TTM 2017-0001 (TTM 34642), Extension 2 Griffin Ranch (04.12.2017)- — GEM of the DESERT —
April 12, 2017
Mr. Ron H. McRae
TMG Griffin 90, LLC
8800 N. Gainey Center Drive, Suite 255
Scottsdale, AZ 95258
SUBJECT: TENTATIVE TRACT MAP 2017-0001 (TTM 34642), EXTENSION #2
CONDITIONS OF APPROVAL
Dear Mr. McRae:
This letter is to inform you that the time extension for Tentative Tract Map 34642, as
permitted under the Subdivision Map Act, has been approved. This time extension
shall expire on April 17, 2019. Additional extension(s) may be granted, consistent with
Municipal Code Section 13.12.160.
Enclosed with this letter are the updated conditions of approval for the project.
If you have any questions, please contact me at (760) 777-7069.
Sincerely,
Carlos Flores
Associate Planner
78-495 Calle Tampico •
La Quinta, CA 92253 760.777.7000
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11,2017
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any
Final Map recorded thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code §66410 through
§66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal
Code ("LQMC"), the Griffin Ranch Specific Plan 2004-074, Amendment #1.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This tentative map shall expire on April 17, 2019, unless another extension is
granted per Section 13.12.150 of the Subdivision Ordinance.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Fire Marshal
• La Quinta Public Works Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit)
• La Quinta Planning Division (Mitigation Monitoring)
• Riverside County Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project -specific NPDES construction permit or revision to the existing Griffin
Ranch permit must be obtained by the applicant; and who then shall submit a copy
of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the
applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID)
number prior to the issuance of a grading or site construction permit by the City.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; the California Regional Water Quality Control Board —
Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board's Order No. 99-08-DWQ2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board...
The applicant or his/her designer can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance of
all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
F The owner shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
7. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to make
such payment shall be a material breach of the Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above
without deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
PROPERTY RIGHTS & RIGHTS-OF-WAY
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights
shall also include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer.
10. The applicant shall offer for dedication on the Final Map all public street rights-of-
way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
11. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial with Class II Bike Lane -108' ROW) —
The standard 54 feet from the centerline of Monroe Street for a total
108 -foot ultimate developed right of way except for an additional right
of way dedication for a 12 -ft deceleration/right turn only lane at the
proposed entry. The required right of way shall be for a length of 248
feet plus storage length and a tapered transition length of 150
additional feet to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 54 (Primary Arterial with Class II Bike Lane, 96' ROW) — 48
feet from the centerline of Avenue 54 for a total 96 -foot ultimate
developed right of way except for an additional right of way for a 12 -ft
deceleration/right turn only lane on Avenue 54 at the Avenue 54 and
Monroe Street intersection. The required right of way shall be for a
length of 132 feet plus a storage length and a tapered transition
length of 120 additional feet to accommodate improvements
conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
12. The applicant shall retain for private use on the Final Map all private street rights-of-
way in conformance with the City's General Plan, Municipal Code, applicable
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
specific plans, and/or as required by the City Engineer.
13. The private street rights-of-way to be retained for private use required for this
development include:
B. PRIVATE STREETS
1) Firenze Gate — Entry access road street width as shown on the
tentative tract map unless additional width is required by the City
Engineer as determined in plan check due to vehicular conflict
movements with Lot 90 ingress and egress.
2) Damascus Way, Haflinger Way, Challedon Circle, Man -O -War Court,
MacBeth Street (along Lot 85), and Ardennais Drive. - Private
Residential Streets measured at gutter or curb flow line to gutter or
curb flow line shall have a minimum 36 -foot travel width for double
loaded streets.
3) MacBeth Street (along Lots 79 through 83) - Private Residential
Streets measured at gutter flow line to gutter flow line shall have a 32 -
foot travel width and on -street parking is prohibited on one side and
provided there is adequate off-street parking for residents and visitors,
and the applicant establishes provisions for ongoing enforcement of
the parking restriction in the CC&R's. The CC&R's shall be reviewed
and approved by the Engineering Department prior to recordation.
4) Wedge curbs approved by the City Engineer shall be used on all
private streets.
C. Knuckle
1) The knuckle shall conform to the shape shown on the tentative tract
map except for minor revision as may be required by the City
Engineer.
14. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall
be accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement.
15. When the City Engineer determines that access rights to the proposed street rights-
of-way shown on the approved Tentative Tract Map are necessary prior to approval
of the Final Map dedicating such rights-of-way, the applicant shall grant the
necessary rights-of-way within 60 days of a written request by the City.
16. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
17. The applicant shall create perimeter landscaping setbacks along all public rights-of-
way as follows:
A. Monroe Street (Primary Arterial) — A minimum 20 -foot from the R/W-P/L.
B. Avenue 54 (Primary Arterial) — A minimum 20 -foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the
Final Map.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
19. Direct vehicular access to Monroe Street and Avenue 54 from lots with frontage
along Monroe Street and Avenue 54 are restricted, except for those access points
identified on the tentative tract map, or as otherwise conditioned in these conditions
of approval. The vehicular access restriction shall be shown on the recorded final
tract map.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments will occur.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
21. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Tract Map and
the date of recording of any Final Map, unless such easement is approved by the
City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
22. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
23. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses):
A. OFF-SITE STREETS
1) Monroe Street (Primary Arterial —108' ROW):
Widen the west side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the west side as specified in
the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment and
convert it from a rural county road design standard to La Quinta's urban
arterial design standard. The west curb face shall be located thirty nine feet
(39') west of the centerline, except at locations where additional street width
is needed to accommodate:
a) A 12 -ft deceleration/right turn only lane at the Project's Entry
on Monroe Street with a length of 248 feet plus a storage
length and a taper transition of an additional length of 150 feet.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) Half width of an 16 - foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map.
d) Establish a benchmark in the Monroe Street right of way and
file a record of the benchmark with the County of Riverside.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
e) 8 -foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line that
touches the back of curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300
feet, and at each point of reverse curvature, the radius should
change to assist in creating the arrhythmic layout. The
sidewalk shall meander into the landscape setback lot and
approach within 5 feet of the multi -use trail at intervals not to
exceed 250 feet.
2) Avenue 54 (Primary Arterial with Class II Bike Lane, 96'ROW):
Widen the south side of the street along the southerly boundary of the
Tentative Tract and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and
convert it from a rural county -road design standard to La Quinta's urban
arterial design standard. The south curb face shall be located thirty six feet
(36') south of the centerline, except at locations where additional street width
is needed to accommodate:
a) A 12 -ft deceleration/right turn only lane on Avenue 54 at the
Avenue 54 and Monroe Street intersection with a length of 132
feet plus storage length and a tapered transition length of an
additional 120 feet.
Other required improvements in the Avenue 54 right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) A 10 -foot wide Multi -Use Trail along the Avenue 54 frontage
within the landscaped setback. The location and design of the
trail shall be approved by the City and shall be constructed in
accordance with designs approved under Site Development
Permit 2005-848. Bonding for the fence to be installed shall be
posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Design & Development Department on the
street improvement plan submittal. Trail design shall
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
accommodate future connections on the adjacent private
estate and include warning signs to indicate "NOT A
THROUGH TRAIL" and bollards, designed to the approval of
the Design and Development Department. The on-site
sidewalk including curb ramp and multi -use trail alignments
shall be separated when possible. Should at any point in time
the adjacent private estate be redeveloped with a multi-
purpose trail, on-site warning signs and bollards shall be
removed by the applicant.
Multi -Use paths will be maintained by the Developer or HOA as
applicable.
d) A 6 -foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes concave
and convex curves with respect to the curb line that touches
the back of curb at intervals not to exceed 250 feet. The
sidewalk curvature radii should vary between 50 and 300 feet
and at each point of reverse curvature, the radius should
change to assist in creating the arrhythmic layout. The
sidewalk shall meander into the landscape setback lot and
approach within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
3) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 25% of the cost to design and
install the traffic signal or roundabout at the Monroe Street/Avenue 54
intersection. Applicant shall enter into a SIA to post security for 25 %
of the cost to design and install the traffic signal or roundabout prior to
issuance of an on-site grading permit.
4) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 100% of the cost to design
and install the traffic signal at the Firenze Gate/Monroe Street
intersection. Applicant shall enter into a SIA to post security for 100%
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
of the cost to design and install the traffic signal prior to issuance of
an on-site grading permit.
