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SP 2004-074 Griffin Ranch (2007) - Amendment 1GRIFFIN IN, q44 .,` City of La Quinta SPECIFIC PLAN 2004-074 Amendment No. 1 As Adopted April 17, 2007 Resolution No. 2007-036 Approved by: ❑ Planning Commission ❑ City Council © Community Dev. Dept. Initials 60 Case No. SP 115- AmD# I Exhibit L, -'At SP'?r;F `LIZ ❑ With Conditions at Q Peso-#_ 3 -z'7_ -0o -)-a13 Prepared for TRANSWEST HOUSING, INC. 47-120 Dune Palms Road - Suite C La Quinta, California 92253 760.777.4307 Prepared by MSA CONSULTING, INC. 34200 Bob Hope Drive Rancho Mirage, California 92270 760.320.9811 City of La Quinta Specific Plan 2004-074 Amendment No. 1 As Adopted April 17, 2007 Resolution No. 2007- 036 Prepared for TRANSWEST HOUSING, INC. 47-120 Dune Palms Road — Suite C La Quinta, California 92253 760-777-4307 Prepared by MSA CONSULTING, INC. 34200 Bob Hope Drive Rancho Mirage, California 92270 760-320-9811 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 TABLE OF CONTENTS I. INTRODUCTION Purpose...........................................................................................1 ExecutiveSummary.........................................................................3 TheProcess.....................................................................................5 Relationship to Other Agencies......................................................7 11. SPECIFIC PLAN. ProjectDescription.........................................................................19 Artin Public Places........................................................................20 PhasingPlan..................................................................................20 Hydrology and Flood Control.........................................................21 GradingConcept............................................................................21 ErosionControl..............................................................................22 SWPPP/NPDES/PM 10.................................................................23 Utilities...........................................................................................23 Ill. LAND USE PLAN LandUse.......................................................................................32 Development Standards................................................................32 Additional Development Standards................................................35 Amendments to the Specific Plan..................................................36 IV. CIRCULATION Vehicular........................................................................................37 Pedestrian/Equestrian...................................................................38 V. DESIGN GUIDELINES Landscape Concepts.....................................................................44 Landscape Maintenance................................................................46 General Architectural Theme.........................................................46 As Adopted April 17, 2007 LIST OF EXHIBITS Exhibit 1 Vicinity Map.............................................................................8 Exhibit 2 Aerial Photograph...................................................................9 Exhibit3 USGS Map.............................................................................10 Exhibit 4 Proposed Land Use Plan.......................................................11 Exhibit5 Zoning Map............................................................................12 Exhibit 6 General Plan Map..................................................................13 Exhibit7a Site Photos I..........................................................................14 Exhibit 7b Site Photos II.........................................................................15 Exhibit 7c Site Photos III.........................................................................16 Exhibit 8 Tentative Tract Map No. 32879 .............................................17 Exhibit 9 Tentative Tract Map No. 34642 .............................................18 Exhibit 10 Proposed Phasing Plan.........................................................26 Exhibit11 FEMA Map.............................................................................27 Exhibit 12 Preliminary Hydrology............................................................28 Exhibit 13 Existing Utilities Plan.............................................................29 Exhibit 14 Preliminary Water Service Plan.............................................30 Exhibit 15 Preliminary Sewer Service Plan.............................................31 Exhibit 16 Street Cross Sections............................................................39 Exhibit 17 Circulation Exhibit..................................................................40 Exhibit 18 Equestrian Trails Exhibit........................................................41 Exhibit 19 Spine Road Plan....................................................................42 Exhibit 20 Rural Road Plan....................................................................43 Exhibit 21 Madison Street Landscape Plan............................................50 Exhibit 22 Madison Street Entry Plan View............................................51 Exhibit 23 Madison Street Gate Elevation..............................................52 Exhibit 24 Madison Street Guard House................................................53 Exhibit 25 Avenue 54 and Monroe Street Landscape Plan View ............ 54 Exhibit 26 Avenue 54 Entry Plan View...................................................55 Exhibit 27 Monroe Street Entry Plan View..............................................56 Exhibit 28 Avenue 54 and Monroe Street Gate Elevation .......................57 Exhibit 29 Spine Road Front Yard Typical..............................................58 Exhibit 30 11 K Lots Front Yard Typical..................................................59 Exhibit 31 12K Lots Front Yard Typical..................................................60 Exhibit 32 15K Lots Front Yard Typical..................................................61 Exhibit 33 20K Lots Front Yard Typical..................................................62 Exhibit 34 Perimeter Wall and Fence Plan.............................................63 Exhibit 35 Illustrative Site Plan for TTM 34642 .......................................64 Exhibit 36 Open Space/Retention Area for TTM 34642 .......................... 65 Exhibit 37 Clubhouse Plan View.............................................................66 Exhibit 38 Clubhouse Architecture Elevation..........................................67 Exhibit 39 Architectural Elevation - Monterey.........................................68 Exhibit 40 Architectural Elevation — Italian Farmhouse ...........................69 Exhibit 41 Architectural Elevation — Contemporary Mexican ..................70 As Adopted April 17, 2007 Exhibit 42 Architectural Elevation — Spanish Colonial ............................71 Exhibit 43 Architectural Elevation - Andalusian......................................72 LIST OF TABLES Table 1 Master Plant Palette...............................................................47 APPENDIX Appendix One............................................................ General Plan Policies AppendixTwo.............................................................................. Definitions Appendix Three .................... Section 9.140.060 La Quinta Municipal Code Appendix Four.........................................Adopting Resolutions/Ordinances SPECIAL REPORTS (Submitted under separate cover) 199 Acre Site Traffic Impact Analysis ................................. Endo Engineering, Sept. 2004 Historical/Archaeological Resources Survey......... CRM TECH, Sept. 2004 Geotechnical Evaluation ........................... Sladden Engineering, Aug. 2004 BiologicalAssessment.................................................................................. .......................James W. Cornett Ecological Consultants, Aug. 2004 Air Quality and Noise Impact Study .............. Endo Engineering, Sept. 2004 45 Acre Site Traffic Impact Study ........................................ Endo Engineering, July 2006 Historical/Archaeological Resources Survey ........... CRM TECH, April 2006 BiologicalAssessment.................................................................................. .................... James W. Cornett Ecological Consultants, March 2006 Air Quality Impact Study ................................. Endo Engineering, July 2006 Paleontological Report ............................................CRM TECH, April 2006 Phase I ESA ........................................ Proterra Consulting, Inc., Feb. 2006 Noise Study................................................................ BridgeNet, July 2006 Hydrology Report ................................... MSA Consulting, Inc. August 2006 As Adopted April 17, 2007 iii Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION 1 INTRODUCTION` PIIRPORF The purpose of this Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 244 +/- acre site located on the south side of Avenue 54, west of Madison Street and extending to Monroe Street (Exhibit 1 -Vicinity Map). The project is a single family subdivision of which approval for the development of 303 lots on 199 acres has been acquired pursuant to the adoption of Resolution 2005-005 for Specific Plan 2004-074 on January 4, 2005. This Specific Plan Amendment proposes an extension of the single family subdivision to include 90 lots on 45 acres adjacent to and continuing the Griffin Ranch theme eastward to Monroe Street increasing the project area total to 244 acres. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. As Adopted April 17, 2007 Page 1 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 2) The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. This document will augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. The site plan, architectural and landscape illustrations in the Specific Plan establish a design theme with detailed perspectives. These illustrations are conceptual and do not constitute precise pre - construction drawings. As Adopted April 17, 2007 Page 2 of 72 Griffin Ranch Specific Plan 2004-074 Citv of La Quinta Amendment No. 1 EXECUTIVE SUMMARY Griffin Ranch is a proposed single family subdivision located on approximately 244 +/- acres of property located on the south side of Avenue 54, east of Madison Street extending easterly to Monroe Street, within the City of La Quinta (Exhibit 2 — Aerial Photograph). The General Plan designation of the site is VLDRNery Low Density Residential with an Agricultural/Equestrian Overlay (pursuant to the adoption of Resolution 2005-004). See Exhibit 6 — General Plan Map. The Zoning designation is LDR/Low Density Residential (pursuant to the adoption of Ordinance 413). See Exhibit 5 — Zoning Map. The site has approximately 2,600 feet of frontage on the east side Madison Street, 3,900 feet of frontage along the south side of Avenue 54 and 1300 feet of frontage along Monroe Street. According to the City's General Plan, Madison Street is designated as a Primary Arterial, Avenue 54 as a Secondary Arterial and Monroe Street as a Primary Arterial. Avenue 54 and Madison Street are designated as Agrarian Image Corridors. A Class II Bike Trail (On Road Bicycle Lane) is required along Madison Street. Pedestrian/ Hiking Trails are required along Avenue 54 and Madison Street and a Multi -Purpose Trail is required along Monroe Street. The surrounding properties are vacant with scattered residences to the north, single family residences and vacant land to the east, and PGA West to the west and to the south. Site photos are illustrated on Exhibits 7a, 7b and 7c. The project is a single family subdivision with common recreational facilities (Exhibit 4 — Proposed Land Use). The homes will be a mixture of one and two story structures on lots ranging in size from a minimum of 11,000 to over 40,000 square feet. In the southwest corner of the site will be an 11 +/- acre community recreation and open space area available for equestrian uses with access to a central riding/arena area and on site trails. This area will also include a clubhouse facility with amenities such as pool, spa and tennis courts for residents and members. As Adopted April 17, 2007 Page 3 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quints Amendment No. 1 Landscaping and a meandering multi -use trail will surround the project along its perimeter streets. Exhibits 8 and 9, respectively, illustrate the Tentative Tract Map No. 32879 and Tentative Tract Map No. 34642 for the project. Four entrances to the site are proposed. The primary entrance on Madison Street shall be for resident and guest entry. This entry shall be staffed with security personnel. There shall be three secondary entrances. Two entrances shall be located on Avenue 54 and a third entrance on Monroe Street. These entrances shall be for the use of residents only. The project shall contain private streets and an internal equestrian/multi-purpose trail (Exhibit 4). As Adopted April 17, 2007 Page 4 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 THE PROCESS The purpose of a Specific Plan is to provide a detailed plan for a selected area within the City for the purpose of implementing the General Plan. This Specific Plan outlines and directs all facets of development for this site. The standards of development delineated in this Specific Plan create a link between the General Plan and the Zoning Ordinance. Development of the project (original 199 acres and the additional 45 acres) is allowed through adoption of a Mitigated Negative Declaration (MND) of Environmental Impact and approval of Tentative Tract Map No. 34642 (Exhibit 9) to subdivide 45 +/- acres into 90 lots. Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The proposed project density of 1.61 (393 lots / 244 acres = 1.61du/acre) dwelling units/acre is within the maximum permitted of 2 dwelling units per acre. The 393 units proposed are below the combined overall allowable number of 476 (244 acres x 2du/ac = 488) units. A comparison of the project's development plan to the City's General Plan Goals and Policies are contained in Appendix One. The City of La Quinta, as Lead Agency for the project, required an Environmental Assessment for the original 199 acres to include an Archaeological Report, Traffic Study, Geotechnical Investigation, Biological Assessment and Noise and Air Quality analysis of the 199 acre site. A summary of each study's findings follows. CRM Tech completed the Archaeological Report. This study determined in its findings that the site does not constitute as a potential historic resource. The study also determined that the site's historical significance cannot be ascertained without further archaeological excavations. An Archaeological testing and evaluation program is recommended as mitigation. As Adopted April 17, 2007 Page 5 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Endo Engineering prepared the Traffic Impact Study for TTM 32879 as well as the Noise and Air Quality Analysis and identified mitigation measures to be incorporated into the project's condition of approval to minimize the potential for any adverse impacts associated with the development. Sladden Engineering prepared the Geotechnical Investigation and determined that the proposed site is feasible for residential development. JWC Ecological Consultants prepared the Biological Assessment and determined that the project will have no significant adverse impacts to the biological resources of the region. The following studies and a summary of findings have been prepared on the additional 45 -acre site (TTM 34642): A Phase I ESA was prepared by Proterra Consulting, Inc. In its assessment of the site, the study found no evidence of Recognized Environmental Conditions in connection with the property and based on this finding stated that additional environmental investigations appear unwarranted. CRM TECH prepared the Paleontological Report on the site. Based on its findings relative to the project's impact on paleontological resources, the study recommended monitoring of grading activities along with a program to mitigate impacts in the event paleontological resources are unearthed. The Historical/Archaeological Resources Survey Report was prepared by CRM TECH. The report found no historical resources on the site as defined by CEQA within or adjacent to the site. A finding of "No Impact" was determined with the stipulation that any cultural materials unearthed as a result of earth -moving activities be examined and evaluated by a qualified archaeologist prior to further disturbances. As Adopted April 17, 2007 Page 6 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 JWC Ecological Consultants prepared the Biological Assessment on the site. The report determined that the site has no significant adverse impact to the biological resources of the region. Endo Engineering prepared the Traffic Impact Study for TTM 34642. The study provides specific mitigation measures designed to minimize the potential for significant adverse circulation impacts to acceptable levels. BridgeNet International prepared the Exterior Noise Analysis. The analysis identified exterior noise mitigation through the design and construction of a noise barrier (wall, berm or a combination) as the most efficient method in reducing traffic noise levels along Monroe Street. Endo Engineering prepared the Air Quality Impact Study. This study provides mitigation measures that will substantially reduce the potential of cumulative air quality impacts attributed to the proposed project. RELATIONSHIP TO OTHER AGENCIES In addition to City approvals, permits will be required by the Coachella Valley Water District (CVWD) for improvements to the water and sewer lines. Other infrastructure improvements will be required by Verizon for telephone service and Time Warner for cable TV service. Imperial Irrigation District (electrical power) requires the developer to coordinate with other developers in the area in acquiring a substation site. As Adopted April 17, 2007 Page 7 of 72 Ow 0 w w zw �— (n U V) rmll I AVENUE 49 w III VICINITY MAP N.T.S. AVENUE 51 w w z � 0 Q TTM 834642, DR. CARREON'I BLVD AVENUE 48 w w AVENUE 50 z 0 Y U Q AVENUE 52 AVENUE 53 AVENUE 54 AVENUE 55 N.T.S. -8- to 0 0 0 b d Y O Z miz U2 Z Q W Q 4JZ� 'E � Z LR 0.. J 0(92 I= LL U Lu W o zo � 60 U f/j • M �1q a � ■ ou a$ w L] l Nw TM #32879 0 0 z 0 AIRPORT BLVD AVENUE 55 N.T.S. -8- to 0 0 0 b d Y O Z miz U2 Z Q W Q 4JZ� 'E � Z LR 0.. J 0(92 I= LL U Lu W o zo � 60 U f/j • M �1q a � ■ ou a$ ID r� r..,.f,., sv R .T+v -�' ,.�..,t • j�' �,, � , ' 1k1i6il�i:I�liL11�S1d tt�'t:r, ; 1 I R °" F; TRACT P A , a •CIeft WWI MAP •32879 v K .:E.t' . r 0 L W U� 0ZZ mawm 0Ir a ^c z I I.�. EZ L IL J U U L LL U W a .� R �. N.T,.S. 1 -9- r tJ rJ Pagk�P �-,..v -47 II •. YY 11 8341 Q F. .. TRACT MAP *32878 Jr r' .., --- I -6 II _ ter_ if 0 ® 4—� � 5 — — — �•� !� LI aE . Ii s,�� ljj j I� — • _ a } TRACT MAP AFL 0-i VENUE -47 �. 8341 Q F. .. TRACT MAP *32878 Jr r' 2 ter_ if 4—� � 5 — — — �•� !� LI aE . Ii s,�� ljj j I� — • y } TRACT MAP - AVENUE :J 4 lii AFL 0-i VENUE -47 �. 8341 Q F. .. TRACT MAP *32878 Jr r' 2 ter_ � �. �,�>r�,—_--�— � � 4—� � 5 — — — �•� !� LI � u of � I• , II , - �� u i � �[— II ii �� � � s •Ili A a: IY 22 j • 11 .-- .. . r , tli kf li n - AVENUE :J 4 lii AFL 0-i VENUE -47 u Q F. .. Jr r' 2 !� LI i � r O L •z y *� If Lu Z 0 W Z1 rrr LL 0 Lu p�ryry. (L V�► 0) H LEGEND 011,000 SF RESIDENTIAL LOTS 1-1 15,000 SF RESIDENTIAL LOTS El 20,000 SF RESIDENTIAL LOTS El 40,000 SF RESIDENTIAL LOTS RETENTION / OPEN SPACE PROPOSED WELL SITE MULTI -USE TRAIL El PRIVATE STREETS N.T.S. _116 0 0 0 ca° co Z WC L z no C CL ca j z LL z LL Q W LL 0 5 W I- 0 w L. U��N Aro 8� i L/ �'� j� eRVL RL �11 .9 W y RESIDENTIAL RVLJ Very Low Density Residential flim -11 Low Density Residential go Cove Residential RM Medium Density Residential ® Medium High Density Residential - High Density Residential �L>7vK.t Low Density/Agricultural Equestrian Residential VILLAGE DISTRICT ® Village Commercial NONRESIDENTIAL DISTRICTS CA Regional Commercial Cc Community Commercial CN Neighborhood Commercial TC Tourist Commercial - Office Commercial Major Community Facilities Commercial Park SPECIAL PURPOSE DISTRICTS Parks and Recreation - Golf Course Open Space - Floodplain OVERLAY DISTRICTS Hillside Conservation Overlay Nonresidential Overlay Equestrian Overlay - - - - Special Zoning Symbols RVL ---T---- ------ i t. VAIM --l.- — RVt, g 7RA 48 2AP 41[ RI. 7 RIIICT MAP 1328" I I F" 0 I ow AiC . �� ---i . . . . . ....... . L LI7eAll NOTE: ORDINANCE NO. 413: N.T.S. ZONE CHANGE 2004-122 FROM RVL TO RL ADOPTED JANUARY 4, 2005 —12— a 0 N n O O z U W t, � z ° Q W a �zl 'E � Q C J O V N5 W en0 d4,6 s OM ■ U o P4 i i i Roads D TownshiplRange Sections Lot tailroads - City Limits - Planning Area #1 - ----• Planning Area #2 • • • City Sphere of influence It"Ideritw lard Uses VLDR Very low Density up to 2 dulac LDR Low Density up to 4 &dac MDR Medium Density up to a dWac " MHDR Medium -High Density up to 12 dulac HDR High Density up to 16 dWac Hillside Overlay . ® AgriaaltandEquestrian Overlay - .. . Commercial land Uses Q=1 ` ' MIRC Muaed/Regional Commercial t D R CC Community Commercial NC Neighborhood Commercial CP Commercial Ph& � L C R O Office TC Tourist Commercial VC Village Commercial Other Land Uses I Industrial MC Major Community Facilities - IF Part[ Facilities OS Open Space G Golf Course Open Space W WbtercoursefFlood Control P Floating Park Designation LOR VLDR 11 ,X, � ' " 'U[ LAR ' i LOO i TRACT MAP 034$42 ft A. 