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CC Resolution 2015-015 Estates at Griffin Lake EA, SP, TPM, TTM, SDPITION NO. 2015 - 015 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED 'MITIGATION MONITORING PROGRAM AND 'APPROVING A SPECIFIC PLAN, TENTATIVE PARCEL MAP, TENTATIVE TRACT MAP, AND SITE DEVELOPMENT PERMIT, FOR THE ESTATES AT GRIFFIN LAKE CASE NUMBERS: 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 WHEREAS, the City Council of the City of La Quinta, California did, on the 5th day of May, 2015, hold a duly noticed Public Hearing to consider a request by Griffin Ranch Investors LP for certification of a Mitigated Negative Declaration and Mitigation Monitoring Program, together with approval of project applications for The Estates at Griffin Lake, generally located on the south side of Avenue 54, one quarter mile east of Madison Street, more particularly described as: APN: 767-320-013 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 recommendation on The Estates at Griffin Lake project applications, and after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2015-005, recommending to the City Council certification of the associated CEQA documentation and approval of the aforementioned project applications; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on April 24, 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, WHEREAS, at the aforementioned City Council Public Hearing held on May 5, 2015, upon hearing and considering all testimony and arguments, if any, of all Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1.001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 2 of 11 interested persons desiring to be heard, the City Council did make the following mandatory findings pursuant to the La Quinta Municipal Code to justify City Council approval of said CEQA documentation and project applications: 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 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, the La Quinta City Council did make the following findings to justify City Council certification of said Environmental Assessment: 1. That the Mitigated Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The City Council 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. Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 3 of 11 Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this Project, the City Council 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 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 City Council 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. Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 4 of 11 9. The City Council 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 City Council decision is based upon, are located in the La Quinta City Hall, Community Development Department, 78495 Calle Tampico, La Quinta, California, 92253. Specific Plan 2014-1001 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the La Quinta City Council did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify 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 Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 5 of 11 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. 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, the La Quinta City Council did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify 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 Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 6 of 11 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 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 hazardto 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, Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 7 of 11 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. 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, the La Quinta City Council did make the, following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify 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 Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 8 of 11 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 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, the La Quinta City Council did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify 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 Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 9 of 11 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 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. Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT. 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 10 of 11 6. Landscape Design Theproposed 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 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 City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case; SECTION 2. That it does hereby certify 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 grant City Council approval of Specific Plan 2014- 1001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit B). SECTION 4. That it does hereby grant 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 Q. SECTION 5. That it does hereby grant 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). Resolution No. 2015-015 Environmental Assessment 2014-1001, Specific Plan 2014-1001, Tentative Parcel Map 2014-1001 (TPM 36745), Tentative Tract Map 2014-1001 (TT 36744) Site Development Permit 2014-1003 Estates at Griffin Lake (Griffin Ranch Investors LP) Adopted: May 5, 2015 Page 11 of 11 SECTION 6. That it does hereby grant 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 City Council, held on this the 51h day of May, 2015, by the following vote: AYES: Council Members Franklin, Osborne, Radi, Mayor Evans NOES: Council Member Pena ABSENT: None ABSTAIN: None C LINDA EVANS, Mayor City of La Quinta, California ATTEST: yww�__ k�� SUSAN MAYSELS, CWy Clerk City of La- Quinta, California (CITY .SEAL) APPROVED AS TO FORM: Lim WILLIAM H`` IHRKE, City Attorney 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 Griffm 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- Estates at Griffin Lake IS/MND February 2015 Exhibit 1: Site Location THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN R ;PRC7'JECT us SITE 09 e v p g 74 F GRIFFIN RANCH ` a w! K �41 IF r y. ', e � � ya C y �'-• :. 4 � �. �.r �. '° � .0 r- .. �. ,B :.E,h 4 #ac 1 '°"'�� a a..;Frrj $Ots'0Ce_ city 0.1 La CW'mcl Evni!>.7 DQ te. Juvy 7, 20 id -3- Estates at Griffin Lake IS/MND February 2015 Exhibit 2: Project Site Plan THE ESTATES AT GRIFFIN LAKE E-N'ff—i- 414= IN-EMR.1 SECOnDWRY-ENTR' tE--f FUTURE HOME SITES MERV GRIFFIN EXISTING ESTATE FUTURE EVENT AREA FUTURE HOME SITES P6 Attic)'�?AVILI-61!1 '-AKE FUTURE HOME SITES 0 ✓ BOAT DOCKS 0 LU 0 UJ FUTURE HOME STIES TYPICAL 6W f- Doit D '.�fq i�P 4VI ION PRODUCTION UNIT FUTURE HOME SITES FUTURE HOME SITES N "v 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 El Hazards & Hazardous Materials ❑ Hydrology /Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation Transportation/Traffic Utilities / Service Mandatory Findings of El El 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 X 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. G✓� Signature . 3 A//J; Date -5- Estates at Griffm Lake ISAM 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. M 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 -8- Estates at Griffin Lake ISAIND Fe ruary 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 -9- 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 (pounds per day) Construction Emissions' CO NO, ROG SOz 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 (hounds Der davl CO NO7e ROG SOz 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 2,292 304 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 Griffm 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 Griffm 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 be January 1 st and August 31 st with the potential to impact nesting birds shall require a qualified biologist to 'conduet 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 1st to September 1st 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 projects: 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 s "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 projece. 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 February 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 (C13C). 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 investigation3 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 A1332, 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/NM 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? 0 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 Griffm 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? Nource: 2U3S General Plan; "Preliminary WQMP fort states 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 Griffm 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 Fe ruary 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/NM 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 10pm 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 plans. 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. "Griffin Ranch Specific Plan and Vesting Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004 "Exterior Noise Analysis Tract 34642 — Griffin Ranch" prepared by BridgeNet International, July 2006. -29- Estates at Griffm 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 Griffm Lake ISAIND 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 Griffm 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 XVI. 