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MSA Consulting, Inc.January 5, 2025 MSA Consulting, Inc. 34200 Bob Hope Drive Rancho Mirage, CA 92270 (760) 320-9811 Vista Santa Rosa Master Plan Work Proposal ��,Q�r� City of La Quinta Attn: Scott Nespor, Senior Planner 78495 Calle Tampico La Quinta, California 92253 Submitted via email City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 TABLE OF CONTENTS CoverLetter.......................................................................................................................................1 Signatory/Project Manager.............................................................................................1 OfficeLocation.........................................................................................................................2 ValidityStatement................................................................................................................2 Subcontractor Identification.........................................................................................2 Firm's Background, Qualifications, and Experience............................................2 Project Team Members/Subcontractors..............................................................2 ReferenceProjects................................................................................................................6 ReferenceSamples...............................................................................................................8 Resumes....................................................................................................................................... 9 FirmQualifications...............................................................................................................9 Firm's Age.......................................................................................................................... 9 Firm's Taxpayer Identification.............................................................................9 Firm's Ownership/Incorporation Information........................................10 Firm's Entity Status...................................................................................................10 Project Understanding/Approach..................................................................................10 Scopeof Work.................................................................................................................................11 Method of Approach/Analysis/Skills.........................................................................11 Tasks/Sub Tasks/Deliverables......................................................................................12 Project Team and City Staff Cooperation...........................................................19 Other Pertinent Information.......................................................................................19 Schedule/Timeline.....................................................................................................................19 FeeSchedule..................................................................................................................................21 Complementary Services......................................................................................................22 SubcontractorServices...........................................................................................................22 Disclosures...................................................................................................................................... 24 Acknowledgement of Insurance Requirements..................................................25 Acknowledgement of Non -Collusion Affidavit.....................................................26 Acknowledgement of Addenda.......................................................................................27 Appendix Resumes Griffin Ranch Specific Plan 2004-074, Amendment No.1 Thermal Ranch Specific Plan, Draft 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Pagel Cover Letter Since 1976, MSA Consulting, Inc. (MSA) has developed a reputation as the Coachella Valley's largest locally owned, full -service consulting company, serving private and public clients throughout Southern California and beyond. MSA became an employee -owned ESOP company in 2016. In January 2019, MSA acquired PGA Landscape Architects, Inc., the Coachella Valley's leading Landscape Architecture firm. MSA's local presence in the Desert and Pass areas provides a large and diverse team with extensive knowledge relative to regional and local issues. The MSA team has historic knowledge of both the City and the Area that is unique to the firm. All employees are poised to respond promptly to any City of Indio need. As a result of maintaining high standards in work product, MSA has been consistently able to attract new and diverse projects from its solid Client core and their referrals. The firm provides a variety of knowledge and services that are applied to all projects. Included in the current staff of 62 are 14 Civil Engineers, Land Surveyors, Landscape Architects, AICP, LEED, and QSD Accredited Professionals. Equipped with state-of-the-art computers, color plotting, and surveying systems, MSA today continues to serve a broad range of repeat Clientele from small developers to the Federal government. Over the past 49 years, the firm has successfully completed over 3,000 projects and studies, involving the environmental analysis, planning, design, surveying and construction administration of public works, residential, institutional, resort, and commercial developments. MSA is actively involved in assisting local community groups through participation in organizations such as Urban Land Institute (ULI), Desert Valleys Builders Association (DVBA), American Planning Association (APA), Association of Environmental Professionals (AEP), U.S. Green Building Council, American Public Works Association (APWA), Desert Roundtable, California Land Surveyors Association, and American Society of Landscape Architects. Signatory/Project Manager I, Julian A. De La Torre, by my signature below, attest that all information submitted herein is true, accurate and complete to the best of my knowledge. All elements of the RFP have been reviewed and understood. Verytrulyyoourss,, G 9- Julian A. De LaTorre, PE CEO/Principal Engineer 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 2 Christopher Brizuela, Director of Planning, will serve as Project point of contact for the City of La Quinta. Mr. Brizuela's contact below: Christopher Briz ela, ?rector of Planning 760.320.9811 cbrizuela&msaconsultinginc.com Office LISW Manager/main information is MSA Consulting, Inc.'s one and only office is 34200 Bob Hope Drive, Rancho Mirage, CA 92270. (Validity Statement Our proposal shall be valid for a period of 90 calendar days from the date of January 5, 2026. The individual(s) who will perform the work for the City is free of any conflict of interest. Subcontractor Identification The following Subconsultants will participate on this project: - De Novo Planning Group (De Novo) I Responsibilities: Community Engagement Strategy - ELMT Consulting, Inc. (ELMT) I Responsibilities: Preparing Biological Report - Kittleson & Associates (Kittleson) I Responsibilities: Preparing Traffic Impact Analysis - Statistical Research, Inc. (SRI)l Responsibilities: Preparing Cultural Report - Urban Crossroads, Inc. (UXR) I Responsibilities: Preparing Noise, Air Quality, and GHG Reports Fi rm's Background, Qualifications, and Experience Project Team Members/Subcontractors MSA: PLANNING: - Christopher Brizuela, Director of Planning I Qualifications: Qualifications: 12 years of experience in both private and public planning sectors, including strategic oversight for complex land use entitlement, CEQA, and long-range planning efforts) Assignment(s) for Project: Director and Project manager with overall responsibility for coordination and oversight of project deliverables. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 3 ENVIRONMENTAL: - Michelle Witherspoon, Vice President/Director of Environmental Services Qualifications: 25+ years of experience understanding the convergence of natural systems, technical research, permitting, and planning for land development. I Assignment(s) for Project: Broad oversight of deliverables and consultation with various agencies. - Jesus Herrera-Cortes, Senior Environmental Planner / GIS I Qualifications: 18+ years of experience in preparing CEQA/NEPA documents, with technical experience and expertise in air quality, greenhouse gas emissions, hydrology and water quality, and GIS mapping. I Assignment(s) for Project: Author of EIR document. Focused subject -matter expertise in air quality, GHG emissions, hydrology, water quality, and GIS applications. - Asia Lee, Environmental Planner III I Qualifications: 8+ years of experience in CEQA/NEPA writing, assisting City's with the EIR notification process. Assignment(s) for Project: Author of EIR documents, assist with EIR notifications, and manage team deadlines and package deliverables. - Reed Witherspoon, Environmental Planner I I Qualifications: Ms. Witherspoon's experience includes supporting the preparation of CEQA and NEPA documents. I Assignment(s) for Project: Author of EIR documents LANDSCAPE DESIGN STUDIO: - Mark Lenning, Studio Director - Landscape I Qualifications: 30 years of experience designing and leading teams in master planned communities, specific plans and design guidelines in locations throughout California Assignment(s) for Project: Broad oversight and content writer for the design guideline document. - Rob Parker, Senior Landscape Architect I Qualifications: 30+ years of experience designing communities throughout the Coachella Valley, including specific plans and design guidelines. I Assignment(s) for Project: Lead designer for the design guidelines, landscape program and overall design direction. - Shelby Jenkins, Landscape Associate Project Manager I Qualifications: 3 years of experience supporting planning and landscape architecture projects with a focus on graphic design, visual storytelling, and design guidelines. Skilled in translating technical input into clear, cohesive visual documents. Assignment(s) for Project: Graphic designer for design guidelines and supporting visual materials. ENGINEERING: - MarcoT. Celed6n, President/Principal Engineer I Qualifications:30+years of civil engineering experience with specialized expertise in water, sewer, and utility infrastructure design, coordination, and construction support for public agencies throughout the Coachella Valley. I Assignment(s) for Project: Principal Engineer De Novo: - Amanda Tropiano I Qualifications: Expertise in land use and environmental planning projects for public and private sector clients, including numerous General Plans, specific plans, corridor plans, strategic plans, sustainability programs, visioning projects, transit -oriented development plans, zoning documents, and outreach. Ms. Tropiano is an International Association for 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 4 Public Participation (IAP2) practitioner, and a part of the Urban Land Institute and American Planning Association. I Assignment(s) for Project: Principal - Starla Barker, AICP, Principal Planner I Qualifications: With over 20 years of professional planning experience, Ms. Barker has successfully managed a wide range of projects with particular emphasis in General Plans, urban infill, downtown, and redevelopment projects. I Assignment(s) for Project: Principal Planner - Perry A. Banner, Principal Planner I Qualifications: 20 years of experience in local government and private practice planning. Mr. Banner has successfully managed a wide variety of urban planning projects, including general plans, community plans, specific plans, transit -oriented development plans, zoning documents, and public outreach programs I Assignment(s) for Project: Principal Planner - Tim Cheung, Principal Scientist I Qualifications: Mr. Cheung has 20 years of experience preparing technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has performed third -party reviews for technical adequacy and CEQA compliance in support of legal efforts and government QA/QC I Assignment(s) for Project: Principal Planner/Scientist - Megan Thorne, AICP, LEED AP BD+C, Senior Planner and Designer Qualifications: Ms. Thorne has over 15 years of experience working on a wide variety of planning projects for public and private sector clients, including numerous specific plans, general plans, corridor plans, site plans, design - oriented development plans, zoning documents, outreach programs, and 3D visualizations. Ms. Thorne is a part of the American Planning Association (ACIP Certification # 35377), the Urban Land Institute, and U.S. Green Building Council (LEED AP BD+C Credential Id # 10433552-AP-BD+C) I Assignment(s) for Project: Senior Planner and Designer - Ashley Brodkin, Senior Planner I Qualifications: Ms. Brodkin has a range of planning experience for public and private sector clients, including specific plans, general plans, land -use planning, policy development, outreach, zoning ordinance updates and CEQA projects. I Assignment(s) for Project: Senior Planner, managing supplemental environmental documents. - Erik Anderson, AICP, Associate Planner I Qualifications: Mr. Anderson's expertise includes a diverse range of projects for public and private sector clients, with a focus on land -use planning, policy development, and environmental and sustainability planning. Erik provides project support in the preparation of CEQA documentation and long-range planning documents, including General Plans, Zoning updates, and Local Hazard Mitigation Plans. I Assignment(s) for Project: Associate Planner - Mia Yuen, Assistant Planner I Qualifications: Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety of policy and development projects. Mia is passionate about community engagement, equity, and facilitating sustainable cities. I Assignment(s) for Project: Assistant Planner ELMT: Travis J. McGill, Biologist / Regulatory Specialist I Qualifications: Mr. McGill is experienced in environmental planning, natural resource management, special status species survey, regulatory permitting, and construction monitoring since 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 5 2006, Mr. McGill has over 18 years of experience in all project types (public and private) throughout Southern California. Mr. McGill's skills and specialties include General and Focused Habitat Assessments, Focused Sensitive Plant and Wildlife Surveys, Avian Surveys and Monitoring, Wetland and Stream Delineations, Regulatory Permit Processing, Mitigation Implementation, and Endangered Species Permits. I Assignment(s) for Project: Lead Biologist and Project Manager. Rachel A. Lyons, Associate Biologist I Qualifications: Ms. Lyons has 4 years of experience as a field biologist involved in numerous projects throughout California. Ms. Lyons is experienced in conducting jurisdictional delineations, construction monitoring, protocol -level surveys for special -status species, and full-scale biological surveys for habitat conservation plan -areas with an emphasis on the western Riverside County MSHCP. She is certified in Geographic Information Systems (GIS) and is proficient in preparing CEQA initial study documents and writing biological reports analyzing the results of field assessments. I Assignment(s) for Project: Field Biologist and biological document Megan E. Peukert. Associate Biologist I Qualifications: Ms. Peukert has 2 years of experience as a field biologist, involved in numerous projects throughout California. Ms. Peukert is experienced in conducting jurisdictional delineations, construction monitoring, protocol -level surveys for special -status species, and full-scale biological surveys for habitat conservation plan -areas with an emphasis on the western Riverside County MSHCP. She is certified in Geographic Information Systems (GIS) and writes biological reports analyzing the results of field assessments. I Assignment(s) for Project: Field Biologist and biological document. Kittleson: - Fernando Sotelo, TE, Principal Engineer I Qualifications: 25 years of experience; Professional Traffic Engineer: CA # TR 2770 1 Assignment(s) for Project: Transportation task principal - Timothy Erney, Senior Principal Planner I Qualifications: 28 years of experience managing analyses and documentation for conceptual/final design projects, access and circulation studies, sustainable transportation practices, travel demand management (TDM) measures, parking evaluations, pedestrian and bicycle reviews, and data collection programs. I Assignment(s) for Project: Transportation Senior Advisor - Michael Sahimi, AICP, Senior Planner I Qualifications: 12 years of experience; Certified Planner, American Institute of Certified Planners #32066 Assignment(s) for Project: Transportation Task Project Manager - Bita Etaati, Transportation Analyst I Qualifications: 1 year of experience specializing in transportation applications with a proven track record of leveraging GIS, coding (SOL, R, Python), and data visualization tools to deliver actionable insights. She has experience in consulting, academia and FMCG. Assignment(s) for Project: Transportation Analyst SRI: - Patrick Dooley O'Rourke, Senior Project Director/Cultural and Environmental Historian I Qualifications: U.S. Secretary of the Interior qualified Historian and Archaeologist with over 2years of archaeology experience in California and over 10 years of professional historical archival research experience across museums, 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 6 JYA libraries, archives, and digital repositories. I Assignment(s) for Project: Historian and Archaeological Crew Lead Partrick B. Stanton, Principal Investigator/Prehistoric Archaeology Qualifications: Registered Profession Archaeologist with over a decade of experience working in southern and central California, as well as Arizona, Iowa, Kansas, Nevada, Texas, and Sonora, Mexico. I Assignment(s) for Project: Project Director Karen K. Swope, Co -Principal Investigator/Historical Archaeologist Qualifications: 39 years of experience in both prehistoric and historical archaeology with 17 years working as a principal investigator in historical archaeology for SRI; Dr. Swope meets the Secretary of the Interior's Professional Qualifications Standards in Archaeology and History. I Assignment(s) for Project: Co -Principal Investigator Haseeb Qureshi/Principal I Qualifications: Haseeb Qureshi has been working in the field of air quality, climate change, health risk assessment, and transportation planning and analysis since 2006. In this time, he has authored numerous air quality, health risk, greenhouse gas, traffic impact analysis studies, and provided input into project design to promote sustainability and walkability for projects ranging from small development projects to citywide General Plan updates and large-scale specific plans. Mr. Qureshi is also proficient in the use of unique software tools such as CaIEEMod, AERMOD, ISCST3, CALINE4 and EMFAC. I Assignment(s) for Project: Preparation of Air Quality and Greenhouse Gas Reports Bill Lawson/Principal I Qualifications: Bill Lawson is a founding principal partner, a Registered Professional Traffic Engineer and a Certified Acoustical Consultant. Mr. Lawson maintains a wide range of technical expertise that includes transportation planning, traffic engineering, neighborhood traffic control, and noise impact analysis. Mr. Lawson has over 25 years of community noise experience and has personally prepared and directed the development of well over 2,000 noise o ":.UP&% study reports throughout Southern California a Assignment(s) for Project: Preparation of Noise Report ¢¢ deference Projects dian Wells General Plan Update . .ToWT - In 2020, MSA entered into an agreement with De Novo Planning Group, on behalf of the City of Indian Wells to prepare Environmental Impact Report related documents for the City of Indian Wells' General Plan Update. MSA served as the City's consultant in preparing the CEQA Compliance Document (Draft and Final PEIR). Additionally, MSA attended Stakeholder meetings, Study Sessions, and Public Hearings in support of the General Plan Update. MSA prepared the Existing Conditions Report with the associated GIS mapping of the City's 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 7 natural resources, infrastructure, and other assets relevant to the General Plan Update. Client Reference: Amanda Tropiano, De Novo Planning Group 1 714-453-7711 Contact Information for Key City Staff directly involved with the project: Jon Berg, Community Development Director 1 760-776-0229 Summary of Final Outcome: Approved Travertine The City of La Quinta and the Travertine Corporation entered into an agreement with MSA Consulting, Inc. to prepare an Environmental Impact Report related to the Travertine Specific Plan in the southern portion of La Quinta. The Travertine project, approved by the City of La Quinta in 2024, proposed the development of a mixed -use community on approximately 855 acres, consisting of up to 1,200 dwelling units of varying residential product types and two community parks on 378.8 acres; a 38.3-acre resort/spa facility with a 45,000-square-foot boutique hotel with a 175-seat restaurant, 97,500 square feet of resort villas, and 8,700 square feet of spa and wellness center, as well as yoga and tennis courts; a 46.2-acre resort/golf facility with a 5,500-square-foot golf academy, a 1,000-square-foot clubhouse, and 10,000-square-foot banquet restaurant (500-seat capacity); as well as, recreational open space on approximately 55.9 acres and natural open space land uses on 301.2 acres. The EIR also analyzed street extensions of Jefferson Street and Avenue 62 to the project, five offsite CVWD wells, and an offsite substation. Client Reference: Mark Rogers, TRG Land 1 797-722-0634 Contact Information for Key City Staff directly involved with the project: Cheri Flores, Planning Manager 1 760-777-7067 Summary of Final Outcome: Approved 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 8 Griffin Ranch The Griffin Ranch Specific Plan (and it's various amendments) consists of a 244-acre master -planned community located at the southeast corner of Avenue 54 and Madison Street in the City of La Quinta, California. The approved Specific Plan established the overall land use framework, development standards, and design guidelines for an equestrian-themed residential community. The plan allows for the development of approximately 400 single-family homes within a low -density, rural residential setting. Master -planned amenities included an interconnected system of bridle and multi -use trails, a community clubhouse, and open space features designed to preserve and reinforce the area's rural and equestrian character. High - quality landscape architecture and architectural design standards are incorporated throughout the community to ensure compatibility with surrounding uses and long- term visual quality. Client Reference: Mark Hayden 1 (760) 827-6025 Contact Information for Key City Staff directly involved with the project: Siji Fernandez 1 (760) 776-6434 Summary of Final Outcome: Approved by City of La Quinta and Built by Developer GRIFFIN RANCH SPECIFIC PLAN AMENDMENT #3 Legend: OciRln Ranch specific Pun 80-d y l0,l 5 .. MGMNa l90eS kx¢fr+g JJtlI slta RADO f�RNltlwnW LPti T p Y , - t+lunl-!ite 7raf ISpDO d R—d-UM LA& PrnRc St!�eu TO ctt —WI LOLL h.A P 5�✓c e' w - ®MSA w�LnlaRcmw Thermal Ranch Specific Plan { ` UL E McE�t Lbta vPrcirGor !, :CA:. PROPOSED LAND USE PLAN EXHIBIT E PACE 6 The Thermal Ranch Specific Plan encompasses approximately 622 acres within the unincorporated community of Thermal in Riverside County, California. The Specific Plan provides for a comprehensive, equestrian -oriented development anchored by a 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 9 231-acre equestrian center and related show faci I ities, including barns, stables, arenas, and associated equestrian services and support uses. The central equestrian facilities are supported by a complementary mix of land uses, including neighborhood -serving commercial uses, resort and hospitality development, and a range of residential housing types. Residential development includes large -lot single-family estate homes, traditional detached and attached neighborhoods, and workforce housing associated with the horse park and related operations. This Master Planning effort establishes site -specific land use regulations, development standards, and implementation programs to guide development in a manner consistent with the Riverside County General Plan, while maintaining flexibility to accommodate evolving market conditions and long-term development phasing. The Plan implements all applicable General Plan elements and includes detailed planning for infrastructure and public improvements, including circulation, water, sewer, grading, and drainage systems. Griffin Ranch The Griffin Ranch Specific Plan, including its subsequent amendments, governs the development of a 244-acre master -planned community located at the southeast corner of Avenue 54 and Madison Street within the City of La Quinta, California. The Specific Plan establishes the comprehensive land use framework, development standards, and design guidelines for an equestrian -oriented residential community. The Plan permits the development of approximately 400 single-family residences within a low -density, rural residential environment. Planned community amenities include an integrated network of bridle and multi -use trails, a community clubhouse, and expansive open space areas intended to preserve and enhance the site's rural and equestrian character. The Specific Plan also incorporates high -quality architectural and landscape design standards to ensure long-term visual quality and compatibility with surrounding land uses. Resumes Resumes are located in the Appendix. Firm Qualifications Firm's Age MSA has been in business for 49 years. MSA has been performing Planning Services for 30 years and, Environmental Services for 25 years. Firm's Taxpayer Identification MSA's Employer Identification Number is: 95-3089228 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 10 Firm's Ownership/Incorporation Information MSA is an Employee Stock Ownership Plan (ESPO) company; registered in California as a Stock Corporation. Date of incorporation:12/21/1976. Firm's Entity Status _ MSA is not a subsidiary of a parent company. Project Understanding/Approach MSA Consulting, Inc. is uniquely qualified to prepare the Vista Santa Rosa Area Master Plan and associated Environmental Impact Report (EIR) based on its long-standing presence and focused practice within the Coachella Valley. MSA is a local planning and engineering consulting firm with its sole and only office located in the Coachella Valley, and the firm's work is concentrated on the nine incorporated desert cities and unincorporated Riverside County. This regional focus provides MSA with an in-depth understanding of local planning policies, infrastructure systems, environmental conditions, and regulatory expectations. MSA will serve as the prime consultant and will lead overall project management, infrastructure planning, agency coordination, and the CEQA EIR process. MSA's familiarity with master infrastructure planning and CEQA is grounded in extensive experience leading long-range planning, specific plans, and entitlement -level EIRs for large planning areas with similar environmental sensitivities and infrastructure constraints. MSA routinely manages CEQA EIR processes from Notice of Preparation and scoping through Draft and Final EIR preparation, public review, and certification. To complement MSA's local and regulatory expertise, the project team will include De Novo Planning Group, which will lead the community outreach strategy, master planning visioning, and development of character imagery and illustrative frameworks. De Novo's work will ensure that public input is clearly translated into understandable land use concepts, visual character, and planning direction that can be evaluated through the CEQA process. In addition to its public -sector experience, MSA brings valuable insight into private development perspectives and implementation challenges based on our extensive work representing private developers throughout the Coachella Valley. This experience provides MSA with a practical understanding of development feasibility, entitlement timing, infrastructure constraints, and market realities. MSA leverages this insight to help the City craft a land use framework that is implementable, attractive to quality development, and aligned with long-term community goals. This dual perspective allows MSA to bridge policy objectives with real -world implementation, ensuring that the Vista Santa Rosa Area Master Plan is both visionary and achievable. With MSA's local presence and CEQA leadership, De Novo Planning Group's strengths in outreach and visual communication, and a shared understanding of development realities, the City of La Quinta will receive a cohesive, community -informed master plan and EIR that is responsive, defensible, and positioned for successful implementation. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 11 MSAwiII serve as the single point of contact for the City, overseeing all subconsultants and ensuring alignment, schedule management, and quality control. All technical work will be integrated into a coherent planning document that reflects the community's values and the City's long-term goals. While the RFP prefers a single firm, a multidisciplinary team isstandard for master plans of this scale and complexity. We have assembled specialists who are leaders in their fields and whose contributions will ensure a robust, technically defensible, and community -supported Master Plan. Scope of Work Method of Approach/Analysis/Skills Our approach to the Vista Santa Rosa Master Plan is grounded in a comprehensive, communicative, and data -driven planning process that balances long-range vision with practical implementation. The projectwill begin with a detailed reviewof existing conditions, applicable City policies, prior planning efforts, infrastructure capacity, and environmental constraints to establish a clear baseline for informed decision -making. Early in the process, our team will work with City staff to schedule a "kickoff" meeting to confirm key objectives, study areas, and engagement milestones. These early discussions help align expectations, identify potential issues, and ensure that technical analysis and public outreach are focused on the matters most relevant to the City and surrounding community. Community outreach strategy is a core component of our planning methodology. Together, with De Novo planning, engagement tools may include community workshops, stakeholder meetings, pop-up outreach events, online surveys, and interactive mapping exercises to gather input on land use, circulation, open space, and community amenities. Feedback received through the engagement process is systematically documented and used to inform plan alternatives and refinements. Building on technical analysis and community input, our team will prepare and evaluate alternative master plan scenarios, allowing the City and community to understand tradeoffs related to land use patterns, circulation systems, infrastructure demands, environmental considerations, and phasing. Iterative coordination with City staff ensures that alternatives are feasible, policy -consistent, and responsive to public input. Our team brings extensive technical expertise in master planning, zoning implementation, entitlement strategy, and environmental review coordination. The final master plan will be implementation -focused, providing clear land use designations, development standards, circulation concepts, and policy guidance that can be readily carried forward into future entitlements, CEQA documentation, and capital improvement planning. This structured, inclusive, and technically rigorous approach ensures the Vista Santa Rosa Master Plan reflects community values while supporting the City of La Quinta's long-term planning and economic development goals. Following completion of the master planning framework and community engagement process, our team will prepare an Environmental Impact Report (EIR) in 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 12 full compliance with the California Environmental Quality Act (CEQA). Sequencing the EIR after plan development and public input ensures that the environmental analysis is based on a well-defined, community -informed project description, allowing for a more accurate, efficient, and defensible review. The EIR will evaluate potential environmental impacts associated with implementation of the Vista Santa Rosa Master Plan, including land use, transportation, utilities and infrastructure, biological and cultural resources, air quality, greenhouse gas emissions, noise, and other relevant issue areas. Alternatives analysis will be informed by earlier master plan scenarios and community feedback, allowing decision -makers to clearly understand tradeoffs and mitigation strategies. Our team will coordinate closely with City staff and technical consultants throughout the CEQA process, including preparation of the Notice of Preparation (NOP), scoping meetings, administrative draft review, public circulation, and response to comments. This integrated approach ensures consistency between the master plan, environmental documentation, and future implementing actions, resulting in a legally defensible EIR that supports timely City review, public transparency, and informed decision -making. Tasks/Sub Tasks/Deliverables Phase 1: Community Outreach Strategy a. Branding Our team will work with the City to develop a project identity and brand. This includes a project logo, colors, fonts, and layout templates that can be used for slides, presentation boards, handouts and collateral materials, the project website, surveyforms, workshop and meeting signage, sign in sheets, and other uses where appropriate. b. Public Engagement Plan The team will prepare a Public Engagement Plan which will serve as a guide to the community and stakeholder engagement process. It will incorporate goals for participation from all segments of the community, stakeholder analysis, a communications plan, programs and activities, roles and responsibilities, and a calendar. It will also include tools and methodology to meaningfully engage underrepresented and non-English speaking community members. c. Digital Engagement (Website and Surveys) We will create and manage a dedicated project website to share information and gather public input. The website will identify the schedule of upcoming meetings, serve as a library of project documents, and allow the public an opportunity to participate in surveys and comment on the process. The project team will design two surveys, one during the visioning stage and the other during the alternatives stage. Surveys will be conducted in both English and Spanish. QR codes will be generated for these surveys for utilization in popup events and educational materials. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 13 d. Stakeholder Engagement The team will plan and facilitate up to ten one-on-one stakeholder interviews. These interviews may be conducted virtually (via Zoom/Teams), in -person, or a combination of formats. e. Community Meetings/Public Workshops Our team will host three in -person community meetings/public workshops to present and solicit general input and feedback on key work products. We will work with the City to determine the appropriate days and content, but expect the meetings to address the topics of general visioning, draft land use alternatives, and the draft Master Plan. f. Meetings with City Staff The team will facilitate twice monthly virtual meetings with City staff (via Zoom, Microsoft Teams, Google Meet, or other app) to ensure that the project is on time, on budget, and that any issues are quickly resolved. g. Direct Mailer To ensure maximum inclusivity in the planning process, we propose preparing and delivering a bilingual postcard -sized advertisement to every address in the project area. The mailer is envisioned to include the following information: • A brief message regarding the project components and objectives • The specific days, times, locations, and topics for in -person meetings • A link to the project website/contact information The De Novo team will design the mailer and work with a local printer to prepare and deliver the mailers using the USPS Every Door Direct Mail (EDDM) delivery system. This task includes preparation, printing, coordination with the USPS EDDM program, and delivery (postage) for up to 2,500 mailers. h. Focus Group Meetings Focus groups will allow the project team to engage in more specific discussions than could occur at public workshops and open houses. Our team will plan and facilitate three focus group meetings that synchronize with the various steps in the planning process. We will work with the City to identify focus group participants from sectors that could include: • Development (brokers, realtors, developers, etc.) • Environmental justice/community health • Housing Deliverables: Branding package including source files; Administrative and Final Public Engagement Plan; dedicated project website including hosting and two online bilingual surveys; 10 stakeholder interviews; three community meetings; bi-weekly meetings with staff, direct mailer for up to 2,S00 addresses; planning for and facilitation of three focus group meetings. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 14 Phase 2: Master Plan a. Existing Conditions In addition to preparing the Existing Conditions Map, the team will also prepare a socioeconomic analysis to study existing area characteristics based on data available from the US Census. This information may include details related to population and housing characteristics aimed at informing the land use planning process. b. Preparation of Alternatives The team will host a collaborative working session with City staff to develop three land use alternatives based on feedback received from the public and other pertinent market information. This effort will result in three maps and a set of land use definitions to support the maps. c. Evaluation of Alternatives The team will prepare a Land Use Alternatives Report to study the alternatives. As part of the Land Use Alternatives Report, the team will develop population and employment projections based on build -out of each alternative. The team will evaluate the land use alternatives in terms of impacts on an identified set of topics, such as existing/programmed public facilities or networks, the natural environment, the economy, greenhouse gas emissions reduction, and City finances. As part of the Land Use Alternatives Report, the team will develop policy options to address identified key assets, issues, and opportunities., which will be more fully developed during preparation of the Master Plan. The team will present the Land Use Alternatives Report to the public, Planning Commission, and City Council for consideration and feedback. d. Preferred Plan Development The team will present the Land Use Alternatives Report to the public, Planning Commission, and City Council for consideration and feedback. Based on the information and direction received, the team will prepare a Preferred Land Use Plan and conduct the necessary analysis to develop a detailed project description for use in the EIR. The team expects the Preferred Plan to reflect components of more than one alternative; in other words, it is not likely that an alternative will be "perfect" and selected as the Preferred Plan. e. Master Plan Document and Design Guidelines Our team will prepare a comprehensive Master Plan document for the Vista Santa Rosa area. The document will translate the approved master planning vision, technical analysis, and community input into a clear, accessible, and legally defensible planning tool for the City of La Quinta. The Master Plan will include a detailed land use plan, circulation and mobility framework, infrastructure and utilities overview, all supported by illustrative graphics and diagrams. Clear design guidelines will be incorporated to address site planning, building massing and orientation, architectural character, landscaping, public realm design, and transitions between uses, ensuring high - quality development outcomes that are responsive to the Vista Santa Rosa community and the City of La Quinta. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 15 Implementation is a central focus of the document. The Master Plan will establish regulatory provisions, phasing considerations, and policy guidance that can be readily carried forward into zoning updates, future entitlements, and capital improvement planning. Design guidelines will be written to provide both flexibility and predictability, allowing for creative design while maintaining consistency with the City's vision for Vista Santa Rosa. The final Master Plan document will be organized, user-friendly, and well - illustrated, serving as a durable reference for City staff, decision -makers, applicants, and the public. This approach ensures the Vista Santa Rosa Master Plan is not only visionary, but also practical, implementable, and capable of guiding high -quality development overtime. Deliverables: Administrative and Final Existing Socioeconomic Conditions Report; planning for and facilitation of in -person charette with staff; Administrative and Final Land Use Alternatives Report; Final Preferred Plan including growth projections, land use definitions, and community character strategies. Phase 3: Special Studies a. Air Quality Urban Crossroads, Incorporated will evaluate existing conditions of the project area. Construction related air quality impacts will be determined based on potential demolition and construction activities. Operational emissions will be calculated, based on trip generation from the traffic study and emissions from other operational sources such as heaters, air conditioners, water heaters and lawn care equipment. A screening level carbon monoxide (Co) hotspot analysis of future conditions at key intersections will be prepared. A construction Localized Signific Threshold (LST) analysis will be prepared. The potential for odor impacts will be evaluated. Cumulative impacts within the area will be discussed qualitatively. Mitigation measures that are feasible to implement and that will reduce any potential impacts to the maximum extent possible will be identified and recommended. Since the basin is in non -attainment the determination of significance will likely be based on whether or not the project results in a substantial increase. An Air Quality Report will be prepared that incorporates the findings and all supporting calculations. Deliverables: Air Quality Report b. Biology ELMTConsulting will conduct a literature review of technical reports, regulatory approvals and existing data for the site to determine if special status biological resources are likely to occur in the project vicinity. The project site will be systematically surveyed to document baseline conditions and verify the project site's ability to support any special status plant and wildlife species and special status plant communities. A detailed assessment of the site's potential to provide suitable habitat for the burring owl, Coachella Valley fringe -toed lizard, desert tortoise, LeConte's thrasher and the Coachella Valley milk vetch will also be conducted. ELMT will also conduct a jurisdictional assessment to map the limits of jurisdictional waters for the United States and waters of the State that may be located onsite. A biological technical report will be prepared with the results from the literature review and field survey. In addition, the report will 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 16 include an analysis of the project's potential to impact special status biological resources and include suggestions for further studies that may be needed prior to development, mitigation measures and permit requirements, if needed. The final report will be sufficient to make appropriate consistency determination for compliance with the CVMSHCP and with CEQA. Deliverables: Biological Resources Assessment c. Cultural SRI Inc will request a Sacred Lands Files Search to identify traditional use areas or sacred sites within or near the project area. Cultural resources background records research will be conducted to identify all known resources previously recorded in the Community of Vista Santa Rosa and a surrounding buffer area. The records search will also include archival research of online sources. SRI will conduct a review of pertinent geologic literature to evaluate the potential for significant buried archeological resources. A windshield survey will be conducted throughout the proposed project area with special attention paid to locations of known resources. Documentation of project research will be combined in a cultural resources report which will include management recommendations and mitigation measures. Deliverables: Cultural Resources Report d. Greenhouse Gasses Urban Crossroads, Incorporated, will evaluate applicable federal and state regulatory requirements. Applicable GHG emissions associated with heavy duty construction equipment emissions will be evaluated. Operational GHG emissions for the proposed project will be evaluated including emissions from mobile sources, heaters, air conditioners, water heaters and Ian care equipment. Project significance will be evaluated based on an applicable Climate Action Plan or direction provided by lead agency. Mitigation Measures will be identified that will reduce potential impacts to the maximum extent possible. A Greenhouse Gase report will be prepared that incorporates the findings and supporting calculations. Deliverables: Greenhouse Gas Report e. Noise UXR will review applicable Federal State and Local Noise criteria. Long-term 24- hour ambient noise level measurements will be collected in the project area. UXR will conduct noise measurements and noise modeling; prepare noise contours; and conduct an analysis of potential short- and long-term noise and vibration impacts associated with the Master Plan. Exterior and interior noise levels will be based on future worst case traffic conditions. The results of the study will be summarized in the noise impact analysis and appropriate measures will be provided to reduce impacts to less than significant levels. Deliverables: Noise and Vibration Report 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 17 f. Transportation Kittelson will support preparation of the Master Plan by providing a review of existing transportation conditions, applicable plans and planned circulation improvements in the area. Kittelson will support the project team with circulation and parking elementsforthe preferred plan. Elementsof the Master Plan will be incorporated to maximize mobility options and accessibility, promote use of transit, bicycle and neighborhood low speed vehicle travel, with a goal of maximizing connectivity and minimizing vehicle miles travelled. A Transportation Impact Analysis (TIA) will be prepared to support the CEQA documentation and to confirm the roadway network will provide adequate levels of service. Kittelson will provide vehicle miles traveled (VMT) results under appropriate metrics and the Project's transportation analysis zones for the "with Project" scenario. If the Project would generate an impact to VMT, then appropriate mitigation measures including transportation demand management (TDM) and related trip reduction measures will be develop3ed.To support expedited processing of future developments in the area, the analysis will identify opportunities for future CEQA documents to tier -off the transportation analysis for this project. Deliverables: Transportation and VMT Study Report. g. Market Study/Fiscal Analysis The Project Team will prepare a comprehensive market study to evaluate and substantiate demand for the proposed land uses within the Santa Rosa Master Plan area. The analysis will be tailored to the City's economic context, regional growth trends, and long-term planning objectives, and will provide a data - driven foundation to support land use assumptions, development intensities, and phasing strategies. The Project Team will also prepare a comprehensive fiscal impact analysis to evaluate the long-term fiscal implications of the proposed land uses and development program associated with the Santa Rosa Master Plan to inform land use planning, phasing, and policy decisions. Deliverables: Market Study and Fiscal Impact Analysis h. Water Supply Assessment Prepare WSA for the project that analyzed the estimated water use for the maximum density of the Vista Santa Rosa Master Plan to determine if there is available and adequate supply for the long-term planning needs of the District's operations. The WSA sill be prepared in accordance with CVWD and CEQA requirements and will be processed through the CVWD Board of Directors. Deliverables: Water Supply Assessment 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 18 Phase 4: California Environmental Quality Act (CEQA) Environmental Analysis and Document Preparation a. Environmental Scoping & Notice of Preparation (NOP) Prepare a detailed project description to support environmental review under CEQA, prepare and circulate the Notice of Preparation (NOP), and manage the CEQA scoping process. This task includes conducting a public scoping meeting, coordinating agency consultation with responsible and trustee agencies, and identifying key environmental issues and level of analysis to inform preparation of the Environmental Impact Report (EIR). Deliverables: • Project Description • NOP • Scoping meeting materials and summary b. Administrative Draft EIR Prepare the Administrative Draft EIR for City staff review, integrating technical studies and environmental analysis into a comprehensive CEQA document. This task includes analysis of project impacts, cumulative impacts, growth - inducing impacts, alternatives, and proposed mitigation measures. The consultant will coordinate with City staff to address comments and direction prior to release of the public Draft EIR. Deliverables: • Administrative Draft EIR • Public Review Draft EIR • NOA and public review materials c. Public Draft EIR & Circulation Prepare the Public Draft EIR incorporating City direction and circulate the document for the required public review period. This task includes preparation of the Notice of Availability (NOA), coordination with the State Clearinghouse, distribution of the Draft EIR, and support for public outreach and agency coordination during the review period. Deliverables: • Public Review Draft EIR • NOA and public review materials d. Responses to Comments & Final EIR Prepare written responses to all substantive comments received during the public review period and revise the EIR as necessary. This task includes preparation of the Final EIR, consisting of responses to comments, revisions to the Draft EIR, and a Mitigation Monitoring and Reporting Program (MMRP), in accordance with CEQA requirements. Deliverables: • Final Draft EIR and Responses to Comments 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 19 e. EIR Certification & Project Approval Support Provide support for EIR certification and project approval hearings, including preparation of CEQA findings, statements of overriding considerations (if required), and hearing materials. The consultant will attend public hearings and work sessions as requested and coordinate with City staff to support final CEQA compliance. Deliverables: • Public hearing presentation materials • Final EIR • Statement of Overriding Considerations • Notice of Determination Project Team and City Staff Cooperation Our team will place a strong emphasis on early, consistent, and transparent coordination with City of La Quinta staff throughout all phases of the Vista Santa Rosa Master Plan. We view City staff as an integral part of the project team and prioritize proactive communication to ensure alignment with City policies, General Plan goals, specific plan requirements, and community objectives. Coordination would begin with a comprehensive project kickoff meeting to confirm scope, expectations, review procedures, milestones, and lines of communication. Throughout the planning process, our team would conduct regular check -ins with City Staff to vet concepts early, resolve issues efficiently, and avoid late -stage revisions. We emphasize iterative review of land use concepts, circulation frameworks, infrastructure strategies, and design standards, allowing City staff to provide meaningful input at key decision points. All comments and direction received from staff are carefully tracked and incorporated into subsequent deliverables, with clear documentation of how feedback has been addressed. Our approach is designed to streamline City review, support informed decision - making by staff and elected officials, and ensure that the Vista Santa Rosa Master Plan reflects both the City's long-term vision and a high level of technical rigor, ultimately resulting in a clear, implementable, and policy -consistent planning document. Other Pertinent Information MSA has no pertinent information to include. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 20 Schedule/Timeline Preliminary Project Timeline Phase Duration Phase 1- Community Outreach Strategy 6 Months Phase 2 - Master Plan 6 Months Phase 3 - Special Studies 6 Months Phase 4 - California Environmental Quality Act (CEQA) Environmental Analysis and Document Preparation ■ Technical Studies, Project Description, NOP - 3 Months 12 Months ■ Admin Draft EIR-3 Months ■ Public Review Draft EIR and Circulation - 3 months ■ Final EIR and Responses-3 Months Approximately 24 Months Total* *a more refined and detailed project timeline to be projected once City input is received during initial "kick-off" meetings. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 21 Fee Schedule 1 oral A—ta— Proredure Manual Note. Mark-ups are Not Aloved Consultant Project No. nlul r"r I aQfhu EXH 15IT 10•H COST IROPOSAL P. 1,.1` T ACTUAL COST -PLUS -FIXED -FIFE OR LUMP SUM (FIRM FIXED PRICE) CONTRACTS Prime Consultant Subconsultant Ind Tier Subconsullant ,... Irw n...,...w.l n.J. Contract Na. Dme Elfl M 10411 CJasalflotlon/Tltie Nye NOUN Aclual HoudV Roft ToW Director of Planning SOIL moo 41,932.00 DIY. of milronnental Services &% 00 44 .00 Senior I L41 amnsaw Planner/Go 12S 330 $441A0 5IS&M $ 1 AO INAWAD ENrimamnNl Planner 11 Studio Dbvclx r - Lartdonpe 24 AO 2 76AD Senior Landscape Ardlltect 41) $90.00 $ 3)500.00 Assoc. Project Mangey -Landscape KS $42A0 $ 3,570A0 Prinipal Engineer 64 $U4A0 $ 12woo Environmental Planner 1 340 $34A0 $ 11,S60A0 0 $ 0 9 - 0 0 o $ 0 $ o $ 0 $ 0 $ 0 9 0 0 0 $ 0 $ o $ o $ LABOR COSTS a) Subtotal Direct Labor bl Anticipated Salary Increases (see pafie 7 For darificationi FRINGE BENEFITS d) Tnnge Bcnefits Rate: 515+7% f) Overhead Rafe: MAW h) General and Admin Rafe: Avg. Hrly Role Noun $ 66.16 2,144.00 S 14tjwm $ 4.93 2,144.00 $ 10,5n.02 $ 71.09 cl TOTAL DIRER LABOR COST31(e)+ (b)] S 152,414oZ e)I)lotalFAngeBenefits ((c)X(ISl $79,207AB e) Overhead;(c)a(I}1 S237,5" i) Gen 6 Admin ((c) x (N)J soap j) TOTAL INDIRECT COSTS ((e)+(a)+(41 $316,799.47 FUND FEE 10.00% k) TOTAL FIRE D PROFIT );c) + 0)) a Owed gee %) $4119Z0.93 11 C MICIII ThhIVIL r1TNFQ nip FrT rr14zTC i(lnrl _ ITT RAI7F I A.ta ad Ai1i—.I naouc if--- 1 II TOTAL OTHER DIRECT WST5 -ii; SIJBCONSIJI TANTS COSTS (Add additional pages if necessary) WI I Consulting, Ine. S 10,000A0 Statistical Research, Inc. 5 3S,143b0 Kittleson 5 /6,291A0 Urban Crossroads S 40,220.00 DeNovo S 16E,Z40.00 m) TOTAL SUBCONSULTANTS' OOSTS S Md,R94.SO 't) TOTAL OTHER DIRECT COSTS INCLUDING SUBCONSULTAIgTS ((I)+(m)l $ 331,994.50 TOTAL OOSTS ((c)+(1j+(R)+(n)1 $ 841,024.94 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 22 Complementary Services MSA has no complementary services to include. Subcontractor Services MSAwill serve as the single point of contact for the City, overseeing all subconsultants and ensuring alignment, schedule management, and quality control. All technical work will be integrated into a coherent planning document that reflects the community's values and the City's long-term goals. While the RFP prefers a single firm, a multidisciplinary team is standard for master plans of this scale and complexity. We have assembled specialists who are leaders in their fields and whose contributions will ensure a robust, technically defensible, and community -supported Master Plan. A complete list of the subconsultant team is listed below, along with a description of scope and deliverables for each: De Novo Planning Group (De Novo) To complement MSA's local and regulatory expertise, the project team will include De Novo Planning Group, which will lead the community outreach strategy, master planning visioning, and development of character imagery and illustrative frameworks. De Novo's work will ensure that public input is clearly translated into understandable land use concepts, visual character, and planning direction that can be evaluated through the CEQA process. Phase 1 Deliverables: Branding package including source files; Administrative and Final Public Engagement Plan; dedicated project website including hosting and two online bilingual surveys; 10 stakeholder interviews; three community meetings; bi- weekly meetings with staff, direct mailer for up to 2,500 addresses; planning for and facilitation of three focus group meetings. Phase 2 Deliverables: Administrative and Final Existing Socioeconomic Conditions Report; planning for and facilitation of in -person charette with staff; Administrative and Final Land Use Alternatives Report; Final Preferred Plan including growth projections, land use definitions, and community character strategies. Urban Crossroads, Inc. (UXR) Urban Crossroads, Incorporated will evaluate existing conditions of the project area. Construction related air quality impacts will be determined based on potential demolition and construction activities. Operational emissionswill be calculated, based on trip generation from the traffic study and emissions from other operational sources such as heaters, air conditioners, water heaters and lawn care equipment. A screening level carbon monoxide (Co) hotspot analysis of future conditions at key intersections will be prepared. A construction Localized Signific Threshold (LST) analysis will be prepared. The potential for odor impacts will be evaluated. Cumulative impactswithin the area will be discussed qualitatively. Mitigation measures that are feasible to implement and that will reduce any potential impacts to the maximum extent possible will be identified and recommended. Since the basin is in non -attainment the determination of significance will likely be based on whether or not the project 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 23 results in a substantial increase. An Air Quality Report will be prepared that incorporates the findings and all supporting calculations. Urban Crossroads, Incorporated, will evaluate applicable federal and state regulatory requirements. Applicable GHG emissions associated with heavy duty construction equipment emissions will be evaluated. Operational GHG emissions for the proposed project will be evaluated including emissions from mobile sources, heaters, air conditioners, water heaters and Ian care equipment. Project significance will be evaluated based on an applicable Climate Action Plan or direction provided by lead agency. Mitigation Measures will be identified that will reduce potential impacts to the maximum extent possible. A Greenhouse Gase report will be prepared that incorporates the findings and supporting calculations. In conjunction with De Novo, UXR will review applicable Federal State and Local Noise criteria. UXR will collect long-term 24-hour ambient noise level measurements in the project area. De Novo/UXR will conduct noise measurements and noise modeling; prepare noise contours; and conduct an analysis of potential short- and long-term noise and vibration impacts associated with the Master Plan. Exterior and interior noise levels will be based on future worst case traffic conditions. The results of the study will be summarized in the noise impact analysis and appropriate measures will be provided to reduce impacts to less than significant levels. Deliverables: Air Quality Report, Greenhouse Gas Report, Noise and Vibration Report ELMT Consulting, Inc. (ELMT) ELMT Consulting will conduct a literature review of technical reports, regulatory approvals and existing data for the site to determine if special status biological resources are likely to occur in the project vicinity. The project site will be systematically surveyed to document baseline conditions and verify the project site's ability to support any special status plant and wildlife species and special status plant communities. A detailed assessment of the site's potential to provide suitable habitat for the burring owl, Coachella Valley fringe -toed lizard, desert tortoise, LeConte's thrasher and the Coachella Valley milk vetch will also be conducted. ELMT will also conduct a jurisdictional assessment to map the limits of jurisdictional waters for the United States and waters of the State that may be located onsite. A biological technical report will be prepared with the results from the literature review and field survey. In addition, the report will include an analysis of the project's potential to impact special status biological resources and include suggestions for further studies that may be needed prior to development, mitigation measures and permit requirements, if needed. The final report will be sufficient to make appropriate consistency determination for compliance with the CVMSHCP and with CEQA. Deliverables: Biological Resources Assessment Statistical Research, Inc. (SRI) SRI Inc will request a Sacred Lands Files Search to identify traditional use areas or sacred sites within or near the project area. Cultural resources background records research will be conducted to identify all known resources previously recorded in the Community of Vista Santa Rosa and a surrounding buffer area. The records search will 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 24 also include archival research of online sources. SRI will conduct a review of pertinent geologic literature to evaluate the potential for significant buried archeological resources. A windshield survey will be conducted throughout the proposed project area with special attention paid to locations of known resources. Documentation of project research will be combined in a cultural resources report which will include management recommendations and mitigation measures. Deliverables: Cultural Resources Report Kittleson & Associates (Kittleson) Kittelson will support preparation of the Master Plan by providing a review of existing transportation conditions, applicable plans and planned circulation improvements in the area. Kittelson will supportthe project team with circulation and parking elements for the preferred plan. Elements of the Master Plan will be incorporated to maximize mobility options and accessibility, promote use of transit, bicycle and neighborhood low speed vehicle travel, with a goal of maximizing connectivity and minimizing vehicle miles travelled. A Transportation Impact Analysis (TIA) will be prepared to support the CEQA documentation and to confirm the roadway network will provide adequate levels of service. Kittelson will provide vehicle miles traveled (VMT) results under appropriate metrics and the Project's transportation analysis zones for the "with Project" scenario. If the Project would generate an impact to VMT, then appropriate mitigation measures including transportation demand management (TDM) and related trip reduction measures will be develop3ed. To support expedited processing of future developments in the area, the analysis will identify opportunities for future CEQA documents to tier -off the transportation analysis for this project. Deliverables: Transportation and VMT Study Report. Disclosures There is no negative history to disclose. