OR COVERING IN DIRECT CONTACT WITH THEUNDERSIDE OF THE INSULATION.A CLASS I OR CLASS II VAPOR RETARDER SHALL BE INSTALLED ONTHE INDIRECTLY CONDITIONED SPACE SIDE OF ALL INSULATION INAN UNVENTED ATTIC WITH AIR-PERMEABLE INSULATION, FORCONDENSATION CONTROL.R902.1.1 ROOF COVERINGS WITHIN VERY-HIGH FIRE HAZARDSEVERITY ZONES - THE ENTIRE ROOF COVERING OF EVERY EXISTINGSTRUCTURE WHERE MORE THAN 50 PERCENT OF THE TOTAL ROOFAREA IS REPLACED WITHIN ANY ONE-YEAR PERIOD, THE ENTIREROOF COVERING OF EVERY NEW STRUCTURE, AND ANY ROOFCOVERING APPLIED IN THE ALTERATION, REPAIR OR REPLACEMENTOF THE ROOF OF EVERY EXISTING STRUCTURE, SHALL BE AFIRE-RETARDANT ROOF COVERING THAT IS AT LEAST CLASS A.R902.1.4 ROOFING REQUIREMENTS A WILDLAND-URBAN INTERFACEFIRE AREA - ROOFING REQUIREMENTS FOR STRUCTURES LOCATEDIN A WILDLAND-URBAN INTERFACE FIRE AREA SHALL ALSOCOMPLY WITH SECTION R337.5.R902.4 ROOFTOP-MOUNTED PHOTOVOLTAIC PANEL SYSTEMS -ROOFTOP-MOUNTED PHOTOVOLTAIC PANEL SYSTEMS INSTALLEDON OR ABOVE THE ROOF COVERING SHALL BE TESTED, LISTEDAND IDENTIFIED WITH A FIRE CLASSIFICATION IN ACCORDANCEWITH UL 1703 AND UL 2703. CLASS A, B OR C PHOTOVOLTAICPANEL SYSTEMS AND MODULES SHALL BE INSTALLED AREASDESIGNATED BY THIS SECTION, IN JURISDICTIONS DESIGNATED BYLAW AS REQUIRING THEIR USE OR WHERE THE EDGE OF THE ROOFIS LESS THAN 3 FEET (914 MM) FROM A LOT LINE.R903.1 GENERAL - ROOF DECKS SHALL BE COVERED WITHAPPROVED ROOF COVERINGS SECURED TO THE BUILDING ORSTRUCTURE IN ACCORDANCE WITH THE PROVISIONS OF THISCHAPTER. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLEDIN ACCORDANCE WITH THIS CODE AND THE APPROVEDMANUFACTURER'S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLYSHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE.R903.2 FLASHING - FLASHINGS SHALL BE INSTALLED IN A MANNERTHAT PREVENTS MOISTURE FROM ENTERING THE WALL AND ROOFTHROUGH JOINTS IN COPINGS, THROUGH MOISTURE PERMEABLEMATERIALS AND AT INTERSECTIONS WITH PARAPET WALLS ANDOTHER PENETRATIONS THROUGH THE ROOF PLANE.R903.2.1 LOCATIONS - FLASHINGS SHALL BE INSTALLED AT WALLAND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE INROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. AFLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROMWHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICALSIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BECORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET).R903.2.2 CRICKETS AND SADDLES - A CRICKET OR SADDLE SHALLBE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY ORPENETRATION MORE THAN 30 INCHES (762 MM) WIDE ASMEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLECOVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL ASTHE ROOF COVERING.R903.3 COPING - PARAPET WALLS SHALL BE PROPERLY COPEDWITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTHNOT LESS