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ONE BiLIE} PAR O ?A NUONE � �� MOWN BTAEET same w NYIe YYm AAn4eA Iar xG W* Lo n.N#. vx nm� • rM m Awya m F_ x w 'Z!a R N.T.S. —,8_ M1 O 0 iV N do `V ^ , c Z l z V2 co z Z CWC � � L Z LL Z LLL J •— �' U � a A 0 Ya � cog� Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION II SPECIFIC PLAN PROJECT DESCRIPTION The project site is a total of 244+/- gross acres. The site is vacant and there are no significant landforms or scenic features on the site except for a private ranch home in the out parcel of the site. The project will provide a grouping of lots into custom homes and semi -custom home sites and a club house (Exhibit 37 — Clubhouse Plan View and Exhibit 38 — Clubhouse Architecture). Custom homes will be built on 1 - acre lots with semi -custom homes built on lots ranging in size from 11,000 to 40,000 square feet (Exhibits 8 and 9). The Plan will integrate architecture and landscape architecture into a pleasant residential setting with equestrian amenities. The Griffin Ranch will be a gated community consisting of up to 393 single-family homes ranging in size from 2,500 to approximately 5,500 square feet. Equestrian amenities include accessing a common riding area and trails in addition to having access to the Saddle Club, adjacent to and east of the site. The custom lots will be built around the out parcel of the site having south or west views of the area. Most homes will enjoy a view of the Santa Rosa Mountains and will accommodate the construction of a pool and spa in the rear yard. Each floor plan will have three to four front elevations illustrating the following styles: Andalusian, Monterey, Spanish Colonial, Contemporary Mexican, and Italian Farmhouse (See Exhibits 39 - 43). The overall theme envisions earth -tone stucco colors accented by the use of arches, courtyards, smooth style stucco and tile roofs. Other exterior standard features include detached casitas, covered rear yard porches and patios, three car garages, masonry walls, and front yard landscaping. Griffin Ranch will be surrounded by a masonry wall up to 8.5 feet in height with smooth stucco and metal ornamental iron, pilasters and desert friendly landscaping constructed along Madison Street, Avenue 54 and Monroe Street. As Adopted April 17, 2007 Page 19 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 There will be four gated entries into the project. The main entry on Madison Street (Exhibit 24) will be staffed by security personnel and utilized for resident and guest entry. There will be two entries on Avenue 54 (Exhibit 26) and one entry on Monroe Street (Exhibit 27) for resident access only. The entry on Monroe Street shall provide for a future unmanned guard house with a key pad installed or a transponder. Each gated entry will include monument signage. The main gated entry on Madison Street will include extensive entry features and landscaping. A meandering multi purpose trail will be provided along the perimeter of the site (Exhibits 21 and 25) with exception of along the perimeter at the southern boundary. The project will include privately maintained streets and open space with low profile lighting to preserve the visibility of the naturally clear skies of the desert. ART IN PUBLIC PLACES The requirement for Art in Public Places will be satisfied in accordance with Chapter 2.65 of the La Quinta Municipal Code. Recreational requirements will be satisfied in accordance with Section 13.65 of the La Quinta Municipal Code. PHASING PLAN The project will be constructed in four phases. See Exhibit 10 - Phasing. Phase I shall include construction of public street frontages along Madison Street and the westernmost section of Avenue 54 prior to the 25th production home and the east/west spine road and westernmost portion of the site. Phase II shall include commencement of construction at the easternmost section of Avenue 54 upon issuance of the 50th building permit or May 31, 2006, whichever comes first. Phase II shall also include commencement of construction of the central third portion (south of the NAP) of the site. Phase III shall include construction of the easternmost third portion of the site up at the eastern boundary of the NAP. As Adopted April 17, 2007 Page 20 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Phase IV shall include construction of street improvements along Avenue 54 and Monroe Street and the easternmost portion of the site located at the southwest corner of Avenue 54 and Monroe Street (TTM 34642). All off-site improvements are to be constructed as conditioned in the approval of Tentative Tract Map No. 32879 and Specific Plan 2004-074. All areas left vacant during construction will be stabilized using soil stabilization techniques and materials. Prior to issuance of the first certificate of occupancy the project shall complete the parkway landscaping, walls and gates along Madison Street. HYDROLOGY AND FLOOD CONTROL The site lies in flood Zone C according to Community Panel No. 060245-2300 B dated March 22, 1983. Zone C is an area of minimal flooding; no special protection or measures are required. See Exhibit 11 — FEMA Map. The site is relatively flat and slopes gradually towards the southeast with storm runoff generally characterized as sheet flow (Exhibit 12 — Hydrology). GRADING The 199 acre site has been graded. The 45 acre site shall be graded in a single phase. It is anticipated that there will be a balance of material on the site. The preliminary grading concept for the 45 acre site shows retention basins, located throughout the site for retention of storm flows and nuisance water. The Coachella Valley has been classified by the Environmental Protection Agency (EPA) as a "serious" non -attainment area for PM10 particulate dust. During periods of moderate to heavy wind conditions, wind-blown dust and sand are a concern with grading operations. Because of health concerns, the Environmental Protection Agency has instituted the Coachella Valley State Implementation Plan (CVSIP) in the valley to curb fugitive dust. As Adopted April 17, 2007 Page 21 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Fugitive Dust Control plans will be adhered to as measures utilized in order to control the wind born erosion associated with grading operations. Additionally, Storm Water Pollution Prevention Plan (SWPPP) and National Pollution Discharge Elimination System shall be implemented in order to control water born erosion and pollution. Grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. EROSION CONTROL The project will comply with the City's erosion control ordinance. Grading operations shall include Best Management Practices (BMP's) for wind and water erosion control during construction activities. Details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and Fugitive Dust Control Plan. • Pre Grading --The portions of the site to be graded shall be prewatered to a depth designated by the soils engineer prior to the onset of grading operations. • During Grading -- Once grading has commenced, and until grading has been completed, watering of the site and/or other BMP's determined to be appropriate shall be ongoing. • Post Grading -- All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. • On -Site Observer — Throughout the grading portion of the construction, any project with a disturbed surface area of 50 or more acres shall have an On -Site Environmental Observer that: As Adopted April 17, 2007 Page 22 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 o Is hired by the property owner or developer, and o Has dust control as the sole or primary responsibility, o Has successfully completed the AQMD Coachella Valley Fugitive Dust Control Class and has been issued a Certificate of Completion for the class, and is identified in the approved Fugitive Dust Control Plan as having the authority to immediately employ dust mitigation 24 -hours per day, 7 days a week and to ensure compliance with this ordinance, the approved Fugitive Dust Control Plan, AQMD regulations and the Coachella Valley State Implementation Plan (CVSIP). SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with grading operations. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program to mitigate contamination of stromwater. The City of La Quinta requires NPDES permitting and compliance, SWPPP and Fugitive Dust Control plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. UTILITIES IA/�+nr Din" Coachella Valley Water District (CVWD) provides water service in the City. There is an existing 18" water line located along the west side of Madison Street (Exhibit 13). As Adopted April 17, 2007 Page 23 of 72 Griffin Ranch Specific Plan 2004-074 _ _ _ _ City of La Quinta Amendment No. 1 There is also an 18" water line along the south side of Avenue 54 and along the east side of Monroe Street. Exhibit 14 illustrates the location of proposed water mains throughout the project. The project proposes 3 well sites. Each well site is approximately a half -acre in size. Two well sites are located along the northern boundary with the third well site located approximately 1700 feet south of the easternmost well site. These well sites were dedicated to the Coachella Valley Water District upon recordation of TTM 32879. The Coachella Valley Water Management Plan, November 2000, was prepared to address a valley -wide overdraft of the groundwater basin. Water conservation goals within the plan include reducing urban water demand by 10 percent. This project will positively contribute to offsetting the overdraft by incorporating the goals of the management plan and implementing water conservation measures. Measures that promote water conservation include more efficient landscaping, irrigation and utilization of water efficient plumbing fixtures. Sewer Plan Sanitary sewer facilities for La Quinta are provided by Coachella Valley Water District (CVWD). See Exhibit 13. There are no facilities along the northern boundary of the site on Avenue 54. Along the eastern side of Madison Street is a 33" gravity sewer main with a southerly flow. Likewise, there is an 18" sewer force main east of the gravity sewer main also with a southerly flow. Both gravity and force mains are at the southeast corner of Madison Street and Avenue 54. Exhibit 15 illustrates the location of proposed sewer service within the development. Eight inch sewer mains will be constructed within private streets throughout the site. The sewer mains for the 90 lots will be connected at Monroe Street. The sewer main for the 303 units will be connected to an off-site connection point located southeast of the project on Monroe Street, at the southeast corner of the Saddle Club. As Adopted April 17, 2007 Page 24 of 72 Griffin Ranch Specific Plan 2004-074 Citv of La Quinta Amendment No. 1 Electrical Plan The Imperial Irrigation District (IID) provides electric facilities in La Quinta. There is a 12.5kv power distribution line on the east side of Madison Street. There is an OH distribution line that is 1-4 wire (12.5kv) on the north side of Avenue 54 and along the west side of Monroe Street (Exhibit 13). At Madison Street and Avenue 54 distribution wires are underground and run west of the site. The City will require the installation of electrical services to be underground if the voltage is less than 34 KV. All electrical service to the residences will be placed underground. Other Utilities The Gas Company provides natural gas services. There is a 4" gas main on the east side of Madison Street and 2 gas mains (8" high pressure transmission line and a 6" distribution line) on the north side of Avenue 54. An 8" main is located along the east side of Monroe Street. This service is adequate to serve the development. Time Warner Cable provides television cable service to the area. There is service available along the east side of Madison Street and along the north side of Avenue 54. Verizon will provide telephone service. Based on site visits, there are service connection points (direct buried cable) along the east side of Madison Street, along the north side of Avenue 54, and along the east side of Monroe Street. BURRTEC Waste Industries provides waste disposal service. Plans for incorporating recycling facilities will be considered for the development. All appropriate City staff shall review facilities for compliance with all City ordinances. As Adopted April 17, 2007 Page 25 of 72 R%W - AVENUE 54 . -A- - - F--- -- 4, - - ! - _ -} --- III LEOEND PROPOSED PHASE 1 f PROPOSED PHASE 2 PROPOSED PHASE 3 i PROPOSED PHASE 4 PROPOSED PHASE LINE R/W I 1 I► �` i-,--, -T FEW R N.T.S. -26- 8 d 0 cq0 c r O z Iz ,C U �QCC w .0 i z. Ez L a) —V ® U ® a L CL 0 C7 z •� p � . a i Zi1ME C aF F i 1 � 3 Y i e � F i TRACT MAP 084842 a AVEli31E�... aq�T 7 1 T Lfj TRACT MAP (32879 Augustine Indian Reservation E AREA NOT INCLUDED I I t 9 I p. w.. w.nwr.nw AVENUE G6 7 It JI � EIC f ; k 7 ENUF a} ' ey _. �. _... NOTE: - - - - - - - - - COMMUNITY PANEL NO. 060245-230013, MARCH 22, ZONE C - AREA OF MINIMAL FLOODING. NO SPECIAL PROTECTION OR MEASURES IS REQUIRED 1983 -2i- r z Iz (� w Z QZ w T 2 Q Z• �z L � J w(L LLLLU U w a. U ME- .W--- R/W E AREA A AG DRAINAGE AREA AREA(AC) 3 -HR RUNOFF DRAINAGE AREA A RESIDENTIAL 29.4 3.22 RETENTION AREA 4.9 0.41 OFFSITE STREET 4.6 0.59 TOTAL 38.9 4.22 AC -FT DRAINAGE AREA B 0.6 0.05 AC -FT RETENTION BASIN A RETENTION BASIN CAPACITY 4.7 DEEP 5.41 AC -FT 100 -YR WATER SURFACE ELEVATION = 464.1 RETENTION BASIN B RETENTION BASIN CAPACITY 0.5 DEEP 0.11 AC -FT 100 -YR WATER SURFACE ELEVATION = 464.1 N r I X LEGEND W DRAINAGE DIRECTION DRAINAGE AREA BOUNDARY LAND USE TYPE DELINEATION ® PROPOSED STORM DRAIN SYSTEM ,n Q O W o � ti cu 0 a. T d Z Iz 0Vw 0zo Lm Q z 'o T Q i Z LL Z> LLQ C LL E U lzo U ^ SB' P.V.C. SMR UNE IS IN LOCATI NEEDS TO BE SHi co TM N.T.S. -p9- 0 0 0 4 b 0 w Z Z �Qw oC i a Z. a �— LL }' — a � .-N 0 U W w n. n y� z� NA t�7 aIn xo r LEGEND PROPOSED 81N. WATER MAIN PROPOSED 121N. WATER MAIN R� PROPOSED 181N. WATER MAIN M.T.S. _30_ 0 0 N LS d c T O Z ■> I W Lm 4)Zo co Qw L }+ Q (c Z Z L `Ra co�U. U ._ W Lm co L (L 0 'x� T LEGEND �---- PROPOSED 81N. SEWER MAIN lie0oF �PROPOSED 10IN. SEWER MAIN R PROPOSED 211N. SEWER MAIN (BY C.V.W.D.) M.T.S. -31- mi Cq w 0 c T A`� O W z ■> W LUQ IDZo CO Qw L 3Z. �LLz LL J L � CL co LL U ._ W Lmco L ^^ 1.� zVw � V r C go ■ y � z ' Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 SECTION III LAND USE LAND USE PLAN Tentative Tract Map No. 32879 and Tentative Tract Map No. 34642 shall serve as the development plan for Griffin Ranch. DEVELOPMENT STANDARDS The uses and development standards will generally be in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. The following proposed development standards are applicable to the Griffin Ranch Specific Plan and are meant to augment Sections 9.40, 9.60 and 9.140 of the City's Municipal Code. Section 9.140, Equestrian Overlay Regulations, is included as Appendix Three. RESIDENTIAL PERMITTED USES Single-family dwellings Attached or Detached Casitas Garages and carports Patio Covers, decks, gazebos and outdoor terraces Fences and walls Swimming pools, spas and cabanas Parrs and Open Space, bicycle, equestrian and hiking trails I�Sate[lite dishes and antennas Clubhouse, Open Membership— See Clubhouse permitted uses Model home complex, sales office and design center As Adopted April 17, 2007 Page 32 of 72 Griffin Ranch Specific Plan 2004-074 Citv of La Quinta Amendment No. 1 RESIDENTIAL DEVELOPMENT STANDARDS Minimum lot size for single-family 111000 dwellings (sq. ft.-) Minimum lot width FF go, I.Minimum lot depth f 110' Minimum lot frontage on cul-de-sacs, 35" knuckles and irregular lots Minimum front yard setback (ft.) Equestrian Trail Lots 30' Non -Equestrian Trail Lots 20' Casitas 15' Minimum distance between structures j 10, Minimum side yard setback (ft.) Interior lots 15' combined no less than 5' Corner Equestrian Trail lots 20' Corner Non -Equestrian Trail lots 10' Minimum rear yard setback (ft) 2 20' Maximum structure height (ft.) I 28' Maximum number of stories 2 Minimum garage setback - 20' Side -loaded garage setback _ — F _ 15' __ _ __. (Maximum lot coverage (% of net -lot area) ry 50% Minimum livable area excluding garage 2500 sf (sq. ft.) -- - Maximum height of project perimeter walls 8.5' land walls along the out parcel (ft.) _ Maximum height of interior yard walls (ft.) 61 *GENERAL NOTES* 1. The maximum structure height for all buildings shall be 22 feet for all buildings located within 150 feet of any General Plan designated Image Corridor. However, for any residential lots of 20,000 square feet or more, this restriction shall not apply. 2. Patio structures may have a rear yard setback of fifteen (15) feet. :3. Irregular lots as governed (defined in) by the City of La Quinta Zoning Ordinance, Section 9.50.070. As Adopted April 17, 2007 Page 33 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 I CLUBHOUSE PERMITTED USES Private Club for residents plus up to 150 Open Memberships Up to 4 Tennis Courts Swimming Pool Locker Rooms i Weight Rooms Card Rooms Aerobics Rooms Fitness Rooms lAdministration Rooms [gat tering. Meeting Rooms Salon Massage Rooms - Private Restaurants with Patio for up to 110 seating, Bar, Lounge Board Room { Viewing Terrace :Theater— E Minor retaii uses associated with the listed uses - _ _—CILUBHOUSE DEVELOPMENT STANDARDS JMinimum Building Street Setbacks 20 feet j Minimum Building Setback Abutting 20 feet Single Family Lot i Minimum Building -to -Parking Setback J _ 10 feet L.Minimurn Building -to -Building Setback _._...__....._.,..._._._ .__ _. 10 feet Maximum Building Height 2 story 40'/Tower; 36'/Ridge Maximum Building Lot Coverage 50% Minimum Parking Spaces'80 Auto Parking 15 Golf Cart Parking Clubhouse Size ! 20,000 to 35,000 square feet NOTES: 1. Overflow parking for the Clubhouse shall be along Secretariat Drive, the clubhouse perimeter street. As Adopted April 17, 2007 Page 34 of 72 Griffin Ranch Specific Plan 2004-074 City 2f La Quinta Amendment No. 1 ADDITIONAL DEVELOPMENT STANDARDS Accessory Structures Accessory structures are structures other than a garage which is detached from a principal structure on the same lot, incidental to the principal building and not designed for human habitation. • Maximum height shall be 10' Maximum height of clubhouse pool equipment room and Community Mail Facility shall be 24' • Minimum setback from main building 10' • Minimum rear yard setback 5' • Minimum interior side/exterior side setback 5' Pools • Swimming pool and spa water surfaces shall not be closer than 5' to any side/rear property line and no closer than 10' to front property line or main structure. Mechanical Equipment Heating/air conditioning (HVAC) or other type of equipment shall be mounted on the ground. No roof -mounted equipment shall be permitted. The HVAC shall be placed on the non -gated side of the yard and shall maintain a minimum of 3 feet of clearance between the property line and the equipment. All HVAC and similar equipment must be visually screened. Screens shall be designed and constructed'to intercept both equipment view, and to the extent feasible, noise. The method of screening must be functionally and architecturally compatible in terms of materials, color, shape and size. The screening design shall blend with the building design. Wherever individual equipment is provided, a continuous screen is desirable. Patios/Overhangs/Shade Requirements • Eaves or roofs may overhang into a required setback a maximum of 18". As Adopted April 17, 2007 Page 35 of 72 Griffin Ranch Specific Plan 2004-074 __City of La Quinta Amendment No. 1 Walls and Fences Perimeter Walls — Perimeter walls will be installed in conformance with the project phasing plan to ensure consistency in the construction of the project's perimeter walls. These walls may be up to 8.5' in height from adjacent curb with masonry block and smooth stucco finish. These walls may be constructed as all -view fencing, all masonry, or a combination thereof. Walls may be constructed with a combination of masonry block with smooth stucco, slump stone, view fence, or ornamental iron fencing, or of a combination fencing and landscape berm with pilasters. See Exhibit 34. An acoustical analysis shall be prepared for submission to the City for the perimeter wall permit to ensure that sound attenuation is achieved with the ultimate wall design and that such design is consistent with City of La Quinta noise standards and policies. Residential Walls — Fencing along the side and rear yards of the residences will be a decorative masonry block. Maximum height of interior walls shall be six (6) feet. Common Area Walls — Split rail fences will be used throughout the interior and along the perimeter to define the Multi -Use Trail. AMENDMENTS TO THE SPECIFIC PLAN The Director of Community Development shall have the authority to determine substantial conformance with the provisions of this Specific Plan when changes are less than 10%; the Planning Commission shall review changes that vary between 10% and 15%; and the City Council shall review all changes greater than 15%. As Adopted April 17, 2007 Page 36 of 72 Griffin Ranch Specific Plan 2004-074 CitV of La Quinta Amendment No. 1 SECTION IV CIRCULATION VI=WlrlII AR The Griffin Ranch Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan. The property is located on the south side of Avenue 54 and east of Madison Street extending to Monroe Street with the exception of a 40 acre site which is Not a Part of the development. The La Quinta General Plan street designations illustrate Madison Street as a Primary Arterial, Avenue 54 as a Secondary Arterial and Monroe Street as a Primary Arterial. In order to achieve the ultimate street right of way widths, the project shall dedicate 55 feet of right of way on Madison Street, 48 feet of right of way on Avenue 54 and 55 feet of right of way on Monroe Street. Street widening and improvements will be completed as part of this development. Street Cross Sections are shown in Exhibit 16. The main entry at Madison Street will provide the initial opportunity for thematic identification for the community. This entrance shall be staffed by security personnel and will serve as the entry for residents and guests. The entrances on Avenue 54 and Monroe Street shall be a point of access for residents only. The landscape design along the project frontage shall be complementary to landscaping in the area and the goals of the General Plan for Image Corridors. See Exhibits 21 and 25. Madison Street and Avenue 54 are both identified in the La Quinta General Plan as Agrarian Image Corridors. Standards for Image Corridors will be complied with according to the City's Development Code. The spine road beginning at the main entry on Madison Street to the second round- about will be 55' wide with a raised median of variable width. This spine road will continue eastward at a width of 41' without a median. As Adopted April 17, 2007 Page 37 of 72 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Both secondary entries on Avenue 54 shall have 41' wide streets from point of entry to the round -about at the western entrance and to the spine road at the eastern entrance (See Exhibit 25). The entry on Monroe Street shall be 56 feet wide with raised landscaped median (See Exhibit 27). PEDESTRIAN/EQUESTRIAN Griffin Ranch will provide a meandering private multi-purpose trail and meandering public sidewalk along the site's perimeter on Avenue 54. There will be a multi- purpose trail along Avenue 54 and Monroe Street. On the south side of Avenue 54 the multi-purpose trail will be located on the site perimeter only. There is approximately 1320' of frontage along Avenue 54 that is not a part of the project. Wooden bollards will signal equestrian users on the south side of Avenue 54 that the trail is not continuous (Exhibit 18). Pedestrians will be able to traverse the length of Avenue 54 on the south side. There are internal multi-purpose trails with walking paths along one side of the spine street. These multi-purpose trails provide access through the community and to the equestrian exercise arena located in the southwest portion of the site. There is also a private central riding path that will connect to trails on the site perimeter. The retention areas throughout the project will likewise provide opportunity for walking and passive recreation. As Adopted April 17, 2007 Page 38 of 72 EX. 17.W 13.5' Ex 10' MTRITI LUSE 15' FA IW F/L !U SRCA E R/5Y PROP. WEDGE PROP. A.C. g 15' MULTI -USE 43f' 3D' CURB - - EASEMENT Ex. Elf. R MAX, BASE COURSE E/P 32*' 8' 9' 115x- E/P P/L INTERIOR PRIVATE STREET 10, WITH MULTI -USE TRAIL N.T.S. LANDSCAPE PUE VARIES PUE O{, 15' MULn-usE P/L 8' MIN. EASEMENT PROP, VARIES R/MR/W 24° - 30' 110' 20.5' VARIES VARIES 20.5' PROP. A.C. IL I x1' 1'x1' COLORED COLORED PROP, PROP. 12° I 31' 8' 9" 3a' 12' 20" PROP. A -C- PAVEMENT PROP. WEDGE Mull,,i USE PROP. CURB�{ EASEMENT 2:1 WEDGE A.C. 2R CURB 2:Y 2R 2°d CURB 2X 2:t EX. I COMPACTED PROP. AC MAX. yo MAX. 2:1 CUR® 2R xx 1j (SEE LANDSCAPE MAX. / _ -� R/W R/W PUE P/L 33' (NO PARKING) ' BASE COURSE" EX. MEANDERING MADISON STREET COMPACTED SUBGRADE SIDEWALK EX. EX. E/P 310' 315' E/P 55' ¢ 30' /w FUTURE I PROP. R%W g4' RfW 20' - 48' (FUTURE BY MOM 1 _ 4B" LAN 12' 36' 36' 12' PARKWAY PROP. ROP. A.C. % Ca:G FUTURE Cada FUTURE A.C. CLASS 2 BIKE LANE P 2A�-i � 20 MAX. uAx. r ' FUTURE SIDEWALK BASE COURSE AVENUE 54 COMPACTED SUBGRADE 10' MEANDERING N.T.S. 6' MEANOERING MULTI -USE TRAIL (TRACT NO. 34642) SIDEWALK EX, R/w 0, 3D, R/W EX. EX. -� E/P 132' 113E/P FLT. PROP. 26' R/5Y R LANDSCAPE 12' 36' (FUTURE BY OTHERS) PROP. CURB .f -- MULTI USE FUTURE FUTURE A.C. PROP. A. C.