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta —Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 25 Acknowledgement of Insurance Requirements 4 Qua ATTACHMENT 2 INSURANCE REQUIREMENTS ACKNOWLEDGEMENT Must be executed by proposer and submitted with the proposal Julian A. De La Torre (name) hereby acknowledge and confirm that MSA Consulting, Inc. (name of company) has reviewed the City's indemnification and minimum insurance requirements as listed in Exhibits E and F of the City's Agreement for Contract Services (Attachment 1); and declare that insurance certificates and endorsements verifying compliance will be provided if an agreement is awarded. I am CEO / Principal Lngiree, (Title) of MSA Consulting, Inc. (Company) Commercial General Liability (at least as broad as ISO CG 0001) $1 .000,000 (per occurrence). $2.000,000 (general aggregate) Must include the following endorsements: General Liability Additional Insured General Liability Primary and Noncontributory Commercial Auto Liability (at least as broad as ISO CA 0001) $1,000,000 (per accident) Personal Auto Declaration Page if applicable Errors and Omissions Liability $1,000.000 (per claim and aggregate) Worker's Compensation (per statutory requirements) Must include the following endorsements: Worker's Compensation Waiver of Subrogation Worker's Compensation Declaration of Sole Proprietor if applicable Pagc 1 cf 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 1 Page 26 Acknowledgement of Non -Collusion Affidavit 4Q�a ATTACHMENT NON -COLLUSION AFFIDAVIT FORM Must be executed by proposer and submitted with the proposal Julian A. De La Torre (name) hereby declare as follows: I am CEO / Principal Engineer of MSA Consulting, Inc. (Title) (Company) the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation. that the proposal is genuine and not collusive or sham: that the proposer has not directly or indirectly induced or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly colluded. conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal, or that anyone shall refrain from proposing, that the proposer has not in any manner, directly or indirectly. sought by agreement, communication, or conference with anyone to fix the proposal price of the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer, or to secure any advantage against the public body awarding the agreement of anyone interested in the proposed agreement: that all statements contained in the proposal are true. and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Proposer Signature: Proposer Name: Proposer Title: Company Name: Address: Julian A. De La Torre CEO / Principal Engineer MSA Consulting, Inc. 34200 Bob Hope Drive, Rancho Mirage, CA 92270 Page 1 of 1 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January S, 2026 1 Page 27 Acknowledgement of Addenda ATTACHMENT 4 ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA Must be executed by proposer and submitted with the proposal; If no addenda has been issued, mark "N/A" under Addendum No, indicating Not Applicable and sign ADDENDUM NO. I SIGNATURE INDICATING RECEIPT P-9'._F_ 1 j- 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com City of La Quinta -Vista Santa Rosa Master Plan (P2921) January 5, 2026 Appendix 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Gvi: tngineering • Land Surveying • Landscape Architecture planning • Environmental Services • Ory Utility Coordination • GIS Christopher Brizuela DIRECTOR OF PLANNING Mr. Brizuela joined MSA's Planning Department in 2015 after EDUCATION contract work with the Engineering and Planning Departments Economics - University of of the City of Hemet. His previous experience includes work for California, Los Angeles, CA the Cities of Temecula and Perris. As Director of Planning at (UCLA) MSA Consulting, Inc., Mr. Brizuela provides strategic AFFILIATIONS leadership and oversight for complex land use entitlement, CEQA, and long-range planning efforts. He works closely with American Planners Association (APA) public- and private -sector clients to guide projects through the - Board Member entitlement process in an efficient and policy -consistent Association of Environmental manner, while overseeing multidisciplinary consultant teams Professionals (AEP) and coordinating with local, regional, and state agencies. YEARS WITH FIRM Mr. Brizuela's responsibilities include directing specific plan and master plan • 10 years preparation, development standards and guidelines, and CEQA documentation; YEARS IN FIELD managing project schedules, budgets, and quality control; and serving as a primary 12 years point of contact for agency staff and decision -makers. Drawing on his public -sector experience with multiple municipal agencies, he brings a practical understanding of development review processes and fosters collaborative working relationships among local governments, developers, and community stakeholders. With a strong command of land use law, general plans, zoning regulations, and CEQA, Mr. Brizuela consistently delivers clear, defensible, and effective planning documents, reports, and exhibits that support informed decision -making. WORK EXPERIENCE Porcupine Creek; Rancho Mirage, CA Authored the Specific Plan and managed the entitlement package for the 191-acre Porcupine Creek Private Estate's repositioning into a luxury wellness retreat. Oversaw subconsultant coordination, facilitated client and City meetings to keep deliverables on schedule, and supported the project through public hearings, culminating in successful City approval. Pulte Del Webb; Rancho Mirage, CA Managed entitlements and environmental support services for a 1,000-unit master -planned residential community. Oversaw preparation of Preliminary Development Plans, coordinated with agencies and stakeholders, and guided the project through public hearings and City approvals. Thermal Ranch; Thermal, CA Managed preparation of the Specific Plan and entitlement package for a large-scale, 622-acre equestrian - oriented, mixed -use development located within the unincorporated community of Thermal, in Riverside County, California. This Specific Plan provided for a mix of uses (including commercial and housing) centered around a 231-acre equestrian center and related show facilities. Responsibilities included authoring the Specific Plan, coordinating subconsultant deliverables, plan quality control, and facilitating client and County meetings to maintain schedule and milestone commitments. REFERENCES • Mike Reeske, Director of Facilities Planning at Sunnylands Annenberg Estate (760) 880-1707, mreeske(@sunnylands.org • James Vaughn, Partner - Procopio (949) 247-7312, James.Vaughn(CDprocopio.com 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Gvi: tngineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Ory Utility Coordination • C19 Michelle Witherspoon, LEED AP BD+C, CPESC, REPA, QSD/QSP TOR OF ENVIRONMENTAL SERVICE Ms. Witherspoon has over 20 years' experience understanding the convergence of natural systems, technical research and planning for land development. She joined MSA Consulting, Inc. in 2000 as a member of the Planning Department and was j instrumental in the formation and management of Environmental Services in 2001 and GIS Services in 2005. With a Master's Degree in Urban and Regional Planning from CA State Polytechnic University, Pomona and a BS in Zoology from the University of Oklahoma, she enhances MSA's ability to help Lead Agencies as well as clients in identification of Environmental challenges and solutions that work. As Director of Environmental Services and a project manager for the firm, she oversees the preparation of the firm's environmental documents/plans including, but not limited to: CEQA Initial Studies, Environmental Impact Reports, NEPA Environmental Assessments, Environmental Impact Statements, Fugitive Dust Control Plans, Stormwater Pollution Prevention Plans, Water Quality Management Plans, Water Supply Assessments, Designated Waters Permitting and Phase I Environmental Site Assessments. In addition, she provides consultation for various projects which have particularly challenging site assessment issues or environmental constraints. WORK EXPERIENCE EDUCATION • Urban and Regional Planning - California State Polytechnic University; Pomona, CA • Zoology -University of Oklahoma; Norman, OK REGISTRATIONS • CV Fugitive Dust Control Certification CV19020075707715 • Certified Prof. in Erosion and Sediment Control #5971 • SWPPP Developer/ Practitioner #20152 LEED AP BD+C #10187135-AP- BD+C • Environmental Property Assessor #897425 AFFILIATIONS • Association of Environmental Professionals • American Planning Association • APWA • US Green Building Council On -Call Environmental Consultant; City of Desert Hot Springs, CA — YEARS WITH FIRM Environmental Project Manager • 25 years MSA was selected to provide as -needed municipal services with the City of Desert Hot Springs. Once under agreement, MSA performed Environmental Reviews for YEARS IN FIELD various development projects within the City of Desert Hot Springs. Projects include 25 years the Tuscan Hills EIR Addendum and Interstate West Industrial Park CEQA Mitigated Negative Declaration. MSA worked closely with the City to ensure the Environmental documents followed CEQA guidelines. Desert Palisades; Palm Springs, CA — Environmental Project Manager, Principal Author Desert Palisades is a proposed gated single-family residential community consisting of a maximum of 110 custom home sites in the Chino Cone area of Palm Springs. MSA's project team was responsible for the overall Master Plan, Specific Plan and preparation and processing of the Environmental Impact Report (EIR) for the environmentally sensitive area. Included in the EIR was the analysis of two Desert Water Agency (DWA) Water Reservoirs and consultation with the Agua Caliente Band of Cahuilla Indians Tribal planning staff. Downtown Specific Plan EIR; City of Indio, CA — Environmental Project Manager MSA is currently providing environmental utility services for the City of Indio Downtown Specific Plan EIR. MSA is preparing the Public Utilities CEQA EIR topical section and associated exhibits by researching existing conditions, defining thresholds of significance, analyzing potential significant impacts and identifying any required mitigation measures to reduce these impacts. While writing this section, MSA works with local utility providers to research future capacities that will serve development within the Downtown Specific Plan area. MSA continues to work closely with the City to make sure all documents and exhibits are accurate and follow the CEQA guidelines. REFERENCES • Maryann Ybarra, Coachella Valley Housing Coalition, (760) 347-3157, maryann.ybarra@cvhc.org • Jon Berg, City of Indian Wells, (760) 346-2489, jber@indianwells.com 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Gvi: tngineering • Land Surveying • Landscape Architecture planning • Environmental Services • Ory Utility Coordination • GIS Jesus Herrera-Cortes, CPSWQ, QSD/QSP SENIOR ENVIRONMENTAL PLANNER/GI Mr. Herrera-Cortes joined MSA in April of 2008 after graduating from Cal Poly Pomona's College of Environmental Design with a Bachelor of Science Degree in Urban and Regional Planning and Summa Cum Laude honors. At Cal Poly Pomona, Jesus also earned a Minor in Geographic Information Systems (GIS) with an emphasis on environmental and land use modeling applications. Jesus is a Certified Professional in Storm Water Quality (CPSWQ #1173) and a Qualified SWPPP Developer/Practitioner (QSD/QSP #26933). While at MSA, Mr. Herrera-Cortes has applied his analytical skills to develop expertise in various key areas of environmental planning and compliance. In over 11 years at MSA, Jesus has prepared a variety of environmental documents for complex projects, including Water Quality Management Plans (WQMPs) in multiple regions, Storm Water Pollution Prevention Plans (SWPPPs), Fugitive Dust Control Plans, Air Quality Emissions Modeling, CEQA Initial Studies, NEPA Environmental Assessments, NPDES Permit Registration Documents, and collaborative CEQA EIR writing. Jesus has also helped manage NPDES compliance monitoring for over 40 construction projects, coordinating with agency representatives, project owners, and contractors to maintain compliance. Mr. Herrera-Cortes has contributed expertise to GIS mapping projects that include farmland management, risk assessments, environmental resources visualizations, private land management, HOA mapping, and site suitability planning. WORK EXPERIENCE EDUCATION • Urban and Regional Planning; California State Polytechnic University, Pomona Geographic Information Systems; California State Polytechnic University, Pomona PROFESSIONAL CERTIFICATIONS • Certified Professional in Storm Water Quality #1173 • Qualified SWPPP Developer/Practitioner #26933 • Coachella Valley Fugitive Dust Control Certification CV2501- 007669-16357 Travertine Point; Oasis, CA — GIS Analyst Demonstrated MSA's GIS mapping and data management capabilities by developing a custom web map showing property boundaries, well sites, relevant district boundaries and other desired layers of information. Utilized Ownership Maps and available aerial imagery to updated embedded tables reflecting the new acreage and well sites. Del Webb Rancho Mirage — Environmental Compliance/GIS Analyst Prepared the Water Quality Management Plan (WQMP), Local Air Quality Management Plan (LAQMP), and Storm Water Pollution Prevention Plan (SWPPP) for proper environmental compliance during construction of this project of 330 acres. Coordinated GIS data management for improved record -keeping. Trilogy at the Polo Club — Environmental Compliance/GIS Analyst For a span of 8 years, provided stormwater and air quality compliance coordination for this residential project of 210 acres. This coordination involved meeting with corporate, City and other agency inspectors to demonstrate field compliance. REFERENCES Juan De Lara, Sr., Federated Insurance, (760) 397-0600, jdelara@dc.rr.com • Bob Paradise, Pulte Homes, (951) 258-6001, bob. paradise@pultegroup.com • Andy Fraser, Shea Homes, (760) 342-2911, Andy.Fraser@sheahomes.com 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS Mark Lenning UlKr-%, i um OF LANDSCAPE ARCHITECTURE With 29 years of experience in landscape architecture across the U.S., Costa Rica, North Africa, and the Middle East, Mark brings proven expertise in leading complex, multidisciplinary projects in diverse and challenging environments. His passion for design, architecture, and global perspectives fuels innovative solutions for urban infill sites, historic neighborhoods, and large-scale master -planned communities. Skilled in design management, vision development, business growth, project programming, cultural research, and operations, he consistently delivers exceptional, context - driven design outcomes. WORK EXPERIENCE Cotino Resort Community; Rancho Mirage, CA — Studio Director EDUCATION • Certificate of Landscape Architecture - University of California; Irvine, CA Additional coursework: Business Administration Studies Cal State University; Fullerton, CA YEARS WITH FIRM • 6 years YEARS IN FIELD • 29 years AFFILIATIONS • Urban Land Institute • American Society of Landscape Architects 600-acre mixed -use community (By DMB) anchored by the first Crystal Lagoon in Southern California, a 24-acre turquoise oasis featuring a public beach with water activities, a vibrant mixed -use district, a waterfront community clubhouse and a collection of parks and open spaces in each neighborhood. Approximately 1,500 residences range from estate lots, single-family homes and condominiums. Pavilion Palms Retail; La Quinta, CA — Studio Director This neighborhood retail destination (by Lundin) lies within a gateway corridor to La Quinta. The prominent location of the project led to a design solution as a welcoming statement for the City and a social gathering area for customers and neighboring residents. Resort -style Date Palms anchor at the intersection, providing shade for casual seating and fire features. Nearby restaurant seating lines the contemporary buildings adding to the inviting street scene. Mission Village Downtown Core (FivePoint); Newhall Ranch, CA — Principal Design of the central retail and residential core for the 1,500-acre masterplan located in Valencia, CA. This FivePoint community included a central streetscape connecting a high -density townhome district with the community park and recreation club. This district was inspired by the adjacent riparian corridors and included a forest of native Sycamores leading to a collection of gathering spaces telling the "water story" of the region. Citrus Avenue Streetscene and Art Installation (City Ventures); Downtown Covina, CA — Principal Integration of a new mixed -use development into the existing Downtown Covina streetscene. This project included extensive coordination with the City staff, incorporation of existing hardscape elements from the enhanced City street into an art -walk plaza space inspired by the City's citrus -growing heritage, creating casual seating and interesting spaces for the newly constructed live -work lofts. REFERENCES e Daniel Wozniak, Dir.of Land Development, DMB Development, (760)702-1030, dwozniak(a)dmbdevelopment.com e Joe Oftiele, President, Warmington (formerly City Ventures), (949)258-7555, loe(a�warmington.com e Greg Bever, Partner, Lundin Development, (714) 932-3190, Gwb964(a)aol.com 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Gvi: tngineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Ory Utility Coordination • GIS Rob Parker SENIOR LANDSCAPE ARCHITECT Rob Parker brings 35 years of experience to the Landscape Architecture team. Following a 28 year career with RGA Landscape Architects, the last 12 as Design Principal. The interim spent designing high end outdoor hospitality resorts for a national chain. Providing a track record of success in the design and implimentation of landscape architectural projects. His knowledge of all phases of development brings critical big picture thinking to meet our clients needs. His design expeince encompasses everything from high end residental to commercial and resort development. A pioneer in water efficient design and irrigation techniques specializing in site approporiate plant material selections. He has a reputation for thoughtful, needs based design consistenly meeting clients expectations within difficult constraints. WORK EXPERIENCE Del Webb; Rancho Mirage, CA — Landscape Architect EDUCATION State University of New York at Alfred, AAS Ornamental Horticulture State University of New York College of Environmental Science and Forestry, BLA Landscape Architecture YEARS IN FIELD . 35 years This 309-acre, Eight Phase, new active adult residential project included design of a site wide trail system, the use of native and water efficient plant materials and resort amenities to create a sustainable desert resort. Responsibilities included collaboration with design team, owners & the City of Rancho Mirage through the entire design process, including entitlements, design guidelines and implementation. Desert Palisades; Palm Springs, CA - Landscape Architect This 117-acre, new residential construction project was the first project entitled and built under the City of Palm Springs hillside development ordinance. The site encompassed sensitive plant material communities and tribal archeological sites requiring coordination with plant biologists and tribal entities. A publicly accessible trail system, required by the city, necessitated careful alignment to provide public access and minimize residents' disruption. Responsibilities included collaborating with design teams, owners, and the City of Springs through the entire design process, including entitlements, design guidelines, Construction documents/observation and interpretive documentation. Mayflower Park; Blythe, CA — Landscape Architect Completed while Design Principal at RGA in collaboration with Interactive Design of Palm Springs, the design required thematic inclusion of tribal elements and knowledge of salt tolerant plant materials due to the soil salinity. Responsibilities included coordination with design team, the Riverside County department of Parks and recreation through the entire design process, approvals, bidding and construction. REFERENCES • Brook Marshall, ADRC Coordinator, (760) 219-8057 drefacilitator(d_)gmail.com • Daniel Wozniak, Director of Land Development, DMB Development LLC, (760) 702-0130, dwozniak(a)dmbdevelopment.com • Kathleen Jurasky, District Manager, Palm Springs Cemetery District, (760) 328-3316, klurasky(a-)pscemetery.com 34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com 0 MSA CONSULTING, INC. Gvi: tngineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Ory Utility Coordination • GIS Marco T. Celedon, P.E. PRESIDENT / PRINUIVAL Mr. Celedon, born in Indio and raised in Coachella and Thermal, joined MSA Consulting, Inc. in 1999 with a Bachelor of Science Degree in Civil Engineering from the University of Southern California. He served as Project Manager with expertise in water and sewer applications for a wide variety of projects including the Valley Sanitary District Requa Interceptor Sewer Alignment project, multiple CVWD water and sewer design and construction projects and Borrego Water District Lift Station. His proven track record of effectively overseeing improvement projects in both the private and public sectors warranted his elevated position of Vice President and Director of Public Works in 2018. Mr. Celedon works collaboratively with MSA staff and clientele, dedicated to achieving strategic plan objectives to improve the overall performance and effectiveness of the firm. In addition to the excellence achieved in his engineering profession, he exemplifies civic mindedness by serving on the Thermal -Oasis Community Council in Riverside County. WORK EXPERIENCE EDUCATION • B.S. Civil Engineering - University of Southern California; Los Angeles, CA • B.A. Engineering with a Minor in Spanish - Saint Mary's College of California; Moraga, California REGISTRATIONS • Civil Engineer, CA #75478 YEARS WITH FIRM • 25 years YEARS IN FIELD • 30 years AFFILIATIONS • Thermal Community Council • Coachella Valley ACE Mentoring Program Team Leader College of the Desert Central Plant Renovation — Well Design and Repair; Palm Desert, CA — Project Manger Responsible for potholing, preliminary design plans, irrigation consumption analysis, and new well pumping plant plan, and prepare performance specifications. In addition, construction support services were provided that included pre - construction, administrative services, construction staking and close out. Porcupine Creek; Rancho Mirage, CA — Project Manager Responsible for retrofit of existing golf irrigation system and processing of the 1st County of Riverside approved dual -use fire suppression system fed from an irrigation lake and providing full fire protection for a Commercial Resort and irrigation for the golf course. Indio Water Authority As -Needed Engineering Services; Indio, CA — Project Manager Project Manager for as -needed water design engineering, engineering support and construction and project management services for the Authority. Projects included, but are not limited to, site layouts for potential Indio Water Authority Facility, design and development of standards for water meter reading collection system, analysis of Water Volume Assessment for a Dead -End Main, grading plans for temporary parking lot and walkway, water main crossing of CVWD storm channel processed as an emergency design after hurricane Hilary washed out existing water main. City of Coachella Shady Lane/Amezcua Water System Consolidation & Shady Lane/Amezcua Septic to Sewer Conversion; Coachella, CA — Project Manager Project Manager for Professional Engineering Design and Environmental services related to the Shady Lane and Amezcua Mobile Home Parks' water and sewer improvement project in the City of Coachella and the County of Riverside. Services included project management, preliminary design report, boundary/topographic survey, utility research and potholing, CEQA processing and publication, NEPA compliant environmental assessment, grading easement, public water improvement plan, PM-10 plan and SWPPP, final WQMP, construction support, construction staking and project schedule. REFERENCES • Reymundo Trejo, General Manager, Indio Water Authority, (442) 400-5250, rtreio(@iwa.org • Castulo Estrada, Utilities Manager, City of Coachella, (760) 398-5744, cestradaCcDcoachella.org 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 1 msaconsultinginc.com EDUCATION MA, Urban and Regional Planning, University of California, Irvine BA, Urban Studies and Planning, University of California, San Diego BA, Political Science: Comparative Politics, University of California, San Diego Study Abroad Program, University of Sussex ORGANIZATIONS Urban Land Institute International Association for Public Participation (IAP2) American Planning Association Amanda Tropiano PRINCIPAL Amanda Tropiano is responsible for leading the firm's Southern California practice. Amanda has successfully managed a wide variety of land use and environmental planning projects for public and private sector clients, including numerous General Plans, specific plans, corridor plans, strategic plans, sustainability programs, visioning projects, transit -oriented development plans, zoning documents, outreach programs, and CEQA projects. Amanda is also an IAP2 trained public outreach practitioner and has completed project management training with PSMJ. Amanda consistently brings to the table her passion, creativity, and strategic thinking to make sure every project exceeds her client's expectations. Amanda brings a unique project management style to her clients, where she relies on collaboration, communication, and creativity to identify and proactively address potential opportunities and challenges. She is a skilled public speaker and enjoys working with members of the public, stakeholders, and elected and appointed officials throughout the planning process. RELEVANT PROJECT EXPERIENCE General Plan Update, Housing Element, and EIR, City of Indian Wells Comprehensive Development Code Update, City of Laguna Beach General Plan Update, Development Code Update, and EIR, City of San Jacinto General Plan Update, Rezoning, ODS, and EIR, City of Lomita General Plan Update, Hawthorne Blvd Specific Plan Update, Development Code Update, and EIR, City of Lawndale Objective Design Standards, City of Palos Verdes Estates Housing Element, Rezoning Program, ODS, and CEQA Compliance, City of Laguna Hills Housing Element Update, Comprehensive Zoning Code, Mixed - Use Implementation Program, City of Westminster Focus General Plan Update, Brea Core Specific Plan, and EIR, City of Brea General Plan Update and EIR, City of Lake Forest General Plan Update and EIR, City of Laguna Niguel General Plan Update and EIR, County of Orange General Plan Update and EIR, City of La Verne General Plan Update, Zoning Update, and EIR, City of San Marcos Focus General Plan Update and EIR, City of Glendale Housing Element Updates, Cities of Avalon, Hawthorne, Indian Wells, Glendale, La Verne, Lake Forest, Lawndale, Laguna Hills, Laguna Niguel, San Jacinto, San Marcos, Stanton, Temecula Environmental Justice Element, City of Goleta Springs Specific Plan and EIR, Sonoma County Irvine Neighborhood Plan, City of Irvine De Novo Planning Group A Land ❑aP Planning, Dr gn, ..nd F.nvirnnmrnial Firm EDUCATION Masters, Urban and Regional Planning, California State Polytechnic University, Pomona BA, Business Economics, University of California, Riverside ORGANIZATIONS American Planning Association LICENSES/CERTIFICATIONS American institute of Certified Planners. 2009. No. 024079 Starla Barker, AICP PRINCIPAL PLANNER Starla Barker, AICP, is a principal planner with De Novo Planning Group whose primary responsibilities are the management and preparation of environmental documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as other planning documents including General Plans and Specific Plans. With over 20 years of professional planning experience Starla has successfully managed a wide range of projects with particular emphasis in General Plans, urban infill, downtown, and redevelopment projects. Utilizing her experience in community planning, Starla is regularly involved in land use and policy planning, including the development and implementation of community outreach programs, and frequently manages and prepares environmental clearance documents for citywide policy planning and redevelopment projects. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions. RELEVANT PROJECT EXPERIENCE General Plan Update and Rezoning EIR, Marlin Drive IS/ND City of Lomita City of Laguna Beach Housing Element, Rezoning Program, and ODS CEQA Compliance, City of Laguna Hills Housing and Safety Element Update CEQA Compliance City of Rancho Santa Margarita Land Use Element, Zoning Code, and Zoning Map Amendment CEQA Compliance City of Rancho Santa Margarita General Plan and Zoning Update EIR City of San Jacinto Downtown Core EIR City of Fontana General Plan Land Use and Zoning Amendments EIR City of Gardena General Plan Update EIR City of La Verne General Plan Update EIR City of Lawndale The Commons at Aliso Viejo IS/MND City of Aliso Viejo 2500 North Hollywood Way Hotel EIR City of Burbank The Harper Mixed Use Project EIR City of West Hollywood 385 Nyes Place IS/MND City of Laguna Beach 2354 San Clemente IS/MND City of Laguna Beach 820 Gainsborough IS/MND City of Laguna Beach Hotel Development Standards GPA & Zone Change IS/MND City of Gardena 1500 Raymond Ave Industrial IS/MND City of Fullerton 1901 Via Burton Industrial CEQA City of Fullerton General Plan Transportation & Mobility Element Update ND City of Bell Gardens Applied Medical Expansion IS/MND City of Lake Forest Lock & Leave Self Storage IS/MND City of Lake Forest Melia Evergreen Residential IS/MND City of Gardena Olson Townhomes IS/MND City of Gardena 2550 Orange Industrial IS/MND City of Signal Hill Paradise Chevrolet IS/MND City of Temecula Bedford Court IS/MND City of Temecula De Novo Planning Group A Land Use Planning, Design, and Environmental Firm EDUCATION BA, Economics University of Western Ontario, London, Canada Diploma, Urban and Regional Planning Technology Fanshawe College, London, Canada Ross Minority Program in Real Estate University of Southern California, Los Angeles ORGANIZATIONS American Planning Association Congress for New Urbanism Perry A. Banner PRINCIPAL PLANNER Perry Banner brings a combined 20 years of experience in local government and private practice planning to the firm with work in both the United States and Canada. Perry possesses a diverse range of skills, including project management, land use analysis, and policy development. His capabilities also include economic development and real estate development. Perry has successfully managed a wide variety of urban planning projects, including general plans, community plans, specific plans, transit -oriented development plans, zoning documents, and public outreach programs. His passion lies in helping communities, neighborhoods, and their residents visualize the future and giving them the tools to make well-informed decisions. He believes in questioning conventional wisdom and always looking at problems from multiple angles and viewpoints to find effective and innovative solutions to develop plans that create results. Perry also supports private sector clients in navigating public agency approval processes. RELEVANT PROJECT EXPERIENCE General Plan Update, Zoning Code Update and EIR City of Lomita General Plan Update and EIR City of San Marcos General Plan Update and EIR City of San Jacinto General Plan Update and EIR City of Lawndale General Plan Update and EIR City of Rolling Hills Estates' Community Plans Continuum Project County of San Bernardino" Housing Element Update (6th Cycle) City of Stanton Housing Element Update (6th Cycle) City of Hawthorne Housing Element Update (6th Cycle) City of Westminster Housing Element Update (6th Cycle) City of Sausalito Housing Element Update (6th Cycle) City of Sonoma Housing Element Update (6th Cycle) City of Matinez Local Hazard Mitigation Plan, Safety Element Update and EJ Element City of Glendora Local Hazard Mitigation Plan and Safety Element Update City of Lawndale* Meredith International Centre Specific Plan Amendment Craig Development Corp/City of Ontario" Pueblo Viejo Implementation Strategy Plan and Design Guidelines City of Coachella' One Metro West Specific Plan and EIR (Peer Review) City of Costa Mesa* Small Lot Subdivision Ordinance City of Orange TOD Overlay — Marine Avenue Green Line Station Cities of Lawndale, Hawthorne and Redondo Beach` Commercial Cannabis Program City of Pasadena' Short-term Rental Program City of Pasadena* SOMO Village Development Project City of Rohnert Park Pilot Travel Center (Palmdale) Pilot Company 1415t and Normandie Townhomes Project IS/MND The Olson Company Project was completed by Mr. Banner while he was employed at another agency or planning firm. De Novo Planning Group A Land T1 P Planning, Dr gn, ..nd F.nviro i., nial F,rm SEEN EDUCATION Tin Cheung PRINCIPAL SCIENTIST Mr. Cheung is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has 20 years of experience preparing air pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a variety of computer data models. He has worked on hundreds of projects which include large-scale industrial, commercial, residential, infrastructure, school and recreational developments. He has extensive knowledge of the CEQA\NEPA regulatory process and impact assessment methodology established by the EPA, California Air Resources Board and other air quality management districts. He leads our in-house air -quality, climate change, and noise/vibration services for CEQA\NEPA compliance. He also has performed third -party reviews for technical adequacy and CEQA compliance in support of legal efforts and government QA\QC. His substantial knowledge of impact quantification and regulations contributes to solutions for reducing air quality, climate change and health risk impacts. Because of his expertise, he has been called on for legal support and expert witness testimony relative to environmental and CEQA issues. BA, Geography/Environmental RELEVANT PROJECT EXPERIENCE Studies University of California, Santa Barbara Centennial Specific Plan Civilian Reuse of the MCAS El Toro County of Los Angeles and the Airport System Master Plan Playa Vista Phase 1 Project/Master EIR\EIS Plan EIR City of Santa Ana City of Playa Vista Health Risk Assessment for the Bay Disneyland Forward EIR Delta Conservation Plan The Walt Disney Company Sacramento -San Joaquin Chevron Refinery Facilities Improvement EIR City of El Segundo, CA BNSF 26th Street Project SCAQMD Rule 1150 Permit City of Vernon LAX Runway Safety Area Air Quality and Human Health Risk Report City of Los Angeles Feasibility Analysis for Electrification of Cargo/Maintenance/RON Aircraft Parking Positions at LAX Los Angeles World Airports BNSF Environmental Compliance for Cargo Handling Equipment, State of California BNSF/UPRR Mojave Subdivision Tehachapi Rail Improvement, City of Mojave Kansas City Southern Rail Internal Air Quality Audit City of Shreveport Los Angeles Arena (Crypto.com Arena) City of Los Angeles NFL Stadium Master Plan SEIR City of Industry First Solar Dust Suppression Technical and Regulatory Lead Desert Sunlight Solar Farm Desert Center Ontario General Plan Update EIR City of Ontario Bristol Street Roadway Widening EIR City of Santa Ana Santa Ana Fixed Guideway EIR\EIS City of Santa Ana Harvest Landing Specific Plan EIR City of Perris Block at Orange Expansion EIR, City of Orange Universal Studios Master Plan Universal City De Novo Planning Group 4 Land Use Planning, nr ign, and Fnvironmonral Firm NONE EDUCATION MCP, City Planning, Urban Design Concentration University of Pennsylvania, Philadelphia BS, Urban, Rural, and Environmental Planning, Brigham Young University, Provo Research, Cambridge University (UK), Pembroke College ORGANIZATIONS Urban Land Institute AICP Certified, American Planning Association AICP Certification # 35377 U.S. Green Building Council LEED AP BD+C, Credential Id # 10433552-AP-BD+C Megan Thorne, AICP, LEED AP BD+C SENIOR PLANNER + DESIGNER Megan Thorne is a senior planner and project manager with De Novo Planning Group. With over 15 years of professional planning experience, Megan has worked on a wide variety of planning projects for public and private sector clients, including numerous specific plans, general plans, corridor plans, site plans, design guidelines, strategic plans, sustainability programs, visioning projects, transit - oriented development plans, zoning documents, outreach programs, and 3D visualizations. Megan possesses the ability to think creatively and envision change while keeping projects grounded with achievable benchmarks and implementable policy goals. She excels at communicating complex information and policy ideas in a compelling and simple manner. As a designer, Megan has differentiated herself with her hand -drawing abilities as well as her technical skills. Her technical expertise includes 3D modeling, graphic design, and web design. She continues to pioneer ways new technology can improve old processes from community outreach approaches to the web -publication of planning documents. RELEVANT PROJECT EXPERIENCE Burbank Media District Specific Plan City of Burbank* Rialto Specific Plan Update City of Rialto* River Walk Specific Plan Stanislaus County Downtown Bellflower Transit - Oriented Development Specific Plan City of Bellflower* West Carson Transit -Oriented Development Specific Plan City of West Carson* Morena Corridor Specific Plan City of San Diego* Long Beach Southeast Area (SEASP) Specific Plan City of Long Beach* Stanton Plaza Specific Plan Amendment and EIR Addendum City of Stanton* Airport Gateway Specific Plan Inland Valley Development Agency* Harmony Specific Plan Lewis Companies, City of Highland* De Anza Revitalization Plan City of San Diego* Fontana Downtown Design Guidelines City of Fontana Irvine Neighborhood Plan City of Irvine General Plan Update and EIR City of San Jacinto General Plan Update and EIR City of La Verne General Plan Update and EIR City of Lake Forest General Plan Update and EIR City of Westminster* General Plan Update and EIR City of San Marcos South El Monte Zoning Code Update City of South El Monte* Hemet Zoning Code Update City of Hemet* ADU Ordinance and Guidebook City of lone City of Bellflower Sign Code Update City of Bellflower Temecula CAP Baseline Study City of Temecula* OCCOG Geospatial Solutions Orange County Council of Governments* Housing Policy Leadership Academy Southern California Association of Governments* Livermore Downtown Visioning & Site Planning City of Livermore* * Project was completed by Ms. Thorne while she was employed at another planning firm De Novo P l a n n i n g Group A Land Use Planning, Design, and Environmental Firm EDUCATION BA, English Literature, University of Washington, Seattle, Washington Master of Urban and Regional Planning, Cal Poly Pomona, Pomona, California ORGANIZATIONS Association of Environmental Professionals Ashley Brodkin SENIOR PLANNER Ashley Brodkin brings a range of planning experience for public and private sector clients, including specific plans, general plans, land -use planning, policy development, outreach, zoning ordinance updates and CEQA projects. She is responsible for the preparation and management of environmental documents, as well as a wide variety of planning projects. Ashley has prepared and managed a variety of CEQA and NEPA documents for capital improvements, new developments, redevelopment and urban infill, warehouse/logistics, and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, Development Ordinance Updates, and entitlements. With experience as both a private consultant and in public service, as well as experience in both policy and environmental planning, Ashley provides a holistic approach to projects and proactively problem solves. RELEVANT PROJECT EXPERIENCE General Plan Update and EIR, County of Orange General Plan Update and EIR, City of La Verne General Plan Update, Zoning Update, and EIR City of San Jacinto General Plan Update, Hawthorne Blvd Specific Plan Update, Zoning Update and EIR City of Lawndale General Plan Update and EIR, City of Laguna Niguel Comprehensive Zoning Code Update City of Laguna Beach Comprehensive Zoning Code Update Glenn County Downtown Core EIR City of Fontana General Plan Land Use and Zoning Amendments EIR City of Gardena Ceanothus Drive Program EIR City of Laguna Beach 749 Marlin Dr Road Extension IS/ND City of Laguna Beach 2354 San Clemente St Project IS/MND City of Laguna Beach 820 Gainsborough Dr Project IS/MND City of Laguna Beach 1901 Via Burton §15183 Exemption City of Fullerton General Plan Land Use and Zoning Amendments EIR City of Gardena Pilot Travel Center Project EIR City of Perris 9001-9019 Long Beach Blvd Residential Project IS/MND/EA City of South Gate 2501 Rosecrans Project CERT City of Gardena Applied Medical Expansion IS/MND City of Lake Forest Circulation Element Update IS/ND City of Bell Gardens Shepherd North Project EIR City of Clovis Housing Element Update (6th Cycle) IS/ND City of Hawthorne Sustainability Implementation Program City of Lake Forest Housing Element Update (6th Cycle) Cities of Glendale, Avalon, Indian Wells, Rancho Santa Margarita, Stanton, Westminster, Lake Forest, and Temecula Housing Ordinances Zoning Update City of San Marcos Accessory Dwelling Unit Ordinance City of Ventura De Novo Planning Group a 1 and Use Planning, nr ign, and Fnvironmonral Firm NONE Erik Anderson, AICP ASSOCIATE PLANNER Erik has worked on a diverse range of projects for public and private sector clients, with a focus on land -use planning, policy development, and environmental and sustainability planning. Erik provides project support in the preparation of CEQA documentation and long-range planning documents, including General Plans, Zoning updates, and Local Hazard Mitigation Plans. His background experience includes grassroots lobbying with a non-profit environmental organization and work in the legal field. Erik is passionate about serving communities and creating innovative work through place -based development strategies. EDUCATION RELEVANT PROJECT EXPERIENCE Master of City and Regional General Plan Update, Zoning Update, 2354 San Clemente IS/MND Planning, and EIR City of Laguna Beach Cal Poly, San Luis Obispo City of Lomita 16800 Magnolia Addendum BA, Political Science, General Plan Update and EIR City of Fountain Valley University of California, Los Angeles City of Laguna Niguel 1500 Raymond Ave Industrial IS/MND ORGANIZATIONS General Plan Update, Zoning Update, City of Fullerton and EIR 1901 Via Burton Industrial CEQA American Planning Association City of San Jacinto City of Fullerton Association of Environmental Professionals Congress for the New Urbanism LICENSES/CERTIFICATIONS American Institute of Certified Planners, 2023, No. 343661 General Plan Update, Hawthorne Blvd Specific Plan Update, and EIR City of Lawndale Zoning Update and Addendum to General Plan EIR City of Westminster General Plan Land Use and Zoning Amendments EIR City of Gardena Focused General Plan Update & EIR City of Glendale General Plan Update and EIR City of Red Bluff Downtown Core EIR City of Fontana Mountain House Incorporation IS/ND San Joaquin County SR-120 Interchange IS/MND City of Lath rop/Caltra ns Circulation Element Update IS/ND City of Bell Gardens U-Haul Expansion IS/MND City of Gardena 1941 White Avenue Mixed -Use CEQA Exemption City of La Verne Grevillea-Imperial Hotel CE City of Hawthorne 1105 East Valley Boulevard CE City of San Gabriel 2500 North Hollywood Way Hotel EIR City of Burbank The Harper Mixed Use Project EIR City of West Hollywood 168000 Magnolia Addendum City of Fountain Valley Paradise Chevrolet IS/MND City of Temecula Local Hazard Mitigation Plan Cities of Laguna Hills, Rancho Santa Margarita, and Glendora Housing and Safety Element Update City of Rancho Santa Margarita Housing Element, Rezoning Program, and ODS CEQA Compliance City of Laguna Hills De Novo P l a n n i n g Group A Land Use Planning, Design, and Environmental Firm EDUCATION Master of Urban and Regional Planning, University of California, Irvine BA, Urban Studies, University of California, Irvine ORGANIZATIONS American Planning Association Mia Yuen ASSISTANT PLANNER Mia earned a Master's Degree in Urban and Regional Planning from the University of California, Irvine. Prior to joining De Novo, Mia gained experience in the public sector at the City of Rancho Santa Margarita. At De Novo, Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety of policy and development projects. Mia is passionate about community engagement, equity, and facilitating sustainable cities. Mia currently serves as the Marketing Chair for the APA Orange Section and has been involved with the APA since 2021. RELEVANT PROJECT EXPERIENCE Comprehensive Zoning Code Update City of Laguna Beach Subsequent EIR for General Plan Land Use, Zoning Code, and Zoning Map Amendment Project City of Westminster Safety Element and Local Hazard Mitigation Plan Update City of San Dimas AWARDS Municipal Service Reviews and 2024 Emerging Planning Leader Sphere of Influence Updates for Award, American Planning Association Multiple Cities - Orange Section Local Agency Formation Commission for the County of Los Angeles 2024 MURP Community Builder General Plan Update Award, University of California, Irvine City of Temecula General Plan Update City of Mountain House General Plan Update, Development Code Update County of Glenn General Plan Update, Zoning Code Update City of La Verne General Plan Update and EIR City of Laguna Niguel General Plan Update and EIR City of Glendale General Plan Update County of Orange General Plan Update City of Brea 1404 Royal Oaks IS/MND City of Duarte Grevillea-Imperial Hotel CE City of Hawthorne 2500 N Hollywood Way EIR City of Burbank Vineyard One EIR City of Saratoga Seraphina Residential CEQA City of Temecula Local Hazard Mitigation Plan City of Laguna Hills Local Hazard Mitigation Plan City of Rancho Santa Margarita" Comprehensive Zoning Code Update City of Eastvale' Ms. Yuen was involved with these projects while enrolled as a Graduate Student in Urban and Regional Planning at the University of California, Irvine De Novo Planning Group A Land ❑aP Phnn-ng, D—gn, ..nd F.nvirnnmrnial Firm SEEN 0� ELMT ❑� Fv- CONSUI IIN(_� Years of Experience: 18 Education B.S., 2006, Biology, University of California at San Diego Certifications Certificate, 2012, Field Ornithology, University of California at Riverside, University Extension Certificate, 2012, Wetland Delineation, Wetland Training Institute Certificate, 2014, Certified California Rapid Assessment Method (CRAM) Practitioner, Riverine and Depressional Wetlands Certificate, 2014, GIS and Spatial Analyst, California State University at Fullerton Certificate Botany, 2015, University of California at Riverside, University Extension Additional Training Southwestern Willow Flycatcher Survey Training Workshop, Southern Sierra Research Station, 2014 Learning California Bird Sounds, Sea and Sage Audubon Society — Sylvia Gallagher, 2012 Introduction to Desert Tortoise Surveying, Monitoring, and Handling Techniques Workshop, Desert Tortoise Council, 2011 Skills and Specialties General and Focused Habitat Assessments Focused Sensitive Plant and Wildlife Surveys Avian Surveys and Monitoring Wetland and Stream Delineations Regulatory Permit Processing Mitigation Implementation Endangered Species Permits Travis J. McGill Biologist/Regulatory Specialist Known for his common sense, solution -based approach, Mr. McGill is experienced in environmental planning, natural resource management, special status species survey, regulatory permitting, and construction monitoring since 2006, Mr. McGill has experience in all project types (public and private) throughout Southern California. He works routinely with processes of numerous State and federal regulatory agencies such as, Bureau of Land Management (BLM), Federal Highways Administration (FHWA), Federal Emergency Management Agency (FEMA), Department of Homeland Security (DHS), Federal Airport Authority (FAA), U.S. Army Corps of Engineers (Corps), U.S. Fish and Wildlife Service (USFWS), California Public Utilities Commission (CPUC), Regional Water Quality Control Board (RWQCB), and California Department of Fish and Game (CDFW). He also specializes in preparing and processing federal and State Incidental Take Permits through the United States Fish and Wildlife Service (Section 7 and Section 10 of the Federal Endangered Species Act) and California Department of Fish and Game (Section 2080.1, 2081, subds. (b}(c) of the Fish and Game Code). He is well versed in CEQA and NEPA, managing and preparing analysis and documentation. Mr. McGill is also a certified GIS analyst, which provides a value-added service to assisting clients in evaluating their project. Mr. McGill conducts delineations of state and federal jurisdictional waters and helps clients through the regulatory permit process pursuant to Sections 404 and 401 of the Clean Water Act, the California Porter - Cologne Water Quality Control Act, and Section 1602 et. seq. of the California Fish and Game Code. Mr. McGill has effectively drafted and processed numerous state and federal regulatory applications for residential, restoration, commercial, flood control, institutional, and transportation projects. Mr. McGill also performs California Rapid Assessment Method analyses on riverine and depressional areas to identify the functionality of a drainage system. Project Experience The Merge, Eastvale, California. The Merge LLC. Biologist/Regulatory Specialist. The proposed project is the development of a future business park on the northeast corner of the intersection of Archibald Avenue and Limonite Avenue in the City of Eastvale. Mr. McGill prepared the Habitat Assessment and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) consistency analysis report in support of the CEQA document for the project. The report documented Travis J. McGill baseline conditions and assessed the potential for special -status plant and wildlife species to occur on the project site that could pose a constraint to development. Additionally, Mr. McGill assess the site to determine the site's potential to support clean Delhi Sand soils that have the potential provide suitable habitat for Delhi Sands flower -loving fly (Rhaphiomidas terminatus abdominalis [DSF]). Additionally, Mr. McGill provided an in-depth assessment of the suitability of the on -site habitat to support burrowing owl (Athene cunicularia), MSHCP Narrow Endemic Plant Species San Diego ambrosia (Ambrosia pumila), Brand's phacelia (Phacelia stellaris), and San Miguel savory (Clinopodium chandlen). The Homestead Industrial Project (54-Acre Property at Limonite Ave. and Archibald Ave.), Eastvale, California. Barker Logistics, LLC. Biologist/Regulatory Specialist. The project consisted of the development of six industrial use buildings totaling up to 1,080,060 square feet on the site of an existing dairy. Mr. McGill prepared the Habitat Assessment and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) consistency analysis report in support of the CEQA document for the project. The report documented baseline conditions and assessed the potential for special -status plant and wildlife species to occur on the project site that could pose a constraint to development. Additionally, Mr. McGill assessed the site to determine the site's potential to support clean suitable habitat for burrowing owl and other special -status species listed in the CNDDB. Lewis Retail/Civic Center & Al's Corner, Eastvale, California. Lewis Management Group. Biologist/Regulatory Specialist. Mr. McGill prepared a Habitat Assessment and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) consistency analysis report in support of the CEQA document for the project. The report documented baseline conditions and assessed the potential for special -status plant and wildlife species to occur on the project site that could pose a constraint to development. Additionally, Mr. McGill assessed the site to determine the site's potential to support clean suitable habitat for burrowing owl and other special -status species listed in the CNDDB. Salt Creek Trail Project, Cities of Menifee and Hemet, California. County of Riverside Transportation Department. Biologist/ Regulatory Specialist. The County proposes to construct and operate two (2) segments of the Salt Creek Trail, which will contribute to the County's ultimate goal for an approximately 16-mile-long multi -use trail connecting the cities of Hemet and Menifee. The Project offers an alternative to gasoline -powered vehicle trips, which is key to achieving state and local air quality objectives. Mr. McGill prepared the Caltrans Natural Environment Study, jurisdictional delineation, sensitive plant survey, Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) consistency analysis, Determination of Biologically Equivalent or Superior Preservation (DBESP), and regulatory permits for the project. In addition, Mr. McGill attended several of the Western Riverside County Regional Conservation Authority (RCA) pre -application meetings to ensure project consistency with the MSHCP and negotiate the mitigation requirements for impacts to jurisdictional waters. Based on negotiations with the RCA and regulatory agencies, Mr. McGill prepared a Habitat Mitigation Monitoring and Reporting Plan to satisfy the mitigation requirements for the project. Sycamore Canyon Business Park Project, City of Riverside, California. Hillwood Investment Properties. Biologist/ Regulatory Specialist. The project would include the construction of two commercial warehouse buildings and associated infrastructure. In addition, multiple detention basins would be construction along the perimeter of the project site to treat surface runoff prior to being discharges off -site. Mr. McGill helped prepare the Delineation of State and Federal Jurisdictional Waters Report and Least Bell's Vireo focused survey reports for the project and assisted with the negotiation efforts with the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife for impacts to on -site jurisdictional features. Bautista Recharge Basin Expansion Project, Riverside County, California. Riverside County Flood Control and Water Conservation District. Biologist/Regulatory Specialist. The District, in partnership with the Lake Hemet Municipal Water District (LHMWD), proposed to design, construct, operate and maintain the Bautista Recharge Basin Expansion Project as part of an effort to fulfill the District's ongoing goal to promote water conservation and recharge. The recharge project was designed to promote infiltration and increase recharge in the Hemet -San Jacinto Valley groundwater basin areas. Mr. McGill prepared the habitat assessment, jurisdictional delineation, Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) consistency analysis, and Public/Quasi-Public Land Equivalency Analysis for the Travis J. McGill project. Renaissance Specific Plan Burrowing Owl Relocation Plan, Rialto, California. Lewis-Hillwood Rialto Company. Biologist. The Renaissance Specific Plan was adopted by the City of Rialto in 1997 to provide a long-term strategy for the development of the Rialto Municipal Airport and surrounding area. Currently, Lewis — Hillwood Rialto Company, LLC owns or has an option to buy several of the properties within Renaissance Specific Plan Area. The proposed project included the development of a Town Center, residential housing ranging from low density to high density, a school, public park, a business center, and corporate center. Mr. McGill lead the biological studies for the project which include a general habitat assessment, focused burrowing owl survey, special -status plant suitability assessment, jurisdictional delineation and regulatory permitting. Several burrowing owl were found on the project site during the focused surveys, and Mr. McGill helped prepare a relocation plan that outlined the recommended methods proposed to relocate burrowing owls from the project site and provided measures that would be implemented for the maintenance, monitoring, and reporting of the relocated burrowing owls to increase chances of survivorship and ensure compliance with CDFW guidelines. Once the plan was approved by CDFW, Mr. McGill assisted the San Diego Zoo in the active relocation of the burrowing owls from the project site. The burrowing owls found within the project site were captured and actively relocated to a conservation site within the boundaries of the Western Riverside County MSHCP. Travis J. McGill [A Rv Fv- CONSULIING Rachael A. Lyons Associate Biologist Ms. Lyons has 4 years of experience as a field biologist involved in numerous projects throughout California. Ms. Lyons is experienced in conducting jurisdictional delineations, construction monitoring, protocol -level surveys for special -status species, and full-scale biological surveys for habitat conservation plan -areas with an emphasis on the western Riverside County MSHCP. Ms. Lyons has conducted many special -status and rare plant species inventories including those for western Joshua tree and Santa Ana River woollystar and has assisted in relocation plan implementation of western burrowing owl. She is certified in Geographic Information Systems (GIS) and is proficient in preparing CEQA initial study documents and writing biological reports analyzing the results of field assessments. Ms. Lyons also has experience with bird -banding, research, wildlife care and triage, and naturalist education. Education B.S., Biology (Concentration: Ecology and Evolutionary Biology), California State University, Fullerton Professional Development Courses/Training • Wildlife Tek — Wildlife Technology Training, 2020 • Desert Tortoise Council — Introduction to the Mojave Desert Tortoise, 2022 • California State University, Fullerton — GIS, 2023 • Regional Conservation Authority — Western Riverside County MSHCP Training, 2023 • Association of Environmental Professionals — CEQA Essentials Webinar, 2024 • Wetland Training Institute — Basic Wetland Delineation Training, 2025 • Southern Sierra Research Station — Southwestern Desert Bats Class, 2025 • Association of Environmental Professionals — CEQA Essentials Workshop, 2025 Professional Experience Vista Murrieta Apartments, Riverside County, CA The Project proposed the construction of a 200-unit multi -family apartment complex on 7.26 acres of land. Ms. Lyons assisted in writing the Initial Study report, organizing reference material and technical study information, and creating GIS exhibits. Lone Pine Canyon Project Site, San Bernardino County The Project proposed a new mining site in Lone Pine Canyon. Ms. Lyons assisted in performing a biological and jurisdictional assessment of the project site. The biological assessment included a suitability analysis of the site's potential to support special -status wildlife and plant species 2201 N. Grand Avenue #10098 1 Santa Ana, CA 92711-0098 1 (714) 716-5050 www.ELMTConsulting com Rachael A. Lyons Page 2 including Crotch's bumble bee. Ms. Lyons drafted the biological and jurisdictional assessment reports. The project is currently undergoing CEQA review and Ms. Lyons is assisting in drafting the initial study and supporting documents. SBKR Range -Wide Study, San Bernardino County, CA The Project included surveying areas of the historic range of San Bernardino kangaroo rat (SBKR) within the Cajon Creek Conservation Area to determine habitat suitability, status and distribution for the species. Ms. Lyons conducted data collection for the survey area which included measuring soil compaction and analyzing soil composition, plant community composition, onsite disturbances, and identifying burrows. Ms. Lyons organized collected data for CDFW and communicated with CDFW personnel to confirm survey results. Gray Rocks Quarry Expansion, Shasta County, CA The Project proposed the expansion of the Gray Rocks Quarry near Lake Shasta, California. Ms. Lyons conducted a biological assessment and jurisdictional delineation of the proposed expansion area. The biological assessment focused on special -status plant and wildlife species including Shasta snow -wreath, Shasta salamander and northern spotted owl. Ms. Lyons composed the reports for both the biological assessment and jurisdictional delineation. Mining Expansion Project, Los Angeles County The Project proposed the expansion of mining at the Robertson's Ready Mix Palmdale site. Ms. Lyons assisted in performing a western Joshua tree inventory (census) survey, then organized the collected census data to be sent to CDFW for take permit application. Ms. Lyons met with CDFW personnel to confirm inventory protocol met agency standards. BUOWRelocation Plan, San Bernardino County, CA The Project required the relocation of western burrowing owl (BUOW) from Ontario International Airport property. Ms. Lyons assisted in tagging locations of suitable burrows for burrowing owl, installing exclusion features, capturing resident owls, and constructing temporary hacking cages at relocation site. SAR Woollystar Census, San Bernardino County, CA The Project consisted of conducting a Santa Ana River (SAR) woollystar census in the Cajon Creek Conservation Management Area. Ms. Lyons assisted in conducting a SAR woollystar census throughout the survey area to analyze the results of management and conservation efforts. Olivehain Trunk Sewer Improvements, San Diego County The Project proposed the renovation of manholes along portions of Escondido Creek. Ms. Lyons performed WEAP training to project crewmembers, monitored construction activities, conducted biological assessments and clearance surveys of proposed project areas, and performed biological monitoring after project activities to document revegetation and project -related impacts. ©� E L�MT [A Rv Fv- CONSULIING Megan E. Peukert Associate Biologist Ms. Peukert has 2 years of experience as a field biologist, involved in numerous projects throughout California. Ms. Peukert is experienced in conducting jurisdictional delineations, construction monitoring, protocol -level surveys for special -status species, and full-scale biological surveys for habitat conservation plan -areas with an emphasis on the western Riverside County MSHCP. Ms. Peukert has conducted many special -status and rare plant species inventories including those for desert tortoise, western Joshua tree, and Santa Ana River woollystar and has assisted in relocation plan implementation of western burrowing owl. Additionally, she has organized and submitted multiple Western Joshua Tree Census as well as Western Joshua Tree Conservation Act Incidental Take Permits. She is certified in Geographic Information Systems (GIS) and writes biological reports analyzing the results of field assessments. Ms. Peukert also has experience with bird trapping and banding, desert tortoise research, kangaroo rat trapping, and naturalist education. Education B.S., Biology (Concentration: Ecology and Evolutionary Biology), California State University, Fullerton Professional Development Courses/Training • Boyd Deep Canyon Desert Research Center — Rattlesnake Relocation Training 2021 • Desert Tortoise Council — Introduction to the Mojave Desert Tortoise, 2023 • California State University, Fullerton — GIS, 2023 • University of California, Los Angeles— Successful CEQA Compliance 2024 • California Bumble Bee Atlas Project— Bumblebee Collection Training 2025 Professional Experience Vista Murrieta Apartments, Riverside County, CA The Project proposed the construction of a 200-unit multi -family apartment complex on 7.26 acres of land. Ms. Lyons assisted in writing the Initial Study report, organizing reference material and technical study information, and creating GIS exhibits. Lone Pine Canyon Project Site, San Bernardino County The Project proposed a new mining site in Lone Pine Canyon. Ms. Lyons assisted in performing a biological and jurisdictional assessment of the project site. The biological assessment included a suitability analysis of the site's potential to support special -status wildlife and plant species including Crotch's bumble bee. Ms. Lyons drafted the biological and jurisdictional assessment 2201 N. Grand Avenue #10098 1 Santa Ana, CA 92711-0098 1 (714) 716-5050 www.ELMTConsulting com Megan E. Peukert Page 2 reports. The project is currently undergoing CEQA review and Ms. Lyons is assisting in drafting the initial study and supporting documents. SBKR Range -Wide Study, San Bernardino County, CA The Project included surveying areas of the historic range of San Bernardino kangaroo rat (SBKR) within the Cajon Creek Conservation Area to determine habitat suitability, status and distribution for the species. Ms. Lyons conducted data collection for the survey area which included measuring soil compaction and analyzing soil composition, plant community composition, onsite disturbances, and identifying burrows. Ms. Lyons organized collected data for CDFW and communicated with CDFW personnel to confirm survey results. Gray Rocks Quarry Expansion, Shasta County, CA The Project proposed the expansion of the Gray Rocks Quarry near Lake Shasta, California. Ms. Lyons conducted a biological assessment and jurisdictional delineation of the proposed expansion area. The biological assessment focused on special -status plant and wildlife species including Shasta snow -wreath, Shasta salamander and northern spotted owl. Ms. Lyons composed the reports for both the biological assessment and jurisdictional delineation. Mining Expansion Project, Los Angeles County The Project proposed the expansion of mining at the Robertson's Ready Mix Palmdale site. Ms. Lyons assisted in performing a western Joshua tree inventory (census) survey, then organized the collected census data to be sent to CDFW for take permit application. Ms. Lyons met with CDFW personnel to confirm inventory protocol met agency standards. BUOWRelocation Plan, San Bernardino County, CA The Project required the relocation of western burrowing owl (BUOW) from Ontario International Airport property. Ms. Lyons assisted in tagging locations of suitable burrows for burrowing owl, installing exclusion features, capturing resident owls, and constructing temporary hacking cages at relocation site. SAR Woollystar Census, San Bernardino County, CA The Project consisted of conducting a Santa Ana River (SAR) woollystar census in the Cajon Creek Conservation Management Area. Ms. Lyons assisted in conducting a SAR woollystar census throughout the survey area to analyze the results of management and conservation efforts. Olivehain Trunk Sewer Improvements, San Diego County The Project proposed the renovation of manholes along portions of Escondido Creek. Ms. Lyons performed WEAP training to project crewmembers, monitored construction activities, conducted biological assessments and clearance surveys of proposed project areas, and performed biological monitoring after project activities to document revegetation and project -related impacts. ©W E L�MT I� KITTELSON � &ASSOCIATES PROJECT ROLE Transportation Task Principal EDUCATION • MS, Civil Engineering (Transportation), University of Southern California • BS, Naval Engineering, University of Sao Paulo, Brazil YEARS OF EXPERIENCE 25 LICENSES/CERTIFICATIONS • Professional Traffic Engineer: CA # TR 2770 AFFILIATIONS • Institute of Transportation Engineers • Orange County Traffic Engineers Council • Association of Commuter Transportation FERNAN DO SOTELO, TE PRINCIPAL ENGINEER Fernando Sotelo has extensive experience in CEQA and the technical aspects of transportation planning, including travel demand forecasting, traffic impact analyses, and parking demand studies. His professional experience with traffic and parking analyses includes several schools and a variety of land development uses, such as warehousing, mixed use, commercial, and recreation projects in southern and northern California. Fernando understands the complexities of transportation planning and has prepared transportation sections of Environmental Impact Reports for major projects such as general plan updates and specific plans. Fernando has experience with many citywide and land development projects where he applied TDM measures to reduce VMT impacts. He is also a member of ITE's International SB743 Task Force and has been a contributor to recent ITE white papers on VMT and Sustainability such as ITE's Guide to SB 743 and ITE's VMT as a Metric of Sustainability. PROJECT EXPERIENCE City of Indian Wells General Plan Update and Environmental Impact Report; Indian Wells, CA. Fernando was the project manager for the City of Indian Wells General Plan Update. Kittelson updated mobility elements and performed technical analysis in support of the EIR document. The mobility element focused on expanding the bicycle and NEV network, integrating regional multi -use path connections, and providing complete street policies for residents, workers, and visitors. Fernando led the community workshop to inform the public and seek input for the mobility element update. Fernando managed day-to-day project activities, coordinated with City staff, and supported multiple tasks including development of the mobility elements, and preparation of the transportation study to support CEQA review City of Fontana Downtown Core Project; Fontana, CA. Kittelson developed a circulation plan with substantial modifications to the downtown area and prepared a transportation analysis for proposed Downtown Core Project. The downtown area includes the Fontana Metrolink Station and City Hall. The Project consists of transit -oriented development and changes to parking and an enhanced bike and pedestrian network to invigorate redevelopment and encourage a mixed -use environment. Kittelson provided conceptual designs to accommodate a substantial amount of traffic, bicycle and pedestrian activity in the area, while considering constraints with the available roadway right of way. Several concepts were considered including roundabouts at key intersections, angled and parallel parking configurations, and several bike and transit facility configurations. Fernando served as the technical lead and project manager. JZ111 KITTELSON � &ASSOCIATES ROLE Transportation Senior Advisor TIMOTHY ERNEY SENIOR PRINCIPAL PLANNER Tim Erney is a transportation planner with extensive experience on planning and engineering projects in California. His primary focus has been on managing analyses and documentation for conceptual/final design projects, access and circulation studies, sustainable transportation practices, travel demand management (TDM) measures, parking evaluations, pedestrian and bicycle reviews, and data collection programs. In addition, Tim has performed detailed technical analyses of local and regional roadway facilities, including traffic forecasting, modal split analyses, traffic diversion, grade crossing studies, and operational analyses. He has experience coordinating with local and regional transportation and environmental agencies in California and has been leading the firm's efforts on the evaluation of emerging technologies, alternative evaluation metrics, and the impacts of new mobility services on land use and circulation networks. RELEVENT PROJECT EXPERIENCE EDUCATION City of Indian Wells General Plan Update and EIR; Indian Wells, CA. • MCP Transportation Planning, Tim was project principal supporting the City of Indian Wells General University of California, Plan Update. Kittelson updated the mobility elements for the General Berkeley Plan and conducted the technical analysis to support the EIR document. • MS Transportation The mobility element focused on expanding the bicycle and NEV Engineering, University of network, integrating regional multiuse path connections, and providing California, Berkeley complete streets policies for residents, workers, and visitors. Tim • BS Mechanical Engineering, Boston University provided oversight and quality control for the preparation of the mobility element update and the transportation analysis supporting the CEQA YEARS OF EXPERIENCE review. 