THAN THE THICKNESS OF THE PARAPET WALL.R903.4 ROOF DRAINAGE - UNLESS ROOFS ARE SLOPED TO DRAINOVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACHLOW POINT OF THE ROOF.SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWBUILDING CODE NOTESROOF PLANSA2.5ROOF PLAN1/4" = 1'-0" 81'-0"24'-0"6'-10"12A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.6 3415'-4"10'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM GRADE @SOUTH FACADENATURAL GRADE @SOUTH FACADE21'-10" (MAX HEIGHT 25'-0")PHOTOVOLTAIC ARRAY- SEE ROOF PLANCEDAR SOFFIT (SEE RCP)- DOLLY VARDEN 6" NOMINAL- FINE LINE (AKA "NICKEL GAP)- LISTING No. 8140-2032:0003- APPROVED WUI 12-7A-1 OVER JOISTS- C2 GUARD EXTERIOR SEALERROOF FASCIA / FLASHING- METAL SALES- 24 GAUGE, MATTE BLACK- WUI NONCOMBUSTIBLELOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENBOARD FORMED CONCRETE- APPROX 6" FACE W/ SANDBLASTED GRAIN- 35% SLAG, 6 SACK, 'BOOM PUMP' MIX- DAVIS COLOR "OUTBACK" 677- WUI NONCOMBUSTIBLEDRY STACK NATIVE BOULDERS- REUSE EXISTING BOULDERS FROM SITEALUMINUM WINDOWS & DOORS- ALUMINUM FRAME- BLACK INTERIOR & EXTERIOR- MATTE BLACK HARDWARE- 1" - DUAL PANE - LOW E3- MULTI-PANE GLAZING W/ MIN OF ONETEMPERED PANE MEETING THE RQRMNTSOF CBC 2406 SAFETY GLAZINGADDRESS NUMBERS- 6" TALL NUMBERS- STEEL PLATE, MATTE BLACK FINISH- BACKLIT BY LEDSERVICE ACCESSENTRYSTAIRSSHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWELEVATIONSA3.1SOUTH ( STREET ) PERSPECTIVEB1/4" = 1'-0"SOUTH ( STREET ) ELEVATIONA 85'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"18'-0" FROM GRADE @EAST FACADENATURAL GRADE @EAST FACADEENTRYDOORADUENTRYGARAGEDOORPRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILINGGARAGE DOORS- RECESSED- C.H.I. OVERHEAD DOORS- 2717 STERLING- DEEP BLACK- TINTED INFINITY GLASSCUSTOM PIVOT ENTRY DOOR- WALNUT PANEL- STEEL FRAME- LOW-E SIDELIGHTSSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE'PAVER DRIVEWAY- CONCRETE PAVERS- SLOPE PER CIVILSTACKED ROCK RETAINING WALL- NATIVE BOULDERS- SEE CIVILCONC ENTRY STAIRSPHOTOVOLTAIC ARRAY- SEE ROOF PLANLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENROOF FASCIA / FLASHING- METAL SALES- 24 GAUGE, MATTE BLACK- WUI NONCOMBUSTIBLEALUMINUM WINDOWS & DOORS- ALUMINUM FRAME- BLACK INTERIOR & EXTERIOR- MATTE BLACK HARDWARE- 1" - DUAL PANE - LOW E3- MULTI-PANE GLAZING W/ MIN OF ONETEMPERED PANE MEETING THE RQRMNTSOF CBC 2406 SAFETY GLAZINGSTEEL PLATE CLADDING- 1/16" HOT ROLLED STEEL PLATE- BLACK PATINA- MATTE BLACK HARDWARE- 1/4" GAP AT SEAMS AS SHOWNSTACKED ROCK RETAINING WALL- NATIVE BOULDERS- SEE CIVIL42" GLASS GUARD- PER CRC R312- 1/2" CLEAR LAMINATED GLASSVERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSB'BEDROOM WING' SHOWN LIGHT BEYONDSTACKED BOULDER SLOPE ARMORING- NATIVE BOULDERS- SEE CIVIL42" GLASS GUARD- PER CRC R312- 1/2" CLEAR