� EASEMENT 2:1 CURB 2X 2x PAVEMENT 2A MAX MAX. - - - 6' MEANDERING BASE COURSE SIDEWALK - FUTURE COMPACTED SUBlY010E AVENUE 54 SIDEWALK N.T.S. (TRACT NO. 32878) EX, EX. 6/PEX 310' 314' E1P 20'-45" PRtlP. I FUTURE VARIES RAW 110' LANDSCAPE 12' 34' S. C 9° 34' (FUTURE BY OTHERS)12' BUFFER .PROP. CRC CLASS 2 BIKE LANE FUTURE A.C. 2:1 1 ROP, A.C. FUTURE CkG- 2 2x 2:1 MAX. ! MAUL BASE COURSEUWOSCAPEC ME ME 90' MEANDERING OMPACTED SUSGRADE (TEMPORARY ASPHALT BL) ERM AT C/ MULn-uSE TRAIL MO ROE STREET N,T,S, P/L 41" P/L 15* MUL I -USE ET 10' 10' PILE 20.5° 20.5' PUE 12 PROP. PROP.-\,!�, WEDG2% CURSE �—j. CRB 2:1 27G MAX.a Ot` MAX. BASE COURSE COMPACTED SUBGRADE 10' MEANDERING PRIVATE STREETS EQUESTRIAN TRAIL (SEE LANDSCAPE N.T.S. ARCHITECTS PLANS) BASE COURSE)1 PRIVATE STREET -BASE COURSE COMPACTED SUBGRADE COMPACTED SUBGRADE N.T.S. 10' MEANDERING EQUESTRIAN TRAIL (SEE LANDSCAPE ARCHITECTS PLANS) PROP, PROP .INTERIOR PRIVATE STREETS W+1' 36' R!W 10' 17.W 13.5' 10' MTRITI LUSE 15' FA IW F/L !U SRCA E P.U.E. PROP. WEDGE PROP. A.C. P.U.E. 0.5' 2:1.- CURB - - - 2:1 MAX. 2.1 l MAX, BASE COURSE BASE COURSE LANDSCAPE COMPACTED SUBGRADE - INTERIOR PRIVATE STREET LAWN40SCACA P€ WITH MULTI -USE TRAIL N.T.S. N.T.S. 8' MIN. P/L 29' (NO PARKING) 15' MULn-usE P/L 8' MIN. EASEMENT PROP. A.C. IL I x1' 1'x1' COLORED COLORED CONCRETE CONCRETE EDGE_- EDGE BASE C MAX>DRMA1NMGE URSE DRAINAGE, COMPACTED PARKING SU GF DE LANDSCAPE PRIVATE STREETS do 10' MEANDERING - PRIVATE EQUESTRIAN TRAIL N.T.S. (SEE LANDSCAPE ARCHITECTS PLANS) R/W R/W PUE P/L 33' (NO PARKING) P/L PUE 2:1 MAX. PROP. A.C. 1'x1" 1'x1' COLORED COLORED CONCRETE CONCRETE - EOGE� EDGE 2.1 MAX, DRAINAGE Et BASE COURSE LANDSCAPE COMPACTED SUBGRADE PRIVATE STREETS LAWN40SCACA P€ N.T.S. 2:1 MAX. 1 N.T.S. jl� T N •O I z vU� 0 Z ' Q W� M/ O Lm LL a. Z ) L Uf J +nom' a W _ / W co n N � Om P6 04108 m V C%. TC IX. E�eN 11� I ,r I Ex £N MTANDER•Y9 5 DFWM N t0' PLIR 2:1 1x 9ASF CConli COWACTEO sue �k WYDSCAPE IJ. fI�'F I. ROP ]0. ARE]0' IV _ I .ansa 15' MULT AA R1' fASEMGR 1y' P/ 1.0, 3DA' PA PROP pwo. hC- WC'DGC ' m CLWT� ]:1 -- 2:1 Zh 19' T A `K]ER.MC E(SeC E M]I KRs A'RGHIA[LT5 P'i.W.:) COMPACifO Mvx, H.1.6 ka(M/ax (TRA01 Np. 39G4;) 6� IS Inx.n-Y5E E CEASE COURSE PRIVAIL fJT.fj mT COMPACTED SDBORADE KT$ 10' MEANO/_RINC EouESTRm Im (SEE Ga4NO]aAPE A IITECIS ",S) MAY R CL I1F OL •h 30 7V Rh 10' IW49+_ ', 'd Wx S6 ,xNk ANRnaeu rwu N,; C%. Cx. R/M sw kx. k:• E U 11 FRCP. 14' ufAItlS49PC R�* etl' G u' 12" 3b (Fmw 9f OEE .4] Si' tl' 7P' PFDP. Gun EASEMENT Yi+al FNryRE FlHV11C A.L PRtlP. AC 2:1 CI:NEe 7x ]x PAVE'YEM Aux.. Fmmuk4a 0.15E LIXLRei SIDEWALK 5`� `xrrrAAx aolwAc Eo a ecRbE l : N.T.S. (TRACT N0. J]B]e) L_-- f6'.yL Emu" ERWAnUmma N.T.S. . M PNL GS' I X IV PL" 15' MULTI -USE w tl' WN,EASEUEM ;.1 �• • IN165CAPE 1'EC-15' RIN y) i M.TA. ''iea R.l.,21. N.T.S. —40— r e v 0 Z Iz �Vw Zo r p oC a +r Z �LEa -a V� L �LL w a r Z m u F - w w Er F- ri) z O 0 i AVENUE 54 w w w O cc z O ►d gTRY k.vry i RvLLcv MN i R 1 1%-,; vNIMIN r NJPERTY WOODEN BOLLARDS 1 SIGN 9 VOR I N.T.S. -41- r, 0 0 N d i(1 4 m O o. r }� 0 z I W WU� co Z Z —Qw caccw � Q z• �—z ■ccLLQ L L J +� a ca u- 0 W a. co N u�� A� RESIDENTIAL FRONT YARD LANDSCAPE CANOPY TREES - - DECORATIVE COBBBLE SPINE ROAD STREET SE SCALE: 1"= 10' BOULDER CLUSTER ACCENT PLANTING5 001 SPINE ROAD PLAN VIEW SCALE: 1" = 20' w.u�o arB I'O N O Y O• Uw► CANOPY TREES LOW STONE COLUMNS AT DRIVEWAY GR0551 NG MEANDERING MULTI-PURPOSE TRAIL WATER GON5ERV I NG SHRUB PLANTING5 RESIDENTIAL FRONT YARD LANDSCAPE WATER CONSERVING SHRUB PLANTING5 RESIDENTIAL FRONT YARD LANDSCAPE (SEE FRONT YARD TYPIGAL5) MEANDERING MULTI-PURP05E TRAIL LOW STONE COLUMNS AT DRIVEWAY CRO551N6 - DRIVEWAY RE5IDEN7IAL FRONT YARD LAND50APE (SEE FRONT YARD TYPICAL5) N.T.S. —42— h O ca d Q N W N O T z n� 1..1Z W rm moZ Q z c W 0 �Z� LLz L J //MRR a. ■� V LL LuU n N 4� A6 � � x� DECORATIVE ACCENT PLANTINGS LOW STONE COLUMNS AT DRIVEWAY GROSSING MEANDERING MULTI-PURP05E TRAIL TRIMMED HEDGE WATER CONSERVING -- 5HRUB PLANTING5 RE5IDENTIAL FRONT YARD LANP50AFE RESIDENTIAL FRONT YARD LANDSCAPE MEANDERING MULTI-PURP05E TRAIL DECORATIVE COBBLE BOULDER CLUSTERS DECORATIVE ACCENT5 PERIMETER WALL --- SCREENING TREES RURAL ROAD SECTION SCALE: 1" = 10' RURAL ROAD PLAN VIEW SCALE: 1" = 20' VARIES v CANOPY TREES WATER CONSERVING SHRUB PLANTIN65 PERIMETER WALL TRIMMED HEDGE STONE COLUMNS 7RIVEWAY )551NG CANOPY TREES DECORATIVE ACCENT5 DECORATIVE GOBBLE BOULDER CLU5TER5 WATER CONSERVING SHRUB PLANTINGS n N N A C 0 Z IZ �Vw Z 70 <w ca m L 0 Q Z LL Z LLLL J U Lu a. co 0 .t i7 N V dm 3' y � z U a Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Section V. DESIGN GUIDELINES LANDSCAPE CONCEPTS The proposed Griffin Ranch landscape theme focuses on developing images of an equestrian oriented community set within the desert region that will complement the equestrian essence of the eastern portion of La Quinta. The landscape theme seeks to develop the association by utilizing a trail system and planting concept designed to strengthen the basic fabric and overall theme of the community through the use of specific plant material to define and reinforce the project entries, street patterns and neighborhood identity. Canopy trees, split rail fencing, enhanced desert planting, masonry/stone walls, and lawn create a dynamic landscape statement to this new development. The proposed plant palette for the common areas is illustrated on Table 1. The Master Plant list shall be approved by the Riverside County Agricultural Commissioner's Office prior to planting. The generous setback to the proposed perimeter wall allows for a dramatic streetscape, which incorporates multi use trails, smooth stucco walls with iron fixture treatments and decorative view fencing with pilasters at the project entries. Project entries will incorporate a rural equestrian flavor with natural water features, project signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced paving and accent planting also embrace the landscape theme at the project entry (See Exhibits 21 and 22). The interior of the project follows the equestrian theme. Trails of decomposed granite bordered by split rail fencing meander throughout Griffin Ranch. There is a specifically designed area for horse related activities. Trails with accent landscaping flourish in the area used for equestrian riders. Additional open spaces are for passive and active use. Pedestrian trails, free play (lawn), park benches and gazebos occupy the open spaces for non -equestrian use. As Adopted April 17, 2007 Page 44 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 The equestrian landscape theme at Griffin Ranch will be reinforced by the incorporation of meandering trails throughout the interior and exterior of the project. The decomposed granite trails will be enhanced by split fencing and accent planting to complement the project's theme. Landscaping for each of the front yards will be designed to embrace the overall community theme utilizing desert appropriate landscape materials that provide shade, seasonal color and texture (See Exhibits 30 — 33). Minimum landscape standards as required by the City of La Quinta shall be met as well as complying with irrigation standards. Landscape and irrigation plans for all developer provided landscape including the project entries, community center, streetscapes, retention areas and perimeter walls shall be prepared by a licensed Landscape Architect (See Exhibits 21, 22, 25 — 27 and 34 — 36). Landscape and irrigation plans shall meet the City of La Quinta's minimum requirements and be approved and signed by all governing agencies prior to being approved for construction. Proiect Entry Treatment Madison Street will be the main entry to the project. It will provide initial opportunity for thematic identification for the community. It will be a security staffed gate for use by residents, visitors and guests entering the exiting the project. The landscape design will incorporate a rural equestrian flavor with natural water features, project signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced paving, willow -like canopy trees and accent planting will complement the landscape theme (See Exhibits 22, 23, and 24). Secondary entries to the project will be provided on Avenue 54. The theme will be consistent with the overall project theme which includes vehicular gates, entry walls, signage, enhanced paving and accent planting (See Exhibits 25, 26 and 28). As Adopted April 17, 2007 Page 45 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Monroe Street shall be the entry to the 45 -acre site (Exhibits 27 and 28). A water feature containing several water falls will be seen upon entering the community (Exhibit 36). This water feature serves as an amenity to the community, as a reservoir for irrigation purposes of the saddle club and as a retention basin for the site. Interior streets of the project will carry the equestrian theme (Exhibits 19 and 20). Setbacks for the residential units along the interior collector street and the single loaded rural street allow for the addition of rails and fencing meandering through the project thereby contributing to the community image (See Exhibits 29 — 33). LANDSCAPE MAINTENANCE The common areas will be maintained by the Home Owner's Association. Trees will be double staked with two inch minimum lodge poles and shall be irrigated with bubblers or emitters. No spray irrigation shall be placed within 18 inches of street curbs. Prior to installation the City shall inspect trees to determine appropriate size. The HOA shall maintain all areas within the project including street and lighting. GENERAL ARCHITECTURAL THEME This gated community will include a mixture of semi -custom and custom homes that will include equestrian amenities. The project portrays the following themes: Anglo - influenced Spanish Colonial; Italian Farmhouse style with the buildings blending with natural surroundings; Contemporary Mexican drawn from modern architectural styles; and, the Andalusian style depicting Moorish architecture. Earth tone stucco colors, brick or stone facing, tile roofs, arches and courtyards will be accented by a subtle equestrian theme (See Exhibits 39 - 43). As Adopted April 17, 2007 Page 46 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 TABLE 1 MASTER PLANT PALETTE Botanical Name Common Name Trees Acacia smallii Sweet Acacia Acacia salicina Willow Acacia Acacia stenophylla Shoestring Acacia Cercidium 'Desert Musem' Palo Verde Cercidium floridum Blue Palo Verde Cercidium praecox Sonoran Palo Verde Chilopsis linearis Desert Willow Citrus Citrus Tree Eucalypus microtheca Coolibah Ficus retusa 'Nitida' Indian Laurel Fig Fraxinus uhdei 'Majestic Beauty' Evergreen Ash Geijera parvifolia Australian Willow Jacaranda mimosifolia Jacaranda Lysiloma thornberi Feather Bush Olea Europe 'Wilsoni' or 'Swan Hill' Olive Prosopis glandulosa Texan Honey Mesquite Quercus virginiana 'Heritage' Heritage Live Oak Rhus lancea African Sumac Schinus molle California Pepper Thevetia peruviana Yellow Oleander Palms Brahea armata Mexican Blue Palm Butia capitata Pindo Palm Chamerops humilis Mediterranean Fan Palm Cocos plumose Queen Palm Cycas revoluta Sago Palm Phoenix dactylifera Date Palm Phoenix roebelenii Pigmy Date Palm Washingtonia hybrid California Fan Palm Shrubs Bougainvillea '00 LA LA' Shrub Bougainvillea Buxus microphylla japonica Japanese Boxwood Caesalpina gilliesii Mexican Bird of Paradise Caesalpina pulcherrima Red Bird of Paradise Callistemon viminalis 'Little John' Dwarf Weeping Bottlebrush As Adopted April 17, 2007 Page 47 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Carissa macrocarpa 'boxwood beauty' Natal Plum Carissa macrocarpa 'Tuttlei' Natal Plum Cassia nemophila Bushy Senna Cassia phyllodenia Silver Leaf Cassia Dodonea viscosa Hopseed Bush Encelia farinosa Brittle Bush Euryops p. 'Viridis' Green -leaf Euryops Ilex vomitoria 'Stokes' Stokes Holly Justicia spicigera Mexican Honeysuckle Leucophyllum f. 'Rio Bravo' Texas Ranger Leucophyllum f. 'Sierra Banquet' Texas Ranger Ligustrum j. 'Texanum' Texas Privet Myrtus communis 'Compacta' Dwarf Myrtle Muhlenbergia lindheimeri 'Regal Mist' Deer Grass Nandina domestica 'Compacta' Compact Heavenly Bamboo Nandina domestica 'Harbor Dwarf' Dwarf Heavenly Bamboo Nandina domestica 'Nana' Dwarf Heavenly Bamboo Rhaphiolepis i. 'Ballerina' Indian Hawthorn Rhaphiolepis i. 'Springtime' Indian Hawthorn Photinia fraseri Fraser's Photinia Pittosporum tobira `Variegata' Variegated Mock Orange Pittosporum tobira 'Wheeleri' Dwarf Mock Orange Salvia g. 'Sierra Linda' Red Sage Salvia Leucantha Mexican Bush Sage Thevetia peruviana Yellow Oleander Xylosma congestum Shiny Xylosma Xylosma c. 'Compacta' Dwarf Xylosma Groundcover Annual Color Seasonal Flowers Acacia r. 'Desert Carpet' Trailing Acacia Baccharis p. 'Centennial' Coyote Bush Carissa macrocarpa 'Green Carpet' Natal Plum Dalea greggii Prostrate Indigo Bush Gazania 'Mitsua Orange' Gazania Gazania 'Mitsua Yellow' Gazania Gazania rigens leucolaena Trailing Gazania Lantana montevedensis Purple Prostrate Lantana ** Lantana m. 'New Gold' Yellow Prostrate Lantana ** Rosmarinus o. `Lockwood de Forest' Dwarf Rosemary Santolina virens Green Santolina Verbena peruviana Verbena Verbena p. 'Starfire' Verbena Verbena rigida Verbena As Adopted April 17, 2007 Page 48 of 72 Griffin Ranch Specific Plan City of La Quinta Amendment No. 1 Espaliers & Vines Bougainvillea 'Barbara Karst' Bougainvillea Bougainvillea 'Lavender Queen' Bougainvillea Calliandra inequilatera Pink Powder Puff Ficus pumila Creeping Fig Gelsemium sempervirens Carolina Jessamine Macfadyena unguis-cati Cat's Claw Vine Tecomaria capensis Cape Honeysuckle Accents Agave Americana Century Plant Aloe variegate Partridge Breast Aloe Dasylirion wheeled Desert Spoon Hesperaloe parviflora Red Yucca Yucca pendula Yucca NOTE: ** Lantanas will be placed at a minimum of 5 feet from any equestrian trail on the site. As Adopted April 17, 2007 Page 49 of 72 CANOPI' TREES _ SPLIT -RAIL FENCING MEANDERING - - — MULTI-PURP05E TRAIL WATER CONSERVING SHRUB PLANTING5 WATER CONSERVING SHRUB PLANTING5 DECORATIVE - ACCENTS SPLIT RAIL FENCE HORSE TRAIL — — CANOPY TREES --- PERIMETER WALL MADISON STREET SECTION - y PERIMETER WALL .Pais ` at+Y • �"-'" � wJ' " 42'-0" MADISON STREET PLAN VIEW N.I.S. _50_ a Q o ca UL r 4 0 Z CU I Z to U2 Z 0 �<z ca .J Q +� Z iL 4w - a co 0 c U_ O v N w ._ a co co l V LAS DECORATIVE PILA5TE CANOPY TREE BRIDGE STRUCTUF WATER GON5ER\/IP 5HRUB PLANTING ORCHARD T1'f PLANTII HO �. a MAIN ENTRY PLAN KE NOPY TREE5 CORATi VE >BBLE )ULDER U5TER5 J DGE STRUCTURE TRY MONUMENTS KE R5E TRAIL N N M.T.S. _51_ a N a 3 aD � T O Z ca W U� L ZQ Z ++ W W Q +� Z L LL J (� U r LL O U N W cc P U4 4 o� z °. 0 x TRANSWEST HOUSING co N N.T.S. mat_ n a Cqa n 0 O 4w T CU O 7 A L W IZ U� Z }, Z Cc Qw � Q OZ� Z L L J Cf) a. I U C O U N w co cc 0 z • 04r-- �3 M�Owow�m co EXHIBIT 24 MSA CONSULnNG, INC NfAnmmo, SmTH & Am INc PLANmo a CrviL ENmmamo a LAND StRvEywo M 342Bag Hopa Dgm m RANcHo MiRAGa m CA 92270 LID TsLEPHoNE (760) 320-9811 m FAx (760) 323-7893 Madison Street Guard House C=-" F=l I F= F= 1 " Ft ^ " C;� 'S F=' E=- 4D, I F= I C; PLAN PERIMETER WALLS WATER CONSERVING SHRUB PLANTIN65 DECORATIVE ACCENTS MEANDERING MULTI-PURP05E TRAIL SPLIT RAIL PENCE 6° AIDE MEANDERING SIDEWALK CANOPY TREES R G .r v ■ ov r CANOPY TREES MEANDERING MULTI-PURPOSE TRA I L 5PLIT-RAIL PENOING V AIDE MEANDERING SIDEWALK AVENUE 54 STREET SECTION PERIMETER HALL AVENUE 54 PLAN VIEW Lo I x w N.T.S. -54- SI G VEHICULAR GA -ES ----- FEDE5TRIAN AND HOR5F- GATE TI\/E z�5 =R WALL SECONDARY PLAN VIEW oesioN n our - - -- ------ ---- - - -- - ..._-..._..--_--�-------4; 2F05= 7RAIL -CNaGRV'NG _ANTINGS vL FLNGING N.T.S. -55- 3 a� O Z I Z (Uw Zo L a w W Z � � J C iLL a v 4w V Lo N Y7 a z Aca U� Za L <Z �+ w W < 4-j Z i a) LL Q CO+ V0c) ® w O e Z ca FSI ' "pt ell i^O ■ Cb � ■ d g n i%� ■ x v w i - --- I c�i N.T.S. —56— YVOOD VEHICULAR GATE W 1 TH WROUGHT IRON (7 MATCH GRIFFIN RANO ENTRY GATE RUSTIC LIGHTII F I XTURI CANOPY TREES . DESERT 5HRUB5 AND ACCENTS fl 6 Y I G N n R u d ✓ 1 VVVV .. 11 1 1i/ I 1 ..� 1 L-1 . INI.-.�L.. TH TILE INLAY AND BRICK CAP 9 N.T.S. _57— to o -- O N O O I� cc �> W p O z mbmo cc C3 I z W C �Zz �..• <W � cc w CID O Q ` Z O LL LL J Cd V LL CID N a 4n 0 Z ■ �, go W SV I-MUIV I T/AMU l 1 rl%.o! \L I VIii. VVI...VI- SCALE: 1" = 10' D E S I G *NG O �.., MIMr.w.MY� rIQ F��YYYY ✓w9�tiA �� Yi R]pNM GONGRETE WALK (B' MINI MUM) BOULDERS WITH DECORATIVE GOBBLE WATER GON5ERVING 5HRUB PLANTIN(55 0) N DECORATIVE ACCENT PLANTING 10' WIDE MUL7I-'FURP05E TRAIL DECORATIVE LANDING WITH ENHANCED PAVING x GANOPY TREES W N.T.S. _58- FRONT YARD TYPICAL o e i 60m, a�.., BOULDERS WITH DECORATIVE GOBBLE WATER CONSERVING SHRUB PLANTINGS CONCRETE WALK O MINIMUM) CANOPY TREES DECORATIVE ACCENT PLANTING 4 co N.T.S. -59- a b C eV O z ~Iz �U2 �zZ aW � a Z. ora L — J LL +r U- 0 U J a co Tom r z Uic$ � x r-myN I TMML) I T r-MoML orriox o our CONCRETE WALK (5' MINIMUM) BOULDERS WITH DECORATIVE GOBBLE WATER CONSERVING 5HRUB PLANTING5 DECORATIVE ACCENT PLANTING CANOPY TREE5 TM MM co m X W N.T.S. _6O_ a N d O 1 caiCl r ■ O Z Z -� ow LZQ ca <W O lL LL a 4 -ml V OCL J v 0- N r 0 cn A��� E 0 ng m o� xo OININN • ,MW bir�� piiw�w NTI NGS OBBLE N co N O a NNN� V N Z F i z �Uw L Z O ca Q z f+ Q Zi O LL Q LL a. 0U OLL J 0 LO d � dd U� � ALI. wi free oeeier e�feu� M�wma w.� MnM�d -IWV5 :T -1i= co `o 0 0 m q T z i z w CC 2 Z V L. IL z LLCL O LL J a 0 cm i Q du 4 �9 �r 4 �■ U •xo c`5- 9. EXAMPLES OF FENCING AND WALLS SHOW NORMAL CONDITIONS. THE USE OF MOUNDING AND / OR INCREASED HEIGHTS MAY BE REQUIRED FOR SOUND ATTENUATION OR ENGINEERING PURPOSES DECORATIVE TILE NICHE WITH WROUGHT IRON (ON SELECT PILA5Tr:R5) 1 6" WHITEWASHED BRICK CAP 30" SQUARE COLUMN WITH SMOOTH STUCCO FINISH PERIMETER WALL DECORATIVE TILE NICHE WITH WROUGHT IRON (ON 5ELECT PILA5TE") II s; s b I I VIEW FENCE WITH PILASTERS —". —� A T11 lc T11 C 111/U= IAIITU 0 — PRECISION BLOCK YNALL WITH SMOOTH STUCCO FINISH VIEW FENCE ON LOW WALL WITH PILASTERS tl O// I O N O O U t• wnu.a rr..�r• wvl w�� PERIMETER WALL DECORATIVE TILE NICHE WITH WROUGHT IRON (ON 5ELECT PILA5TE") II s; s b I I VIEW FENCE WITH PILASTERS —". —� A T11 lc T11 C 111/U= IAIITU 0 — PRECISION BLOCK YNALL WITH SMOOTH STUCCO FINISH 6" WHITEWASHED BRICK CAP DECORATIVE METAL FENCING 30" 50UARE COLUMN WITH SMOOTH 5TUCC0 FIN15H 6" WHITEWASHED BRICK CAP DECORATIVE METAL FENCING 30" SQUARE COLJMN WITH SMOOTH 57UCCO FIN15H m i x w N.T.S. -63- La 0 N u � a r Z � LL U W2 Zo Q W � cc Q _zI J �a 00 LL �+ U a o. dS 0 0 VIEW FENCE ON LOW WALL WITH PILASTERS O// I O N O O U t• wnu.a rr..�r• wvl w�� 6" WHITEWASHED BRICK CAP DECORATIVE METAL FENCING 30" 50UARE COLUMN WITH SMOOTH 5TUCC0 FIN15H 6" WHITEWASHED BRICK CAP DECORATIVE METAL FENCING 30" SQUARE COLJMN WITH SMOOTH 57UCCO FIN15H m i x w N.T.S. -63- La 0 N u � a r Z � LL U W2 Zo Q W � cc Q _zI J �a 00 LL �+ U a o. dS 0 0 I vz,4 ol 'oe c; UDL� CLU. `T-711FI � VV 0 SPLIT RAIL PENCE MEANDERING MULTIPURPOSE TRAIL CANOPY TREES PERIMETER YVALLS OPEN SPACE RETENTION AREA W 1 TH WATERPEATURE RE51]7EN7 ENTRY -# (6 D!{ 1 o M a b u r 6f1i�rY�YArY IY��S G i11 1�.lN.Rti I�r Lo co N.T.S. —64— to C 4— M r efriaw a our rAK,E j 6 WIDE MEANDEi SIDEWALK WATERFALLS - CANOPY TREES r / -- WATER EFFEC M, PLANTING x W 0 0 n N n n co ca M 0' W U- Cc Z Q Q w 0Za '0) LOD J oc E a � U V cv Wa 0 d 4 $g ' 08 k v] ■ x o PLANT NIATEFVAL LEGEND .... a.r•wr w.u�r � a A�w.� v-.� r Aw �..��.w�a... •r � i� .;� ww`inr \191Tf��. M'Fn. tY lr �✓I (f •M ��•-- lM P V 6�1■ I� .K two F'r,o•F YwluM. gg—g�.. �r tl Fein r1�4 � �� ! �yr�w �r •r Fr•"..v. M ...�� �a. tl{Oa\tlr WM.'. b1A.. /w,Y/��S.M�fE1... Rl 111tl �� m �i.p�l.iilr rM Ipl � Rbl - • � ..ri�si Mrl IM pN�agl �,� -xnVVf.� _ IafMi.11 V WM NWM LWA—MM tont /,�M e0s. tl!. • M.O,A q dVY /I. VSO w U.W/I! II.O.tlP. WATER USE STATEMENT FIRE ACCESS —DESERT ANO ACCENT PLAAmNG COMMUNITY MAIL FACILITY —MAIL FACILITY r/ PARKING MULTI -USE TRAIL6 TENNIS COURTS ACCENT TREES SCREEN TENNIS COURTS �PEDEOTIAN WALK TTPIGAL GOLF CART PARKING — FORMAL PLANTNG TOWARD CLUBHOUSE KEY MAP AVENUE 54 sa as ac ro GRAPHIC SCALE 1'.4p•O N co m z x w N.T.S. -ss- a 0 0 0 G r O Z >0w �Za co a 5w L Q ai Z Q N LL Q O m_a / 90 1 u-_ U V ^w^ 0 �/-� Vo 45 pp c�3 ow a, v t�f v% o � O V, TRANSWEST HOUSING N.T.S. ®670 0 N n C] Or 4-0 O c T O Z WIZ a) Ow azo ¢ Z QDCC w },z ¢ t - LLL¢ ¢da. OD 02 � U W O a t CD U 69 0 N ■ �w y � Monterey The Monterey style is a revival of the Anglo -influenced Spanish Colonial houses of northern California. It is a fusion of Spanish Eclectic and Colonial Revival details. Some identifying features are low pitched roofs with second story balconies that are usually cantilevered and covered by a principle roof. N.T.S. -ss- 0 4 0 4 W 0 o L d �+ C r O Z ' I Z cc 0- Z Z QW 0 Z cd (DLLa W - (L LL � U W V a. .0) CO t V Q a N t+1 d 4 ul a � rA 0 x Italian Farmhouse The Italian Farmhouse style is inspired by the magnificent heritage of rural houses and buildings in the Mediterranean region of Europe. These buildings do not clash with the landscape but blend with the earth through the thoughtful use of building materials and colors taken from their natural surroundings. Some identifying features of this style are thickened walls, arches, brick or stone facing, smooth style stucco and tile roofs. 