Extracted text (via pymupdf)
69835 characters
Page | 1
Highland Place
at Alma School & Highland
Narrative
A Rezoning PAD and PDP
on approximately 0.91 net acres
located at the southeast corner of Alma School Road
and Highland Street
Case number: PL23-0015
Submitted: February 28, 2023
Resubmitted: December 4, 2023
Page | 2
Principals and Development Team
Property Owner/ Developer:
AIM Realty of AZ LLC
2610 E. Lovebird Lane
Gilbert, AZ 85297
Home Builder:
Rainey Homes of AZ
259 East 500 South
Bountiful, UT 84010
Contact: Joe Rainey
Contact: Mike Hansen
P: (801) 726-4321
P: (602) 872-6418
E-mail: joe.rainey@raineyhomes.com
E-mail: mike.hansen@raineyhomes.com
Attorney/Applicant:
Gallagher & Kennedy
2575 East Camelback Road
Phoenix, AZ 85016
Attorney: Rodney Jarvis
P: (602) 530-8000
F: (602) 530-8500
Consultant:
Bowman Consulting Group Ltd
1600 N. Desert Drive, Suite 210
Tempe, AZ 85281
Contact: John Gray
P: (480) 629-8830
Landscape:
Sherwood Outdoors
17718 E. San Carlos Way
Gilbert, AZ 85298
Contact: Nahi Montgomery
Phone: (480) 246-4916
Page | 3
Table of Contents
Page
A.
Executive Summary…………………………..………………….……..… 5
B.
Site, Location and Context………………………...…….……..…...…… 7
C.
General Plan Conformance………………………………..………….…
8
D.
Rezoning Request……………………………………………..……….…
9
E.
PDP Request…….…………………………………………..………….…
11
F.
List of Uses……………………………………….…………..……………
13
G.
Development Standards ………………….………….….……………….
14
H.
Design Guidelines ………………...…………...………..………..…...…
14
I.
Landscape Concept…………………………….………..……………….. 17
J.
Signage ………………………………………..………….…….…………. 17
K.
Phasing Plan...……………………………..……...…………….………... 17
L.
Conclusion……………………………………………………...………….
17
Page | 4
List of Exhibits
Vicinity Aerial
Aerial
Existing Zoning Map
Conceptual Site Plan
Conceptual Landscape Plan
Conceptual Elevations (Building Type A)
Conceptual Elevations (Building Type B)
Conceptual Renderings
Page | 5
A.
EXECUTIVE SUMMARY
On behalf of our client, AIM Realty of AZ, we are pleased to submit the Highland Place
PAD Rezoning and Preliminary Development Plan (“PDP”) request for an approximate
0.91 net acre infill subject site located at the southeast corner of Alma School Road and
Highland Street (see below Vicinity Map). The overall property consists of two parcels
and is identified in Maricopa County Assessor’s database as APNs: 302-42-468 and
302-42-591. The project is proposed as a multifamily residential community featuring 8
luxury units located within 4 duplex buildings. Utah-based developer AIM Realty of
Arizona Inc. is proposing a community on this site that will appeal to higher-income
earners looking for a luxury residential experience with modern design, enhanced
interiors, and highly usable common amenities that is near shopping and employment
corridors.
Vicinty Map
This subject site for Highland Place consists of two properties that have been zoned SF-
18 (Single-Family District) for decades. The eastern parcel is only 61.50’ wide and
11,935 square feet in size which is below the minimum width and lots size of 18,000
square feet in the SF-18 district. Historical aerial records show that as far back as 1996
Page | 6
this property has been vacant and undeveloped. The property is rectangular in shape
with approximately 215’ of frontage on Highland Street and 194’ of frontage on Alma
School Road. The property is generally bounded by a residential subdivision on the
south, a residential home on the east, Alma School Road on the west and Highland
Street on the north.
The purpose of the proposed PAD Rezoning and PDP is to create specific standards to
guide the development of the subject property so that it fits seamlessly within the
surrounding area. We are concurrently filing a PDP (“Preliminary Development Plan”)
application with this PAD rezoning for specific site plan, landscape plan, architecture
and design approval of the proposed community and its residential structures.
Special attention has been used on the proposed building architecture, building
placement and open space areas to provide a distinct, upscale living environment for
the residents of this community. The design and use of various materials will create
architectural focal points within the project. All of the architectural elements will tie
together to provide a strong identity for the site that complements the surrounding
properties and creates an inviting atmosphere for both residents and guests. This well-
conceived infill concept offers to add to the diverse housing types in this growth area of
the Chandler.
This property is located adjacent to an arterial roadway, and it makes sense for slightly
higher density than the typical residential subdivision around 8.7 du/acre. The proposed
duplex development is planned to have 8 units within the 0.91 net acre lot. Single-family
residential subdivision density varies but are typically in the range of 4 to 5 du/ac. The
proposed PAD rezone is to allow a healthy mixture of homes in the community. We
believe a luxury medium-density community is a perfect fit. This multi-family duplex
community will offer a luxury housing alternative to the apartment projects nearby but
will still provide the needed density to take full advantage of and provide financial
support to the surrounding commercial area. This type of duplex community is not one
the City has in great supply. Accordingly, this community will also provide a valuable
housing alternative for the City.
When consideration is given to existing land uses and the proposed site layout along
with the project amenities, we believe this request helps protect the character of large
neighborhoods in the area. The area has changed. Planning principles suggest higher
densities or non-residential land uses should locate adjacent to commercial corners
and/or arterial streets with transitions of lower densities away from these types of uses
and intensities. This application does exactly that. While not a high-density multi-family
residential or non-residential land use, this request provides an appropriate lower and
compatible residential density land use that acts as a transition to the adjacent arterial
street. This proposed request becomes a transition. More importantly, with landscape
buffers along the southern and eastern portion of the project, this request provides an
appropriate transition to the homes to the east and south.
Page | 7
B.
SITE, LOCATION and CONTEXT
1. Site, Location and Acreage
The subject site consists of approximately 0.91 net acres and two street frontages-
Alma School Road and Highland Street. Access to the lots is from Highland Street.
The subject property is a rectangular shaped site and currently vacant and
undeveloped. This property is approximately 215’ of width from west to east along
Highland Street and is approximately 194’ deep from north to south. The property is
currently undeveloped and adjacent to an arterial street. There is an existing block
wall along the east and south that separates this Property from the adjacent uses to
the east and south.
Highland Place is generally bounded by a residential subdivision along the south; a
single-family residential lot along the east; Alma School Road on the west; and a
Highland Street on the north. The lot to the north of Highland Street is an open
space/retention area that is owned by the City of Chandler.
2. Topography and Natural Features
The existing property topography is relatively flat with a slight slope from the
northeast to southwest and with no natural features.
3. Surrounding Context
The site enjoys excellent regional access due to its strategic location being
approximately 2.25 miles east of the Loop 101 Freeway. Freeway interchanges
already exist at Warner Road and Ray Road. The property also enjoys close
proximity to downtown Chandler, the Chandler Fashion Center, numerous
restaurants, Chandler Regional Medical Center and nearby employment corridors.
The property is situated in an area of the City which includes a wide spectrum of
complementary uses, including commercial shopping center, convenient uses and
both multi-family and single-family residential uses.
The Land Uses, General Plan Land Use designations, and existing Zoning for the
subject site and properties surrounding the subject site are as follows:
Surrounding Land Uses, General Plan and Zoning
Land Use
General Plan
Zoning
On site
Vacant undeveloped
lots.
Neighborhoods
SF-18 (Single-Family
District)
North
Beyond Highland
Street, City of
Chandler, retention
basin
Neighborhoods
Beyond Highland Street,
SF-8.5 (Single-Family
District)
South
Single family
Neighborhoods
PAD (Planned Area
Page | 8
residential.
Development)
East
Single family residential Neighborhoods
SF-18 (Single-Family
District)
West
Beyond Alma School
Road, Single family
residential
Neighborhoods
Beyond Alma School,
PAD (Planned Area
Development)
C.
GENERAL PLAN CONFORMANCE
The City of Chandler’s General Plan Future Land Use Plan map designates this
property and the surrounding properties as “Neighborhoods.” This category allows a
range of residential densities and a variety of non-residential uses such as commercial,
institutional, public facilities, and commercial offices based upon location and other
criteria described in the text of the general plan. The subject property is a rectangular
shaped property that has been zoned SF-18 and vacant for decades. This property is
truly an infill parcel with development or streets on all four sides. The properties to the
south are zoned PAD and the property to the east is zoned SF-18. A single residential
home abuts the property to the east and approximately 3 residential homes back to the
property to the south. A City owned retention basin is located immediately to the north
across Highland Street and zoned SF-8.5 with a new fire station located on it. There is
an existing block wall along the south and east boundaries of the subject property which
creates a buffer to the residential development. The properties to the west, beyond
Alma School Road (a four-lane with center turn lane arterial street), are residential lots
backing to Alma School Road. Those properties are zoned PAD for residential lots.
Topography of the vacant property is relatively flat with primarily access via Highland
Street.
Given the site’s proximity to the nearby employment areas, shopping and commercial
centers, and the Loop 101 freeway, this community will be a positive support to area.
Furthermore, the slight increase in density from this project will serve as a transition
between Alma School Road and the adjacent residential development to the east. It
also provides an alternative housing type to the traditional large scale multifamily
developments and one that is compatible with the area.
There is a tax base and economic benefit derived by this proposal. The increased
population of residences with an expanded income created by new residences
translates into additional retail sales tax when residents shop and dine at local and area
businesses. Future residents will surely take advantage of the site’s close proximity to a
wide variety of shopping, entertainment venues and restaurants. Additionally, with the
collection of sales tax for online retail purchases, increases in residential density equate
to an increase in tax revenue for the City.
