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2015 04 14 PCT4hf 4 .�PQaiHfa Planning Commission agendas and staff reports are now available on the City s web page: www,la-guinta.org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, APRIL 14, 2015 AT 7:00 P.M. Beginning Resolution No. 2015-005 CALL TO ORDER Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES Approval of the minutes of February 24, 2015. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues PLANNING COMMISSION AGENDA 1 APRIL 14, 2015 you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. 1. Environmental Assessment 2014-1001 , Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TTM 36744), and Site Development Permit 2014-1003 submitted by Griffin Ranch Investors LP proposing to subdivide approximately 40 acres into 78 single-family lots, a 3,600 square -foot community building with pool, patio, and barbeque areas, and expand the existing 2.1-acre pond to a 6-acre lake with several boating slips/dock areas. Project: Estates at Griffin Lake. CEQA: a Mitigated Negative Declaration of Environmental Impact and associated Mitigation Monitoring Program have been prepared for consideration. Location: south side of Avenue 54, half a mile east of Madison Street. BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS 1 . Report on City Council meetings of March 3, 17, and April 7, 2015. 2. Commissioner Blum is scheduled to attend the April 21, 2015, City Council meeting. DIRECTOR'S ITEMS 1 . Electronic distribution of the Planning Commission packet. 2. Planning Commissioners Academy — March 4-6, 2015, at the Fairmont Newport Beach Hotel. 3. Medical Marijuana Dispensaries and Group Homes. ADJOURNMENT The next regular meeting of the Planning Commission will be held on April 28, 2015, commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. PLANNING COMMISSION AGENDA 2 APRIL 14, 2015 DECLARATION OF POSTING I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 1 1 1, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 10, 2015. DATED: April 9, 2015 MONIKA RADEVA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 APRIL 14, 2015 PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 19, 2015 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:00 p.m. by Chairperson Wright. PRESENT: Commissioners Bettencourt, Blum, Fitzpatrick, Wilkinson, and Chairperson Wright ABSENT: None STAFF PRESENT: Community Development Director Les Johnson and Executive Assistant Monika Radeva Vice Chair Wilkinson led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Blum/Bettencourt to approve the Planning Commission Minutes of January 13, 2015, as submitted. Motion passed unanimously. PUBLIC HEARINGS - None BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1 . Report on City Council meetings of January 20 and February 3 and 17, 2015. 2. Report on the Annual Joint Meeting between the City Council and the City's Boards and Commissions of February 11, 2015, held at the La Quinta Library. PLANNING COMMISSION MINUTES 1 FEBRUARY 19, 2015 3. Commissioner Fitzpatrick is scheduled to attend the February 3, 2015, City Council meeting. 4. Planning Commissioners Academy - March 4-6, 2015, at the Fairmont Newport Beach Hotel. DIRECTOR'S ITEMS 1 . 2015 City of La Quinta Work Items. 2. Electronic distribution of the Planning Commission packet. 3. A Joint Meeting between the Planning Commission and the Architectural and Landscaping Review Board has been tentatively scheduled for March 24, 2015, at 6:00 p.m. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bettencourt/Fitzpatrick to adjourn this meeting at 8:07 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 2 FEBRUARY 19, 2015 PH 1 •r 9 TO: Honorable Chair and Members of the Planning Commission FROM: Les Johnson, Community Development Director DATE: April 14, 2015 SUBJECT: REVISED CONDITIONS — ESTATES AT GRIFFIN LAKE TENTATIVE TRACT MAP 2014-1001 (TTM 36744) SITE DEVELOPMENT PERMIT 2014-1003 At the applicant's request, Public Works has reviewed the proposed conditions 49 and 50 of the Tentative Tract Map, and is recommending the following revisions: 49. Minimize the differential in building pad elevations of perimeter lots and building pad elevations in adjacent developments. Building pad elevations of perimeter lots have been allowed by the City Engineer to differ by more than the standard one foot in elevation from adjacent developments due to the unique site conditions of this project and the effort by the applicant to lower the site as much as possible. Meeting the one foot standard would impose an unreasonable hardship upon the applicant. 50. Minimize the differential in elevations of lots within this development and elevations in adjoining developments. The differences in elevation between the adjoining properties and the lots within this development as shown on the TTM and the grading plan will be allowed by the City Engineer due to the unique site conditions of this project and the effort by the applicant to lower the site as much as possible. Further lowering of the site would impose an unreasonable hardship upon the applicant. Any motion made on the project will need to reference this change to Tentative Tract Map Conditions 49 and 50 of Exhibit D to the Resolution, as well as to Site Development Permit Conditions 44 and 45 of Exhibit E, which include the same conditions. 78-495 Ca Ile Tampico I La Quinta I California 92253 1 760-777.7000 1 www.La-Quinta.org PLANNING COMMISSION STAFF REPORT DATE: APRIL 14, 2015 CASE NO'S.: ENVIRONMENTAL ASSESSMENT 2014-1001 SPECIFIC PLAN 2014-1001 TENTATIVE PARCEL MAP 2014-1001 (TPM 36745) TENTATIVE TRACT MAP 2014-1001 (TTM 36744) SITE DEVELOPMENT PERMIT 2014-1003 APPLICANT: GRIFFIN RANCH INVESTORS LP PROPERTY OWNER: GRIFFIN RANCH INVESTORS LP PH 1 REQUEST: ADOPT A RESOLUTION TO RECOMMEND APPROVAL OF A SPECIFIC PLAN, TENTATIVE PARCEL MAP, TENTATIVE TRACT MAP, AND SITE DEVELOPMENT PERMIT, TO ALLOW THE DEVELOPMENT OF 78 SINGLE FAMILY HOMES ON 39.8 ACRES CEQA: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT, ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE REVISIONS IN THE PROJECT HAVE BEEN MADE BY OR AGREED TO BY THE PROJECT PROPONENT AND MITIGATION MEASURES HAVE BEEN INCORPORATED. THE COMMUNITY DEVELOPMENT DIRECTOR IS RECOMMENDING THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (MND) AND ASSOCIATED MITIGATION MONITORING PROGRAM (MMP) BE ADOPTED. LOCATION: SOUTH SIDE OF AVENUE 54, '/4 MILE EAST OF MADISON STREET RECOMMENDED ACTION: Receive the staff report, open the public hearing and take testimony, and continue final consideration of the project applications to a specific date, to be determined. EXECUTIVE SUMMARY: The proposed project represents the subdivision of approximately 40 acres into 78 single-family lots, one residential estate lot, and several common lots for a lake, Page 1 of 9 community building and private streets (Attachment 1). The project site is the former Mery Griffin Estate, located on the south side of Avenue 54, between Monroe and Madison Streets (Attachment 2). The proposed 78 single-family lots average approximately 11,700 square feet in size, leaving 6.5 acres for the main Mery Griffin residence intact and expanding the existing 2.1-acre pond to a 6-acre lake. The project also includes a 3,600 s.f. community building with pool, patio and BBQ areas, and several boating slips/dock areas along the interior lakefront properties (Attachment 3). The applicant has filed the following development applications: • A Specific Plan, to establish project -specific development standards and use allowances for the estate and the single family development on the site. • A Tentative Parcel Map, to facilitate separate ownership of the Mery Griffin Estate and sale of the remaining acreage dedicated to the residential use. • A Tentative Tract Map, to subdivide the property into single family lots, as well as lots for streets, drainage, common areas and ancillary facilities. • A Site Development Permit to allow construction of the homes, common area amenities and landscaping on the site. Due to the announcement by Governor Brown on April 1, 2015 of Executive Order B-29-15 concerning the ongoing drought in the State of California, staff is recommending a continuance of this project in order to analyze the potential effects of the Governor's action with respect to this project. BACKGROUND The property was originally developed during the late 1970's through mid-1980's as a personal residential and equestrian compound for the late Mery Griffin. The property is surrounded on the east, south and west by the Griffin Ranch residential development, which was approved in 2005 and includes 393 residential lots on ± 239 acres. Trans West Housing was the original developer and purchased the property from Griffin. Lennar Homes acquired Griffin Ranch in 2012 and is currently pursuing buildout of the remaining lots; about 90 units have been completed or permitted since 2006. The existing Mery Griffin Estate is comprised of the Griffin home, outbuildings, pool and patio areas in the northwest corner of the site along with stables, corrals and pasture areas extending to the east and a lake to the south. The southern half of the site was developed with a horse track. Alfalfa was grown in the center of the track. A windbreak of Tamarisk trees follows the east, west and south boundaries. The property also contains a well and water holding tank used historically to provide potable water to the home, irrigation for the grounds and a water supply for the existing 2.1-acre lake. The project concept retains 5.2 acres of the existing Estate within a 6.5 acre parcel, for the continued promotion and development of the facility as a private and Page 2 of 9 public event venue and estate residential rental use. The existing 2.1-acre pond will be expanded to a 6-acre lake, and subdivides the remaining site area into 78 single family lots (Attachment 3). The lake system utilizes irrigation canal water (non - potable) and provides stormwater management, project irrigation water, and recreational uses. The project also includes renovation of the existing 9,000 s.f. stable/paddock building into a 3,600 s.f. community building with pool, BBQ and gathering areas, and several boating slips/docks along the interior lakefront properties for non -motorized boating. PROPOSAL & ANALYSIS Specific Plan The Specific Plan is necessary to establish the development standards and guidelines for the project (Attachment 4). It is separated into three Planning Areas; Planning Area 1 (PA-1) addresses the Griffin Estate property, Planning Area 2 (PA- 2) relates to the 78 residential lots and project entries, and Planning Area 3 (PA-3) covers the lake and its related facilities. Because the site will be governed by a Specific Plan, development standards for the project can be modified. The applicant has proposed that the Griffin Estate be considered as common area open space, along with the lake feature and community building. Staff opinion is that this is not within the intent of the common open area requirement, and has conditioned that the Specific Plan be amended to remove the estate grounds from consideration and establish a corrected calculation as the open space standard for the specific plan. Planning Area 1: PA-1 sets forth several standards intended to regulate future events at the Griffin Estate. The Estate has been used for a variety of events and functions over the past few years and the owners wishes to continue this in the future. Due to variation of event types, circumstances, review procedure/criteria and other factors, placement of detailed standards to regulate events and their operation are better left to case -by -case review. Staff has recommended that Table 3.2 of the specific plan be revised to remove certain standards that generally should be considered during review of events on an individual (case -by -case) basis, and to reference the City TUP process for review of events as they are proposed. Planning Area 2: The existing Griffin Ranch Specific Plan excludes the Griffin Estate property as it was not part of the original development plan and no changes were to be made that affected the site. Therefore, the Specific Plan is intended to accommodate the project design and development standards to the extent they vary from the current Very Low Density Residential (RVL) zoning. In this case, the proposed residential lots are a minimum of 10,000 square feet, half of the RVL district minimum of 20,000 square feet. The proposed front, rear and side yard setbacks are also generally about half of the RVL standards. However, it is more relevant and appropriate to compare the proposed development standards for this project to those of Griffin Ranch, as it surrounds the property and is also governed by a Specific Plan (with an underlying RL zoning). A Page 3 of 9 comparison of the proposed project's basic development standards, against those of the RVL district and the Griffin Ranch Specific Plan, is provided in the table below: ZONING STANDARDS GRIFFIN RANCH PROPOSED COMPARISON RVL ZONE SPECIFIC PLAN SPECIFIC PLAN FRONT YARD 30' 30/20/15 A 15, B REAR YARD 30' 20' 15' SIDE YARD 10/20' 5/10 & 20' c 7/10' (interior/corner) LOT SIZE (min) 20,000 11,000 10,000 GARAGE (min) 30' 20 ° 20 BUILDING HEIGHT (max) E 28' 1 28' 1 28, BUILDING COVERAGE 1 40% 50% 60% A Equestrian Trail Lots/Non-Equestrian Trail Lots/Casitas B Residence and side -entry garage c Interior lots must have 15' combined setback. Corner Equestrian Trail lots require 20' 15' for side -entry garage E 22' on Image Corridors for all The Specific Plan provides development standards that are considered generally consistent with the Griffin Ranch Specific Plan, in terms of lot size, building height and general setback requirements. The variations proposed, when compared with the development standards adopted for the Griffin Ranch project that surrounds the site, do not appear to present significant conflicts or variations. Planning Area 3: PA-3 sets forth development standards and use allowances for the lake and community building/pool. The one issue noted is that the maximum structure height for PA-3 is shown at 33 feet, which is intended to accommodate a tower feature on the community building, shown at 31' 3". Staff has no concerns with the height of this feature, as it is outside the 150' setback that pertains to Image Corridors (Avenue 54), does not include a second floor, constitutes 5% of the overall building area and only houses pool equipment. However, given that it appears no other structures of significant height can or will be built on the lake or community building site, staff has conditioned the specific plan to revise the building height for PA-3 to 28 feet, consistent with PA-1 and PA-2, with a footnote that the tower element may be at 32 feet. Water Use: For the first time in state history, California's Governor has directed the State Water Resources Control Board to implement mandatory water reductions in cities and towns across the state, to reduce potable urban water usage by 25 percent. The Governor's Executive Order B-29-15, announced April 1, 2015, will Page 4 of 9 serve to increase enforcement to prevent wasteful water use, streamline the state's drought response and invest in new technologies that will make California more drought resilient (Attachment 5). In consideration of the Governor's action, the inclusion of a 6 acre lake into a residential project appears contrary to the current direction of state water policy; however, the lake's inclusion does, in fact, result in a substantial savings in potable water. There is no guidance established for California water agencies in the wake of the Governor's action. Due to the lack of information available in regard to the implications for California water agencies, staff does not have the ability to adequately analyze the impact associated with this project, if any. However, based on the specific plan proposed, staff has prepared a brief, broad -based summary of the lake design and water use. The lake will be used for storm flow retention and landscape irrigation, as well as recreational use. The lake will be served by an 18" non -potable water line providing canal water as the water source. The project specific plan identifies an annual savings of 21,828,900 gallons of potable water (66.99 acre-feet) by using the lake design with canal water, over an 88 unit project without such a lake using only potable water. The project proposes to use drought -tolerant planting materials and irrigation water sourced from the lake for all landscaping demands. The table below provides information on potable water savings, based on development with the lake concept. POTABLE POTABLE NON -POTABLE TOTAL WATER WATER WATER FROM SAVINGS FROM AQUIFER FROM AQUIFER CANAL (irrigation (household use ) (irrigation use) use) Project 7,971,400 gal/yr. 0 gal/yr. 25,004,200 gal/yr. with Reservoir/Lake (78 lots) Project 8,993,200 gal/yr. 20,807,100 0 gal/yr. without Reservoir/Lake (88 lots)i gal/yr. Potable Water Savings 1,021,800 gal/yr. 20,807,100 21,828,900 with Reservoir/Lake (1,366 CCF/YR) gal/yr. gal/yr. (27,817 CCF/YR) (29,183 CCF/YR) Source: Specific Plan; Table 2.2 - ANNUAL WATER SAVINGS WITH LAKE - RGA Landscape Architects 1. Assumes 10 additional lots could be constructed within the lake footprint. 2. 1 CCF (100 cubic feet) = 748 gallons The effect of the lake design basically replaces the use of potable water with non - potable canal water; it does not result in an overall water -saving scenario. The project design as an 88-lot development with no lake, as identified in the Table, will use 29,800,300 gal/yr. of water, while the project as proposed with the lake will use 32,975,600 gal/yr., or 3,175,300 gal/yr. more. The design premise is that the lake provides the ability to use canal water for irrigation, which offsets the need to use potable water sources for that purpose in a non -lake project. The inference of this premise is that the conservation of potable water should take precedence over that of non -potable sources. The implications associated with this use of water should be explored in context with the Governor's Executive Order, as it primarily Page 5 of 9 references conservation of potable water sources but also addresses agricultural water use. Tentative Parcel and Tract Maps In order to allow the transfer of the Griffin Estate, and sale of the of the 78 single family lots, a Tentative Parcel Map (Attachment 6) and Tentative Tract Map (Attachment 7) are both proposed. The parcel map will establish a 6.5 acre parcel encompassing the Griffin Estate property and a portion of the lake feature, to be split off from the rest of the site. The tentative tract map will subdivide the 78 residential lots, as well as lots for streets and common open space associated with the lake and the community building. As the parcel map is only proposed to facilitate sale of property for the 78 residential lots separate from the Griffin Estate, no improvement or dedications are being required of the parcel map. The maps comply with the Specific Plan and with the Public Works Department's standards, as conditioned. Site Design: Access to the site will be provided via two points on Avenue 54 to serve both the estate and proposed residential community. The west entry will act as the primary access to the estate and a secondary entry for neighborhood residents. It is designed to allow separate, gated access to the estate and residential components off a central turning circle. The easterly entry is also gated and provides a more direct route into the residential community. This second entry also allows residents to bypass the westerly entry during any events held at the Estate. Each entry provides two lanes of travel in each direction and sufficient stacking distance to accommodate traffic entering the project. Internal circulation consists of a network of private streets at a 40 foot right-of-way width, allowing for a 36 foot wide street which will accommodate parking on both street sides. Although no internal sidewalk or trail system will be installed, streets will allow pedestrians access throughout the project and to the public sidewalk/trail system on Avenue 54. No vehicle or pedestrian access to Griffin Ranch is proposed. Site Development Permit Architecture: The proposed site development permit plans (Attachment 8) encompass the residential units, renovation of the current stable building to a community recreation building, and site landscaping, walls, and water features for the project's residential and common facility areas. Residential units consist of four (4) floor plans, each to be made available in a Tuscan or Italian Farmhouse architectural design (Attachment 8; Sheets 1.0 — 4.3). The floor plans range in size from 3,025 square feet to 3,680 square feet. All four plans are single story, though Plan 1 will include a small second story option which adds a 365 s.f. bonus room. This second floor area represents only a portion of the structural mass, and is located central to the unit, therefore minimizing the massing effect over the front or rear areas. Each architectural style will have four color/material schemes. The single story units are all at approximately 19 to 20 feet in height to the main ridge line, while the highest point of the two story Plan 1 option is shown at 24 feet 3 inches. Page 6 of 9 Per the specific plan proposed, no two-story unit will be located along Avenue 54 as it is an Image Corridor. This affects Lots 1-6 and they are conditioned appropriately. As previously noted, the Griffin Ranch project surrounds the site on the south, east and west. Inside Griffin Ranch along this boundary are approximate 1 acre estate lots which back up against '/2 acre lots. While an interior street does create some separation at the boundary, given the higher pad elevations in the proposed project at this location, staff recommends also restricting Lots 7-31 to single story units. The architectural style and materials proposed are not dissimilar to that being constructed at the adjacent Griffin Ranch project, which surrounds this project on the south, east and west sides. The overall architecture features primarily stucco finishes with stone accents and exposed rafter, wood accents on garage doors, and concrete S-tile roofs. The Tuscan and Italian Farmhouse styles are primarily defined through variations in roof lines, window and door shapes, trim and area surrounds. The approximately 9,000 s.f. existing paddock and stables will be renovated into a 3,600 s.f. community facility building (4,800 s.f. w/breezeway), to include a lounge, fitness area and restrooms (Attachment 8; Sheets 5.0 — 5.6). Architecturally, the building appears to use elements from both the Tuscan and Italian Farmhouse styles. The main roofline of the structure is at 23 feet 3 inches, which is the same height of the Griffin Estate as stated in the specific plan. The north elevation will include a small tower element that will house the pool equipment, and is shown at a height of 31 feet 3 inches. Outside, the facility will include a pool with cabana seating, BBQ area, and a social event/gathering area. Docks and boating slips will also be provided along the lake's shoreline. Landscaping: The proposed conceptual landscaping plans for the project include walls and fences, main entry and fountain designs, community facility area, the Avenue 54 parkway, residential front yards, the upper lake design and landscape/hardscape materials (Attachment 8; Sheets L-0 — L-1 1). Overall, the landscape material and design concepts are acceptable and do not appear to conflict with City standards for private projects. The main entry areas will incorporate a modernist design scheme for the main and secondary entry gates and a proposed water feature (Attachment 8; Sheet L-3). The proposed water feature is integrated with the lake system, which uses non -potable canal water. The lake concept will conserve domestic household and irrigation water that would otherwise be sourced using potable groundwater for a non -lake project. The landscape materials for the SDP are consistent with the palette proposed in the project Specific Plan, which is considered acceptable. The tree species include Palo Verde and Acacia species. Accents, shrubs and groundcover include flowering species and succulents. The proposed Avenue 54 parkway landscaping (Attachment 8; Sheet L-5), albeit in a reduced width configuration as the existing wall will remain, is generally consistent with existing improvements along the Griffin Ranch frontage, using Palo Verde, Desert Willows and other similar plant Page 7 of 9 species and accents (boulders, etc.), with a more colorful and varied use of shrubs such as Spanish Dagger, Red Yucca, Barometerbush and Resin Spurge. No turf is used in the individual lot landscape concepts (Attachment 8; Sheet L-6), which utilize decomposed granite and fractured rock in lieu of turf. The common area hardscape (Attachment 8; Sheet L-10) will consist mostly of patterned concrete pavers with accented colored concrete banding on the main entry drives, boat docks and the community area. Some exposed aggregate, stone, plaster and brick will also be employed for wainscot areas, retaining walls and step areas. Lighting: Lighting proposed within the project includes wrought iron sconces at the entry and garages of the homes, and low-level LED landscape lighting in the front yards (Attachment 8; Sheets L-6, L-8). Lighting is typical of a single-family home development. A preliminary photometric provided for the south clubhouse building (Attachment 8; Sheet L-1 1) shows six vintage -style LED powered pole lights at 12 feet in height. The average foot-candle readings show no obtrusive light wash over surrounding properties. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: On February 19, 2015, the Historic Preservation Commission reviewed and accepted the project Archeological and Cultural Resources Assessments, subject to monitoring requirements as recommended by staff. On March 18, 2015 the Architectural and Landscaping Review Board (ALRB) reviewed the project landscaping and building architecture as proposed under the Site Development Permit (Attachment 9). During review of the project, discussion was raised regarding the provision of a direct pedestrian access to the street. The ALRB motion did request that the applicant consider providing said access, but did not explicitly condition that requirement. However, staff has included this as a condition in order to memorialize the ALRB action. The ALRB recommended approval of the project subject to certain conditions of approval, which have been included in the overall project conditions. AGENCY & PUBLIC REVIEW: SB 18 Compliance: The City completed the required Tribal Consultation request process for this project. No specific comments or requests for consultation were received; therefore, the consultation process is complete. Public Agency Review: This request was sent to all applicable City departments and affected public agencies. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been Page 8 of 9 adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on March 25, 2015, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be provide at, or prior to, the Planning Commission hearing. ENVIRONMENTAL REVIEW: The Community Development Department has prepared an Initial Study, and determined that although the project has the potential to generate significant environmental effects; mitigation measures imposed on the project will reduce these effects to a less than significant level. A Mitigated Negative Declaration is proposed. Report prepared by: Wallace Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information Sheet 2. Project Area Site Map 3. Project Site Plan 4. Specific Plan; Estates at Griffin Lake 5. State of California; Executive Order B-29-15 6. Tentative Parcel Map 7. Tentative Tract Map 8. Site Development Permit Booklet 9. Minutes of March 18, 2015 ALRB meeting Page 9 of 9 PLANNING COMMISSION RESOLUTION 2015 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM AND FURTHER APPROVING A SPECIFIC PLAN, TENTATIVE PARCEL MAP, TENTATIVE TRACT MAP, AND SITE DEVELOPMENT PERMIT, FOR THE ESTATES AT GRIFFIN LAKE PROJECT CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2014-1001, SPECIFIC PLAN 2014-1001 (SP 2004-074, AMENDMENT NO. 1), TENTATIVE PARCEL MAP 2014-1001 (TPM 36745), TENTATIVE TRACT MAP 2014-1001 (TTM 36744), SITE DEVELOPMENT PERMIT 2014-1003 APPLICANT: GRIFFIN RANCH INVESTORS LP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 14th day of April, 2015, hold a duly noticed Public Hearing to consider a request by Griffin Ranch Investors LP for approval of The Estates at Griffin Lake, generally located on the south side of Avenue 54, '/4 mile east of Madison Street (81345 Avenue 54), more particularly described as: APN: 767-320-013 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on March 25, 2015, as prescribed by the Municipal Code, and public hearing notices were also mailed to all property owners within 500 feet of the site; and, Environmental Assessment 2014-1001 WHEREAS, Environmental Assessment 2014-1001 complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has conducted an Initial Study (Environmental Assessment 2014-1001) and determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 2 of 11 Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted; and, WHEREAS, in connection with the approval of a project involving the preparation of an initial study/mitigated negative declaration that identifies one or more significant environmental effects, CEQA requires the decision -making body of the lead agency to incorporate feasible mitigation measures that would reduce those significant environmental effects to a less -than -significant level; and, WHEREAS, the Community Development Department mailed and published a Notice of Intent to adopt a Mitigated Negative Declaration in compliance with Public Resources Code Section 21092 on the 25th day of March, 2015 to the Riverside County Clerk; and, WHEREAS, upon consideration of the Initial Study and, hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify a recommendation to the City Council for certification of said Environmental Assessment: That the Mitigated Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The Planning Commission has independently reviewed and considered the information contained in the Environmental Assessment, and finds that it adequately describes and addresses the environmental effects of the project. Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this Project, the Planning Commission finds that there are no significant environmental effects resulting from this Project. 2. The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts were identified by Environmental Assessment 2014-1001 . 3. The project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of, rare or endangered Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 3 of 11 plants or animals or eliminate important examples of the major periods of California history, or prehistory. 4. There is no evidence before the City that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified under Environmental Assessment 2014-1001. 6. The project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. The Planning Commission has fully considered the proposed Mitigated Negative Declaration and any comments received thereon, and there is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 9. The Planning Commission has considered Environmental Assessment 2014- 1001 and said assessment reflects the independent judgment of the City. 10. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 11. Based upon the Initial Study and the entire record of proceedings, the Project has no potential for adverse effects on wildlife as that term is defined in Fish and Game Code §711 .2. 12. The location of the documents which constitute the record of proceedings upon which the Planning Commission decision is based upon, are located in Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 4 of 11 the La Quinta City Hall, Community Development Department, 78495 Calle Tampico, La Quinta, California, 92253. Specific Plan 2014-1001 (SP 2004-074, Amendment No. 1) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify a recommendation for City Council approval of said Specific Plan: 1 . Consistency with the General Plan - The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that the proposed development standards and guidelines contained in the Specific Plan are compatible with the goals and policies of the General Plan for Low Density Residential land uses. 2. Public Welfare - Approval of the Specific Plan will not create conditions materially detrimental to public health, safety and general welfare insofar as the impacts of the Specific Plan on the environment have been analyzed under the provisions of the California Environmental Quality Act (CEQA), and potential impacts have been reduced to less than significant levels. 3. Land Use Compatibility - The proposed Specific Plan incorporates land uses that are compatible with zoning and existing residential lands use on surrounding properties located to the north, south, east and west. The design regulations specified in the Specific Plan are compatible with the low intensity of residential development surrounding the site. 4. Property Suitability - The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the property is generally flat and rectangular in shape, and can accommodate the proposed residential use. Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 5 of 11 Tentative Parcel Map 2014-1001 (TPM 36745) WHEREAS, pursuant to Title 13, Section 13.04.060, final decision authority for review and approval of Tentative Parcel Maps rests with the Community Development Director; and, WHEREAS, Tentative Parcel Map 2014-1001 (TPM 36745) was submitted with other applications as a combined application; and, WHEREAS, pursuant to Title 9, Section 9.200.030, final decision on combined applications shall be made by the highest applicable decision -making authority; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify a recommendation for City Council approval of said Tentative Parcel Map: A. The proposed Tentative Parcel Map 2014-1001 (TPM 36745) is consistent with the city General Plan. The proposed map conforms to the design guidelines and standards of the General Plan for residentially designated properties, as set forth in the Land Use Element. It will facilitate development of the site under the design and performance standards as applicable to the property under its existing General Plan land use designation. B. The design or improvement of the proposed Tentative Parcel Map 2014- 1001 (TPM 36745) is consistent with the city General Plan in that the proposed parcel design is in conformance with applicable goals, policies, and development standards, and will provide adequate infrastructure and public utilities. C. The design of Tentative Parcel Map 2014-1001 (TPM 36745) and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The City of La Quinta Community Development Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 6 of 11 project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. D. The design of Tentative Parcel Map 2014-1001 (TPM 36745) and the proposed improvements are not likely to cause serious public health problems. The map itself constitutes a division of land for the sole purpose of separating an existing residential use from the remaining property. As such, the proposed tentative parcel map will not result in any increased hazard to public health or welfare. E. The site for proposed Tentative Parcel Map 2014-1001 (TPM 36745) is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is physically compatible with the site for the proposed land use and potential development of the subject property, and in consideration of existing development in the surrounding area. F. As conditioned, the proposed Tentative Parcel Map 2014-1001 (TPM 36745) is consistent with all applicable provisions of the La Quinta Subdivision and Zoning Ordinances, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. G. As conditioned, the design of Tentative Parcel Map 2014-1001 (TPM 36745) will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to the adjacent public street. Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 7 of 11 Tentative Tract Map 2014-1001 (TTM 36744) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify a recommendation for City Council approval of said Tentative Tract Map: A. Tentative Tract Map 2014-1001 (TTM 36744) is consistent with the La Quinta General Plan, and Specific Plan 2014-1001 as proposed. The Tract Map is consistent with the Low Density Residential land use designation as set forth in the General Plan, at 1.98 units/acre. B. The design and improvement of Tentative Tract Map 2014-1001 (TTM 36744) is consistent with the La Quinta General Plan, and Specific Plan 2014-1001 with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created therein, as well as adequate storm water drainage. The project density at 1.98 units/acre is consistent with the La Quinta General Plan and the proposed Specific Plan 2014-1001, in that the proposed development density is comparable to the surrounding single family home developments. C. The design of Tentative Tract Map 2014-1001 (TTM 36744) and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. Environmental Assessment 2014-1001 determined that there are no significant impacts to air or water quality, biological or cultural resources, geology and soils which cannot be mitigated to less than significant levels, with incorporation of recommended mitigation measures into the project, which has been required. D. The design of Tentative Tract Map 2014-1001 (TTM 36744) and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. E. The design and improvements required for Tentative Tract Map 2014-1001 (TTM 36744) will not conflict with easements, acquired by the public at Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 8 of 11 large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, and surrounding improvements will be completed to City standards. Site Development Permit 2014-1003 WHEREAS, pursuant to Title 9, Section 9.200.030, final decision authority for review and approval of Site Development Permits rests with the Community Development Director; and, WHEREAS, Site Development Permit 2014-1003 was submitted with other applications as a combined application; and, WHEREAS, pursuant to Title 9, Section 9.200.030, final decision on combined applications shall be made by the highest applicable decision -making authority; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify a recommendation for City Council approval of said Site Development Permit: 1 . Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Low density Residential. The City's General Plan policies relating to Low Density Residential encourage the provision of a full range of residential land uses within the City in order to accommodate development of all housing types, and the proposed project augments those policies. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The site development permit conforms to certain modified development standards set forth in the proposed project Specific Plan, and has been conditioned to ensure compliance with the zoning standards of the Very Low Density Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 9 of 11 zoning district and other supplemental residential standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with CEQA The City of La Quinta Community Development Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be certified. 4. Architectural Design The architecture and layout of the project is compatible with, and not detrimental to, the existing surrounding residential land uses, and is consistent with the development standards in the Municipal Code and proposed Specific Plan. The Tuscan and Italian Farmhouse styles of design for the common area buildings and residential units are appropriate in context with surrounding development, and the supplemental design elements (stucco finishes with stone accents and exposed rafters, wood accents on garage doors, and concrete S-tile roofs) appropriately enhance the architecture of the buildings. 5. Site Design The site design of the project, including project entries, interior circulation, proposed amenities, screening of equipment, exterior lighting, pedestrian accessibility and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette of the proposed Specific Plan, and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the proposed buildings utilizes a low water use plant palette and shall enhance visual continuity of the proposed development with the surrounding residential areas. The project landscaping, as proposed and conditioned, will comply with the City's Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 10 of 11 water tolerant landscaping requirements. No turf is used in the individual lot landscape concepts which utilize decomposed granite and fractured rock in lieu of turf. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby recommend City Council certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2014-1001, for the reasons set forth in this Resolution and based on the Initial Study and associated Mitigation Monitoring Program (Exhibit A), attached hereto, and on file in the Community Development Department. SECTION 3. That it does hereby recommend City Council approval of Specific Plan 2014-1001 (SP 04-074, Amendment No. 1), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit B). SECTION 4. That it does hereby recommend City Council approval of Tentative Parcel Map 2014-1001 (TPM 36745), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit C). SECTION 5. That it does hereby recommend City Council approval of Tentative Tract Map 2014-1001 (TPM 36744), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit D). SECTION 6. That it does hereby recommend City Council approval of Site Development Permit 2014-1003, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit E). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 14`h day of April, 2015, by the following vote: AYES: NOES: Planning Commission Resolution 2015 - Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001, Tentative Tract Map 2014-1001, Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: April 14, 2015 Page 11 of 11 ABSENT: ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California EXHIBIT CITY OF LA QUINTA 78495 Calle Tampico La Quinta, CA 92253 Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: The Estates at Griffin Lake Case No: Environmental Assessment 2014-1001; Specific Plan 2014-1001; Tentative Tract Map 2014-1001 (TTM 36744); Site Development Permit 2014-1003; Tentative Parcel Map 2014-1001 (TPM 36745) Lead Agency City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 (760) 777-7125 Applicant: Mark Majer, Griffin Ranch Investors LP 23 Corporate Plaza, Suite 150 Newport Beach, CA 92660 Contact Person: Wallace Nesbit, Principal Planner, City of La Quinta (760) 777-7125 Project Location: 81345 Avenue 54 La Quinta, California 92253 APN: 767-320-013 General Plan/Zoning: Current: Low Density ResidentialNery Low Density Residential - Equestrian Overlay Proposed: None Surrounding Land Uses: North: Residential/Golf course uses across Avenue 54 (improved as urban arterial) South: Low density graded, undeveloped residential lots (Griffin Ranch) East: Low density graded, undeveloped residential lots (Griffin Ranch) West: Low density residential lots with existing and developing homesites (Griffin Ranch) Project Description: The proposed project is a 40±acre site located on the south side of Avenue 54, between Monroe Estates at Griffin Lake IS/MND February 2015 and Madison Streets (Exhibit 1). The property was developed as a residential and equestrian compound built during the late 1970's through mid-1980's, and was formerly owned by the late Mery Griffin. The property is bordered by the Griffin Ranch residential project to the south, east and west, with the Madison Club development across Avenue 54 to the north. The City is currently processing development applications (Specific Plan, Tentative Map, Site Development Permit) proposing to subdivide the site into 78 single-family lots, leaving the original 5.2 acre Mery Griffin estate portion intact and expanding the existing 2.1-acre pond to a 6-acre lake (Exhibit 2). The project proposes retaining the existing 5.2 acre Mery Griffin Estate grounds for the continued promotion and development of the facility as a private and public event venue and estate residential rental use. The project also includes an approximate 3,600 s.f. community building with pool, and several boating slips/dock areas along the interior lakefront properties. No powerboats will be permitted (electric, sail, or manual propulsion only). A Tentative Parcel Map is proposed to subdivide the property, in order to facilitate separate ownership/sale of the Mery Griffin Estate from the remaining 78 single-family lots and common amenity areas dedicated to the residential use. All applications are herein referred to as "the project." Other Required Public Agency Approvals: None -2- Ilk .01 W, ay ja J t lay 1 1, nil AWE TIAFN: v 471. tow. L. NN ,rA MADISON CLUB %t- G N Exhibit 2: Project Site Plan THE ESTATES AT GRIFFIN LAKE Estates at Griffin Lake IS/MND February 2015 =nV=EF-9f=S----r�vsr. �s� E NO SCALE -4- Estates at Griffin Lake IS/MND February 2015 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics [] Agriculture and Forestry Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ❑ Hydrology /Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ® Population / Housing ❑ Public Services ❑ Recreation Transportation/Traffic Utilities / Service Mandatory Findings of ❑ ❑ Systems ❑ Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature 3 /c%s Date -5- Estates at Griffin Lake IS/MND February 2015 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take into account the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. -6- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic X vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock X outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its X surroundings? d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? Source: 2035 General Plan, La Quinta Municipal Code, project materials, aerial maps. I. a, b) No Impact. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. The site is not located near an existing or proposed state scenic highway and there are no scenic resources, rock outcroppings, or historical buildings located onsite. However, Avenue 54 is designated as an Image Corridor in the 2035 General Plan. As such, the project is required to provide enhanced landscaped parkway area. The proposed project Specific Plan will continue the landscaping and trail proposed along Avenue 54 as approved under the original Griffin Ranch project, currently under construction, albeit in a reduced setback width configuration due to an existing wall condition along Avenue 54 that will be retained. The proposed project will include single family homes of up to two stories, up to 25 feet in height. The size of the residential lots (minimum 10,000 square feet) and the limitation of single story development within 150 feet of Avenue 54 will reduce the appearance of density, further limiting the potential for aesthetic impacts associated with the project. The residential, low intensity character of the project will serve to limit visual impacts associated with the project itself The community building height incorporates a small tower feature at 31' 3" in height, which is located approximately 250' interior to the site from the Avenue 54 property line. The overall aesthetic impacts from development of the site are expected to be insignificant. There are no significant scenic resources on the site. Impacts associated with scenic resources are expected to be insignificant. c, d) Less than Significant. Construction of the proposed project will generate light and glare primarily from landscape lighting, safety and security lighting on building exteriors, and vehicles accessing the site. