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SP 2004-074 Griffin Ranch (2004)GRIFFIN RANCH City of La Quinta � k- I WA- S I+PPJ-ov4 &v c4-1-7- Zoo 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 Table of Contents I, INTRODUCTION Purpose......................................................................................1 Executive Summary ................................................................. 3 TheProcess...............................................................................5 Relationship to Other Agencies.................................................6 IL SPECIFIC PLAN Project Description ............. ....................................................... 16 Art in Public Places..................................................................17 PhasingPlan............................................................................17 Hydrology and Flood Control....................................................18 GradingConcept..........................,,,.............,............................18 Erosion Control............................................,.......................,....19 SWPPP/NPDES/PM 10.................................................,..........20 Utilities.............................................................. ...................... - 20 III. LAND USE PLAN LandUse...........................................................................,.......28 Development Standards...........................................................28 Additional Development Standards..........................................30 Alterations to the Specific Plan......:.........................,.................32 IV, CIRCULATION Vehicular.. ...... ........................................................................33 Pedestrian/Equestrian..............................................................34 V. DESIGN GUIDELINES Landscape Concepts................................................................39 Landscape Maintenance ..................... ..................................... 41 General Architectural Theme .................................................. -41 October 7, 2004 LIST OF EXHIBITS Exhibit1 Vicinity Map.............................................................................7 Exhibit 2 Aerial Photograph................................................................... 8 Exhibit 3 USGS Map................................................................................ 9 Exhibit 4 Proposed Land Use Plan......................................................10 Exhibit 5 Existing Zoning Map...............................................................11 Exhibit 6 General Plan Map.................................................................12 Exhibit 7 Site Photos I..........................................................................13 Exhibit 7a Site Photos II.......................................................................... 14 Exhibit 8 Tentative Tract /Site Plan......................................................15 Exhibit 9 Proposed Phasing Plan ......................................................... 23 Exhibit10 FEMA Map............................................................................. 24 Exhibit 11 Existing Utilities Plan.............................................................25 Exhibit 12 Preliminary Water Service Plan ............................................. 26 Exhibit 13 Preliminary Sewer Service Plan ............................................ 27 Exhibit 14 Street Cross Sections............................................................ 35 Exhibit 15 Circulation Exhibit.................................................................. 36 Exhibit 16 Spine Road Plan................................................................... 37 Exhibit 17 Rural Road Plan.................................................................... 38 Exhibit 18 54th Avenue Landscape Plan ................................................ 45 Exhibit 19 Madison Street Landscape Plan ......................................:..... 46 Exhibit 20 Clubhouse/Equestrian Plan ................................................... 47 Exhibit 21 Spine Road Front Yard Typical ............................................. 48 Exhibit 22 12K Lots Front Yard Typical ................................................... 49 Exhibit 23 15K Lots Front Yard Typical........... ....................................... 50 Exhibit 24 20K Lots Front Yard Typical......... ......................................... 51 Exhibit 25 Main Entry Plan..................................................................... 52 Exhibit 26 Guard House Elevation......................................................... 53 Exhibit 27 Main Gate Elevation.............................................................. 54 Exhibit 28 Secondary Entry Plan View. .................................................. 55 Exhibit 29 Perimeter Wall and Fence Plan ............................................. 56 Exhibit 30 Clubhouse Architecture......................................................... 57 Exhibit 31 Architectural Elevation - Monterey ......................................... 