LAMINATED GLASS- RECESSED CRL BASE SHOEBOARD FORMED CONCRETE- APPROX 6" FACE W/ SANDBLASTED GRAIN- 35% SLAG, 6 SACK, 'BOOM PUMP' MIX- DAVIS COLOR "OUTBACK" 677- WUI NONCOMBUSTIBLEGLAZED CORNER WINDOW- BUTT AND LAP OUTER PANEVERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSB21'-10" (MAX HEIGHT 25'-0") 21'-10" (MAX HEIGHT 25'-0")SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWELEVATIONSA3.2EAST (SIDE) ELEVATION PERSPECTIVEB1/4" = 1'-0"EAST (SIDE) ELEVATIONA 81'-0"24'-0"6'-10"12A/B A4.3 A/B A4.5 24'-0"56A/B A4.4 A/B A4.6 3415'-4"10'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM GRADE @NORTH FACADEGRADE @ NORTHFACADE21'-10" (MAX HEIGHT 25'-0")LOW POINTGRADE ELEV904'- 0"VERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSBSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE'STEEL PLATE CLADDING- 1/16" HOT ROLLED STEEL PLATE- BLACK PATINA- MATTE BLACK HARDWARE- 1/4" GAP AT SEAMS AS SHOWNEMERGENCY ESCAPE ANDRESCUE OPENING- VERIFY SILL HEIGHT ANDCLERANCESSTEEL PLATE JAMB EXTENSION- 1/8" HOT ROLLED STEEL PLATE- BLACK PATINAGLAZED CORNER WINDOW- BUTT AND LAP OUTER PANELOUVERED STEEL PLATESCREEN, BEYONDGLAZED CORNER WINDOW- BUTT AND LAP OUTER PANEPHOTOVOLTAIC ARRAY- SEE ROOF PLANROOF FASCIA / FLASHING- METAL SALES- 24 GAUGE, MATTE BLACK- WUI NONCOMBUSTIBLEALUMINUM WINDOWS & DOORS- ALUMINUM FRAME- BLACK INTERIOR & EXTERIOR- MATTE BLACK HARDWARE- 1" - DUAL PANE - LOW E3- MULTI-PANE GLAZING W/ MIN OF ONETEMPERED PANE MEETING THE RQRMNTSOF CBC 2406 SAFETY GLAZINGCEDAR SOFFIT (SEE RCP)- DOLLY VARDEN 6" NOMINAL- FINE LINE (AKA "NICKEL GAP)- LISTING No. 8140-2032:0003- APPROVED WUI 12-7A-1 OVER JOISTS- C2 GUARD EXTERIOR SEALERSHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWA3.3NORTH (REAR) ELEVATIONNORTH (REAR) ELEVATION PERSPECTIVEAB1/4" = 1'-0"ELEVATIONS 85'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM GRADE @NORTH FACADENATURAL GRADE @NORTH FACADE4'-0"GATEPOOL EQUIP ENCLOSURE4'-0"GATEMECH EQUIP ENCLOSUREMECH CLOSET- STEEL JAMB W/ LOUVERED DOOR- PAINT FINISH, MATCH WINDOWS4'-0" 4'-0"VERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSBSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE'EQUIPMENT ENCLOSURE GATE- STEEL JAMB W/ LOUVERED GATE- PAINT FINISH, MATCH WINDOWSSTEEL PLATE CLADDING- 1/16" HOT ROLLED STEEL PLATE- BLACK PATINA- MATTE BLACK HARDWARE- 1/4" GAP AT SEAMS AS SHOWNPHOTOVOLTAIC ARRAY- SEE ROOF PLANSHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWELEVATIONSA3.4WEST (SIDE) ELEVATION PERSPECTIVEAB1/4" = 1'-0"WEST (SIDE) ELEVATION SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWELEVATIONSA3.5N.T.S.FASCIA / ROOF FLASHING·METAL SALES FLAT SHEET·24 GAUGE, MATTE BLACK·MATCH ROOFINGCEDAR SOFFIT·DOLLY VARDEN CLEAR CEDAR·ENGINEERED BASE·6" NOMINAL (5 1/4" FACE)·FINE LINE (AKA "NICKEL GAP)·ARBORCOAT EXTERIOR WATERPROOFERCONCRETE PAVERS·STEPTSTONE INC·CAL ARCH PAVER·FRENCH GRAY #1804·LIGHT SANDBLAST TEXTURE·STACKED BOND PATTERNGARAGE DOORS:·C.H.I. OVERHEAD·2717 STERLING·MATTE BLACK PANELS·TINTED INFINITY GLASSLOUVERED STEEL PLATE SCREEN·5" X 1/2" HOT ROLLED PLATE·30° @ 3-1/2" O.C.