TTM 2022-0001 (TTM 34642) Griffin Ranch Extension 5 (09.06.2022)W �dora
CALIFORNIA -
September 6, 2022--------------
Mr. Beau Cooper
United Engineering Group
8885 Haven Avenue Suite 195
Rancho Cucamonga, CA 91730
SUBJECT: TENTATIVE TRACT MAP 2022-0003 (TTM 34642), EXTENSION OF
TIME #5 APPROVAL
Dear Mr. Cooper:
This letter is to inform you that the time extension for Tentative Tract Map 34642, as
permitted under the Subdivision Map Act, has been approved. This time extension shall
expire on October 17, 2023. There are no additional time extension(s) available for the
project.
Enclosed with this letter are the conditions of approval for the project.
Sincerely,
Sijifredo Fernandez
Associate Planner
Design and Development
Attachments:
1) Justification Letter
2) Conditions of Approval
3) Approve TTM 34642
78495 Calle Tampico I La Quinta, California 92253 1760.777.7000 1 www.laquintaca.gov
united
TEO engineering
group
ATTACHMENT 1
July 29, 2022
City of La Quinta
Planning Dept.
Attn: Siji Fernandez
78495 Calle Tampico
La Quinta, CA 92253
RE: Tentative Tract Map #34642 Time Extension Justification
Siji,
The property owner of the subject Tentative Tract Map acquired the property in September
2016. The property owner is not a builder but rather finds builder partners to purchase or
joint venture on the development of the property. This property owner is requesting the
FINAL 1-year time extension to allow the recent market to correct and improve, as well as
time to process the Final Map and Improvement Plans for the project.
Should you need any additional information regarding this request, please contact me at
(909) 466-9240 ext 203 or bcooper(d),unitedeng com.
Sincerely,
Beau Cooper
Entitlement Manager
United Engineering Group
Cc: file
8885 Haven Avenue I Suite 195 1 Rancho Cucamonga, CA 91730 P-(909) 466-9240
ATTACHMENT 2
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of
La Quinta ("City"), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of
this Tentative Tract Map, or any Final Map recorded thereunder. The City
shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code
§66410 through §66499.58 (the "Subdivision Map Act"), and Chapter 13
of the La Quinta Municipal Code ("LQMC"), the Griffin Ranch Specific Plan
2004-074, Amendment #1.
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.laquintaca.gov.
3. This tentative map shall expire on October 17, 2023, unless another
extension is granted per Section 13.12.150 of the Subdivision Ordinance.
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:
• 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 Planning Division (Mitigation Monitoring)
• Riverside County Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
1
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• 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 the requirements
include approval of improvement plans, the applicant shall furnish proof
of such approvals when submitting those improvements plans for City
approval.
A project -specific NPDES construction permit or revision to the existing
Griffin Ranch permit must be obtained by the applicant; and who then
shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI")
and Waste Discharger Identification (WDID) number prior to the issuance
of a grading or site construction permit by the City.
5. The applicant shall comply with applicable provisions of the City's NPDES
Stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; the 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. 99-08-DWQ2012-0006-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 his/her designer can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
2
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
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") (8.70.020
(Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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 approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are
completed and accepted by the City.
F. The owner shall execute and record an agreement that provides for
the perpetual maintenance and operation of all post -construction
BMPs as required.
6. Permits issued under this approval shall be subject to the provisions of
the Infrastructure Fee Program and Development Impact Fee program in
effect at the time of issuance of building permit(s).
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
3
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
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 & RIGHTS -OF -WAY
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. Said conferred rights shall also
include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and
agreement to the method to remove graffiti and to paint over to best
match existing. The applicant shall establish the aforementioned
requirements in the CC&R's for the development or other agreements as
approved by the City Engineer.