28 City of San Jacinto General Plan Update and EIR; San Jacinto, CA. Tim was the transportation project manager for the update to the AFFILIATIONS Circulation Element to the City's General Plan and Environmental Impact • American Planning Association (APA), Member Report. Key elements of this effort include the identification of existing • Institute of Transportation and future needs for circulation, active transportation, parking, transit, Engineers (ITE), Member and goods movement networks. Output from the RIVTAM travel demand model was used to determine future growth in the area, including addressing the effect of major transportation infrastructure projects. City of Hemet Systemic Safety Analysis Report; Hemet, CA. Tim was Kittelson's internal project principal and QA/QC lead for the development of a Systemic Safety Analysis Report (SSAR) for the City of Hemet, which included the identification of safety projects for improvement throughout the City. Key elements of this plan were the assessment of risk factors along signalized intersections, non -signalized intersections, and roadway segments. In addition, close coordination with Caltrans was critical to the success of this project, as SR-74 bisected the city, and Caltrans was considering modifications to improve traffic flow and operating conditions. The analysis was consistent with the Strategic Highway Safety Plan (SHSP) vision, mission, goals, objectives, and approach. MICHAEL SAHIMI, AICP SENIOR PLANNER Michael Sahimi is a senior transportation planner with experience in multimodal planning. His active transportation work has included developing citywide plans and focused area plans, as well as site -specific conceptual bicycle and pedestrian improvement designs. He has worked on general and specific planning efforts across Southern California. He I also has experience in community outreach, safety planning, traffic operations, environmental analysis, and circulation studies. Iva KITTELSON PROJECT EXPERIENCE a Montebello General Plan Update, Downtown Specific Plan, EIR, VMT &ASS 0 C I AT E S Guidelines, and Bicycle Master Plan; Montebello, CA. Kittelson developed the mobility element for the Montebello General Plan Update PROJECT ROLE and Downtown Specific Plan. Michael supported the development of Transportation Task Project transportation goals, policies, and actions for both plans. In addition, he Manager led the development of updates to the City's SB 743-consistent transportation analysis guidelines, which were implemented for the EDUCATION Master of Urban and Regional General Plan Update's EIR. Michael also served as the project manager • Planning, Transportation on the Bicycle Master Plan. Policy and Planning, University Fontana Downtown Core Project; Fontana, CA. Kittelson developed a of California, Los Angeles • BA, Urban Studies, University circulation plan with substantial modifications to the downtown area and of California, Irvine prepared a transportation analysis for the proposed Downtown Core • BA, Criminology, Law, and Project. The downtown area includes the Fontana Metrolink Station and Society, University of City Hall. The Project consists of transit -oriented development and California, Irvine changes to parking and an enhanced bike and pedestrian network to YEARS OF EXPERIENCE invigorate redevelopment and encourage a mixed -use environment. 12 Michael contributed to the project's non -vehicular network LICENSES/CERTIFICATIONS recommendations, including high -quality bicycle facilities. • Certified Planner, American La Verne General Plan Update, EIR, and Active Transportation Plan; Institute of Certified Planners, La Verne, CA. Kittelson developed the mobility element of La Verne's #32066 General Plan Update, including mobility policies and objectives with AFFILIATIONS respect to automobiles, active transportation, transit, freight, and • American Planning Association parking. Michael managed the mobility element update as well as the (APA), Member Environmental Impact Report (EIR) transportation assessment for this project. His work included both a CEQA VMT impact analysis and a non- CEQA review of traffic operations. Parallel to this effort, Kittelson prepared an Active Transportation Plan (ATP) to address pedestrian, bicyclist, and safety issues and improve connectivity to the bicycle networks in adjacent jurisdictions. Michael participated in community workshops, helping the public both understand active transportation concepts and provide their input on existing conditions and preferred improvements. He also worked with the City to develop the list of preferred pedestrian improvements and assisted in the development of detailed cost estimates for the final plan document. A& '� KITTELSON � &ASSOCIATES PROJECT ROLE Transportation Analyst 6 I TA ETAAT I TRANSPORTATION ANALYST Bita Etaati is an analyst specializing in transportation applications with a proven track record of leveraging GIS, coding (SOL, R, Python), and data visualization tools to deliver actionable insights. She has experience in consulting, academia and FMCG. Bita is an Active Women in Transportation member and two-time graduate scholarship winner (2022 and 2023). RELEVANT PROJECT EXPERIENCE City of Glendale Land Use/Circ/Model/Fee Update; Glendale, CA. Kittelson is currently developing an updated circulation element for the City of Glendale and updating its citywide travel demand model. Kittelson is updating the citywide travel demand model to reflect new land use categories and the City's preferred long-term land use plan. The team is using Big Data (Streetlight) sources to validate the model's EDUCATION estimated per capita VMT so that the model can accurately estimate • MS, Data Science, San Diego VMT for SB 743-consistent transportation analysis. Bita supported the State University project through preparing volume forecasting spreadsheet and • BS, Industrial Engineering, extracting volumes from the traffic demand model, contributed to Amirkabir University of technical memorandum development, and performed level -of -service Technology, Tehran, Iran (LOS) analyses for multiple intersections. YEARS OF EXPERIENCE City of Brea General Plan Update and Downtown Core Specific Plan, 1 Brea, CA. The Downtown Core Specific Plan addresses active AFFILIATIONS transportation, complete streets, automobile and truck traffic, • Women in Transportation intersection and roadway vehicular level of service operations, and transit Seminar options for the heart of downtown Brea. It also considers transformative technologies such as transportation network companies (e.g., Uber, Lyft, Bird, Lime) and prospective integration of connected and autonomous vehicles (CAVs). These advancements and shifts in transportation modes may impact parking demand for various land uses, potentially altering the need for public parking facilities and the City's parking requirements. Kittelson is preparing the Circulation Element, conducting workshops, and transportation analyses in support of the City's General Plan Update and new Downtown Core Specific Plan. Bita helped with preparing the existing conditions analysis and memo write-up. County of Orange General Plan Update; Orange County, CA. Kittelson is updating Circulation Element of the County's General Plan, plus the technical analysis to support the EIR document. The focus of this effort is the unincorporated areas within the County, and ensuring consistency with the circulation plans for cities located next to project area. Bita supported the County of Orange General Plan Update by conducting existing conditions and level of service (LOS) analyses for the Circulation Element and EIR. Patrick Doolev O'Rourke SENIOR PROJECT DIRECTOR/CULTURAL AND ENVIRONMENTAL HISTORIAN EDUCATION M.A., History, California State University, Long Beach, 2023 B.A., History, California State University, Los Angeles, 2018 QUALIFICATIONS Patrick Dooley O'Rourke is a U.S. Secretary of the Interior qualified Historian and Archaeologist with over two years of archaeology experience in California and over ten years of professional historical archival research ex- perience across museums, libraries, archives, and digital repositories. As a Historian and Archaeological Crew Lead, Mr. O'Rourke has lead surface survey, architectural evaluations, and NRHP and CRHR eligibility evalua- tions at multiple archaeological field projects involving prehistoric and historical -period resources for a variety of private firms and public agencies including the Sierra Institute, California State Parks, and the National Forest Service. Mr. O'Rourke has conducted numerous Heritage Record Searches at CHRIS Information Centers in Sonoma and Butte Counties. Mr. O'Rourke is a trained cultural and environmental historian and has analyzed and supervised the analysis and cataloging of thousands of historical artifacts from the 19' and 20t' centuries. Mr. O'Rourke is familiar with evaluation criteria of CEQA, NEPA, and Sections 106 and 110 of NHPA. Major Cali- fornia publications include research reports for projects in Humboldt, Lake, and Trinity Counties. PROFESSIONAL EXPERIENCE 2026—present, Senior Project Director, Statistical Research, Inc., Redlands, California 2024-2025, Historian, Lab Director, and Archaeological Crew Lead, Cal Poly Humboldt —Cultural Resources Facility, Arcata, California 2025, Architectural Historian, Jamie Roscoe and Associates, Sunny Brae, California 2025, Historical Consultant, Blue Lake Rancheria, Blue Lake, California 2023-2024, Research Associate, Cal Poly Humboldt —Cultural Resources Facility, Arcata, California 2019-2020, Project Archivist, Flight Path Museum and Learning Center, Los Angeles, California 2019-2020, Gallery Guide, Wende Museum of the Cold War, Culver City, California 2016-2018, Student Assistant, John F. Kennedy Memorial Library, Special Collections and Archives, Los Ange- les, California PROFESSIONAL AFFILIATIONS AND PERMITS Society for California Archaeology (77780301) Jefferson Historical Group Humboldt County Historical Society CULTURAL RESOURCE MANAGEMENT PROJECTS Historian and Archaeological Crew Lead, Plumas National Forest Cultural Resources Inventory, Plumas County, California for Sierra Institute, December 2025 Historian, Floating 40 Heritage Archaeological Survey Lake Pillsbury, California, for Mendocino National For- est, November 2025 Historian and Archaeological Crew Lead, Big Ranch-CA-299 Cultural Resources Inventory, Humboldt and Trin- ity County, California, for Shasta -Trinity and Six Rivers National Forests, May 2025 — November 2025 Historian and Field Director, North Trinity County Risk Reduction Project Cultural Resources Inventory Trinity County, California, for Shasta -Trinity National Forest, November 2024 — August 2025 Historian and Archaeological Crew Lead, May Creek and Streelow Headwaters Watersheds Cultural Resource Inventory, Humboldt County, California, for Redwood Rising Forest Ecosystem Restoration Project, March 2025 — August 2025 Historian and Archaeological Crew Lead, Smith River Complex Hazard Tree Roads Project Cultural Resources Inventory Gasquet, California for Six Rivers National Forest, August 2024 Historian and Archaeological Crew Lead, Mvs-yee-se'-nee Cultural Resources Inventory, Gasquet, California, November 2024 O'Rourke Historian and Archaeological Crew Lead, Dixie Burn Footprint of Lassen National Forest Cultural Resources Inventory, Tehama and Plumas County, California, for Lassen National Forest, May 2024 — February 2025 Historian and Archaeological Crew Lead, Lassen National Forest Cultural Resources Inventory, Tehama and Plumas County, California, for Sierra Institute, August 2023 — May 2024 Research Associate, Red Salmon Fire Footprint Cultural Resources Inventory, Humboldt County, California, for Six Rivers National Forest., November 2023 CULTURAL RESOURCE MANAGEMENT PUBLICATIONS 2026 National Register of Historic Places Nomination for the Arcata Plaza. Patrick O'Rourke and Jeanette Cooper. Prepared for the California State Historic Preservation Office. Cal Poly Humboldt —Cultural Resources Facility, Arcata, California. 2025 A Cultural Resources Inventory Report for the North Trinity County Risk Reduction Project. Prepared for Shasta -Trinity National Forest. Patrick O'Rourke and Daniel Busch. Cal Poly Humboldt —Cultural Resources Facility, Arcata, California. 2025 A Cultural Resources Investigation of the May Creek and Streelow Headwaters Watersheds, Redwood Rising Forest Ecosystem Restoration Project, Humboldt County, California. Patrick O'Rourke. Prepared for Redwood Rising Forest Ecosystem Restoration Project. Cal Poly Humboldt —Cultural Resources Facility, Arcata, California. 2025 A Cultural Resources Inventory Report for the Floating 40 Heritage Archaeological Survey, Lake Pills- bury, California. Patrick O'Rourke. Prepared for Mendocino National Forest. Cal Poly Humboldt — Cultural Resources Facility, Arcata California. O'Rourke Patrick B. Stanton PRINCIPAL INVESTIGATOR/PREHISTORIC ARCHAEOLOGY EDUCATION M.A., Anthropology, Wichita State University, 2003 B.A., Anthropology, University of Tennessee -Knoxville, 2000 QUALIFICATIONS Patrick B. Stanton is Registered Profession Archaeologist with over a decade of experience working in southern and central California as well as Arizona, Iowa, Kansas, Nevada, Texas, and Sonora, Mexico. As a Project Di- rector, Mr. Stanton has directed survey, monitoring, testing, and data recovery excavations at multiple archaeo- logical field projects involving prehistoric and historical -period resources for a variety of private firms and public agencies including the Bureau of Land Management and the National Forest Service. Mr. Stanton has conducted numerous Heritage Record Searches at the San Bernardino National Forest Headquarters as well as records - searches at the BLM Ridgecrest Field Office and at CHRIS Information Centers in San Bernardino, Riverside, and Los Angeles Counties. Mr. Stanton is a trained human osteologist and has analyzed and supervised the anal- ysis of hundreds of human burials from historical -period, prehistoric, and modem/forensic settings. Mr. Stanton meets the U.S. Secretary of the Interior's Professional Qualification Standards for archaeology and is familiar with evaluation criteria of CEQA, NEPA, and Sections 106 and 110 of NHPA. Major California publications include research reports for projects in San Bernardino, Riverside, and Los Angeles Counties, San Bernardino Mountains, Ballona Wetlands, and the Mojave and, Colorado Deserts. PROFESSIONAL EXPERIENCE 2019—present, Principal Investigator, Statistical Research, Inc., Redlands, California 2017-2019, Senior Project Director, Statistical Research, Inc., Redlands, California 2003—present, Osteologist, Statistical Research, Inc., Redlands, California 2010-2017, Project Director, Statistical Research, Inc., Redlands, California 2010, Archaeologist, University of Iowa, Office of State Archaeologist, Dubuque, Iowa 2003-2009, Crew Chief, Statistical Research, Inc., Redlands, California 2003, Archaeological Field Technician, Statistical Research, Inc., Redlands, California PROFESSIONAL AFFILIATIONS AND PERMITS Register of Professional Archaeologists (989159) CHRIS Access Agreement No. 96 BLM-CA CRU Permit CA-25-27 CULTURAL RESOURCE MANAGEMENT PROJECTS Principal Investigator, Thermal Village Cultural Resources Study (archaeological survey of approximately 78 acres within Thermal in support of a planned development), Thermal, California, for Coachella Valley Hous- ing Coalition and County of Riverside, Planning Department, April 2025 — Present Principal Investigator, Ranch at Madison Cultural Resources Study (archaeological survey of 175-acres within Vista Santa Rosa in support of a planned development), Vista Santa Rosa, California, for Meridian Consult- ants and County of Riverside, Planning Department, October 2024 — May 2025 Principal Investigator, Nuestro Orgullo Survey Project (60-56-acre archaeological survey for proposed develop- ment of 291 single-family residential units), Mecca, California, for Coachella Valley Housing Coalition and County of Riverside, Planning Department, January 2024 — May 2024 Principal Investigator, Agua Mansa Cemetery Restoration Project (cemetery condition assessment and ground penetrating radar survey of the Agua Mansa Pioneer Cemetery), Agua Mansa, California, for Horizons Con- struction Co. Int'l, July 2023 — April 2024 Principal Investigator, Player's Course Redesign project (archaeological survey and testing in support of the redesign of the Player's Course golf course), Indian Wells, California, for Terra Nova and the City of Indian Wells, May 2024 — October 2025 Stanton Principal Investigator, 2851 Adobe Communities Project (8.7-acre archaeological survey for proposed develop- ment of a residential community), Indio, California, for Sonora Homes I & II, LP, October 2023- January 2024 Principal Investigator, St. Boniface Ground -Penetrating Radar Survey and Stockpile Removal (ground- penetrat- ing radar survey for proposed relocation of olive trees and removal of debris stockpile associated with former St. Boniface Indian School), Banning, California, for KB Homes, November 2023 — January 2024 Principal Investigator, 2731 Myers Concrete Project (10.82-acre archaeological survey for proposed recreational - vehicle -storage -condo), Coachella, California, for Myers Concrete Corp., October -December 2023 Principal Investigator, 2803 Eagle Point Project (16.39-acre archaeological survey for proposed residential de- velopment), Desert Hot Springs, California, for Watermarke Homes, LLC, May — September 2023 Principal Investigator, 2376 Westar Project (5.87-acre archaeological survey for proposed residential develop- ment), Rancho Mirage, California, for Rancho Mirage Bob Hope Associates, May — August 2023 Principal Investigator, University Park Planning Area 3 Monitoring (archaeological monitoring for a residential development), Palms Springs, California, for University Park Investor, LLC, September 2022 — May 2023 Principal Investigator, Desert Retreat Specific Plan Cultural Resource and Paleontological Study Project (archae- ological survey and paleontological study of approximately 380 acres of land in support of an EIR for the Desert Retreat Specific Plan), Indio, California, August 2021 — 2023 Principal Investigator/Osteologist, Indian Wells Tennis Gardens Parking Lot Project (archaeological survey and monitoring of a 14-acre parcel in Indian Wells, in support of construction of a new parking lot), Indian Wells, California, for Desert Champions, LLC, February 2021 Osteologist, CA-RIV-162 Data Recovery Project (data recovery of CA-RIV-162, a prehistoric and ethnohistoric site in downtown Palm Springs in support of construction of a new cultural center for the Agua Caliente Band of Cahuilla Indians), Palm Springs, California for Agua Caliente Band of Cahuilla Indians, July 2018 — 2025 CULTURAL RESOURCE MANAGEMENT PUBLICATIONS 2025 Monitoring Report for the Indian Wells Golf Course Redesign Project, Indian Wells, California. Patrick B. Stanton. Technical Report 25-69. Prepared for City of Indian wells. Statistical Research, Inc., Red- lands, California. 2025 Phase I Cultural Resource Study of an Approximately 32-ha (78-Acre) in Thermal, Riverside County, California. Patrick B. Stanton and Estevan Ramirez. Technical Report 25-66. Prepared for County of Riverside Planning Department. Statistical Research, Inc., Redlands, California. 2025 Phase I Cultural Resource Assessment of a 71-ha (175-Acre) Cultural Resource Study within Vista Santa Rosa, Riverside County, California. Patrick B. Stanton. Technical Report 25-41. Prepared for County of Riverside Planning Department. Statistical Research, Inc., Redlands, California. 2024 Cultural Resources Assessment Report for the Player's Course Redesign Project, Indian Wells, Califor- nia. Patrick B. Stanton and Felicia De Pena. Technical Report 24-85. Prepared for Terra Nova Planning & Research, Inc. Statistical Research, Inc., Redlands, California. 2024 Archaeological Condition Assessment and Ground -Penetrating -Radar (GPR) Surveys for Agua Mansa Cemetery, San Bernardino County, California. Patrick B. Stanton, Kaitlin Harstine, Maeve E. Herrick, and Jennie O. Sturm. Technical Report 24-26. Prepared for Horizons Construction Co. Int'l. Statistical Research, Inc., Redlands, California. 2024 Phase I Cultural Resource Assessment of a 60.56-Acre Cultural Resource Study for 291 Single -Family Residential Units within the City of Mecca, Riverside County, California. Patrick B. Stanton and Alyssa R. Canoff. Technical Report 24-32. Prepared for County of Riverside Planning Department. Statistical Research, Redlands, California. 2023 Cultural Resource Assessment of the Proposed 2851 Adobe Communities Project, Indio, Riverside County, California. Patrick B. Stanton. Technical Report 23-97. Prepared for Sonora Homes I & II, LP. Statistical Research, Redlands, California. 2023 University Park Planning Area 3 Monitoring Report, Palm Desert, Riverside County, California. Patrick Stanton Technical Report 23-37. Statistical Research, Redlands, California. 2023 Cultural Resources Assessment of the Proposed 2376 Westar Project, Rancho Mirage, Riverside County, California. Kaitlin E. Harstine and Patrick B. Stanton. Technical Report 23-63. Prepared for Rancho Mirage Bob Hope Associates, a California Limited Partnership. Statistical Research, Redlands, Califor- nia. 2022 Desert Retreat Specific Plan Cultural Resource and Paleontological Study, Indio, Riverside County, California. Patrick B. Stanton, Felicia De Pena and Joseph El-Adli). Technical Report 22-104. Prepared for Meridian Consultants. Statistical Research, Redlands, California. Stanton Karen K. Swone COPRINCIPAL INVESTIGATOR/HISTORICAL ARCHAEOLOGIST EDUCATION Ph.D., Anthropology, University of California, Riverside, 1993 M.S., Anthropology, University of California, Riverside, 1987 B.A., Liberal Studies (minor in Anthropology), California State University, San Bernardino, 1983 QUALIFICATIONS Dr. Swope has 39 years of experience in both prehistoric and historical archaeology with 17 years working as a principal investigator in historical archaeology for SRI. Her experience includes academic research and cultural resources management conducted throughout the desert and mountain regions of the western United States, in- cluding California. Dr. Swope meets the Secretary of the Interior's Professional Qualifications Standards in Ar- chaeology and History. She specializes in research of mining and other industrial sites, labor camps, and home- steads with other archaeological investigations including adobe structures, urban Chinatowns and other neighborhoods, farmsteads, dairies, roads and trails, railroad construction camps, water conveyance systems, mil- itary sites, and prehistoric and postcontact Native American sites. She has worked for numerous federal and state agencies, many local governments, and private clients including the National Park Service, U.S. Department of Defense, U.S. Army Corps of Engineers, U.S. Bureau of Reclamation, Bureau of Land Management, U.S. Forest Service, Federal Highway Administration, Federal Energy Regulation Commission, and state/local/regional plan- ning agencies. She has served as principal investigator or project director for archaeological investigations and evaluations of significance for over 20 projects involving mining and milling sites; some encompassed complete townsites and included entire mining districts. She has extensive experience in archival research of historical records and is senior author of numerous research papers and book reviews on mining topics. AREAS OF INTEREST AND EXPERTISE Historical archaeology of the American West, with emphasis on industrial sites (particularly mining sites), labor camps, remote site adaptations, and desert homesteads. PROFESSIONAL EXPERIENCE 2008—present, Principal Investigator, Statistical Research, Inc., Albuquerque, New Mexico 1998-2008, Associate Environmental Planner, Archaeologist, Heritage Resources Coordinator, and District Na- tive American Coordinator, California Department of Transportation (Caltrans) District 8, San Bernardino 1985-1991, 1995-2000, Staff Archaeologist, Archaeological Research Unit, University of California, Riverside PROFESSIONAL AFFILIATIONS Mining History Association, member Register of Professional Archaeologists (16490) Society for Historical Archaeology, member CULTURAL RESOURCE MANAGEMENT PROJECTS Principal Investigator, Butterfield Overland National Historic Trail Class I Archaeological Literature Review, Arizona, Arkansas, California, Missouri, New Mexico, Oklahoma, and Texas, 2024 Project Manager, Archaeological Condition Assessment and Ground -Penetrating -Radar (GPR) Surveys for Agua Mansa Cemetery, San Bernardino County, California, 2024 Principal Investigator, Survey of Six Linear Features at Naval Support Activity Monterey Detachment Santa Cruz, California, Santa Cruz County, California, 2024 Co -Principal Investigator, Archival Research, Oral Interviews, Archaeological Survey and NRHP Evaluation, Development of Interpretive Signage and Brochure for the San Antonio de las Huertas Land Grant, Sandoval County, New Mexico, 2023 Principal Investigator, Co-author, Background and Archival Research, Archaeological Monitoring at three legacy Defense -Related Uranium Mines, Grants Mining District, Pueblo of Laguna, 2023 Principal Investigator, Cultural Resource Evaluation and Impact Assessment, Buena Vista Project, City of Los Angeles, California, 2022-2023 Project Historical Archaeologist, Archival Research and Historic Context for Sepulveda Dam, Los Angeles County, California, 2020 Swope Project Historical Archaeologist, Archival Research and Historic Context for San Antonio Dam, Los Angeles and San Bernardino Counties, California, 2020 Project Historical Archaeologist, Archival Research and Historic Context for Brea, Fullerton, and Carbon Canyon Dams, Orange County, California, 2020 Project Historian, Archival Research, Historic Context for Marine Corps Mountain Training Center, Bridgeport, California, 2020 Project Historian, Archival Research, Built Environment Research and Archaeological Due Diligence, Soho House, Palm Springs, California, 2020 Project Historical Archaeologist, Historical -Period Setting and Project Area History, Kramer Junction, San Ber- nardino County, California, 2019 Project Ethnohistorian and Co -Principal Investigator, Tribal Resources Study for the Federal Energy Regulation Commission Relicensing of the Devil Canyon Segment of the State Water Project, San Bernardino County, California (ethnographic and ethnohistorical study with the San Manuel and Morongo Bands), for California Department of Water Resources, 2018-2019 Archival Research, Inventory and Evaluation of the former Redlands Daily Facts Newspaper Building, 700 Brookside Avenue, Redlands, California, 2017 Principal Investigator, historic context and research design for mining in the southern California deserts, for the Bureau of Land Management, California State Office and California Desert District Office, 2016-2017 CULTURAL RESOURCE MANAGEMENT PUBLICATIONS 2024 Summary Report of the Butterfield Overland National Historic Trail Archaeological Literature Review (Class I Survey). Swope, Karen K., Mary Todd, Phillip O. Leckman, and Sean N. Buckley. Prepared for National Park Service, Intermountain Region, National Trails, Santa Fe, New Mexico. Technical Report 24-97, Statistical Research, Inc., Albuquerque, New Mexico. 2024 Survey of Six Linear Features at Naval Support Activity Monterey Detachment Santa Cruz, California, Swope, Karen K., and Alyssa Canoff. Prepared for Department of the Navy, Naval Facilities Engineering Systems Command Southwest, San Diego, California. Statistical Research, Inc., Redlands, California. 2023 Summary and Results of Cultural Resources Monitoring of DR UM V&VActivities on Pueblo of Laguna Land, New Mexico (with Rebecca Wells). Technical Report 22-94, Statistical Research, Albuquerque, New Mexico. Prepared for Bat Conservation International, Austin, Texas. Submitted to Tribal Historic Preservation Office, Pueblo of Laguna, Laguna, New Mexico. 2022 Cultural Resource Evaluation and Impact Assessment for the Buena Vista Project, City of Los Angeles, California (with Joy L. Vyhmeister, Jennie O. Sturm, Joseph J. El Adli, and Patrick Stanton). Technical Report 22-43, Statistical Research, Inc., Redlands, California. 2020 Archaeological Survey and Architectural Assessment for the San Antonio Dam, Los Angeles and San Bernardino Counties, California (with Scott H. Kremkau, Burr Neely, Joseph J. El Adli, and Alyssa Canoff). Submitted to U.S. Army Corps of Engineers, Los Angeles District, Los Angeles, California. Technical Report 20-25, Statistical Research, Redlands, California. 2020 Archaeological Survey and Architectural Assessment for Brea, Fullerton, and Carbon Canyon Dams, Orange County, California (with Scott H. Kremkau, Burr Neely, Scott Thompson, Joseph J. El Adli, and Alyssa Canoff). Submitted to U.S. Army Corps of Engineers, Los Angeles District, Los Angeles, California. Technical Report 20-31, Statistical Research, Redlands, California. 2020 Archaeological Survey and Architectural Assessment for the Sepulveda Dam Flood Control Basin, Los Angeles County, California. Submitted to U.S. Army Corps of Engineers, Los Angeles District, Los Angeles, California. Technical Report 20-18, Statistical Research, Redlands, California. 2019 Devil Canyon Relicensing Project, FERC Project No. 14797, Tribal Resources Study, San Bernardino County, California (with Michael K. Lerch). Prepared for Albion Environmental, Santa Cruz, California, HDR Engineering, and Stantec, Sacramento, California. October 2019 Submitted to Federal Energy Reg- ulation Commission and Department of Water Resources. 2019 Historic Context Study for Mining in Johnson Valley, Marine Corps Air Ground Combat Center Twen- tynine Palms, California (with Carrie J. Gregory). Technical Report 18-20. Statistical Research, Red- lands, California. Submitted to NAVFAC Southwest. 2017 Mining in the Southern California Deserts: A Historic Context and Research Design (with Carrie J. Gregory). Technical Report 17-42. Statistical Research, Redlands, California. Submitted to the Bureau of Land Management, California State Office, Sacramento, California. Swope BACKGROUND Haseeb Qureshi has been working in the field of air quality, climate change, health risk assessment, and transportation planning and analysis since 2006. In this time, he has authored numerous air quality, health risk, greenhouse gas, traffic impact analysis studies, and provided input into project design to promote sustainability and walkability for projects ranging from small development projects to citywide General Plan updates and large-scale specific plans. Recent activities include efforts to inventory greenhouse gas emissions for various projects and provide recommendations to reduce carbon impacts through innovative mitigation strategies. Mr. Qureshi is also proficient in the use of unique software tools such as CaIEEMod, AERMOD, ISCST3, CALINE4 and EMFAC. EXPERIENCE Amazon Distribution Center AQ, GHG, HRA City of Cypress I July 2020 Urban Crossroads prepared an Air Quality, Greenhouse Gas, And Health Risk Assessment for the Amazon Distribution Center Project, which is located at 6400 Katella Avenue in the City of Cypress. The project involved the demolition of existing buildings and the development of up to 486,088 sf of warehousing use within two buildings (northern building is 263,274 sf and southern building is 222,814 sf). Winchester Hills Specific Plan AQ & GHG County of Riverside I February2020 Urban Crossroads prepared an Air Quality and Greenhouse Gas Impact Analysis for the Winchester Hills Specific Plan Project, which is bounded by Case Road to the north, Briggs Road to the west, Holland Road to the south, and Rice Road to the east, in the County of Riverside. The Project consisted of a combination of medium and high density residential, commercial retail, mixed use areas, parks, and open space. Gilman Springs Mine Expansion AQ, GHG, HRA County of Riverside I January2020 Urban Crossroads prepared an Air Quality, Greenhouse Gas, and Health Risk Assessment for the Gilman Springs Mine Project, which is located on the northeastside of Gilman Springs Road and south of Bridge Street, in the unincorporated County of Riverside. The Project proposed a permit that would allow remove of up to 1,000,000 tons peryear of aggregate material. Majestic Chino Heritage City of Chino I November2019 Urban Crossroads prepared an AirQuality Impact Analysis and a Health Risk Assessment for the Majestic Chino Heritage Project, which is located on the southeast corner of Mountain Avenue and Bickmore Avenue, in the City of Chino. The Project comprised of up to 2,082,750 square feet of industrial use. Morningstar Senior Living, AQ & GHG City of Mission Viejo I November2019 Urban Crossroads prepared an Air Quality and Greenhouse Gas Impact Analysis for the Morningstar Senior Living Project, which is located northeast of the intersection of Marguerite Parkway and Avery Parkway, in the City of Mission Viejo. The Project consisted of an assisted living facility, with 102 assisted living units, 30 memory care units, and additional facilities. EDUCATION M.S.-Environmental Studies Cal State University, Fullerton 2010 B.A.-Environmental Analysis and Design University of California, Irvine 2006 AFFILIATIONS Association of Environmental Planners (AEP) Air and Waste Management Association (AWMA) American Society of Testing and Materials (ASTM) BACKGROUND Bill Lawson is a founding principal partner, a Registered Professional Traffic Engineer and a Certified Acoustical Consultant. Mr. Lawson maintains a wide range of technical expertise that includes transportation planning, traffic engineering, neighborhood traffic control, and noise impact analysis. Mr. Lawson has over 25 years of community noise experience and has personally prepared and directed the development of well over 2,000 noise study reports throughout Southern California. His work as a noise consultant focuses on helping communities identify and control noise impacts by developing meaningful solutions to complex noise issues. EXPERIENCE Cabazon Quarry Noise Impact Analysis County of Riverside I January2019 The Project consisted of the expansion of the Mining and Reclamation Plan for the existing Cabazon Quarry. The on -site Project -related noise sources included: crushing and screening activity, haul truck loading and pass-bys, vehicle maintenance, rail car arrivals and connections, and wind turbines. The noise analysis was intended to describe noise level impacts associated with the expected typical operational activities at the Project site. Jurupa Woodruff Truck Terminal County ofSan Bernardino I Aprii2019 The Project proposed to consist of constructing an 8.89-acre truck terminal with a 500 square foot office, 5 passenger car parking spaces and 142 truck trailer parking spaces. The on -site Project -related noise sources included: idling trucks, backup alarms, trailer movement and storage activity, roof -top air conditioning units, a trash enclosure, and parking lot vehicle movements. This noise analysis intended to describe noise level impacts associated with the expected typical 24-hour operational activities at the Project site. Six Basins Water Management Noise Analysis County ofLosAngeies I Ju6v2019 The Project required to construct and operate a series of projects in a coordinated manner to optimize water management activities in the Six Basins and increase the reliability of regional water supplies. The on -site Project -related operational noise sources associated with the projects included: enclosed well pump startup, air releases, and continuous pump activity, in addition to enclosed equipment exhaust activities. Gilman Spring Mine Noise Impact Analysis County of Riverside I November2019 The Project proposed a mining permit that would continue to allow mining activity of up to 1,000,000 tons per year (TPY). The on -site Project related noise sources included: crushing and screening activities, loader activities and backup alarms, haul truck loading and pass -by events. EDUCATION M.S.-Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo, 1993 B.S.- Civil and Regional Planning California Polytechnic State University, San Luis Obispo, 1992 REGISTRATIONS Registered Professional Traffic Engineer- TR 2537, 2009 American Institute of Certified Planners- (AICP) 013011, 1997- 2012 Professional Transportation Planner- (PTP) 2007-2013 Institute of Noise Control Engineering, (INCE) 2004 Professional Transportation Planner (PTP) 2008-2002 AFFILIATIONS Acoustical Society of America (ASA) American Planning Association (APA) Institute of Transportation Engineers (ITE) GRIFFIN .�7111'Rf' .� City of La Quinta SPECIFIC PLAN 2004-074 Amendment No. 1 As Adopted April 17, 2007 Resolution No. 2007-036 Approved byT O Planning Commission O City Council O Community Dev. Dept. Initials A n/\ Case No. SE 06-1-7 4 AMA# I Exhibit F.WAi SPecl'f'` ?1An1 O With Conditions o-7 2 Prepared for TRANSWEST HOUSING, INC. 47-120 Dune Palms Road - Suite C La Quinta, California 92253 760.777.4307 Prepared by RASA CONSULTING INC. 34200 Bob Hope Drive Rancho Mirage, California 92270 760.320.9811 GRIFFIN*RANCH City of La Quinta Specific Plan 2004-074 Amendment No. 1 As Adopted April 17, 2007 Resolution No. 2007- 036 Prepared for TRANSWEST HOUSING, INC. 47-120 Dune Palms Road — Suite C La Quinta, California 92253 760-777-4307 Prepared by MSA CONSULTING, INC. 34200 Bob Hope Drive Rancho Mirage, California 92270 760-320-9811 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 TABLE OF CONTENTS I. INTRODUCTION Purpose...........................................................................................1 Executive Summary .........................................................................3 TheProcess.....................................................................................5 Relationship to Other Agencies......................................................7 II. SPECIFIC PLAN Project Description.........................................................................19 Art in Public Places........................................................................20 PhasingPlan..................................................................................20 Hydrology and Flood Control.........................................................21 GradingConcept............................................................................21 Erosion Control..............................................................................22 SWPPP/NPDES/PM 10.................................................................23 Utilities...........................................................................................23 III. LAND USE PLAN LandUse.......................................................................................32 Development Standards................................................................32 Additional Development Standards................................................35 Amendments to the Specific Plan..................................................36 IV. CIRCULATION Vehicular........................................................................................37 Pedestrian/Equestrian...................................................................38 V. DESIGN GUIDELINES Landscape Concepts.....................................................................44 Landscape Maintenance................................................................46 General Architectural Theme.........................................................46 As Adopted April 17, 2007 LIST OF EXHIBITS Exhibit 1 Vicinity Map.............................................................................8 Exhibit 2 Aerial Photograph...................................................................9 Exhibit3 USGS Map.............................................................................10 Exhibit 4 Proposed Land Use Plan.......................................................11 Exhibit5 Zoning Map............................................................................12 Exhibit 6 General Plan Map..................................................................13 Exhibit 7a Site Photos I..........................................................................14 Exhibit 7b Site Photos II.........................................................................15 Exhibit 7c Site Photos III.........................................................................16 Exhibit 8 Tentative Tract Map No. 32879.............................................17 Exhibit 9 Tentative Tract Map No. 34642.............................................18 Exhibit 10 Proposed Phasing Plan.........................................................26 Exhibit 11 FEMA Map.............................................................................27 Exhibit 12 Preliminary Hydrology............................................................28 Exhibit 13 Existing Utilities Plan.............................................................29 Exhibit 14 Preliminary Water Service Plan.............................................30 Exhibit 15 Preliminary Sewer Service Plan.............................................31 Exhibit 16 Street Cross Sections............................................................39 Exhibit 17 Circulation Exhibit..................................................................40 Exhibit 18 Equestrian Trails Exhibit........................................................41 Exhibit 19 Spine Road Plan....................................................................42 Exhibit 20 Rural Road Plan....................................................................43 Exhibit 21 Madison Street Landscape Plan............................................50 Exhibit 22 Madison Street Entry Plan View............................................51 Exhibit 23 Madison Street Gate Elevation..............................................52 Exhibit 24 Madison Street Guard House................................................53 Exhibit 25 Avenue 54 and Monroe Street Landscape Plan View ............ 54 Exhibit 26 Avenue 54 Entry Plan View...................................................55 Exhibit 27 Monroe Street Entry Plan View..............................................56 Exhibit 28 Avenue 54 and Monroe Street Gate Elevation .......................57 Exhibit 29 Spine Road Front Yard Typical..............................................58 Exhibit 30 11 K Lots Front Yard Typical..................................................59 Exhibit 31 12K Lots Front Yard Typical..................................................60 Exhibit 32 15K Lots Front Yard Typical..................................................61 Exhibit 33 20K Lots Front Yard Typical..................................................62 Exhibit 34 Peri meter Wall and Fence Plan.............................................63 Exhibit 35 Illustrative Site Plan for TTM 34642.......................................64 Exhibit 36 Open Space/Retention Area for TTM 34642 ..........................65 Exhibit 37 Clubhouse Plan View.............................................................66 Exhibit 38 Clubhouse Architecture Elevation..........................................67 Exhibit 39 Architectural Elevation - Monterey.........................................68 Exhibit 40 Architectural Elevation — Italian Farmhouse ...........................69 Exhibit 41 Architectural Elevation — Contemporary Mexican ..................70 As Adopted April 17, 2007 Exhibit 42 Architectural Elevation — Spanish Colonial ............................71 Exhibit 43 Architectural Elevation - Andalusian......................................72 LIST OF TABLES Table 1 Master Plant Palette...............................................................47 APPENDIX Appendix One............................................................ General Plan Policies Appendix Two.............................................................................. Definitions Appendix Three .................... Section 9.140.060 La Quinta Municipal Code Appendix Four.........................................Adopting Resolutions/Ordinances SPECIAL REPORTS (Submitted under separate cover) 199 Acre Site Traffic Impact Analysis ................................. Endo Engineering, Sept. 2004 Historical/Archaeological Resources Survey......... CRM TECH, Sept. 2004 Geotechnical Evaluation ........................... Sladden Engineering, Aug. 2004 Biological Assessment.................................................................................. .......................James W. Cornett Ecological Consultants, Aug. 2004 Air Quality and Noise Impact Study .............. Endo Engineering, Sept. 2004 45 Acre Site Traffic Impact Study ........................................ Endo Engineering, July 2006 Historical/Archaeological Resources Survey ........... CRM TECH, April 2006 BiologicalAssessment.................................................................................. .................... James W. Cornett Ecological Consultants, March 2006 Air Quality Impact Study ................................. Endo Engineering, July 2006 Paleontological Report ............................................CRM TECH, April 2006 Phase I ESA ........................................ Proterra Consulting, Inc., Feb. 2006 Noise Study................................................................ BridgeNet, July 2006 Hydrology Report ................................... MSA Consulting, Inc. August 2006 As Adopted April 17, 2007 iii Griffin Ranch Specific Plan 2004-074 City of La Quinta_ Amendment No. 1 SECTION 1 INTRODUCTION PURPOSE The purpose of this Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 244 +/- acre site located on the south side of Avenue 54, west of Madison Street and extending to Monroe Street (Exhibit 1-Vicinity Map). The project is a single family subdivision of which approval for the development of 303 lots on 199 acres has been acquired pursuant to the adoption of Resolution 2005-005 for Specific Plan 2004-074 on January 4, 2005. This Specific Plan Amendment proposes an extension of the single family subdivision to include 90 lots on 45 acres adjacent to and continuing the Griffin Ranch theme eastward to Monroe Street increasing the project area total to 244 acres. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. As Adopted April 17, 2007 Page 1 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 2) The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. This document will augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. The site plan, architectural and landscape illustrations in the Specific Plan establish a design theme with detailed perspectives. These illustrations are conceptual and do not constitute precise pre - construction drawings. As Adopted April 17, 2007 Page 2 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 EXECUTIVE SUMMARY Griffin Ranch is a proposed single family subdivision located on approximately 244 +/- acres of property located on the south side of Avenue 54, east of Madison Street extending easterly to Monroe Street, within the City of La Quinta (Exhibit 2 — Aerial Photograph). The General Plan designation of the site is VLDR/Very Low Density Residential with an Agricultural/Equestrian Overlay (pursuant to the adoption of Resolution 2005-004). See Exhibit 6 — General Plan Map. The Zoning designation is LDR/Low Density Residential (pursuant to the adoption of Ordinance 413). See Exhibit 5 — Zoning Map. The site has approximately 2,600 feet of frontage on the east side Madison Street, 3,900 feet of frontage along the south side of Avenue 54 and 1300 feet of frontage along Monroe Street. According to the City's General Plan, Madison Street is designated as a Primary Arterial, Avenue 54 as a Secondary Arterial and Monroe Street as a Primary Arterial. Avenue 54 and Madison Street are designated as Agrarian Image Corridors. A Class II Bike Trail (On Road Bicycle Lane) is required along Madison Street. Pedestrian/ Hiking Trails are required along Avenue 54 and Madison Street and a Multi -Purpose Trail is required along Monroe Street. The surrounding properties are vacant with scattered residences to the north, single family residences and vacant land to the east, and PGA West to the west and to the south. Site photos are illustrated on Exhibits 7a, 7b and 7c. The project is a single family subdivision with common recreational facilities (Exhibit 4 — Proposed Land Use). The homes will be a mixture of one and two story structures on lots ranging in size from a minimum of 11,000 to over 40,000 square feet. In the southwest corner of the site will be an 11 +/- acre community recreation and open space area available for equestrian uses with access to a central riding/arena area and on site trails. This area will also include a clubhouse facility with amenities such as pool, spa and tennis courts for residents and members. As Adopted April 17, 2007 Page 3 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Landscaping and a meandering multi -use trail will surround the project along its perimeter streets. Exhibits 8 and 9, respectively, illustrate the Tentative Tract Map No. 32879 and Tentative Tract Map No. 34642 for the project. Four entrances to the site are proposed. The primary entrance on Madison Street shall be for resident and guest entry. This entry shall be staffed with security personnel. There shall be three secondary entrances. Two entrances shall be located on Avenue 54 and a third entrance on Monroe Street. These entrances shall be for the use of residents only. The project shall contain private streets and an internal equestrian/multi-purpose trail (Exhibit 4). As Adopted April 17, 2007 Page 4 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 THE PROCESS The purpose of a Specific Plan is to provide a detailed plan for a selected area within the City for the purpose of implementing the General Plan. This Specific Plan outlines and directs all facets of development for this site. The standards of development delineated in this Specific Plan create a link between the General Plan and the Zoning Ordinance. Development of the project (original 199 acres and the additional 45 acres) is allowed through adoption of a Mitigated Negative Declaration (MND) of Environmental Impact and approval of Tentative Tract Map No. 34642 (Exhibit 9) to subdivide 45 +/- acres into 90 lots. Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The proposed project density of 1.61 (393 lots / 244 acres = 1.61 du/acre) dwelling units/acre is within the maximum permitted of 2 dwelling units per acre. The 393 units proposed are below the combined overall allowable number of 476 (244 acres x 2du/ac = 488) units. A comparison of the project's development plan to the City's General Plan Goals and Policies are contained in Appendix One. The City of La Quinta, as Lead Agency for the project, required an Environmental Assessment for the original 199 acres to include an Archaeological Report, Traffic Study, Geotechnical Investigation, Biological Assessment and Noise and Air Quality analysis of the 199 acre site. A summary of each study's findings follows. CRM Tech completed the Archaeological Report. This study determined in its findings that the site does not constitute as a potential historic resource. The study also determined that the site's historical significance cannot be ascertained without further archaeological excavations. An Archaeological testing and evaluation program is recommended as mitigation. As Adopted April 17, 2007 Page 5 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta_ Amendment No. 1 Endo Engineering prepared the Traffic Impact Study for TTM 32879 as well as the Noise and Air Quality Analysis and identified mitigation measures to be incorporated into the project's condition of approval to minimize the potential for any adverse impacts associated with the development. Sladden Engineering prepared the Geotechnical Investigation and determined that the proposed site is feasible for residential development. JWC Ecological Consultants prepared the Biological Assessment and determined that the project will have no significant adverse impacts to the biological resources of the region. The following studies and a summary of findings have been prepared on the additional 45-acre site (TTM 34642): A Phase I ESA was prepared by Proterra Consulting, Inc. In its assessment of the site, the study found no evidence of Recognized Environmental Conditions in connection with the property and based on this finding stated that additional environmental investigations appear unwarranted. CRM TECH prepared the Paleontological Report on the site. Based on its findings relative to the project's impact on paleontological resources, the study recommended monitoring of grading activities along with a program to mitigate impacts in the event paleontological resources are unearthed. The Historical/Archaeological Resources Survey Report was prepared by CRM TECH. The report found no historical resources on the site as defined by CEQA within or adjacent to the site. A finding of "No Impact" was determined with the stipulation that any cultural materials unearthed as a result of earth -moving activities be examined and evaluated by a qualified archaeologist prior to further disturbances. As Adopted April 17, 2007 Page 6 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 JWC Ecological Consultants prepared the Biological Assessment on the site. The report determined that the site has no significant adverse impact to the biological resources of the region. Endo Engineering prepared the Traffic Impact Study for TTM 34642. The study provides specific mitigation measures designed to minimize the potential for significant adverse circulation impacts to acceptable levels. BridgeNet International prepared the Exterior Noise Analysis. The analysis identified exterior noise mitigation through the design and construction of a noise barrier (wall, berm or a combination) as the most efficient method in reducing traffic noise levels along Monroe Street. Endo Engineering prepared the Air Quality Impact Study. This study provides mitigation measures that will substantially reduce the potential of cumulative air quality impacts attributed to the proposed project. RELATIONSHIP TO OTHER AGENCIES In addition to City approvals, permits will be required by the Coachella Valley Water District (CVWD) for improvements to the water and sewer lines. Other infrastructure improvements will be required by Verizon for telephone service and Time Warner for cable TV service. Imperial Irrigation District (electrical power) requires the developer to coordinate with other developers in the area in acquiring a substation site. As Adopted April 17, 2007 Page 7 of 72 z 0 L-i � LLJ z LL, �V U(~ EON I BLVD AVENUE 49 ui AVEN z 0 W w AVENUE 51 z oN uil V) 7) 0 VICINITY MAP N.T.S. z oN Q V) AVENUE 53 � TTM o34642 AVENUE 54 L] w V)w TM *32879 0 0 z 0 m r x w AVENUE 55 N.T.S. -8- I z J7. WWI Ox Ih N II -mg, �Iq p. ;VIA `MWINO. 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ARDENNAI8 DRIVE AND MACBETN STREET I� TO CONVERT FROM APPROVED KNUCKLE TO PROPOSED T-NTERBECTION � C Hut I r^`O• ,��i � r r I}II — jP rru J } tar tr ar �� n arwc 1•_N• I Ta [7 � atr t Ar �t M 4'a k• N• l r ryr .a r.rc r rA Iu'Hin air w• Ouaw n ram) rs. '(•1��P�Ym MOR! CLIa nrn•n •� N% tr ' — ^ �TIWI fAGlf1' a ��w � a ys• V It- _aYy. aaawaw e„aa r .�,• rn urn _LL SECTION C-C tte.c tme.Ra tr INTERIOR PRIVATE STREETS SECTON A -A r•a+m •r�ry tavaiR� .e aR: AVENUE 6a mH•. '"'A mr'"H •'w'a m"'A°'aR vrnn LOT lAR AGrlrraNr SECTION E-E ar-MO ,r fto. tr WTFNOR PRIVATE 8TREETB aNn MIOaI M Ar N WITH MULT-U8E TRAM _ M r l a A!• r,ntw �lr In r rn nntfN ,Nt SECTION D-0 INTERIOR PPoVAa STREET eer.nm it aawwn w'r"tr+ Net u vu WITN MI�TFUSE TRAL SECTION B-B (PARKNO ON ONE SIDE) NAB . a•+b•e • �•� My� �j9�� T �'IY� r00b9wOa•Rea:auw•GNOA Y� 'nNo.OW1 Neam . N. O'aB aNBe 72 lr wr NUS ear LOT 7• ems.}} A� �� —� it arra C RA tN 75 /\ ✓a_LE €�' _ R'�N! n�QW ,r�araT 01 R�y 1 'Lows Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION II SPECIFIC PLAN PROJECT DESCRIPTION The project site is a total of 244+/- gross acres. The site is vacant and there are no significant landforms or scenic features on the site except for a private ranch home in the out parcel of the site. The project will provide a grouping of lots into custom homes and semi -custom home sites and a club house (Exhibit 37 — Clubhouse Plan View and Exhibit 38 — Clubhouse Architecture). Custom homes will be built on 1- acre lots with semi -custom homes built on lots ranging in size from 11,000 to 40,000 square feet (Exhibits 8 and 9). The Plan will integrate architecture and landscape architecture into a pleasant residential setting with equestrian amenities. The Griffin Ranch will be a gated community consisting of up to 393 single-family homes ranging in size from 2,500 to approximately 5,500 square feet. Equestrian amenities include accessing a common riding area and trails in addition to having access to the Saddle Club, adjacent to and east of the site. The custom lots will be built around the out parcel of the site having south or west views of the area. Most homes will enjoy a view of the Santa Rosa Mountains and will accommodate the construction of a pool and spa in the rear yard. Each floor plan will have three to four front elevations illustrating the following styles: Andalusian, Monterey, Spanish Colonial, Contemporary Mexican, and Italian Farmhouse (See Exhibits 39 - 43). The overall theme envisions earth -tone stucco colors accented by the use of arches, courtyards, smooth style stucco and tile roofs. Other exterior standard features include detached casitas, covered rear yard porches and patios, three car garages, masonry walls, and front yard landscaping. Griffin Ranch will be surrounded by a masonry wall up to 8.5 feet in height with smooth stucco and metal ornamental iron, pilasters and desert friendly landscaping constructed along Madison Street, Avenue 54 and Monroe Street. As Adopted April 17, 2007 Page 19 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 There will be four gated entries into the project. The main entry on Madison Street (Exhibit 24) will be staffed by security personnel and utilized for resident and guest entry. There will be two entries on Avenue 54 (Exhibit 26) and one entry on Monroe Street (Exhibit 27) for resident access only. The entry on Monroe Street shall provide for a future unmanned guard house with a key pad installed or a transponder. Each gated entry will include monument signage. The main gated entry on Madison Street will include extensive entry features and landscaping. A meandering multi purpose trail will be provided along the perimeter of the site (Exhibits 21 and 25) with exception of along the perimeter at the southern boundary. The project will include privately maintained streets and open space with low profile lighting to preserve the visibility of the naturally clear skies of the desert. ART IN PUBLIC PLACES The requirement for Art in Public Places will be satisfied in accordance with Chapter 2.65 of the La Quinta Municipal Code. Recreational requirements will be satisfied in accordance with Section 13.65 of the La Quinta Municipal Code. PHASING PLAN The project will be constructed in four phases. See Exhibit 10 - Phasing. Phase I shall include construction of public street frontages along Madison Street and the westernmost section of Avenue 54 prior to the 25th production home and the east/west spine road and westernmost portion of the site. Phase II shall include commencement of construction at the easternmost section of Avenue 54 upon issuance of the 50t" building permit or May 31, 2006, whichever comes first. Phase II shall also include commencement of construction of the central third portion (south of the NAP) of the site. Phase III shall include construction of the easternmost third portion of the site up at the eastern boundary of the NAP. As Adopted April 17, 2007 Page 20 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Phase IV shall include construction of street improvements along Avenue 54 and Monroe Street and the easternmost portion of the site located at the southwest corner of Avenue 54 and Monroe Street (TTM 34642). All off -site improvements are to be constructed as conditioned in the approval of Tentative Tract Map No. 32879 and Specific Plan 2004-074. All areas left vacant during construction will be stabilized using soil stabilization techniques and materials. Prior to issuance of the first certificate of occupancy the project shall complete the parkway landscaping, walls and gates along Madison Street. HYDROLOGY AND FLOOD CONTROL The site lies in flood Zone C according to Community Panel No. 060245-2300 B dated March 22, 1983. Zone C is an area of minimal flooding; no special protection or measures are required. See Exhibit 11 — FEMA Map. The site is relatively flat and slopes gradually towards the southeast with storm runoff generally characterized as sheet flow (Exhibit 12 — Hydrology). GRADING The 199 acre site has been graded. The 45 acre site shall be graded in a single phase. It is anticipated that there will be a balance of material on the site. The preliminary grading concept for the 45 acre site shows retention basins located throughout the site for retention of storm flows and nuisance water. The Coachella Valley has been classified by the Environmental Protection Agency (EPA) as a "serious" non -attainment area for PM10 particulate dust. During periods of moderate to heavy wind conditions, wind-blown dust and sand are a concern with grading operations. Because of health concerns, the Environmental Protection Agency has instituted the Coachella Valley State Implementation Plan (CVSIP) in the valley to curb fugitive dust. As Adopted April 17, 2007 Page 21 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Fugitive Dust Control plans will be adhered to as measures utilized in order to control the wind born erosion associated with grading operations. Additionally, Storm Water Pollution Prevention Plan (SWPPP) and National Pollution Discharge Elimination System shall be implemented in order to control water born erosion and pollution. Grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. EROSION CONTROL The project will comply with the City's erosion control ordinance. Grading operations shall include Best Management Practices (BMP's) for wind and water erosion control during construction activities. Details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and Fugitive Dust Control Plan. • Pre Grading --The portions of the site to be graded shall be prewatered to a depth designated by the soils engineer prior to the onset of grading operations. • During Grading -- Once grading has commenced, and until grading has been completed, watering of the site and/or other BMP's determined to be appropriate shall be ongoing. • Post Grading -- All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. • On -Site Observer — Throughout the grading portion of the construction, any project with a disturbed surface area of 50 or more acres shall have an On -Site Environmental Observer that: As Adopted April 17, 2007 Page 22 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 o Is hired by the property owner or developer, and o Has dust control as the sole or primary responsibility, o Has successfully completed the AQMD Coachella Valley Fugitive Dust Control Class and has been issued a Certificate of Completion for the class, and is identified in the approved Fugitive Dust Control Plan as having the authority to immediately employ dust mitigation 24-hours per day, 7 days a week and to ensure compliance with this ordinance, the approved Fugitive Dust Control Plan, AQMD regulations and the Coachella Valley State Implementation Plan (CVSIP) SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with grading operations. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program to mitigate contamination of stromwater. The City of La Quinta requires NPDES permitting and compliance, SWPPP and Fugitive Dust Control plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. UTILITIES Water Plan Coachella Valley Water District (CVWD) provides water service in the City. There is an existing 18" water line located along the west side of Madison Street (Exhibit 13). As Adopted April 17, 2007 Page 23 of 72 Griffin Ranch Specific Plan 2004-074 City of L i Quinta Amendment No. 1 There is also an 18" water line along the south side of Avenue 54 and along the east side of Monroe Street. Exhibit 14 illustrates the location of proposed water mains throughout the project. The project proposes 3 well sites. Each well site is approximately a half -acre in size. Two well sites are located along the northern boundary with the third well site located approximately 1700 feet south of the easternmost well site. These well sites were dedicated to the Coachella Valley Water District upon recordation of TTM 32879. The Coachella Valley Water Management Plan, November 2000, was prepared to address a valley -wide overdraft of the groundwater basin. Water conservation goals within the plan include reducing urban water demand by 10 percent. This project will positively contribute to offsetting the overdraft by incorporating the goals of the management plan and implementing water conservation measures. Measures that promote water conservation include more efficient landscaping, irrigation and utilization of water efficient plumbing fixtures. Sewer Plan Sanitary sewer facilities for La Quinta are provided by Coachella Valley Water District (CVWD). See Exhibit 13. There are no facilities along the northern boundary of the site on Avenue 54. Along the eastern side of Madison Street is a 33" gravity sewer main with a southerly flow. Likewise, there is an 18" sewer force main east of the gravity sewer main also with a southerly flow. Both gravity and force mains are at the southeast corner of Madison Street and Avenue 54. Exhibit 15 illustrates the location of proposed sewer service within the development. Eight inch sewer mains will be constructed within private streets throughout the site. The sewer mains for the 90 lots will be connected at Monroe Street. The sewer main for the 303 units will be connected to an off -site connection point located southeast of the project on Monroe Street, at the southeast corner of the Saddle Club. As Adopted April 17, 2007 Page 24 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Electrical Plan The Imperial Irrigation District (IID) provides electric facilities in La Quinta. There is a 12.5kv power distribution line on the east side of Madison Street. There is an OH distribution line that is 1-4 wire (12.5kv) on the north side of Avenue 54 and along the west side of Monroe Street (Exhibit 13). At Madison Street and Avenue 54 distribution wires are underground and run west of the site. The City will require the installation of electrical services to be underground if the voltage is less than 34 KV. All electrical service to the residences will be placed underground. Other Utilities The Gas Company provides natural gas services. There is a 4" gas main on the east side of Madison Street and 2 gas mains (8" high pressure transmission line and a 6" distribution line) on the north side of Avenue 54. An 8" main is located along the east side of Monroe Street. This service is adequate to serve the development. Time Warner Cable provides television cable service to the area. There is service available along the east side of Madison Street and along the north side of Avenue 54. Verizon will provide telephone service. Based on site visits, there are service connection points (direct buried cable) along the east side of Madison Street, along the north side of Avenue 54, and along the east side of Monroe Street. BURRTEC Waste Industries provides waste disposal service. Plans for incorporating recycling facilities will be considered for the development. All appropriate City staff shall review facilities for compliance with all City ordinances. As Adopted April 17, 2007 Page 25 of 72 _ AVENUE 54 _ Ili LEGENQ 0 PROPOSED PHASE 1 0 PROPOSED PHASE 2 0 PROPOSED PHASE 3 PROPOSED PHASE 4 - - PROPOSED PHASE LINE n O N N 0 ai c ca T `� O z z CUW ._ Z o NQz Ir� t a Z z �, ��a Ma 0 ,L U a L fA .