The applicant is responsible for 50 % of the cost to design and install
the traffic signal if complementing cost share from a development on
other side of street is available at time signal is required. Applicant
shall enter into a SIA to post security for 50 % of the cost to design
and install the traffic signal prior to issuance of an on-site grading
permit; the security shall remain in full force and effect until the signal
is actually installed by the applicant or the developer on the other side
of the street. If the land on the other side of the street does not have
an approved project connecting to the subject intersection, the
applicant shall pay 100% of the cost to design and install the
signalization for the resulting "T" intersection. If, however, the
applicant's development trails the progress of the development on the
other side of the street, the applicant shall be responsible for 50% of
the cost as previously stated. The applicant is not entitled for any DIF
reimbursement for the traffic signal at the Firenze Gate entrance and
Monroe Street.
5) Associated with the design and installation of traffic signals mentioned
in Items 3 and 4 above, the applicant is responsible for the cost to
design and interconnection improvements on Monroe Street from the
Avenue 54 intersection to the Primary Entry and up to the southerly
tentative tract boundary. The interconnection improvements shall be
at a minimum to include conduit(s), wiring, and pull boxes necessary
for the interconnection along Monroe Street from Avenue 54 to the
southerly end of the tentative tract.
The applicant is not entitled for any DIF reimbursement for the
interconnection improvements conditioned in item 5 unless future
reimbursements are made available per the DIF Study in effect at the
time of construction.
The aforementioned requirement for traffic signals (Item 3 and 4) shall
sunset after 5 years from the date of recordation of the final map,
unless an extension is mutually agreed upon by both the City and the
developer.
B. PRIVATE STREETS
1) Construct full 36 -foot wide travel width measured gutter flow line to
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
gutter flow line within a 41 -foot right-of-way where the residential
streets are double loaded.
2) Construct a 32 -foot wide measured gutter flow line to gutter flow line
where on -street parking is permitted on one side and the applicant
makes provisions for perpetual enforcement of the No Parking
restrictions.
3) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
Additionally, as the street layout proposed creates inherent problems
with vehicular conflict, the applicant shall submit driveway locations
for approval by the City Engineer.
D. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
E. ON-SITE MULTI-PURPOSE TRAILS. The on-site sidewalk including curb
ramp and multi-purpose trail alignments shall be separated when possible.
The design of multi-purpose trails including finished surface, geometry, curb
transitions, slopes, sight distances, signing, and location shall be approved
by the Design & Development Department on the final landscaping plan
submittal and shall be in accord with the designs approved under Site
Development Permits 2005-848 and 2006-876. The applicant shall submit
engineered drawings of multi-purpose trails for each phase with the on-site
street improvement plans. A solid concrete, "Trex" brand, or similar type of
inflexible edging material shall be installed along the edges of perimeter
equestrian and multi-purpose trails. Should the "Trex" brand or similar type of
inflexible edging material be installed, and the City Engineer determines the
material to be incompatible or performs unsuccessfully, the applicant shall be
responsible for replacement of the aforementioned edging material with a 4
inch concrete mow strip. The applicant shall post bonds for the 4 inch
concrete mow strip improvements. Said requirement shall sunset five years
after recordation of the final map unless otherwise agreed upon by both the
developer and the City Engineer.
Improvements including multi-purpose trail street intersections shall include
appurtenances such as traffic control signs, markings and other devices, and
raised medians if required.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
24. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; and shall provide
for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry
into the development can safely make a full turn -around (minimum radius to be 24
feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents, and one lane for visitors. The two travel lanes shall
be a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
25. Entries having access to public streets shall be designed so that pavers are not
constructed within the revised street right-of-way unless otherwise approved by the
Design & Development Department and constructed as per City standards. Said
street right-of-way requirements are per conditions of approval for this tentative tract
map to include curb cuts and deceleration lane requirements at the Firenze Gate
entry and as approved by the City Engineer.
26. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength and
anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
27. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
28. General access points and turning movements of traffic are limited to the following:
Monroe Street
Primary Entry (Firenze Gate at Monroe Street): Full turn movements in and out
are allowed.
29. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
30. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
FINAL MAPS
31. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map. The Final Map shall be of a 1" = 50' scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
32. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
33. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
A. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan
C. WQMP
1" = 40' Horizontal
(Plan submitted in Report Form)
Note: A through C shall be processed concurrently.
D. Storm Drain Plans 1" = 40' Horizontal
E. Off -Site Street Plan 1" = 40' Horizontal, 1" = 4' Vertical
F. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
G. On -Site Street Improvement/ Signing & Striping Plan
1" = 40' Horizontal, 1"= 4' Vertical
The following plans shall be submitted to the Building and Safety Division for review
and approval. The plans shall utilize the minimum scale specified, unless otherwise
authorized by the Building Official in writing. Plans may be prepared at a larger
scale if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
H. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200 -feet beyond the project limits,
or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per City of La Quinta Standard Plans
and/or as approved by the City Engineer.
14
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of
cover, or sufficient cover to clear any adjacent obstructions.
34. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library
at the City website (www.la-quinta.orq). Navigate to the Public Works Department
home page and look for the Standard Drawings hyperlink.
35. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the City, revised to
reflect the as -built conditions. The applicant shall employ or retain the Engineer of
Record during the construction phase of the project so that the EOR can make site
visits in support of preparing "Record Drawing". However, if subsequent approved
revisions have been approved by the City Engineer and reflect said "Record
Drawing" conditions, the Engineer of Record may submit a letter attesting to said
fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to approval of any Final Map, the applicant shall construct all on and off-site
improvements and satisfy its obligations for same, or shall furnish a fully secured
and executed Subdivision Improvement Agreement ("SIA") guaranteeing the
construction of such improvements and the satisfaction of its obligations for same,
or shall agree to any combination thereof, as may be required by the City.
37. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
38. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
15
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common
on-site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the
development of the project, or call upon the surety to complete the improvements.
39. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Monroe Street and Avenue 54 improvements shall be completed and
accepted by the City of La Quinta prior to the issuance of the 45th "production
home" Building Permit for the project.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
40. If the applicant elects to utilize the secured agreement alternative, the applicant
16
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
shall submit detailed construction cost estimates for all proposed on-site and off-site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
GRADING
41. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
42. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
43. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
E. WQMP prepared by a qualified professional registered in the State of
California.
17
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
44. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
45. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6') of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
46. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
47. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments unless otherwise approved by the City
Engineer.
48. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
18
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
49. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
50. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
51. The footings of perimeter walls along abutting properties shall be designed to be
within the Tentative Tract Map property and not encroach into the abutting
properties.
DRAINAGE
52. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 100 year
storm shall be retained within the development, unless otherwise approved by the
City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event
producing the greatest total run off.
53. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
54. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
55. The project shall be designed to accommodate purging and blowoff water (through
19
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
underground piping and/or retention facilities) from any on-site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
56. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Manager and the City Engineer.
57. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1
and shall be planted with maintenance free ground cover. Additionally, retention
basin widths shall be not less than 20 feet at the bottom of the basin.
58. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the setback)
will be permitted to be retained in the landscape setback areas. The perimeter
setback and parkway areas in the street right-of-way shall be shaped with berms
and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
59. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
60. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into the
historic drainage relief route.
61. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
62. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011 and the State Water Resources Control Board's Order No.
2012-0006-DWQ.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
20
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
method of NPDES Permit Compliance for Whitewater River receiving water,
as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
63. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
64. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
65. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
66. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
67. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained
streets. The improvements shall include required traffic control devices, pavement
21
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
markings and street name signs. If on-site streets in residential developments are
initially constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
68. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
69. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
70. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
71. The applicant shall submit "Lot B" and Firenze Gate final landscape plans for
approval by the Planning Division. When plan checking has been completed by the
Planning Division, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner, prior to submittal for signature by the
Planning Manager, however landscape plans for landscaped median on public
streets shall be approved by the both the Planning Manager and the City Engineer
unless specifically conditioned under separate Site Development Permit for
approval by the Architecture and Landscaping Review Committee. Final
landscaping plans shall be in compliance with Chapter 8.13 (Water Efficient
Landscaping) of the Municipal Code and AASHTO site distance guidelines.
72. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
73. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets," 5th Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
74. All landscaping, walls, fences, trail details, and gates shall conform to those designs
approved under Site Development Permit 2006-853, Site Development Permit
2005-876, Site Development Permit 2006-872, and Specific Plan 2004-074.
22
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
75. PUBLIC SERVICES The applicant shall provide public transit improvements as
required by SunLine Transit Agency and approved by the City Engineer.
MAINTENANCE
76. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
77. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on-site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
78. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
79. Permits issued under this approval shall be subject to the provisions of the
Transportation Uniform Mitigation Fee and Development Impact Fee programs in
effect at the time of issuance of building permit(s).