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) Monroe Street (Primary Arterial with Class II Bike Lane-108'
ROW) - The standard 54 feet from the centerline of Monroe
Street for a total 108-foot ultimate developed right of way
M
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
except for an additional right of way dedication for a 12-ft
deceleration/right turn only lane at the proposed entry. The
required right of way shall be for a length of 248 feet plus
storage length and a tapered transition length of 150
additional feet to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 54 (Primary Arterial with Class II Bike Lane, 96'
ROW) - 48 feet from the centerline of Avenue 54 for a total
96-foot ultimate developed right of way except for an
additional right of way for a 12-ft deceleration/right turn only
lane on Avenue 54 at the Avenue 54 and Monroe Street
intersection. The required right of way shall be for a length of
132 feet plus a storage length and a tapered transition length
of 120 additional feet to accommodate improvements
conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
12. 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.
13. The private street rights -of -way to be retained for private use required
for this development include:
B. PRIVATE STREETS
1) Firenze Gate - Entry access road street width as shown on
the tentative tract map unless additional width is required by
the City Engineer as determined in plan check due to
vehicular conflict movements with Lot 90 ingress and egress.
2) Damascus Way, Haflinger Way, Challedon Circle, Man-O-War
Court, MacBeth Street (along Lot 85), and Ardennais Drive. -
Private Residential Streets measured at gutter or curb flow
line to gutter or curb flow line shall have a minimum 36-foot
travel width for double loaded streets.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
3) MacBeth Street (along Lots 79 through 83) - Private
Residential Streets measured at gutter flow line to gutter
flow line shall have a 32-foot travel width and on -street
parking is prohibited on one side and provided there is
adequate off-street parking for residents and visitors, and
the applicant establishes provisions for ongoing enforcement
of the parking restriction in the CC&R's. The CC&R's shall be
reviewed and approved by the Engineering Department prior
to recordation.
4) Wedge curbs approved by the City Engineer shall be used on
all private streets.
C. Knuckle
1) The knuckle shall conform to the shape shown on the
tentative tract map except for minor revision as may be
required by the City Engineer.
14. Dedications shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features contained in
the approved construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal
packet containing the draft final map submitted for map checking, an
offsite street geometric layout, drawn at 1" equals 40 feet, detailing the
following design aspects: median curb line, outside curb line, lane line
alignment including lane widths, left turn lanes, deceleration lane(s) and
bus stop turnout(s). The geometric layout shall be accompanied with
sufficient professional engineering studies to confirm the appropriate
length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated
landscape setback requirement.
15. 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.
L•�
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
16. The applicant shall offer for dedication on the Final Map a ten -foot wide
public utility easement contiguous with, and along both sides of all
private streets. Such easement may be reduced to five feet in width with
the express written approval of IID.
17. The applicant shall create perimeter landscaping setbacks along all public
rights -of -way as follows:
A. Monroe Street (Primary Arterial) - A minimum 20-foot from the
R/W-P/L.
B. Avenue 54 (Primary Arterial) - A minimum 20-foot from the R/W-
P/ L.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for
those purposes on the Final Map.
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.
19. Direct vehicular access to Monroe Street and Avenue 54 from lots with
frontage along Monroe Street and Avenue 54 are restricted, except for
those 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.
7
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
STREET AND TRAFFIC IMPROVEMENTS
22. The applicant shall comply with the provisions of Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) &
13.24.100 (Access For Individual Properties And Development), LQMC for
public streets; and Section 13.24.080 (Street Design - Private Streets),
where private streets are proposed.
23. The applicant shall construct the following street improvements to
conform with the General Plan (street type noted in parentheses):
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial -108' ROW):
Widen the west side of the street along all frontages adjacent to
the Tentative Map boundary to its ultimate width on the west side
as specified in the General Plan and the requirements of these
conditions. Rehabilitate and/or reconstruct existing roadway
pavement as necessary to augment and convert it from a rural
county road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located thirty nine feet (39')
west of the centerline, except at locations where additional street
width is needed to accommodate:
a) A 12-ft deceleration/right turn only lane at the
Project's Entry on Monroe Street with a length of 248
feet plus a storage length and a taper transition of an
additional length of 150 feet.
Other required improvements in the Monroe Street right or way
and/or adjacent landscape setback area include:
b) All appurtenant components such as, but not limited
to: curb, gutter, traffic control striping, legends, and
signs.
c) Half width of an 16 - foot wide raised landscaped
median along the entire boundary of the Tentative
Tract Map.
