SP 2014-1001The Estates at Griffin RanchTHE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Project Team
Applicant
Griffin Ranch Investors, LP
c/o Mark Majer
23 Corporate Plaza #150
Newport Beach, CA 92660
Consultant Team
MSA Consulting
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Paul DePalatis, AICP
Bruce Kassler, PE
Nicole Vann
David Dewegeli
Derek Gallerani
Craig Brudin
Amy Lee
RGA Associates
74020 Alessandro, Suite E
Palm Desert, CA 92260
Ron Gregory
Luke Taylor
Cathy Cieslowski
Bucilla Group Architects
19782 Macarthur Boulevard, Suite 270
Irvine, CA 92612
Greg Bucilla
Waterscapers
17011 Beach Blvd, Ste. 900
Huntington Beach, CA 92647
Rick McGuire
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS
TABLE OF CONTENTS
Chapter I: Introduction & Setting
1.1 Executive Summary ..................................................................................... 1
1.2 Purpose & Intent ......................................................................................... 1
1.3 Project Location .......................................................................................... 2
1.4 Site Characteristics ...................................................................................... 2
1.5 Background & History ................................................................................. 6
1.6 Development Concept ................................................................................ 6
1.7 Project Objectives ....................................................................................... 7
1.8 General Plan & Zoning ................................................................................ 7
1.9 Utility & Service Providers........................................................................... 8
1.10 Entitlement Process .................................................................................. 11
Chapter 2: Master Plan
2.1 Land Use .................................................................................................... 13
2.2 Circulation ................................................................................................. 15
2.3 Open Space & Recreation ......................................................................... 18
2.4 Water & Sewer .......................................................................................... 21
2.5 Grading & Drainage ................................................................................... 25
2.6 Phasing Plan .............................................................................................. 29
Chapter 3: Development Regulations
3.1 Overview ................................................................................................... 32
3.2 Planning Area 1 ......................................................................................... 32
3.3 Planning Area 2 ......................................................................................... 37
3.4 Planning Area 3 ......................................................................................... 40
Chapter 4: Design Guidelines
4.1 Overview ................................................................................................... 42
4.2 Architectural Guidelines ............................................................................ 42
4.3 Landscape Guidelines ................................................................................ 44
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS
Chapter 5: Plan Administration
5.1 Overview ................................................................................................... 50
5.2 Implementation......................................................................................... 50
5.3 Amendment .............................................................................................. 51
5.4 Interpretation ............................................................................................ 51
5.5 Enforcement .............................................................................................. 52
Chapter 6: General Plan Consistency
6.1 Overview .................................................................................................. 53
6.2 Consistency Analysis ................................................................................. 54
FIGURES
1.1 Regional Location Map ................................................................................................. 3
1.2 Local Vicinity Map ......................................................................................................... 4
1.3 Site Conditions Map ...................................................................................................... 5
1.4 General Plan Map ......................................................................................................... 9
1.5 Zoning Map ................................................................................................................. 10
1.6 Public Services ............................................................................................................. 12
2.1 Conceptual Land Use Plan .......................................................................................... 14
2.2 Conceptual Street Plan ............................................................................................... 16
2.3 Typical Street Cross-Sections ..................................................................................... 17
2.4 Conceptual Open Space Plan ..................................................................................... 19
2.5 Conceptual Fencing & Wall Plan ................................................................................ 20
2.6 Conceptual Water Plan ............................................................................................... 22
2.7 Conceptual Sewer Plan ............................................................................................... 23
2.8 Conceptual Irrigation Plan .......................................................................................... 24
2.9 Conceptual Grading Plan ............................................................................................ 26
2.10 Conceptual Perimeter Wall Cross Section ................................................................ 27
2.11 Conceptual Drainage Plan ......................................................................................... 28
2.12 Conceptual Lake Edge Cross Section ........................................................................ 30
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN TABLE OF CONTENTS
2.13 Conceptual Phasing Plan ........................................................................................... 31
3.1 Planning Area Diagram ............................................................................................... 33
3.2 Planning Area 1 - Estate .............................................................................................. 36
3.3 Planning Area 2 – Residential .................................................................................... 38
3.4 Planning Area 2 - Typical Lot ....................................................................................... 39
3.5 Planning Area 3 – Recreation and Lake ...................................................................... 41
4.1 Conceptual Landscape Plan ........................................................................................ 45
TABLES
1.1 Surrounding Uses .......................................................................................................... 2
1.2 Utility and Service Providers ......................................................................................... 8
2.1 Land Use Tabulation ................................................................................................... 13
2.2 Annual Water Savings with Lake ................................................................................. 21
3.1 PA-1 Development Standards ..................................................................................... 34
3.2 PA-1 Estate Event Guidelines ...................................................................................... 35
3.3 PA-2 Development Standards ..................................................................................... 37
3.4 PA-3 Development Standards ..................................................................................... 40
4.1 Plant Material Palette ................................................................................................. 48
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER I: INTRODUCTION & SETTING
1.1 EXECUTIVE SUMMARY
he Estates at Griffin Lake Specific Plan (Specific Plan) is organized in six chapters, as described
below. Each addresses a different aspect of the project ranging from a description of existing
conditions and master plan components to plan implementation.
Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting
and history, legislative authority for the Specific Plan, entitlement process and other contextual
information.
Chapter 2, Master Plan: This section describes the primary master plan components required for orderly
development of the property. These include land use, circulation, open space and recreation, water and
sewer, grading and drainage, and phasing.
Chapter 3, Development Regulations: This section establishes the allowable uses and development
standards applicable within the Specific Plan Area. Development regulations are listed for each distinct
Planning Area.
Section 4, Design Guidelines: This section outlines architectural and landscape design approaches and
themes intended to guide the visual appearance of future development.
Section 5, Plan Administration: This section describes the various processes and procedures used to
administer and implement the adopted Specific Plan.
Section 6, General Plan Consistency: This section presents a consistency analysis comparing the Specific
Plan project with the development policy outlined in the City’s General Plan. The goal statements
contained in each General Plan Element provide a framework for the analysis.
1.2 PURPOSE AND INTENT
This Specific Plan is intended to guide future development and use of land within the Griffin Estate
Specific Plan boundary, including the establishment of site specific development plans, guidelines, and
regulations. The Specific Plan is intended to ensure quality development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan.
While this Specific Plan defines the location, type and amount of development allowed within the
Specific Plan Area, consistent with the requirements for Specific Plans identified in State Planning and
Land Use Law, it is intended to provide a degree of flexibility to allow development to respond to
consumer demand and opportunities in the marketplace.
This document has been prepared pursuant to California Government Code Section 65450, which grants
local governments the authority to prepare specific plans as a systematic means of implementing their
General Plan. California Government Code Sections 65450 through 65454 establishes the authority to
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with
the General Plan.
1.3 PROJECT LOCATION
The Estates at Griffin Lake Specific Plan is located approximately 105 miles from the City of Los Angeles
and the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. As
shown on Figure 1.1, Regional Location Map, the specific plan is situated in the southeast portion of the
Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The project is
accessible from Interstate 10 by way of Jefferson Street with immediate access to Avenue 52 on the
north.
The Specific Plan consists of a 40-acre parcel (APN 767-320-013) on the south side of Avenue 54
approximately ¼ mile east of Madison Street. The property contains the Merv Griffin Estate and is
surrounded on the west, south and east sides by the Griffin Ranch Specific Plan and on the north by
Avenue 54 and the Madison Club. Figure 1.2, Local Vicinity Map, depicts the physical setting of the
property. Surrounding land uses are listed in Table 1.1.
Table 1.1- SURROUNDING USES
Jurisdiction General Plan Zoning Existing Use
North
La Quinta OS/LDR GC/RL Ave 54, Madison Club
South La Quinta LDR RL Griffin Ranch
East La Quinta LDR RL Griffin Ranch
West La Quinta LDR RL Griffin Ranch
1.4 SITE CHARACTERISTICS
As shown in Figure 1.3, Site Conditions Map, the property contains the existing Merv Griffin Estate,
which is comprised of the Griffin home, outbuildings, pool and patio areas in the northwest corner of
the site along with stables, corrals and pasture areas extending to the east and a lake to the south. The
southern half of the site was developed with a horse track. Alfalfa was grown in the center of the track.
A windbreak of Tamarisk trees follows the east, west and south boundaries. The property also contains a
well and water holding tank used historically to provide potable water to the home, irrigation for the
grounds and a water supply for the existing 2.1-acre lake. Avenue 54, which fronts the property on the
north, is fully improved to its ultimate width. The property is enclosed by an existing block wall which
has access to Avenue 54 at two separate locations with existing curb cuts. The stretch of wall along
Avenue 54 is 8-feet high atop a 3-foot berm and was approved for construction in November of 2006.
Site topography slopes gently to the southeast from a high elevation of 490.4 at the northwest property
corner to a low elevation of 480.3 at the southeast property corner.
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N.T.S.
REGIONAL LOCATION MAP
FIGURE 1.1
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: U.S.G.S., RCTLMA, ESRI
N.T.S.
LOCAL VICINITY MAP
FIGURE 1.2
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: City of La Quinta
PROJECT
SITE
PROJECT SITE
N.T.S.
SITE CONDITIONS MAP
FIGURE 1.3
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: City of La Quinta
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
1.5 BACKGROUND AND HISTORY
Griffin Ranch - The 40-acre estate was originally part of a 320-acre land assembly owned by Merv
Griffin. The remaining 280 acres were sold and entitled as the Griffin Ranch Specific Plan (SP) that now
surrounds the property on three sides. The SP was designed to Mr. Griffin’s specifications. To protect
his privacy, the design included a gradation in lot size, with larger 1-acre lots adjacent to his 40-acre
estate, transitioning to a double-tier of half acre lots then to smaller lots (minimum 11,000SF)
throughout the balance of the project. To benefit the Merv Griffin Estate, the 1-acre lots were also
separated from the estate by a single-loaded perimeter road with open space and a trail buffer so the
lots did not adjoin the estate boundary. These lots were positioned with their front yards facing toward
the estate property. To date, no homes have been built on the 1-acre lots while the balance of the site
is being actively developed by Lennar Communities, including construction of a new community
clubhouse. The overall 280-acre Griffin Ranch project concept is shown below.
