CC Resolution 2023-018 Estates at Griffin Lakes - SDP, TTM Ext 3RESOLUTION NO. 2023 - 018
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING A THIRD
EXTENSION OF TIME FOR A SITE DEVELOPMENT
PERMIT AND TENTATIVE TRACT MAP FOR A
RESIDENTIAL DEVELOPMENT ON THE SOUTH SIDE OF
AVENUE 54, ONE QUARTER MILE EAST OF MADISON
STREET
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2022-
0012 (SDP 2014-1003, EXTENSION 3) AND TENTATIVE
TRACT MAP 2022-0002 (TTM 36744, EXTENSION 3)
APPLICANT: GRIFFIN RANCH INVESTORS LP
WHEREAS, the City Council of the City of La Quinta, California, did on June 20,
2023, consider a request by Griffin Ranch Investors, L.P. for approval of a third
extension of time for a Site Development Permit and a Tentative Tract Map for a
residential development on 39.8 acres, 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 City Council of the City of La Quinta, California, did on May 5,
2015, hold a duly noticed Public Hearing and adopted Resolution No. 2015-015
approving a request by Griffin Ranch Investors, L.P. for approval of a Specific Plan
Amendment, Tentative Parcel Map, Site Development Permit, and Tentative Tract Map;
and
WHEREAS, the City Council of the City of La Quinta, California, did on June 20,
2017, adopt Resolution No. 2017-029 approving a request by Griffin Ranch Investors,
L.P. for approval of a first extension of time for Site Development Permit 2014-1003 and
Tentative Tract Map 36744; and
WHEREAS, the City Council of the City of La Quinta, California, did on August 6,
2019, adopt Resolution No. 2019-032 approving a request by Griffin Ranch Investors,
L.P. for approval of a second extension of time for Site Development Permit 2014-1003
and Tentative Tract Map 36744; and
WHEREAS, the State of California, did on September 28, 2020 pass Assembly
Bill 1561 providing automatic extensions of time for housing entitlements, which
extended the Site Development Permit 2014-1003 and Tentative Tract Map 36744 for
18 months, until November 5, 2022; and
Resolution No. 2023-018
Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
Tentative Tract Map 2022-0002 (TTM 36744, Extension 3)
Project: Estates at Griffin Lake
Adopted: June 20, 2023
Page 2 of 6
WHEREAS, the applicant did, on September 15, 2022, apply for a third extension
of time for Site Development Permit 2014-1003 and Tentative Tract Map 36744; and
WHEREAS, the Design and Development Department has determined that the
request has been assessed in conjunction with Environmental Assessment 2014-1001
prepared for this project for which a Mitigated Negative Declaration and associated
Mitigation Monitoring Program was certified on May 5, 2015. No changed
circumstances or conditions are proposed, nor has any new information been submitted
which would trigger the preparation of a subsequent environmental review pursuant to
Public Resources Code Section 21166; and
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXTENSION 3)
WHEREAS, upon hearing and considering all testimony and arguments of all
interested persons, if any, desiring to be heard, the City Council did make the following
mandatory findings to justify approval of the Site Development Permit time extension:
1. Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3) is
consistent with the La Quinta General Plan, in that the project site is designated
as 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. Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3) is
consistent with the La Quinta 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 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. Processing and approval of Site Development Permit 2022-0012 (SDP 2014-
1003, Extension 3) is in compliance with the requirements of the California
Environmental Quality Act. The Design and Development Department has
determined that the time extension request has been previously assessed in
conjunction with Environmental Assessment 2014-1001 prepared for this
project for which a Mitigated Negative Declaration and associated Mitigation
Monitoring Program was certified on May 5, 2015. No changed circumstances
or conditions are proposed which would trigger the preparation of subsequent
environmental analysis pursuant to Public Resources Code Section 21166.
4. The architectural design of Site Development Permit 2022-0012 (SDP 2014-
1003, Extension 3) including, but not limited to the architectural style, scale,
Resolution No. 2023-018
Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
Tentative Tract Map 2022-0002 (TTM 36744, Extension 3)
Project: Estates at Griffin Lake
Adopted: June 20, 2023
Page 3 of 6
building mass, materials, colors, architectural details, roof style, and other
architectural elements, are compatible with surrounding development and with
the quality of design prevalent in the City. 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. The site design of Site Development Permit 2022-0012 (SDP 2014-1003,
Extension 3) including, but not limited to project entries, interior circulation,
proposed amenities, screening of equipment, exterior lighting, pedestrian
accessibility, and other site design elements are compatible with surrounding
development and with the quality of design prevalent in the City.
6. Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
landscaping is consistent with the landscaping standards and plant palette of
the project Specific Plan and implements the standards for landscaping and
aesthetics established in the General Plan and Zoning Code. No turf is used in
the individual lot landscape concepts which utilize decomposed granite and
fractured rock in lieu of turf. The project landscaping for the buildings utilizes a
low water use plant palette and shall enhance visual continuity of the
development with the surrounding residential areas and will comply with City
and Coachella Valley Water District water efficiency requirements, ensuring
efficient water use.
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXTENSION 3)
WHEREAS, upon hearing and considering all testimony and arguments of all
interested persons, if any, desiring to be heard, the City Council did make the following
mandatory findings to justify approval of the Tentative Tract Map time extension:
1. The design of Tentative Tract Map 2022-0002 (TTM 36744, Extension 3) is
consistent with the city General Plan and Specific Plan 2014-1001. 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.
2. The design and improvement of Tentative Tract Map 2022-0002 (TTM 36744,
Extension 3) 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 Specific Plan 2014-1001, in
Resolution No. 2023-018
Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
Tentative Tract Map 2022-0002 (TTM 36744, Extension 3)
Project: Estates at Griffin Lake
Adopted: June 20, 2023
Page 4 of 6
that the proposed development density is comparable to the surrounding
single-family residential developments.
3. The design of Tentative Tract Map 2022-0002 (TTM 36744, Extension 3) is not
likely to either cause substantial environmental damage or substantially injure
fish or wildlife or their habitat. The Design and Development Department has
determined that the time extension request has been previously assessed in
conjunction with Environmental Assessment 2014-1001 prepared for this
project for which a Mitigated Negative Declaration and associated Mitigation
Monitoring Program was certified on May 5, 2015. No changed circumstances
or conditions are proposed which would trigger the preparation of subsequent
environmental analysis pursuant to Public Resources Code Section 21166.
4. The design of Tentative Tract Map 2022-0002 (TTM 36744, Extension 3) is not
likely to cause serious public health problems, insofar as the project will be
required to comply with all laws, standards and requirements associated with
sanitary sewer collection, water quality and other public health issues.
5. The site of Tentative Tract Map 2022-0002 (TTM 36744, Extension 3) is
physically suitable for the potential development and density of development as
permitted in the Zoning Ordinance and Subdivision Ordinance. As conditioned,
the proposed design of the subdivision is physically compatible with the site
with regards to topography for the type of land use designation and potential
development of the subject property.
6. As conditioned, Tentative Tract Map 2022-0002 (TTM 36744, Extension 3) is
consistent with all applicable provisions of the La Quinta Zoning Ordinance and
Subdivision Ordinance, including, but not limited to, minimum lot area
requirements, any other applicable provisions of this code, and the Subdivision
Map Act.
7. The design and improvements required for Tentative Tract Map 2022-0002
(TTM 36744, Extension 3) will not conflict with easements, acquired by the
public at large, for access through or use of property within the proposed
subdivision, for access through or use of the property within the subdivision. All
roadway improvements, easements, and surrounding improvements will be
completed to City standards.
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.
Resolution No 2023-018
Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
Tentative Tract Map 2022-0002 (TTM 36744, Extension 3)
Project: Estates at Griffin Lake
Adopted: June 20, 2023
Page 5 of 6
SECTION 2. That the Mitigated Negative Declaration and associated Mitigation
Monitoring Program for the project was certified on May 5, 2015, and no changed
circumstances or conditions are proposed, nor has any new information been
submitted, which would trigger the preparation of a subsequent environmental review
pursuant to Public Resources Code Section 21166.
SECTION 3. That it does hereby approve a third extension of time to November 5,
2024, for Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3), for the
reasons set forth in this Resolution and subject to the attached Conditions of Approval,
incorporated herewith as Exhibit A.