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. fg) 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); Waitewater 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 Griffm Lake IS/NIND 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 a -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 Griffm 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 CalEEMod 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 Griffm 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 CEOA COMPLIANCE DATE: Aril 2, 2015 ASSESSORS PARCEL NO.: 1 767-320-013 CASE NO.: Specific Plan 2014-1001, Tentative Parcel PROJECT LOCATION: South side of Avenue 54, 1/4 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. RESOLUTION NO. 2015 - 015 EXHIBIT B CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2014-1001 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 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 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. Page 1 of 3 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2014-1001 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 2 OF 3 C. Section 2.3 shall be revised to reflect removal of the Estate Grounds (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 TOP 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 (i.e. along the east and south sides of the project), shall be limited to single story units, not to exceed 22 feet in height. Page 2 of 3 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2014-1001' ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 3OF3 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 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 RESOLUTION NO. 2015 - 015 EXHIBIT C CONDITIONS OF APPROVAL — FINAL TENTATIVE PARCEL MAP 2014-1001 (TPM 36745) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 1 OF 3 ,dd01:11MIN 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 2014-1001 (TPM 36745) shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL — FINAL TENTATIVE PARCEL MAP 2014-1001 (TPM 36745) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL — FINAL TENTATIVE PARCEL MAP 2014-1001 (TPM 36745) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 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. 11. 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. l7VLT11111W_1all 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 1 OF 24 GENERAL EXHIBIT D 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 2 OF 24 • 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 all requirements, directives, and orders established pursuant to Executive Order B-29-15 and all regulations adopted to implement that executive order by any state, regional, or local agency or department, including but not limited to regulations adopted by the State Water Resources Control Board, California Department of Water Resources, California Energy Commission, and Coachella Valley Water District (or other distributor of a public water supply), in furtherance of the mandate to prevent the waste and unreasonable use of potable water. If another executive order or future regulations are issued and adopted in furtherance of a mandate to prevent the waste and unreasonable use of water, the applicant shall comply with all requirements, directives,and orders established thereunder. If a requirement, directive, or order established pursuant to Executive Order B-29-15 (or any future executive order) and regulations adopted pursuant thereto is more restrictive than a requirement under the La Quinta Municipal Code RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 3OF24 applicable by these conditions of approval, then the applicant shall comply with the most restrictive requirement. 8. 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 13.24.1.70 (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. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 .(TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 4 OF 24 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. 9. 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. 10. 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. 11. 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 12. 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, RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 5 OF 24 construction and reconstruction of essential improvements. 13. 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. 14. 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. 15. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Streets '13% '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. 16. 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. 17. 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. 18. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 6 OF 24 19. 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. 20. 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. 21. 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 22. 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. 23. 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. 24. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 7 OF 24 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. 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. 25. 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). 26. 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. 27. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 8 OF 24 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. 28. 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. 29. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 30. 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. FINAL MAPS 31. 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. 32. 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). 33. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN .LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 9OF24 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 B. PM 10 Plan 1 " = 40' Horizontal liff2I11A • . A 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) 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 10 OF 24 "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. "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. 34. 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. 35. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 36. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 11 OF 24 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 37. 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. 38. 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). 39. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 12 OF 24 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. 40. 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 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. 41. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 13 OF 24 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. 42. 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 43. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 44. 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. 45. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS,LP MAY 5, 2015 PAGE 14 OF 24 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. 46. 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. 47. 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. 48. 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. 49. 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. 50. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 15 OF 24 one foot standard would impose an unreasonable hardship upon the applicant. 51. 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. 52. 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 53. 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 of in an approved manner. 54. 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. 55. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 16 OF 24 56. 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. 57. 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. 58. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer: 59. 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. 60. 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). 61. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 62. 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. 63. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 64. 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. 467; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 17 OF 24 No. 137-2013-001 1 and the:State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 20:12-00067DWQ-. 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. 137-2013-001 1. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. 137-2013-001 1 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. UTILITIES 65. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 66. 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. 67. 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. 68. Underground utilities shall be installed prior to overlying hardscape. For installation of RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 18 OF 24 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 69. 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. 70. 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. 71. 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. LANDSCAPE AND IRRIGATION 72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 73. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 74. 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. 75. The applicant shall submit final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 19 OF 24 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. 76. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 77. 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. 78. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 20 OF 24- PUBLIC SERVICES 79. 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 suchimprovements; 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 80. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 81. 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 82. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in .effect when the applicant makes application for plan check and permits. 83. 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). 84. 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. 85. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 21 OF 24 FIRE PROTECTION 86. 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. 87. 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. 88. 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. 89. 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. 90. 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 8.0 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 91. Any turn -around requires a minimum 38-foot turning radius. 92. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 22 OF 24 93. 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 94. 