This rezoning and the companion PDP request will pave the way for a lower medium
density community that is compatible with the existing single-family land uses in the
surrounding area. It will also create a needed transition of density between the vehicular
Page | 9
activity and noise from Alma School Road and the existing neighborhood to the east. It
will convert this underdeveloped challenging site into an attractive residential community
that will serve a needed market. It will also support the nearby retail, restaurants, and
office buildings. Moreover, the site plan incorporates adequate landscaped buffers
along the east and south adjacent to the existing residential home and community. It
also provides a significant landscape setback from along the existing residential to allow
for the unique buffering design.
The proposed PAD Rezoning and PDP will be compatible with the existing single family
residential to the east and south and does not adversely impact any portion of the
planning area. It will create an excellent land use that appropriately buffers existing
neighborhoods and complements the overall mix of housing in the area and in the City.
This development will provide a logical land use for this small, underutilized parcel. In
addition, new residents resulting from the townhome community will support local
businesses within Chandler.
Based upon the analysis provided above, we believe the proposed PAD Rezoning and
PDP is compatible with the development pattern of this area and the overall intent and
goals of the General Plan. As such it will be beneficial to the surrounding area.
D.
REZONING REQUEST
This request proposes to change the zoning on these 2 parcels that have remained
vacant for decades to a single cohesive “PAD” Planned Area Development zoning
district to allow for a fully integrated medium density planned residential community with
its own unique layout, house product, pocket park, open spaces with a residential
theme. The proposed medium-density development with 8 units within 4 buildings is an
appropriate use of this challenging infill property. This residential townhouse community
will act as a perfect transition and buffer from the adjacent five lane arterial street to the
existing homes to the east.
The formal request is to Rezone the approximate 0.91 net acre property from the
current SF-18 (“Single-Family District”) to Planned Area Development (“PAD”) along
with PDP approval. The request will allow the proposed multifamily residential
community featuring 8 luxury unit located within 4 duplex buildings.
The PAD option provides a mechanism for quality projects to be developed on
challenging parcels. The purpose of the PAD is to encourage the establishment of a
functional and attractive residential community. AIM Realty of AZ proposes an
innovative and well-designed residential community in a cohesive plan that fits
seamlessly into the community. The project has been designed to integrate open space
and recreational areas to provide an exceptional quality of life for all the future
residents. The intent of this application is to allow for the development of a site for a
residential community under a common PAD.
Page | 10
This document provides detailed description of the allowed land uses, design theme
and criteria, and landscape and open space concepts. The purpose and intent of this
document is to:
Encourage imaginative and innovative planning of this infill residential parcel with
the existing and surrounding residential;
Encourage quality house product design through lot size, width, setbacks,
orientation;
Establish a unique neighborhood that has a distinctive character and sense of
place; and
Promote the efficient use of this infill residential parcel by enabling the
development of this parcel that would otherwise be difficult to develop.
This Highland Place community will incorporate attractive architecture, innovative sign
design, and upgraded community amenities all within an infill parcel. It will serve as a
transition project that is a hybrid between traditional multifamily projects and traditional
single-family detached lots to the east and south. It will implement the City’s vision for
new residential development along the Alma School corridor. As stated previously, the
proposed density is important in this location, given the site's convenient access to the
Loop 101, nearby employment corridor, and nearby shopping area.
There is a need to provide a mixture of densities, variety of house product and various
lot sizes to create a residential base to support the near-by commercial uses, balance
the City’s housing stock and to provide an appropriate transition from Alma School to
the existing residential community. The proposed community caters to buyers who are
looking for a hybrid experience between traditional multifamily and traditional single-
family communities. Traditional multifamily projects feature higher density, larger project
footprints, communal parking, neighbors sometimes above and below, and no private
open space. This project provides a medium-density community with only 8 units. In that
sense, it will function like a luxury residential enclave. Each resident will have private
parking adjacent to the units and private rear yards. There will be no neighbors living
above or below, and each house will have its own private open space.
Traditional single-family communities are also much larger in size, feature front yards
and larger backyards to develop and maintain, and generally have community amenities
geared toward kids and families. This community will be a small intimate community
where neighbors will become very accustomed to each other—providing better security
and a greater sense of community. The rear yards will be sized for those looking for an
outdoor space that still allows for low maintenance. And the amenities will feature highly
usable amenities.
The Highland Place PAD meets all the City requirements and also provides a cohesive
and comprehensive working document to describe the guidelines and standards for
implementation of the development. This zoning change provides additional housing
choices for people seeking to live in an infill setting with close access to a major freeway
(the Loop 101), major nearby commercial developments, the Chandler Fashion Center
Page | 11
at the Loop 101 and 202 interchange, and nearby employment corridors, and Downtown
Chandler.
E.
PDP REQUEST
AIM Realty of AZ proposes a new residential community on a site that is currently
vacant and undeveloped. The proposed site plan layout shows a single access points
to/from Highland Street. The physical design of the residential development is dictated
by the property’s size, shape, and location. The proposed layout is designed with an
emphasis on simplicity of a single drive design that will serve buildings on both sides of
the drive aisle. The single drive concept helps create that feeling of a small, exclusive
enclave community.
For Highland Place, the builder, Rainey Homes of AZ, is proposing an 8-unit (within 4
residential duplex buildings) community on approximately 0.91 net acres located at the
southeast corner of Alma School Road and Highland Street. The overall project density
of 8.8 du/ac. The buildings along Highland Street are side oriented and setback
approximately 15’ from Highland Street. This allows for a nicely appointed open
space/landscape buffer area that acts as the project’s main focal point and create a
sense of arrival into the community. It also provides as generous landscaped frontage
along Highland Street.
A continuous landscape strip is provided adjacent to Alma School Road and Highland
Street and along both sides of the entrance to the property which terminates on to the
internal landscape buffer to create a pleasant drive up and a sense of arrival to this
community. A landscape strip is also provided adjacent to existing residential
development to provide further separation from the existing homes to the east and
south.
The proposed setback, buffers, building design and development standards ensure a
compatible transition between the existing residential area to the east and south and
Alma School Road. As mentioned, Alma School Road is a five-lane arterial street which
is designed to accommodate large volumes of traffic in a north-south direction. Again,
this request provides an appropriate residential community and transition between the
higher intensity arterial street and the existing residential to the south and east.
This community is designed as a community with tree-lined streets and landscaped
open space areas and amenities to provide residents with an appealing, active
environment to play, relax, and socialize with each other. The layout and design create
an attractive development that faces all homes on this property inward onto the
property’s internal drive.
The eastern building units are setback a minimum of 30’ from the east property line to
allow for a significant open space/landscape buffer area that acts as a buffer to the
single home along the east side of this community. The rear wall will be developed to
the zoning standard of six feet along Alma School and Highland Street and eight feet
abutting existing residential.
Page | 12
The southern units are setback a minimum of 42’ from the south property line to allow
for the turnaround, additional parking, amenity area and an open space/landscape
buffer area that acts as a buffer to the single home along the south side of this
community.
Each unit will include its own two-car garage measuring to 20x20 clear space and front
yard driveway directly adjacent to the unit and its own private, fenced-in rear yard space.
There are two types of buildings proposed. The first building type is Building Type A
which consists of 2 attached 2-story units (Duplex). This building type are the buildings
located on the west side of the property. Building Type A elevations will have smaller
higher up windows on the second story master bedroom. The second building type is
Building Type B which is similar to Building Type A except provide normal sized
windows on the second story. See below elevations.
Buildigng Type A
Buildigng Type B
Page | 13
Greater buffers have been added on the south and east side of the site, adjacent to the
single-family lot. Furthermore, the developer has provided a product that limits the views
by removing the second story windows from the master bedrooms on those two
buildings located on the east side of the development.
Each unit within these building clusters includes a 2-car garage, front driveway and
private rear yards. Access to each individual unit is from the main private drive aisle.
Each of the 8 two-story units include individual private rear yards. Each of the building
clusters are separated by a minimum 10’ open space area.
Consistent with the high-end living experience being created, each unit will have a
private garage, and a private backyard. In addition to each home’s private outdoor yard
space, the project will also include community amenities. The amenities will include a
nicely landscaped community entrance, a tot lot and seating area with gathering space
with seating in a common open space.
It should be noted that in addition to the individual private rear yards the community also
provides a larger common open space area with amenities. Furthermore, this
community is proposing a minimum of 40% common open space. This amount of open
space is beneficial to the community as a whole and supports more resident interaction
in the amenity areas.
We find that this type of product and community is currently undersupplied in Chandler.
For a City’s housing supply to be sustainable, a variety of different housing products
and communities is important. This proposal would provide a high-end townhome
community for the segment of the market looking for such a product—and we believe
the size of that segment is significantly growing at this time.
This residential community will be very positive for this area by providing a townhome
style development that is a different style of attached homes that is both vibrant and
compatible with the existing residential uses in the area while responding to the demand
for the type of market housing demand offered by this community. This proposal is an
appropriate transition from the existing 5-lane arterial street west of the Site to the
residential community to the east and will be compatible with the residential
development south and east of the Site.
F.
LIST OF USES
The following list of uses is intended to define authorized Permitted Uses, Conditional
Use Permit and Accessory Uses within the Highland Place PAD.
Permitted Uses.
