CC Resolution 2019-032 Estates at Griffin Lakes SDP 2019-0003, TTM ExtensionRESOLUTION NO. 2019 - 032
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
A SECOND TIME EXTENSION FOR A SITE
DEVELOPMENT PERMIT AND TENTATIVE TRACT
MAP 36744 FOR A RESIDENTIAL DEVELOPMENT
ON THE SOUTH SIDE OF AVENUE 54, ONE
QUARTER MILE EAST OF MADISON STREET,
CASE NUMBERS: SITE DEVELOPMENT PERMIT
2019-0003 (SDP 2014-1003, EXTENSION 2)
AND TENTATIVE TRACT MAP 2019-0002 (TTM
36744, EXTENSION 2)
APPLICANT: GRIFFIN RANCH INVESTORS LP
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6th day of August, 2019, consider a request by Griffin Ranch Investors,
L.P. for approval of a second extension of time for a Site Development
Permit and a Tentative Tract Map for a residential development on 39.8
acres, generally located on the south side of Avenue 54, one quarter mile
east of Madison Street, more particularly described as:
APN: 767-320-013
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of May, 2015, hold a duly noticed Public Hearing and adopted
Resolution No. 2015-015 approving a request by Griffin Ranch Investors,
L.P. for approval of a Specific Plan Amendment, Tentative Parcel Map, Site
Development Permit, and Tentative Tract Map; and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 20th day of June, 2017, adopt Resolution No. 2017-029, approving a
request by Griffin Ranch Investors, L.P. for approval of a first time extension
for Site Development Permit 2014-1003 and Tentative Tract Map 36744;
and,
WHEREAS, the applicant, on the 22nd day of April 2019, applied for a
second time extension for Site Development Permit 2014-1003 and
Tentative Tract Map 36744; and
WHEREAS, the Design and Development Department has determined
that the request has been assessed in conjunction with Environmental
Resolution No. 2019-032
Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
Tentative Tract Map 2019-0002 (TTM 36744, Extension 2)
Adopted: August 6, 2019
Page 2 of 6
Assessment 2014-1001 prepared for this project for which a Mitigated
Negative Declaration and associated Mitigation Monitoring Program was
certified on May 5, 2015. No changed circumstances or conditions are
proposed, nor has any new information been submitted which would trigger
the preparation of a subsequent environmental review pursuant to Public
Resources Code Section 21166; and
WHEREAS, upon hearing and considering all testimony and
arguments of all interested persons, if any, desiring to be heard, the City
Council did make the following mandatory findings to justify approval of the
Site Development Permit time extension:
1. Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
is consistent with the La Quinta General Plan, in that the project
site is designated as Low Density Residential. The City’s General
Plan policies relating to Low Density Residential encourage the
provision of a full range of residential land uses within the City in
order to accommodate development of all housing types, and the
proposed project augments those policies.
2. Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
is consistent with the La Quinta Zoning Code in terms of
architectural style, building height, building mass, and landscaping.
The site development permit conforms to certain modified
development standards set forth in the project Specific Plan and has
been conditioned to ensure compliance with the zoning standards of
the Very Low Density zoning district and other supplemental
residential standards as established in Title 9 of the La Quinta
Municipal Code.
3. Processing and approval of Site Development Permit 2019-0003
(SDP 2014-1003, Extension 2) is in compliance with the
requirements of the California Environmental Quality Act. The
Design and Development Department has determined that the time
extension request has been previously assessed in conjunction with
Environmental Assessment 2014-1001 prepared for this project for
which a Mitigated Negative Declaration and associated Mitigation
Monitoring Program was certified on May 5, 2015. No changed
circumstances or conditions are proposed which would trigger the
Resolution No. 2019-032
Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
Tentative Tract Map 2019-0002 (TTM 36744, Extension 2)
Adopted: August 6, 2019
Page 3 of 6
preparation of subsequent environmental analysis pursuant to
Public Resources Code Section 21166.
4. The architectural design of Site Development Permit 2019-0003
(SDP 2014-1003, Extension 2) including, but not limited to the
architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements,
are compatible with surrounding development and with the quality
of design prevalent in the City. The Tuscan and Italian Farmhouse
styles of design for the common area buildings and residential units
are appropriate in context with surrounding development, and the
supplemental design elements (stucco finishes with stone accents
and exposed rafters, wood accents on garage doors, and concrete
S-tile roofs) appropriately enhance the architecture of the buildings.
5. The site design of Site Development Permit 2019-0003 (SDP 2014-
1003, Extension 2) including, but not limited to project entries,
interior circulation, proposed amenities, screening of equipment,
exterior lighting, pedestrian accessibility and other site design
elements are compatible with surrounding development and with
the quality of design prevalent in the City.
6. Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
landscaping is consistent with the landscaping standards and plant
palette of the project Specific Plan and implements the standards
for landscaping and aesthetics established in the General Plan and
Zoning Code. No turf is used in the individual lot landscape
concepts which utilize decomposed granite and fractured rock in
lieu of turf. The project landscaping for the buildings utilizes a low
water use plant palette and shall enhance visual continuity of the
development with the surrounding residential areas and will comply
with City and Coachella Valley Water District water efficiency
requirements, ensuring efficient water use.
WHEREAS, upon hearing and considering all testimony and arguments of
all interested persons, if any, desiring to be heard, the City Council did make
the following mandatory findings to justify approval of the Tentative Tract
Map time extension:
Resolution No. 2019-032
Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
Tentative Tract Map 2019-0002 (TTM 36744, Extension 2)
Adopted: August 6, 2019
Page 4 of 6
1. The design of Tentative Tract Map 2019-0002 (TTM 36744,
Extension 2) is consistent with the city General Plan and Specific
Plan 2014-1001. The Tract Map is consistent with the Low Density
Residential land use designation as set forth in the General Plan, at
1.98 units/acre.
2. The design and improvement of Tentative Tract Map 2019-0002
(TTM 36744, Extension 2) is consistent with the La Quinta General
Plan and Specific Plan 2014-1001 with the implementation of
recommended conditions of approval to ensure consistency for the
homes proposed on the lots created therein, as well as adequate
storm water drainage. The project density at 1.98 units/acre is
consistent with the La Quinta General Plan and Specific Plan 2014-
1001, in that the proposed development density is comparable to
the surrounding single-family residential developments.