58 Exhibit 32 Architectural Elevation — Italian Farmhouse .......................... 59 Exhibit 33 Architectural Elevation — Contemporary Mexican..................60 Exhibit 34 Architectural Elevation — Spanish Colonial ............................ 61 Exhibit 35 Architectural Elevation - Andalusian ................:..................... 62 List of Tables Table 1 Master Plant Palette............................................................... 42 October 7, 2004 APPENDIX Appendix One — General Plan Policies Appendix Two - Definitions Appendix Three — Section 9.140.070 La Quinta Municipal Code Appendix Four — List of Adopting Ordinances/Resolutions SPECIAL REPORTS (Submitted under separate cover) Traffic Impact Analysis Historical/Archaeological Resources Survey Geotechnical Evaluation Biological Assessment Air Quality and Noise Impact Study October 7, 2004 Griffin Ranch Specific Plan City of La quinta SECTION 1 INTRODUCTION PURPOSE The purpose of this Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 199 +/- acre site located on the south side of Avenue 54 and east of Madison Street. (Exhibit 1 -Vicinity) The proposed project is single family subdivision. 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. 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. October 7, 2004 Page 1 of 61 Griffin Ranch Specific Plan Citv of Lar Quinta 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. The document also acts to 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. October 7, 2004 Page 2 of 61 Griffin Ranch Specific Plan City of La Quinta EXECUTIVE SUMMARY Griffin Ranch is a proposed single family subdivision located on approximately 199 +/- acres of property located on the south side of Avenue 54 and east of Madison Street within the City of La Quinta (Exhibit 2). The land use designation on the City's General Plan is LDR-Low Density Residential with up to 4 du/acre on the southwest corner of the site, and VLDR—Very Low Density Residential with up to 2 du/acre on the remainder of the site (Exhibit 6). The zoning is RL, Low Density Residential (2- 4du/ac) and RVL, Very Low Density (0-2du/ac) both designations have an Equestrian Overlay (Exhibit 5). This designation permits the development of single family homes on large lots. The site has approximately 2,600 feet of frontage on east the side Madison Street and 2,300 feet of frontage along the south side of 54th Avenue. Madison Street is designated as a Major Arterial (6D) and 54th Avenue as a Secondary Arterial (4U) according to the City's General Plan. Both 54th Avenue and Madison Street are designated as an Agrarian Image Corridors and require Class II Bike Trails (On pftP• ,60. Road Bicycle Lane) along Madison Street and Pedestrian/ Hiking Trails along 54th 001.1: 0Avenue and Madison Street. The surrounding properties are vacant with scattered 101-t. J 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 7 and 7a. The project is a single family subdivision with common recreational facilities (Exhibit 4). 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 size. 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 for residents and members with such amenities as pool, spa and tennis courts(See Exhibits 20 and 30). October 7, 2004 Page 3 of 61 Griffin Ranch Specific Plan City of La Quinta Landscaping and a meandering multi use trail will surround the project along its entire public street frontage. Exhibit 8 illustrates the Tentative Tract Map/Site Plan for the project. Three 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. The two secondary entrances located on 54th Avenue will be for residents utilizing card transponders. The project will contain private streets and an equestrian multi- purpose trail. October 7, 2004 Page 4 of 61 Griffin Ranch Specific Flan _... City of La Quinta 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 will require, in addition to a Specific Plan application, a General Plan Amendment to amend the circulation element for Madison Avenue to reduce the number of lanes from 6 lanes to 4 lanes. A Tentative Tract Map (Exhibit 8) application will be submitted to subdivide 199 +/- acres into 303 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 land use designation on the City's General flan is LDR - Low Density Residential up to 4 du/acres, and VLDR — Very Low Density Residential up to 2 du/acre. The zoning is RL - Low Density Residential (2-4du/acre) and RVL - Very Low Density Residential (0-2du/acre) both designations have an Equestrian Overlay. The proposed project density of 1.52 dwelling units/acre is below the maximum permitted of 2 dwelling units per acre (20% of the site is zoned for 4 dwelling units per acre). The 303 units proposed are below the combined overa�l allowable number of 468 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 Archaeological Report, Traffic Study, Geotechnical Investigation, Biological Assessment and Noise and Air Quality analysis of the site. A summary of each study's findings follows. October 7, 2004 Page 5 of 61 Griffin Ranch Specific Plan City of La Quinta 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. Endo Engineering prepared the Traffic Impact Study 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 project site contains the proper land use designation for the uses proposed. Exhibit 5 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Specific Plan to provide a detailed plan for modifications to the development standards. 