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. Further, residential lighting is generally limited, and of low intensity. All project lighting will be required to comply with Section 9.100.150 (Outdoor Lighting) and other applicable sections of the Municipal Code. A preliminary photometric was provided for the south clubhouse building, where the barbeque area and boat docks will be lit with six vintage style LED powered pole lights at 12 feet in height. The average foot candle readings at set target points are 3.7, with negligible readings at the west edges of the -7- Estates at Griffin Lake IS/MND February 2015 subject area. There are four residential lots in close proximity, across the street to the west, but no light wash will occur over those lots. More detailed review during final landscape and lighting plan review will occur during the plan check process. The City standards, combined with the nature of the land use proposed, will assure that impacts are less than significant. Mitigation Measures: None Monitoring: None M Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the X Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural X use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or X nature, could result in conversion of Farmland, to non-agricultural use? Source: 2035 General Plan, California Department of Conservation Farmland Mapping, project materials. II. a-c) No Impact. The project site is surrounded by lands approved for and developing as single family residential development. The site itself has historically been used as a large homesite and equestrian training facility over the past 35 years. The site is located in an urbanizing area of the City, and is not currently under Williamson Act contract. The proposed project will not prevent the continued use in agriculture of lands to the southeast and east. However, in the long term, this area of the City is expected to develop according to the General Plan land use designations assigned to the property, and to build out in residential developments of varying sizes. Overall impacts associated with agricultural resources are expected to be insignificant. It is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance by the California Department of Conservation on current Important Farmland mapping. The project will not conflict with zoning for agricultural use or a Williamson Act contract, nor will it involve other changes that could result in the conversion of farmland to non-agricultural uses. Mitigation Measures: None Monitoring: None 502 Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the X applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air X quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality X standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial X pollutant concentrations? e) Create objectionable odors affecting a X substantial number of people? Source: La Quinta General Plan, SCAQMD CEQA Handbook; 2003 PM10 Plan for the Coachella Valley, SCAQMD 2012 Air Quality Management Plan; CalEEMod Version 2013.2.2 III. a) No Impact. The Coachella Valley, including the project area, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality Management Plan (2012 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The project will be developed in accordance with all applicable air quality management plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The proposed project is consistent with the goals and policies of the General Plan and land use zoning; therefore, the project is consistent with the intent of the AQMP. No impacts associated with compliance with applicable management plans are expected. b) Less than Significant Impact. Criteria air pollutants will be released during both the construction and operational phases of the proposed project. The California Emissions Estimator Model (CalEEMod) Version 2013.2.2 was used to project air quality emissions that will be generated by the project. Table 1 summarizes short-term construction -related emissions, and Table 2 summarizes ongoing emissions generated at operation. Construction Emissions The construction period includes all aspects of project development, including site preparation, grading, hauling, paving, building construction, and application of architectural coatings. For analysis purposes, it is assumed that construction will occur over a 3-year period from January 2015 to December 2017. -10- Estates at Griffin Lake IS/MND February 2015 As shown in Table 1, emissions generated by construction activities are not anticipated to exceed SCAQMD thresholds of significance for any criteria air pollutants. The data reflect average daily emissions over the 3-year construction period, including summer and winter weather conditions. The analysis assumes approximately 9,837 cubic yards materials will be imported during grading. Applicable minimization measures that will be implemented throughout construction include, but are not limited to, the implementation of dust control practices in conformance with SCQAMD Rule 403 and 403.1, proper maintenance and limited idling of heavy equipment, phasing application of architectural coatings and the use of low -polluting architectural paint and coatings per SCAQMD Rule 1113. Adherence to such measures will ensure construction related emissions would remain less than significant. Table 1 Griffin Estates Maximum Daily Construction -Related Emissions Summary Construction Emissions' CO NOR ROG S02 PM10 PM2.5 2015 59.01 85.83 7.43 0.08 21.30 12.81 2016 33.82 32.96 4.59 0.04 3.45 2.3 2017 32.10 30.41 60.34 0.04 3.25 2.11 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No ' Average of winter and summer emissions, unmitigated, 2015-2017. Source: CaIEEMod model, version 2013.2.2 output tables generated 11.12.14. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electric and natural gas), and mobile source (vehicle) emissions. Table 2 provides a summary of projected emissions at operation of the proposed project. Table 2 Griffin Estates Operation -Related Emissions Summary CO NO,, ROG S02 PM10 PM2.5 Operational Emissions) 54.35 9.64 25.18 0.08 5.75 2.99 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Average of winter and summer emissions, unmitigated, 2017. Source: CaIEEMod model, version 2013.2.2 output tables generated 11.12.14. As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants. The data are conservative and reflect unmitigated operations; implementation of standard reduction measures will further reduce pollutant emissions. These include, but are not limited to, the use of low-VOC architectural paints and coatings in accordance with SCAQMD Rule 1113 and energy -efficient appliances. c) Less than Significant. Historically, the Coachella Valley, in which the project site is located, -11- Estates at Griffin Lake IS/MND February 2015 has been classified as a "non -attainment" area for PM10 and ozone. In order to achieve attainment in the region, the 2003 Coachella Valley PMIo Management Plan was adopted, which established strict standards for dust management for development proposals. The Salton Sea Air Basin (SSAB) is currently (November 2014) a non- attainment area for PMIo and is classified as attainment/unclassifiable for PM2.5. The proposed project will contribute to an incremental increase in regional ozone and PMIo emissions. However, given its limited size and scope, cumulative impacts are not expected to be considerable. Under mitigated conditions set forth in this analysis, project construction and operation emissions will not exceed SCAQMD thresholds for PMIo or ozone precursors (NOx). The project will not conflict with any attainment plans and will result in less than significant impacts. d) Less than Significant. The nearest sensitive receptors are single-family residences immediately west of the project site. Their distance from the building pad is within the 25 meters range. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look -Up Table was used. The City of La Quinta and subject property are located within Source Receptor Area 30 (Coachella Valley). Given the project's size and proximity to existing housing, the 5-acre site tables at a distance of 25 meters was used. Table 3 shows on -site emission concentrations for project construction and the associated LST. As shown in the table, LSTs will not be exceeded under unmitigated conditions for CO and NOx. PMIo and PM2.5 will not exceed LST thresholds under mitigated conditions, which include best management practices and standard dust control measures (SCAQMD Rule 403). Therefore, air quality impacts to nearby sensitive receptors will be less than significant. Table 3 Griffin Estates Localized Significance Thresholds (lbs/day) CO NOx PMIo* PM2.5* Construction 59.01 85.83 10.28 6.75 LST Threshold 29292 304 14 8 Exceed? No No No No Emission Source: CalEEMod model, version 2013.2.2 output tables generated 11.12.14. LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD. *Shows mitigated emissions for PMIo and PM2.5. e) Less than Significant. The proposed project is not expected to generate objectionable odors during any of the phases of construction or at project buildout. The proposed project has the potential to result in short term odors associated with paving and other construction activities. However any such odors would be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. Mitigation Measures: None Monitoring: None -12- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status X species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, X regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, X marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory X wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree X preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community X Conservation Plan, or other approved local, regional, or state habitat conservation plan? Source: 2035 General Plan, Coachella Valley MSHCP, LQMC, aerial maps, project materials. IV. a) Less than Significant Impact. The subject property is not located in an area identified as having potential habitat for any sensitive species. No significant native vegetation or habitat features are located onsite; the site consists primarily of ornamental and agricultural plantings. vegetation is limited to desert compatible plantings in a 10±-foot wide landscape perimeter along Avenue 54 of the property. The site is located outside of habitat areas where special status species have been documented and areas where species -specific studies are required. The proposed project will result in redevelopment of major portions of the site, removal and/or replacement of existing unmanaged vegetation, and the addition of new landscaping materials. Given the previous development and disturbed nature of the site and the ongoing development in its immediate surroundings (i.e. Griffin Ranch subdivision), the project is not expected to result in direct or indirect impacts that would adversely impact a special status biological species. -13- Estates at Griffin Lake IS/MND February 2015 The subject property has been fully developed for estate residential and equestrian purposes for more than three decades. Neither the site nor surrounding properties contains wetlands, riparian habitat or other sensitive natural communities, blueline steams, or creeks. The project will have no impact on sensitive natural communities identified in local or regional plans. Biological resources in the project area have been affected by area roadways and urban development. Native habitat onsite has been highly degraded due to previous grading and site development. The City of La Quinta participates in the Coachella Valley Multiple Species Habitat Conservation Plan (CV MSHCP), which is a comprehensive regional plan encompassing a planning area of approximately 1.1 million acres and conserving approximately 240,000 acres of open space. The Plan is intended to address the conservation needs of a variety of plant and animal species and natural vegetation communities that occur in the Coachella Valley region. It establishes a system of preserves outside of urbanized areas in the valley in order to protect lands with high conservation value. It streamlines permitting processes by implementing state and federal endangered species acts while providing for land development within its planning area. b,c) No Impact. The project site is located in a developed and highly disturbed area and there are no riparian habitats or wetlands located on the site. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities, including marshes or vernal pools, or through direct removal, filling, or hydrological interruption of a natural drainage. d) Less Than Significant with Mitigation. The subject property does not serve as a wildlife movement corridor for any native resident or migratory fish or wildlife species, or as a native wildlife nursery site. The subject property is bordered on the north by Avenue 54, which is developed to an urban arterial configuration (four -lane divided roadway), and by a developing residential project (Griffin Ranch) directly to the west, south and east. It is not known to serve as a wildlife corridor or nursery site. The site may offer limited nesting sites for birds protected by the international Migratory Bird Treaty Act (MBTA). To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 to August 31 with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. Conducting construction activities outside of the breeding season (September 1 to March 1) can avoid having to implement such measures. If active nests of any native bird are found onsite, they will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. All projects are required under the General Plan (Policy BIO-1.4) to comply with the Migratory Bird Treaty Act (MBTA), and will be required to determine if active bird nesting is occurring if vegetation removal will take place between January and September. e) No Impact. The proposed project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other appropriate requirements of the Municipal Code. f) Less than Significant Impact. The City of La Quinta has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As a result, the City is required to -14- Estates at Griffin Lake IS/MND February 2015 implement a Local Development Mitigation Fee (LDMF) for projects located within the CVMSHCP plan area. Although the proposed project site is not within a designated conservation area, as defined in the Plan, it is located with the general Plan boundaries, and the developer will be required to pay LDMF. These fees are designed to offset potential impacts of cumulative projects on covered biological species, and assure that impacts are reduced throughout the Valley and City to less than significant levels. Mitigation: 1. To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 st and August 31 st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1 st through December 31 st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. Monitoring: A. The City's Planning Division shall assure that necessary nesting bird surveys are completed in compliance with the Migratory Bird Treaty Act and applicable protocol. Responsible Parties: Planning Division Schedule: Between March lst to September lst and no more than 30 days prior to site disturbance. -15- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in X '15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant X to ' 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic X feature? d) Disturb any human remains, including those X interred outside of formal cemeteries? Sources: Historical/Archaeological Resources Survey Report; Paleontological Resources Assessment Report; 2035 General Plan, project materials. V. a,d) No Impact. A cultural resource report was prepared for the proposed project'. The survey included both records searches of available maps and reports, and a field investigation. Contact with local Tribes revealed no information identifying traditional cultural sites on or in the vicinity of the project site. The records search determined that the site was not previously surveyed. However, more than 30 prior studies have historically been conducted within one mile of the project site. These studies uncovered 24 historic/archaeological sites and 63 isolates (sites with less than 3 artifacts). As none of these were recorded in the project site's immediate vicinity, no further consideration under this survey is warranted. The on -site investigation identified no historic or prehistoric materials within the project area. Historical sources consulted suggest the area remained mostly undeveloped by man until the 1950's. No evidence of any buildings constructed prior to 1978 was found; all existing buildings on the site are consistent with the period during which Mr. Griffin developed the property and are considered modern. Overall, the entire project area has been disturbed by past development. The field survey showed no potential for cultural resources on the site. CRM Tech concluded that the proposed project will not cause a substantial adverse change to any known historic resource, no further cultural resource investigation is necessary, and recommends that should any cultural materials be unearthed, all work should be halted so that the materials can be examined and evaluated by a qualified archaeological monitor. As City policy requires monitoring in this part of the City regardless of whether artifacts were found during a Phase I survey, mitigation measures will be attached to the project. It is not anticipated that any human remains will be encountered during construction of the proposed project because the site and surrounding area have been previously disturbed to ' "Historical/Archaeological Resources Survey Report Mery Griffin Estates Project, Assessor's Parcel Number 767-320- 013," prepared by CRM Tech, May 15, 2014. -16- Estates at Griffin Lake IS/MND February 2015 accommodate development. However, should any previously unidentified or unanticipated human remains be discovered during project construction, state law requires that law enforcement be contacted, and the remains removed in a prescribed manner. The project will be subject to these requirements. b, c) Less Than Significant with Mitigation. A paleontological resource report was also prepared for the proposed project2. The survey included records searches of available maps and reports, as well as a field investigation. The records search identified that the project area occurs within the historic boundary of ancient Lake Cahuilla, and that the soils on and around the site are of the Holocene age. While it was noted that development activities have heavily disturbed the project area, scattered shells and shell fragments of freshwater species were observed. Although no specific finds were encountered, several localities have been previously reported in nearby areas that share the project area's soils characteristics. The San Bernardino County Museum finds the project vicinity to have a "high paleontological sensitivity" and that the project has a "high potential to impact significant nonrenewable fossil resources". The report concludes that the proposed site may contain sediments from which many Holocene localities are known to have been found. It was also concluded that some of these sediments may be present beneath the site and are considered as high paleontological sensitivity. The report recommends a mitigation program be prepared to address the potential for impacts to paleontological resources. Mitigation: 1. If buried cultural materials are discovered during any earth -moving operations associated with the project, all work in that area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. 2. If any resource recovery occurs, a final report shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 3. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics 4. A paleontological resource impact mitigation program shall be developed and implemented for the proposed project in accordance with the provisions of CEQA, as well as the proposed guidelines of the Society of Vertebrate Paleontology. The primary component of the mitigation program will be monitoring of ground disturbances during the project by qualified personnel. Since the surface soils have been extensively disturbed in the past, only periodic monitoring is recommended during demolition, tree removal, grubbing, or shallow surface grading. Continuous monitoring shall be conducted for 2 ,Paleontological Resources Assessment Report Mery Griffin Estates Project, Assessor's Parcel Number 767-320-013," prepared by CRM Tech, May 15, 2014. -17- Estates at Griffin Lake IS/MND February 2015 deeper grading and excavations that reach beyond a depth of two feet. The mitigation program should include but not be limited to the following: • The excavation of areas identified as likely to contain paleontological resources, such as undisturbed Lake Cahuilla beds and any undisturbed subsurface alluvium, shall be conducted by a qualified paleontological monitor. The monitor should be prepared to quickly salvage fossils, if they are unearthed, to avoid construction delays, but must have the power to temporarily halt or divert construction equipment to allow for removal of abundant or large specimens. Proof that a monitor has been retained shall be given to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. • Samples of sediments should be collected and washed to recover small invertebrate and vertebrate fossils. • Recovered specimens should be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future. • A report of findings with an appended itemized inventory of specimens shall be submitted to the City prior to the first occupancy of a residence being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted to the City, will signify completion of the program to mitigate impacts to paleontological resources. • Collected resources and related reports, etc. shall be given to the City for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry. Monitoring: A. The City's Planning Division shall review and accept the proposed monitoring program(s) and assure that necessary contracts are in place. Responsible Parties: Planning Division Schedule: Prior to mass grading, trenching or other comparable site disturbance. -18- Estates at Griffin Lake IS/MND Fehruary 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State X Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, including X liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the loss of X topsoil? c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code X (1994), creating substantial risks to life or property? d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water X disposal systems where sewers are not available for the disposal of waste water? Sources: 2035 General Plan; project materials; "Geotechnical Investigation: Proposed Griffin Ranch Residential Development...," Sladden Engineering, August 2004; Geotechnical Update by Sladden, December 2013 VI. a) A Geotechnical Assessment for the proposed Griffin Ranch Residential Development project was prepared by Sladden Engineering in August 2004; a Geotechnical Update of that report was prepared by Sladden for the subject property in December 2013. i, ii No Impact. The subject property is not located within a currently delineated Alquist-Priolo Earthquake Fault Zone, and no active faults are mapped in the immediate vicinity of the site. Development of the proposed project will not expose people or structures to hazards associated with fault rupture. The closest active fault to the subject property is the San Andreas Fault, approximately 11 miles northeast of the site. Historical earthquake magnitudes measured in the vicinity of the subject property range from less than 2.0 to 3.0. The property could experience moderate to severe ground shaking from earthquakes originating on this and other local and regional faults. Earthquake -resistant construction methods prescribed by the Building Code will be implemented to minimize potential structural damage. At a minimum, seismic design will be required to comply with the most recent version of the California Building Code (CBC). iii. Less Than Significant Impact. Due to its soil composition and depth to groundwater, the project site and its vicinity are subject to liquefaction potential. The site is also within an area -19- Estates at Griffin Lake IS/MND February 2015 identified as having the potential for subsidence, seismically -induced settlement, and collapsible soils. The preliminary geotechnical investigation prepared for the original Griffin Ranch project site found that although the site occurs in an area where groundwater occurs at a depth of 45 feet, the soils on the project site are primarily silty sands with clayey silt underlayments beyond 5 feet in depth, and are generally firm. They are considered too dense to generally be subject to liquefaction. Borings were taken up to 50 feet and no groundwater was encountered. The City will require project -specific geotechnical analysis in conjunction with the submittal of building plans for the site, to assure that any required remedial soil stabilization is implemented as part of the building permit process. The project is required to conform with the City Zoning, Development Code and the Uniform Building Code Standards at the time of construction, thus further reducing impacts related to seismically induced liquefaction. These City standards will assure that impacts associated with seismic hazards are reduced to less than significant levels. iv. No Impact. The subject property is generally level with no rock formation on or surrounding it. It is approximately 1.5 miles east of the nearest slopes of the Santa Rosa/Coral Reef Mountains. It is not susceptible to slope instability, including landslides, rock falls, or soil slumps. The proposed project will not expose people or structures to hazards associated with slope instability. b) Less than Significant Impact. Development of the proposed project is not expected to result in significant soil erosion or loss of topsoil. The site has an existing 2.1 acre pond that will be expanded to a 6 acre lake amenity, which will be managed and designed to minimize the potential of erosion impacts associated with runoff and activity along the lake surface. Nonetheless, the property is located in an area with a high to very high wind erosion rating, and some erosion could occur during project construction. A dust management plan will be part of the standard requirements imposed through conditions of approval to minimize fugitive dust generated during the building process (Chapter 6.16, LQMC). c) Less than Significant Impact. The subject property is generally underlain by alluvial sand and clay of valley areas (Ql/Qa), which have a low shrink/swell potential. The proposed project will not create substantial safety risks associated with expansive soils, as the surface soils on site are non -expansive and fall within the "very low" expansion category in accordance with CBC classification criteria. d) No Impact. The proposed project will connect to existing sewer lines, and no alternative waste water disposal systems are proposed or required. The project site is within the service area of the Coachella Valley Water District, and all facilities will be required to connect to existing sanitary sewer services. Mitigation: None required. Monitoring: None required. 3 "Geotechnical Investigation: Proposed Griffin Ranch Residential Development...," prepared by Sladden Engineering, August 2004; and, Geotechnical Update by Sladden Engineering, December 2013 -20- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No VII. GREENHOUSE GAS EMISSIONS Significant Significant w/ Significant Impact -- Would theproject: Impact Mitigation Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant X impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the X emissions of greenhouse gases? Source: CalEEMod Version 2013.2.2, project materials. VII. a,b) Less than Significant. The proposed project will generate greenhouse gas (GHG) emissions during both construction and operation. As mentioned in Section III (Air Quality), CalEEMod was used to quantify air quality emission projections, including greenhouse gas emissions. Construction related greenhouse gas emissions will be temporary and will end once the project is completed. Operation of the proposed project will create on -going greenhouse gases through the consumption of electricity and natural gas, moving sources, the transport and pumping of water for onsite use, and the disposal of solid waste. Table 4 provides projected short-term and annual GHG generation for the proposed project: Table 4 Griffin Estates GHG Emissions from Construction and Operation (Metric Tons/Year) CO2 CH4 N20 CO2e Construction Activities 1,350.63 0.24 0.00 1,355.71 Operational Activities 1,385.69 1.35 0.00 1,417.13 CalEEMod model, version 2013.2.2 output tables generated 11.12.14. Values shown represent the total annual, unmitigated GHG emission projections for construction and operation of the proposed project, 2017. State legislation, including AB32, aims for the reduction of greenhouse gases to 1990 levels by 2020; however, there are currently no thresholds for greenhouse gases associated with residential developments. It is recognized that GHG impacts are intrinsically cumulative. As such, project construction and operation will be conducted in a manner that is consistent with applicable rules and regulation pertaining to the release and generation of GHG's. Statewide programs and standards will further reduce GHG emissions generated by the project, including new fuel -efficient standards for cars, and newly adopted Building Code Title 24 standards. The proposed project will have a less than significant impact on the environment from the emission of GHG's and will not conflict with any applicable GHG plans, policies or regulations. Mitigation: None required. Monitoring: None required. -21- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the routine transport, use, or X disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset X and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X waste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a X result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use X airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard X for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response X plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to X urbanized areas or where residences are intermixed with wildlands? Source: 2035 General Plan, CA Department of Toxic Substances, project materials. VII.a,b) Less than Significant Impact. The development of the site is likely to result in the storage of cleaning materials for household use, pool maintenance, etc. These materials, however, are not expected to be hazardous, as they are not expected to be stored or transported in large quantities. There are no identified hazardous materials sites within the project area. Impacts associated with transportation, use or storage of these materials are expected to be less than significant. c) No Impact. The nearest school is Westside Elementary School, located approximately I mile southeast of the proposed project. The project is not located within a quarter mile of a school nor will it result in the emission or handling of hazardous materials of significance. -22- Estates at Griffin Lake IS/MND February 2015 d) No Impact. The project site is not located on or near a hazardous materials site as identified by the California Department of Toxic Substances Control. It will not create a significant hazard to the public or environment. e-f) No Impact. The project site is located approximately 6 miles southeast of the Bermuda Dunes Airport and 3.5 miles northwest of the Jacqueline Cochran Regional Airport. It is not located within an airport land use plan or within 2 miles of a public or private airport, and therefore, will not result in an aviation safety hazard for people working or residing in the area. g) No Impact. The proposed project will not physically interfere with emergency response or evacuation plans. Access to/from the site will be provided at 2 access points on the existing street grid (Avenue 54). The project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turn -around space. No impacts are expected. h) No Impact. The subject property and immediate project vicinity encompass developing higher end residential project areas and are approximately 2.5 miles from the nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located within a fire hazard severity zone. The proposed project will not expose people or structures to a significant risk associated with wildfire hazards. Mitigation: None required. Monitoring: None required. -23- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste X discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table X level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which X would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially X increase the rate or amount of surface runoff in a manner which would result in flooding on- or off - site? e) Create or contribute runoff water which would exceed the capacity of existing or planned X stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard X delineation map? g) Place within a 100-year flood hazard area structures which would impede or redirect flood X flows? Source: 2035 General Plan; "Preliminary WQMP for Estates at Griffin Lake," 12/15/2014 (revised); "Preliminary Hydrology Report, Estates at Griffin Lake," 12/15/2014 (revised) IX. a) No Impact. The proposed project will not violate any water quality standards or waste discharge requirements. The project proponent will be required to implement National Pollution Elimination System (NPDES) requirements for storm flows by preparing and implementing SWPPP and WQMP, as required. Project development will be connected to an existing 8" sewer line to the southeast, within the Griffin Ranch development. Wastewater will be transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the requirements of the Regional Water Quality Control Board as they relate to wastewater discharge requirements and water quality standards. Therefore, the proposed project will have less than significant impact on water quality standards or waste discharge requirements. -24- Estates at Griffin Lake IS/MND February 2015 The City requires that all projects retain the 100-year storm on site. The proposed project includes retention facilities to manage storm flows via a 6 acre lake, which is designed to meet local stormwater retention requirements. The design of these facilities must be approved by the City Engineer prior to the initiation of project construction. All hydrology improvements will also be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the project. As described in the project's Preliminary Water Quality Management Plan, a system of drainage channels, street catch basins and drywells combine to contain debris, sediments and other pollutants. The project will implement Best Management Practices (BMPs) to address the management of pollutants of concern that may be generated onsite, as identified by the WQMP. A routine BMP maintenance program will be established to assure ongoing implementation. No additional WQCB permits or approvals are required for the project. b) Less than Significant Impact. Domestic water will be supplied to the subject property by the Coachella Valley Water District (CVWD) through existing water infrastructure. CVWD has prepared an Urban Water Management Plan 2010 Update, which is a long-term planning document that helps CVWD plan for current and future water demands. The Plan demonstrates that CVWD has available, or can supply in the future, sufficient and reliable water supplies to serve future development in the project area. Water will be necessary for the proposed project during both the construction and operational phases. In the short-term, onsite water will be required during site grading as part of the dust mitigation program. Over the long-term, annual water consumption will be that required by a 78-lot residential subdivision, a 3,100 s.f. clubhouse, common and private pools and water features, and a 6 acre lake. This lake will be used for storm flow retention and landscape irrigation, as well as recreational use. The lake will be served by an 18" non -potable water line to allow use of All American canal water for irrigation, conserving potable water from the aquifer. The project specific plan identifies an annual savings of 21,828,900 gallons of potable water (63.85 acre-feet) by using the lake design with canal water. The project proposes to use drought -tolerant planting materials and irrigation water sourced from the proposed 6 acre lake for all landscaping demands. Onsite buildings will be equipped with water efficient fixtures in compliance with Building Code requirements to minimize water consumption. The proposed project is consistent with the City's General Plan and is therefore addressed in the UWMP. The UWMP demonstrates that the District has available, or can supply, sufficient water to serve the proposed project. Impacts on groundwater supplies and recharge are expected to be less than significant. c-e) Less than Significant Impact. The project will result in addition of impermeable hardscape onsite, which will increase surface runoff and somewhat alter the local drainage pattern, based on the design of the project. Existing runoff flows to the west and east, into small retention areas in the southwest and southeast corners of the site. The subject property does not contain any streams or rivers, though it does contain an existing 2.1 acre pond, which will be demolished in favor of the new 6 acre lake. The proposed project will not significantly change drainage patterns onsite or in the surrounding area. Compared to current conditions, the proposed project represents an increase in in impervious surfaces. Under the proposed project design, storm water runoff generated on site will surface flow on the local street system from the residential lots to the proposed 6 acre lake. Runoff produced from two tributary drainage areas will be conveyed via surface flow to -25- Estates at Griffin Lake IS/MND February 2015 the northern edge of the lake from the smaller tributary (Drainage Area A), while the larger tributary (Drainage Area b) will discharge via three drainage channels. According to the project Hydrology Study the normal water volume of the proposed 6 acre lake is 1,336,419 cubic feet. There is a 6" freeboard between normal high water elevation of the lake surface and the concrete lake edge, which is stated in the study to be more than adequate to retain the 100-year design storm flow. f-g) No Impact. The subject property is designated Zone X on FEMA's Flood Insurance Rate Maps, which is defined as an area of moderate to low risk of flood hazard. It is also shown within an unprinted Flood Insurance Rate Map panel, indicating no special flood hazard. The proposed project will not place housing or other structures in a flood zone. Mitigation: None required. Monitoring: None required. -26- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? X b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local X coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community X conservation plan? Sources: 2035 General Plan, 2003 CVMSHCP Figure 4-1: Conservation Areas; project materials. Watermark Specific Plan Amendment No.1, prepared by MSA Consulting, October 16, 2014. X. a) No Impact. The proposed project will not physically divide an established community. The site is a vacant 40 acre parcel that has been privately used and is physically separated from the surrounding Griffin Ranch residential project on its south, west and east sides. b) No Impact. The subject property is designated for "Low Density Residential" purposes in the General Plan and zoned as "Low Density Residential" on the City Zoning Map. Proposed land uses are consistent with these designations. The project will not conflict with any plans, policies, or regulations with jurisdiction over the project. c) No Impact. The project site is not located within any conservation areas as identified in the CVMSHCP. However, the property is within the general boundaries of the Plan. The City has adopted the CVMSHCP, and the project proponent will be required to pay the Local Development Mitigation Fee (LDMF) as mitigation for any potential impacts to sensitive biological species covered by the Plan. Fee payment will assure the project is consistent with MSHCP requirements. Mitigation: None required. Monitoring: None required. -27- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the X region and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site X delineated on a local general plan, specific plan or other land use plan? Sources: 2035 General Plan, project materials. XI.a,b) No Impact. The proposed project will not result in the loss of availability of a locally or regionally important mineral resource. The California Department of Conservation Division of Mines and Geology has mapped the City's mineral resources and designated the project site as "MRZ-1," which represents areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. The City General Plan designates the subject property and surrounding properties for "Low Density Residential" and "Open Space — Recreation" land uses. Mitigation: None required Monitoring: None required -28- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the X local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbome vibration or groundbome X noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels X existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above X levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use X airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing X or working in the project area to excessive noise levels? Source: 2035 General Plan Noise Element, LQMC, project materials. XII. a) Less than Significant With Mitigation. The City of La Quinta Noise Element of the General Plan provides guidelines for community noise impacts per land use designation. The current City noise standards for residential land uses allow noise levels of 60 dBA from lam to 1 Opm, and 50 dBA from lOpm to lam. The primary source of noise in the City and project area is traffic related. The main source of off -site exterior noise impacting the project will be generated from traffic along Avenue 54. A noise study was not required for this project, as there is an existing 8-foot high wall on a three foot high berm along Avenue 54. A noise impact analysis was conducted for the approved Griffin Ranch project, for the original specific plan area4. A separate noise analysis was conducted for TT 34642, which comprised Amendment 1 to the specific plan. The studies analyzed the potential noise impacts associated with the development of all lands covered by the Specific Plan, as amended. These studies are referenced here, in the context of potential noise impacts along Avenue 54. 4 "Griffin Ranch Specific Plan and Vesting Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004 5 "Exterior Noise Analysis Tract 34642 — Griffin Ranch" prepared by BridgeNet International, July 2006. -29- Estates at Griffin Lake IS/MND February 2015 The studies found that the overall Griffin Ranch project will result in both short term (construction) and long term (operational) noise impacts which could be significant without mitigation. Pertinent to the Estates at Griffin Lake project site, the studies found that noise levels associated with vehicular traffic adjacent to the project site have the potential to exceed the City's standards for residential land uses without mitigation on Avenue 54. On Avenue 54, the 65 dBA CNEL is expected to extend to 66 feet from the centerline. There are 6 lots that back up along Avenue 54 that will be affected by potential impact from roadway noise. These lots would therefore have exterior noise levels in excess of the City's standard of 65 dBA CNEL, without mitigation. The study recommendations for mitigation along Avenue 54 stipulated a six foot wall to be constructed on Avenue 54. As such, the existing 8 foot wall on top of a three foot berm should be more than adequate to mitigate any exterior noise impact. Acoustical analysis will also be required to verify exterior and interior noise standard compliance during building plan check reviews. b, d) Less Than Significant Impact. Construction Noise While construction noise impacts could be substantial at times, they will be temporary and will cease once the project is complete. The nearest sensitive receptors are Griffin ranch residences (both existing and under construction), within approximately 100 - 200 feet to the south and west. Construction noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning Ordinance; however, it is restricted to certain days of the week and times of day (Section 6.08.050). Adherence to these limitations will minimize construction - related impacts to less than significant levels. Operational Noise During the long-term operational phase (i.e. post-buildout condition), groundborne vibration will be non-existent or undetectable, and noise levels will be comparable to similar existing residential development in the project area. Principal noise sources will be from vehicles traveling along Avenue 54, and general vehicle activity accessing the site (residents, deliveries, etc.). Limited noise may be emitted by onsite mechanical equipment, such as that associated with residential landscaping, and home improvement/repair. Given the similar residential development on adjacent properties, the project will not result in a perceptible permanent increase in ambient noise levels over existing conditions. It will be required to comply with the operational noise levels established in the Zoning Ordinance as those relate to residential property. The project proposes retaining the existing 5.2 acre Mery Griffin Estate grounds for the continued promotion and development of the facility as a private and public event venue and estate residential rental use. While the site has been used over the past few years as an event facility, there is potential for temporary or periodic increases in ambient noise levels in the project vicinity above levels existing without the project, as the facility becomes more heavily marketed and utilized for event venues and luxury rentals. The City has required Temporary Use permit review for all past events and that process has significantly reduced noise issues over time, as both the event coordinators and City staff have gained more knowledge and experience with each event and achieving better compliance. The process has been effective -30- Estates at Griffin Lake IS/MND February 2015 and will need to continue with development of new residential at the project site, and continuing home production at Griffin Ranch overall. In order to assure that the potential impacts associated with noise are adequately mitigated, mitigation measures are recommended. e, f) No Impact. The project is located approximately 3.5 miles to the south of the Jacqueline Cochran Regional Airport. Although an occasional overflight is likely, the approach patterns do not occur in the vicinity of the proposed project. The subject property is not located within an airport land use plan or within 2 miles of a public airport or private airstrip. The project will not expose people working or residing in the project area to excessive noise levels. Mitigation: 1. A final noise analysis shall be completed when final lot layout and pad elevations have been completed to assure that the wall requirements are sufficient to meet the City's noise control standards for all units. 