$ ou r_- � �x0 �ONE C W11111 11,YLACANAL L TRACT MAP w34842 ZONE C AVENUE TRACT MAP @32879 AVENUEhG NOTE: COMMUNITY PANEL NO. 060245-2300B, MARCH 22, 1983 ZONE C - AREA OF MINIMAL FLOODING. NO SPECIAL PROTECTION OR MEASURES IS REQUIRED. Augustine Indian Reservation AREA NOT INCLUDED -27- O z 3: z �Vw Z a2 < z LU cr 2 < z 4 1 C 2z LLQ . -j LU or (L LL LL 5 w a. X1 1 Q 1 4 09 'a• C�� AREA A STREET) AC DRAINAGE ARE AREA(AC) 3-HR RUNOFF DRAINAGE AREA A RESIDENTIAL 29.4 3.22 RETENTION AREA 4.9 0.41 OFFSITE STREET 4.6 0.59 TOTAL 38.9 4.22 AC -FT DRAINAGE AREA B 0.6 0.05 AC -FT RETENTION BASIN A RETENTION BASIN CAPACITY 4.7 DEEP 5.41 AC -FT 100-YR WATER SURFACE ELEVATION = 464.1 RETENTION BASIN B RETENTION BASIN CAPACITY 0.5 DEEP 0.11 AC -FT 100-YR WATER SURFACE ELEVATION = 464.1 N r m x LE43END W -� DRAINAGE DIRECTION ® DRAINAGE AREA BOUNDARY LAND USE TYPE DELINEATION PROPOSED STORM DRAIN SYSTEM b 0 N b b 0 P O L o° cc di z Iz 0Vw 0zo TL' MQ W v LL Q 2Z� Q a LL E U •— a 75 co L 0. 0 . � OR • Uom �xo 8' CABLE BOX 18' P.V.C. SEWER FORCE MAIN SOUTH PP WITH RISER 1p fPP 91 50 PP 903575-40' P 903574 —R W R INSTALL 2' AIR VAC. ASSY. 2' AIR VACASSY. 6' F.H. 18' CML/CMC WATER .V.W.D. SAMPLING STATION PER STANDARDS. 8' SEWER STUB EAST h WEST 111044 4 D I 2-6' RISER 1—CAP 1—REVERSE FEED CABLE BOX 33' V.C.P. SEWER MAIN PP 919352 5 CONDUIT 3 ARE EMPTY 18' P.V.C. SEWER FORCE 1-8'CAPED MAIN FLOWS SOUTH 1-3' TAPED PP 917479 PPM 919348 D 12' IRRI LAT. DISTRIBUTION P 919347 PP 918340 OD OFF —SITE WELL-0 PP 919348 D LAT.121.6-0.6-1.0 12' IRRI DISTRIBUTION PP 919345 D — METER ON POLE ' PUM CAS MAIN 919344 D PP 919342 0 LINE IS IN LOCATION CLOSE TO LOCATION 1+84.87E, NEEDS TO BE SHOT FROM SURVEYING 8/13 24'%12WDUCER 12'BLOW—OFF ASSEMBLY ,-PP 9193420 D f P^GFF—SRE WELL SITE i it �I I i RISER +20 900667-40' EL O / VO ACN7.2/12.5 KV 3 0 PRI. CMC-90 WATER MAIN QO �O .215IRIBUiION �O 'I TRACT MAP *32879 �I 91427 40' rovammCATV 8' GAS MAIN A.C.S.R. 7.2/12.58 KV CVWD WELL SITE� 93442 40' _ R W P 93441 40' 4/4 A.C.S.R. 7.2 / 12.58 KV IZON DIRECT BURRIED CABLE R — O CAS MAIN 181CML/CMC-90 WATER AWN TRACT MAP 121.5RI 00.6-1.5SrRIBUnN 834642 Lu co) IRRI DISTRIBUTION 121.6-0.6-1.7 RD PULL BOX WITH RETAINING WALL o: IF _I-L LL LI1 Li Li 1,111J 13, � E I I QORO"' -- - L I N.T.S. 129- RAW AVENUE 54 RAW I2 :CT TO EXISTING 18" P.O C. LEGEND PROPOSED 81N. WATER MAIN PROPOSED 121N. WATER MAIN PROPOSED 181N. WATER MAIN P.O.C. NONNI W & I t., WWI In �� -F�,Jj 0 N N O O r A_cc �i O Z ■- I z LUW (DZa CO Qw caZ, �LLz L• J L cU LL U •- W 7 44 ng O v a � ■ A� v� x o Lo T" PROPOSED 21" SEWER MAIN (BY C.V.W.D.) ICI TEMPORARY PUMP — — — _ STATION - - 1 - I I I I I I I ��Ild I LEGENE) -a- PROPOSED 81N. SEWER MAIN o ,os, PROPOSED 101N. SEWER MAIN vO Rol., PROPOSED 211N. SEWER MAIN (BY C.V.W.D.) N.T.S. -31- C, O N O n O ram+ iV T �o O W z .� W L U (DZo CO a z L 2 ai a 3Z, 0� �z L�a LryJ L ca C LL .E W _ CD ^L �o o� A� Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION III LAND USE LAND USE PLAN Tentative Tract Map No. 32879 and Tentative Tract Map No. 34642 shall serve as the development plan for Griffin Ranch. DEVELOPMENT STANDARDS The uses and development standards will generally be in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. The following proposed development standards are applicable to the Griffin Ranch Specific Plan and are meant to augment Sections 9.40, 9.60 and 9.140 of the City's Municipal Code. Section 9.140, Equestrian Overlay Regulations, is included as Appendix Three. I RESIDENTIAL PERMITTED USES !Single-family dwellings dli _ 9 we Attached or Detached Casitas Garages and carports Patio Covers, decks, gazebos and outdoor terracesA Fences and walls Swimming pools, spas and cabanas Parks and Open Space, bicycle, equestrian and hiking trails Satellite dishes and antennas _ __ _ Clubhouse, Open Membership — See Clubhouse permitted uses Model home complex, sales office and design center As Adopted April 17, 2007 Page 32 of 72 W Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 _RESIDENTIAL DEVELOPMENT STANDARDS T Minimum lot size for single-family 11,000 dwellings (sq. ft.) Minimum lot width J� 90, Minimum lot depth _ 110, Minimum lot frontage on cul-de-sacs, 35' knuckles and irregular3 lots71 �C Minimum front yard setback (ft.) Equestrian Trail Lots 30' Non -Equestrian Trail Lots 20' Casitas 15' Minimum distance between structures 10 ---- _ Minimum side yard setback (ft.) Interior lots i 15' combined no less than 5' Corner Equestrian Trail lots j 20' Corner Non -Equestrian Trail lots 10, _ Minimum rear yard setback (ft.)2 ;C 20' Maximum structure height (ft.)'28' Maximum number of stories IJ 2 Minimum garage setback ! 20' Side -loaded garage setback 15' Maximum lot coverage (% of net lot area) ;C 50% Minimum livable area excluding garage 2500 sf (sq. ft.) �[ Maximum height of project perimeter walls 8.5' and walls along the out parcel (ft. Maximum height of interior yard walls (ft.) C 6' *GENERAL NOTES* 1. The maximum structure height for all buildings shall be 22 feet for all buildings located within 150 feet of any General Plan designated Image Corridor. However, for any residential lots of 20,000 square feet or more, this restriction shall not apply. 2. Patio structures may have a rear yard setback of fifteen (15) feet. 3. Irregular lots as governed (defined in) by the City of La Quinta Zoning Ordinance, Section 9.50.070. As Adopted April 17, 2007 Page 33 of 72 • Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 CLUBHOUSE PERMITTED USES J _Private Club for residents plus up to 150 Open Memberships Up to 4 Tennis Courts Swimming Pool J Spa _ Locker Rooms _ _ Weight Rooms I Card Rooms Aerobics Rooms Fitness Rooms j Administration Rooms Gathering Rooms Meeting Rooms Salon Massage Rooms Private Restaurants with Patio for up to 110 seating, Bar, Lounge Board Room Viewing Terrace Theater Minor retail uses associated with the listed uses CLUBHOUSE DEVELOPMENT STANDARDS Minimum Building Street Setback �� _ �20 feet — Minimum Building Setback Abutting Sin le Family Lot _ IL 20 feet Minimum Build ing-to-ParkingSetback 10 feet i Minimum Building -to -Building Setback J _ 10 feet Maximum Building Height 2 story 40'/Tower; 36'/Ridge Maximum Building Lot Coverage _ 50% _ inimum Parking MSpaces — 80 Auto Parking _15 Golf Cart Parking Clubhouse Size 20 000 to 35,000 square feet NOTES: 1. Overflow parking for the Clubhouse shall be along Secretariat Drive, the clubhouse perimeter street. As Adopted April 17, 2007 Page 34 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 ADDITIONAL DEVELOPMENT STANDARDS Accessory Structures Accessory structures are structures other than a garage which is detached from a principal structure on the same lot, incidental to the principal building and not designed for human habitation. • Maximum height shall be 10' • Maximum height of clubhouse pool equipment room and Community Mail Facility shall be 24' • Minimum setback from main building 10' • Minimum rear yard setback 5' • Minimum interior side/exterior side setback 5' Pools • Swimming pool and spa water surfaces shall not be closer than 5' to any side/rear property line and no closer than 10' to front property line or main structure. Mechanical Equipment Heating/air conditioning (HVAC) or other type of equipment shall be mounted on the ground. No roof -mounted equipment shall be permitted. The HVAC shall be placed on the non -gated side of the yard and shall maintain a minimum of 3 feet of clearance between the property line and the equipment. All HVAC and similar equipment must be visually screened. Screens shall be designed and constructed to intercept both equipment view, and to the extent feasible, noise. The method of screening must be functionally and architecturally compatible in terms of materials, color, shape and size. The screening design shall blend with the building design. Wherever individual equipment is provided, a continuous screen is desirable. Patios/Overhangs/Shade Requirements • Eaves or roofs may overhang into a required setback a maximum of 18". As Adopted April 17, 2007 Page 35 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Walls and Fences Perimeter Walls — Perimeter walls will be installed in conformance with the project phasing plan to ensure consistency in the construction of the project's perimeter walls. These walls may be up to 8.5' in height from adjacent curb with masonry block and smooth stucco finish. These walls may be constructed as all -view fencing, all masonry, or a combination thereof. Walls may be constructed with a combination of masonry block with smooth stucco, slump stone, view fence, or ornamental iron fencing, or of a combination fencing and landscape berm with pilasters. See Exhibit 34. An acoustical analysis shall be prepared for submission to the City for the perimeter wall permit to ensure that sound attenuation is achieved with the ultimate wall design and that such design is consistent with City of La Quinta noise standards and policies. Residential Walls — Fencing along the side and rear yards of the residences will be a decorative masonry block. Maximum height of interior walls shall be six (6) feet. Common Area Walls — Split rail fences will be used throughout the interior and along the perimeter to define the Multi -Use Trail. AMENDMENTS TO THE SPECIFIC PLAN The Director of Community Development shall have the authority to determine substantial conformance with the provisions of this Specific Plan when changes are less than 10%; the Planning Commission shall review changes that vary between 10% and 15%; and the City Council shall review all changes greater than 15%. As Adopted April 17, 2007 Page 36 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION IV CIRCULATION VEHICULAR The Griffin Ranch Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan. The property is located on the south side of Avenue 54 and east of Madison Street extending to Monroe Street with the exception of a 40 acre site which is Not a Part of the development. The La Quinta General Plan street designations illustrate Madison Street as a Primary Arterial, Avenue 54 as a Secondary Arterial and Monroe Street as a Primary Arterial. In order to achieve the ultimate street right of way widths, the project shall dedicate 55 feet of right of way on Madison Street, 48 feet of right of way on Avenue 54 and 55 feet of right of way on Monroe Street. Street widening and improvements will be completed as part of this development. Street Cross Sections are shown in Exhibit 16. The main entry at Madison Street will provide the initial opportunity for thematic identification for the community. This entrance shall be staffed by security personnel and will serve as the entry for residents and guests. The entrances on Avenue 54 and Monroe Street shall be a point of access for residents only. The landscape design along the project frontage shall be complementary to landscaping in the area and the goals of the General Plan for Image Corridors. See Exhibits 21 and 25. Madison Street and Avenue 54 are both identified in the La Quinta General Plan as Agrarian Image Corridors. Standards for Image Corridors will be complied with according to the City's Development Code. The spine road beginning at the main entry on Madison Street to the second round- about will be 55' wide with a raised median of variable width. This spine road will continue eastward at a width of 41' without a median. As Adopted April 17, 2007 Page 37 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Both secondary entries on Avenue 54 shall have 41' wide streets from point of entry to the round -about at the western entrance and to the spine road at the eastern entrance (See Exhibit 25). The entry on Monroe Street shall be 56 feet wide with raised landscaped median (See Exhibit 27). PEDESTRIAN/EQUESTRIAN Griffin Ranch will provide a meandering private multi -purpose trail and meandering public sidewalk along the site's perimeter on Avenue 54. There will be a multi- purpose trail along Avenue 54 and Monroe Street. On the south side of Avenue 54 the multi -purpose trail will be located on the site perimeter only. There is approximately 1320' of frontage along Avenue 54 that is not a part of the project. Wooden bollards will signal equestrian users on the south side of Avenue 54 that the trail is not continuous (Exhibit 18). Pedestrians will be able to traverse the length of Avenue 54 on the south side. There are internal multi -purpose trails with walking paths along one side of the spine street. These multi -purpose trails provide access through the community and to the equestrian exercise arena located in the southwest portion of the site. There is also a private central riding path that will connect to trails on the site perimeter. The retention areas throughout the project will likewise provide opportunity for walking and passive recreation. As Adopted April 17, 2007 Page 38 of 72 2:1 MAX. 2:1 EX. EX. TC 43t' R/W 30' EX. EX. E/P 32t' 9 9' 11t' E/P EX. R/W 110' 55' z 55' 12' 34' 9' 9' 34' PROP. I %. CURB „- ^- PROP. A.C. BASE COURSE AN EX. MEDERING MADISON STREET COMPACTED SUBGRADE SIDEWALK N.T.S. E/P t10' *15' E/P IX. R/W55' � 30' R/W' FUTURE R/W 94' 48' (FUTURE BY OTHERS) �• 12' 36' 36' PROP. C@G 2:1 FUTUREAC. FUTURE CkG 4 2 CLASS 2 C LANETN �1 "_i PROP. AC. Al 'FUTURE SIDEWALK BASE COURSE - AVENUE 54 COMPACTED SUBGRADE N.T.S. 6' MEAND (TRACT NO. 34642) SIDEWALK EX. IX, R/W 50' 30' R/W EX. IX. E/P 13t' 11t' E/P F4� __.1 48' 44' 72' 36' (FUTURE BY OTHERS) 36' 8 JX FUTURE FUTURE A.C. CURB A PROP. CURB PROP. AC. PAVEMENT MAX. 2x 2x FUTURE _/ BASE COURSE-/ SIDEWALK COMPACTED SUBGRADE AVENUE 54 N.T.S. (TRACT NO. 32879) E/P 310' t14' IX. IX. R/W 30' 30' R/W 20'-45' PROP. VARIES 1 110' LANDSCAPE BUFFER 12' 34' 9' q 9' 34' (FUTURE BY OTHEF PROP. C&G CLASS 2 BIKE LANE /-PROP. A.C. 2% , AC. 2z / FUTURE IF 10' MEANDERING MULTI -USE TRAIL 2:1 MAX. LANDSCAPE PROP. VARIES R/W 24' - 30' 12' 20' MULTI -USE EASEMENT PROP. R/W 20' LANDSCAPRKWAYI PA 10' MEANDERING MULTI -USE TRAIL PROP. 26' R/W LANDSCAPE 20' MULTI USE EASEMENT 6' MEANDERING SIDEWALK FUTURE COURSE LLANDSCAPED MEDIAN CTED SUBGRADE (TEMPORARY ASPHALT BERM AT CA) MONROE STREET N.T.S. R/W P/L 15' MULTI -USE 41' EASEMENT gn 5' r 18.5' 18.5' PROP. PROP. WEDGE WEDGE 2% CURB�PRO 2 A.0 CURB 2� BASE COURSE COMPACTED SUBGRADE 10' MEANDERING PEQUESTRIAN TRAIL PRIVATE STREETS (SEE LANDSCAPE N.T.S. ARCHITECTS PLANS) 2:1 MAX. 2:1 MAX. 2:1 MAX. 10' R/!J BASE CI COMPACTED 2:1 MAX. PAW 15' MULTI -USE EASEMENT 1� 20.5' VARIES VARIES 20.5' 18.5' 18.5' PROP. PROP PROP. PROP A.C. PAVEMENT WEDG WEDGE AC. CURB CURB 2% 2S / PRIVATE STREET V -BASE COURSE )E N.T.S. COMPACTED SUBGRADE 10' MEANDERING EQUESTRIAN TRAIL (SEE LANDSCAPE ARCHITECTS PLANS) PROP. PROP. R/W ,, a/w 10' P.U.E. 20.5' 20.5' 10' P.U.E. 2' 18.5' F/L 18.5' F/L 2• PROP. WEDGE CURB 2x 2R PROP. AC. 2:1 MAX. BASE COURSE COMPACTED SUBGRADE INTERIOR PRIVATE STREETS N.T.S. R/W 36' R/W 10' 17.5' 't 17.5' 10' gM MULTI -USE 15' F/L 15' F/L BANDER jj� TRAIL AND BUFFER 1 P.U.E. _PROP. WEDGE P.U.E. 2:1 0.5' ! CURB Zx PROP. AC� 0.5 -- BASE COURSE- COMPACTED SUBGRADE INTERIOR PRIVATE STREET WITH MULTI -USE TRAIL N.T.S. 8' MIN. P/L 29' (NO PARKING) P/L 8' MIN. 14.5' 14.5' P. A.C. 1'X1' ED COLORED ETE CONCRETE LEDGE 2:1 2R �� EDGE MAX. pjwp_� 15' MULTI -USE EASEMENT OF J COMPACTED SUBGRADEJ LANDSCAPE PARKING & DRAINAGE & LANDSCAPE ING PRIVATE STREETS EQUESTRIAN TRAIL N.T.S. (SEE LANDSCAPE ARCHITECTS PLANS) 10' R/W R/W 10' PI IF P/L 33' (NO PARKING) P/L of it 16.5 16.5 PROP. A.C. 1'X7' 1'X1' COLORED COLORED CONCRETE CONCRETE EDGE � EDGE 2:1 2:1 MAX. MAX. DRAINAGE dt BASE COURSE LANDSCAPE COMPACTED SUBGRADE PRIVATE STREETS DRAINAGE k LANDSCAPE N.T.S. 2:1 MAX. 2:1 MAX. I.T.S. -39- O N C4 O to 0 0 0 T C Z O Z w v/ Z Z ♦ASW Y/ 7 p ULLa .� CC a U. co w a. A �t N ■ ■ Q Raw AVENUE 64 R/W R/W e,°,� PA .' fxO PART uOA PA 10_ 16s f Res PROP. A.C. COLORED COLORED CONCRETE EDGE-�_ CONCRETE � EDGE 2:1 2:1 YA%. MAX. DRANAGE ! BASE CO SE LANDSCAPE COMPACTED SUBGRADE DRAINAGE ! PRIVATE $TR�I a LANDSCAPE N.T.S. p�. EX. a. TC B 433' t �. /W IX. IX. E/P ]23' B' B' 113' E/F LANOSCN'E EX.R/W I�T—�� I PROP. VARIES 110' R/W 24' - 30' ss' t 55' 12• � y{B• 0. u, 12, 20' pL. PROP. CURB EAS!USE 2:1 CURB PROP AC.� EASEMENT wx 2z 2x � FEX" J Q QTRE' COMPACTEBASE D MEANDERING SIDEWALK N.I.S. R/W R/W PA PA 13' MULTI -USE 41' _ _ _ EASEMENT. 10' t0 21E CURB �- I PR0 ]z�WEDE — BASE COURSE 10' YEAROERWG CUESIREW TRAIL COMPACTED SUBEiNM,� (SEE IAROSCAPE P��►ATE BTREETB ARC ITECIS pLANs) N.1S. �, ) PROP. I PRO, • Q 10' P.M.E. f03' 2'A t0' P.U.E. v _ z• ,es• E/L us• r/L i•ra PROP. B'EDOE CURB %LOP AC. xl RAL MAX. _ Cl uCT GWRIG COtPAC'Im 6UBGApE r I fNTERI PRIVATE STREETS R/W ]E PRaP to' 173' f 17.S' 10' TMIL IRD ,3' i/L IS' //L VIAL SRGIE _ I.V.E PIIOP. YRBOE 4,ILP.i:1 FA 0.3' MAYBASEq%ABFCABED S IQFi PRIVV STR MIT�ATE STREET _ WIThMS&TWOR TBMI N.TS pn, i� 15' MULTI -USE w W MIN 20' (NO PARKING) P/L B• MIX. DEMENT 143' f' 14.5' PROP. A.C. 0Xt' —� CONIRED COLORED CONCC RETE CONCRETE b 2:1 EDGE �� EDGE 2:1 MARL MAX. fX. URSE PARRIONNO 10' MILANO NO COMPACTED SUBCRADE RCA,' 66' —�• uHolAN`EQUESTRIAN TRAIL scae DcAPE sLANDSCAPE IX V E, Cui PLANS) ( F111,II,C PROP. RI,B BC S ]0' W/W N.T.B. N/R w' w-20•-43' PROP. - FVTUAE N' (FUTURE BY OTHERS) 4B• VARBS RA 116 R/W 12' J6' f Jf 12' P DUM LAN ° 'VE 12' 34' B' t B' N' (EIRURE B1' DINERS) 13' Ar ' C!G CLASS 2 BNC IAIIC FUTURE AC. QASS 2 BANE % FVTURE AC. 2 , F11111PE C!G PROP. A.C.. ♦/ AQ —RE C!O 21 m zn ITAx. IIA1L °�' r" L FUTURE mtWALx BASE COURSE _ s� cou wBGwoE m As T epM AT c/U AY ii COMPACTED SUSCRAOE TMYE IALTI TAM, MONROE STREET A. YENOIERNG (TRACT N0. 34642) SWEBAUt N.IS IX. R/W R/W 50' f A1' EX F3T E/P 133' 113' E/P PROP 26' FVT. R/W 92" R/W LANDSCAPE µ• f µ 12, 36' (FUTURE Of OMENS) 36, B' PROP. CURB WLII USE 2:1 FUTURE FUTURE A.C. PROP. AC. EACEYENT MAX. CURB 21E 2[ PAVEMENT ALA%. 6' MEANDERNG FUTURE PACE COURSE SIOEWN.N SIDEYIAX CCOMPACTED6DIFIJIAN DE �riL I; B V . T . S . SEE LANDSCAPE ARCHITECTS PLANS) (TRACT NO3.32679) — A O 0 N N O O T o J Z (`[Y� z �Vw 0 CQw 0Irm Q co JE Q � t, � i—� a V� LL U a. _V IR r f] -lye Y Or IS VuS�i o x o AVENUE 54 w w z 0 a F- w w w O cr z O 2 gTRY CONTROLLED ENTRY TO GRIFFIN PROPERTY WOODEN BOLLARDS / SIGN 10 R' � N.T.S. -41- 0 N O O O jS r .iL Z Z rr11 w W V � N Z Q Z .o W LM Z� co LL ac LL L J 4 a. � 0U :3 LL cy U Lul W a. 0 U z • U & g -- c gr-- RESIDENTIAL FRONT YARD LANDSCAPE D ,o CANOPY TREES DECORATIVE COBBBLE BOULDER CLUSTER ACCENT PLANTINGS �.o smmr• 15 EASEMENT �--� - CANOPY TREES LOW STONE COLUMNS AT DRIVEWAY GROSSING .0 1 , ENHANCED WEDGE MEANDERING RB PER ENGINEER MULTI -PURPOSE TRAIL ---- WATER CONSERVING SHRUB PLANTIN65 TRAIL" RES I DENT I AL FRONT M1LT1-P�RP05 YARD LANDSCAPE SPINE ROAD STREET SECTION SCALE: 1" = 10' VGA!, G i.. y' o rc �_®•0.1��"rI'ji co s�� iio r �`6��7 s ®�� `-�• �I►� e Op0SPINE O ROAD PLAN VIEW SCALE: 1" = 20' WATER CON5ERVING SHRUB PLANTING5 RESIDENTIAL FRONT YARD LANDSCAPE (SEE FRONT YARD TYPICAL5) MEANDERING MULTI -PURPOSE TRAIL LOW STONE COLUMNS AT DRIVEWAY CRO551 NG DRIVEWAY RESIDENTIAL FRONT YARD LANDSCAPE (SEE FRONT YARD TYPICALS) N.T.S. -42- 0 N t0 N N O m O O r Z l W U2 moZZ W cc m 0 1 �z L J a LL U a . � d° o 6 A� �o DECORATIVE ACCENT PLANTINGS LOW STONE COLUMNS AT DRIVEWAY GROSSING MEANDERING MULTI-PURP05E TRAIL TRIMMED HEDGE WATER CONSERVING 5HRU5 PLANTING5 RESIDENTIAL FRONT YARD LANDSCAPE RURAL ROAD SECTION SCALE: 1" = 10' RESIDENTIAL FRONT YARD LANDSCAPE MEANDERING MULTI-PURP05E TRAIL alfir" DECORATIVE COBBLE BOULDER CLU5TER5 ` DECORATIVE ACCENTSie O PERIMETER WALL E 50REENIN6 TREES oEs.'c"I a oun f0'-ON ,SULTI-PU0t& TRA RURAL ROAD PLAN VIEW SCALE: 1" = 20' ZERO CURB VARIES 0 CANOPY TREES WATER CONSERVING 5HRU5 PLANTINGS PERIMETER WALL TRIMMED HEDGE '- LOW STONE COLUMNS AT DRIVEWAY CROS51 NG CANOPY TREES DECORATIVE ACCENTS DECORATIVE GOBBLE BOULDER CLU5TER5 - WATER CONSERVING 5HRUB PLANTINGS �OOR I` N.T.S. —43— rn 0 N to N N O r 0 Iz �Vw Zo 70 Q w co T m 0 a t_Z i 1� z I J a L (� 2 U w a. ou Sao ■ o� Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Section V. DESIGN GUIDELINES LANDSCAPE CONCEPTS The proposed Griffin Ranch landscape theme focuses on developing images of an equestrian oriented community set within the desert region that will complement the equestrian essence of the eastern portion of La Quinta. The landscape theme seeks to develop the association by utilizing a trail system and planting concept designed to strengthen the basic fabric and overall theme of the community through the use of specific plant material to define and reinforce the project entries, street patterns and neighborhood identity. Canopy trees, split rail fencing, enhanced desert planting, masonry/stone walls, and lawn create a dynamic landscape statement to this new development. The proposed plant palette for the common areas is illustrated on Table 1. The Master Plant list shall be approved by the Riverside County Agricultural Commissioner's Office prior to planting. The generous setback to the proposed perimeter wall allows for a dramatic streetscape, which incorporates multi use trails, smooth stucco walls with iron fixture treatments and decorative view fencing with pilasters at the project entries. Project entries will incorporate a rural equestrian flavor with natural water features, project signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced paving and accent planting also embrace the landscape theme at the project entry (See Exhibits 21 and 22). The interior of the project follows the equestrian theme. Trails of decomposed granite bordered by split rail fencing meander throughout Griffin Ranch. There is a specifically designed area for horse related activities. Trails with accent landscaping flourish in the area used for equestrian riders. Additional open spaces are for passive and active use. Pedestrian trails, free play (lawn), park benches and gazebos occupy the open spaces for non -equestrian use. As Adopted April 17, 2007 Page 44 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 The equestrian landscape theme at Griffin Ranch will be reinforced by the incorporation of meandering trails throughout the interior and exterior of the project. The decomposed granite trails will be enhanced by split fencing and accent planting to complement the project's theme. Landscaping for each of the front yards will be designed to embrace the overall community theme utilizing desert appropriate landscape materials that provide shade, seasonal color and texture (See Exhibits 30 — 33). Minimum landscape standards as required by the City of La Quinta shall be met as well as complying with irrigation standards. Landscape and irrigation plans for all developer provided landscape including the project entries, community center, streetscapes, retention areas and perimeter walls shall be prepared by a licensed Landscape Architect (See Exhibits 21, 22, 25 — 27 and 34 — 36). Landscape and irrigation plans shall meet the City of La Quinta's minimum requirements and be approved and signed by all governing agencies prior to being approved for construction. Project Entry Treatment Madison Street will be the main entry to the project. It will provide initial opportunity for thematic identification for the community. It will be a security staffed gate for use by residents, visitors and guests entering the exiting the project. The landscape design will incorporate a rural equestrian flavor with natural water features, project signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced paving, willow -like canopy trees and accent planting will complement the landscape theme (See Exhibits 22, 23, and 24). Secondary entries to the project will be provided on Avenue 54. The theme will be consistent with the overall project theme which includes vehicular gates, entry walls, signage, enhanced paving and accent planting (See Exhibits 25, 26 and 28). As Adopted April 17, 2007 Page 45 of 72 Griffin Ranch Specific Plan City of La Quints Amendment No. 1 Monroe Street shall be the entry to the 45-acre site (Exhibits 27 and 28). A water feature containing several water falls will be seen upon entering the community (Exhibit 36). This water feature serves as an amenity to the community, as a reservoir for irrigation purposes of the saddle club and as a retention basin for the site. Interior streets of the project will carry the equestrian theme (Exhibits 19 and 20). Setbacks for the residential units along the interior collector street and the single loaded rural street allow for the addition of rails and fencing meandering through the project thereby contributing to the community image (See Exhibits 29 — 33). LANDSCAPE MAINTENANCE The common areas will be maintained by the Home Owner's Association. Trees will be double staked with two inch minimum lodge poles and shall be irrigated with bubblers or emitters. No spray irrigation shall be placed within 18 inches of street curbs. Prior to installation the City shall inspect trees to determine appropriate size. The HOA shall maintain all areas within the project including street and lighting. GENERAL ARCHITECTURAL THEME This gated community will include a mixture of semi -custom and custom homes that will include equestrian amenities. The project portrays the following themes: Anglo- influenced Spanish Colonial; Italian Farmhouse style with the buildings blending with natural surroundings; Contemporary Mexican drawn from modern architectural styles; and, the Andalusian style depicting Moorish architecture. Earth tone stucco colors, brick or stone facing, tile roofs, arches and courtyards will be accented by a subtle equestrian theme (See Exhibits 39 - 43). As Adopted April 17, 2007 Page 46 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 TABLE 1 MASTER PLANT PALETTE Botanical Name Common Name Trees Acacia smallii Sweet Acacia Acacia salicina Willow Acacia Acacia stenophylla Shoestring Acacia Cercidium 'Desert Musem' Palo Verde Cercidium floridum Blue Palo Verde Cercidium praecox Sonoran Palo Verde Chilopsis linearis Desert Willow Citrus Citrus Tree Eucalypus microtheca Coolibah Ficus retusa 'Nitida' Indian Laurel Fig Fraxinus uhdei 'Majestic Beauty' Evergreen Ash Geijera parvifolia Australian Willow Jacaranda mimosifolia Jacaranda Lysiloma thornberi Feather Bush Olea Europe 'Wilsoni'or'Swan Hill' Olive Prosopis glandulosa Texan Honey Mesquite Quercus virginiana 'Heritage' Heritage Live Oak Rhus lancea African Sumac Schinus molle California Pepper Thevetia peruviana Yellow Oleander Palms Brahea armata Mexican Blue Palm Butia capitata Pindo Palm Chamerops humilis Mediterranean Fan Palm Cocos plumose Queen Palm Cycas revoluta Sago Palm Phoenix dactylifera Date Palm Phoenix roebelenii Pigmy Date Palm Washingtonia hybrid California Fan Palm Shrubs Bougainvillea '00 LA LA' Shrub Bougainvillea Buxus microphylla japonica Japanese Boxwood Caesalpina gilliesii Mexican Bird of Paradise Caesalpina pulcherrima Red Bird of Paradise Callistemon viminalis 'Little John' Dwarf Weeping Bottlebrush As Adopted April 17, 2007 Page 47 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Carissa macrocarpa 'boxwood beauty' Natal Plum Carissa macrocarpa 'Tuttlei' Natal Plum Cassia nemophila Bushy Senna Cassia phyllodenia Silver Leaf Cassia Dodonea viscosa Hopseed Bush Encelia farinosa Brittle Bush Euryops p. 'Viridis' Green -leaf Euryops Ilex vomitoria 'Stokes' Stokes Holly Justicia spicigera Mexican Honeysuckle Leucophyllum f. 'Rio Bravo' Texas Ranger Leucophyllum f. 'Sierra Banquet' Texas Ranger Ligustrum j. 'Texanum' Texas Privet Myrtus communis 'Compacta' Dwarf Myrtle Muhlenbergia lindheimeri 'Regal Mist' Deer Grass Nandina domestica 'Compacta' Compact Heavenly Bamboo Nandina domestica 'Harbor Dwarf' Dwarf Heavenly Bamboo Nandina domestica 'Nana' Dwarf Heavenly Bamboo Rhaphiolepis i. 'Ballerina' Indian Hawthorn Rhaphiolepis i. 'Springtime' Indian Hawthorn Photinia fraseri Fraser's Photinia Pittosporum tobira 'Variegata' Variegated Mock Orange Pittosporum tobira 'Wheeleri' Dwarf Mock Orange Salvia g. 'Sierra Linda' Red Sage Salvia Leucantha Mexican Bush Sage Thevetia peruviana Yellow Oleander Xylosma congestum Shiny Xylosma Xylosma c. 'Compacta' Dwarf Xylosma Groundcover Annual Color Seasonal Flowers Acacia r. 'Desert Carpet' Trailing Acacia Baccharis p. 'Centennial' Coyote Bush Carissa macrocarpa 'Green Carpet' Natal Plum Dalea greggii Prostrate Indigo Bush Gazania 'Mitsua Orange' Gazania Gazania 'Mitsua Yellow' Gazania Gazania rigens leucolaena Trailing Gazania Lantana montevedensis Purple Prostrate Lantana ** Lantana m. 'New Gold' Yellow Prostrate Lantana ** Rosmarinus o. 'Lockwood de Forest' Dwarf Rosemary Santolina virens Green Santolina Verbena peruviana Verbena Verbena p. 'Starfire' Verbena Verbena rigida Verbena As Adopted April 17, 2007 Page 48 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Espaliers & Vines Bougainvillea 'Barbara Karst' Bougainvillea Bougainvillea 'Lavender Queen' Bougainvillea Calliandra inequilatera Pink Powder Puff Ficus pumila Creeping Fig Gelsemium sempervirens Carolina Jessamine Macfadyena unguis-cati Cat's Claw Vine Tecomaria capensis Cape Honeysuckle Accents Agave Americana Century Plant Aloe variegate Partridge Breast Aloe Dasylirion wheeled Desert Spoon Hesperaloe parviflora Red Yucca Yucca pendula Yucca NOTE: ** Lantanas will be placed at a minimum of 5 feet from any equestrian trail on the site. As Adopted April 17, 2007 Page 49 of 72 WATER GON5ERV NG • SHRUB PLANTIh675 DECORATIVE AGGEN T 5 5PL T RA L FENCE HORSE -RAIL CANOPY TREES PERIMETER WALL CANOPY' TREES — - 5P_IT-RAIL FENG,NG — MEANDERING --- - MULTI -PURPOSE TRAIL WATER GON5ERVING -- 5HRUB PLANTING5 d�_J'S1 ram. MADISON STREET SECTION •♦ ` • • • A b 1y • �• NIA®ISON STREET PLAN VIEW 42 —0" ♦• � • • • - • . "* % PER METER WA__ • • •Iris• I.T.S. -50- 0 N O O 0 cc o � T 0 Z co Z w � Z Z �Qw 4wZI ��a �U C U- O U N w ''a^. a co ca• o� y A� LAI DECORATIVE PILASTE CANOPY TREI BRIDGE: 5TRUCTUI WATER CON5ERVI1 5HRUB PLANTI NC ORCHARD Tr PLANT'} HO; ` ` GAP a7G., MAIN ENTRY PLAN KE; �NOPY -REFS .CORAT VE )BBLE 7ULDER .U5TER5 J DGE; 5TRUCTI,RE TRY MONUMENTS KE F'c5E: TRAIL- m x w N.T.S. -51- �o 0 N O O O A` S W T O c _ Cie U1 � 1 M. L Q SW L w Q 4W Z C L J CO)404 a. � _U r LL ® U W oo a- co d4 Will o� z o� o e 0 %kft% TRANS NEST HOUSING co CV, N.T.S. -52- j O13 . _ c O L WIZ Uw ID ♦.° Z Z �Qw � a �Z� � z L. L J ♦♦}^^+ a. v, O U w ._ a co co 0 0 A� �A F c A I N.T.S. -53- 0 0 N O O oI = OZ L Z Q co J �Qa t� Ir 4 U �Z� L IL U w !L W -a 0TN Wo cc z � O z 'x CANOPY TREES MEANDERING MULTI -PURPOSE TRAIL SPLIT -RAIL FENCING 6' WIDE MEANDERING SIDEWALK AVENUE 54 STREET SECTION VAMM PERIMETER WALL5 WATER CONSERVING SHRUB PLANTIN&5 DECORATIVE ACCENTS MEANDERING MULTI -PURPOSE TRAIL SPLIT RAIL FENCE 6' WIDE MEANDERING SIDEWALK CANOPY TREES AVENUE 54 PLAN VIEW #... (1 a N o o., PERIMETER WALL Lo N N.T.S. -54- 0 N 0 AA3e a W >o° se IV" co O FL Z W cUmw � � Z •— Q W a.+ rr w � Q co Z 0 LQ J L. a co (9 U qe U. U o. C a 0 z N a° �o C �o o� W� 21 $ 0 G �a SECONDARY PLAN VIEW VEH GULAr� GA`E-5 — — --- ~ �DE5TR AN AND HOR5E GA —PE 1 -- I -ram A -1 . /4: W AL- >-- -'RL 6- N.T.S. -55- 0 NN N M 0 3 o a� 0 � z caIz a0w Zo L Q Z W Q 4W Z - LQ �..r a. CO) U U. O w L a. O 09 � 0 21 . . N.T.S. -56- WOOD VEHICULAR 5ATE5 WITH WROUGHT IRON (TO MATCH GRIFFIN RANCH ENTRY GATE5) RUSTIC LIGHTING FIXTURES CANOPY TREES DESERT 5HRU55 AND ACCENTS STUCCO WALL AND PILASTERS WITH TILE INLAY AND 5RICK CAP oesior o�ouP 9 N.T.S. -57- r RLJIV 1 T /"11''(IJ 1 T B"9liHle I..ws zw i w DRIVEWAY CROSSING SCALE: 1" = 10' a c s i o w a a u v CONCRETE WALK (5' MINI MUM) BOULDERS WITH DECORATIVE COBBLE WATER CONSERVING 5HRUB PLANTINGS 0) N DECORATIVE ACCENT PLANTING IO' WIDE MULTI —PURPOSE TRAIL DECORATIVE LANDING WITH ENHANCED PAVING x CANOPY TREES w N . T . V . —58— FRONT YARD TYPICAL 4 oeaion o�tOuv BOULDERS WITH DECORATIVE GOBBLE WATER CONSERVING SHRUB PLANTINGS CONCRETE WALK (3' MINIMUM) CANOPY TREE5 DECORATIVE ACCENT PLANTING 0 co N.T.S. -59- 0 N 17 O w G 0 Z = Z �U2 �z °z aW 4W a z, c- 0�a L -j Lea +r LL 0 5, J a V co) i T T 0 no, JAI A.. � �xo CONCRETE WALK (5' MINIMUM) BOULDERS WITH DECORATIVE GOBBLE WATER CONSERVING SHRUB PLANTIN65 DECORATIVE ACCENT PLANTING CANOPY TREES FMW1V 1 T P11NU i T F—MfML (4-1 O 0asIa N Y v Y w►�es�'aaww.. mr+aw� co MMT N.T.S. _8Q- 0 N O O « wo O Iu OT oE O Z Z z �U2 LZa cc < W � Q � Z � O zi. z LL �' J Ea (9 U O LL � U a Y co) r jos ng N b A� C - — . ---- .-. . . .- i.•. . .... _. c 9 f o4* ..IO■ o oar NTINCGS m a x w 0 N O O t0 � O ca ■ O Z I z �U2 LZa cc < W >-(r2 4w Q � Z � O U. zL. z Lea 0 U O J U a LO oil ro E,4 f/F D Q M 004 ■ n3 o� on oc �, x o 'INC-PS i I ! 0 0■ I O tl O O Y P ..M.wa�� +■ems co co �O R l2' N.T.S. -62- 0 N O O Y 0♦ S cc OT ■ O Z ~IZ 13 w cc Z °z �. Q w cZa OLLQ LL J Cc a. O C7 2 J U a O CO) N 0 ou g � � xo c 1 EXAMPLES OF FENCING AND WALLS SHOW NORMAL CONDITIONS. THE USE OF MOUNDING AND / OR INCREASED HEIGHTS MAY BE REQUIRED FOR SOUND ATTENUATION OR ENGINEERING PURPOSES - 6" wHl TcwASHED BRICK — DECORATIVE TILE NICHE WITH GAP / WROUGHT IRON (ON SELECT PILA5TER5) 30` SQUARE COLUMN WITH SMOOTH STUCCO FNISH PERIMETER WALL DECORATIVE TILE NICHE WITH WROUGHT IRON (ON SELECT PILA5TERW 1 _ _ n i ! � (t rt n �l t _ t`l 4-4 n i n I' I��I' , � `• ;� I �j � II j ,I I I I � II it ( I I i ii I �I �I I II I I! I II ( i II I I i ! '• 'I ' VIEW FENCE WITH PILASTERS DECORATIVE TILE NICHE WITH WROUGHT IRON (ON SELECT PILASTER.5) PRECISION BLOCK WALL WITH SMOOTH STUCCO FINISH 6' WHITEWASHED BRICK GAP :1 DECORATIVE METAL FENCING I I !! 50" 5OUARE COLUMN f WITH SMOOTH STUCCO �I II I I FINISH l I I I I 11 I II I I! VIEW FENCE ON LOW WALL WITH PILASTERS (�* D B 0 1 0 N 0 O U P �c...`�`c w m �•r• roa++u tr 6' WHITEWASHED BRICK GAP — DECORAT VE META - FENCING 30 ' SQUARE COLUMN WITH SMOOTH STUCCO FIN15H N.T.S. -63- 0 N s c co o A` T W C' Z L. U W C 2 � Z Z a W a _Z� J U. W a- .� co Lm U� a 0 A$ T% ab xo rA SPLIT RAIL FENCE MEANDERI N& MULTI -PURPOSE 'TRAIL CANOPY TREES PERIMETER WALLS OPEN SPACE RETENTION AREA WITH WATMIFF-ATURE RE5IDENT ENTRY o e e f 66a a o u w Sao=ea®n womens Lo T X w �o RK' N.T.S. -64- 0 0 N M V^ 0 W Y S T cc M O Z f� cc = Z �Zo w cc c Q �Z� o iL Z LL 0 W Z a cc 0 p NQ 9 . U�� ag^ xo C -# 1�5 D Eat 1 o N O O U P e •�S '..FAZ d_ . r . • -- _ —— 6 WIDE MEANDEi • 5 DEWALK — WATERFALL5 c •� GANOFY TREES Q M o a -i - WATER EFFEG I Ei, • •i FLANTING O y TURF e 0 • CM v co v / r o c W U.cu U a� Z z �- Q W o Za W LL J � W � U `° a in co U A� rA PLANT MATERAL LEGEND a.. ti a. rir.•.,■rrr sr•wr wrrw +•+� .•. ' s �" �� I� wtilir. Mr.wr Ibr.� � W Y.Y.4�•M. �!a ��.w rr.ar .wu•.. e y��s WK Y.YW �f 412 .�rr rr.Or MOY•w r �-•��, wr.wr �. � .� rr • s.lr.r �� wers'1/" ! rde•..•4 .ea w ram, w Iw w I.�r�r�V. M w w.r�� •rr ,K w.a ..,. ... .e• +� W l.��O�IV—y�11,~i AIM M I■{ I.e w• Y / a Y°YiI■i �rM 1e1. N .r• V �..�+ �� a w+M••� .■l rrt r .■. •■. rr.•l1.jo ..r YIWrw`wYV .r.. ..a WATER USE STATEMENT Taw LargsespeAm 365.702 s.f. Shrub 101,703 s.f. Turf 37,420 s.f. Recreation TwV Pasture 188,579 51 pro �iitrr set 1. Y■Yi�b .■l w �r� s• r 6.. •� � ly e1 e,.Ar yr I.rr. � rwwappwtvyeer. aumrnw.aaelaw.aw -•.'.?aS{): wvolaaei+.�wl"rw1N. p1i0es4 lO.mrR Q NLN//!1/RMfOeIlOeCW�Y Oyf�YyR•O Em ' iO•�Y�RN.1plp�i.i1°�OOOYM101�l.YllOtlrl�R IO1m I.• ma R rim a r/.It• PC.•t wV•mrvlwrnea.wen. Maxmwm Webb Use (365.702 s.q 18,578 pal. proposed Weler Use 16,191 pal -- %.#D E s l �*N o o u P "'m E GARDEN W TOTAL PARKING SPACES CLUBHOUSE -- PARKING PAVING ENTRY AND ARRIVAL AREA COURTTARD % IVA I �r!t r � � erg. ' l • . CANOPY TREE TYPICAL /� PAVING STONE ENTRYDOVE !-- DATE PALM. MERV GRIFFIN WAY FIRE ACCESS DESERT AND ACCENT PLANTING COMMUNITY MAIL FACILITY MAIL FACILITY/ PARKING MULTT-USE TRAILS TENNIS COURTS ACCENT TREES SCOURORE S TENNIS i PtTR GOLF CART PARKING FORMAL PLANING TOWARD CLUBHOUSE KEY MAP AVENUE 54 G Im s0 MO GRAPHIC SCALE P.4w.10 N co N.T.5- —86— 10 0 N 0 0 0 T 3 ° ■� T >0w � co <7 CL CC 5t Z N D L Q ®'a t � LL U W a. y ■ ■ a^ c c f— ti..... ,D- TRANS WEST HOUSING 9 N.T.S. -67- C M� Monterey The Monterey style is a revival of the Anglo-influenced Spanish Colonial houses of northern California. It is a fusion of Spanish Eclectic and Colonial Revival details. Some identifying features are low pitched roofs with second story balconies that are usually cantilevered and covered by a principle roof. N.T.S. -68_ e 0 0 N O A` O W LM / /� � o V c 4r C *— O z C = W o cc (LZZ �QW O cc ' O�Q L J W p. LM V LL � U W V a _ CO V L 4 z • CF U� •x A Italian Farmhouse The Italian Farmhouse style is inspired by the magnificent heritage of rural houses and buildings in the Mediterranean region of Europe. These buildings do not clash with the landscape but blend with the earth through the thoughtful use of building materials and colors taken from their natural surroundings. Some identifying features of this style are thickened walls, arches, brick or stone facing, smooth style stucco and tile roofs. N.T.S. -ss- ra 0 0 N O Oq O i r L cc o U. Z A _ z ccUW Zz° c ¢ W cc �Z� o— CcLL¢ J N 0. W LL (� � U W s z • U� 'x U T m X W Contemporary Mexican The Contemporary Mexican style draws from the modern architectural style. Architects such as Lagoretto and Barragan have advanced this style through the use of bold forms and unique color treatments. N.T.S. -70- x W Spanish Colonial The Spanish Colonial revival style is a collection of Spanish -influenced sub - styles. Designers were inspired by a number of sources such as the adobe and colonial buildings of early California and even Moorish, medieval Spanish and Italian architecture. Some identifying features are the use of arches, courtyards and large, distinctive, sometimes arched feature windows on the front fagade. N.T.S. -71- 0 N 0 cc a� n c 0 0 o � 0 � O ,cn z c `c I z cn U 2 Zo �Qw a- I a c Z o— z j . J � I a- _ LJJ (5 U � U W V a 0 .0 9.6 L Q 0 N e 6 M It Andalusian The Andalusian style is characterized by Morrocan and Moorish influences on Spanish Colonial architecture. Some identifying features are the use of pointed arches, colonnades, precast concrete door and window surrounds. I.T.S. _72_ APPENDIX Appendix One........................................................... General Plan Analysis AppendixTwo.............................................................................. Definitions Appendix Three....................La Quinta Municipal Code, Section 9.140.060 Appendix Four.........................................Adopting Resolutions/Ordinances APPENDIX ONE GENERAL PLAN ANALYSIS Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 APPLICABLE GENERAL PLAN POLICIES The General Plan of the City of La Quinta includes Goals, Policies and Programs that were deemed by the City necessary to properly implement the plan. Following is an evaluation of the key policies and programs (in Italics) that affect the development of the subject property and project compliance. LAND USE;:ELEMNT. t Land Use Goals, Policies and Programs Program 4.2 "For approved Specific Plans, the Director of Community Development shall have the authority to determine substantial conformance in a Specific Plan, and waive the need for a Specific Plan amendment under the following circumstances: • When changes in the land use allocation within the Specific Plan are less than 5%, • When no new land use is proposed, • When off -site circulation pattern and turning movements will not be altered by the proposed change." The Griffin Ranch Specific Plan provides methods for alterations to the Plan that conform to the guidelines of the General Plan. Policy 9: Agricultural and equestrian uses are encouraged. The Griffin Ranch includes multi -purpose pedestrian/equestrian trails within the community and along its perimeter streets as well as on the internal streets. Residential Goals, Policies and Programs Goal 2: A broad range of housing types and choices for all residents of the City. The Griffin Ranch Plan provides a choice of housing, equestrian oriented or conventional single-family homes. Program 1.2 Apply the City's discretionary powers and site development review process consistently to assure that subdivision and development plans are compatible with existing residential areas 1 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Policy 5 The City shall maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development. Program 5.1 The Development Code shall include development standards and design guidelines for each residential zoning designation. The Griffin Ranch Plan provides development standards consistent with standards contained within the Development Code for lands designated Low Density Residential and Very Low Density Residential w/Equestrian Overlay. The homes will be subject to the City's Site Development Permit process. TRAFFIC AND CIRCULATION ELEMENT Traffic and Circulation Goals, Policies and Programs Program 2.3 On Major Arterials, the minimum intersection spacing shall be 2,600 feet in residential areas, and may be 1,060 feet for commercial frontage. Intersection spacing may be reduced to 500 feet a the Whitewater Channel and La Quinta Evacuation Channel. The design speed shall be 60 miles per hour (mph). Left turn median cuts may be authorized if turn pocket does not interfere with other u existing or planned left turn pockets. Right Wright out access driveways shall exceed the following minimum separation distances (in all cases, distances shall be measured between the curb returns): - more than 250 feet on the approach leg to a full turn intersection; - more than 150 feet on the exit leg from a full turn intersection; - more than 250 feet between driveways. All access configurations shall be subject to City Engineer review and approval. Program 2.6 On Secondary Arterials, the minimum intersection spacing shall be 600 feet. The design speed shall be 40 mph. Full access to adjoining property shall be avoided and when necessary shall exceed the following minimum separation distances (in all cases, distances shall be measured between curb returns): - more than 250 feet on the approach leg to a full turn intersection; - more than 150 feet on the exit leg from a full turn intersection; - more than 250 feet between driveways. Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta Program 2.8 On Local streets, the minimum intersection spacing shall be 250 feet. The design speed shall be 25 mph. All access configurations shall be subject to City Engineer review and approval. Program 2.10 Within subdivisions, private streets may be designed to a width of 28 feet with restricted parking, subject to City Engineer and Fire Department approval. Policy 6 Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails and development to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart and other non -vehicular use. Program 6.3 Sidewalks shall be provided on both sides of all arterial and collector streets, except where there is a multi -use trail on one side. Policy 13 Continue to implement the Image Corridors in the City and identify new image corridors for streets into the City through annexation. Policy 14 In order to preserve the aesthetic values on the City's street, minimum landscape setbacks shall be as follows: Highway 111— 50 feet Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet The Griffin Ranch Plan provides for controlled access to the perimeter streets. The access points are in compliance with the policies on intersection spacing. The Plan also provides for the construction of sidewalks and multi -use trails around the perimeter adjacent to Avenue 54, Madison Street and Monroe Street. OPEN SPACE ELEMENT Open Space Element Goals Policies and Programs Policy 4: The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities and cultural resources. The Griffin Ranch Plan shall provide private recreational opportunities in addition to payment of required park fees. The Plan shall also provide linkages to the City's trails and bikeways. 3 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Policy 7: The City shall encourage the preservation of open space in privately owned development projects. The Griffin Ranch Plan includes private open space with passive and active recreational opportunities. Parks and=Recreatlon Element Parks and Recreation Element Goals, Policies and Programs Policy 4: The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities and cultural resources. The Griffin Ranch Plan shall provide private recreational opportunities in addition to payment of required park fees. The Plan shall provide linkages to the City's trails and bikeways along 54th Avenue Madison Street. A multi -purpose trail shall be provided along Monroe Street. Natural Resources Elemen# Air Quality Goals, Policies and Programs Program 5.1: The City shall support the development of golf -cart and pedestrian orientated retail centers, community -wide trails and dedicated bike lanes. The Griffin Ranch Plan is providing links to bicycle paths, community trails golf - cart paths. Program 6.1: Applicants shall submit detailed air quality analyses for all proposed projects which meet or exceed any of the SCAQMD pollutant emission threshold criteria, as established by the most recent version of the SCAQMD CEQA Air Quality Handbook. The Griffin Ranch Plan will abide by the SCAQMD requirements in thedevelopment of the project. Energy and Mineral Resources Goals, Polices and Programs Program 3.2: The City shall support the development of local and regional bikeways to provide residents and visitors with non -vehicular travel alternatives. 4 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 The Griffin Ranch Plan is providing links to bicycle paths, community trails and golf -cart paths. Biological Goals, Policies and Programs Program 2.4: A qualified biologist shall perform all biological studies. The City shall prepare and adopt standards for the performance of biological resource analyses and provide these to all applications. Standards shall include personnel qualifications; field monitoring, recordation, documentation and sampling requirements. A biological resource assessment was performed by JWC Ecological Services. The results of which were negative for any endangered, threatened or rare species. Policy 3: Native, drought -tolerant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, non-native species shall be discouraged. The Griffin Ranch Plan has included in its Plant Palette drought -tolerant desert plant materials as part of its landscaping design. Water Resources Goals, Policies and Programs Program 2.2: The City shall continue to implement, its on -site retention requirements for new development proposals where possible as a potential way or recharging groundwater. The Griffin Ranch Plan proposes to retain on -site 100% containment of 100-year storm flows and nuisance flows. Policy 5: Development within drainage areas and storm water facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields and similar uses. The Griffin Ranch Plan provides for passive and active recreation activities in drainage and storm water areas within the project. 5 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 �Ii�FR4STRUCTUREFAND PUBLIC 5ER1/(CES,ELEMENT City of La Quinta Infrastructure and Public Services Goals, Policies and Programs Education Facilities Goal Policy 3: The city shall support the process of securing school impact mitigation fees from developers in accordance with State law. The Griffin Ranch development will participate in the payment of mitigation fees in accordance with State law. Surface Water & Storm Drainage Goal Policy 3: All new development shall include on -site retention/detention basins and other necessary storm water management facilities to accommodate run-off from the 100-year storm. The Griffin Ranch Plan proposes to retain on -site containment of the 100-year storm run-off. Domestic Water Goal Policy 3: New development projects shall be required to use native drought tolerant landscaping materials to promote and enhance water conservation efforts. The Griffin Ranch Plan proposes to use native and drought tolerant plant materials combined with efficient irrigation methods to promote water conservation. Public Utilities Goal Policy 3: All utility and electric wires up to 34.5 kilovolts serving new development shall be installed under ground. Griffin Ranch proposes to underground utility services that are less than 34.5 kilovolts. 0 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 EN1lIRON.MENTAL HAZARDS EI;EMENT r Geologic and Seismic Hazards, Goals, Policies and Programs City of La Quinta Policy 3: Development in areas subject to collapsible or expansive soils shall be required to conduct soil sampling and laboratory testing and to implement mitigation measures, which minimize such hazards. A Soils and Geotechnical investigation was performed by Sladden Engineering. Construction shall conform to the recommended measures and standards construction practices. APPENDIX TWO DEFINITIONS Griffin Ranch Specific Plan 2004-074 Amendment No. 1 DEFINITIONS City of La Quinta Abandoned" means a structure or use, the development or operation of which has been ceased or suspended. "Abutting" or "adjacent" means two or more parcels sharing a common boundary at one or more points. "Access/egress" means provision for entering a site from a roadway and exiting a site onto a roadway via motorized vehicle. "Accessory building or structure" means a building or structure, the use of which is subordinate and incidental to the main building or use on the same building site. "Accessory use" means a land use subordinate and incidental to the principal use on the same building site. "Actual construction" means the actual placing of construction materials in their permanent position fastened in a permanent manner except that where a basement is being excavated, such excavation shall be deemed to be actual construction, or where demolishing or removal of an existing building or structure has begun, such demolition or removal shall be deemed to be actual construction, providing in all cases that actual construction work be diligently carried on until the completion of the entire building or structure involved. "Administrative office" means a place of business for the rendering of service or general administration, but not including retail sales. Advertising Device or Display". See sign definitions, Section 9.160.120. "Alley" means a secondary means of access to abutting property located at the rear or side of the property. "Alteration" means any physical change in the internal or external composition of a building or other structure. "Antenna" means a device for transmitting or receiving radio, television, satellite, microwave or any other transmitted signal. Area, Project Net. See "project net area." Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Attached structures" means two or more structures which are physically connected with a wall, roof, deck, floor, bearing or support structures, trellises, architectural features or any other structure, fixture or device that exceeds thirty inches in height above the finished grade. "Awning" means a roof -like cover that is attached to and projects from the wall of a building for the purpose of decoration and/or providing shielding from the elements. "Bedroom" means any habitable room that may be used for sleeping purposes other than a kitchen, bathroom, hallway, dining room or living room. "Berm" means a mound or embankment of earth. "Buildable area" means the portion of a building site remaining after deducting all required setbacks and meeting any requirements regarding maximum lot coverage or minimum open area. "Building" means an enclosed structure having a roof supported by columns or walls. "Building height" means the height of a building relative to the surrounding ArIN ground area. Measurement of maximum building height is defined in Sections U 9.50.050 and 9.90.010 of La Quinta Municipal Code. Building, Main. "Main building" means the building containing the main or principal use of the premises. "Building site" means a parcel or contiguous parcels of land established in compliance with the development standards for the applicable zoning district and the city's subdivision code. "Building site area" means the horizontal area within a building site expressed in square feet, acres or other area measurement. Building Site Coverage. See `lot coverage." Building Site, Panhandle or Flag. See `lot" definitions. Building Site, Through. "Through building site" means a building site having frontage on two parallel or approximately parallel streets. See "through lot." "CEQA" means the California Environmental Quality Act. a Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Caretaker" means a person who lives on the premises for the purposes of managing, operating, maintaining or guarding the principal use or uses permitted on the premises. "Carport" means a roofed structure or a portion of a building which is open on two or more sides for the parking of automobiles belonging to the occupants of the property. "Certificate of occupancy" or "certificate of use and occupancy" means a permit issued by the city prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel is ready for occupancy or use and that all ordinance requirements and project conditions of approval are fulfilled. "City" means the city of La Quinta. "City council" means the City Council of the city of La Quinta. "Code" means this zoning code unless another code, ordinance or law is specified. "Commission" means the planning commission of the city unless another commission is indicated. Corner Lot. See definitions under "lot." "County" means the county of Riverside unless another county is indicated. "Decision -making authority" or "decision -making body" means a person or group of persons charged with making decisions on proposals, applications, or other items brought before the city. "Density" means the number of dwelling units per gross acre, unless another area measurement is specified. "Detached building or structure" means a building or other structure that does not have a wall or roof in common with any other building or structure. "Director" or "community development director" means the community development director of the city or the director's authorized agent or representative. "Driveway" means a vehicular passageway providing access from a public or private street to a structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A driveway is not a street. 3 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Driveway approach" means a designated area between the curb or traveled way of a street and the street right-of-way line that provides vehicular access to abutting properties. When vehicular access to a building site is provided by way of a common driveway, the driveway approach is the line of intersection where the individual driveway abuts the common driveway. "Dwelling" means a building or portion thereof designed and used for residential occupancy, but not including hotels or motels. "Dwelling, Main or Primary Residence." Main dwelling or primary residence" means the dwelling unit permitted as the principal use of a parcel or building site. Dwelling, Single -Family. "Single-family dwelling" means one main dwelling unit on a single parcel or building site. Dwelling Unit, Second. See "second residential unit." "Easement" means a recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit in, on, over or under such land. "Elevation" means the vertical distance above sea level. "Employee's quarters" means quarters, without cooking facilities, for the housing of domestic employees and located upon the same building site occupied by their employer. "Enclosed" means roofed and contained on all sides by walls which are pierced only by windows, vents or customary entrances and exits. "Equestrian Area" means the keeping of horses for personal use of residents of the property only. Buildings subordinate to equestrian use is permitted along with corrals, barns, turnout pastures, caretaker and employee housing. "Exception" means a city -approved deviation from a development standard based on the following types of findings by the decision -making authority: 1. A general finding such as that notwithstanding the exception, the resulting project will still be consistent with the goals and/or policies underlying the development standard; and 2. One or more specific findings justifying the particular exception requested. 4 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta "Family" means one or more persons occupying one dwelling unit. The word "family" includes the occupants of congregate living and residential care facilities, as defined herein, serving six or fewer persons which are permitted or licensed by the state. Flag. See sign definitions, Section 9.160.120. Flag Lot or Panhandle Lot. See definitions under `lot." "Flood insurance rate map (FIRM)" or "flood boundary and floodway map" mean the official maps provided by the Federal Emergency Management Agency (FEMA) which delineate the areas of special flood hazard, the risk premium zones and the floodways applicable to the city. Floor Area, Gross. See "gross floor area." Floor Area, Livable. See "livable floor area." Front Lot Line. See definitions under "lot line." "Garage" means a building or portion of a building used primarily for the parking of motor vehicles. "General plan" means the general plan of the city of La Quinta. "Government code" means the California Government Code. Grade, Average. "Average grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land. Grade, Average Finish. "Average finish grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land after final grading. Grade, Finish. "Finish grade" means the ground elevation at any point after final grading. "Grading" means the filling, excavation or other movement of earth for any purpose. 5 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Granny flat or granny housing" means a secondary dwelling unit which is: (1) intended for the sole occupancy of one or two adult persons sixty-two years of age or over, and (2) located on a building site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed thirty percent of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed one thousand two hundred square feet. (See also "second residential unit.") "Gross acreage" means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre. Gross Density. See "density." "Gross floor area" means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas. Gross Lot or Parcel Area. See "lot area, gross." "Ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. "Guest house" means a detached unit which has sleeping and sanitary facilities but no cooking facilities and which is used primarily for sleeping purposes by members of the family occupying the main building, their nonpaying guests, and domestic employees. Habitable Area. See "livable floor area." "Habitable room" means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. "Home occupation" means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property. See Section 9.60.110. Interior Lot Line. See definitions under "lot line." "Kitchen" means any room all or part of which is designed and/or used for the cooking or other preparation of food. 6 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Land Use. See "use." Land Use Intensity. See "intensity." "Livable floor area" means the interior area of a dwelling unit which may be occupied for living purposes by humans, including basements and attics (if permitted). Livable floor area does not include a garage or any accessory structure. Living Area. See "livable floor area." "Lot" means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance, or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Types of lots and their definitions are as follows: 1. "Corner lot" means a lot abutting two streets intersecting at an angle of not more than one hundred thirty-five degrees. If the angle of intersection is more than one hundred thirty-five degrees, the lot is an "interior lot." 2. "Flag or panhandle lot" means a lot connected to the street with a narrow access portion less than forty feet wide and more than twenty feet long and situated so that another lot is located between the main portion of the flag lot and the street. Lot Types and Lot 3fnes 3. "Interior lot" means a lot abutting only one street or abutting two streets which intersect at an angle greater than one hundred thirty-five degrees. 4. "Key lot" means a lot with a side lot line that abuts the rear lot line of one or more adjoining lots. 7 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 5. "Reverse corner lot" means a corner lot, the rear of which abuts the side of another lot. 6. "Through lot" means a lot with frontage on two parallel or approximately parallel streets. "Lot area" means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. "Lot coverage" or "building site coverage" means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, "ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. "Lot frontage" means the length of the front lot line. "Lot line or property line" means any boundary of a lot. The classifications of lot lines and their definitions are as follows: "Front lot line" means the following: a. On an interior lot, the line separating the lot from the street as measured at the setback line; b. On a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately equal, the director shall determine the front lot line); C. On a through lot, the lot line abutting the street providing primary access to the lot. 2. "Interior lot line" means any lot line not abutting a street. 3. "Rear lot line" means a lot line which does not intersect the front lot line and which is most distant from and most parallel to the front lot line. In the case of an irregularly -shaped lot or a lot bounded by only three lot lines, the rear lot line is a ten -foot long line parallel to and most distant from the front lot line for the purposes of determining setbacks and other provisions of this code. 4. "Side lot line" means any lot line which is not a front or rear lot line. "Median" means a paved or planted area separating a street or highway into opposite -direction travel lanes. Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Monument Sign. See sign definitions, Section 9.160.120. "Net site area" or "net lot area" means the total land area within the boundaries of a parcel or building site after ultimate street rights -of -way and easements that prohibit the surface use of the site are deducted. "Net project area" means all of the land area included within a development project excepting those areas with before -development slopes of thirty percent or steeper and those areas designated for public and private road rights -of -way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. "Nonconforming use" means a land use which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, is not currently permitted in the zoning district in which it is located or is permitted only upon the approval of a use permit and no use permit has been approved. See Chapter 9.270. "Nonconforming structure" means a structure which was lawful and in conformance with the applicable zoning ordinances when constructed but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See Chapter 9.270. "Open space" means any parcel or area of land or water, public or private, which is reserved for the purpose of preserving natural resources, for the protection of valuable environmental features, or for providing outdoor recreation or education. Open space does not include roads, driveways or parking areas not related to recreational uses, any buildings. Open Space, Usable. "Usable open space" means open space which is predominately level (i.e., slopes less than five percent) but which may contain some steeper land (i.e., with slopes up to twenty percent) which has utility for picnicking or passive recreation activities and which complements surrounding usable open space. Usable open space is a minimum of fifteen feet in width and three hundred square feet in area and may include structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic facilities, walkways or bicycle trails. "Parcel" means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Panhandle Lot or Flag Lot. See definitions under "lot." 9 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Parkway" means the area of a public street that lies between the curb and the adjacent property line or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space. Primary Residence. See "main dwelling." "Principal use" means the primary or predominant use of any parcel, building site or structure. "Property line" means a lot line or parcel boundary. "Public agency" means the United States, the state, the county or any city within the county, or any political subdivision or agency thereof. Rear Lot Line. See definitions under "lot line." "Recycling" means the process by which waste products are reduced to raw materials and transformed into new products. Residential, Single -Family. See "dwelling, single-family." "Restaurant" means any use providing for the preparation and consumption on site of food and beverages. The term "restaurant" may include the licensed sale of alcoholic beverages for consumption on the premises. "Riding and hiking trail" means a trail or way designed for and used by equestrians, pedestrians and cyclists using nonmotorized bicycles. "Right-of-way" means the entire width of property used for streets, highways, flood or drainage works, overhead or underground utilities, or any related improvements. "Satellite dish antenna" means an apparatus capable of receiving communications from a man-made satellite. "Scenic highway" means any highway designated a scenic and/or historic highway by an agency of the city, state or federal government. "Second residential unit," "second dwelling unit" or "second unit" means a secondary dwelling unit which is not intended for sale but may be rented and which is located on a building site containing a preexisting single-family detached dwelling. The floor area of an attached second unit does not exceed thirty percent of the existing floor area of the primary single-family residence and the floor area of a detached second unit does not exceed one thousand two hundred square feet. (See also "granny flat.") 10 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Senior citizen" means a person fifty-five years of age or older. "Setback" means the distance that a building or other structure or a parking lot or other facility must be located from a lot line, property line or other specified boundary. Side Lot Line. See definitions under "lot line." "Sign" means any medium for visual communication, including but not limited to words, symbols and illustrations together with all parts, materials, frame and background, which medium is used or intended to be used to attract attention to, identify, or advertise an establishment, product, service, activity or location, or to provide information. Also, see sign definitions, Section 9.160.120. Single -Family Dwelling or Residence. See "dwelling, single-family." Site. See "building site." Site Area, Net. See "net project or site area." Site Coverage. See "building site coverage." Site Development Permit or Development Permit. See Section 9.210.010. "Slope" or "slope gradient" means the vertical distance between two points on a slope divided by the horizontal distance between the same two points, with the result expressed as a percentage; e.g., "the slope has a twenty percent gradient" (usually used to describe natural as opposed to manufactured, slopes). "Slope ratio" means the steepness of a slope expressed as a ratio of horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural, slopes). "Specific plan" means a plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the city, consistent with the general plan and State Government Code Section 65450 et seq. "Storage" means a place where goods, materials, and/or personal property is placed for more than twenty-four hours. "Story" means that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it. Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Street" means a public or private vehicular right-of-way other than an alley or driveway, including both local streets and arterial highways. "Structure" means anything that is erected or constructed having a fixed location on the ground or attachment to something on the ground and which extends more than thirty inches above the finish grade. A mobilehome or relocatable building, except when used as a temporary use with its weight resting at least partially upon its tires, is a structure for the purposes of this definition. "Swimming pool" means an artificial body of water having a depth in excess of eighteen inches, designed, constructed and used for swimming, dipping or immersion purposes by humans. "Ultimate right-of-way" means the right-of-way shown as ultimate on an adopted precise plan of highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a recorded parcel map or a recorded planned community development plan. The latest adopted or recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way is the right-of-way required by the highway classification as shown in the general plan. "Use or land use" means the purpose for which a structure or land is occupied, arranged, designed or intended, or for which either a structure or land is or may be occupied or maintained. "Use permit" means a discretionary entitlement under the provisions of this zoning code which authorizes a specific use or development on a specific property subject to compliance with all terms and conditions imposed on the entitlement. Uses requiring a conditional use permit have moderate to significant potential for adverse impacts on surrounding properties, or residents while uses requiring a minor use permit have low to moderate potential for adverse impacts on surrounding properties, residents, or businesses. See Section 9.210.020. Wall Sign. See "building -mounted sign" in sign definitions, Section 9.160.120. "Yard" means an open space on a parcel of land or building site unobstructed and unoccupied from the ground upward except for wall projections permitted by this code. Yards are classified as follows: 1. Front yard means a yard extending across the full width of the lot between the front lot line or the ultimate street right-of-way line and a setback line within the lot. The depth of the front yard is measured along a line drawn at a ninety -degree angle to whichever of the following results in the greatest setback; the front lot line or its tangent or the ultimate street right-of-way or its tangent. 12 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta 2. "Rear yard" means a yard extending across the full width of the lot between the rear lot line and a setback line within the lot. The depth of the rear yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a 90-degree angle to whichever of the following results in the greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent. 3. "Side yard" means a yard extending from the front setback line to the rear setback line. The depth of the side yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety -degree angle to whichever of the following results in the greatest setback: the side lot line or its tangent or the ultimate street right-of-way or its tangent. 13 APPENDIX THREE La QUINTA MUNICIPAL CODE - Section 9.140.060 Lm Griffin Ranch Specific Plan Amendment No. 1 La Quinta Municipal Code Section 9.140.060 Equestrian Overlay Regulations City of La Quinta A. Applicability. The EOD equestrian overlay district regulations set forth in this section shall apply to all areas of the city containing the "EOD" overlay designation on the official zoning map. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the EOD regulations, the EOD regulations shall control. B. Definitions. The following definitions apply in the equestrian overlay district: 1. "Accessory building" means any building subordinate to a permitted or conditionally permitted equestrian use, including but not limited to hay and tack barns, stables and other structures and uses customarily appurtenant to the primary permitted use. 2. "Accessory structure" means any structure subordinate to a permitted or conditionally permitted equestrian use, including but not limited to arenas, grandstand seating, corrals, exercise rings, and other structures associated with the permitted use. Fences are not considered structures for the purposes of this section. 3. "Arena" means an enclosure physically similar to a corral, designed and constructed so as to be used for conducting equine -related entertainment and events open to the public, including but not limited to rodeos, polo matches, riding shows and exhibitions, etc. 4. "Commercial stable" means any facility specifically designed or used for the stabling of equine animals not owned by the residents of the subject property, for purposes such as on -site breeding, boarding, training, riding or other recreational use as a commercial service to the owners of said animals. 5. "Corral" means an enclosure designed for use as an open holding area for horses for the purpose of confinement within that area for an indeterminate period of time. 6. "Pasture" means an enclosed holding area consisting of grass or similar vegetation, specifically used for purposes of grazing or feeding of animals. 7. "Riding academy" means a facility designed and used primarily for recreational riding, training and instruction purposes, and allowing both on -site boarding or trailering of horses to the facility. 1 Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta 8. "Stable" means a building or structure containing multiple stalls for the purposes of sheltering, feeding, boarding, accommodating or otherwise caring for several horses at one time. 9. "Stall" means a division of a stable accommodating one horse into an adequately sized enclosure for the purpose of confining individual horses within a sheltered environment as may be necessary for security, safety or other reasons pertinent to the health, welfare and daily care of each animal. C. Principal Uses. Principal uses permitted in the equestrian overlay district shall be as follows: 1. Any use permitted, either expressly or by conditional use permit, in the underlying zone; 2. The keeping of horses (including ponies or llamas) for personal use of the residents of the property only, not to include any activities beyond that necessary to continue the residents personal use. This may include limited breeding and boarding activities of a non -compensatory nature, such as for other family members personal use. Up to two horses shall be allowed on a minimum one acre parcel. For parcels in excess of one acre, up to three horses per additional acre or portion thereof, shall be allowed. Foals under one year of age shall not be counted in the maximum number of horses permitted; 3. Accessory buildings and structures, including stables, corrals, barns, tack rooms, exercise rings, hay barns and other buildings and structures customarily appurtenant to a permitted use; 4. Farm projects (Future Farms, 4-H or similar projects) conducted by the residents of the premises. Such projects shall involve only the permitted type and number of animals by this title being trained in connection with the education of a person as a member of a recognized farm education organization; 5. Caretakers and employee housing for on -site employment; providing that the unit does not exceed one thousand square feet and conforms to the setbacks in the underlying zone. D. Conditional Uses. The following uses are permitted if a conditional use permit is approved per Chapter 9.210.020: 1. Commercial stables and riding academies, as defined in this section. Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta 2. Arenas for the purpose of conducting events such as rodeos and other equestrian -oriented entertainment. 3. Veterinary offices or hospitals, when established on the same parcel as the principal residence; provided, that only temporary boarding facilities may be established for purposes of boarding sick or injured animals, and that animals not permitted in the underlying zone may not remain at the facility. E. Development Standards. The following development standards generally apply to all properties in the equestrian overlay district. Commercial equestrian facilities/uses may be subject to more restrictive requirements through the conditional use process. 1. All accessory buildings shall be limited to two stories in height and a maximum of thirty-five feet, measured from finish grade of the pad. 2. The following minimum setback requirements shall apply: a. Pastures shall not require any setback. However, if a pasture does not extend to a property line, a minimum ten -foot setback from property line shall be provided. b. Accessory buildings (barns, stalls, etc.) shall maintain twenty-five feet from non -overlay property lines and ten feet from overlay property lines. c. Accessory structures shall maintain thirty-five feet from any non - overlay properties. A ten -foot setback from adjacent overlay property lines shall be maintained. d. Arenas shall be reviewed for appropriate setback and design as part of the conditional use permit process, as they are not considered accessory uses to residential equestrian. Generally, arenas shall maintain a minimum seventy -five-foot setback from any property line. e. Manure storage containers shall be set back a minimum of fifty feet from any non -overlay property line and twenty feet from other property lines. f. Manure spreading areas shall not be established within twenty-five feet of any property line. g. No accessory building, use or operation described in this subdivision shall be established or conducted within eighty feet of any residential structure. 3 Griffin Ranch Specific Plan Amendment No. 1 3. Fencing. City of La Quinta a. Pasture and corral areas, as well as all open areas abutting nonequestrian properties, shall consist of fencing at least five feet high and of such construction as to confine the animals. Fences which are on property lines or are adjoining and running parallel to private streets or bridle trails, shall be three -rail, with a minimum height of five feet from grade, and posts spaced not more than ten feet apart. All posts shall be nominal four inches by nominal six inches minimum, with nominal two inch by nominal six inch minimum rails. This section shall not apply to property lines along any street identified and shown on the circulation element of the general plan, where specific sound attenuation is necessary based on an approved acoustic study prepared for a subdivision map. b. Fencing requirements of this section shall take precedence in the event of any conflicts with the provisions of Section 9.060.030 (Fences and walls), for properties keeping horses within the equestrian overlay district. 4. Dust Control. Corrals, stables, exercise rings and arenas, and any other disturbed soil area shall be regularly sprinklered or otherwise treated to a degree so as to prevent the emanation of dust, and in addition, all accumulation of manure, mud or refuse shall be eliminated so as to prevent the breeding of flies. Any open areas shall be subject to the requirements of Chapter 6.16 whenever applicable. All nuisance water runoff must be detained on the subject property. 5. Manure Collection. Removal and treatment of manure must occur on a regular basis so as to promote the health, safety and welfare of residents and visitors to the area in accordance with the following standards: a. Stalls shall be cleaned on a daily basis. Straw, hay, sawdust or other bedding materials may be stored or composted for later disposal, but shall not be spread with manure over open areas. b. Manure shall be collected from all source areas daily and may be stored for later disposal in an enclosed container of adequate size. Open manure stockpiles are not permitted. Manure stored for disposal shall be removed from the property within seven days. c. Manure to be used for composting purposes shall be placed in an appropriately designed composting bin in order to properly decompose and eliminate parasites. Only composted manure may be used in any spreading operation. d. Spreading of manure may only occur in conjunction with commercial equestrian uses, and must be conducted over an adequately sized area 4 Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta capable of assimilating the nutrients in the spread material. Such an area ' may only be operated as part of overall disposal and treatment program approved by the city or established as part of a conditional use permit application. e. Method for removal of manure from the property is at the owner's discretion. Off -site delivery to agricultural or related operations for fertilizer use is permitted. On -site use of composted material is permitted in new or established vegetated areas, such as gardens, landscaping, reestablishment of pasture vegetation, etc. f. Any condition that results in odors, unsightly areas or infestation shall be deemed a public nuisance and/or health hazard and shall be abated within seven days of proper notice. All violations are subject to enforcement provisions of the La Quinta Municipal Code and applicable county health codes. 6. Parking. Parking shall be provided as required by Chapter 9.150, and shall be based upon the overall use of the property or as required by an approved conditional use permit. 7. Lighting. Any proposed lighting must comply with Sections 9.60.160 and 9.100.150 (Outdoor lighting). Lighting of equestrian and related activity areas IU shall not occur beyond ten p.m. unless otherwise specified by an approved conditional use permit. This restriction does not pertain to general area and yard lighting associated with a primary residential use on equestrian property. 8. Loudspeakers. Loudspeaker systems or other amplified sound are limited to operation or use between eight a.m. and ten p.m. unless otherwise specified by an approved conditional use permit. F. Review and Approval Process. Equestrian uses, buildings and structures shall be reviewed in accordance with the following procedures: 1. Accessory buildings, detached or attached, as defined in this section: a. Up to four hundred square feet for each building or structure, to be reviewed with the building permit application for approval by the community development director; b. Over four hundred square feet to be reviewed through the site development permit procedures of Section 9.210.010, by the planning commission. 2. All other permitted buildings are subject to the process identified for the underlying base district and this section. 5 Griffin Ranch Specific Plan Amendment No. 1 3. Conditional Use Permits. City of La Quinta a. Conditional uses shall be required to obtain a conditional use permit in accordance with the procedures outlined in Chapters 9.200 (General Permitting Procedures) and 9.210 (Development Review Permits). All uses, buildings and structures identified in subsection D of this section existing prior to the effective date of the ordinance codified in this section shall be considered as nonconformities in accordance with Chapter 9.270 (Nonconformities). Property owners of all such uses, structures and buildings shall file a site plan for the entire facility with the community development department within thirty days of the effective date of the ordinance codified in this section. b. In addition to information required for a conditional use permit application filed pursuant to Chapter 9.210, the following information shall be submitted for conditional uses proposed in the EOD overlay district: i. A proposed program for storage, treatment and removal of manure produced by the operation. ii. A fugitive dust control plan, as required by Chapter 6.16 of the AFFIII La Quinta Municipal Code, addressing control of dust and qu identification of all potential dust sources. iii. Proposed or potential tentative scheduling of any events or other activities which may produce impacts beyond the scope of the proposed uses routine operations. (Ord. 284 § 1 (Exh. A) (part), 1996) C. APPENDIX FOUR ADOPTING ORDINANCES/RESOLUTIONS Resolution No. 2005-006 Resolution No. 2007-036 Resolution No. 2007-037 VN17 RESOLUTION NO. 2005-006 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE TRACT 32879, DIVIDING t 199.0 ACRES INTO 303 SINGLE-FAMILY LOTS CASE NO. TENTATIVE TRACT MAP 32879 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, did, on the 4" day of January, 2005, hold a duly -noticed Public Hearing, continued from the 7t' day of December and 21' day of December, 2004, to consider a request by Transwest Housing for approval to subdivide f 199.0 acres into 303 single-family residential lots, one t 11 acre recreation lot, three well sites and other common lots, located generally on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to 1/4 mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2 OF SECTION 15, T6S, R7E, S.B.B.M RIVERSIDE COUNTY qu WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued from 9t' day of November and 23`d day of November, 2004, to consider a recommendation on Tentative Tract Map 32879; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of: December, 2004, adopt Planning Commission Resolution 2004-101, recommendirig to the City Council approval of said Tentative Tract 32879; and, WHEREAS, said Tentative Tract Map application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-526), and determined that while the proposed project may have a significant impact on the environment, mitigation measures have been imposed on the project that will reduce impacts to less than significant levels, therefore, a Mitigated Negative Declaration of Environmental Impact is recommended for adoption; and, WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to grant approval of said Tentative Tract Map 32879: Resolution No. 2005-006 Tentative Tract 32879 — Transwest Housing Adopted: January 4, 2005 Page 2 1. The proposed Tentative Tract Map 32879 is consistent with the City's General Plan, as amended, with the implementation of Conditions of Approval to provide for adequate storm water drainage, street improvements and other infrastructure improvements. The project is consistent with the adopted Very Low Density Residential land use designation of up to two dwelling units per acre, as set forth in the General Plan as amended by General Plan Amendment 2004-103. 2. The design and improvements of the proposed Tentative Tract Map 32879 are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, and timing of their construction. 3. As conditioned, the design of Tentative Tract Map 32879 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 4. The design of Tentative Tract Map 32879 and type of improvements are not 1 likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2004-526, in which no significant health or safety impacts were identified for the proposed project. 5. The site for Tentative Tract 32879 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for the subdivision. 6. The proposed site for Tentative Tract 32879 is surrounded by unimproved land which is not under control of the applicant, and is not proposed for development at this time. Provisions have been made for procuring the necessary right-of-way and construction of off -site improvements associated with this parcel, as required under the La Quinta General Plan NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the City Council in this case; Resolution No. 2005-006 .� Tentative Tract 32879 — Transwest Housing Adopted: January 4, 2005 Page At 4'k- ,.rya;. 2. That it. does hereby require compliance with those mitigation measures required for Tentative Tract Map 32879; 3. That it does hereby grant approval of Tentative Tract Map 32879, for the reasons set forth in this Resolution and subject to the Conditions of Approval, attached hereto as Exhibit A. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 4' day of January, 2005, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOL H, yor City of La Quinta, California ATTEST: JlJ. GREEK, CRIt, CI erk City of La Quinta, California (CITY SEAL) Resolution No. 2005-006 Tentative Tract 32879 — Transwest Housing Adopted. January 4, 2005 Page y APPROVED AS TO FORM: —7 '4' r'� 6 M. K THERINE JENSON, City/Attdrney City of La Quinta, California CITY COUNCIL RESOLUTION 2005-006 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 32879 GRIFFIN RANCH - TRANSWEST HOUSING JANUARY 4, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. 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 Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. 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: • Fire Marshal Public Works Department (Grading PeIrmit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Tranaweat Housing January 4, 2005 Page 2 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-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"). The applicant or his/her designer can obtain the California Storrnwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. 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. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. Resoludon No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 3 6) Waste Management and Materials Pollution Control. E. 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. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. PROPERTY RIGHTS 5. 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. 6. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial per GPA 2004-103i 1 10' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right of way except an additional right of way dedication at the Madison Street and Avenue 54 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300-foot long dual left turn lane for northbound Madison Street to westbound Avenue 54 and a 150- foot deceleration/right turn only lane plus variable width taper length to accommodate improvements conditioned under STREET .— AND TRAFFIC IMPROVEMENTS. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 4 Also, additional right of way on Madison Street for a deceleration/right turn only lane at the proposed primary entry measured 62 feet east of the centerline of Madison Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 54 (Secondary Arterial, 88' ROW) — 44 feet from the centerline of Avenue 54 for a total 88-foot ultimate developed right of way except for an additional right of way dedication at the secondary entry intersection of 56 feet from the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. Asa minimum, the required right of way shall be for a length,of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 8. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS - The applicant shall comply with the following conditions pertaining to the on -site private interior street system as approved under Tentative Tract 32879. However, the applicant shall have the option to design certain private streets in the project to 28 feet of AC pavement width for flush -curb streets, as illustrated by Sections E- E and F-F of the Tentative Tract Map, provided parking is adequately restricted and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. Resolution No. 2005-006 Conditions of Approval - FINAL Tentetfve Tract 32879 — Transwest Housing January 4, 2005 Pays 5 1) Street "A" (except for Access Drive), Streets "B" thru "J", "M" thru "Z", and "AA" thru "CC". - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36- foot travel width for double loaded streets. 2) Streets "K", "L", "DD" and "EE" - Private Residential Streets shall have a 28-foot travel width if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and, approved by the Engineering Department prior to recordation. 3) Wedge curbs approved by the City Engineer shall be used on all private streets, unless an alternative drainage design concept is approved. B. CUL DE SACS 1) The cul de sac design shall have a minimum 38-foot curb radius at the bulb or larger. C. KNUCKLE 1) The knuckle shall conform to the shape shown on the specific plan except for minor revision as may be required by the City Engineer. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering Resolution No. 200"06 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing 't January 4, 2005 Page 6 studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Specific Plan are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street (Major Arterial) — A minimum 20-foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial) — A minimum 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 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. Direct vehicular access to Madison Street and Avenue 54 from lots with frontage along Madison Street and Avenue 54 are restricted, except for those access points identified on the specific plan, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 7 17. 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. 18. 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 Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 20. , Improvement plans shall be prepared by or under the direct supervision of qualified `engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 21. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 8 A. On -Site Rough Grading Plan B. PM 10 Plan C. SWPPP Note: A through C shall be processed concurrently. 1 " = 40' Horizontal 1 " = 40' Horizontal 1 " = 40' Horizontal D. Storm Drain Plans 1 " = 40' Horizontal E. Off -Site Street Plan 1 " = 40' Horizontal 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvement/ Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized- by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 9 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. AII'footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. 23. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be .saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to, the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 24. 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. 25. 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 Specific Plan, shall comply with r- the provisions of Chapter 13.28 (Improvement Security), LQMC. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 10 26. Improvements to be made, or agreed tb 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, priorto 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. 27. Depending on the timing of the development of this Specific Plan, 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 specific plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 11 Off -Site Improvements should be completed on a first priority basis. Particularly, Madison Street Improvements shall be commenced prior to the issuance of the 25th "production homes" Building Permit of the applicant for the project. Avenue 54 off -site improvements shall be commenced by the issuance of the 50" Building Permit or May 31, 2006, whichever occurs later. Once street improvements are commenced, they shall be diligently pursued to completion. The applicant shall have all off -site improvements completed and accepted by the City of La Quinta prior to 20% occupancy of the Tentative Tract. 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.. 28. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. Resolution No. 2005-006 conditions of Approval - FINAL Tentative Tract 32879 — Tranaweat Housing January 4, 2005 Page 12 30. 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. 31. On -site grading shall be limited to a maximum of 13 acres on any work day, to the fullest reasonable extent. 32.. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 33. 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. 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for Resolution No. 200"06 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 13 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. 35. 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. 3.6. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 37. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. 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. 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. 40. The footings of perimeter walls along abutting properties shall be designed to be within the Specific Plan property and not encroach into the abutting properties. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 14 DRAINArIP 41. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 42. 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. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain nuisance water surges from the following: landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by a separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 43. 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. 44. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth. shall not exceed two feet. Individual lot retention requires greater that 43,560 square feet of area. 45. Individual lot basins for lots 43,560 s.f. in size or larger shall be approved by Cthe City Engineer. If individual lot retention is approved, .the applicant shall' meet all individual lot retention provisions of Chapter 13.24, LQMC. Resolution No. 2005-M Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 15 Additionally, the applicant shall apprise prospective owners of said lots of the perpetual maintenance of the retention basin either by the individual property owner or the HOA. An easement for the individual lot retention basin shall be shown on the individual lot title documents. 46. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 47, The design of the development shall. not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. 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. 49. Storm drainage historically received from adjoining property shall be' received and retained or passed through into the historic downstream drainage relief route. 50. Segmented keystone retention basin walls shown as Section 1-1 are not approved. The applicant shall redesign retention basin Lot "E" where the wall will be beneath the water surface during storms to a single reinforced concrete retaining wall with decorative face or other design approved by the City Engineer or comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. UTILITIES 51. The applicant shall comply with the provisions of.Section 13.24.110 (Utilities), LQMC. 52. 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. 53. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall -be installed underground. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing F January 4, 2005 Page 16 All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 54. 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. STREET AND TRAFFIC IMPROVEMENTS 55. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 56. The applicant shall construct the following street improvements to conform with the General Plan. Off -site street improvements shall be completed before 20% occupancy of the development. A. OFF -SITE STREETS 1) Madison Street (Primary Arterial per GPA 2004-103, 1 10' ROW): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan Amendment 2004-103 and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county - road design standard to La Quinta's urban arterial design standard. The east curb face shall be located forty three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: Resohrtion No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 17 a) A dual left turn lane and a deceleration/right turn only lane at the Madison Street and Avenue 54 intersection. The east curb face shall be located sixty-four feet (64') east of the centerline for a length of 300 feet plus variable width taper length as required by the City Engineer. b) A deceleration/right turn only lane at the Project's Primary Entry on Madison Street. The east curb face shall be located fifty feet (50') east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional length of 50 feet. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Specific Plan. e) Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. f) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk -in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Resolution No. 20054)06 Conditions of Approval - FINAL Tentative Tract 32879 — Tronswest Housing January 4, 2005 Page 18 2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 88' ROW): Widen the south side of the street from Madison Street to the east boundary lot of the Tentative Tract and the requirements 'of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty six feet (361 south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout .(as required by the Coachella Valley. Unified School District.) The bus turnout shall be located at the West project area, and to be determined in the street improvement plan process. b) Deceleration/right turn only lanes at both of the Project's Secondary Entries on Avenue 54 if required pursuant to Engineering Bulletin #03-08. The south curb face shall be located forty eight (48') south of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right or way. and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) The applicant shall remove all existing trees adjacent to,the Avenue 54 boundary of the Tentative Tract Map. The tree root systems shall be removed to three (3) feet below finish grade and as approved by the City .Engineer. Tree removal between the west and east sections of the Tentative Tract Map shall occur at the time the subject improvements are installed, and shall be commenced by the issuance of the 50' Building Permit or May 31, 2006, whichever occurs later. Resolution No. 2008-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 19 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). 3) The applicant shall install the traffic signal at the intersection of Madison Street and Avenue 54 when warrants are met. Applicant is responsible for design and installation of the traffic signal. However, the applicant is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Applicant shall bond for the traffic signal DIF reimbursement amount adjusted for design and installation prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. B. PRIVATE STREETS - The applicant shall comply with the following conditions pertaining to the on -site private interior street system as approved under Tentative Tract 32879. However, the applicant shall have the option to design certain private streets in the project to 28 feet of AC pavement width for flush -curb streets, as illustrated by Sections E- E and F-F of the Tentative Tract Map, provided parking is adequately restricted and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. 1) Construct full 36-foot wide travel width measured gutter flow line to gutter flow line within a 41-foot right-of-way where the residential streets are double loaded. The 36-foot wide street shall be measured gutter flow line to gutter flow line. The street width may be reduced to 28 feet between the flowlines where on -street parking is prohibited on both sides and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. 2) Roundabout designs shall provide adequate intersection sight distances and signage for each approach leg. Additionally, roundabout shall be designed by a design professional with demonstrated experience.with roundabout design and as approved by the City Engineer and the Fire Department. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 20 3) The location of driveways of corner lots shall not be located within the curb return and away'from the intersection when possible. 4) Private streets shall be redesigned to utilize wedge curb designs approved by the City Engineer for proper handling of Stormwater from lot frontages unless an alternative drainage design concept is approved by the City Engineer. The design of street "EE" at Lots 1 and 20 shall be approved by the Fire Department or redesigned to accommodate emergency vehicle turnaround. C. PRIVATE CUL DE SACS 1) Private Cul-de-sacs shall be constructed with a 38-foot curb radius or greater, measured gutter flow -line to gutter flow -line. D. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the specific plan, except for minor revisions as may be required by the City Engineer. E. ON -SITE MULTI -PURPOSE TRAILS. The applicant shall submit a Site Development Plan showing the proposed sidewalk and multi -purpose trail system within the development. The on -site sidewalk including curb ramp and multi -purpose trail alignments shall be separated when possible. The design of multi -purpose trails including finished surface, geometry, curb transitions, slopes, sight distances, signing, and location shall be approved by the Engineering Department on the Site Development Plan submittal. The applicant shall submit engineered drawings of multi- purpose trails for each phase with the on -site street improvement plans. Improvements including multi -purpose trail street intersections shall include appurtenances such as traffic control signs, markings and other devices, and raised medians if required. 57. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Resolution No. 2006-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4. 2005 Pape 21 Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 58. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents. of alternate materials. 59. 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. 60. General access points and turning movements of traffic are limited to the following: A. Madison Street Primary Entry (Madison Street): Full turn movements in and out are allowed. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Tranawest Housing January 4, 2005 Page 22 B. Avenue 54 West Secondary Entry (Avenue 54, 850' east of Madison Street): Full turn movements in and out are allowed. East Secondary Entry (Avenue 54, 3075' east of Madison Street): Full turn movements in and out are allowed. 61. 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. 62. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, 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. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. Resolution No. 2005-006 Condidons of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 23 The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of Coachella Valley Water District (CVWD) and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. Prior to CVWD review, the applicant shall provide calculations that meet the requirements of Chapter 8.13 of the Municipal Code - Water Efficient Landscaping. An overall preliminary landscaping shall be prepared for all common area landscaping and parkways, pursuant to the requirements of the recently adopted Water Efficient Landscaping Ordinance, to include a preliminary estimate of water use for the entire site. This plan shall be reviewed by the ALRC and accepted by Planning Commission prior to final construction plans being accepted for sign -off. NOTE: Plans are not approved for construction until signed by the City Engineer. 67. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 68. The applicant shall provide public transit improvements as may be required by SunLine Transit Agency and approved by the City Engineer. The applicant shall coordinate with Sunline Transit and Coachella Valley Unified School District to determine any requirement for a bus turnout on Avenue 54. FIRE MARSHAL 69. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for- a 2- hour duration at 20 PSI. Off -site hydrants are required at any entry and every 660 feet around the perimeter of the project. 70. Blue dot retro-ref lectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4. 2005 Page 24 71. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius. 72. Flag lots such as Lot 230 will not be permitted for safety reasons. 73. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor of the buildings, as measured by outside path of travel. 74. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height. 75. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and 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. 76. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 77. 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. 78. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs QUALITY ASSURANCE 79. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing f " January 4, 2005 Page 25 80. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to.prepare and sign accurate record drawings, and to provide adequate construction supervision. 81. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 82. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 83. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 84. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 85. 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. 86. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 26 87. 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. COMMUNITY DEVELOPMENT 88. -Revisions to the tentative map during plan check including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar minor changes which do not alter the design (layout, street pattern, etc.) may be administratively approved through the plan check process, with the mutual consent and approval of the Community Development and Public Works Directors. This shall include increases or decreases in number of lots meeting the general criteria above, but involving a change of no more than 5% of the total lot count of the Tentative Map as approved. Any revisions that would exceed the General Plan density standards, based on net area calculations, must be processed as an amended map, as set forth in Title 13, LQMC. 89. Architecture and site plan provisions for all proposed uses, including typical building .design for the residential unit buildings, shall be subject to review by the City under the Site Development Permit process. Building heights for the residential unit buildings shall be limited as specified in Condition 98. Height limits for other ancillary use structures shall be as set forth in the Griffin Ranch Specific Plan document, or as may be specified during site development review for each particular use. 90. Local tribes shall be contacted in writing for comments prior to issuance of the first grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within one month prior to issuance of any grading permit. One Native American monitor shall be required should the tribes request it. 91. The site shall be monitored during on and off -site trenching and rough grading by qualified archaeological and paleontological monitors. Proof of retention of monitors shall be submitted to the City prior to issuance of the first earth - moving or clearing permit. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first production home permit for the project. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 27 92. 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. 93. Results of the final artifact analysis and site interpretation shall be submitted to the Community Development Department for review by the Historic Preservation Commission prior to issuance of the first grading, cleating or grubbing permit. 94. A paleontologic resource survey shall be conducted on the project site prior to the initiation of any ground disturbance. The study shall be conducted in conformance with the City's standards for such a study, and shall be submitted for review and approval. 95. The developer shall incorporate the recommendations contained in the acoustical analysis prepared for the Griffin ranch Specific Plan, cited as "Griffin Ranch Specific Plan and Tentative Map Air Quality and Noise Impact "Study," Endo Engineering, September, 2004. 96. A final noise analysis shall be completed, prior to issuance of any building permits, when final lot layout and pad elevations have been completed to assure that the wall requirements are sufficient to meet the City's standards. 97. Parkland dedication fees shall be determined as set forth in Chapter 13.48 (Park Dedications) of the La Quinta Municipal Code. The required fee shall be paid prior to City Council approval of any final map for Tentative Tract 32879. 98. Building heights shall be limited as set forth in the Griffin Ranch Specific Plan. The La Quinta Zoning Code shall take precedence where said Specific Plan is silent. 99. The Applicant shall cause the Grant of Right of Way and the Right of Way Agreement, in a form approved by the City Manager and the City Attorney, to be fully executed and notarized by the Mery Griffin Living Trust and to be delivered to the City of La Quinta City Clerk by 5:00 p.m. on January 24, 2005. Failure to comply with this deadline shall be a basis for rescission of the approval of Tentative Tract Map 32879. [a RESOLUTION NO. 2007-036 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA# APPROVING AN AMENDED SPECIFIC PLAN FOR GRIFFIN RANCH. CASE NO: SPECIFIC PLAN 2004-074, AMENDMENT NO. 1 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, did, on the 171h day of April, 2007 hold a duly noticed Public Hearing, to consider a request by Transwest Housing for approval of amended development principles and design guidelines for a Specific Plan to provide an additional 90 lots and t 45 acres to the existing 303 lot, f 199 acre subdivision, permit a larger clubhouse, and update the existing development standards to include previous Site Development Permit approvals, on property located south of Avenue 54, east of Madison Street, and west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2 OF SECTION 15, T6S, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27' day of March, 2007, hold a duly -noticed Public Hearing to consider adoption of a recommendation on Specific Plan 2004-074 Amendment #1 and, after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2007-013, recommending to the City Council approval of Specific Plan 2004-074 Amendment #1; and, WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2006-577, and has determined that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation -measures incorporated into the project approval will mitigate or reduce any potential impacts to a'level of non -significance; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings pursuant to Section 9.240.010 of the Zoning Code to justify granting approval of said Specific Plan: 1. Consistency with the General Plan: The proposed Amended Specific Plan is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Very Low Density Residential (VLDR) Land Use designation, as applied to the property under General Plan Amendment 2004-103. Resolution No_ 2007.036 Specific Plan 2004-074 Amendment #1 Transwest Housing, Griffin Rench April 17, 2007 Page 2 2. Public Welfare: Approval of the proposed project will not create conditions materially detrimental to public health, safety and general welfare in that this issue was considered in Environmental Assessment 2006-577, and no significant health or safety impacts were identified for the proposed project. 3. Land Use Compatibility: The proposed Amended Specific Plan will continue the existing land use of the Griffin Ranch development and, in terms of surrounding land uses, is similar in nature to other residential projects being developed in the immediate area, such as lower density residential uses with country clubs and equestrian amenities. The proposed project is consistent with the existing Griffin Ranch development and will incorporate the existing rural design theme with equestrian amenities in an area that is considered transitional between Low and Very Low Density rural, agrarian and equestrian uses. The VLDR designation provides for an appropriate transitional land use. 4. Property Suitability: The proposed project is suitable and appropriate for the subject property, in that it is located in an area considered Low and Very Low density country club communities, transitioning to equestrian and agricultural uses to the east. The project continues the existing transition between urban low density uses and more rural, residential/equestrian or agricultural uses. The Amended Specific Plan can be served without adverse impact by all necessary public services and utilities. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council for this Amended Specific Plan; 2. That it does hereby approve Specific Plan 2004-074 Amendment #1 for the reasons set forth in this Resolution, subject to the Conditions -of Approval attached hereto as Exhibit A; PASSED, APPROVED and ADOPTED at a regular- meeting of the La Quinta City Council held on this 171h day of April, 2007, by the following vote, to wit: Resolution No, 2007-036 Specific Plan 2004-074 Amendment #1 Transwest Housing, Griffin Ranch April 17, 2007 Page 3 AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DIN4AUP11H,(X4ayor City of La Quinta, California ATTEST: VERONICA J. City of La Qui (CITY SEAL) 41 jWrECINO, California APPROVED AS TO FORM: , City Clerk W. KATHERNE JENSON, Attorney City of La Quinta, Califo a CITY COUNCIL RESOLUTION NO. 2007-036 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2004-074 AMENDMENT NO. 1 TRANS WEST HOUSING / GRIFFIN RANCH APRIL 17, 2007 EXHIBIT "A" 1. Specific Plan 2004-074, Amendment No.1 (SP 2004-074 Amd. #1) shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of SP 2004-074 Amendment No.1, these conditions shall take precedence. 2. 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. 3. Specific Plan 2004-074 Amendment No. 1 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Tract Maps No. 32879 and 34642 Site Development Permits 2005.848, 2005-853, and 2006-876 Environmental Assessments EA 2004-526 and EA 2006-577 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. No signage is permitted with this approval. Signage shall be reviewed under separate permit. SPECIFIC PLAN 5. Page 36, Perimeter Walls, second sentence shall include language to state: 'These walls may be up to 8.5' in height from adjacent curb with masonry block and smooth stucco finish." Resoltalon No. 2007.036 Conditions of Approval — FINAL Specific Plan 2004-074, Amendment No. 1 Trans West Housing I Griffin Ranch April 17, 2007 Page 2 6. Page 36, Amendments to the Specific Plan, last paragraph on page 36 referencing deviations shall be rewritten to the following: "The Director of Community Development shall have the authority to determine substantial conformance with the provisions of the Specific Plan when the changes are less than 10%; the Planning Commission shall review changes that vary between 10% and 15%; and the City Council shall review a# changes greater than 15%." 7. Casitas shall be referenced within the Residential Development, Standards on Page 33 as having a 15 foot front setback. EXHIBITS 8. Within 30 days of City Council approval, applicant shall provide five copies of the Final Specific Plan document -to the Community Development Department. The Final Specific Plan shall include all project related final Conditions of Approval and correct any typographical errors, internal document inconsistencies, and/or minor amendments deemed necessary by City staff. In addition the following amendments shall be made and submitted for the review and approval of the Community Development Director: (a) Exhibit 10 on Page 26 shall be revised to add and identify street improvements for Avenue 54 and Monroe Street as part of Phase 4 Phasing. (b) Exhibit 18 on Page 41 shall revise the Title from "Trails Exhibit" to "Equestrian Trails Exhibit." (c) The Monroe Street perimeter exhibits shall be revised in order to reflect the conditions of approval for Tentative Tract 34643, a multi -purpose trail with no sidewalk. APPENDIX ONE, TRAFFIC AND CIRCULATIN ELEMENT (d) In Appendix One, the first sentence of Program 2.8 of Page 3 shall be revised to read: "On Local streets, the minimum intersection spacing shall be 250 feet." C �70 Ctrs r>5 y �6�/ 71, Resolution No. 2007-036 Conditions of Approval — FINAL Specific Plan 2004-074, Amendment No. 1 Trans West Housing ! Griffin Ranch ApHI 17, 2007 Page 3 (e) In Appendix One, Page 3, the last sentence for Traffic and Circulation Goals, Policies and Programs, shall revise "54th Avenue" to the correct name "Avenue 54." RESOLUTION NO. 2007-037 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE TRACT 34642, DIVIDING t 45.0 ACRES INTO 90 SINGLE- FAMILY LOTS FOR THE GRIFFIN RANCH DEVELOPMENT CASE NO. TENTATIVE TRACT MAP 34642 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of April, 2007, hold a duly -noticed Public Hearing, to consider a recommendation on Tentative Tract Map 34642, a request to subdivide t 45.0 acres into 90 single-family residential lots, one f 5.3 acre recreation lot, one well site, and other common lots, located generally on the south side of Avenue 54 and west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2 OF SECTION 15, T6S, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27th day of March, 2007, hold a duly -noticed Public Hearing to consider a qu recommendation on Tentative Tract Map 34642 and, after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2007-014, recommending to the City Council approval of said Tentative Tract 34642; and, WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2006-577, and has determined that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance; and, WHEREAS, at said public hearing; upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following findings to justify their recommendation for approval of Tentative Tract Map 34642: 1. The proposed Tentative Tract Map 34642 is consistent with the City's General Plan, as amended, with the implementation of Conditions of Approval to provide for adequate storm water drainage, street improvements and other infrastructure improvements. The project is consistent with the adopted Very Low Density Residential land use designation of up to two dwelling units per acre, as set forth in the General Plan as amended by General Plan Amendment 2004-103. Resolution No. 2007-037 Tentative Tmot 34642 Transwest Housing, Griffin Ranch April 17, 2007 Page 2 2. The design and improvements of the proposed Tentative Tract Map 34642 are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter wails, and timing of their construction. 3. As conditioned, the design of Tentative Tract Map 34642 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 4. The design of Tentative Tract Map 34642 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2006-577, in which no significant health or safety impacts were identified for the proposed project. 5. The site for Tentative Tract 34642 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnicai study prepared for.the subdivision. 6. The proposed design for Tentative Tract 34642 is consistent with the existing portions of the Griffin Ranch residential development and is consistent with existing rural and equestrian -oriented developments in the vicinity. Provisions have been made for procuring the necessary right-of-way and construction of off -site improvements associated with this parcel, as required under the !a Quinta General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby require compliance with those mitigation measures specified by Environmental Assessment 2006-577, prepared for Tentative Tract Map 34642; 3. That it does hereby grant approval of Tentative Tract Map 34642, for the reasons set forth in this Resolution and subject to the Conditions of Approval, attached hereto as Exhibit A. Resolution No. 2007-037 Taftfive Tract 34642 Transwast Housing, Griffm Ranch April 17, 2007 Page 3 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 17th day of April, 2007, by the following vote to wit: AYES: Council Members Henderson, Kirk, Sniff, Mayor Adolph ALOES: Council Member Osborne ABSENT: None ABSTAIN: None DON AD-OLPHI Mayor City of La Quinta, California ATTEST: L3 VE'RONICA J. M�J�ffiEC1NO, CMC, City Clerk City of La Quin, Galifornia (CITY SEAL) APPROVED AS TO FORM: i M/kAf HE NE JENSO&eity Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2007-037 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 34642 TRANS WEST HOUSING / GRIFFIN RANCH APRIL 17, 2007 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the.applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §66410 through §66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. 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"), Chapter 13 of the La Quinta Municipal Code ("LQMC"), Conditions of Approval for Tentative Tract Map No. 32879, Site Development Permit 2005-853, Site Development Permit 2005-848, Site Development Permit 2006-876, and the Griffin Ranch Specific Plan 2004-074, Amendment #1. The City of La Quinta's YMunicipal Code and Engineering Handbook can be accessed on the City's Web Site at www.la-quinta.org: 4. This tentative tract map shall expire two years after City Council approval, unless recorded or granted a•time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 5. 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: Resolution No. 2007-037 ==' Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 2 • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department (Mitigation Monitoring) • Riverside County Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit or revision to the existing Griffin Ranch permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOl"), prior to the issuance of a grading or site construction permit by the City. B. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24-170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. Resohrtion No. 2007-037 conditions of Approval - Final Tentative Tract 34642 — Griffin Rench April 17, 2007 Page 3 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"'). The applicant or his/her designer can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. 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. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1)' Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. 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. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Resohcdon No. 2007-037 conditions of Approval - Flnal Tentathre Tract 34642 — Griffin Ranch April 17, 2007 Page 4 6. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS & RIGHTS -OF -WAY 7. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access . easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 8. The applicant shall offer for dedication on the Final Map all public street rights - of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Monroe Street (Primary Arterial - Option A, 110' ROW) - The standard 55 feet from the centerline of Monroe Street for a total 110-foot ultimate developed right of way except for an additional right of way dedication for a deceleration/right turn only lane at the proposed entry measured 63 feet west of- the centerline of Monroe Street. The required right of way shall be for a length of 248 feet plus storage length and a tapered transition length of 150 additional feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Resolution No. 2007-037 Conditions of Approval - Final tentative Tract 34642 — Griffin Rench April 17. 2007 Page 6 2) Avenue 54 (Secondary Arterial with Class II 'B.ike Lane, 96' ROW) — 48 feet from the centerline of Avenue 54 for a total 96-foot ultimate developed right of way except for an additional right of way for a deceleration/right turn only lane on Avenue 54 at the Avenue 54 and Monroe Street intersection measured 60 feet south of the centerline of Avenue 54. The required right of way shall be for a length of 132 feet plus a storage length and -a tapered transition length of 120 additional feet to accommodate improvements conditioned under STREET AND. TRAFFIC IMPROVEMENTS. 10. 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. 11. The private street rights -of -way to be retained for private use required for this development include: B. PRIVATE STREETS 1) Firenze Gate -- Entry access road street width as shown on the tentative tract map unless additional width is required by the City Engineer as determined in plan check due to vehicular conflict movements with Lot 90 ingress and egress. 2) Damascus Way, Haflinger Way, Challedon Circle, Man-O-War Court, MacBeth Street (along Lot 85), and Ardennais Drive. - Private ,Residential Streets measured at gutter or curb- flow line to gutter or curb flow line shall have a minimum 36-foot travel width for double loaded streets. 3) MacBeth Street (along Lots 79 through 83) - Private Residential r<: Streets measured at gutter flow line to gutter flow line shall have a 32-foot travel width and on -street parking is prohibited on one side and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Engineering. Department prior to recordation. Resolution No. 2007-037 conditions of Approval - Final Tentative Treat 34642 - Grffffn Rench AprU 17, 2007 Page 6 4) Wedge, curbs approved by the City Engineer shall be used on all private streets. C. Knuckle 1) The knuckle shall conform to the shape shown on the tentative tract map except for minor revision as may be required by the City Engineer. 12. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft. final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 13. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 14. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of 11D. 15. The applicant shall create perimeter landscaping setbacks along all public rights - of -way as follows: A. Monroe Street (Primary Arterial) — A minimum 20-foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial) — A minimum 10-footIrom the R/W-P/L. R"otution No. 2007-037 Conditions of Approval - Anal Tentative Tract 34642 — Gd fln Ranch April 17, 2007 Page 7 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 16. 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. 17. Direct vehicular access to Monroe Street and Avenue 54 from lots with frontage along Monroe Street and Avenue 54 are restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 18. 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. 19. 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 20. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LO,MC for public streets; and Section 13.24,080 (Street Design - Private Streets), where private streets are proposed. 21. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses): Re"Wrtion Ho. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page B A. OFF -SITE STREETS 1) Monroe Street (Primary Arterial — Option A, 110' ROW): Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the Project's Entry on Monroe Street. The west curb face shall be located fifty-one feet (511 west of the centerline and a length of 248 feet plus a storage length and a taper transition of an additional length of 150 feet. Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Tentative Tract Map. d) Establish a benchmark in the Monroe Street right of way and file a record of the benchmark with the County of Riverside. e) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be -approved by the City. A split rail fence shall be constructed on the street side of the trail in accordance with designs approved under Site Development Permit 2005-848. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection Assolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 8 crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW): Widen the south side of the street along the southerly boundary of the Tentative Tract and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty six feet (381 south of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane on Avenue 54 at the Avenue 54 and Monroe Street intersection. The south curb face shall be located forty eight (48') south of the centerline a length of 132 feet plus storage length and a tapered transition length of an additional 120 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) A 10-foot wide Multi -Purpose Trail along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City and shall be constructed in accordance with designs approved under Site Development Permit 2005-848. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Trail design shall accommodate future connections on the adjacent private estate and include warning signs to indicate "NOT A THROUGH TRAIL" and bollards, designed to the approval of the Community Development Department. The on -site sidewalk including curb ramp and multi -purpose trail Resotution No. 2007-037 conditions of Approval - Final Tentative Tract 34642 — Griffin Rench Aprti 17, 2007 Page 10 alignments shall be separated when possible. Should at any point in time the adjacent private estate be redeveloped with a multi -purpose trail, on -site warning signs and bollards shall be removed by the applicant. d) A 6-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that touches the back of curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 3) When warrants are met inclusive of traffic signal warrants per the California MUTCD and particularly, Warrant 6, Coordinated Signal System, the applicant is responsible for 25% of the cost to design and install the traffic signal at the Monroe Street/Avenue 54 intersection. Applicant shall enter into a SIA to post security for 25 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit. 4) When warrants are met inclusive of traffic signal warrants per the California MUTCD and particularly, Warrant 6, Coordinated Signal System, the applicant is responsible for 100% of the cost, to design and install the traffic signal at the Firenze Gate/Monroe Street intersection. Applicant shall enter into*a SIA to post security for 100% of the cost to design and install the traffic signal prior to issuance of an on -site grading permit. The applicant is responsible for 50 % of the cost to design and install the traffic signal if complementing cost share from a development on other side of street is available at time signal is Resolution No. 2007-037 a- conditions of Approval - Final Tentative Tract 34642 — G ifftn Ranch April 17. 2007 Page 11 required. Applicant shall enter into a SIA to post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall.be responsible for 50% of the cost as previously stated. The applicant is not entitled for any DIF reimbursement for the traffic signal at the Firenze Gate entrance and Monroe Street. 