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 Imperial Irrigation District (electrical power), Verizon for telephone service and Time Warner for cable TV service. October 7, 2004 Page 6 of 61 R w V) z 0 0-1w LL. w w 3 tTi w of V) z 0 0 Q HIGHWAY 111 z 0 Ln 0 Q w w V) z 0 z J 0 DR. CARREON AVENUE 48 Lu AVENUE 49 w Of V) I AVENUE 50 AVENUE 51 N Y Q�F � Z V)� AVENUE 52 AVENUE 53 L w c~n AVENUE 54 w SITE x o c~n 0 AIRPORT BLVD VICINITY MAP N.T.S. T AVENUE 55 N.T.S. -7- a ca S I �0z ZQ J < a I U +� Z C lL U a 0 N z Z � 0 qs' ` F a 4 �,� L` 1R�1/,4A3IlC9PiRiMr�CiYMID - 4 Olk 4p 7 6�hk'',- < . C� tu P� Pa7"f k AVENUE -J7 C, ILI" t c", It It I II 140 0 IL It AVENUE AVENUE = PROPOSED," 15 II 11 it ILI it Ir II -25 AVENUE 12 UE ---------- AVENUE 'o M i. LIT 22 23 11 ........... AVENUE 28 Al m 27u. E N T.S. 26 M/a wm- M/a M/at q 0 I 11" I ,� T � E 1-I="gNID 12,000 Si= R9SIDgNTIA L- t --OTS 0 15,000SI= F?9SID9nTIA;L- I–oTS [� 20,000S� Fz9Sl-O9NTIA;L- L-oTS 0 40,000GF: F?— SrD9NlTIA;L- L -CTS D PRoPoSPD wE�L-L- SITO FzE�TENTIOII opl=Nl SpA CE ��MMM.. O 17, I x w i� W cn U Z Z < J Qa c U 0 — JZE LO lL W 00 0 L RVL RL RESIDENTIAL * 1 Very Low Density Residential Ir RE, Low Density Residential LM , Cove Residential L Rht Medium Density Residential Medium High Density Residential High Density Residential i Low Density/Agricultural Lr wx•e, Equestrian Residential VILLAGE DISTRICT Village Commercial NONRESIDENTIAL DISTRICTS CR Regional Commercial CC Community Commercial CN Neighborhood Commercial TC Tourist Commercial Office Commercial 0 Major Community Facilities MCommercial Park SPECIAL PURPOSE DISTRICTS I PR Parks and Recreation Golf Course OS Open Space Floodplain OVERLAY DISTRICTS Hillside Conservation Overlay Nonresidential Overlay JEquestrian Overlay - Special Zoning Symbols RVL LD/AER PROPOSED Rr SITE RL IM RVL LO RL %JR-% N.T.S. -1i- €Iwfl X1:1 LDR O LDR _ InR G �_ � ►2C. C 'LDR IG LDR Lr)H G I Ln VL DR LriR M LDR DR ri G LDR LDR q TC a W G 13 P LDR LOR LAR I DR LDR VL R \ SITE c-, trap. G EC7t LD R G {' i� C'r LADR X IM w G f's G X X. MDR :1 X �."N.r L J m z x w t] o U z Q �ZJ (} < a C X ZLL E 0 ILW I C 4 r.i X w 0 ri 4 � z 1�1 � � M F W 0w a ■ .� W t CIO ab xo PV Roads Township/Range Sections Railroads City Limits Planning Area #1 w ww �wR Planning Area #2 0 4 • City Sphere of Influence Residential Land Uses VLDR Very Low Density up to 2 du/ac LDR Low Density up to d du/ac MDR Medium Density up to 8 du/ac _-. MHOR Medium -High Density up to 12 du/ac P ` HDR High Density r4 to 16 du/ac Hillside Overlay AgriculturelEquestrian Overlay Commercial Land Uses ® M/RC Mixed/Regional Commercial CC Community Commercial NC Neighborlwod Commercial CP Commercial Park O Office TC Tourist Commercial VC Village Commercial Other Land Uses --� IIndustrial MC Major Community Facilities P Park Facilities - -- — _. 05 Open Space G Goff Course Open Space W Watercourse/Food Control P Floating Park Designation €Iwfl X1:1 LDR O LDR _ InR G �_ � ►2C. C 'LDR IG LDR Lr)H G I Ln VL DR LriR M LDR DR ri G LDR LDR q TC a W G 13 P LDR LOR LAR I DR LDR VL R \ SITE c-, trap. G EC7t LD R G {' i� C'r LADR X IM w G f's G X X. MDR :1 X �."N.r L J m z x w t] o U z Q �ZJ (} < a C X ZLL E 0 ILW I C 4 r.i X w 0 ri 4 � z 1�1 � � M F W 0w a ■ .� W t CIO ab xo PV L �•-a.+.•a.-.:. �•Y __ v k,�_ PHOTO 1 - AVENUE 54 - SOUTHWEST .4 PHOTO 2 - AVENUE 54 -- SOUTHEAST PHOTO 3 - MADISON STREET - NORTHEAST N m x x w PHOTO 1 - AVENUE 54 - WEST �� 1 PHOTO 2 - AVENUE 54 - EAST 0' 800' 1600' SCALE 1 "=800' PHOTO 3 - MADISON STREET - SOUTH PHOTO 4 - MADISON STREET - NORTH N.T.S. -14- Qrmnw mnwrs a BECTNNJ 11-N GOLF OOIINe NAiAwua %LALL r eEOTION C-0 � • EECTRJN CEO BEGTIOH D-0 i+i� eECTION F F ury �� may, �. RECTION B� PPoVATE BTNEETB •rr.n `� `-��RY'TAii 81AQETL�"�' PPoVATE 9TNEETB '�� Pf✓1VATE BTHFEf v w.rar ' u� , x s 6.TN AVEMIE REVISIONS SEPTEMBER 2004 IN THE QTY OF LA CUINTA COUNTY OF RNEPIBImE, STATE OF CALIFORNIA TENTATIVE TRACT MAP NO. 32879 AND PRELIMINARY GRADING PLAN 61891, 11=1= 84 I11 M9 all t� :. 00.1Tg4rkPIDi - xon r�nlw-EF�9 UT L T � in-rr.lore B d1R1 � �pW 4>rMr � wY �NY'T.riR 6lrMCT VAl V.Mw?IO AA'ry aua! �i otiPrri9B AICA �M@iL..H QTQY xcaom ranuxv aaTlu. � m.i--4 "u°.a re:T.�T.�� ''vouir^ ro I .�a.F�+.,,.r.,..,w T.a.nnn s..:.,�:' sea.nn �rn...er.FA l.ea.e urw alrw A. I":.wr.a�i Iwx r.M rxr w a mnu Iaaeaa w�r+TcsrTrw. iAw. M MAMW,T EECIION H IEYA 101% WALIL!q-RF 1fQlL lffl Eir Lo n A m x x LU ,v n -rz". N.T.S. -15- Griffin Ranch S ecific Pian City of La uinta SECTION II SPECIFIC PLAN PROJECT DESCRIPTION The project site is a total of 199 +/- 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. 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 (Exhibit 4). 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 303 single-family homes ranging in size from 2,800 to approximately 5,500 square feet, incorporating equestrian amenities accessing a common riding area and trails. 