A. Single-family dwelling.
B. Two-family dwellings.
C. Townhouses.
Page | 14
D. Multi-family dwellings (subject to site development plan).
E. Home occupations as defined in Article II.
F. Signs in accordance with the Chandler Sign Code [Chapter 39].
G. Storage shed as defined by Article II.
H. One (1) accessory building as defined by Article II.
I. Fences, walls and landscape screens not exceeding seven (7) feet in height
adjacent or contiguous to side or rear yard lines and not [more than] three (3)
feet in height adjacent or contiguous to front yard lines.
J. Swimming pools, private, in accordance with Article XXII [section 2205] of this
Code.
Uses permitted by use permit.
A. Churches, schools, public buildings and facilities.
B. Elderly care housing.
C. Any other uses the City Council determines are compatible and in the best
interests of the community.
G.
DEVELOPMENT STANDARDS
The Development Standards for this PAD are set forth in the table below. Building
setbacks will comply with the attached Development Standards. Landscape setback
shall comply as shown on the PDP plan and streets design shall comply with the City of
Chandler’s Street guideline details.
Development Standards
Minimum Net Lot Area
1,800 sq. ft
Minimum Width
30’
Minimum Depth
50’
Minimum Perimeter Setback
Alma School Road
10’
Highland Street
15’
South
40’
East
20’
Separation between buildings
10’
Minimum Front Lot Setback
15’
Minimum Rear Lot Setback
10’
Side Lot Setback
0’ with 10’ between buildings
Maximum Density Net Acre
8.9 du/ac
Maximum Structure Height
30’
Maximum % Lot Coverage
50%
Page | 15
H.
DESIGN GUIDELINES
Careful consideration has been taken into the design and layout of Highland Place to
ensure compatibility with the adjacent residential communities. This project offers future
residents an intimate sense of community and opportunities to interact together as
neighbors, via thoughtful community design, and home orientation to the central
amenity.
The attached “Conceptual Renderings” are illustrations of how the multifamily residential
and site plan may be developed. All buildings shall be designed with 4-sided
architecture and share common architectural elements. The design team has kept
consistent with the goal of creating a unique residential community that uses various
materials, colors, and architectural features to break up the building massing.
This project is designed as a community with landscaped open space areas and
amenities to provide residents with an appealing, active environment to play, relax, and
socialize with each other. The layout and design create an attractive development that
faces all lots on this property inward onto the property’s internal street and open space.
Building Design
All residential buildings will conform to the City of Chandler’s,
except as modified by this PAD.
The
attached
“Conceptual
Rendering”
examples
are
representations intended to illustrate and establish a level of quality
which will be the benchmark against the City’s review. While the
applicant may submit elevations, which differ in some ways from
the representations shown in this PAD submittal, the intent of the
submittal exhibits is to establish a level of foundational quality.
Materials
Approved exterior wall materials include the following list, unless
otherwise expanded with approved by the Planning Division:
Common clay brick
Granite
Marble, or other natural stone
Tile cladding
Concrete masonry unit (provided that surfaces are integrally
colored, painted, stained, or have attractive exposed
aggregate which must be approved as to color and texture)
Architectural metal
Stucco or plaster (synthetic systems simulating stucco or
plaster are permitted)
Concrete, pre-cast or poured in place
Glass
Metal panels and/or trim
Metal and composite panels
Page | 16
Metals (polished and rusted)
Perforated metals and meshes
Stucco
Exposed finished structural steel
Stone
Masonry
Green-Screen or Green walls including trellises to reduce
excessive radiant heat in pedestrian areas.
Any pitched roof structure shall use concrete tiles or “pre-finished”
metal roofing or other acceptable material as approved by Planning
Division. Flat roofs shall be non-reflective material (minimum SRI of
78 for non-occupiable roof patios).
Amenities
This development will provide the following:
Seating Area
Ramada
Tot Lot
Grassed Activity Area with Seating
Other form of amenity may be used instead of any one of the
above as administratively approved by the Planning Division.
Paving
Materials
Design
Pedestrian crossing area shall have a different color, texture or
material to define these areas with one of the following methods:
Stamped concrete or asphalt
Interlocking concrete pavers
Stained concrete
Integral colored concrete.
Or other acceptable method as approved by the Planning
Division.
All materials within the Pedestrian crossing shall meet ADA
requirements and may not create a significant noise issue
with vehicle traffic.
Walls/Fences
Thematic wall and/or fence shall be utilized along Alma School
Road to provide a cohesive project as approved by the Planning
Division. Up to 8’ tall wall is permitted. Approved wall materials
include the following list, unless otherwise approved by the
Planning Division:
Metals, wrought iron, view fencing, steel tube (polished and
rusted).
Perforated metals and meshes.
Architectural masonry products as CMU, integral color CMU,
textured CMU.
Page | 17
Architectural masonry bricks and veneers.
Architectural metal works, stand alone or integrated into
masonry walls.
Stucco or synthetic applied to all exposed surfaces of
masonry CMU.
Poured in place concrete works.
Lighting Design
All lighting shall comply with the City of Chandler Code.
All exterior lighting on the site is to be shielded from view of the
light source off-site to the extent feasible. Parking lot fixtures and
wall lights shall not exceed 25’ in height.
Main Project
Entry Point
Main project entry point shall be created to convey the identity of
the development. The main project entry point shall be designed as
part of the overall development and shall be approved by the City.
I.
LANDSCAPE CONCEPT
The landscape plan uses plants that are low water use and consistent with the
proposed architectural character of the homes. Drought resistant plants and trees will
be the predominant materials used in the overall landscape design for entry areas and
streetscape using colorful accent materials incorporated in open space areas and other
featured spaces. Some turf will be used in landscape tracts to also create an oasis feel
in certain featured locations. The landscaping along Alma School is designed as an
integral part of the project’s landscape theme and includes plant materials compatible
with the surrounding area.
J.
SIGNS
All signage shall comply with the City’s Sign Code, Chapter 39 of the Zoning Ordinance.
K.
PHASING PLAN
The intent is to develop Highland Place in one phase. Forecasting the pace is
challenging because it depends upon market conditions. However, all needed off-site
and on-site improvements will be constructed as approved by the City. These
infrastructure improvements will provide proper access to streets, pedestrian routes,
water, and sewer connections into the City system, on-site stormwater retention, and
perimeter streetscape improvements adjacent to the parcel.
Page | 18
L.
CONCLUSION
The intent of the overall proposal for “Highland Place” is to provide a residential
development that complements the area while upholding the planning principles and
supporting the economic goals and objectives of the City of Chandler and nearby
shopping and employment core. The infill site will be transformed into an attractive,
high-quality residential development that will enhance the streetscape appearance with
attractive new architectural designs, open space areas, amenities, and lush landscaping
features along both Alma School Road and Highland Street.
The overall project will attract residents looking for an enhanced level of living with
on-site amenities. These new residents and their guests will become customers and
patrons of all the nearby shopping, restaurants, and entertainment venues.
We believe this community will be warmly embraced at this location and will be a benefit
for Chandler. The subject parcel is rectangular with two street frontages and would be
difficult for many developers. The concern for such parcels is finding a developer and
community type that can be successful within those site parameters and maintain the
level of quality the City wants. The proposed community can navigate those challenges
very well and will deliver a quality product to the City.
Page | 19
Vicinity Aerial
Page | 20
Aerial
Page | 21
Existing Zoning Map
W HIGHLAND ST
N ALMA SCHOOL ROAD
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
AMENITY
TRACT A
TRACT C
TRACT B
TRACT D
ENTRANCE APRON PER
MAG STD DTL 250-2
PROPOSED =
3(5,0(7(56(7%$&.6
,1',9,'8$//276(7%$&.6
$/0$6&+22/52$' :(67
+,*+/$1'675((7 1257+
6287+3(5,0(7(5
)5217/27/,1(
5($5/27/,1(
6,'(/27/,1(
:,7+
%(7:((1%8,/',1*6
($673(5,0(7(5
HIGHLAND STREET
ALMA SCHOOL ROAD
E
T
NORTH EMERSON COURT
LOT 1
LOT 2
LOT 3
LOT 4
LOT 8
LOT 7
LOT 6
LOT 5
AMENITY
PROP. PUBLIC
8" SS
PROP. PUBLIC
4" WATER
PROP. SS MH
EX. WM
EX. FH
EX. WV
EX. WV
EX. WM
PROP. SS MH
EX. SS MH
PROP.
1" W PUBLIC
SERVICE (TYP)
PROP. METER
BOX & COVER
(TYP)
TRACT C
TRACT B
TRACT B
TRACT B
TRACT A
PROP. WV
PROP.
4" SS TAP (TYP)
TRACT B
TRACT B
TRACT B
TRACT B
TRACT B
NW COR S. 1/2, NW. 1/4, SEC 21
T1S R5E GS&RM
BRASS CAP IN HANDHOLE
SIGHT VISIBILITY
ESMT
PROP. TAPPING
SLEEVE
PROPERTY
BOUNDARY
PROP.