2 3
Griffin Estate - The Merv Griffin Estate originally contained Mr. Griffin’s 40-acre personal residence and
grounds. After Mr. Griffin passed away, the estate was sold, renovated and has been rented for family
gatherings, social events, and desert retreats since early 2013. The facilities are reserved primarily by
families vacationing for short periods ranging from one day to one week. Use occurs primarily in the fall,
winter, and spring. Although the facilities are available throughout the year, fewer bookings occur
during the summer months. The Griffin Estate is also rented for political functions, corporate events,
executive dinner parties and other short-term social events.
1.6 DEVELOPMENT CONCEPT
The Specific Plan seeks to preserve the original feel of the estate as Mr. Griffin envisioned it. The design
would restore and upgrade the estate facilities in the northwest corner for use as a luxury residential
rental and private event grounds, create a new enclave of high end single family homes on lots that are
no less than 10,000 square feet and expand the existing lake to act as a physical barrier between the
two uses, an active and passive open space amenity, a runoff detention facility and an irrigation
GRIFFIN ESTATE
GRIFFIN RANCH SPECIFIC PLAN
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
reservoir. Additionally, the project contemplates preserving a portion of the existing Merv Griffin estate
stables to be incorporated as part of the proposed community recreation center. The recreation center
serves as an additional buffering use between the estate and residential subdivision portions of the
project.
1.7 PROJECT OBJECTIVES
Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering
feasibility, market acceptance, economic viability, water efficiency, General Plan goals, and compatibility
with surrounding land uses were considered during the planning process. In order to ensure the
functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of
this Specific Plan, unique project objectives were established as follows:
To reflect consistency with the goals and policies of the La Quinta General Plan as described in
Chapter 6.
To capitalize on existing site resources, including the Griffin Estate, lake, and available canal
water to create a high quality, master planned project that can be differentiated from other
residential communities in the vicinity.
To develop the property with residential and special event uses in a manner compatible with
surrounding residential development by applying appropriate planning, landscaping and
architectural design approaches.
To provide high-quality single family residences designed to be marketable and meet increased
housing demand driven by population growth and retiring seniors.
To create a water-efficient lake feature supplied by available canal water to provide a signature
amenity with multiple beneficial uses including recreation (non-motorized boating), storm water
runoff retention, open space/aesthetics, separation of residential and estate uses and irrigation
pumping for residential landscaping.
To conserve local groundwater resources by irrigating the project with canal water stored for
pumping from an onsite lake.
1.8 GENERAL PLAN & ZONING
General Plan - The La Quinta General Plan, updated in early 2013, establishes the City's policy relative to
the planned future pattern, intensity, density, and relationships of land uses in the City and the various
infrastructure systems needed to effectively support those land uses. This Specific Plan implements the
La Quinta General Plan by bringing detailed policies and regulations together into a focused
development plan for the Specific Plan Area. It serves as a link between the La Quinta General Plan and
more detailed implementing development applications (e.g. Tentative Maps, Site Development Permits)
within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the La
Quinta City Council, will govern all facets of project development including the distribution of land uses,
location and sizing of supporting infrastructure, as well as development standards and regulations.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Figure 1.4, General Plan Map, displays the existing General Plan Land Use for this site as LDR (Low
Density Residential) allowing densities up to 4 dwelling units per acre (du/ac). The proposed project is
consistent with this designation.
Zoning
Zoning implements the General Plan land use by applying appropriate development standards for
allowable uses, minimum lot size, yard setbacks and similar development considerations.
Figure 1.5, Zoning Map, displays the existing Zoning for this site as RVL (Very Low Density Residential).
The RVL Zoning is presently inconsistent with the General Plan land use and needs to be modified.
Adoption of the Specific Plan will effectively update the zoning, bringing it into conformity with the
City’s General Plan.
1.9 UTILITY & SERVICE PROVIDERS
The Estates at Griffin Lake project is within the service area of the utility and service providers listed in
Table 1.2.
Table 1.2- UTILITY & SERVICE PROVIDERS
Utility/Service Agency Address Phone
Sewer CVWD 75-525 Hovley Lane, Palm Desert, CA. 92211 760.398.2651
Water CVWD 75-525 Hovley Lane, Palm Desert, CA. 92211 760.398.2651
Natural Gas Southern California Gas P.O. Box 3150, San Dimas, CA. 91773 877.238.0092
Electric IID P.O. Box 937, Imperial, CA. 92251 760.335.3640
Cable TV Time Warner 44-425 Town Center Way Suite H, Palm Desert, CA. 92211 760.340.2225
Police Riverside County 86-625 Airport Blvd., Thermal, CA. 92274 760.863.8990
Fire Riverside County 77-933 Las Montanas Road 201, Palm Desert, CA 92211 760.869.8886
Solid Waste Burrtec 41575 Eclectic Street, Palm Desert, CA. 92260 760.340.2113
Schools CVUSD 87225 Church St, Thermal, CA 92274 760.399-5137
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PROJECT
SITE
AVENUE 54
MA
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N.T.S.
GENERAL PLAN MAP
FIGURE 1.4
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: City of La Quinta
LEGEND:
Low Density Residential
Open Space - Recreation
Street Rights of Way
PROJECT
SITE
N.T.S.
ZONING MAP
FIGURE 1.5
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Very Low Density Residential (RVL)
Low Density Residential (RL)
Golf Course (GC)
Low Density Agriculture/Equestrian Residential
Equestrian Overlay
Exhibit Date: July 7, 2014Source: City of La Quinta
Major Community Facility (MC)
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
1.10 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this project:
Financing Tentative Parcel Map (FTPM) - The FTPM is intended to allow the estate parcel to be
separated from the balance of the site for purposes of transfer and sale. The FTPM requires only a
Director’s hearing.
Specific Plan (SP) - The SP will cover the entire 40-acre site to provide a comprehensive development
plan including the interface between the estate and residential uses. The SP requires separate public
hearings before the Planning Commission (Commission) and the City Council (Council).
Tentative Tract Map (TTM) – The TTM is intended to subdivide the property into single family lots for
residential development. The TTM requires review by the Architectural and Landscape Review Board
(ALRB) and separate public hearings before the Commission and the Council.
Site Development Permit (SDP): The SDP is required by the City for final approval of landscape design,
architectural design, site plan (with single family residences plotted on each lot). This may be processed
concurrent with or subsequent to other entitlement approvals. The SDP requires review by the ALRB
and separate public hearings before the Commission and the Council.
Minor Use Permit – Parking, driveway and related renovations to the Merv Griffin Estate will require
submittal of a Minor Use Permit for approval by the Planning Director.
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CITY OF LA QUINTA
CITY OF COACHELLA
CITY OF INDIO
UNINCORPORATED
RIVERSIDE COUNTY
AVENUE 54
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HIGHWAY 111
PROJECT SITE
N.T.S.
PUBLIC SERVICES
FIGURE 1.6
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: City of La Quinta
LEGEND:
City Boundary
Emergency Services
Fire*
Police*
Public Services
School
City Hall/Library
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER 2: MASTER PLAN
2.1 LAND USE
he Specific Plan proposes a unique project with three primary components: an exclusive gated
residential community, a renovated celebrity estate to serve as a luxury residential rental for
hosting private events, and a signature, multi-use lake amenity with recreational, water
conservation, buffering and open space benefits. The location of land uses depicted in this Specific Plan
are conceptual and will be further refined through implementing Tentative Tract Map and Site
Development Permit approvals. Each project component is described below and accompanied by a
detailed discussion of land uses and relevant development standards in Chapter 3. Table 2.1, Land Use
Tabulation, provides a summary of land use acreages within the project.
Residential Use - The project will create an exclusive community of 78 new residential homes, many
with lake frontage and all on minimum 10,000 square foot lots. A Home Owners Association (HOA) will
be formed for the project.
Estate Use - The Merv Griffin Estate, which has been recently rehabilitated, will be retained for use as a
luxury residential rental property to accommodate private events, functions and fund-raisers. The estate
has been operating successfully in this capacity since early 2013.
Recreational Use – The project will include an approximately 6-acre multi-use lake. This environmentally
sensitive water feature will serve to reduce groundwater consumption while also creating a signature,
water-based project amenity. This is because, without the lake to serve as a reservoir, the project
would be unable to use available canal water and would be forced to rely on potable water from the
aquifer for irrigation. The benefit to local groundwater resources is quantified in Table 2.2 later in this
chapter. The lake will serve multiple beneficial purposes including recreation (non-motorized boating),
storm water runoff retention, open space/aesthetics, separation of residential and estate uses and
irrigation supply for landscape maintenance, including residential lots and HOA common areas.
Table 2.1 - LAND USE TABULATION
Land Use Acres Density DU's
Residential Lots 26.2 -- 78
Residential Streets --
Residential Subtotal 3.0
Estate 5.2 -- 1
Lake 6.0 -- 0
Community Center 0.8 -- 0
NET TOTALS 38.2 2.0 1 79
Avenue 54 (Public Street) 1.6 -- N/A
GROSS TOTALS 39.8 1.9 1 79
Notes:
1. Allowable density is 4 du/ac.
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AVENUE 54
N.T.S.
CONCEPTUAL LAND USE PLAN
FIGURE 2.1
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Note: See Table I - 1 for acreage summary by land use.
Low Density Residential
Private Street
Public Street
Lake Open Space
Estate
Community/Fitness Center
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
2.2 CIRCULATION
Vehicular and pedestrian circulation systems are an important component of every development
project. The Estates at Griffin Lake provides direct and convenient vehicular access to each home
through a safe and efficient roadway network that complies with City engineering design standards.
These roads, because they carry very low traffic volumes, also accommodate safe pedestrian movement
within the project. The vehicular circulation system is illustrated in Exhibit 2.2, Conceptual Street Plan,
and accompanying street sections shown in Exhibit 2.3, Typical Street Cross Sections. Key aspects of the
circulation system are described following.