·DTM PRIMER W/ PAINT FINISH·SW 'CAVIAR' / SATIN SHEENSTEEL PLATE CLADDING·1/16" HOT ROLLED STEEL PLATE·BLACK PATINA·MATTE BLACK HARDWARE·1/4" GAP AT SEAMS AS SHOWNALUMINUM WINDOWS & DOORS·ALUMINUM FRAME·BLACK INTERIOR & EXTERIOR·MATTE BLACK HARDWARE·1" - DUAL PANE - LOW E3·MULTI-PANE GLAZING W/ MINOF ONE TEMPERED PANEMEETING THE RQRMNTS OFCBC 2406 SAFETY GLAZINGBOARD FORMED CONCRETE·APPROX 6" FACE W/·SANDBLASTED TEXTURE·DAVIS COLOR "COBBLESTONE"·WUI NONCOMBUSTIBLEVERTICAL WOOD SIDING·'THERMORY' ASH CLADDING·THERMALLY MODIFIED 1X4 T&G·DURABILITY CLASS 1·CAL FIRE LISTING NO. 8140-2135:0500·4" NOMINAL (3 3/8" FACE)·NATURAL BROWN FINISH·APPROVED WUI 12-7A-1 O/ OSBSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE' RAKEPOLISHED CONCRETE·TRU PC CONCRETE TOPPING·'NATURAL' COLOR W/ SLATE PIGMENT·POLISHED FINISH·MATTE PENETRATING SEALERAMATERIALS BOARD 81'-0"24'-0"6'-10"12A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.6 3415'-4"10'-10"3'-2"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM NATURALGRADE @ SECTION LINENATURAL GRADE @SECTION LINE1:1 SLOPE FROMBOTTOM OF POOL(DOES NOT SURCHARGERETAINING WALL)1:1 SLOPE FROMBOTTOM OF FOOTING(DOES NOT SURCHARGEPOOL WALL)21'-10" (MAX HEIGHT 25'-0")PRIMARYBEDGARAGECEDAR SOFFIT (SEE RCP)- DOLLY VARDEN 6" NOMINAL- FINE LINE (AKA "NICKEL GAP)- LISTING No. 8140-2032:0003- APPROVED WUI 12-7A-1 OVER JOISTS- C2 GUARD EXTERIOR SEALERLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENALUMINUM WINDOWS & DOORS- ALUMINUM FRAME- BLACK INTERIOR & EXTERIOR- MATTE BLACK HARDWARE- 1" - DUAL PANE - LOW E3- MULTI-PANE GLAZING W/ MIN OF ONETEMPERED PANE MEETING THE RQRMNTSOF CBC 2406 SAFETY GLAZINGTERRACEIN-GROUND POOL- GUNITE CONSTRUCTION- PEBBLE FINA FINISHLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENLOW SLOPE ROOF- PVC MEMBRANE- SEE ROOF PLANPHOTOVOLTAIC ARRAY- SEE ROOF PLAN400A ELEC METER CLOSET- STEEL JAMB W/ STEEL DOOR- PAINT FINISH, MATCH WINDOWS4'-0"PAVER DRIVEWAY- CONCRETE PAVERS- SLOPE PER CIVILSTACKED ROCK RETAINING WALL- NATIVE BOULDERS- SEE CIVILSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE'PER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.PRIMARYBEDGARAGETERRACESHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.1B1/4" = 1'-0"AEAST-WEST SECTION PERSPECTIVE TO NORTH @ GARAGEEAST-WEST SECTION TO NORTH @ GARAGE 81'-0"24'-0"6'-10"12A/B A4.3 A/BA4.5 24'-0"56A/B A4.4 A/B A4.6 3415'-4"10'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - LOWER CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM NATURALGRADE @ SECTION LINENATURAL