2. An interior noise analysis shall be completed when building plans for individual houses are submitted, to assure that all residential units shall have interior noise levels of 45 dBA CNEL. 3. All events to be held at the Griffin Estate property shall be reviewed under the applicable Temporary Use Permit process, in order to assess the specific impacts for each event. Monitoring: A. The City's Planning and Building Divisions shall assure that necessary acoustical analyses as identified are incorporated into the final building construction plans. Planning Division shall review Temporary Use Permits for events associated with the Mery Griffin Estate on a case - by -case basis. Responsible Parties: Planning Division, Building Division Schedule: At time of building plan check submittal; prior to temporary events -31- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for X example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of X replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement X housing elsewhere? Source: Project materials, CA Dept. of Finance, Demographic Research Unit, May 1, 2014. XIII. a-c) No Impact. The proposed project will result in the development of 78 detached single-family residential units. According to the California Department of Finance, the 2014 household size in La Quinta is 2.596 persons per household. Based on this factor, the project has the potential to add approximately 202 persons to the City's population. Although the project will directly induce population growth, it is consistent with the natural growth occurring over time in the City, and is less dense than that planned for under the City's General Plan. Impacts to population will be in significant. The proposed site is currently vacant and designated for low density residential land uses. The project will not result in the loss or relocation of housing stock. Instead, the project will be adding 78 single-family units to the City's housing stock. There will be no impact to housing. Mitigation: None required Monitoring: None required "E-5 Population and Housing Estimates for Cities, Counties, and the State 2011-2014", prepared by CA Dept. of Finance, accessed November 2014. -32- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Source: 2035 General Plan, Google Earth, project materials. XIV. a) Less than Significant Impact Fire/Police Protection The County of Riverside Fire Department (RCFD) provides fire protection for the proposed project site. The proposed project will result in less than significant impacts on fire protection services. The subject property is easily accessible as the nearest RCFD fire station is located at 54001 Madison Street, approximately 1/4 mile west of the project site. All County -operated fire stations feature a minimum of one trained paramedic as part of its three -person engine company per RCFD policy. Project development will be in accordance with all City Municipal Code and/or RCFD Fire Protection Standards to assure adequate fire safety and emergency response. The project will be required to pay development impact fees toward fire protection services at building permit issuance. Impacts will be less than significant. The City's Civic Center Community Policing Office is located at 78495 Calle Tampico, approximately 3.75 miles northwest of the project site. The City contracts with the County Sheriff (RCSD) for police services. The addition of 78 single-family residential units will increase the need for police services for 202 additional persons; however overall impact to police services is expected to be less than significant. The project vicinity is currently patrolled and will continue to be patrolled after project development. The site will be immediately accessible from Avenue 54, and project development will occur in accordance with City standards to assure adequate police protection. -33- Estates at Griffin Lake IS/MND February 2015 Schools, Parks, and other Public Facilities - Less than Significant Impact The proposed project will result in 78 single-family residences and has the potential to directly increase student population. The proposed project is located within the Coachella Valley Unified School District (CVUSD) and will be required to pay the State mandated developer fee to help address and offset the potential impacts to local schools. Fees will be collected prior to the issuance of building permits. Each residential lot will have a private yard and the development will provide a community building, pool, and other recreational amenities, including a 6 acre lake that will provide recreational space, stormwater retention and landscape irrigation. The project is not expected to substantially increase the use of existing neighborhood and regional parks or other recreational facilities. The proposed project will participate in the City's parkland in -lieu fee program to offset impacts associated with parks generated by the 202 new residents of the project. Impacts are expected to be less than significant. Mitigation: None required Monitoring: None required -34- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial X physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of X recreational facilities which might have an adverse physical effect on the environment? Sources: 2035 General Plan, project materials. XV. a) No Impact. Residents of La Quinta currently have access to 72 acres of parks, 147 acres of nature preserves containing recreational parkland areas, 845 acres of regional park, an 18- hole municipal golf course, and numerous other private and public recreational facilities. The City municipal code sets a requirement for providing a minimum of 3 acres per 1,000 population. When this standard is applied to the estimated General Plan buildout population, a total of 242 acres of neighborhood and community parks will be required to adequately serve the City and its sphere of influence. The development and improvements of the proposed project will be an overall recreational benefit to the City. The development consists of 82 detached single-family residential units, which could potentially increase the City's population by 202 persons. The project is not expected to substantially increase the use of existing neighborhood and regional parks or other recreational facilities. Project residents will be less dependent or inclined to visit other recreation facilities as they will have a private community recreation center with pool, private yards for each dwelling unit, and several open space components, including a 6 acre lake as internal amenities. Regardless, the addition of approximately 200 persons to the City population constitutes a minor incremental increase in recreational demand, given the availability of public recreational opportunities. The project will be required to pay the City parkland fees toward acquiring future off -site park lands. No negative impacts are expected. b) Less Than Significant Impact. The development of a 6 acre lake could be perceived as having an adverse impact relative to use of water resources, given the desert environment and well -documented drought conditions throughout the state. However, the lake serves more than to function as a recreational and aesthetic amenity. It is designed to manage the project's stormwater and provide a source of water for landscaping irrigation. The lake will be served by an 18" non -potable water line to allow use of All American canal water for irrigation, conserving potable water from the aquifer. The project specific plan identifies an annual savings of 21,828,900 gallons of potable water (63.85 acre-feet) by using the lake design with canal water. This is envisioned as a positive beneficial impact of the project, which supports the active and passive recreational components of the lake. Mitigation: None required Monitoring: None required -35- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVL TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial X increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion X management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in X traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or X dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? f) Result in inadequate parking capacity? X g) Conflict with adopted policies, plans, or programs supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? Sources: 2035 General Plan, "Griffin Lake Estates Specific Plan 2168 Traffic Impact Analysis," Endo Engineering, August 2014); Project materials. Engineering Bulletin No. 06-13. XVI. a,b) Less Than Significant Impact. A project -specific traffic impact analysis was prepared to evaluate existing conditions in the project area and future conditions associated with build out of the proposed project. The traffic analysis evaluated the impacts of development of 78 single family homes, and preservation of the existing estate home on the property. The existing estate home was assumed to be used as an event venue for the life of the project. The traffic analysis studied two key intersections — Madison Street at Avenue 54 and Monroe Street at Avenue 54 — based on City requirements for evaluation. In addition, conditions at project access points were considered in the analysis. The traffic study considered current conditions, opening year (2017) conditions with and without the project, and General Plan build out year -36- Estates at Griffin Lake IS/MND February 2015 (2035) conditions at the site access points. The traffic analysis found that the proposed project would generate 890 average daily trips, 68 of which would occur in the morning peak hour, and 89 of which would occur in the evening peak hour. The study found that under current conditions, both study area intersections operate at Level of Service (LOS) B. This is an acceptable LOS under the City's General Plan standards. The study further found that the study area intersections will operate at LOS C in 2017, with or without the proposed project. This LOS remains at an acceptable level under the City's standards. Finally, the study found that at General Plan build out, site accesses would operate at acceptable LOS, assuming two-way Stop -controlled intersections at both locations. The analysis further found that warrants for signalization would not be met at either site access point, either in 2017 or at General Plan build out. The traffic study included recommendations for the configuration of site access points, including two lanes of travel (one right turn and one left turn lane), as well as adequate stacking at the entry gates. These recommendations will be incorporated into the conditions of approval for the proposed project. Therefore, based on the traffic impact analysis, the proposed project will have less than significant impacts on area traffic conditions. c) No Impact. The project site is about 3.5 miles northwest of the nearest airport (Jacqueline Cochran Regional Airport). The project proposes single family homes and will not interfere with flight operations, although occasional over -flights are likely. No impact is anticipated. d) Less than Significant Impact. The proposed project will not create hazardous design features or dangerous intersections. As described below, the conditions at the site access points were found to operate safely in both 2017 and at project build out. Impacts are expected to be less than significant. e) No Impact. Emergency vehicles will access the site at the gated entry. The Fire Department will require the installation of Knox box devices to provide access for emergency vehicles. No impact is anticipated. f,g) No Impact. Parking will be provided consistent with the Specific Plan and Zoning Ordinance, as applicable. Parking for residential land uses is provided via on -lot garages, as required by the City. Parking for special events will continue to be addressed through temporary use permits, and may include, if necessary, off -site parking and shuttle busses. No impact is anticipated. The site is not currently close to an existing transit route. This area of the site is developed at very low intensities, and bus service is unlikely for the near term. The project will be required to improve multi -purpose trails adjacent to the site, thereby providing alternative transportation access for pedestrians and bicycles. The project will not conflict with the City's alternative transportation policies. No impact is expected. Mitigation: None required Monitoring: None required -37- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control X Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction X of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of X existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements X needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the X project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's X solid waste disposal needs? g) Comply with federal, state, and local statutes X and regulations related to solid waste? Source: Project Materials; project hydroloigy study and WQMP. XVII. a) No Impact. Wastewater/stormwater discharge requirements for the Coachella Valley, including the subject property, are administered by the Colorado River Basin Regional Water Quality Control Board (WQCB); Whitewater River Watershed. The project will connect to existing sewer lines from residential development to the southeast of the project area, and wastewater will be transported to and processed by the Coachella Valley Water District (CVWD) at its Water Reclamation Plant 4 (WRP-4) in Thermal. CVWD implements all the requirements of the WQCB as they relate to wastewater discharge and water quality. The project will be developed with 78 new single family residential lots, and will include expansion of an existing 2.1 acre pond to a 6 acre lake, which is designed to meet local stormwater retention requirements. A system of drainage channels, street catch basins and drywells are proposed to adequately treat initial stormwater flows and convey the stormwater into the lake system. These systems combine to contain debris, sediments and other pollutants that are trapped in initial storm flows. No additional WQCB permits or approvals are required for the project as the City requires 100% retention of local stormwater for projects. -38- Estates at Griffin Lake IS/MND February 2015 b-e) Less than Significant Impact. Water and Wastewater The proposed project will require water and generate wastewater consistent with a 78-lot residential development, a 6 acre lake to be maintained using irrigation water from the All Amenrican Canal, with a 3,100 s.f, clubhouse, and an estate property with main house, guest casitas, maintenance and other related structures. Although the project will increase wastewater flows to the CVWD treatment plant it will not adversely impact water quality standards or waste discharge requirements. The subject property falls within the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water and wastewater treatment services. CVWD's Water Management Plan 2010 Update (2012) demonstrates that the District has available, or can supply in the future, sufficient water to serve additional development in its service area. The water management plan includes a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. The project will not require new or expanded water entitlements, and will actually conserve the potable aquifer through the lake system design, based on use of non - potable source water from the All -American canal. The average annual flow to WRP-4 is approximately 4.75 million gallons per day (mgd), but it has a capacity of 9.9 mgd. Therefore, the plant has more than sufficient capacity to serve additional development, including the proposed project. Given the comparatively small scale of the project, project -related impacts to water and wastewater supplies and services will be less than significant. Stormwater Drainage Compared to current conditions, the proposed project represents an increase in in impervious surfaces. The proposed project includes retention facilities to manage storm flows via a 6 acre lake, which is designed to meet local stormwater retention requirements. Under the proposed project design, storm water runoff generated on site will surface flow on the local street system from the residential lots to the proposed 6 acre lake. Runoff produced from two tributary drainage areas will be conveyed via surface flow to the northern edge of the lake from the smaller tributary (Drainage Area A), while the larger tributary (Drainage Area B) will discharge via three drainage channels. According to the project Hydrology Study, the available freeboard above the normal high water elevation of the proposed 6 acre lake is stated to be more than adequate to retain the 100-year design storm flow. The project will not require the construction or expansion of stormwater management facilities. f, g) No Impact. The project site will be served by Burrtec, the City's solid waste contractor. Trash generated by the project will be hauled to the transfer station located in Cathedral City, west of the City, and from there transported to one of three regional landfills. All three landfills have sufficient capacity to accommodate the proposed project. Solid waste generated by the proposed project will include that typical of a residential subdivision, such as food waste, product packaging, and various paper and supply waste. Construction waste, such as wood and concrete, will be generated during the demolition and construction processes. Much of the -39- Estates at Griffin Lake IS/MND February 2015 waste may be recyclable; the developer will need to prepare construction and demolition disposal plans for Burrtec to review and approve. Burrtec will provide solid waste collection and disposal services to the proposed project. Solid waste will be hauled to the Edom Hill Transfer Station in Cathedral City, then to one of three regional landfills (Lamb Canyon, Badlands, or El Sobrante), each of which have sufficient long-term capacity to accommodate waste generated by the proposed project. Burrtec also implements recycling programs and provides those services as part of its waste contract obligations. Beyong typical household recycling pick-up and diversion, Burrtec also provides several recycling -related programs to City residents, including curbside pick-up of large items, waste motor oil, green waste, and other off -site programs and events for e-waste and paper shredding. Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal, and the project will have no impact on its ability to do so. Mitigation: Not required. Monitoring: Not required. -40- Estates at Griffin Lake IS/MND February 2015 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVIII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a X plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects X of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on X human beings, either directly or indirectly? a) Less than Significant Impact. The proposed project is located northwest corner of Avenue 52 and Jefferson Street and is surrounded by developed or previously disturbed lands. There will be no substantial reduction in wildlife habitat nor will it restrict the movement or range of any plant or animal. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. The project will not impact any important examples of California history or prehistory. In the event cultural artifacts are uncovered during site disturbing activities, a qualified archaeologist will be called in to evaluate and, if necessary recover and document such resources to reduce related impacts to less than significant levels. b,c) Less than Significant Impact. The proposed project constitutes the retention of the existing residential estate, along with augmentation of limited components associated with the overall use of the site during that time. The remainder of the property will develop as residential lots, which is consistent with surrounding development and existing land use designations and policies. The property takes access from the existing roadway network and is already served by public utilities and infrastructure. It will contribute to improved stormwater absorption through expansion and redesign of the existing pond to a six acre lake feature, which will provide storm flow management and landscaping irrigation for the entire project area, and will be maintained using irrigation canal water in lieu of groundwater resources. Short-term and long-term environmental goals of the project are considered complementary. -41- Estates at Griffin Lake IS/MND February 2015 The project will result in incremental environmental impacts typically associated with residential development, such as increased emission of criteria pollutants during demolition and grading, and increased demand for water and wastewater services. However, the project is a low density residential development, providing internal recreation and stormwater facilities that limit impacts to area facilities, reducing certain cumulative effects from the project. The project design incorporates an expansion of a 2.1 acre pond to a 6-acre lake, which will serve a multi -purpose use as a recreational amenity for non -motorized boating, stormwater retention, and as a water source for the project's landscape irrigation demands. The lake feature will reduce the project's reliance on groundwater resources, as it will be sourced with water from the All American irrigation canal. Due to the relatively small scale of the project in relation to larger surrounding residential and golf developments, impacts are expected to be less than significant when considered in conjunction with the effects of other projects. d) No Impact. The project will not cause substantial adverse impacts, either directly or indirectly, on human beings. The property is not subject to environmental hazards, such as rockfall or flooding, and no hazardous land uses, structures, or activities are proposed. This Agency intends to adopt a Mitigated Negative Declaration based upon the supporting documentation herein. References 2003 Coachella Valley MSHCP 2003 PM10 Plan for the Coachella Valley California Department of Conservation Farmland Mapping California Scenic Highway Mapping System CaIEEMod Version 2013.2.2 City of La Quinta 2035 General Plan City of La Quinta Municipal Code and Zoning Map. "Exterior Noise Analysis Tract 34642 — Griffin Ranch" prepared by BridgeNet International, July 2006. "Geotechnical Investigation: Proposed Griffin Ranch Residential Development" prepared by Sladden Engineering, August 17, 2004 Geotechnical Update by Sladden Engineering, December 10, 2013 — Update of Geotechnical Investigation: Proposed Griffin Ranch Residential Development, prepared by Sladden Engineering, August 17, 2004 "Griffin Ranch Specific Plan and Vesting Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004 -42- Estates at Griffin Lake IS/MND February 2015 Historical/Archaeological Resources Survey Report Mery Griffin Estates Project, Assessor's Parcel Number 767-320-013," prepared by CRM Tech, May 15, 2014. "Paleontological Resources Assessment Report Mery Griffin Estates Project, Assessor's Parcel Number 767-320-013," prepared by CRM Tech, May 15, 2014. "Preliminary Hydrology Report, Estates at Griffin Lake," MSA Consulting, 12/15/2014 (revised) "Preliminary Water Quality Management Plan for Estates at Griffin Lake," MSA Consulting, 12/15/2014 (revised)" Report E-5: Population and Housing Estimates for Cities, Counties, and the State, January 1, 2011- 2014, with 2010 Benchmark," CA Dept. of Finance, Demographic Research Unit, May 1, 2014. SCAQMD 2012 Air Quality Management Plan SCAQMD CEQA Handbook The Estates at Griffin Lake Specific Plan, prepared by MSA Consulting, December 15, 2014 (revised). -43- CITY OF LA QUINTA MONITORING PROGRAM FOR CEQA COMPLIANCE DATE: Aril 2, 2015 ASSESSORS PARCEL NO.: 767-320-013 CASE NO.: Specific Plan 2014-1001, Tentative Parcel PROJECT LOCATION: South side of Avenue 54, I/4 mile east of Madison Map 2014-1001 (TPM 36745) , Tentative Street (81345 Avenue 54) Tract Map 2014-1001 (TTM 36744) Site Development Permit 2014-1003 EA/EIR NO: 2014-1001 APPROVAL DATE: In Process APPLICANT: Mark Ma'er, Griffin Ranch Investors LP THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER(S) SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE IV. BIOLOGICAL RESOURCES Any vegetation or tree removal, or other Community Development Prior to any vegetation removal Biological survey. ground disturbing activities occurring Department between 1/1 and 8/31. between January 1st and August 31st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY V. CULTURAL RESOURCES A qualified archaeological monitor shall be Community Development During earth moving City standards for present on site during any earth moving Department archaeological activities. Should the monitor identify a resource analysis; resource, he/she shall be empowered to stop project approval or redirect earth moving activities until such conditions time as the resource can be properly identified and processed. The archaeological monitor shall be required to prepare a report at the end of earth moving activities and file such report with the Community Development Department within 30 days of completion of monitoring activities for any building on the project site. A paleontological resource impact Community Development Prior to grading permit issuance; As per guidance in mitigation program shall be developed and Department during grading operations May 2014 CRM implemented for the proposed project in Paleontological accordance with the provisions of CEQA, as Resource Assessment well as the proposed guidelines of the Society of Vertebrate Paleontology SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY XII. NOISE A final noise analysis shall be completed to Community Development verify wall height meets the City's noise Department control standards for all affected units. An interior noise analysis shall be Community Development completed to assure that residential units do Department not exceed interior noise levels of 45 dBA CNEL. All events to be held at the Griffin Estate Community Development property shall be reviewed under the Department applicable Temporary Use Permit process, in order to assess the specific impacts for each event. A final noise analysis shall be completed to Community Development verify wall height meets the City's noise Department control standards for all affected units. An interior noise analysis shall be Community Development completed to assure that residential units do Department not exceed interior noise levels of 45 dBA CNEL. All events to be held at the Griffin Estate Community Development property shall be reviewed under the Department applicable Temporary Use Permit process, in order to assess the specific impacts for each event. EXHIBIT B PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2014-1001 (SP 04-074, AMD 1) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 C;FNFRAI 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 Specific Plan, or any Final Map recorded thereunder. 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. Specific Plan 2014-1001 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2014- 1001, these conditions shall take precedence. 3. Specific Plan 2014-1001 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2014-1001 • Tentative Parcel Map 2001-1001 (TPM 36745) • Tentative Tract Map 2014-1001 (TTM 36744) • Site Development Permit 2014-1003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 4. The following changes shall be made to the Specific Plan: A. Page 8, Zoning, shall be revised to reflect the existing RVL zoning is consistent with the General Plan. B. Revise all figures and text references to the Griffin Estate's 5.2 acres, to reflect the proposed parcel size of 6.5 acres. C. Section 2.3 shall be revised to reflect removal of the Estate Grounds Page 1 of 3 PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2014-1001 (SP 04-074, AMD 1) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 (at 6.5 acres per the Parcel map) as an open space element, and cite, as the specific plan standard, 7.2 acres of common open area as a percentage of the remaining 33.3 acres for development. Figure 2.4 shall be corrected to remove the Estate Grounds. D. Table 3.2, Planning Area 1, shall be amended in accordance with the following: • Table 3.2 a under Major Events, shall list the same events as listed under Minor and Moderate Events. • Table 3.2 f, g, h, j, k, I shall be deleted. • Table 3.2 m shall be revised to read "Comply with applicable TUP process" under Moderate and Major Event headings. • Table 3.2 i shall be revised to read "Comply with City Noise Control requirements and respective TUP requirements" for all Event headings. • Delete Note 1. E. Table 3.4, Planning Area 3, shall be revised to amend the maximum building height to 28 feet, and add a Note to reflect that the community buiding tower element may extend to 32 feet maximum as an architectural projection. F. The plant palette (Table 4.1) shall be amended to incorporate any unlisted plant materials established in the landscape plans for Site Development Permit 2014-1003. G. Homes on Lots 1 through 31, as shown on the Tentative Tract Map (Le. along the east and south sides of the project), shall be limited to single story units, not to exceed 22 feet in height. 5. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan Page 2 of 3 PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2014-1001 (SP 04-074, AMD 1) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 document, as amended by this action, to the Community Development Department. The Final Specific Plan shall include all text and graphics except as amended by this action, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Community Development Director. Page 3 of 3 PLANNING COMMISSION RESOLUTION 2015 - EXHIBIT C CONDITIONS OF APPROVAL — RECOMMENDED TENTATIVE PARCEL MAP 36745 (TPM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 1 OF 3 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 Tentative Parcel Map, or any Final Map recorded thereunder. 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. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC") . The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Parcel Map shall expire two years from the date of City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). The two-year time period shall be tolled during the pendency of any lawsuit that may be filed, challenging this Tentative Parcel Map and/or the City's CEQA compliance. 4. Prior to recordation of the Tentative Parcel Map by the City, the applicant shall obtain any necessary clearances from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Green Sheet (Public Works Clearance)) • La Quinta Community Development Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. 5. Tentative Parcel Map 2001-1001 (TPM 36745) shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL — RECOMMENDED TENTATIVE PARCEL MAP 36745 (TPM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 2OF3 • Environmental Assessment 2014-1001 • Specific Plan 2014-1001 • Tentative Tract Map 2014-1001 (TTM 36744) • Site Development Permit 2014-1003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 6. This Tentative Parcel map is intended to facilitate land sale or transfer only. Development entitlements rest solely with the approvals listed in Condition 5. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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 emergency services and for maintenance, construction and reconstruction of essential improvements. Applicant shall provide for reciprocal access easement between Parcels 1 and 2 and to Ave 54 prior to transfer. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36745 (TPM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 3OF3 10. The applicant shall offer for dedication on the Final Map all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 1 1 . The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 54 (Primary Arterial, 108' ROW) - 54 feet from the centerline of Avenue 54 for a total 108-foot developed right of way. 12. The applicant shall offer for dedication those easements necessary to guarantee reciprocal access between Parcel 1, Parcel 2 and Avenue 54. 13. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 14. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 15. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1 " = 40' scale. FEES AND DEPOSITS 16. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. PLANNING COMMISSION RESOLUTION 2015 - EXHIBIT D CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 1 OF 23 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 Tentative Tract Map, or any Final Map recorded thereunder. 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. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC") . The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Tract Map shall expire two years from the date of City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). The two-year time period shall be tolled during the pendency of any lawsuit that may be filed, challenging this Tentative Tract Map and/or the City's CEQA compliance. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Works Clearance) for Building Permits, Water Quality Plan(WQMP) Exemption Form - Whitewater River Region, Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board Sheet (Public Management Improvement PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 2 OF 23 • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. Tentative Tract Map 36744 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2014-1001 • Specific Plan 2014-1001 • Tentative Parcel Map 2014-1001 (TPM 36745) • Site Development Permit 2014-1003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 6. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) 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") to the State Water Resources Control Board. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 3 OF 23 The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 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. D. 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. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 8. Approval of this Tentative Tract Map 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. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 4 OF 23 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. 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 emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall retain for private use on the Final Map all private street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Streets 'B', 'C', 'D', 'E', 'F', 'G', and 'H' - Private Residential Streets PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 5 OF 23 measured at gutter flow line to gutter flow line shall have a minimum 36-foot travel width. Property line shall be placed at the back of curb similar to the lay out shown on the (preliminary grading plan/tentative map) and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. 15. Right-of-way geometry for standard knuckles and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #801 , and #805, respectively, unless otherwise approved by the City Engineer. 16. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 18. Direct vehicular access to Avenue 54 from lots with frontage along Avenue 54 is restricted, except for approved access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 6 OF 23 Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 22. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 23. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Avenue 54 — The applicant should install signing and striping to provide median acceleration lanes at the two development access intersections on Avenue 54. B. PRIVATE STREETS 1) Streets 'B', 'C', 'D', 'E', 'F', 'G', and 'H' - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map, except for minor revisions as may be required by the City Engineer. D. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 7OF23 E. Emergency Turn Around 1) Shall be constructed to conform to the lay -out shown on the tentative tract map, except for minor revisions as may be required by the City Engineer. 24. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 25. 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: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 26. 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 designs are approved. 27. 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. 28. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 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 engineers registered in California. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 8 OF 23 FINAL MAPS 30. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1 " = 40' scale. 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. 31. 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 LQMC Section 13.24.040 (Improvement Plans). 32. 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. Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal NOTE: D through E to be submitted concurrently. (Separate Storm Drain Plans if applicable) PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 9 OF 23 The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official 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. F. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 10 OF 23 "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 33. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 34. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 35. Upon completion of construction, and prior to final acceptance of the improvements by the City, 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" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 36. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 37. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 11 OF 23 38. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 39. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative Tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 12 OF 23 issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 40. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 41. 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. 42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 43. 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. 44. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 13 OF 23 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 45. 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. 46. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 14 OF 23 exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1 .5") in the first eighteen inches (18") behind the curb. 47. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 48. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments unless otherwise approved by the City Engineer. 49. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 50. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 51. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 52. Stormwater handling shall conform with the approved hydrology and drainage report for the Estates at Griffin Lake, Tract Map 36744. Nuisance water shall be disposed PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 15 OF 23 of in an approved manner. 53. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 54. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 55. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 56. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 57. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 58. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 59. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 16 OF 23 60. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 61. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 63. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2012-0006-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-001 1. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-201 3-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 17 OF 23 UTILITIES 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. 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. 66. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 67. 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. 68. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. 69. A final noise analysis shall be completed when final lot layout and pad elevations have been completed to assure that the existing Avenue 54 wall is sufficient to meet the City's noise control standards for all affected units. 70. A final acoustical analysis shall be completed and submitted for review at time of building permit plan check, based on final lot layout and pad elevations, to PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 18 OF 23 demonstrate that the City's standards for interior and exterior CNEL levels will be met for each proposed dwelling unit. LANDSCAPE AND IRRIGATION 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 72. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a landscape architect licensed in California. 74. The applicant shall submit final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process, as a major final landscape plan. Plans shall include construction design for all walls, fences, gated entries, trellises, etc. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 75. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 19 OF 23 minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 76. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 77. A master wall plan, detailing the design and location of sound wall areas, entry walls, and interior property line walls, shall be subject to review and approval by the Community Development Department, in accordance with the landscape review process as conditioned. The wall plan shall specify wall section details, colors and materials, capping, pilasters, entry monuments, planters, and any other related features. PUBLIC SERVICES 78. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. At this time, SunLine has not requested any such improvements; however, should such a request be made in the future, depending on project phasing and completion, the applicant may be required to provide certain said improvements. MAINTENANCE 79. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 80. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 81. 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 PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 20 OF 23 in effect when the applicant makes application for plan check and permits. 82. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 83. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. 84. Tentative Tract 36744 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu payment(s) shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value appraisal, or other information on land value within the subdivision. Payment of the in -lieu fee shall be made prior to, or concurrently with recordation of the first final map within the tentative map. FIRE PROTECTION 85. For residential areas, provide approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-hour duration at 20 PSI. 86. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 87. 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. 88. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code, California Building Code and the California Fire Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 21 OF 23 89. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities 90. Any turn -around requires a minimum 38-foot turning radius. 91. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 92. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. ARCHAEOLOGY/PALEONTOLOGY 93. If buried cultural materials are discovered during any earth -moving operations associated with the project, all work in that area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. 94. If any resource recovery occurs, a final report shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 95. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 22 OF 23 accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics 96. A paleontological resource impact mitigation program shall be developed and implemented for the proposed project in accordance with the provisions of CEQA, as well as the proposed guidelines of the Society of Vertebrate Paleontology. The primary component of the mitigation program will be monitoring of ground disturbances during the project by qualified personnel. Since the surface soils have been extensively disturbed in the past, only periodic monitoring is recommended during demolition, tree removal, grubbing, or shallow surface grading. Continuous monitoring shall be conducted for deeper grading and excavations that reach beyond a depth of two feet. The mitigation program should include but not be limited to the following: • The excavation of areas identified as likely to contain paleontological resources, such as undisturbed Lake Cahuilla beds and any undisturbed subsurface alluvium, shall be conducted by a qualified paleontological monitor. The monitor should be prepared to quickly salvage fossils, if they are unearthed, to avoid construction delays, but must have the power to temporarily halt or divert construction equipment to allow for removal of abundant or large specimens. Proof that a monitor has been retained shall be given to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. • Samples of sediments should be collected and washed to recover small invertebrate and vertebrate fossils. • Recovered specimens should be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future. • A report of findings with an appended itemized inventory of specimens shall be submitted to the City prior to the first occupancy of a residence being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted to the City, will signify completion of the program to mitigate impacts to paleontological resources. PLANNING COMMISSION RESOLUTION 2015 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36744 (TTM 2015-1001) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 PAGE 23 OF 23 • Collected resources and related reports, etc. shall be given to the City for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry. COMMUNITY DEVELOPMENT 97. To comply with the Migratory Bird Treaty Act (MBTA), any vegetation or tree removal, or other ground disturbing activities occurring between January 1st and August 31 st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1 st through December 31 st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. 98. Lots 1 through 31 as depicted on the approved Tentative Tract Map shall be restricted to single story units, not to exceed 22 feet in height. This restriction shall be designated by note on the final map and/or incorporated into the project CC&R's, referencing this Condition. Compliance with this restriction shall be verified during review of precise grading plan submittal(s). 99. It shall be disclosed to any and all parties involved in the sale or other transfer of residential Lots 1 through 78, as part of the CC&R's, that Lot 79 is developed with a residential estate that is approved as a private and public event venue and luxury estate residential rental use. The disclosure shall incorporate language to describe potential impacts due to noise, traffic, and other characteristics associated with the use of Lot 79 as an event venue on a regular basis. PLANNING COMMISSION RESOLUTION NO. 2015 - EXHIBIT E CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 1 of 21 C;FNFRAI 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. This Site Development Permit shall expire two years from the date of City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. The two-year time period shall be tolled during the pendency of any lawsuit that may be filed, challenging this Site Development Permit and/or the City's CEQA compliance. 3. Site Development Permit 2014-1003 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): • Environmental Assessment 2014-1001 • Specific Plan 2014-1001 • Tentative Parcel Map 2001-1001 (TPM 36745) • Tentative Tract Map 2014-1001 (TTM 36744) In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 2 of 21 • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) 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") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 3 of 21 inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 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. D. 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. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 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. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 4 of 21 instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. 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 emergency services and for maintenance, construction and reconstruction of essential improvements. 1 1 . Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 12. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Streets 'B', 'C', 'D', 'E', 'F, 'G', and 'H' - Private Residential Streets measured at gutter flow line to gutter flow line shall have a minimum 36-foot travel width. Property line shall be placed at the back of curb similar to the lay out shown on the (preliminary grading plan/tentative map) and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 5 of 21 13. Right-of-way geometry for standard knuckles and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #801, and #805, respectively, unless otherwise approved by the City Engineer. 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 16. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 17. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 18. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Avenue 54 — The applicant should install signing and striping to provide median acceleration lanes at the two development access intersections on Avenue 54. B. PRIVATE STREETS 1) Streets 'B', 'C', 'D', 'E', 'F', 'G', and 'H' - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 6 of 21 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map, except for minor revisions as may be required by the City Engineer. D. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. E. Emergency Turn Around 1) Shall be constructed to conform to the lay -out shown on the tentative tract map, except for minor revisions as may be required by the City Engineer. 19. The design of community parking facilities for common areas shall conform to LQMC Chapter 9.150, and in particular the following: A. The parking stall, aisle widths and double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. On -street parking designated as guest parking on the approved site plan shall be designed in accordance with parallel stall requirements. B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. D. Accessibility routes as required shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 7 of 21 as approved by the City Engineer. Where handicapped parking may be required, one van accessible handicapped parking stall is required per eight handicapped parking stalls. A project parking plan shall be required to include appropriate signage to implement parking restrictions, and on and off-street parking provisions of the CC & R's subject to City Engineer and Community Development Department approval. F. Golf cart parking shall be provided at appropriate locations in the development, in particular in close proximity to the Community Building area. Golf cart stall size shall conform to generally accepted industry standards, as may be determined by the City Engineer and Community Development Department. G. A minimum five -space bicycle rack shall be provided in an appropriate location at the Community Building facility. 20. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 21. 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: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 22. 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 designs are approved. 23. Improvements shall include appurtenances such as traffic control signs, markings PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 8 of 21 and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 24. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 25. 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 engineers registered in California. 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. 26. 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 LQMC Section 13.24.040 (Improvement Plans). 27. 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. Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 9 of 21 D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal NOTE: D through E to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official 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. F. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 10 of 21 In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 28. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 29. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 30. Upon completion of construction, and prior to final acceptance of the improvements by the City, 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" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 31. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 11 of 21 construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 32. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 33. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 34. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 12 of 21 C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative Tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 35. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off - site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 36. 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. GRADING 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 13 of 21 (Grading Improvements). 38. 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. 39. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 40. 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 PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 14 of 21 control measures, as were approved in the Fugitive Dust Control Plan. 41. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 42. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 43. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments unless otherwise approved by the City Engineer. 44. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 45. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 46. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 15 of 21 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGF 47. Stormwater handling shall conform report for the Estates at Griffin Lake, disposed of in an approved manner. with the approved hydrology and drainage Tract Map 36744. Nuisance water shall be 48. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 49. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 50. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 51. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 52. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 16 of 21 53. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 54. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 55. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 56. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 57. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 58. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 17 of 21 the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTII_ITIFS 59. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 60. 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. 61. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 62. 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. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 18 of 21 the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. 64. A final noise analysis shall be completed when final lot layout and pad elevations have been completed to assure that the existing Avenue 54 wall is sufficient to meet the City's noise control standards for all affected units. 65. A final acoustical analysis shall be completed and submitted for review at time of building permit plan check, based on final lot layout and pad elevations, to demonstrate that the City's standards for interior and exterior CNEL levels will be met for each proposed dwelling unit. LANDSCAPING 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and common areas shall be signed and stamped by a licensed landscape architect. 67. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 68. Except as otherwise stated in these conditions, all landscaping shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 69. The applicant shall submit final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process, as a major final landscape plan. Plans shall include construction design for all walls, fences, gated entries, trellises, landscape and common area lighting, etc. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 19 of 21 Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 70. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 71. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. At this time, SunLine has not requested any such improvements; however, should such a request be made in the future, depending on project phasing and completion, the applicant may be required to provide certain said improvements. MAINTENANCE 72. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 73. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 74. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 20 of 21 75. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 76. Applicant shall pay the fees as required by the Coachella Valley Unified School District, as in effect at the time requests for building permits are submitted. FIRE PROTECTION 77. For residential areas, provide approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-hour duration at 20 PSI. 78. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 79. 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. 80. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code, California Building Code and the California Fire Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 81. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities 82. Any turn -around requires a minimum 38-foot turning radius. PLANNING COMMISSION RESOLUTION NO. 2015 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP ADOPTED: APRIL 14, 2015 Page 21 of 21 83. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 84. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. COMMUNITY DEVELOPMENT DEPARTMENT 85. Lots 1 through 31, as depicted on the approved Tentative Tract Map (I.e. along the east and south sides of the project), shall be restricted to single story units, not to exceed 22 feet in height. This restriction shall be designated by note on the final map and/or incorporated into the project CC&R's, referencing this Condition and shall further state that compliance with the restriction shall be verified during review of precise grading plan submittal(s). 86. The applicant shall consider incorporation of a pedestrian pathway that provides direct access from the street to the front door areas of the homes. ATTACHMENT 1 Proiect Information CASE NUMBER: SPECIFIC PLAN 2014-1001 TENTATIVE PARCEL MAP 2014-1001 (TPM 36745) TENTATIVE TRACT MAP 2014-1001 (TTM 36744) SITE DEVELOPMENT PERMIT 2014-1003 APPLICANT: GRIFFIN RANCH INVESTORS LP PROPERTY OWNER: GRIFFIN RANCH INVESTORS LP ARCHITECT: BGA, INC. (GREG BUCILLA) LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTURE ENGINEER: MSA CONSULTING REQUEST: CONSIDERATION OF THE ESTATES AT GRIFFIN LAKE, A 78-LOT SINGLE-FAMILY DEVELOPMENT ON 39.8 ACRES, AT THE MERV GRIFFIN ESTATE PROPERTY LOCATION: 81345 AVENUE 54 (SOUTH SIDE OF AVENUE 54, 1 /4 MILE EAST OF MADISON STREET) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL ZONING DESIGNATION: VERY LOW DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: RESIDENTIAL/GOLF COURSE (MADISON CLUB) SOUTH: RESIDENTIAL (GRIFFIN RANCH) EAST: VACANT RESIDENTIAL (GRIFFIN RANCH) WEST: RESIDENTIAL (GRIFFIN RANCH) OTHER PROPERTY INFORMATION: PROPERTY IS THE FORMER ESTATE OF THE LATE MERV GRIFFIN. NO PRIOR DEVELOPMENT ENTITLEMENTS EXIST OR HAVE BEEN PROPOSED FOR THIS SITE ATTACHMENT 2 SITE DEVELOPMENT PERMIT 2014-1003 - ESTATES AT GRIFFIN LAKE ATTACHMENT 3 -- - - - -------- - - -------- - - IN'FN-PrDR-17 $F ? Ctif Ri"F. IrF IV "E I- MFRV C.RIFFI-N EXISTING ESTATE had t + sa ha FUTURE HOME SITES SITE DEVELOPMENT PERMIT 2014-1003 THE ESTATES AT GRIFFIN LAKE FUTURE HOME SITES ATTACHMENT 4 THE ESTATES AT GRIFFIN LAKE Specific Plan July 2014 Revised 12115114 Prepared for: GRIFFIN RANCH INVESTORS, LP c/o Mark Majer 23 Corporate Plaza #150 Newport Beach, CA 92660 Prepared by: ID MSA CONSULTING, INC. PLANNING ■ ENGINEERING ■ LAND SURVEYING 34200 BOB HOPE DRIVE ■ RANCHO MIRAGE ■ CA 92270 TELEPHONE (760) 320-9811 ■ FAx (760) 323-7893 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Project Team Applicant Griffin Ranch Investors, LP c/o Mark Majer 23 Corporate Plaza #150 Newport Beach, CA 92660 Consultant Team MSA Consulting 34200 Bob Hope Drive Rancho Mirage, CA 92270 ■ Paul DePalatis, AICP ■ Bruce Kassler ■ Nicole Vann ■ David Dewegeli ■ Derek Golleroni RGA Associates 74020 Alessandro, Suite E Palm Desert, CA 92260 ■ Ron Gregory ■ Luke Taylor ■ Cathy Cieslowski Bucilla Group Architecture, Inc. 19782 Macarthur Boulevard, Suite 270 Irvine, CA 92612 ■ Greg Bucillo Waterscapers 17011 Beach Blvd, Ste. 900 Huntington Beach, CA 92647 ■ Rick McGuire THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS TABLE OF CONTENTS Chapter I: Introduction & Setting 1.1 Executive Summary..................................................................................... 1 1.2 Purpose & Intent......................................................................................... 1 1.3 Project Location.......................................................................................... 2 1.4 Site Characteristics...................................................................................... 2 1.5 Background & History................................................................................. 6 1.6 Development Concept................................................................................ 6 1.7 Project Objectives....................................................................................... 7 1.8 General Plan & Zoning................................................................................ 7 1.9 Utility & Service Providers........................................................................... 8 1.10Entitlement Process.................................................................................. 11 Chapter 2: Master Plan 2.1 Land Use.................................................................................................... 13 2.2 Circulation................................................................................................. 15 2.3 Open Space & Recreation......................................................................... 18 2.4 Water & Sewer.......................................................................................... 21 2.5 Grading & Drainage................................................................................... 25 2.6 Phasing Plan.............................................................................................. 29 Chapter 3: Development Regulations 3.1 Overview ........................................... 3.2 Planning Area 1................................. 3.3 Planning Area 2................................. 3.4 Planning Area 3................................. .................................................. 32 .................................................. 32 .................................................. 37 .................................................. 40 Chapter 4: Design Guidelines 4.1 Overview................................................................................................... 43 4.2 Architectural Guidelines............................................................................ 43 4.3 Landscape Guidelines................................................................................ 45 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS Chapter 5: Plan Administration 5.1 Overview................................................................................................... 51 5.2 Implementation......................................................................................... 51 5.3 Amendment.............................................................................................. 52 5.4 Interpretation............................................................................................ 52 5.5 Enforcement..............................................................................................53 Chapter 6: General Plan Consistency 6.1 Overview.................................................................................................. 54 6.2 Consistency Analysis................................................................................. 55 FIGURES 1.1 Regional Location Map................................................................................................. 3 1.2 Local Vicinity Map......................................................................................................... 4 1.3 Site Conditions Map...................................................................................................... 5 1.4 General Plan Map......................................................................................................... 9 1.5 Zoning Map................................................................................................................. 10 1.6 Public Services............................................................................................................. 12 2.1 Conceptual Land Use Plan.......................................................................................... 14 2.2 Conceptual Street Plan............................................................................................... 16 2.3 Typical Street Cross-Sections..................................................................................... 17 2.4 Conceptual Open Space Plan..................................................................................... 19 2.5 Conceptual Fencing & Wall Plan................................................................................ 20 2.6 Conceptual Water Plan............................................................................................... 22 2.7 Conceptual Sewer Plan............................................................................................... 23 2.8 Conceptual Irrigation Plan.......................................................................................... 24 2.9 Conceptual Grading Plan............................................................................................ 26 2.10 Conceptual Perimeter Wall Cross Section................................................................ 27 2.11 Conceptual Drainage Plan......................................................................................... 28 2.12 Conceptual Lake Edge Cross Section........................................................................ 30 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS 2.13 Conceptual Phasing Plan........................................................................................... 31 3.1 Planning Area Diagram............................................................................................... 33 3.2 Planning Area 1 - Estate.............................................................................................. 36 3.3 Planning Area 2 — Residential.................................................................................... 39 3.4 Planning Area 2 - Typical Lot....................................................................................... 40 3.5 Planning Area 3 — Recreation and Lake...................................................................... 42 4.1 Conceptual Landscape Plan........................................................................................ 46 TABLES 1.1 Surrounding Uses.......................................................................................................... 2 1.2 Utility and Service Providers......................................................................................... 8 2.1 Land Use Tabulation................................................................................................... 13 2.2 Annual Water Savings with Lake................................................................................. 21 3.1 PA-1 Development Standards..................................................................................... 34 3.2 PA-1 Estate Event Guidelines...................................................................................... 35 3.3 PA-2 Development Standards..................................................................................... 38 3.4 PA-3 Development Standards..................................................................................... 41 4.1 Plant Material Palette................................................................................................. 49 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN CHAPTER I: INTRODUCTION & SETTING he Estates at Griffin Lake Specific Plan (Specific Plan) is organized in six chapters, as described below. Each addresses a different aspect of the project ranging from a description of existing conditions and master plan components to plan implementation. Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information. Chapter 2, Master Plan: This section describes the primary master plan components required for orderly development of the property. These include land use, circulation, open space and recreation, water and sewer, grading and drainage, and phasing. Chapter 3, Development Regulations: This section establishes the allowable uses and development standards applicable within the Specific Plan Area. Development regulations are listed for each distinct Planning Area. Section 4, Design Guidelines: This section outlines architectural and landscape design approaches and themes intended to guide the visual appearance of future development. Section 5, Plan Administration: This section describes the various processes and procedures used to administer and implement the adopted Specific Plan. Section 6, General Plan Consistency: This section presents a consistency analysis comparing the Specific Plan project with the development policy outlined in the City's General Plan. The goal statements contained in each General Plan Element provide a framework for the analysis. This Specific Plan is intended to guide future development and use of land within the Griffin Estate Specific Plan boundary, including the establishment of site specific development plans, guidelines, and regulations. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the City of La Quinta General Plan. While this Specific Plan defines the location, type and amount of development allowed within the Specific Plan Area, consistent with the requirements for Specific Plans identified in State Planning and Land Use Law, it is intended to provide a degree of flexibility to allow development to respond to consumer demand and opportunities in the marketplace. This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their General Plan. California Government Code Sections 65450 through 65454 establishes the authority to Page 1 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan. The Estates at Griffin Lake Specific Plan is located approximately 105 miles from the City of Los Angeles and the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. As shown on Figure 1.1, Regional Location Map, the specific plan is situated in the southeast portion of the Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The project is accessible from Interstate 10 by way of Jefferson Street with immediate access to Avenue 52 on the north. The Specific Plan consists of a 40-acre parcel (APN 767-320-013) on the south side of Avenue 54 approximately % mile east of Madison Street. The property contains the Mery Griffin Estate and is surrounded on the west, south and east sides by the Griffin Ranch Specific Plan and on the north by Avenue 54 and the Madison Club. Figure 1.2, Local Vicinity Map, depicts the physical setting of the property. Surrounding land uses are listed in Table 1.1. Table 1.1- SURROUNDING USES North La Quinta OS/LDR GC/RL Ave 54, Madison Club South La Quinta LDR RL Griffin Ranch East La Quinta LDR RL Griffin Ranch West La Quinta LDR RL Griffin Ranch As shown in Figure 1.3, Site Conditions Map, the property contains the existing Mery Griffin Estate, which is comprised of the Griffin home, outbuildings, pool and patio areas in the northwest corner of the site along with stables, corrals and pasture areas extending to the east and a lake to the south. The southern half of the site was developed with a horse track. Alfalfa was grown in the center of the track. A windbreak of Tamarisk trees follows the east, west and south boundaries. The property also contains a well and water holding tank used historically to provide potable water to the home, irrigation for the grounds and a water supply for the existing 2.1-acre lake. Avenue 54, which fronts the property on the north, is fully improved to its ultimate width. The property is enclosed by an existing block wall which has access to Avenue 54 at two separate locations with existing curb cuts. The stretch of wall along Avenue 54 is 8-feet high atop a 3-foot berm and was approved for construction in November of 2006. Site topography slopes gently to the southeast from a high elevation of 490.4 at the northwest property corner to a low elevation of 480.3 at the southeast property corner. Page 2 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN ..ei Xbi� r fir• 'r i e �/ .,,,,fir rW i' i .kJ �,'•? �2+- ! / I" '� . it ; '- � �t`.'. f. .- •- SALTON SEAdO Cource: El. ❑ El. ❑OCJ❑Tw1❑DOm❑ CChi❑it ❑ate: CUIy llllml[�0 IDREGIONAL LOCATION MAP MSA CONSULTING INC. FIGURE 1.1 www.msaconsultinginc.com N.T.S. PAG 3 Alim HEi _Zf MADISON CLU6 j AV W 4*8 ON GRIFFIN RANCH r'b X & Ar .......... . . . . . . . . . . . . . . . WWA 7v &:7 ZZ RE- N ko 441 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN u� r PROJECT SITE 1 r •� ource: ity of a uinta r, Y3a r V. GRIFFIN RANCH n• { j"t. f"fc �+ �-�A'oR ., *,'p4 •f? ''ws i�� �`,�,9r LThiuit ❑ate: CUIy uuu_uu SITE CONDITIONS MAP MSA CONSULTING INC. www.msaconsultinginc.com N.T.S. FIGURE 1.3 PAG 5 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Griffin Ranch - The 40-acre estate was originally part of a 320-acre land assembly owned by Mery Griffin. The remaining 280 acres were sold and entitled as the Griffin Ranch Specific Plan (SP) that now surrounds the property on three sides. The SP was designed to Mr. Griffin's specifications. To protect his privacy, the design included a gradation in lot size, with larger 1-acre lots adjacent to his 40-acre estate, transitioning to a double -tier of half acre lots then to smaller lots (minimum 11,000SF) throughout the balance of the project. To benefit the Mery Griffin Estate, the 1-acre lots were also separated from the estate by a single -loaded perimeter road with open space and a trail buffer so the lots did not adjoin the estate boundary. These lots were positioned with their front yards facing toward the estate property. To date, no homes have been built on the 1-acre lots while the balance of the site is being actively developed by Lennar Communities, including construction of a new community clubhouse. The overall 280-acre Griffin Ranch project concept is shown below. Griffin Estate - The Mery Griffin Estate originally contained Mr. Griffin's 23'-3" tall, 40-acre personal residence and grounds. After Mr. Griffin passed away, the estate was sold, renovated and has been rented for family gatherings, social events, and desert retreats since early 2013. The facilities are reserved primarily by families vacationing for short periods ranging from one day to one week. Use occurs primarily in the fall, winter, and spring. Although the facilities are available throughout the year, fewer bookings occur during the summer months. The Griffin Estate is also rented for political functions, corporate events, executive dinner parties and other short-term social events. The Specific Plan seeks to preserve the original feel of the estate as Mr. Griffin envisioned it. The design would restore and upgrade the estate facilities in the northwest corner for use as a luxury residential rental and private event grounds, create a new enclave of high end single family homes on lots that are no less than 10,000 square feet and expand the existing lake to act as a physical barrier between the two uses, an active and passive open space amenity, a runoff detention facility and an irrigation Page 6 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN reservoir. Additionally, the project contemplates preserving a portion of the existing Mery Griffin estate stables to be incorporated as part of the proposed community recreation center. The recreation center serves as an additional buffering use between the estate and residential subdivision portions of the project. Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering feasibility, market acceptance, economic viability, water efficiency, General Plan goals, and compatibility with surrounding land uses were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this Specific Plan, unique project objectives were established as follows: ■ To reflect consistency with the goals and policies of the La Quinta General Plan as described in Chapter 6. ■ To capitalize on existing site resources, including the Griffin Estate, lake, and available canal water to create a high quality, master planned project that can be differentiated from other residential communities in the vicinity. ■ To develop the property with residential and special event uses in a manner compatible with surrounding residential development by applying appropriate planning, landscaping and architectural design approaches. ■ To provide high -quality single family residences designed to be marketable and meet increased housing demand driven by population growth and retiring seniors. ■ To create a water -efficient lake feature supplied by available canal water to provide a signature amenity with multiple beneficial uses including recreation (non -motorized boating), storm water runoff retention, open space/aesthetics, separation of residential and estate uses and irrigation pumping for residential landscaping. ■ To conserve local groundwater resources by irrigating the project with canal water stored for pumping from an onsite lake. General Plan - The La Quinta General Plan, updated in early 2013, establishes the City's policy relative to the planned future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure systems needed to effectively support those land uses. This Specific Plan implements the La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan Area. It serves as a link between the La Quinta General Plan and more detailed implementing development applications (e.g. Tentative Maps, Site Development Permits) within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the La Quinta City Council, will govern all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations. Page 7 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Figure 1.4, General Plan Map, displays the existing General Plan Land Use for this site as LDR (Low Density Residential) allowing densities up to 4 dwelling units per acre (du/ac). The proposed project is consistent with this designation. Zoning Zoning implements the General Plan land use by applying appropriate development standards for allowable uses, minimum lot size, yard setbacks and similar development considerations. Figure 1.5, Zoning Map, displays the existing Zoning for this site as RVL (Very Low Density Residential). The RVL Zoning is presently inconsistent with the General Plan land use and needs to be modified. Adoption of the Specific Plan will effectively update the zoning, bringing it into conformity with the City's General Plan. PROVIDERS1.9 UTILITY & SERVICE The Estates at Griffin Lake project is within the service area of the utility and service providers listed in Table 1.2. Table 1.2- UTILITY & SERVICE PROVIDERS AddressUtility/Service Agency Sewer1w CVWD 75-525 Hovley Lane, Palm Desert, CA. 92211 760.398.2651 Water CVWD Natural Gas Southern California Gas Electric III) Cable TV Time Warner Police Riverside County Fire Riverside County Solid Waste Burrtec Schools CVUSD 75-S25 Hovley Lane, Palm Desert, CA. 92211 760.398.2651 P.O. Box 3150, San Dimas, CA. 91773 877.238.0092 P.O. Box 937, Imperial, CA. 92251 760.335.3640 44-425 Town Center Way Suite H, Palm Desert, CA. 92211 760.340.2225 86-625 Airport Blvd., Thermal, CA. 92274 77-933 Las Montanas Road 201, Palm Desert, CA 92211 41575 Eclectic Street, Palm Desert, CA. 92260 87225 Church St, Thermal, CA 92274 Page 8 760.863.8990 760.869.8886 760.340.2113 I 1 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Approval of the following entitlements will implement this project: Financing Tentative Parcel Map (FTPM) - The FTPM is intended to allow the estate parcel to be separated from the balance of the site for purposes of transfer and sale. The FTPM requires only a Director's hearing. Specific Plan (SP) - The SP will cover the entire 40-acre site to provide a comprehensive development plan including the interface between the estate and residential uses. The SP requires separate public hearings before the Planning Commission (Commission) and the City Council (Council). Tentative Tract Map (TTM) — The TTM is intended to subdivide the property into single family lots for residential development. The TTM requires review by the Architectural and Landscape Review Board (ALRB) and separate public hearings before the Commission and the Council. Site Development Permit (SDP): The SDP is required by the City for final approval of landscape design, architectural design, site plan (with single family residences plotted on each lot). This may be processed concurrent with or subsequent to other entitlement approvals. The SDP requires review by the ALRB and separate public hearings before the Commission and the Council. Minor Use Permit — Parking, driveway and related renovations to the Mery Griffin Estate will require submittal of a Minor Use Permit for approval by the Planning Director. Page 11 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN 71 •. I'•\'✓ '� ` tJlilf:4� - �1ijLlJirJ rl; ❑ Z V2} - r. i. q 1 ► ,r. �El^ CITY OF COACHELLA c_ CITY OF LA QUINTA` UNINCORPORATED N. ; RIVERSIDE COUNTY OL v_ i ! i. Irk �•' 1 iQe AN 41' . LEGEND: Cmergency SerJCes Pu❑lic SerLJCes City -oundary re Sc❑ool police City ❑all/d❑rary ource: ity of a uinta Izhi❑it ❑ate: CUIy uu❑_Ii u ID PUBLIC SERVICES MSA CONSULTING, INC. FIGURE 1.6 www.msaconsultinginc.com N.T.S. PAG 12 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN he Specific Plan proposes a unique project with three primary components: an exclusive gated residential community, a renovated celebrity estate to serve as a luxury residential rental for hosting private events, and a signature, multi -use lake amenity with recreational, water conservation, buffering and open space benefits. The location of land uses depicted in this Specific Plan are conceptual and will be further refined through implementing Tentative Tract Map and Site Development Permit approvals. Each project component is described below and accompanied by a detailed discussion of land uses and relevant development standards in Chapter 3. Table 2.1, Land Use Tabulation, provides a summary of land use acreages within the project. Residential Use - The project will create an exclusive community of 78 new residential homes, many with lake frontage and all on minimum 10,000 square foot lots. A Home Owners Association (HOA) will be formed for the project. Estate Use - The Mery Griffin Estate, which has been recently rehabilitated, will be retained for use as a luxury residential rental property to accommodate private events, functions and fund-raisers. The estate has been operating successfully in this capacity since early 2013. Recreational Use — The project will include an approximately 6-acre multi -use lake. This environmentally sensitive water feature will serve to reduce groundwater consumption while also creating a signature, water -based project amenity. This is because, without the lake to serve as a reservoir, the project would be unable to use available canal water and would be forced to rely on potable water from the aquifer for irrigation. The benefit to local groundwater resources is quantified in Table 2.2 later in this chapter. The lake will serve multiple beneficial purposes including recreation (non -motorized boating), storm water runoff retention, open space/aesthetics, separation of residential and estate uses and irrigation supply for landscape maintenance, including residential lots and HOA common areas. Table 2.1- LAND USE TABULATION Residential Lots 26.2 -- 78 Residential Streets -- Residential Subtotal 3.0 Estate 5.2 -- 1 Lake 6.0 -- 0 Community Center 0.8 -- 0 NET TOTALS 38.2 2.0 1 79 Avenue 54 (Public Street) 1.6 -- N/A GROSS TOTALS 39.8 1.91 79 Notes: 1. Allowable density is 4 du/ac Page 13 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 U Ir / �O� I � I J M LEGEND: � Prolect ❑oundary OFADw Density Residential OPri❑ate Street ® Pu❑lic Street OmCe ❑ ❑en S❑ace ® Lstate Community/Jtness Center Note: Cee To Elie mF] for acreage summary Ely land use. llource: Tentative Tract Map No. ❑00❑0 ID M ACONSULTING, N LTIN INC. S CO SU G, www.msoconsultinginc.com N.T.S. Thiuit ❑ate: CUIy ui_ CONCEPTUAL LAND USE PLAN FIGURE 2.1 PAG 14 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Vehicular and pedestrian circulation systems are an important component of every development project. The Estates at Griffin Lake provides direct and convenient vehicular access to each home through a safe and efficient roadway network that complies with City engineering design standards. These roads, because they carry very low traffic volumes, also accommodate safe pedestrian movement within the project. The vehicular circulation system is illustrated in Exhibit 2.2, Conceptual Street Plan, and accompanying street sections shown in Exhibit 2.3, Typical Street Cross Sections. Key aspects of the circulation system are described following. Entries - Vehicular access to the site will be provided via entries on Avenue 54 to effectively serve both the estate and the residential community. The westerly entry will act as the primary access to the estate and a secondary entry for neighborhood residents. It is designed to allow separate, gated access to the estate and residential components off a central turning circle. The easterly entry is also gated and, as the most direct route into the residential community, will be the primary access used regularly by neighborhood residents. This second entry also allows residents to bypass the westerly entry during any events held at the Estate. Each entry provides two lanes of travel in each direction and sufficient stacking distance to accommodate traffic entering the project. Private Streets - The vehicular circulation system consists of an interior network of private streets that connect each home to the public roadway system at Avenue 54. Private streets are 40 feet wide with 10-foot wide public utility easements on either side. The interior private street section accommodates parking on both sides. Constraints posed by the property location and surrounding land uses preclude street connections to the east, west or south. Pedestrian Access - Pedestrian circulation is accommodated by 40 foot wide, low speed, low volume private streets as is common in desert communities. Although no sidewalks will be installed, streets will allow pedestrians to easily and safely access the community center, lake and public sidewalk system on Avenue 54 by walking, biking or electric vehicles. Boating - The project's private lake will accommodate small electric boats and manually powered watercraft (e.g. canoes, kayaks). The lake is designed for convenient access at three points along the residential street system and at the Estate grounds with docks for boat launching. Page 15 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ � Prolect ❑oundary 0 Pri❑ate Eocal Street 140d2/11 ❑ ETated Entry (D Pri❑ate Entry Street E58d2/11 ❑ • Pu❑lic Street-AEjenue 54 :1 08d2/❑ ❑ ❑alCStreet Dedication a my -54LR/u u Note: uee Agure a ❑ for woad ❑ ay ❑ ross uections ource: ucilla coup _rchitecture hiuit uate: i my uuu_uu CONCEPTUAL STREET PLAN MSA CONSULTING INC. www.msaconsultinginc.com N.T.S. FIGURE 2.2 PAG 16 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN P.U.E. 10' R/W 40' R/W 10' P.U.E. 2' 36' 2' 2 TRAVEL LANES A. C.PAVEMENT OVER A.B. 2 2 -1 WEDGE CURB PRIVATE STREET WEDGE CURB. (PARKING BOTH SIDES OF STREET) N.T.S. 54' R/W EX. MASONRY WALL 6' 30' 18' EX. EX. EASTBOUND TRAVEL (2 LANES) EX. PARKWAY STRIPED EX. 6' WIDE MEDIAN SIDEWALK �Ti=i n=iT=iT=iT=iT=Ti=iTi=i i i=i i i=i i i=i i 1=i i i=i i i n it I E PUBLIC STREET CURB GUTTER (AVENUE 54) (HALF STREET DEDICATION ONLY) N.T.S. B.O.C. 58' 12' 12' 10' 12' 12' TRAVEL LANE TRAVEL LANE RAISED TRAVEL LANE TRAVEL LANE MEDIAN BARRIER CURB BARRIER CURB A.C. PAVEME OVER A.B. lll ? 11UI lIl;lI illll ? II —III= J11 �I d I� IJ1I I1 IJ 1-IIIIIIIIIIII-1I �I �J 1-1 I - CURB 8 GUTTER PRIVATE ENTRY STREET (PRIVATE STREET) N.T.S. Lource: Tentative Tract Map No. �Omm ID M ACONSULTING, N LTIN INC. S CO SU G, www.msoconsultinginc.com N.T.S. B.O.C. CURB & GUTTER JJhiuit uate: ILuly uuu_uu TYPICAL STREET CROSS SECTIONS FIGURE 2.3 PAG 17 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Open space is a community asset with multiple benefits. It incorporates periodic open spaces into the urban fabric, allows distant vistas, introduces greenery and shade for a more attractive and comfortable living environment, and provides convenient access to recreational opportunities without leaving the community. In the case of this project, open space also serves to separate different land uses. Relevant features of the project open space system are shown in Figure 2.4, Conceptual Open Space Plan, and Figure 2.5, Conceptual Fencing and Wall Plan. The project proposes three functional classes of open space including: ■ Active open space (areas for physical activity and play) ■ Passive open space (areas for sitting and open viewing) ■ Private open space (areas for individual outdoor recreational use) Community Center (Active Open Space) — The community center provides opportunities for active recreation to all residents in the form of swimming, outdoor play, barbequing, family gatherings and boating. Estate Grounds (Active & Passive Open Space) —The Mery Griffin estate provides an historic element to the property, enhancing both the resident and guest experience. The Estate's extensive grounds will provide its guests with ample opportunities for strolling, swimming, outdoor play and lake access. Lake Amenity (Active & Passive Open Space) — The project features an approximately 6-acre lake for recreational use by residents and guests of the community and the Estate. The operation of small electric boats and human powered watercraft (paddle boats, canoes, kayaks) will be allowed, however, swimming will not. There will be docking stations dispersed throughout the lake, and residential lots with lake frontage will be allowed to add a personal dock for their electric or paddle boats, if they wish. The lake will function as the focal visual open space element of the project introducing a broad expanse of water and uninterrupted distant views of surrounding mountains. Residential Yard Areas (Private Open Space) — Because the project features 10,000 square foot residential lots, there will be ample opportunities for individual property owners to construct pools, spas, shaded patios, and outdoor living/dining spaces for personal use within their own lot. Page 18 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ Proract ❑oundary ® Common Area ❑ ❑en S❑ace 0.4 ac. ❑oat Doc[] 0 ❑a[e ❑ ❑en S❑ace 6.0 ac. Community/fitness Center 0.8 ac. estate Grounds 5.2 ac. ❑otal ❑ Lien S❑ace: 12.4 ac. Lource: Tentative Tract Map No. �1O1777 ID M ACONSULTING, N LTIN INC. S CO SU G, www.msoconsultinginc.com N.T.S. 7hiCit ❑ate: CUIy i_ CONCEPTUAL OPEN SPACE PLAN FIGURE 2.4 PAG 1 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 �— --115-400E-� -I= � M -IM-MMfM AM f — ®® lu I I I I I � 1 LEGEND: ■ ■ Proiiect ioundary ® ECsting Perimeter ❑ all to remain aced Entry — — - — — ECisting Partway E all to ❑e relis❑ed - re❑ainted Eew Cement Plaster ❑ all to matcE Eosting Parlay J all u Cu❑ularSteel Jance Notes: ach private lot -ill have a residential I_Ilocu call. uoe I-pecific Plan ection ;ufor typical mall sections. ource: uu _ u-hiuit uate: idly uuuu_u CONCEPTUAL FENCING & WALL PLAN CONSULTING M A NINC. FIGURE 2.5 S CO SU G, INC www.msaconsultinginc.com N.T.S. PAG 20 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Griffin Estate will be fully served with domestic water, irrigation water and sanitary sewer from public systems managed by the Coachella Valley Water District (CVWD). All are available at the site, with no offsite extensions required. Domestic Water - As shown in Figure 2.6, Conceptual Water Plan, the Specific Plan proposes a network of 12-inch and 8-inch water lines within the interior private street system to convey domestic water to residences throughout the community. Water will connect at two locations with the existing 18-inch waterline in Avenue 54. Sanitary Sewer - As shown in Figure 2.7, Conceptual Sewer Plan, the Project also proposes a system of fl- inch sewer mains within the private interior streets. This system will connect to a 12-inch sewer main that has been stubbed out from the Griffin Ranch project at the southeast corner of the property. Irrigation Water - As shown in Figure 2.8, Conceptual Irrigation Plan, non -potable canal water is available for irrigation and lake use from an 18-inch non -potable waterline in Avenue 54. CVWD has indicated that they would allow a private non -potable irrigation system with reservoir onsite to facilitate the use of canal water for irrigation. The lake concept is attractive from a water -conservation standpoint since it allows the project to irrigate by pumping non -potable canal water stored in the lake (reservoir) rather than obtaining irrigation water from CVWD's domestic system supplied by potable water from the local aquifer. The lake also replaces what would otherwise be additional residential units, offsetting a certain amount of ongoing water consumption. Table 2.2 shows the annual groundwater savings that would result from this lake -based project design as compared against the conventional residential community that would result without one. Overall, the lake feature would conserve more than 21 million gallons of groundwater per year, 73% less than a similarly sized conventional subdivision. To visualize this differently, the groundwater used by the project is comparable to what a 24 lot conventional subdivision would consume. Calculations were prepared and reviewed in concept with CVWD, showing that the lake fits within acceptable water allowances. Table 2.2 —ANNUAL WATER SAVINGS WITH LAKE Project 7,971,400 gal/yr 0 gal/yr 25,004,200 gal/yr with Reservoir/Lake (78lots) Project 8,993,200 gal/yr 20,807,100 gal/yr 0 gal/yr without Reservoir/Lake (88 lots)' Potable Water Savings 1,021,800 gal/yr 20,807,100 gal/yr 21,828,900 gal/yr with Reservoir/Lake (1,366 CCF/YR) (27,817 CCF/YR) (29,183 CCF/YR) Source: RGA Landscape Architects 1. Assumes 10 additional lots could be constructed within the lake footprint. 2. 1 CCF (100 cubic feet) = 748 gallons Page 21 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 LEGEND: � ■ ■ � Proroct ❑oundary — ❑listing 18" ❑ ater Main Pro❑osed 8" ❑ ater Main Pro❑osed 12" ❑ ater Main source: M= ❑onsulting Inc. CLhi❑it Elate: CLIy ❑❑❑❑❑❑ CONCEPTUAL WATER PLAN M A CONSULTING INC. s c su c www.msaconsultinginc.com N.T.S. FIGURE 2.6 PAG 22 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: � ■ ■ � Protect ❑oundary ❑fisting 8" ❑CP Sewer Main — Pro❑osed 8" P❑C Sewer Main Q Pro❑osed Sewer Man❑ole -ource: M= ❑onsulting Inc. Chi❑it ❑ate: ally ❑❑❑C❑❑ CONCEPTUAL SEWER PLAN M A CONSULTING INC. s c su c www.msaconsultinginc.com N.T.S. FIGURE 2.7 PAG 23 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 LEGEND: � ■ ■ � Proiact ❑oundary ❑fisting 18" P❑C Irrigation fine [Canal ❑ ater❑ 1 Pro❑osed 12" P❑C Irrigation fine OReser❑oir -ource: M= ❑onsulting❑nc. ElEhi❑it Elate: CLIy ❑oMo❑❑ CONCEPTUAL IRRIGATION PLAN M A CONSULTING INC. S CO SU G, C www.msaconsultinginc.com N.T.S. FIGURE 2.8 PAG 24 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Site topography slopes gently to the southeast from a high elevation of 490.4 at the northwest property corner to a low elevation of 480.3 at the southeast property corner. The highest point on the property is the Estate home itself which has been raised and sits at an elevation of 497.4. The project includes a number of unique grading aspects including the fixed elevation of the existing perimeter block wall and the Griffin Estate along with the need to accommodate a level lake surface. Surrounding properties on the south, east and west include unbuilt, but rough graded, 1-acre lots within the Griffin Ranch project. The Specific Plan sits from one to five feet above these properties, with the higher slopes occurring along the south property boundary, gradually decreasing as one moves northward. Because grading and drainage are closely interrelated, they are addressed jointly in this section. Grading — Figure 2.9, Conceptual Grading Plan, shows the site contours and pad elevations that result after grading. Overall, the site will be graded to slope toward the lake with controlled emergency overflow from the lake to the eastern property boundary. Grading of the site will result in the creation of building pads for individual residences and the excavation needed for lake expansion. Residential areas will have pad elevations that are typically 2-3 feet below/above existing grade while the lake will have a maximum depth of 8-12 feet, sloping gently upward to the shoreline. The Mery Griffin Estate will remain at its existing grade. Grading is designed to achieve positive surface flows (also see Figure 2.10) and protect all structures and physical improvements from the 100-year storm, surface runoff, soil erosion and sedimentation both during and after construction. 