3. The design of Tentative Tract Map 2019-0002 (TTM 36744,
Extension 2) is not likely to either cause substantial environmental
damage or substantially injure fish or wildlife or their habitat. The
Design and Development Department has determined that the time
extension request has been previously assessed in conjunction with
Environmental Assessment 2014-1001 prepared for this project for
which a Mitigated Negative Declaration and associated Mitigation
Monitoring Program was certified on May 5, 2015. No changed
circumstances or conditions are proposed which would trigger the
preparation of subsequent environmental analysis pursuant to
Public Resources Code Section 21166.
4. The design of Tentative Tract Map 2019-0002 (TTM 36744,
Extension 2) is not likely to cause serious public health problems,
insofar as the project will be required to comply with all laws,
standards and requirements associated with sanitary sewer
collection, water quality and other public health issues.
5. The site of Tentative Tract Map 2019-0002 (TTM 36744, Extension
2) is physically suitable for the potential development and density
of development as permitted in the Zoning Ordinance and
Subdivision Ordinance. As conditioned, the proposed design of the
subdivision is physically compatible with the site with regards to
Resolution No. 2019-032
Site Development Permit 2019-0003 (SDP 2014-1003, Extension 2)
Tentative Tract Map 2019-0002 (TTM 36744, Extension 2)
Adopted: August 6, 2019
Page 5 of 6
topography for the type of land use designation and potential
development of the subject property.
6. As conditioned, Tentative Tract Map 2019-0002 (TTM 36744,
Extension 2) is consistent with all applicable provisions of the La
Quinta Zoning Ordinance and Subdivision Ordinance, including, but
not limited to, minimum lot area requirements, any other applicable
provisions of this code, and the Subdivision Map Act.
7. The design and improvements required for Tentative Tract Map
2019-0002 (TTM 36744, Extension 2) will not conflict with
easements, acquired by the public at large, for access through or
use of property within the proposed subdivision, for access through
or use of the property within the subdivision. All roadway
improvements, easements, and surrounding improvements will be
completed to City standards.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings
of the City Council in this case.
SECTION 2. That the Mitigated Negative Declaration and associated
Mitigation Monitoring Program for the project was certified on May 5, 2015,
and no changed circumstances or conditions are proposed, nor has any new
information been submitted, which would trigger the preparation of a
subsequent environmental review pursuant to Public Resources Code Section
21166.
SECTION 3. That it does hereby approve a second time extension to May 5,
2021, for Site Development Permit 2019-0003 (SDP 2014-1003, Extension
2), for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval (Exhibit A).
SECTION 4. That it does hereby approve a second time extension to May 5,
2021, for Tentative Tract Map 2019-0002 (TTM 36744, Extension 2), for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval (Exhibit B).
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 1 of 23
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta (“City”), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its
defense counsel. The City shall promptly notify the applicant of any claim,
action or proceeding and shall cooperate fully in the defense.
2. This Site Development Permit extension shall expire on May 5, 2021 and
shall become null and void in accordance with La Quinta Municipal Code
Section 9.200.080, unless a building permit has been issued. A time
extension may be requested per LQMC Section 9.200.080. The two-year
time period shall be tolled during the pendency of any lawsuit that may be
filed, challenging this Site Development Permit and/or the City’s CEQA
compliance.
3. Site Development Permit 2019-0003 shall comply with all applicable
conditions and/or mitigation measures for the following related
approval(s):
Environmental Assessment 2014-1001
Specific Plan 2014-1001
Tentative Parcel Map 2014-1001 (TPM 36745)
Tentative Tract Map 2019-0002 (TTM 36744)
Site Development Permit 2014-1003
In the event of any conflict(s) between approval conditions and/or
provisions of these approvals, the Design and Development Director shall
adjudicate the conflict by determining the precedence.
4. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits
from the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form – Whitewater River
Region, Improvement Permit)
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 2 of 23
La Quinta Design and Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District (DSUSD)
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB)
State Water Resources Control Board
SunLine Transit Agency (SunLine)
South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements
include approval of improvement plans, the applicant shall furnish proof of
such approvals when submitting those improvement plans for City
approval.
5. Coverage under the State of California Construction General Permit must
be obtained by the applicant, who then shall submit a copy of the Regional
Water Quality Control Board’s (“RWQCB”) acknowledgment of the
applicant’s Notice of Intent (“NOI”) and Waste Discharge Identification
(WDID) number to the City prior to the issuance of a grading or building
permit.
6. The applicant shall comply with all requirements, directives, and orders
established pursuant to Executive Order B-29-15 and all regulations
adopted to implement that executive order by any state, regional, or local
agency or department, including but not limited to regulations adopted by
the State Water Resources Control Board, California Department of Water
Resources, California Energy Commission, and Coachella Valley Water
District (or other distributor of a public water supply), in furtherance of the
mandate to prevent the waste and unreasonable use of potable water. If
another executive order or future regulations are issued and adopted in
furtherance of a mandate to prevent the waste and unreasonable use of
water, the applicant shall comply with all requirements, directives, and
orders established thereunder. If a requirement, directive, or order
established pursuant to Executive Order B-29-15 (or any future executive
order) and regulations adopted pursuant thereto is more restrictive than a
requirement under the La Quinta Municipal Code applicable by these
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 3 of 23
conditions of approval, then the applicant shall comply with the most
restrictive requirement.
7. The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board – Colorado River Basin Region Board Order No. R7-
2013-0011 and the State Water Resources Control Board’s Order No. 2009-
0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction
project that encompasses more than one (1) acre of land, the
Permitee shall be required to submit a Storm Water Pollution
Protection Plan (“SWPPP”) to the State Water Resources Control
Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following
Best Management Practices (“BMPs”) (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 4 of 23
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and
accepted by the City Council.
F. The inclusion in the Homeowners’ Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post-construction BMPs as required
and the applicant shall execute and record an agreement that
provides for the perpetual maintenance and operation of all post-
construction BMPs as required.
8. Approval of this Site Development Permit shall not be construed as
approval for any horizontal dimensions implied by any site plans or exhibits
unless specifically identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment
of the invoice, all costs and actual attorney’s fees incurred by the City
Attorney to review, negotiate and/or modify any documents or instruments
required by these conditions, if Developer requests that the City modify or
revise any documents or instruments prepared initially by the City to effect
these conditions. This obligation shall be paid in the time noted above
without deduction or offset and Developer’s failure to make such payment
shall be a material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment
of the invoice, all costs and actual consultant’s fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be
paid in the time noted above without deduction or offset and Developer’s
failure to make such payment shall be a material breach of the Conditions
of Approval.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 5 of 23
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or
proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the City
for emergency services and for maintenance, construction and
reconstruction of essential improvements.
12. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or
existing private streets that access public streets and open space/drainage
facilities of the master development.
13. The private street rights-of-way to be retained for private use required for
this development include:
A. PRIVATE STREETS
1) Streets ‘B’, ‘C’, ‘D’, ‘E’, ‘F’, ‘G’, and ‘H’ - Private Residential
Streets measured at gutter flow line to gutter flow line shall
have a minimum 36-foot travel width.
Property line shall be placed at the back of curb similar to the lay out
shown on the (preliminary grading plan/tentative map) and the
typical street section shown in the tentative map. Use of smooth
curves instead of angular lines at property lines is recommended.
14. Right-of-way geometry for standard knuckles and property line corner
cut-backs at curb returns shall conform to Riverside County Standard
Drawings #801, and #805, respectively, unless otherwise approved by the
City Engineer.
15. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
16. The applicant shall furnish proof of easements, or written permission, as
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 6 of 23
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
STREET AND TRAFFIC IMPROVEMENTS
17. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
18. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 1/8"
batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
19. The applicant shall construct the following street improvements to conform
with the General Plan:
A. OFF-SITE STREETS
1) Avenue 54 – The applicant should install signing and striping to
provide median acceleration lanes at the two development
access intersections on Avenue 54.
B. PRIVATE STREETS
1) Streets ‘B’, ‘C’, ‘D’, ‘E’, ‘F’, ‘G’, and ‘H’ - Private Residential
Streets measured at gutter flow line to gutter flow line shall
have a 36-foot travel width.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 7 of 23
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay-out shown on the
tentative map, except for minor revisions as may be required
by the City Engineer.
D. KNUCKLE
1) Construct the knuckle to conform to the lay-out shown in the
tentative tract map, except for minor revisions as may be
required by the City Engineer.
E. Emergency Turn Around
1) Shall be constructed to conform to the lay-out shown on the
tentative tract map, except for minor revisions as may be
required by the City Engineer.
20. The design of community parking facilities for common areas shall conform
to LQMC Chapter 9.150, and in particular the following:
A. The parking stall, aisle widths and double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150. On-street parking
designated as guest parking on the approved site plan shall be
designed in accordance with parallel stall requirements.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required, including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
D. Accessibility routes as required shall be shown on the Precise Grading
Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and
be a minimum of 17 feet in length with a 2-foot overhang for
standard parking stalls and 18 feet with a 2-foot overhang for
handicapped parking stall or as approved by the City Engineer.
Where handicapped parking may be required, one van accessible
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 8 of 23
handicapped parking stall is required per eight handicapped parking
stalls. A project parking plan shall be required to include appropriate
signage to implement parking restrictions, and on and off-street
parking provisions of the CC & R’s subject to City Engineer and
Design and Development Department approval.
F. Golf cart parking shall be provided at appropriate locations in the
development, in particular in close proximity to the Community
Building area. Golf cart stall size shall conform to generally accepted
industry standards, as may be determined by the City Engineer and
Design and Development Department.
G. A minimum five-space bicycle rack shall be provided in an
appropriate location at the Community Building facility.
21. The applicant shall extend improvements beyond the subdivision
boundaries to ensure they safely integrate with existing improvements
(e.g., grading; traffic control devices and transitions in alignment, elevation
or dimensions of streets and sidewalks).
22. The applicant shall design street pavement sections using Caltrans' design
procedure for 20-year life pavement, and the site-specific data for soil
strength and anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
23. The applicant shall submit current mix designs (less than two years old at
the time of construction) for base, asphalt concrete and Portland cement
concrete. The submittal shall include test results for all specimens used in
the mix design procedure. For mix designs over six months old, the
submittal shall include recent (less than six months old at the time of
construction) aggregate gradation test results confirming that design
gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
24. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 9 of 23
and sidewalks. Mid-block street lighting is not required.
25. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise
approved by the City Engineer.
26. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by engineers
registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
“engineer,” “surveyor,” and “architect,” refer to persons currently certified or
licensed to practice their respective professions in the State of California.
27. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of LQMC Section 13.24.040 (Improvement Plans).
28. The following improvement plans shall be prepared and submitted for
review and approval by the Public Works Development Division. A separate
set of plans for each line item specified below shall be prepared. The plans
shall utilize the minimum scale specified, unless otherwise authorized by
the City Engineer in writing. Plans may be prepared at a larger scale if
additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 10 of 23
D. On-Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
E. Off-Site Signing & Striping Plan 1" = 40' Horizontal
NOTE: D through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Division
for review and approval. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the Building Official in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
F. On-Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are
not listed above shall be prepared in formats approved by the City Engineer
prior to commencing plan preparation.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs,
Limit Lines and Legends, No Parking Signs, Raised Pavement Markers
(including Blue RPMs at fire hydrants) and Street Name Signs per Public
Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of
Wall & Top Of Footing elevations shown. All footings shall have a minimum
of 1-foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up
print of the building floor plan identifying every building egress and notes
the 2016 California Building Code accessibility requirements associated with
each door. The assessment must comply with the submittal requirements
of the Building & Safety Division. A copy of the reviewed assessment shall
be submitted to the Public Works Department in conjunction with the Site
Development Plan when it is submitted for plan checking.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 11 of 23
In addition to the normal set of improvement plans, a “Site Development”
plan is required to be submitted for approval by the Building Official,
Planning Manager and the City Engineer.
“Site Development” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and
ADA requirements.
“Street Parking” plan shall include appropriate signage to implement the
“No Parking” concept, or alternatively an on-street parking policy shall be
included in the CC & R’s subject to City Engineer’s Approval. The parking
plan or CC & R’s shall be submitted concurrently with the Street
Improvement Plans.
29. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction which can be accessed via the “Plans, Notes
and Design Guidance” section of the Public Works Department at the City
website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
30. The applicant shall furnish a complete set of all approved improvement
plans on a storage media acceptable to the City Engineer (currently
mylars).
31. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were
approved by the City. Each sheet shall be clearly marked "Record
Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to
reflect the as-built conditions. The applicant shall employ or retain the
Engineer Of Record during the construction phase of the project so that the
EOR can make site visits in support of preparing "Record Drawing".