GRADE @SECTION LINE21'-10" (MAX HEIGHT 25'-0")ADULIVING RMDININGKITCHENADU BED RMGUESTBATH 3GUESTSUITE 3ADU BATHEQUIPMENTENCLOSURE4'-0"PAVER DRIVEWAY- CONCRETE PAVERS- SLOPE PER CIVILSTACKED ROCK RETAINING WALL- NATIVE BOULDERS- SEE CIVILPER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.ADUADU BED RMADU BATHLIVING RMDININGKITCHENGUESTBATH 3GUESTSUITE 3SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.2B1/4" = 1'-0"AEAST-WEST SECTION PERSPECTIVE TO NORTH @ ADUEAST-WEST SECTION TO NORTH @ ADU GARAGEENTRYADULIVING RMCLOSPOOLLOUNGETERRACE85'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 21'-10" (MAX HEIGHT 25'-0")18'-0" FROM NATURALGRADE @ SECTION LINENATURAL GRADE @SECTION LINEGARAGEENTRYADULIVING RMCLOSPOOLLOUNGETERRACE'BEDROOM WING' SHOWN LIGHT BEYONDLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENSTACKED BOULDER SLOPE ARMORING- NATIVE BOULDERS- SEE CIVILSPAPER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.3NORTH-SOUTH SECTION PERSPECTIVE TO WEST @ GARAGE / ENTRY / ADUB1/4" = 1'-0"NORTH-SOUTH SECTION TO WEST @ GARAGE / ENTRY / ADUA KITCHENTERRACE85'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"1'-2" 6'-0" 3'-2"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 21'-10" (MAX HEIGHT 25'-0")18'-0" FROM NATURALGRADE @ SECTION LINENATURAL GRADE @SECTION LINEIN-GROUND POOL- GUNITE CONSTRUCTION- PEBBLE FINA FINISHKITCHENSTACKED BOULDER SLOPE ARMORING- NATIVE BOULDERS- SEE CIVILLOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENTERRACEVERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSBLOWERED BOND BEAMINFINITY EDGEOVERFLOWSTUCCO CLADDING- LA HABRA PAREX- 'TUXEDO' 3033- SMOOTH TEXTURE- VERTICAL 'FRENCH GROOVE'SLOPE MIN 1:10 AWAYFROM POOL, SEE CIVILLOW SLOPE ROOF- PVC MEMBRANE- SEE ROOF PLANPHOTOVOLTAIC ARRAY- SEE ROOF PLANSKYLIGHT- SEE ROOF PLANROOF FASCIA / FLASHING- METAL SALES- 24 GAUGE, MATTE BLACK- WUI NONCOMBUSTIBLEALUMINUM WINDOWS & DOORS- ALUMINUM FRAME- BLACK INTERIOR & EXTERIOR- MATTE BLACK HARDWARE- 1" - DUAL PANE - LOW E3- MULTI-PANE GLAZING W/ MIN OF ONETEMPERED PANE MEETING THE RQRMNTSOF CBC 2406 SAFETY GLAZINGPER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.4NORTH-SOUTH SECTION PERSPECTIVE TO WEST @ POOL / KITCHENB1/4" = 1'-0"NORTH-SOUTH SECTION TO WEST @ POOL / KITCHENA PRIMARYBATHLAUNDRYBED SUITE 2BED SUITE 3PRIMARYWCPRIMARYCLOSETTERRACEBATH 285'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 18'-0" FROM GRADE @NORTH FACADENATURAL GRADE @NORTH FACADEPRIMARYBATHLAUNDRYBED SUITE 2BED SUITE 3PRIMARYWCPRIMARYCLOSETTERRACEBATH 2SLOPE MIN 1:10 AWAYFROM FOUNDATION, SEECIVILSTACKED BOULDER SLOPE ARMORING- NATIVE BOULDERS- SEE CIVILPHOTOVOLTAIC ARRAY- SEE ROOF PLANSKYLIGHT- SEE ROOF PLANPER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.5NORTH-SOUTH SECTION PERSPECTIVE TO EAST @ BEDROOMSB1/4" = 