Entries - Vehicular access to the site will be provided via entries on Avenue 54 to effectively serve both
the estate and the residential community. The westerly entry will act as the primary access to the estate
and a secondary entry for neighborhood residents. It is designed to allow separate, gated access to the
estate and residential components off a central turning circle. The easterly entry is also gated and, as
the most direct route into the residential community, will be the primary access used regularly by
neighborhood residents. This second entry also allows residents to bypass the westerly entry during any
events held at the Estate. Each entry provides two lanes of travel in each direction and sufficient
stacking distance to accommodate traffic entering the project.
Private Streets - The vehicular circulation system consists of an interior network of private streets that
connect each home to the public roadway system at Avenue 54. Private streets are 40 feet wide with
10-foot wide public utility easements on either side. The interior private street section accommodates
parking on both sides. Constraints posed by the property location and surrounding land uses preclude
street connections to the east, west or south.
Pedestrian Access - Pedestrian circulation is accommodated by 40 foot wide, low speed, low volume
private streets as is common in desert communities. Although no sidewalks will be installed, streets will
allow pedestrians to easily and safely access the community center, lake and public sidewalk system on
Avenue 54 by walking, biking or electric vehicles.
Boating - The project’s private lake will accommodate small electric boats and manually powered
watercraft (e.g. canoes, kayaks). The lake is designed for convenient access at three points along the
residential street system and at the Estate grounds with docks for boat launching.
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AVENUE 54
***
N.T.S.
CONCEPTUAL STREET PLAN
FIGURE 2.2
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Note: See Figure 2.3 for Roadway Cross Sections
Private Local Street (40' R/W)
Half Street Dedication Only (54' R/W)
Exhibit Date: July 7, 2014Source: Bucilla Group Architecture
*Gated Entry Private Entry Street (58' R/W)
Public Street - Avenue 54 (108' R/W)
N.T.S.
TYPICAL STREET CROSS SECTIONS
FIGURE 2.3
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
WEDGE CURB
A.C. PAVEMENT
OVER A.B.
2%2%
STRIPED
PUBLIC STREET
(AVENUE 54)
CURB &
GUTTER
CL
EX. 6' WIDE
SIDEWALK
EX. MASONRY WALL
2 TRAVEL LANES
2%2%
CURB & GUTTER
BARRIER CURBBARRIER CURB
6'30'
R/W
PRIVATE ENTRY STREET
(PRIVATE STREET)
N.T.S.
PRIVATE STREET
(PARKING BOTH SIDES OF STREET)
N.T.S.
A.C. PAVEMENT
OVER A.B.
MEDIAN
18'
36'2'
10'P.U.E.R/W10'
2'
40'
WEDGE CURB
R/WP.U.E.
RAISED
MEDIAN
TRAVEL LANE TRAVEL LANETRAVEL LANETRAVEL LANE
58'
12'12'10'12'12'
CURB & GUTTER
EX. EASTBOUND TRAVEL (2 LANES)EX. PARKWAY
B.O.C.B.O.C.
54'
EX.
(HALF STREET DEDICATION ONLY)
N.T.S.
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
2.3 OPEN SPACE & RECREATION
Open space is a community asset with multiple benefits. It incorporates periodic open spaces into the
urban fabric, allows distant vistas, introduces greenery and shade for a more attractive and comfortable
living environment, and provides convenient access to recreational opportunities without leaving the
community. In the case of this project, open space also serves to separate different land uses.
Relevant features of the project open space system are shown in Figure 2.4, Conceptual Open Space
Plan, and Figure 2.5, Conceptual Fencing and Wall Plan. The project proposes three functional classes of
open space including:
Active open space (areas for physical activity and play)
Passive open space (areas for sitting and open viewing)
Private open space (areas for individual outdoor recreational use)
Community Center (Active Open Space) – The community center provides opportunities for active
recreation to all residents in the form of swimming, outdoor play, barbequing, family gatherings and
boating.
Estate Grounds (Active & Passive Open Space) – The Merv Griffin estate provides an historic element to
the property, enhancing both the resident and guest experience. The Estate’s extensive grounds will
provide its guests with ample opportunities for strolling, swimming, outdoor play and lake access.
Lake Amenity (Active & Passive Open Space) – The project features an approximately 6-acre lake for
recreational use by residents and guests of the community and the Estate. The operation of small
electric boats and human powered watercraft (paddle boats, canoes, kayaks) will be allowed, however,
swimming will not. There will be docking stations dispersed throughout the lake, and residential lots
with lake frontage will be allowed to add a personal dock for their electric or paddle boats, if they wish.
The lake will function as the focal visual open space element of the project introducing a broad expanse
of water and uninterrupted distant views of surrounding mountains.
Residential Yard Areas (Private Open Space) – Because the project features 10,000 square foot
residential lots, there will be ample opportunities for individual property owners to construct pools,
spas, shaded patios, and outdoor living/dining spaces for personal use within their own lot.
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AVENUE 54
N.T.S.
CONCEPTUAL OPEN SPACE PLAN
FIGURE 2.4
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MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
Common Area Open Space
Lake Open Space
Community/Fitness Center
0.4 ac.
6.0 ac.
0.8 ac.
Estate Grounds
Total Open Space:
5.2 ac.
12.4 ac.
Boat Dock
AVENUE 54
***
N.T.S.
CONCEPTUAL FENCING & WALL PLAN
FIGURE 2.5
PAGE 20
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Exhibit Date: July 7, 2014Source: RGA
*Gated Entry
Existing Perimeter Wall to remain
Existing Parkway Wall to be refinished & repainted
New Cement Plaster Wall to match Existing Parkway Wall
Notes: Each private lot will have a residential block wall. See Specific Plan Section 4.3 for typical wall sections.
Tubular Steel Fence
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
2.4 WATER & SEWER
Griffin Estate will be fully served with domestic water, irrigation water and sanitary sewer from public
systems managed by the Coachella Valley Water District (CVWD). All are available at the site, with no
offsite extensions required.
Domestic Water - As shown in Figure 2.6, Conceptual Water Plan, the Specific Plan proposes a network
of 12-inch and 8-inch water lines within the interior private street system to convey domestic water to
residences throughout the community. Water will connect at two locations with the existing 18-inch
waterline in Avenue 54.
Sanitary Sewer - As shown in Figure 2.7, Conceptual Sewer Plan, the Project also proposes a system of 8-
inch sewer mains within the private interior streets. This system will connect to a 12-inch sewer main
that has been stubbed out from the Griffin Ranch project at the southeast corner of the property.
Irrigation Water - As shown in Figure 2.8, Conceptual Irrigation Plan, non-potable canal water is
available for irrigation and lake use from an 18-inch non-potable waterline in Avenue 54. CVWD has
indicated that they would allow a private non-potable irrigation system with reservoir onsite to facilitate
the use of canal water for irrigation. The lake concept is attractive from a water-conservation standpoint
since it allows the project to irrigate by pumping non-potable canal water stored in the lake (reservoir)
rather than obtaining irrigation water from CVWD’s domestic system supplied by potable water from
the local aquifer. The lake also replaces what would otherwise be additional residential units, offsetting
a certain amount of ongoing water consumption. Table 2.2 shows the annual groundwater savings that
would result from this lake-based project design as compared against the conventional residential
community that would result without one.
Overall, the lake feature would conserve more than 21 million gallons of groundwater per year, 73% less
than a similarly sized conventional subdivision. To visualize this differently, the groundwater used by the
project is comparable to what a 24 lot conventional subdivision would consume. Calculations were
prepared and reviewed by CVWD, showing that the lake fits within acceptable water allowances.
Table 2.2 – ANNUAL WATER SAVINGS WITH LAKE
POTABLE WATER
FROM AQUIFER
used for domestic
household consumption
POTABLE WATER
FROM AQUIFER
used for irrigation
NON-POTABLE WATER
FROM CANAL
used for irrigation
TOTAL
SAVINGS
Project
with Reservoir/Lake
7,971,400 gal/yr
(78 lots)
0 gal/yr
25,004,200 gal/yr
--
Project
without Reservoir/Lake
8,993,200 gal/yr
(88 lots)1
20,807,100 gal/yr
0 gal/yr
--
Potable Water Savings
with Reservoir/Lake
1,021,800 gal/yr
(1,366 CCF/YR)
20,807,100 gal/yr
(27,817 CCF/YR) 21,828,900 gal/yr
(29,183 CCF/YR)
Source: RGA Landscape Architects
1. Assumes 10 additional lots could be constructed within the lake footprint.
2. 1 CCF (100 cubic feet) = 748 gallons
Page 21
AVENUE 54
WATER POINT OF
CONNECTION
WATER POINT OF
CONNECTION
N.T.S.
CONCEPTUAL WATER PLAN
FIGURE 2.6
PAGE 22
Exhibit Date: July 7, 2014Source: MSA Consulting, Inc.
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Existing 18" Water Main
Proposed 8" Water Main
Proposed 12" Water Main
AVENUE 54
SEWER POINT OF CONNECTION
N.T.S.
CONCEPTUAL SEWER PLAN
FIGURE 2.7
PAGE 23
Exhibit Date: July 7, 2014Source: MSA Consulting, Inc.
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Existing 8" VCP Sewer Main
Proposed 8" PVC Sewer Main
Proposed Sewer Manhole
AVENUE 54
CANAL WATER
CONNECT TO EXISTING
IRRIGATION LINE
UPPER LAKE
LOWER LAKE
DELIVERY POINT
IRRIGATION
PUMPING POINT
N.T.S.
CONCEPTUAL IRRIGATION PLAN
FIGURE 2.8
PAGE 24
Exhibit Date: July 10, 2014Source: MSA Consulting, Inc.
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Existing 18" PVC Irrigation Line (Canal Water)
Proposed 12" PVC Irrigation Line
Reservoir
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
2.5 GRADING & DRAINAGE
Site topography slopes gently to the southeast from a high elevation of 490.4 at the northwest property
corner to a low elevation of 480.3 at the southeast property corner. The highest point on the property is
the Estate home itself which has been raised and sits at an elevation of 497.4. The project includes a
number of unique grading aspects including the fixed elevation of the existing perimeter block wall and
the Griffin Estate along with the need to accommodate a level lake surface.