80. The developer shall pay school mitigation fees based on their requirements. Fees
shall be paid prior to building permit issuance by the City.
81. Tentative Tract 34642 shall provide for parks through payment of an in -lieu fee, as
specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as the
"Quimby Fee") shall be based on the fair market value of the land within the
subdivision. Land value information shall be provided to the Planning Manager, via
land sale information, a current fair market value of land appraisal, or other
information on land value within the subdivision. The Planning Manager may
consider any subdivider -provided or other land value information source for use in
calculation of the parkland fee.
FIRE MARSHAL
82. For residential areas, approved standard fire hydrants, located at each intersection
and spaced 330 feet apart with no portion of any lot frontage more than 165 feet
from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 -hour duration at 20
PSI. Off-site hydrants are required at any entry and every 660 feet around the
perimeter of the project.
23
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
83. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
84. If required, sprinkler plans shall be submitted to the Fire Department. Area
separation walls may not be used to reduce the need for sprinklers.
85. Any turn or cul-de-sac requires a minimum 38 -foot outside turning radius.
86. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the first floor of the buildings, as measured by outside
path of travel.
87. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height,
unless otherwise approved by the Fire Department.
88. Any gate providing access from a public roadway to a private entry roadway shall be
located at least 35 feet setback from the roadway and shall open to allow a vehicle
to stop without obstructing traffic on the road. Where a one-way road with a single
traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be
used.
89. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a
rapid entry system (KNOX) unless otherwise approved by the Fire Department.
Plans shall be submitted to the Fire Department for approval prior to installation.
Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds.
Gates activated by the rapid entry system shall remain open until closed by the
rapid entry system.
90. The required water system, including fire hydrants, shall be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot. Two sets of water plans are to be submitted to the Fire
Department for approval.
91. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs.
COMMUNITY DEVELOPMENT
92. All mitigation measures included in Environmental Assessment 2006-577 are
hereby included in this approval.
24
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
93. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
94. A permit from the Planning Division is required for any temporary or permanent tract
signs. Up -lighted tract identification signs are allowed subject to the provisions of
Chapter 9.160 of the Zoning Ordinance.
95. The Planning Manager shall cause to be filed with the County Clerk a "Notice of
Determination" pursuant to CEQA Guideline § 15075(a) once reviewed and
approved by the City Council. The appropriate filing fee shall be paid by the
developer within 24 hours of Council approval of the Tentative Tract Map.
96. A master Minor Use Permit for all casitas shall be secured in conjunction with the
recordation of the Final Map, unless special arrangements are otherwise approved
by the Planning Manager. A covenant and provision in the CC&R's shall be
recorded informing all property owners of the Minor Use Permit and its conditions of
approval.
97. The site shall be monitored during on- and off-site trenching and rough grading by
qualified archaeological monitors and a Native American monitor shall be present
during all ground -breaking activities. Proof of retention of monitors shall be given to
the City prior to issuance of the first earth -moving or clearing permit. The monitor
shall be empowered to temporarily halt or divert equipment to allow for City
notification and analysis.
If prehistoric or historic resources are discovered during monitoring or the
subsequent construction phase, the Planning Manager shall be notified
immediately.
98. On- and off-site monitoring of earth -moving and grading in areas identified as likely
to contain paleontological resources shall be conducted by a qualified
paleontological monitor. The monitor shall be equipped to salvage fossils as they
are unearthed and to remove samples of sediments that are likely to contain the
remains of small fossil invertebrates and vertebrates, including a program of screen
washing for micro invertebrate fossils. The monitor shall be empowered to
temporarily halt or divert equipment to allow removal of abundant or large
specimens. Proof that a monitor has been retained shall be given to City prior to
issuance of first earth -moving permit, or before any clearing of the site is begun.
99. The final report on all required monitoring shall be submitted to the Planning
Division prior to issuance of any Certificate of Occupancy for residences within this
phase of the project.
25
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 34642, EXTENSION #2
GRIFFIN RANCH
APRIL 11, 2017
100. Collected archaeological and paleontological resources shall be properly packaged
for long term curation, in polyethylene self -seal bags, vials, or film cans as
appropriate, all within acid -free, standard size, comprehensively labeled archive
boxes and delivered to the City prior to issuance of first Certificate of Occupancy for
the property. Materials shall be accompanied by descriptive catalogue, field notes
and records, photographs, primary research data, and the original graphics.
101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be
permitted. Details of all perimeter landscape lighting fixtures and a photometric plan
for the Firenze Gate entry shall be submitted to the Planning Division with the final
landscaping plans to ensure conformance with the Outdoor Lighting Ordinance.
102. Prototypical residential units constructed within Tentative Tract 34642 shall conform
to those approved under Site Development Permit 2006-853.
103. The applicant shall be responsible for the daily removal of all nuisance manure from
the on-site equestrian trails and the Avenue 54 perimeter.
104. Prior to final map approval, the developer shall submit to the Planning Division for
review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's)
for the project. If Planning Manager determines City Attorney review is necessary, a
deposit will be required for reimbursement of City Attorney review fees.
105. It shall be the developer's responsibility to coordinate with other developers in the
area to acquire a power substation site for the Imperial Irrigation District. Expenses
for the substation shall be the responsibility of those developers involved with the
coordination and acquisition.
106. All applicable conditions or provisions of Specific Plan SP 04-074 Amendment #1
shall be in force and effect for Tentative Tract Map 34642.
26
`edit 4 -CPQ�r�rw
COUNCIL/RDA MEETING DATE: April 17, 2007
ITEM TITLE: Public Hearing to Consider Adopting
Resolutions of the Council to: 1) Certify a Mitigated
Negative Declaration for Environmental Assessment
2006-577; 2) Approval of Specific Plan 2004-074
Amendment No. 1, in Order to Include 90 Additional
Lots, an Enlarged Clubhouse, and Revised Development
Standards; and 3) Approval of Tentative Tract Map
34642, to Subdivide ± 45 Acres into 90 Residential Lots
and Other Amenity Lots, for the Property Located Along
the South Side of Avenue 54, Between Madison Street
and Monroe Street. Applicant: Transwest Housing
AGENDA CATEGORY:
BUSINESS SESSION:
CONSENT CALENDAR:
STUDY SESSION:
PUBLIC HEARING: /
RECOMMENDATION:
1. Adopt a Resolution of the City Council certifying a Mitigated Negative
Declaration for Environmental Assessment 2006-577;
2. Adopt a Resolution of the City Council approving Specific Plan 2004-074
Amendment No. 1, subject to the Findings and Conditions of Approval; and
3. Adopt a Resolution of the City Council approving Tentative Tract Map 34642,
subject to the Findings and Conditions of Approval.
FISCAL IMPLICATIONS:
None.
CHARTER CITY IMPLICATIONS:
None.
BACKGROUND AND OVERVIEW:
Griffin Ranch Specific Plan 2004-074 and Tentative Tract 32879 were originally
approved by the City Council on January 4, 2004 for 303 single-family lots over
approximately 199 acres. Conditional Use Permit 06-099 and Site Development
36
Permit 06-866, for the adjacent Saddle Club facility, were approved by the Planning
Commission on September 29, 2006. Perimeter landscaping, multi-purpose trail and
wall designs were approved by the Planning Commission under Site Development
Permit 2006-848 on January 24, 2006. Individual residential unit landscaping and
interior multi-purpose trail designs were approved by the Planning Commission under
Site Development Permit 2006-876 on November 14, 2006.
As an equestrian -oriented community, Griffin Ranch was designed with its own private
riding trail system and has access to the City's multi-purpose trail system. This very
low density residential zoned property is located within an existing Equestrian Overlay
District (EOD) and has internal connectivity to the adjacent Saddle Club.
Project Request
The applicant has acquired ± 45 acres to the east of the existing Griffin Ranch Tract
32879 and intends to provide an additional 90 single-family Tots and ± 7 acres of
landscaped, recreational open space to the existing residential development
(Attachment 1). The overall project density for the entire Griffin Ranch project will
remain under two single-family dwelling units per acre. The new 90 lots will be served
by an additional gated entry (for a total of four) and will have direct gated access to
the Saddle Club. The applicant also intends to develop a 21,204 square foot
clubhouse, which is 13,204 square feet larger than the 8,000 square foot building the
existing Specific Plan allows. The clubhouse is proposed to be located on Lot C at the
previously identified site near the Madison Street entrance. In order to accommodate
the 90 additional lots and a larger clubhouse, the applicant is requesting to amend the
Specific Plan (Attachment 2).