SECTION 4. That it does hereby approve a third extension of time to November 5,
2024, for Tentative Tract Map 2022-0002 (TTM 36744, Extension 3), for the reasons set
forth in this Resolution and subject to the attached Conditions of Approval, incorporated
herewith as Exhibit B.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Council held on this 20th day of June 2023, by the following vote:
AYES: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor
Evans
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
MONIKA RADEV , Ciy Clerk
City of La Quinta, Calif rnla
LINDA EVANS, Mayor
City of La Quinta, California
Resolution No. 2023-018
Site Development Permit 2022-0012 (SDP 2014-1003, Extension 3)
Tentative Tract Map 2022-0002 (TTM 36744, Extension 3)
Project: Estates at Griffin Lake
Adopted: June 20, 2023
Page 6 of 6
APPROVED AS TO FORM:
WILLIAM H. IHR E, City Attorney
City of La Quinta, California
RESOLUTION NO. 2023-018 EXHIBIT A
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 1 of 19
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 extension shall expire on November 5, 2024 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 2022-0012 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 2014-1001 (TPM 36745)
• Tentative Tract Map 2019-0003 (TTM 36744)
• Site Development Permit 2014-1003
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and 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 Design and 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
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 2 of 19
• 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
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. 2012-
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 3 of 19
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post -construction BMPs as required and
the applicant shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
8. Approval of this 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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 4 of 19
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development not
limited to access rights over proposed and/or existing private streets that access
public streets and open space/drainage facilities of the master development.
13. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Streets `B', `C', `D', 'E', 'F', 'G', and `H' - Private Residential Streets
measured at gutter flow line to gutter flow line shall have a minimum
40 -foot travel width. The travel width may be reduced to 32 feet with
parking restricted to one side, or 28 feet if on -street parking is
prohibited 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&Rs.
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 5 of 19
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.
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 40 -foot
travel width. The travel width may be reduced to 32 feet with parking
restricted to one side, or 28 feet if on -street parking is prohibited
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&Rs.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 6 of 19
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.
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
Design and 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 Design and
Development Department.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 7 of 19
G. A minimum five -space bicycle rack shall be provided in an appropriate
location at the Community Building facility.
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
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 8 of 19
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 Development Division. 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.
F. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of
cover, or sufficient cover to clear any adjacent obstructions.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 9 of 19
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2016 California
Building Code accessibility requirements associated with each door. The
assessment must comply with the submittal requirements of the Building & Safety
Division. 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, Planning Manager 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-
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 EOR 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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 10 of 19
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
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 11 of 19
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.
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,
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 12 of 19
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
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 (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.
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 13 of 19
44. Building pad elevations of perimeter lots shall not differ by more than 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 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
48. 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.
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 14 of 19
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 Planning Manager 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
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).
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
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 15 of 19
Order No. R7-2013-0011 and the State Water Resources Control Board's Order No.
2009-0009-DWQ and Order No. 2012-0006-DWQ.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by 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
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.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 16 of 19
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
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 Planning Division, 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. Planning Manager approval of the final landscape plans is required prior
to issuance of the first building permit unless the Planning Manager 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 Planning Manager and/or City Engineer.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 17 of 19
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Planning Division 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 Planning
Manager 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
adopted Art in Public Places program in effect at the time of issuance of building
permits.
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 18 of 19
77. Applicant TAB 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.
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
RESOLUTION NO. 2023-018
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2022-0012 (SDP 2014-1003, EXT 3)
ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
Page 19 of 19
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.
PLANNING DIVISION
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&Rs, 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.
RESOLUTION 2023-018 EXHIBIT B
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 1 OF 20
GENERAL
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.
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.
2. This Tentative Tract Map shall expire on November 5, 2024, unless recorded. This
extension is the final tentative tract map extension available under the Subdivision Map Act
unless any automatic state extensions are granted prior to the expiration date.
3. 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 Design and 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
• 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.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 2OF20
4. 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 2017-0006
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
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 are 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 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. 2012-0006-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
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 3 OF 20
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.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required and the applicant shall
execute and record an agreement that provides for the perpetual
maintenance and operation of all post -construction BMPs as required.
8. Approval of this Tentative Tract Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
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.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 4 OF 20
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction, and reconstruction of essential improvements.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development not
limited to access rights over proposed and/or existing private streets that access
public streets and open space/drainage facilities of the master development.
13. The applicant shall retain for private use on the Final Map all private street rights-of-
way in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
14. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Streets 'B', 'C', 'D', 'E', 'F', 'G', and 'H' - Private Residential Streets
measured at gutter flow line to gutter flow line shall have a minimum 40 -
foot travel width. The travel width may be reduced to 32 feet with
parking restricted to one side, or 28 feet if on -street parking is prohibited
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.
Property line shall be placed at the back of curb similar to the lay out shown
on the (preliminary grading plan/tentative map) and the typical street section
shown in the tentative map. Use of smooth curves instead of angular lines at
property lines is recommended.