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 one of the following styles: Andalusian, Monterey, Spanish Colonial, Contemporary Mexican, and Italian Farmhouse. The overall theme envisions earth -tone stucco colors accented by the use of arches, courtyards, smooth style stucco and clay roof tiles. 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' in height with smooth stucco and metal ornamental iron, pilasters and desert friendly landscaping on the perimeter, including the multi-purpose trail along Madison Street and 54th Avenue. October 7, 2004 Page 16 of 61 Griffin ranch Specific Plan City of La Quinta 5W"A- There will be three gated entries into the project. The main entry on Madison Avenue will be staffed by security personnel and utilized for resident and guest entry. The two entries on 54th Avenue will be for resident access only. Each gated entry will include monument signage. ;;fir' The main gated entry on Madison lAvenm will include extensive entry features and landscaping. A meandering multi purpose trail will be provided along the perimeter of the site with exception of along the perimeter at the southern boundary. The two secondary entries on 54th Avenue will also have a meandering multi purpose trail. 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 and Recreation 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. Phasin_i Plan f%lfrall l-++ 'iO /N c C AAs 6no5av,N `w —4-k" ^I STI The project will be constructed in three phases. See Exhibit 9. Phase I shall include the construction of public street frontages along Madison Street, 54th Avenue, the east/west spine road and the westernmost portion of the site. Phase II will include construction of the central third portion of the site. Phase III will include construction of the easternmost third portion of the site. All areas left vacant during construction will be stabilized using soil stabilization materials. Prior to issuance of the first certificate of occupancy the project shall complete the parkway landscaping, walls and gates along 54th Avenue and Madison Street. See Exhibits 18 and 19. October 7, 2004 Page 17 of 61 Griffin Ranch Specific Plan Oy of La QuInta Hydrolo iy 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. (Exhibit 10) Grading The site will 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 property 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 a plan in the valley to curb fugitive dust. Storm Water Pollution Prevention Plan (SWPPP), National Pollution Discharge Elimination System and PM 10 mitigation plans will be adhered to as measures utilized in order to control the wind and water born erosion associated with grading operations. The grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM -10 Plan. October 7, 2004 Page 18 of 61 Griffin Ranch Specific Plan City of La Quinta Erosion Control The project will comply with the City's erosion control ordinance. The grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 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 treatment(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: 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, 3 days a week and to ensure compliance with this ordinance, the approved Fugitive Dust Control Plan, AQMD regulations and the Coachella Valley Model Dust Control Ordinance. October 7, 2004 Page 19 of 61 Griffin Ranch Specific Plan City of La Quinta SWPPP1NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass 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. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. UTILITIES Water Plan Coachella Valley Water District (CVWD) provides water service in the City. There is an existing 18" water line located along the west side of Madison Avenue. There is also an 18" water main along the south side of 54th Avenue (Exhibit 11). Exhibit 12 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. The well sites are located along the northern and eastern boundaries of the project. These well sites will be dedicated to the Coachella Valley Water District. 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. October 7, 2004 Page 20 of 61 Griffin Ranch Specific Pian City of La Quinta 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). There are no facilities along the northern boundary of the site on 54th Avenue. Along the eastern side of Madison -Avenue -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 54th Avenue (See Exhibit 11). Exhibit 13 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 will be connected to an off-site connection point located east of the project on Monroe Street. Electrical Plan The Imperial Irrigation District provides electric facilities in La Quinta. There is a 12.5kv power distribution line on the east side of Madison Street. There is also 12.5kv power distribution on the north side of 54th Avenue (See Exhibit 11). At Madison and 54th Avenue 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. October 7, 2004 Page 21 of 61 Griffin Ranch Specific Plan City of La ©uinta 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 54th Avenue. 