Tentative Tract 34642
The proposed 90 lots will be accessed via the existing portion of Griffin Ranch and a
new unmanned gated entry on Monroe Street. This entry, Firenze Gate, will have full
turning movement and has been conditioned to include an applicant -funded traffic
signal if conditions are met (per California Manual on Uniform Traffic Control Devices,
or MUTCD). Gated access to the Saddle Club will also be provided. Lots will be similar
in size to the existing subdivision, ranging from 10,990 to 21,741 square feet. At the
center of the project will be 5.38 acres of landscaped park area with a pond and
walking path. This park area will also serve a dual use for drainage retention. The
proposed street pattern will integrate with existing Griffin Ranch streets and have a
circular curvilinear pattern around the central open space. A half -acre CVWD well site
will be provided at the northwest corner of Tentative Tract 34642. Multi-purpose
trails will be integrated into the existing internal and external trail network and are
expected to be accessed primarily via the Saddle Club. As part of the General Plan,
Monroe Street has been conditioned to only have a multi-purpose trail; although
exhibits in the Specific Plan identify both a sidewalk and trail. All landscaping has
been conditioned to be consistent with the previously approved Site Development
Permits.
36_
Landscaping, Walls, and Multi -Purpose Trails
The Specific Plan will be updated to be consistent with all previous Site Development
Permit approvals and include all previously approved exhibits, including plant palates,
wall, and trail details.
The upcoming clubhouse landscaping is identified in the Specific Plan under Exhibit 37
on Page 66. The applicants are proposing a combination grassy pasture/retention
basin detail consisting primarily of turf with desert landscaping along the perimeter.
Although the clubhouse design and site plan is identified in the Amended Specific Plan,
landscaping and architectural designs will be brought forward for approval via a
separate Site Development Permit.
The landscaped recreational open space at the center of Tentative Tract 34642,
known as "Lot B", is the other remaining item of landscaping which has not been
approved. The Site Development Permit for "Lot B" will be brought forward with the
Clubhouse. The applicants are proposing a series of ponds linked together with small
waterfalls, surrounded by decorative turf, a walking path, and desert landscaping
around the perimeter. The design is identified under Exhibit 36 on Page 65 of the
Specific Plan.
Amended Specific Plan
The proposed amended Specific Plan is generally consistent with the original. Key
differences include: accommodation of the 90 lots; allowance of the larger 21,204
square foot proposed clubhouse (an increase of 13,204 square feet); a reduction to the
minimum livable area from 2,800 to 2,500 square feet in order to accommodate the
previously approved Castilla product line; a provision to permit casitas with a 15 feet
front yard setback; and a modification to allow the Community Development Director
to administratively consider deviations of up to 10% of a given development standard
with an appeal to the Planning Commission for deviations between 10% and 15%; and
an appeal to the City Council for those deviations exceeding 20%. This is an increase
of 5% over the existing deviation provisions.
Planning Commission Action & Public Comment
At its March 27, 2007 meeting (Attachment 4), the Planning Commission
recommended approval of the proposed Griffin Ranch applications by a 3-0 vote, with
Commissioners Daniels and Quill absent. Commissioner Barrows stated that she
would prefer the applicant to reduce the use of turf and the size of the proposed water
feature. Testimony was given by the applicant in regards to the project design and
concept. No one else spoke on this item. Prior to the hearing, staff received four
letters from the public and two from the applicant regarding the project proposal. Of
those letters, all but one referred to the use of concrete edging strips along the sides
of multi-purpose trails. These letters from the applicant and equestrian enthusiasts
argued that such edging would be hazardous to horses and riders. Staff and the
35T
Planning Commission agreed to modify this condition of approval in order to permit the
use of horse -friendly alternative edging materials. The other letter posed a general
objection to the density of the proposed project, two units per acre, and suggested a
lower density.
In addition to an alternative to the concrete mow strip, the Planning Commission
recommended some minor adjustments and deletions to the staff recommended
conditions. These recommendations included a sidewalk width consistent with the
existing portions of Griffin Ranch, requiring perimeter improvements be completed
before approval of the 45th residential building permit, and some minor wording
modifications.
FINDINGS AND ALTERNATIVES:
Findings necessary to approve the various development applications can be made and
are contained in the attached Resolutions.
The alternatives available to the City Council include:
1. Adopt a Resolution of the City Council certifying a Mitigated Negative
Declaration for Environmental Assessment 2006-577;
Adopt a Resolution of the City Council approving Specific Plan 2004-074,
Amendment #1, subject to the Findings and Conditions of Approval; and
Adopt a Resolution of the City Council approving Tentative Tract Map 34642,
subject to the Findings and Conditions of Approval; or
2. Do not adopt a Resolution of the City Council, adopting a Mitigated Negative
Declaration of environmental impact for Environmental Assessment 2006-577;
Specific Plan 2004-074 Amendment #1, and Tentative Tract 34642; or
3. Provide staff with alternative direction.
Respectfully submitted,
e
Douglas Evans
Community Development Director
• 36'
RESOLUTION 2007-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE
TRACT 34642, DIVIDING ± 45.0 ACRES INTO 90 SINGLE-
FAMILY LOTS FOR THE GRIFFIN RANCH DEVELOPMENT
CASE NO. TENTATIVE TRACT MAP 34642
APPLICANT: TRANSWEST HOUSING
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of April, 2007, hold a duly -noticed Public Hearing, to consider a
recommendation on Tentative Tract Map 34642, a request to subdivide ± 45.0 acres
into 90 single-family residential lots, one ± 5.3 acre recreation lot, one well site, and
other common lots, located generally on the south side of Avenue 54 and west of
Monroe Street, more particularly described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 27th day of March, 2007, hold a duly -noticed Public Hearing to consider a
recommendation on Tentative Tract Map 34642 and, after hearing and considering all
testimony and arguments, did adopt Planning Commission Resolution 2007-014,
recommending to the City Council approval of said Tentative Tract 34642; and,
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2006-577, and has determined that, although the
proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures incorporated into the project
approval will mitigate or reduce any potential impacts to a level of non -significance;
and,
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following findings to justify their recommendation
for approval of Tentative Tract Map 34642:
1. The proposed Tentative Tract Map 34642 is consistent with the City's General
Plan, as amended, with the implementation of Conditions of Approval to provide
for adequate storm water drainage, street improvements and other
infrastructure improvements. The project is consistent with the adopted Very
Low Density Residential land use designation of up to two dwelling units per
acre, as set forth in the General Plan as amended by General Plan Amendment
2004-103.
4
Resolution No. 2007-014
Tentative Tract 34642
Transwest Housing, Griffin Ranch
April 17, 2007
2. The design and improvements of the proposed Tentative Tract Map 34642 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, and timing of their construction.
3. As conditioned, the design of Tentative Tract Map 34642 and type of
improvements, acquired for access through, or use of, property within the
proposed subdivision will not conflict with such easements..
4. The design of Tentative Tract Map 34642 and type of improvements are not
likely to cause serious public health problems, in that this issue was considered
in Environmental Assessment 2006-577, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 34642 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
6. The proposed design for Tentative Tract 34642 is consistent with the existing
portions of the Griffin Ranch residential development and is consistent with
existing rural and equestrian -oriented developments in the vicinity. Provisions
have been made for procuring the necessary right-of-way and construction of
off-site improvements associated with this parcel, as required under the La
Quinta General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2006-577, prepared for Tentative Tract Map
34642;
3. That it does hereby grant approval of Tentative Tract Map 34642, for the
reasons set forth in this Resolution and subject to the Conditions of Approval,
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411
Resolution No. 2007-014
Tentative Tract 34642
Transwest Housing, Griffin Ranch
April 17, 2007
attached hereto as Exhibit A.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 17th day of April, 2007, by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DON ADOLPH, Mayor
City of La Quinta, California
ATTEST:
VERONICA MONTECINO, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
M. KATHERINE JENSON, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION NO. 2007 -
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 34642
TRANS WEST HOUSING / GRIFFIN RANCH
APRIL 17, 2007
EXHIBIT "A"
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code §66410 through
§66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-quinta.org.
3. Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code §§ 66410 through
66499.58 (the "Subdivision Map Act"), Chapter 13 of the La Quinta Municipal
Code ("LQMC"), Conditions of Approval for Tentative Tract Map No. 32879,
Site Development Permit 2005-853, Site Development Permit 2005-848, Site
Development Permit 2006-876, and the Griffin Ranch Specific Plan 2004-074,
Amendment #1.
The City of La Quinta's Municipal Code and Engineering Handbook can be
accessed on the City's Web Site at www.la-quinta.org.
4. This tentative tract map shall expire two years after City Council approval,
unless recorded or granted a time extension pursuant to the requirements of La
Quinta Municipal Code 9.200.080 (Permit expiration and time extensions).
5. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
Y Fire Marshal
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1
City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department (Mitigation Monitoring)
• Riverside County Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project -specific NPDES construction permit or revision to the existing Griffin
Ranch permit must be obtained by the applicant; and who then shall submit a
copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("NOI" ), prior to the
issuance of a grading or site construction permit by the City.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
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41;
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 — Griffin Ranch
April 17, 2007
The applicant or his/her designer can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com
for use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
PROPERTY RIGHTS & RIGHTS-OF-WAY
7. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer.
8. The applicant shall offer for dedication on the Final Map all public street rights-
of-way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial - Option A, 110' ROW) - The
standard 55 feet from the centerline of Monroe Street for a total
110 -foot ultimate developed right of way except for an additional
right of way dedication for a deceleration/right turn only lane at
the proposed entry measured 63 feet west of the centerline of
Monroe Street. The required right of way shall be for a length of
248 feet plus storage length and a tapered transition length of 150
additional feet to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW)
- 48 feet from the centerline of Avenue 54 for a total 96 -foot
ultimate developed right of way except for an additional right of
way for a deceleration/right turn only lane on Avenue 54 at the
Avenue 54 and Monroe Street intersection measured 60 feet south
of the centerline of Avenue 54. The required right of way shall be
for a length of 132 feet plus a storage length and a tapered
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
transition length of 120 additional feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
10. The applicant shall retain for private use on the Final Map all private street
rights-of-way in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
1 1 . The private street rights-of-way to be retained for private use required for this
development include:
B. PRIVATE STREETS
1) Firenze Gate - Entry access road street width as shown on the
tentative tract map unless additional width is required by the City
Engineer as determined in plan check due to vehicular conflict
movements with Lot 90 ingress and egress.
2) Damascus Way, Haflinger Way, Challedon Circle, Man -O -War
Court, MacBeth Street (along Lot 85), and Ardennais Drive. -
Private Residential Streets measured at gutter or curb flow line to
gutter or curb flow line shall have a minimum 36 -foot travel width
for double loaded streets.
3) MacBeth Street (along Lots 79 through 83) - Private Residential
Streets measured at gutter flow line to gutter flow line shall have a
32 -foot travel width and on -street parking is prohibited on one side
and provided there is adequate off-street parking for residents and
visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's
shall be reviewed and approved by the Engineering Department
prior to recordation.
4) Wedge curbs approved by the City Engineer shall be used on all
private streets.
C. Knuckle
1) The knuckle shall conform to the shape shown on the tentative
tract map except for minor revision as may be required by the City
Engineer.
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5
City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
12. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1" equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the
project and the associated landscape setback requirement.
13. When the City Engineer determines that access rights to the proposed street
rights-of-way shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such rights-of-way, the applicant shall
grant the necessary rights-of-way within 60 days of a written request by the
City.
14. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
15. The applicant shall create perimeter landscaping setbacks along all public rights-
of-way as follows:
A. Monroe Street (Primary Arterial) - A minimum 20 -foot from the R/W-P/L.
B. Avenue 54 (Secondary Arterial) - A minimum 10 -foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
16. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
mailbox clusters, park lands, and common areas on the Final Map.
17. Direct vehicular access to Monroe Street and Avenue 54 from Tots with frontage
along Monroe Street and Avenue 54 are restricted, except for those access
points identified on the tentative tract map, or as otherwise conditioned in these
conditions of approval. The vehicular access restriction shall be shown on the
recorded final tract map.
18. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
20. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
21. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses):
A. OFF-SITE STREETS
1) Monroe Street (Primary Arterial - Option A, 110' ROW):
Widen the west side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county road design standard to La
Quinta's urban arterial design standard. The west curb face shall be
located forty three feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
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City Council Resolution No. 2007 -
Conditions of Approval Recommended
Tentative Tract 34642 — Griffin Ranch
April 17, 2007
a) A deceleration/right turn only lane at the Project's Entry on
Monroe Street. The west curb face shall be located fifty-one
feet (51') west of the centerline and a length of 248 feet
plus a storage length and a taper transition of an additional
length of 150 feet.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map.
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
e) A 10 -foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail along the Monroe Street frontage
within the landscaped setback. The location and design of
the trail shall be approved by the City. A split rail fence shall
be constructed on the street side of the trail in accordance
with designs approved under Site Development Permit
2005-848. Bonding for the fence to be installed shall be
posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW):
Widen the south side of the street along the southerly boundary of the
Tentative Tract and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment
and convert it from a rural county -road design standard to La Quinta's
urban arterial design standard. The south curb face shall be located thirty
six feet (38') south of the centerline, except at locations where additional
street width is needed to accommodate:
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
a) A deceleration/right turn only lane on Avenue 54 at the
Avenue 54 and Monroe Street intersection. The south curb
face shall be located forty eight 148') south of the centerline
a length of 132 feet plus storage length and a tapered
transition length of an additional 120 feet.
Other required improvements in the Avenue 54 right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) A 10 -foot wide Multi -Purpose Trail along the Avenue 54
frontage within the landscaped setback. The location and
design of the trail shall be approved by the City and shall be
constructed in accordance with designs approved under Site
Development Permit 2005-848. Bonding for the fence to be
installed shall be posted prior to final map approval. At
grade intersection crossings shall be of a medium and
design and location as approved by the Engineering
Department on the street improvement plan submittal. Trail
design shall accommodate future connections on the
adjacent private estate and include warning signs to indicate
"NOT A THROUGH TRAIL" and bollards, designed to the
approval of the Community Development Department. The
on-site sidewalk including curb ramp and multi-purpose trail
alignments shall be separated when possible. Should at any
point in time the adjacent private estate be redeveloped
with a multi-purpose trail, on-site warning signs and bollards
shall be removed by the applicant.
d) A 6 -foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the curb
line that touches the back of curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary between
50 and 300 feet and at each point of reverse curvature, the
radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape
setback lot and approach within 5 feet of the perimeter wall
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
at intervals not to exceed 250 feet.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
3) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 25% of the cost to design
and install the traffic signal at the Monroe Street/Avenue 54
intersection. Applicant shall enter into a SIA to post security for
25 % of the cost to design and install the traffic signal prior to
issuance of an on-site grading permit.
4) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 100% of the cost to
design and install the traffic signal at the Firenze Gate/Monroe
Street intersection. Applicant shall enter into a SIA to post security
for 100% of the cost to design and install the traffic signal prior to
issuance of an on-site grading permit.
The applicant is responsible for 50 % of the cost to design and
install the traffic signal if complementing cost share from a
development on other side of street is available at time signal is
required. Applicant shall enter into a SIA to post security for 50
% of the cost to design and install the traffic signal prior to
issuance of an on-site grading permit; the security shall remain in
full force and effect until the signal is actually installed by the
applicant or the developer on the other side of the street. If the
land on the other side of the street does not have an approved
project connecting to the subject intersection, the applicant shall
pay 100% of the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's
development trails the progress of the development on the other
side of the street, the applicant shall be responsible for 50% of the
cost as previously stated. The applicant is not entitled for any DIF
reimbursement for the traffic signal at the Firenze Gate entrance
and Monroe Street.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
5) Associated with the design and installation of traffic signals
mentioned in Items 3 and 4 above, the applicant is responsible for
the cost to design and interconnection improvements on Monroe
Street from the Avenue 54 intersection to the Primary Entry and
up to the southerly tentative tract boundary. The interconnection
improvements shall be at a minimum to include conduit(s), wiring,
and pull boxes necessary for the interconnection along Monroe
Street from Avenue 54 to the southerly end of the tentative tract.
The applicant is not entitled for any DIF reimbursement for the
interconnection improvements conditioned in item 5 unless future
reimbursements are made available per the DIF Study in effect at
the time of construction.
The aforementioned requirement for traffic signals (Item 3 and 4)
shall sunset after 5 years from the date of recordation of the final
map, unless an extension is mutually agreed upon by both the City
and the developer.
B. PRIVATE STREETS
1) Construct full 36 -foot wide travel width measured gutter flow line
to gutter flow line within a 41 -foot right-of-way where the
residential streets are double loaded.
2) Construct a 32 -foot wide measured gutter flow line to gutter flow
line where on -street parking is permitted on one side and the
applicant makes provisions for perpetual enforcement of the No
Parking restrictions.
3) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
Additionally, as the street layout proposed creates inherent
problems with vehicular conflict, the applicant shall submit
driveway locations for approval by the City Engineer.
D. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the
tentative tract map, except for minor revisions as may be required
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
by the City Engineer.