15. Right-of-way geometry for standard knuckles and property line corner cut-backs at
curb returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 5 OF 20
16. When the City Engineer determines that access rights to the proposed street rights-of-
way shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such rights-of-way, the applicant shall grant the necessary
rights-of-way within 60 days of a written request by the City.
17. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
18. Direct vehicular access to Avenue 54 from lots with frontage along Avenue 54 is
restricted, except for approved access points identified on the tentative tract map, or
as otherwise conditioned in these conditions of approval. The vehicular access
restriction shall be shown on the recorded final tract map.
19. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
20. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Tentative Tract Map and the
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development) for public streets; and Section 13.24.080
(Street Design - Private Streets), where private streets are proposed.
22. Streets shall have vertical curbs or other approved curb configurations that will convey
water without ponding and provide lateral containment of dust and residue during
street sweeping operations. If a wedge or rolled curb design is approved, the lip at
the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'.
Unused curb cuts on any lot shall be restored to standard curb height prior to final
inspection of permanent building(s) on the lot.
23. The applicant shall construct the following street improvements to conform with the
General Plan:
A. OFF-SITE STREETS
1) Avenue 54 — The applicant should install signing and striping to
provide median acceleration lanes at the two development access
intersections on Avenue 54.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 6 OF 20
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 40 -foot
travel width. The travel width may be reduced to 32 feet with parking
restricted to one side, or 28 feet if on -street parking is prohibited
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.
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.
24. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
25. The applicant shall design street pavement sections using Caltrans' design procedure
for 20 -year life pavement, and the site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be as
follows:
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
26. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
shall include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent (less than six months
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 7 OF 20
old at the time of construction) aggregate gradation test results confirming that design
gradations can be achieved in current production. The applicant shall not schedule
construction operations until mix designs are approved.
27. Improvements shall include appurtenances such as traffic control signs, markings,
and other devices, raised medians if required, street name signs and sidewalks. Mid -
block street lighting is not required.
28. Standard knuckles and corner cut-backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
29. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings, and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
FINAL MAPS
30. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars
of the Final Map. The Final Map shall be 1" = 40' scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refers to persons currently certified or licensed to practice their
respective professions in the State of California.
31. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
32. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Development Division. 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. PM10 Plan 1" = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 8 OF 20
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.
"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 2016 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 Division 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, Planning Manager, and
the City Engineer.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 9 OF 20
"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&Rs shall be submitted
concurrently with the Street Improvement Plans.
33. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
34. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
35. Upon completion of construction, and prior to final acceptance of the improvements by
the City, the applicant shall furnish the City with reproducible record drawings of all
improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the EOR can make site visits in
support of preparing "Record Drawing". However, if subsequent approved revisions
have been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to approval of any Final Map, the applicant shall construct all on and off-site
improvements and satisfy its obligations for same or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
37. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion of
any improvements related to this Tentative Tract Map, shall comply with the
provisions of LQMC Chapter 13.28 (Improvement Security).
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 10 OF 20
38. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common on-
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping, and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development or
fails to satisfy its obligations for the development in a timely manner, pursuant to the
approved phasing plan, the City shall have the right to halt issuance of all permits,
and/or final inspections, withhold other approvals related to the development of the
project, or call upon the surety to complete the improvements.
39. Depending on the timing of the development of this Tentative Parcel Map, and the
status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative Tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
40. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on-site and off-site
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 11 OF 20
improvements, including an estimate for the final survey monumentation, for checking
and approval by the City Engineer. Such estimates shall conform to the unit cost
schedule as approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
41. Should the applicant fail to construct the improvements for the development or fail to
satisfy its obligations for the development in a timely manner, the City shall have the
right to halt issuance of building permits, and/or final building inspections, withhold
other approvals related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
43. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
44. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
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.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 12 OF 20
All grading shall conform with the recommendations contained in the Preliminary Soils
Report and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the approved Fugitive Dust Control Plan
provisions as submitted with its application for a grading permit. Additionally, the
applicant shall replenish said security if expended by the City of La Quinta to comply
with the Plan as required by the City Engineer.
45. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion control
measures, as were approved in the Fugitive Dust Control Plan.
46. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e., the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
47. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
48. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments unless otherwise approved by the
City Engineer.
49. 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.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 13 OF 20
50. Minimize the differential in elevations of lots within this development and elevations in
adjoining developments. The differences in elevation between the adjoining
properties and the lots within this development as shown on the TTM and the grading
plan will be allowed by the City Engineer due to the unique site conditions of this
project and the effort by the applicant to lower the site as much as possible. Further
lowering of the site would impose an unreasonable hardship upon the applicant.
51. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation, and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
52. Stormwater handling shall conform with the approved hydrology and drainage report
for the Estates at Griffin Lake, Tract Map 36744. Nuisance water shall be disposed of
in an approved manner.
53. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 100 -year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 1 hour, 3 -hour, 6 hour or 24-hour event
producing the greatest total run off.
54. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
55. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise and as approved by the City Engineer.
56. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on-site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 14 OF 20
57. No fence or wall shall be constructed around any retention basin unless approved by
the Planning Manager and the City Engineer.
58. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1
and shall be planted with maintenance free ground cover. Additionally, retention basin
widths shall be not less than 20 feet at the bottom of the basin.
59. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will be
permitted to be retained in the landscape setback areas. The perimeter setback and
parkway areas in the street right-of-way shall be shaped with berms and mounds,
pursuant to LQMC Section 9.100.040(B)(7).
60. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
61. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
62. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
63. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2012-0006-DWQ.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 15 OF 20
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
64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
65. The applicant shall obtain the approval of the City Engineer for the location of all utility
lines within any right-of-way, and all above -ground utility structures including, but not
limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to
ensure optimum placement for practical and aesthetic purposes.
66. Existing overhead utility lines within, or adjacent to the proposed development, and all
proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
67. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench restoration
requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
CONSTRUCTION
68. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on-site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
69. A final noise analysis shall be completed when final lot layout and pad elevations have
been completed to assure that the existing Avenue 54 wall is sufficient to meet the
City's noise control standards for all affected units.
70. A final acoustical analysis shall be completed and submitted for review at time of
building permit plan check, based on final lot layout and pad elevations, to
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 16 OF 20
demonstrate that the City's standards for interior and exterior CNEL levels will be met
for each proposed dwelling unit.
LANDSCAPE AND IRRIGATION
71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
72. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots, and park areas.
73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a landscape architect licensed in
California.
74. The applicant shall submit final landscape plans for review, processing, and approval
to the Planning Division, in accordance with the Final Landscape Plan application
process, as a major final landscape plan. Plans shall include construction design for
all walls, fences, gated entries, trellises, etc. Planning Manager approval of the final
landscape plans is required prior to issuance of the first building permit unless the
Planning Manager 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 Planning Manager and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Planning Division 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 Planning
Manager shall review and approve any such revisions to the landscape plan.
75. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 24 inches of curbs along public streets.
76. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway and
Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and
Streets" latest edition, in the design and/or installation of all landscaping and
appurtenances abutting and within the private and public street right-of-way.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 17 OF 20
77. A master wall plan, detailing the design and location of sound wall areas, entry walls,
and interior property line walls, shall be subject to review and approval by the
Planning Division, in accordance with the landscape review process as conditioned.
The wall plan shall specify wall section details, colors and materials, capping,
pilasters, entry monuments, planters, and any other related features.
PUBLIC SERVICES
78. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and as approved by the City Engineer. At this time, SunLine has not
requested any such improvements; however, should such a request be made in the
future, depending on project phasing and completion, the applicant may be required to
provide certain said improvements.
MAINTENANCE
79. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
80. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
81. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
82. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
83. Permits issued under this approval shall be subject to the Coachella Valley Multi -
Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan
Mitigation Fee, in accordance with LQMC Chapter 3.34.
84. Tentative Tract 36744 shall provide for parks through payment of an in -lieu fee, as
specified in Chapter 13.48, LQMC. The in -lieu payment(s) shall be based on the fair
market value of the land within the subdivision. Land value information shall be
provided to the Design and Development Director, via land sale information, a current
fair market value appraisal, or other information on land value within the subdivision.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 18 OF 20
Payment of the in -lieu fee shall be made prior to, or concurrently with recordation of
the first final map within the tentative map.
FIRE PROTECTION
85. For residential areas, provide approved standard fire hydrants, located at each
intersection, with no portion of any lot frontage more than a maximum of 500 feet from
a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2 -
hour duration at 20 PSI.
86. The required water system, including fire hydrants, shall be installed, and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot. Two sets of water plans are to be submitted to the Fire
Department for approval.
87. Applicant/Developer shall mount blue dot retro -reflectors pavement markers on
private streets, public streets, and driveways to indicated location of the fire hydrant.
It should be 8 inches from centerline to the side that the fire hydrant is on, to identify
fire hydrant locations.