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 54th Avenue. Verizon will provide telephone service Based on site visits, there are service connection points along the east side of Madison Street and along the north side of 54th Avenue. Waste Management of the Desert 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. October 7, 2004 Page 22 of 61 N 0 W ryr JAI Mia AVENIY 54 LEGEND 0 PROPOSED PHASE 7 0 PROPOSED PHASE 2 =PROPOSED PHASE :3 - -PROPOSED PHASE LINE R/W O Uz �! Z J cn'Q� Z �. LU W Lw L 0 � N M z �, f/1 � ■ M E-� w i -ell 00 0W� A� o� Vi �o xo i ZONE C ' (tJ.I C/IEI,LA CANAL, ZONE C T x w Augustine Indi AREA NOT N.T.S. -24- rl0 THE GAS IS NOT FINISHED DO TO THE LACK OF INFO FROM THE GAS COMPANY MORE PLAT ARE TO BE MAILED SOON THERE IS MORE GAS ON 54TH. 18" P.V.C. SEWER FORCE MAIN FU MAN INSTALL 2" AIR 18" CML/CMC 33" V.C.P. la" P.V.C. SI MAIN FLOWS 12" IRRI LAT. PP 918340 01 LAT. 12 12" IF r LINE IS IN LOCATION CLOSE TO L NEEDS TO BE SHOT FROM SURVE' N. S. -25- M/a /ENUE_ 54 NIa M/a MA4 a NNECT TO EXISTING 18" P.O.C. LEGEND 1 1 PROPOSED 81N. WATER MAIN F� PROPOSED 121N. WATER MAIN �II PROPOSED 181N. WATER MAIN i ZZ —y 1ry� P.O.C. Mo I N.T.S. -26- SR ,SAV E N u E 5 4 M/a Q° Q° LEGEND PROPOSED 81N. SEWER MAIN 3 ,=i BS77F, h BS se 1l so co T I S W i :;'ANT Sa — � I I�1 R N.T.S. —27— Griffin Ranch Specific Pian City of La Quinta SECTION III LAND USE Land Use Plan The Tentative Tract Map No. 32879 will serve as the development plan for Griffin Ranch. See Exhibit 8. Develolpment 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, Equesti- ian Overlay Regulations, is included as Appendix Three. RESIDENTIAL PERMITTED USES Single-family dwellings Attached or Detached Casitas Garages and carports f Patio Covers, decks and gazebos e Fences and walls Swimming pools, spas and cabanas Parks and Open Space, bicycle, equestrian and hiking trails Satellite dishQs and antennas Clubhouse, Open Membership — See Clubhouse permitted uses Model home complex and sales office October 7, 2004 Page 28 of 61 Griffin Ranch Specific Plan City of La +Quinta RESIDENTIAL DEVELOPMENT STANDARDS Minimum lot size for single-family TF_ 11,000 dwellings (sq. ft.) Minimum lot frontage on cul-de-sacs and 35' knuckles/ irregular lots Maximum structure height (ft.)' I 28' JMaximum number of stories —TI 2 Minimum lot width 95' Minimum lot depth 110' Minimum front yard setback (ft.) Equestrian Trail Lots 30' Non -Equestrian Trail Lots 20' Minimum garage setback20' s r Sloaded garage setback r 15' .Minimum distance between structures; 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 Maximum lot coverage (% of net lot area) i N Minimum livable area excluding garage (sq. ft.) Fimum height of project perimeter walls walls along the out parcel (ft.) Maximum height of interior yard walls (ft.) IF *GENERAL NOTES* 20' 50% 2800 sf 8.5' 6' 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. I 12. Patio structures may have a rear yard setback of fifteen (15) feet. October 7, 2004 Page 29 of 62 Griffin Ranch Specific Plan City of La Quinta RESIDENTIAL DEVELOPMENT STANDARDS Minimum lot size for single-family dwellings (sq. ft. 11,000 Minimum lot frontage on cul-de-sacs and (knuckles/ irregular lots 35' 0 (Maximum structure height (ft.)' 28' (Maximum number of stories 2 (Minimum lot width 90' (Minimum lot depth 110' Mini um front yard setback (ft.) Equestrian Trail Lots Non -Equestrian Trail Lots 30' _ 20' [1Minimum garage setback 20' Side -loaded ara a setback 11 15' minimum distance between structures 10' IMinimum side yard setback (ft.) Interior lots Corner Equestrian Trail lots Corner Non -Equestrian Trail lots 15' combined no less than 5' 20' 10' [Minimum rear yard setback ft. ' 20' IMaximum lot coverage % of net lot area 50% iMinimum livable area excluding garage (sq. ft. 2800 sf aimum height of project perimeter walls andxwallsalong the out parcel ft. 8.5' Maximum height of interior yard walls (ft.)A 6' *GENERAL NOTES* 1. The maximum structure height for all buildings shall be 22 feet for all buildings located within 150 feet of any General Plan -designated Image Corridor. However, for any residential lots of 20,000 square feet or more, this restriction shall not apply. Patio structures may have a rear yard setback of fifteen (15) feet. As Adopted January 4, 2005 Page 29 of 61 Griffin Ranch Specific Plan City of La Quinta ! CLUBHOUSE PERMITTED USES Private Equestrian Club for residents plus up to 150 Open Memberships Putting Green Up to 3 Tennis Courts Swimming Pool/Spa Locker Rooms Sauna, Weight Room Billiards, Card Room Reading, Gathering Room Private Restaurant, Bar, Lounge with 50-60 Seating Capacity CLUBHOUSE DEVELOPMENT STANDARDS r Minimum Building Street Setback 40 feet Minimum Building Abutting Single Family Lot Setback 20 feet Minimum Building -to -Parking Setback ;I 10 feet Minimum Building -to -Building Setback 10 feet Minimum lot s 20,000 square feet Maximum Building Height 2 story .0'/Tower 36'/Ridge ._ Maximum Lot Coverage_ 50% Parking 40 Auto Parking 15 Golf Cart Parking Minimum Clubhouse Size I 4,000 — 8,000 square feet 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' • Minimum setback from main building 10' • Minimum rear yard setback 5' • Minimum interior side/exterior side setback 5' October 7, 2004 Page 30 of 61 Griffin Ranch Specific Plan _ City of La Quinta Pools Swimming pools and spa's water surface 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 side of the structure or 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 the required setback a maximum of 18". 