Surrounding properties on the south, east and west include unbuilt, but rough graded, 1-acre lots within
the Griffin Ranch project. The Specific Plan sits from one to five feet above these properties, with the
higher slopes occurring along the south property boundary, gradually decreasing as one moves
northward. Because grading and drainage are closely interrelated, they are addressed jointly in this
section.
Grading – Figure 2.9, Conceptual Grading Plan, shows the site contours and pad elevations that result
after grading. Overall, the site will be graded to slope toward the lake with controlled emergency
overflow from the lake to the eastern property boundary. Grading of the site will result in the creation
of building pads for individual residences and the excavation needed for lake expansion. Residential
areas will have pad elevations that are typically 2-3 feet below/above existing grade while the lake will
have a maximum depth of 8-12 feet, sloping gently upward to the shoreline. The Merv Griffin Estate will
remain at its existing grade.
Grading is designed to achieve positive surface flows (also see Figure 2.10) and protect all structures and
physical improvements from the 100-year storm, surface runoff, soil erosion and sedimentation both
during and after construction. 100% of the 100-year storm will be retained on site.
Earthwork (cut and fill) is balanced on site taking into account lake excavation, proper pad elevations,
street grades, underground gravity sewer and existing wall and estate grades. To help achieve this
balance, a two-foot high offset retaining wall will be used inside the existing perimeter wall to raise the
pad levels on portions of the south and east sides of the site without affecting the existing outer wall.
The wall height viewed from outside the property will appear unchanged as shown in Figure 2.10,
Conceptual Perimeter Wall Cross Section.
Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System
(NPDES) to control sediment discharge during construction.
Drainage – The project is completely surrounded by a perimeter wall which eliminates almost all offsite
storm flows from entering or leaving the site. As shown in Figure 2.11, Conceptual Drainage Plan,
“developed condition” surface drainage is conveyed by the local street system from residential lots to
the project’s private lake, which also functions as a retention basin. Street drainage will be discharged
over rip-rap surfaces to allow pollutants to settle out before reaching the lake.
A single underground storm drain line will convey drainage from Avenue 54 and the easterly north-
south street to the lake from areas too low to drain using direct street flow. Water from the storm
drain will enter the upper chamber of a drywell located near the southeast corner of the lake. Storm
water from small storms will infiltrate through the native soils below and surrounding the drywell. For
larger storms, the drywell will capture the “first flush” drainage while allowing the ongoing storm water
to bubble up through the open grate on top of the drywell and flow a short distance to the lake.
Page 25
AVENUE 54
1
487.7
79
2
487.2
3
486.7
4
486.2
5
485.7
75
484.7
76
484.3
77
483.9
78
483.5
69
483.4
70
484.2
71
485.0
485.5
72
74
486.5
487.7
68
484.2
66
483.3
67
483.7
65
482.8 64
482.4
63
483.7
62
483.7
61
483.2
60
483.5
59
483.5
58
482.9
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482.9
56
482.9
55
483.4
42
483.4
41
482.9
40
482.9
39
482.9
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483.2
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36
484.7
35
485.9
34
487.0
33
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32
488.1 31
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488.8
29
489.2
28
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27
490.0
26
490.4
25
490.4
24
488.6
23
487.5 22
485.0 21
483.7
20
483.2
19
483.0
18
482.6
17
482.6
16
482.5
15
482.9
14
482.9
13
482.5
12
482.7
11
483.1
10
483.5
9
483.9
8
484.3
7
484.7
6
485.1
73
486.0
49
484.350
490.4
51
489.8
52
489.4
53
489.0
54
488.6
43
483.9
44
483.4
45
483.4
46
483.8
47
483.8
48
483.8
12' DEEP
12' DEEP
7' DEEP
8' DEEP
6'
D
E
E
P
4.5' DEEP
4.5' DEEP
(497.0)
(488.0)
N.T.S.
CONCEPTUAL GRADING PLAN
FIGURE 2.9
PAGE 26
Exhibit Date: July 7, 2014Source: MSA Consulting, Inc.
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Pad Elevations483.0
Proposed Contours
Proposed Retaining Wall
Notes:
Deviation is allowed.
Grading is conceptual only. Subject to final engineering design.
Proposed Lake Bottom
481
P
/
L
PE 48
2
.
6
15' SET
B
A
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THE ESTATES AT
G
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I
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F
I
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H
PE 483.17
R
/
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R
/
W
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F
4
7
7
.
5
7
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E
(
4
7
6
.
9
)
5
0
'
1
2
2
'
GRIFFIN LAKE
P
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(
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)
MSA CONSULTING, INC.www.msaconsultinginc.com THE ESTATES AT GRIFFIN L
A
K
E
S
P
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C
I
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I
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P
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A
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:
J
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y
7
,
2
0
1
4
Source: MSA Consulting, Inc.N.T.S
.
Note: Cross sections shown are base
d
o
n
c
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c
e
p
t
u
a
l
g
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a
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Deviations may occur during prepara
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4
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.
6
6'
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1
'
4'
D
E
T
A
I
L
"
A
"
DETAIL "A"
AVENUE 54
LOWER LAKE
UPPER LAKE
N.T.S.
CONCEPTUAL DRAINAGE PLAN
FIGURE 2.11
PAGE 28
Exhibit Date: July 7, 2014Source: MSA Consulting, Inc.
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Drainage Direction
Drainage High Point
Drainage Low Point
Proposed Storm Drain
Notes:
Deviation is allowed.
Drainage is conceptual only. Subject to final engineering design.
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
The drywell’s top of grate elevation will be higher than the 100-year Water Surface Elevation (WSE) of
the lake so no water that is harvested in the lake for reuse will be lost.
During normal use, the water surface elevation of the lake will be maintained at a pre-determined level
for recreation and irrigation purposes. However, the water surface is expected to fluctuate slightly,
rising during storm events and falling during irrigation pumping. To accommodate this variation, a
sloped drainage easement is provided at the interface between lots and the lake edge as shown in
Figure 2.12, Conceptual Lake Edge Cross Section.
2.6 PHASING PLAN
The Specific Plan has been designed for construction in four phases over an approximate 2-3 year
period, subject to market demand. Construction is estimated to begin by late 2015 and be completed in
2018. The Phasing Plan represents the anticipated final map recordation and construction sequence as
depicted in Figure 2.13, Conceptual Phasing Plan. Phased development would begin in the north then
extend south and west accompanied by the orderly extension of roadways, public utilities, and
infrastructure needed to serve each phase.
Page 29
P
/
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4
8
3
.
7
3
:
1
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8
8
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0.8'
5
'
3.8'
4.5'
FF 484.37
1
0
.
4
'
LAKESIDERESIDENTIAL L
O
T
MSA CONSULTING, INC.www.msaconsultinginc.com THE ESTATES AT GRIFFIN L
A
K
E
S
P
E
C
I
F
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C
P
L
A
N
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7
,
2
0
1
4
Source: MSA Consulting, Inc.N.T.S
.
Note: Cross sections shown are base
d
o
n
c
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e
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a
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.
AVENUE 54
MODEL
COMPLEX
I
III
IV
II
N.T.S.
CONCEPTUAL PHASING PLAN
FIGURE 2.13
PAGE 31
Exhibit Date: July 7, 2014Source: MDM Investment Group
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary Phase I
Phase IIPhase Boundary
Note: Phasing is conceptual and subject to change as to number of units, location,
sequence and model complex siting in response to market conditions.
Phase IV
Phase III
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER 3: DEVELOPMENT REGULATIONS
3.1 OVERVIEW
lanning Areas represent logical subareas of development with common characteristics and
defining boundary features. The Griffin Estate project site is relatively small with little
topographic variation and few physical constraints. In response to this, the Griffin Estate Specific
Plan proposes three Planning Areas based on type of use and defined, for the most part, by
roadways, open space areas and retained portions of the Merv Griffin Estate. Planning areas for this
project are depicted in Figure 3.1, Planning Area Diagram.
This chapter identifies the development standards applicable to each Planning Area, including a
statement of development intent, a list of allowable uses, and a tabulation of relevant development
standards.
3.2 PLANNING AREA 1
Statement of Intent – Planning Area 1 (PA-1) is intended to allow the operation of a luxury estate rental
and event center using the existing Merv Griffin estate home, detached guest rooms and grounds.
Area Description - PA-1 provides for the preservation of the Merv Griffin estate home and immediate
grounds on 5.2 acres of land. Figure 3.2, Planning Area 1 – Estate, depicts key development features of
PA-1.
Development Standards – Development standards for PA-1 are shown in Tables 3.1, PA-1 Development
Standards
P
Page 32
AVENUE 54
Planning Area 1
Planning Area 2
Planning Area 3
N.T.S.
PLANNING AREA DIAGRAM
FIGURE 3.1
PAGE 33
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary
Planning Area Boundary
Planning Area 1
Planning Area 2
Planning Area 3
Net Area
5.2 ac.
26.2 ac.
6.8 ac.
38.2 ac.