100% of the 100-year storm will be retained on site. Earthwork (cut and fill) is balanced on site taking into account lake excavation, proper pad elevations, street grades, underground gravity sewer and existing wall and estate grades. To help achieve this balance, a two -foot high offset retaining wall will be used inside the existing perimeter wall to raise the pad levels on portions of the south and east sides of the site without affecting the existing outer wall. The wall height viewed from outside the property will appear unchanged as shown in Figure 2.10, Conceptual Perimeter Wall Cross Section. Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System (NPDES) to control sediment discharge during construction. Drainage —The project is completely surrounded by a perimeter wall which eliminates almost all offsite storm flows from entering or leaving the site. As shown in Figure 2.11, Conceptual Drainage Plan, "developed condition" surface drainage is conveyed by the local street system from residential lots to the project's private lake, which also functions as a retention basin. Street drainage will be discharged over rip -rap surfaces to allow pollutants to settle out before reaching the lake. A single underground storm drain line will convey drainage from Avenue 54 and the easterly north - south street to the lake from areas too low to drain using direct street flow. Water from the storm drain will enter the upper chamber of a drywell located near the southeast corner of the lake. Storm water from small storms will infiltrate through the native soils below and surrounding the drywell. For larger storms, the drywell will capture the "first flush" drainage while allowing the ongoing storm water to bubble up through the open grate on top of the drywell and flow a short distance to the lake. Page 25 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 1 2 3 4 5 How (488.0) 487.7 487.2 486.7 486.2 485.7 6 485.1 7 ❑ ciD 485- _ 74 75 7 -' 486.5 484.7 484.7 111// a8248 l of 7.7 - 73 76 (497.0) \\ 1 486.0 484.3 I 484.3 e9` a8 � .. _ s aao � ❑ �si 77 72 483.9 I 483.9 485.5 12 D P �8 DLLPI I 1 71 78 483.5 485.0 483.5 \ \\ 83.1 57 484.2 484.2 A483.2 482.9 6❑ 4'4 12 482.9 67 482.7 483.7 38 482.9 F�5 5❑483.5 �»\\483.3 65 \482.8 483.8 483.4 60 482.9 14 - 483.5 \ 36 61 \ r \ 15 484.7 I - 483.2 \ \ \ \ I 482.9 43 44 45 46 47 6235 \ \ \ I 483.9 483.4 483.4 483.8 483.8 483.7 \ \ 12CDQP \ 48 b3 \ ) \ as2 485.9 5 34 483.8 %487.6�-- 17 4 53 52 51 50 411 483.7 r \ v/ / \ 482.6 34 .6 489.0 489.4 489.8 490.4 484.3 \ �� 18 482.6 2330 2❑ 28 27 26 25 24 487.5 22 21 201 488.8 489.2 489.E 490.0 1490.41 490.4 488.E 485.0 483.7 483.2 483.0 LEGEND: ■ ■ � Project Coundary 483.0 Pad -le-ations 481Pro❑osed Contours - - - Pro❑osed Retaining n_ all - - - - - Pro❑osed Eo❑e ❑ottom Notes: ❑rading is conceptual only. EUElect to final engineering design. ❑eviation is alto--ed. -ource: M= ❑onsulting❑nc. CLhi❑it ❑ate: EUly ❑❑❑o❑❑ CONCEPTUAL GRADING PLAN MSA CONSULTING INC. www.msaconsultinginc.com N.T.S. FIGURE 2.9 PAG 26 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN THE ESTATES AT GRIFFIN LAKE -- 483.1 P PAR❑❑ A❑ 5 [S LECAC -C7❑DA❑® PP❑4�i III GRIFFIN RANCH 102 ❑ A®❑A®❑ A❑ EPRI❑A®Sq iioEo R/❑ R/❑ 1 ACR❑ PRI❑AIo m ❑ EiE2❑ ❑❑-ARD❑ 30E:rASS❑Mm❑ ' I I _ 1 DETAIL "A" I \'�� I---- — — — I _�— DRh72 I I I Note: ❑ross sections sho❑n are ❑ased on conceptual grading design. ❑eviations may occur during preparation of final engineering drai_iings Eource: Mm ❑onsulting❑inc. ID MSA CONSULTING, INC. N.T.S. www.msaconsultinginc.com mEEiR❑ ❑❑ M❑ m❑ ❑❑❑ISEI❑G❑ m477.57 —�♦ I N 10 El 1 P 482.6 I ' (V I / DETAIL "A" ❑Ehi❑it Elate: Novem❑er ❑❑❑❑❑❑❑ CONCEPTUAL PERIMETER WALL CROSS SECTION FIGURE 2.10 PAG-27 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ Proi-ect -ioundary ProCosed Storm Drain Drainage Direction Drainage ❑igC Point Drainage I::ow Point Notes: i_irainage is conceptual only.-u_iect to final engineering design. 0eviation is allowed. -ource: M0= 0onsulting0nc. ID M ACONSULTING, N LTIN INC. S CO SU G, www.msoconsultinginc.com N.T.S. JLliEit mate: EL)ly 000-0C CONCEPTUAL DRAINAGE PLAN FIGURE 2.11 PAG _ 28 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN The drywell's top of grate elevation will be higher than the 100-year Water Surface Elevation (WSE) of the lake so no water that is harvested in the lake for reuse will be lost. During normal use, the water surface elevation of the lake will be maintained at a pre -determined level for recreation and irrigation purposes. However, the water surface is expected to fluctuate slightly, rising during storm events and falling during irrigation pumping. To accommodate this variation, a sloped drainage easement is provided at the interface between lots and the lake edge as shown in Figure 2.12, Conceptual Lake Edge Cross Section. The Specific Plan has been designed for construction in four phases over an approximate 2-3 year period, subject to market demand. Construction is estimated to begin by late 2015 and be completed in 2018. The Phasing Plan represents the anticipated final map recordation and construction sequence as depicted in Figure 2.13, Conceptual Phasing Plan. Phased development would begin in the north then extend south and west accompanied by the orderly extension of roadways, public utilities, and infrastructure needed to serve each phase. Page 29 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LAKESIDE RESIDENTIAL LOT Si ... 480.70 i RMA _ S 47 .88 Note: ❑ross sections shoon are Eased on conceptual grading design. _ieviations may occur during preparation of final engineering dral_lings. ource: Mm ❑onsultingLinc. LiJhi_it Late: iuly __1_1J_l_I IDCONCEPTUAL LAKE EDGE CROSS SECTION MSA CONSULTING, INC. N.T.S. FIGURE 2.12 www.msaconsultinginc.com PAG❑ 30 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■■ Protect ❑oundary O P❑ase 1 0 P-ase III P❑ase Coundary O P❑ase 11 O P-ase 111 Note: Phasing is conceptual and suuect to change as to numuer of unitsJocation- se _uence and model comple'_siting in response to mar -et conditions. Cource: MUM IInvestment uroup :Lhiuit ❑ate: L-uly uuu-uu IDCONCEPTUAL PHASING PLAN CONSULTING M A NINC. FIGURE 2.13 S CO SU G, INC www.msaconsultinginc.com N.T.S. PAG _ 31 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN CHAPTER 3: DEVELOPMENT REGULATIONS tanning Areas represent logical subareas of development with common characteristics and defining boundary features. The Griffin Estate project site is relatively small with little topographic variation and few physical constraints. In response to this, the Griffin Estate Specific Plan proposes three Planning Areas based on type of use and defined, for the most part, by roadways, open space areas and retained portions of the Mery Griffin Estate. Planning areas for this project are depicted in Figure 3.1, Planning Area Diagram. This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, a list of allowable uses, and a tabulation of relevant development standards. Statement of Intent— Planning Area 1 (PA-1) is intended to allow the operation of a luxury estate rental and event center using the existing Mery Griffin estate home, detached guest rooms and grounds. Area Description - PA-1 provides for the preservation of the Mery Griffin estate home and immediate grounds on 5.2 acres of land. The existing estate home is 23'-3" tall. Figure 3.2, Planning Area 1 — Estate, depicts key development features of PA-1. Development Standards — Development standards for PA-1 are shown in Tables 3.1, PA-1 Development Standards Page 32 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ Pro_ect -Boundary Planning Area 1 5.2 ac. Planning Area ❑oundary Planning Area 2 26.2 ac. Planning Area 3 6.8 ac. Eet Area 38.2 ac. -ource: Tentative Tract Map No. ❑0--1-1 LEhioit Liate: I u/y uui_f_I_iu IDPLANNING AREA DIAGRAM CONSULTING M A NINC. FIGURE 3.1 S CO SU G, INC www.msoconsultinginc.com N.T.S. PAG 33 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Table 3.1 PA-1 DEVELOPMENT STANDARDS Griffin Lake SP RL Zone Comparison Reason for Variation Allowable Uses Boating Facilities Accessory Attached/Detached Casitas Accessory Accessory Event Facilities (see table 3.2) Permitted Event Parking Accessory Fences, Walls Permitted Permitted Overnight Rentals Permitted Recreational Facilities Permitted Permitted Single Family Dwellings Permitted Permitted Swimming Pools, Spas, Cabanas Accessory Accessory Covered Patio, Decks, Gazebos Accessory Accessory Garages, Carports Accessory Accessory Game Courts Accessory Satellite Dishes, Antennas Accessory Accessory Lot Size Min. Lot Area 10,000 s.f. 7,200 s.f. Min. Lot Width 80, 60' Min. Lot Depth 125' Building Setbacks Min. Setback — Lake' None 5'-25' Min. Setback —All othersz 10, Other Max. Structure Height 28'/22' on 28'/22' on ima image corridor corridor Max. encroachment 3 2' Community Walls 4 8'/6' Notes: 1. Measured from lake shoreline 2. All other exterior property lines except for shoreline. 3. Fireplace, AC Units, Media Center, Balconies, Porches, Desks, etc... 4. Along Ave 54 frontage 8' garden wall + 2' retaining wall interior/ 6' all other perimeter wa Page 34 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Table 3.2 PA-1 ESTATE EVENT GUIDELINES Overnight Rental Minor Event Moderate Event a. Allowable events Overnight stay ■ Political functions ■ Political functions ■ Fundraisers ■ Fundraisers ■ Dinner party ■ Dinner party ■ Corporate events ■ Corporate events ■ Family gatherings ■ Family gatherings b. Max frequency 4 per month ■ 4 per month ■ 1 per month C. On site guest limits ■ 24 persons ■ 50 persons ■ 100 persons d. On site vehicle ■ 12 vehicles ■ 26 vehicles ■ 50 vehicles limits e. Max length ■ 1 week f. Days Allowed ■ M-F, Weekends g. Hours Allowed ■ N/A h. Event notification ■ None i. Noise criteria (All events) j. Traffic control ■ Self -park k. Event Security ■ None I. Event Deposit ■ None m. City Approvals ■ None 1. Decibels = d8{A) 2. Prior to existing TUP 2014-1253 ■ 1 day ■ M-F, Weekends ■ Indoor 12pmto2am ■ Outdoor 12pmto12am ■ None ■ 1 day ■ M-F, Weekends ■ Indoor 12pmto2am ■ Outdoor 12pmto12am ■ Griffin Ranch HOA ■ Estates at Griffin Lake HOA 65 decibels —7:00 am to 10:00 pm 50 decibels -10:00 pm to 1:00 am 45 decibels -1:00 am to 7:00 am ■ Valet or self -park ■ Valet or self -park ■ On -site traffic control ■ Event operator ■ None ■ None Page 35 ■ Event operator ■ Private security ■ None ■ Staff Approval Major Event ■ Vehicle parking ■ Dinner party ■ 2 per year ■ 450 persons ■ 150 vehicles ■ 3 days ■ M-F, Weekends ■ Indoor 12pmto2am ■ Outdoor 12pmto12am ■ Griffin Ranch HOA ■ Estates at Griffin Lake HOA ■ Valet only ■ On -site traffic control ■ County Sheriff ■ County Sheriff ■ Private security ■ $25,000 refundable ■ Comply with TUP Process 2014- 1522 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: � ■ ■ � Prolact ❑oundary — Planning Area ❑oundary 4 ❑ aija Access Elated ❑ntry _ource: Tentative Tract Map No. AVENUE 54 Primary Residence OGuest Rooms ® Residence Pool PA-1 F / PA PA 3 PA-2 K❑❑ M❑❑ [].[IS. I=hiClit Elate: CUIy ❑i_i i PLANNING AREA 1 - ESTATE M A CONSULTING INC. S CO SU G, C www.msoconsultinginc.com N.T.S. FIGURE 3.2 PAG 36 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Statement of Intent — Planning Area 2 (PA-2) is intended to allow the development of single family residential homes. Area Description - PA-2 provides for the development of 26.2 acres of land with 78 dwelling units on lots with a minimum size of 10,000 square feet. Figure 3.3, Planning Area 2 — Residential, depicts key development features of PA-2. Development Standards — Development standards for PA-2 are shown in Tables 3.3, PA-2 Development Standards, while Figure 3.3, PA-2 Typical SFR Lot, illustrates the minimum allowable yard setbacks and lot dimensions for a typical residential lot. Page 37 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Table 3.3 PA-2 DEVELOPMENT STANDARDS Allowable Uses Single Family Dwellings Covered Patio, Decks, Gazebos Attached/Detached Casitas Fences, Walls Recreational Facilities Swimming Pools, Spas, Cabanas Garages, Carports Satellite Dishes, Antennas Lot Size Min. Lot Area Min. Lot Width Min. Lot Depth Min. Lot Frontage — Knuckle & Cul-de-sac Lots Building Setbacks Min. Front Yard (Residence and Side Entry Garage) Min. Interior Side Yard Min. Corner Side Yard Min. Rear Yard Min. Garage Setback Other Max. Structure Height 1 Griffin Lake SP Permitted Accessory Accessory Permitted Permitted Accessory Accessory Accessory 10,000 s.f 75' 115' 35' RL Zone Comparison Permitted Accessory Accessory Permitted Permitted Accessory Accessory Accessory 7,200 s.f. 60' None 35' 15' 25'/20' with roll up door 7' 5' 10, 10, 15' 20'/25' within imag corridor 20' 28'/22' on image 28'/22' on image corridor corridor Max. Lot Coverage 60% 50% Max. Encroachment Z 2' Off street Parking per DU 2 Community Walls 3 16'/8'/6'/2 Notes: 1. 22' within Image Corridor; 28' beyond Image Corridor, 2. Fireplace, AC Units, Media Center, Balconies, Porches, Desks, etc... 3. 16' fountain wall at entry/Ave 54 frontage 8' garden wall + 2' retaining wall interior/ 6' all other perimeter walls and residential yard walls Reason for Variation Page 38 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ Proiact ❑oundary Prolact ❑oundary ated rntry la Ce Access IEource: Tentative Tract Map No. ❑El_ IID LTIN M A N S CONSULTING, G, INC. www.msoconsultinginc.com N.T.S. Or-ow Density Residential OCommon Area ❑ Lien S❑ace OPri, ate Street ❑Chi❑it Elate: ElecemCer ❑El❑ElElElEl PLANNING AREA 2 - RESIDENTIAL FIGURE 3.3 PAG 3 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN 0 0 c 0 75_Min. of idt 85 Min. i of I_I idtl_u — — — — — — — — —I r — — — — — — — — — — II I I I I I w I I I I I I I I II I I I IIL 71 17_ 7I 110 II uilding Cuilding I_ -1 n.1 IMin. Min.1 1 Min. I I I I � 1 1 1 III I I I I I I I I I I LGarage I Garage I — —� 04 - LiR­ o - -CD I - - - PRIVATE STREET 171 LEGEND: — — — Property Cuilding Set❑ac-s -- Rig❑t oC- ay — Street Center une *Note: -or rectangular lots. Pie shaped or irregular lots may deviate. -ource: uucilla croup _rchitecture _IiLhii_it uate: uecem_er _uu-l_lul_I IDPLANNING AREA 2 - TYPICAL RESIDENTIAL LOT MSA CONSULTING, INC. FIGURE 3.4 www.msaconsultinginc.com N.T.S. PAG 40 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Statement of Intent — Planning Area 3 (PA-3) is intended to allow construction of recreation-themed amenities, including a community pool/restroom and a water -efficient lake for multi -use recreation and irrigation beneficial use. Area Description - PA-3 provides for the development of an approximately 6.0 acre lake amenity and community recreation center. Figure 3.4, Planning Area 3 — Recreation and Lake, depicts key development features of PA-3. Development Standards — Development standards for PA- 3 are shown in Tables 3.3, PA-3 Development Standards. Table 3.4 PA-3 DEVELOPMENT STANDARDS 115"M Griffin Lake SP RL Zone Comparison Allowable Uses Boating Facilities Permitted Permitted Community Facilities Permitted Permitted Fences, Walls Permitted Permitted Recreational Facilities Permitted Permitted Restrooms/ Changing Rooms Accessory Accessory Swimming Pools. Spas, Cabanas Accessory Accessory Water Features, Lake and Permitted Permitted Fountains Lot Size Min. Lot Area None Min. Lot Width None Min. lot Depth None Building Setbacks Min. Setback - Lake None Min. Setback - Street 1' Min. Setback —All Others i 10, Other Max. Structure Height 33' 28' Max. Encroachment 3 2' Notes: 1. All other exterior property lines. 2. Architectural Flexibility for enhancement/ conversion of existing stable to community building 3. Incidental architectural features and detailing. Page 41 Reason, s,,. Arch itec THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN LEGEND: ■ ■ � Prolect ❑oundary O Common S-ioreline and EOCe Ceatures Planning Area Coundary LO Le Community -pat Doc❑ O 19 Pri❑ate -]oat Doc❑m❑ical❑ O Community/-Itness Center 4 CaCe ❑iew Corridor Note: Private doc3 are alloEled on lots Elith lace frontage. _ource: Tentative Tract Map No. I_iu--u ❑Chioit Elate: uecem_er _i_ii_i__u_i_I IDPLANNING AREA 3 - RECREATION & LAKE CONSULTING M A NINC. FIGURE 3.5 S CO SU G, INC www.msoconsultinginc.com N.T.S. PAG 42 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES he guidelines contained in this chapter identify unifying elements for design of buildings and landscaping within the Estates at Griffin Lake community. Exhibits provided are intended as conceptual illustrations and do not depict final designs, nor should they limit the range of expression among individual builders or their professional design teams. These guidelines will be reflected and refined in subsequent implementing subdivision maps and Site Development Permits. The architectural character for the project consists of the ranch styles for Italian Farmhouse and Tuscan Villa, with variable single story massing, along with warm colors of stucco, stone and brick veneers, and 'S' the roofs compatible with local desert communities. Italian Farmhouse This style is derived from Ranch style residences with variable massing, simplified detailing of gable, shed and flat roof forms, designed into symmetrical and asymmetrical forms. This architecture contains 'S' the roofs and deepened overhangs with exposed rafters under the eaves. Exterior walls are predominantly stucco with use of hill -stone and stacked ledge stone accents, used brick surrounds, an od trim, along with 'timber style' front entry doors and 'carriage style' garage doors. In addition, further layering of the style is achieved thru rustic lighting, and application of various door and shutter hardware. Roof • High roof elements at entry areas • Shallow and flat pitched forms • Simple gable and shed massing • 'S' style concrete tiles • Rafter tails under eaves Page 43 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Thickened Walls at Front Elevations • Recessed window and door openings • Flat soffits and trim above windows and doors Design Accent Features • Sand finished stucco with occasional hand trowel at entry areas • Stone accent, with Brick veneer trim and over grout • Wood accent as head and sill trim • Timber style front doors and garage `carriage like' doors • Rustic lighting and applied hardware at front door and garage doors • Occasional shutter with hardware shown Color • Light beige to medium brown stucco colors • Blended color of stone and brick colors • Brown to clay color tones on roof (no red tiles) • Color accent at front doors and shutters Tuscan Villa This style is derived from Country style Field Houses with dominant hip roof elements, along with gable THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Thickened Walls at Front Elevations • Recessed window and door openings • Arch soffits at key windows and doors Design Accent Features • Sand finished stucco with occasional hand trowel at entry areas • Pre cast trim accent surround at entry doorways • Timber style front doors and garage 'carriage like' doors • Rustic lighting and applied hardware at front door and garage doors Color • Light beige to medium brown stucco colors • Blended color of stones with lighter pre -cast trim • Brown to clay color tones on roof (no red tiles) Color accent at front doors and shutters Landscaping for the project will utilize low water use desert plant materials to offset the central lake water use and comply with the water conservation requirements of the Coachella Valley Water District. The landscape design of the project will consist of colorful desert adapted plant material planted in a more natural desert theme to create a water efficient, attractive development and reduce dependence on the domestic water supply. The overall conceptual landscape design for the project and design approaches to various key landscape elements are shown in Figure 4.2, Conceptual Landscape Plan, and discussed following. Proposed plant materials are described in Table 4.1, Plant Material Palette. MONUMENTS Project Entry ■ The project entry will employ transponder controlled gates at entries off Avenue 54. The project will be identified with the use of enhanced paving, signage, landscaping and a dramatic water feature overlooking the lake at the end of the westerly entry drive. Reflecting design aspects of the existing estate, the entry drives to both the residential development and existing Mery Griffin estate will have separate modernist style vehicular gates on either side leading to the residential and estate uses. Combined, these elements create a dramatic and exciting entry consistent with the overall design theme. IB' WIDE SLIDING VEHICULAR ENTRY GATES TUBE STEEL GATE WITH FROSTED GLASS PANELS 2'X2'X 95' LONG WATER TROUGH INTO FOUNTAIN BASIN } _ PLASTER WALL ce PLASTER WALL WITH FROSTED GLA55 PANEL INFINITY EDGE FOUNTAIN INTO LAKE BASIN I H+ LAKE VEHICULAR ENTRY GATES Page 45 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN AVENUE 54 MAIN ENTRY DRIVE SECONDARY ENTRANCE Note: landscape design is conceptual only. Anal aindscaping on implementing Eite ❑evelopment Permit may deviate. Cource: oo ❑ Eandscape architects CONCEPT PLANT SCHEDULE LARGE TREES ACACIA XANTHOPHLOEA / FEVERTREE CERCIDIUM FLORIDUM / BLUE PALO VERDE CERCIDIUM PRAECOX 150NORAN PALO VERDE CERCIDIUM X 'DE5ERT MUSEUM' / THORNLESS PALO VERDE PR05OP15 X ' PHOENIX' TM / HYBRID ME50UITI SMALL TREES ACACIA 5AUCINA / WILLOW ACACIA ACACIA 5TENOPHYLL / SHOESTRING ACACIA CHILOP515 LINEAM5 / OE5ERT WILLOW PITHECELLOBIUM FLEX! PlTHECELLOBIUM FLEXICAULE /TEXAS EBONY LARGE ACCENTS AGAVE 515ALANA / 515AL HEMP AGAVE WEBER! / WEBER'S AGAVE FOUOUIERIA MACDOUGALII / MEXICAN TREE OCOTILLO PACHYCEREU5 MARGINATU5 / TOTEM POLE CACTUS YUCCA GLORI05A / 5PAN15H DAGGER MEDIUM ACCENTS AGAVE VARIEGATA' /VARIEGATED AGAVE MONTA A/CE AGAVE MONTANA / CENTURY PLANT DASYURIJIRONWHEE M/TEXAS WHEELER! /GREY DE SPOON DASYLR DE5ERT XERT LO FUNIFERA/NEW FALSE YUCCA U15TA NOUNA MIC / SACAHUISTA NOUNA M I-50NI 'BLUE NOUNA NELSON! 'BLUE NOUNA' /BLUE NOUNA YUCCA PENDULA / SOFT LEAF YUCCA SMALL ACCENTS AGAVE GEMINIFLORA / CENTURY PLANT AGAVE X' BLUE GLOW' / BLUE GLOW AGAVE FEROCACTU5 GRU50NII / GOLDEN BARREL CACTU5 HE5PERALOE PARVIFLORA/ RED YUCCA HESPERALOE PARVIFLORA'PERPA' / RED YUCCA'BRAI'.EUGHT5' .-N IV ENTAL.RASSE5 BOUTELOUA GRACIUI 15LONDE AMBfitON' / BLUE GRAMA. EUPHORBIA ANTI5YPHILITICA/ CANDEULLA EUPHORBIA HE5PERALOE FUNIFERA/ NEW MEXICO FALSE YUCCA NOUNA MICROCARPA / SAGAHUISTA LARGE SHRUBS A PU RED BIRD PARADISE CAE51A CASSIA AR 101DE5 / FE / FEATHERY CASSIA 51 NFMOP51OIDE5 CASSIA NEMOPHIIA/ CASSIA PHYLLODINEA / / SILVERY CASSIA LV CORDIA PARVIFOUA/ SMALLLEAFGEIGERTREE LEUCOPHYLLUM FRIJTE5CEN5 / TEXAS SAGE LEUCOPHYLLUM LANGMANIAE ' RIO BRAVO' TM / BAROMETERBU5H LEUCOPHYLLUM X 'HEAVENLY CLOUD' / 5AKOMETER5U5H LEUCOPHYLLUM ZYGOPHYLLUM 'BLUE RANGER / CIMMERON SMALL SHRUBS EREMOPHIIA HYGROPHANA / EMU BUSH EUPHORBIA LATHYR15 / GOPHER PLANT EUPHORBIA MILII'BIG ROSE' / BIG ROSE CROWN OF THORNS EUPHORBIA MIDI 'JERRY'5 CHOICE' / CROWN OF THORNS EUPHORBIA RIGIDA / YELLOW SPURGE PEN5TEMON EATOWI / FIRECRACKER PEN5TEMON SALVIA X 5UPERBA 'BLUE HILL' / SAGE 5PHAERALCEA AMBIGUA 'LOUTS HAMILTON' TM / LOUTS HAMILTON GLOBEMALLOW 5PHAERALCEA AMBIGUA ' PAPAGO PINK' TM / DESERT GLOBEMALLOW GROUND COVERS CHRY5ACTINIA MEXICANA/ DAMIANITA EREMOPHILA GLABRA/ EMU 5U5H EUPHORBIA U51NIFERA/ U51N 5PURGE MELAMPODIUM LEUCANTHUM / BLACKFOOT DA15Y OENOTHERA 5PEC105A'515FJYOU' / MEXICAN EVENING PRIMROSE SANTOLINA VIREN5 / GREEN LAVENDER COTTON VINES MACFADYENA UNGUI5-CATI / YELLOW TRUMPET VINE ❑Chi it late: lecem': er 0000EFE IDCONCEPTUAL LANDSCAPE PLAN MSA CONSULTING, INC. N.T.S. FIGURE 4.1 www.msaconsultinginc.com PAGL746 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN IGH WALLS ENTRY TO ENTRY TO ESTATES AT GRIFFIN LAKE EXISTING MERV GRIFFIN ESTATE MAIN ENTRY WATER FEATURE OVERLOOKING THE LAKE STREETSCAPES Perimeter Public Streetscape Avenue 54 ■ The Avenue 54 frontage is fully improved for the entire length of the project. This will remain in place including an 18' wide parkway containing curb adjacent sidewalk and landscaped parkway (see Figure 2.3). ■ The existing Mery Griffin Estate perimeter wall will be refinished to compliment the architectural theme of the estate and residential portions of the project. ■ Large existing Palo Verde and Mesquite trees will remain and be pruned. ■ New landscape planting along the streetscape shall consist of desert adapted, low water use plant material and shall reflect the design of the existing streetscapes of nearby neighborhoods along Avenue 54. 2'X2'X 35' LONG WATER TROUGH ' INTOFOUNTAIN BASIN 1 — EXISTING WALL REFURBISH TO MATCH it NEW INTERIOR WALL n { x EXISTING SIDEWALK ALONG AYE.54 PE]ESTRIAN SIDEWALK BOULDER GROUPINGS WITH TO AVENI:E 56 LARGE DESERT CANOPY TREES LARGE ACCENT PLANTS MAIN ENTRY ELEVATION OFF AVE 54 Local Private Streetscape ■ All corner lot side yard streetscapes shall include a 10-foot minimum landscape buffer between the back of curb and the block privacy wall. ■ All residential front yards and neighborhood common areas will be maintained by the HOA. ■ A minimum of two (2) street trees shall be provided per lot frontage and a minimum of two (2) trees per side yard streetscape. All street trees shall be a minimum of 15 gallon in size. ■ The streetscape will contain flowering and mounding evergreen shrubs. Page 47 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN WALL AND FENCE ■ The project will retain the existing perimeter walls. All walls will be refinished to reflect the design themes developed for the estate and residential portions of the project. ■ Interior community recreation center fencing shall be 6' height painted tubular steel. ■ Interior lot side yard walls shall be 5'6" in height painted plaster finish over precision block. ■ Tubular steel fencing shall terminate at block walls using a decorative pilaster with cap. TUBULAR STEEL FENCE ELEVATION PLASTER CAP FINISH GRADE RESIDENTIAL CEMENT PLASTER WALL ELEVATION Page 48 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Table 4.1 Plant Material Palette Acacia Xanthophloea Cercidium Floridum Cercidium Praecox Cercidium X 'Desert Museum' Prosopis X 'Phoenix' Tm Acacia Salicina Acacia Stenophylla Chilopsis Linearis Pithecellobium Flexi Pithecellobium Flexicaule Agave Sisalana Agave Weberi Fouquieria Macdougalii Pachycereus Marginatus Yucca Gloriosa 19 , . I Agave Desmettiana 'Variegata' Agave Montana Dasylirion Texanum Dasylirion Wheeled Hesperaloe Funifera Nolina Microcarpa Nolina Nelsoni 'Blue Nolina' Yucca Pendula Agave Geminiflora Agave X 'Blue Glow' Ferocactus Grusonii Hesperaloe Parviflora Hesperaloe Parviflora 'Perpa • Bouteloua Gracilis'Blonde Ambition' Euphorbia Antisyphilitica Hesperaloe Funifera Nolina Microcarpa Caesalpinia Pulcherrima Cassia Artemisioides Cassia Nemophila Cassia Phyllodinea Page 49 Fevertree Blue Palo Verde Sonoran Palo Verde Thornless Palo Verde Hybrid Mesquite Willow Acacia Shoestring Acacia Desert Willow Texas Ebony Sisal Hemp Weber'S Agave Mexican Tree Ocotillo Totem Pole Cactus Spanish Dagger Variegated Agave Century Plant Texas Sotol Grey Desert Spoon New Mexico False Yucca Sacahuista Blue Nolina Soft Leaf Yucca Century Plant Blue Glow Agave Golden Barrel Cactus Red Yucca Red Yucca 'Brakelights' Blue Grama Candelilla Euphorbia New Mexico False Yucca Sacahuista Red Bird Of Paradise Feathery Cassia Senna Silvery Cassia THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Cordia Parvifolia Leucophyllum Frutescens Leucophyllum Langmaniae 'Rio Bravo' Tm Leucophyllum X 'Heavenly Cloud' Leucophyllum Zygophyllum 'Blue Ranger' Eremophila Hygrophana Euphorbia Lathyris Euphorbia Milii 'Big Rose' Euphorbia Milii 'Jerry'S Choice' Euphorbia Rigida Penstemon Eatonii Salvia X Superba 'Blue Hill' Sphaeralcea Ambigua 'Louis Hamilton' Tm Sphaeralcea Ambigua 'Papago Pink' Tm Chrysactinia Mexicana Eremophila Glabra Euphorbia Resinifera Melampodium Leucanthum Oenothera Speciosa 'Siskiyou' Santolina Virens Macfadyena Unguis-Cati Page 50 Small -Leaf Geigertree Texas Sage Barometerbush Barometerbush Cimmeron a Emu Bush Gopher Plant Big Rose Crown Of Thorns Crown Of Thorns Yellow Spurge Firecracker Penstemon Sage Louis Hamilton Globemallow Desert Globemallow Damianita Emu Bush Resin Spurge Blackfoot Daisy Mexican Evening Primrose Green Lavender Cotton Yellow Trumpet Vine THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN CHAPTERS: PLAN ADMINISTRATION his chapter describes the procedures for administration and implementation of the Estates at Griffin Lake Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the Griffin Estate community. However, prior to construction, various implementing approvals with greater design detail are required, as noted below. Tentative Parcel Map — While not required, a tentative parcel map (TPM) may be used to separate the Mery Griffin Estate (PA-1) from the balance of the site for purposes of financing and sale. The TPM application will be reviewed and approved at a Director's hearing. Final Parcel Map — Following TPM approval, the applicant must record a Final Parcel Map (FPM) to create a legal lot for the estate. The FPM must reflect the design and intent of the approved TPM. Tentative Tract Map - Subdivision of the project into residential lots shall require public hearing approval of a Tentative Tract Map (TTM) by the La Quinta Planning Commission and City Council. The TTM will show the detailed design and improvement information. Upon filing a Tentative Tract Map application with the La Quinta Planning Department, City staff will review the design for consistency with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable engineering design criteria. Final Tract Map - Following TTM approval, the applicant must record a Final Tract Map to create legal residential lots for sale. Prior to recordation, the applicant must provide final improvement plans for streets, utilities, grading, and landscaping and satisfy relevant conditions of approval. The final map reflects the requirements, standards, design and intent of the approved TTM, as determined by the City Community Development Director. Site Development Permit —Construction of new residential homes (PA-2) and creation of a new community pool and expanded lake amenity (PA-3) require submittal of a site development permit application, including building floor plans, building elevations and landscaping for design review by the Architectural and Landscape Review Board (ALRB) and approval hearings before the Planning Commission and City Council. Minor Use Permit — Parking, driveway and related renovations to the Mery Griffin Estate (PA-1) require submittal of a Minor Use Permit for approval by the planning director. Page 51 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Administrative Changes - Minor modifications that are consistent with the purpose and intent of the current, approved Estates at Griffin Lake Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Community Development Director or designee. After approval, any such administrative change shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Representative examples of such changes may include, but are not limited to: ■ The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site - specific information. ■ Changes to the size and configuration of residential lots provided that the maximum number of allowable units is not exceeded. ■ Adjustment of Planning Area boundaries identified in this Specific Plan. ■ Adjustment of the lake configuration and that of adjacent development parcels. ■ Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc. ■ Modification of architectural or landscape design criteria or details. Formal Amendments - If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code (Zoning Code). Uses Not Listed - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined, it shall be treated in the same manner as a listed use. Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. Page 52 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN The enforcement of the provisions of this Specific Plan shall be by the following: ■ The City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. ■ Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. ■ The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. ■ The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. ■ All regulations, conditions, and programs contained herein shall be deemed separate distinct, and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. ■ Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. Page 53 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN CHAPTER 6: GENERAL PLAN CONSISTENCY California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. Consistent with this, the City of La Quinta requires that each Specific Plan include a discussion of the relationship of the Specific Plan to the goals and policies of the various General Plan elements. This chapter provides such a consistency analysis as it relates to the Estates at Griffin Lake Specific Plan. The latest City of La Quinta General Plan update was adopted on December 181h, 2012. It is organized around four broad themes: Community Development, Natural Resources, Environmental Hazards, Public Infrastructure and Services, within which are nineteen (19) General Plan Elements as follows. 10) W U O N W W J Q Q Z Aw 4A W U_ > W 66 W D U D H Q LL Z Each element of the General Plan contains a summary of key issues, which direct and guide that element's goals, policies, and programs. Consequently, the General Plan goals provide a basis and structure for Specific Plan consistency analysis. To this end, the following sections list the goals in each General Plan Element along with a statement of how the Estates at Griffin Lake Specific Plan implements each. Page 54 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Land Use Element - The Land Use Element, as required by state law, is intended to function as a guide for long range development in the City. The Land Use Element governs how land is to be utilized; therefore, many of the issues and policies contained in other General Plan elements are linked in some degree to this element. The Land Use Element designates the general distribution, location, and extent of land uses, such as housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi-public uses. These designations are reflected on the General Plan Land Use Map, which categorize individual parcels of land. A discussion of the key Land Use Element policies that apply to the Griffin Estate Specific Plan is provided below: LAND USE COMPATIBILITY ANALYSIS POLICY Goal LU-1 The site components (residential, estate, lake) are compatible Land use compatibility throughout the City. with surrounding residential uses. This Specific Plan establishes acceptable operational parameters for events hosted at the estate events for compatibility with adjacent residential uses. Goal LU-2 The project will retain and incorporate the luxury estate owned High quality design that complements and by Mery Griffin as a signature design element of the project. The enhances the City. lake is a unique, water efficient, feature that will contribute a unique water -based aesthetic to the site design. Residential home architecture and landscaping will be subject to the review by the City's ALRB to ensure quality design. Goal LU-3 The project is a self-contained residential enclave with a unique Safe and identifiable neighborhoods that identity and sense of place afforded by its location, the Mery provide a sense of place. Griffin Estate and the proposed multi -use lake. Goal LU-4 The property immediately surrounding the site is presently Maintenance and protection of existing undeveloped. The project proposal fits well with surrounding neighborhoods. residential communities such as the Griffin Ranch and the Madison Club. Goal LU-5 The project proposes high quality, non -golf housing access to A broad range of housing types and choices lake amenities not offered elsewhere in the area, thus enhancing for all residents of the City. housing choice for potential buyers. Goal LU-6 A balanced and varied economic base which The Estate portion of the project will generate revenue and create provides a broad range of goods and employment offering services associated with tourism. Therefore, services to the City's residents and the the project contributes to this Citywide goal.. region. Goal LU-7 The project is not located in either of these areas. Therefore this Innovative land uses in the village and on goal is not applicable to the project. Highway 111. Page 55 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Circulation Element — The Circulation Element, as required by state law, is intended to ensure a transportation system with the ability to accommodate a complete range of transportation needs within the City. The Circulation Element incorporates regional plans and thoughtful land planning to assure cost-effective and logical infrastructure able to adequately address transportation needs of the city while retaining quality of life. A discussion of the key Circulation Element policies that apply to the Griffin Estate Specific Plan is provided below: CIRCULATION COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal CIR-1 A network that can satisfactorily move users using facilities that meet demands of and projected needs of the City. Goal CIR-2 A circulation system that promotes and enhances transit, vehicle, bicycle, and pedestrian networks. The project proposes a private circulation system to provide safe and efficient passage for pedestrians, electric vehicles, and motorists throughout the site. The system will be built to the specifications of the City for private circulation systems within subdivisions. The project proposes a private circulation system with low -speed, low - volume internal streets that will safely accommodate both vehicles and pedestrians and docking areas for water -based transportation and recreation. Sustainable Community Element - The Sustainable Community Element is intended to assist the City in developing a more united community through the conservation of resources, enhancement of the built environment, promoting alternative transportation, and improving community health. A discussion of the key Sustainable Community Element policies that apply to the Griffin Estate Specific Plan is provided below: COMMUNITYLL_ SUSTAINABLE • POLIC ANALYSIS Goal SC-1 The project will contribute to the City's sustainability and quality of life goals. For water conservation, it proposes to landscape with drought A community that provides the best tolerant plant materials and irrigate with canal water (made possible by possible quality of life for all its residents. the on -site lake) conserving more than 21 million gallons of groundwater per year, 73% less than a similarly sized conventional subdivision To facilitate alternative transportation modes, the project includes pedestrian access to the public street system, enabling residents to walk, bike or use electric vehicles to access public sidewalks The project will also comply with all applicable green building requirements. Economic Development Element - The Economic Development Element is intended to institute the foundation for the development of a thriving economic environment in the City. The Economic Development Element intends to ensure that constituents and the City can mutually benefit from the activities of one another. Goals and policies included within the Element aim to broadly guide economic growth within the City. A discussion of the key Economic Development Element policies that apply to the Specific Plan is provided below: Page 56 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN POLICY ANALYSIS r.n"I Fn-1 A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. Goal ED-2 The continued growth of the tourism and resort industries in the City. Ru F The project supports balanced land use in the City by complying with the General Plan designation for the site. The residential use will contribute incrementally to demand for commercial goods and services in the region, thus enhancing the local economy. The project supports the City's tourism and resort goals by retaining and renovating the historic Mery Griffin Estate home to provide upscale rental opportunities for overnight stays and small scale event use. Parks, Recreation and Trails Element - The Parks, Recreation and Trails Element is intended to provide inventory of existing parks and recreational facilities, identify present and future need for recreational opportunities, and develops the goals, policies, and programs to permit the City to maintain the ability to offer adequate recreational amenities and services to its residents. A discussion of the key Parks, Recreation, and Trails Element policies that apply to the Griffin Estate Specific Plan is provided below: RECREATIONIL PARKS, • POLICY ANALYSIS Goal PR-1 The project proposes a community center, estate events center, and a water efficient lake with active and passive recreational and aesthetic A Comprehensive system of parks, and benefits. Together these offer a variety of private recreational recreation facilities, and services that meet opportunities for residents of the community and guests of the estate. the active and passive needs of all residents and visitors. Housing Element - The Housing Element, as required by state law, is intended to institute the regulatory background for the development of new housing units potentially obtainable by a range of income levels. The Housing Element includes a housing vision statement, a community profile, a housing profile, a housing needs assessment, and a housing constraints and resources analysis. A discussion of the key Housing Element policies that apply to the Griffin Estate Specific Plan is provided below: HOUSING• POLICY ANALYSIS I Goal H-1 The project will construct 78 residential homes, thus contributing Provide housing opportunities that meet to the City's market rate housing stock. the diverse needs of the City's existing and projected population. Page 57 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Goal H-2.1 Assist in the creation and provision of resources to support housing for lower and moderate income households. Goal H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. r'nnl ►u-a Conserve and improve the quality of existing La Quinta neighborhoods and individual properties. Goal H-5.1 Provide equal housing opportunities for all persons. Goal H-6.1 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. This site is not identified as a vacant or underutilized property on Exhibit II-14 of the General Plan. Rather, the site will be developed into high -end single-family homes in keeping with its current estate use and the character of surrounding developments. Due to its location, this goal is not applicable to the project. This project does not establish a regulatory program that would constrain affordable housing. Therefore, this goal is not applicable to the project. The project will complement the surrounding residential communities. Development of the property into single-family residences along with the preservation, renovation and controlled event use of the Mery Griffin Estate will add value to neighboring communities and the City. The project does not establish housing policy for the City, but does contribute to this goal by providing quality housing for one segment of the population. The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques including the creation of a lake/reservoir that allows use of canal water for irrigation, rather than extracting water from the local aquifer. The project will comply with all City regulations and building codes for water conservation, energy efficiency, and building standards. Air Quality Element - The Air Quality Element is intended to define the sources of regional air pollution and presents policies and programs that will aid the City in improve air quality. Goals, policies, and programs identified in the element are intended to prevent, reduce, or limit impacts to air quality expected at general plan build out. A discussion of the key Air Quality Element policies that apply to the Griffin Estate Specific Plan is provided below: AIR QUALITY COMPATIBILITY ANALYSIS — POLICY ANALYSIS Goal AQ-1 The project proposes a private circulation system that will accommodate pedestrian, bicycle and electric vehicle use to reduce vehicle emissions. A reduction in all air emissions generated goats used for recreation on the private lake will be restricted to be non - within the City. motorized, electric, or human -powered watercraft The project will evaluate air quality impacts as part of the CEQA review and implement any necessary mitigation measures, including a Fugitive Dust Control Plans to address air quality issues during construction. Page 58 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Energy and Mineral Resources Element - The Energy and Mineral Resources Element is intended to address the City's relationship between long-term growth and its natural resources. The resources addressed within this element include electric, natural gas, and propane gas services as well as sand and gravel deposits used in construction. A discussion of the key Energy and Mineral Resources Element policies that apply to the Griffin Estate Specific Plan is provided below: ENERGY AND MINERAL RESOURCES COMPATIBILITY ANALYSIS Goal EM-1 The sustainable use and management of energy and mineral resources. Goal EM-Z The conservation and thoughtful management of local mineral deposits to assure the long ---term viability of limited resources. The project will incorporate energy efficient appliances in residences and low intensity lighting on private streets. Furthermore, it is expected that some residences would elect to install private rooftop solar systems. The project is not located in an area with significant mineral deposits and does not include any mining activities. Therefore, because of its location, this goal is not applicable to the project. Biological Resources Element - The Biological Resources Element identifies the biological resources unique to the City. Resources identified include the City's natural habitats and native species. The element introduces goals, policies, and programs to assist the City in the preservation of biological resources that may exist in the City. The element also intends to direct the City in compliance with local, state, and federal regulations such as the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and Migratory Bird Treaty Act. A discussion of the key Biological Resources Element policies that apply to the Griffin Estate Specific Plan is provided below: BIOLOGICAL RESOURCES COMPATIBILITY ANALYSIS r.,ni Ran-1 The protection and preservation of native and environmentally significant biological resources and their habitats. The site was entirely disturbed by previous construction of facilities associated with the Mery Griffin Estate including the estate home, grounds, stables, perimeter walls, and horse track. There are no remaining native or environmentally significant biological resources on the property that require protection. Cultural Resources Element - The Cultural Resources Element is intended to describe the City's history and provide goals, policies, and programs intended to assure that cultural resources which have been, and may be identified in the future, are adequately preserved. A discussion of the key Cultural Resources Element policies that apply to the Griffin Estate Specific Plan is provided below: Page 59 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN POLICY ANALYSIS r'nni ri n - i The protection of significant archeological, historic, and paleontological resources which occur in the City. Ru F The site is not vacant and has been entirely disturbed by construction of the Mery Griffin estate and grounds. Although not a historic structure, the Mery Griffin Estate home and immediate grounds will be retained as part of the development. Because the project includes a Specific Plan, Native American Consultation protocols will be followed. The project will comply with any archaeological, historic or paleontological mitigations identified during the CEQA review. Water Resources Element - The Water Resources Element is intended to set forth goals, policies, and programs relating to water supply management. The element takes into account that the City receives domestic water service from the Coachella Valley Water District and serves CVWD's goals of managing and conserving water as a resource. A discussion of the key Water Resources Element policies that apply to the Griffin Estate Specific Plan is provided below: POLICY ANALYSIS Goal WR-1 The project proposes to utilize imported canal water from the Colorado River to supply the private lake. The combined uses of the private lake The efficient use and conservation of the for recreation, storm water retention, and irrigation will result in City's water resources. decreased