However, if subsequent approved revisions have been approved by the City
Engineer and reflect said "Record Drawing" conditions, the Engineer Of
Record may submit a letter attesting to said fact to the City Engineer in lieu
of mylar submittal.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 12 of 23
IMPROVEMENT SECURITY AGREEMENTS
32. Prior to approval of any Final Map, the applicant shall construct all on and
off-site improvements and satisfy its obligations for same, or shall furnish a
fully secured and executed Subdivision Improvement Agreement (“SIA”)
guaranteeing the construction of such improvements and the satisfaction of
its obligations for same, or shall agree to any combination thereof, as may
be required by the City.
33. Any Subdivision Improvement Agreement (“SIA”) entered into by and
between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to this Tentative
Tract Map, shall comply with the provisions of LQMC Chapter 13.28
(Improvement Security).
34. Improvements to be made, or agreed to be made, shall include the
removal of any existing structures or other obstructions which are not a
part of the proposed improvements; and shall provide for the setting of the
final survey monumentation.
When improvements are phased through a “Phasing Plan,” or an
administrative approval (e.g., Site Development Permits), all off-site
improvements and common on-site improvements (e.g., backbone utilities,
retention basins, perimeter walls, landscaping and gates) shall be
constructed, or secured through a SIA, prior to the issuance of any permits
in the first phase of the development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall
either be completed, or secured through a SIA, prior to the completion of
homes or the occupancy of permanent buildings within such latter phase,
or as otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a
timely manner, pursuant to the approved phasing plan, the City shall have
the right to halt issuance of all permits, and/or final inspections, withhold
other approvals related to the development of the project, or call upon the
surety to complete the improvements.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 13 of 23
35. Depending on the timing of the development of this Tentative Parcel Map,
and the status of the off-site improvements at the time, the applicant may
be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed
that are considered to be an obligation of this tentative Tract map.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may
require.
Off-Site Improvements should be completed on a first priority basis. The
applicant shall complete Off-Site Improvements in the first phase of
construction or by the issuance of the 20% Building Permit.
In the event that any of the improvements required for this development
are constructed by the City, the applicant shall, prior to the approval of the
Final Map, or the issuance of any permit related thereto, reimburse the City
for the costs of such improvements.
36. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed
on-site and off-site improvements, including an estimate for the final
survey monumentation, for checking and approval by the City Engineer.
Such estimates shall conform to the unit cost schedule as approved by the
City Engineer.
At the time the applicant submits its detailed construction cost estimates
for conditional approval of the Final Map by the City Council, the applicant
shall also submit one copy each of an 8-1/2" x 11" reduction of each page
of the Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 14 of 23
Estimates for improvements under the jurisdiction of other agencies shall
be approved by those agencies and submitted to the City along with the
applicant’s detailed cost estimates.
37. Should the applicant fail to construct the improvements for the
development, or fail to satisfy its obligations for the development in a
timely manner, the City shall have the right to halt issuance of building
permits, and/or final building inspections, withhold other approvals related
to the development of the project, or call upon the surety to complete the
improvements.
GRADING
38. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
39. Prior to occupancy of the project site for any construction, or other
purposes, the applicant shall obtain a grading permit approved by the City
Engineer.
40. To obtain an approved grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical (“soils”) report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with
LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater
Discharge Permit and Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the
State of California.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 15 of 23
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by soils
engineer, or engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in
an amount sufficient to guarantee compliance with the approved Fugitive
Dust Control Plan provisions as submitted with its application for a grading
permit. Additionally, the applicant shall replenish said security if expended
by the City of La Quinta to comply with the Plan as required by the City
Engineer.
41. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved in
the Fugitive Dust Control Plan.
42. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC
Section 9.60.240(F) except as otherwise modified by this condition. The
maximum slope shall not exceed 3:1 anywhere in the landscape setback
area, except for the backslope (i.e. the slope at the back of the landscape
lot) which shall not exceed 2:1 if fully planted with ground cover. The
maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the
curb, otherwise the maximum slope within the right of way shall not
exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
43. Building pad elevations on the rough grading plan submitted for City
Engineer’s approval shall conform with pad elevations shown on the
tentative map, unless the pad elevations have other requirements imposed
elsewhere in these Conditions of Approval.
44. Building pad elevations of perimeter lots shall not differ by more than one
foot higher from the building pads in adjacent developments unless
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 16 of 23
otherwise approved by the City Engineer.
45. Minimize the differential in building pad elevations of perimeter lots and
building pad elevations in adjacent developments. Building pad elevations
of perimeter lots have been allowed by the City Engineer to differ by more
than the standard one foot in elevation from adjacent developments due to
the unique site conditions of this project and the effort by the applicant to
lower the site as much as possible. Meeting the one foot standard would
impose an unreasonable hardship upon the applicant.
46. Minimize the differential in elevations of lots within this development and
elevations in adjoining developments. The differences in elevation between
the adjoining properties and the lots within this development as shown on
the TTM and the grading plan will be allowed by the City Engineer due to
the unique site conditions of this project and the effort by the applicant to
lower the site as much as possible. Further lowering of the site would
impose an unreasonable hardship upon the applicant.
47. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified
engineer or surveyor with applicable compaction tests and over excavation
documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two,
if any. Such pad certification shall also list the relative compaction of the
pad soil. The data shall be organized by lot number, and listed
cumulatively if submitted at different times.
DRAINAGE
48. Stormwater handling shall conform with the approved hydrology and
drainage report for the Estates at Griffin Lake, Tract Map 36744. Nuisance
water shall be disposed of in an approved manner.
49. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16
– Hydrology Report with Preliminary Hydraulic Report Criteria for Storm
Drain Systems and Engineering Bulletin No. 06-015 - Underground
Retention Basin Design Requirements. More specifically, stormwater falling
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 17 of 23
on site during the 100 year storm shall be retained within the development,
unless otherwise approved by the City Engineer. The design storm shall be
either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest
total run off.
50. Nuisance water shall be retained on site. Nuisance water shall be disposed
of per approved methods contained in Engineering Bulletin No. 06-16 –
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention
Basin Design Requirements.
51. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless
the applicant provides site specific data indicating otherwise and as
approved by the City Engineer.
52. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority
as a requirement for development of this property.
53. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Manager and the City Engineer.
54. For on-site above ground common retention basins, retention depth shall
be according to Engineering Bulletin No. 06-16 – Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes
shall not exceed 3:1 and shall be planted with maintenance free ground
cover. Additionally, retention basin widths shall be not less than 20 feet at
the bottom of the basin.
55. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls
onto the setback) will be permitted to be retained in the landscape setback
areas. The perimeter setback and parkway areas in the street right-of-way
shall be shaped with berms and mounds, pursuant to LQMC Section
9.100.040(B)(7).
56. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 18 of 23
57. The development shall be graded to permit storm flow in excess of
retention capacity to flow out of the development through a designated
overflow and into the historic drainage relief route.
58. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
59. The applicant shall comply with applicable provisions for post construction
runoff per the City’s NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457;
and the California Regional Water Quality Control Board – Colorado River
Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the
State Water Resources Control Board’s Order No. 2009-0009-DWQ and
Order No. 2012-0006-DWQ.
A. For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements
of the NPDES permit for the design, construction and perpetual
operation and maintenance of BMPs per the approved Water Quality
Management Plan (WQMP) for the project as required by the
California Regional Water Quality Control Board – Colorado River
Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs
utilizing first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the
perpetual maintenance and operation of stormwater BMPs.
UTILITIES
60. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 19 of 23
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.
65. A final noise analysis shall be completed when final lot layout and pad
elevations have been completed to assure that the existing Avenue 54 wall
is sufficient to meet the City’s noise control standards for all affected units.
66. A final acoustical analysis shall be completed and submitted for review at
time of building permit plan check, based on final lot layout and pad
elevations, to demonstrate that the City’s standards for interior and
exterior CNEL levels will be met for each proposed dwelling unit.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 20 of 23
LANDSCAPING
67. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans). Landscape and irrigation plans
for landscaped lots and setbacks, medians, retention basins, and common
areas shall be signed and stamped by a licensed landscape architect.
68. All new and modified landscape areas shall have landscaping and
permanent irrigation improvements in compliance with the City’s Water
Efficient Landscape regulations contained in LQMC Section 8.13 (Water
Efficient Landscape).
69. Except as otherwise stated in these conditions, all landscaping shall consist
of, at minimum, 36” box trees (i.e., a minimum 2.5 inch caliper measured
three feet up from grade level after planting), 5-gallon shrubs, and
groundcover. Double lodge poles (two-inch diameter) shall be used to
brace and stake trees.
70. The applicant shall submit final landscape plans for review, processing and
approval to the Planning Division, in accordance with the Final Landscape
Plan application process, as a major final landscape plan. Plans shall
include construction design for all walls, fences, gated entries, trellises,
landscape and common area lighting, etc. Planning Manager approval of
the final landscape plans is required prior to issuance of the first building
permit unless the Planning Manager determines extenuating circumstances
exist which justify an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Planning Manager and/or City
Engineer.
Prior to final approval of the installation of landscaping, the Landscape
Architect of record shall provide the Planning Division a letter stating
he/she has personally inspected the installation and that it conforms with
the final landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are
required in order to meet the intent of the Planning Commission’s approval,
the Planning Manager shall review and approve any such revisions to the
landscape plan.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 21 of 23
71. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway
and Transportation Officials (AASHTO) “A Policy on Geometric Design of
Highways and Streets” latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public
street right-of-way.
PUBLIC SERVICES
72. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer. At this time,
SunLine has not requested any such improvements; however, should such
a request be made in the future, depending on project phasing and
completion, the applicant may be required to provide certain said
improvements.
MAINTENANCE
73. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
74. The applicant shall make provisions for the continuous and perpetual
maintenance of common areas, perimeter landscaping up to the curb,
access drives, sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
75. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). These fees include all deposits and fees required by
the City for plan checking and construction inspection. Deposits and fee
amounts shall be those in effect when the applicant makes application for
plan check and permits.
76. Provisions shall be made to comply with the terms and requirements of the
City's adopted Art in Public Places program in effect at the time of issuance
of building permits.
77. Applicant shall pay the fees as required by the Coachella Valley Unified
School District, as in effect at the time requests for building permits are
submitted.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 22 of 23
FIRE PROTECTION
78. For residential areas, provide approved standard fire hydrants, located at
each intersection, with no portion of any lot frontage more than a
maximum of 500 feet from a hydrant. Minimum fire flow for all residential
structures shall be 1000 GPM for a 2-hour duration at 20 PSI.
79. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to
be submitted to the Fire Department for approval.
80. Applicant/Developer shall mount blue dot retro-reflectors pavement
markers on private streets, public streets and driveways to indicated
location of the fire hydrant. It should be 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
81. Residential fire sprinklers are required in all one and two family dwellings
per the California Residential Code, California Building Code and the
California Fire Code. Contact the Riverside County Fire Department for the
Residential Fire Sprinkler Standard.
82. Fire Apparatus access road and driveways shall be in compliance with the
Riverside County Fire Department Standard number 06-05 (located at
www.rvcfire.org). Access lanes will not have an up, or downgrade of more
than 15%. Access roads shall have an unobstructed vertical clearance not
less than 13 feet and 6 inches. Access lanes will be designed to withstand
the weight of 80 thousand pounds over 2 axles. Access will have a turning
radius capable of accommodating fire apparatus. Access lane shall be
constructed with a surface so as to provide all weather driving capabilities
83. Any turn-around requires a minimum 38-foot turning radius.
84. The minimum dimension for gates is 20 feet clear and unobstructed width
and a minimum vertical clearance of 13 feet 6 inches in height. Any gate
providing access from a road shall be located at least 35 feet setback from
the roadway and shall open to allow a vehicle to stop without obstructing
traffic on the road. Where a one-way road with a single traffic lane
provides access to a gate entrance, a 38-foot turning radius shall be used.
RESOLUTION NO. 2019-032, EXHIBIT A
CONDITIONS OF APPROVAL –
SITE DEVELOPMENT PERMIT 2019-0003 (2014-1003 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
Page 23 of 23
85. Gates may be automatic or manual and shall be equipped with a rapid
entry system (KNOX). Plans shall be submitted to the Fire Department for
approval prior to installation. Automatic gate pins shall be rated with a
shear pin force, not to exceed 30 pounds. Gates activated by the rapid
entry system shall remain open until closed by the rapid entry system.
Automatic gates shall be provided with backup power.
PLANNING DIVISION
86. Lots 1 through 31, as depicted on the approved Tentative Tract Map (I.e.
along the east and south sides of the project), shall be restricted to single
story units, not to exceed 22 feet in height. This restriction shall be
designated by note on the final map and/or incorporated into the project
CC&R’s, referencing this Condition and shall further state that compliance
with the restriction shall be verified during review of precise grading plan
submittal(s).