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 with masonry block and smooth stucco finish. These walls may be constructed as all -view fencing, all masonry, or a combination thereof. The wall 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 29. 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. October 7, 2004 Page 31 of 61 Griffin Ranch Specific Plan —City of La quinta Common Area Walls — Split rail fences will be used throughout the interior and along the perimeter to define the Multi -Use Trail. ALTERATIONS TO THE SPECIFIC FLAN The Director of Community Development shall have the authority to determine substantial conformance with the provisions of this Specific Plan when the changes are less than 5%; The Planning Commission shall review changes that vary between 5% and 10%; the City Council shall review all changes greater than 10%. October 7, 2004 Page 32 of 61 Griffin Ranch S ecific Plan City of La Quinta SECTION IV CIRCULATION Vehicular The Griffin Ranch Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan. The property is located on the south side of 54th Avenue and east of Madison Street. 54th Avenue is designated as a Secondary Arterial and Madison Street is designated as a Major Arterial. The project shall dedicate additional right of way to achieve 44', ultimate right of way along 54th Avenue and additional right of way to achieve 55', ultimate right of way along Madison Street. Street widening and improvements will be completed as part of this development. Street Cross Sections are shown in Exhibit 14. 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. 54th Avenue will provide 2 secondary entrances to the site and shall be 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 18 and 19. Madison Street and 54th Avenue 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 staggered raised median. This spine rood will then continue to the easternmost boundary of the site at a width of 41'. October 7, 2004 Page 33 of 61 Griffin Ranch Specific Pian City of La Quinta The secondary entries on 54th Avenue will have a raised median up to the first intersection of the project. Both secondary entries 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 28). Pedestrian/Equestrian Griffin Ranch will provide a meandering multi use trail surrounding the site's perimeter along Madison Street, 54th Avenue and its eastern boundary. These multi purpose trails shall contain walking paths along one side of the spine street, the secondary entrances to the spine street and along the perimeter of the out parcel. The trail will provide access through the community and to the exercise arena located in the southwest portion of the site. There is a private central riding path that will connect to trails on the site perimeter. See Exhibit 16. The retention areas throughout the project will provide opportunity for walking and passive recreation. October 7, 2004 Page 34 of 61 EX. R/W 2:1 MAX- . fiy- f� EX. MEANDERING SIDEWALK 2:1 MAX. EX. R/W 2:1 MAX 2:1 MAX. EX. EX. TC 43t' 30' R/W EX, EX. E/P 32t' 4' 9' 1 E P 110' 1 55 55' 12' 34' 9' 9' 34' —7 7 PROP. CUF -EX. 2y, PROP. AC. CURB - •-:; I 2% BASE COURSE ' SECTION A -A COMPACTED SUBGRADE- MADISON STREET N.T. S. EX. 30' R/W EX- EX. E/P 13f' !I 98' 50' CE 48' 14' 36' (FUTURE BY OTHERS) 36' r PROP. CURB FUTURE FUTURE A.C. PROP. A.C.• .� CURB 2% PAVEMENT BASE COURSE FUTURE COMPACTED SUBGRADE SIDEWALK SECTION 1l 54TH AVENUE N.T.S. R/W R/W 10' P/L P/L 10' PUE 1 41' T PUE LANDSCAPE PROP. VARIES R/W 24' - 30' 12' 20' MULTI -USE EASEMENT PROF. 26' R/W LANDSCAPE M 12' 20' MULTI USE EASEMENT - 6' MEANDERING SIDEWALK 20.5' ¢ 20...5' 18.5' 18.5' 2% IfPROP, PROP - WEDGE WEDGE CURB PROP. A.C. CURB 2q, 2% 2% -BASE COURSE SECTION C -C COMPACTED SUBGRADE PRIVATE STREETS N.T.S. R/W R/W 15' MULTI -USE P/ L 41' P/L EASEMENT 10, To' PUE 20.5' 20.5' _ PUE 18.5' 18.5' PROP. PROP. WEDGE WEDGE 2% CURB PROP. AIC, CURB �2% M MA BASE COURSE COMPACTED SUHGRAOE SECTION D- _ EQUUESTRAN10'D TRAIL PRIVATE STREETS (SEE LANDSCAPE N.T.S. ARCHITECTS PLANS) 2:1 MAX. 2:1 MAX. 10' PUE P/L 29' (NO PARKING) P/L 15' MULTI -USE 8' MIN, 8' MIN. EASEMENT 14.5 dd 14.5' h PROP. A.C. 2:1 -1'X1' 1'X1' MAX. COLORED COLORED CONCRETE CONCRETE EDGE 2% 2% EDGE 2:1 MAX. - BASE COURSE _. DRAINADE, PARKING & COMPACTED SUBGRADE LANDSCAPE DRAINAGE & LANDSCAPE SECTION E -E 10' MEANDERING 7 PRIVATE STREETS E(SEESTLRAINDSCAPE N.T.S. ARCHITECTS PLANS) 10* R/W R/W 10, PUE P/L 29' (NO PARKING) P/L PUE 14.5 _ 14.5 2:1 MAX. PROP. A.C. - X1" 1'X1' COLORED COLORED � CONCRETE CONCRETE EDGE 2% 2% EDGE 21_ _2:1 MAX. - MAX. 1 ; . DRAINAGE & BASE COURSE LANDSCAPE COMPACTED SUBGRADE SECTION li LANDNSCAP & PRIVATE STREETS N.T.S. R/W 15' MULTI -USE P/L EASEMENT 10' R/W 10' - PUE yL VARIES _ PUE , 20.5' VARIES VARIES. 20,5' 1$:5" 18.5' T PROP. A.C. PAVE•MENI PROPS PROP. j PROP. WEDGE WEDGE A.C. CURB 2:1.