9 m X W N.T.S. -69- Q N O CO r a 0 S i E/ `- v U- Z Z cc = I ccUW ZZ caw ccI2 a Z Q c 6 Z � Cc L J N�a W (� Ca W a v CO v OZ UWa a^ o r � • xo Contemporary Mexican The Contemporary Mexican style draws from the modern architectural style. Architects such as Lagoretto and Barragan have advanced this style through the use of bold forms and unique color treatments. T m z x LU N.T.S. -70- `� C P cc O. 0 _a �X CD �C CI. - cc cc z = W �Zz U a W cc a �Z� LL z .2 L J cc W U. U W v � 0 45 Oz Ell Spanish Colonial The Spanish Colonial revival style is a collection of Spanish -influenced sub - styles. Designers were inspired by a number of sources such as the adobe and colonial buildings of early California and even Moorish, medieval Spanish and Italian architecture. Some identifying features are the use of arches, courtyards and large, distinctive, sometimes arched feature windows on the front fgade. N It N.T.S. -71- 8 N 0 �C _O O U L O CO) z c cc 1z CL CD U 2 Zo ccQW' 13— c Z o -z cc L >_a 2 � w�LL � U W Cid N � s Q 0 Andalusian The Andalusian style is characterized by Morrocan and Moorish influences on Spanish Colonial architecture. Some identifying features are the use of pointed arches, colonnades, precast concrete door and window surrounds. N.T.S. _72_ IC3 0 Q cc o ■!mow o N 0 CO T O a Z = z �U2 a. Z QW .o Z a Z � � J W —a. U. � U ZO V W N � V L a 0 r c va� �$ APPENDIX Appendix One ....................... .............. ...................... General Plan Analysis Appendix Two .............................................................................. Definitions Appendix Three .................... [a[)UiOtBMunicipal Code, Section 9.140.060 Anneminrliv '."^.". ~~. ----.~—~-.~'.^.^.,..'..^.~...� ..~~~~....~.~.~..~..~~~ APPENDIX ONE GENERAL PLAN ANALYSIS Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 APPLICABLE GENERAL PLAN POLICIES The General Plan of the City of La Quinta includes Goals, Policies and Programs that were deemed by the City necessary to properly implement the plan. Following is an evaluation of the key policies and programs (in Italics) that affect the development of the subject property and project compliance. LAND USE ELEMENT Land Use Goals, Policies and Programs Program 4.2 "For approved Specific Plans, the Director of Community Development shall have the authority to determine substantial conformance in a Specific Plan, and waive the need for a Specific Plan amendment under the following circumstances: • When changes in the land use allocation within the Specific Plan are less than 5%, • When no new land use is proposed, • When off-site circulation pattern and turning movements will not be altered by the proposed change." The Griffin Ranch Specific Plan provides methods for alterations to the Plan that conform to the guidelines of the General Plan. Policy 9: Agricultural and equestrian uses are encouraged. The Griffin Ranch includes multi-purpose pedestrian/equestrian trails within the community and along its perimeter streets as well as on the internal streets., Residential Goals, Policies and Programs Goal 2: A broad range of housing types and choices for all residents of the City. The Griffin Ranch Plan provides a choice of housing, equestrian oriented or conventional single-family homes. Program 1.2 Apply the City's discretionary powers and site development review process consistently to assure that subdivision and development plans are compatible with existing residential areas Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Policy 5 The City shall maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development. Program 5.1 The Development Code shall include development standards and design guidelines for each residential zoning designation. The Griffin Ranch Plan provides development standards consistent with standards contained within the Development Code for lands designated Low Density Residential and Very Low Density Residential w/Equestrian Overlay. The homes will be subject to the City's Site Development Permit process. TRAFFIC AND CIRCULATION ELEMENT Traffic and Circulation Goals, Policies and Programs Program 2.3 On Major Arterials, the minimum intersection spacing shall be 2,600 feet in residential areas, and may be 1,060 feet for commercial frontage. Intersection spacing may be reduced to 500 feet a the Whitewater Channel and La Quinta Evacuation Channel. The design speed shall be 60 miles per hour (mph). Left turn median cuts may be authorized if turn pocket does not interfere with other existing or planned left turn pockets. Right Wright out access driveways shall exceed the following minimum separation distances (in all cases, distances shall be measured between the curb returns): - more than 250 feet on the approach leg to a full turn intersection; - more than 150 feet on the exit leg from a full turn intersection; - more than 250 feet between driveways. All access configurations shall be subject to City Engineer review and approval. Program 2.6 On Secondary Arterials, the minimum intersection spacing shall be 600 feet. The design speed shall be 40 mph. Full access to adjoining property shall be avoided and when necessary shall exceed the following minimum separation distances (in all cases, distances shall be measured between curb returns): - more than 250 feet on the approach leg to a full turn intersection; - more than 150 feet on the exit leg from a full turn intersection; - more than 250 feet between driveways. Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta Program 2.8 On Local streets, the minimum intersection spacing shall be 250 feet. The design speed shall be 25 mph. All access configurations shall be subject to City Engineer review and approval. Program 2.10 Within subdivisions, private streets may be designed to a width of 28 feet with restricted parking, subject to City Engineer and Fire Department approval. Policy 6 Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails and development to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart and other non -vehicular use. Program 6.3 Sidewalks shall be provided on both sides of all arterial and collector streets, except where there is a multi -use trail on one side. Policy 13 Continue to implement the Image Corridors in the City and identify new image corridors for streets into the City through annexation. Policy 14 In order to preserve the aesthetic values on the City's street, minimum landscape setbacks shall be as follows: Highway 111 — 50 feet Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet The Griffin Ranch Plan provides for controlled access to the perimeter streets. The access points are in compliance with the policies on intersection spacing. The Plan also provides for the construction of sidewalks and multi -use trails around the perimeter adjacent to Avenue 54, Madison Street and Monroe Street. OPEN SPACE ELEMENT Open Space Element Goals Policies and Programs Policy 4: The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities and cultural resources. The Griffin Ranch Plan shall provide private recreational opportunities in addition to payment of required park fees. The Plan shall also provide linkages to the City's trails and bikeways. 3 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Policy 7: The City shall encourage the preservation of open space in privately owned development projects. The Griffin Ranch Plan includes private open space with passive and active recreational opportunities. Parks and Recreation Element Parks and Recreation Element Goals, Policies and Programs Policy 4: The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities and cultural resources. The Griffin Ranch Plan shall provide private recreational opportunities in addition to payment of required park fees. The Plan shall provide linkages to the City's trails and bikeways along 54th Avenue Madison Street. A multi-purpose trail shall be provided along Monroe Street. Natural Resources Element Air Quality Goals, Policies and Programs Program 5.1: The City shall support the development of golf -cart and pedestrian orientated retail centers, community -wide trails and dedicated bike lanes. The Griffin Ranch Plan is providing links to bicycle paths, community trails golf - cart paths. Program 6.1: Applicants shall submit detailed air quality analyses for all proposed projects which meet or exceed any of the SCAQMD pollutant emission threshold criteria, as established by the most recent version of the SCAQMD CEQA Air Quality Handbook. The Griffin Ranch Plan will abide by the SCAQMD requirements in thedevelopment of the project. Energy and Mineral Resources Goals, Polices and Programs Program 3.2: The City shall support the development of local and regional bikeways to provide residents and visitors with non -vehicular travel alternatives. 4 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 The Griffin Ranch Plan is providing links to bicycle paths, community trails and golf -cart paths. Biological Goals, Policies and Programs Program 2.4: A qualified biologist shall perform all biological studies. The City shall prepare and adopt standards for the performance of biological resource analyses and provide these to all applications. Standards shall include personnel qualifications; field monitoring, recordation, documentation and sampling requirements. A biological resource assessment was performed by JWC Ecological Services. The results of which were negative for any endangered, threatened or rare species. Policy 3: Native, drought -tolerant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, non-native species shall be discouraged. The Griffin Ranch Plan has included in its Plant Palette drought -tolerant desert plant materials as part of its landscaping design. Water Resources Goals, Policies and Programs Program 2.2: The City shall continue to implement, its on-site retention requirements for new development proposals where possible as a potential way or recharging groundwater. The Griffin Ranch Plan proposes to retain on-site 100% containment of 100 -year storm flows and nuisance flows. Policy 5: Development within drainage areas and storm water facilities'shall be limited to recreational uses such as golf courses, lakes, sports or play fields and similar uses. The Griffin Ranch Plan provides for passive and active recreation activities in drainage and storm water areas within the project. 5 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT I Infrastructure and Public Services Goals, Policies and Programs Education Facilities Goal Policy 3: The city shall support the process of securing school impact mitigation fees from developers in accordance with State law. The Griffin Ranch development will participate in the payment of mitigation fees in accordance with State law. Surface Water & Storm Drainage Goal Policy 3: All new development shall include on-site retention/detention basins and other necessary storm water management facilities to accommodate run-off from the 100 -year storm. The Griffin Ranch Plan proposes to retain on-site containment of the 100 -year storm run-off. Domestic Water Goal Policy 3: New development projects shall be required to use native drought tolerant landscaping materials to promote and enhance water conservation efforts. The Griffin Ranch Plan proposes to use native and drought tolerant plant materials combined with efficient irrigation methods to promote water conservation. Public Utilities Goal Policy 3: All utility and electric wires up to 34.5 kilovolts serving new development shall be installed under ground. Griffin Ranch proposes to underground utility services that are less than 34.5 kilovolts. 6 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 ENVIRONMENTAL HAZARDS ELEMENT Geologic and Seismic Hazards, Goals, Policies and Programs City of La Quinta Policy 3: Development in areas subject to collapsible or expansive soils shall be required to conduct soil sampling and laboratory testing and to implement mitigation measures, which minimize such hazards. A Soils and Geotechnical investigation was performed by Sladden Engineering. Construction shall conform to the recommended measures and standards construction practices. APPENDIX TWO DEFINITIONS Griffin Ranch Specific Plan 2004-074 Amendment No. 1 DEFINITIONS City of La Quinta Abandoned" means a structure or use, the development or operation of which has been ceased or suspended. "Abutting" or "adjacent" means two or more parcels sharing a common boundary at one or more points. "Access/egress" means provision for entering a site from a roadway and exiting a site onto a roadway via motorized vehicle. "Accessory building or structure" means a building or structure, the use of which is subordinate and incidental to the main building or use on the same building site. "Accessory use" means a land use subordinate and incidental to the principal use on the same building site. "Actual construction" means the actual placing of construction materials in their permanent position fastened in a permanent manner except that where a basement is being excavated, such excavation shall be deemed to be actual construction, or where demolishing or removal of an existing building or structure has begun, such demolition or removal shall be deemed to be actual construction, providing in all cases that actual construction work be diligently carried on until the completion of the entire building or structure involved. "Administrative office" means a place of business for the rendering of service or general administration, but not including retail sales. Advertising Device or Display". See sign definitions, Section 9.160.120. "Alley" means a secondary means of access to abutting property located at the rear or side of the property. "Alteration" means any physical change in the internal or external composition of a building or other structure. "Antenna" means a device for transmitting or receiving radio, television, satellite, microwave or any other transmitted signal. Area, Project Net. See "project net area." Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Attached structures" means two or more structures which are physically connected with a wall, roof, deck, floor, bearing or support structures, trellises, architectural features or any other structure, fixture or device that exceeds thirty inches in height above the finished grade. "Awning" means a roof -like cover that is attached to and projects from the wall of a building for the purpose of decoration and/or providing shielding from the elements. "Bedroom" means any habitable room that may be used for sleeping purposes other than a kitchen, bathroom, hallway, dining room or living room. "Berm" means a mound or embankment of earth. "Buildable area" means the portion of a building site remaining after deducting all required setbacks and meeting any requirements regarding maximum lot coverage or minimum open area. "Building" means an enclosed structure having a roof supported by columns or walls. "Building height" means the height of a building relative to the surrounding ground area. Measurement of maximum building height is defined in Sections 9.50.050 and 9.90.010 of La Quinta Municipal Code. Building, Main. "Main building" means the building containing the main or principal use of the premises. "Building site" means a parcel or contiguous parcels of land established in compliance with the development standards for the applicable zoning district and the city's subdivision code. "Building site area" means the horizontal area within a building site expressed in square feet, acres or other area measurement. Building Site Coverage. See "lot coverage." Building Site, Panhandle or Flag. See "lot" definitions. Building Site, Through. "Through building site" means a building site having frontage on two parallel or approximately parallel streets. See "through lot." "CEQA" means the California Environmental Quality Act. Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Caretaker" means a person who lives on the premises for the purposes of managing, operating, maintaining or guarding the principal use or uses permitted on the premises. "Carport" means a roofed structure or a portion of a building which is open on two or more sides for the parking of automobiles belonging to the occupants of the property. "Certificate of occupancy" or "certificate of use and occupancy" means a permit issued by the city prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel is ready for occupancy or use and that all ordinance requirements and project conditions of approval are fulfilled. "City" means the city of La Quinta. "City council" means the City Council of the city of La Quinta. "Code" means this zoning code unless another code, ordinance or law is specified. "Commission" means the planning commission of the city unless another commission is indicated. Corner Lot. See definitions under "lot." "County" means the county of Riverside unless another county is indicated. "Decision-making authority" or "decision-making body" means a person or group of persons charged with making decisions on proposals, applications, or other items brought before the city. "Density" means the number of dwelling units per gross acre, unless another area measurement is specified. "Detached building or structure" means a building or other structure that does not have a wall or roof in common with any other building or structure. "Director" or "community development director" means the community development director of the city or the director's authorized agent or representative. "Driveway" means a vehicular passageway providing access from a public or private street to a structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A driveway is not a street. I Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Driveway approach" means a designated area between the curb or traveled way of a street and the street right-of-way line that provides vehicular access to abutting properties. When vehicular access to a building site is provided by way of a common driveway, the driveway approach is the line of intersection where the individual driveway abuts the common driveway. "Dwelling" means a building or portion thereof designed and used for residential occupancy, but not including hotels or motels. "Dwelling, Main or Primary Residence." Main dwelling or primary residence" means the dwelling unit permitted as the principal use of a parcel or building site. Dwelling, Single -Family. "Single-family dwelling" means one main dwelling unit on a single parcel or building site. Dwelling Unit, Second. See "second residential unit." "Easement" means a recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit in, on, over or under such land. "Elevation" means the vertical distance above sea level. "Employee's quarters" means quarters, without cooking facilities, for the housing of domestic employees and located upon the same building site occupied by their employer. "Enclosed" means roofed and contained on all sides by walls which are pierced only by windows, vents or customary entrances and exits. "Equestrian Area" means the keeping of horses for personal use of residents of the property only. Buildings subordinate to equestrian use is permitted along with corrals, barns, turnout pastures, caretaker and employee housing. "Exception" means a city -approved deviation from a development standard based on the following types of findings by the decision-making authority: 1. A general finding such as that notwithstanding the exception, the resulting project will still be consistent with the goals and/or policies underlying the development standard; and 2. One or more specific findings justifying the particular exception requested. a Griffin Ranch Specific Plan 2004-074 Amendment No. 1 City of La Quinta "Family" means one or more persons occupying one dwelling unit. The word "family" includes the occupants of congregate living and residential care facilities, as defined herein, serving six or fewer persons which are permitted or licensed by the state. Flag. See sign definitions, Section 9.160.120. Flag Lot or Panhandle Lot. See definitions under "lot." "Flood insurance rate map (FIRM)" or "flood boundary and floodway map" mean the official maps provided by the Federal Emergency Management Agency (FEMA) which delineate the areas of special flood hazard, the risk premium zones and the floodways applicable to the city. Floor Area, Gross. See "gross floor area." Floor Area, Livable. See "livable floor area." Front Lot Line. See definitions under "lot line." "Garage" means a building or portion of a building used primarily for the parking of motor vehicles. "General plan" means the general plan of the city of La Quinta. "Government code" means the California Government Code. Grade, Average. "Average grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land. Grade, Average Finish. "Average finish grade" means the elevation ' determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land after final grading. Grade, Finish. "Finish grade" means the ground elevation at any point after final grading. "Grading" means the filling, excavation or other movement of earth for any purpose. 5 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Granny flat or granny housing" means a secondary dwelling unit which is: (1) intended for the sole occupancy of one or two adult persons sixty-two years of age or over, and (2) located on a building site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed thirty percent of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed one thousand two hundred square feet. (See also "second residential unit.") "Gross acreage" means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre. Gross Density. See "density." "Gross floor area" means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas. Gross Lot or Parcel Area. See "lot area, gross." "Ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. "Guest house" means a detached unit which has sleeping and sanitary facilities but no cooking facilities and which is used primarily for sleeping purposes by members of the family occupying the main building, their nonpaying guests, and domestic employees. Habitable Area. See "livable floor area." "Habitable room" means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. "Home occupation" means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property. See Section 9.60.110. Interior Lot Line. See definitions under "lot line." "Kitchen" means any room all or part of which is designed and/or used for the cooking or other preparation of food. I Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Land Use. See "use." Land Use Intensity. See "intensity." "Livable floor area" means the interior area of a dwelling unit which may be occupied for living purposes by humans, including basements and attics (if permitted). Livable floor area does not include a garage or any accessory structure. Living Area. See "livable floor area." "Lot" means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance, or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Types of lots and their definitions are as follows: 1. "Corner lot" means a lot abutting two streets intersecting at an angle of not more than one hundred thirty-five degrees. If the angle of intersection is more than one hundred thirty-five degrees, the lot is an "interior lot." 2. "Flag or panhandle lot" means a lot connected to the street with a narrow access portion less than forty feet wide and more than twenty feet long and situated so that another lot is located between the main portion of the flag lot and the street. ami %at Types and Laos hues 3. "Interior lot" means a lot abutting only one street or abutting two streets which intersect at an angle greater than one hundred thirty-five degrees. 