E. ON-SITE MULTI-PURPOSE TRAILS. The on-site sidewalk including curb
ramp and multi-purpose trail alignments shall be separated when possible.
The design of multi-purpose trails including finished surface, geometry,
curb transitions, slopes, sight distances, signing, and location shall be
approved by the Public Works Department and the Community
Development Department on the final landscaping plan submittal and
shall be in accord with the designs approved under Site Development
Permits 2005-848 and 2006-876. The applicant shall submit engineered
drawings of multi-purpose trails for each phase with the on-site street
improvement plans. A solid concrete, "Trex" brand, or similar type of
inflexible edging material shall be installed along the edges of perimeter
equestrian and multi-purpose trails. Should the "Trex" brand or similar
type of inflexible edging material be installed, and the City Engineer
determines the material to be incompatible or performs unsuccessfully,
the applicant shall be responsible for replacement of the aforementioned
edging material with a 4 inch concrete mow strip. The applicant shall
post bonds for the 4 inch concrete mow strip improvements. Said
requirement shall sunset five years after recordation of the final map
unless otherwise agreed upon by both the developer and the City
Engineer.
Improvements including multi-purpose trail street intersections shall
include appurtenances such as traffic control signs, markings and other
devices, and raised medians if required.
22. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1" = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a full turn -around (minimum
radius to be 24 feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 — Griffin Ranch
April 17, 2007
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
23. Entries having access to public streets shall be designed so that pavers are not
constructed within the revised street right-of-way unless otherwise approved by
the Public Works Department and constructed as per City standards. Said street
right-of-way requirements are per conditions of approval for this tentative tract
map to include curb cuts and deceleration lane requirements at the Firenze Gate
entry and as approved by the City Engineer.
24. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
25. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
26. General access points and turning movements of traffic are limited to the
following:
Monroe Street
Primary Entry (Firenze Gate at Monroe Street): Full turn movements in and
out are allowed.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
27. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
28. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
FINAL MAPS
29. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. The Final Map shall be of a 1" =
40' scale or as approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
30. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
31. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A. On -Site Rough Grading Plan
B. PM10 Plan
C. SWPPP
1 " = 40' Horizontal
1" = 40' Horizontal
1" = 40' Horizontal
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
Note: A through C shall be processed concurrently.
D. Storm Drain Plans 1" = 40' Horizontal
E. Off -Site Street Plan 1" = 40' Horizontal, 1" = 4'
Vertical
F. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway' and landscape setback area.
G. On -Site Street Improvement/ Signing & Striping Plan
1" = 40' Horizontal, 1" = 4' Vertical
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
H. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions.
32. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
33. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall submit mylars in order to reflect
the as -built conditions.
IMPROVEMENT SECURITY AGREEMENTS
34. Prior to approval of any Final Map, the applicant shall construct all on and off-
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
35. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
36. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
37. Depending on the timing of the development of this Tentative Tract Map, and
the status of the off-site improvements at the time, the applicant may be
required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Monroe Street and Avenue 54 improvements shall be completed and
accepted by the City of La Quinta prior to the issuance of the 45th "production
home" Building Permit for the project.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
38. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
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City Council Resolution No, 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11" reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 1 1 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
39. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
40. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
41. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
42. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
43. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum slope within
the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb,
44. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
45. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments unless otherwise approved by
the City Engineer.
46. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development,
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
47. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
48. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
49. The footings of perimeter walls along abutting properties shall be designed to be
within the Tentative Tract Map property and not encroach into the abutting
properties.
DRAINAGE
50. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the
100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The design storm shall be either the 3 hour, 6
hour or 24 hour event producing the greatest total run off.
51. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
52. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
53. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
54. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
55. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall
not exceed 3:1 and shall be planted with maintenance free ground cover.
Additionally, retention basin widths shall be not less than 20 feet at the bottom
of the basin.
56. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.0401B)(7), LQMC.
57. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
58. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
59. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
60. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
61. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
62. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
63. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
64. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPE AND IRRIGATION
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention
basins, common Tots and park areas.
67. Landscape andirrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
architect.
68. The applicant shall submit "Lot B" and Firenze Gate final landscape plans for
approval by the Community Development Department. When plan checking has
been completed by the Community Development Department, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Community Development
Director, however landscape plans for landscaped median on public streets shall
be approved by the both the Community Development Director and the City
Engineer unless specifically conditioned under separate Site Development Permit
for approval by the Architecture and Landscaping Review Committee. Final
landscaping plans shall be in compliance with Chapter 8.13 (Water Efficient
Landscaping) of the Municipal Code and AASHTO site distance guidelines.
69. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director. Use of lawn areas shall
be minimized with no lawn, or spray irrigation, being placed within 18 inches of
curbs along public streets.
70. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets," 5'h Edition or latest, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public
street right-of-way.
71. All landscaping, walls, fences, trail details, and gates shall conform to those
designs approved under Site Development Permit 2006-853, Site Development
Permit 2005-876, Site Development Permit 2006-872, and Specific Plan 2004-
074.
QUALITY ASSURANCE
72. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
73. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
74. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
75. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all mylars previously submitted to the City, revised to reflect the as -
built conditions.
MAINTENANCE
76. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
77. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
78. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
79. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
80. The developer shall pay school mitigation fees based on their requirements.
Fees shall be paid prior to building permit issuance by the City.
81. Tentative Tract 34642 shall provide for parks through payment of an in -lieu fee,
as specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as
the "Quimby Fee") shall be based on the fair market value of the land within the
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City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
subdivision. Land value information shall be provided to the Community
Development Director, via land sale information, a current fair market value of
land appraisal, or other information on land value within the subdivision. The
Community Development Director may consider any subdivider -provided or other
land value information source for use in calculation of the parkland fee.
FIRE MARSHAL
82. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 -
hour duration at 20 PSI. Off-site hydrants are required at any entry and every
660 feet around the perimeter of the project.
83. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
84. If required, sprinkler plans shall be submitted to the Fire Department. Area
separation walls may not be used to reduce the need for sprinklers.
85. Any turn or cul-de-sac requires a minimum 38 -foot outside turning radius,
86. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor of the buildings, as measured by
outside path of travel.
87. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in
height, unless otherwise approved by the Fire Department.
88. Any gate providing access from a public roadway to a private entry roadway
shall be located at least 35 feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38 -foot
turning radius shall be used.
89. Gates shall be automatic, minimum 20 feet in width and shall be equipped with
a rapid entry system (KNOX) unless otherwise approved by the Fire Department.
Plans shall be submitted to the Fire Department for approval prior to
installation. Automatic gate pins shall be rated with a shear pin force, not to
P:\Reports - CC\2007\4-17-07\Griffin Ranch TT 34642 SP 04-074\COAs Griffin Ranch\CC COA TT 34642.doc
4:
25
City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 — Griffin Ranch
April 17, 2007
exceed 30 pounds. Gates activated by the rapid entry system shall remain open
until closed by the rapid entry system.
90. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
91. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
COMMUNITY DEVELOPMENT
92. All mitigation measures included in Environmental Assessment 2006-577 are
hereby included in this approval..
93. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
94. A permit from the Community Development Department is required for any
temporary or permanent tract signs. Up -lighted tract identification signs are
allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance.
95. The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed and approved by the City Council. The appropriate filing fee shall be
paid by the developer within 24 hours of Council approval of the Tentative Tract
Map.
96. A master Minor Use Permit for all casitas shall be secured in conjunction with
the recordation of the Final Map, unless special arrangements are otherwise
approved by the Community Development Department. A covenant and
provision in the CC&R's shall be recorded informing all property owners of the
Minor Use Permit and its conditions of approval.
97. The site shall be monitored during on- and off-site trenching and rough grading
by qualified archaeological monitors and a Native American monitor shall be
present during all ground -breaking activities. Proof of retention of monitors shall
be given to the City prior to issuance of the first earth -moving or clearing
permit. The monitor shall be empowered to temporarily halt or divert equipment
P:\Reports - CC12007\4-17-07\Griffin Ranch TT 34642 SP 04-074\COAs Griffin Ranch\CC CPA TT 34642.doc
26
4
City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 — Griffin Ranch
April 17, 2007
to allow for City notification and analysis.
If prehistoric or historic resources are discovered during monitoring or the
subsequent construction phase, the Community Developmerit Department shall
be notified immediately.