{E (1 7� CURB 27 2% 2% MAX. BASE COURSE SECTION G -G .BASE COURSE COMPACTED SUBGRADE COMPACTED SUBGRADE PRIVATE STREET N T S, 10' MEANDERING EQUESTRIAN TRAIL (SEE LANDSCAPE ARCHITECTS PLANS) 2:1 MAX. 2:1 MAX. R. N.T.S. -35- 0 a tV L C4 e] 5i ■ � O x WI NUz c z Q 0 J LL U I Z IL N..1 NiL0 0JL W L u VJ n� til O U4a� Z v a cn a q w .. p 0 W !f du -Il4 im 0 A� V7� xo C a A V NUE 54 ruc rt' 4M6 1X'4 AG t*i16§ 21 IAW COURSE SECTION C -C Ern.vcrp sueGRlnE PRIVATE STREETS T. pt „ •�`w T a 6' !p ra.a xn• nKE .! /(PROP., Z I PR / ERRE . PROP2S C- ] I� l�1.A }.U. SECTION D -D \ —I COURSE PRIVATE STREETS <rwclvo suecRnoE N.T.S lo' POEI w y` . wx \MIK" *k% I.' .: 1.4 17 F' u9CMFALR S �k CL IM: -II; `.Y.IgtuE+' P'O v wail n� SECTION E -E 10• !n !r wvm ,g PRIVATE STREETS Kc it L fiA�— N.T.s ARMrt[CIL Pr+wT1 10' 1� la, ! Pi l �I l' Wr, PA i 4�' i' rwE AQ. S0ldC4 MC9lR FWX Dr1[Ss_rs CqSgTE FWX 21 ENS\nlF A - c Z Y L0w•4:ItU SUBCRAOE E TION F -F uwxrlcA PRIVATE STREETS N.T p,. lir 4uE Prt vwe�z r E ,?e s� rru sa a• WEDCE PRl, PROP 14M WEDGE rGN r !, ,�'4:IK / SECTION Q -O'.;` PRIVATE STREET •'suRCRAOE N.T.S L7 T l n,ve` N.T.S. —36— N n C1 O Oi c �z z z Q J C<0. ,_ U 4a Z E 11U Il.w I, W � N M Q4�� 4 59 ;i^f a �zJ OR ■ ° 2 Zt-31r f"NTIAL. FRONT YARD LANDS -,-APF GANOF=Y TREES -- Dw'GORATIVE - SPINE ROAD STREET SECTION SCALE: 1" = 10' 15' EASEMENT GANOFY TREE5 5PLIT RAI_ FE\GE MEAND�f•ZiNG `MULTI-RvRP05C: TRAIL RATER GON'SERVI NG 5HRU5 PLA'NTING5 - - RE5I DENT! AL FRONT YARD-ANDSGAP"E GL.'U5TER i, AGGENT c'LANTINGa TRIMMED HEDGE= - a�c4l ure a 7-12', ', i SPINE ROAD PLAN VIEW_ SCALE: V = 20' WATER GON5ERVINO SHRUD Fl-ANTINCG>; RL5IDENTIA- FRONT YARD I_ANDSGAPK= (SE -C-- FRONT TY"IGAL5) MEANDERING MULTI-PURP05E TRAIL -- —_ - - SPLIT RAIL FENCE 0RIVE_WAT' V`. RE5IDEN7IAL FRONT YARD LAND5GAP; (SEE FRONT YARD TYPIGAL5) N.T.S. -37- C4 F, 0 c cu I U z (L Q �J 1� < L� 0 U ZiL IL 4 L W c�a r� V! 0 d 4 v a a w ■ .� � ■ pC � o DEGOR.A-1 VE A -CENT PLANTIN65 �g`•t "'�.,' SPL1--RAIL "=NGINGr-��'�y! `?EANDERI NG MULTI-R�RPOSE TRA! L TR MMED !^EDGEZ ► •" • 'k5 �1+ -a". ur SERO ..JRB ,� i WATER CONSERVING SHRUB PLANTINGS REST DEtiT A!- FRONT "ARD LANDSGApE L4 RURAL ROAD SECTION RESIDENTIAL FRONT YW�,D _ANDSGAI�E 0 ,, a RESIDENTIAL FRONT -- ��-.f' x ' "ARD -ANDSGAPr + MEANDER'NG "JL7I-=URP0'3E TRAIL N r .I DEGORA41`✓E GOBBLE 30JLDER GLJSTERS -- - - - DEGORATI,✓E --- - - ACCENT PERMS -ER WALL - - - SCREENING TREES - - VARIES 10 u RURAL ROAD PLAN VIEW GANO-Y TREES WATER GGNSERv'ING- VHRUB Pl1-ANTINbS PERIM=TER WAL- TRIMMED ^1EGGE G ANOc"Y TREE GEGJRATIvE AGGENTS DECORA7 VE GOBB_E BO1 GER CLJSTERS WATER CONSERVING SHRJB "'LANTIN6,5 m I x w N.T.S. -38- Griffin Ranch Specific Plan City of La Quinta 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. See Exhibits 18 and 19. The proposed plant palette for the common areas is illustrated on Table 1. 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 Exhibit 25). 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 (See Exhibit 20). October 7, 2004 Page 39 of 61 Griffin. Ranch S eic fic Plan City of La Quinta 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. Minimum landscape standards as required by the City of La Quinta shall be met as well as complying with irrigation standards (See Exhibits 21, 22, 23 and 24). 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. Landscape and irrigation plans shall meet the City of La Quinta's minimum requirements and be approved and signed by all governing agencies prior to being approved for construction. Project Entry Treatment Madison Street will be the main entry to the project. It will provide initial opportunity for thematic identification for the community. It will be a security staffed gate for use by residents, visitors and guests entering the exiting the project. The landscape design will incorporate a rural equestrian flavor with natural water features, project signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced paving, willow -like canopy trees and accent planting will complement the landscape theme (See Exhibits 25, 26 and 27). 54th Avenue will provide two secondary entries to the project. Entry is for residents only and will be operated by an entry transponder. The theme will be consistent with the overall project theme which includes vehicular gates, entry walls, signage, enhanced paving and accent planting (See Exhibit 28) October 7, 2004 Page 40 of 61 Griffin Ranch Specific Plan City of La Quinta Interior streets of the project will carry the equestrian theme. Setbacks for the residential units along the interior collector street and the singled loaded rural street allow for the addition of rails and fencing meandering through the project thereby contributing to the community image (See Exhibits 21, 22, 23 and 24). 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, clay tile roofs, arches and courtyards will be accented by a subtle equestrian theme (See Exhibits 31, 32, 33, 34 and 35). October 7, 2004 Page 41 of 62 Griffin Ranch Specific Plan City of La Qulnta TABLE 1 MASTER PLANT PALETTE Botanical Name Common Name Trees Acacia smallii Sweet Acacia Acacia salicina Willow Acacia Acacia stenophylla Shoestring Acacia Brachychiton populneus Bottle Tree 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 chilensis Chilean Mesquite Prosopis glandulosa Texan Honey Mesquite Quercus virginiana 'Heritage' Heritage Live Oak Rhus lancea African Sumac Schinus molle California Pepper Thevetia peruviana Yellow O!earder 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 October 7, 2004 Page 42 of 61 Griffin Ranch Specific Plan City of La Quinta Caesalpina pulcherrima Callistemon viminalis 'Little John' Carissa macrocarpa 'boxwood beauty' Carissa macrocarpa 'Tuttlei' Cassia nemophila Cassia phyllodenia Dodonea viscosa Encelia farinosa Euryops p. 