WATER CAP
PROP. LANDSCAPE
METER BOX & COVER
EXISTING PRIVATE
ENTRANCE ON NORTHEAST
SIDE WILL BE REMOVED
8' MASONRY CMU
SOLID WALL PER
DTL ON SHT 02
EXISTING
WALL
6' DECORATIVE
WALL
6' DECORATIVE
WALL
EXISTING FENCE
NW COR SEC 21
T1S R5E GS&RM
BRASS CAP IN HANDHOLE
WARNER ROAD
WEST 1/4 COR SEC 21
T1S R5E GS&RM
BRASS CAP IN HANDHOLE
Bowman Consulting Group Ltd
1600 N. Desert Drive Ste 210
Tempe, Arizona 85281
c 2021 Bowman Consulting Group Ltd
Phone: (480) 629-8830
www.bowmanconsulting.com
A PRELIMINARY PLAT
OF
HIGHLAND PLACE
CHANDLER, ARIZONA
MARICOPA COUNTY
051170-01-001
DLR
DLR
JJG
051170-01-001
01/12/24
PP01 PP02
Wall Plan
HIGHLAND PLACE
CITY OF CHANDLER ARIZONA
A PORTION OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 1 SOUTH,
RANGE 5 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA
LEGAL DESCRIPTION
PARCEL NO. 1 (APN # 302-42-591):
THE WEST 208.73 FEET OF THE NORTH 224.20 FEET OF THE SOUTHWEST
QUARTER OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 1 SOUTH,
RANGE 5 EAST OF THE GIL AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA;
EXCEPT THE NORTH 30 FEET THEREOF, AND ALSO
EXCEPT THE WEST 55 FEET THEREOF
PARCEL NO. 2 (APN # 302-42-468):
THE WEST 61.5 FEET OF THE EAST 218.76 FEET OF THE WEST 427.47 FEET OF
THE NORTH 224.20 FEET OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 21, TOWNSHIP 1 SOUTH, RANGE 5 EAST OF THE GILA
AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA;
EXCEPT THE NORTH 30 FEET THEREOF.
VICINITY MAP
N.T.S.
LEGEND
ENGINEER
BOWMAN CONSULTING
1600 N DESERT DRIVE, SUITE 210
TEMPE, AZ 85281
PH: (480)-629-8830
EMAIL: jgary@bowman.com
CONTACT: JOHN GRAY
SITE DATA
GROSS AREA: 48,260 SF = 1.11 AC
NET AREA: 39,653 SF = 0.91 AC
NUMBER OF LOTS: 8
LOT COVERAGE: 39.6%
OPEN SPACE: 60.3%
PARKING REQUIRED: 16 (2 SPACES/UNIT)
PARKING PROVIDED: 34 (4 SPACES/UNIT + 2 GUEST SPACES)
BUILDING SETBACK DATA
FRONT = 15' (NORTH SIDE)
BACK = 40' (SOUTH SIDE)
SIDE = 10' (WEST SIDE)
SIDE = 20' (EAST SIDE)
ZONING
CURRENT = SF-18
PLANNED AREA DEVELOPMENT (PAD) = MF-1
SF / SINGLE FAMILY
MF / MULTI FAMILY
21
20
16
17
22
21
15
16
20
19
22
21
19
24
21
20
W WARNER RD
W KNOX RD
W RAY RD
N ALMA SCHOOL RD
N ARIZONA AVE
HIGHLAND
EVERGEEN
LOT AREA TABLE
TRACT AREA TABLE
OWNER/DEVELOPER
AIM Realty of Arizona, LLC
2610 E. LOVEBIRD LANE
GILBERT, AZ 85297
PH: (801) 726-4321
CONTACT: JOE RAINEY
EMAIL: joe.rainey@raineyhomes.com
RETENTION TABLE
”
’
’
TYPICAL LOT DETAIL
BENCHMARK
#23, NGVD29 ELEVATION 1208.829, SECTION 21, T1S, RSE, 3" CITY OF CHANDLER
BRASS CAP IN CONCRETE, FLUSH, BETWEEN WARNER RD AND RAY RD; 530' WEST
OF ARIZONA AVE AT INTERSECTION OF KNOX RD AND OREGON ST. EQUATION 1.781,
NAVD88 ELEVATION 1210.61.
DECORATIVE WALL PROFILE
NORTH EMERSON COURT
SECTION A (TYP. INTERIOR STREET DTL)
NTS
SECTION D
NTS
SECTION C
NTS
SECTION E
NTS
SECTION B
NTS
SECTION F
NTS
SITE WALL LOCATIONS
Bowman Consulting Group Ltd
1600 N. Desert Drive Ste 210
Tempe, Arizona 85281
c 2021 Bowman Consulting Group Ltd
Phone: (480) 629-8830
www.bowmanconsulting.com
A PRELIMINARY PLAT
OF
HIGHLAND PLACE
CHANDLER, ARIZONA
MARICOPA COUNTY
051170-01-001
DLR
DLR
JJG
051170-01-001
01/12/24
PP02 PP02
HIGHLAND
ALMA SCHOOL
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
48"BOX
9
6
29
TREES
CHASTE TREE
48"BOX
4
4
SHRUBS
RED YUCCA
PURPLE HOPSEED
RED BIRD OF PARADISE
BOUGAINVILLEA
TORCHGLOW
ARIZONA ASH
CHILEAN MESQUITE
TIPUANA
31
5 GAL.
40
15
5 GAL.
5 GAL.
14
38
5 GAL.
5 GAL.
12
11
5 GAL.
5 GAL.
DEER GRASS
REGAL MIST
BUSH MORNING GLORY
SOUTHERN LIVE OAK
7 @ 48"BOX
36"BOX
36"BOX
24"BOX
MOUND, DALLAS RED
ASSORTED LANTANA: GOLD
23 @ 36"BOX
AMENITIES
N
PARKING
'HIGHLAND PLACE'
GRILL
TABLE
COVERED
PATIO
COVERED
PATIO
COVERED
PATIO
COVERED
PATIO
AIM REALITY OF ARIZONA
ALMA SCHOOL & HIGHLAND ST.
CITY OF CHANDLER, ARIZONA
Date:
Scale:
Designer:
JOB:
1 of 1
Page:
Rev:
1/10" = 1'
HIGHLAND
10/7/22
12/7/22
480-246-4916
6/30/23
10/10/23
-
-
SHERWOOD
OUTDOORS
.
.
ROC #186690
(480) 899-9097
GILBERT, AZ 85298
17718 E. SAN CARLOS WAY
ROC #307659
SHERWOOD
OUTDOORS
.
.
ROC #186690
(480) 899-9097
GILBERT, AZ 85298
17718 E. SAN CARLOS WAY
ROC #307659
ALMA SCHOOL &
NOHI MONTGOMERY
= INT. BEARING WALLS
- SEE SHEET A3.1 FOR ADDITIONAL NOTES
FINISHING NOTES:
A. PRODUCE JOINTS WHICH ARE TRUE, TIGHT AND WELL FASTENED.
CONCEAL SHRINKAGE. MITER EXTERIOR JOINTS. COPE INTERIOR
JOINTS. MITER OR SCARF END-TO-END JOINTS. INSTALL TRIM
USING PIECES AS LONG AS. POSSIBLE. INSTALL ITEMS STRAIGHT,
TRUE, LEVEL, PLUMB AND FIRMLY ANCHORED IN PLACE. NAIL TRIM
WITH FINISH NAILS OF PROPER DIMENSION TO HOLD THE MEMBER
FIRMLY IN PLACE WITHOUT SPLITTING THE WOOD. NAIL EXTERIOR
TRIM WITH GALVANIZED NAILS, MAKING JOINTS TO EXCLUDE
WATER AND SETTING IN WATERPROOF GLUE OR SEALANT. ON
EXPOSED WORK, SET NAILS FOR PUTTY.
B. BEFORE CAULKING, INSURE THAT ALL JOINTS AND SPACES ARE
CLEAN, DRY, FREE OF DUST, LOOSE PARTICLES AND OTHER
FOREIGN MATERIALS; THAT METALS ARE FREE OF ALL RUST, MILL
SCALE, COATINGS, OIL AND GREASE; THAT ALUMINUM SURFACES
THAT HAVE PROTECTIVE COATINGS ARE CLEANED WHEREVER
SEALANT IS TO BE PLACED, AND FIXTURE SURFACES ARE CLEAN &
LABELS REMOVED IN AREA OF SEALANT APPLICATION.
C. CAULK OR OTHERWISE SEAL ALL EXTERIOR JOINTS AROUND
WINDOWS AND DOOR FRAMES; BETWEEN WALL SOLE PLATES AND
FLOORS, & BETWEEN EXTERIOR WALL PANELS; PENETRATIONS IN
WALLS, CEILINGS, AND FLOORS FOR PLUMBING, ELECTRICAL OR GAS
LINES; OPENINGS IN ATTIC FLOORS; ALL OTHER OPENINGS IN THE
BUILDING ENVELOPE.
FLOOR PLAN NOTES:
1 - ELECTRIC APPLIANCE
2 - GAS APPLIANCE
3 - WATER HEATER W/ DRAIN PAN ABV. +18" PLATFORM
T&P LINE AND DRAIN FROM PAN TO EXTERIOR
4 - GARBAGE DISPOSAL
5 - ICE LINE FROM R.O.
6 - VENT THRU THE ROOF SEE M1.1 FOR DETAILS
7 - ATTIC ACCESS - 22X30 MIN. OPENING. SEE ARCH
NOTE "G" ON GN1 & DETAIL 1 ON M1.1
8 - SOFT WATER W/ LOOP
9 - GAS SHUT-OFF VALVE WITHIN 4 FEET OF FIREPLACE
10 - COMBUSTION AIR W/ VENTING PER MECHANICAL PLAN
11 - STAND ALONE TUB
12 - SOAKING TUB
13 - JETTED TUB W/ ACCESS PANEL
14 - POT FILLER
15 - DRAIN AT ICE MAKER, NO PUMP
16 - MAKE-UP VANITY
17 - FRAME BOX COLUMN W/ +30" FRAME BASE
W/ BRICK VENEER (SEE ELEVATIONS)
18 - POST W/ HOLLOW COLUMN WRAP
19 - SKYLIGHT (ICC PER SHEET GN1)
20 - ARCH TOP OPENING - SEE ELEVATIONS @ EXTERIOR
21 - FLAT TOP OPENING
12" BELOW CL'Gs < 11' (U.N.O.)