project use of ground water and local drinking water supplies for recreation and irrigation. In total, the project will conserve more than 21 million gallons of groundwater per year, 73% less than a similarly sized conventional subdivision. Open Space and Conservation Element - The Open Space and Conservation Element, as required by state law, is intended to develop policies and programs in order to effectively protect, conserve and manage open space. Open space resources include scenic mountain vistas and wilderness areas. The open space and conservation element will aid the City in assuring the long-term viability of open space and will prevent premature or improper conversion of open space to more intense land uses. A discussion of the key Multipurpose Open Space Element policies that apply to the Griffin Estate Specific Plan is provided below: OPEN SPACE AND CONSERVATION• POLIC ANALYSIS Goal OS-1 The project includes significant open space amenities. It preserves and expands an existing private lake for multiple beneficial uses including Preservation, conservation, and eater -based recreation by community residents and estate guests. In management of the City's open space lands addition, it preserves and enhances the Mery Griffin Estate grounds as a and scenic resources for enhanced recreational resource. The project incorporates connections to the recreational, environmental, and economic public sidewalk and trail system for convenient walking, jogging and purposes. biking activities. Page 60 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Goal OS-2 Good stewardship of natural open space and preservation of open space areas. /:nnl nc_z Preservation of scenic resources as vital contributions to the City's economic health and overall quality of life. The property contains no geologic hazard zones or significant biological resources suitable for preservation as active or passive open space. However, the development does incorporate a significant open space amenity by retaining and expanding an existing private lake for residents and visitors to enjoy. The project is not located in an area designated as open space nor is it elevated or visually prominent. The project does not propose excessively high residential structures out of character with the surrounding community that would excessively block mountain views. Noise Element - The Noise Element, as required by state law, is intended to identify areas where noise levels are expected to approach unacceptable levels. The element provides policies and programs to ensure noise is maintained at appropriate levels. A discussion of the key Noise Element policies that apply to the Griffin Estate Specific Plan is provided below: NOISE• POLICY ANALYSIS Goal N-1 The project would establish a residential use with compatible noise levels in an existing residential area. Incorporation of the Mery Griffin Estate A healthful noise environment which into the project will continue its existing use to stage small events, complements the City's residential and subject to the operational parameters established in this Specific Plan resort character. along with the City's noise ordinance. Both uses maintain and enhance the City's residential and resort character. Noise levels on 54'h Avenue are not excessive and the project is buffered by a 10-foot high berm/perimeter wall. The project will comply with any noise mitigations identified during the project CEQA review. Soils and Geology Element - The Soils and Geology Element is intended to assess the physical characteristics of the City and the community's overall safety. A discussion of the key Soils and Geology Element policies that apply to the Griffin Estate Specific Plan is provided below: SOILS• GEOLOGY COMPATIBILITY POLIC OF ANALYSIS Goal GEO-1 The project is not subject to any on -site geologic or seismic hazards Therefore, construction of new residential uses and retention of the Protection of the residents' health and Griffin estate does threaten the health and safety of project residents or safety, and of their property, from geologic guests. and seismic hazards. Flooding and Hydrology Element - The Flooding and Hydrology Element is intended to define potential drainage and flooding risks in the planning area, as well as future potential for flooding. A discussion of Page 61 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN the key Flooding and Hydrology Element policies that apply to the Griffin Estate Specific Plan is provided below: FLOODING AND HYDROLOGY COMPATIBILITY ANALYSIS POLIC ANALYSIS Goal FH-1 The project is not located in a floodplain and is currently surrounded by a perimeter wall which prevents offsite storm flows from entering the site. Protection of the health, safety, and welfare In addition, the lake will be designed with sufficient freeboard to of the community from flooding and accommodate storm water retention and protect the development from hydrological hazards. flooding and hydrological hazards. The project design will comply with all mandatory drainage and storm water management regulations. Hazardous Materials Element - The Hazardous Materials Element is intended to address the hazards associated with the storage use, and transport of hazardous materials within the City. Hazardous materials are closely related to public safety. A discussion of the key Hazardous Materials Element policies that apply to the Griffin Estate Specific Plan is provided below: HAZARDOUS• POLICY ANALYSIS Goal HAZ-1 The Griffin Estate development is not expected to generate any hazardous waste beyond those commonly found in small amounts within Protection of residents from the potential residential homes. The routine transport, use or disposal of hazardous impacts of hazardous and toxic materials. or toxic materials is not anticipated. Household hazardous waste will be disposed of properly through the City and County's Hazardous Waste Management Plan (HWMP). Emergency Services Element - The Emergency Services Element is intended to address multiple components of the City's public safety services, including police and fire service, emergency medical response, and emergency preparedness. The element establishes goals, policies, and programs to aid the City in meeting its responsibilities in an emergency. A discussion of the key Emergency Services Element policies that apply to the Griffin Estate Specific Plan is provided below: COMPATIBILITYEMERGENCY SERVICE ' POLICY WN ANALYSIS Goal ES-1 The project design provides adequate access and circulation for emergency service vehicles including two points of access onto 54th An effective and comprehensive response Avenue. The development is in close proximity to urban fire and police to all emergency service needs. services. Additionally, the design will comply with all City design standards and building codes and will undergo standard review by the Police and Fire Departments during entitlement approvals. Page 62 THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN Water, Sewer and Utilities Element - The Water, Sewer and Other Utilities Element is intended to establish goals, policies, and programs intended to ensure that these public services will continue to be provided to the City as it develops. Absence of these services to the City would render continued growth and subsequent build out of the General Plan infeasible. A discussion of the key Water, Sewer, and Utilities Element policies that apply to the Griffin Estate Specific Plan is provided below: ATER, SEWER AND OTHER UTILITIES COMPATIBILITY ANALYSIS mmiL Goal UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Goal UTL-2 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Each residential lot and the Griffin Estate are provided with domestic water service from CVWD's public water system. To conserve domestic water, non -potable canal water stored in the project's private lake will be pumped for irrigation throughout the project. The domestic and irrigation water systems will be built to City and CVWD standards. Each residential lot and the Griffin Estate are provided with sanitary sewer service from CVWD's public wastewater collection and treatment system. The sanitary sewer system will be built to City and CVWD standards. Public Facilities Element - The Public Facilities Element is intended to provide descriptions of City -owned buildings, the senior center, the public Library, and all schools operated by the Desert Sands Unified School District and the Coachella Valley Unified School District. The element also sets goals, policies, and programs which will allow the City to continue to provide a full range of municipal and scholastic services to its residents and businesses. A discussion of the key Public facilities Element policies that apply to the Griffin Estate Specific Plan is provided below: r PUBLIC FACILITIES COMPATIBILITY ANALYSIS POLICYDWI` ANALYSIS Goal PF-1 The proposed project has access to a full range of urban services including public schools through the Coachella Valley Unified School Public facilities and services that are District, a public library and senior center at the La Quinta City Hall, as available, adequate and convenient to all well as police, fire, paramedic and waste disposal services. City residents. Page 63 ATTACHMENT 5 Executive Bepartment Mate of (zaiifumia EXECUTIVE ORDER B-29-15 WHEREAS on January 17, 2014, 1 proclaimed a State of Emergency to exist throughout the State of California due to severe drought conditions; and WHEREAS on April 25, 2014, 1 proclaimed a Continued State of Emergency to exist throughout the State of California due to the ongoing drought; and WHEREAS California's water supplies continue to be severely depleted despite a limited amount of rain and snowfall this winter, with record low snowpack in the Sierra Nevada mountains, decreased water levels in most of California's reservoirs, reduced flows in the state's rivers and shrinking supplies in underground water basins; and WHEREAS the severe drought conditions continue to present urgent challenges including: drinking water shortages in communities across the state, diminished water for agricultural production, degraded habitat for many fish and wildlife species, increased wildfire risk, and the threat of saltwater contamination to fresh water supplies in the Sacramento -San Joaquin Bay Delta; and WHEREAS a distinct possibility exists that the current drought will stretch into a fifth straight year in 2016 and beyond; and WHEREAS new expedited actions are needed to reduce the harmful impacts from water shortages and other impacts of the drought; and WHEREAS the magnitude of the severe drought conditions continues to present threats beyond the control of the services, personnel, equipment, and facilities of any single local government and require the combined forces of a mutual aid region or regions to combat; and WHEREAS under the provisions of section 8558(b) of the Government Code, I find that conditions of extreme peril to the safety of persons and property continue to exist in California due to water shortage and drought conditions with which local authority is unable to cope; and WHEREAS under the provisions of section 8571 of the California Government Code, I find that strict compliance with various statutes and regulations specified in this order would prevent, hinder, or delay the mitigation of the effects of the drought. NOW, THEREFORE, 1, EDMUND G. BROWN JR., Governor of the State of California, in accordance with the authority vested in me by the Constitution and statutes of the State of California, in particular Government Code sections 8567 and 8571 of the California Government Code, do hereby issue this Executive Order, effective immediately. IT IS HEREBY ORDERED THAT: The orders and provisions contained in my January 17, 2014 Proclamation, my April 25, 2014 Proclamation, and Executive Orders B-26-14 and B-28-14 remain in full force and effect except as modified herein. SAVE WATER 2. The State Water Resources Control Board (Water Board) shall impose restrictions to achieve a statewide 25% reduction in potable urban water usage through February 28, 2016. These restrictions will require water suppliers to California's cities and towns to reduce usage as compared to the amount used in 2013. These restrictions should consider the relative per capita water usage of each water suppliers' service area, and require that those areas with high per capita use achieve proportionally greater reductions than those with low use. The California Public Utilities Commission is requested to take similar action with respect to investor -owned utilities providing water services. 3. The Department of Water Resources (the Department) shall lead a statewide initiative, in partnership with local agencies, to collectively replace 50 million square feet of lawns and ornamental turf with drought tolerant landscapes. The Department shall provide funding to allow for lawn replacement programs in underserved communities, which will complement local programs already underway across the state. 4. The California Energy Commission, jointly with the Department and the Water Board, shall implement a time -limited statewide appliance rebate program to provide monetary incentives for the replacement of inefficient household devices. 5. The Water Board shall impose restrictions to require that commercial, industrial, and institutional properties, such as campuses, golf courses, and cemeteries, immediately implement water efficiency measures to reduce potable water usage in an amount consistent with the reduction targets mandated by Directive 2 of this Executive Order. 6. The Water Board shall prohibit irrigation with potable water of ornamental turf on public street medians. 7. The Water Board shall prohibit irrigation with potable water outside of newly constructed homes and buildings that is not delivered by drip or microspray systems. 8. The Water Board shall direct urban water suppliers to develop rate structures and other pricing mechanisms, including but not limited to surcharges, fees, and penalties, to maximize water conservation consistent with statewide water restrictions. The Water Board is directed to adopt emergency regulations, as it deems necessary, pursuant to Water Code section 1058.5 to implement this directive. The Water Board is further directed to work with state agencies and water suppliers to identify mechanisms that would encourage and facilitate the adoption of rate structures and other pricing mechanisms that promote water conservation. The California Public Utilities Commission is requested to take similar action with respect to investor -owned utilities providing water services. INCREASE ENFORCEMENT AGAINST WATER WASTE 9. The Water Board shall require urban water suppliers to provide monthly information on water usage, conservation, and enforcement on a permanent basis. 10. The Water Board shall require frequent reporting of water diversion and use by water right holders, conduct inspections to determine whether illegal diversions or wasteful and unreasonable use of water are occurring, and bring enforcement actions against illegal diverters and those engaging in the wasteful and unreasonable use of water. Pursuant to Government Code sections 8570 and 8627, the Water Board is granted authority to inspect property or diversion facilities to ascertain compliance with water rights laws and regulations where there is cause to believe such laws and regulations have been violated. When access is not granted by a property owner, the Water Board may obtain an inspection warrant pursuant to the procedures set forth in Title 13 (commencing with section 1822.50) of Part 3 of the Code of Civil Procedure for the purposes of conducting an inspection pursuant to this directive. 11. The Department shall update the State Model Water Efficient Landscape Ordinance through expedited regulation. This updated Ordinance shall increase water efficiency standards for new and existing landscapes through more efficient irrigation systems, greywater usage, onsite storm water capture, and by limiting the portion of landscapes that can be covered in turf. It will also require reporting on the implementation and enforcement of local ordinances, with required reports due by December 31, 2015. The Department shall provide information on local compliance to the Water Board, which shall consider adopting regulations or taking appropriate enforcement actions to promote compliance. The Department shall provide technical assistance and give priority in grant funding to public agencies for actions necessary to comply with local ordinances. 12. Agricultural water suppliers that supply water to more than 25,000 acres shall include in their required 2015 Agricultural Water Management Plans a detailed drought management plan that describes. the actions and measures the supplier will take to manage water demand during drought. The Department shall require those plans to include quantification of water supplies and demands for 2013, 2014, and 2015 to the extent data is available. The Department will provide technical assistance to water suppliers in preparing the plans. C•W^ a 13. Agricultural water suppliers that supply water to 10,000 to 25,000 acres of irrigated lands shall develop Agricultural Water Management Plans and submit the plans to the Department by July 1, 2016. These plans shall include a detailed drought management plan and quantification of water supplies and demands in 2013, 2014, and 2015, to the extent that data is available. The Department shall give priority in grant funding to agricultural water suppliers that supply water to 10,000 to 25,000 acres of land for development and implementation of Agricultural Water Management Plans. 14. The Department shall report to Water Board on the status of the Agricultural Water Management Plan submittals within one month of receipt of those reports. 15. Local water agencies in high and medium priority groundwater basins shall immediately implement all requirements of the California Statewide Groundwater Elevation Monitoring Program pursuant to Water Code section 10933. The Department shall refer noncompliant local water agencies within high and medium priority groundwater basins to the Water Board by December 31, 2015, which shall consider adopting regulations or taking appropriate enforcement to promote compliance. 16. The California Energy Commission shall adopt emergency regulations establishing standards that improve the efficiency of water appliances, including toilets, urinals, and faucets available for sale and installation in new and existing buildings. INVEST IN NEW TECHNOLOGIES 17. The California Energy Commission, jointly with the Department and the Water Board, shall implement a Water Energy Technology (WET) program to deploy innovative water management technologies for businesses, residents, industries, and agriculture. This program will achieve water and energy savings and greenhouse gas reductions by accelerating use of cutting -edge technologies such as renewable energy -powered desalination, integrated on - site reuse systems, water -use monitoring software, irrigation system timing and precision technology, and on -farm precision technology. STREAMLINE GOVERNMENT RESPONSE 18. The Office of Emergency Services and the Department of Housing and Community Development shall work jointly with counties to provide temporary assistance for persons moving from housing units due to a lack of potable water who are served by a private well or water utility with less than 15 connections, and where all reasonable attempts to find a potable water source have been exhausted. 19. State permitting agencies shall prioritize review and approval of water infrastructure projects and programs that increase local water supplies, including water recycling facilities, reservoir improvement projects, surface water treatment plants, desalination plants, stormwater capture, and greywater systems. Agencies shall report to the Governor's Office on applications that have been pending for longer than 90 days. 20. The Department shall take actions required to plan and, if necessary, implement Emergency Drought Salinity Barriers in coordination and consultation with the Water Board and the Department of Fish and Wildlife at locations within the Sacramento - San Joaquin delta estuary. These barriers will be designed to conserve water for use later in the year to meet state and federal Endangered Species Act requirements, preserve to the extent possible water quality in the Delta, and retain water supply for essential human health and safety uses in 2015 and in the future. 21. The Water Board and the Department of Fish and Wildlife shall immediately consider any necessary regulatory approvals for the purpose of installation of the Emergency Drought Salinity Barriers. 22. The Department shall immediately consider voluntary crop idling water transfer and water exchange proposals of one year or less in duration that are initiated by local public agencies and approved in 2015 by the Department subject to the criteria set forth in Water Code section 1810. 23. The Water Board will prioritize new and amended safe drinking water permits that enhance water supply and reliability for community water systems facing water shortages or that expand service connections to include existing residences facing water shortages. As the Department of Public Health's drinking water program was transferred to the Water Board, any reference to the Department of Public Health in any prior Proclamation or Executive Order listed in Paragraph 1 is deemed to refer to the Water Board. 24. The California Department of Forestry and Fire Protection shall launch a public information campaign to educate the public on actions they can take to help to prevent wildfires including the proper treatment of dead and dying trees. Pursuant to Government Code section 8645, $1.2 million from the State Responsibility Area Fire Prevention Fund (Fund 3063) shall be allocated to the California Department of Forestry and Fire Protection to carry out this directive. 25. The Energy Commission shall expedite the processing of all applications or petitions for amendments to power plant certifications issued by the Energy Commission for the purpose of securing alternate water supply necessary for continued power plant operation. Title 20, section 1769 of the California Code of Regulations is hereby waived for any such petition, and the Energy Commission is authorized to create and implement an alternative process to consider such petitions. This process may delegate amendment approval authority, as appropriate, to the Energy Commission Executive Director. The Energy Commission shall give timely notice to all relevant local, regional, and state agencies of any petition subject to this directive, and shall post on its website any such petition. 26. For purposes of carrying out directives 2-9, 11, 16-17, 20-23, and 25, Division 13 (commencing with section 21000) of the Public Resources Code and regulations adopted pursuant to that Division are hereby suspended. This suspension applies to any actions taken by state agencies, and for actions taken by local agencies where the state agency with primary responsibility for implementing the directive concurs that local action is required, as well as for any necessary permits or approvals required to complete these actions. This suspension, and those specified in paragraph 9 of the January 17, 2014 Proclamation, paragraph 19 of the April 25, 2014 proclamation, and paragraph 4 of Executive Order B-26-14, shall remain in effect until May 31, 2016. Drought relief actions taken pursuant to these paragraphs that are started prior to May 31, 2016, but not completed, shall not be subject to Division 13 (commencing with section 21000) of the Public Resources Code for the time required to complete them. 27. For purposes of carrying out directives 20 and 21, section 13247 and Chapter 3 of Part 3 (commencing with section 85225) of the Water Code are suspended. 28. For actions called for in this proclamation in directive 20, the Department shall exercise any authority vested in the Central Valley Flood Protection Board, as codified in Water Code section 8521, et seq., that is necessary to enable these urgent actions to be taken more quickly than otherwise possible. The Director of the Department of Water Resources is specifically authorized, on behalf of the State of California, to request that the Secretary of the Army, on the recommendation of the Chief of Engineers of the Army Corps of Engineers, grant any permission required pursuant to section 14 of the Rivers and Harbors Act of 1899 and codified in section 48 of title 33 of the United States Code. 29. The Department is directed to enter into agreements with landowners for the purposes of planning and installation of the Emergency Drought Barriers in 2015 to the extent necessary to accommodate access to barrier locations, land -side and water -side construction, and materials staging in proximity to barrier locations. Where the Department is unable to reach an agreement with landowners, the Department may exercise the full authority of Government Code section 8572. 30. For purposes of this Executive Order, chapter 3.5 (commencing with section 11340) of part 1 of division 3 of the Government Code and chapter 5 (commencing with section 25400) of division 15 of the Public Resources Code are suspended for the development and adoption of regulations or guidelines needed to carry out the provisions in this Order. Any entity issuing regulations or guidelines pursuant to this directive shall conduct a public . meeting on the regulations and guidelines prior to adopting them. 31. In order to ensure that equipment and services necessary for drought response can be procured quickly, the provisions of the Government Code and the Public Contract Code applicable to state contracts, including, but not limited to, advertising and competitive bidding requirements, are hereby suspended for directives 17, 20, and 24. Approval by the Department of Finance is required prior to the execution of any contract entered into pursuant to these directives. This Executive Order is not intended to, and does not, create any rights or benefits, substantive or procedural, enforceable at law or in equity, against the State of California, its agencies, departments, entities, officers, employees, or any other person. I FURTHER DIRECT that as soon as hereafter possible, this Order be filed in the Office of the Secretary of State and that widespread publicity and notice be given to this Order. IN WITNESS WHEREOF I have hereunto set my hand and caused the Great Seal of the State of California to be affixed this 1st day of April 2015. EDMUND G. BROWN JR. Governor of California ATTEST: ALEX PADILLA Secretary of State ATTACHMENT 6 — 1 — r -- I a677�3�0�00� I II I I I � - - —_ DONALI STREET10 I I �II 781I-M-003 III \ IIN �-�oi 7 GiG°aO7P NO. 328770 N Cep L HD M` EE LOWd [32H I —I G3G�0 C1M7i'1&L \-OM1MC2a LOMW DD C MS 7 V [RITE DIIEH BUG L M 177H ) 4 E2 C 377NLL H OO WERLG°Q�I I I a I I 111'1 � 11677�3�0�00 0� �; I I II I I II I , l� I 77C��7�3�O�000� S i 7577-3 �QLaC�7� MOo � 0 77g Cap Ll\D ME- LOY DLMUV R !,M HUdaL 70M H8- LOMn9 DEMf 17 V G3EM[EM7aL GM07 H naUESTHLL H OW[ERLQf 77C�77�3�00 -00 00 3 1 �� I 71677-320-009 7R, 7 o-0`]0 7 677-320-= EX. 44' (EXISTING HALF STREET) R/W 54' (HALF STREET RIGHT-OF-WAY DEDICATION) 6' 30' 18, EX. EX. EASTBOUND TRAVEL (2 LANES) EX. PARKWAY STRIPED MEDIAN r EX. 6' WIDE I SIDEWALK I III III —III —I � I —I � I —I � I —III —III —I � I —I I —I 1I- =1 —I I— =1 —I —III—III _ LL SECTION A -A CURB & GUTTER AVENUE 54 (PUBLIC STREET) (RIGHT-OF-WAY DEDICATION ONLY. STREET IMPROVEMENTS EXIST) N.T.S. PROP. R/W EX. MASONRY WALL EX. R/W c Ex B6t7NDATY-AND- 7Lr O � w EX. R/W— w C����il���CC�) M d _ =ERR — Lf 77C�77�3�Oo �0�© 77071-3200 =M Ii I — BD RULER OL AVENUE 50 Lu w w AVENUE 52 AVENUE 54 c1f77 OF _ LQ QW1r& �1 !�]g I I —AIRPORT BOULEVARD w w 4a 1 = z 22 o C�QaMOLLQ < A VICINITY MAP I I.L — — N.T.S. VENUE 58 27 2 c17Pl7 OF 1MDPo V) O 0 OMOMOORPOR'k OOOM7 V OF RHWIIERSHEE 23 I I FEMA FLOOD ZONE DESIGNATION: ICI �I I I 77C�77�3�0�0513 ZONE X - AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE I FLOODPLAIN. 1 i i I ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF I % ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM I % ANNUAL CHANCE FLOOD. o N iI I I o z I I I-- 77a77�3�00�0�'� I XI 1 7 RZ3 C T MOO. 02070 Cep Lz° HP UOM LOMW DEM7Y1 G, EVDC HTL%L ABBREVIATIONS I G3C�OD�M7�1QL Mn917 a I EWIIE07HLQM OWIIERL&V (E) EAST (N) NORTH (S) SOUTH (W) WEST 77671 �3LO�0 �C� I A.C. ASPHALT CONCRETE AC ACREAGE APN ASSESSORS PARCEL NUMBER I BLDG BUILDING I BNDRY BOUNDARY C/L CENTERLINE a C&G CURB AND GUTTER E/P EDGE OF PAVEMENT ES MT. EASEMENT L� EX. EXISTING 0 I MAX. MAXIMUM _ M.B. MAP BOOK \ MIN. MINIMUM NO. NUMBER ° N.T.S. NOT TO SCALE O/H OVERHEAD 0 OS/PP OPEN SPACE / PARKS \ PG. PAGE \\ \ 1 P/L PROPERTY LINE III I PROP. PROPOSED P.U.E. PUBLIC UTILITY EASEMENT R RADIUS R-L LOW DENSITY (RESIDENTIAL) R/W RIGHT OF WAY I SF SQUARE FEET STD. STANDARD TYP. TYPICAL UG UNDERGROUND \ —s�� LEGEND 679.3 EXISTING SPOT ELEVATIONS EXISTING CONTOURS EXISTING AEASEMENT DELTA c EXISTING CABLE EXISTING IRRIGATION DRN DRAIN LINE EXISTING EASEMENT E EXISTING ELECTRIC EXISTING 06$ff OF WAY IRR EXISTING IRRIGATION EXISTING LOT LINE EXISTING EDGE OF PAVEMENT T EXISTING TELEPHONE EXISTING OVERHEAD o/H T TELEPHONE R/W EXISTING RIGHT-OF-WAY s EXISTING SEWER EXISTING SEWER FM FORCE MAIN — — w EXISTING WATER TENTATIVE PARCEL MAP BOUNDARY — — EXISTING CENTER LINE PROPOSED PARCEL LINE PROPOSED RIGHT OF WAY IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO. 36745 EXHIBIT DATE: NOVEMBER 26, 2014 (REVISION NO. 1) DATA TABLE APPLICANT AND LAND OWNER: GRIFFIN RANCH INVESTORS, LP ADDRESS 23 CORPORATE PLAZA SUITE 150 NEWPORT BEACH, CALIFORNIA 92660 CONTACT: MARK MAJER TELEPHONE: 1 (949)629-2580 EXHIBIT PREPARER: MSA CONSULTING, INC. ADDRESS 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT: JULIAN A. DE LA TORRE (PE C43880) TELEPHONE: (760) 320-981 1 SOURCE OF TOPOGRAPHY: INLAND AERIAL SURVEYS, INC. ADDRESS 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: DECEMBER 20, 2013 TELEPHONE: (951) 687-4252 ASSESSOR'S PARCEL NUMBER: 767-320-013 LEGAL DESCRIPTION: ASSESSOR'S PARCEL 767-320-013 BEING A PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS PER UNITED STATES GOVERNMENT SURVEY LAND USE DESCRIPTION: ACREAGE: GROSS ACREAGE: 39.79 Ac. LOT "A" - AVENUE 54 PUBLIC STREET DEDICATION: 1.63 Ac. NET ACREAGE: 38.16 Ac. PARCEL 1: 31.66 Ac. PARCEL 2: 6.50 Ac. EXISTING ZONING: VERY LOW DENSITY RESIDENTIAL (RVL) WITH EQUESTRIAN OVERLAY PROPOSED ZONING: ESTATES AT GRIFFIN LAKE SPECIFIC PLAN EXISTING GENERAL PLAN LAND USE: LOW DENSITY RESIDENTIAL (LDR) PROPOSED GENERAL PLAN LAND USE: LOW DENSITY RESIDENTIAL (LDR) PUBLIC UTILITY PURVEYORS: ELECTRIC: IMPERIAL IRRIGATION DISTRICT 760-335-3640 GAS: THE GAS COMPANY 800-427-2200 TELEPHONE: VERIZON COMPANY 800-483-5000 WATER: COACHELLA VALLEY WATER DISTRICT 760-398-2651 CABLE: TIME WARNER CABLE 760-340-1312 SEWER: COACHELLA VALLEY WATER DISTRICT 760-398-2651 USA: UNDERGROUND SERVICE ALERT 800-227-2600 EXISTING EASEMENT NOTES: Z& WATER PIPE LINE EASEMENT IN FAVOR OF U.S.A., FOR INCIDENTAL PURPOSES, RECORDED APRIL 11, 1949 IN BOOK 1067, PAGE 26, O.R. 2 BOTH POLE LINES AND CONDUITS IN FAVOR OF IMPERIAL IRRIGATION DISTRICT, FOR UTILITY PURPOSES, RECORDED JUNE 4, 1956 IN BOOK 1921, PAGE 381, O.R. (UNPLOTTABLE) AN EASEMENT FOR PUBLIC HIGHWAY OVER THE NORTH 30 FEET OF SAID LAND CREATED BY MINUTE ORDER OF SUPERVISORS OF RIVERSIDE COUNTY, MADE ON JANUARY 9, 1901, RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692, IN BOOK 2454, PAGE 65 O.R. 4 THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED RIGHT OF WAY AGREEMENT, EXECUTED BY AND BETWEEN THE MERV GRIFFIN LIVING TRUST, U/D/T DATED JUNE 20, 1986 (AS AMENDED) AND THE CITY OF LA QUINTA, A MUNICIPAL CORPORATION, RECORDED JANUARY 20, 2005, AS INSTRUMENT NO. 2005-0055025, O.R. NOTE: 1. THIS MAP IS FOR FINANCING PURPOSES ONLY. NO IMPROVEMENTS ARE PROPOSED. o pry` R 0' 100' 200' 300' 400' SCALE 1"=100' ATTACHMENT 7 r r Cep L,�PD USE A 0ML'R. OOLF OOUME I i i (RA / EX. EX. R/W AVENUE 50 _ I+ - � AVENUE 54 - � °�_, N �- _ 1 _j SEE NOTE NO. 1 IN DATATABLE ON THIS SHEET PE AINING TO LOT 79 3 4 EX. STRIPED "' - G G ---- -' - - o r MEDIAN -� j G X. B0VNDATMND-C7LG G O N 89 46'51.76" E 1317.72' - - - - L31 - - - " w -= -I� -- w -- w w - -- - w - - -- w R/- w �) i C� I�YI OF 71677�3�00 �®�� �OpCI o Bw OGD�O L� C&� ��© -- --- - - - -- -- I-- -- 416 ___ - -._-_I._`-AVENUE52 597 ' 2 ' 2 20' 87' 87 87' hLU 87' 87' 21' 24' 24' 20' ^ 92' - _ - �� \ I h0 C3LU LD� PROP. R/W AI �C3�DC�a 10 / EX. BUILDING I I 2 3 4 5 LID ^CALL BOX N z N AT 62' FROM w PE (488.0) C� 58' Ic N 10,904 SF N 10'904 SF N 10,904 SF N 58' STREET \ NO PE 486.2 � 10,904 SF ���_r-- � ° �10 O �� o 10,734 SF PE 487.2 PE 486.7 B PE 485.7� l Ic \ O ¢ EX. BUILDING u, ° U PE (490.0) I PROP. C j I CALL BOX N PE 487.7 10' P.U.E. 6 � AT 121' FROM h R = 1 - 15,735 SF AVENUE 54 l gg - - _ 87= - - -g7r -87� - - -gam 1 PE 485.1 STREET R' S' iv I 776773�Oo 00� I - N R=148' - - r48 � STREET' B R' s' 4INR=148' R R. 3101' LQ QMI7Ga 14 U, -_LD8__ " � M�1�� campmz� CADo 75 10,127SF I -- - �� �� C�OUH71T 1 283,140 SF 1 a 1 1,321 SF cl 10,127 700 OIL G��MC�R80L6.50 AC 4T PE 484.7 1 'OPE L$�� � (SEE NOTE NO. 1 IN DATA TABLE ON THIS SHEET PERTAINING TO LOT 79) 1 1 I1125' AIRPORT BOULEVARDF I 130'- � LOT „B„ lw33,569 SF I 80.77 AC CJ 1 10,397 SF - 10,000 SFEX. BUILDING PE 487.7 ?� SF � PE 484.3 l� PE 484.3+77C�77�3�000�°�O7 z022 ��3PE (497.0) 00 0 oo I I �6.0 130' I 1 1 125' L/�a�� �� LQ o 77677 ,220 002 I p l °a I I 130' I o o ¢ I I I i I I 1 72 77 I 1 9 I I C/aG��JOLL/a AVENUE 58 1 10,000 SF o 1 - I 1 I 773�Oo �N3 10,397 SF b 10,397 SF o PE 483.9 CO O p o o p o PE 485.5 PE 483.9 ("- - - 21EHIERZ/ L PL/aH. LOY DC�M7V G> 1EVD2H71I aL (LDR) 1 1 l 1- I 1 125' 130' 20HE . WERV LOM DEM77 RIEMDIEHVLL (RWL) 40' 130' PROP. II r --O-- - �go IOR'ClLOT A. _ I 201,317 SF 78 1 F- 40 10' P'10 b I - - - -- - DONALI STREET - _ _ N I " I - - - _ VICINITY MAP 00 4.622 AC m 12,312 SF 496' 12,913 SF ��, 10,000 SF I ` I N.T.S. PE 485.0 PE 483.5 1 125' PE 483.5- 1 I �r 1051 n \ 6> I I 1 IT" - - I I �00 11 din I I 3� ego 'ry 68 76 70 - 10,000 483S1 CO -1 I 158' l6 12,748 SF r, 11,572 SF o PE 484.2 57 �s \ PE 484.2 I l 1 125' II I I 776773�® 0��3 _ r I - !s , 13,399 SF N 40 13 4182.9 F N 58 s 1y5 \ \ \� 1�0 13,�76 SF 1 12 T. N 7 07 - 320=000 III I 2 12,273 SF 7 3 1 N PE 482.9 PE 482.9 �s 13,703 SF 67 \ \ PE 483.4 1 10,000 SF o I I1 N I \ l2� ^ PE 482.9 11,733 SF \ 1 i PE 482.7 1 I� o 56 PE 483.7 FEMA FLOOD ZONE DESIGNATION: ZONE X - AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1 % ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM I % ANNUAL CHANCE FLOOD. ��G3/°aC�� �nlOo3��71g I 5 15,5984 SF / R = 4p 41 13,747 SF R = 40 ��� �� R=16gI�F25- R L I 1 z W L M oD MSC o LOY DC i7YI- -- 1. ,II I PE 483.2 PE 482.9 10, 165 SF PE 482.9 / 11 ^ 8- 13 G3C �0 C AL BOO HIIGHQI LOY I 1 � � w l 59 11,920 SF 66 � �Z2 R d 10,000 SF � I p3IESJDEHTT °aL YM 7H I 1 128' 128' 130' 13,798 SF PE 483.3 677 -� °� PE 482.5 CQ C�i�G30GaM ®dCG3LGa� PE 483.5 �� l I j 125' I ABBREVIATIONS 37 CO 42 55 'CO 0 6 �, ,>>' 12,76 6 SF - 10,371 SF I o c� 12,153SF a LOT A 12,104SF o n I u ,� PE 482.8 14 I (E) EAST I� I0D PE 483.8 I 1 PE 483.4 PE 483.4 B r � I 60 "' 64 I �- I 10,000 SF o I I (N) NORTH iL>J 16,595 SF PE 482.9 rm/°QC'r (> OO. � 207 130' 12,165 SF 8 PE 482.4 L l o LA ( SOUTH I - -1T7'- - - - - - = TT-1 - J �� �' PE 483.5 6 128, I Op LARD USE. LOOCNIi ( ) WEST I a 231 b R, o� ��b l 125 I I I o A.C. ASPHALT CONCRETE I S' I - �0�00��6�M� APN ASSESSORS PARCEL NUMBER 36 I _ STREET "E" _ �r j 1 AC ACREAGE b PE 48 SF Col 3 - - - Rc� S\ \ 11,5629 SF / I 1 15 G3C IDOL �I��QL ���� BNDRY BOUNDARY I II a PE 484.2 LL1'- - -84_ - 8Q - - �0'- - ,8s" PE 483.2 a� 2�. 10,000 SF � , I I 1 - ��\� ��6 I PE 482.9 ,i CCQ�MC��G3�Q�1 ON/CG3LQ�( l 130' I ( PROP. \ \ 1 C&G CURB AND GUTTER 10' P.U.E. B \ \ 62 125' I E/P EDGE OF PAVEMENT 35 43 ESMT. EASEMENT I p o � 1 4) 44 � 45 � 46 I EX. EXISTING N N N N 47 11,387 SF P E 483.7 1 l 1 16 10,400 SF 1 1,838 SF 10,000 SF 10,000 SF 10,000 SF 12,374 SF \ \ \ 1 l_ 10,000 SF o 71C�77�3�Oo �O�C� MAX. MAXIMUM PE 484.6 PE 483.9 PE 483.4 PE 483.4 PE 483.8 PE 483.8 �o ems- �ti 9 L I l N V 1 l w PE 482.5 CO M.B. MAP BOOK 1 0 130' 1 =1 l 1 48 \ �11\ \ 63 1 1 a III MIN. MINIMUM I 125' i I NO. NUMBER 94' 80' 80' 80' S1, 10,200 SF 1 1,946 SF I34 I W l PE 483.8 0 \ \ PE 483.7 N.T.S. NOT TO SCALE 7]C�77� 3L0�00g 10,398 SF 1 /� N �8, \ LOT "A" I 17 O/H OVERHEAD PE 485.0 1 51 o' ' 10,686 SF OS/PP P. AGE/PP OSPACE / PARKS PE 482.E o 129' 1 1,6 0 SF o 10,4 0 SF o 10,4 0 SF o 10,400 SF o 50 49 \ PR PROPERTY LINE I I I PE 488.6 �' PE 487.0 `2 PE 487.4 2 PE 487.8 "' 11,989 SF PE 48 SF � � \ / � � � � PROP. PROPOSED 33 I B PE 488.4 N PE 484.3 / �,23, \ / / 39 Oo I I P.U.E. RADIUS UTILITY EASEMENT 10,354 SF r`� 10 �ti� 1 R-L LOW DENSITY (RESIDENTIAL) - PE485.6 I �� �,- -- -�,---$OT---712r---?2-�'\ R,334---_�� �' / 18 _ R/W RIGHT OF WAY ?3, o R;33 \ 17,332 SF SF SQUARE FEET „ I 12a' - STREET G - - / \ �O PE 482.E 71�71=3�0=O�g STD. STANDARD o s8, 5g%,, \ � TYP. TYPICAL / - �� _ - _Bat' - 8Q - F-/ C-% 7� UG UNDERGROUND If I I 18,264 SF y PROP. �I PE 486.1 B 10' P.U.E. C4s I I 77077-020-006 29 0 28 0 27 0 26 0 25 24 15,23 SF ^ 22 � 21 20 19 17,863 SF I ? I II 1 ao 31 00 30 0 10,401 SF N 1 1,392 SF o _ 1 12,612 SF `� 10,381 SF "' 10,400 SF "' 10,400 SF �' 10,400 SF �' 10,400 SF 2 10,002 SF �, 12,414 SF PE 487.2 12,201 SF � - PE 483.0 J� PE 486.5 PE 486.8 PE 487.2 PE 487.6 PE 488.0 PE 488.4 PE 488.4 PE 487.2 PE 485.0 PE 483.7 PE 483.2 85' 134' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 100' 183' N 89'49'25.80" E 1316.79' _ 777617-,' 20-024 (OPEH707 C2p L/°aI1D USE- LOOGM BEHS17V R=7@ DEGv71]Z° L EMIKIC2o LOOY0EHfIIVV RESHBEIKITHAL W117N "QUESVIRI]MH OWERL&V � 7 97 =020o -008 7677-1320-010 77677��3�©�Oo �1 I 1 77677�3�Oo �0�3 EX. 44' (EXISTING HALF STREET) R/W 54' (HALF STREET RIGHT-OF-WAY DEDICATION) 6' 30' 18' EX. EX. EASTBOUND TRAVEL (2 LANES) EX. PARKWAY STRIPED MEDIAN EX. 6' WIDE SIDEWALK I I I I SECTION A -A L_ CURB & GUTTER (PUBLIC STREET) (RIGHT-OF-WAY DEDICATION ONLY. STREET IMPROVEMENTS EXIST) N.T.S. PROP. R/W EX. MASONRY WALL B.O.C. 58' B.O.C. 12' 12' 10, 12' 12' TRAVEL LANE TRAVEL LANE PROP. RAISED TRAVEL LANE TRAVEL LANE MEDIAN BARRIER BARRIER A.C. PAVEMENT � 2% CURB ----I-' CURB F OVER A.B.2% r CURB & GUTTER P.U.E. 10, R/W 2' WEDGE CURB SECTION C-C STREET "A" AND "D" (PROJECT ENTRIES) (PRIVATE STREET) N.T.S. 40' 36' 2 TRAVEL LANES SECTION B-B STREETS "B", "C", PORTION OF "D" THRU "H" (PRIVATE STREETS / PARKING BOTH SIDES OF STREET) N.T.S. CURB & GUTTER R/W 10, P.U.E. 2' WEDGE CURB a 0 0 `o c b LEGEND 579.3 EXISTING SPOT ELEVATIONS EXISTING CONTOURS EXISTING Ax EASEMENT DELTA c EXISTING CABLE EXISTING IRRIGATION DRN DRAIN LINE - - - - - - - - - - - - EXISTING EASEMENT E EXISTING ELECTRIC G EXISTING 06$iT OF WAY IRR EXISTING IRRIGATION EXISTING LOT LINE - - EXISTING EDGE - i OF PAVEMENT T EXISTING TELEPHONE EXISTING OVERHEAD o/H T TELEPHONE R/W EXISTING RIGHT-OF-WAY s EXISTING SEWER EXISTING SEWER FM FORCE MAIN - -w EXISTING WATER TENTATIVE PARCEL MAP BOUNDARY - - EXISTING CENTER LINE PROPOSED PARCEL LINE PROPOSED RIGHT OF WAY 75' Min. Lot Width* 85' Min. Lot Width* I• f - c c F_ ---I F_-----------, I I I I I I I I I l l I l l I l l I I I I I 7' I 17 7 I 110, Building Building I-- Min.l IMin. Min.l I Min. I I I I I I I I l l I I I I I Garage I Garage J - ---L-� -- --- -- CD 04 O PRIVATE STREET C/L -� - - TYPICAL RESIDENTIAL LOT BUILDING SETBACKS N.T.S. w w I w 20' BUILDING SETBACKS LEGEND: - - - - Property Line -- Right of Way - - - - - Building Setbacks -*Note: Street Center Line This detail is for rectangular lots. Pie shaped or irregular lots may deviate. IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP NO. 36744 EXHIBIT DATE: NOVEMBER 26, 2014 (REVISION NO. 2) DATA TABLE APPLICANT AND LAND OWNER. GRIFFIN RANCH INVESTORS, LP ADDRESS 23 CORPORATE PLAZA SUITE 150 NEWPORT BEACH, CALIFORNIA 92660 CONTACT: MARK MAJER TELEPHONE: (949)629-2580 EXHIBIT PREPARER: MSA CONSULTING, INC. ADDRESS 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT: JULIAN A. DE LA TORRE (PE C43880) TELEPHONE: (760) 320-981 1 SOURCE OF TOPOGRAPHY: INLAND AERIAL SURVEYS, INC. ADDRESS 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: DECEMBER 20, 2013 TELEPHONE: (951) 687-4252 ASSESSOR'S PARCEL NUMBER: 767-320-013 LEGAL DESCRIPTION: ASSESSOR'S PARCEL 767-320-013 BEING A PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS PER UNITED STATES GOVERNMENT SURVEY LAND USE DESCRIPTION: ACREAGE: GROSS ACREAGE: 39.79 Ac. AVENUE 54 PUBLIC STREET DEDICATION (PER TENTATIVE PARCEL MAP NO. 36745): 1.63 Ac. NET ACREAGE: 38.16 Ac. RESIDENTIAL LOTS: LOTS 1-78 21.03 Ac. EXISTING RESIDENTIAL LOT: LOT 79 6.50 Ac. PRIVATE OPEN SPACE LOTS: LOT "A" (LAKE), LOT "B" (CLUBHOUSE), AND LOT "C" (SEWER CONNECTION) 5.53 Ac. PRIVATE STREETS: STREETS "A" - "H" 5.10 Ac. RESIDENTIAL LOTS 1 - 78 DATA: MINIMUM LOT SIZE: 10,000 S.F. AVERAGE LOT SIZE: 1 1,743 S.F. MAXIMUM LOT SIZE: 18,264 S.F. EXISTING ZONING: VERY LOW DENSITY RESIDENTIAL (RVL) WITH EQUESTRIAN OVERLAY PROPOSED ZONING: ESTATES AT GRIFFIN LAKE SPECIFIC PLAN EXISTING GENERAL PLAN LAND USE: LOW DENSITY RESIDENTIAL (LDR) PROPOSED GENERAL PLAN LAND USE: LOW DENSITY RESIDENTIAL (LDR) PUBLIC UTILITY PURVEYORS: ELECTRIC: IMPERIAL IRRIGATION DISTRICT 760-335-3640 GAS: THE GAS COMPANY 800-427-2200 TELEPHONE: VERIZON COMPANY 800-483-5000 WATER: COACHELLA VALLEY WATER DISTRICT 760-398-2651 CABLE: TIME WARNER CABLE 760-340-1312 SEWER: COACHELLA VALLEY WATER DISTRICT 760-398-2651 USA: UNDERGROUND SERVICE ALERT 800-227-2600 EXISTING EASEMENT NOTES: AWATER PIPE LINE EASEMENT IN FAVOR OF U.S.A., FOR INCIDENTAL PURPOSES, RECORDED APRIL 11, 1949 IN BOOK 1067, PAGE 26, O.R. 2 BOTH POLE LINES AND CONDUITS IN FAVOR OF IMPERIAL IRRIGATION DISTRICT, FOR UTILITY PURPOSES, RECORDED JUNE 4, 1956 IN BOOK 1921, PAGE 381, O.R. (UNPLOTTABLE) AN EASEMENT FOR PUBLIC HIGHWAY OVER THE NORTH 30 FEET OF SAID LAND CREATED BY MINUTE ORDER OF SUPERVISORS OF RIVERSIDE COUNTY, MADE ON JANUARY 9, 1901, RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692, IN BOOK 2454, PAGE 65 O.R. 4 THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED RIGHT OF WAY AGREEMENT, EXECUTED BY AND BETWEEN THE MERV GRIFFIN LIVING TRUST, U/D/T DATED JUNE 20, 1986 (AS AMENDED) AND THE CITY OF LA QUINTA, A MUNICIPAL CORPORATION, RECORDED JANUARY 20, 2005, AS INSTRUMENT NO. 2005-0055025, O.R. NOTE: 1. FINANCING PARCEL MAP NO. 36745 ACCOMPANIES TENTATIVE TRACT MAP NO. 36744. IF THE FINAL PARCEL MAP RECORDS BEFORE THE TRACT MAP, IT WOULD ELIMINATE THE NEED FOR THE FINAL TRACT MAP TO DEDICATE ANY ADDITIONAL RIGHT-OF-WAY ON AVENUE 54 OR TO RECORD LOT 79. o R 0' 100' 200' 300' 400' SCALE 1"=100' U 0 U 0 Q) CL 0 0 0 v 0 N v 3 x w 10 v 10 M 00 N 0_ 0 0 .6 C 0 i c CL 0 U 00 CV 051, ///// IgIll111ZL , - ----- --------- ---_W _' C-o-nc._° ---------- s=c-- ---- -L - - - - - - - - - ----- ---- - -- - - ----- -- - - - - - - - - ---- - - ---- - Z- _ G = - G -G ` G - G -G -G - _G G -G G - G - G -� -G -G - -G- G -G \ - -G --� \1H AVENUE 54 ._ S - s \ �,h All \ - -w ww w- -w -w w- w w �`w w w -w -w � w_w_-� w- w- - w-/- w w- w w w- w- -w- -w- 0--- w -w -w- _w- / I J0� �f �E 88.02 TC 487.48 TICFL 485.35 TC 484.81 ;FL 487.52 FL 486.98 FL 484.85 FL 484.31 _ _ _ ----- -- ---r -__ = _----_ ---- - -- ------------------------ T . _. -fRT� - -��- --- -- -- Rom'- - - - -- - - - - -- -- - -- - - - - - -- - - -- - - - - - - - - - - - - - - - - - - -- - - - -� -�- -� -won - - _ OBS. OBS. - - --- -- ---- - ---- 8.0 _ -- ---�-- - --- - -- --- - -�--- � - - _ p b� PROP. CATCH BASIN TYP. cD o x 485.2 � BUJ - N � oo SRx 483.4 F NG (E) (492.0) T L� 1� c� x .5 o TRW 488.98 TRW 488.48 _ TRW 487.98 TRW 487.48 �� TF 491.0 F (N) 493.0 TRW 49�8 Conc. x 489.4TRW 491.73 41.5 ,� FG (N) 490.E 'J ��}87•9 Y I Ni TRW 489.48 FG (N) 488.9 FG (N) 488.4 FG (N) 487.9 FG (N) 487.4 N TW 491.33 _ FG (N)-4.2:4-tE r - 0 FG (N) 489.4 NG (S) (484q..5) NG (S) (484.0) NG (S) (484.0) NG (S) (484.0) I FG W 485.33 _ II I (S) (491.5) x 490.hG (S FG 4 1 NG S 489.0 TF 1491.00 TF 89.80 r NG (S) (489.5)�FS 488.85 - - TF 488. T II f NG (S) (485.7) TF 484499 4 TF 483.50 x 4.82.6 TF 483.50 TF 483.50 � NG E (483.33) _ v I ---TF �9.00 = Os S _ - � \ TF 485.20 I � 1 TF 48 .33 r \ I oB I I 1 - - - - - - / i TRW 491.23 FS 488.1 0-0- I ( 482.4 n CL = I x 482.4 48 I 1-11 FG (N) 491.1 / = = 1 2 3 4 ( b� I i 1� \ I 1 I NG (S) (489.1) \ PROP. STORM DRAIN / x 48� ® TF 488.60 o (488.0 ; PE 487.7 PE 4872 PE 486.7 PE 486.2 PE 485.7 1 �X. BUILDING \ \ II � ( 11 6 x 4 .5 x 488.1 I I / w x 487.3 \ o `j n x 486. J I PE 485.1 \ / OBS. x 87. , r - - 1 / �, f x 4 - o TW 489.33 / \ I I 1 I �� -� -J \ ( FG W 483.33 / OTC EX. BUILDING - �� - - - - - TF 48 .33 110 / FUTURE PE=488.8 I \ I I - TP 486.88 TP 485.49 TP 483.72 I TP 483.94 •/ / \ I I r -. z 79 0.60% GB 1 0.5� � I Conc. / 489.2 4 7a.9< O x 48 .3 - z - - - - - - - I x 482.4 \ x 479.5 - �V \ E E E E xE484-1 x 483.6 II x 487.7 I \\ I I x 490.7 I �� TP 490.00 - E - E - - -x 489.8---- rC �n4�x,7\48 6 00 ° � x 488.4\ o to x i I I x 486.9 TWI 498. /, _--- --- 1 75 I PE 484.7 x47 FGI (W) 92. / - \ U x 487.5 x 186� I I 74 I I 1 ING (E) 92.0 OBs. - �\ - 486� ■ \ PE 486.5 PE 484.7 I I TW 488.67 / ° ° FG W 482.67 3 \ \ \ I I I x 482.5 I 482.2 I FG (E) 482.67 TF ! 491.0 \ � � � 1 \ - _ fl x 482.7 I x 487.6 / I off I I i/ x 496.9 ` I I i 1 / 483.51 I I I I TF 481.67 7 .4 ° 1 I!. I I I _ L- � \' o� \ I =� 1 11 rr I 1 I I I I I I o L B 1 1 o I I I I I I x 482.4 I I III I �1� I❑ \ �i" V) 7.6 x 87.2 �9�1 I P� �7.7 I I I I I 8 I z480. C� 47. 484 aI �I n I 73 76 1 I 1 I 7. I x 487.2 �I x 48.2 1 1 I I I x 481.8 I I 1 PE 484.3 III LOT 19 x 497.4 / I I PE 486.0 PE 484.3 I FUTURE PE 481.0 7_191 ° I 1 1 1 IIII 10 I x 482.2 I I 1 1 I✓ o LOT 2�r I I I I I I - I \ �I \ I ' I 1 I j 4� - L sz 487.3 l \ I x r I FU URE PE=48r.5 I I 1 (Wy 97 I I I \ `n III I (E) (4 I1 x 494. II \\ 4s2 - �/ J-i ji \ l I 1 o I 1 O I I 1 3 I I I I I I TFI 491.0 x 79.4 // Conc. --. 488.2/ � \ �� � ♦/ / 1\ I I jo(o`1 9rI7 ._6x 487.3 IX. UILDING I / / /� 1 / / x 83.8 I 7277 I�481 /,i - - - - - - - - II I PE 483.9 x 4-8 I.2 I I PE 483.9 4.5 DES / \ / x 487.13 I I I PE 485.5 1 Fc ws 4s2.o I �� 4= x 48 I3 I IIII \ _ -� x 489.3- - /� / �x`90.5 - / x 4 3 I I 1 o I I SI I - _r r-r _ _ \ i / I I I x 84.1 x 482.4 �n NG (E) 481.0 I I \ / - �. \ / I I I I 1 I o I TF 480.o � x 482.1 B-��J--- I I O� FOULER Vb'AY` -- 8 ,��\ III _ - / x 8.4 I I PROP. STORM DRAIN I �rx48\J - I I III it EEp __�/LAKE DGE 480.38// 4 5 - - - - - t ; LAKE EDGE 490.00 - - - - SE 480.70 \ \ x 483/y I I I I I x I I 10 I N -x 477.5 - - WSE 489.90 / / 12' DEEP goo, 8 DEEP I I I I I I b 82.5 I PE 483.5 I I i - - _ goo WSE 479.88 x�8� \\ , , i I I I I 1 71 78 DONALI SERE -FAT H ( I , I � � \-----�' ------ � -- I I � II II �WSE 489.50 -_ ---__ ,- x 483.1 \ I I x 481.5 I x 489.6 �, , ' I 1 \ PE 485.0 PE 483.5 1 1 11 _ ,✓� I I II I I \ �I1 I \ I I III If I x o.7 n n �// \ \ I 1 I x480.9 V LOT A / � _ � _ III \ \ � x 4 �.� \ \ \ � � rr (�� 485.3 IIx484I I \ __ \ / �_-- -_\ \ \ ��\ TW 487.3'3 �\ I \ _ ,` ,fir Q �/ / 1 FG W 481.33 \ � � \ x 482.x I � FG E) 480.67 I TW 496.(� I - - - \ I x 48 3 x 477.6 x 486.6 FG (W) 90.0 I I I \ \ \ \ / / / \ \ \\ `, ,/^\ ~ I 11 TF 479.67 NG (E) 490.0) I I I I , I \ \ / / / \ /� \ 68 \ \ 70 x 482.6 I/ 6 II / I \ 1 LOT 18 TF 489.0 I I k \ / \ `\ 71 FUTURE PE=479.8 / \ PE 484.2 \ PE 484.2 �\ PE 483:1 � \ \ x 482.Q \ \ \ \ �\ �� 1 I � 485.2 � ( I \ � ✓57 I v A \ x 482.7 � �I II I x <; 90.5 I PE 4 �9 5' DRAINAGE ESMT. \ _ / / x 488.9 1 I I \ \ -I ` I I I \ � I I I � ' I\I\\ 39 I \\ , �"4 0.4 � 0. / 5' DRAII�A�E ESMI♦. \ � \ \ \ \ � \ x 482.4 I I x 484.5 v � ���I I I \ LOT 3 V xl� . \ \ 40 / 2 ( / / I \ \ \ \ \ 69 I 12 I Fl TURE PE-487 5 \ \ PE 482.9 1 1 I \ \ 1 i I ��ZI I \ I PE 482.9 \ / ` / \ \ \ \ \ PE 483.4 I �h I \I N �� I \ 58 I \ PE 482., 480.8 90.8 f PE 482.9 A483.5 \ \ V A V A \ i I � x 484.4TW 486.67 o I TIC 481.33 \ \ \ \ V 1 FG E 480.67 1 1 ° ! \ I TC 481.33 / / / ! LP / \ \ 67 \ I I x FG W 480.67 \ I \ / \ \ \ I I �84.7 ((J484.6 �79.6 x 486.2 g 1 2 I \ - LP \ �t j / "' /� \ \ \ PE 483.7 \ \ JJ \ ( \`^ TW 494.0 " / \ / / \\ \\\ \ /I(� / x 6s \ FG W 488.0 x u / q NG ((E� (487x5)85-0 A\ 4�0. \ \ I I / 56 / / \� 4\ I I \ V A\ x 811 I I I I I q� x 477.8. TF 486.5 \ \ I I 1 '1 Pf 482.9 x 481.2/ \ I I \\ \ x 4 .8 \ \ PROP. CATCH bA31'P.) 3 \ x � l 8 \ 41 I/ I I I \ \_ _ 1 J I II I -- i PE 483.2 I I PE 482.9 ,' /� I i I I I I 0 I I \ \\ TP 481.10 478. I I I I x 49 .rJ I I o I \ \ 66 LP o I 1 13 1�� I 1 I IhI I I� I I /f I IWI I 59 17' DEEP \ \ , , _ I I PIE 482.E I I I "Jt'I III I I I o / I 1W I i x,1846 \ / PE 483.5 \PE ------ I �I x483. 