88. Residential fire sprinklers are required in all one- and two-family dwellings per the
California Residential Code, California Building Code, and the California Fire Code.
Contact the Riverside County Fire Department for the Residential Fire Sprinkler
Standard.
89. Fire Apparatus access road and driveways shall be in compliance with the Riverside
County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access
lanes will not have an up, or downgrade of more than 15%. Access roads shall have
an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes
will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access
will have a turning radius capable of accommodating fire apparatus. Access lane
shall be constructed with a surface so as to provide all weather driving capabilities.
90. Any turn -around requires a minimum 38 -foot turning radius.
91. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access
from a road shall be located at least 35 feet setback from the roadway and shall open
to allow a vehicle to stop without obstructing traffic on the road. Where a one-way
road with a single traffic lane provides access to a gate entrance, a 38 -foot turning
radius shall be used.
92. Gates may be automatic or manual and shall be equipped with a rapid entry system
(KNOX). Plans shall be submitted to the Fire Department for approval prior to
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 19 OF 20
installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30
pounds. Gates activated by the rapid entry system shall remain open until closed by
the rapid entry system. Automatic gates shall be provided with backup power.
ARCHAEOLOGY/PALEONTOLOGY
93. If buried cultural materials are discovered during any earth -moving operations
associated with the project, all work in that area shall be halted or diverted until a
qualified archaeologist can evaluate the nature and significance of the finds.
94. If any resource recovery occurs, a final report shall be submitted to the Planning
Division prior to the issuance of the first Certificate of Occupancy for the project.
95. Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
standard size, comprehensively labeled archive boxes and delivered to the City prior
to issuance of first Certificate of Occupancy for the property. Materials shall be
accompanied by descriptive catalogue, field notes and records, primary research
data, and the original graphics.
96. A paleontological resource impact mitigation program shall be developed and
implemented for the proposed project in accordance with the provisions of CEQA, as
well as the proposed guidelines of the Society of Vertebrate Paleontology. The
primary component of the mitigation program will be monitoring of ground
disturbances during the project by qualified personnel. Since the surface soils have
been extensively disturbed in the past, only periodic monitoring is recommended
during demolition, tree removal, grubbing, or shallow surface grading. Continuous
monitoring shall be conducted for deeper grading and excavations that reach beyond
a depth of two feet. The mitigation program should include but not be limited to the
following:
The excavation of areas identified as likely to contain paleontological
resources, such as undisturbed Lake Cahuilla beds and any undisturbed
subsurface alluvium, shall be conducted by a qualified paleontological
monitor. The monitor should be prepared to quickly salvage fossils, if they
are unearthed, to avoid construction delays, but must have the power to
temporarily halt or divert construction equipment to allow for removal of
abundant or large specimens. Proof that a monitor has been retained shall
be given to City prior to issuance of first earth -moving permit, or before any
clearing of the site is begun.
Samples of sediments should be collected and washed to recover small
invertebrate and vertebrate fossils.
RESOLUTION 2023-018
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2022-0002 (TTM 36744, EXT 3)
PROJECT: ESTATES AT GRIFFIN LAKE
ADOPTED: JUNE 20, 2023
PAGE 20 OF 20
• 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.
PLANNING DIVISION
97. To comply with the Migratory Bird Treaty Act (MBTA), any vegetation or tree removal,
or other ground disturbing activities occurring between January 1 st and August 31 st
with the potential to impact nesting birds shall require a qualified biologist to conduct a
nesting bird survey to determine if there is a potential impact to such species. All
vegetation and suitable nesting habitat (including open ground) on the project site,
whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If
no nests are present, this condition will be cleared. Conducting construction activities
outside the breeding season (September 1st through December 31st) can avoid
having to implement these measures. If active nests of any native bird are found on
site, they will be avoided until after the young have fledged.
98. Lots 1 through 31 as depicted on the approved Tentative Tract Map shall be restricted
to single story units, not to exceed 22 feet in height. This restriction shall be
designated by note on the final map and/or incorporated into the project CC&R's,
referencing this Condition. Compliance with this restriction shall be verified during
review of precise grading plan submittal(s).
99. It shall be disclosed to any and all parties involved in the sale or other transfer of
residential Lots 1 through 78, as part of the CC&R's, that Lot 79 is developed with a
residential estate that is approved as a private and public event venue and luxury
estate residential rental use. The disclosure shall incorporate language to describe
potential impacts due to noise, traffic, and other characteristics associated with the
use of Lot 79 as an event venue on a regular basis.