18" BELOW CL'Gs > 11' (U.N.O.)
SEE ELEVATIONS @ EXTERIOR
(VERIFY W/ OWNER)
22 - +36" RAILING - SPACED SO THAT A 4" SPHERE CANNOT PASS THRU
23 - HI-LO SHELF W/ CLOTHING RODS
24 - HIGH SHELF W/ CLOTHING ROD
25 - FULL CABINET
26 - +16" SEAT
27 - NICHE - SILL @ 3', HDR @ 8'-6"
28 - DESK
29 - 6-SHELVES
30 - 5 SHELVES
31 - SOUND INSULATED WALL
32 - TEMPERED GLASS
33 - SILL @ 5' MIN., TEMPERED NOT REQUIRED
34 - 2X6 WALL - PLUMBING WHERE OCCURS
35 - 1" STEP MAX
36 - 4" STEP
37 - STEP VARIES
38 - STOOP - 6" WIDER THAN EACH SIDE OF
OPENING 36" DEEP (MIN.)
39 - +36" FLUSH COUNTER TOP @ ISLAND
40 - +42" BAR TOP
41 - SHOWER TILE TO 6' MIN. SEE NOTE 1, B & C ON GN1
42 - ROD @ SHOWER
43 - MEDICINE CABINET
44 - SLIDING BARN DOOR
45 - +18" FRAMED PLATFORM
46 - +4" RAISED DRYING AREA BUILT W/ 4X4X8 CMU
47 - 1 3/4" SOLID CORE (20 MIN. RATED) TIGHT-FITTING,
SELF- CLOSING & SELF-LATCHING DOOR W/ GASKET & SWEEP
48 - GARAGES SHALL BE SEPARATED FROM THE
RESIDENCE & ITS ATTIC AREA BY MEANS OF MIN. 1/2-INCH
GYPSUM BOARD APPLIED TO THE GARAGE SIDE (WALLS & CEILING).
49 - GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED
FROM ALL HABITABLE ROOMS ABOVE BY NOT LESS THAN 5/8-INCH
TYPE "X" GYPSUM BOARD OR EQUAL.
FLOOR PLAN KEYNOTES
(NOT ALL KEY NOTES MAY BE USED)
UP
UP
62'-2"
50'-0"
12'-9"
10'-0"
8'-0"
12'-11"
Great Room
9' CL'G
17'-0" x 15'-0"
2-Car Garage
9' CL'G
20'-0" x 20'-0"
Dining
9' CL'G
13'-0" x 10'-0"
Porch
9' CL'G
2-Car Garage
9' CL'G
20'-0" x 20'-0"
Great Room
9' CL'G
18'-0" x 15'-0"
Dining
9' CL'G
12'-0" x 10'-8"
Patio
9' CL'G
11'-11" x 7'-0"
Patio
9' CL'G
11'-9" x 9'-0"
OPEN
ABV.
9' CL'G
OPEN
ABV.
9' CL'G
Porch
9' CL'G
Kitchen
9' CL'G
13'-0" x 8'-6"
Kitchen
9' CL'G
12'-0" x 7'-10"
8x8x16 CMU WALL
7' TALL MAX.
FINISH FACING STREET: STUCCO PAINTED WHITE
8x8x16 CMU WALL
7' TALL MAX.
FINISH FACING STREET: STUCCO PAINTED WHITE
F
A3.1
F
A3.1
F
A3.1
F
A3.1
RIGHT UNIT
MAIN LIVABLE:
715 SQ. FT.
UPPER LIVABLE:
1,004 SQ. FT.
TOTAL LIVABLE:
1,719 SQ. FT.
GARAGE:
457 SQ. FT.
PATIO:
133 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
625 SQ. FT.
LEFT UNIT
MAIN LIVABLE:
715 SQ. FT.
*UPPER LIVABLE:
1,011 SQ. FT.
TOTAL LIVABLE:
1,726 SQ. FT.
GARAGE:
457 SQ. FT.
*PATIO:
103 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
595 SQ. FT.
DUPLEX TOTALS
MAIN LIVABLE:
1,430 SQ. FT
UPPER LIVABLE:
2,015 SQ. FT
TOTAL LIVABLE:
3,445 SQ. FT
GARAGE:
884 SQ. FT
PATIO:
236 SQ. FT
PORCH:
100 SQ. FT
NON-LIVABLE:
1,220 SQ. FT
TOTAL:
4,665 SQ. FT
FOOTPRINT:
2,650 SQ. FT
*DIFFERENT THAN RIGHT UNIT
CL'G LINE
STAIR SECTION
1
2X BLK'G
HANDRAIL PLAN VIEW
WALL BRACKET MOUNTED W/ 2"
SCREWS SPACED EQUALLY @ 60"
O.C. MAX. & NOT MORE THAN 12"
FROM ENDS
HANDRAILS
ENDS TO
RETURN TO
WALL/NEWELL
W/ 3" SCREW
TO STUD/BLK
34" - 38"
ABV NOSE
OF TREAD
WALL, BEAM
OR JOIST PER
PLAN
FIN. FLOOR
SIMP U210
HNGR
SIMP.
H2.5A
(3) 2x12 STRINGERS
NOTCHED TO ACCEPT
TREADS
PROVIDE 1/2" GYP. BD. @
ENCLOSED USABLE SPACE
BELOW STAIRS.
2x10 LEDGER
W/ 4 - 16d
1x RISER - TYP.
2x TREAD - TYP.
(3) 2x12 STRINGERS
NOTCHED TO ACCEPT
TREADS
°NOTE:°
STAIRS, GUARDRAIL &
HEADROOM SHALL
COMPLY w/ IRC 311, 312
1/2" GYP. BOARD
ON WALL & CL'G UNDER
STAIRS. PROVIDE FIRE-STOP
BTWN STRINGER @ TOP & BTM
STUD ALONG & IN LINE W/ RUN
OF STAIRS ADJ. TO STUD WALL.
3/8" MAX. DIFF.
BTWN LARGEST &
SMALLEST TREAD
OR RISER.
THE WIDTH OF EA. LANDING
SHALL NOT BE LESS THAN THE
STAIRWAY SERVED (36" MIN.)
THERE SHALL BE A LANDING @
THE TOP & BTM OF EA. STAIRWAY,
EXCEPT AT TOP OF INTERIOR
STAIRS, PROVIDED A DOOR DOES
NOT SWING OVER THE STAIRS.
GUARDRAILS SHALL BE 36" MIN. ABV.
FLOORS & LANDINGS
WOOD BALUSTERS BELOW GUARDRAILS &
HANDRAILS SHALL BE SPACED SO A 4" SPHERE
CANNOT PASS THRU
WINDER TREADS SHALL HAVE A
MIN. TREAD DEPTH OF 10" @ 12"
WALK LINE & NOT BE LESS THAN
6" @ ANY POINT
HEADROOM IN ALL PARTS OF
THE STAIRWAY SHALL NOT
BE LESS THAN 6'-8"
10" TREAD MIN.
7 3/4" HIGH
MAX.
PT 2X4 ANCHORED TO
CONCRETE W/ 1/2" DIA.
HILTI KWIK BOLT III WEDGE
ANCHORS W/ 6"
EMBEDMENT (ICC-2302) @
12" O.C.
3" SCREW HANDRAIL TO NEWELL POST &
TO WALL RETURNS, (2) @ SHOE TO FLOOR
JOIST/BLK @ 12" O.C.
3" SCREW HANDRAIL
TO WALL RETURNS &
BRACKET W/ 12"
PROVIDE CONTINUOUS CIRCULAR
CROSS-SECTION HANDRAIL W/ 1 1/4 TO 2"
DIA ON AT LEAST ONE SIDE OF ENTIRE FLIGHT
OF STAIRS (4 1/2" FROM WALL MAX.) IF NOT
CIRCULAR, IT SHALL HAVE 4" TO 6 1/4"
PERIMETER DIM. W/ MAX 2 1/4" DIA.
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
A1.1-AB
SQUARE FOOTAGE CALCULATIONS
1
2
3
4
5
6
ELEVATION A & B
MAIN FLOOR
FLOOR PLAN
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
ELEVATION A & B
MAIN FLOOR
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
1 - ELECTRIC APPLIANCE
2 - GAS APPLIANCE
3 - WATER HEATER W/ DRAIN PAN ABV. +18" PLATFORM
T&P LINE AND DRAIN FROM PAN TO EXTERIOR
4 - GARBAGE DISPOSAL
5 - ICE LINE FROM R.O.
6 - VENT THRU THE ROOF SEE M1.1 FOR DETAILS
7 - ATTIC ACCESS - 22X30 MIN. OPENING. SEE ARCH
NOTE "G" ON GN1 & DETAIL 1 ON M1.1
8 - SOFT WATER W/ LOOP
9 - GAS SHUT-OFF VALVE WITHIN 4 FEET OF FIREPLACE
10 - COMBUSTION AIR W/ VENTING PER MECHANICAL PLAN
11 - STAND ALONE TUB
12 - SOAKING TUB
13 - JETTED TUB W/ ACCESS PANEL
14 - POT FILLER
15 - DRAIN AT ICE MAKER, NO PUMP
16 - MAKE-UP VANITY
17 - FRAME BOX COLUMN W/ +30" FRAME BASE
W/ BRICK VENEER (SEE ELEVATIONS)
18 - POST W/ HOLLOW COLUMN WRAP
19 - SKYLIGHT (ICC PER SHEET GN1)
20 - ARCH TOP OPENING - SEE ELEVATIONS @ EXTERIOR
21 - FLAT TOP OPENING
12" BELOW CL'Gs < 11' (U.N.O.)