31. pI / 8 I9 p / / J I I FG WTW 4 488.0 I _ I x 485 I \ \ NG �I (487.5) / \ � /� I \ \ 1 R I I LOT 17 / I IIII I I I TF 486.5 I ` / / i 1 1 I I 55 \\ \\ \\ \\ 65 1 I I I x 4 1 3 1 1 I > 1 I I 11 37 T 1 1� I \ \ PE 482.8 1 I I '\ II I Q FUTURE PE=479.0 LOT 4 I c III 1 PE 483.8 I / \� I I I I I 1\ I \ 1 1 14 11 _ �P 4�364 \ - J PE 483.4 I \ / I I I x x 4FUTURE PE=486.5 I I I I x 485.2 1 I i i I / I I 60 \_, \\ 1 1 I PE 482.9 I I I / \ 1 o I I� 1 I I I 1 1 I I I I PE 483.5 / \ 64 1 1 TW 487.0 11 �I,II I 3E 4 I I \ ---- / \ PE 482.4 I N ------------------------------- \ �\ I o f I FG W 481.0 I � FIG E • - - - - - - - �� / \ �� I 1 I TF 480.081.0 I I I I I I I I m FS 481.15 / 5' DRAINAGE ESMT. \ 1111 I wI x 476.E c� x 485.8 TP 482.85 I I I 1 LP b� HP �� / \\ \�� I I o - 0 PROP. STORM DRAM III I 36 14 6.3 TP 481.25 0 0 \ N. \\ 61 \\ /� \��\ I I o I x480.� I I I PE 484.2 - - 0.50% LP - - - 0.50% - - \ / PE 483.2 \ �' ��jl IIII 11-- / - \ / I � I a=10 I 15 I�� I j I III x�71.5 l I --- TC 481.85 ----_ \ \ \ I I I I I /-------- -tom-- -------- ------- \ \ �\ I o I PE 482�o 9 r IIII I\\I L I I T �A� R� ss \ \ \ 62 \ \ r \ PROP. DRYWELL\ I v _ FUTU PE=478.0� � \ \ 12 DEEP \ \ 1 I I Il\II 1 \ OT 16 I I III I / I I I ., \ \ \ PE 483.7 I 1 1 I o I 43 44 45 46 47 \ s \ \ \ \ \ 1 477. I I I� I I IIII I I I 36/ / I I I PE 483.9 PE 483.4 PE 483.4 PE 483.8 \\ \\ \ \ \\ \ I II IIII i I I I PE 4,84.E / I I I PE 483.8 \\ \ \ \ LAKE EDGE 480.38 \ \ a- a o I I I I I I d I \ \ I I 1 I I I 1 \\ \\ \ \ WSE1oo 480.70 \ I I x16o. _ I I I I I I I IIII Il \ II \ I I I 1 \ \ \ °s \ \ \ \ \ I I I I PE 48.� 485A I I \ 5r \\ \\ \ WSE 479.88 1 1 I 1 / I III I\h I I x 484.6 / ' I I / I I 11 1 I I I IM \ I I � 1 48 \ \\ 63 I I 1 1 I I x 7 .81 I \ \ 1 I I I PE 483.8 \ \ \ PE 483.7LOT 5 I I IIII IIII 1 I I 1( I 1 x 484. \\\ \ A2\67 FUTURES PE485.3 N I TW x 486.2 I i (� i ro / I III \ I I II I I FG W 488.67 I I °�° I \ R�3 \\ / / / x / 1 c� I I ING E (486.67) 34 I [L m \ \ �9 / / / / I 17? III I I I I I I TF 485.67 I \ / I \ PE 485.0 1 � x 481.2 1 \ \ I ` I l o.50 . I PE 482.E IIII i I - I I I I I I 54 53 52 51 49 \ I �� x 480.8 1 1 1 11 �I x 4831.4 x 4 �. I I I 1 1 PE 486.E PE 487.0 PE 487.4 PE 484.3 \ I _ _ / / TW 486.67 I 1 I \ r x 4 .21 I 1 PE 487.8 50 / \ -- / I I I / FG E 480.67 I I \ �\- 1 \ \ \ / / FG W) 480.67 I x 47' x 484. x 4 5.3 I PE 488.4 / / \ \ / TF 479.67 I I IIII I \ � I I II 7.3�CD IIII 111 Lo -� ~ I II I I �3 1 / \\ \ ` \\\ -- '/ k$/ 0 // x 481.4 x 479.4 Ir �rd PE I� P.6 \---------------------------------------/ _ Fs I ( I I I \ uw 18 \ W I\ TP 485.42 - - - - - - - TP 487.30 N. Vc G �$1 \/\ PE 482.E II\ 1 \ - GB - - - - _ - - - HP \\ \ - P / \ x 480.2 FG 87.481.33 \\ \7 - - I 4 / / ' \ \ \\ ` / ��\ //x 48i. 481.33 I 1 \ x 4I / /\�- - i �� �I �x 4� .9TF 480.33 x 484.1 \ / x 4�0.4 \ \ I LOT 6 I I I 32 \ x 4.7 ' 23 x 481.8 1� FUTURE PE-484.3 � I I I I I I I �84$6 1 x 483.8 PE 487.2 22 � J \ 24 PE 485.0 21 x 482.9 81 I I I I \ 3 29 28 26 25 PE 487.2 PE 483.7 20 - 19 \ I I 0 27 x 481.9 9: x 482 6 x 482.2 PE 483.2 PE 483.0 ��I l I III --p� 48�3,5 PE 486.8 PE 487.2 PE 487.E PE_ 488.0 PE 488.4 PE 488.4 x � 82 9 � � x 4 83.6 x 483.4 l/ / I \ \ x 485.5 x 485.5 x 484.4 x 484.1 ^ x 480. x 481.6 � TW 490.67 TW 488.0TW 4 TW 494.00 FG N 4 48 67 TW 496.67 TW 493.33 FG S 484.67 FG N 482.0 \ / \ / 191V 493 FIG (� TW 488.0 FG (N) 482.0 TW 488.0 \' r / /OBS \ FG W 486.67 492.67 5 - - - FG N 488.00 FG rN 488.67 FG N 487.33 t FG S 482.0 FG (S) 482.0 NG N 482A i FG S 48 678 ) TF 483.67 \ / l x 48 \ ,� �' FG N) 486.67 -' � � � - - - - FG S 487.50 TF 48 67 , � FG S 488.67 FG �S� 486.83 _ TF 481.0 TF 481.0 FG S) 482.0 // xNG E ( \\� TF 485.6486.67) TFG S F 485.686.67 -- - TF 486.5 TF 487.67 TF 485.83'- - - - - _ \ TF 481.0 C L S- 4 3.I S- x - - s- x s5- - �L ���s :-- _ L-E-S�EW-W �4 s_ _ - - _-� s 1 _ S x 48 r 7 - 3.7 ° ��- � -` S L (J T 14 / I �,`�,��FUTL PE-475.9 r L x 482.2 \ i x483.1 '\ LOT 10 -�-����\� \ ° LOT 9 / FUTURE PE=486.5 oBs.\ 3 \ \ / I / / FUTURE PE=486.5 I I \ LOT�1 - \ LOT 12 -� _ FU1-tJ 477.9 �\ LOT 8 x 1-86. x 486.3 1 FUTURE PE-4• k.1 "\ l FUTURE PE=481.8 I 7 481 p I x 481 .5 2 i �\\\ 4 � FUTURE PE-485.5 I � � � , � � � \ � � \ \ / LOT 7 °4 80.6FUTURES PE 48 .4 / I i J o _� > x 475.5 _ � � / I 1 \ �.- a 4R_� 4 �O wxx R 0' 50' 100' 150' 200' SCALE 1 "=50' P/L 7' BUILDING PRELIMINARY EARTHWORK ESTIMATE PROJECT NAME, THE ESTATES AT GRIFFIN L LEGEND SETBACK 5' DRAINAGE I I RAW CUT 107,252 C.Y. MAP NUMBER- TRACT MAP NO. 36744 RETAINING WALL PROPOSED EASEMENT STEELI GRATE 40' RAW FILL 66,856 C.Y. EMERGENCY OVERFLOW GARDEN I I 18' 18' SUBSIDENCE 5,643 C.Y. PLAN- PRELIMINARY GRADING PLAI - - -� WALL I� NOTES SHRINKAGE 12,360 C.Y. EXHIBIT DATE- DECEMBER 15, 2014 /fix, j� WEDGE CURB TP sEE PLAN) rc=rP OVER -EXCAVATION LOSSES 13,012 C.Y. INC.DRAINAGE TO LAKE �/��/�� is /�� A! � I 7.5' WIDE STRIP OF UNGROUTED ONSULTING, I \�\ \EEI RIPRAP TO BE PLACED BETWEEN EXPORT 9,382 C.Y. Va ��� ASSUMPTIONS, PLANNING ■ CIVIL ENGINEERING ■ LAND SURVEYING THE END OF THE DRAINAGE /i x//7,% �h��l ��,%� I CHANNEL AND THE EDGE OF I I � I THE LAKE. TYPICAL ON -SITE EXISTING LAKE - 8 FT DEEP WITH 4:1 SIDE SLOPES 3" COBBLE 2 5� o STREET SECTION 34200 BOB HOPE DRIVE ■RANCHO MIRAGE ■ CA 92270 SHRINKAGE - 15% DRAINAGE CHANNEL 1 "=10' SUBSIDENCE - 0.1 FT TELEPHONE (760) 320-9811 ■ FAX (760) 323-7893 V=4' OVER -EXCAVATION - 3 FT U } c 0 U Q 0 CL 0 v 0 N v CL a U c E co N co a c c a c� i 0 Q U Q i N n CS : Index Sheet Planning & Architecture SP-1 Overall Site Development Plan SP-2 Community Facility Site Development plan 1.0 Plan 1 Floor Plan 1.1 Plan 1 Front Elevations - Color Italian Farmhouse & Tuscan Villa 1.2 Plan 1 Wrap Elevations Italian Farmhouse 1.3 Plan 1 Roof Plan Italian Farmhouse 2.0 2.1 2.2 2.3 Plan 2 Floor Plan Plan 2 Front Elevations - Color Italian Farmhouse & Tuscan Villa Plan 2 Wrap Elevations Italian Farmhouse Plan 2 Roof Plan Italian Farmhouse Name of Project Owner / Applicant Civil Engineer Planner / Architect Landscape Architect Tentative Tract Map Assessors Parcel Number Legal Description 3.0 Plan 3 Floor Plan 3.1 Plan 3 Front Elevations - Color Land Use Italian Farmhouse & Tuscan Villa Gross Acreage Ave 54 Public St, Dedication 3.2 Plan 3 Wrap Elevations Net Acreage Italian Farmhouse Residential Lots 1 thru 78 Existing Residential Lot 79 3.3 Plan 3 Roof Plan Private Open Space Italian Farmhouse Lot A Lake Lot B Community Facility Lot C Sewer Connection 4.0 Plan 4 Floor Plan Private Streets 4.1 Plan 4 Front Elevations - Color Existing Zoning Proposed Zoning Italian Farmhouse & Tuscan Villa Existing Gen Plan Land Use 4.2 Plan 4 Wrap Elevations Italian Farmhouse 4.3 Plan 4 Roof Plan Italian Farmhouse 5.0 5.1 j 5.2 5.3 5.4 5.5 CF CF CF CF CF CF 5.6 CF Building Footprint Comparison Existing Stable Paddock Building Plan ....... Existing Stable Paddock Building Elev. New Community Facility Floor Plan thl„Ire New Community Facility Roof plan New Community Facility Front & Left Side Elev. New Community Facility Rear & Right Side Elev. Landscape Architecture LO Cover Sheet Ll Overall plan L2 Wall & Fence Plan I L3 Main Entry Enlargement L4 Pool And Recreation Area L5 Ave. 54 Exterior Parkway L6 Typical Production Unit L7 Lake Design And Existing Estate L8 Plant Ang Light Legends L9 Plant Images L10 Hardscape Images L11 Light Plan Civil Engineering 1 of 1 TENTATIVE TRACT MAP NO.36744 1 of 1 TENTATIVE PARCEL MAP NO.36745 VICINITY MAP Estates at Griffin Lake City of La Ouinta, County of Riverside, State of CA Griffin IInvestor, LP Mr. Mark Major 23 Corporate Plaza, Suite 150 Newport Beach, CA 92660 949.629.2580 LISA Consulting, Inc. Mr. Paul Depalatis 34200 Bob Hope Drive Rancho Mirage, CA 92270 760.320.9811 BOA, Inc. PLANNING 8 ARCHITECTURE Mr. Greg Bucllla, AIA 19782 MacArthur Boulevard, Suite 270 Irvine, CA 92612 949.851.9080 RGA, Inc. LANDSCAPE ARCHITECTS, Inc. Ms. Cathy Cieslikowski 73061 El Peseo, Suite 210 Palm Desert, CA 92260 760.568.3624 36744 City of La Ouinta, County of Riverside, Slate of CA 767-320-013 Assessors Parcel 767-320-013 being a portion of the Northeast quarter of the Northwest quarter of sacllon 15 Township 6 South, Range 7 East, San Bernardino base and meridian per USGS 39.79 so 1.63 ac 38.16 so 21.03 ac 5.15 ac 6.88 ac 5.10 ac Very Low Density Residential (RVL) with equestrian overlay Estates at Griffin Lake - Specific Plan Low Density Residential (LDR) ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTOR, LP SEPT. 18, 2014 Proposed Gan Plan 1-artd Uta Low Density Residential (LDR) Landscape Zones Common (Y Net Site Area) 55,585 of Avenue 54 20.687 at ATTACHMENT Mein Entry 5,579 el Secondary Entry 5,208 s1 Community Facility 4,072 at Lake Edge Areas 16,097 s1 Lake Edge Reads 4,042 at Residential (typ front yards) Plan One 1,122 a1 Plan Two 1,000 a1 Plan Three 1,08261 Plan Four 1,02691 Building Area Residential Plan One Plan Two Plan Three Plan Four Community Facility Fitness Lounge Restrooms Pool Equipment Parking Ratios req by City Required Provided Parking Spaces req by City Required Provided ADA parking spaces Required Provided Number of Stories / SF Residential Community Facility Height of Bldgs Residential Community Facility Occupancy Group Residential / Garage Community Facility Type of Construction Residential / Garage Community Facility :�rltlltltlP . 3,050 at with second story bonus to 3,325 at 3,415 sl 3,510 sl 3,625 sl 1,636 sl 1,135 sl 90081 300 sl 2 cars in garage / 5 guest on the street 2 cars + 1 Boll cart in garage RECEIVED 2 cars on driveway 1 guest parking on street 2 cars in garage / .5 guest on the street 2 cars + 1 golf cart In garage O C T 0 6 2014 2 cars on driveway 1 guest parking on street 1 space for Community Facitity CM OF LA QUINTA l space for Community Facility COMMUNITY DEVELOPMENT 1 to 2 stories / 3,000 to 4.000 sf 1 story / 4,800 at Note - this is a rehab for an existing Paddock Stable Bldg 26-0" ridge 25'-0" ridge at Bldg / 364' lop at Tower R-3 / U A-3/B V-B with ASS 13-D thru-out bldg & garage V-B with ASS 13-D Ihru-out bldg A-V. wtl*'� „ ,pair Owucr/Applicant Griffin Rencch Investor, LP Mr Mark Major 23 Corporals Plain, Suitc 150 Newport Bcaclr CA 926611 949 629 2580 uM nner Pla/Architect BGA, Inc. PLANNING &ARCHITECTURE ROUP ROUP Mr Greg Bacilla, AIA RCHITECTURE 19782 MacArthur Bh d , Suits 270 Irvine, CA 926I2 L.. 13037 ($ 949 851 'N180 U618 Z V w 2 ©2014 BUCILLA GROUP ARCHITECTURE, INC '-� PE agB 3 _ I PE 467 5 i t� 36EXISTING RESIDENTIAL L. r H8' i PE 485 J P •065 0 aaI i t � .> sD?.s �1 PE 483 4 SEPT 18, 2014 m �_J SCALE I"= 100,-0„ � [j .a o I 4�; I, I — I I T a EXISTING POND ! t yiIt i P4 a� ---- P------r-- j Q t d 4e <; Z, .\\. y�\ il� 54 WA� Q 51 �1fi/ 5 PE 493+ PE 4655 L { { FF 4]l8 l" 11 4'6 1 EXITING RESIDENTIAL FE 475 : If --1- P I.. I ; r ^ F BtiY`EI' [ R3 - PE 486 5 R14STING PE 4861 FF 4B1 B RESIDENTIAL PE 'Riq kpr yy t \ PE 483.5 PE e84,2 PE 413 ; PE 482.7 PE 4806 PE 4786 PE 4766 I TYP. LOT SITE DEVELOPMENT PLAN ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Tentative Tract Map 36744 City of La Quinta, County of Riverside, State of CA. Assessors Parcel Number 767-320-013 Legal Description Assessors Parcel 767-320-013 being a portion of the Northeast quarter of the Northwest quarter of section 15. Township 6 South, Range 7 East, San Bernardino base and meridian per USGS. Land Use Gross Acreage 39.79 ac Ave 54 Public St. Dedication 1.63 ac Net Acreage 38.16 ac W Residential Lots 1 thru 78 21.03 Be t� Existing Residential Lot 79 5.15 ac Private Open Space 6.88 ac Q Lot A Lake Lot B Community Facility Lot C Sewer Connection Private Streets 5.10 ac Existing Zoning Very Low Density Residential (RVL) with equestrian overlay J Proposed Zoning Estates at Griffin Lake - Specific Plan Existing Gen Plan Land Use Low Density Residential (LDR) Q 54'(HAIF SIRED RIGHI-OF-WAY DEDICATION) RfW RR. MASOr1AF WAfA I a0' ; AA. fi, RA11it5pNDlRRVFEfB IAwuI EY. PARKWAY 11RIND 7AEari1N ES. i IMAM SECTION A -A CUFF A GUDER AVENUE54 (rueoc SIDED) (RIGHTOF-WAYDE—AIION ON". SnFD MII.M.'Nu na.) N-I.S. FA r,af, 1a aiS;F 4g. A!W Ia. P.aI. r a V IRAVIT aAwes A.C.PAVFMINi OVfR A.f. , ^ V 1 w - Co e f SECTION 6-B ��Myjj A STREETS "B", "C". FOR71ON OF "D" TH No (PRIVATE SIRfE1S / PARKING BOSH SIDES OF SIRED N.1.5. OX IV 41' la F5 12. fR{YtEW+N 11#VAS NRNA PiOF, RAG30 IRAVATAR. MAT¢TANR AIeaK. A/J1ON IMF" FACW WWAINI GAIN$ can 6 BNAA AI' K "Pat UTT= SECTION C-C GNIf1 STREET 'A" AND'D" (PROJECT ENTRIES) (PRIVATE STREET) N 1'I OwnedApplicant Grlmn Roneeh Investor, LPMr. Mark Majer23 C-m, Corporate Plaza, Suite 150NewportBeach, CA 92660 9496292580 Planner/ Archiiec( BCA, inc. PLANNING &ARCHITECTURE ROUP ROUP 1 Mr. Greg Bucilla, AIA RCHITEC'TURE 19782 MacArthur Blvd- Suite 270 Irvine, CA 92612 U037 Sl'•I 949 851.9080 ®2014 BUCILLA GROUP ARCHITECTURE. INC. PATIO I I I s ! 10•-01, WINE CELA I INiN 'I i M. BL I I V I � V RANI ,rk I � I ' 4 P 1WRY LIN ---------------------- ILJ-0, VEST. I f I 1 Al I M.BATH I t b I [CITCiiEN �AhiIL!' W.C. 1 11 1 I ii I � � I I ifi � I „ I PDR i W.I.C. I ; .------ --a: -- y l FOYER VEST. r � I �I I 4 1 SEPT 18, 2014 mSCALE 114a—P-0a )LF IiRT 1 I PLAN 1 39025 SF (3,390 SF W/ BONUS RM @ 2ND STORY) Owner/Applicant Crifrn Ronech Investor, LP Mr Mark Maier 23 Carpomw Plam, Suite 150 Newport Beach, CA 92660 949 6292580 ESTATES @ GRIFFIN LAKE Planner/Architeet BCA, Inc. PLANNING &ARCHITECTURE ROUP ROUP Mr Greg Bucilla. AIA RCHITECTURE LA Q U I N T A C A L I F O R N I A 1, MacArthur Blvd.. Suite 270 , Irviix, CA 92612 GRIFFIN RANCH INVESTORS, LP 949.851 9090 13037 I 0 ©2014 BUCILLA CROUP ARCFIITECI'UEE. INC. D E S I G N SUBMITTAL P H A S E SEPT 18, 2014 SCALE 1/4„ = 1,_0" ROOF PLAN ( PLAN 1) ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Owner/Applicont Griffin Rancch Investor, LP Mr, Mark M jer _-Jz, 23 Corporate Plan Suite ISO ... '� Newport Beach. CA 92660 ° C ' 949.629.2590 '—c UCILLA Planner/Architect BCA, Inc. PLANNING &ARCHITECTURE ROUP Mr. Greg Buedla. AIA RCHITECTURE 19792 MncArlhur Blvd. Suite 270 Irvine. CA 92612 13037 L 3 949.851.9090 DESIGN SUBMITTAL PHASE Z92014 BUCILIs GROUP ARCNITEC7URE INC. i 1 0 I I I I I r PATIO 10'-0" 1 - ------------------- M. BATH Ir� BATIK VERANDA _ BEDR OM 2 !!! I y t --f 7t-074 ,. t - T-0° LIVING M. BE M -------" - BEDROOM 3 I i I r-1 Val W.I.C. BATi 3 °D f LOGGIA rt rt I 1 L---------- I Q0/ PLAN 2 C! C -N -0- 39425 SF Owner! Appliennt Griffin Roncch Investor, LP �. Mr. Moro; Mejer 23 C'urWmte Plam. Suite I50 Novpon Bench. CA 92660 ,.+n 949.6292580 ESTATES @ GRIFFIN LAKE UCILLA SEPT 18, 2014 Planner! Archileci BGA, Inc. PLANNING &ARCHITECTURE RCHI w7a nn Artnla� of n.. Saito no RCHITECTURE LA QUINTA, CALIFORNIA Irvine. CA 92612 SCALE 1/4" = 1'-0" GRIFFIN RANCH INVESTORS, LP 9-19.851 9080 13037 1 2.0 DE S I G N S U B MM I T T A L P H A S E 02014 HUCIUA GROUP ARCHITECTURE, INC. SEPT 18, 2014 SCALE 1/4" = P-0" ITALIAN FARMHOUSE 2A TUSCAN VILLA 2B PLAN 2 FRONT ELEVATIONS COLOR SCHEME I COLOR SCHEME 7 owner 1 Appli— Gr107a Ramck Investor, LP a Mr. Mk Major23 Capaucka Play Suite I50Newport BCA 92660 9496292590 ESTATES @ GRIFFIN LAKUCILLA E Pla®er / AtcLit«t BG.&� Inc. PLANNING & ARCHITECTURE ROUP ROUP Mr C=9 Buallk AIA RCHITECTURE LA QUINTA, CALIFORNIA 19792 M—krdr BNd. Suite 270 Irvine. CA 92612 GRIFFIN RANCH INVESTORS, LP 9498519080 13037 1 2.1 D E S I G N SUBMITTAL P H A S E - 0 1 BE,C - 'k GR07?ARc1-BT,:�.-T, RF- TO RIDGE TO RIDGE FRONT T,0 RIDGE X —� I i u TOP_ e - - - - - - -- ---- ------------- ---- ------ -- - - - - - - - -- --- E FF � RIGHT +a un�� �I �. •k• .a., m c r i�-aye. �; ��'�' � •I•. �I�w•; " .,�,•� ":'fib.• va+u� •--4 �,..s,�ue m4s.lrg; c•ya_•�a.e�}a��i�l!alr! i i - LEFT PLAN 2A O—erl Applicam Griffin Rancch Investor, LP Mr, Mark M jer WRAP ELEVATIONS _JCuw B-Pla e15D Novport Beach, CAA92692660 ar , iii 949 629 3590 ESTATES @ GRIFFIN LAKE Plan —I Archil— BGA, Inc. PLANNING & ARCHITECTURE UCILL ROUP A SEPT 18, 2014 Mr. Greg Baeillo, AIA RCHITECTURE LA QUINTA, CALIFORNIA DI°'.sai1c 27U Irvile CA961`2 13037 I SCALE 1/4°= r-oa GRIFFIN RANCH INVESTORS, LP 949851.9080 DE S I G N S U B M I T T A L P H A S E ©2014 BUCILLA C. ROU PARCH ITECTURE. INC SEPT 18, 2014 SCALE 1/4"=P-0" ROOF PLAN ( PLAN 2 ) ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Owner/Applicmt Griffin Rancch Invztor, LP ,115E. i 1, Mr, Marl: Majer _, I 23 Corpontte PIM. Suite 150 ] Newpon Beach. CA 92660 949.6291580 MUCILLA Planrrer r A¢hitect BGA, l0c PLANNING &ARCHITECTURE ROUP ROUP Mr. Greg Bucillg AIA RCHITECTURE 19782 M-Arthur Blvd.. Suite 270 Irvine,CA92612 949.851.9080 13031 7 23 1 DESIGN SUBMITTAL PHASE 02014 BUCILLA GROUP ARCHITECTURE. INC. f I � o I - — - -- r INi€ -ITV EDGE -- - - - o SPA il sr , POOL — - SEAT - POOL 1 M I � , "'Jum J ILI L TTING I I I I I I 1 � I V7 I 80' PLAN 3 0 N -o" 39530 SF Omer! Applicant CritTn Rancch lnvcsfor, LP '"g a Mc Murk Mojer .. � 23 Corporate Plum, Suite 150 Ne,vpon B—h, CA 92660 T 949.6292580 ESTATES @ GRIFFIN LAKUCILLA E Panner/ Archic BGA, Inc, PLANNING &ARCHITECTURE ROUP SEPT 18, 2014 MrGrcg Bucilla, AIA RCHI TECTURE QUINTA, CALIFORNIA 19782 MacArthur Blvd Suitt 270LA CA 92612 SCALE 1/4^= V-0^ GRIFFIN RANCH INVESTORS, LP Irvine, 949851.9090 i 13037 3 0 DE S I G N SUBMITTAL P H A S E 02014 BUCII_LA CROUP ARCHITECTURE. INC a SEPT 18, 2014 SCALE 1/4" = P-0" ITALIAN FARMHOUSE 3A TUSCAN VILLA 3b PLAN 3 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP COLOR SCHEME 3 COLOR SCHEME 5 Ow lAwhaw CrM R"cch Laes6w LP Mr. Mah Mqa •�"`• 23 Cmpo`ue Pl a SLme 150 `P ; NeppmA B®rh CA 92660 949.6291590 a CIIZA Pla®a/Aivhilat RGe41nC. PI.APRVIIVG is Ali('111FEi'F171E tRoue W. Greg BuaOa AIA CIlrrEA7rURE 19782 MrAnft� Blvd.. Sma 270 Irvine. CA 92612 949.851.9030 13037 3.1 DESIGN SUBMITTAL PHASE-°1'$` T,U,, RIDGE T.D,P. E.F.. T.;G. RIDGE w- TAP I I � 1=� ttlrii�#A� kEd' FRONT I IN L ---------- ----------------------------- a -----a --------- i. RIGHT ffl----------- ------------------ LEFT -�JiF�1sF � F� �a�4LA FiFA�RJ�Ii�d-J ld/ irHiFyiF/Ii{a■ii�Ur F4 9r�+inP�sri-A 6l; h �I I J'�Mh�1WIMN! IRVIJ.IIy��IM=R-1 �6 �I I AdA Ikk.11�' "kb111�1�_i�_ PLAN 3A a Owner; Applicant Griffin Raneeh Investor, LP Mr, Mark Majer WRAP ELEVATIONS-3.6pumte Plara, 5uire 50 Newport Beach, CA 92660 949,fi29 2590 ESTATES @ GRIFFIN LAKE V�UCILLA SEPT 18, 2014 PlaaneN Arehilecl RCA, Inc. PLANNING Rr ARCHITECTURE ROUP Mr. Grcg Bac11Ia, AIA RCHITECTURE L A Q U I N T A CALIFORNIA 197R2 MacArthur Rlvd. Suite 270 , Irvine, CA 9'_612 17037 3'_ �.� SCALE v4^= P-0^ GRIFFIN RANCH INVESTORS, LP 949851,9080 DE S I G N SUBMITTAL P H A S E c020I4 BIICII,I.A GROUP ARCI I ITEC PURE, INC SEPT 18, 2014 SCALE 1 /4" = P-0" ROOF PLAN ( PLAN 3 ) ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Owner/ Applimm Griffin Ranach Investor, LP Mr. Mark M jer 23 Corporate Plan, Suite 150 Newport Beaeh. CA 92660� 949.629_580 UCILLA Planmr/Architect BCA,'Inc. PLANNING &ARCHITECTURE ROUP IRCHITECTURE Mr. Greg Bucilla, AIA 19792 MacArthur Blvd.. Suite 270 Irvine, CA 92612 13037 13 949.851.9090 DESIGN SUBMITTAL PHASE ©2014 BUCILLA GROUP ARCIi1TECTURE INC. II POOL 4altll, SPA o : SEAT POOL N j PATIO Tm. BEDRM �— I E ` 10'-0^ 6 10-0 r I� _ .I. -------------- 1 t 1 N' I I I I 1 I O N 9-0 PLAN 4 i DJ O O N 3 680 SF owner/Applicant Griffin Raneeh Investor, LP Mr.Mar4. MajorcJ C-c 23 C'orporete Plana. Suite 150 I Newport Beach. CA 92660 949 629 2580 ESTATES @ GRIFFIN LAKE Planner/Archilwt W GregnBucil.,A ^ING &ARCHITECTURE UCILLA SEPT 18, 2014 RCOH TECTURE LA Q U I N T A CALIFORNIA 19 i.e MacArthur Blvd.. Suite 270 e Irvine, CA 92612 13037 4.0 SCALE 1/4°= P-0^ GRIFFIN RANCH INVESTORS, LP 9498519080 D E S I G N SUBMITTAL P H ©2014 BIICILLA GROUP ARCHITI?CTURG INC A S E a SEPT 18,2014 SCALE 1/4" = P-0" ITALIAN FARMHOUSE COLOR SCHEME 2 4A TUSCAN VILLA COLOR SCHEME 8 4B PLAN 4 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Owner / Applianu Gr=a RanceL Investor, LP Mr. Mud 1 a"* 23 Cotponte Plus, Suite 150 off Newport Bad. CA 92660 949,629 2580 UCELLA Pbumer / Architect BGA, Inc. PLANNING h ARCHR EM-RE ]ROUP Mr. Greg BuclU AIA RCHTFECTURE 19782 M.Ard- Blvd. Suite 270 Irvine, CA 92612 949 851 9080 131137 4.I DESIGN SUBMITTAL PHASE � T-O- RIDGE T O.P. _T.C18. i.O.P. T.a.p FF_ Y.O. RIDGE T.O,P T.O:P a b T_Q RIDGE T.O.P- T.O:PLL a Ff_ i'�FNiR i;YiFi kyFFFi� �k:l �. �F�i,ca:F4a.f:N�IL�. IMF, I! ;EiXS Ik;p;R�il/tiii • Yil. ilYeYi ii,F i if�U c FRONT _ NLFi 4lliiMeillE F �iYMIFIYIkIk ,M.IykMd' ' �(Nai� 1'p�iiiNpMRd� � iN W NiI+H d / I!A kAAM k� Ir�:W d� -� IF.e /I IV aM UY M�FIN�t�}{{J4iYs'f'�.��y � pM -elw A kJ �M1 � INry d i�al HI�iFrYI�uWAI. knrJl,Rd�a'�11SIFI S A1rLIATf'� A iA4� _�i_rN7r7 �'k'�I!4Aii McY�I lzAi!I� IiR 4�NIIf.�ut_tz1Al!�'>t'+M�a�'!j - - T-OP T�Jlill ]I {�kY tlF4iivai�MIRiFF 4 ,� Its �Gia Y� Ni>I; `i ® s �idat 4 HIMIF:41W AeMI1Fp AF R9 iypy dKpIA Mr�{/I41 M bAd � :ilcAAlirM �+r1�: ^!II<:1TkiEiL' kIa1N7.I4l+T �'� a 1 1 -------- -- —--————————-- — -- --------- _ _--------- RIGHT .'" jr ~ Irt � --- --'- - - - - - - - - - - -m - - 4 I - -- LEFT PLAN 4A ' Owner; Applicam Griffin Rancch Invesror, LP Mr Mork Majer WRAP ELEVATIONS 23C'urp B. h.0 926C IJO Newpnn Brach. CA 92GG0 i 949 G29 2580 UCILL ESTATES @ GRIFFIN LAKE Pl--IA.1h4 n BGA, Inc. PLANNING & ARCHITECTURE s�ROUP A SEPT 18, 2014 Mr. Greg Bucilla, AIA RCHITECTURE LA Q U I N T A, CALIFORNIA 9782 MacArthur Blv .. Suilc 27U Irvine, CA 91612 191137 4 � SCALE 1/4"= P-0° GRIFFIN RANCH INVESTORS, LP 9498519080 DE S I G N S U B M I T T A L P H A S E 02014 BIICI I.1,A G ROU PARCH ITGCTUR E. INC ROOF PLAN ( PLAN 4 ) Owner!Applienm Griffin Rancch Investor, LP Mr. Merle Mnjer 23 Corporate Pl—, Suite ISO Newport Beaeh. CA 92660 949 629 2580UCILLA 'F�r ESTATES @ GRIFFIN LAKE ROUP Planner; Architect BCA, toe. PLANNING &ARCHITECTUREIRCHITECTURE ROUP SEPT 18, 2014 Mr. Greg Bucilla, AIA L A Q U I N T A CALIFORNIA 19782 MacArthur Blvd.. Suite 270 a Irvine, CA 92612 13037 4.3 SCALE 1/4" = r-0° GRIFFIN RANCH INVESTORS, LP 949951 9090 DE S I G N SUBMITTAL P H A S E 02014 BUCILLA GROUP ARCHITECTURE INC. SEPT 1rnm8, 2014 4� SCALE 1/8" = 1'-0" EXISTING STABLE PADDOCK BLDG 225'_2" 121-911 12C+-711 nnnnnan91nrnnnEninnnnninonnrnnnnnr 0." ---- - LLJI JLLL.1_II L-0 .J'; _. ILUJ1 IL1_II_L LLJI�jaJ�_a.aJl_ILLLJI IL JL JIJL_•.. I.il �' - IF 11—II IT 711 r7I L IrT -Tir1 171 1r 1r'n lr ,T Ti 71 11 Ir TI 1 If II —Irf .. I II I II II I I II 6 I. I � II II I,II a Vr"W I ' i � I " f •I ' Ly II II II II I a I. I I n II I� P I� I .— I II I lY a N i II it 1 4 I Ir II ' I' I II II II -• L 1 4 +I 4 r k l T ' ,— 11 Ir AI_ 46 _ _ _ Y_ NEW COMMUNITY FACILITY BLDG MEN IP �J I, - e n I I LL JL 7 � LOUNB FLII+E53 BREEZE — —_ 7i ,Ff i rue e. rFiT s! - j 4FS7 z 9Fj i II `f I, y WAY t I "I II AL S, Sly,j I� II II Ik u t Wt7MEN �� -_ Il � II Ik u aI I � r FOOTPRINT COMPARISON ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP _il�AW 04 ENC- 04 Ir POOL EQUIPMENT LU V) Q m Z V LJ n } Owner/ Applicant Gr]Mn Rancch Investor, LIP Mr. Mark Majer •,�. 23 Corporate Plam. Suite 150 Newport Beach, CA 92660 949.6291580 1JUCILLA Planner/Architect BGA, Inc. PLANNING & ARCHITECTURE s ROUP RCHITECTURE Mr. Greg Buclllo, AIA 19782 MacArthur Blvd., Suite 270 Irvine, CA 92612 13037 5.0 949.851.9080 �2BI4 BUCILLA GROUP ARCHITEC I'I)RE, INC. '= SEPT 18, 2014 [ I= SCALE 1/8" = V-0" ROOF PLAN FLOOR PLAN EXISTING STABLE PADDOCK BUILDING ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Q m D z V w r) Owner/Applicant Griffin Rancch Investor, LP,", Mr. Mark Majer ! ! 22 Corporate Plm. Suite 150 Newport Beech. CA 92660 949.629 2500 r UCILLA Planner/Architect BGA, Inc. PLANNING & ARCHITECTURE ROUP Mr. tree Bucilla, AIA _ RCHITECTURE 19782 MacArthur Blvd., Suite 270 .-.r Irvine. CA 92612 13i:-r 949 851 9080 I 02014 BUCILLA CROUP AR( HITECI URE, INC _— SEPT 18, 2014 � 1 SCALE 1/8"= P-0" -1- �. ' htj BLDG. SIDE ELEVATION BLDG. FRONT ELEVATION s� •.ice;—= ..,,,,.._..„,„ r BLDG. LEFT SIDE ELEVATION dtlt'tl tltlB BLDG. REAR ELEVATION EXISTING STABLE PADDOCK BUILDING ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP O—ei , Applicant GriflSu Rancch Investor, LP Nir. Mork Majer 23 Corporate Plaza, Suite 150 Newport Beach. CA 92660 949 629 2380 UCILLA Planner Architect IBGA, Inc. PLANNING & ARCHITECTURE R OUP IL RCHITECTURE Mr Greg Bucilla. AIA _ 19782 WcArthui Blvd.. Suite 270 Leine, CA 92612 13037 i 2 949.851,9080 ©2014 O JCI -LA GROUP ARCHITECTURE, INC, w Q Z U w n n r r r r I I I I II IIII. r• II I I n I I I. II 1 II 1 II I I II 11 11 1� I I [-_. fl -fT= �I. II I I I I I I �1� f_..i. _I r ■II■ IT �T II ' ' -_-T------- -I II I I I: , - -T 1 _ , LOUNOE 1135 SF: it 01 1 m1 i F- " • I --;'-------- _ i .... _ _ - - T_- I LLI I , _ J II It _ II I: I SEPT 18, 2014 I1 1. SCALE 1/4" = V-0" n n I i I r IT it 1! Ii 11 I II. � II !I II II ! II I '1 II I . 1 lL -r�n -1r �/ -r, T uj 1 I 1 <D Q In N � r o Z • I N X W I , I 67�s FITNESS 1636 55 WAY ,I _ _�XISTih1G Tf�lI9S_y�,04P _ _ _ '1 _ EXISTING TRUSS ABOVE I BLDG FLOOR PLAN NEW COMMUNITY FACILITY ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP I I I r w I 1 I i I I I II I I I T65H 3 ENC. _ J I i� Owner/Applimni Griffin Roncch Investor, LP " r' Mr. Merk Majer 23 Corporate Plus, Suite 150 •+tw _ Newport Beach. CA 92660 949.629.2500 a UCILLA Planner/ Architect BGA, Inc. PLANNING & ARCHITECTURE ROUP RCHITECTURE Mr. Greg Bucille. AlA 5 19782 MacAnhtlr Blvd.. Suite 270 Irvine. CA 92612 13031 S.J 949.851.9080 ri& 2014 BUCILLA GROUP ARCHITECTURE, INC _..— n n n II II r. n r. 'I n n ! :! n i7 _iI ""T"r T—nr-1--ir—n 'I II II I ll f II II II II II •C '. II II ,1 II - II '� LJ II •Y it II I II II I II 11 II II II II li II 11 I' ' � II li 1' I II , I. II 1� I II I ' II II I 1 II I II 11 II II I II I! II II I� 11 II II -' i II I! II i li ' -Ir _ 7 - r- n n - ,d I II ]YI rl It 11 li -:, 'I ^I I I I 1I i-I1 II 4F1 � I' n n I: 11 c=-LILT====--===== il" i L__x______°.7_ 21 1t Ir I rp_____________;;I= I! II l II II I II II 1 II II I I I G LLIL-1L3I I It ____rl I It c - TIF — —=-----nTr n - II II II II I It I 11 II II II II II =_Tf-____________k_ II II , I II .I LI _ L______ ___ SEPT I8, 2014 SCALE 1/411= II.Oa 5:12 BLDG ROOF PLAN NEW COMMUNITY FACILITY ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Owner/Applicant Griffin RancchInvestor, LP Mr. Mark Majer . 23 Corporate Plam. Suite 150 Newpon Beech. CA 92660 ...arw 949.629.2580vav UCILLA Planner/Architect RGA, Inc. PLANNING & ARCHITECTURE 3 R RCHI HITECTURE Mr. Greg Bucille. AIA _ 19782 MacArthur Blvd.. Suite 270 Irvine, CA 92612 13037 5.4 949 851.9080 LU r-� W ,Z20I4 BUCIIJ.A GROUP ARCHITECTURE, INC. m L� SEPT 18, 2014 SCALE 1/4" = P_0" F1 BLDG SIDE ELEVATION ( FACING LAKE SIDE) �,. ... `,. � !• I�YM.,.✓_ �fr M!M i- -.61V i��IM0�� IlE I:. ryt r 'F � �. ► BLDG FRONT ELEVATION NEW COMMUNITY FACILITY ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Z V V) W 0 COLOR SCHEME 4 Owner/ Applicant Griffin Ranech Investor, LIP ",, Mr Mark Majer 23 Corporate Plaice, Suite 150 w(. Newport Bexlh CA 92660 949 629 2580 cµ UCILLA Planner/ Architect BGA, Inc. PLANNING & ARCHITECTURE ROUP Mr GrcgBucilla,AIA IRCHITECTURE 19782 M-cAnhur Blvd, Suite 270 Irvine, CA 92612 13037 53 9498519080 0 2014 BUCILLA GROUP ARCHITECTURE, INC. �. i SEPT 18, 2014 SCALE 1/4" = P-0" m .l t:A I3 ?'I 1 N. 'I: a �Tii'7T`I' _�.1;11f1 1 � .I.� + BLDG SIDE ELEVATION ( FACING STREET EDGE) r � ... . , .. r .HvrY:•ew+v,rr .-.i. rsY..Y✓+v. .y..�':ww M - �x.... N'Y"�.n+r rY� IYWr�,.w✓.r'� YV+�', �n �/i+�nx.-.vY�.SY-wvPY-W. ..-..�.rxT.:: .r. r^. vy�.. - Y'•"' .evv�w,.r,,.p�y� _ Y".'r`. v.w ;� � ri v `Y . ,^r w.+.w.r.-rrwr ���r�wYr- w� Y ..� �• J _ �,:. -' _ J . ... �.,,• ". .E» `_y 3 �.,�, � €ti y``. 'x••-• 'r" ,+--r..,..... "" w.,� ry �nl '� V r'�•.-�..-,.«rY.ik � -,.Y '"" �-.�.w � �.,.,:.; '•�q�---77,�"'�`Z �_ r�'r.a. .:.�_.}T L_ .�- } VHw++v �.`�....,� �N.1'. w �w+•.xw.r.�,...,. ��"r`�`w..r�..�.^^•Nv.n v�..� vye^+yy,r�.ya..+v »I'+-�.vWWx+n _ 44 Lj 1I -r BLDG POOL SIDE ELEVATION NEW COMMUNITY FACILITY ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP Oenerl Applicant Griffin Runcch Investor, LP ' ^ Mr. Mnrk Mnjer 23 Corponle Plain. Suite 160 Newpor, Beach. CA 92660 949 6192580 Planner, Architect BCA, Inc. PLANNING & ARCHITECTURE ILICILLA ROUP RCHITECTURE Mr. Greg Bucilh. AIA 19782 MacArthur Blvd.. Suite 270 3 13077 i.6 949.851.9080 949.861.9060 —� ©2014 BUCILLA GROUP ARCHITECTURE INC TRACT MAP #32879 THE ESTATES AT GRIFFIN LAKEiCovER SHEET INDEX L-0: COVER SHEET L-1: OVERALL PLAN L-2: WALL AND FENCE PLAN L-3: MAIN ENTRY L-4: POOL AND RECREATION AREA L-5: AVE. 54 EXTERIOR PARKWAY L-6: TYPICAL PRODUCTION UNITS L-7: LAKE DESIGN AND EXISTING ESTATE L-8: PLANT AND LIGHT LEGENDS L-9: PLANT IMAGES L-10: HARDSCAPE IMAGES L-11: LIGHT PLAN PREPARED FOR: { MARK MAJER ou, ° GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE.150 NEWPORT BEACH, CA 92660 N L-0 RGA LANW—"'� ARCH"CT` INS' LA QUINTA, CA 73061 El Paseo Suite 210 P(ilm Desert CA 92260 (760) 568-3624 RGA Project # 1365 S EP. 24, 2014 EX LA ED TRACT MAP #32879 THE ESTATES AT GRIFFIN LAKE bVERALL SITE PLAN AVENUE 54 PARKWAY PLANTING PLAN. SEE SHEET L-5. MAIN ENTRY DRIVE AND FOUNTAIN DESIGN. SEE SHEET L-3. TYPICAL PRODUCTION UNIT ENLARGEMENT, SEE SHEET L-6. RECREATION AREA AND BOAT DOCK. SEE SHEET L-4. EXISTING ESTATE NEW LAKE LAYOUT. SEE SHEET L-7. ++a PREPARED FOR: MARK MAJER er °� GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE 150 NEWPORT BEACH, CA 92660 N L-1 RG4LANDSCAPE ARCHITKIS, INC � 73061 EI Paseo Suite 210 Palm Desert CA 92260 ' (760) 568-3624 I_A C�UINTA, CA Project #1365 SEP. 24, 2014 LEGEND EXISTING PARKWAY WALL. TILE TO BE REMOVED AND WALL TO BE REFINISHED AND REPAINTED. EXISTING PROPERTY LINE WALL TO REMAIN. 11 CEMENT PLASTER CMU WALL WITH CEMENT PLASTER CAP. NEW CEMENT PLASTER CMU WALL TO MATCH EXISTING PARKWAY WALL. ENTRY GATE AND STONE WALL — FINISH GRADE 5' HT. TUBULAR STEEL FENCE ELEVATION ++e+rr+� 6' HT. CEMENT PLASTER CMU WALL ELEVATION - 6' HT. ENTRY GATE AND STONE WALL ELEVATION *Of*"* THE ESTATES AT GRIFFIN LAKE : WALL AND FENCE PLAN few� PREPARED FOR: c u MARK MAJER a► aa� GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE. 150 NEWPORT BEACH. CA 92660 N L-2 RG4 LANDSCAPE ARCHITEOS, INC LA QUINTA, CA 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 RGA Project # 1365 SEP. 24, 2014 1� 5"-10" FRACTURED,BELOW TREES. TREES. I. L y TO ESTAV AREA MAIN ENTRY PLAN ACCENT COLOR CONCRETE BAND CONCRETE PAVERS 2'X2'X 35' LONG WATER TRO JGIi • INTO FOUNTA N BASN INFINITY EDGE FOUNTA N �`- INTO LAKE OAS '\ EXISTING PARKWAY WALL EXISTING RELOWER LAKE RETAINING WA 5' HIGH 5"-10" FRACTURED ROCK - PLASTER WALL BELOW IREES O' TO RESIDENTIAL AREA IB" WIDE SLIDING VEHICULAR ENTRY GATES — TUBE STEEL WITH RUSTIC STEEL PANELS r— STONE WALL A) INTERIOR ENTRY ELEVATION 16' HIGH STONE FOJ.ITAIN WALL 2'X2'X 35' LONG WATER TROUGH INTO FOUNTA N BAS N I� fi LAKE VIEW y PLASTER WALL WITH RUSTIC STEEL PANELS 5' HGH PLASTER WALL : ., 0 31 .TER WALL ENTRY TO ENTRY TO ESTATES AT GRIFFIN _AKE EX SI NG MERV GRIFFIN ESTATE MAIN --- B) MAIN ENTRY WATER FEATURE OVERLOOKING THE LAKEFRONT VIEW ENTRY 5' HIGH PLASTER WALL C) WATER FEATURE SIDE VIEW 2'X2'X 35' LONG WATER TROUGH ,- INTO FOUNTAIN BASIN EXISTING SIDEWALK ALONG AVE 54 PEDESTRIAN SIDEWALK TO AVENUE 54 LARGE DESERT CANOPY TREES D) MAIN ENTRY ELEVATION OFF AVENUE 54 \\*440/ \, .THE ESTATES AT GRIFFIN LAKE I ENTRY ENLARGEMENT PLANTING LEGEND LARGE TREES SMALL TREES LARGE/MEDIUM ACCENTS SMALL ACCENTS ORNIMENTAL GRASSES LARGE SHRUBS SMALL SHRUBS GROUND COVERS 5"-10"" FRACTURED ROCK 2'-4' BOULDERS KEY MAP EXISTING WALL REFURBISH TO MATCH -- NEW INTERIOR WALL BOULDER GROUPINGS WITH . eor_o.11—T of. a. a PREPARED FOR: ,y MARK MAJER GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE. 150 w411310AM Mesa NEWPORT BEACH, CA 92660 1c(A LANIX-CAPE ARC}' ECTS, INC. LA Q U I NTA, CA 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 RGA Project #1365 SEF . 24, 2014 EXISTING ESTATE PAVILION ON LAKE OVERLOOK 5' HIGH PLASTER SCREEN WA PROPOSED PAVILION ON LAKE OVERLOOK AC -r TRASH AREA BENCH 0O • 0 0 0 4 r y FOUNTAIN o O c POOL ® ® I BASIN 0_- O O C SPA ® EQUIP. rQ OCW Ooc 6 Ooc - 1 CONCRETE 0POOL ;I-- DECK Pv1AIN- H' l€2Y POOL • GOLF CABANAS RECREATION CART PARKING BUILDING POOL FENCE AND GATE BBQ LAKE EDGE d POOSOCIAL L � I M PARKIN FENCE GATHERING i8' SEAT AL BBQAREA I AREA * PARKING - CCNCR:] E PAVERI STEPS DOWN RAISED PLANTERsl f M ADA RAMP ±. DOWN4ti ' PARKING PAVILION � ""• BENCH-1' __ T PATH LAKE PRE MANUFACTURED <] -1 1 -� TO DOCK BOAT DOCKS F s, -*coo � eta �,- BOAT DOCK AREA �a 11 KEY MAP PLANTING LEGEND LARGE TREES SMALL TREES F s ; LARGE/MEDIUM ACCENTS 7 SMALL ACCENTS POOL SIDE CABANAS THE ESTATES AT GRIFFIN LADE I REC AREA ENLARGIE-,!"-,` EENI RGA LANDSCAPE ARCHfiECTS, INC. IIj' C ,y ••.......• RECREATION AREA 06", PREPARED FOR: ' i' MARK MAJER GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE. 150 NEWPORT BEACH, CA 92660 ,Af��.FK�R - - L-4 73061 El Pasco Suite 210 Palm Desert CA 92260 (760) 568-3624 RGA Project # 1365 SEP, 24„ 2014 F4&X",. L —14'MU TO 0—Mr- If ROW PtATr X*TM AN FUTURE HOME SITES PLAN VIEW 10'80R J!A&J" E-VOTWO DOLL To "&" AVE 54 =nq� AVE.54 FV) 4 WIROW TO C(TV PANTC414"To Y04 law Ntmem WAIJA euwc NEW SIP*WALK— ExW#40 a 77� T 7 WC -y 0 A FUTURE HOME SITES PLAN VIEW A A Colo PLAN VIEW ELEVATION AVE.54 — L--- !ItTW. WALL TO WUr4 FAI PLAINTHFMJLE mm Wo vv]II1€ ] x Mm t CHLO SLI M pESERTV LOW 21W% .— I PNHECELLORIUA F11110NL)LE Teluksrb" WWA 02 LOW I Im pffl"KimEmmm — 11""', T OOTAWCALHAYE cb&NWNM lime sat ml�AuKt 6" ��5 M. �Vt"ffTTNNM— .M�Ma�ATA� 2-t- l$Q`Nt N 21 22 cam cmm�m� w rAsnAtiow "*nm sm"4 % 06k I Co ELMOMMLW-ARRYSCHOICE urw"w Im 63 tw—m— "m-spwwx 5144 tm U n MwRpAot pmwialil" womr, It" !M02 Lnpcomnx iCNouxaOLA- BAROYETERRUSH s CNN& too D: Lf LEOCW LtUn-WMWLLW HkX RAN— oh-wm saltv m� -L--- 0 OE -mN`%mw44 BPECNm,vwyou, WMAKE'AtTiMLOP14N01LC 1Q4 t" 02 21 YUG =A G- -� Ott kT!E-T—ALN.1A.. —All NMS I I WWMW/U�-00"MPMNMM=rP=7DrOrMAP"""IO �� "—M=.— A2 _7 KEY MAP LIGHTING SCHEDULE ILLCT111— -Af?P V.11TS -AL-ILVP -L- 1111-1L V LL. ­.­TL ,1, 0 ILL' LL— —L—L SCALE: 1 " = 20'-0" GRAPHIC SCALE NNl PREPARED FOR: N MARK MAJER GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE 150 NEWPORT BEACH, CA 92660 THE ESTATES AT GRIFFIN LAKE AVE. 54 PLANTING PLAN' A"c" L-5 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 RGAN Project # 1365 SEP.24,2014 SIDE YARD WALL SIDE YARD WALL AN 1 PLAN 2 SIDE YARD WALL r i + "CASITA C Y ®+ + I ^r r r RIV +r SMALL ACCENTS HEADER MEDIUM ACCENTS LARGE SHRUBS CONCRETE STEP STONES DECOMPOSED GRANITE TO SIDE YARD GATE BELOW GROUND COVER DECOMPOSED GRANITE FRACTURED ROCK 2"-5" BELOW HEADER PLANT LEGEND NOTES: SEE SHEET L-8 FOR PLANT AND LIGHT LEGEND SEE SHEET L-9 FOR PLANT IMAGES RCA LAND A -11TEt-15, INC. LARGE TREES SMALL TREES LARGE/MEDIUM ACCENTS SMALL ACCENTS ORNAMENTAL GRASSES LARGE SHRUBS SMALL SHRUBS • GROUND COVERS 2"-5" FRACTURED ROCK SIDE YARD WALL FLAN 3 In • + +R1VEWAY MEDIUM ACCENTS CONCRETE STEP STONES — TO SIDE YARD GATE DECOMPOSED GRANITE BELOW KEY MAP THE ESTATES AT GRIFFIN FAKE /FRONT YARD TYPICALS PLAN 4 a I. ' -k- SIDE YARD WALL ?!' ` 5 k AML s 10' PUE SET BACK EDGECURB SMALL SHRUBS' HEADER LARGE ACCEI FRACTURED ROCK 2"-5" i FOUR PRODUCTION HOMES FRONT YARD TYPICAL am �` PREPARED FOR: MARK MAJER °pio GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE. 150 NEWPORT BEACH, CA 92660 N 1 L-6 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 RGA Project # 1365 SEP.24, 2014 17107, 'bZ 'd3S S9£ I # loefad VO21 4Z9£-999 (09Z) i 09ZZ6 VO I'Gsaa wlod , OIZ 94moasod 13 190E/ 7NI 'S1J31H-DW WVDSGW V% L-1 .. if �I+ N 099Z6 VO'HOV38 18OdM3N OST '31S 'VZVld 31VHOdUO3 6Z dl S80IS3ANI H9NVH NIJJ180 n 1 a3roW NaVW .` :do.4 a3aVd3ad 1N3W3 SVIN3 3snOH 31d1S3............... sN3alno9 ,e-,z MOON a3anIOVa3 „ol-„S S83AOO GNnoao i S9naHS IIVWS'j S9naHS3OaVl 0 MSV80 IV1N3WINa0 SIN330V 11VWS =( SIN303V WnI03W/3O8V1 + GN3031 1N`dld / 30a3 DW IiViSl eNUSIXI IV NeISIO DV] S1NVld 1N3OOV 183M (INV S3SSVaO 1V1N3WVNa0. HIM S8301n09 ,b-z Noom 43an1OVa3 „ t-„ S GNV1SI--- 3Oa3 S,831VM GNVISI 01431VOOI3d 39 Ol S1NVId 433a a31VM ONIISIX3 :ONIlNVId aNVISI 30a3 DV1 ONIISIX3 DV1 4 SlIVIS] NIJJINO nNAW I 1 ONI1NVld 433a d31VM CINV1SI / (INV ONUNVld 3003 INVI 31VIS3 ONIISIX3 N01133S (INVISI V 3003 S,831VM GNV1S1 Ol a31VO0138 99 01 S1NVld 0338 a31VM ONIISIX4 MOM 30 3dODS NI lON 31V1S3 ONIISIX3 N133180 n83W SINVId IN3OOV 1a3S3a (INV SISSVaO IVIN3WVNa0 H11M S8341n09 ,Y-,Z )IOOa a3anl3Va3 „ol-„S ONI1NVld 3003 DV1 S1NVld 1N3OOV 1a3S30 GNV S3SSVaO 1V1N3WVNa0 H11M Sa301n09 ,b-,L 3snOH 31V1S3 ONIISIX3 PLANT SCHEDULE LOW WATER USE PLANT MATERIAL LARGE TREES - 51ZE RANGE 24'DOX-3G'BOX AC; ,5 x7rTHOPHLOrAIFE :tt CERCIDIUM FLORIDUM / BLUE PALO VERDE CfPCIDIUM X 'DESERT MUSEUM' / THORNLESS PALO VERDE PRO5OPI5.X 'PHOENIX' TM / HYBRID MESQUITE SMALL TREES - 2415OX AC CI. 5 LICIN / WILLOW ACACIA ACACIA 5TFNOPHYLLA / SHOESTRING ACACIA CAF5ALPINIA CACALACO 'SMOOTHIE' TM / CA5CALOTE CHILOP515 UNEAR15 / DESERT WILLOW PITHFCFLLOBIUM FLFXI PITHECFLLODIUM FLFXICAULF / TEXAS EBONY LARGE ACCENTS - 15 GAL. AGAVE 515ALANA / 515AL HEMP AGAVE WFDERI / WFDER'5 AGAVE FOUOUIEPIA MACDOUGALII / MEXICAN TREE OCOTILLO PACHYCFREU5 MARGINATU5 / TOTEM POLE CACTUS YUCCA GLOR105A / 5PAN15H DAGGER. MEDIUM ACCFNT5 - 15 GAL AGAVE DF5METTIANA-VARIFGATA- / VARIEGATED AGAVE AGAVE MONTANA / CF NTURY PLANT DA5YLIRION TFXANUM / TEXAS 50TOL DA5YHRION WFIFFLFRI / GREY DESERT SPOON HF5PFRALOE FUNIFEPA / NEW MEXICO FALSE YUCCA MOLINA MICROCAP.PA / 5ACAHU15TA MOLINA NELSONI "BLUE MOLINA- / 13LUE MOLINA YUCCA PENDULA / SOFT LEAF YUCCA SMALL ACCENTS - 5 GAL AGAVE GEMINIFLO / CENTURY PLANT AGAVE X 'BLUE GLOW' / BLUE GLOW AGAVE FFROCACTU5 GRU50NII / GOLDEN DARREL CACTUS hF5PEPALOF PAP.VIFLORA / PED YUCCA HE5PFPALOF PARVIFLORA ' PFP,PA' / PEE) YUCCA ' DRAKELIGHT5- ORNIMFNTAL GRA55F5 - I GAL BOUTFLOUA GPACIL15 'DLONDE AMBITION' / BLUE GRAMA EUPHORBIA ANT15YPHILITICA / CANDELILLA EUPHORDIA HF5PERALOE FUNIFERA / NEW MEXICO FALSE YUCCA MOLINA MICROCARPA / 5ACAHUI5TA LARGE 5HRUBS - 5 GAL CAr5ALPINIA PULCHf RRIMA / RFD BIRD OF PARADISF CA551A AP,TEMI5101DE5 / FEATHERY CA551A CA551A NEMOPHILA / 5FNNA CA551A PHYLLODINEA / 51LVf P,Y' CA551A COP.DIA PARVIFOLIA / 5MALL-LEAF GFIGFRTP.EE Lr UCOPHYLLUM FRUTESCEN5 / TEXAS SAGE LFUCOPHYLLUM LANGMANIAF ' RIO BRAVO' TN4 / BAROMETERBU5Y1 LFUCOPHYLLUM X 'HEAVENLY CLOUD / BAROMFTERBU5H LFUCOPHYLLUM ZYGOPHYELUM BLUE RANGER` / CIMMFRON SMALL 5HPUD5 - 5 GAL UPEMOPHILA HYGROPHANA/EMU DU5H FUPHOP.DIA LATHYRI5 / GOPHER, PLANT EUPHORDIA MILII 'BIG R05F' / DIG R051 CROWN OF THOP.NS EUPHORDIA MIUI 'JFP.P.Y-5 CHOICE- / CROWN OF THOP.N5 EUPHORDIA RIGIDA / YELLOW SPURGE PENSTEMON FATONII / FIRECRACKER PFN5TEMON SALVIA X 5UPFRBA'BLUE HILL' / SAGE 5PHAEPALCEA AMBIGUA ' LOUIS HAMILTOW TM / LOUI5 HAMILTON GLODFMALLOW 5PHAFRALCFA AMD!GUA ' PAPAGO PINK' TM / DESERT GLOBPMALLOW GROUND COVERS - I GAL CHPY5ACTINIA MFXICANA / DAMIANITA EP.EN40PHILA GLADRA / EMU BUSH EUPHORBIA RE51NIFEPA / Rf51N SPURGE MFLAMPODIUM LEUCANTHUM / BLACKFOOT DAISY OENOTHEPA 5PECIO5A '515KIYOU` / MEXICAN EVENING PRIMROSE 5ANTOLINA VIPEN5 / GREEN LAVENDER COTTON V114E5 - 5 GAL M CF�DY�UNGU15-CATI / YELLOW TRUMPET VINE CONCEPT / LED LANDSCAPE LIGHTING THE ESTATES AT GRIFFIN LAKE LIGHTING SCHEDULE SYMBOL MANUFACTURERIMODE'L/DESCRIPTION MATERIAL FINISH ELECTRICAL LAMP WATTS COLOR TEMP LENS OPTICS/GLARE MOUNTING V— TREE UP LIGHT / KICHLER 16011 BRASS (MBR) MATTE BRONZE 12V LED 12W WARM WHITE (C) CLEAR 60 DEGREE PERMA POST V ACCENT LIGHT I KICHLER 16007 BRASS (MBR) MATTE BRONZE 12V LED 4W WARM WHITE CLEAR 45 DEGREE PERMA POST (->•, LED Side -Powered Radars' TREE AND ACCENT PLANT UP LIGHTING LIGHT FIXTURE IS SHOWN FOR REFERENCE ONLY. THE ACTUAL FIXTURE MAY CHANGE NOTES: D[OGNMo m Qvjm w iam w/ u Res - ooLoR neATem oowAcr 7D r cwm Amm1 vm"w AID IImmn FLAN! WALL FLAIL M M As MIKINT LANK M As CR IALM 07FeIN1! M07M J71I,ti I'RAf'71sm IIOo1C 70 st ArARke mIDINI PII011 101/i1#M'Ar sOILOQI 1'-v / m r4w / m ILAN 1411 LALA71ole / UMM 7D M Oar QOLD PROM s0WMW sOMM / @ RMM &14 / M RAN PGR LOOAMW PLANT AND LIGHT LEGENDS PREPARED FOR: MARK MAJER 0 ewe ° GRIFFIN RANCH INVESTORS LP 23 CORPORATE PLAZA, STE. 150 NEWPORT BEACH, CA 92660 LAdNBCAPE AROR w INC_ LA QUINTA, CA wife 210 Poll Desert CA 92260 (760) 568-3624 RGA Project # 1365 SEP. 24, 2014 - +r 4 •� .. . ' f" r `ram n'� ^.} '~I '• �...- i gyry��' rt. kfr� • , # 7. � =i1'' -3 �. 1 �_',i `d�.+' s �`' � i"'A � '�,J .,; 5' y _ < � 5 , ily r r _ y - [A 11 Y\ + e � -i� v�M„ .' it • .c' ` i y 'M1 _ .±� wK� 4.. •'• .r ` ' i, r '•c � .�i ape " .wry. -r,�+, • �' � � r• ��'.'' �� � +++���iii "f'1� Y+. 16 Ilk hat HARDSCAPE MATERIALS ENTRY AREAS, BOAT DOCKS AND RECREATION AREA CONTEMPC CONCRETE I l ku RUSTIC CONCRETE PAVERS EXPUSED AGGREGATE •t s RUSTIC STEEL SHADF STRUCTl1RFS POOL SIDE CABANAS �y PAVILIONS BOAT DOCKS AND RECREATION AREA EXPOSED AGGREGATE TRELLIS SHADE STRUCTURE STONE AND PLASTER BOAT DOCKS RETAINING WALLS AND STEPS FOR SHORE LINE AND DOCK AREAS ACCESS THE ESTATES AT GRIFFIN LAKE IHARDSCAPE IMAGE BOARD LA QUINTA, CA ;�c7C� L-10 RGA Project # 1365 SEP. 24, 2014 � N I ON I l 1 , I L2 IA 0.7 03 S 3.9 34 e.5 L4 a9 11 1.9 i:i 4A d.¢ 7.7 rl" P6 NA II 0.9 Q9 I2 1.3 ei :' A S 2P 13 0.9 S 1 9.3 SA 3,7 eA tb IA ]a e9�16 4.S lib tlI ..fie ,3JI to r - � } Ora 1 3e eA IA 94 6A 17 eA IA IS 3] 9 s 410 52 06 1P, IeA aA 5A 4.0 e.4 1.6 IS RA 3.6 3.9 5.3 0 2S 3A e,4 1 y4 k 7 44 15 E6 14 to 1.2 a 1 42 6A 3 M7 1014 7.6 63 4A 'P7 1.4 E3 13 4A 6A 92 B 3.9 30 4-9 13-0 P-9 1 3A 1.1 OA I.1 1.4 B2 14 73 i1 iA e.9 e,l vI A 4d at 72 39 2.1 1 31 3.0 E 1 39 10 ,5 IIA 1 IeA 9 1a . 10 e.1 E.4 .S I 42 !/J 1.8 1.4 IA 93 Q9 A4 AM 7A IIA, IOe S.7 42 3.0 eA •1, {B 4-1 6E 4.9 4.1 P.4 OA 0.7 03 44., 44 EL7 is !9 . 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Fu. #1p pp# 9131 , AA` MM s e n l e a Hkwdng: CarosiDn rinfYnl, all A356 al minum allq, C� .166'min.wall thickness bWMlt canp.nm mt, And heavy p age spun eluminum hood, � - IMs: Flat twlpwed gsstcMwa tempered gMlto, ta.tured drop polyc.rb-Is Elecpkal: All 94c Okel Cane-11 el. llc approved Pau BYMsI: Thebplast Is -tile sixwft for reasy e The bMan is rwnwahN as a Mn /awry memlMxKe ReOwlar: S.23ted,R sn 5 light Abell,wells i. tMtype flat, ], FTMd S IIphldlsh6Mbn w4wn ask- i NI a Curved Mrs any. ,+- LED Er -Inv. NI LED*10 f ,easy and drhwf ere d i-ae and me lMgwbl.la wry melnlMenCl.rld raplxamMl J Finish: Pdyvder powder rue Coating if nandard; Other lhllshw M. amiable upon l.q,-i t ,/ �A-� OrderinglnfOfrr1at10r1: I Model Numbw I.W np-pTye 3.LampTyp. H-Metal tillkl. 5 • High Res- So01wn MON 9AUTAW A B C PS •Pulse Steal MM AAO MAIL 1r 43' W CF-Canpact Fkax-l' LED- Light-ILI -dmd. IND-Indwlbn 4 Vaup", 120,206,240,277,480 And Leas Mounting MT (Mind lap) • 120, 206.240, 277 5 Light DIlUlbulf. 1.2,3, FT.nd5 ar war.. ra n. ~�as 6.LMf F6 Flat 6Mer CO-comms. Piss i17-Tw1ur.Drop r. MN.Vnp Sly. M-wA,er w S9a NC a as - A AmT style 9.ndlh M-innerwva . �' styles ) a2-b1 r `�9, � f GA • GreM T.rrslw H VO • Vwd. r.- (tI1 (DOW Cola upon uauesi) u o a ce firr FIS •IbuM Shield F5•ti- No PC -Photo C.11 L yyyaa{ a o m o �� 1.,1M1e �`�� 4WAapa S�Ialem �'� AhaA ISOaara :O6'Lar7.O PON Ma F LOOAH I"S 36 wwW. pap l Fl. I 10 h 11 It 9. prom 4JGMi1i1 iifi.! 11liiCtL *111I - FAPM LlIHRRq AM 1111TANDlAIM 1111*00 IT-87DtA-0b11112 Leolai 0 hf1 j1F ti 11 1f1arb41r 19veft - 4 satdial Yrtisirr 6 LI66t M NOTEr Lkb4T MADWAG, ARE EISTMIATED LEVEL6 IN PRi'E CONDITICN6 AND 61-10W,D NOT BE TAKEN Ab EXACT READINIM. LKs44T II1EADII," AIM 10 FT. MART Target Popp bet 440 polyda at z•0, Pap oft by bft HORIZONTAL 110MCANDL 96 Average 3.7 Mot19Ra7+ 12.9 M$MWAM 0.2 AvgrMln 19.54 hlaxrMin 64.50 Coot Var 0.74 Ihffaraci 2,67 MERV GRIFFIN ESTATES LIGHT PHOTOMETRIC PAOI010 UGBTIRG i :TARDARDS 00 2831 Los Floras Blvd. Lynwood, CA 90262 Tel. 310.603.9344 Fox. 310.603.9421 MM ffi e R l ik F The MM series IS a hlrlctlonal daeorathre-stye failure that can be supplled with refractor or Rat lard for darkdgr compliance. The housing Is made from heavy wall cats Aluminum, Its heavy gauge %0.rs aluminum hood 1s boned logolhor Into strong and dwablo, vent W.11 nrated"Lam", Tho lamp mLwnrrd "ntralll: property p Wiiorncd to provide I he applrxprl4lo I FS Ilght ohvibulla. Tire rlBrctw It confs7uctrd of wgmvnted iq r utsr aluminum weilabl. on Type 1, 2.3 FT and S light cfi%I6WPkPn5. All Aecinkal contpo Ttnl+ere 11L hitd with r4 cl romagn.ti, high power factor bal last for HID lamps Jr, vW""of t 7Lt to 480 gran rlecSmnlc ballad ice eompXl flsltu.sCAOi lamp in 120 or 277 will. Ballast in mountrd CNf 4 Tamuvabk Iray for t4sy mainlrnxect. VL LISTED FOR WET LOCATIONS It wwr.p. clflcllghling cam LIGHT FIXTURE IS SHOWN FOR REFERENCE ONLY. THE ACTUAL FIXTURE MAY CHANGE SCALE: 1' = 10'-0" GRAPHIC SCALE 31r 20 1P 6' [ DE91CsN BY PREPARED FOR: PACIFIC LICHIINC k STANDARD MARK MAJER 2831 LOS FLORES BLVD. GRIFFIN RANCH INVESTORS LP LYNWOOD, CA 90262 23 CORPORATE PLAZA, STE. 150 (310)603-9344 NEWPORT BEACH, CA 92660 - '.aaaoaM*M AlsKS4 N I 1 El Pasea I Suite 210 1 Palen Desert CA 92260 � (760) 568-3624 RGA Project # 1365 SEP. 24, 2014 1 El Pasea I Suite 210 1 Palen Desert CA 92260 � (760) 568-3624 RGA Project # 1365 SEP. 24, 2014 r m PARCEL Q* L, tA* I raw'-% "vq� A _AVENUESAI LOT "A" J A4 PARCEL 1,437,72/ Sr 33.01 AC 41- KAN" 14 a: PAE. LOW 2)MICT! ;-rZZ2a<7l.,YL Veivm j"vSyw'm ov-'W_Ai� 7 t? - -n 11 a IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO. 36745' hXHIPLIFIAfr July 30.201. 10 DATA TABLE APPLICANT AND H NVESIORS tP LANDOWNER w ADDRESS f:()WOWAfFPIAIA SEINE 11 CONTACP :"A.Lo M."JU'R TELEPHONE: !94?162� '2�W 1 EXH15111 PREfARER: MIrNaMliFt(iTNC, ADDRESS $4' '092;0 CONTACI A (o SOURCE OF TOPOGRAPHY 141 AND AERIAL SURVEYS ADDRESS if 17 AWING11711`1 AVENUF H.—A' R51DF. CAUMPNiA 122503 1 DATE OF TOPOGRAPHY: I *CF. M.IIK' 70, 2.0 13 TELEPHONE: f?Wj 0? 41.�2 4— ASSESSOR'S PARCEL NUMBER 1 767 120 U 13 rII WAY LEGAL DESCRIPTION: ASS 011S PARCEL 767-320 -0 13 BONG A PORT 'ONO THE NORTHEAST YCINIh MAI' QI!AK!rROffHENCRT.11Ill-STOz)ARIERO,'LTlO.N 15 TOWNSHIP15SOUTH FI � s j RAN E 7 EAST SAN BERNARDINO BASE X-ND k4' OAN AS PGER' IJIN"[D'STATE' GOVERNMFNTSLIRVEY TEMA FLOOD ZONE DESIGNATION 11 IONEX -AREAS DLTERMILNIDTOK 00TSIDE U10.2%ANNUAIL(AIANL r LOODPLAIN LAND USE DESCRIPTION ACREAGE: CROSS ACRF.AG1:: 3919 Ae. iONF. X AREAS Of 0.2% ANNUAI C! ANCE I LOOD; ARIAS O� 1% AMOUAL CIIA"'.1, 101'A 1.63 Ac, 11 C� DWIMAVERAGE DEVIIIS OF IESS 114AN I FC'Of 09 VY ITH DRAH AGE AREAS 30.16Ae, S.S THAN I SOUARE FAIL F; AND AREAS PRC>FFCIUD BY I E VFES FROM I % ANNUAL NET ACREAGE PARCEL 1: 33 01 Ac, CHANCF FLOOD TRACT ". nayit W LAkV USX. LOW ABBREVIAHONS 'Al A.C. Ae AIREA., mssl.; 11.1TA "L­o` he�.NDARY &G- Nw cuRa A�DcAHITER EiXiE 1� IAKN�11 t 1� .1M 'k-111 m it AL-N K. ww"m F. NOIT—CAlk Pe. PAGE PRI�P[Rl)Elm IiOP. PI")F( - s� PAIF � V.111, FAVI."' Fsl) w`H. eF wy SO I Itq SIA-A tLGEND 'LENAT wjA DR'A� 111E PAI[Mew N(>IRLPW CrNrl. IRCPIONE W"Y Lmw.SEREx FY T­AIER IENTAME FARCEL v �­DAR( I'K Fn -HT �DF 'WAY SA (HALF 11-1 WMASONIIY ML ILL ­ RAPLA.5] T �F­`­­Ay m CIYLOL SECTION AA VOftl y"j ioo' AVENUE 54 11*H1 OFWAY IiEMADDH ONLY. SIRET "ROVfMPlIS MST) .j., SCA!,F !"-100' MSA CONSULTING, INC'H. Im!IF T PLAmm 0 c� ENGnTEoEJuaNG 0 1�� smv ­ I 0 7D 34200 Elm HOPEI DR'vU m RANcuo MIILAOfl 0 C!':' _C --I THILEPHORE (760) 320-9811 - FAx (760) 323-7M M * ID DR I SHEEIS ESTATES @ GRIFFIN LAKE GRIFFIN RANCH INVESTOR, LP Color & Material BUCILLA GROUP ARCHITECTURE, INC. 19782 MacArthur Blvd., Suite 270, Irvine, California 92612 949,851.9080 FAX: 949.623.0094 - - - -- - -- --^ -- -- -- --^ -- --- - - --^ - --- - - ^-- -- -- -- ---- - =� = �' ...... = 1 - ::.� CONTENTS ai Exterior Colors I Color Matrix 2 Color Elevations 3 Color Plotting 4 RECEIVED AUG 01 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT STYLE: ITALIAN FARMHOUSE SCHEME: 1 Shutters / Front Door Fascia / Garage Door Trim SW 7606 Gale Force SW 0007 Sturdy Brown SW 6140 Moderate White Main Body Stucco ISW 7530 Bittersweet stem Roof Stone Accent Eagle 3546 Santa Eldorado Dry Creek Stacked Stone ,_ i Eldorado Cortone Vla Brick PROJECT: ESTATES @ GRIFFIN LAKE . CLIENT: GRIFFIN RANCH INVESTOR, LP Au�muowu MiwiNn INIYAID� li►1NIN 1111 We PMWMTM 1.10 YAM ANW &UM IVU MmMrlo Iwo Im 270, Unw CA 92412 $49,ee1.9mo 0"N 949,623.0004 PAx SCHEME: 2 Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof Stone Accent STYLE: SW 6181 Secret Garden SW 6146 Umber SW 7532 Urban Putty SW 7551 Greek Villa Eagle 3530 Weathered Adobe Eldorado Molano Hillstone ITALIAN FARMHOUSE Eldorado Brollo Roma Brick r �M r•x PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP ARaiwomw vuw ma wwjm Dmm HWMW PA0W%M + LUD vow. & OMMMO 19792 WcAwmm B&w 1hin 270, Invm CAM12 949.851.9090 CFFIa 999.W.009/ FAX SCHEME: 3 Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof Stone Accent STYLE SW 7017 Modlt rranean SW 7039 Vlrtual Taupe SW 7037 Balanced B•lgo BW 7011 Natural Choloo Eagle 3561 Canyon Brown Woara Millstone Eldorado Costello Roma Brick PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP ITALIAN FARMHOUSE lhn MOW= us VANu» .ww Ind IYNoAMIM I've Mxn M k" oAMIS WAI'0010 o m M M.00 4 mx SCHEME: 4 STYLE: ITALIAN FARMHOUSE I Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof Stone Accent SW 7886 Mesa Ten SW 7623 Burnished Brandy SW 7013 Ivory Lace SW 7890 Toasted Pine Nut Eagle 8828 Corona Del Mar Blend Eldorado Congnac Rubble Eldorado Bracclano Rome Brick PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP fawwrVur." 