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
d) Establish a benchmark in the Monroe Street right of
way and file a record of the benchmark with the
County of Riverside.
e) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout
that utilizes concave and convex curves with respect to
the curb line that touches the back of curb at intervals
not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each
point of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk
shall meander into the landscape setback lot and
approach within 5 feet of the multi -use trail at intervals
not to exceed 250 feet.
2) Avenue 54 (Primary Arterial with Class II Bike Lane,
96'ROW) :
Widen the south side of the street along the southerly boundary of
the Tentative Tract and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -road
design standard to La Quinta's urban arterial design standard. The
south curb face shall be located thirty six feet (36') south of the
centerline, except at locations where additional street width is
needed to accommodate:
a) A 12-ft deceleration/right turn only lane on Avenue 54
at the Avenue 54 and Monroe Street intersection with a
length of 132 feet plus storage length and a tapered
transition length of an additional 120 feet.
Other required improvements in the Avenue 54 right or way
and/or adjacent landscape setback area include:
b) All appurtenant components such as, but not limited
to: curb, gutter, traffic control striping, legends, and
signs.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
c) A 10-foot wide Multi -Use Trail along the Avenue 54
frontage within the landscaped setback. The location
and design of the trail shall be approved by the City
and shall be constructed in accordance with designs
approved under Site Development Permit 2005-848.
Bonding for the fence to be installed shall be posted
prior to final map approval. At grade intersection
crossings shall be of a medium and design and location
as approved by the Design & Development Department
on the street improvement plan submittal. Trail design
shall accommodate future connections on the adjacent
private estate and include warning signs to indicate
"NOT A THROUGH TRAIL" and bollards, designed to the
approval of the Design and Development Department.
The on -site sidewalk including curb ramp and multi -use
trail alignments shall be separated when possible.
Should at any point in time the adjacent private estate
be redeveloped with a multi -purpose trail, on -site
warning signs and bollards shall be removed by the
applicant.
Multi -Use paths will be maintained by the Developer or
HOA as applicable.
d) A 6-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout
that utilizes concave and convex curves with respect to
the curb line that touches the back of curb at intervals
not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet and at each point
of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk
shall meander into the landscape setback lot and
approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
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).
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
3) When warrants are met inclusive of traffic signal warrants
per the California MUTCD and particularly, Warrant 6,
Coordinated Signal System, the applicant is responsible for
25% of the cost to design and install the traffic signal or
roundabout at the Monroe Street/Avenue 54 intersection.
Applicant shall enter into a SIA to post security for 25 % of
the cost to design and install the traffic signal or roundabout
prior to issuance of an on -site grading permit.
4) When warrants are met inclusive of traffic signal warrants
per the California MUTCD and particularly, Warrant 6,
Coordinated Signal System, the applicant is responsible for
100% of the cost to design and install the traffic signal at the
Firenze Gate/Monroe Street intersection. Applicant shall enter
into a SIA to post security for 100% of the cost to design and
install the traffic signal prior to issuance of an on -site grading
permit.
The applicant is responsible for 50 % of the cost to design
and install the traffic signal if complementing cost share from
a development on other side of street is available at time
signal is required. Applicant shall enter into a SIA to post
security for 50 % of the cost to design and install the traffic
signal prior to issuance of an on -site grading permit; the
security shall remain in full force and effect until the signal is
actually installed by the applicant or the developer on the
other side of the street. If the land on the other side of the
street does not have an approved project connecting to the
subject intersection, the applicant shall pay 100% of the cost
to design and install the signalization for the resulting "T"
intersection. If, however, the applicant's development trails
the progress of the development on the other side of the
street, the applicant shall be responsible for 50% of the cost
as previously stated. The applicant is not entitled for any DIF
reimbursement for the traffic signal at the Firenze Gate
entrance and Monroe Street.