98. On- and off-site monitoring of earth -moving and grading in areas identified as
likely to contain paleontological resources shall be conducted by a qualified
paleontological monitor. The monitor shall be equipped to salvage fossils as
they are unearthed and to remove samples of sediments that are likely to
contain the remains of small fossil invertebrates and vertebrates, including a
program of screen washing for micro invertebrate fossils. The monitor shall be
empowered to temporarily halt or divert equipment to allow removal of
abundant or large specimens. Proof that a monitor has been retained shall be
given to City prior to issuance of first earth -moving permit, or before any
clearing of the site is begun.
99. The final report on all required monitoring shall be submitted to the Community
Development Department prior to issuance of any Certificate of Occupancy for
residences within this phase of the project.
100. Collected archaeological and paleontological resources shall be properly
packaged for long term curation, in polyethylene self -seal bags, vials, or film
cans as appropriate, all within acid -free, standard size, comprehensively labeled
archive boxes and delivered to the City prior to issuance of first Certificate of
Occupancy for the property. Materials shall be accompanied by descriptive
catalogue, field notes and records, photographs, primary research data, and the
original graphics.
101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be
permitted. Details of all perimeter landscape lighting fixtures and a photometric
plan for the Firenze Gate entry shall be submitted to the Community
Development Department with the final landscaping plans to ensure
conformance with the Outdoor Lighting Ordinance.
102. Prototypical residential units constructed within Tentative Tract 34642 shall
conform to those approved under Site Development Permit 2006-853.
103. The applicant shall be responsible for the daily removal of all nuisance manure
from the on-site equestrian trails and the Avenue 54 perimeter.
P:1Reports - CC\2007\4-17-07\Griff n Ranch TT 34642 SP 04-074\COAs Griffin RancMCC COA TT 34642.doc
44{
27
City Council Resolution No. 2007 -
Conditions of Approval - Recommended
Tentative Tract 34642 - Griffin Ranch
April 17, 2007
104. Prior to final map approval, the developer shall submit to the Community
Development Department for review, a copy of the proposed Covenants,
Conditions, and Restrictions (CC&R's) for the project. If Community
Development Director determines City Attorney review is necessary, a deposit
will be required for reimbursement of City Attorney review fees.
105. It shall be the developer's responsibility to coordinate with other developers in
the area to acquire a power substation site for the Imperial Irrigation District.
Expenses for the substation shall be the responsibility of those developers
involved with the coordination and acquisition.
106. All applicable conditions or provisions of Specific Plan SP 04-074 Amendment
#1 shall be in force and effect for Tentative Tract Map 34642.
PAReports - CC1200714-17-071Griffin Ranch TT 34642 SP 04-0741COAs Griffin Ranch\CC COA TT 34642.doc
28
NO.
REVISIONS
CVWD WELL SITE
R/W R/W R/W
6 0/13Act
5.
6.
REVISED GEOMETRY, CALCS, GENERAL NOTES, MONROE STREET AND
AVENUE 54 STREET SECTION. ALSO ADDED P.U.E., SADDLE CLUB ENTRY,
RIGHT TURN LANE ON AVENUE 54 AND MONROE STREET
REVISED OWNER INFORMATION TO REFLECT NEW OWNERSHIP
ADDED PROPOSED PRIVATE STREET NAMES
REVISED PROPOSED BNDRY AROUND EXISTING WELL SITE "AR", ADDED P.U.E.,
ADDED CONTIGUOUS OWNERSHIP MAP, REVISED GENERAL NOTES AND DETAILS
REVISED FIRENZE STREET TO FIRENZE GATE
REVISED MONROE STREET AND AVENUE 54 STREET SECTIONS
REVISED MONROE STREET CROSS SECTION
PROP. CURB ,
46 '475"- E 842 .77'
,__...-11ii
\ ,L- ,0
• 7'
OT 'F' '.----'WO
ELL SITE
37451 SF
3.55 /AC
77.9
,
.....„....-..- ......„
t.)
Illt
,
,t.
99'
i • ‘ -
95'
,„
- 19
11400 SF
PE 474.3
9 ,',..
72,8.3
18
11400 SF
PE 473.3
-95;----
_
17
11401 SF
PE 473.8
-7-
b
04
73
,...
',,1 20 -i_ --
".,
• 11630 SF . -
) ;
) PE 475.3
1
i i
,
1-7-------"--7.,--4/,--- --- _ 957
9 '
/2,5
95'
TP 471.54
/LP
TP 472.36
DR. CARREON
LOT 'A'
562 SF
2.13 AC
14
b 11665 SF
PE 473.4
7013
11919 SF
PE 472.7
12 707
11400 SF
PE 472.0
11 706
13105 SF
PE 471.3
AVENUE 48
AVENUE 49
10' P. U. E. (TYP.)
10
16302 SF
PE 470.8
AVENUE 50
APPROVED
all11111111111111111111
111111111111111111111111111111111111111111111
111111111111111111111111111111111111111111111111
all111111111111111111
al11111111111111111
1111111111111111111111111111
11111111111111111111111111111111111111111111111111
DATE
12/13/06
12/18/06
01/09/07
01/29/07
01/31/07
02/09/07
04/11/07
SEPTEMBER 2006
IN THE CITY OF LA QUINTA
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
TENTATIVE TRACT
MAP NO. 34642
AND PRELIMINARY GRADING PLAN
LEGAL DESCRIPTION
TP 469.86
AVENUE 51
1.037%
471.53
EC
AGREEME
AND HOA
MAINTAIN
9
17012 SF
E 470.2
BETWEEN HOMEOWNER
FOR HOMEOWNER TO
NDSCAPING EX. R/W
(R=34.50')
(L=54.19')
AVENUE 53
8(3,
PE 475.8
40
11946 SF
PE 472.7
43
11553 SF
PE 474.2
44
11039 SF
PE 473.8
46
11500 SF
PE 472.4
47
13181 SF
PE 471.7
AVENUE 54
VICINITY MAP
w
0
z
cc
0
AIRPORT
AVENUE 55
PORTIONS OF NORTH 12 OF SECTION 15, TOWNSHIP 6 SOUTH,
RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, INCLUDING
A RESUBDIVISION OF LOTS 'AB', "AU, 'AK", 'AL", AND "AR" OF MB
399/3-20.
ASSESSORS PARCEL NUMBERS
767-320-007 / 767-320-009 / 767-320-014 / 767-320-015
OWNER
GRIFFIN CASTILLA HOLDING, LLC
10721 TREENA STREET - SUITE 200
SAN DIEGO, CALIFORNIA 92131
TELEPHONE. (858)653-3003
FAX (858)653-3001
DEVELOPER
CITY COUNCIL
APPROVED
DATE
TRANSWEST HOUSING
47120 DUNE PALMS ROAD - SUITE C
LA QUINTA, CALIFORNIA 92253-2051
TELEPHONE' (760)777-4307
FAX. (760)777-4308
85
IN 474.7
10' P.U.E. (TYP.)
55
11040 SF
PE 472.0
54
11040 Si
PE 471.7
53
11040 SF
PE 471.0
.41 51
11315 S
PE 469.6
50
14139 SF
PE 468.9
ABBREVIATIONS
Se
PE 674.2
0'
f.•
465 R
Tp 470.
EAST
NORTH
SOUTH
WEST
ASPHALT CONCRETE
ACREAGE
ACCESSORS PARCEL NUMBER
CENTERLINE
CURB AND GUTTER
EDGE OF PAVEMENT
EASEMENT
EXISTING
FLOWLINE
GRADE BREAK
GROUND NATIVE VEGETATION
HIGH POINT
LOW POINT
ENGINEER
MAX.
MIN.
NO.
N.T.S.
P/L
PE
PIG
PROP.
P.U.E.
R/W
SF
STD.
TOE
TOP
TP
TYP.