4. "Key lot" means a lot with a side lot line that abuts the rear lot line of one or more adjoining lots. Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 5. "Reverse corner lot" means a corner lot, the rear of which abuts the side of another lot. 6. "Through lot" means a lot with frontage on two parallel or approximately parallel streets. "Lot area" means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. "Lot coverage" or "building site coverage" means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, "ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. "Lot frontage" means the length of the front lot line. "Lot line or property line" means any boundary of a lot. The classifications of lot lines and their definitions are as follows: "Front lot line" means the following: a. On an interior lot, the line separating the lot from the street as measured at the setback line; b. On a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately equal, the director shall determine the front lot line); C. On a through lot, the lot line abutting the street providing primary access to the lot. 2. "Interior lot line" means any lot line not abutting a street. 3. "Rear lot line" means a lot line which does not intersect the front lot line and which is most distant from and most parallel to the front lot line. In the case of an irregularly-shaped lot or a lot bounded by only three lot lines, the rear lot line is a ten -foot long line parallel to and most distant from the front lot line for the purposes of determining setbacks and other provisions of this code. 4. "Side lot line" means any lot line which is not a front or rear lot line. "Median" means a paved or planted area separating a street or highway into opposite -direction travel lanes. Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 Monument Sign. See sign definitions, Section 9.160.120. "Net site area" or "net lot area" means the total land area within the boundaries of a parcel or building site after ultimate street rights-of-way and easements that prohibit the surface use of the site are deducted. "Net project area" means all of the land area included within a development project excepting those areas with before -development slopes of thirty percent or steeper and those areas designated for public and private road rights-of-way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. "Nonconforming use" means a land use which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, is not currently permitted in the zoning district in which it is located or is permitted only upon the approval of a use permit and no use permit has been approved. See Chapter 9.270. "Nonconforming structure" means a structure which was lawful and in conformance with the applicable zoning ordinances when constructed but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See Chapter 9.270. "Open space" means any parcel or area of land or water, public or private, which is reserved for the purpose of preserving natural resources, for the protection of valuable environmental features, or for providing outdoor recreation or education. Open space does not include roads, driveways or parking areas not related to recreational uses, any buildings. Open Space, Usable. "Usable open space" means open space which is predominately level (i.e., slopes less than five percent) but which may contain some steeper land (i.e., with slopes up to twenty percent) which has utility for picnicking or passive recreation activities and which complements surrounding usable open space. Usable open space is a minimum of fifteen feet in width and three hundred square feet in area and may include structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic facilities, walkways or bicycle trails. "Parcel" means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Panhandle Lot or Flag Lot. See definitions under "lot." III Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Parkway" means the area of a public street that lies between the curb and the adjacent property line or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space. Primary Residence. See "main dwelling." "Principal use" means the primary or predominant use of any parcel, building site or structure. "Property line" means a lot line or parcel boundary. "Public agency" means the United States, the state, the county or any city within the county, or any political subdivision or agency thereof. Rear Lot Line. See definitions under "lot line." "Recycling" means the process by which waste products are reduced to raw materials and transformed into new products. Residential, Single -Family. See "dwelling, single-family." "Restaurant" means any use providing for the preparation and consumption on site of food and beverages. The term "restaurant" may include the licensed sale of alcoholic beverages for consumption on the premises. "Riding and hiking trail" means a trail or way designed for and used by equestrians, pedestrians and cyclists using nonmotorized bicycles. "Right-of-way" means the entire width of property used for streets, highways, flood or drainage works, overhead or underground utilities, or any related improvements. "Satellite dish antenna" means an apparatus capable of receiving communications from a man-made satellite. "Scenic highway" means any highway designated a scenic and/or historic highway by an agency of the city, state or federal government. "Second residential unit," "second dwelling unit" or "second unit" means a secondary dwelling unit which is not intended for sale but may be rented and which is located on a building site containing a preexisting single-family detached dwelling. The floor area of an attached second unit does not exceed thirty percent of the existing floor area of the primary single-family residence and the floor area of a detached second unit does not exceed one thousand two hundred square feet. (See also "granny flat.") 10 Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Senior citizen" means a person fifty-five years of age or older. "Setback" means the distance that a building or other structure or a parking lot or other facility must be located from a lot line, property line or other specified boundary. Side Lot Line. See definitions under "lot line." "Sign" means any medium for visual communication, including but not limited to words, symbols and illustrations together with all parts, materials, frame and background, which medium is used or intended to be used to attract attention to, identify, or advertise an establishment, product, service, activity or location, or to provide information. Also, see sign definitions, Section 9.160.120. Single -Family Dwelling or Residence. See "dwelling, single-family." Site. See "building site." Site Area, Net. See "net project or site area." Site Coverage. See "building site coverage." Site Development Permit or Development Permit. See Section 9.210.010. "Slope" or "slope gradient" means the vertical distance between two points on a slope divided by the horizontal distance between the same two points, with the result expressed as a percentage; e.g., "the slope has a twenty percent gradient" (usually used to describe natural as opposed to manufactured, slopes). "Slope ratio" means the steepness of a slope expressed as a ratio of horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural, slopes). "Specific plan" means a plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the city, consistent with the general plan and State Government Code Section 65450 et seq. "Storage" means a place where goods, materials, and/or personal property is placed for more than twenty-four hours. "Story" means that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it. It Griffin Ranch Specific Plan 2004-074 City of La Quinta Amendment No. 1 "Street" means a public or private vehicular right-of-way other than an alley or driveway, including both local streets and arterial highways. "Structure" means anything that is erected or constructed having a fixed location on the ground or attachment to something on the ground and which extends more than thirty inches above the finish grade. A mobilehome or relocatable building, except when used as a temporary use with its weight resting at least partially upon its tires, is a structure for the purposes of this definition. "Swimming pool" means an artificial body of water having a depth in excess of eighteen inches, designed, constructed and used for swimming, dipping or immersion purposes by humans. "Ultimate right-of-way" means the right-of-way shown as ultimate on an adopted precise plan of highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a recorded parcel map or a recorded planned community development plan. The latest adopted or recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way is the right-of-way required by the highway classification as shown in the general plan. "Use or land use" means the purpose for which a structure or land is occupied, arranged, designed or intended, or for which either a structure or land is or may be occupied or maintained. "Use permit" means a discretionary entitlement under the provisions of this zoning code which authorizes a specific use or development on a specific property subject to compliance with all terms and conditions imposed on the entitlement. Uses requiring a conditional use permit have moderate to significant potential for adverse impacts on surrounding properties, or residents while uses requiring a minor use permit have low to moderate potential for adverse impacts on surrounding properties, residents, or businesses. See Section 9.210.020.' Wall Sign. See "building -mounted sign" in sign definitions, Section 9.160.120. "Yard" means an open space on a parcel of land or building site unobstructed and unoccupied from the ground upward except for wall projections permitted by this code. Yards are classified as follows: 1. Front yard means a yard extending across the full width of the lot between the front lot line or the ultimate street right-of-way line and a setback line within the lot. The depth of the front yard is measured along a line drawn at a ninety -degree angle to whichever of the following results in the greatest setback; the front lot line or its tangent or the ultimate street right-of-way or its tangent. 12 Griffin Ranch Specific Plan 2004-074 Amendment No. 1 irvm Qr YAC City of La Quinta 2. "Rear yard" means a yard extending across the full width of the lot between the rear lot line and a setback line within the lot. The depth of the rear yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a 90 -degree angle to whichever of the following results in the greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent. 3. "Side yard" means a yard extending from the front setback line to the rear setback line. The depth of the side yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety -degree angle to whichever of the following results in the greatest setback: the side lot line or its tangent or the ultimate street right-of-way or its tangent. 13 APPENDIX THREE La QUINTA MUNICIPAL CODE - Section 9.140.060 Griffin Ranch Specific Plan Amendment No. 1 La Quinta Municipal Code Section 9.140.060 Equestrian Overlay Regulations City of La Quinta A. Applicability. The EOD equestrian overlay district regulations set forth in this section shall apply to all areas of the city containing the "EOD" overlay designation on the official zoning map. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the EOD regulations, the EOD regulations shall control. B. Definitions. The following definitions apply in the equestrian overlay district: 1. "Accessory building" means any building subordinate to a permitted or conditionally permitted equestrian use, including but not limited to hay and tack barns, stables and other structures and uses customarily appurtenant to the primary permitted use. 2. "Accessory structure" means any structure subordinate to a permitted or conditionally permitted equestrian use, including but not limited to arenas, grandstand seating, corrals, exercise rings, and other structures associated with the permitted use. Fences are not considered structures for the purposes of this section. 3. "Arena" means an enclosure physically similar to a corral, designed and constructed so as to be used for conducting equine -related entertainment and events open to the public, including but not limited to rodeos, polo matches, riding shows and exhibitions, etc. 4. "Commercial stable" means any facility specifically designed or used for the stabling of equine animals not owned by the residents of the subject property, for purposes such as on-site breeding, boarding, training, riding or other recreational use as a commercial service to the owners of said animals. 5. "Corral" means an enclosure designed for use as an open holding area for horses for the purpose of confinement within that area for an indeterminate period of time. 6. "Pasture" means an enclosed holding area consisting of grass or similar vegetation, specifically used for purposes of grazing or feeding of animals. 7. "Riding academy" means a facility designed and used primarily for recreational riding, training and instruction purposes, and allowing both on-site boarding or trailering of horses to the facility. Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta 8. "Stable" means a building or structure containing multiple stalls for the purposes of sheltering, feeding, boarding, accommodating or otherwise caring for several horses at one time. 9. "Stall" means a division of a stable accommodating one horse into an adequately sized enclosure for the purpose of confining individual horses within a sheltered environment as may be necessary for security, safety or other reasons pertinent to the health, welfare and daily care of each animal. C. Principal Uses. Principal uses permitted in the equestrian overlay district shall be as follows: 1. Any use permitted, either expressly or by conditional use permit, in the underlying zone; 2. The keeping of horses (including ponies or llamas) for personal use of the residents of the property only, not to include any activities beyond that necessary to continue the residents personal use. This may include limited breeding and boarding activities of a non -compensatory nature, such as for other family members personal use. Up to two horses shall be allowed on a minimum one acre parcel. For parcels in excess of one acre, up to three horses per additional acre or portion thereof, shall be allowed. Foals under one year of age shall not be counted in the maximum number of horses permitted; 3. Accessory buildings and structures, including stables, corrals, barns, tack rooms, exercise rings, hay barns and other buildings and structures customarily appurtenant to a permitted use; 4. Farm projects (Future Farms, 4-H or similar projects) conducted by the residents of the premises. Such projects shall involve only the permitted type and number of animals by this title being trained in connection with the education of a person as a member of a recognized farm education organization; 5. Caretakers and employee housing for on-site employment; providing that the unit does not exceed one thousand square feet and conforms to the setbacks in the underlying zone. D. Conditional Uses. The following uses are permitted if a conditional use permit is approved per Chapter 9.210.020: 1. Commercial stables and riding academies, as defined in this section. Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta 2. Arenas for the purpose of conducting events such as rodeos and other equestrian -oriented entertainment. 3. Veterinary offices or hospitals, when established on the same parcel as the principal residence; provided, that only temporary boarding facilities may be established for purposes of boarding sick or injured animals, and that animals not permitted in the underlying zone may not remain at the facility. E. Development Standards. The following development standards generally apply to all properties in the equestrian overlay district. Commercial equestrian facilities/uses may be subject to more restrictive requirements through the conditional use process. 1. All accessory buildings shall be limited to two stories in height and a maximum of thirty-five feet, measured from finish grade of the pad. 2. The following minimum setback requirements shall apply: a. Pastures shall not require any setback. However, if a pasture does not extend to a property line, a minimum ten -foot setback from property line shall be provided. b. Accessory buildings (barns, stalls, etc.) shall maintain twenty-five feet from non -overlay property lines and ten feet from overlay property lines. c. Accessory structures shall maintain thirty-five feet from any non - overlay properties. A ten -foot setback from adjacent overlay property lines shall be maintained. d. Arenas shall be reviewed for appropriate setback and design as part of the conditional use permit process, as they are not considered accessory uses to residential equestrian. Generally, arenas shall maintain a minimum seventy -five-foot setback from any property line. e. Manure storage containers shall be set back a minimum of fifty feet from any non -overlay property line and twenty feet from other property lines. f. Manure spreading areas shall not be established within twenty-five feet of any property line. g. No accessory building, use or operation described in this subdivision shall be established or conducted within eighty feet of any residential structure. 3 Griffin Ranch Specific Plan Amendment No. 1 3. Fencing. City of La Quinta a. Pasture and corral areas, as well as all open areas abutting nonequestrian properties, shall consist of fencing at least five feet high and of such construction as to confine the animals. Fences which are on property lines or are adjoining and running parallel to private streets or bridle trails, shall be three -rail, with a minimum height of five feet from grade, and posts spaced not more than ten feet apart. All posts shall be nominal four inches by nominal six inches minimum, with nominal two inch by nominal six inch minimum rails. This section shall not apply to property lines along any street identified and shown on the circulation element of the general plan, where specific sound attenuation is necessary based on an approved acoustic study prepared for a subdivision map. b. Fencing requirements of this section shall take precedence in the event of any conflicts with the provisions of Section 9.060.030 (Fences and walls), for properties keeping horses within the equestrian overlay district. 4. Dust Control. Corrals, stables, exercise rings and arenas, and any other disturbed soil area shall be regularly sprinklered or otherwise treated to a degree so as to prevent the emanation of dust, and in addition, all accumulation of manure, mud or refuse shall be eliminated so as to prevent the breeding of flies. Any open areas shall be subject to the requirements of Chapter 6.16 whenever applicable. All nuisance water runoff must be detained on the subject property. 5. Manure Collection. Removal and treatment of manure must occur on a regular basis so as to promote the health, safety and welfare of residents and visitors to the area in accordance with the following standards: a. Stalls shall be cleaned on a daily basis. Straw, hay, sawdust or other bedding materials may be stored or composted for later disposal, but 'shall not be spread with manure over open areas. b. Manure shall be collected from all source areas daily and may be stored for later disposal in an enclosed container of adequate size. Open manure stockpiles are not permitted. Manure stored for disposal shall be removed from the property within seven days. c. Manure to be used for composting purposes shall be placed in an appropriately designed composting bin in order to properly decompose and eliminate parasites. Only composted manure may be used in any spreading operation. d. Spreading of manure may only occur in conjunction with commercial equestrian uses, and must be conducted over an adequately sized area 4 Griffin Ranch Specific Plan Amendment No. 1 City of La Quinta capable of assimilating the nutrients in the spread material. Such an area may only be operated as part of overall disposal and treatment program approved by the city or established as part of a conditional use permit application. e. Method for removal of manure from the property is at the owner's discretion. Off-site delivery to agricultural or related operations for fertilizer use is permitted. On-site use of composted material is permitted in new or established vegetated areas, such as gardens, landscaping, reestablishment of pasture vegetation, etc. f. Any condition that results in odors, unsightly areas or infestation shall be deemed a public nuisance and/or health hazard and shall be abated within seven days of proper notice. All violations are subject to enforcement provisions of the La Quinta Municipal Code and applicable county health codes. 6. Parking. Parking shall be provided as required by Chapter 9.150, and shall be based upon the overall use of the property or as required by an approved conditional use permit. 7. Lighting. Any proposed lighting must comply with Sections 9.60.160 and 9.100.150 (Outdoor lighting). Lighting of equestrian and related activity areas shall not occur beyond ten p.m. unless otherwise specified by an approved conditional use permit. This restriction does not pertain to general area and yard lighting associated with a primary residential use on equestrian property. 