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. 95. 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. 96. 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 97. A paleontological resource impact mitigation program shall be developed and implemented for the proposed project in accordance with the provisions of CEOA, 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 23 OF 24 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. COMMUNITY DEVELOPMENT 98. 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. 99. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 2015-1001 (TTM 36744) ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 PAGE 24 OF 24 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). 100. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL EXHIBIT E SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 1 of 22 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the. City of La Quinta ("City"), its agents, officers and ,employees from any claim, action or proceeding to attack, set aside, void, or. annul the approval of this Site. -Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 2 of 22 • 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 • 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 all requirements, directives, and orders established pursuant to Executive Order B-29-15 and all regulations adopted to implement that executive order by any state, regional, or local agency or department, including but not limited to regulations adopted by the State Water Resources Control Board, California Department of Water Resources, California Energy Commission, and Coachella Valley Water District (or other distributor of a public water supply), in furtherance of the mandate to prevent the waste and unreasonable use of potable water. If another executive order or future regulations are issued and adopted in furtherance of a mandate to prevent the waste and unreasonable use of water, the applicant shall comply with all requirements, directives, and orders established thereunder. If a requirement, directive, or order established pursuant to Executive Order B-29-15 (or any future executive order) and regulations adopted pursuant thereto is more restrictive than a requirement under the La Quinta Municipal Code applicable by these conditions of approval, then the applicant shall comply with the most restrictive requirement. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 . ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 3 of 22 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 inspection at the project site at all times through and including acceptance of all improvements by the City. C. The rapplicant'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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 4 of 22 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 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. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 5 of 22 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 private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Streets '13% '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. 14. 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. 15. 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. 16. 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 17. 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 6 of 22 18. 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. 19. 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. E. Emergency Turn Around 1) Shall be constructed to conform to the lay -out shown on the RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 7 of 22 tentative tract map, except for minor revisions as may be required by the City Engineer. 20. 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 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 8 of 22 21. 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). 22. 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. 23. 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. 24. 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. 25. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 26. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 9 of 22 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. 27. 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). 28. 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) 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. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 10 of 22 F. On -Site Residential Precise Grading Plan s 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. "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. 29. 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- RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 11 of 22 quinta.org). Please navigate to. the Public Works Department home page and look for the Standard Drawings- hyperlink. 30. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 31. 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 32. 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. 33. 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). 34. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 12 of 22 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. 35. 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 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, RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 13 of 22 or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 36. 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. 37. 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 38. The applicant shall comply with the provisions. of LQMC Section 13.24.050 (Grading Improvements). 39. 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. 40. 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP. MAY 5, 2015 Page 14 of 22 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. 41. 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. 42. 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 (61 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP . MAY 5, 2015 Page 15 of 22 depressed one and one-half inches (1.5 ") in the first eighteen inches (18") behind the curb. 43. 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. 44. 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. 45. 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. 46. 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. 47. 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 engineeror 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. DRAINAGF RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 16 of 22 48. 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 49. 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. 50. 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. 51. 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. 52. 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. 53. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 54. 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. 55. Stormwater may not be retained in landscaped parkways or landscaped setback RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 17 of 22 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 9.1100.040(B)(7). 56. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 57. 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. 58. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 59. 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. 137-2013-0011 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. 137-2013-0011. B. The applicant shall implement ,the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. 137-2013-0011 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 RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 18 of 22 Facilities Agreement that provides for the perpetual maintenance and operation of stormwater.BMPs. UTILITIES 60. The applicant shall comply with the provisions .of LQMC Section 13.24.110 (Utilities). 61. 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. 62. 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. 63. 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 64. 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. 65. A final noise analysis shall be completed when final lot layout and pad elevations RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 19 of 22 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. 66. 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 67. 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. 68. 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). 69. 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. 70. 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. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 20 of 22 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. 71. 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 72. 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 73. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 74. 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 75. 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. 76. Provisions shall be made to comply with the terms and requirements of the City's RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 21 of 22 adopted Art in Public Places program in effect at the time of issuance of building permits. 77. 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 78. 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. 79. 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. 80. 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. 81. 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. 82. 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 83. Any turn -around requires a minimum 38-foot turning radius. RESOLUTION NO. 2015 - 015 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1003 ESTATES AT GRIFFIN LAKE GRIFFIN RANCH INVESTORS LP MAY 5, 2015 Page 22 of 22 84. 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. 85. 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 86. 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). 87. The applicant shall consider incorporation of a pedestrian pathway that provides direct access from the street to the front door areas of the homes.