MAXIMUM
MINIMUM
NUMBER
NOT TO SCALE
PROPERTY LINE
PAD ELEVATION
GUTTER FL
PROPOSED
PUBLIC UTILITY EASEMENT
RIGHT OF WAY
RADIUS
SQUARE FEET
STANDARD
BOTTOM OF SLOPE
TOP OF SLOPE
TOP OF PAVEMENT
TYPICAL
87
PE 473.8
57
12496 SF
PE 472.1
59
11040
PE 47;1:6
LEGEND
679.3 EXISTING
------ EXISTING
SPOT ELEVATIONS
CONTOURS
5
14911 SF
PE 468.3
88
PE Z73.2
36
11040 SF
PE 470.7
74,1 PE
WSE 466.6
C3r0 WSE 462.6
4
11961 SF
PE 468.7
35
11144 SF
PE 470.2
T
R/W
FM
WSE 463.1
72
12673 SF
PE 469.7
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EASEMENT DELTA
CABLE
IRRIGATION DRAIN LINE
EASEMENT
ELECTRIC
GAS
IRRIGATION
LOT LINE
TELEPHONE
OVERHEAD TELEPHONE
RIGHT OF WAY
SEWER
SEWER FORCE MAIN
WATER
BOUNDARY
PROPOSED BOUNDARY AND PARCEL LINE
PROPOSED AND EXISTING CENTER LINE
PROPOSED CURB
PROPOSED EASEMENT
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
MSA CONSULTING, INC
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
TELEPHONE. (760)320-9811
FAX. (760)323-7893
ROBERT S. SMITH, RCE 26401
GENERAL NOTES
EXISTING CITY ZONING. RVL - VERY LOW DENSITY RESIDENTIAL
PROPOSED CITY ZONING. RL - RESIDENTIAL LOW - SPECIFIC PLAN
EXISTING LAND USE. VACANT AND AGRICULTURAL
PROPOSED LAND USE. SINGLE FAMILY RESIDENTIAL
EXISTING AND PROPOSED GENERAL PLAN. VLDR - VERY LOW DENSITY
RESIDENTIAL UP TO 2DU/AC
PRIVATE RESIDENTIAL LOTS. LOTS 1 THRU 90 (26.73 ACRES)
PRIVATE STREETS. HAFLINGER WAY, DAMASCUS WAY, CHALLEDON CIRCLE,
MAN -0 -WAR COURT, MACBETH STREET, AND FIRENZE STREET (7.15 ACRES)
EASEMENTS / RETENTION / DRAINAGE / LANDSCAPE / AMENITIES. LOTS "A'
THRU "E' (8.08 ACRES)
PUBLIC STREET DEDICATION. MONROE STREET AND 54TH AVENUE (3.27 ACRES)
PROPOSED C.V.W.D. WELL SITE. LOT 'F" (0.55 ACRES)
GROSS ACREAGE. 45.78 ACRES
NET ACREAGE. 41.96 ACRES
34
14593 SF
PE 469.8
115'
LOTS AB, AE, AK, AND AR PORTION OF HAFLINGER WAY AND ARDENNAIS DRIVE
INCLUDING 10' P.U.E. TO BE ABANDONED ON FINAL MAP.
EASEMENT NOTES
71
11016 SF
PE 468.9
LOT 'B'
234226 SF
5.38 AC
66
10990 SF
PE 468.8
2
11040 SF
PE 468.7
Api roved by:
Planning Commission •
ezCity Council
o Commurp Dev. Dept.
Initials Ai
Case No. 3116g 7-
AN EASEMENT IN FAVOR OF UNITED STATES OF AMERICA
FOR WATER PIPELINE AND INCIDENTAL PURPOSES, RECORDED JULY 19,
1949 IN BOOK 1095, PAGE 284 OF OFFICIAL RECORDS. TO BE
RELOCATED.
AN EASEMENT FOR ROAD PURPOSES IN FAVOR OF THE PUBLIC OVER
54TH AVENUE AND MONROE STREET OF SAID LAND PURSUANT TO A
RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF
RIVERSIDE, DATED JANUARY 9, 1901, A CERTIFIED COPY OF WHICH WAS
RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692 OF OFFICIAL
RECORDS.
UTILITIES
70
893 SF
PE 468.4
0 With Conditions
ELECTRIC.
GAS.
TELEPHONE.
WATER.
CABLE.
SEWER.
USA.
IMPERIAL IRRIGATION DISTRICT
THE GAS COMPANY
VERIZON COMPANY
COACHELLA VALLEY WATER DISTRICT
TIME WARNER CABLE
COACHELLA VALLEY WATER DISTRICT
UNDERGROUND SERVICE ALERT
(760)398-5854
(760)335-7762
(760)864-1715
(760)398-2651
(760)325-1508
(760)398-2651
(800)227-2600
WAR ADMIRAL DRIVE
32
15273 SF
PE 469.3
69
11893 SF
PE 468.2
67
11642 SF
PE 468.9
1?E Z72.0
CUP 24)007099:p.
ONTIGUQUS 'C,ONER$HIP)
AGREEMENT BETWEEN HOMEOWNER
AND HOA FOR HOMEOWNER TO
MAINTAIN LANDSCAPING
74
17708 SF
PE 469.0
10' P.U.E. (TYP.)
75
11040
PE 469.
TP 467.46 /
EC
96'
467.10
TP -BC
) 0:3449,5
PROP. CURB AND GUTTER
10' P.U.E. (TYP.)
PE k70.3
76
12364 SF
470.4
85
15019 SF
PE 468.5
86
11721 SF
PE 468.6
LOT 'C'
14623 SF
0.34 AC
PE 487.9 .Dirt
11 -
R=818.00'
L=69.98'
MAN -O -WAR COURT
L=18.57'
N ---'4V W 20.99' 14-E.3-7.'
IA
-iih. \
X. AND
PROP. R/W
PROP. CURB AND GUTTER
AGREEMENT BETWEEN
HOMEOWNER AND HOA FOR
HOMEOWNER TO MAINTAIN
LANDSCAPING
DETAIL "A"
ROP. R/W
PROPOSED PRIVATE STREET
R/W DEDICATION IN FAVOR
OF HOA
X. LOT LINE
ARDENNAIS DRIVE AND MACBETH STREET
130
PE (370.3
14 16.31
R=99.50'
L=18.98'
TO CONVERT FROM APPROVED KNUCKLE
TO PROPOSED T -INTERSECTION
20' SCALE
80
68 SF
469.7
0' 60' 120'
SCALE 1"=60'
PROP.
R/W
PROP.
R/W
79
15954 SF
PE 469.1
10' P.U.E
10' P.U.E.
FUTURE
R/W
PROP.
R/W
18.5' F/L
18.5' F/L
OROVED SADDLE CLUB
EQUESTRIAN FACILITY
C.U.P. 2006-099
LANDSCAPE
PARKWAY
2:1
MAX.
PROP. WEDGE CURB
2%
PROP. A.C.
Illosiassuniso moilanussusalessuissin
SAD LE LUB E14
FUTURE C&G
2:1
MAX.
FUTURE A.C.
PROP. C&G
CLASS 2 BIKE LANE
PROP. A.C.
1111111111111610 ask
I I I= 1=11
BASE COURSE
COMPACTED SUBGRADE
I
puourimuMMUMUMM76cjiitillarall11.1111111
mar
FUTURE SIDEWALK
R=60.50'
L=46.12'
R=320.50'
L=7.97'
11114111911111111111111111111 111110
111111111111111111111111111111111111111011
AIM as, 111011111111Bil
I I
32879
PROP.
10 R/W
P.U.E.
SECTION C -C
18.5' F/L
18.5' F/L
PROP.
R/W 10'
MULTI -USE -
TRAIL AND
P.U.E.
34642
PROP. WEDGE CURB
2%
PROP. A.C.
INTERIOR PRIVATE STREETS
BASE COURSE
SECTION A -A COMPACTED SUBGRADE
6' MEANDERING
SIDEWALK
AVENUE 54
,11-111-1
BASE COURSE
COMPACTED SUBGRADE
EE DETAIL •A•
EX.
E/P
PROP.
10' R/W
MULTI -USE
TRAIL AND
P.U.E.
18' 4. 18'
PROP.
R/W 10'
1 -"LANDSCAPE
BUFFER AND
P.U.E.
SECTION E -E
111-1 11=11 I-7
APPROVED STREET
CROSS SECTION PER
TRACT MAP 32879
INTERIOR PRIVATE STREETS
WITH MULTI -USE TRAIL
20'-45'
VARIES
PROP.
R/W
FUTURE
R/W
LANDSCAPE
BUFFER
34' (FUTURE BY OTHERS)
PROP. WEDGE
PROP. A.C.
CURB 2%
MAX.
I I-11 raft as
-
-_7471_I i=i7f=iii=m-Fr_l_ BASE COURSECOMPACTED SUBGRADE
91
MAX.
11.111111 1.1111111111111111111111:7711127:471:117TIEMEITT=17:
COMPACTED SUBGRADE 17,
LANDSCAPED MEDIAN
(TEMPORARY ASPHALT BERM AT C/L)
.. ,po' funlmolluul, I1ls w
SECTION B -B
2:1
MAX.
2%
INTERIOR PRIVATE STREET
MONROE STREET
WITH MULTI -USE TRAIL
CITY cnuwat
APPROVED
DATE
(PARKING ON ONE SIDE)
N.T.S.
(1B
MSA CONSULTING, INC.
PLANNING • CIVIL ENGINEERING • LAND SURVEYING
34200 BOB HOPE DRIVE • RANCHO MIRAGE • CA 92270
TELEPHONE (760) 320-9811 a FAX (760) 323-7893
(5)
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