8. Loudspeakers. Loudspeaker systems or other amplified sound are limited to operation or use between eight a.m. and ten p.m. unless otherwise specified by an approved conditional use permit. F. Review and Approval Process. Equestrian uses, buildings and structures shill be reviewed in accordance with the following procedures: 1. Accessory buildings, detached or attached, as defined in this section: a. Up to four hundred square feet for each building or structure, to be reviewed with the building permit application for approval by the community development director; b. Over four hundred square feet to be reviewed through the site development permit procedures of Section 9.210.010, by the planning commission. 2. All other permitted buildings are subject to the process identified for the underlying base district and this section. 5 Griffin Ranch Specific Plan Amendment No. 1 3. Conditional Use Permits. City of La Quinta a. Conditional uses shall be required to obtain a conditional use permit in accordance with the procedures outlined in Chapters 9.200 (General Permitting Procedures) and 9.210 (Development Review Permits). All uses, buildings and structures identified in subsection D of this section existing prior to the effective date of the ordinance codified in this section shall be considered as nonconformities in accordance with Chapter 9.270 (Nonconformities). Property owners of all such uses, structures and buildings shall file a site plan for the entire facility with the community development department within thirty days of the effective date of the ordinance codified in this section. b. In addition to information required for a conditional use permit application filed pursuant to Chapter 9.210, the following information shall be submitted for conditional uses proposed in the EOD overlay district: i. A proposed program for storage, treatment and removal of manure produced by the operation. ii. A fugitive dust control plan, as required by Chapter 6.16 of the La Quinta Municipal Code, addressing control of dust and identification of all potential dust sources. iii. Proposed or potential tentative scheduling of any events or other activities which may produce impacts beyond the scope of the proposed uses routine operations. (Ord. 284 § 1 (Exh. A) (part), 1996) [3 APPENDIX FOUR ADOPTING ORDINANCES/RESOLUTIONS Resolution No. 2007-036 Resolution No. 2007-037 RESOLUTION NO. 2007-036 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AN AMENDED SPECIFIC PLAN FOR GRIFFIN RANCH. CASE NO: SPECIFIC PLAN 2004-074, AMENDMENT NO. 1 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, did, on the 17`h day of April, 2007 hold a duly noticed Public Hearing, to consider a request by Transwest Housing for approval of amended development principles and design guidelines for a Specific Plan to provide an additional 90 lots and t 45 acres to the existing 303 lot, f 199 acre subdivision, permit a larger clubhouse, and update the existing development standards to include previous Site Development Permit approvals, on property located south of Avenue 54, east of Madison Street, and west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1/2 OF SECTION 15, TBS, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27`h day of March, 2007, hold a duly -noticed Public Hearing to consider adoption of a recommendation on Specific Plan 2004-074 Amendment #1 and, after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2007-013, recommending to the City Council approval of Specific Plan 2004-074 Amendment #1; and, WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2006-577, and has determined that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings pursuant to Section 9.240.010 of the Zoning Code to justify granting approval of said Specific Plan: 1. Consistency with the General Plan: The proposed Amended Specific Plan is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Very Low Density Residential (VLDR) Land Use designation, as applied to the property under General Plan Amendment 2004-103. Resolution No. 2007-036 Specific Pian 2004-074 Amendment #1 Transwest Housing, Griffin Rench April 17, 2007 Page 2 2. Public Welfare: Approval of the proposed project will not create conditions materially detrimental to public health, safety and general welfare in that this issue was considered in Environmental Assessment 2006-577, and no significant health or safety impacts were identified for the proposed project. 3. Land Use Compatibility: The proposed Amended Specific Plan will continue the existing land use of the Griffin Ranch development and, in terms of surrounding land uses, is similar in nature to other residential projects being developed in the immediate area, such as lower density residential uses with country clubs and equestrian amenities. The proposed project is consistent with the existing Griffin Ranch development and will incorporate the existing rural design theme with equestrian amenities in an area that is considered transitional between Low and Very Low Density rural, agrarian and equestrian uses. The VLDR designation provides for an appropriate transitional land use. 4. Property Suitability: The proposed project is suitable and appropriate for the subject property, in that it is located in an area considered Low and Very Low density country club communities, transitioning to equestrian and agricultural uses to the east. The project continues the existing transition between urban low density uses and more rural, residential/equestrian or agricultural uses. The Amended Specific Plan can be served without adverse impact by all necessary public services and utilities. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council for this Amended Specific Plan; 2. That it does hereby approve Specific Plan 2004-074 Amendment #1 for the reasons set forth in this Resolution, subject to the Conditions 'of Approval attached hereto as Exhibit A; PASSED, APPROVED and ADOPTED at a regular- meeting of the La Quinta City Council held on this 17' day of April, 2007, by the following vote, to wit: Resolution No. 2007-036 Specific Plan 2004-074 Amendment #7 Transwest Housing, Griffin Ranch April 17, 2007 Page 3 AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None A,, L -e' DON A LPH, ayor City of La Quinta, California ATTEST: (CITY SEAL) APPROVED AS TO FORM: M'. KA ER NE JENSON, Attorney City of La Quinta, Califo a CITY COUNCIL RESOLUTION NO. 2007-036 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2004-074 AMENDMENT NO. 1 TRANS WEST HOUSING J GRIFFIN RANCH APRIL 17, 2007 EXHIBIT "A" 1. Specific Plan 2004-074, Amendment No.1 (SP 2004-074 Amd. #1) shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of SP 2004-074 Amendment No.1, these conditions shall take precedence. 2. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 3. Specific Plan 2004-074 Amendment No. 1 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Tract Maps No. 32879 and 34642 Site Development Permits 2005-848, 2005-853, and 2006-876 Environmental Assessments EA 2004-526 and EA 2006-577 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. No signage is permitted with this approval. Signage shall be reviewed under separate permit. SPECIFIC PLAN 5. Page 36, Perimeter Walls, second sentence shall include language to state: "These walls may be up to 8.5' in height from adjacent curb with masonry block and smooth stucco finish." l;esohitlon No. 2007.036 Conditions of Approval — FINAL Spocilic Plan 2004-074, Amendment No. 1 Trans West Housing l Griffin Ranch April 17, 2007 Page 2 6. Page 36, Amendments to the Specific Plan, last paragraph on page 36 referencing deviations shall be rewritten to the following: "The Director of Community Development shall have the authority to determine substantial conformance with the provisions of the Specific Plan when the changes are less tharr 10%; the Planning Commission shall review changes that vary between 10% and 15%; and the City Council shall review all changes greater than 15 %. " 7. Casitas shall be referenced within the Residential Development. Standards on Page 33 as having a 15 foot front setback. EXHIBITS 8. Within 30 days of City Council approval, applicant shall provide five copies of the Final Specific Plan document -to the Community Development Department. The Final Specific Pian shall include all project related final Conditions of Approval and correct any typographical errors, internal document inconsistencies, and/or minor amendments deemed necessary by City staff. In addition the following amendments shall be made and submitted for the review and approval of the Community Development Director: (a) Exhibit 10 on Page 26 shall be revised to add and identify street improvements for Avenue 54 and Monroe Street as part of Phase 4 Phasing. , (b) Exhibit 18 on Page 41 shall revise the Title from "Trails Exhibit" to "Equestrian Trails Exhibit." (c) The Monroe Street perimeter exhibits shall be revised in order to reflect the conditions of approval for Tentative Tract 34643, a multi-purpose trail with no sidewalk. APPENDIX ONE, TRAFFIC ANIS CIRCULATIN ELEMENT (d) In Appendix One, the first sentence of Program 2.8 of Page 3 shall be revised to read: "On Local streets, the minimum intersection spacing shall be 250 feet." ?c 1414 /6 / 7/,2 5- Resolution No. 2007-030 Conditions of Approval — FINAL Specific Pian 2004-074, Amendment No. 7 Trans West Housing ! Griffin Ranch April 17, 2007 Pape 3 (e) In Appendix One, Page 3, the last sentence for Traffic and Circulation Goals, Policies and Programs, shall revise "54th Avenue" to the correct name "Avenue 54." RESOLUTION NO. 2007-037 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA ' QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE TRACT 34642, DIVIDING ± 45.0 ACRES INTO 90 SINGLE- FAMILY LOTS FOR THE GRIFFIN RANCH DEVELOPMENT CASE NO. TENTATIVE TRACT MAP 34642 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of April, 2007, hold a duly -noticed Public Hearing, to consider a recommendation on Tentative Tract Map 34642, a request to subdivide ± 45.0 acres into 90 single-family residential lots, one ± 5.3 acre recreation lot, one well site, and other common lots, located generally on the south side of Avenue 54 and west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27th day of March, 2007, hold a duly -noticed Public Hearing to consider a recommendation on Tentative Tract Map 34642 and, after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2007-014, recommending to the City Council approval of said Tentative Tract 34642; and, WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2006-577, and has determined that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance; and, WHEREAS, at said public hearing; upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following findings to justify their recommendation for approval of Tentative Tract Map 34642: 1. The proposed Tentative Tract Map 34642 is consistent with the City's General Plan, as amended, with the implementation of Conditions of Approval to provide for adequate storm water drainage, street improvements and other infrastructure improvements. The project is consistent with the adopted Very Low Density Residential land use designation of up to two dwelling units per acre, as set forth in the General Plan as amended by General Plan Amendment 2004-103. Reschidon No. 2007-037 Tentndve Tract 34842 Transweat Housing, GrifHin Ranch Apel 17, 2007 Page 2 2. The design and improvements of the proposed Tentative Tract Map 34642 are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, and timing of their construction. 3. As conditioned, the design of Tentative Tract Map 34642 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 4. The design of Tentative Tract Map 34642 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2006-577, in which no significant health or safety impacts were identified for the proposed project. 5. The site for Tentative Tract 34642 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for.the subdivision. 6. The proposed design for Tentative Tract 34642 is consistent with the existing portions of the Griffin Ranch residential development and is consistent with existing rural and equestrian -oriented developments in the vicinity. Provisions have been made for procuring the necessary right-of-way and construction of off-site improvements associated with this parcel, as required under the La Quinta General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby require compliance with those mitigation measures specified by Environmental Assessment 2006-577, prepared for Tentative Tract Map 34642; 3. That it does hereby grant approval of Tentative Tract Map 34642, for the reasons set forth in this Resolution and subject to the Conditions of Approval, attached hereto as Exhibit A. Resotudon No. 2007-037 Tentative Tract 34642 Transwest Housing, GAffm Ranch Apt 17, 2007 Page 3 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 17th day of April, 2007, by the following vote to wit: AYES: Council Members Henderson, Kirk, Sniff, Mayor Adolph NOES: Council Member Osborne ABSENT: None ABSTAIN: None DON AD L H Mayor City of La Quinta, California ATTEST: (CITY SEAL) APPROVED AS TO FORM- MA'Af HE NE IENS0 ity Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2007-037 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 34642 TRANS WEST HOUSING / GRIFFIN RANCH APRIL 17, 2007 WiNgtlyt" 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the.applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §66410 through §66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Tentative 'Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC"), Conditions of Approval for Tentative Tract Map No. 32879, Site Development Permit 2005-853, Site Development Permit 2005-848, Site Development Permit 2006-876, and the Griffin Ranch Specific Plan 2004-074, Amendment #1. The City of La Quinta's Municipal Code and Engineering Handbook can be accessed on the City's Web Site at www.la-quinta.org. 4. This tentative tract map shall expire two years after City Council approval, unless recorded or granted a•time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Resolution No. 2007-037 Conditions of Approval - Fatal Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 2 Is Fire Marshal e Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) e Community Development Department (Mitigation Monitoring) Riverside County Environmental Health Department e Coachella Valley Unified School District (CVUSD) e Coachella Valley Water District (CVWD) e Imperial Irrigation District (IID) e California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit or revision to the existing Griffin Ranch permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34842 — Griffin Rench April 17, 2007 Pegs 3 A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or his/her designer can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Reaoludon No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Gruen Ranch April 17, 2007 Paye 4 6. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS & RIGHTS-OF-WAY 7. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access . easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 8. The applicant shall offer for dedication on the Final Map all public street rights- of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Monroe Street (Primary Arterial - Option A, 110' ROW) - The standard 55 feet from the centerline of Monroe Street for a total 110 -foot ultimate developed right of way except for an additional right of way dedication for a deceleration/right turn only lane at the proposed entry measured 63 feet west of- the centerline of Monroe Street. The required right of way shall be for a length of 248 feet plus storage length and a tapered transition length of 150 additional feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Resolution No. 2007-037 Conditions of Approval - Final tentative Tract 34642 — Griffin Ranch April 17. 2007 Page 6 2) Avenue 54 (Secondary Arterial with Class IIBike Lane, 96' ROW) — 48 feet from the centerline of Avenue 54 for a total 96 -foot ultimate developed right of way except for an additional right of way for a deceleration/right turn only lane on Avenue 54 at the Avenue 54 and Monroe Street intersection measured 60 feet south of the centerline of Avenue 54. The required right of way shall be for a length of 132 feet plus a storage length and -a tapered transition length of 120 additional feet to accommodate improvements conditioned under STREET AND, TRAFFIC IMPROVEMENTS. 10. The applicant shall retain for private use on the Final Map all private street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. The private street rights-of-way to be retained for private use required for this development include: B. PRIVATE STREETS 1) Firenze Gate -- Entry access road street width as shown on the tentative tract map unless additional width is required by the City Engineer as determined in plan check due to vehicular conflict movements with Lot 90 ingress and egress. 2) Damascus Way, Haflinger Way, Challedon Circle, Man -O -War Court, MacBeth Street (along Lot 85), and Ardennais Drive. - Private Residential Streets measured at gutter or curb. flow line to gutter or curb flow line shall have a minimum 36 -foot travel width for double loaded streets. 3) MacBeth Street (along Lots 79 through 83) - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 32 -foot travel width and on -street parking is prohibited on one side and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Engineering, Department prior to recordation. Resolution No. 2007-037 conditions of Approval - Final Tentative Tract 84642 - Griffin Ranch April 17, 2007 Page 6 4) Wedge, curbs approved by the City Engineer shall be used on all private streets. C. Knuckle 1) The knuckle shall conform to the shape shown on the tentative tract map except for minor revision as may be required by the City Engineer. 12, Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft, final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 13. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 14. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 15. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Monroe Street (Primary Arterial) — A minimum 20 -foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial) — A minimum 10 -foot -from the R/W-P/L. Resohaion No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Giffin Ranch April 17, 2007 Page 7 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 16. The applicant shall offer for dedication those, easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 17. Direct vehicular access to Monroe Street and Avenue 54 from lots with frontage along Monroe Street and Avenue 54 are restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 20. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LO,MC for public streets; and Section 13.24,080 (Street Design - Private Streets), where private streets are proposed. 21. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses): Resolution No. 2007-037 Conditions of Approval - Final Tentativs Tract 34642 - Griffin Ranch April 17, 2007 Pays B A. OFF-SITE STREETS 1) Monroe Street (Primary Arterial — Option A, 110' ROW): Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the Project's Entry on Monroe Street. The west curb face shall be located fifty-one feet (51') west of the centerline and a length of 248 feet plus a storage length and a taper transition of an additional length of 150 feet. Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. C) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Tentative Tract Map. d) Establish a benchmark in the Monroe Street right of way and file a record of the benchmark with the County of Riverside. e) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be -approved by the City. A split rail fence shall be constructed on the street side of the trail in accordance with designs approved under Site Development Permit 2005-848. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34842 — Griffin Ranch April 17, 2007 Page 9 crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW): Widen the south side of the street along the southerly boundary of the Tentative Tract and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty six feet (381 south of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane on Avenue 54 at the Avenue 54 and Monroe Street intersection. The south curb face shall be located forty eight (48') south of the centerline a length of 132 feet plus storage length and a tapered transition length of an additional 120 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) A 10 -foot wide Multi -Purpose Trail along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City and shall be constructed in accordance with designs approved under Site Development Permit 2005-848. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Trail design shall accommodate future connections on the adjacent private estate and include warning signs to indicate "NOT A THROUGH TRAIL" and bollards, designed to the approval of the Community Development Department. The on-site sidewalk including curb ramp and multi-purpose trail Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 10 alignments shall be separated when possible. Should at any point in time the adjacent private estate be redeveloped with a multi-purpose trail, on-site warning signs and bollards shall be removed by the applicant. d) A 6 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that touches the back of curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 3) When warrants are met inclusive of traffic signal warrants per the California MUTCD and particularly, Warrant 6, Coordinated Signal System, the applicant is responsible for 25% of the cost to design and install the traffic signal at the Monroe Street/Avenue 54 intersection. Applicant shall enter into a SIA to past security for 25 % of the cost to design and install the traffic signal prior to issuance of an on-site grading permit. 4) When warrants are met inclusive of traffic signal warrants per the California MUTCD and particularly, Warrant 6, Coordinated Signal System, the applicant is responsible for 100% of the cost, to design and install the traffic signal at the Firenze Gate/Monroe Street intersection. Applicant shall enter into'a SIA to post security for 100% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit. The applicant is responsible for 50 % of the cost to design and install the traffic signal if complementing cost share from a development on other side of street is available at time signal is Resolution No. 2007.037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 11 required, Applicant shall enter into a SIA to post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall.be responsible for 50% of the cost as previously stated. The applicant is not entitled for any DIF reimbursement for the traffic signal at the Firenze Gate entrance and Monroe Street. 