87. The applicant shall consider incorporation of a pedestrian pathway that
provides direct access from the street to the front door areas of the homes.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 1 OF 25
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. This Tentative Tract Map shall expire on May 5, 2021, unless recorded or
granted a time extension pursuant to the requirements of La Quinta Municipal
Code 13.12.160 (Extensions of time for tentative maps). The two-year time
period shall be tolled during the pendency of any lawsuit that may be filed,
challenging this Tentative Tract Map and/or the City’s CEQA compliance.
4. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality
Management Plan(WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
La Quinta Design and Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District (DSUSD)
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB)
State Water Resources Control Board
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 2 OF 25
SunLine Transit Agency (SunLine)
South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
5. Tentative Tract Map 36744 shall comply with all applicable terms, conditions
and/or mitigation measures for the following related approvals:
Environmental Assessment 2014-1001
Specific Plan 2014-1001
Tentative Parcel Map 2014-1001 (TPM 36745)
Site Development Permit 2019-0003
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Design and Development Director shall adjudicate the
conflict by determining the precedence.
6. Coverage under the State of California Construction General Permit must be
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice
of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the
City prior to the issuance of a grading or building permit.
7. The applicant shall comply with all requirements, directives, and orders
established pursuant to Executive Order B-29-15 and all regulations adopted
to implement that executive order by any state, regional, or local agency or
department, including but not limited to regulations adopted by the State
Water Resources Control Board, California Department of Water Resources,
California Energy Commission, and Coachella Valley Water District (or other
distributor of a public water supply), in furtherance of the mandate to prevent
the waste and unreasonable use of potable water. If another executive order
or future regulations are issued and adopted in furtherance of a mandate to
prevent the waste and unreasonable use of water, the applicant shall comply
with all requirements, directives, and orders established thereunder. If a
requirement, directive, or order established pursuant to Executive Order B-29-
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 3 OF 25
15 (or any future executive order) and regulations adopted pursuant thereto
are more restrictive than a requirement under the La Quinta Municipal Code
applicable by these conditions of approval, then the applicant shall comply
with the most restrictive requirement.
8. The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board – Colorado River Basin Region Board Order No. R7-
2013-0011 and the State Water Resources Control Board’s Order No. 2009-
0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to
the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following
Best Management Practices (“BMPs”) (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 4 OF 25
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
F. The inclusion in the Homeowners’ Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post-construction BMPs as required
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post-construction
BMPs as required.
9. Approval of this Tentative Tract Map shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
10. 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.
11. 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.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 5 OF 25
PROPERTY RIGHTS
12. 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.
13. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or
existing private streets that access public streets and open space/drainage
facilities of the master development.
14. 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.
15. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Streets ‘B’, ‘C’, ‘D’, ‘E’, ‘F’, ‘G’, and ‘H’ - Private Residential Streets
measured at gutter flow line to gutter flow line shall have a
minimum 36-foot travel width.
Property line shall be placed at the back of curb similar to the lay out
shown on the (preliminary grading plan/tentative map) and the typical
street section shown in the tentative map. Use of smooth curves instead
of angular lines at property lines is recommended.
16. Right-of-way geometry for standard knuckles and property line corner
cut-backs at curb returns shall conform to Riverside County Standard
Drawings #801, and #805, respectively, unless otherwise approved by the
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 6 OF 25
City Engineer.
17. 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.
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 Avenue 54 from lots with frontage along Avenue 54
is restricted, except for approved access points identified on the tentative
tract map, or as otherwise conditioned in these conditions of approval. The
vehicular access restriction shall be shown on the recorded final tract map.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
21. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
22. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
23. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 1/8"
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 7 OF 25
batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
24. The applicant shall construct the following street improvements to conform
with the General Plan:
A. OFF-SITE STREETS
1) Avenue 54 – The applicant should install signing and striping to
provide median acceleration lanes at the two development access
intersections on Avenue 54.
B. PRIVATE STREETS
1) Streets ‘B’, ‘C’, ‘D’, ‘E’, ‘F’, ‘G’, and ‘H’ - Private Residential Streets
measured at gutter flow line to gutter flow line shall have a 36-
foot travel width.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay-out shown on the
tentative map, except for minor revisions as may be required by
the City Engineer.
D. KNUCKLE
1) Construct the knuckle to conform to the lay-out shown in the
tentative tract map, except for minor revisions as may be
required by the City Engineer.
E. Emergency Turn Around
1) Shall be constructed to conform to the lay-out shown on the
tentative tract map, except for minor revisions as may be
required by the City Engineer.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 8 OF 25
25. 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).
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.
or the approved equivalents of alternate materials.
27. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include recent (less than six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in
current production. The applicant shall not schedule construction operations
until mix designs are approved.
28. 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.
29. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved
by the City Engineer.
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 engineers registered in
California.
FINAL MAPS
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 9 OF 25
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 1” = 40’ scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
“engineer,” “surveyor,” and “architect,” refers to persons currently certified or
licensed to practice their respective professions in the State of California.
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 LQMC Section 13.24.040 (Improvement Plans).
33. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Development Division. A separate set of
plans for each line item specified below shall be prepared. The plans shall
utilize the minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if additional
detail or plan clarity is desired. Note, the applicant may be required to
prepare other improvement plans not listed here pursuant to improvements
required by other agencies and utility purveyors.
A. Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. On-Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
E. Off-Site Signing & Striping Plan 1" = 40' Horizontal
NOTE: D through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 10 OF 25
The following plans shall be submitted to the Building and Safety Division for
review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building Official in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed
here pursuant to improvements required by other agencies and utility
purveyors.
F. On-Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs,
Limit Lines and Legends, No Parking Signs, Raised Pavement Markers
(including Blue RPMs at fire hydrants) and Street Name Signs per Public
Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the 2016
California Building Code accessibility requirements associated with each door.
The assessment must comply with the submittal requirements of the Building
& Safety Department. A copy of the reviewed assessment shall be submitted
to the Public Works Division in conjunction with the Site Development Plan
when it is submitted for plan checking.
In addition to the normal set of improvement plans, a “Site Development”
plan is required to be submitted for approval by the Building Official, Planning
Manager and the City Engineer.