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Table 3.1 PA-1 DEVELOPMENT STANDARDS
Allowable Uses
Boating Facilities Permitted
Detached Casitas Permitted
Event Facilities (See Table 3.2 also) Permitted
Event Parking Permitted
Fences, Walls Permitted
Overnight rentals Permitted
Recreational Facilities Permitted
Single Family Dwellings Permitted
Swimming Pools, Spas, Cabanas Permitted
Covered Patios, Decks, Gazebos Accessory
Garages, Carports Accessory
Game Courts Accessory
Satellite Dishes, Antennas Accessory
Lot Size
Min. Lot Area None
Min. Lot Width None
Min. lot Depth None
Building Setbacks
Min. Setback - Lake None
Min. Setback – All others 10’
Other
Max. Structure Height 30’
Max. encroachment 1 2’
1. Fireplaces, AC units, media center, balconies, porches, decks, etc.
Page 34
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Table 3.2 PA-1 ESTATE EVENT GUIDELINES
Overnight Rental Minor Event Moderate Event Major Event
a. Allowable events Overnight stay Political functions
Fundraisers
Dinner party
Corporate events
Family gatherings
Political functions
Fundraisers
Dinner party
Corporate events
Family gatherings
Vehicle parking
Dinner party
b. Max frequency 4 per month 4 per month
1 per month
2 per year
c. On site guest limits 24 persons 50 persons 100 persons 450 persons
d. On site vehicle
limits
12 vehicles 26 vehicles 50 vehicles 150 vehicles
e. Max length 1 week 1 day
1 day 3 days
f. Days Allowed M-F, Weekends M-F, Weekends M-F, Weekends M-F, Weekends
g. Hours Allowed N/A Indoor
12 pm to 2 am
Outdoor
12 pm to 12 am
Indoor
12 pm to 2 am
Outdoor
12 pm to 12 am
Indoor
12 pm to 2 am
Outdoor
12 pm to 12 am
h. Event notification None None Griffin Ranch HOA
Estates at Griffin
Lake HOA
Griffin Ranch HOA
Estates at Griffin
Lake HOA
i. Noise criteria
(All events)
60 decibels –7:00 am to 10:00 pm
50 decibels -10:00 pm to 1:00 am
45 decibels -1:00 am to 7:00 am
j. Traffic control Self-park Valet or self-park Valet or self-park
On-site traffic
control
Valet only
On-site traffic
control
County Sheriff
k. Event Security None Event operator Event operator
Private security County Sheriff
Private security
l. Event Deposit None None None $25,000 refundable
m. City Approvals None None Staff Approval Comply with
TUP 2014-152
1. Decibels = dB{A)
Page 35
AVENUE 54
*
N.T.S.
PLANNING AREA 1 - ESTATE
FIGURE 3.2
PAGE 36
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Key Map
N.T.S.
AVENUE 54
PA-1
PA-3
PA-2
PA-2
LEGEND:
Project Boundary Primary Residence
Guest RoomsPlanning Area Boundary
Residence Pool
Gated Entry*
Lake Access
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
3.3 PLANNING AREA 2
Statement of Intent – Planning Area 2 (PA-2) is intended to allow the development of single family
residential homes.
Area Description - PA-2 provides for the development of 26.2 acres of land with 78 dwelling units on lots
with a minimum size of 10,000 square feet. Figure 3.3, Planning Area 2 – Residential, depicts key
development features of PA-2.
Development Standards – Development standards for PA-2 are shown in Tables 3.3, PA-2 Development
Standards, while Figure 3.3, PA-2 Typical SFR Lot, illustrates the minimum allowable yard setbacks and
lot dimensions for a typical residential lot.
Table 3.3 PA-2 DEVELOPMENT STANDARDS
Allowable Uses
Single Family Dwellings Permitted
Covered Patios, Decks, Gazebos Accessory
Detached Casitas Permitted
Fences, Walls Permitted
Recreational Facilities Permitted
Swimming Pools, Spas, Cabanas Permitted
Garages, Carports Accessory
Satellite Dishes, Antennas Accessory
Lot Size
Min. Lot Area 10,000 s.f.
Min. Lot Width 75’
Min. lot Depth 115’
Building Setbacks
Min. Front Yard (Residence and side-in garage) 15’
Min. Interior Side Yard 7’
Min. Corner Side Yard 10’
Min. Rear Yard 15’
Min. Garage Setback 20’
Other
Max. Structure Height 30’
Max. Lot Coverage 60%
Max. Encroachment 1 2’
Off Street Parking per DU 2
1. Fireplaces, AC units, media center, balconies, porches, decks, etc.
Page 37
AVENUE 54
**
N.T.S.
PLANNING AREA 2 - RESIDENTIAL
FIGURE 3.3
PAGE 38
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
*
LEGEND:
Project Boundary Low Density Residential
Common Area Open Space
Private Street
Project Boundary
Gated Entry
Lake Access
BuildingBuilding
15
'
M
i
n
.
Min.
7'
Min.
7'
Min.
7'
Min.
10'
11
0
'
M
i
n
.
L
o
t
D
e
p
t
h
15
'
M
i
n
.
Garage Garage
75' Min. Lot Width*85' Min. Lot Width*
15
'
10
'
P.
U
.
E
.
Mi
n
.
15
'
Mi
n
.
10
'
P.
U
.
E
.
20
'
M
i
n
.
20
'
M
i
n
.
40
'
N.T.S.
PLANNING AREA 2 - TYPICAL RESIDENTIAL LOT
FIGURE 3.4
PAGE 39
Exhibit Date: July 7, 2014Source: Bucilla Group Architecture
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Property Line
*Note: For rectangular lots. Pie shaped or irregular lots may deviate.
Right of Way
Building Setbacks
Street Center Line
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
3.4 PLANNING AREA 3
Statement of Intent – Planning Area 3 (PA-3) is intended to allow construction of recreation-themed
amenities, including a community pool/restroom and a water-efficient lake for multi-use recreation and
irrigation beneficial use.
Area Description - PA-3 provides for the development of an approximately 6.0 acre lake amenity and
community recreation center. Figure 3.4, Planning Area 3 – Recreation and Lake, depicts key
development features of PA-3.
Development Standards – Development standards for PA- 3 are shown in Tables 3.3, PA-3 Development
Standards.
Table 3.4 PA-3 DEVELOPMENT STANDARDS
Allowable Uses
Boating Facilities Permitted
Community Facilities Permitted
Fences, Walls Permitted
Recreational Uses Permitted
Restrooms/Changing Rooms Permitted
Swimming Pools, Spas, Cabanas Permitted
Water Features, Lakes and Fountains Permitted
Lot Size
Min. Lot Area None
Min. Lot Width None
Min. lot Depth None
Building Setbacks
Min. Setback – Lake None
Min. Setback - Street 15’
Min. Setback - All others 10’
Other
Max. Structure Height 27’
Max. Encroachment 1 2’
1. Incidental architectural features and detailing .
Page 40
AVENUE 54
UPPER LAKE
(ESTATE LEVEL)
LOWER LAKE
(COMMUNITY LEVEL)
N.T.S.
PLANNING AREA 3 - RECREATION & LAKE
FIGURE 3.5
PAGE 41
Exhibit Date: July 7, 2014Source: Tentative Tract Map No. 36744
MSA CONSULTING, INC.
www.msaconsultinginc.com
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
LEGEND:
Project Boundary Common Shoreline and Lake Features
Lake
Community/Fitness Center
Planning Area Boundary
Note: Private docks are allowed on lots with lake frontage.
Community Boat Dock
Lake View Corridor
Private Boat Dock (Typical)
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER 4: DESIGN GUIDELINES
4.1 OVERVIEW
he guidelines contained in this chapter identify unifying elements for design of buildings and
landscaping within the Estates at Griffin Lake community. Exhibits provided are intended as
conceptual illustrations and do not depict final designs, nor should they limit the range of
expression among individual builders or their professional design teams. These guidelines will be
reflected and refined in subsequent implementing subdivision maps and Site Development Permits.
4.2 ARCHITECTURAL GUIDELINES
The architectural character for the project consists of the ranch styles for Italian Farmhouse and Tuscan
Villa, with variable single story massing, along with warm colors of stucco, stone and brick veneers, and
‘S’ tile roofs compatible with local desert communities.
Italian Farmhouse
This style is derived from Ranch
style residences with variable
massing, simplified detailing of
gable, shed and flat roof forms,
designed into symmetrical and
asymmetrical forms.
This architecture contains ‘S’ tile
roofs and deepened overhangs
with exposed rafters under the
eaves. Exterior walls are
predominantly stucco with use of
hill-stone and stacked ledge stone
accents, used brick surrounds, and
wood trim, along with ‘timber style’ front entry doors and
‘carriage style’ garage doors. In addition, further layering
of the style is achieved thru rustic lighting, and application
of various door and shutter hardware.
Roof
• High roof elements at entry areas
• Shallow and flat pitched forms
• Simple gable and shed massing
• ‘S’ style concrete tiles
• Rafter tails under eaves
T
Page 42
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Thickened Walls at Front Elevations
• Recessed window and door openings
• Flat soffits and trim above windows and doors
Design Accent Features
• Sand finished stucco with occasional hand trowel at entry areas
• Stone accent, with Brick veneer trim and over grout
• Wood accent as head and sill trim
• Timber style front doors and garage ‘carriage like’ doors
• Rustic lighting and applied hardware at front door and garage doors
• Occasional shutter with hardware shown
Color
• Light beige to medium brown stucco colors
• Blended color of stone and brick colors
• Brown to clay color tones on roof (no red tiles)
• Color accent at front doors and shutters
Tuscan Villa
This style is derived from Country style Field Houses with dominant hip roof elements, along with gable
and flat roof forms. Surrounding massing tends to be stepped back so as to highlight the enhanced
details of the forms for this style.
This architecture utilizes ‘S’ tile roofs, with beam
ends under eaves of key hip forms, along with
exposed rafters at other rake and eave
conditions. Exterior walls are predominantly
stucco with the use of hill-stone and stacked
stone accents, pre-cast trim, ‘timber style’ front
entry doors, and ‘carriage style’ garage doors. As
well, the layering and use of rustic lighting, and
door hardware add to the depth of character
details.
Roof
• High roof hip accent at front elevation
• Shallow and flat pitched forms
• Simple hip, gable and flat roof massing
• ‘S’ style concrete tiles
• Rafter tails under eaves
Page 43
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Thickened Walls at Front Elevations
• Recessed window and door openings
• Arch soffits at key windows and doors
Design Accent Features
• Sand finished stucco with occasional hand trowel at entry areas
• Pre cast trim accent surround at entry doorways
• Timber style front doors and garage ‘carriage like’ doors
• Rustic lighting and applied hardware at front door and garage doors
Color
• Light beige to medium brown stucco colors
• Blended color of stones with lighter pre-cast trim
• Brown to clay color tones on roof (no red tiles)
Color accent at front doors and shutters
4.3 LANDSCAPE ARCHITECTURAL GUIDELINES
Landscaping for the project will utilize low water use desert plant materials to offset the central lake
water use and comply with the water conservation requirements of the Coachella Valley Water District.