5) Associated with the design and installation of traffic signals mentioned in Items 3 and 4 above, the applicant is responsible for the cost to design and interconnection improvements on Monroe Street from the Avenue 54 intersection to the Primary Entry and up to the southerly tentative tract boundary. The interconnection improvements shall be at a minimum to include conduit(s), wiring, and pull boxes necessary for the interconnection along Monroe Street from Avenue 54 to the southerly end of the tentative tract. The applicant is not entitled for any DIF reimbursement for the interconnection improvements conditioned in item 5 unless future reimbursements are made available per the QIF Study in effect at the time of construction. The aforementioned requirement for traffic signals (Item 3 and 4) shall sunset after 5 years from the date of recordation of the final' map, unless an extension is mutually agreed upon by both the City and the developer. Rosofution No. 2007-037 Canditions of Approval - Final Twftdvo Tract 34842 — Uffin Ranch April 17, 2007 Pago 12 B. PRIVATE STREETS 1) Construct full 36 -foot wide travel width measured gutter flow line to gutter flow line within a .41 -foot right-of-way where the residential streets are double loaded. 2) Construct a 32 -foot wide measured gutter flow line to gutter flow line where on -street parking is permitted on one side and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. Additionally, as the street layout proposed creates inherent problems with vehicular conflict, the applicant shall submit driveway locations for approval by the City Engineer. D. KNUCKLE 1 ) Construct the knuckle to conform to the lay -out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. E. ON-SITE MULTI-PURPOSE TRAILS. The on-site sidewalk including curb ramp and multi-purpose trail alignments shall be separated when possible. The design of multi-purpose trails including finished surface, geometry, curb transitions, slopes, sight distances,' signing, and location shall be approved by the Public Works Department and the Community Development Department on the final landscaping plan submittal and shall be in accord with the designs approved under Site Development Permits 2005-848 and 2006-876. The applicant shall submit engineered drawings of multi-purpose trails for each phase with the on-site street improvement plans. A solid concrete, "Trex" brand, or similar type of inflexible edging material shall he installed along the edges of perimeter equestrian and multi-purpose trails. Should the "Trex" brand or similar type of inflexible edging material be installed, and the City Engineer determines the material to be incompatible or performs unsuccessfully, the applicant shall be responsible for replacement of the aforementioned edging material with a 4 inch concrete mow strip. The applicant shall post bonds for -the 4 inch concrete mow strip improvements. Said Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Paye 13 requirement shall sunset five years after recordation of the final map unless otherwise agreed upon by both -the developer and the City Engineer. Improvements including multi-purpose trail street intersections shall include appurtenances such as traffic control signs, markings and other devices, and raised medians if required. 22. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 23. Entries having access to public streets shall be designed so that pavers 'ire not constructed within the revised street right-of-way unless otherwise approved by the Public Works Department and constructed as per City standards. Said street right-of-way requirements are per conditions of approval for this tentative tract map to include curb cuts and deceleration lane requirements at the Firenze Gate entry and as approved by the City Engineer. 24. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). , Minimum structural sections shall,be as follows: Resolution No. 2007-037 Conditions of Approval - Final Tentadve Tract 34842 — Griffin Ranch April 17, 2007 Page 14 Residential Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6,0" c.a.b. or the approved equivalents of alternate materials. 25. The applicant shall submit current mix designs (fess than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 26. General access points and turning movements of traffic are limited to the following: Monroe Street Primary Entry (Firenze Gate at Monroe Street): Full turn movements in and out are allowed. 27. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. FINAL MAPS 29. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be of a 9 40' scale or as approved by the City Engineer. Resohrtlon No. 2007-037 Condtdons of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 15 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 30. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 31. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM'10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be processed concurrently. D. Storm Drain Plans 1 " = 40' Horizontal E. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement pians shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. Resolution No. 2007-037 Cond1dons of Approval - Final Tentative Tract 34642 - Griffin Ranch Aprl 17, 2007 Page 1 a G. On -Site Street Improvement/ Signing & Striping Plan I" = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations • shown. All footings shall . have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. 32. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 33. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 17 At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall submit mylars in order to reflect the as -built conditions. IMPROVEMENT SECURITY AGREEMENTS 34. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City; 35. Any Subdivision improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 36. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. Resohnton No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Pape 18 37. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Monroe Street and Avenue 54 improvements shall be completed and accepted by the City of La Quinta prior to the issuance of the 45th "production home" Building Permit for the project. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 38. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution; or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 19 Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 39. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 40. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A hest Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge;permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and -in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Resolution No. 2007-037 Conditions of Approval - Final, Tentative Tract 34642 — Griffin Ranch April 17, 2007 Page 20 42. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open.graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 43. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of l-QMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (61 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 0.5") in the first eighteen inches 0 8") behind the curb. 44. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 45. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments unless otherwise approved by the City Engineer. 46. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety- concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 47. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34842 - Griffin Ranch April 17, 2007 Page 21 48. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list ,the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 49. The footings of perimeter walls along abutting properties shall be designed to be within the Tentative Tract Map property and not encroach into the abutting properties. iT:7_\IkiFIX44 50. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 51.. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin'No. 06-16 — Hydrology 'Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 52. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 53. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the Ibcal water utility authority as a requirement for development of this property. - Resolution No. 2007-037 conditions of Approved - Final T•ntadve Tract 34642 — Griffin Ranch April 17, 2007 Page 22 54. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 55. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 56. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 57. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 58. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 60. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 61. The applicant shall obtain the approval of the City Engineer forthe 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. Resoiudon No. 2007.037 conditions of Approval . Final Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 23 All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 63. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. . CONSTRUCTION 64. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 66. The applicant shall provide landscaping in the required setbacks, retention . basins, common lots and park areas. 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 68. The applicant shall submit "Lot B" and Firenze Gate final landscape plans for approval by the Community Development Department. When plan checking has been completed by the Community Development Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Community Development Director, however landscape plans for landscaped median on public streets shall be approved by the both the Community Development Director and the City Resolution No. 2007-037 conditions of Approval - Proal Tentative Treat 34642 - Griffin Ranch April 17, 2007 Page 24 Engineer unless specifically conditioned under separate Site Development Permit for approval by the Architecture and Landscaping Review Committee. Final landscaping plans shall be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code and AASHTO site distance guidelines. 69. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 70. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets," 5' Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 71. All landscaping, walls, fences, trail details, and gates shall conform to those designs approved under Site Development Permit 2006-853, Site Development Permit 2005-876, Site Development Permit 2006-872, and Specific Plan 2004- 074. QUALITY ASSURANCE 72. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 73. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 74. The applicant shall arrange for, and bear the cost of, all measurements, sampling and. testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 75. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor Resolution No. 2007-037 Conditions of Approval - Final Tentative Tract 34842 — Griffin Ranch April 17, 2007 Page 25 certifying to the accuracy and completeness of the drawings. The applicant shall have all mylars previously submitted to the City, revised to reflect the as - built conditions. MAINTENANCE 76. The applicant shall comply with the provisions of Section 13.24,160 (Maintenance), LQMC. 77. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 78: The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 79. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 80. The developer shall pay school mitigation fees based on their requirements. Fees shall be paid prior to building permit issuance by the City. 81. Tentative Tract 34642 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as the "Quimby Fee") shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. Resolution No. 2007-037 Conditions of Approval - Find Tentative Tract 34642 - Griffin Ranch April 17, 2007 Page 26 FIRE MARSHAL 82. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 - hour duration at 20 PSI. Off-site hydrants are required at any entry and every 660 feet around the perimeter of the project. 83. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 84. If required, sprinkler plans shall be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 85. Any turn or cul-de-sac requires a minimum 38 -foot outside turning radius. 86. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor of the buildings, as measured by outside path of travel. 87. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height, unless otherwise approved by the Fire Department. 88. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a,38 -foot turning radius shall be used. 89. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX) unless otherwise approved by the Fire Department. Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 90. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. Resolution No. 2007.037 Condidone of Approval - Final Tentative Tract 34842 - Griffin Rench April 17, 2007 Pape 27 91. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. COMMUNITY DEVELOPMENT 92. All mitigation measures included in Environmental Assessment 2006-577 are hereby included in this approval. 93. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 94. A permit from the Community Development Department is required for any temporary or permanent tract signs. Up -lighted tract identification signs are allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance. 95. The Community Development Director shall cause to be filed with the County Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once reviewed and approved by the City Council. The appropriate filing fee shall be paid by the developer within 24 hours of Council approval of the Tentative Tract Map. 96. A master Minor Use Permit for all casitas shall be secured in conjunction with the recordation of the Final Map, unless special arrangements are otherwise approved by the Community Development Department. A covenant and provision in the CC&R's shall be recorded informing all property owners of the Minor Use Permit and its conditions of approval. 97. The site shall be monitored during on- and off-site trenching and rough grading by qualified archaeological monitors and a Native American monitor shall be present during all ground -breaking activities. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment to allow for City notification and analysis. If prehistoric or historic resources are discovered during monitoring or the subsequent construction phase, the Community Development Department shall be notified immediately. Resolu$on No. 2007-037 Conditions of Approval - Final Tenfadre Tract 34842 — Griffin Rench April 17, 2007 Page 28 98. On- and off-site monitoring of earth -moving and grading in areas identified as likely to contain paleontological resources shall be conducted by a qualified paleontological monitor. The monitor shall be equipped to salvage fossils as they are unearthed and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates, including a program of screen washing for micro invertebrate fossils. The monitor shall be empowered to temporarily halt or divert equipment to allow, removal of abundant or large specimens. Proof that a monitor has been retained shall be given' to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. 99. The final report on all required monitoring shall be submitted to the Community Development Department prior to issuance of any Certificate of Occupancy for residences within this phase of the project. 100. Collected archaeological and paleontological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -flee, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, photographs, primary research data, and the original graphics. 101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be permitted. Details of all perimeter landscape lighting fixtures and a photometric plan for the Firenze Gate entry shall be submitted to the Community Development Department with the final landscaping plans to ensure conformance with the Outdoor Lighting Ordinance. 102. Prototypical residential units constructed within Tentative Tract 34642 shall conform to those approved under Site Development Permit 2006-853. 103. The applicant shall be responsible for the daily removal of all nuisance manure from the on-site equestrian trails and the Avenue 54 perimeter. 104. Prior to final map approval, the developer shall submit to the Community Development Department for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. if Community Development Director determines City Attorney review is necessary, a deposit will be required for reimbursement of City Attorney review fees. Resok#Jon No. 2007-031 Conditions of Approval - Final Tentative Tract 34842 - Griffin Ranch April 17, 2007 Page 29 105. It shall be the developer's responsibility to coordinate with other developers in the area to acquire a power substation site for the Imperial Irrigation District. Expenses for the substation shall be the responsibility of those developers involved with the coordination and acquisition. 106. All applicable conditions or provisions of Specific Plan SP 04-074 Amendment #1 shall be in force and effect for Tentative Tract Map 34642. r 1 LJ RESOLUTION NO. 2005-006 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE TRACT 32879, DIVIDING ±199.0 ACRES INTO 303 SINGLE-FAMILY LOTS CASE NO. TENTATIVE TRACT MAP 32879 APPLICANT: TRANSWEST HOUSING WHEREAS, the City Council of the City of La Quinta, California, -did, on the 4th day of January, 2005, hold a duly -noticed Public Hearing, continued from the 7th day of December and 21' day of December, 2004, to consider a request by Transwest Housing for approval to subdivide t 199.0 acres into 303 single-family residential lots, one t 11 acre recreation lot, three well sites and other common lots, located generally on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M -- RIVERSIDE COUNTY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued from 9th day of November and 23`d day of November, 2004, to consider a recommendation on Tent6tive Tract Map 32879; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004, adopt Planning Commission Resolution 2004-101, recommending to the City Council approval of said Tentative Tract 32879; and, WHEREAS, said Tentative Tract Map application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970 as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-526), and determined that while the proposed project may have a significant impact on the environment, mitigation measures have been imposed on the project that will reduce impacts to less than significant levels, therefore, a Mitigated Negative Declaration of Environmental Impact is recommended for adoption; and, WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to grant approval of said Tentative Tract Map 32879: 1 Resolution No. 2005-006 Tentative Tract 32879 — Transwest Housing Adopted: January 4, 2005 Page 2 1. The proposed Tentative Tract Map 32879 is consistent with the City's General Plan, as amended, with the implementation of Conditions of Approval to provide for adequate storm water drainage, street improvements and other infrastructure improvements. The project is consistent with the adopted Very Low Density Residential land use designation of up to two dwelling units per acre, as set forth in the General Plan as amended by General Plan Amendment 2004-103. 2. The design and improvements of the proposed Tentative Tract Map 32879 are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, and timing of their construction. 3. As conditioned, the design of Tentative Tract Map 32879 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 4. The design of Tentative Tract Map 32879 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2004-526, in which no significant health or safety impacts were identified for the proposed project. 5. The site for Tentative Tract 32879 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for the subdivision. 6. The proposed site for Tentative Tract 32879 is surrounded by unimproved land which is not under control of the applicant, and is not proposed for development at this time. Provisions have been made for procuring the necessary right-of-way and construction of off-site improvements associated with this parcel, as required under the La Quinta General Plan NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2 Resolution No. 2005-006 Tentative Tract 32879 — Transwest Housing Adopted: January 4, 2005 Page._; fir. p`kiLi • r� 2. That it . does hereby require compliance with those mitigation measures required for Tentative Tract Map 32879; 3. That it does hereby grant approval of Tentative Tract Map 32879, for the reasons set forth in this Resolution and subject to the Conditions of Approval, attached hereto as Exhibit A. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 4t' day of January, 2005, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOL H, yor City of La Quinta, California ATTEST: (;�M. - - JALW. GREEK, C C, CI erk City of La Quinta, California (CITY SEAL) 3 Resolution No. 2005-006 Tentative Tract 32879 - Transwest Housing Adopted. January 4, 2005 Page Y APPROVED AS TO FORM: f I M.YKTHERINE JENSON, Cit At rney City of La Quinta, California CITY COUNCIL RESOLUTION 2005-006 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 32879 GRIFFIN RANCH — TRANSWEST HOUSING JANUARY 4, 2005 GENERAL 1. The applicant agrees to defend, indemnify -and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal Public Works Department (Grading Permit, Improvement Permit) • Community Development Department Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 2 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less'than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or his/her designer can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through . and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6 Resokidon No. 2005-006 Conditions of Approval - FINAL Tsntadvo Tract 32879 - Transwsst Housing January 4. 2005 Page 3 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of W�- essential improvements. 6. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial per GPA 2004-103, 110' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110 -foot ultimate developed right of way except an additional right of way dedication ,at the Madison Street and Avenue 54 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300 -foot long dual left turn lane for northbound Madison Street to westbound Avenue 54 and a 150 - foot deceleration/right turn only lane plus variable width taper length to accommodate improvements conditioned under STREET .— AND TRAFFIC IMPROVEMENTS. Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 4 Also, additional right of way on Madison Street for a deceleration/right turn only lane at the proposed primary entry measured 62 feet east of the centerline of Madison Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 54 (Secondary Arterial, 88' ROW) — 44 feet from the centerline of Avenue 54 for a total 88 -foot ultimate developed right of way except for an additional right of way dedication at the secondary entry intersection of 56 feet from the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As -a minimum, the required right of way shall be for a length,of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 8. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the. City's General Plan, Municipal Code, applicable specific plans, and/or as rquired by the City Engineer. 9. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS - The applicant shall comply with the following conditions pertaining to the on-site private interior street system as approved under Tentative Tract 32879. However, the applicant shall have the option to design certain private streets in the project to 28 feet of AC pavement width for flush -curb streets, as illustrated by Sections E- E and F -F of the Tentative Tract Map, provided parking is adequately restricted and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. 8 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32679 — Transweat Houslnp January 4, 2005 Paps 5 1) Street "A" (except for Access Drive), Streets "B" thru "J", "M" thru "Z", and "AA" thru "CC". - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36 - foot travel width for double loaded streets. 2) Streets "K", "L", "DD" and "EE" - Private Residential Streets shall have a 28 -foot travel width if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and. approved by the Engineering Department prior to recordation. 3) Wedge curbs approved by the City Engineer shall be used on all private streets, unless an alternative drainage design concept is approved. B. CUL DE SACS 1) The cul de sac design shall have a minimum 38 -foot curb radius at the bulb or larger. C. KNUCKLE 1) The knuckle shall conform to the shape shown on the specific plan except for minor revision as may be required by the City Engineer. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering 9 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 6 studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Specific Plan are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street (Major Arterial) - A minimum 20 -foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial) - A minimum 10 -foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but riot limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 16. Direct vehicular access to Madison Street and Avenue 54 from lots with frontage along Madison Street and Avenue 54 are restricted, except for those access points identified on the specific plan, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 10 Rasokrtion No. 2005-006 r, Conditions of Approval - FINAL Tentmdva Tract 32879 - Transwsst Housing January 4, 2005 Page 7 17. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 18. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD r-- program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional title$ such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 20. , Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 21. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. 11 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4. 2005 Page 8 A. On -Site Rough Grading Plan B. PM 10 Plan C. SWPPP Note: A through C shall be processed concurrently. 1 " ' = 40' Horizontal 1 " = 40' Horizontal 1 " = 40' Horizontal D. Storm Drain Plans 1 " = 40' Horizontal E. Off -Site Street Plan 1 " = 40' Horizontal 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvement/ Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized- by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan' clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. 12 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwsst Housing January 4, 2005 Papa 9 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All'footings shall have a minimum of 1 - foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. 23. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be .saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to. the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 24. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 25. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 13 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4. 2005 Page 10 26. Improvements to be made, or agreed 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. 27. Depending on the timing of the development of this Specific Plan, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this specific plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. 14 Rssokidon No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwsst Housing January 4, 2005 Papa 11 Off -Site Improvements should be completed on a first priority basis. Particularly, Madison Street Improvements shall be commenced prior to the issuance of the 25th "production homes" Building Permit of the applicant for the project. Avenue 54 off-site improvements shall be commenced by the issuance of the 50t' Building Permit or May 31, 2006, whichever occurs later. Once street improvements are commenced, they shall be diligently pursued to completion. The applicant shall have all off-site improvements completed and accepted by the City of La Quinta prior to 20% occupancy of the Tentative Tract. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 28. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 15 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 12 30. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 31. On-site grading shall be limited to a maximum of 13 acres on any work day, to the fullest reasonable extent. 32. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6. 16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. , The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 33. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for F[I RswNrtion No. 2005-006 r Conditions of Approval - FINAL Tontstiva Tract 32879 — Transwsst Housing January 4, 2005 Paye 13 the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed .2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (61 of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 35. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 37. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 40. The footings of perimeter walls along abutting properties shall be designed to be within the Specific Plan property and not encroach into the abutting properties. 17 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 14 DRAINAGE 41. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 42. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain nuisance water surges from the following: landscape area, residential unit, and off-site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by a separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. , 43. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 44. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. Individual lot retention requires greater that 43,560 square feet of area. 45. Individual lot basins for lots 43,560 s.f. in size or larger shall be approved by the City Engineer. If individual lot retention is approved, .the applicant shall meet all individual lot retention provisions of Chapter 13.24, LQMC. 18 ResohMon No. 20054)06 Conditions of Approvel - FINAL Tentative Tract 32879 - Trenswest Housing January 4, 2005 Page 15 Additionally, the applicant shall apprise prospective owners of said lots of the perpetual maintenance of the retention basin either by the individual property owner or the HOA. An easement for the individual lot retention basin shall be shown on the individual lot title documents. 46. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 47. The design of the development shall. not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. The development shall.be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 49. Storm drainage historically received from adjoining property shall be' received and retained or passed through into the historic downstream drainage relief route. 50. Segmented keystone retention basin walls shown as Section 1-1 are not approved. The applicant shall redesign retention basin Lot "E" where the wall will be beneath the water surface during storms to a single reinforced concrete retaining wall with decorative face or other design approved by the City Engineer or comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. UTILITIES 51. The applicant shall comply with the provisions of.Section 13.24.110 (Utilities), LQMC. 52. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 53. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall -be installed underground. 19 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 16 All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 54. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 55. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 56. The applicant shall construct the following street improvements to conform with the General Plan. Off-site street improvements shall be completed before 20% occupancy of the development. A. OFF-SITE STREETS 1) Madison Street (Primary Arterial per GPA 2004-103, 110' ROW): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan Amendment 2004-103 and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county - road design standard to La Quinta's urban arterial design standard. The east curb face shall be located forty three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: 20 Resokrdon No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 17 a) A dual left turn lane and a deceleration/right turn only lane at the Madison Street and Avenue 54 intersection. The east curb face shall be located sixty-four feet (64') east of the centerline for a length of 300 feet plus variable width taper length as required by the City Engineer. b) A deceleration/right turn only lane at the Project's Primary Entry on Madison Street. The east curb face shall be located fifty feet (501 east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional length of 50 feet. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Specific Plan. e) Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. f) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk -in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 21 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 18 2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 88' ROW): Widen the south side of the street from Madison Street to the east boundary lot of the Tentative Tract and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty six feet (361 south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout .(as required by the Coachella Valley. Unified School District.) The bus turnout shall be located at the .west project area, and to be determined in the street improvement plan process. b) Deceleration/right turn only lanes at both of the Project's Secondary Entries on Avenue 54 if required pursuant to Engineering Bulletin #03-08. The south curb face shall be located forty eight (48') south of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) The applicant shall remove all existing trees adjacent to:the Avenue 54 boundary of the Tentative Tract Map. The tree root systems shall be removed to three (3) feet below finish grade and as approved by the City .Engineer. Tree removal between the west and east sections of the Tentative Tract Map shall occur at the time the subject improvements are installed, and shall be commenced by the issuance of the 50t' Building Permit or May 31, 2006, whichever occurs later. 22 Resolution No. 2005-008 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 page 19 The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 3) The applicant shall install the traffic signal at the intersection of Madison Street and Avenue 54 when warrants are met. Applicant is responsible for design and installation of the traffic signal. However, the applicant is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Applicant shall bond for the traffic signal DIF reimbursement amount adjusted for design and installation prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. B. PRIVATE STREETS - The applicant shall comply with the following conditions pertaining to the on-site private interior street system as approved under Tentative Tract 32879. However, the applicant shall have the option to design certain private streets in the project to 28 feet of AC pavement width for flush -curb streets, as illustrated by Sections E- E and F -F of the Tentative Tract Map, provided parking is adequately restricted and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. 1) Construct full 36 -foot wide travel width measured gutter flow line to gutter flow line within a 41 -foot right-of-way where the residential streets are double loaded. The 36 -foot wide street shall be measured gutter flow line to gutter flow line. The street width may be reduced to 28 feet between the flowlines where on -street parking is prohibited on both sides and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. 2) Roundabout designs shall provide adequate intersection sight distances and signage for each approach leg. Additionally, roundabout shall be designed by a design professional with demonstrated experience.with roundabout design and as approved by the City Engineer and the Fire Department. 23 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwsst Housing January 4, 2005 Page 20 3) The location of driveways of corner lots shall not be located within the curb return and away'from the intersection when possible. 4) Private streets shall be redesigned to utilize wedge curb designs approved by the City Engineer for proper handling of Stormwater from lot frontages unless an alternative drainage design concept is approved by the City Engineer. The design of street "EE" at Lots 1 and 20 shall be approved by the Fire Department or redesigned to accommodate emergency vehicle turnaround. C. PRIVATE CUL DE SACS 1) Private Cul-de-sacs shall be constructed with a 38 -foot curb radius or greater, measured gutter flow -line to gutter flow -line. D. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the specific plan, except for minor revisions as may be required by the City Engineer. E. ON-SITE MULTI-PURPOSE TRAILS. The applicant shall submit a Site Development Plan showing the proposed sidewalk and multi-purpose trail system within the development. The on-site sidewalk including curb ramp and multi-purpose trail alignments shall be separated when possible. The design of multi-purpose trails including finished surface, geometry, curb transitions, slopes, sight distances, signing, and location shall be approved by the Engineering Department on the Site Development Plan submittal. The applicant shall submit engineered drawings of multi- purpose trails for each phase with the on-site street improvement plans. Improvements including multi-purpose trail street intersections shall include appurtenances such as traffic control signs, markings and other devices, and raised medians if required. 57. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. 24 Resolution No. 2005-006 �— Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 21 Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 58. The applicant shall design street pavement sections using CalTrans' design r procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents_ of alternate materials. 59. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 60. General access points and turning movements of traffic are limited to the following: A. Madison Street Primary Entry (Madison Street): Full turn movements in and out are allowed. 25 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 22 B. Avenue 54 West Secondary Entry (Avenue 54, 850' east of Madison Street): Full turn movements in and out are allowed. East Secondary Entry (Avenue 54, 3075' east of Madison Street): Full turn movements in and out are allowed. 61. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 62. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 26 Resolution No. 20054)08 Conditions of Approval - FINAL Tentative Tract 32879 - Transwest Housing January 4, 2005 Page 23 The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of Coachella Valley Water District (CVWD) and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. Prior to CVWD review, the applicant shall provide calculations that meet the requirements of Chapter 8.13 of the Municipal Code - Water Efficient Landscaping. An overall preliminary landscaping shall be prepared for all common area landscaping and parkways, pursuant to the requirements of the recently adopted Water Efficient Landscaping Ordinance, to include a preliminary estimate of water use for the entire site. This plan shall be reviewed by the ALRC and accepted by Planning Commission prior to final construction plans being accepted for sign -off. r-- NOTE: Plans are not approved for construction until signed by the City Engineer. 67. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 68. The applicant shall provide public transit improvements as may be required by SunLine Transit Agency and approved by the City Engineer. The applicant shall coordinate with Sunline Transit and Coachella Valley Unified School District to determine any requirement for a bus turnout on Avenue 54. FIRE MARSHAL 69. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 - hour duration at 20 PSI. Off-site hydrants are required at any entry and every 660 feet around the perimeter of the project. 70. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 27 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 24 71. Any turn or cul-de-sac requires a minimum 38 -foot outside turning radius. 72. Flag lots such as Lot 230 will not be permitted for safety reasons. 73. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor of the buildings, as measured by outside path of travel. 74. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height. 75. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. 76. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 78. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs QUALITY ASSURANCE 79. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 28 Resolution No. 2005-006 r_ Conditions of Approval - FINAL Terve Tract 32879 — Trenswest Housing January 4, 2005 Pape 25 80. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 81. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 82. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 83. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 84. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 85. The applicant shall comply with the provisions of. Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 86. Permits issued under this approval shall be subject to the provisions of the r-- Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 29 Resolution No. 2005-006 Conditions of Approval - FINAL Tentative Tract 32879 — Transwest Housing January 4, 2005 Page 26 87. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. COMMUNITY DEVELOPMENT 88. Revisions to the tentative map during plan check including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar minor changes which do not alter the design (layout, street pattern, etc.) may be administratively approved through the plan check process, with the mutual consent and approval of the Community Development and Public Works Directors. This shall include increases or decreases in number of lots meeting the general criteria above, but involving a change of no more than 5% of the total lot count of the Tentative Map as approved. Any revisions that would exceed the General Plan density standards, based on net area calculations, must be processed as an amended map, as set forth in Title 13, LQMC. 89. Architecture and site plan provisions for all proposed uses, including typical building design for the residential unit buildings, shall be subject to review by the City under the Site Development Permit process. Building heights for the residential unit buildings shall be limited as specified in Condition 98. Height limits for other ancillary use structures shall be as set forth in the Griffin Ranch Specific Plan document, or as may be specified during site development review for each particular use. 90. Local tribes shall be contacted in writing for comments prior to issuance of the first grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within one month prior to issuance of any grading permit. One Native American monitor shall be required should the tribes request it. 91. The site shall be monitored during on and off-site trenching and rough grading by qualified archaeological and paleontological monitors. Proof of retention of monitors shall be submitted to the City prior to issuance of the first earth- moving or clearing permit. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first production home permit for the project. 30 Resolution No. 2005-006 conditions of Approval - FINAL Tentative Treat 32879 — Transwest Housing January 4, 2005 page 27 92. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. 93. Results of the final artifact analysis and site interpretation shall be submitted to the Community Development Department for review by the Historic Preservation Commission prior to issuance of the first grading, clearing or grubbing permit. 94. A paleontologic resource survey shall be conducted on the project site prior to the initiation of any ground disturbance. The study shall be conducted in conformance with the City's standards for such a study, and shall be submitted for review and approval. r— 95. The developer shall incorporate the recommendations contained in the acoustical analysis prepared for the Griffin ranch Specific Plan, cited as "Griffin Ranch Specific Plan and Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004. 96. A final noise analysis shall be completed, prior to issuance of any building permits, when final lot layout and pad elevations have been completed to assure that the wall requirements are sufficient to meet the City's standards. 97. Parkland dedication fees shall be determined as set forth in Chapter 13.48 (Park Dedications) of the La Quinta Municipal Code. The required fee shall be paid prior to City Council approval of any final map for Tentative Tract 32879. 98. Building heights shall be limited as set forth in the Griffin Ranch Specific Plan. The La Quinta Zoning Code shall take precedence where said Specific Plan is silent. 99. The Applicant shall cause the Grant of Right of Way and the Right of Way Agreement, in a form approved by the City Manager and the City Attorney, to be fully executed and notarized by the Mery Griffin Living Trust and to be delivered to the City of La Quinta City Clerk by 5:00 p.m. on January 24, 2005. Failure to comply with this deadline shall be a basis for rescission of the approval of Tentative Tract Map 32879. 31