“Site Development” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and ADA
requirements.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 11 OF 25
“Street Parking” plan shall include appropriate signage to implement the “No
Parking” concept, or alternatively an on-street parking policy shall be included
in the CC & R’s subject to City Engineer’s Approval. The parking plan or CC &
R’s shall be submitted concurrently with the Street Improvement Plans.
34. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the “Plans, Notes and
Design Guidance” section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
35. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
36. 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
37. 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.
38. Any Subdivision Improvement Agreement (“SIA”) entered into by and
between the applicant and the City of La Quinta, for the purpose of
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 12 OF 25
guaranteeing the completion of any improvements related to this Tentative
Tract Map, shall comply with the provisions of LQMC Chapter 13.28
(Improvement Security).
39. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a “Phasing Plan,” or an
administrative approval (e.g., Site Development Permits), all off-site
improvements and common on-site improvements (e.g., backbone utilities,
retention basins, perimeter walls, landscaping and gates) shall be constructed,
or secured through a SIA, prior to the issuance of any permits in the first
phase of the development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either
be completed, or secured through a SIA, prior to the completion of homes or
the occupancy of permanent buildings within such latter phase, or as
otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right
to halt issuance of all permits, and/or final inspections, withhold other
approvals related to the development of the project, or call upon the surety to
complete the improvements.
40. Depending on the timing of the development of this Tentative Parcel Map, and
the status of the off-site improvements at the time, the applicant may be
required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative Tract map.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 13 OF 25
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first priority basis. The
applicant shall complete Off-Site Improvements in the first phase of
construction or by the issuance of the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
41. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed on-
site and off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule as approved by the City
Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11" reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant’s detailed cost estimates.
42. Should the applicant fail to construct the improvements for the development,
or fail to satisfy its obligations for the development in a timely manner, the
City shall have the right to halt issuance of building permits, and/or final
building inspections, withhold other approvals related to the development of
the project, or call upon the surety to complete the improvements.
GRADING
43. The applicant shall comply with the provisions of LQMC Section 13.24.050
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 14 OF 25
(Grading Improvements).
44. 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.
45. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical (“soils”) report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State
of California.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by soils
engineer, or engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
46. 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
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 15 OF 25
stabilized with such other erosion control measures, as were approved in the
Fugitive Dust Control Plan.
47. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope
(i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if
fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6’) of the curb, otherwise the maximum slope within the right
of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb
shall be depressed one and one-half inches (1.5") in the first eighteen inches
(18") behind the curb.
48. 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.
49. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments unless otherwise
approved by the City Engineer.
50. Minimize the differential in building pad elevations of perimeter lots and
building pad elevations in adjacent developments. Building pad elevations of
perimeter lots have been allowed by the City Engineer to differ by more than
the standard one foot in elevation from adjacent developments due to the
unique site conditions of this project and the effort by the applicant to lower
the site as much as possible. Meeting the one foot standard would impose an
unreasonable hardship upon the applicant.
51. Minimize the differential in elevations of lots within this development and
elevations in adjoining developments. The differences in elevation between
the adjoining properties and the lots within this development as shown on the
TTM and the grading plan will be allowed by the City Engineer due to the
unique site conditions of this project and the effort by the applicant to lower
the site as much as possible. Further lowering of the site would impose an
unreasonable hardship upon the applicant.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 16 OF 25
52. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified engineer
or surveyor with applicable compaction tests and over excavation
documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
53. Stormwater handling shall conform with the approved hydrology and drainage
report for the Estates at Griffin Lake, Tract Map 36744. Nuisance water shall
be disposed of in an approved manner.
54. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 –
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the
100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The design storm shall be either the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
55. 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.
56. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise and as approved by
the City Engineer.
57. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 17 OF 25
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
58. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Manager and the City Engineer.
59. 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.
60. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls
onto the setback) will be permitted to be retained in the landscape setback
areas. The perimeter setback and parkway areas in the street right-of-way
shall be shaped with berms and mounds, pursuant to LQMC Section
9.100.040(B)(7).
61. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
62. 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.
63. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
64. The applicant shall comply with applicable provisions for post construction
runoff per the City’s NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and
the California Regional Water Quality Control Board – Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-
0006-DWQ.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 18 OF 25
A. For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional
Water Quality Control Board – Colorado River Basin (CRWQCB-CRB)
Region Board Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit Compliance
for Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
65. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
66. 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.
67. 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.
68. 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
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 19 OF 25
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
69. 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.
70. A final noise analysis shall be completed when final lot layout and pad
elevations have been completed to assure that the existing Avenue 54 wall is
sufficient to meet the City’s noise control standards for all affected units.
71. A final acoustical analysis shall be completed and submitted for review at time
of building permit plan check, based on final lot layout and pad elevations, to
demonstrate that the City’s standards for interior and exterior CNEL levels will
be met for each proposed dwelling unit.
LANDSCAPE AND IRRIGATION
72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
73. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
74. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a landscape
architect licensed in California.
75. The applicant shall submit final landscape plans for review, processing and
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 20 OF 25
approval to the Planning Division, in accordance with the Final Landscape Plan
application process, as a major final landscape plan. Plans shall include
construction design for all walls, fences, gated entries, trellises, etc. Planning
Manager approval of the final landscape plans is required prior to issuance of
the first building permit unless the Planning Manager determines extenuating
circumstances exist which justify an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official, including the Planning Manager and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape
Architect of record shall provide the Planning Division a letter stating he/she
has personally inspected the installation and that it conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are
required in order to meet the intent of the Planning Commission’s approval,
the Planning Manager shall review and approve any such revisions to the
landscape plan.
76. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs along
public streets.
77. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway and
Transportation Officials (AASHTO) “A Policy on Geometric Design of Highways
and Streets” latest edition, in the design and/or installation of all landscaping
and appurtenances abutting and within the private and public street right-of-
way.
78. A master wall plan, detailing the design and location of sound wall areas,
entry walls, and interior property line walls, shall be subject to review and
approval by the Planning Division, in accordance with the landscape review
process as conditioned. The wall plan shall specify wall section details, colors
and materials, capping, pilasters, entry monuments, planters, and any other
related features.
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 21 OF 25
PUBLIC SERVICES
79. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer. At this time,
SunLine has not requested any such improvements; however, should such a
request be made in the future, depending on project phasing and completion,
the applicant may be required to provide certain said improvements.
MAINTENANCE
80. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
81. The applicant shall make provisions for the continuous and perpetual
maintenance of common areas, perimeter landscaping up to the curb, access
drives, sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
82. 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.
83. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs
in effect at the time of issuance of building permit(s).
84. Permits issued under this approval shall be subject to the Coachella Valley
Multi-Species Habitat Conservation Plan/Natural Community Habitat
Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34.
85. Tentative Tract 36744 shall provide for parks through payment of an in-lieu
fee, as specified in Chapter 13.48, LQMC. The in-lieu payment(s) shall be
based on the fair market value of the land within the subdivision. Land value
information shall be provided to the Design and Development Director, via
land sale information, a current fair market value appraisal, or other
information on land value within the subdivision. Payment of the in-lieu fee
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 22 OF 25
shall be made prior to, or concurrently with recordation of the first final map
within the tentative map.
FIRE PROTECTION
86. For residential areas, provide approved standard fire hydrants, located at each
intersection, with no portion of any lot frontage more than a maximum of 500
feet from a hydrant. Minimum fire flow for all residential structures shall be
1000 GPM for a 2-hour duration at 20 PSI.
87. 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.
88. Applicant/Developer shall mount blue dot retro-reflectors pavement markers
on private streets, public streets and driveways to indicated location of the fire
hydrant. It should be 8 inches from cent erline to the side that the fire hydrant
is on, to identify fire hydrant locations.
89. Residential fire sprinklers are required in all one and two family dwellings per
the California Residential Code, California Building Code and the California Fire
Code. Contact the Riverside County Fire Department for the Residential Fire
Sprinkler Standard.
90. Fire Apparatus access road and driveways shall be in compliance with the
Riverside County Fire Department Standard number 06-05 (located at
www.rvcfire.org). Access lanes will not have an up, or downgrade of more
than 15%. Access roads shall have an unobstructed vertical clearance not less
than 13 feet and 6 inches. Access lanes will be designed to withstand the
weight of 80 thousand pounds over 2 axles. Access will have a turning radius
capable of accommodating fire apparatus. Access lane shall be constructed
with a surface so as to provide all weather driving capabilities
91. Any turn-around requires a minimum 38-foot turning radius.
92. The minimum dimension for gates is 20 feet clear and unobstructed width and
a minimum vertical clearance of 13 feet 6 inches in height. Any gate
providing access from a road shall be located at least 35 feet setback from the
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 23 OF 25
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.
93. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic gate pins shall be rated with a shear pin force,
not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system. Automatic gates shall be
provided with backup power.
ARCHAEOLOGY/PALEONTOLOGY
94. If buried cultural materials are discovered during any earth-moving operations
associated with the project, all work in that area shall be halted or diverted
until a qualified archaeologist can evaluate the nature and significance of the
finds.
95. If any resource recovery occurs, a final report shall be submitted to the
Planning Division prior to the issuance of the first Certificate of Occupancy for
the project.
96. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self-seal bags, vials, or film cans as appropriate, all
within acid-free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first Certificate of Occupancy for the
property. Materials shall be accompanied by descriptive catalogue, field notes
and records, primary research data, and the original graphics
97. A paleontological resource impact mitigation program shall be developed and
implemented for the proposed project in accordance with the provisions of
CEQA, as well as the proposed guidelines of the Society of Vertebrate
Paleontology. The primary component of the mitigation program will be
monitoring of ground disturbances during the project by qualified personnel.
Since the surface soils have been extensively disturbed in the past, only
periodic monitoring is recommended during demolition, tree removal,
grubbing, or shallow surface grading. Continuous monitoring shall be
conducted for deeper grading and excavations that reach beyond a depth of
two feet. The mitigation program should include but not be limited to the
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 24 OF 25
following:
The excavation of areas identified as likely to contain paleontological
resources, such as undisturbed Lake Cahuilla beds and any undisturbed
subsurface alluvium, shall be conducted by a qualified paleontological
monitor. The monitor should be prepared to quickly salvage fossils, if
they are unearthed, to avoid construction delays, but must have the
power to temporarily halt or divert construction equipment to allow for
removal of abundant or large specimens. Proof that a monitor has been
retained shall be given to City prior to issuance of first earth-moving
permit, or before any clearing of the site is begun.
Samples of sediments should be collected and washed to recover small
invertebrate and vertebrate fossils.
Recovered specimens should be identified and curated at a repository
with permanent retrievable storage that would allow for further research
in the future.
A report of findings with an appended itemized inventory of specimens
shall be submitted to the City prior to the first occupancy of a residence
being granted by the City. The report shall include pertinent discussions
of the significance of all recovered resources where appropriate. The
report and inventory, when submitted to the City, will signify completion
of the program to mitigate impacts to paleontological resources.
Collected resources and related reports, etc. shall be given to the City
for curation. Packaging of resources, reports, etc. shall comply with
standards commonly used in the paleontological industry.
PLANNING DIVISION
98. To comply with the Migratory Bird Treaty Act (MBTA), any vegetation or tree
removal, or other ground disturbing activities occurring between January 1st
and August 31st with the potential to impact nesting birds shall require a
qualified biologist to conduct a nesting bird survey to determine if there is a
potential impact to such species. All vegetation and suitable nesting habitat
(including open ground) on the project site, whether or not it will be removed
or disturbed, shall be surveyed for nesting birds. If no nests are present, this
RESOLUTION 2019-032, EXHIBIT B
CONDITIONS OF APPROVAL –
TENTATIVE TRACT MAP 2019-0002 (TTM 36744 EXT 2)
ESTATES AT GRIFFIN LAKE
GRIFFIN RANCH INVESTORS LP
AUGUST 6, 2019
PAGE 25 OF 25
condition will be cleared. Conducting construction activities outside the
breeding season (September 1st through December 31st) can avoid having to
implement these measures. If active nests of any native bird are found on
site, they will be avoided until after the young have fledged.
99. Lots 1 through 31 as depicted on the approved Tentative Tract Map shall be
restricted to single story units, not to exceed 22 feet in height. This restriction
shall be designated by note on the final map and/or incorporated into the
project CC&R’s, referencing this Condition. Compliance with this restriction
shall be verified during review of precise grading plan submittal(s).
100. It shall be disclosed to any and all parties involved in the sale or other transfer
of residential Lots 1through 78, as part of the CC&R’s, that Lot 79 is
developed with a residential estate that is approved as a private and public
event venue and luxury estate residential rental use. The disclosure shall
incorporate language to describe potential impacts due to noise, traffic, and
other characteristics associated with the use of Lot 79 as an event venue on a
regular basis.