PCRES 2007-017 Griffin Ranch SDP 2006-872PLANNING COMMISSION RESOLUTION 2007-017
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
ARCHITECTURE AND LANDSCAPING PLANS FOR A
PROPOSED CLUBHOUSE FACILITY, ENTRY GATE, AND
RECREATIONAL OPEN SPACE PARCELS WITHIN THE
GRIFFIN RANCH RESIDENTIAL DEVELOPMENT
CASE NO.: SITE DEVELOPMENT PERMIT 2006-872
APPLICANT: TRANS WEST HOUSING
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24T" day of April, 2007, hold a duly noticed Public Hearing to consider the
request of TRANS WEST HOUSING to approve development plans for a clubhouse
facility, an entry gate, and a landscaped recreational parcel located between Madison
Street, Monroe Street, and south of Avenue 54, more particularly described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M.
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the La Quinta Community Development
Department has completed Environmental Assessments (EA) 2004-526 and 2006-577.
The Community Development Director has determined that the project will not have a
significant adverse impact on the environment and therefore, recommends a Mitigated
Negative Declaration of environmental impact be certified; and
WHEREAS, the Architecture and Landscaping Review Committee did, on
the 181h day of October, 2006 and on the 4`h day of April, 2007, both regular
meetings, recommended approval of the development plans, subject to conditions;
and,
WHEREAS, the Community Development Department published a public
hearing notice in the Desert Sun newspaper on the 7`n day of April, 2007, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc
Planning Commission Resolution 2007-017
Site Development Permit 2006-872
Trans West Housing/Griffin Ranch
Adopted: April 24, 2007
The architectural design of the clubhouse including, but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city. The clubhouse
is well designed and will conform to the rural equestrian theme for the project.
2. The proposed development is consistent with the goals and policies of the
General Plan in that the design, height, scale and mass of the project is
compatible with the Very Low Density Residential (VLDR) Land Use designation,
and is compatible with Specific Plan 2004-074 Amendment #1 .
3. The site design of the project including, but not limited to project entries,
interior circulation, pedestrian amenities, multi -purpose trails, exterior lighting,
pastures, and other site design elements are compatible with surrounding
development and with the quality of design prevalent in the city.
4. Project landscaping including, but not limited to the location, type, size, color,
texture, and coverage of plant materials, with conditions, has been designed so
as to provide relief, complement buildings, visually emphasize prominent design
elements and vistas, screen undesirable views, provide a harmonious transition
between adjacent land uses and between development and open space, and
provide an overall unifying influence to enhance the visual continuity of the
project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby approve Site Development Permit 2007-872 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 241h day of April, 2007, by the following
vote, to wit:
AYES: Commissioners Alderson, Barrows, Daniels, Engle, and Chairman Quill
NOES: None
P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc
Planning Commission Resolution 2007-017
Site Development Permit 2006-872
Trans West Housing/Griffin Ranch
Adopted: April 24, 2007
ABSENT: None
ABSTAIN: None
ILL,
City of La Quinta, California
Fit M11M
- . A.G -
DOUGLAS .EVANS
Community Development Director
City of La Quinta, California
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Site Development Permit 2006-872 shall comply with all applicable conditions
and/or mitigation measures for the following approvals:
• Environmental Assessments 2004-526 and 2006-577
• Specific Plan 2004-074 Amendment #1
• Tentative Tract Maps 32879 and 34642
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary applicable clearances and/or permits
from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
4. A project -specific NPDES construction permit must be obtained by the applicant;
and who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NO1"), prior to
the issuance of a grading or site construction permit by the City.
5. This Site Development Permit is valid for two years, unless an extension is
applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the La Quinta Municipal Code.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457, the State Water Resources Control
Board's Order No. 99-08-DWQ and conditions of Specific Plan 2004-074 and
Tentative Tract 32879.
For construction activities including clearing, grading or excavation of
land that disturbs one 0 ) acre or more of land, or that disturbs less than
one (11 acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 2 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
• The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
• The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
a) All erosion and sediment control BMPs proposed by the
applicant shall be approved by the City Engineer prior to any
onsite or offsite grading, pursuant to this project.
b) The approved SWPPP and BMPs shall remain in effect for
the entire duration of project construction until all
improvements are completed and accepted by the City.
Note: Conditions 3 and 4 above shall be null and void if the existing NPDES
construction permit for Tentative Tract 32879 is still applicable,
7. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
PROPERTY RIGHTS
8. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 3 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer, if applicable.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
9. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
10. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A.