14Am" I.ItR# DAON IGldlixk'h�wT'4xKM i361 V/LLUf ClfY�8ert1 10102 MAaAffm kw &m M. Ma OA 02612 04L061,0000 o"xx 049MAW PAx STYLE: TUSCAN VILLA SCHEME: 5 Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof I Stone Accent SW 0301 Gallant Gold SW 6008 Brevity Brown SW 8110 Antique White SW 7688 Weethlghland White Eagle 3530 Weathered Adobe Eldorado Umbria Fleldledge Eldorado Cortona Via Brick PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP Awwwm Fumm ,meMwApwIm&=M, WNcAM2 SCHEME: 6 Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof atone ►ccent STYLE SW 7068 Grizzle Onry 8W 7626 Tree Branch BW 7013 Ivory Laos 8W 0121 Wholo Wheat Eagle 8625 Corona Dal Mar Blend Eldorado Vineyard Trail Rough Cut Eldorado Braaolano Roma Brick PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP TUSCAN VILLA WA� hm" man 0� Nn w� w us V" ai.�.�we AnaAllonAnim-Aman.pro, kmaMIS 1"111womm 90.0,0* Mx SCHEME: 7 Shutters / Front Door Fascia / Garage Door Trim Main Body Stucco Roof Stone Accent STYLE: TUSCAN VILLA SW 8168 Sawdust SW 8100 Beet Bronze SW 8143 Basket Beige SW 8166 Rlce Greln Eagle 3681 Canyon Brown Eldorado Alderwood Stacked Stone Eldorado Brollo Roma Wirt' PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP AMWWn nAWwo IWMW owe XWOM haumm use VAN awem 11M MAOff a kw sun M. hWW CA W1 Z 111.111.9m op= M1,111 OM PAX Shutters / Front Door Fascia / Garage Door Trim SW 6034 Arresting Auburn SW 8089 Grounded SW 6127 Ivolre Main Body Stucco ISW 7521 Dormer Brown Roof Accent igle 6649 Santa Paula Eldorado Bergamo Hlllstone PROJECT: ESTATES @ GRIFFIN LAKE CLIENT: GRIFFIN RANCH INVESTOR, LP STYLE: TUSCAN VILLA Amurs m hAmm Imm Dom 1WMWp4A"WmN LW VA►NYNON� ISTU MaArtl w kw Sun M. howl CA M12 949.811,001 a"M 949,6n,OOM PAX CONTENTS_ Exterior Colors � Color Matrix 2 Color Elevations 3 Color Plotting 4 RECEIVED AUG 01 2014 CITY OF LA QUINTA COMMAITY DEVELOPMENT BUILDER: GRIFFIN RANCH INVESTOR, LP PROJECT: ESTATES @ GRIFFIN LAKE EXTERIOR COLOR SCHEMES ARcznscn= ruxi� iNn ' DzzwN Hmaw Ysrmwvwrc Lam VALue E..c¢�c STUCCO: Omega matched to Paint color specified 6/24/2014 PAINT: Sherwin Williams SHUTTERS: Painted ROOF: Eagle: Capistrano GUTTER t£ DOWN SPOUT: Painted STONE VENEER: Eldorado Stone GARAGE: Painted ITALIAN FARMHOUSE TUSCAN VILLA SCHEME 1 2 3 4 5 6 7 8 SHUTTERS! SW 7605 SW 6181 SW 7617 SW 7695 SW 6391 SW 7068 SW 6158 SW 6034 FRONT DOORS Gale Force Secret Garden Mediterranean Mesa Tan Gallant Griale Sawdust Arresting Auburn Gold Gray FASCIA / GARAGE SW 6097 SW SW 7039 SW 7523 Burnished SW 6068 Brevity SW 7525 Tree SW 6160 Best 6089 Sturdy Brown Umber Umbber Virtual Taupe Grounded Brandy Brown Branch Bronze TRIM SW 6140 SW 7532 SW 7037 SW 7013 SW 6119 Antique SW 7013 SW 6143 SW 6127 Moderate White Urban Putty Balanced Beige Ivory Lace White Ivory Basket Ivoire Lace Beige MAIN BODY SW 7536 SW 7551 SW 7011 SW 7696 SW 7566 SW 6121 SW 6155 SW 7521 STUCCO Bittersweet Stem Greek Villa _ Natural Choice Toasted Pine Westhighland Whole Rice Grain Dormer Brown Nut White Wheat 3549 3530 3581 8825 3530 8825 3581 3549 ROOF Weathered Canyon Corona Del Weathered Corona Del Canyon Santa Santa Paula Adobe Brown Mar Blend Adobe Mar Blend Brown Paula Dry Creek Molano Lucera Congnac Umbria Vineyard 1 Alderwood Bergamo STONE Country Trail Stacked Stacked Stone Hillstone Hillstone Rubble Fieldledge I Rough Cut Stone Hillstone ACCENT Cortona Brolio Castello Bracciano Cortona Bracciano Brolio Castello Via Brick Roma Brick Roma Brick Roma Bride Via Bride Roma Brick Roma Brick Roma Bride 1 All Colors and Materials are recommendations based solely upon aesthetic value. CONTENTS Exterior Colors Color Matrix Color Elevations Color Plotting RECEIVED AUG 01 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT s 3 ITALIAN FARMHOUSE COLOR SCHEME 4 TUSCAN VILLA COLOR SCHEME 6 PLAN 1 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE WILL A ROUP JULY 9, 2014 IRCHITFCTURE e 16 LA QUINTA, CALIFORNIA 13037 DD4.1 GRIFFIN RANCH INVESTORS, LP D E S I G N SUBMITTAL PHASE' 2014 RUCKLA GROUP ARCHRPCRIRR, MC ITALIAN FARMHOUSE COLOR SCHEME 1 TUSCAN VILLA COLOR SCHEME 7 PLAN 2 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE p JULV 912014 RCII TECTURE o e r LA QUINTA, CALIFORNIA 13037 DDd.I GRIFFIN RANCH INVESTORS, LP 7011UULILLAlIROUYARCN111R11UKU, INC. ITALIAN FARMHOUSE COLOR SCHEME 3 TUSCAN VILLA COLOR SCHEME S PLAN 3 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE mi ilt,1 �P JULY 9, 2014 RC911'E7 c f 1. m, i 14 LA QUINTA, CALIFORNIA I+ oo-3,l GRIFFIN RANCH INVESTORS, LP VE D E S I G N S U BMITTAL PHASE "14BUCIUA GROUP AkMrrW"'RK INC. ITALIAN FARMHOUSE COLOR SCHEME 2 TUSCAN VILLA COLOR SCHEME S PLAN 4 FRONT ELEVATIONS ESTATES @ GRIFFIN LAKE IUCILLA JULY 9, 2014 RC ITECTURE e 15 LA QUINTA, CALIFORNIA 13037 IN111 GRIFFIN RANCH INVESTORS, LP DE S I G N S U B M I T T A L P H A S E.1.11 IIUCILI,AOROUPARCIIITI!QDRP., INC a y 1429.2014 ■ a ■ BLDG SIDE ELEVATION ( FACING LAKE SIDE) �.. `Am .. BLDG FRONT ELEVATION COMMUNITY FACILITY ESTATES @ GRIFFIN LAKE LA QUINTA, CALIFORNIA GRIFFIN RANCH INVESTORS, LP N Lij COLOR SCHEME 4 (T�1T=CIL-RE 6`Su Sf.�53.Ai4� K+36�4.T.'■E..RQ CONTENTS 1 LJ Exterior Colors I Color Matrix 2 Color Elevations 3 Color Plotting RECEIVED AUG 41 2014 CITY OF LA QUINTA COMM,Q';ViTY DEVELOPMENT r .. . .............. . .......... . ...... . ...... . .............. . .......... . .................. . ... ... .............. . ....... .............. M . ... ... ............. ...... . ...... . .......... . .......................... . .............. . ........ .. .......... . ...... . .. . .............. . ................ . . . . . . . . . . . . . . . . . . . . . . . . . mp 11 got 5 Ey jr No oval, I EGA 91 A is A as to Kill 1 A oil a a A A Sw=w. -.. is it psi -into a' Estates at Griffin Lake La Quinta, California Griffin Ranch Investor, LP 30-Jul-14 Lot Plan Elevation Architectural Color Number Type Designation Style Scheme 1 1,2,3,or 4 A Italian Farmhouse 1 2 1,2,3,or4 B Tuscan Villa 5 3 1,2,3,or 4 A Italian Farmhouse 2 4 1,2,3,or 4 B Tuscan Villa 6 5 1,2,3,or 4 A Italian Farmhouse 3 6 1,2,3,or 4 B Tuscan Villa 7 7 1,2,3,or 4 A Italian Farmhouse 4 8 1,2,3,or 4 B Tuscan Villa 8 9 1,2,3,or4 A Italian Farmhouse 3 10 1,2,3,or 4 B Tuscan Villa 6 11 1,2,3,or 4 A Italian Farmhouse 2 12 1,2,3,or 4 B Tuscan Villa 7 13 1,2,3,or4 A Italian Farmhouse 1 14 1,2,3,or 4 B Tuscan Villa 5 15 1,2,3,or4 A Italian Farmhouse 4 16 1,2,3,or 4 B Tuscan Villa 8 17 1,2,3,or 4 A Italian Farmhouse 1 18 1,2,3,or4 B Tuscan Villa 7 19 1,2,3,or4 A Italian Farmhouse 3 20 1,2,3,or4 B Tuscan Villa 6 21 1,2,3,or 4 A Italian Farmhouse 4 22 1,2,3,or 4 B Tuscan Villa 5 23 1,2,3,or4 A Italian Farmhouse 2 24 1,2,3,or4 B Tuscan Villa 6 25 1,2,3,or4 A Italian Farmhouse 1 26 1,2,3,or4 B Tuscan Villa 5 27 1,2,3,or 4 A Italian Farmhouse 3 28 1,2,3,or4 B Tuscan Villa 7 29 1,2,3,or 4 A Italian Farmhouse 4 30 1,2,3,or 4 B Tuscan Villa 8 31 1,2,3,or 4 A Italian Farmhouse 1 32 1,2,3,or4 B Tuscan Villa 5 33 1,2,3,or 4 A Italian Farmhouse 2 34 1,2,3,or4 B Tuscan Villa 8 35 1,2,3,or4 A Italian Farmhouse 3 36 1,2,3,or 4 B Tuscan Villa 7 37 1,2,3,or4 A Italian Farmhouse 4 38 1,2,3,or4 B Tuscan Villa 6 39 1,2,3,or 4 A Italian Farmhouse 2 BUCILLA GROUP ARCHITECTURE Estates at Griffin Lake La Quinta, California Griffin Ranch Investor, LP Unit Plan Elevation Architectural Color Number Type Designation Style Scheme 40 1,2,3,or 4 B Tuscan Villa 5 41 1,2,3,or 4 A Italian Farmhouse 3 42 1,2,3,or 4 B Tuscan Villa 7 43 1,2,3,or4 A Italian Farmhouse 4 44 1,2,3,or 4 B Tuscan Villa 8 45 1,2,3,or 4 A Italian Farmhouse 1 46 1,2,3,or4 B Tuscan Villa 6 47 1,2,3,or 4 A Italian Farmhouse 2 48 1,2,3,or4 B Tuscan Villa 5 49 1,2,3,or4 A Italian Farmhouse 4 50 1,2,3,or 4 B Tuscan Villa 6 51 1,2,3,or 4 A Italian Farmhouse 2 52 1,2,3,or 4 B Tuscan Villa 7 53 1,2,3,or 4 A Italian Farmhouse 1 54 1,2,3,or 4 B Tuscan Villa 5 55 1,2,3,or4 A Italian Farmhouse 3 56 1,2,3,or 4 B Tuscan Villa 8 57 1,2,3,or 4 A Italian Farmhouse 2 58 1,2,3,or 4 B Tuscan Villa 6 59 1,2,3,or 4 A Italian Farmhouse 3 60 1,2,3,or4 B Tuscan Villa 7 61 1,2,3,or4 A Italian Farmhouse 4 62 1,2,3,or4 B Tuscan Villa 8 63 1,2,3,or 4 A Italian Farmhouse 2 64 1,2,3,or 4 B Tuscan Villa 6 65 1,2,3,or4 A Italian Farmhouse 1 66 1,2,3,or 4 B Tuscan Villa 5 67 1,2,3,or 4 A Italian Farmhouse 3 68 1,2,3,or 4 B Tuscan Villa 7 69 1,2,3,or4 A Italian Farmhouse 4 70 1,2,3,or 4 B Tuscan Villa 5 71 1,2,3,or4 A Italian Farmhouse 3 72 1,2,3,or 4 B Tuscan Villa 8 73 1,2,3,or 4 A Italian Farmhouse 1 74 1,2,3,or 4 B Tuscan Villa 7 75 1,2,3,or 4 A Italian Farmhouse 2 76 1,2,3,or 4 B Tuscan Villa 6 77 1,2,3,or4 A Italian Farmhouse 3 78 1,2,3,or4 B Tuscan Villa 5 BUCILLA GROUP ARCHITECTURE ATTACHMENT 9 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, MARCH 18, 2015 CALL TO ORDER A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:00 a.m. by Principal Planner Wally Nesbit. PRESENT: Board Members Richard Gray and Kevin McCune ABSENT: Board Member Ray Rooker STAFF PRESENT: Principal Planner Wally Nesbit, Consultant Principal Planner Nicole Criste, and Executive Assistant Monika Radeva Principal Planner Nesbit led the Board into the Pledge of Allegiance. PUBLIC COMMENT — None CONFIRMATION OF AGENDA — Confirmed APPROVAL OF MINUTES Motion — A motion was made and seconded by Board Members McCune/Gray to approve the Architectural and Landscaping Review Board Minutes of November 19, 2014, as submitted. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. BUSINESS SESSION 1. Site Development Permit 2014-1007 submitted by Peter J. Pitassi proposing the development of a single family subdivision consisting of 57 homes on 21.28. Project: Estate Collection at Coral Mountain. Location: southwest corner of Madison Street and Avenue 60. Consultant Principal Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Peter J. Pitassi, AIA, LEED AP with Diversified Pacific, Rancho Cucamonga, CA — introduced himself, gave a brief presentation of the project, and answered the Board's questions with regards to access to the CVWD dyke, plant palette and size, ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 1 MARCH 18, 2015 Mr. Peter J. Pitassi, AIA, LEED AP with Diversified Pacific, Rancho Cucamonga, CA - introduced himself, gave a brief presentation of the project, and answered the Board's questions with regards to access to the CVWD dyke, plant palette and size, driveway pavement options, the lack of a fireplace feature, the architectural style, and access gates along Avenue 60. Motion - A motion was made and seconded by Board Members McCune/Gray recommending approval of Site Development Permit 2014-1007, as submitted with staff's recommendations. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. 2. Site Development Permit 2014-1003 submitted by Griffin Ranch Investors LP proposing the construction of 78 new single-family homes, a 3,600 square -foot community building, and common recreation areas on an approximately 40 acre parcel. Project: The Estates at Griffin Lake. Location: south side of Avenue 54, half a mile east of Madison street (81345 Avenue 54). Principal Planner Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Paul DePalatis, AICP, Director of Planning Services with MSA Consulting, Inc., Palm Desert, CA - introduced himself, gave a brief description of the project, and answered the Commission's questions with regards to architectural style, water savings realized through the use of the proposed lake, and the retention capacity of the lake. Mr. Ronald Gregory, A.S.L.A., President with RGA Landscape Architects, Inc., Palm Desert, CA - introduced himself, gave a detailed presentation of the proposed landscaping for the project, and answered the Board's questions with regards to the proposed lake and the front entry water feature. Mr. Mark Majer, Director with MDM Investment Group, Newport Beach, CA - introduced himself and answered the Board's questions with regards to the existing lake on the property being currently supplied by potable water, as well as the canal water supply and filtration for the proposed lake for the project. Mr. Greg Bucilla, President with BGA Bucilla Group Architecture, Inc., Irvine, CA - introduced himself and answered the Board's questions with regards to the lack of shower facilities at the fitness center, the turn -around before the front entry gates, the color palette, and explained that the size of the proposed driveways for the homes were wider than the standard requirement allowing for some unobstructed pedestrian movement even if parked vehicles were present. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 MARCH 18, 2015 Mr. Ian Harbey, Director with MDM Investment Group, Newport Beach, CA - introduced himself and answered the Board's questions with regards to the front door sidewalk not extending all the way to the street. Board Member Gray suggested that the applicant consider extending the front entry pedestrian pathway from the front door to the street. Motion - A motion was made and seconded by Board Members Gray/McCune recommending approval of Site Development Permit 2014-1003 as submitted with staff's recommendations, and the addition of the following condition of approval: "The applicant shall consider incorporation of a pedestrian pathway that provides direct access from the street to the front door areas of the homes. " AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, it was moved/seconded by Board Members Gray/McCune to adjourn this meeting at 1 1 :09 a.m. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 3 MARCH 18, 2015 `�- D-3 OF TO: Honorable Chair and Members of the Planning Commission FROM: Les Johnson, Community Development Director DATE: April 14, 2015 SUBJECT: MEDICAL MARIJUANA DISPENSARIES AND GROUP HOMES At the Planning Commission meeting of February 24, 2015, the Commission requested a summary of the La Quinta Municipal Code (LQMC) regulations regarding medical marijuana dispensaries and group homes, which follows: Medical Marijuana Dispensaries LQMC Section 9.20.050 was adopted in 2007 and states the following: A. Medical marijuana dispensaries are a prohibited use in all zones. B. "Medical marijuana dispensary" means a facility or location which provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance with California Health and Safety Code Section 11362.5 et seq. (Ord. 439 § 1, 2007) Furthermore, medical marijuana dispensaries were declared a public nuisance in 2007 (LQMC Section 11.72.030). The City Council staff reports for each ordinance, which provide detailed information regarding dispensaries, have been included (Attachment 1). In 1996, California voters passed Proposition 215 to allow for the medical use of marijuana. However, it remains an illegal substance under any other circumstances. At the federal level, marijuana remains classified as a Schedule I substance under the Controlled Substances Act, and under federal law is illegal to distribute. As more states began to legalize marijuana for medical use, the federal government has come under increasing political pressure to not prosecute distributors of marijuana for medical purposes in accordance with state law. The inconsistencies between federal and state law, and the issues clouding it, are complex and present a significant challenge in permitting and enforcement. In consideration of this, the premise of the City's decision to prohibit dispensaries was based on potential for increased crime, and to be consistent with federal law. 78-495 Calle Tampico I La Quinta I California 92253 1 760.777.7000 1 www.La-Quinta.org Group Homes A variety of group home living arrangements are available in the City's residential zones. They include congregate living facilities, residential care facilities, senior citizen residences, and supportive/transitional housing. As listed in the LQMC, their allowance varies between residential zones (Attachment 2). The definition of each type of facility varies as well. State law requires residential care facilities serving six or fewer residents be considered a residential property and be treated the same as a single-family home. Residential care facilities with seven or more residents are subject to local land use regulations such as zoning, permitting and public hearing requirements. Attachments: 1. Medical Marijuana Dispensaries City Council Staff Reports dated June 5 and 19, 2014 2. Group Homes LQMC Table of Permitted Uses and Definitions 2 Medical Marijuana Dispensaries City Council Staff Reports T4'yl 4 4 QK&M COUNCIL/RDA MEETING DATE: June 5, 2007 ITEM TITLE: Consideration of Amendments to the Municipal Code, Adding Subsection (DD) to Section 11.72.030 ("Public Nuisances Declared") and to Declare Medical Marijuana Dispensaries a Public Nuisance RECOMMENDATION: ATTACHMENT 1 AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: Motion to take up Ordinance No. , by title and number only and waive further reading. Motion to introduce Ordinance No. , on first reading amending the La Quinta Municipal Code to add Subsection (DD) to Section 1 1.72.030 ("Public Nuisances Declared") declaring medical marijuana dispensaries to be public nuisance. FISCAL IMPLICATIONS: None initially. Following adoption, the City may incur costs in connection with enforcement of these amendments. CHARTER CITY IMPLICATIONS: None. BACKGROUND AND OVERVIEW: Staff is presenting these Amendments for City Council consideration to establish a clear prohibition on medical marijuana dispensaries in La Quinta. Generally speaking, a medical marijuana dispensary is a facility or location that provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance and as defined in California Health and Safety Code Section 11362.5 et seq. Medical Marijuana Dispensaries City Council Staff Reports Presently, to the knowledge of staff, there are no medical marijuana dispensaries operating in the City and the City's Zoning Code does not permit medical marijuana facilities in any zoning designation (however, there is no express prohibition either). Additionally, the City's Public Nuisance Ordinance is silent on whether medical marijuana facilities are public nuisances, although Municipal Code Section 1 1.72.020 Subdivisions (M) and (1313) and (CC) generally declare nuisances to be actions that are unlawful under the Zoning Code, are dangerous to the public, or are nuisances under State law, respectively. Given that some jurisdictions in the Coachella Valley have observed a rise in the operation of these facilities, staff has brought this matter to the Council for consideration so that the Council can take proactive action to establish a clear policy. City staff has scheduled a comparison Zoning Ordinance Amendment, which is scheduled for the June 12, 2007 Planning Commission meeting, and the June 19, 2007 City Council meeting. The purpose of the Zoning Code Amendment is to prohibit medical marijuana facilities in all zones. California law generally prohibits the possession, cultivation, sale, transportation and distribution of marijuana. (Health & Safety Code § § 11357, 11358, 11359, 11360, 11361, 11366, 1 136.5.) Accordingly, unless medical marijuana dispensaries fall within an exception to these laws, their operations plainly violate California law (and, as discussed below, federal law). In November of 1996, California voters approved Proposition 215, also termed the "Compassionate Use Act of 1996," which is codified at Health & Safety Code Section 11362.5. Section 11362.5 creates an exception to California's laws against the possession and cultivation of marijuana for "seriously ill" Californians who have received a doctor's recommendation, and for their "primary caregivers." In February of 2003, the California Legislature enacted SB 420, which added several medical marijuana -related provisions to the Health & Safety Code Section 11362.7 et seq to amend and clarify the Compassionate Use Act. (Health & Safety Code § 1 1362.7, Legislative Notes.) Under SB 420 medical marijuana dispensaries must be licensed with the State as a health clinic or health facility, and must consistently assume responsibility for each of its customers' health and safety in order to be considered a "primary caregiver" and fall within the protections of Section 11362.7. In addition, a medical marijuana dispensing facility is not authorized to engage in for -profit sales of marijuana. Thus, because of these requirements, it is likely that many medical marijuana operations in the State are operating illegally. Aside from State law, the federal Controlled Substances Act (21 U.S.C. § 801 etseq.) prohibits the manufacture, distribution, and possession of various controlled substances, including marijuana. (See United States v, Oakland Cannabis Buyers' Cooperative (2001) 532 U.S. 483, 486.) Specifically, the Controlled Substances Act provides that "except as authorized by this subchapter, it shall be unlawful for any person knowingly or intentionally ... to manufacture, distribute, or dispense, or Medical Marijuana Dispensaries City Council Staff Reports possess with intent to manufacture, distribute, or dispense, a controlled substance." (21 U.S.C. § 841(a)(1). The United States Supreme Court has ruled that the federal Controlled Substances Act does not contain any "medical necessity" exception that would permit the manufacture, distribution, or possession of marijuana for medical purposes, which is what California's Compassionate Use Act purports to accomplish. The proposed Ordinance, which declares medical marijuana dispensaries a public nuisance and bans them in the City, does not violate the Compassionate Use Act or SB 420 and complies with federal law. Notably, Health & Safety Code Section 11362.83 provides that "Nothing in this article shall prevent a city or other local governing body from adopting and enforcing laws consistent with this article." Nothing in the "article" referenced requires that cities allow dispensaries to operate within their jurisdiction; as a result, the ordinance would not be inconsistent with the Compassionate Use Act. Indeed, State Planning and Zoning Law generally permits a city to exclude a particular type of use (especially where, as here, the use is not presently being operated) Accordingly, the Compassionate Use Act does not prohibit the City of La Quinta from declaring medical marijuana facilitates a public nuisance and banning them within the City. A number of other cities and counties (including Riverside County) have adopted total prohibitions on the operation of medical marijuana distribution facilities. Such jurisdictions have relied on the fact that federal law totally precludes such facilities and the fact that nothing in the Compassionate Use Act requires cities to allow medical marijuana dispensing facilities to operate within their jurisdiction. Additionally, such jurisdictions have relied on the negative "secondary impacts" of medicinal marijuana dispensaries on the health and safety of the community. In this regard, research has demonstrated the following secondary impacts of medical marijuana dispensing facilities in cities where these facilities had been allowed to operate: (1) large criminal element drawn to the dispensary; (2) street dealers with doctor's recommendation buying marijuana from the dispensary and then illegally selling the marijuana to people without a recommendation; (3) criminals in search of drugs robbing dispensary customers of the marijuana they purchase from the dispensary; (4) street level dealers trying to sell marijuana at a lower price to persons going to the dispensary; (5) thefts and robberies around the dispensary location; (6) people smoking marijuana in public around the dispensary or in other public locations; (7) people who have obtained marijuana from the dispensary driving under the influence of marijuana; (8) attempted burglary of the dispensary; (9) businesses located near dispensary suffering loss of business; (10) business owners located near dispensary feeling unsafe at work; (1 1) other illegal drugs being sold within the dispensaries; (12) dispensaries purchasing marijuana from undisclosed growers; (13) people attempting to illegally sell drugs to the dispensing facilities; and (14) doctors making marijuana recommendations of questionable integrity for a fee at the dispensaries. 2 `j Medical Marijuana Dispensaries City Council Staff Reports These factors, in addition to the status of federal and State law, provide a basis for the City of La Quinta to prohibit medical marijuana facilities. ENVIRONMENTAL DETERMINATION The proposed Ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to Title 14 California Code of Regulations Section 15061(b)(3), because the proposed Ordinance involves a proactive measure to prohibit marijuana dispensaries, and there is no possibility that its adoption would have a significant effect on the environment. GENERAL PLAN CONSISTENCY The proposed Ordinance is consistent with the City's General Plan because the Ordinance does not change or alter any land use designations, densities or intensities of use set forth in the General Plan. FINDINGS AND ALTERNATIVES: The alternatives available to the City Council include: 1. Motion to take up Ordinance No. , by title and number only and waive further reading. Motion to introduce Ordinance No. , on first reading amending the La Quinta Municipal Code to add Subdivision (DD) to Section 11.72.030 ("Public Nuisances Declared") declaring medical marijuana dispensaries to be a public nuisance;. 2. Do not introduce Ordinance amending the La Quinta Charter and Municipal Code; or 3. Provide staff with alternative direction. Respectfully submitted, Douglas R[-vans, Assistant City Manager) Interim Ccunity Development Director Approved for submission by: Thomas P. Genovese, City Manager Medical Marijuana Dispensaries City Council Staff Reports ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AMENDING TITLE 11, CHAPTER 11.72 ("PUBLIC NUISANCES") OF THE LA QUINTA MUNICIPAL CODE TO ADD SECTION 11.72.030(DD) TO DECLARE MEDICAL MARIJUANA DISPENSARIES A PUBLIC NUISANCE AND TO PROHIBIT MEDICAL MARIJUANA DISPENSARIES IN THE CITY WHEREAS, the City Council of the City of La Quinta is committed to protecting the public health, safety, and welfare of the community, and to meet these goals it is necessary for the City Council to adopt measures, from time to time, to meet threats to the public health, safety, and welfare; and. WHEREAS, the federal Controlled Substances Act (21 U.S.C. § 801 et seq.) prohibits the manufacture, distribution and possession of marijuana; and WHEREAS, in 1996, the voters of the Sate of California approved Proposition 215 (codified as Health and Safety Code section 11362.5 et seq., and entitled "The Compassionate Use Act of 1996" ("Act"), to enable persons who are in need of marijuana for specified medical purposes to obtain and use marijuana under limited, specified circumstances. The State Legislature, pursuant to Senate Bill 420, also enacted Article 2.5, Medical Marijuana Program, of Chapter 6, Offenses and Penalties, of Division 10, Uniform Controlled Substances Act, of the Health and Safety Code of the Health and Safety Code of the State of California, as amended, which allows local governments to adopt and enforce laws consistent with Article 2.5; and WHEREAS, publicly available reports confirm that the establishment of medical marijuana dispensaries in local jurisdictions, including but not limited to the cities of West Hollywood and Anaheim and the County of Alameda, has resulted in serious negative secondary effects such as increases in crime, including violent criminal activity such as armed robberies and burglaries, at or near medical marijuana dispensaries and in the areas immediately surrounding such dispensaries; and WHEREAS, to avoid the threat to public health, safety, and welfare that would occur if medical marijuana dispensaries were permitted in the City, it is necessary to declare the establishment and maintenance of such dispensaries, whether stand-alone dispensaries or as part of an otherwise legal facility, a public nuisance that should be prohibited in the City; and 2'1 Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending LCMC Title 11, Chapter 11.72 Public Nuisances -Marijuana Dispensaries June 5, 2007 WHEREAS, the adoption of this Chapter is consistent with federal law and Article 2.5, Medical Marijuana Program, of Chapter 6, Offenses and Penalties, of Division 10, Uniform Controlled Substances Act, of the Health and Safety Code of the Health and Safety Code of the State of California, as amended; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LA QUINTA DOES ORDAIN AS FOLLOWS: SECTION 1. AMENDMENT TO MUNICIPAL CODE TITLE 11 (PEACE MORALS AND SAFETY): La Quinta Municipal Code Chapter 11.72, entitled "Public Nuisances," is hereby amended to add Subsection "DD" to Section 11.72.030 ("Public Nuisances Declared") as follows: (DD) Medical marijuana dispensaries. As used in this Chapter, a "medical marijuana dispensary" is a facility or location which provides, makes available, or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance with California Health and Safety Code Section 11362.5 et seq. SECTION 2. ENVIRONMENTAL DETERMINATION; GENERAL PLAN CONSISTENCY: The City Council finds that adoption of this Ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to Title 14 California Code of Regulations section 15061, subsection (b)(3), in that the proposed Ordinance involves a proactive measure to prohibit marijuana dispensaries and does not have the potential to significantly effect the environment. The City Council further finds and determines that the Ordinance is consistent with the City's General Plan, in that the Ordinance does not change or alter any land use designations, densities or intensities of use set forth in the General Plan. SECTION 3. SEVERABILITY: If any section, subsection, subdivision, paragraph, sentence, clause or phrase, or portion of this Ordinance is, for any reason, held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council herby declares that it would have adopted this Ordinance and each section, subsection, subdivision, paragraph sentence, clause or phrase of this Ordinance irrespective of the fact that one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared unconstitutional or invalid or effective. To this end the provisions of this Ordinance are declared to be severable. 21561015610-0002 2 tl J^ 813177.02 a05/30/07 -2- Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending LCMC Title 11, Chapter 11.72 Public Nuisances -Marijuana Dispensaries June 5, 2007 SECTION 4. EFFECTIVE DATE: This Ordinance shall be in full force and effect thirty (30) days after adoption. SECTION 5. POSTING: The City Clerk shall cause this Ordinance to be posted in at least three public places designated by resolution of the City Council, shall certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting to be entered into the BOOK of ORDINANCES of the City of La Quinta. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this day of , 2007, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DON ADOLPH, Mayor City of La Quinta, California r_161*36 VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHERINE JENSON, City Attorney City of La Quinta, California 2156/015610-0002 813177 02 a05/30/07 -3- Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending LCMC Title 11, Chapter 11.72 Public Nuisances -Marijuana Dispensaries June 5, 2007 STATE OF CALIFORNIA) COUNTY OF RIVERSIDE) ss. CITY OF LA QUINTA ) I, VERONICA MONTECINO, City Clerk of the City of La Quinta, California, do hereby certify the foregoing to be a full, true, and correct copy of Ordinance No. which was introduced at a regular meeting on the day of , 2007 and was adopted at a regular meeting held on the day of , 2007 not being less than 5 days after the date of introduction thereof. I further certify that the foregoing Ordinance was posted in three places within the City of La Quinta as specified in City Council Resolution 98-109. VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California DECLARATION OF POSTING I, VERONICA MONTECINO, City Clerk of the City of La Quinta, California, do hereby certify that the foregoing ordinance was posted on , pursuant to Council Resolution. VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California 2156/015 610-0002 S 1 3177.02 a05/30107 4- Medical Marijuana Dispensaries City Council Staff Reports a, fZ cF�t Of T COUNCIL/RDA MEETING DATE: June 19, 2007 ITEM TITLE: Public Hearing to Consider Adoption of an Ordinance Amending the Municipal Code, Adding Section 9.20.050 to Chapter 9.20 ("Zoning Districts") to Prohibit Medical Marijuana Dispensaries in all Zones RECOMMENDATION: AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: / Motion to take up Ordinance No. , by title and number only and waive further reading. Motion to introduce Ordinance No. , on first reading amending the La Quinta Charter and Municipal Code to add Section 9.20.050 to Chapter 9.20 ("Zoning Districts") to prohibit medical marijuana facilities in all zones. FISCAL IMPLICATIONS: None initially. Following adoption, the City may incur cost in connection with enforcement of these amendments. CHARTER CITY IMPLICATIONS: None. BACKGROUND AND OVERVIEW: The Planning Commission at its meeting of June 12, 2007, unanimously (4-0-1, Commissioner Daniels was absent) recommended approval of this Amendment regarding medical marijuana dispensaries in La Quinta. Generally speaking a medical marijuana dispensary is a facility or location that provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person --kO ( 4 3 t Medical Marijuana Dispensaries City Council Staff Reports with an identification card, in accordance with and as defined in California Health and Safety Code Section 11362.5 et seq. Presently, to the knowledge of staff, there are no medical marijuana dispensaries operating in the City and the City's Zoning Code does not permit medical marijuana facilities in any zoning designation (however, there is no express prohibition either). Given that some jurisdictions in the Coachella Valley have observed a rise in the operation of these facilities, staff has brought this matter to the Council for consideration so that the Council can take proactive action to establish a clear policy. California law generally prohibits the possession, cultivation, sale, transportation and distribution of marijuana. (Health & Safety Code § § 11357, 11358, 11359, 11360, 11361, 11366, 1 136.5.) Accordingly, unless medical marijuana dispensaries fall within an exception to these laws, their operations plainly violate California law (and, as discussed below, federal law). In November of 1996, California voters approved Proposition 215, also termed the "Compassionate Use Act of 1996," which is codified at Health & Safety Code Section 11362.5. Section 11362.5 creates an exception to California's laws against the possession and cultivation of marijuana for "seriously ill" Californians who have received a doctor's recommendation, and for their "primary caregivers." In February of 2003, the California Legislature enacted SB 420, which added several medical marijuana -related provisions to the Health & Safety Code section 11362.7 et seq to amend and clarify the Compassionate Use Act. (Health & Safety Code § 1 1362.7, Legislative Notes.) Under SB 420 medical marijuana dispensaries must be licensed with the State as a health clinic or health facility; and must consistently assume responsibility for each of its customers' health and safety in order to be considered a "primary caregiver" and fall within the protections of Section 11362.7. In addition, a medical marijuana dispensing facility is not authorized to engage in for profit sales of marijuana. Thus, because of these requirements it is likely that many medical marijuana operations in the State are operating illegally. Aside from State law, the federal Controlled Substances Act (21 U.S.C. § 801 et seq.) prohibits the manufacture, distribution, and possession of various controlled substances, including marijuana. (See United States v. Oakland Cannabis Buyers' Cooperative (2001) 532 U.S. 483, 486.) Specifically, the Controlled Substances Act provides that "except as authorized by this subchapter, it shall be unlawful for any person knowingly or intentionally ... to manufacture, distribute, or dispense, or possess with intent to manufacture, distribute, or dispense, a controlled substance." (21 U.S.C. § 841(a)(1). •__r� 3'r Medical Marijuana Dispensaries City Council Staff Reports The United States Supreme Court has ruled that the federal Controlled Substances Act does not contain any "medical necessity" exception that would permit the manufacture, distribution, or possession of marijuana for medical purposes, which is what California's Compassionate Use Act purports to accomplish. The proposed Ordinance, which completely bans medical marijuana dispensaries in all zones, does not violate the Compassionate Use Act or SB 420 and complies with federal law. Notably, Health & Safety Code Section 11362.83 provides that "Nothing in this article shall prevent a city or other local governing body from adopting and enforcing laws consistent with this article." Nothing in the referenced "article" requires that cities allow dispensaries to operate within their jurisdiction; as a result, the Ordinance would not be inconsistent with the Compassionate Use Act. Indeed, State Planning and Zoning law generally permits a city to exclude a particular type of use (especially where, as here, the use is not presently being operated). Accordingly, the Compassionate Use Act does not prohibit the City of La Quinta from adopting a ban on medical marijuana facilitates within the City. A number of other cities and counties (including Riverside County) have adopted total prohibitions on the operation of medical marijuana distribution facilities. Such jurisdictions have relied on the fact that federal law totally precludes such facilities and the fact that nothing in the Compassionate Use Act requires cities to allow medical marijuana dispensing facilities to operate within their jurisdiction. Additionally, such jurisdictions have relied on the negative effect of medicinal marijuana dispensaries on the health and safety of the community. In this case, both the federal prohibition and the fact that the Compassionate Use Act does not require cities to approve dispensaries are sufficient reasons for the City to adopt this Zoning Code Amendment. ENVIRONMENTAL DETERMINATION The proposed Ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to Title 14 California Code of Regulations' Section 15061(b)(3) because the proposed Ordinance involves a proactive measure to prohibit marijuana dispensaries and there is no possibility that its adoption would have a significant effect on the environment. GENERAL PLAN CONSISTENCY The proposed Ordinance is consistent with the City's General Plan because the Ordinance does not change or alter any land use designations, densities or intensities of use set forth in the General Plan. .,V 0 43F Medical Marijuana Dispensaries City Council Staff Reports FINDINGS AND ALTERNATIVES: The alternatives available to the City Council include: 1 . Motion to take up Ordinance No. , by title and number only and waive further reading. Motion to introduce Ordinance No. , on first reading amending the La Quinta Charter and Municipal Code to add Section 9.20.050 to Chapter 9.20 ("Zoning Districts") to prohibit medical marijuana facilities in all zones; or 2. Do not introduce Ordinance amending the La Quinta Charter and Municipal Code; or 3. Provide staff with alternative direction. RacnPrtfi illy ci ihmittptl Douglas R. ans Assistant ity Manager -Development Services/ Interim Community Development Director Approved for submission by: Thomas P. Genovese, City Manager *wk t 439 Medical Marijuana Dispensaries City Council Staff Reports ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AMENDING TITLE 9, CHAPTER 9.20 ("ZONING DISTRICTS") OF THE LA QUINTA MUNICIPAL CODE TO ADD SECTION 9.20.050 TO PROHIBIT MEDICAL MARIJUANA DISPENSARIES IN ALL ZONES IN THE CITY WHEREAS, the City Council of the City of La Quinta is committed to protecting the public health, safety, and welfare of the community, and to meet these goals it is necessary for the City Council to adopt measures, from time to time, to meet threats to the public health, safety, and welfare; and WHEREAS, the federal Controlled Substances Act (21 U.S.C. § 801 et seq.) prohibits the manufacture, distribution and possession of marijuana; and WHEREAS, in 1996, the voters of the Sate of California approved Proposition 215 (codified as Health and Safety Code section 11362.5 et seq., and entitled "The Compassionate Use Act of 1996" ("Act"), to enable persons who are in need of marijuana for specified medical purposes to obtain and use marijuana under limited, specified circumstances. The State Legislature, pursuant to Senate Bill 420, also enacted Article 2.5, Medical Marijuana Program, of Chapter 6, Offenses and Penalties, of Division 10, Uniform Controlled Substances Act, of the Health and Safety Code of the Health and'Safety Code of the State of California, as amended, which allows local governments to adopt and enforce laws consistent with Article 2.5; and WHEREAS, publicly available reports confirm that the establishment of medical marijuana dispensaries in local jurisdictions, including but not limited to the cities of West Hollywood and Anaheim and the County of Alameda, has resulted in serious negative secondary effects such as increases in crime, including violent criminal activity such as armed robberies and burglaries, at or near medical marijuana dispensaries and in the areas immediately surrounding such dispensaries; and WHEREAS, to avoid the threat to public health, safety, and welfare that would occur if medical marijuana dispensaries were permitted in the City, it is necessary to declare the establishment and maintenance of such dispensaries, whether stand-alone dispensaries or as part of an otherwise legal facility, a use that is prohibited in all land use zones; and WHEREAS, the adoption of this chapter is consistent with federal law and Article 2.5, Medical Marijuana Program, of Chapter 6, Offenses and Penalties, of Division 10, Uniform Controlled Substances Act, of the Health and Safety Code of the Health and Safety Code of the State of California, as amended; r,V_U 44 r Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending Title 9, Chapter 9,200 Adding Section 9.20.050 Adopted: NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LA QUINTA DOES ORDAIN AS FOLLOWS: SECTION 1. AMENDMENT TO MUNICIPAL CODE TITLE 9 (PLANNING AND ZONING): La Quinta Municipal Code Chapter 9.20, entitled "Zoning Districts," is hereby amended to add section 9.20.050 as follows: Section 9.20.050. Medical marijuana dispensaries. A. Medical marijuana dispensaries are a prohibited use in all zones. B. "Medical marijuana dispensary" means a facility or location which provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance with California Health and Safety Code Section 11362.5 et seq. SECTION 2. ENVIRONMENTAL DETERMINATION; GENERAL PLAN CONSISTENCY: The City Council finds that adoption of this Ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to Title 14 California Code of Regulations section 15061, subsection (b)(3), in that the proposed Ordinance involves a proactive measure to prohibit marijuana dispensaries and does not have the potential to significantly effect the environment. The City Council further finds and determines that the Ordinance is consistent with the City`s General Plan, in that the Ordinance does not change or alter any land use designations, densities or intensities of use set forth in the General Plan. SECTION 3. SEVERABILITY: If any section, subsection, subdivision, paragraph, sentence, clause or phrase, or portion of this Ordinance is, for any reason, held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this ordinance or any part thereof. The City Council herby declares that it would have adopted this Ordinance and each section, subsection, subdivision, paragraph sentence, clause or phrase of this Ordinance irrespective of the fact that one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared unconstitutional or invalid or effective. To this end the provisions of this Ordinance are declared to be severable. SECTION 4. EFFECTIVE DATE: This Ordinance shall be in full force and effect thirty (30) days after adoption. Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending Title 9, Chapter 9.200 Adding Section 9.20.050 Adopted: SECTION 5. POSTING: The City Clerk shall cause this Ordinance to be posted in at least three public places designated by resolution of the City Council, shall certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting to be entered into the BOOK of ORDINANCES of the City of La Quinta. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this day of 200_, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DON ADOLPH, Mayor City of La Quinta, California ATTEST: VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California APPROVED AS TO FORM: M. KATHERINE JENSON, City Attorney City of La Quinta, California 44� Medical Marijuana Dispensaries City Council Staff Reports Ordinance No. Amending Title 9, Chapter 9.200 Adding Section 9.20.050 Adopted: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE) ss. CITY OF LA QUINTA f I, VERONICA MONTECINO, City Clerk of the City of La Quinta, California, do hereby certify the foregoing to be a full, true, and correct copy of Ordinance No. which was introduced at a regular meeting on the day of , 2007 and was adopted at a regular meeting held on the day of , 2007 not being less than 5 days after the date of introduction thereof. I further certify that the foregoing Ordinance was posted in three places within the City of La Quinta as specified in City Council Resolution 98-109. VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California DECLARATION OF POSTING I, VERONICA MONTECINO, City Clerk of the City of La Quinta, California, do hereby certify that the foregoing ordinance was posted on , pursuant to Council Resolution. VERONICA MONTECINO, CMC, City Clerk City of La Quinta, California 0`10-0. -443 Group Homes LQMC Table of Permitted Uses and Definitions 9.40.040 Table of permitted uses. ATTA C H M E N TM Land Use RVL RL RC RM RMH RH Group Living and Care Uses Child day care facilities as an accessory use, serving 8 or fewer A A A A A X children, subject to Section 9.60.190 Child day care facilities as an accessory use, serving 9-14 M M M M M X children, subject to Section 9.60.190 Congregate living facilities, 6 or P P P P P X fewer persons Congregate care facility C C C C C C Residential care facilities, 6 or P P P P P P fewer persons Senior citizen residences, 6 or fewer persons, subject to Section P P P P P P 9.60.200 Senior group housing, 7 or more persons, subject to Section X X X X C C 9.60.200 Time share facilities, subject to C C C C C C Section 9.60.280 Bed and breakfast inns C C C C C C Supportive housing X X X C C C Transitional housing X X X C C C Group Homes LQMC Table of Permitted Uses and Definitions 9.280.030 Definition of terms. "Congregate care facility" means a facility providing care on a monthly basis or longer and which is the primary residence of the people it serves. It provides services to the residents such as the following: dining, housekeeping, security, medical, transportation and recreation. Any commercial services provided are for the exclusive use of the occupants of the facility. Such a facility may be located in more than one building and on contiguous parcels within the building site. "Congregate living facility" means a single family residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer developmentally disabled persons or six or fewer persons undergoing treatment for alcohol or drug abuse and which is permitted in single family residences by operation of state law. (See also "residential care facility.") "Residential care facility" or "community care facility" means a residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer of the following: wards of the juvenile court, elderly persons, mentally disordered persons, handicapped persons or dependent and neglected children. Such a facility is permitted in all types of residences by operation of state law. (See also "congregate living facility.") "Senior citizen residence" means a residential care facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer senior citizens. "Supportive housing" means housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260 of the Health and Safety Code 50675.14(b) and that is linked to on -site or off -site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. ("Target population" includes adults with low income having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.) "Transitional housing" is buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.