The landscape design of the project will consist of colorful desert adapted plant material planted in a
more natural desert theme to create a water efficient, attractive development and reduce dependence
on the domestic water supply. The overall conceptual landscape design for the project and design
approaches to various key landscape elements are shown in Figure 4.2, Conceptual Landscape Plan, and
discussed following. Proposed plant materials are described in Table 4.1, Plant Material Palette.
MONUMENTS
Project Entry
The project entry will employ transponder controlled gates at entries off Avenue 54. The
project will be identified with the use of enhanced paving, signage, landscaping and a dramatic
water feature overlooking the lake at the end of the westerly entry drive. Reflecting design
aspects of the existing estate, the entry drives to both the residential development and existing
Merv Griffin estate will have separate modernist style vehicular gates on either side leading to
the residential and estate uses. Combined, these elements create a dramatic and exciting entry
consistent with the overall design theme.
Page 44
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
STREETSCAPES
Perimeter Public Streetscape –Avenue 54
The Avenue 54 frontage is fully improved for the entire length of the project. This will remain in
place including an 18’ wide parkway containing curb adjacent sidewalk and landscaped parkway
(see Figure 2.3).
The existing Merv Griffin Estate perimeter wall will be refinished to compliment the
architectural theme of the estate and residential portions of the project.
Large existing Palo Verde and Mesquite trees will remain and be pruned.
New landscape planting along the streetscape shall consist of desert adapted, low water use
plant material and shall reflect the design of the existing streetscapes of nearby neighborhoods
along Avenue 54.
Local Private Streetscape
All corner lot side yard streetscapes shall include a 10-foot minimum landscape buffer between
the back of curb and the block privacy wall.
All residential front yards and neighborhood common areas will be maintained by the HOA.
A minimum of two (2) street trees shall be provided per lot frontage and a minimum of two (2)
trees per side yard streetscape. All street trees shall be a minimum of 15 gallon in size.
The streetscape will contain flowering and mounding evergreen shrubs.
Page 46
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
WALL AND FENCE
The project will retain the existing perimeter walls. All walls will be refinished to reflect the
design themes developed for the estate and residential portions of the project.
Interior community recreation center fencing shall be 6’ height painted tubular steel.
Interior lot side yard walls shall be 5’6” in height painted plaster finish over precision block.
Tubular steel fencing shall terminate at block walls using a decorative pilaster with cap.
Page 47
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Table 4.1 Plant Material Palette
Plant Material Palette
Large Trees
Acacia Xanthophloea Fevertree
Cercidium Floridum Blue Palo Verde
Cercidium Praecox Sonoran Palo Verde
Cercidium X `Desert Museum` Thornless Palo Verde
Prosopis X `Phoenix` Tm Hybrid Mesquite
Small Trees
Acacia Salicina Willow Acacia
Acacia Stenophylla Shoestring Acacia
Chilopsis Linearis Desert Willow
Pithecellobium Flexi Pithecellobium Flexicaule Texas Ebony
Large Accents
Agave Sisalana Sisal Hemp
Agave Weberi Weber`S Agave
Fouquieria Macdougalii Mexican Tree Ocotillo
Pachycereus Marginatus Totem Pole Cactus
Yucca Gloriosa Spanish Dagger
Medium Accents
Agave Desmettiana `Variegata` Variegated Agave
Agave Montana Century Plant
Dasylirion Texanum Texas Sotol
Dasylirion Wheeleri Grey Desert Spoon
Hesperaloe Funifera New Mexico False Yucca
Nolina Microcarpa Sacahuista
Nolina Nelsoni `Blue Nolina` Blue Nolina
Yucca Pendula Soft Leaf Yucca
Small Accents
Agave Geminiflora Century Plant
Agave X `Blue Glow` Blue Glow Agave
Ferocactus Grusonii Golden Barrel Cactus
Hesperaloe Parviflora Red Yucca
Hesperaloe Parviflora `Perpa Red Yucca `Brakelights`
Ornimental Grasses
Bouteloua Gracilis `Blonde Ambition` Blue Grama
Euphorbia Antisyphilitica Candelilla Euphorbia
Hesperaloe Funifera New Mexico False Yucca
Nolina Microcarpa Sacahuista
Large Shrubs
Caesalpinia Pulcherrima Red Bird Of Paradise
Cassia Artemisioides Feathery Cassia
Cassia Nemophila Senna
Cassia Phyllodinea Silvery Cassia
Page 48
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Cordia Parvifolia Small-Leaf Geigertree
Leucophyllum Frutescens Texas Sage
Leucophyllum Langmaniae `Rio Bravo` Tm Barometerbush
Leucophyllum X `Heavenly Cloud` Barometerbush
Leucophyllum Zygophyllum `Blue Ranger` Cimmeron
Small Shrubs
Eremophila Hygrophana Emu Bush
Euphorbia Lathyris Gopher Plant
Euphorbia Milii `Big Rose` Big Rose Crown Of Thorns
Euphorbia Milii `Jerry`S Choice` Crown Of Thorns
Euphorbia Rigida Yellow Spurge
Penstemon Eatonii Firecracker Penstemon
Salvia X Superba `Blue Hill` Sage
Sphaeralcea Ambigua `Louis Hamilton` Tm Louis Hamilton Globemallow
Sphaeralcea Ambigua `Papago Pink` Tm Desert Globemallow
Ground Covers
Chrysactinia Mexicana Damianita
Eremophila Glabra Emu Bush
Euphorbia Resinifera Resin Spurge
Melampodium Leucanthum Blackfoot Daisy
Oenothera Speciosa `Siskiyou` Mexican Evening Primrose
Santolina Virens Green Lavender Cotton
Vines
Macfadyena Unguis-Cati Yellow Trumpet Vine
Page 49
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER 5: PLAN ADMINISTRATION
5.1 OVERVIEW
his chapter describes the procedures for administration and implementation of the Estates at
Griffin Lake Specific Plan.
5.2 IMPLEMENTATION
The Specific Plan establishes the general intent and comprehensive framework for development of the
Griffin Estate community. However, prior to construction, various implementing approvals with greater
design detail are required, as noted below.
Tentative Parcel Map – While not required, a tentative parcel map (TPM) may be used to separate the
Merv Griffin Estate (PA-1) from the balance of the site for purposes of financing and sale. The TPM
application will be reviewed and approved at a Director’s hearing.
Final Parcel Map – Following TPM approval, the applicant must record a Final Parcel Map (FPM) to
create a legal lot for the estate. The FPM must reflect the design and intent of the approved TPM.
Tentative Tract Map - Subdivision of the project into residential lots shall require public hearing
approval of a Tentative Tract Map (TTM) by the La Quinta Planning Commission and City Council. The
TTM will show the detailed design and improvement information. Upon filing a Tentative Tract Map
application with the La Quinta Planning Department, City staff will review the design for consistency
with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable
engineering design criteria.
Final Tract Map - Following TTM approval, the applicant must record a Final Tract Map to create legal
residential lots for sale. Prior to recordation, the applicant must provide final improvement plans for
streets, utilities, grading, and landscaping and satisfy relevant conditions of approval. The final map
reflects the requirements, standards, design and intent of the approved TTM, as determined by the City
Community Development Director.
Site Development Permit –Construction of new residential homes (PA-2) and creation of a new
community pool and expanded lake amenity (PA-3) require submittal of a site development permit
application, including building floor plans, building elevations and landscaping for design review by the
Architectural and Landscape Review Board (ALRB) and approval hearings before the Planning
Commission and City Council.
Minor Use Permit – Parking, driveway and related renovations to the Merv Griffin Estate (PA-1) require
submittal of a Minor Use Permit for approval by the planning director.
T
Page 50
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
5.3 AMENDMENT
Administrative Changes - Minor modifications that are consistent with the purpose and intent of the
current, approved Estates at Griffin Lake Specific Plan are allowed at the discretion of the Community
Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff
with the flexibility to interpret the details of project development as well as those items discussed in
general terms in the Specific Plan without requiring a Specific Plan Amendment.
Requests for administrative changes shall be made in writing. If and when it is determined that changes
or adjustments are necessary or appropriate, these shall be approved administratively by the
Community Development Director or designee. After approval, any such administrative change shall be
attached to the Specific Plan as an addendum and may be further changed and amended from time to
time as necessary.
Representative examples of such changes may include, but are not limited to:
The addition of new information to the Specific Plan maps or text that do not substantially
change the effect of any regulation. The new information may include more detailed, site-
specific information.
Changes to the size and configuration of residential lots provided that the maximum number of
allowable units is not exceeded.
Adjustment of Planning Area boundaries identified in this Specific Plan.
Adjustment of the lake configuration and that of adjacent development parcels.
Changes to community infrastructure such as drainage systems, roads, water and sewer
systems, etc.
Modification of architectural or landscape design criteria or details.
Formal Amendments - If it has been determined that the proposed change is not in conformance with
the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with
the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code (Zoning Code).
5.4 INTERPRETATION
Uses Not Listed - All uses not specifically listed in this Specific Plan are prohibited. However, the
Community Development Director may determine that a use not listed is included within or comparable
to a listed use and, once so determined, it shall be treated in the same manner as a listed use.
Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the
Director of Community Development shall review pertinent information and make a determination as to
which code or standard applies. All determinations shall be in writing and shall be attached to the
Specific Plan as noted under Administrative Changes, earlier in this section.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
5.5 ENFORCEMENT
The enforcement of the provisions of this Specific Plan shall be by the following:
The City of La Quinta Community Development Department shall enforce the development
standards and design guidelines set forth herein.
Any administrative decision or interpretation of this Specific Plan may be appealed to the
Planning Commission. Likewise, any decision by the Planning Commission may be appealed to
the City Council per 9.200.120 LQMC provisions.
The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the
State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan,
and the City of La Quinta Municipal Code.
The Specific Plan development procedures, regulations, standards, and specifications shall
supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be
amended in the future.
All regulations, conditions, and programs contained herein shall be deemed separate distinct,
and independent provisions of this Specific Plan. In the event that any such provision is held
invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall
not be affected.