On -Site Precise Grading Plan
1 " =
30'
Horizontal
B.
PM1O Plan
1" =
40'
Horizontal
C.
SWPPP (unless covered by SWPPP for Tract
1" =
40'
Horizontal
D.
Storm Drain Plans
1 "
= 40'
Horizontal
NOTE: A through D to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 4 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
"Precise Grading" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements and ADA requirements,
retaining and perimeter walls, pathways, recreational acilities, drainage facilities,
etc. ADA accessibility to public streets, adjacent buildings and existing handicap
parking shall be shown on the Precise Grading Plans at a scale to be determined
by the Public Works Department.
1 1 . The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Standard Drawing hyperlink.
12. The applicant shall furnish a complete set of mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to
reflect the as -built conditions.
IMPROVEMENT SECURITY AGREEMENTS
13. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
PRECISE GRADING
14. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
15. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
16. To obtain an approved precise grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A precise grading plan prepared by a qualified engineer or architect,
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 5 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
17. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
18. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus five tenths of a foot (0.5 feet) from the
elevations shown on the Preliminary Grading Plan submitted with this Site
Development Permit, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
19. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a pad elevation and geotechnical certification stamped and signed by a
qualified engineer or surveyor, as applicable.
DRAINAGE
20. The approved hydrology and drainage report for Tract Map No. 32879 shall be
refined for this Site Development Permit for stormwater handling as approved by
the City Engineer. Nuisance water shall be retained on site. Nuisance water
shall be disposed of per approved methods contained in Engineering Bulletin No.
P:\Reports - PC\2007\4-24-07\SDP 06-872 Giffin Ranch\FINAL COA SDP 2006-872.doc COA Page 6 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm
Drain Systems and Engineering Bulletin No. 06-15 - Underground Retention
Basin Design Requirements.
21. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTILITIES
22. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
23. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
24. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
25. No multi -purpose rail fencing shall be constructed over the PUE unless written
approval is obtained from all utility companies.
STREET AND TRAFFIC IMPROVEMENTS
26. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets.
1) Clubhouse Entry Drive - Construct full 55-foot wide travel width
and median improvements per the Griffin Ranch Clubhouse Precise
Grading plans. The applicant shall provide 20 feet of total paved
roadway surface or as approved by the Riverside County Fire
P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 7 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
Department.
2) The Clubhouse Entry Drive connection at the Mery Griffin Way
Roundabout shall provide adequate intersection sight distances and
signage. Additionally, the connection shall be designed by a design
professional with demonstrated experience with roundabout design
and as approved by the City Engineer and the Fire Department.
B. ON -SITE MULTI -PURPOSE TRAILS. The design of multi -purposed trails
including finished surface, geometry, rail fencing, curb transitions, slopes,
sight distances, signing, and location shall be as approved by the City
Engineer and the Community Development Director. No multi -purpose rail
fencing shall be constructed over the PUE unless written approval is
obtained from all utility companies.
Improvements including multi -purpose trail street intersections and
crossing shall include appurtenances such as traffic control signs and
advance warnings signs, markings and other devices as required by the
City Engineer and Community Development Director.
Entry drives, main interior circulation routes, and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
27. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Entry Drive Proposed Pavers over Structural Pavement Section
or the approved equivalents of alternate materials
28. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006872.doc COA Page 8 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
designs are approved.
A. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
and sidewalks.
29. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
30. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
In particular, the following are conditioned with this approval.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other
features shown on the approved construction plans, may require additional
street widths and other improvements as may be determined by the City
Engineer.
31. General access points and turning movements of traffic to on site private streets
are limited to the access locations approved for Site Development Permit 2006-
872 and these conditions of approval.
32. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
33. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 9 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
34. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
35. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
CONSTRUCTION
36. The City will conduct final inspections of habitable buildings only when the
buildings have improved entry drive and (if required) sidewalk access to private
streets. The improvements shall include required traffic control devices,
pavement markings and street name signs.
LANDSCAPING
37. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
38. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
39. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
40. The applicant shall submit an application for final landscape plans to the
Community Development Department. When plan checking has been completed
by the Community Development Department and the Public Works Department,
plans shall go to the Architecture and Landscaping Review Committee for final
approval. The applicant shall be responsible for obtaining the signatures of
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 10 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
CVWD and the Riverside County Agricultural Commissioner prior to final
approval.
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director and the City Engineer.
Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of curbs along public streets.