5) Associated with the design and installation of traffic signals
mentioned in Items 3 and 4 above, the applicant is
responsible for the cost to design and interconnection
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
improvements on Monroe Street from the Avenue 54
intersection to the Primary Entry and up to the southerly
tentative tract boundary. The interconnection improvements
shall be at a minimum to include conduit(s), wiring, and pull
boxes necessary for the interconnection along Monroe Street
from Avenue 54 to the southerly end of the tentative tract.
The applicant is not entitled for any DIF reimbursement for
the interconnection improvements conditioned in item 5
unless future reimbursements are made available per the DIF
Study in effect at the time of construction.
The aforementioned requirement for traffic signals (Item 3
and 4) shall sunset after 5 years from the date of recordation
of the final map, unless an extension is mutually agreed
upon by both the City and the developer.
B. PRIVATE STREETS
1) Construct full 36-foot wide travel width measured gutter flow
line to gutter flow line within a 41-foot right-of-way where
the residential streets are double loaded.
2) Construct a 32-foot wide measured gutter flow line to gutter
flow line where on -street parking is permitted on one side
and the applicant makes provisions for perpetual
enforcement of the No Parking restrictions.
3) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible. Additionally, as the street layout proposed creates
inherent problems with vehicular conflict, the applicant shall
submit driveway locations for approval 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. ON -SITE MULTI -PURPOSE TRAILS. The on -site sidewalk including
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
curb ramp and multi -purpose trail alignments shall be separated
when possible. The design of multi -purpose trails including finished
surface, geometry, curb transitions, slopes, sight distances,
signing, and location shall be approved by the Design &
Development Department on the final landscaping plan submittal
and shall be in accord with the designs approved under Site
Development Permits 2005-848 and 2006-876. The applicant shall
submit engineered drawings of multi -purpose trails for each phase
with the on -site street improvement plans. A solid concrete, "Trex"
brand, or similar type of inflexible edging material shall be installed
along the edges of perimeter equestrian and multi -purpose trails.
Should the "Trex" brand or similar type of inflexible edging material
be installed, and the City Engineer determines the material to be
incompatible or performs unsuccessfully, the applicant shall be
responsible for replacement of the aforementioned edging material
with a 4 inch concrete mow strip. The applicant shall post bonds for
the 4 inch concrete mow strip improvements. Said requirement
shall sunset five years after recordation of the final map unless
otherwise agreed upon by both the developer and the City
Engineer.
Improvements including multi -purpose trail street intersections
shall include appurtenances such as traffic control signs, markings
and other devices, and raised medians if required.
24. All gated entries shall provide for a three -car minimum stacking capacity
for inbound traffic to be a minimum length of 62 feet from call box to the
street; and shall provide for a full turn -around outlet for non -accepted
vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed
exhibit at a scale of 1" = 10', demonstrating that those passenger
vehicles that do not gain entry into the development can safely make a
full turn -around (minimum radius to be 24 feet) out onto the main street
from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated
entry, one lane shall be dedicated for residents, and one lane for visitors.
The two travel lanes shall be a minimum of 20 feet of total paved
roadway surface or as approved by the Fire Department.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on
the approved construction plans, may require additional street widths as
may be determined by the City Engineer.
25. Entries having access to public streets shall be designed so that pavers
are not constructed within the revised street right-of-way unless
otherwise approved by the Design & Development Department and
constructed as per City standards. Said street right-of-way requirements
are per conditions of approval for this tentative tract map to include curb
cuts and deceleration lane requirements at the Firenze Gate entry and as
approved by the City Engineer.
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
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" 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 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. General access points and turning movements of traffic are limited to the
following:
Monroe Street
Primary Entry (Firenze Gate at Monroe Street): Full turn movements in
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
and out are allowed.
29. 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.
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 qualified
engineers.
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 of a 1" = 50'
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 Section 13.24.040 (Improvement Plans), LQMC.
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 applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. WQMP (Plan submitted in Report
15
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
Form)
Note: A through C shall be processed concurrently.
D. Storm Drain Plans 1" = 40' Horizontal
E. Off -Site Street Plan 1" = 40' Horizontal, 1" = 4'
Vertical
F. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan
sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landscape setback area.