5) Associated with the design and installation of traffic signals mentioned in Items 3 and 4 above, the applicant is responsible for the cost to design and interconnection improvements on Monroe Street from the Avenue 54 intersection to the Primary Entry and up to the southerly tentative tract boundary. The interconnection improvements shall be at a minimum to include conduit(s), wiring, and pull boxes necessary for the interconnection along Monroe Street from Avenue 54 to the southerly end of the tentative tract. The applicant is not entitled for any DIF reimbursement for the interconnection improvements conditioned in item 5 unless future reimbursements are made available per the DIF Study in effect at the time of construction. The aforementioned requirement for traffic signals (Item 3 and 4) shall sunset after 5 years from the date of recordation of the final map, unless an extension is mutually agreed upon by both the City and the developer. Resolution No. 2007-037 conditions of Approval - Final Tentative Tract 34(142 — Griffin Ranch April 17, 2067 Page 12 B. PRIVATE STREETS 1) Construct full 36-foot wide travel width measured gutter flow line to gutter flow line within a 41-foot right-of-way where the residential streets are double loaded. 2) Construct a 32-foot wide measured gutter flow line to gutter flow line where on -street parking is permitted on one side and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. Additionally, as the street layout proposed creates inherent problems with vehicular conflict, the applicant shall submit driveway locations for approval by the City Engineer. D. KNUCKLE 1 } Construct the knuckle to conform to the lay -out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. E. ON -SITE MULTI -PURPOSE TRAILS. The on -site sidewalk ingluding curb ramp -and multi -purpose trail alignments shall be separated when possible. The design of multi -purpose trails including finished surface, geometry, curb transitions, slopes, sight distances,'signing, and location shall be approved by the Public Works Department and the Community Development Department on the final landscaping plan submittal and shall be in accord with the designs approved under Site Development Permits 2005-848 and 2006-876. The applicant shall submit engineered drawings of multi -purpose trails for each phase with the on -site street improvement plans. A solid concrete, "Trex" brand, or similar type of inflexible edging material shall be installed along the edges of perimeter equestrian and multi -purpose trails. Should the "Trex" brand or similar type of inflexible edging material be installed, and the City Engineer determines the material to be incompatible or performs unsuccessfully, the applicant shall be responsible for replacement of the aforementioned edging material with a 4 inch concrete mow strip. The applicant shall post bonds for -the 4 inch concrete mow strip improvements. Said Resolution No. 2007-037 a Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, z007 Page 13 requirement shall sunset five years after recordation of the final map unless otherwise agreed upon by both 'the developer and the City Engineer. Improvements including multi -purpose trail street intersections shall include appurtenances such as traffic control signs, markings and other devices, and raised medians if required. 22. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel ^1 lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 23. Entries having access to public streets shall be designed so that pavers are not constructed within the revised street right-of-way unless otherwise approved by the Public Works Department and constructed as per City standards. Said street right-of-way requirements are per conditions of approval for this tentative tract map to include curb cuts and deceleration lane requirements at the Firenze Gate entry and as approved by the City Engineer. 24. 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: Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Pays 14 Residential 3.0" a.c./4.5" c.a.b. Secondary Arterial 4.0" a.c./6.0" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 25. 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. 26. General access points and turning movements of traffic are limited to the. following: Monroe Street Primary Entry (Firenze Gate at Monroe Street): Full turn movements in and out are allowed. 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. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. FINAL MAPS 29. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be of a 1 40' scale or as approved by the City Engineer. Rosohrtlon No. 2007-037 CondMont of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 15 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. 30. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 31. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan I" = 40' Horizontal B. PM 10 Plan I" = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be processed concurrently. D. Storm Drain Plans E. Off -Site Street Plan Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal 1 " = 40' Horizontal, 1 " = 4' 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 16 G. On -Site Street Improvement/ Signing & Striping Plan I" = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement 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. 32. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 33. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. Resolution No. 2007-037 conditions of Approval - Final Tentative Tract 34642 — Griffin Rench April 17, 2007 Page 17 At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall submit mylars in order to reflect the as -built conditions. IMPROVEMENT SECURITY AGREEMENTS 34. 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; 35. Any Subdivision improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 36. 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. Reaohnion No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffln Ranch April 17, 2007 Page Is 37. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Monroe Street and Avenue 54 improvements shall be completed and accepted by the City of La Quinta prior to the issuance of the 45th "production home" Building Permit for the project. >' In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 38. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution; or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Resolution No. 2007-037 Candhions of Approval - Final TNntBgve Tract 34642 — Gdffin Ranch April 17, 2007 Page 19 Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 39. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 40. 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. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge -permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and -in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. ReaoMon No. 2007-037 3 Conditions of Approval - final, Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 20 42. 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. 43. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8"1 behind the curb. 44. 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. 45. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments unless otherwise approved by the City Engineer. 46. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety -concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 47. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2007-037 �e conditions of Apptovai - Final Tentative Tract 34842 - Gr"n Ranch April 17, 2007 Page 21 48. 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. 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. 49. The footings of perimeter walls along abutting properties shall be designed to be within the Tentative Tract Map property and not encroach into the abutting properties. r)RAIN,4C;F 50. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 51. , 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. 52. 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. 53. 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 No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 rage 22 54. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 55. 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. 56. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 57. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 58. 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. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 60. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 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. R"Oklion No, 2007-037 Conditions of Approval - Final �r Tentstive Traot 34642 — Griffin Ranch Apra{ 17, 2007 Page 23 All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 63. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 64. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 66. The applicant shall provide landscaping in the required setbacks, retention . basins, common lots and park areas. 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 68. The applicant shall submit "Lot 8' and Firenze Gate final landscape plans for approval by the Community Development Department. When plan checking has been completed by the Community Development Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Community Development Director, however landscape plans for landscaped median on public streets shall be approved by the both the Community Development Director and the City Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34942 — Griffin Ranch April 17, 2007 Page 24 Engineer unless specifically conditioned under separate Site Development Permit for approval by the Architecture and Landscaping Review Committee. Final landscaping plans shall be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code and AASHTO site distance guidelines. 69. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 70. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets," 5' Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 71. All landscaping, walls, fences, trail details, and gates shall conform to those designs approved under Site Development Permit 2006-853, Site Development XIN Permit 2005-876, Site Development Permit 2006-872, and Specific Plan 2004- 074, QUALITY ASSURANCE 72. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 73. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 74. The applicant shall arrange for, and bear the cost of, all measurements, sampling and.testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 75. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor Rosolutloo No. 2007-037 Conditions of Approval - Final Tentative Tract 34842 — Griffin Ranch April 17, 2007 Page 25 certifying to the accuracy and completeness of the drawings. The applicant shall have all mylars previously submitted to the City, revised to reflect the as - built conditions. MAINTENANCE 76. The applicant shall comply with the provisions of Section 13.24,160 (Maintenance), LQMC. 77. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 78; The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 79. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 80, The developer shall pay school mitigation fees based on their requirements. Fees shall be paid prior to building permit issuance by the City. 81. Tentative Tract 34642 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as the "Quimby Fee") shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision'. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. Resolution No. 2007-037 Conditions of Approval -Anal Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 26 FIRE MARSHAL 82. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2- hour duration at 20 PSI. Off -site hydrants are required at any entry and every 660 feet around the perimeter of the project. 83. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 84. If required, sprinkler plans shall be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 85. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius. 86. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor of the buildings, as measured by outside path of travel. qu 87. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height, unless otherwise approved by the Fire Department. 88. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 89. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX) unless otherwise approved by the Fire Department. Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 90. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. Resolution No. 2007-037 Conditions of Approval - Final Tanuklive Tract 34642 — Griffin Ranch Apr11 17, 2007 Pape 27 91. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. COMMUNITY DEVELOPMENT 92. All mitigation measures included in Environmental Assessment 2006-577 are hereby included in this approval. 93. All public agency letters received for this case are made part of the case file documents for plan checking purposes. ' 94. A permit from the Community Development Department is required for any temporary or permanent tract signs. Up -lighted tract identification signs are allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance. 95. The Community Development Director shall cause to be filed with the County Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once reviewed and approved by the City Council. The appropriate filing fee shall be l paid by the developer within 24 hours of Council approval of the Tentative Tract Map. 96. A master Minor Use Permit for all casitas shall be secured in conjunction with the recordation of the Final Map, unless special arrangements are otherwise approved by the Community Development Department. A covenant and provision in the CC&R's shall be recorded informing all property owners of the Minor Use Permit and its conditions of approval. 97. The site shall be monitored during on- and off -site trenching and rough grading by qualified archaeological monitors and a Native American monitor shall be present during all ground -breaking activities. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment to allow for City notification and analysis. If prehistoric or historic resources are discovered during monitoring or the subsequent construction phase, the Community Qevelopment Department shall be notified immediately. Resolution No. 2007-037 Conditions of Approval • Rnal Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 28 98. On- and off -site monitoring of earth -moving and grading in areas identified as likely to contain paleontological resources shall be conducted by a qualified paleontological monitor. The monitor shall be equipped to salvage fossils as they are unearthed and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates, including a program of screen washing for micro invertebrate fossils. The monitor shall be empowered to temporarily halt or divert equipment to allow. removal of abundant or large specimens. Proof that a monitor has been retained shall be given' to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. 99. The final report on all required monitoring shall be submitted to the Community Development Department prior to issuance of any Certificate of Occupancy for residences within this phase of the project. 100. Collected archaeological and paleontological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -flee, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, photographs, primary research data, and the original graphics. 101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be permitted. Details of all perimeter landscape lighting fixtures and a photometric plan for the Firenze Gate entry shall be submitted to the Community Development Department with the final landscaping plans to ensure conformance with the Outdoor Lighting Ordinance. 102. Prototypical residential units constructed within Tentative Tract 34642 shall conform to those approved under Site Development Permit 2006-853. 103. The applicant shall be responsible for the daily removal of all nuisance manure from the on -site equestrian trails and the Avenue 54 perimeter. 104. Prior to final map approval, the developer shall submit to the Community Development Department for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. If Community Development Director determines City Attorney review is necessary, a deposit will be required for reimbursement of City Attorney review fees. ResoWon No_ 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 28 105. It shall be the developer's responsibility to coordinate with other developers in the area to acquire a power substation site for the Imperial Irrigation District. Expenses for the substation shall be the responsibility of those developers involved with the coordination and acquisition. 106. All applicable conditions or provisions of Specific Plan SP 04-074 Amendment #1 shall be in force and effect for Tentative Tract Map 34642. THERMAL RANCH SPECIFIC PLAN 401 August 2025 DRAFT Prepared For: County of Riverside Applicant: Thermal Ranch, LLC. Prepared By: MSA Consulting, Inc. 0"& M THERMAL RANCH: SPECIFIC PLAN ACKNOWLEDGEMENTS Special acknowledgment and thanks is given to the following individuals: Civil Engineering / Planning / Entitlements COUNTY OF RIVERSIDE MSA Consulting, Inc. Board of Supervisors Jose Medina, Vice Chair (1st District) Karen Spiegel, Supervisor (2r'd District) Chuck Washington, Supervisor (3rd District) V. Manuel Perez, Supervisor (4th District) Yxstian Gutierrez, Chair (51h District) Planning Commission Ariel Savage, Commissioner (1st District) Marisa Gruytch, Chair (2nd District) Shellie Clack, Vice Chair (3rd District) Bill Sanchez, Supervisor - (4th District) Romelio Ruiz, Chair (5th District) County Staff John Hildebrand, Planning Director Russell Brady, Principal Planner CONSULTANT TEAM Project Manager Magana Consulting Services, LLC. P.O. Box 1283 Indio, Ca 92202 (760) 831-3215 Martin Magana 34200 Bob Hope Drive Rancho Mirage, CA92270 Christopher Brizuela (760) 320-9811 Architect WHA, Inc. 680 New Port Center Drive, Suite 300 Newport Beach, Ca 92660 (949) 250-0607 Julia Malisos EIR Consultant Terra Nova Planning & Research, Inc. 42635 Melanie Place, Suite 101 Pa I m Desert, CA 92211 760-341-4800 Nicole Criste, John D. Criste Legal Counsel Stowell, Zeilenga, Ruth, Vaughn & Treiger LLP. 4590 E. Thousand Oaks Blvd. Suite 100 Westlake Village, CA 91362 (805) 446-1496 James Vaughn 0 MSA THERMAL RANCH SPECIFIC PLAN TABLE OF CONTENTS TABLE OF CONTENTS CHAPTER 1: INTRODUCTION & SETTING 1.1 Executive Summary.................................................................................................. 1 1.2 Purpose & Intent...................................................................................................... 2 1.3 Project Location and Site Characteristics................................................................. 3 1.4 Regulatory Setting.................................................................................................... 7 1.5 Development Concept............................................................................................. 9 1.6 Project Objectives.................................................................................................. 10 1.7 Utility and Service Providers.................................................................................. 12 1.8 CEQA Consistency.................................................................................................. 12 CHAPTER 2: MASTER PLANS 2.1 Land Use................................................................................................................. 13 2.2 Circulation.............................................................................................................. 20 2.3 Open Space............................................................................................................ 28 2.4 Walls and Fences.................................................................................................... 30 2.5 Grading and Drainage............................................................................................ 32 2.6 Water and Sewer................................................................................................... 36 2.7 Solid Waste............................................................................................................ 39 2.7 Phasing................................................................................................................... 39 CHAPTER 3: PLANNING AREA STANDARDS 3.1 Planning Area 1 Equestrian Center........................................................................ 42 3.2 Planning Area 2 Estate Residential........................................................................ 44 3.3 Planning Area 3 Medium....................................................................................... 46 3.4a Planning Area 4a Horse Park Workforce Housing ................................................ 48 3.4b Planning Area 4b Workforce RV Housing............................................................ 50 3.5 Planning Area 5 Tourist Commercial...................................................................... 52 3.6 Planning Area 6 Commercial Village...................................................................... 55 CHAPTER 4: DESIGN GUIDELINES 4.1 Overview & Purpose.............................................................................................. 56 4.2 Vision Statement & Community Character............................................................ 56 4.3 General Design Guidelines..................................................................................... 56 4.4 Commercial Architecture....................................................................................... 61 4.5 Residential Architecture......................................................................................... 64 4.6 Architectural Character.......................................................................................... 64 4.7 Landscaping............................................................................................................ 76 I THERMAL RANCH SPECIFIC PLAN TABLE OF CONTENTS CHAPTER 5: PLAN ADMINISTRATION 5.1 Overview................................................................................................................ 82 5.2 Implementation..................................................................................................... 82 5.3 Administration....................................................................................................... 82 5.4 Interpretation......................................................................................................... 83 5.5 Funding & Financing............................................................................................... 84 5.6 Maintenance.......................................................................................................... 84 5.7 Enforcement.......................................................................................................... 84 CHAPTER 6: SPECIFIC PLAN ZONING ORDINANCE.............................................................85 FIGURES 1.1 Regional Location Map............................................................................................. 4 1.2 Vicinity Map............................................................................................................. 5 1.3 Existing Conditions................................................................................................... 6 2.1 Conceptual Land Use Map..................................................................................... 15 2.2 Illustrative Development Concept......................................................................... 16 2.3A Master Circulation Plan....................................................................................... 23 2.313 Equestrian Park Circulation Plan.......................................................................... 24 2.4A Typical Street Sections: Public............................................................................. 25 2.413 Typical Street Sections: Private........................................................................... 26 2AC Typical Street Sections: Private............................................................................ 27 2.5 Public Open Space and Trails Plan........................................................................ 29 2.6 Conceptual Wall and Gating Plan.......................................................................... 31 2.7 Conceptual Grading Plan....................................................................................... 34 2.8 Conceptual Drainage Plan..................................................................................... 35 2.9 Conceptual Water Plan......................................................................................... 37 2.10 Conceptual Sewer Plan....................................................................................... 38 2.11 Perimeter Improvement Phasing........................................................................40 2.12 Perimeter Improvement Phasing (Street Sections) ............................................. 41 3.1 Planning Area 1 Overview..................................................................................... 43 3.2 Planning Area 2 Overview..................................................................................... 45 3.3 Planning Area 3 Overview..................................................................................... 47 3.4a Planning Area 4a Overview................................................................................. 49 3.4b Planning Area 4b Overview................................................................................. 51 3.5 Planning Area 5 Overview..................................................................................... 53 3.6 Planning Area 6 Overview..................................................................................... 55 4.1 Architectural Character: Equestrian Center 1...................................................... 65 THERMAL RANCH SPECIFIC PLAN TABLE OF CONTENTS 4.2 Architectural Character: Equestrian Center 2..................................................... 66 4.3 Architectural Character: Estate Lots 1................................................................. 67 4.4 Architectural Character: Estate Lots 2................................................................. 68 4.5 Architectural Character: Modular/RV Homes 1.................................................. 69 4.6 Architectural Character: Modular/RV Homes 2................................................... 70 4.7 Architectural Character: Modular/RV Homes 2.................................................... 71 4.8 Architectural Character: Resort Living & Retail 1................................................. 72 4.9 Architectural Character: Resort Living & Retail 2................................................. 73 4.10 Architectural Character: Single Family Detached & Townhomes 1................... 74 4.11 Architectural Character: Single Family Detached & Townhomes 2..................... 75 4.12 Conceptual Landscape Street Sections................................................................ 80 4.13 Plant Palette......................................................................................................... 81 APPENDICES APPENDIX A — ALUC Table 2A. Basic Compatibility Criteria & Landscape Criteria Table 1 and Table 2 APPENDIX B — Countywide Design Standards and Guidelines Im THERMAL RANCH: SPECIFIC PLAN CHAPTER I: I NTPODUCTION &SETTING 1.1 Executive Summary The Thermal Ranch Specific Plan (Specific Plan) is an approximately 622-acre equestrian -oriented development located within the unincorporated community of Thermal, in Riverside County, California. This Specific Plan will provide for a mix of uses centered around a 231-acre equestrian center and related show facilities, including barns, stables, arenas, and related equestrian facilities and services. Surrounding this central facility are various supporting uses including areas for neighborhood commercial, resort and hospitality development along with a range of residential housing types such as large single-family estate lots, traditional detached and attached neighborhoods and horse park workforce housing. This Specific Plan will establish site -specific development standards, land use regulations, and programs to guide the development of the property in a manner that is consistent with the Riverside County General Plan while also maintaining flexibility to respond to changing conditions that factor in any long-term development. The Specific Plan implements all applicable elements of the General Plan and includes detailed information about the site's master plan and infrastructure improvements such as circulation, water, sewer, grading and drainage design. This Specific Plan is organized in six chapters, as described below: Chapter 1, Introduction & Setting: This section provides an overview of the document, the project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information. Chapter 2, Master Plans: This section describes the primary master plan components required for further development of the property. These include land use, circulation, open space and recreation, water and sewer, and grading and drainage. Chapter 3, Planning Area Standards: This section provides development standards applicable within the Specific Plan area. Chapter 4, Design Guidelines: This section establishes the design guidelines applicable within the Specific Plan area. Chapter 5, Administration : This chapter describes the procedures for administration and implementation of the Thermal Ranch Specific Plan. Chapter 6, Specific Plan Zoning This section establishes the allowable uses and development standards applicable within the Specific Plan area. DES. THERMAL RANCH: SPECIFIC PLAN 1.2 Purpose and Intent This Specific Plan is intended to guide future development and use of land within the Thermal Ranch Specific Plan boundary, including the establishment of site -specific development standards and regulations. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the County of Riverside General Plan. This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their General Plan. California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan. Per California Government Code Section 65451, a specific plan shall include a text and a diagram or diagrams which specify all of the following in detail: • The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. • The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). • The specific plan shall include a statement of the relationship of the specific plan to the general plan. This Specific Plan defines the location, type and amount of development allowed within the Specific Plan area consistent with all requirements for Specific Plans identified in State Planning and Land Use Law as listed above and Sections 2.8-2.10 of the Riverside County Zoning Ordinance 348 (Ordinance 348) . 2 ® MSA THERMAL RANCH: SPECIFIC PLAN 1.3 Project Location & Site Characteristics As shown on Figure 1.1, Regional Location Map, the Specific Plan is situated in the eastern portion of the Coachella Valley in Riverside County California within the unincorporated community of Thermal. The project is accessible from State Highways 86 and 1 11 via 62nd Avenue from the east and Harrison Street from the north (both two-lane paved public roads). The Specific Plan area totals approximately 620 acres (APNs 751-020-002,003, 006, & 007) Figure 1.2, Vicinity Map, depicts the physical setting of the property. In its current condition the site consists entirely of undeveloped level land as shown on Figure 1.3, Existing Conditions. The site contains various agricultural buildings and structures along with well site infrastructure. Existing drain tiles and pipes are dispersed throughout the site from current agricultural use. Overhead pole lines run along the frontage of Ave 64 and a portion of Ave 62. A 25 ft drainage channel right-of-way owned by the Coachella Valley Water District adjoins the southerly boundary of the site on Ave 64. Site topography slopes from the northwest to southeast with higher elevations ranging from 370 along the northwest corner of the property boundary to a low elevation of 350 along Ave 64 to the southeast. The project site borders Ave 62 to the north, Harrison Street to the west, Ave 64 to the south, and Tyler Street to the east. All permitter streets are currently paved 2-lane roads except for Ave 64 which is currently undeveloped along frontage of the southerly project boundary. 3 ® MSA THERMAL RANCH: SPECIFIC PLAN � �7.7- �.'�=-vim Z, �-�r•i-•� `.y _ w� DESERT HOT SPRINGS Z' PALM CATHEDRAL SPRINGS CITY RANCHO PALM RAG OFSERT iet \1 d INDIO \C-� � N IND:AN N )l--1 - --- WF LS r L C04CHILLA LA GUINIA0 AA 160 Wl v J. N.T.S Source: Unincorporated Area of Riverside County Exhibit Date: September 16, 2025 REGIONAL LOCATION MAP MSA CONSULTING, M-. IDI MSACONSULTINGINC.COM FIGURE 1.1 THERMAL RANCH: cr"cl-Ir"C PLAN 59th Ave. _65th A 58th Avenu z Q) 0 D I: d Avenue —Airport Boulevard — Desert V International Horse Park A 61 st Aven Jacqueline Cochran Regional Airport "I The Thermal Club 0 Lo > to 0 E Q) "h Desert Mirage High School 66th Avenue— Legend X Project Site R dkl. 11 N.T.S. Source: Unincorporated Area of Riverside County Exhibit Date: September 16,2025 VICINITY MAP IVISA CONSULTING, INC. CIVIL ENCINEEPING, ANDSU-NEYING MSACONSULTINGINC.COM FIGURE 1.2 THERMAL RANCH: SPECIFIC PLAN I37Q -----� -- -- -- uLIIU^ry IIuC _ r orII 1 I � fl I � l ! ; � I EX. AGRICULTURAL / STORAGE BUILDINGS r i 1 -365-' I 360-_, r I r ! I < J EX. AGRICULTURAL 1 �t STORAGE BUILDINGS 1 r ,� EX. PRIVATE _ ------ WELL SITE �J rjl O 1 1i I j 1 _ I j- I� __Jrre I I — �,I I i I � I I I i I I r �------------- ----------` I it ♦ ♦♦ 1 I I , I ♦ ♦� I I I I � I � ♦ 50 Legend ---- Project Boundary ALUC Boundary C.V.W.D. Right of Way Existing Power Pole — —360— — Existing Index Contours 3700 Existing Project High Point 3500 Existing Project Low Point C.V.W.D. DRAINAGE C.V.W.D. LINED BASIN /CHANNEL CHANNEL TORRES-MARTINEZ TRIBAL LAND Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING I MSACONSULTINGINC.COM EXISTING CONDITIONS FIGURE 1.3 THERMAL RANCH: SPECIFIC PLAN 1.4 Regulatory Setting Riverside County General Plan The County of Riverside General Plan (General Plan) establishes the County's policy relative to the planned future pattern, intensity, density, and relationships of land uses in the County and the various infrastructure systems needed to effectively support those land uses. More focused policies that address specific regional and local issues are further refined through "area plans" and "community plans." This Specific Plan implements the General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan area. It serves as a link between the General Plan, the Eastern Coachella Valley Area Plan, the Vista Santa Rosa Community Plan, and subsequent development proposals within the Specific Plan area. This Specific Plan is a regulatory document which, when adopted by the County Board of Supervisors, will govern all facets of project development including the distribution of land uses, the location and sizing of supporting infrastructure, as well as the development standards and regulations that apply to the project. Eastern Coachella Valley Area Plan (ECVAP) The Thermal Ranch Specific Plan is located within Riverside County's Eastern Coachella Valley Area Plan. The Eastern Coachella Valley Area Plan serves as an extension to the County of Riverside General Plan and focuses on preserving the unique features of the valley while also setting forth standards and guidelines for future growth. The ECVAP is intended to help preserve the rural, agricultural, and open space character of the Eastern Coachella Valley, while also allowing for growth in desirable areas to bolster economic development and opportunities for the local communities. Vista Santa Rosa Community Plan (VSRCP) The Vista Santa Rosa Community Plan (VSRCP) is a community plan with an established set of design guidelines. The plan is intended to preserve the agricultural, rural, and equestrian focused character of the Eastern Coachella Valley, while also facilitating economic development and growth opportunities for the local communities. While the Thermal Ranch Specific Plan is not located within the VSRCP boundary, it is Chemed to reflect the rural/agricultural heritage of the Eastern Coachella Valley similar to the VSRCP. Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) The CVMSHCP is a regional conservation plan that will ultimately protect over 240,000 acres of open space and 27 species in the Coachella Valley. The CVMSHCP includes both incorporated and unincorporated County land and covers a diverse landscape. The plan's goals are to preserve the Valley's native desert wildlife and system of open space, trails and reserves, in addition to safeguarding habitat linkages and wildlife corridors. The MSHCP is based on a regional ideal for balanced growth that preserves the Coachella Valley's diverse desert landscape while supporting opportunities for recreation, tourism and job development. The Project is not located in a Conservation Area designated for preservation but is within the CVMSHCP Mitigation Fee area to fund acquisition of priority habitat. 7 ®MSA THERMAL RANCH: SPECIFIC PLAN Thermal Oasis Community Council The Thermal Ranch Specific Plan falls within the boundary of the Thermal Oasis Community Council (Council). The Council serves as an advisory community to the Riverside County Board of Supervisors (BoS) on various community issues and new development proposals within the Council's boundaries. The County encourages new development projects to meet with the Council as part of community engagement process prior to a project being heard at the Riverside County Planning Commission or Board of Supervisors. Airport Land Use Compatibility Plan (ALUCP) The Thermal Ranch Specific Plan is located within the influence area of the Jackie Cochran Regional Airport and airport land use compatibility Zones "Y and "E" as shown on Figure 1.3, Existing Conditions. The Zone D and E designations are considered the least restrictive compatibility zones. Land use, density/intensity, building height and other restrictions associated with the zones are outlined in the 2004 Riverside County Airport Land Use Compatibility Plan (RCALUCP). Airport Land Use Commission (ALUC) consistency review is required when a project is located within an Airport Influence Area and a local jurisdiction processes a legislative action such as a General Plan Amendment, Plot Plan, or Specific Plan. Per the RCALUCP "the basic criteria for assessing whether a land use plan, ordinance, or development proposal is to be judged compatible with a nearby airport are set forth in the Basic Compatibility Criteria matrix, Table 2A." For reference, Table 2A has been attached to this Specific Plan as Appendix A. The ALUC will review the Specific Plan for compatibility with this table as part of the entitlement process. County of Riverside Climate Action Plan (CAP) The County of Riverside Climate Action Plan identifies programs and actions to reduce Greenhouse Gas Emissions (GHG). Mitigation of GHG emissions impacts during the development review process of projects provides one cost-effective way of implementing the GHG reduction strategies for reducing community -wide emissions associated with new development projects. CEQA requires the assessment of environmental impacts for proposed projects, including the assessment of GHG emissions. The County has Integrated the reduction measures identified in the CAP into the CEQA development review process as the first step in determining how a proposed project will implement the GHG reduction measures within the CAP. The CAP includes checklists (CAP Checklist) used to evaluate consistency of new development with the CAP. CAP checklists were prepared for this Specific Plan as part of the CEQA analysis and show that the project is consistent with the CAP. These checklists assign points for each design feature included in a development project, such as electric vehicle charging infrastructure and Title 24 requirements, that will reduce GHG emissions. The point values correspond to the minimum emissions reduction expected from each feature. The menu of features identified in these checklists allow maximum flexibility and options for how development projects can implement GHG reduction measures. Projects that achieve at least 100 points, such as the Thermal Ranch project, are consistent with the reduction quantities anticipated in the County's CAP. In addition, Policy R2-CE1 in the CAP requires onsite renewable energy generation to meet 20% of energy demand for commercial and multi -family uses and 30% for single-family homes. Individual projects proposed within the Specific Plan Area will meet this requirement through a combination of on -site solar panels, battery storage and/or other feasible renewable energy technologies. 8 ® MSA 1.5 Development Concept The Thermal Ranch Specific Plan proposes to develop a high -quality, approximately 622-acre, master -planned, equestrian lifestyle community within seven (7) distinct Planning Areas centered around a world -class equestrian center. THERMAL RANCH: SPECIFIC PLAN '41FA The equestrian center contains approximately 231 acres and will serve as the focal point of the Thermal Ranch development providing a new home to the Desert International Horse Park. This, catalyst facility will bring world -class competitions, Olympic -level facilities, boarding, training, commercial retail, and dining options to the property. Horse owners and others who want a unique equestrian lifestyle have the convenience of housing near the facility where they can train, exercise and compete with their animals. Equestrian services and amenities located onsite include, but not limited to, barns, stables, covered arenas, event areas, riding fields, farrier/veterinarian services, RV and trailer parking, and back of house uses. The center will be designed with an extensive internal network of horse trails and golf cart/walking paths to limit and control vehicular/horse interactions. Other than golf carts, motor vehicles are prohibited inside the equestrian center except those needed for deliveries, maintenance and emergency purposes, Parking fields are provided at the periphery of the horse park so visitors can park and walk into the equestrian center to attend show events. Surrounding the equestrian center will be a mix of residential neighborhoods, including single-family homes (attached and detached), large rural estate lots, employee workforce housing providing a variety of housing options and neighborhoods within the Thermal Ranch community. Each of these neighborhoods is planned with direct connections to the golf cart and walking paths within the equestrian center, allowing residents to fully access the center's amenities, services, and events without exiting the property. Neighborhood commercial uses will provide convenient retail access, amenities, and services to the Thermal Ranch development and local community while resort condominiums and hotel uses are proposed to provide hospitality options for visitors at the equestrian center. These uses will allow for 9 ® MSA THERMAL RANCH: SPECIFIC PLAN convenient pedestrian and golf cart access, including controlled connection points into the equestrian center As summarized above, this Specific Plan is intended to allow for a variety of uses to create a master - planned and integrated equestrian community. For a comprehensive list of allowable densities and maximum unit capacity, see Section 2.1, Land Use, for more information. For a comprehensive list of allowed uses and development standards, refer to Chapter 5 of this Specific Plan. Chapter 4 provides design guidelines and development standards to ensure quality project is built consistent with the Goals and Policies of the County of Riverside General Plan. This Specific Plan intends to provide a degree of flexibility of use and design so that implementing entitlements can respond to market demand factors. The Thermal Ranch Specific Plan will amend the development regulations of County Zoning Ordinance 348 to facilitate a unique and comprehensive master planned development strategy for the project. 1.6 Project Objectives Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering feasibility, water efficiency, General Plan goals, and compatibility with surrounding land uses were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this development, unique project objectives were established as follows: ■ Develop a high -quality master planned equestrian community and world -class equestrian center that will ensure equestrian sports continue in the Thermal area. ■ Develop an integrated community that allows equestrians, residents, and workers to live, work, and recreate within the project. ■ Develop a thoughtfully planned and integrated project to allow for a variety of uses including but not limited to residential, neighborhood and tourist commercial uses that compliment and support the equestrian center 10 ® MSA THERMAL RANCH: SPECIFIC PLAN ■ Provide a variety of housing options including estate residences, traditional single family homes (attached and detached), modular homes, and RV parks to promote housing diversity and choices within the project and provide housing for people working or otherwise associated with the equestrian center. ■ Provide a comprehensive land use plan that establishes development standards, land use regulations, and programs to guide the orderly transition/development of the property and enhances connectivity with the surrounding community. ■ Provide commercial amenities for residents and visitors of the project and surrounding communities, including enhancing access to fresh food choices. ■ Accommodate phasing that provides for multi -year project development in an orderly and environmentally efficient manner. ■ Provide flexible development regulations that allow future projects to be entitled quickly and easily in response to market demand and evolving design needs. ■ Establish design guidelines, development regulations, use standards and procedures that result in cohesive and attractive landscape and architectural treatments. ■ Provide a safe and efficient circulation system. ■ Provide a safe and efficient network of golf -cart and pedestrian paths. Provide water, sewer, drainage systems and other utilities to adequately service the project. ■ Promote quality development consistent with the goals and policies of the County of Riverside General Plan. ■ Promote development that integrates the principles of SB 1383 in a practical way to improve community health and support resilient local economies. 11 ® MSA THERMAL RANCH: SPECIFIC PLAN 1.7 Utility & Service Providers This Specific Plan is within the service area of the utility and service providers as listed in Table 1.2. TABLE 1.2 UTILITY & SERVICE PROVIDERS UTILITY SERVICE AGENCY ADDRESS PHONE 75-525 Hovley Lane, Sewer CVWD 760.398.2651 Desert, CA. 92211 Water CVWD 75-525 Hovley Lane 760.398.2651 Palm Desert, CA. 92211 Natural Gas SCG P.O. Box 3150 877.238.0092 San Dimas, CA. 91773 333 E. Barioni Blvd. Electric IID Imperial, CA 92251 760.339.9379 44-425 Town Center Way Ste H CATV Spectrum 760.340.2225 Palm Desert CA 92211 Police Riverside County 73-705 Gerald Ford Dr. 760.863.8990 Palm Desert, CA 92211 77-933 Las Montanas RE, Ste 201 Fire Riverside County 760.863.8886 Palm Desert, Ca 92211 Telephone Frontier Comm. 401 Merritt 7 800.921.8101 Norwalk CT, 06851 Solid Waste Burrtec 53600 Polk St. 760.340.21 13 Coachella, Ca 92236 1.8 CEQA The project is subject to the requirements of the California Environmental Quality Act (CEQA) and an Environmental Impact Report (EIR) was prepared for the project in conformance with CEQA guidelines. The EIR evaluated potential environmental impacts associated with the development as described in this Specific Plan and included mitigation measures to reduce those impacts wherever possible. The mitigation measures will be applied to all applicable components of the project as it is developed. The EIR will apply to all subsequent implementing entitlements proposed within the Specific Plan boundary. Future implementing projects that conform with the Specific Plan would be covered under the project EIR. 12 ® MSA THERMAL RANCH: SPECIFIC PLAN CHAPTER 2: MASTER PLANS 2.1 Land Use The Thermal Ranch Specific Plan will create a master -planned community centered around a world - class equestrian center. The project would allow up to 285,000 square feet of commercial building space, 1,362 dwelling units, 150 hotel keys, and 320 recreational vehicle spaces on approximately 622 gross acres. Land Use Plan The project is divided into six (6) Planning Areas, each with a distinct land use, as depicted in Figure 2.1, Land Use Map, the exhibit is accompanied by Table 2.1, Land Use Summary, a statistical tabulation of uses and square footages allowed within the project. TABLE 2.1 LAND USE SUMMARY 1 Planning Area Land Use Acres Residential DUs RV Spaces Commercial Sq. Ft. Hotel Keys PAl Commercial Tourist 223.1 85,000 PA2 Very Low Density Residential 191.3 132 PA3 Medium High Density Residential 69.3 390 2 PA4a Highest Density Residential 18.4 500 PA4b Commercial Tourist 23.0 320 PA5 Commercial Tourist 53.7 340 50,000 150 Commercial Retail 20.8 150,000 Perimeter ROW 16.8 TOTALS 619.1 1,162-1,362 320 285,000 150 Notes: I. Unless otherwise noted, columns 4-7 represent development maximums. Each Planning Area may be developed at or below these numbers. 2. Residential development in PA 3 must be no less than 5 du/oc (356 units), consistent with ALUC density criteria for Zone D. 3. Up to 10% of development maximums may be transferred between Planning Areas, so long as Specific Plan totals are not exceeded. The ultimate site design and layout of these uses within each Planning Area will be refined with future entitlement approvals. Figure 2.2, Illustrative Development Concept, shows one possible development scenario illustrating how the Thermal Ranch Specific Plan might be implemented. Other development concepts are allowed subject to the guidelines and standards contained herein. Site specific land plans for Planning Areas 5 and 6 will be brought forward once retail and hospitality developers have been engaged. 13 ® MSA THERMAL RANCH: SPECIFIC PLAN As shown in the illustration, expected uses include: • Equestrian Center and Event Area: o Barns, Covered Arena, Grand Prix Area o Warm up, jumper, hunter, FEI rings, o Farrier and Veterinarian, o Commercial retail and dining, o Open fields and riding areas, o Circulation infrastructure such as parking lots, driveways, golf cart paths, horse trails and bridal paths o Administrative office and back of house areas, etc. o Utility infrastructure facilities well sites and substations. • Neighborhood Commercial: o Up to 150,000 sf of neighborhood commercial space and commercial amenities (Retail, Markets, Restaurants, Golf Facility, etc.) o Resort Condominiums (Up to 340 units) and Hospitality Uses (Up to 50,000 Sf and 150 Hotel Keys) • A mix of residential neighborhoods: o Seasonal and year-round workforce housing o RV park facilities, o Single Family Homes (attached and detached), Multi -Family Condominiums. o Custom rural estate lots. o (See Section 2.1 for max residential densities and units allowed). • Open space, amenity areas, and retention. 14 ® MSA THERMAL RANCH: SPECIFIC PLAN 0- 62nd Avenue II II II II II PA 2 JJ LDR II 110 Lots II 0.6 du/ac. II 191.3 AC. II II II II II „ II II II i 1 PA 6 CR Z 20.8 AC. PA 1 CT 0 1 223.1 AC. c I 1 I I I I I I PA 5 CT PA 413 PA 4A 53.7 AC. CT I HHDR 300 Stalls 500 Units 1 23.0 AC. 27.2 du/cc. 18.4 AC. Legend Symbol Description / Planning Area Land Use Code Land Use Name Acreage — — — Project Boundary Planning Area Boundary PA CT Commercial Tourist 223.1 PA 2 VLDR Very Low Density Residential 191.3 PA MHDR Medium High Density Residential 69.3 PA 4A HHDR Highest Density Residential 18.4 PA 4B CT Commercial Tourist 23.0 PAS CT Commercial Tourist 53.7 PA 6 CR Commercial Retail 120.8 r I� 1� PA 3 I ' MHDR 353 Lots 5.1 du/ac. 1 69.3 AC. I I I ♦ I I I 1 V i N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 CONCEPTUAL LAND USE MAP MSA CONSULTING, INC. ig > > CIVIL ENC IN EERINC>LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.1 15 THERMAL RANCH: SPECIFIC PLAN 1 01 62nd Avenue -; ------------ NEW N" Imo',,• �� ■ice ��i L wvl�t_=% Legend ---- Project Boundary Community Amenity lU Horse Park @ Grand Entry Q Private Barns U2 Estate Lots © Gathering/Dining Commons QI Pasture U3 Neighborhoods © Competition Rings JO Grass Field ® Horse Park Workforce Housing QD Warmup/Jumper Rings OK Back of House U5 Hotel/Resort UE Common Barns © Office © Commercial QF Parking ® CVWD Well Site © Staging Area NQ Potential Substation Note: This exhibit illustrates one possible development scenario. Other site development concepts are allowed subject to the standards and guidelines of this Specific Plan. '0 R 1 M N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING MSACONSULTINGINC.COM la 16 ILLUSTRATIVE DEVELOPMENT CONCEPT FIGURE 2.2 THERMAL RANCH: SPECIFIC PLAN Each land use is described below. A full list of allowable uses for each Planning Area is found in Chapter 6, Specific Plan Zoning Ordinance. Tourist Commercial (Planning Area 1, Equestrian Center) Create a full -service, state of the art, equestrian center as the new home for the Desert International Horse Park. Located in the center of the site, the horse park would serve as the defining, anchor facility for all other land use components of the Specific Plan. Featuring world -class equine showgrounds and supporting amenties, the equestrian center will feature over 2.5 million square feet of riding space including 19 competition rings, extensive on -site riding paths, pastures and a professional quality grass showfield to make this the perfect home for horses and their riders as well as an attractive destination for visitors and guests. Key facilities include a central VIP dining commons, an olympic-level grand prix riding ring, barns, competition arenas, q highly manicured grassed showring, equestrian Chemed retail shops, maintenance/feed storae buildings and equine service facilities. The equestrian centerwill have the capacity to stable 3,300 horses and provide onsite veterinary services, farrier and feed stores. Very Low Density Residential (Planning Area 2, Estate Neighborhood) Provide high end housing on large -lots for residents who want to board horses at the equestrian center and live nearby with immediate access to their animals during the show season. This would consist of a gated community with up to 132 custom, estate homes featuring custom homesites ranging from half -acre to two acres. Larger lots bordering the equestrian center would allow for the boarding of horses on property. These larger lots would be bordered by a private access driveway for horse trailer deliveries and a bridal trail so residents could ride their horses directly into the equestrian center. The estates will also feature a central community center with a range of residential amenities such as a clubhouse, swimming pool, pickle ball court, gym, locker rooms, meeting areas and dining. All access to the horse park would be through electric golf carts, walking or equestrian travel without dependence on automobiles. Medium High Density Residential (Planning Area 3, Traditional Neighborhood) Provide traditional single family detached and attached housing for residents who want to board horses at the equestrian center and live nearby with immediate access to the equestrian showgrounds, riding trails and services. This Planning Area will feature a variety of housing types including single-family detached homes and attached townhomes. Residents will enjoy access to a community center with a range of residential amenties such as tennis and pickle ball courts, gym, pool, meeting areas and dining. This residential community will have convenient golf cart access to the equestrian center to provide for an unparalled equestrian lifestyle experenice. All access to the horse park would be through electric golf carts, walking or equestrian travel without dependence on automobiles. Highest Density Residential (Planning Area 4a, Horse Park Workforce Housing) Provide convenient, affordably priced, housing for employees of the horse park during the competition season. This may take the form of functional and attractive modular housing.. This Planning Area will feature an onsite laundromat and recreation areas, providing a convenient and affordable way for workers to stay near their place of employment. From October to March, workforce housing would be used exclusively by workers at Thermal Ranch and The Desert International Horse Park. From April to September (the offseason) workforce housing would be made available for rent to farmers and farmworkers in the eastern Coachella Valley. Similar to the other residential planning areas, the workforce 17 ® MSA THERMAL RANCH: SPECIFIC PLAN housing area will have direct and convenient pedestrian and golf cart access to the equestrian center without the need of a car. Commercial Tourist (Planning Area 4b, Workforce RV Housing) This planning area is intended to supplment access to workforce housing by providing recreational vehicle parking spaces for those who travel from show to show and live out of an RV. From October to March, workforce housing would be used exclusively by workers at Thermal Ranch and The Desert International Horse Park. Similar to the other residential planning areas, the workforce housing area will have direct and convenient pedestrian and golf cart access to the equestrian center without the need of a car. Commercial Tourist (Planning Area 5, Resort/Hotel) Develop hospitality uses such as hotel and hotel condominiums in a high -quality resort environment with immediate access to equestrian competitions and show events. This would be organized around a focal amenity, such as a central water or recreation amenity essential for establishing the necessary resort guest experience. Once at their accommmodations, guests would not need a car to access competitions at the equestrian center. PA-5 will provide a full range or hospitality/resort dining, spa, entertainment and retail activities. Commercial Retail (Planning Area 6, Retail Village) Establish a retail village at Thermal Ranch offering a variety of conveniently accessible entertainment, food and beverage, service, retail, and commercial recreation amenties that cater to the residents and guests of Thermal Ranch and the local Thermal Community, who currently have limited access to retail services in the immediate area. Land Use Goals and Guidelines 1. Uses and development standards shall be in accordance with the County of Riverside Zoning Ordinance No. 348 for this Specific Plan as described in Section 3.0 - Specific Plan Zoning Ordinance, and shall be defined by Specific Plan objectives, future detailed tentative maps and plot plans. 2. Standards relating to signage, landscaping, parking and other related design elements shall conform to the County of Riverside Zoning Ordinance No. 348 as amended for this Specific Plan in Section 5.0, and Coachella Valley Water District Ordinance 1302.3. 3. All project lighting shall be in accordance with County of Riverside standards. 4. The development of property shall be in accordance with the mandatory requirements of all Riverside County ordinances including Ordinance No. 348 as amended for this Specific Plan in Section 3.0, Ordinance No. 460, and state laws; and shall conform substantially with the adopted Specific Plan as filed in the office of the Riverside County Planning Department, unless otherwise amended. 5. All development on the site will be consistent with this Specific Plan No. 401 and subsequent amendments, as on file with the Riverside County Planning Department, and with all applicable laws of the State of California. 6. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain clearance from the County of Riverside Planning Department verifying that all pertinent conditions of the Specific Plan approval have been satisfied for the phase of development in question. 7. Lots created pursuant to this Specific Plan and any subsequent tentative map shall be in 18 ® MSA THERMAL RANCH: SPECIFIC PLAN substantial conformance with the development standards of the Specific Plan. 8. Agriculture shall continue as an allowable use in accordance with Specific Plan Zoning Ordinance, until such time as permanent development under the Thermal Ranch occurs. Utility service to this Specific Plan shall be provided by individual authorized service providers or through the creation of a Public Utilities District (PUD). 10. A maximum number of 1,362 dwelling units is allowed in the Thermal Ranch Specific Plan. Each residential planning area also has a target maximum based on the applicable density range and planning area acreage. Up to ten percent (10%) of density may be transferred between Planning Areas without a Specific Plan Amendment, provided that the total number of dwelling units within the Specific Plan is not exceeded. 11. A total of 5 acres of public parkland shall be provided for each one -thousand (1,000) in population within the Specific Plan or payment of an in -lieu fee, or combination of both. Fees shall be paid in accordance with Riverside County Ordinance 460. 12. All development should be compatible with the Riverside County Airport Land Use Compatibility Plan (RCALUCP) and the Basic Compatibility Criteria matrix (Table 2A) as found in Appendix A of this document. 19 ® MSA THERMAL RANCH: SPECIFIC PLAN 2.2 Circulation The Thermal Ranch Specific Plan is designed to provide safe and efficient access to all land uses within the project, including primary and secondary access points. Each Planning Area is designed to have direct access to one or more of the public, perimeter streets. Circulation Plan Key aspects of the circulation system include: Frontage Improvements Harrison Street, Tyler Street, and 62nd Avenue are all existing 2-lane paved roads along the project's north, east and west frontages. Per the County's General Plan Circulation Element, each of these roads will require additional right-of-way (ROW) dedication to accommodate the ultimate part - width street design improvements required by this project. 64th Avenue is currently undeveloped along the project's southern boundary. Various physical conditions constrain the 64th Avenue corridor including powerlines, drainage channels, retention basins and their attendant easements and rights -of -way, which reserve prior rights to various agencies. Due to these complicating factors, the project is designed to avoid direct access to 64th Avenue and to limit project site improvements so as not obstruct the ultimate ROW width to construct 64th Avenue if/when it might be needed in the future. Project Entries Each of the six Planning Areas includes primary and secondary entries directly to the public frontage streets, so each can be accessed independent of the others. Conceptual locations of these are illustrated in Figure 2.3A Master Circulation Plan. Vehicular Circulation Figure 2.3A, Master Circulation Plan, illustrates the backbone vehicular circulation system for the overall Specific Plan. As shown, each Planning area has its own internal circulating street system that provides internal connection with the primary and secondary access points. Figure 2.3B Equestrian Park Circulation Plan depicts the circulation structure within the horse park in greater detail. Gated entries provide secure access points into the horse park. These occur along the project's Primary Collector Street that intersects Harrison Street. A system of 24' and 30' roads are proposed within the horse park, all of which are available for emergency use by fire and emergency vehicles. Once inside the gates, the outer zone allows for parking and operation of service, maintenance and delivery vehicles. The inner zone occurs behind a second tier of minor gates and restricts access within the showgrounds to golf carts, pedestrians and horses only. A service access road connecting to Harrison Street is provided along the southerly portion of the site to serve the workforce housing and horse park back of house areas. 20 ®MSA THERMAL RANCH: SPECIFIC PLAN Typical Street sections for these roads are shown in Figure 2.4A Typical Street Sections - Public and Figure 2AB Typical Street Sections - Private and Figure 2AC Typical Street Sections - Private. Pedestrian and Non -motorized Circulation The Thermal Ranch project is designed to eliminate the need for an automobile once on property. After a resident or guest arrives and parks, all equestrian, dining and shopping needs will be provided on -site. Automobiles are restricted from entering the horse park where transportation will occur entirely by means of walking, horseback riding or golf carts. Residential uses ring the equestrian center with access gates that allow direct pedestrian and golf cart access into the horse park as well as the ability to cross connect via golf cart to retail commercial facilities on the west side of the project, all without resorting to an automobile. Primary pedestrian circulation is illustrated in Figure 2.3C Pedestrian Circulation plan. It illustrates the primary pedestrian connectivity elements within the project as well as connections to Tyler St., Harrison ST., and Ave 62. Parkinq Sufficient off-street parking will be provided to serve each use, including festival parking at the equestrian center, surface parking lots in commercial/resort areas and uncovered, carport and garage parking for residential neighborhoods and workforce housing areas. Parking at the equestrian center will only be used seasonally during show season. During the rest of the year, the parking lots will be largely vacant. Horse owners and workers that reside within Thermal Ranch will have parking met at their residence and need only golf cart transportation from their home to access their animals and the horse park facilities. Circulation Standards 1. Street patterns, hierarchy, and entry access points contained in this Specific Plan are conceptual and may be adjusted and refined subject to approval of a tentative tract map, plot plan, or other entitlement approval that complies with County engineering standards. 2. Application for any subdivision within the specific plan boundary shall comply with the standards of Ordinance 460. 3. Planning Areas 2, 3, and 4 shall have direct golf cart connections into the equestrian center in Planning Area 1. 4. Each subdivision shall comply with applicable on -site and frontage street improvement recommendations outlined in any traffic study prepared for the project. 5. Parking standards for the Specific Plan are subject to County Review and to be consistent with the County of Riverside Zoning Ordinance 348 (Ordinance 348). 6. All typical street sections shall be per Ordinance 461.1 1, or as contained in this Specific Plan with approval by the County Transportation Department. 21 ®MSA THERMAL RANCH: SPECIFIC PLAN 7. All intersection spacing and/or access openings shall be per Standard 114, Ordinance 461.11, or as approved by the Transportation Department. 