42. The applicant or his agent has the responsibility for proper sight distance
requirements in the design and/or installation of all landscaping and
appurtenances abutting and within the private and public street right-of-way to
confirm with the latest edition of the AASHTO Geometric Design of Highways
and Streets.
43. Measures shall be taken to replace and repair any landscaping or irrigation
equipment which is damaged or eaten by horses.
44. Any ground -mounted mechanical equipment shall be screened by a wall,
landscaping, or combination of the two, of a sufficient height and/or density to
fully screen such equipment above its horizontal plane.
45. Any building mounted mechanical equipment shall be fully screened from view
by an architectural feature, wall, or parapet of sufficient height to fully screen
such equipment above its horizontal plane.
46. The applicants shall reduce the overall use of turf and the size of the lot "B"
water feature on the final landscaping plans where feasible.
47. Turf shall be minimized on the final landscaping plans at those locations
adjacent to the clubhouse tennis courts.
48. Turf shall be reduced by 50% adjacent to Firenze Gate. All areas planted with
turf adjacent to Firenze Gate shall be visible from pedestrians and the right-of-
way.
49. The clubhouse pasture access trail and any other multi -purpose trails shall
provide connectivity to any existing trail access across the street where
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 11 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
feasible.
COMMUNITY DEVELOPMENT
50. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be
permitted. Details of all perimeter landscape lighting fixtures and a photometric
plan for the clubhouse, mail center, tennis courts, Lot B, and the Firenze Gate
entry shall be submitted to the Community Development Department with the
final landscaping plans to ensure conformance with the Outdoor Lighting
Ordinance.
51. Tennis court lighting shall be entirely focused on the courts, outfitted with
visors, and be installed with an automatic shut-off timer, motion sensor, or
similar device. Pole light fixtures shall not be permitted higher than 12 feet
above pad elevation.
LITY ASSURANCE
52. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
53. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
54. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
55. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006872.doc COA Page 12 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
56. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
57. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
58. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
59. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permits).
FIRE DEPARTMENT
60. Provide or show there exists a water system capable of delivering a fire flow
2500 gallons per minute for two hours duration at 20psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
61. Approved accessible on site fire hydrants shall be located not to exceed 330
feet apart in any direction as measured by an approved route around the
complex, exterior of the facility or building, and no portion of a building further
than 165 feet from a fire hydrant. Fire hydrants shall provide the required fire
flow.
PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\FINAL COA SDP 2006-872.doc COA Page 13 of 14
PLANNING COMMISSION RESOLUTION 2007-017
CONDITIONS OF APPROVAL — FINAL
SDP 2006-872, GRIFFIN RANCH
TRANS WEST HOUSING
APRIL 24, 2007
62. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to the Fire Department for
review and approval. Plans shall be signed by a registered civil engineer, and
shall confirm hydrant type, location, spacing, and minimum fire flow. Once
plans are signed and approved by the local water authority, the originals shall be
presented to the Fire Department for review and approval.
63. The applicant/developer shall mount blue dot retro-reflectors pavement markers
on private streets, public streets, and driveways to indicated location of the fire
hydrant. It should be 8 inches from centerline to the side that the fire hydrant is
on, to identify fire hydrant locations.
64. Access lanes will not have an up or downgrade of more than 12%. Access will
not be less than 20 feet in width and have an unobstructed vertical clearance
not less than 13 feet and 6 inches. Access lanes will be designed to withstand
the weight of 80,000 pounds over 2 axles. Access will have a turning radius
capable of accommodating the fire apparatus. Access lane shall be constructed
with a surface so as to provide all weather driving capabilities.
65. Driveway loops, fire apparatus access lanes, and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant
or developer shall prepare and submit to the Fire Department for approval; a site
plan designating required fire lanes with appropriate lane printing and/or signs.
66. An approved Fire Department access key lock box (minimum Knox Box 3200
series model) shall be installed next to the approved Fire Department access
door to the building. If the buildings are protected with an alarm system, the
lock box shall be required to have tampered monitoring. Required order forms
and installation standards may be obtained at the Fire Department.
67. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12"
in height for building(s) up to 25' in height. In complexes with alpha
designations, letter size must match numbers. All addressing must be legible, of
a contrasting color, and adequately illuminated to be visible from the street at all
hours.
68. Final conditions shall be reviewed and approved by the Fire Marshall during the
plan check stage.
P:\Reports - PC\2007\4-24-07\SDP 06-672 Griffin Ranch\FINAL COA SDP 2006872.doc COA Page 14 of 14