G. On -Site Street Improvement/ Signing & Striping Plan
1" = 40' Horizontal, 1"= 4' Vertical
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.
H. 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 Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet beyond
the project limits, or a distance sufficient to show any required design
transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop
Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement
16
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
Markers (including Blue RPMs at fire hydrants) and Street Name Signs
per City of La Quinta Standard Plans and/or as approved by the City
Engineer.
"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.
34. The City maintains standard plans, detail sheets and/or construction
notes for elements of construction which can be accessed via the Online
Engineering Library at the City website (www.laquintaca.gov). Navigate
to the Public Works Department home page and look for the Standard
Drawings hyperlink.
35. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were
approved by the City. Each sheet shall be clearly marked "Record
Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the City,
revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer of Record during the construction phase of the project
so that the FOR can make site visits in support of preparing "Record
Drawing". However, if subsequent approved revisions have been
approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer of Record may submit a letter attesting to said
fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to approval of any Final Map, the applicant shall construct all on and
off -site improvements and satisfy its obligations for same, or shall furnish
a fully secured and executed Subdivision Improvement Agreement
("SIA") guaranteeing the construction of such improvements and the
satisfaction of its obligations for same, or shall agree to any combination
17
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
thereof, as may be required by the City.
37. Any Subdivision Improvement Agreement ("SIA") entered into by and
between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to this
Tentative Tract Map, shall comply with the provisions of Chapter 13.28
(Improvement Security), LQMC.
38. Improvements to be made, or agreed to be made, shall include the
removal of any existing structures or other obstructions which are not a
part of the proposed improvements; and shall provide for the setting of
the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an
administrative approval (e.g., Site Development Permits), all off -site
improvements and common on -site improvements (e.g., backbone
utilities, retention basins, perimeter walls, landscaping and gates) shall
be constructed, or secured through a SIA, prior to the issuance of any
permits in the first phase of the development, or as otherwise approved
by the City Engineer.
Improvements and obligations required of each subsequent phase shall
either be completed, or secured through a SIA, prior to the completion of
homes or the occupancy of permanent buildings within such latter phase,
or as otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a
timely manner, pursuant to the approved phasing plan, the City shall
have the right to halt issuance of all permits, and/or final inspections,
withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
39. Depending on the timing of the development of this Tentative Tract 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.
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
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 means, as the City may
require.
Off -Site Monroe Street and Avenue 54 improvements shall be completed
and accepted by the City of La Quinta prior to the issuance of the 45th
"production home" Building Permit for the project.
In the event that any of the improvements required for this development
are constructed by the City, the applicant shall, prior to the approval of
the Final Map, or the issuance of any permit related thereto, reimburse
the City for the costs of such improvements.
40. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all
proposed on -site and off -site improvements, including an estimate for the
final survey monumentation, for checking and approval by the City
Engineer. Such estimates shall conform to the unit cost schedule
adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit
costs shall be 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.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
19
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
41. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
42. 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.
43. 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 qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter
6.16, (Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge
permit and Storm Management and Discharge Controls), LQMC.
E. WQMP prepared by a qualified professional registered in the
State of California.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a
soils engineer, or by an engineering geologist.
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.
44. 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
20
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
stabilized with such other erosion control measures, as were approved in
the Fugitive Dust Control Plan.
45. 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
requirement. 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.
46. 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.
47. Building pad elevations of perimeter lots shall not differ by more that one
foot from the building pads in adjacent developments unless otherwise
approved by the City Engineer.
48. The applicant shall minimize the differences in elevation between the
adjoining properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City
may consider alternatives that are shown to minimize safety concerns,
maintenance difficulties and neighboring -owner dissatisfaction with the
grade differential.
49. Prior to any site grading or regrading that will raise or lower any portion
of the site by more than plus or minus three tenths of a foot from the
elevations shown on the approved Tentative Tract Map, the applicant
shall submit the proposed grading changes to the City Staff for a
substantial conformance finding review.