18" BELOW CL'Gs > 11' (U.N.O.)
SEE ELEVATIONS @ EXTERIOR
(VERIFY W/ OWNER)
22 - +36" RAILING - SPACED SO THAT A 4" SPHERE CANNOT PASS THRU
23 - HI-LO SHELF W/ CLOTHING RODS
24 - HIGH SHELF W/ CLOTHING ROD
25 - FULL CABINET
26 - +16" SEAT
27 - NICHE - SILL @ 3', HDR @ 8'-6"
28 - DESK
29 - 6-SHELVES
30 - 5 SHELVES
31 - SOUND INSULATED WALL
32 - TEMPERED GLASS
33 - SILL @ 5' MIN., TEMPERED NOT REQUIRED
34 - 2X6 WALL - PLUMBING WHERE OCCURS
35 - 1" STEP MAX
36 - 4" STEP
37 - STEP VARIES
38 - STOOP - 6" WIDER THAN EACH SIDE OF
OPENING 36" DEEP (MIN.)
39 - +36" FLUSH COUNTER TOP @ ISLAND
40 - +42" BAR TOP
41 - SHOWER TILE TO 6' MIN. SEE NOTE 1, B & C ON GN1
42 - ROD @ SHOWER
43 - MEDICINE CABINET
44 - SLIDING BARN DOOR
45 - +18" FRAMED PLATFORM
46 - +4" RAISED DRYING AREA BUILT W/ 4X4X8 CMU
47 - 1 3/4" SOLID CORE (20 MIN. RATED) TIGHT-FITTING,
SELF- CLOSING & SELF-LATCHING DOOR W/ GASKET & SWEEP
48 - GARAGES SHALL BE SEPARATED FROM THE
RESIDENCE & ITS ATTIC AREA BY MEANS OF MIN. 1/2-INCH
GYPSUM BOARD APPLIED TO THE GARAGE SIDE (WALLS & CEILING).
49 - GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED
FROM ALL HABITABLE ROOMS ABOVE BY NOT LESS THAN 5/8-INCH
TYPE "X" GYPSUM BOARD OR EQUAL.
FLOOR PLAN KEYNOTES
(NOT ALL KEY NOTES MAY BE USED)
DN
DN
Master Bdrm
8' CL'G
17'-8" x 15'-0"
Bedroom 2
8' CL'G
11'-6" x 10'-10"
Bedroom 3
8' CL'G
11'-2" x 11'-8"
Loft
8' CL'G
19'-2" x 6'-2"
Bath 2
8' CL'G
5'-0" x 10'-2"
Bath 1
8' CL'G
6'-0" x 10'-8"
WIC
8' CL'G
5'-8" x 7'-4"
Laundry
8' CL'G
6'-8" x 5'-10"
Open to
Below
Master Bdrm
8' CL'G
17'-8" x 15'-0"
Bedroom 2
8' CL'G
11'-6" x 10'-10"
Bedroom 3
8' CL'G
11'-2" x 11'-8"
Loft
8' CL'G
19'-2" x 6'-2"
Bath 2
8' CL'G
5'-0" x 10'-2"
Bath 1
8' CL'G
6'-0" x 10'-8"
WIC
8' CL'G
5'-8" x 7'-4"
Laundry
8' CL'G
6'-8" x 5'-10"
Open to
Below
PATIO BELOW
PATIO BELOW
GARAGE BELOW
GARAGE BELOW
PORCH BELOW
PORCH BELOW
RIGHT UNIT
MAIN LIVABLE:
715 SQ. FT.
UPPER LIVABLE:
1,004 SQ. FT.
TOTAL LIVABLE:
1,719 SQ. FT.
GARAGE:
457 SQ. FT.
PATIO:
133 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
625 SQ. FT.
LEFT UNIT
MAIN LIVABLE:
715 SQ. FT.
*UPPER LIVABLE:
1,011 SQ. FT.
TOTAL LIVABLE:
1,726 SQ. FT.
GARAGE:
457 SQ. FT.
*PATIO:
103 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
595 SQ. FT.
DUPLEX TOTALS
MAIN LIVABLE:
1,430 SQ. FT
UPPER LIVABLE:
2,015 SQ. FT
TOTAL LIVABLE:
3,445 SQ. FT
GARAGE:
884 SQ. FT
PATIO:
236 SQ. FT
PORCH:
100 SQ. FT
NON-LIVABLE:
1,220 SQ. FT
TOTAL:
4,665 SQ. FT
FOOTPRINT:
2,650 SQ. FT
*DIFFERENT THAN RIGHT UNIT
= INT. BEARING WALLS
- SEE SHEET A3.1 FOR ADDITIONAL NOTES
FINISHING NOTES:
A. PRODUCE JOINTS WHICH ARE TRUE, TIGHT AND WELL FASTENED.
CONCEAL SHRINKAGE. MITER EXTERIOR JOINTS. COPE INTERIOR
JOINTS. MITER OR SCARF END-TO-END JOINTS. INSTALL TRIM
USING PIECES AS LONG AS. POSSIBLE. INSTALL ITEMS STRAIGHT,
TRUE, LEVEL, PLUMB AND FIRMLY ANCHORED IN PLACE. NAIL TRIM
WITH FINISH NAILS OF PROPER DIMENSION TO HOLD THE MEMBER
FIRMLY IN PLACE WITHOUT SPLITTING THE WOOD. NAIL EXTERIOR
TRIM WITH GALVANIZED NAILS, MAKING JOINTS TO EXCLUDE
WATER AND SETTING IN WATERPROOF GLUE OR SEALANT. ON
EXPOSED WORK, SET NAILS FOR PUTTY.
B. BEFORE CAULKING, INSURE THAT ALL JOINTS AND SPACES ARE
CLEAN, DRY, FREE OF DUST, LOOSE PARTICLES AND OTHER
FOREIGN MATERIALS; THAT METALS ARE FREE OF ALL RUST, MILL
SCALE, COATINGS, OIL AND GREASE; THAT ALUMINUM SURFACES
THAT HAVE PROTECTIVE COATINGS ARE CLEANED WHEREVER
SEALANT IS TO BE PLACED, AND FIXTURE SURFACES ARE CLEAN &
LABELS REMOVED IN AREA OF SEALANT APPLICATION.
C. CAULK OR OTHERWISE SEAL ALL EXTERIOR JOINTS AROUND
WINDOWS AND DOOR FRAMES; BETWEEN WALL SOLE PLATES AND
FLOORS, & BETWEEN EXTERIOR WALL PANELS; PENETRATIONS IN
WALLS, CEILINGS, AND FLOORS FOR PLUMBING, ELECTRICAL OR GAS
LINES; OPENINGS IN ATTIC FLOORS; ALL OTHER OPENINGS IN THE
BUILDING ENVELOPE.
FLOOR PLAN NOTES:
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
A1.2-A
ELEVATION A
UPPER FLOOR
FLOOR PLAN
SQUARE FOOTAGE CALCULATIONS
ELEVATION A
UPPER FLOOR
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
1 - ELECTRIC APPLIANCE
2 - GAS APPLIANCE
3 - WATER HEATER W/ DRAIN PAN ABV. +18" PLATFORM
T&P LINE AND DRAIN FROM PAN TO EXTERIOR
4 - GARBAGE DISPOSAL
5 - ICE LINE FROM R.O.
6 - VENT THRU THE ROOF SEE M1.1 FOR DETAILS
7 - ATTIC ACCESS - 22X30 MIN. OPENING. SEE ARCH
NOTE "G" ON GN1 & DETAIL 1 ON M1.1
8 - SOFT WATER W/ LOOP
9 - GAS SHUT-OFF VALVE WITHIN 4 FEET OF FIREPLACE
10 - COMBUSTION AIR W/ VENTING PER MECHANICAL PLAN
11 - STAND ALONE TUB
12 - SOAKING TUB
13 - JETTED TUB W/ ACCESS PANEL
14 - POT FILLER
15 - DRAIN AT ICE MAKER, NO PUMP
16 - MAKE-UP VANITY
17 - FRAME BOX COLUMN W/ +30" FRAME BASE
W/ BRICK VENEER (SEE ELEVATIONS)
18 - POST W/ HOLLOW COLUMN WRAP
19 - SKYLIGHT (ICC PER SHEET GN1)
20 - ARCH TOP OPENING - SEE ELEVATIONS @ EXTERIOR
21 - FLAT TOP OPENING
12" BELOW CL'Gs < 11' (U.N.O.)
18" BELOW CL'Gs > 11' (U.N.O.)
SEE ELEVATIONS @ EXTERIOR
(VERIFY W/ OWNER)
22 - +36" RAILING - SPACED SO THAT A 4" SPHERE CANNOT PASS THRU
23 - HI-LO SHELF W/ CLOTHING RODS
24 - HIGH SHELF W/ CLOTHING ROD
25 - FULL CABINET
26 - +16" SEAT
27 - NICHE - SILL @ 3', HDR @ 8'-6"
28 - DESK
29 - 6-SHELVES
30 - 5 SHELVES
31 - SOUND INSULATED WALL
32 - TEMPERED GLASS
33 - SILL @ 5' MIN., TEMPERED NOT REQUIRED
34 - 2X6 WALL - PLUMBING WHERE OCCURS
35 - 1" STEP MAX
36 - 4" STEP
37 - STEP VARIES
38 - STOOP - 6" WIDER THAN EACH SIDE OF
OPENING 36" DEEP (MIN.)