Any development regulation and building requirement not addressed in this Specific Plan shall
be subject to all relevant City of La Quinta ordinances, codes, and regulations.
Page 52
THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
CHAPTER 6: GENERAL PLAN CONSISTENCY
6.1 OVERVIEW
alifornia Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits
the adoption and administration of specific plans as an implementation tool for elements
contained in the local general plan. Specific plans must demonstrate consistency in regulations,
guidelines, and programs with the goals and policies set forth in the general plan.
Consistent with this, the City of La Quinta requires that each Specific Plan include a discussion of the
relationship of the Specific Plan to the goals and policies of the various General Plan elements. This
chapter provides such a consistency analysis as it relates to the Estates at Griffin Lake Specific Plan.
The latest City of La Quinta General Plan update was adopted on December 18th, 2012. It is organized
around four broad themes: Community Development, Natural Resources, Environmental Hazards, Public
Infrastructure and Services, within which are nineteen (19) General Plan Elements as follows.
Each element of the General Plan contains a summary of key issues, which direct and guide that
element's goals, policies, and programs. Consequently, the General Plan goals provide a basis and
structure for Specific Plan consistency analysis. To this end, the following sections list the goals in each
General Plan Element along with a statement of how the Estates at Griffin Lake Specific Plan implements
each.
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• Circulation
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Trails
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• Energy &
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
6.2 CONSISTENCY ANALYSIS
Land Use Element - The Land Use Element, as required by state law, is intended to function as a guide
for long range development in the City. The Land Use Element governs how land is to be utilized;
therefore, many of the issues and policies contained in other General Plan elements are linked in some
degree to this element. The Land Use Element designates the general distribution, location, and extent
of land uses, such as housing, business, industry, open space, agriculture, natural resources, recreation,
and public/quasi-public uses. These designations are reflected on the General Plan Land Use Map, which
categorize individual parcels of land. A discussion of the key Land Use Element policies that apply to the
Griffin Estate Specific Plan is provided below:
LAND USE COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal LU-1
Land use compatibility throughout the City.
The site components (residential, estate, lake) are compatible
with surrounding residential uses. This Specific Plan establishes
acceptable operational parameters for events hosted at the
estate events for compatibility with adjacent residential uses.
Goal LU-2
High quality design that complements and
enhances the City.
The project will retain and incorporate the luxury estate owned
by Merv Griffin as a signature design element of the project. The
lake is a unique, water efficient, feature that will contribute a
unique water-based aesthetic to the site design. Residential
home architecture and landscaping will be subject to the review
by the City’s ALRB to ensure quality design.
Goal LU-3
Safe and identifiable neighborhoods that
provide a sense of place.
The project is a self-contained residential enclave with a unique
identity and sense of place afforded by its location, the Merv
Griffin Estate and the proposed multi-use lake.
Goal LU-4
Maintenance and protection of existing
neighborhoods.
The property immediately surrounding the site is presently
undeveloped. The project proposal fits well with surrounding
residential communities such as the Griffin Ranch and the
Madison Club.
Goal LU-5
A broad range of housing types and choices
for all residents of the City.
The project proposes high quality, non-golf housing access to
lake amenities not offered elsewhere in the area, thus enhancing
housing choice for potential buyers.
Goal LU-6
A balanced and varied economic base which
provides a broad range of goods and
services to the City’s residents and the
region.
The Estate portion of the project will generate revenue and create
employment offering services associated with tourism. Therefore,
the project contributes to this Citywide goal..
Goal LU-7
Innovative land uses in the village and on
Highway 111.
The project is not located in either of these areas. Therefore this
goal is not applicable to the project.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Circulation Element – The Circulation Element, as required by state law, is intended to ensure a
transportation system with the ability to accommodate a complete range of transportation needs within
the City. The Circulation Element incorporates regional plans and thoughtful land planning to assure
cost-effective and logical infrastructure able to adequately address transportation needs of the city
while retaining quality of life. A discussion of the key Circulation Element policies that apply to the
Griffin Estate Specific Plan is provided below:
CIRCULATION COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal CIR-1
A network that can satisfactorily move users
using facilities that meet demands of and
projected needs of the City.
The project proposes a private circulation system to provide safe and
efficient passage for pedestrians, electric vehicles, and motorists
throughout the site. The system will be built to the specifications of the
City for private circulation systems within subdivisions.
Goal CIR-2
A circulation system that promotes and
enhances transit, vehicle, bicycle, and
pedestrian networks.
The project proposes a private circulation system with low-speed, low-
volume internal streets that will safely accommodate both vehicles and
pedestrians and docking areas for water-based transportation and
recreation.
Sustainable Community Element - The Sustainable Community Element is intended to assist the City in
developing a more united community through the conservation of resources, enhancement of the built
environment, promoting alternative transportation, and improving community health. A discussion of
the key Sustainable Community Element policies that apply to the Griffin Estate Specific Plan is provided
below:
SUSTAINABLE COMMUNITY COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal SC-1
A community that provides the best
possible quality of life for all its residents.
The project will contribute to the City’s sustainability and quality of life
goals. For water conservation, it proposes to landscape with drought
tolerant plant materials and irrigate with canal water (made possible by
the on-site lake) conserving more than 21 million gallons of groundwater
per year, 73% less than a similarly sized conventional subdivision To
facilitate alternative transportation modes, the project includes
pedestrian access to the public street system, enabling residents to walk,
bike or use electric vehicles to access public sidewalks The project will
also comply with all applicable green building requirements.
Economic Development Element - The Economic Development Element is intended to institute the
foundation for the development of a thriving economic environment in the City. The Economic
Development Element intends to ensure that constituents and the City can mutually benefit from the
activities of one another. Goals and policies included within the Element aim to broadly guide economic
growth within the City. A discussion of the key Economic Development Element policies that apply to
the Specific Plan is provided below:
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
ECONOMIC DEVELOPMENT COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal ED-1
A balanced and varied economic base which
provides fiscal stability to the City, and a
broad range of goods and services to its
residents and the region.
The project supports balanced land use in the City by complying with the
General Plan designation for the site. The residential use will contribute
incrementally to demand for commercial goods and services in the
region, thus enhancing the local economy.
Goal ED-2
The continued growth of the tourism and
resort industries in the City.
The project supports the City’s tourism and resort goals by retaining and
renovating the historic Merv Griffin Estate home to provide upscale
rental opportunities for overnight stays and small scale event use.
Parks, Recreation and Trails Element - The Parks, Recreation and Trails Element is intended to provide
inventory of existing parks and recreational facilities, identify present and future need for recreational
opportunities, and develops the goals, policies, and programs to permit the City to maintain the ability
to offer adequate recreational amenities and services to its residents. A discussion of the key Parks,
Recreation, and Trails Element policies that apply to the Griffin Estate Specific Plan is provided below:
PARKS, RECREATION AND TRAILS COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal PR-1
A comprehensive system of parks, and
recreation facilities, and services that meet
the active and passive needs of all residents
and visitors.
The project proposes a community center, estate events center, and a
water efficient lake with active and passive recreational and aesthetic
benefits. Together these offer a variety of private recreational
opportunities for residents of the community and guests of the estate.
Housing Element - The Housing Element, as required by state law, is intended to institute the regulatory
background for the development of new housing units potentially obtainable by a range of income
levels. The Housing Element includes a housing vision statement, a community profile, a housing profile,
a housing needs assessment, and a housing constraints and resources analysis. A discussion of the key
Housing Element policies that apply to the Griffin Estate Specific Plan is provided below:
HOUSING COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal H-1
Provide housing opportunities that meet
the diverse needs of the City’s existing and
projected population.
The project will construct 78 residential homes, thus contributing
to the City’s market rate housing stock.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Goal H-2.1
Assist in the creation and provision of
resources to support housing for lower and
moderate income households.
This site is not identified as a vacant or underutilized property on
Exhibit II-14 of the General Plan. Rather, the site will be
developed into high-end single-family homes in keeping with its
current estate use and the character of surrounding
developments. Due to its location, this goal is not applicable to
the project.
Goal H-3
Create a regulatory system that does not
unduly constrain the maintenance,
improvement, and development of housing
affordable to all La Quinta residents.
This project does not establish a regulatory program that would
constrain affordable housing. Therefore, this goal is not applicable
to the project.
Goal H-4
Conserve and improve the quality of
existing La Quinta neighborhoods and
individual properties.
The project will complement the surrounding residential
communities. Development of the property into single-family
residences along with the preservation, renovation and controlled
event use of the Merv Griffin Estate will add value to neighboring
communities and the City.
Goal H-5.1
Provide equal housing opportunities for all
persons.
The project does not establish housing policy for the City, but
does contribute to this goal by providing quality housing for one
segment of the population.
Goal H-6.1
Provide a regulatory framework that
facilitates and encourages energy and
water conservation through sustainable site
planning, project design, and green
technologies and building materials.
The project promotes water conservation through the use of
drought tolerant plant materials and water efficient irrigation
techniques including the creation of a lake/reservoir that allows
use of canal water for irrigation, rather than extracting water
from the local aquifer. The project will comply with all City
regulations and building codes for water conservation, energy
efficiency, and building standards.
Air Quality Element - The Air Quality Element is intended to define the sources of regional air pollution
and presents policies and programs that will aid the City in improve air quality. Goals, policies, and
programs identified in the element are intended to prevent, reduce, or limit impacts to air quality
expected at general plan build out. A discussion of the key Air Quality Element policies that apply to the
Griffin Estate Specific Plan is provided below:
AIR QUALITY COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal AQ-1
A reduction in all air emissions generated
within the City.
The project proposes a private circulation system that will accommodate
pedestrian, bicycle and electric vehicle use to reduce vehicle emissions.
Boats used for recreation on the private lake will be restricted to be non-
motorized, electric, or human-powered watercraft The project will
evaluate air quality impacts as part of the CEQA review and implement
any necessary mitigation measures, including a Fugitive Dust Control
Plans to address air quality issues during construction.