50. Prior to the issuance of a building permit for any building lot, the
21
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
applicant shall provide a lot pad certification stamped and signed by a
qualified engineer or surveyor.
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.
51. The footings of perimeter walls along abutting properties shall be
designed to be within the Tentative Tract Map property and not encroach
into the abutting properties.
DRAINAGE
52. The applicant shall comply with the provisions of Section 13.24.120
(Drainage), LQMC, 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 3 hour, 6 hour or 24 hour event
producing the greatest total run off.
53. 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.
54. 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.
55. 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.
56. No fence or wall shall be constructed around any retention basin unless
22
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
approved by the Planning Manager and the City Engineer.
57. 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.
58. 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
Section 9.100.040(B)(7), LQMC.
59. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
60. 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.
61. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
62. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457;
and the California Regional Water Quality Control Board - Colorado River
Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the
State Water Resources Control Board's Order No. 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
23
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
required by the California Regional Water Quality Control Board -
Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-
2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing
BMPs approved by 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
63. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
64. 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.
65. 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.
66. 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.
24
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
The applicant shall provide certified reports of all utility trench
compaction for approval by the City Engineer.
CONSTRUCTION
67. 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.
LANDSCAPE AND IRRIGATION
68. The applicant shall comply with Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans), LQMC.
69. The applicant shall provide landscaping in the required setbacks,
retention basins, common lots and park areas.
70. Landscape and irrigation plans for landscaped lots and setbacks,
medians, retention basins, and parks shall be signed and stamped by a
licensed landscape architect.
71. The applicant shall submit "Lot B" and Firenze Gate final landscape plans
for approval by the Planning Division. When plan checking has been
completed by the Planning Division, the applicant shall obtain the
signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the Planning Manager, however
landscape plans for landscaped median on public streets shall be
approved by the both the Planning Manager and the City Engineer unless
specifically conditioned under separate Site Development Permit for
approval by the Architecture and Landscaping Review Committee. Final
landscaping plans shall be in compliance with Chapter 8.13 (Water
Efficient Landscaping) of the Municipal Code and AASHTO site distance
guidelines.
72. Landscape areas shall have permanent irrigation improvements meeting
25
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
the requirements of the Planning Manager. Use of lawn areas shall be
minimized with no lawn, or spray irrigation, being placed within 18 inches
of curbs along public streets.
73. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Po/icy on Geometric
Design of Highways and Streets," 5t" Edition or latest, in the design
and/or installation of all landscaping and appurtenances abutting and
within the private and public street right-of-way.
74. All landscaping, walls, fences, trail details, and gates shall conform to
those designs approved under Site Development Permit 2006-853, Site
Development Permit 2005-876, Site Development Permit 2006-872, and
Specific Plan 2004-074.
75. PUBLIC SERVICES The applicant shall provide public transit
improvements as required by SunLine Transit Agency and approved by
the City Engineer.
MAINTENANCE
76. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
77. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks.
FEES AND DEPOSITS
78. 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.
79. Permits issued under this approval shall be subject to the provisions of
the Transportation Uniform Mitigation Fee and Development Impact Fee
programs in effect at the time of issuance of building permit(s).
80. The developer shall pay school mitigation fees based on their
26
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
requirements. Fees shall be paid prior to building permit issuance by the
City.
81. Tentative Tract 34642 shall provide for parks through payment of an in -
lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes
referred to as the "Quimby Fee") shall be based on the fair market value
of the land within the subdivision. Land value information shall be
provided to the Planning Manager, via land sale information, a current
fair market value of land appraisal, or other information on land value
within the subdivision. The Planning Manager may consider any
subdivider -provided or other land value information source for use in
calculation of the parkland fee.
FIRE MARSHAL
82. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage
more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM
for a 2-hour duration at 20 PSI. Off -site hydrants are required at any
entry and every 660 feet around the perimeter of the project.
83. Blue dot retro-reflectors shall be placed in the street 8 inches from
centerline to the side that the fire hydrant is on, to identify fire hydrant
locations.
84. If required, sprinkler plans shall be submitted to the Fire Department.
Area separation walls may not be used to reduce the need for sprinklers.