8. Retention facilities will be maintained by an owner's association, county service area, or by the Coachella Valley Water District. For street sections that use a mow strip, Q 100yr flowrates shall not exceed the proposed right - of -way -line. 22 ® MSA THERMAL RANCH: SPECIFIC PLAN O M - - - . . . - - - -1 I 1 I I ► I 1 I 1 I 1 1 1 I 1 PA 2 '� 16....... I 1 I I 1 1 1 I I 1 1 I I 1 II PA 1 (SEE EXHIBIT 2.313 FOR DETAILS) NNNINN t-PA -------------- 6 PA 4A Legend — — — — Project Boundary Private Streets Access Points Planning Area Boundary -...- Primary Collector with Public Access (96'-100' ROW Varies) Primary Entry Public Streets ----- Local Street with Public Access (60' ROW) Secondary Entry Expressway (220' ROW) ----- Local Street (60' ROW) O EVA Only Access Major Highway (118' ROW) ----- Local Street (50' ROW) A Cart Entry Secondary Highway (100' ROW) ----- Local Street (37ROW) . Cart/Trailer Entry Note: All other streets are local roads and may use any of the typical sections shown in Figure 2AB-C. Street patterns shown are illustrative only and may be adjusted subject to approval of a tentative tract map or plot plan that complies with County engineering standards. -...- Local Street (33' ROW) ----- Local Street (30' ROW) ----- Emergency Access (24' Easement) ..... Service Driveway (IS'Driveway) Horse Park Circulating Road 1 1 I I I I I 1� Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MASTER CIRCULATION PLAN MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING 49( MSACONSULTINGINC.COM FIGURE 2.3A 23 THERMAL RANCH: SPECIFIC PLAN Legend — — — — I Horse Park Boundary Private Streets Access Points Operational Zones MININININEW Local Street with Public Access (60' ROW) • Primary Entry Parking & Service Zone -mmm— Local Street (60' ROW) Secondary Entry mmmmmmw 30' Local Street 0 Cart Entry Vehicle Exclusion Zone (Horses& Golf Carts Only) MEMENEW 24' Local Street Restricted Access (With Equestrian Trail) ❑ (Golf Carts, Emergency/Delivery/ MEN 24' Local Street Maintenance Vehicles Only) PA 1 W, W—, -aw. . I* tiO RI' Notes: Road alignments and designations are conceptual and are subject to further refinement. N.T.S. I Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 HORSE PARK CIRCULATION PLAN MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING iq MSACONSULTINGINC.COM FIGURE 2.36 24 EX. R/W FUTURE f R/W 2:1 SLOPE MAX. GRADE TO MATCH EX. SURFACE 2% - 5% SLOPE 50' EXISTING R/W 25' 8' 14' ERIM PROP. INTERIM \DED LANE JLDER 2% PAVEMENT PROP. BARRIER CURB PROP. 6" AC DIKE EX. R/W 30' EXISTING R/W FUTURE R/W 17' 3' . 14' 2:1 SLOPE MAX. GRADE PROP. BARRIER CURB TO MATCH EX. SURFACE 20' PROP. PUBLIC TRAIL ES 7. EX. POWER POLE 50' EXISTING R/W 220' (ULTIMATE R/W) 40' PROP. MEDIAN THERMAL RANCH: g0ECIFIC PLAN EX. PROJECT BOUNDARY & PROP. R/1A) 60' ADDITIONAL R/W DEDICATION R/W 90, 20' 20' 10' 12' 1 12' 1 12' 10' 34' PROP. PARKWAY A.. PAVEMENT O ER A.B. 2% PAV PROP. B CURB BARRIER --CR HARRISON STREET (COUNTY OF RIVERSIDE STANDARD NO. 84) (EXPRESSWAY PER GENERAL PLAN / PUBLIC ROAD / ORDINANCE 461.11) N.T.S. 4' 6' 13' 8' 13' NT T 1.5% PROP. BU PROP. BNKE LANE II II MEANDERING SIDEWALK PROP. S DW GUTTER EX. PROJECT BOUNDARY & PROP. CL 30' EXISTING R/W R/W BY ADDITIONAL R/W DEDICATION R/W 220' (ULTIMATE R/W) 26' 97' )P. RAISED MEDIAN 13' 14' 12' 12' 12' 10' 37' PROP, PARKWAY A.C. PAVEMENT OVER A.B. 2% PAVEMENT- 1.5% PROP. BARRIER CURB ^PROP. BUFFER LANE PROP. MEANDERING PROP. BIKE LANE SIDEWALK 62ND AVENUE PROP. CURB & GUTTER (COUNTY OF RIVERSIDE STANDARD NO. 82) (8-LANE EXPRESSWAY PER GENERAL PLAN / PUBLIC ROAD / ORDINANCE 461.11) N.T.S. r EX. PROJECT BOUNDARY PROP. PUBLIC ACCESS EASEMENT _, q' I �---f 59' ULTIMATE R/W HALF -STREET 95' EX. I.I.D. POWERLINE EASEMENT 1 _ 25' EX. PIPELINE EASEMENT _ I _ 25' EX. CM.W.D. DRAINAGE R/W 1 30' EX. 64TH AVENUE R/W 64TH AVENUE (COUNTY OF RIVERSIDE STANDARD NO. 93) (MAJOR HIGHWAY PER GENERAL PLAN / PUBLIC ROAD) N.T.S. EX. PROJECT PROP. BOUNDARY & R/1A) 20' ADDITIONAL R/W R/W 30' EXISTING R/W CL 30' EXISTING R/W FUTURE DEDICATION 100' ULTIMATE R/W RN'/ 18' PROP. PARKWAY 32' 31' 4' 5' 9' 14' 12' 6' 6' 14' 8' 3' PROP. MEDIAN PROP. INTERIM PROP. A.C. PAVEMENT OVER A.B. LANE INTEF GRADED 2% PAVEMENT 2% PAVEMENT SHOULDER m-m-m- PROP. PROP. CURB & GUTTER 2%- 5%SLOPE 2:1 SLOPE MAX. GRADE SIDEWALK TYLER STREET TO MATCH EX. SURFACE (COUNTY OF RIVERSIDE STANDARD NO. 94) (SECONDARY HIGHWAY PER GENERAL PLAN) (PUBLIC ROAD / ORDINANCE 461.11) N.T.S. Source: Unincorporated Area of Riverside County Exhibit Date: September 16, 2025 TYPICAL STREET SECTIONS: PUBLIC f MSA CONSULTING, INC. -'AL ENC IN-EPING I LAND SUPVEYING MSACONSULTINGINC.COM FIGURE 2.4A 25 — THERMAL RANCH: SPECIFIC PLAN 13' 32' 10, 32' 13' 2' 6' 5' 8' 12' 12' PROP. RAISED 12' 12' 8' MEDIAN 5' 6' 2' 5 PROP. PROP. LANE PROP. LANE PROP. LANE PROP. LANE PROP. 5 ULDER 2% 2% SHOUL m m m - m m m m m m m m m m m m m .-m=m= _ _ =m= PROP. SIDEWALK PROP. BARRIER CURB PROP. BARRIER CURB PROP. SIDEWALK PROP. WEDGE PRIMARY COLLECTOR PROP. WEDGE CURB & GUTTER (PRIVATE ROAD WITH PUBLIC ACCESS / ORDINANCE 461.11) CURB & GUTTER N.T.S. mmmmmmmmmmmm PR. PRE. 96' (L 11' 32' 1032' 11' 6' S' 8' 12' 12' PROP. RAISED 12' 12' 8' MEDIAN 5' 6' 5 =•I PROP. ULDER PROP. LANE PROP. LANE PROP. LANE PROP. LANE PROP. ISHOULD&III 5 1T-1T--��--------------------= 2% 2% PROP. PROP. WEDGE PROP. BARRIER CURB PROP. BARRIER CURB PROP. WEDGE PROP. SIDEWALK CURB & GUTTER PRIMARY COLLECTOR CURB & GUTTER SIDEWALK (PRIVATE ROAD / RESERVED LOT / ORDINANCE 461.11) N.T.S. PROP. PROP. R/W 81' R/W 10.5' 24' 12' 24' 10.5' 5' 5' 12' 12' PROP. RAISED 12' 12' S' 5' PROP. LANE PROP. LANE MEDIAN PROP. LANE PROP. LANE .5' - 1------------------ 2% 2% 1-i 77 i-i -i1-1 1- - = PROP. SIDEWALK ------------------ -1 PROP. BARRIER CURB PROP. BARRIER CURB PROP. SIDEWALK PROP. WEDGE LOCAL STREET PROP. WEDGE CURB & GUTTER (PRIVATE ROAD / ORDINANCE 461.11) CURB & GUTTER N.T.S. mmmmmmimmmmms NOTE: 4-LANE ENTRY TO ACCOMMODATE STACKING AND PASS THROUGH LANES AT GATE. PROP. PROP. R/W 71' R/W 5.5' 24' 12' 24' 5.5. 12' 12 PROP.RAISED 12' 12' 5' 5' PROP. LANE PROP. LANE PROP. LANE PROP. LANE .5' 2% 2% PROP. BARRIER CURB PROP. BARRIER CURB ROP. 7—P, PROP. WEDGE LOCAL STREET IDEWALK CURB &GUTTER (PRIVATE ROAD/ ORDINANCE 461.11) N.T.S. .EDGE CURB & GUTTER mmmmmmmmmmms PROP. PROP. PROP. PROP. R/W 50, R/W R/W 60' RM/ 9' 16' 4 16' 9' 10' PROP. 20, 4 20, 10' PROP. 1' 15' PARKWAY 8' 12' 12' 8' PARKWAY PROP. PROP. LANE PROP. LANE PROP. 3' 2' BENCH 2' BENCH 3' H6' SHOULDER SHOULDER H6' I A.C. PAVEMENT I I 2% OVER A.C. B. I I � 2% OVER A.B. 2% PROP. SIDE 1-111-111-111-111-111-111-11 PROP. SIDEWALK 07' uI �� =-- OT PROP. CURB & PUBLIC ACCESS & PRIVATE CONNECTOR PROP CURB & 0 5 LOCAL STREET 5 0.5' GUTTER (PRIVATE ROAD / RESERVED LOT / ORDINANCE 461.11) GUTTER PROP. V MOW STRIP (PRIVATE ROAD) PROP. V MOW STRIP N.T.S. R/W PR/ 37' 18.5' 4 18.5' .5' 18' 1 18' .5, A.C. PAVEMENT OVER A.B. 2% 2% PROP. WEDGE I=w=w=w=w=w=w=w=w=w=w=w=w=w=w=w=iuylll PROP. WEDGE CURB & GUTTER II LOCAL STREET L CURB & GUTTER (PRIVATE ROAD) N.T.S. mmmmmmmmmmmm (ORDINANCE 461.11 / MODIFIED) N.T.S. mmmmmmmmmmmm PROP. PROP. R/W 33' RM/ 16.5' 4 16.5' .5' 16' 1 16' A.C. PAVEMENT OVER A.B. 2% 2% PROP. WEDGEII -ul-ul-ul-ul-ul-ul-ul-ul-ul-ul-ul-ul-ul-I iII PROP. WEDGE CURB & GUTTERLOCAL STREET CURB & GUTTER (PRIVATE ROAD / ORDINANCE 461.11) N.T.S. mmmmmmmmmmmm Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 TYPICAL STREET SECTIONS: PRIVATE MSA CONSULTING, INC. > > C IVI L ENC I N E ED NC>LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.4B q 26 THERMAL RANCH: SPECIFIC PLAN PROP. PROP. E/P 30' E/P 15, 15, 1' 14' 14' 1' A.C. PAVEMENT OVER A.B. 2% 2% ill -~,- III PROP. 1MOW STRIP LOCAL STREET PROP. V MOW STRIP (PRIVATE ROAD) N.T.S. ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ PROP. PROP. E/P 24' E/P 12' 12' VARIES A.C. PAVEMENT 24' WIDE D.G. 2% OVER A.B. 2% EQUESTRIAN TRAIL PROP. V MOW STRIP LOCAL STREET PROP. V MOW STRIP WITH EQUESTRIAN TRAIL (PRIVATE ROAD) N.T.S. PROP. PROP. E/P 24' E/P 12' 12' V A.C. PAVEMENT OVER A.B. 2% 2% PROP. V MOW STRIP LOCAL STREET PROP. 1' (PRIVATE ROAD) N.T.S. PROP. PROP. E/P 24' E/P 12' 12' 5' 11' 11' LA.C. PAVEMENT OVER A.B. 2% 2% MOW STRIP PROP. SIDEWALK LOCAL STREET PROP. SIDEWALK PROP. V MOW STRIP (PRIVATE ROAD) PROP. V MOW STRIP N.T.S. PROP. PROP. E/P 24' E/P 12' 12' 11' 11' 1' 1' A.C. PAVEMENT 291. OVER A.B. 2% �� PROP. V MOW STRIP EMERGENCY ACCESS PROP. 1' MOW STRIP (PRIVATE ROAD) N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING MSACONSULTINGINC.COM iq 27 TYPICAL STREET SECTIONS: PRIVATE FIGURE 2.4C THERMAL RANCH: SPECIFIC PLAN 2.3 Open Space The Thermal Ranch Specific Plan will create a world -class equestrian and lifestyle community with a strong emphasis on outdoor recreation, open space, and its integration within the project. It will introduce a large permanent open space at the center of the project including such elements as trilling trails golf -cart paths, event areas, equestrian competition and training rings, pastures, and open fields. These will be available to residents of the community and their families/guests, competitors, horse park workers and the general public as spectators at the events. Public Trails are provided along the project perimeter. Open Space Plan Residential areas (PA-2, PA-3, and PA-4) will each have appropriate community recreation amenities as well as convenient physical access to equestrian riding facilities and open spaces at the horse park, resulting in an integrated and connected outdoor / recreation experience. As shown on Figure 2.5, Public Open Space and Trails Plan, public open space and recreation amenities occur along the project perimeter with the provision of meandering sidewalks and bike paths along each public road. Each Planning Area will have access to these public trails with connection to the regional trail system. Open Space Standards 1. Provide direct golf cart access from each residential planning area to the equestrian center (PA-1)so that residents and workers can have direct access to horse park open space. 2. Residential planning areas should incorporate neighborhood scale open space and recreational amenities such as neighborhood parks, clubhouses, trails and golf -cart paths. 3. PA-5 should integrate outdoor open space and commercial recreational features to complement resort hotel and condominium uses. 4. PA-6 allows for the approval of commercial recreational facilities if supported by market conditions. 5. Implementing entitlements will specify the locations and amount of open space areas in each planning area. 28 ® MSA THERMAL RANCH: SPECIFIC PLAN Legend — — — — Project Boundary Planning Area Boundary ■ ■ ■ ■ ■ ■ ■ Class I Bike Trail IN ■ ■ ■ ■ ■ ■ Combo Trail (Regional/Class I Bike) Streetscape Open Space 40RIB N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PUBLIC OPEN SPACE & TRAILS PLAN MSA CONSULTING, INC. > > CIVIL ENCINEERINC>LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.5 q 29 THERMAL RANCH: SPECIFIC PLAN 2.4 Walls and Fences Wall/Fence Plan As shown on Figure 2.6, Conceptual Wall and Gating Plan, public open space and recreation amenities occur along the project perimeter with the provision of meandering sidewalks and bike paths along each public road. Each Planning Area will have access to these public trails with connection to the regional trail system. Wall/Fence Standards 1. Provide perimeter walls throughout the project as needed to secure each individual land use component. Walls and fencing shall not obstruct visibility and sight distance for vehicular traffic. Design guidelines for walls and fences are found in Chapter 4. 30 ® MSA THERMAL RANCH: SPECIFIC PLAN 62nd Avenue 1 I I I I Legend ---- Project Boundary Planning Area Boundary Proposed 6' Tubular Steel View Fence with Knee Wall Proposed 6' Tubular Steel View Fence Proposed 6' Masonry Wall Proposed 6' -10' Masonry Entry Courtyard Wall Proposed Gate Notes: Wall and fence locations for PA 5 and PA 6 to be determined at plot plan approval when site -specific land plans are available. Utility fencing will be determined by the appropriate agency. 6' Masonry wall may Et be used in lieu of tubular steel fencing (with or without knee wall) at the discretion of the developer. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 f MSA CONSULTING, INC. -'AL ENCAN-EPING I LAND SURVEYING MSACONSULTINGINC.COM I 31 CONCEPTUAL WALL & GATING PLAN FIGURE 2.6 THERMAL RANCH: SPECIFIC PLAN 2.5 Grading & Drainage Site topography is extremely flat across the site with very little natural slope. The high elevation of 370 occurs in the northwest corner of the property at 62nd Avenue and Harrison Street. The low elevation of 350 occurs in the southeast corner or the site at 64th Avenue and Tyler Street. This equates to a vertical elevation change of only 20 feet over a distance of approximately 1 '/4 mile resulting in a natural gradient of 0.3%. The site contains an extensive system of agricultural the drains. These will either be retained in place, relocated, or abandoned as determined during the final engineering design phase. Because grading and drainage are closely interrelated, they are addressed jointly in this section. Grading/Drainage Plan Site grading will create building pads and parking areas while keeping the earthwork cut and fill amounts balanced on site, so no soil export or import is expected. Because the site is relatively level, grading design will not deviate greatly from existing conditions and will be defined in greater detail as subsequent entitlement projects and plot plans are proposed. Grading will achieve positive surface flows and protect all structures and physical improvements from the 100-year storm through surface runoff into retention basins either above or below the finished surfaces. Soil erosion and water quality will be protected both during and after construction is completed. The incremental increase in storm water runoff from an existing condition to the new developed condition created by impervious surfaces (roofs, pavement) will be retained on site. As shown in Figure 2.7, Conceptual Grading Plan & Figure 2.8 Conceptual Drainage Plan depicts the general routing of "developed condition" surface drainage through the site. Flows will be conveyed using future surface parking, drive aisles and limited piping where they will be delivered to a series of on -site retention facilities. The stormwater drainage system will be further refined and detailed as site -specific development proposals are submitted and approved by the County. Adjustments may include the number, location, configuration and depth of drainage pipes and basins as well as the specific flow path through the site. However, the retention basins and storm drainpipes will be sized appropriately for each phase of the project using standard engineering modelling methods as approved by the County of Riverside Engineering Department. Grading/Drainage Standards 1. All grading activities shall be insubstantial conformance with the Conceptual Grading and Drainage Plan, the California Building Code and Riverside County Ordinance No. 457. 2. Prior to development within any area of the Specific Plan, an overall Conceptual Grading Plan for the portion in process shall be submitted for Planning Department approval. The Grading Plan for each such area shall be used as a guideline for subsequent detailed grading plans for individual stages of development within that area and shall include preliminary pad and roadway elevations. 3. Unless otherwise approved by the County of Riverside, Building and Safety Department, all cut and fill slopes shall be constructed at inclinations of no steeper than two (2) horizontal feet to one (1) vertical foot. 4. A grading permit shall be obtained from the County of Riverside, as required by the County Grading Ordinance, prior to grading. 32 ® MSA THERMAL RANCH: SPECIFIC PLAN 5. Soil stabilizers should be used to control dust as required by SCAQMD Rule 403. 6. Erosion control practices shall be implemented during grading activities. 7. All projects proposing construction activities including: clearing, grading, or excavation that results in the disturbance of at least five acres total land area, or activity which is part of a larger common plan of development of five acres or greater shall obtain the appropriate NPDES construction permit and pay the appropriate fees. All development within the specific plan boundaries shall be subject to future requirements adopted by the County to implement the NPDES program. Existing onsite drain tiles to be used to allow dewatering of proposed retention basins into regional facilities to be consistent with the Airport Land Use Commission (ALUC) 48-hour dewatering provision. 33 ® MSA THERMAL RANCH: SPECIFIC PLAN FJ 62nd Avenue !mil M i1 I PA 2 I 11 I II I I I 11 I I I► � I I o G co co 1 I� I .I IJ 1 �J � I 1 � 3 PA 5 II � J y l 1 PA 4B 0 Cn Cn ;,-: �.-:...--w- --- --_--•-• a::c.t=may= : ....,.. �. Legend -- Project Boundary — —365— — Proposed Index Contour �i I General Direction of Surface Flows Note: Design is conceptual and may be reconfigured with implementing entitlements as may be approved by the County — 360 — — I I L45 I 1 A 355---� 1 1� I I� I PA 3 �~ I 1 I♦ 1 ♦` — 350 — 0 R. N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. 1c: >CIVIL ENGMEERING> LAND SURVEYING MSACONSULTINGINC.COM CONCEPTUAL GRADING PLAN FIGURE 2.7 34 THERMAL RANCH: SPECIFIC PLAN FJ- • - - 62nd Avenue - 7 I I Cl) —360— Cn Ii PA I � II I �I I II /365, �� 1 � I i I ----355 1 1� PA 3 �~ 1 J ( 1 . 1(1P 1 I�I PA 5 r , II � JI I �� l PA 4B PA 4A y I I0 350----s 1 ar�-J11Nle_ Legend ---- Project Boundary — —65— — Proposed Index Contour Z Overflow Drainage Path Proposed Basin Proposed Retention Note: Design is conceptual and may be reconfigured with implementing entitlements as may be approved by the County. f 3 -rt K ' 1 �k r. -V R. N.T.S. Source: VISA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. 1c: >CIVIL ENGMEERING> LAND SURVEYING MSACONSULTINGINC.COM CONCEPTUAL DRAINAGE PLAN FIGURE 2.8 35 THERMAL RANCH: SPECIFIC PLAN 2.6 Water & Sewer Water & Sewer Plan As shown in Figure 2.9, Conceptual Water Plan and Figure 2.10, Conceptual Sewer Plan, the Specific Plan area is provided with domestic water and sanitary sewer service by the Coachella Valley Water District (CVWD). Development within the project will be served by a private network of lines that will connect to existing public CVWD water and sewer lines located in Harrison Street and 62nd Ave respectively. An Existing CVWD water main is located west of the site in Harrison Street. The project proposes connection points as illustrated on the Conceptual Water Plan. Water mains are proposed to be extended into the project site to provide an internal network of private lines to serve on -site development. In addition to serve the project's water needs, five (5) on -site wells are proposed and to be connected for CVWD use as illustrated in Figure 2.8. An existing CVWD 42" sewer main exists north of the project site in 62nd Ave. The project proposes to connect to the existing CVWD sewer infrastructure and will provide a private network of sewer mains within the project to serve on -site uses. Two lift stations are proposed in the southerly portion of the project as illustrated in Figure 2.10 Their exact location and specifications will be determined as part of the final design process. Figure 2.9, and Figure 2.10 are conceptual and subject to refinement / modification as necessary in response to future specific development proposals. Water/Sewer Standards • All water and sewer facilities will be designed and constructed in accordance with the Coachella Valley Water District (CVWD) standards and specifications • The capital cost of on -site and off -site facilities necessary to serve the project site will be the responsibility of the applicant. Relevant facilities will be dedicated to CVWD, after construction, for the District to maintain and operate. Fee credits may be available for transmission, storage, and wells. • All development is required to landscape in accordance with Table 4.13 Plant Palette found in Section 4.7, and CVAG Ordinance 1302.1, Landscape and Irrigation System Design Criteria. This will ensure additional water conservation through the use of desert -appropriate landscape material. ■ All projects, including subdivisions within the specific plan boundary, shall be subject to a Mitigation Monitoring Program, included as part of the EIR for SP 401 and any updated environmental assessments associated therewith. • The grading contractor shall be required to obtain an encroachment permit from CVWD prior to entering any rights -of -way belonging to the Coachella Valley Water District of US Bureau of Reclamation. 36 ® MSA THERMAL RANCH: SPECIFIC PLAN 62nd Avenue 1 �1 I 1 1 I I I 1 1 I I � I I � Legend — — — — Project Boundary — Planning Area Boundary Existing 30" Water Main • Proposed 8" Water Main Proposed 12" Water Main Existing Private Well Proposed CVWD Well Site 1 I y I I� 1� I I 1 I I I I I I 1 Notes: Design is conceptual and may be reconfigured with - %J I implementing entitlements as approved by the County. N.T.S. 4 Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 CONCEPTUAL WATER PLAN MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.9 37 THERMAL RANCH: SPECIFIC PLAN L �E—. 42" S-we-M-in — — — _62nd Avenue_ — — — — 'Pr- POCK @ � I 1 ! I j PA 2 Il I @ I! @ 1 I 1 ! � 1 I 0 !1 - 1 ®®® •® Qs— -------------�®®----------------------------------------------® -0 --;-®-® -��— e aaa e ® t 8 ! e 1 1 , ® 1 ! 1 , ' PA II ° ° !1 1 1 , 1 0 ° 0 PA3 .° PA 1 @ ° 0 a a 0 1 1 r a � 0 1 1 e @ a a ® at ! _ 0 0 a 1 ! ---------------- 0 ! ! I! e ! � ! e° e m tl ! e r q PA 4B PA 4A 0 0 e e e ! ! e ° Legend — — — — Project Boundary Proposed 8" Sewer Main Planning Area Boundary Proposed 12" Sewer Main --------------- Gravity Sewer Sub -areas Proposed 15' Sewer Main ► Sub -area Connection Points Proposed 8" Sewer Force Main Proposed Private Lift Station am 4 ° `Note: Design is conceptual and may be reconfigured with implementing entitlements as approved by the County. N.T.S. Iq Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 CONCEPTUAL SEWER PLAN MSA CONSULTING, INC. 4D � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.10 38 2.7 Solid Waste The Riverside County Waste Management Department (RCWMD) is responsible for the efficient and effective landfill disposal of non -hazardous county waste. To accomplish this, the RCWMD operates six active landfills and administers a contract agreement for waste disposal at the private El Sobrante Landfill. The Department also oversees several transfer station leases, as well as a number of recycling and other special waste diversion programs. Solid waste not hauled directly to a landfill is deposited temporarily in several transfer stations throughout Riverside County. Solid waste is transported to one of three landfills and/or the Edom Hills Transfer Station which are: El Sobrante, Lamb Canyon and Badlands. Manure and waste from the equestrian park will be collected and stored within the back of house area in PA-1. Once within the back of house area, it is planned for the manure to be loaded and transported to Burtecc landfill facilities or equivalent service for disposal. 2.8 Phasing Phasing Plan Development of the Thermal Ranch Specific Plan may occur as a single project or over multiple phases. Figure 2.11, Perimeter Improvement Phasing illustrates the expected sequence of development in three (3) development phases and Figure 2.12 Perimeter Improvement Phasing (Street Sections) provides street sections associated with each phase of development. Planning Areas 1, 3, 4a, 4b, and a portion of PA 2 are intended as the first phase. Other project components and phases would follow as shown on the plan, but the order may be adjusted in response to market demand. Adjustments are allowed so long as each phase accommodates future phases with the orderly extension of circulation, parking, utilities, and infrastructure in accordance with the final conditions of approval for each project and the County's Engineering Department. Phasing Standards 1. Construction of the development, including recordation of final subdivision maps, may be done progressively in stages, provided adequate vehicular access is constructed for all dwelling units in each stage of development and further provided that such phase of development conforms substantially with the Specific Plan Phasing Program. 2. The Primary Collector Road will be constructed with PA-1, PA-5, or PA-6, whichever occurs first. 3. Perimeter walls shall be constructed with the adjoining phase of development. 4. Prior to recordation of any final subdivision map, improvement plans that phase of development shall be submitted to the County Planning Department for approval. 5. Each phase shall provide primary and secondary access. If a subdivision is proposed within a phase a secondary access point shall be provided per Section 3.2.1 of Ordinance 460. 39 ® MSA THERMAL RANCH: SPECIFIC PLAN Legend Symbol Description — — — — Project Boundary Phase Boundary Phase 1 Phase 3 Phase Final Map Phase Final Map Street "B": On -Site Street Improvement (Private with Public Access) Street "A": On -Site Street Improvement Street "AF" & "AG": On -Site Street Improvement (Private with Public Access) (Private with Public Access) Off -Site Street Improvement (Public) On -Site Street Improvement (Secondary Access) Additional Off -Site Improvements if Built as Phase 1 Off -Site Street Improvement (Public) Note: Exhibit shows expected sequence of development, but may change in response to market conditions. Private Gate Phase 2 Phase 2 Final Map (No Off -Site Improvements) On -Site Street Improvement (Emergency Access) Additional Off -Site Improvements if Built as Phase 1 N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PERIMETER IMPROVEMENT PHASING f MSA CONSULTING, INC. -'AL ENC IN -EKING, LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.11 I 40 THERMAL RANCH: SPECIFIC PLAN EX. R/W FUTURE R/W 3' . 118' 2:1 SLOPE MAX. GRADE TO MATCH EX. SURFACE 2% - 5% SLOPE 2:1 SLOPE MAX. GRADE TO MATCH EX. SURFACE EX. PROJECT BOUNDARY & PROP. 50' EXISTING R/W CL 50' EXISTING R/W R/W 60' ADDITIONAL R/W DEDICATION R/W 220' (ULTIMATE R/W) 25' 40' 90' PROP. MEDIAN 14' 20' 20' 10' 12' 12' 12' 10' 34' PROP. PARKWAY PROP..INTERIM M 4' 6' 13' 8' 13' :D A.C. PAVEMENT )ER 2% PAVEMENT OVER A.B. 2% PAVEMENT 1.5% A.. -- 1-------------------------1ll-1ll-1ll -1ll-Ill,-1ll-ll BARRIER PROP. BARRIER PROP. BUFFER LANE PROP. [PROP. URB CURB PROP. BIKE LANE PROP. A" MEANDERING ROP. 6" HARRISON STREET CURB & SIDEWALK GUTTER AC DIKE (COUNTY OF RIVERSIDE STANDARD NO. 84) (EXPRESSWAY PER GENERAL PLAN / PUBLIC ROAD / ORDINANCE 461.11) N.T.S. EX.PROJECT EX. BOUNDARY & PROP. R/W 30' EXISTING R/W CL 30' EXISTING R/W R/W 80' ADDITIONAL R/W DEDICATION R/W 220' (ULTIMATE R/W) 17' 26' 97' PROP. RAISED MEDIAN 3' 14' 13' 13' 14' 12' 12' 12' 10' 37' PROP. PARKWAY PROP. INTERIM 4' 6' 7' 8' 6' 21' LANE A.C. PAVEMENT _ !% 2% PAVEMENT OVER A.B. 2% PAVEMENT 1�5% PROP. BARRIER CURB PROP. BARRIER CURB PROP. BUFFER LANE PROP. MEANDERING 62ND AVENUE PROP. BIKE LANE SIDEWALK PROP. CURB &GUTTER (COUNTY OF RIVERSIDE STANDARD NO. 82) (8-LANE EXPRESSWAY PER GENERAL PLAN / PUBLIC ROAD / ORDINANCE 461.11) N.T.S. EX. PROJECT PROP. BOUNDARY & R/W 20' ADDITIONAL R/W R/W 30' EXISTING R/W CL 30' EXISTING R/W FUTURE DEDICATION 100' ULTIMATE R/W R/W 18' PROP. PARKWAY 32' 1 31' 4' 5' 9' 14' 12' 6' 6' 14' 8' 3' PROP. MEDIAN PROP. INTERIM PROP. 1.5% A.C. PAVEMENT OVER A.B. LANE INTGRADED 2% PAVEMENT 2% PAVEMENT SHOUL ER PROP. PROP. CURB 2°/--5/SLOPE- ��_��__ 2:1 SLOPE MAX. GRADE SIDEWALK TO MATCH EX. SURFACE TYLER STREET (COUNTY OF RIVERSIDE STANDARD NO. 94) (SECONDARY HIGHWAY PER GENERAL PLAN / PUBLIC ROAD / ORDINANCE 461.11) N.T.S. Source: Unincorporated Area of Riverside County Exhibit Date: September 16, 2025 PUBLIC PERIMETER IMPROVEMENT (STREET SECTIONS) f MSA CONSULTING, INC. ': AL ENC IN-EPING I LAND SURVEYING MSACONSULTINGINC.COM FIGURE 2.12 I 41 CHAPTER 3: PLANNING AP EA STANDARDS Development standards for the Thermal Ranch have been established at four levels: Chapter 2 - Project -Wide Planning Standards, Section 3.3 - Design Guidelines, Section 3.4 - Landscape Design Guidelines, and, Planning Area Standards, which are provided in this section. 3.1 Planning Area 1— Equestrian Center Planning Area Description Planning Area 1 consists of approximately 231 acres for tourist commercial development located in the center of the Specific Plan. It will allow development of a full service equestrian center. Representative uses include barns, stables, arenas, horse trails, event areas, riding fields, farrier/veterinary services, equestrian Chemed retail, dining, parking, and back of house maintenance/service uses. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards Planning Area Development Standards 1. The primary entry to Planning Area 1 is from Harrison Street via the Primary Collector Road with secondary access on Harrison Street. 2. Refer to Chapter 2 for project -wide planning standards. 3. Refer to Chapter 4 for landscape and architectural design guidelines. 4. Planning Area 1 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Development will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 5. Refer to Figure 3.1 Planning Area 1 Overview for more access, entry, and Planning Area specific detials. 42 ® MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN f PA 6 PA 2 PA 3 Back of House Legend — — — — Project Boundary Primary Entry (Manned Year Around) Planning Area Boundary Secondary Entry (Season Only) Parking & Service Zone Secondary Entry Vehicle Exclusion Zone (Horses & Golf Carts Only) • Cart Entry Gate VIP Gathering/ Dining Commons . Cart Restriction OPrimary Entry Gateway Note: All other streets are local roads and are allowed as described in Figure XX. Street patterns shown are illustrative only and may be adjusted subject to approval of a tentative tract map or plot plan that complies with County engineering standards. N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANNING AREA 1 OVERVIEW MSA CONSULTING, INC. PLANNING>CIVIL ENCINEEPINC> LAND SUPVEVING MSACONSULTINGINC.COM FIGURE 3.1 43 3.2 Planning Area 2 — Estate Residential Planning Area Description Planning Area 2 contains approximately 187 acres for low density residential developement located in the northern portion of the Specific plan. It allows for the development of equestrian lifestyle estate residences on lot sizes rangining from half -acre to two acres. Representative uses within this planning area include single-family homes, clubhouse, equestrian trails, and open space/retention areas. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards Planning Area Standards 1. The primary entry to Planning Area 2 is on 62nd Avenue with secondary access from Tyler Street and Harrison Street. 2. This planning area will be developed with a community recreation center to serve neighborhood residents. The community center will, at a minimum, include a community clubhouse and swimming pool. Other complimentary amenities, such as sports courts (pickleball, tennis, bocce ball, etc.), multi -use turf gathering and recreation areas, dog parks, community gardens, shaded barbecue & picnic facilities, bathrooms, trails, tot lots and par courses may also be included subject to market demand and demographic characteristics. 3. Refer to Chapter 2 for project -wide planning standards. 4. Refer to Chapter 4 for landscape and architectural design guidelines. 5. Planning Area 2 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the relevant Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan) except the average parcel size requirement The estate lot size essential for this equestrian lifestyle community will fall in between the high and low ranges. 6. Refer to Figure 3.2 Planning Area 2 Overview for more access, entry, and Planning Area specific detials. 44 ®Msa THERMAL RANCH: SPECIFIC PLAN 62nd Avenue It ■ ■ ■ I ■ s r♦ I i I ■ i r � ■ � � ■ 1 Q) I ■ I I i c ■ IQ) I I 1 I --------------- I 1 � I I1 PA 6 � PA 1 � PA 3 J I I I 1 Legend — — — — Project Boundary Planning Area Boundary ■.......■ Local Street (32' ROW) ■-------■ Emergency Access (24' Easement) -------- Service Driveway (15' Road) Community Amenity O Potential CVWD Well Site O Primary Entry Q Secondary Entry O EVA Only Access Horse Park Entry 'V *RC N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANNING AREA 2 OVERVIEW MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 3.2 45 3.3 Planning Area 3 — Neighborhood Residential Planning Area Description Planning Area 3 contains approximately 72 acres for medium density residential development located in the eastern portion of the Specific Plan. It allows up to 390 attached and detached residential units at no less than 5 dwelling units per acre. Representative uses within this planning area include single-family detached and attached homes, clubhouses and other community amenities. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards. Planning Area Standards 1. The primary and secondary entries to Planning Area 3 are on Tyler Street. 2. This planning area will be developed with a community recreation center to serve neighborhood residents. The community center will, at a minimum, include a community clubhouse and swimming pool. Other complimentary amenities, such as sports courts (pickleball, tennis, bocce ball, etc.), multi -use turf gathering and recreation areas, dog parks, community gardens, shaded barbecue & picnic facilities, bathrooms, trails, tot lots and par courses may also be included subject to market demand and demographic characteristics. 3. Refer to Chapter 2 for project -wide planning standards. 4. Refer to Chapter 4 for landscape and architectural design guidelines. 5. Planning Area 3 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 6. Refer to Figure 3.3 Planning Area 3 Overview for more access, entry, and Planning Area specific detials. 46 ® MSA "ONSULTING THERMAL RANCH: SPECIFIC PLAN m PA 1 PA 2 ♦♦ ♦ PA 1 B 1 I 1 I I 1 I Legend ---- Project Boundary Planning Area Boundary ■mm—mm■ Local Street (37ROW) Local Street (33' ROW) 3 Community Clubhouse Q Primary Entry Q Secondary Entry Q EVA Only Access Cart Entry Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 4DMSA CONSULTING, INC. > PLAN NING>CIVIL ENGINEERING> LAND SURVEYING MSACONSULTINGINC.COM 47 PLANNING AREA 3 OVERVIEW FIGURE 3.3 3.4a Planning Area 4a — Horse Park Workforce Housing Planning Area Description Planning Area 4a contains approximately 18.3 acres of land for highest density residential development located in the southern portion of the Specific Plan. It allows for development of workforce housing consisting of modular housing units (between 300-500 dwelling units). Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards. Planning Area Standards 1. The primary entry to Planning Area 4a is from Harrisson Street with secondary access to Harrison Street via the Primary Collector road. 2. This planning area will be developed with a community Laundromat, outdoor gathering space and barbeque amenities to serve resident workers. 3. Refer to Chapter 2 for project -wide planning standards. 4. Refer to Chapter 4 for landscape and architectural design guidelines. 5. A public frail easement will be dedicated adjacent to 64th Avenue. 6. Planning Area 4 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 7. Refer to Figure 3.4 Planning Area 4a Overview for more access, entry, and Planning Area specific detials. 48 ® MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN PA 1 ®®®®®®®® PA 4B To Entry on Harrison Street PA 4A ■ Legend ---- Project Boundary ® Planning Area Boundary ■��■ Local Street (60' ROW) ■-------■ Local Street (30' ROW) ■��■ Public Trail (20' Easement) Workforce Cottage Housing • Community Amenity Primary Entry PA 1 To Gated Equestrian Access 4 'V R*� N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANNING AREA 4A OVERVIEW MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 3.4A 49 3.4b Planning Area 4b —Workforce RV Housing Planning Area Description Planning Area 4b contains approximately 22.8 acres of land located in the southerly portion of the Specific Plan intended to supplment access to workforce housing by providing recreational vehicle parking spaces (up to 320 stalls) for those who travel from show to show and live out of an RV. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards. Planning Area Standards 1. The primary entry to Planning Area 4b is from Harrison Street with secondary access to Harrison Street via the Primary Collector road. 2. This planning area will be developed with a community Laundromat, outdoor gathering space and barbeque amenities to serve resident workers. 3. Refer to Chapter 2 for project -wide planning standards. 4. Refer to Chapter 4 for landscape and architectural design guidelines. 5. A public trail easement will be dedicated adjacent to 64th Avenue. 6. Planning Area 4 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 7. Refer to Figure 3.4b Planning Area 4b Overview for more access, entry, and Planning Area specific detials. 50 MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN v �►N L PA 1 ,ft PA 5 PA 4B 0 Legend — — — — Project Boundary Planning Area Boundary ■��■ Local Street (60' ROW) ■-------■ Local Street (30' ROW) ■��■ Public Trail (20' Easement) Workforce RV Housing • Potential Well Site Secondary Entry J PA 4A N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANNING AREA 4B OVERVIEW MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 3.413 51 3.5 Planning Area 5 — Resort/Hotel Planning Area Description Planning Area 5 contains approximately 55 acres of land located on the westerly portion of the Specific Plan and will allow for primarily hotel, retail, and extended stay condomium uses. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards. Planning Area Standards 1. The primary and secondary entries to Planning Area 5 are to Harrison Street via the Primary Collector Road. 2. This planning area will include a central water feature or recreational amenity as a focus for resort living. 3. Refer to Chapter 4 for landscape and architectural design guidelines. 4. Refer to Chapter 2 for project -wide planning standards. 5. Planning Area 5 is located within Land Use Compatibility Zone D and E for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 6. Refer to Figure 3.5 Planning Area 5 Overview for more access, entry, and Planning Area specific detials. 52 ® MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN 4B Legend ---- Project Boundary ® Planning Area Boundary ■��■ Local Street (60' ROW) ■��■ Primary Collector with Public Access (23'-112' ROW Varies) . Central Resort Amenity Primary Entry Secondary Entry N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. PLANNING>CIVIL ENCINEEPINC> LAND SUPVEVING MSACONSULTINGINC.COM PLANNING AREA 5 OVERVIEW FIGURE 3.5 53 3.6 Planning Area 6 — Commercial Village Planning Area Description Planning Area 6 consists of approximately 22 acres of land located in the western portion of the Specific Plan bordering Harrison Street and will promote a variety of commercially oriented development such as retail, restourant, recreation and similar uses. Planning Area Zoning See Ordinance No. 348 (Chapter 5 - Specific Plan Zoning Ordinance) for allowable uses and development standards. Planning Area Standards 1. The primary and secondary entries to Planning Area 6 are to Harrison Street via the Primary Collector Road. 2. Refer to Chapter 2 for project -wide planning standards. 3. Refer to Chapter 4 for landscape and architectural design guidelines. 4. Planning Area 6 is located within Land Use Compatibility Zone D for the Jacqueline Cochran Regional Airport. Implementing development plans will incorporate the necessary Zone D consistency criteria as per Table 2A of the RCALUCP (included as Appendix A of this Specific Plan). 5. Refer to Figure 3.6 Planning Area 6 Overview for more access, entry, and Planning Area specific detials. 54 ® MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN v PA 5 PA 2 Legend — — — — Project Boundary Planning Area Boundary Primary Collector with Public Access (23'-112' ROW Varies) Primary Entry Secondary Entry N.T.S. Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANNING AREA 6 OVERVIEW MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 3.6 55 CHAPTER 4: DESIGN GUIDELINES 4.1 Overview and Purpose The guidelines contained in this Chapter are intended to allow for flexible, creative design for the development of a high -quality equestrian center, a variety of commercial and resort uses, and various residential neighborhoods within the Thermal Ranch Specific Plan. These guidelines identify unifying elements for site planning, building, and landscape design which are intended to be compatible with the surrounding area and promote high -quality development within the Specific Plan. This comprehensive approach represents an understandable and predictable role in shaping the physical future by emphasizing site design, building form, and landscape design. The exhibits, photos, and illustrations provided are conceptual only and do not depict final designs, nor should they limit the range of expression among the developer or their professional design team. General and commercial design guidelines for this project are provided in this Chapter below. For residential uses, the project intends to largely follow the County Wide Design Standards and Guidelines which will be attached in the Appendix when available. 4.2 Vision Statement and Community Character The Thermal Ranch Specific Plan is envisioned as a unique living and lifestyle community comprising of various residential neighborhoods, a variety of commercial and resort uses (retail space, hotels, golf, RV park, etc.), all surrounding a world -class equestrian center. The equestrian center which lies at the heart of the project will serve as the project's focal point, providing a sense of place and establishing the character for the Thermal Ranch community. The equestrian center will largely focus on farmhouse and agrarian architecture. Due to the variety of uses proposed, the design guidelines provided in this chapter will focus on broad concepts rather than specific details. The Thermal Ranch character will be captured through carefully integrating architecture and landscape into the overall design, resulting in a pedestrian/equestrian-oriented community and visually engaging place to live and ride. 4.3 General Design Guidelines Site Design Integration of effective site planning techniques, incorporated with basic design elements will enhance the visual experience of the development. Key site planning principles include: • Site design should be compatible with the surrounding development and the public street frontages. • Buildings should be located and orientated to respect the need for privacy of surrounding uses, especially adjoining residential development. • Develop a pedestrian -friendly site design encouraging pedestrian links such as interior pathways, greenways, and crosswalks are encouraged to connect future onsite uses. • Uses that are developed should complement other uses onsite and be compatible with the overall vision of the Specific Plan and community. 56 ® Msa • Entries shall be clear, identifiable, and street oriented driveways must be provided at the project and parking entrances. Parking entrances should be designed to ensure safe pedestrian access and provide clean line -of -sight -walkways. Public gathering spaces such as outdoor plazas and patios shall be encouraged in commercial retail or restaurant buildings. Inviting outdoor spaces create an environment of relaxation and community interaction. Trees, planting, and comfortable site furnishings contribute to enhanced enjoyment of these spaces. Dynamic and seasonal shading strategies for exterior occupied spaces such as plazas and seating areas shall be incorporated. Promote safe pedestrian movement through highly visible pathways and walkways. Pedestrian and plaza spaces shall be thoughtfully separated from parking lots and vehicular movement through creative landscaping and built structures. Lighting Lighting contributes to the safety and security of commercial and residential development. It should complement and enhance the architectural style of buildings and contribute to the overall character of the center. Sufficient lighting shall be provided to ensure safe vehicular, equestrian, and pedestrian orientation and the security of persons, property, and vehicles during low -light periods. Lighting must be high quality and attractive and should be selected as part of the overall building and landscape theme. Creative fixture design is encouraged. Commercial buildings may use distinctive accent lighting on buildings to highlight individual tenants, provided that the lighting is complementary to the overall lighting style of each commercial center. Specialized lighting is appropriate for entries, building towers, public art, water features, and other unique architectural elements. Light fixtures must be the appropriate scale and location to avoid spillover or glare into surrounding areas. Lighting fixtures shall be constructed of durable materials, have vandal -resistant covers, and be resistant to tampering. Lighting fixtures should include photocell control to reduce energy usage. 57 ® MSA 'ONSULTING Lighting design for different uses. Lights can serve for both nighttime visibility and ambiance Signage Signs and graphics play a large role in creating and reinforcing the desired feel of a vibrant community and provide for residential and business identity and individuality. Non-residential signs are intended for identification and wayfinding and to help orient visitors and direct them to the appropriate activities. Residential signage is intended to help establish the character of particular development while continuing the community theme. Signs within the Thermal Ranch Specific Plan should comply with the following guidelines: • Reinforce that character, branding, and identity. • Be simple and easily readable, enhance the center's environment, and not contribute to visual clutter. • Be in scale with the buildings and the surrounding pedestrian environment. • Provide significant contrast between lettering colors and background colors for legibility. • Be aesthetically pleasing and visually complement the style of the associated building and community. • Conceal sign conduits, transformers, junction boxes, etc. from view. • Use permanent sign materials. • Not cover windows or important architectural features. • Use typefaces that are easy -to -read. • Maximum dimensions for message sign areas shall be limited to dimensions established by Riverside County Ordinance No. 348. 58 ®MSA • Monument signs shall be placed in a landscape or plaza area and not inhibit pedestrian circulation. Signage and monumentation examples Public Spaces A vibrant and convenient pedestrian environment is encouraged throughout the project. The following are recommendations regarding public spaces: • Public pedestrian spaces or plazas should contain seating, shaded areas, lighting, and landscaping to create friendly, safe, and comfortable spaces. • Active commercial uses such as restaurants, building entries, storefront display windows that encourage window shopping, and outdoor eating areas should front onto public spaces. • Large, paved areas should be broken into smaller visual surfaces through the use of changes in decorative paving, such as stone, brick, or stamped concrete. • In commercial areas, tree wells and landscaping in planters should be provided along pedestrian walkways and drive aisles. 59 ® MSA 'ONSULTING Public spaces with seating, shade trees, lighting, and interesting landscape elements Non -Vehicular Circulation • On -site amenities for bicycle parking shall be provided at safe and convenient areas. • Bicycle lanes should be clearly marked with pavement striping and bicycle routes with appropriate signage. • The project should include a convenient and interconnected system of equestrian, pedestrian, golf cart, and bicycle paths as appropriate to each Planning Area. Fencing and Walls • Fences and walls in commercial areas may be used to define space, such as cafe seating, but should not obstruct pedestrian passage. • Open space areas adjacent to streets and pedestrian rights -of -way shall avoid fencing or use view fencing if fencing is required for safety reasons. • Fencing or walls should be used to screen trash receptacles and service areas. Such fencing and walls must be of solid construction and a minimum of 6 feet high. Wall and fence examples, style should be appropriate to use 60 ® MSA 4.4 Commercial Architecture The following recommendations should be addressed in the planning of the commercial area: • Buildings should be grouped to create a concentrated, positive outdoor setting. • Building entrances should create a visually inviting storefront with direct, identifiable, and safe access from streets and pedestrian walkways. • Commercial development should be designed with an internal circulation system that includes well-defined pedestrian paths to avoid vehicular and pedestrian conflicts. Few or no parking spaces should back onto major entry drive aisles. • Entries to commercial buildings should be clearly articulated and accessible from parking. • Entries to buildings that front walkways and gathering places should include awnings, overhangs, arcades, or other architectural treatments to articulate the entry. • Service areas should be screened from public view, whenever feasible. ■ Site design should provide for outdoor seating areas. ■ Service areas and loading functions should be integrated into a circulation pattern that minimizes conflicts with vehicles and pedestrian. Example commercial layout (for illustrative purpose only) ■ Site design should provide for outdoor seating areas. 61 0 MSA CONSULTIN Service areas and loading functions should be integrated into a circulation pattern that minimizes conflicts with vehicles and pedestrians. Building Form The commercial center should be designed to create a human -scale form that encourages walking and reduces the mass and bulk of large buildings. Building form should be articulated to add interest and reduce the appearance of building height and bulk. This can be achieved through the following design techniques: • All sides of buildings visible to the public should be detailed and designed with interesting facades. • Vary building materials, colors, and architectural elements, such as windows, entries, overhangs, awnings, arcades, recesses, trellises, and roof lines. • Create a building base at the pedestrian level with high -quality materials that visually anchor the building to the ground plane. • Individual tenant spaces in commercial centers should be easily identifiable: Place columns, piers, or pilasters between building bays. • Vary the building facades with recessed entrances, creating niches for landscaping and pedestrians. • Arcades and roof overhangs are encouraged for shading. • Vary building or roof heights if style appropriate. • Integration of a landmark feature into the building design is encouraged to help define the community image. Such features could include steeples, towers, or other vertical architectural elements that provide prominent symbols visible from surrounding neighborhoods and major roadways. Special treatment for corner buildings is encouraged. • Building materials and colors should complement the architectural style of the community but may be used in a way to create a distinctive identity. • Entries should be clearly articulated and easily accessible from parking lots and parking structures. 62 ®MSA • Commercial frontages should provide a transparent facade area, such as windows, entries, and storefront displays, along the commercial street. Building fronts with visibility both in and out, pronounced entries, engaging frontages Materials and Finishes High -quality, attractive, and durable materials should be used for all buildings, landscaping, paving, and signage. • Durable exterior materials should be used on all sides of buildings. • The predominant color on a building should be compatible with the overall character of the commercial center. • Accent materials such as brick, stone, wood, or wrought iron may be used to highlight architectural elements. Varied use of materials and colors to create architectural interest 63 ® MSA-ONSULTING 4.5 Residential Architecture Residential Planning Areas will utilize the County Wide Design Standards and Guidelines for residential projects as provided in Appendix B of this Specific Plan. 4.6 Architectural Character Figures 4.1 - 4.11 Architectural Character Imagery on the following pages is intended to present representative examples of the design intent and features described in the Specific Plan's architectural guidelines. The images are not intended to promote any particular architectural style but rather depict design features (such as massing, form, materials, etc.) that reflect the types of developments that would be compatible within the Specific Plan. The images shown in these figures are purely conceptual and future developments are not required to match in terms of intensity or architectural style. 64 ® MSA -70NSULTING THERMAL RANCH: SPECIFIC PLAN Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: EQUESTRIAN CENTER MSA CONSULTING, INC. � PLAN NINC >CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.1 65 THERMAL RANCH: SPECIFIC PLAN -r' Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: EQUESTRIAN CENTER 2 MSA CONSULTING, INC. PLANNING>CIVIL ENGINEEPING>'. AND SUPVEVING MSACONSULTINGINC.COM FIGURE 4.2 66 62nd Avenue ESTATE LOTS a a c 0 S THERMAL RANCH: SPECIFIC PLAN IL L 1 _ .r . jj sell r, CUSTOM HOMES LUXURY AMENITIES Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. ARCHITECTURAL CHARACTER: ESTATE LOTS 1 1c: >CIVIL ENGMEERING> LAND SURVEYING MSACONSULTINGINCCOM FIGURE 4.3 67 THERMAL RANCH: SPECIFIC PLAN I f KOr" ".'. 0 Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: ESTATE LOTS 2 MSA CONSULTING, INC. -. ANNING>CIVIL ENGINEERING> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.4 68 THERMAL RANCH: SPECIFIC PLAN Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: MODULAR / RV HOMES 1 MSA CONSULTING, INC. � PLAN NING>CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.5 69 !, tN: t N _v rj IMP eO r — Z '�f THERMAL RANCH: SPECIFIC PLAN PERSPECTIVE - FRONT VIEW PERSPECTIVE - REAR VIEW Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 MSA CONSULTING, INC. ARCHITECTURAL CHARACTER: MODULAR / RV HOMES 3 1c: >CIVIL ENGMEERING> LAND SURVEYING %W' MSACONSULTINGINCCOM FIGURE 4.7 71 THERMAL RANCH: SPECIFIC PLAN +D 0 MN c 0 62nd Avenue RESORT STYLE LIVING & RETAIL ` s■ 'N son 110'11111� " V 4 a � ■ Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: RESORT LIVING & RETAIL 1 MSA CONSULTING, INC. PLANNING>CIVIL ENCINEEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.8 72 THERMAL RANCH: SPECIFIC PLAN ofti �i ■ a T Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: RESORT LIVING & RETAIL 2 MSA CONSULTING, INC. -. ANNING>CIVIL ENGINEERING> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.9 73 THERMAL RANCH: SPECIFIC PLAN 62nd Avenue 0 c cn SINGLE FAMILY DETACHED 17 r; SINGLE FAMILY HOMES TOWNHOMES Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: MSA CONSULTING, INC. SINGLE FAMILY DETACHED & TOWNHOMES 1 »P ANNINC> CIVIL ENCINEERINC>LAND SURVEYING 19 MSACONSULTINGINC.COM FIGURE 4.10 74 THERMAL RANCH: SPECIFIC PLAN J Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 ARCHITECTURAL CHARACTER: MSA CONSULTING, INC. SINGLE FAMILY DETACHED & TOWNHOMES 2 � PLAN NING>CIVIL ENGINEERING> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.11 75 4.7 Landscaping The following landscape design guidelines are intended to ensure a high level of creative landscape design within the Thermal Ranch Specific Plan. Because a wide range of uses are permitted within this Specific Plan, specific design guidelines are provided to account for a variety of development contexts. The guidelines established in this section will ensure that all landscape development within this Specific Plan is complementary within the project and with the surrounding community. All projects within this Specific Plan must be consistent with the design guidelines and features covered in this section. The guidelines have an emphasis on non-invasive drought tolerant plant materials that are climate -appropriate, water efficient, and sustainable. The plant palette throughout the Specific Pan area shall utilize a low maintenance and low water palette. The landscaping and irrigation plans and system shall comply with all County ordinances relating to water efficiency and shall be an automatic system with an irrigation timer and two drip or bubbler heads per tree to produce deep root irrigation. The water use calculations for this system will be prepared and submitted per Coachella Valley Water District (CVWD) irrigation design requirements. Figure 4.11 Plant Palette provides a list of plant materials approved for use in the Thermal Ranch Specific Plan. Plant materials not listed in the plant palette may be used provided they are drought tolerant and compatible with the project and desert environment. The community character is further enhanced through landscape elements. Selective plantings reinforce the scale of pedestrian walkways, streetscapes, equestrian areas, and gathering spaces. The landscape design should incorporate the following concepts: • Landscape treatments should maximize the use of native desert and compatible drought- tolerant plant materials. Species must comply with the County and Coachella Valley Water District water conservation ordinance requirements. • Encourage the use of plants as a major design element including using contrasting texture and mass planting of bold or fine plant material. • Use of turf grass should be limited to equestrian uses, functional play, and active use areas. • Incorporate trees to shade walkways, plazas, standing areas, and recreation spaces. 76 MSA CONSULTING • Landscaping should be an integral component to the overall project design • Landscaping should enhance the quality of developments by framing and softening the appearance of buildings, screening undesirable views, buffering incompatible uses and providing shade • Street frontages along Harrison Street and Ave 64 should provide for a consistent and attractive landscape treatment while also allowing for visibility of retail buildings from public views. • Primary entries to be enhanced with the use of iconic plantings and signage. • Trash enclosures shall be screened from public view with walls and or plantings. • Shading provided by tree groupings will be incorporated into the overall retail commercial area. • Landscape lighting will be provided to enhance pedestrian areas and nodes along with certain planting groups. • Retail Commercial Buildings should be designed to incorporate landscape planters into store frontage. This can be done by means of raised planters, sidewalk cutouts, or portable planters. Sustainability and Water Efficiency The plant palette throughout the Specific Pan area shall utilize a low maintenance and low water palette. Turf grasses will only be permitted in "use" areas that include open lawn for play/ recreation and for the infiltration portions of detention basins. Annual plant materials are allowed in accent landscaping areas but shall not be allowed in permanent planting areas of the Specific Plan. The landscaping and irrigation plans and system shall comply with all City ordinances relating to water efficiency and shall be an automatic system with an irrigation timer and two drip or bubbler heads per tree to produce deep root irrigation. The water use calculations for this system will be prepared and submitted per Coachella Valley Water District's (CVWD) irrigation design requirements. Landscape lighting will include tree and shrub up lights, path lights, and step lights. All lighting will be low voltage and have low maintenance LED fixtures. The selective use of up lights will be limited to high -profile specimen tree and shrubs and will be shielded to reduce glare and hot 77 ® MSA ONSULTiNG spots. There shall be zero lumen foot candle for all exterior lighting at any property line of abutting properties and/or public right-of-way. Lighting for landscaping, pathways and stairways, monuments and signs shall be installed as needed for security and safety purposes. Detention Basis Detention basins shall include desert riparian trees, desert cactus and succulents, and select groundcovers combined with rock outcroppings. Gathering areas with gabion structures are encouraged around the basins to activate these open spaces. Natural, undulating landforms are preferred over geometrically graded basins. • � •Sn 1 , r r a A' Any graded area left in an undeveloped condition shall be planted with drought tolerant landscaping and/or decomposed granite if they remain inactive for a period of b months following completion of grading. This shall include all pads orportion of the subject parcel and shall include fencing as appropriate. All landscaping and fencing shall remain in place and shall be regularly irrigated and maintained until the property has received authorization from the City to begin initial construction. The final landscape plan for e a c h parcel or Planning Area shall contain detailed information for the planting, irrigation and maintenance of the vacant pad areas and/or undeveloped portions of the parcel. Landscape Standards Landscape standards (ex. minimum landscape requirements, parking lot requirements, lighting, minimum number of trees, etc.) within this Specific Plan will be consistent with those outlined in Ordinance 348 and with Riverside County Airport Land Use Commission (RCALUC) Landscape Criteria (as summarized in Table 1 and Table 2 in Appendix A of this Specific Plan). 78 ® MSA-ONSULTING Perimeter Streets and Edge Conditions Screening and buffering adjacent conditions will be required for successfully integrating into the surrounding community. Some edge requirements include: • Landscaped parkways • Sidewalks on 62nd Ave, Tyler Street, and Harrison Street • Landscape buffers with screen planting and wall treatments Refer to FIGURE 4.12 Conceptual Landscape Street Sections and FIGURE 2.4A TYPICAL STREET SECTIONS - PUBLIC for detailed landscape and street sections. 79 ® MSA-ONSULTING THERMAL RANCH: SPECIFIC PLAN i'-7— --0'— 0 YAM 37, PA"WA\ / 62ND AVENUE TYLER STREET HARRISON STREET Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 CONCEPTUAL LANDSCAPE STREET SECTIONS MSA CONSULTING, INC. 1c: >CIVIL ENGMEERING> LAND SURVEYING MSACONSULTINGINCCOM FIGURE 4.12 80 THERMAL RANCH: SPECIFIC PLAN LARGE AND MEDIUM TREES (15 GAL.-36" BOX) EUCALYPTUS SPECIES OLEA EUROPAEA'SWANHILL' / FRUITLESS OLIVE PARKINSONIA SPECIES PROSOPIS SPECIES TIPUANA TIPU / TIPU TREE SCHINUS MOLLE / CALIFORNIA PEPPER UPRIGHT TREES (15 GAL.-36" BOX) ACACIA SALICINA / WILLOW ACACIA ACACIA SALIGNA / ORANGE WATTLE ACACIA STENOPHYLLA / SHOESTRING ACACIA ACACIA WILLARDIANA / PALO BLANCO CALLISTEMON SPECIES SMALL TREES (15 GAL.-36" BOX) ACACIA ANEURA / MULGA ACACIA FARNESIANA / SWEET ACACIA CAESALPINIA CACALACO "SMOOTHIE" / CASCALOTE CHILOPSIS LINEARIS / DESERT WILLOW CITRUS SPECIES PALMS (20'-30' HT.) BISMARCKIA NOBILIS / BISMARCK PALM BEAUCARNEA RECURVATA / PONY TAIL PALM BRAHEA ARMATA / BLUE MEXICAN PALM CHAMAEROPS HUMILIS / MEDITERRANEAN FAN PALM PHOENIX DACTYLIFERA / DATE PALM WASHINGTONIA ROBUSTA / MEXICAN FAN PALM LARGE ACCENTS (5-15 GAL.) AGAVE SPECIES DASYLIRION WHEELERI / GREY DESERT SPOON FEROCACTUS ACANTHODES / COMPASS BARREL CACTUS FOUQUIERIA SPLENDENS / OCOTILLO NOLINA NELSONII / BLUE NOLINA OPUNTIA SPECIES YUCCA SPECIES SMALL ACCENTS (1 GAL.) ALOE SPECIES ECHINOCACTUS GRUSONII / GOLDEN BARREL CACTUS HESPERALOE SPECIES PILOSOCEREUS AZUREUS / BLUE TORCH CACTUS GRASSES (1-5 GAL.) SPOROBOLUS AIROIDES / ALKALI SACATON SPOROBOLUS WRIGHTII / GIANT SACATON MUHLENBERGIA RIGENS / DEER GRASS PENSTEMON SPECIES LARGE SHRUBS (5 GAL.) CAESALPINIA PULCHERRIMA / BIRD OF PARADISE LEUCOPHYLLUM SPECIES SENNA SPECIES SIMMONDSIA CHINENSIS / JOJOBA TECOMA SPECIES THEVETIA PERUVIANA / YELLOW OLEANDER MEDIUM SHRUBS (5 GAL.) BOUGAINVILLEA SPECIES CALLISTEMON VIM I NALIS 'LITTLE JOHN' / LITTLE JOHN BOTTLEBRUSH DALEA SPECIES EREMOPHILA SPECIES JUNIPERUS CONFERTA / BLUE PACIFIC LANTANA SPECIES OLEA EUROPAEA'MONTRA' / DWARF OLIVE GROUNDCOVERS (1-5 GAL.) ACACIA REDOLENS 'DESERT CARPET/ BANK CATCLAW BACCHARIS X'CENTENNIAL' / COYOTE BUSH PORTULACARIA AFRA / ELEPHANT'S FOOD PYRACANTHA X FORTUNEANA'GRABERI' / CHINESE FIRETHORN VINE (1-5 GAL.) BOUGAINVILLEA X'BARBARA KARST' ROSA BANKSIAE'ALBA PLENA' / LADY BANK'S ROSE Source: MSA Consulting, Inc. Exhibit Date: September 16, 2025 PLANT PALETTE MSA CONSULTING, INC. PLAN N INC>CIVIL ENC IN EEPINC> LAND SURVEYING MSACONSULTINGINC.COM FIGURE 4.13 81 CHAPTERS: SPECIFIC PLAN ADMINISTRATION 5.1 Overview This chapter describes the procedures for administration and implementation of the Thermal Ranch Specific Plan. The Riverside County Planning Department shall have the responsibility for plan administration and implementation as established in this chapter. 5.2 Implementation Entitlement approvals and construction permits shall be reviewed by all applicable departments and agencies (Planning, Public Works, Building and Safety, Fire, etc.) where necessary to ensure consistency with the Specific Plan and applicable building codes. This Specific Plan establishes the general intent and comprehensive framework for the future development of the Thermal Ranch Project. However, prior to construction, various implementing approvals are required, as noted below: Plot Plans- Future development projects within Planning Areas 5 and 6 shall follow the Plot Plan Permit process with Public Hearing (Ord. 348, Section 18.30.D.2) to ensure that project architecture, landscape, and site design have been reviewed by the Planning Commission for consistency with this Specific Plan. Minor Plot Plans - Future Residential Clubhouse facilities within Planning Areas 2 and 3 shall follow the Administrative Minor Plot Plan process without public hearing (Ord. 348, Section 18.30.D.1) to ensure that project architecture, landscape, and site design have been reviewed by the Planning Director for consistency with this Specific Plan. Tentative Parcel Map / Tentative Tract Map- Tentative Parcel and Tentative Tract Maps are intended to implement the project and subdivide the property into smaller parcels/lots for development or sale, including the use of Schedule J Maps for financing purposes. Tentative Maps may be filed with each phase or subphase of development as necessary in accordance with the Subdivision Map Act and Ordinance No. 460. Each Tentative Map will require review and approval by the Planning Commission. Substantial Conformance - An approved Plot Plan may be modified to provide developers with design flexibility to respond to changing market conditions and buyer preference. Such changes may be made administratively as a Substantial Conformance determination by the Planning Director (Ord. 348, Section 18.43.B.1). Modifications listed in Section 18.43.B.1 may also include project architecture and building placement. Application materials for the substantial conformance request shall be filed in accordance with Section 18.43.A and processed in accordance with the procedures outlined in Section 18.43.D.1. 