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Energy and Mineral Resources Element - The Energy and Mineral Resources Element is intended to
address the City’s relationship between long-term growth and its natural resources. The resources
addressed within this element include electric, natural gas, and propane gas services as well as sand and
gravel deposits used in construction. A discussion of the key Energy and Mineral Resources Element
policies that apply to the Griffin Estate Specific Plan is provided below:
ENERGY AND MINERAL RESOURCES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal EM-1
The sustainable use and management of
energy and mineral resources.
The project will incorporate energy efficient appliances in residences and
low intensity lighting on private streets. Furthermore, it is expected that
some residences would elect to install private rooftop solar systems.
Goal EM-2
The conservation and thoughtful
management of local mineral deposits
to assure the long---term viability of limited
resources.
The project is not located in an area with significant mineral deposits and
does not include any mining activities. Therefore, because of its location,
this goal is not applicable to the project.
Biological Resources Element - The Biological Resources Element identifies the biological resources
unique to the City. Resources identified include the City’s natural habitats and native species. The
element introduces goals, policies, and programs to assist the City in the preservation of biological
resources that may exist in the City. The element also intends to direct the City in compliance with local,
state, and federal regulations such as the Coachella Valley Multiple Species Habitat Conservation Plan
(CVMSHCP) and Migratory Bird Treaty Act. A discussion of the key Biological Resources Element policies
that apply to the Griffin Estate Specific Plan is provided below:
BIOLOGICAL RESOURCES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal BIO-1
The protection and preservation of native
and environmentally significant biological
resources and their habitats.
The site was entirely disturbed by previous construction of facilities
associated with the Merv Griffin Estate including the estate home,
grounds, stables, perimeter walls, and horse track. There are no
remaining native or environmentally significant biological resources on
the property that require protection.
Cultural Resources Element - The Cultural Resources Element is intended to describe the City’s history
and provide goals, policies, and programs intended to assure that cultural resources which have been,
and may be identified in the future, are adequately preserved. A discussion of the key Cultural
Resources Element policies that apply to the Griffin Estate Specific Plan is provided below:
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CULTURAL RESOURCES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal CUL-1
The protection of significant archeological,
historic, and paleontological resources
which occur in the City.
The site is not vacant and has been entirely disturbed by construction of
the Merv Griffin estate and grounds. Although not a historic structure,
the Merv Griffin Estate home and immediate grounds will be retained as
part of the development. Because the project includes a Specific Plan,
Native American Consultation protocols will be followed. The project will
comply with any archaeological, historic or paleontological mitigations
identified during the CEQA review.
Water Resources Element - The Water Resources Element is intended to set forth goals, policies, and
programs relating to water supply management. The element takes into account that the City receives
domestic water service from the Coachella Valley Water District and serves CVWD’s goals of managing
and conserving water as a resource. A discussion of the key Water Resources Element policies that apply
to the Griffin Estate Specific Plan is provided below:
WATER RESOURCES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal WR-1
The efficient use and conservation of the
City’s water resources.
The project proposes to utilize imported canal water from the Colorado
River to supply the private lake. The combined uses of the private lake
for recreation, storm water retention, and irrigation will result in
decreased project use of ground water and local drinking water supplies
for recreation and irrigation. In total, the project will conserve more than
21 million gallons of groundwater per year, 73% less than a similarly sized
conventional subdivision.
Open Space and Conservation Element - The Open Space and Conservation Element, as required by
state law, is intended to develop policies and programs in order to effectively protect, conserve and
manage open space. Open space resources include scenic mountain vistas and wilderness areas. The
open space and conservation element will aid the City in assuring the long-term viability of open space
and will prevent premature or improper conversion of open space to more intense land uses. A
discussion of the key Multipurpose Open Space Element policies that apply to the Griffin Estate
Specific Plan is provided below:
OPEN SPACE AND CONSERVATION COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal OS-1
Preservation, conservation, and
management of the City’s open space lands
and scenic resources for enhanced
recreational, environmental, and economic
purposes.
The project includes significant open space amenities. It preserves and
expands an existing private lake for multiple beneficial uses including
water-based recreation by community residents and estate guests. In
addition, it preserves and enhances the Merv Griffin Estate grounds as a
recreational resource. The project incorporates connections to the
public sidewalk and trail system for convenient walking, jogging and
biking activities.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Goal OS-2
Good stewardship of natural open space
and preservation of open space areas.
The property contains no geologic hazard zones or significant biological
resources suitable for preservation as active or passive open space.
However, the development does incorporate a significant open space
amenity by retaining and expanding an existing private lake for residents
and visitors to enjoy.
Goal OS-3
Preservation of scenic resources as vital
contributions to the City’s economic health
and overall quality of life.
The project is not located in an area designated as open space nor is it
elevated or visually prominent. The project does not propose excessively
high residential structures out of character with the surrounding
community that would excessively block mountain views.
Noise Element - The Noise Element, as required by state law, is intended to identify areas where noise
levels are expected to approach unacceptable levels. The element provides policies and programs to
ensure noise is maintained at appropriate levels. A discussion of the key Noise Element policies that
apply to the Griffin Estate Specific Plan is provided below:
NOISE COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal N-1
A healthful noise environment which
complements the City’s residential and
resort character.
The project would establish a residential use with compatible noise levels
in an existing residential area. Incorporation of the Merv Griffin Estate
into the project will continue its existing use to stage small events,
subject to the operational parameters established in this Specific Plan
along with the City’s noise ordinance. Both uses maintain and enhance
the City’s residential and resort character. Noise levels on 54th Avenue
are not excessive and the project is buffered by a 10-foot high
berm/perimeter wall. The project will comply with any noise mitigations
identified during the project CEQA review.
Soils and Geology Element - The Soils and Geology Element is intended to assess the physical
characteristics of the City and the community’s overall safety. A discussion of the key Soils and Geology
Element policies that apply to the Griffin Estate Specific Plan is provided below:
SOILS AND GEOLOGY COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal GEO-1
Protection of the residents’ health and
safety, and of their property, from geologic
and seismic hazards.
The project is not subject to any on-site geologic or seismic hazards
Therefore, construction of new residential uses and retention of the
Griffin estate does threaten the health and safety of project residents or
guests.
Flooding and Hydrology Element - The Flooding and Hydrology Element is intended to define potential
drainage and flooding risks in the planning area, as well as future potential for flooding. A discussion of
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
the key Flooding and Hydrology Element policies that apply to the Griffin Estate Specific Plan is provided
below:
FLOODING AND HYDROLOGY COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal FH-1
Protection of the health, safety, and welfare
of the community from flooding and
hydrological hazards.
The project is not located in a floodplain and is currently surrounded by a
perimeter wall which prevents offsite storm flows from entering the site.
In addition, the lake will be designed with sufficient freeboard to
accommodate storm water retention and protect the development from
flooding and hydrological hazards. The project design will comply with all
mandatory drainage and storm water management regulations.
Hazardous Materials Element - The Hazardous Materials Element is intended to address the hazards
associated with the storage use, and transport of hazardous materials within the City. Hazardous
materials are closely related to public safety. A discussion of the key Hazardous Materials Element
policies that apply to the Griffin Estate Specific Plan is provided below:
HAZARDOUS MATERIALS COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal HAZ-1
Protection of residents from the potential
impacts of hazardous and toxic materials.
The Griffin Estate development is not expected to generate any
hazardous waste beyond those commonly found in small amounts within
residential homes. The routine transport, use or disposal of hazardous
or toxic materials is not anticipated. Household hazardous waste will be
disposed of properly through the City and County’s Hazardous Waste
Management Plan (HWMP).
Emergency Services Element - The Emergency Services Element is intended to address multiple
components of the City’s public safety services, including police and fire service, emergency medical
response, and emergency preparedness. The element establishes goals, policies, and programs to aid
the City in meeting its responsibilities in an emergency. A discussion of the key Emergency Services
Element policies that apply to the Griffin Estate Specific Plan is provided below:
EMERGENCY SERVICE COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal ES-1
An effective and comprehensive response
to all emergency service needs.
The project design provides adequate access and circulation for
emergency service vehicles including two points of access onto 54th
Avenue. The development is in close proximity to urban fire and police
services. Additionally, the design will comply with all City design
standards and building codes and will undergo standard review by the
Police and Fire Departments during entitlement approvals.
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THE ESTATES AT GRIFFIN LAKE SPECIFIC PLAN
Water, Sewer and Utilities Element - The Water, Sewer and Other Utilities Element is intended to
establish goals, policies, and programs intended to ensure that these public services will continue to be
provided to the City as it develops. Absence of these services to the City would render continued
growth and subsequent build out of the General Plan infeasible. A discussion of the key Water, Sewer,
and Utilities Element policies that apply to the Griffin Estate Specific Plan is provided below:
WATER, SEWER AND OTHER UTILITIES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal UTL-1
Domestic water facilities and services which
adequately serve the existing and long-term
needs of the City.
Each residential lot and the Griffin Estate are provided with domestic
water service from CVWD’s public water system. To conserve domestic
water, non-potable canal water stored in the project’s private lake will be
pumped for irrigation throughout the project. The domestic and
irrigation water systems will be built to City and CVWD standards.
Goal UTL-2
Domestic water facilities and services which
adequately serve the existing and long-term
needs of the City.
Each residential lot and the Griffin Estate are provided with sanitary
sewer service from CVWD’s public wastewater collection and treatment
system. The sanitary sewer system will be built to City and CVWD
standards.
Public Facilities Element - The Public Facilities Element is intended to provide descriptions of City-owned
buildings, the senior center, the public Library, and all schools operated by the Desert Sands Unified
School District and the Coachella Valley Unified School District. The element also sets goals, policies, and
programs which will allow the City to continue to provide a full range of municipal and scholastic
services to its residents and businesses. A discussion of the key Public facilities Element policies that
apply to the Griffin Estate Specific Plan is provided below:
PUBLIC FACILITIES COMPATIBILITY ANALYSIS
POLICY ANALYSIS
Goal PF-1
Public facilities and services that are
available, adequate and convenient to all
City residents.
The proposed project has access to a full range of urban services
including public schools through the Coachella Valley Unified School
District, a public library and senior center at the La Quinta City Hall, as
well as police, fire, paramedic and waste disposal services.
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