85. Any turn or cul-de-sac requires a minimum 38-foot outside turning
radius.
86. All structures shall be accessible from an approved roadway to within 150
feet of all portions of the exterior of the first floor of the buildings, as
measured by outside path of travel.
87. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet, 6 inches
in height, unless otherwise approved by the Fire Department.
88. Any gate providing access from a public roadway to a private entry
roadway shall be located at least 35 feet setback from the roadway and
27
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
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.
89. Gates shall be automatic, minimum 20 feet in width and shall be
equipped with a rapid entry system (KNOX) unless otherwise approved by
the Fire Department. 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.
90. 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.
91. The applicant or developer shall prepare and submit to the Fire
Department for approval, a site plan designating required fire lanes with
appropriate lane painting and/or signs.
COMMUNITY DEVELOPMENT
92. All mitigation measures included in Environmental Assessment 2006-577
are hereby included in this approval.
93. All public agency letters received for this case are made part of the case
file documents for plan checking purposes.
94. A permit from the Planning Division is required for any temporary or
permanent tract signs. Up -lighted tract identification signs are allowed
subject to the provisions of Chapter 9.160 of the Zoning Ordinance.
95. The Planning Manager shall cause to be filed with the County Clerk a
"Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed and approved by the City Council. The appropriate filing fee
shall be paid by the developer within 24 hours of Council approval of the
Tentative Tract Map.
96. A master Minor Use Permit for all casitas shall be secured in conjunction
with the recordation of the Final Map, unless special arrangements are
otherwise approved by the Planning Manager. A covenant and provision
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
in the CC&R's shall be recorded informing all property owners of the
Minor Use Permit and its conditions of approval.
97. The site shall be monitored during on- and off -site trenching and rough
grading by qualified archaeological monitors and a Native American
monitor shall be present during all ground -breaking activities. Proof of
retention of monitors shall be given to the City prior to issuance of the
first earth -moving or clearing permit. The monitor shall be empowered to
temporarily halt or divert equipment to allow for City notification and
analysis.
If prehistoric or historic resources are discovered during monitoring or
the subsequent construction phase, the Planning Manager shall be
notified immediately.
98. On- and off -site monitoring of earth -moving and grading in areas
identified as likely to contain paleontological resources shall be conducted
by a qualified paleontological monitor. The monitor shall be equipped to
salvage fossils as they are unearthed and to remove samples of
sediments that are likely to contain the remains of small fossil
invertebrates and vertebrates, including a program of screen washing for
micro invertebrate fossils. The monitor shall be empowered to
temporarily halt or divert equipment to allow 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.
99. The final report on all required monitoring shall be submitted to the
Planning Division prior to issuance of any Certificate of Occupancy for
residences within this phase of the project.
100. Collected archaeological and paleontological 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,
photographs, primary research data, and the original graphics.
101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall
29
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #5
GRIFFIN RANCH
EXPIRES OCTOBER 17, 2023
be permitted. Details of all perimeter landscape lighting fixtures and a
photometric plan for the Firenze Gate entry shall be submitted to the
Planning Division with the final landscaping plans to ensure conformance
with the Outdoor Lighting Ordinance.
102. Prototypical residential units constructed within Tentative Tract 34642
shall conform to those approved under Site Development Permit 2006-
853.
103. The applicant shall be responsible for the daily removal of all nuisance
manure from the on -site equestrian trails and the Avenue 54 perimeter.
104. Prior to final map approval, the developer shall submit to the Planning
Division for review, a copy of the proposed Covenants, Conditions, and
Restrictions (CC&R's) for the project. If Planning Manager determines
City Attorney review is necessary, a deposit will be required for
reimbursement of City Attorney review fees.
105. It shall be the developer's responsibility to coordinate with other
developers in the area to acquire a power substation site for the Imperial
Irrigation District. Expenses for the substation shall be the responsibility
of those developers involved with the coordination and acquisition.
106. All applicable conditions or provisions of Specific Plan SP 04-074
Amendment #1 shall be in force and effect for Tentative Tract Map
34642.
30
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