39 - +36" FLUSH COUNTER TOP @ ISLAND
40 - +42" BAR TOP
41 - SHOWER TILE TO 6' MIN. SEE NOTE 1, B & C ON GN1
42 - ROD @ SHOWER
43 - MEDICINE CABINET
44 - SLIDING BARN DOOR
45 - +18" FRAMED PLATFORM
46 - +4" RAISED DRYING AREA BUILT W/ 4X4X8 CMU
47 - 1 3/4" SOLID CORE (20 MIN. RATED) TIGHT-FITTING,
SELF- CLOSING & SELF-LATCHING DOOR W/ GASKET & SWEEP
48 - GARAGES SHALL BE SEPARATED FROM THE
RESIDENCE & ITS ATTIC AREA BY MEANS OF MIN. 1/2-INCH
GYPSUM BOARD APPLIED TO THE GARAGE SIDE (WALLS & CEILING).
49 - GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED
FROM ALL HABITABLE ROOMS ABOVE BY NOT LESS THAN 5/8-INCH
TYPE "X" GYPSUM BOARD OR EQUAL.
FLOOR PLAN KEYNOTES
(NOT ALL KEY NOTES MAY BE USED)
DN
DN
Master Bdrm
8' CL'G
17'-8" x 15'-0"
Bedroom 2
8' CL'G
11'-6" x 10'-10"
Bedroom 3
8' CL'G
11'-2" x 11'-8"
Loft
8' CL'G
19'-2" x 6'-2"
Bath 1
8' CL'G
6'-0" x 10'-8"
Laundry
8' CL'G
6'-8" x 5'-10"
Master Bdrm
8' CL'G
17'-8" x 15'-0"
Bedroom 2
8' CL'G
11'-6" x 10'-10"
Bedroom 3
8' CL'G
11'-2" x 11'-8"
Loft
8' CL'G
19'-2" x 6'-2"
Bath 1
8' CL'G
6'-0" x 10'-8"
Laundry
8' CL'G
6'-8" x 5'-10"
Bath 2
8' CL'G
5'-0" x 10'-2"
Bath 2
8' CL'G
5'-0" x 10'-2"
WIC
8' CL'G
5'-8" x 7'-4"
WIC
8' CL'G
5'-8" x 7'-4"
Open to
Below
Open to
Below
PATIO BELOW
PATIO BELOW
GARAGE BELOW
GARAGE BELOW
PORCH BELOW
PORCH BELOW
RIGHT UNIT
MAIN LIVABLE:
715 SQ. FT.
UPPER LIVABLE:
1,004 SQ. FT.
TOTAL LIVABLE:
1,719 SQ. FT.
GARAGE:
457 SQ. FT.
PATIO:
133 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
625 SQ. FT.
LEFT UNIT
MAIN LIVABLE:
715 SQ. FT.
*UPPER LIVABLE:
1,011 SQ. FT.
TOTAL LIVABLE:
1,726 SQ. FT.
GARAGE:
457 SQ. FT.
*PATIO:
103 SQ. FT.
PORCH:
35 SQ. FT.
NON-LIVABLE:
595 SQ. FT.
DUPLEX TOTALS
MAIN LIVABLE:
1,430 SQ. FT
UPPER LIVABLE:
2,015 SQ. FT
TOTAL LIVABLE:
3,445 SQ. FT
GARAGE:
884 SQ. FT
PATIO:
236 SQ. FT
PORCH:
100 SQ. FT
NON-LIVABLE:
1,220 SQ. FT
TOTAL:
4,665 SQ. FT
FOOTPRINT:
2,650 SQ. FT
*DIFFERENT THAN RIGHT UNIT
= INT. BEARING WALLS
- SEE SHEET A3.1 FOR ADDITIONAL NOTES
FINISHING NOTES:
A. PRODUCE JOINTS WHICH ARE TRUE, TIGHT AND WELL FASTENED.
CONCEAL SHRINKAGE. MITER EXTERIOR JOINTS. COPE INTERIOR
JOINTS. MITER OR SCARF END-TO-END JOINTS. INSTALL TRIM
USING PIECES AS LONG AS. POSSIBLE. INSTALL ITEMS STRAIGHT,
TRUE, LEVEL, PLUMB AND FIRMLY ANCHORED IN PLACE. NAIL TRIM
WITH FINISH NAILS OF PROPER DIMENSION TO HOLD THE MEMBER
FIRMLY IN PLACE WITHOUT SPLITTING THE WOOD. NAIL EXTERIOR
TRIM WITH GALVANIZED NAILS, MAKING JOINTS TO EXCLUDE
WATER AND SETTING IN WATERPROOF GLUE OR SEALANT. ON
EXPOSED WORK, SET NAILS FOR PUTTY.
B. BEFORE CAULKING, INSURE THAT ALL JOINTS AND SPACES ARE
CLEAN, DRY, FREE OF DUST, LOOSE PARTICLES AND OTHER
FOREIGN MATERIALS; THAT METALS ARE FREE OF ALL RUST, MILL
SCALE, COATINGS, OIL AND GREASE; THAT ALUMINUM SURFACES
THAT HAVE PROTECTIVE COATINGS ARE CLEANED WHEREVER
SEALANT IS TO BE PLACED, AND FIXTURE SURFACES ARE CLEAN &
LABELS REMOVED IN AREA OF SEALANT APPLICATION.
C. CAULK OR OTHERWISE SEAL ALL EXTERIOR JOINTS AROUND
WINDOWS AND DOOR FRAMES; BETWEEN WALL SOLE PLATES AND
FLOORS, & BETWEEN EXTERIOR WALL PANELS; PENETRATIONS IN
WALLS, CEILINGS, AND FLOORS FOR PLUMBING, ELECTRICAL OR GAS
LINES; OPENINGS IN ATTIC FLOORS; ALL OTHER OPENINGS IN THE
BUILDING ENVELOPE.
FLOOR PLAN NOTES:
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
A1.3-B
ELEVATION B
UPPER FLOOR
FLOOR PLAN
SQUARE FOOTAGE CALCULATIONS
ELEVATION B
UPPER FLOOR
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
1 - SMOOTH FINISH STUCCO
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
2 - CONCRETE TILE. COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
3 - CULTURED BRICK COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
6 - 12" OVERHANG W/ 8" FASCIA
7 - STUCCO POP-OUT @ WINDOW/
DOOR SURROUND/SILL/CAP.
PROFILE PER DESIGN, COLOR
PER CONTRACTOR
8 - HARDIE BOARD DOOR & WINDOW
SURROUNDS/SILL/CAP/TRIM
PROFILE BY DESIGN, COLOR
PER CONTRACTOR (ICC PER GN1)
9 - GRADE FROM BUILDING SHALL
FALL A MIN. 6" WITHIN 10 FEET - TYP.
ELEVATION KEYNOTES:
(NOT ALL KEY NOTES MAY BE USED)
12
6
12
4
TYP.
UNO
TYP.
27'-9"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
2'-6"
1'-0"
7'-0"
8'-3"
6'-0"
7'-8"
6"
2'-0"
F.F.
F.G.
HDR
FLOOR
BLD'G
FRONT ELEVATION
1/4"=1'0"
4
CL'G
CL'G
HEEL
HEEL
HDR
FLOOR
1
1
1
1
1
2
3
3
3
4
5
5
5
5
6
7
8
8
9
12
6
TYP.
UNO
TYP.
12
6
12
4
7'-0"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
8'-3"
6"
2'-0"
6'-8"
F.F.
F.G.
HDR
CL'G
REAR ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
HDR
1
2
5
6
7
8
9
4
1
3
5
HDR
4
8
12
4
12
6
TYP.
UNO
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
15'-0"
7'-0"
1'-0"
9'-0"
F.F.
F.G
HDR
CL'G
RIGHT ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
3
1
4
5
7
8
9
5
HDR
HDR
HDR
4
HEEL
1
4
12
4
12
6
TYP.
UNO
12
4
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
9'-0"
7'-0"
15'-0"
LEFT ELEVATION
1/4"=1'0"
F.F.
F.G.
HDR
CL'G
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
HDR
4
5
5
8
7
9
6
3
1
HDR
HDR
1
4
CL'G
1
4
WEEP SCREED
APPROVED WEEP SCREED "Z" TYPE
FLASHING W/ MIN. 3 1/2" 26 GA.
VERTICAL FLANGE 3/4" MIN. BELOW
FOUNDATION PLATE & 4" MIN. ABV
EARTH & 2" MIN. ABV. PAVED AREAS
STRUCTURAL ATTACHMENTS
PER PLAN
2X STUDS @ 16" O.C. UNO
SEE ELEVATIONS FOR
EXTERIOR WALL FINISH
GYP. BD. PER PLAN
7'-0"
HIGHLAND PLACE
8X8X16 CMU
SMOOTH STUCCO PAINTED WHITE FACING ARTERIALS
F
1/4"=1'-0"
FENCE DETAIL
F.G.
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
A3.1-A
1
2
3
4
5
6
ELEVATION A
B&W EXTERIOR
ELEVATIONS
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
ELEVATION A
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
12
4
12
6
TYP.
UNO
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
15'-0"
7'-0"
1'-0"
9'-0"
F.F.
F.G.
HDR
CL'G
RIGHT ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
3
1
4
5
7
8
9
5
HDR
HDR
HDR
4
HEEL
1
4
1 - SMOOTH FINISH STUCCO
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
2 - CONCRETE TILE. COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
3 - CULTURED BRICK COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
6 - 12" OVERHANG W/ 8" FASCIA
7 - STUCCO POP-OUT @ WINDOW/
DOOR SURROUND/SILL/CAP.