5.3 Administration Whenever an application for an implementing project is not in substantial conformance with this Specific Plan, an amendment shall be adopted to the provisions of Ordinance 348, Section 2.8 prior to the approval of the implementing project. Per Ordinance 348, a Specific Plan Amendment requires public hearings by the Planning Commission and the Board of Supervisors. Whenever an implementing project varies from but is in substantial conformance with this Specific Plan, an application for a determination of substantial conformance shall be made per Section 82 ® MSA 2.1 1 of Ordinance 348. Per the County Ordinance a determination of substantial conformance shall be made by the Planning Director and will require a public hearing by the Planning Commission. Administrative Changes - Minor modifications that are consistent with the purpose and intent of the Thermal Ranch Specific Plan are allowed at the discretion of the County Planning Director or designee. Therefore, it is intended that this Specific Plan provide County Staff with the flexibility to interpret the details of project development as well as those items described in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If/when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the County Planning Director or designee. After approval, any such administrative change shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Representative examples of such changes may include, but are not limited to: ■ The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site - specific information. ■ Changes to infrastructure such as drainage systems, roads, water and sewer systems, etc. ■ Deviations not exceeding 10% of the development regulations set forth in Chapter 3 of this Specific Plan will be considered on a case -by -case basis, subject to the discretion and approval of the Development Services Director. Formal Amendments - If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth Article II of the Riverside County Zoning Ordinance (Ordinance 348). Single Family Residential Architecture - Construction drawings for single family residences in Planning Areas 2 and 3 may be submitted for plan check to the Building and Safety Department subject to consistency with the Countywide Design Guidelines as noted in Section 4.5 and contained in Appendix B. 5.4 Interpretation Uses Not Listed - The County Planning Director or designee may determine that a use not listed is included within, similar to, or comparable to a listed use and, once so determined; it shall be treated in the some manner as a listed use. Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the County Planning Director shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. 83 ® Msa 5.5 Funding & Financing The Thermal Ranch Specific Plan is intended to be developed primarily using private funds. Other forms of financing (CFD) may also be considered. 5.6 Maintenance Development and infrastructure within the Specific Plan may be maintained through the establishment a homeowner's association ("HOK) through Covenants, Conditions, and Restrictions ("CC&Rs"), a Community Facilities District (CFD), a Lighting, Landscape and Maintenance District (LLMD), or any other mechanism (or combination of) as deemed appropriate by relevant County Staff. 5.7 Enforcement The enforcement of the provisions of this Specific Plan shall be by the following: ■ The County of Riverside Planning Department shall enforce the development standards and regulations set forth herein. ■ Any administrative decision or interpretation of this Plan may be appealed to the Planning Commission in accordance with the provisions of Ordinance 348. Likewise, any decision by the Planning Commission may be appealed to the County Board of Supervisors. ■ The County of Riverside Planning Department shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, Ordinance 348, and the County of Riverside General Plan. ■ The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of Ordinance 348 as they currently exist or may be amended in the future. ■ All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. ■ Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant County of Riverside ordinances, codes, and regulations. 84 ® MSA-ONSULTING CHAPTER 6: SPECIFIC PLAN ZONING See Specific Plan Zoning Ordinance (Riverside County Ordinance No. 348.XXXX) attached to this Specific Plan. 85 ® MSA 'ANSULTING Thermal Ranch: SPECIFIC PLAN APPENDIX A ALUC Table 2A. Basic Compatibility Criteria ALUC Landscape Criteria Table 1 and Table 2 MSA CONSULTING, INC. r,. ,I IG- OIL ENGINEENING• LAN DSUIN IG CHAPTER 2 COUNTYWIDE POLICIES Maximum Densities / Intensities Additional Criteria Residen- Other Uses 2 (people/ac) Req'd Zone Locations tial Open Prohibited Uses ° Other Development Conditions e (d.u./ac)' Aver- Single with Land 3 age 8 Acre' Bonus 3 A Runway 0 0 0 0 All > All structures except ones with location set > Avigation easement dedication Protection Remain- by aeronautical function Zone ing > Assemblages of people and > Objects exceeding FAR Part 77 height limits within Building > Storage of hazardous materials Restriction Line > Hazards to flight 9 0.05 25 50 65 30% > Children's schools, day care centers, libraries , Locate structures maximum Approach/ (average > Hospitals, nursing homes distance from extended runway Departure parcel size > Places of worship centerline Zone >20.0 ac.) > Bldgs with >2 aboveground habitable floors , Minimum NLR of 25 dB in res- > Highly noise -sensitive outdoor nonresidential idences (including mobile uses 10 homes) and office buildings13 > Aboveground bulk storage of hazardous ma- , Airspace review required for terials 11 objects >35 feet tall 14 > Critical community infrastructure facilities 12 > Avigation easement dedication Hazards to flight s B2 Adjacent 0.1 100 200 260 No Same as Zone B1 ► Locate structures maximum to Runway (average Req't distance from runway parcel size > Minimum NLR of 25 dB in res- >_10.0 ac.) idences (including mobile homes) and office buildings 13 > Airspace review required for objects >35 feet tall 14 Avigation easement dedication C Extended 0.2 75 150 195 20% > Children's schools, day care centers, libraries ► Minimum NLR of 20 dB in res- Approach/ (average > Hospitals, nursing homes idences (including mobile Departure parcel size > Bldgs with >3 aboveground habitable floors homes) and office buildings 13 Zone >5.0 ac.) > Highly noise -sensitive outdoor nonresidential > Airspace review required for uses 10 objects >70 feet tall15 > Hazards to flight 9 > Deed notice required D Primary (1) <_0.2 100 300 390 10% > Highly noise -sensitive outdoor nonresidential > Airspace review required for Traffic Patter r (average uses 10 objects >70 feet tall15 and parcel size > Hazards to flight 9 , Children's schools, hospitals, Runway >_5.0 ac.) nursing homes discouraged 17 Buffer Area or 16 > Deed notice required (2) >_5.0 (average parcel size <0.2 ac.) E Other Airport No No Limit18 No > Hazards to flights , Airspace review required for Environs Limit Req't objects >100 feet tall 15 > Major spectator -oriented sports stadiums, amphitheaters, con- cert halls discouraged beneath principal flight tracks 18 Height Review Same as Underlying Not Same as Underlying ► Airspace review required for Overlay Compatibility Zone Applica- Compatibility Zone objects >35 feet tall 14 ble > Avigation easement dedication See Chapter 3 for airport -specific additions or exceptions to these policies Table 2A Basic Compatibility Criteria 2-14 Riverside County Airport Land Use Compatibility Plan Policy Document (Adopted October 2004) p Acceptable. The trees above have a vertical branching structure that minimizes perching and nesting opportunities. Not acceptable. Examples of trees that are attractive to birds because of horizontal branching structure. Not acceptable. Trees, shrubs and plants that produce wildlife edible fruit and seeds should be avoided. Cercisocadentalis Western Redbud VL:1,2,L:3,4 2-24 Oleaeuropaea'SwanHill' Fruitless Olive GL:1,2;L:3,4,M:S,6 8,9;11-24 Pinus spa. Pine, various species Varies by species Varies by species Rhuslancea African Sumac L:1-4,M:5-6 8-9;12-24 Robinia neomexicona* Desert Locust L: 1-4; M: 5-6 2-3, 7-11,14,18-24 Robiniaxambgua Locust L:1-4,M:5-6 2-24 Ulmusparvifolia Aloysiatriphylla CLstusspp. Doleapulchra Enceliafarinosa Chinese Elm Lemon Verbena Rockrose Bush Dalea Brittlebush M: 1-6 L:1-6 L:1-6 L:6 VL:3;1.3-6 3-24 9-10;12-21 6-9,14-24 12,13 Gravellialloelli Noel's Grevellia L:1-4; M:6 lusticiacalifornica Chuparosa M: 1,6; VL: 3; U 4-5 Langanacamara Busn lantana L:1-4; M:6 Lovendulaspp. Nandina domestica species Rosmarinusof6cinahs Tuscan Blue' Salviagreggia Lavender Heavenly Bamboo Tuscan Blue Rosemary Autumn sage L:105;M:5-6 L:1-4; M: 5-6 L:1-4; M: 5-6 L:1-4; M: 5-6 2-24;varies Artemisiapycnocephala Oenothera caespitosa Sandhill Sage White Evening Primrose VL:1 L:1-2, 3-5 103,7-14,18-21 Oenotherastubbei Penstemonbacchonfohous Trachelospermumjasminoides Zauschneriacalifornica Cortaderia dioica [syn. C. selloana] Festucaspp. Zoysia %ctoria' Agave species Baja Evening Primrose Del Rio Star Jasmine California Fuchsia Pampass Grass Fescue Zoylsia Grass Agave L:1-6 L:4-6 M:1-6 L:1,2,4;VL:3;M.5-6 N/A Varies by Species 60%of ETO L:146 10-13 10-13 8024 2011,14-24 N/A Varies by Species 8-9,12-24 10, 12-24 (Varies) Aloespecies Aloe L:1-4, 6 8-9,12-24 Chondropetalum Itectorum Cape Rush III; M:3 8-9,12-24 Dasylirionspecies Desert Spoon VL:1, 4-6 10-24 Deschampsiacaespitosa Tufted Hair Grass L:1-4 2-24 Festuca (ovina) glauca Blue Fescue L:1-2; M:3-6 1-24 Dietes bicolor Fortnight Lily VL:1, L:3-6 Echinocactusgrusonii Golden Barrel Cactus VL:1-2, L: 3-4, 6 12-24 Fouquieriasplendens Octillio L:1,4-6;VU3 10-13,18-20 Hesperaloe parviflora Red /Yellow Yucca VW, L: 4-6 2b, 3, 7-16,18-24 Muhlenbergia rigens Deer Grass U 1,3; M: 2, 4-6 4-24 Opuntiaspecies Prickly Pear, Cholla Parry'sBeardtongue VU 1-3; L: 4-6 L:1-6 Varies by Species 10-13 Penstemonparryi Penstemonsuperbus Superb Beardtongue L:1-6 10-13 Tulbaghiaviolacea Society garlic M:1-4,6 13-24 yucca species Yucca L:1-6 Varies by Species Not recommended are trees that overlap, allowing birds to move safely from tree to tree without exposure to the weather or predators. AIC", ip $ � &�Z� P-0— 0. Rued coy ", Wep*.q 91"d OWN Leyemd Mr i1Mmr Trees approved for planting should have varied canopy types and varied heights, both at time of planting and at maturity. A combination of the styles illustrated above is recommended. Figure 1. Selection of shrubs should be a mix of deciduous and coniferous species with no more than 50 percent evergreen species. Plant Selection, Irrigation, and Wildlife Management. Riverside County requires landscaping for proposed development and redevelopment projects, and it is also committed to the use of native and drought -tolerant plants to reduce landscape -related water use. The County of Riverside Guide to California Friendly provides a lengthy plant palette to help landscape architects, planners, and the public select pant materials that will reduce water use in accordance with local and state goals: (http:// rctlma.org/Portals/7/documents/landscaping_guidelines/Guide_to_ California_Friendly_Landscaping.pdf.) Many of the plants on the "County of Riverside California Friendly Plant List" could attract potentially hazardous wildlife species. Table 2 provides a reduced species list, nearly all of which were excerpted from the Friendly Plant List, but are less likely to support potentially hazardous wildlife. Project sponsors should use this list for projects within an AIA. The list is not meant to be exhaustive, and other species may be appropriate based on the project location or other project -related circumstances. Sponsors who wish to propose plant materials that are not included in Table 1 will need to demonstrate to the ALUC that proposed species will be unlikely to attract hazardous wildlife to the AIA. General Guidelines. Other factors can affect wildlife behavior. Landscaping can provide a food source, opportunities for shelter, nesting and perching. Proposed landscaping can help to discourage wildlife through the application of the following guidelines summarized below and described in Table 1. ■ Close the Restaurant! Do not use plant material that produce a food source, such as edible fruit, seeds, berries, drupes, or palatable forage for grazing wildlife. When possible, select a non -fruiting variety or male cultivar. ■ No Vacancy! Avoid densely branched or foliated trees; they provide ideal nesting habitat and shelter. ■ Prevent Loitering! Select tree species that exhibit a vertical branching structure to minimize nesting and perching opportunities (Figure 1). Mead Aunt Avoid/Prevent Contiguous Canopy 1. Prevent overlapping crown structures. Contiguous crowns can provide safe passage for wildlife. Provide sufficient distance between plants to ensure that at least 15 feet of open space will remain between mature crowns (Figure 1). 2. Prevent homogenous canopy types and tree height. Variable canopy height will reduce thermal cover and protection from predators. ■ Provide significant variation between the type of canopy and height of the species, both at planting and at maturity. ■ Provide no more than 20% evergreen species on site, and never plant evergreens in mass or adjacent to each other. Limit Coverage _ Limit the amount of cover and avoid massing to prevent the creation of habitat for birds or small mammals. ■ Mix deciduous, herbaceous, and evergreen species. ■ Do not plant species in mass. At a minimum, provide sufficient spacing to equal the width of each species at maturity. Avoid species with the potential to creep near shrubs (Figure 2). ■ Provide at least 10 feet between trees and other species greater than 1 foot in height. Prevent the natural succession of landscape! Groundcover plays a transitional role between shrubs, grasses, and trees, and this succession creates an ideal habitat for diverse wildlife (see Figure 2). 1. Provide a buffer and sharp edges between groundcover, turf, shrubs and trees, using hardscape or mulching. 2. When possible, use alternative groundcovers, such as decorative _ paving and hardscapes instead of planted groundcover/turf. 3. The use of groundcover/turf may be impractical or undesirable based on irrigation needs or site -specific conditions. Consider using the following: ■ Artificial turf in place of groundcover, which can reduce maintenance and eliminate irrigation needs (Figure 2A). ■ Porous concrete to cover smaller areas (Figure 213). ■ Permeable pavers to provide visual interest while promoting drainage (Figure 2C). Limit Coverage Limit the amount of cover and avoid massing to prevent the creation of habitat for birds or small mammals. ■ Do not use vines to create overhead canopy or to cover structures. ■ Do not plant vines to grow on the trunk or branches of trees. ■ Minimize vines to areas of 5 feet or less in width. Vines require considerably more maintenance than other plant materials. Acceptable plants from the Riverside County Landscaping Guide MENEM Chinese Elm Heavenly California Deer Grass Society Garlic Bamboo Fuchsia LANDSCAPING NEAR AIRPORTS: Special Considerations for Preventing or Reducing Wildlife Hazards to Aircraft Landscaping makes a visual statement that helps to define a sense of space by complementing architectural designs and contributing to an attractive, inviting facility. In some cases, a landscaping plan can be used to restore previously disturbed areas. However, such landscape plans are not always appropriate near airports. Wildlife can pose hazards to aircraft operations, and more than 150 wildlife strikes have been recorded at Riverside County. The Riverside County Airport Land Use Commission (ALUC) prepared this guidance for the preparation of landscape designs to support FAA's efforts to reduce wildlife hazards to aircraft. This guidance should be considered for projects within the Airport Influence Area (AIA) for Riverside County Airports. The following landscape guidance was developed by planners, landscape architects and biologists to help design professionals, airport staff, and other County departments and agencies promote sustainable landscaping while minimizing wildlife hazards at Riverside County's public -use airports. Discouraging Hazardous Wildlife. Plant selections, density, and the configuration of proposed landscaping can influence wildlife use and behavior. Landscaping that provides a food source, perching habitat, nesting opportunities, or shelter can attract raptors, flocking birds, mammals and their prey, resulting in subsequent risks to aviators and the traveling public. Artificial turf A crete Riverside County Airport Land Use Commission G) Thermal Ranch: SPECIFIC PLAN APPENDIX B Countywide Design Standards and Guidelines MSA CONSULTING, INC. r-UNNirvG • CmL ErvGiNEENiND • IAND SU1NE"irvG COUNTYWIDE DESIGN 266. /�R STANDARDS & GUIDELINES "ft = 46 WR COUNTY OF RIVERSIDE Adopted: January 13, 2004 Amended: August 20, 2014 COUNTY OF RIVERSIDE ADOPTED BY RIVERSIDE COUNTY BOARD OF SUPERVISORS ON JANUARY 13, 2004 AMENDED BY THE PLANNING COMMISSION ON AUGUST 20, 2014 These Standards are based upon and include provisions from the following: Standards for the Third and Fifth Supervisorial District as ADOPTED BY RIVERSIDE COUNTY BOARD OF SUPERVISORS ON JULY 17, 2001 and Standards for the Second Supervisorial District ADOPTED BY RIVERSIDE COUNTY BOARD OF SUPERVISORS ON SEPTEMBER 15, 1998 REVISED OCTOBER 23, 1998 REVISED AUGUST 27, 2002 REVISED OCTOBER 8, 2002 and Draft Design Standards for the Fourth Supervisorial District Based upon the Board action, these Standards and Guidelines are not applicable to those residential subdivisions described within, that as of January 13, 2004, had completed the environmental process, with the related environmental document done and the subdivision set for public hearing. The Standards and Guidelines are applicable to all other residential subdivisions described within. Countywide Design Standards and Guidelines August 20, 2014 TABLE OF CONTENTS I. INTRODUCTION......................................................................................................................... 1 A. Design Strategies.................................................................................................................... 2 B. Planning Objectives................................................................................................................ 2 C. Applicability.............................................................................................................................3 D. Exceptions.............................................................................................................................. 3 Il. RESIDENTIAL............................................................................................................................ 4 A. Design Style............................................................................................................................ 4 B. Articulation of Building Facades............................................................................................. 5 C. Varied Roof Planes................................................................................................................. 6 D. 360 Degree Architecture......................................................................................................... 6 D. 360 Degree Architecture......................................................................................................... 7 E. Streetscape Design................................................................................................................. 8 1. Varied Building Heights/Rooflines - Minimum Number of Single Story Units ...................... 8 2. Multiple Floor Plans and Elevations.................................................................................... 8 3. Variable Front Yard Setbacks.............................................................................................. 9 4. Colors and Materials............................................................................................................ 9 F. Garage Location and Design............................................................................................... 10 G. Walls and Fencing................................................................................................................ 11 H. Lighting................................................................................................................................ 13 I. General Site Plan Requirements........................................................................................... 13 J. Mailbox Design..................................................................................................................... 14 K. Residential Design Features................................................................................................. 14 L. Residential Lot Design........................................................................................................... 15 1. Schedule of Design Standards......................................................................................... 15 2. Minimum Lot size............................................................................................................. 15 3. Maximum Lot Coverage................................................................................................... 16 4. Minimum Spacing Between Structures............................................................................. 16 5. Minimum Net Usable Area............................................................................................... 17 M. Watercourses and Drainage................................................................................................ 17 N. Recreational Vehicle Parking............................................................................................... 17 III. RESIDENTIAL STREET DESIGN........................................................................................... 18 A. Street Pattern: Curvilinear and Grid Street Design............................................................... 18 B. Street Width Reductions....................................................................................................... 18 C. Minimum Street, Median, Reverse Frontage, and Parkway Widths ...................................... 18 D. Bus and Transit - Related Facilities...................................................................................... 19 IV. LANDSCAPE DESIGN STANDARDS..................................................................................... 20 A. Neighborhood Entry Statements.......................................................................................... 20 B. Corner Cutbacks or Cutoffs................................................................................................... 21 C. Landscaped Medians...........................................................................................................21 D. Reverse Frontage Treatments............................................................................................. 21 E. Yard Landscaping Requirements......................................................................................... 23 Countywide Design Standards and Guidelines August 20, 2014 11 Multi -Family Residential, Commercial, Industrial, Wireless Communications and Auto Sales Standards and Guidelines are to be provided in separate documents. List of Exhibits APPENDIX A Exhibit A: Meandering Sidewalk Exhibit B: Entry Monument and Landscaping Exhibit C: Entry Median Landscaping and Concrete Stamping Exhibit D: Landscaped Berms Exhibit E: Reverse Frontage Treatments Exhibit F: General Local Street Exhibit G: Collector Streets Exhibit H: Secondary Highway Exhibit I: Major Highway Exhibit J: Commercial Arterial Highway Exhibit K: Residential Arterial Highway Exhibit L: Commercial (Urban) Arterial Highway Exhibit M: Residential (Urban) Arterial Highway Exhibit N: Interior Vinyl Fencing for Tract Homes — Fence Detail Exhibit O: Interior Vinyl Fencing for Tract Homes — Site Diagram APPENDIX B Additional Photographic Examples Building Articulation Front Porch Treatments Landscape Buffers, Mini -Parks, and Paseos Walls and Fences Garage Door Treatments Countywide Design Standards and Guidelines August 20, 2014 111 Riverside County Design Standards & Guidelines I. INTRODUCTION The physical character of our communities cannot be divorced from the values they respect. Sooner or later, these values manifest themselves in how our development decisions are made and how those decisions shape our communities. Where our values and actions are synchronized, our communities prosper; where they are in conflict, so are the communities. (Riverside County Integrated Plan (RCIP), 2002) Riverside County, like a quilt, is a composite of differing lifestyles connected together through common strands. The RCIP and subsequent General Plan are designed to ensure that the quilt retains its core identity by guiding future growth that respects the diversity of the region, shapes and configures development in relation to the land it occupies and ensures that its various parts relate to its whole. This unity of form also promotes innovative development that actively accommodates a balance of housing, employment, and service opportunities for the citizenry. The Countywide Design Standards and Guidelines for the County of Riverside (hereinafter "Guidelines") are for the use of those property owners and design professionals submitting development applications to the County of Riverside Planning Department. The following design guidelines and standards have been developed by the County of Riverside with assistance of representatives from several of the municipalities in the County. In addition, it is intended that this document will provide the baseline criteria, in which to measure and to evaluate justifications for potential density bonuses under the RCIP Incentives Program. Where certain standards apply specifically to one Supervisorial District, that notation appears in the document. This document includes both design "standards" and design "guidelines. "Design standards are considered mandatory requirements and usually include the term "shall." Standards are often quantitative or have performance criteria that can be measured. Design guidelines are more generalized statements, alternatives, or illustrations of what is expected and encouraged. In this sense, the "guidelines" may offer ways to meet a certain "standard." The degree to which the design guidelines are met is subject to a finding or determination made by the County. Variations to either the design standards or guidelines may be considered by the Planning Commission or Board of Supervisors in the review of any project. Countrywide Design Standards and Guidelines August 20, 2014 Page 1 A. Design Strategies To successfully shape the County's future, piecemeal regulations must be replaced by overall strategies, guidelines, and standards that maintain base values and promote connectivity. Design strategies have been developed to provide for the continuous evolution of urban and rural form consistent with the sense of knowing where one is, the enjoyment in moving through urban/rural environments and providing the opportunity to experience physical and visual variety and diversity throughout the County. Enhancing community edges, landmarks, districts, nodes, and paths can strengthen the physical and visual experiences creating this composite image of Riverside County. Design strategies include: • Recognizing each community in the County as an identifiable and unique place. • Defining corridors that, on the one hand link communities, but on the other create distinctive edges that separate and protect each community's qualities and character. • Promoting interesting juxtapositions that contrast boundaries between distinctly different characteristics of existing neighborhoods. • Identifying and protecting commonly used view points, view paths, natural panoramas and views of major community landmarks. • Protecting, repairing, restoring and interconnecting natural watercourses and associated riparian habitat which serve as a unifying element. • Planning and designing streets and thoroughfares which are visually integrated into the landscape by promoting a distinct sense of district, neighborhood and place. • Preserving natural and built landmarks which create a special or unique community flavor. • Protecting and preserving buildings, structures and established public places which are historically and culturally significant to local communities and County institutions. • Planning and designing new neighborhoods in ways that make them visually distinctive / identifiable and please the senses. In an attempt to advance quality and visually distinctive development responsive to the natural and built environment of Riverside County, the Board of Supervisors has adopted these Residential Design Standards & Guidelines. These standards and guidelines have been crafted to assist those individuals submitting development applications to better understand the design context from which the County will evaluate project submittals. The Planning Commission or the Board of Supervisors may consider variations to the design standards as part of their hearing process. Staff may modify design guidelines during the project review process if alternatives meet the intent or context of the adopted guidelines. However, changes to the guidelines will be noted as part of staff reports to the Hearing Officer, Planning Commission, or Board of Supervisors. B. Planning Objectives Based on the Design Strategies outlined in the RCIP and Riverside County General Plan, it is the County's desire to advance several specific development goals including: Ensure that new homes are constructed in neighborhoods that are interesting and varied in appearance. Utilizing building materials and enhanced landscaping to promote a look of quality, both at the time of initial occupancy, as well as in future years. Encouraging efficient use of land while creating high quality communities that will maintain their economic values and long-term desirability as places to live and work. Countrywide Design Standards and Guidelines August 20, 2014 Page 2 Incorporating conveniently located and accessible neighborhood parks, trails, and open space. Providing functional public access to recreational opportunities in relation to the overall open space system. C. Applicability Provisions of the Riverside County Residential Design Standards & Guidelines supplement the minimum specifications for land development in Riverside County Ordinance No. 348, and will be incorporated by reference in all applicable development Conditions of Approval. The Standards & Guidelines pertain to the following types of projects located within the County: The "Residential Standards" in this document are required for any residential subdivision with a minimum lot size of one- half acre or less, and is located in the following residential zoning categories: R-1, R-1A, R-2, R-2A, R-3, R-3A, R-4 and R-6 and the following General Plan Land Use Designations: Low Density Residential (0.5 acre minimum), Medium Density Residential (2-5 dwelling units per acre), Medium High Density Residential (5-8 dwelling units per acre), High Density Residential (8-14 dwelling units per acre), Very High Density Residential (14-20 dwelling units per acre), Highest Density Residential (20+ dwelling units per acre). Where a residential lot is smaller than 7,200 square feet, the Standards & Guidelines related to unit location, setbacks, % of lot coverage and street frontage may be waived if the project applicants demonstrate that they have addressed the Planning Objectives in Paragraph B as well as providing a sense of privacy and personal space for each residential unit. The Residential Design Standards & Guidelines will be evaluated for effectiveness and revised as appropriate in conjunction with the pending update of the Riverside County Ordinance 348. D. Exceptions The County Design Standards & Guidelines shall apply to all applicable development projects unless: Other standards have been imposed upon an individual development project by the Planning Commission and/or the Board of Supervisors. Other standards have been adopted by the Board of Supervisors relative to a particular designated area of a District (e.g., Community Plans / Specific Plans). Physical constraints of an individual site make the application of a particular standard or guideline impractical. Commercial / Industrial Design Standards & Guidelines Design Standards & Guidelines for Commercial/Industrial development and Multiple -Family Residential are currently being drafted and will be published in separate documents. Countrywide Design Standards and Guidelines August 20, 2014 Page 3 II. RESIDENTIAL A. Design Style A design style or a common palette of architectural features is encouraged for each neighborhood or community usually through a planned development, Specific Plan or the Incentive Program. A design style is not required; however, consistency in the design features and use of materials is encouraged. F-0 -ni-c 92%-1 No o,y woos WAr TG[s Gv1TiLE'�YJ� SKOND rLc 1 roRCH Craftsman Style ►�n,nrwAw ADOBE i 'd Monterrey Style Queen Anne Style Countrywide Design Standards and Guidelines August 20, 2014 Page 4 B. Articulation of Building Facades Long unarticulated building facades shall be avoided by incorporating varying setbacks of the building footprint in a varied fashion along the residential street. Projecting architectural features such as bowed or bay windows, columns, offset roof planes, and similar features should be used to create both vertical and horizontal articulation on the building elevations. These design elements shall also be included on the rear facades and sides of homes that are adjacent to or visible from streets or open spaces. Houses shall be arranged in a manner that creates a harmonious, varied appearance of building heights and setbacks. Special design features, such as covered front porches, garage placement to rear of a lot, use of multiple floor plans, window and door articulation, extended overhangs and building edge treatments (such as arbors, awnings or trellises) are encouraged. Windows should be framed with compatible materials to create well-defined "edge" treatments and be designed to provide distinctive shadows on the building facades. These design features may be accomplished in a manner similar to the following photographic examples. Recessed windows loin MM111- (sib 'aim Front Porch with Offsetting Planes Entry Features, porch and setback garage Bow or Bay Windows Countrywide Design Standards and Guidelines August 20, 2014 Page 5 C. Varied Roof Planes Roof articulation may be achieved by changes in plane or by the use of traditional roof forms such as gables, hips, and dormers. A -frame type roofs and mansard roofs are discouraged unless part of a coordinated design theme style. Multiple Gables Flat Roof/Contemporary Style Countrywide Design Standards and Guidelines August 20, 2014 Page 6 D. 360 Degree Architecture Architectural design treatments such as building offsets, recessed windows, trellises, overhangs, or other features shall occur on those facades of the residence that are visible from streets or open spaces. Countrywide Design Standards and Guidelines August 20, 2014 Page 7 E. Streetscape Design 1. Varied Building Heights/Rooflines - Minimum Number of Single Story Units Houses and garages shall be arranged in a manner that creates a harmonious, varied appearance of building heights. All projects of ten or more residential lots should include at least one single - story floor plan. In the Fourth District, single -story homes should be located on the perimeter of the development area. 2. Multiple Floor Plans and Elevations Floor Plans. At a minimum, there should be three different floor plans for tract maps with 50 or less units. Reverse floor plans are not included as different floor plan. For tract maps with from 51 to 99 units, there shall be at least four different floor plans. Tract maps with 100 units or more shall provide five different floor plans and an additional floor plan for every 100 dwelling units above 100 units. For development projects that are to be constructed in phases, a phasing plan shall be submitted to assure that the requirements for the number of floor plans is being met. Elevations. Each floor plan shall have at least three distinct elevations. One elevation shall not be repeated more than each fourth house. Please note that adding or deleting false shutters, or similar types of minimal elevation changes will not suffice as one of the required distinct elevations. Countrywide Design Standards and Guidelines August 20, 2014 Page 8 3. Variable Front Yard Setbacks Homes and garages shall be placed at varying distances from the street and have varying entry locations. Front yard setbacks shall average 20 feet, and may be varied by up to 25%, in increments of any size. The minimum front yard setback shall not be less than 15 feet. ba 4. Colors and Materials WIL UIt Us as The colors and materials on adjacent residential structures should be varied to establish a separate identity for the dwellings. A variety of colors and textures of building materials is encouraged, while maintaining overall design continuity in the neighborhood. Color sample boards shall be submitted as a part of the application and review process. Countrywide Design Standards and Guidelines August 20, 2014 Page 9 F. Garage Location and Design The visual impact of garages should be reduced by the use of additional setback from the curb face where garage doors must face the street or by the use of side -facing or rear garages (including detached garages) where possible. Residential plans that feature attached garage designs whose entries are from the side ("side -loaded garages") are also encouraged. Where more than two garage doors face the street, the third garage door should have an increased setback or offset. Setbacks for the side -loaded garages shall be consistent with those specified in Ordinance 348. Garage access from an alley is also encouraged. All new residences with garages shall be provided with roll -up (i.e. on tracks) garage doors (either sectional wood or steel). At least 25% of the garage doors in any project should have windows. Building and lot layouts shall conform to Riverside County standards regarding minimum garage setbacks from access streets, minimum yard requirements, and maximum height. Detached garages located at the rear of the property, and "drive through" or "tandem" garages are also encouraged. Main Street Garages with Alley Access Offset Garage Doors 'f a r s --. �Mw i Side -Facing Garage Door Decorated Garage Doors with Windows Countrywide Design Standards and Guidelines August 20, 2014 Page 10 G. Walls and Fencing Walls and Fencing shall be designed in accordance with the following standards: Front yard return walls shall be constructed of masonry (slump stone or material of similar appearance, maintenance, and structural durability) and shall be a minimum of five feet in height. Side yard gates are required on one side of front yard, and shall be constructed of wrought iron, wood, vinyl, or tubular steel. Side and rear yard fencing shall be masonry, slump stone or other material of similar appearance, maintenance, and structural durability. Chain link fencing is not permitted. All construction must be of good quality and sufficient durability with an approved stain and/or sealant to minimize water staining. (Applicants shall provide specifications that shall be approved by the Planning Department). Countrywide Design Standards and Guidelines August 20, 2014 Page 11 • All new residences constructed on lots of less than 18,000 square feet shall include rear and side yard fencing constructed of masonry block that is a minimum of five (5) feet in height. The maximum height of walls or fencing shall be six (6) feet in height. In the desert areas, block walls are discouraged on the perimeter in favor of increased setbacks with extensive drought tolerant landscaping, berms and fencing such as split rails. • If vinyl fencing is allowed, at minimum it shall: be of commercial grade, have aluminum posts, have an aluminum rail on the bottom of the panel to prevent sagging, and shall meet at least 101 mph wind speed requirement(101 mph is the standard at the time of this writing, contact Building and Safety for the most recent standard). See exhibit N for more details. • Vinyl fencing may be used instead of block wall for interior side or interior rear property lines of residential lots as long as they cannot be seen from public or street view. (See exhibit O) • In the event of an elevation change between two lots that would causes the side yard fencing to be elevated two or more feet above the lower lot return wall, the first 5 feet of the interior side yard fencing shall be of the same type of wall as the return wall, after which vinyl fencing may be used. • Except for the desert areas, all lots having rear and/or side yards facing local streets or otherwise open to public view shall have fences or walls constructed of decorative block, stucco, or other attractive and durable material. • Corner lots shall be constructed with wrap -around decorative block wall returns. (Note: exceptions for the desert area discussed above.) • Wrought iron or tubular steel fence sections may be included within tracts where view opportunities and/or terrain warrant its use steel or wrought iron sections should be advantage of casual view opportunities. Where privacy of views is not an issue, tubular constructed in perimeter walls in order to take • Wrought iron, tubular steel, wood, vinyl, or chain link fences, or gates are allowed where a residence is being constructed on a lot of at least 18,000 square feet. • Wood fencing, where permitted, shall be constructed with galvanized steel posts set in concrete to a minimum depth of 24 inches with domed caps. Wood fencing or other like - material walls are not permitted along reverse frontage areas. • Community perimeter or theme walls shall be solid walls located where view opportunities are not available. Plain concrete block walls are not permitted along reverse frontage areas. Brick, slump stone, tile, textured concrete, stucco on masonry or steel framing or other material walls which require little or no maintenance are required. Use of ivy or other vegetative material to soften and punctuate the appearance of walls and reduce the likelihood of graffiti is strongly encouraged. The use of capping in conjunction with other vertical design elements to temper the top line of the wall is also encouraged. In the event that circumstances occur that a community perimeter or theme wall becomes effectively an interior side or interior rear wall to residential lots, at the discretion of the Planning Department, vinyl fencing may be substituted for the wall as long as no portion of the vinyl fencing is visible to the public. Countrywide Design Standards and Guidelines August 20, 2014 Page 12 Swimming pool fencing shall meet all County safety provisions of the Building Code. Fences around swimming pools shall have an outside surface free of provisions, cavities, or other physical characteristics that would serve as handholds or footholds that could enable a child below the age of five to climb. H. Lighting Outdoor lighting, other than street lighting, shall be low to the ground or shielded and hooded to avoid shining onto adjacent properties and streets. Street lighting standards are addressed by other County Regulations. Ordinance No. 655 (45 miles from Mt. Palomar) lighting requirements shall be observed were applicable. Illuminated street address lighting fixtures shall be installed on the front yard side of each dwelling to facilitate location of the street address numbers for safety and public convenience and to compensate for dark sky lighting considerations. "Night skies" provisions such as lower lighting levels, backlit addresses and street signs, and other indirect lighting methods shall be required in the desert areas and Mt. Palomar District. I. General Site Plan Requirements Building and lot layouts shall conform to Riverside County standards regarding minimum garage setbacks from access streets, minimum yard requirements, maximum height requirements, and other county standards, unless specific variances are granted. The following information shall be submitted with the building permits application and as a part of the Final Site Plan of Development. • Building footprints for each lot which identify the model number of the home shall be included on the tract map. • Front, rear, and side elevations of all facades of all models to be constructed within the tract shall be included on separate sheets. • Front, rear, and side yard setbacks of all homes shall be shown on the tract map. • Typical landscape plans for each model (including all plant names/varieties and container sizes) • Landscape plans for reverse frontages and neighborhood entry statements and medians (including all plant names/varieties and container sizes). • Material and color sample boards shall be provided. Countrywide Design Standards and Guidelines August 20, 2014 Page 13 J. Mailbox Design Installation of cast iron, cast aluminum, brick, or slump stone -encased curbside mailboxes are encouraged. Each mailbox installation shall conform to current United States Postal Service standards. If K. Residential Design Features r 1. All new residences should have at least one clean -burning fireplace. Fireplaces in the living room or family room areas are required in the Second Supervisorial District. 2. Provision for solar heating/cooling equipment or other energy conservation or saving equipment is encouraged. As required in Ordinance No. 460, subdivision layout and design shall address future passive or natural heating and cooling opportunities. Attention to the extreme heat conditions in the summer shall be viewed as a significant element in project review. Homes and buildings should be oriented to receive the greatest amount of afternoon shade or other protection from the sun. Lot size and configuration should consider future orientation of a structure to take advantage of shade and prevailing winds. 3. In the desert regions, evaporative ("swamp") coolers are required as well as refrigerated air conditioners. Solar heating and saline swimming pools are encouraged in the desert areas. Countrywide Design Standards and Guidelines August 20, 2014 Page 14 L. Residential Lot Design All "Schedule A" residential tracts within the Districts shall be designed consistent with the following design standards. 1. Schedule of Design Standards Description Minimum net usable area (See section L (5) below) Minimum lot widths (frontage) Variation of lot width is encouraged Lot width at frontage on cul- de-sac lots or street knuckle' For lots 7200 square feet or greater 6500 sq. ft. 65 ft. An average of seventy (70 feet) or wider of road frontage, as measured at the property line. (The average excludes lots fronting on cul-de-sacs or street knuckles) The minimum lot frontage on a knuckle or a cul-de-sac shall be 40 feet measured along the property line unless otherwise specified in the development standards of the zoning classification. For lots less than 7200 square feet Not less than 85% of total area 50 ft. A minimum of fifty (50) percent of the lots within each tract should have fifty- five (55) feet or wider of road frontage, as measured at the property line. The minimum lot frontage on a knuckle or a cul-de-sac shall be 40 feet measured along the property line unless otherwise specified in the development standards of the zoning classification. Minimum front yard setback I 15 ft. I 10 ft. for side -loaded garages Recommended minimum depth of rear yards 20 ft. 15 ft. 11 Spacing between Structures 3 110 ft. 110 ft. 11 Notes to Schedule of Design Standards (1) The For purposes of satisfying the minimum frontage requirement, corner lots with angle cuts shall be measured at their rear property line. (2) Planned Residential Development or Specific Plan or the Incentives Program provisions allow for smaller setbacks on a case by case basis, with minimum spacing determined by UBC requirements. (3) Yard encroachments permitted under Ordinance No. 348 may interrupt this spacing. However, on lots less than 7,200 square feet, such encroachment into the side yard may occur in only one side yard, and the side yard into which the gate opens must remain a minimum of five feet in width. (4) A patio and patio cover may extend into a rear yard by right up to 10 feet (no Planning permit required, only Building and Safety Department permit.) For all lots, swimming pools and swimming pool equipment may extend into the backyard, with a setback adjustment, to within five feet of the property line. 2. Minimum Lot size The minimum residential lot size within a Schedule "A" housing tract should be no smaller than 7,200 square feet. Reductions in the lot size may be permitted only through a discretionary review process. Projects located within a Specific Plan or Planned Residential Development or participating in the Incentives Program may have reduced lot areas based upon the quality of the Countrywide Design Standards and Guidelines August 20, 2014 Page 15 design and the provision of additional open space areas, parks or other exceptional public improvements or amenities. The lot area should not be less than 5,000 square feet for a detached single-family residential unit in the (2-5 D.U./acre) Medium Density Residential designation. For developments in the Medium High Density designation (5-8 D.U./acre) and the High Density designation (8-14 D.U./acre), the minimum lot size will be determined through the discretionary review process and will be based upon the types of housing products proposed, and the specific amenities to be provided. 3. Maximum Lot Coverage No residential lot within a "Schedule A" housing tract should have a lot coverage of greater than 50% (including the garage). 4. Minimum Spacing Between Structures Side yards should be varied to add interest and usable space, however, the minimum spacing between two structures shall be ten feet. In the case of zero lot line developments, a three (3) foot maintenance easement shall be provided. Maintenance Easement I E 5ft/5ft. 5ft./ loft. Oft. /10ft. Oft. /10ft. Countrywide Design Standards and Guidelines August 20, 2014 Page 16 5. Minimum Net Usable Area For projects with lots of 7,200 square feet or greater, the minimum net usable area for development should be 6,500 square foot pads or twenty foot level rear yards. Side yards shall be a minimum of five feet level on one side with no encroachments and the opposite side yard shall be a minimum of five feet with limited encroachments (three feet clear). Usable areas of less than 6500 square feet may be permitted through a specific plan, planned development application or through the Incentives Program. For lots with steep topography, the minimum net usable area shall be determined by the Planning Director based upon the site it Area 7200 sq. Ft. idding Pad: 6500 sq. Ft. constraints analysis in order to minimize disturbance to Minimum Level Building Area the sloped areas. The site design should minimize cut and fill as much as possible. M. Watercourses and Drainage The planning and design of residential communities should protect the natural land forms watercourses and drainage patterns of the site. Consideration should be given to linear parks and enhancement of the edges along watercourses and drainage ways. Efforts should be made to protect and preserve the natural vegetation along watercourses and to re -vegetate degraded areas. N. Recreational Vehicle Parking No recreational vehicle shall be stored in the front yard, or on the driveway in the front of any residential structure. 2. The storage of boats, camper trailers, or other watercraft or non-commercial vehicle may be permitted in the side yard so long as it is located behind an opaque wall, fence, or gate. A paved parking surface is required. Countrywide Design Standards and Guidelines August 20, 2014 Page 17 III. RESIDENTIAL STREET DESIGN Residential streets shall be designed with the goal of facilitating the desired general residential design concepts. The following elements shall be used to accomplish this goal: i 1 At , Curvilinear Streets add Interest to the Streetscape A. Street Pattern: Curvilinear and Grid Street Design The design of the overall street pattern should present a variety of streetscapes, offer various driving and pedestrian experiences, clearly distinguish between streets of varying purposes and carrying capacities and ensure safe, walkable local neighborhoods. Curvilinear streets offer an ever -changing scene while straight streets offer concentrated focus and landmark/vista opportunities. Either may be permissible. Grids, particularly with short, walkable blocks are encouraged as are traffic calming features associated with neighborhood streets such as chicanes, chokers or bulbs, T-intersections, diverters and round -a -bouts. To the extent possible, direct connections with adjoining properties and projects are encouraged to alleviate congestion on arterials and secondary highways. All applicants are requested to consult with Transportation and Planning Staff concerning an acceptable street design concept. Examples of acceptable designs are available upon request. Projects are encouraged to be designed with efficient street circulation patterns that provide visual interest and creativity to the subdivision design. B. Street Width Reductions The County General Plan and ordinances provide for local roads (36-foot wide within a 56-foot right- of- way) that may serve to reduce speeds in residential areas and encourage pedestrian use, while providing for emergency vehicular access. Within planned private communities, a further reduction in local street width may be appropriate, subject to the review and approval of the Transportation Department. In these instances, the private streets should have parking restrictions in place and enforced by a Home Owner's Association to assure that proper access for emergency vehicles is maintained at all times. C. Minimum Street, Median, Reverse Frontage, and Parkway Widths The following table shows the minimum street, median, and parkway widths (refer to the Exhibit indicated in the Exhibit column for illustrated sections of these requirements). These standards are adopted as a part of the General Plan and are duplicated here as a convenient reference. Separate standards may be adopted for rural and mountainous areas. Countrywide Design Standards and Guidelines August 20, 2014 Page 18 Total Width: Total Minimum ROW Curb to Median Parkway Landscaping Side Exhibit Street Type Curb Width Width walk per Side Local 56' 36' Not 10, 5' 5' F required Collector 74' 44' Not 15' 10, 5' G required Secondary 100, 64' Not 18' 13' 5'' H required Major 118' 76' 12' 21' 16' 5' 2 1 Painted Arterial 128' 86' 18' 21' 15" 6' J (Commercial) Arterial 128' 86' 18' 3 21' 16' 5' 2 K (Residential) Urban Arterial 152' 110, 14' 21' 15, 6' L (Commercial) Urban Arterial 152' 110, 14' 3 21' 16' 5' 2 M (Residential) (1) 5' Sidewalk in middle of 18' parkway (2) 5' Meandering sidewalk for 21' parkways (3) Curbed and landscaped medians D. Bus and Transit - Related Facilities Bus stops, turnouts, bus shelters, and other transit facilities shall be provided in accordance with the standards established by the Riverside Transit Agency and other applicable agencies. Residential areas planned adjacent to commercial centers shall consider convenient vehicular and pedestrian access to the centers and transit access areas. Countrywide Design Standards and Guidelines August 20, 2014 Page 19 IV. LANDSCAPE DESIGN STANDARDS A. Neighborhood Entry Statements Any Schedule A Subdivision with 50 lots or greater shall have entry statements that create a distinctive image of a particular residential development. This entry feature should be designed to assist passing motorists to easily identify the development, and should complement the overall appearance of the greater community of which it is a part. Exhibit "C" provides an illustrative example of an entry monument and landscaping. All intersections of General Plan roads classified as Secondary Highway or higher shall have tract entrance designations. A tract entrance designation shall consist of a neighborhood identification sign on a decorative wall or monument, with at least a twelve -foot depth of landscaping (measured from the right-of-way line) surrounding the wall or monument (Exhibit "B"). No element of the tract entrance designation shall be placed within the public right-of-way. The developer shall create private party maintenance arrangements for these elements at the time the project is built. Countrywide Design Standards and Guidelines August 20, 2014 Page 20 B. Corner Cutbacks or Cutoffs Corner cutbacks or cutoffs shall be included at all intersections of General Plan roads classified as Secondary Highway or higher with all designated tract entrances. A minimum curb radius of 35 feet shall be provided at these intersections (Exhibit C). C. Landscaped Medians Where required, landscaped street medians shall be constructed for the following road classifications within the Districts, consistent with the following Exhibits: Exhibit "J" Commercial Arterial Highway Exhibit "K" Residential Arterial Highway Exhibit "L" Commercial Urban Arterial Highway Exhibit "M" Residential Urban Arterial Highway Similarly, at all designated residential tract entrances from roadways classified as Secondary Highways or higher, a landscaped entry median shall be installed. Decorative trees, shrubs, and drought tolerant landscaping planted in medians should be clustered in random patterns rather than planted in evenly -spaced locations. Other acceptable median treatments include stamped concrete or river rock between landscaped areas. D. Reverse Frontage Treatments Where reverse frontage occurs on Schedule "A" residential streets, the following guidelines shall apply: The reverse frontage is defined as the parkway and sidewalk widths combined. Wider reverse frontage treatments should be employed on General Plan roadways with eighty- eight feet of right-of-way or more or where design considerations would make them appropriate (e.g., where project amenities like bike or jogging paths are included). • Meandering walks should be constructed to provide a random influence to the rigid geometry of the adjoining street scene. Adequate parkway widths are required to assure that the sidewalks create unique landscaping opportunities and do not take on a cramped, arbitrary appearance. Meandering walks that are designed to make use of existing mature trees or other natural aspects, e.g., large boulders, are encouraged. Countrywide Design Standards and Guidelines August 20, 2014 Page 21 Meandering sidewalks are encouraged and should be incorporated at the Specific Plan Map/Tentative Tract Map stage of project development. When a meandering sidewalk is appropriate along a particular reverse frontage, it shall be constructed consistent with the standards and examples shown in Exhibit A and Exhibit E. • Equestrian or hiking trails and bikeways and other recreational facilities shall be integrated into such treatments wherever required by current adopted local and regional trails system plans. • The location of lakes, parks, and other open space assets adjacent to major roads and other community entry points is encouraged to enhance community appearance and identity. • Reverse frontage treatments shall be maintained by a property owners' association or other maintenance entity, approved by the County, which insures maintenance in perpetuity. • Community perimeter (or theme) walls shall be solid walls located where view opportunities are not available. Plain concrete block walls are not permitted along reverse frontage areas. Wood fencing or other like -material walls are not permitted along reverse frontage areas. Brick, slump stone, tile, textured concrete, or other material walls that require little or no maintenance are required. Use of ivy or other vegetative material to soften and punctuate the appearance of walls and reduce the likelihood of graffiti is strongly encouraged. The use of capping in conjunction with other vertical design elements to temper the top line of the wall is also encouraged. Where privacy of views is not an issue, powder -coated tubular steel or wrought iron sections may be constructed in perimeter walls in order to take advantage of casual view opportunities. A combination of a two- foot to three-foot high solid wall base with a wrought iron or tubular steel fence section between solid pilasters is a recommended design alternative. • The typical maximum height of walls or fencing shall be six feet. Note that a greater height for perimeter walls may be required where noise mitigation or other special circumstances would dictate. Countrywide Design Standards and Guidelines August 20, 2014 Page 22 Recreational amenities should be encouraged as a part of reverse frontage treatments. For a maximum effect, landscaping within the reverse frontage treatments shall be designed to have a "stepped -up" appearance, with low flowering ground cover nearest the curb, progressing to low and/or medium height plants or shrubs, and on to randomly clustered street trees near the perimeter wall of the tract. Plants shall be selected from the applicable Water District's approved list. E. Yard Landscaping Requirements All new residences shall be provided with front yard landscaping and an automatic irrigation system. Drought tolerant landscape materials should be used as much as possible, especially in the desert areas. Landscaping shall be provided as follows: • A minimum of six, five -gallon shrubs, one 24" box tree (minimum 2" caliper), and one 15 gallon or larger tree (minimum 1" caliper) shall be planted along the front of all homes (garage and side yard gate areas are excluded). • Creative project design uses of hardscape, decorative gravels, placement of landscaping for afternoon shade and water efficient irrigation systems are encouraged. • Landscaping should also consider the often high wind conditions of many portions of the county, providing hedges and windbreaks where appropriate, such as in common areas, and the strong securing of recently planted trees. • Street parkways and common lots, such as retention basins, shall be provided with landscaping consisting of decorative gravels, living ground covers, shrubs, and some trees • Additional street facing common landscape planters should be encouraged in subdivision design for bikeways, recreational trails, neighborhood entry statements and noise buffering. • An appropriate maintenance entity shall be required for landscaping installed outside of the street right-of-way. • Location of landscaping shall be in accordance with applicable County Ordinances. • Drought tolerant landscape materials shall be provided in accordance with Ordinance No. 348. Countrywide Design Standards and Guidelines August 20, 2014 Page 23 APPENDIX A Exhibit A: Meandering Sidewalk Exhibit B: Entry Monument and Landscaping Exhibit C: Entry Median Landscaping and Concrete Stamping Exhibit D: Landscaped Berms Exhibit E: Reverse Frontage Treatments Exhibit F: General Local Street Exhibit G: Collector Streets Exhibit H: Secondary Highway Exhibit I: Major Highway Exhibit J: Commercial Arterial Highway Exhibit K: Residential Arterial Highway Exhibit L: Commercial (Urban) Arterial Highway Exhibit M: Residential (Urban) Arterial Highway Countrywide Design Standards and Guidelines August 20, 2014 Page 24 FL T MIN. R=200' MIN, 500' MAX. - 12' r 5' R=200' MIN, 500' MAX. --- I-- I I FOR R=200'. L=100' FOR R=500', L=150' LANDSCAPING NOT COUNTY MAINTAINED TO BE MAINTAINED BY OTHERS (ONLY SIDEWALK MAINTAINED BY THE COUNTY) 2% MIN. 2% vn VARIES 5' 2' MIN 2.5' MIN Exhibit A 670 FL FL 2.rtc� 21 NOTES: 1. RADII FOR CURVED SIDEWALK SHALL VARY BETWEEN 200' AND 500' AT FRONT OF SIDEWALK 2. SIDEWALK SHALL BE A MINIMUM OF 6' IN WIDTH ADJACENT TO CURB. 3. SIDEWALK SHALL BE T AWAY FROM CURB FACE EXCEPT AT CURB RETURNS AND BUS STOPS. 4. SIDEWALK LAYOUT ON PLANS IS CONCEPTUAL ONLY, APPROVAL OF THE FINAL SIDEWALK LAYOUT SHALL BE MADE IN THE FIELD AND ADJUSTED AS NECESSARY TO MEET FIELD CONDITIONS AS APPROVED BY THE INSPECTOR PRIOR TO FINAL CONSTRUCTION COUNTYWIDE DESIGN GUIDELINES 1-29-04 COUNTY OF RIVERSIDE MEANDERING SIDEWALK Countrywide Design Standards and Guidelines August 20, 2014 Page 25 Exhibit B ENTRY MONUMENT AND LANDSCAPING DATE PALMS -i I EVERGREEN ACCENT TREES f 1 r � .I• �1,V�v�t :� try/ •�_=.Fyn , �c�`"� r + a,M�'f* . ,�i -t�. � �;. !� V i PRECAST FINIAL CANTERRA STONE FACING SIGN LETTERS - PER OWNER CANTERRA STONE SIGN BACKGROUND UPLIGHTING OF LANDSCAPING AND SIGN IS REQUIRED COUNTYWIDE DESIGN GUIDELINES COUNTY OF RIVERSIDE ENTRY MONUMENT AND LANDSCAPING Countrywide Design Standards and Guidelines August 20, 2014 Page 26 Exhibit C ENTRY MEDIAN LANDSCAPING & CONCRETE STAMPING 12' MINIMUM DEPTH OF LANDSCAPING MINIMUM 10' WIDE BY 20' LONG ENTRY MEDIAN 20' MINIMUh4 tMINIMUM' I I I SHRUBS & GROUNDCOVER AREA I ACCENT PALM TREES w w w W Uj w � c U U Z Z O 0 R 35' z� PUBLIC SIDEWALK Y TURF AREA MONUMENT SIGN WALL EVERGREEN ACCENT TREES ACCENT PALM TREES THE CROSS -SECTIONAL R.O.W. AT THE ENTRY TO THE TRACT WILL BE WIDER THAN STANDARD. THE ENTRY R.O.W. SHALL TRANSITION TO THE STANDARD R.O.W. PRIOR TO THE FIRST INTERSECTING STREET WITHIN THE TRACT. COUNTYWIDE DESIGN GUIDELINES COUNTY OF RIVERSIDE ENTRY MEDIAN LANDSCAPING AND CONCRETE STAMPING Countrywide Design Standards and Guidelines August 20, 2014 Page 27 LANDSCAPED BERMS IAN[1SCAPF SIDEWALK OFFSI FROM CURB TURF PARKWAY FORMAL STREEI TREES ENHANCED PARK WHERE DESIGNA INCLUDES 12' BI( PEDESTRIAN PAT C DESI Exhibit D Countrywide Design Standards and Guidelines August 20, 2014 Page 28 Exhibit E RESIDENTIAL LAND USE NUISANCE FLOW CONCRETE DITCH am�� ACCENT TREE BRIDGERIPARIAN THEMATIC ..NG AT FLACKRIGHT OF WAI>I�C 4.9 max ssssssssrc�.�i�r'AVAT �s�:�. ftan= RESIDENTIAL LAND USE EXAMPLE OF DESIGN ADJACENT TO EASTVALE DRAINAGE PLAN FLOOD CHANNELS. 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ALL VINYL FENCING MUST BE COMMERCIAL GRADE. 2. ALUMINUM POST AND ALUMINUM BOTTOM RAILS ARE REQUIRED (NO WOOD OR GALVANIZED MATERIAL). 3. ALL SUBMITTALS REQUIRE PLANS AND CALCULATIONS FOR 101 MPH WIND SPEED. MINIMUM EXPOSURE "C". 4. PLANS AND CALCULATIONS SHALL BE SUBMITTED WITH FENCE AND WALL PLOT PLAN. 5. ALL FENCING INSTALLATIONS WILL REQUIRE CONTRACTOR CERTIFICATIONS. 6. GROUND MOUNT ONLY, NOT TO EXCEED 7 FEET IN HEIGHT. 7. ANY DEVIATIONS FROM THIS STANDARD WILL REQUIRE PLANNING DEPARTMENT APPROVAL AND MAY REQUIRE BUILDING PERMITS. 8. FOOTING DEPTHS SHOULD BE PER TABLE 1 AS SHOWN BELOW. ALUMINUM RAIL (951) 955-3200 FAX-(951) 955-1817 COMMERCIAL GRADE FENCING "A" "B" FENCE HEIGHT FOOTING DEPTH N � _, : 2 0 ,', 24" o COUNTY OF RIVERSIDE PLANNING DEPARTMENT INTERIOR VINYL FENCING FOR TRACT HOMES COU1,1TYWIDE DESIGN C3UIDELINES 8-20-14 Countrywide Design Standards and Guidelines August 20, 2014 Page 38 Exhibit O 1 1 I 1 1 I I 1 I 1 1 1 1 I 1 1 I 1 1 I 3 1 1 I I LEGEND: �i DECORATIVE MANSONRY BLOCK WALL ALONG PORTIONS VIEWABLE FROM STREET. O VINYL FENCING AT REAR AND SIDEYARDS BETWEEN LOTS. Q 3'WIDE SIDEYARD ACCESS GATE. 4r*l (951) 955-3200 FAX: (951) 955-1817 COUNTY OF RIVERSIDE PLANNING DEPARTMENT INTERIOR VINYL FENCING FOR TRACT HOMES COUNTYWIDE DESIGN GUIDELINES -20- Countrywide Design Standards and Guidelines August 20, 2014 Page 39 Appendix B ADDITIONAL PHOTOGRAPHIC EXAMPLES Countrywide Design Standards and Guidelines August 20, 2014 Page 40 Building Articulation 7 Countrywide Design Standards and Guidelines August 20, 2014 Page 41 Front Porch Treatments OF A i Countrywide Design Standards and Guidelines August 20, 2014 Page 42 Examples of Landscape Buffers, Mini -Parks, and Paseos r Countrywide Design Standards and Guidelines August 20, 2014 Page 43 . •x •' a T Garage Door Treatments YAPlanning Master Forms\Misc Public Forms and Documents\Countywide Design Standards and Guidelines.doc Countrywide Design Standards and Guidelines August 20, 2014 Page 45