1'-0"NORTH-SOUTH SECTION TO EAST @ BEDROOMSA KITCHENIN-GROUND POOLSPATERRACE85'-0"22'-0"AA/B A4.1 A/B A4.2 BCDEF27'-0"15'-0"15'-8"5'-4"X5'-0"Z3'-3"1'-2" 6'-0" 3'-2"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"PRIMARY LEVEL912'-6"PRIMARY ROOF923'-10"11'-4" 11'-4" 10'-0" - PRIMARY CEILING 10'-0" - PRIMARY CEILINGENTRY / ADU LEVEL902'-0"ENTRY / ADU LEVEL902'-0"10'-6" 10'-6" 9'-0" - ENTRY CEILING 9'-0" - ENTRY CEILING 21'-10" (MAX HEIGHT 25'-0")NATURAL GRADE @SECTION LINEIN-GROUND POOL- GUNITE CONSTRUCTION- PEBBLE FINA FINISHLOWERED BOND BEAMINFINITY EDGEOVERFLOWRAISED SPA W/ 4-SIDEDINFINITY EDGELOUVERED STEEL PLATE SCREEN- 5" X 1/2" HOT ROLLED PLATE- 30° @ 3-1/2" O.C.- DTM PRIMER W/ PAINT FINISH- SW 'CAVIAR' / SATIN SHEENKITCHENIN-GROUND POOLVERTICAL WOOD SIDING- 'THERMORY' ASH CLADDING- THERMALLY MODIFIED 1X4 T&G- DURABILITY CLASS 1- CAL FIRE LISTING NO. 8140-2135:0500- 4" NOMINAL (3 3/8" FACE)- NATURAL BROWN FINISH- APPROVED WUI 12-7A-1 O/ OSBSTACKED BOULDER SLOPE ARMORING- NATIVE BOULDERS- SEE CIVIL18'-0" FROM FINISHGRADE @ SECTION LINESLOPE MIN 1:10 AWAYFROM POOL, SEE CIVILSKYLIGHT- SEE ROOF PLANTERRACEPER SOILS REPORT:HOUSE PAD PREPARATION: THE EXISTING SURFACE SOIL WITHIN THE PROPOSED HOUSEPAD AREAS SHOULD BE REMOVED TO 12 INCHES BELOW THE EXISTING GRADE, OR 18INCHES BELOW THE LOWEST FOUNDATION GRADE (WHICHEVER DEEPER),EXTENDING THREE FEET BEYOND ALL EXTERIOR WALL/COLUMN LINES (INCLUDINGADJACENT CONCRETE AREAS).EXPOSED SUB-GRADE SHOULD BE SCARIFIED TO A DEPTH OF 8 INCHES, UNIFORMLYMOISTURE CONDITIONED TO AT LEAST 2% OVER OPTIMUM MOISTURE CONTENT,AND RE-COMPACTED A MINIMUM OF 90% OF THE MAXIMUM DENSITY DETERMINED INACCORDANCE WITH ASTM D1557 METHODS.SHEET:SCALE:DATE:DRAWING:ASSESSORS PARCEL NUMBER:PROPERTY ADDRESS:PROJECT:25 SEPTEMBER 2024504-400-018-6TONY BEBKODESERT PALISADESLOT 742246 MONUMENT CTPALM SPRINGS, CA92262NEWSINGLE-FAMILYFO R R EV I EW ON L YNO. DATE SUBMISSION1. 29.APR.2024 CONCEPTUAL DESIGN REVIEWRYAN@RYANBORMAN.COM415-218-6556CALIFORNIA COLORADORYAN BORMAN ARCHITECT3325 OSCEOLA ST, DENVER, CO 802122. 25.SEPT.2024 HOA REVISION3. 25.SEPT.2024 ARCHITECTURAL REVIEWSECTIONSA4.6NORTH-SOUTH SECTION PERSPECTIVE TO EAST @ POOL / KITCHENB1/4" = 1'-0"NORTH-SOUTH SECTION TO EAST @ POOL / KITCHENA 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 25.SEPTEMBER.2024 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 25.SEPTEMBER.2024 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 25.SEPTEMBER.2024 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 25.SEPTEMBER.2024 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COMSITE PLAN 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COMSECOND LEVEL 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COMSECOND LEVEL 2246 MONUMENT CT - DP LOT 74 - PERSPECTIVES - 15.JANUARY.2025© RYANBORMAN.COM