PROFILE PER DESIGN, COLOR
PER CONTRACTOR
8 - HARDIE BOARD DOOR & WINDOW
SURROUNDS/SILL/CAP/TRIM
PROFILE BY DESIGN, COLOR
PER CONTRACTOR (ICC PER GN1)
9 - GRADE FROM BUILDING SHALL
FALL A MIN. 6" WITHIN 10 FEET - TYP.
ELEVATION KEYNOTES:
(NOT ALL KEY NOTES MAY BE USED)
12
6
12
4
TYP.
UNO
TYP.
27'-9"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
2'-6"
1'-0"
7'-0"
8'-3"
6'-0"
7'-8"
6"
2'-0"
F.F.
F.G.
HDR
FLOOR
BLD'G
FRONT ELEVATION
1/4"=1'0"
4
CL'G
CL'G
HEEL
HEEL
HDR
FLOOR
1
1
1
1
1
2
3
3
3
4
5
5
5
5
6
7
8
8
9
12
6
TYP.
UNO
TYP.
12
6
12
4
7'-0"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
8'-3"
6"
2'-0"
6'-8"
F.F.
F.G.
HDR
CL'G
REAR ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
HDR
1
2
5
6
7
8
9
4
1
3
5
HDR
4
8
12
4
12
6
TYP.
UNO
12
4
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
9'-0"
7'-0"
15'-0"
LEFT ELEVATION
1/4"=1'0"
F.F.
F.G.
HDR
CL'G
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
HDR
4
5
5
8
7
9
6
3
1
HDR
HDR
1
4
CL'G
1
4
7'-0"
HIGHLAND PLACE
8X8X16 CMU
SMOOTH STUCCO PAINTED WHITE FACING ARTERIALS
F
1/4"=1'-0"
FENCE DETAIL
F.G.
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
ELEVATION A
COLOR EXTERIOR
ELEVATIONS
A3.2-A
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
ELEVATION A
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
12
6
12
4
TYP.
UNO
TYP.
27'-9"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
2'-6"
1'-0"
7'-0"
8'-4"
6"
2'-0"
2'-0"
F.F.
F.G.
HDR
FLOOR
BLD'G
FRONT ELEVATION
1/4"=1'0"
5
CL'G
CL'G
HEEL
HEEL
HDR
FLOOR
1
1
1
1
1
2
3
3
3
5
4
4
4
4
6
7
8
8
9
4
HEEL
12
6
TYP.
UNO
TYP.
12
6
12
4
7'-0"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
6"
8'-0"
8'-3"
7'-6"
F.F.
F.G.
HDR
CL'G
REAR ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
HDR
1
2
4
6
7
8
9
5
1
3
4
HDR
12
4
12
6
TYP.
UNO
TYP.
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
15'-0"
7'-0"
1'-0"
9'-0"
2'-0"
F.F.
F.G.
HDR
CL'G
RIGHT ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
2
3
1
5
4
6
7
8
9
4
HDR
HDR
HDR
5
HEEL
1
4
HEEL
12
4
12
6
TYP.
UNO
12
4
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
9'-0"
7'-0"
15'-0"
LEFT ELEVATION
1/4"=1'0"
F.F.
F.G.
HDR
CL'G
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
HDR
5
4
4
8
7
9
6
3
1
HDR
HDR
1
5
CL'G
1
4
1 - SMOOTH FINISH STUCCO
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
2 - CONCRETE TILE. COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
3 - CULTURED BRICK COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
6 - 12" OVERHANG W/ 8" FASCIA
7 - STUCCO POP-OUT @ WINDOW/
DOOR SURROUND/SILL/CAP.
PROFILE PER DESIGN, COLOR
PER CONTRACTOR
8 - HARDIE BOARD DOOR & WINDOW
SURROUNDS/SILL/CAP/TRIM
PROFILE BY DESIGN, COLOR
PER CONTRACTOR (ICC PER GN1)
9 - GRADE FROM BUILDING SHALL
FALL A MIN. 6" WITHIN 10 FEET - TYP.
ELEVATION KEYNOTES:
(NOT ALL KEY NOTES MAY BE USED)
WEEP SCREED
APPROVED WEEP SCREED "Z" TYPE
FLASHING W/ MIN. 3 1/2" 26 GA.
VERTICAL FLANGE 3/4" MIN. BELOW
FOUNDATION PLATE & 4" MIN. ABV
EARTH & 2" MIN. ABV. PAVED AREAS
STRUCTURAL ATTACHMENTS
PER PLAN
2X STUDS @ 16" O.C. UNO
SEE ELEVATIONS FOR
EXTERIOR WALL FINISH
GYP. BD. PER PLAN
7'-0"
HIGHLAND PLACE
8X8X16 CMU
SMOOTH STUCCO PAINTED WHITE FACING ARTERIALS
F
1/4"=1'-0"
FENCE DETAIL
F.G.
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
A3.3-B
ELEVATION B
B&W EXTERIOR
ELEVATIONS
ELEVATION B
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
1 - SMOOTH FINISH STUCCO
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
2 - CONCRETE TILE. COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
3 - CULTURED BRICK COLOR & TYPE
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
PER CONTRACTOR (ICC PER GN1)
4 - HARDIE BOARD & BATTEN SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
5 - HARDIE BOARD LAP SIDING.
COLOR PER CONTRACTOR
(ICC REPORT PER SHEET GN1)
6 - 12" OVERHANG W/ 8" FASCIA
7 - STUCCO POP-OUT @ WINDOW/
DOOR SURROUND/SILL/CAP.
PROFILE PER DESIGN, COLOR
PER CONTRACTOR
8 - HARDIE BOARD DOOR & WINDOW
SURROUNDS/SILL/CAP/TRIM
PROFILE BY DESIGN, COLOR
PER CONTRACTOR (ICC PER GN1)
9 - GRADE FROM BUILDING SHALL
FALL A MIN. 6" WITHIN 10 FEET - TYP.
ELEVATION KEYNOTES:
(NOT ALL KEY NOTES MAY BE USED)
12
6
12
4
TYP.
UNO
TYP.
27'-9"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
2'-6"
1'-0"
7'-0"
8'-4"
6"
2'-0"
2'-0"
F.F.
F.G.
HDR
FLOOR
BLD'G
FRONT ELEVATION
1/4"=1'0"
5
CL'G
CL'G
HEEL
HEEL
HDR
FLOOR
1
1
1
1
1
2
3
3
3
5
4
4
4
4
6
7
8
8
9
4
HEEL
12
6
TYP.
UNO
TYP.
12
6
12
4
7'-0"
1'-0"
8'-0"
1'-0 5/8"
9'-0"
8'-0"
6"
8'-0"
8'-3"
7'-6"
F.F.
F.G.
HDR
CL'G
REAR ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
HDR
1
2
4
6
7
8
9
5
1
3
4
HDR
12
4
12
6
TYP.
UNO
TYP.
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
15'-0"
7'-0"
1'-0"
9'-0"
2'-0"
F.F.
F.G.
HDR
CL'G
RIGHT ELEVATION
1/4"=1'0"
1
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
2
3
1
5
4
6
7
8
9
4
HDR
HDR
HDR
5
HEEL
1
4
HEEL
12
4
12
6
TYP.
UNO
12
4
1'-0"
8'-0"
1'-0 5/8"
9'-0"
7'-0"
9'-0"
1'-0"
8'-3"
10'-0"
9'-0"
7'-0"
15'-0"
LEFT ELEVATION
1/4"=1'0"
F.F.
F.G.
HDR
CL'G
FLOOR
CL'G
HEEL
F.F.
F.G.
CL'G
HEEL
HDR
5
4
4
8
7
9
6
3
1
HDR
HDR
1
5
CL'G
1
4
7'-0"
HIGHLAND PLACE
8X8X16 CMU
SMOOTH STUCCO PAINTED WHITE FACING ARTERIALS
F
1/4"=1'-0"
FENCE DETAIL
F.G.
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
ELEVATION B
COLOR EXTERIOR
ELEVATIONS
A3.4-B
ELEVATION B
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
4 : 12
6 : 12
6 : 12
4 : 12
6 : 12
6 : 12
6 : 12
6 : 12
6 : 12
6 : 12
26110
26110
26110
6 : 12
6 : 12
6 : 12
6 : 12
4 : 12
6 : 12
6 : 12
6 : 12
PATIO BELOW
PATIO BELOW
GARAGE BELOW
GARAGE BELOW
PORCH BELOW
PORCH BELOW
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
A4.1-A
ELEVATION A
ROOF PLAN
MAIN FLOOR
UPPER FLOOR
ELEVATION A
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN
4 : 12
6 : 12
6 : 12
4 : 12
6 : 12
6 : 12
6 : 12
6 : 12
2 1/2 : 12
6 : 12
6 : 12
6 : 12
6 : 12
6 : 12
PATIO BELOW
PATIO BELOW
GARAGE BELOW
GARAGE BELOW
PORCH BELOW
PORCH BELOW
DATE:
01-04-24
SCALE:
1/4" = 1' 0"
DRAWN:
BEN PALMER
JOB:
SHEET:
COPYRIGHT © 2024
THESE DRAWINGS MAY NOT
BE REPRODUCED OR OTHER
STRUCTURE BUILT FROM
THESE DRAWINGS WITHOUT
THE WRITTEN CONSENT OF
PALMER DESIGN
NO.
DATE
REVISION
27
OF
1
2
3
4
5
6
HIGHLAND PLACE
ALMA SCHOOL RD. & HIGHLAND ST.
A4.2-B
ELEVATION B
ROOF PLAN
MAIN FLOOR
UPPER FLOOR
ELEVATION B
w w w . P a l m e r H o m e D e s i g n . c o m
4 8 0 - 2 7 9 - 0 5 5 0
PALMER DESIGN