'Viridis' Ilex vomitoria 'Stokes' Justicia spicigera Leucophyllum f. 'Rio Bravo' Leucophyllum f. 'Sierra Banquet' Ligustrum j. 'Texanum' Myrtus communis 'Compacta' Muhlenbergia lindheimeri 'Regal Mist' Nandina domestics 'Compacta' Nandina domestica 'Harbor Dwarf' Nandina domestica 'Nana' Nerium oleander'Petite Pink' Rhaphiolepis i. 'Ballerina' Rhaphiolepis i. 'Springtime' Photinia fraseri Pittosporum tobira 'Variegata' Pittosporum tobira 'Wheeleri' Salvia g. 'Sierra Linda' Salvia Leucantha Thevetia peruviana Xylosma congestum Xylosma c. 'Compacta' Groundcover Annual Color Acacia r. 'Desert Carpet' Baccharis p. 'Centennial' Carissa macrocarpa 'Green Carpet' Dalea greggii Gazania 'Mitsua Orange' Gazania 'Mitsua Yellow' Gazania rigens leucolaena Lantana montevedensis Lantana m. 'New Gold' Rosmarinus o. 'Lockwood de Forest' Santolina virens Verbena peruviana Verbena p. 'Starfire' Verbena rigida Red Bird of Paradise Dwarf Weeping Bottlebrush Natal Plum Natal Plum Bushy Senna Silver Leaf Cassia Hopseed Bush Brittle Bush Green -leaf Euryops Stokes Holly Mexican Honeysuckle Texas Ranger Texas Ranger Texas Privet Dwarf Myrtle Deer Grass Compact Heavenly Bamboo Dwarf Heavenly Bamboo Dwarf Heavenly Bamboo Dwarf Oleander Indian Hawthorn Indian Hawthorn Fraser's Photinia Variegated Mock Orange Dwarf Mock Orange Red Sage Mexican Bush Sage Yellow Oleander Shiny Xylosma Dwarf Xylosma Seasonal Flowers Trailing Acacia Coyote Bush Natal Plum Prostrate Indigo Bush Gazania Gazania Trailing Gazania Purple Prostrate Lantana Yellow Prostrate Lantana Dwarf Rosemary Green Santolina Verbena Verbena Verbena October 7, 2004 Page 43 of 62 Griffin Ranch Specific Plan City of La Quinta 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 October 7, 2004 Page 44 of 62 WATER CON5ERVIN& SHRUB PLANTIN65 DECORATIVE ACCENTS 6' WIDE - MEANDERING 51DEk*iALK SPLIT RAIL FENCE MEANDERING MULTI-PURPOSE TRAIL CANOPY TREES PERIMETER WALLS - o .. .1*04711" CANOPY TREES MEANDERING MULTI-PURPOSE TRAIL SPLIT -RAIL FENGING &' WIDE MEANDERING - 51DEWALK 54TH AVE. STREET SECTION 54TH AVE. PLAN VIEW 91, t�7� 'fir rJ •,,. VARIES PERIMETER WALL =_=_� =;*I I �j N.T.S. -45- 4 O O ca ti �I o ca 0 z 0 Z < 0 < nJ ca U J - ZiL ALU r. IL W ? (� Q 0 N r �r y � r N V � �a � .a� V1 a� xo CANOPY TREES ---' 4".J S� SPLIT -RAIL FENCING • 11 f 44 MEANDERING PERIMETER WALL MULTI-PURPOSE TRAIL WATER CON5ERVIN6 - SHRUB PLANTINGS WATER CON5ERV I N6 SHRUB PLANTINGS DECORATIVE — -- ACCENTS SPLIT RAIL FENCE -- - --;-' HORSE TRAIL ' CANOPY TREES PERIMETER WALL - - Oyri4PA a ate. MADISON AVE. SECTION MADISON AVE. PLAN VIEW Ids 42'-0" �J h i7rsir� r, "'r r N.T.S. -46- r co N 0 V cu 0 Z Qz <N J Qa Ica I .1 U -6-pZLL a)__ (1) lL U ` JL W O U) 0 u4Q M M ow ad ■ ■ V G ar— V�� o ENTRY MONUMENTS ---- SPLIT -RAIL FENCING ------- SPECIMEN CANOPY --- TREES VEHICULAR PARKING -- ARRIVAL ROUND -ABOUT WITH DECORATIVE PAVING FOUNTAIN HORSE GATE STRUCTURE r r a 41 EVENT LAWN GAZEBO STRUCTURE �. { PUTTING GREEN r FISHING DOCK HORSE PASTURE b'1z CLUBHOUSE. PLAN VIEW ea■ a ntr e-mv �. �latm�Apo LIAEkHOU DELIVERY PARKING SWIMMING POOL ` -- RETENTION 5A51N SPLIT -RAIL FENCING - TENNIS COURTS - TENN15 COURT 5EATIN6 - DECORATIVE PAVING 0 N m I X W N.T.S. -47- 9 a 0 4 c ml -0z zQ J < o. U ZIS III L4 0 I, nW i LL 0 d z G ar— V� x o oe�iew e♦ CONCRETE WALK (3' MINIMUM) BOULDERS WITH DECORATIVE COBBLE r WATER CONSERVING SHRUB PLANTINGS N DECORATIVE ACCENT PLANTING l SPLIT RAIL FENCING 10' WIDE MULTI-PURP05E TRAIL DECORATIVE LANDING WITH ENHANCED PAVING x CANOPY TREES w mgerm i'1Z v 2 1 N.T.S. -48- 0 a 4 b� N cu O 0 73 ca z >-<a c U oz LL ALU ca �, W 0 VJ c 0 CS A z v a � ■ UQ � 0 ri r rwiv i I nRu I I r -1% -PML orsioa • aur CONCRETE WALK (5' MINIMUM) BOULDERS WITH DECORATIVE GOBBLE WATER C0145ERVIN& SHRUB PLANTIN65 DECORATIVE ACCENT PLANTING CANOPY TREES N IN N.T.S. -49- -0 ca 0 0 �2Q ca J > a. U L. o zU. L� ALU o L nW rr LL VJ v, N r 4* 4 �i U R. I O N a a u r wMb WI1�� IAY�MI~i co N NrI NGs v✓mRi r - N.T.S. -50- N O ca 1,PP- 0 z 13 Q � L. Z ca J >- 0. U L' z LL__ -WiL0 oiLW J �a LL U� Lo r oxo o 7�...0.! tl M d g3r.-M !", 1.11�MY 'ING5 wrJ=1 L.. DculfeAlEim Himatu I !1 t Z 0 -/ 44L N.T.S. -51- a a 0 5i ca -� 0 Q ca <� �U o_ LL ffZE 4*1�U 0 �, W Jia CD a N 0 A� ai o$ o N A LAk DECORATIVE PILA5TE CANOPY TREE BRIDGE 5TRUCTUf WATER CON5ERVIP 5HRU5 PLANTING ORCHARD Tr PLANTIt HO .50 a' MAIN ENTRY PLAN �r4�1�IF~�Itiwr ,KED %NOPY 7REE5 CORATI VE )BBLE )ULDER U5TER5 JDGE STRUCTURE TRY MONUMENTS KE RSE TRAIL N.T.S. -52- Entry/ Guard House m x x LU N.T.S. -53- N d r (D U Z 0) Q 3ZJ °<� U Z E 0 L _a L W N y�° OR CLAY TILE ROOF DECORATIVE TRIM WHITE KA5HED BRICK BANDING ACCENT TILES FAUX WOOD &ATE WITH WROUGHT IRON DETAILING WHITE WASHED BRICK TRIM ANDALUSIAN STYLE ENTRY GATES WITH FAUX WOOD PANELS AND BLACKS WROUGHT IRON TRIM AND HARDWARE. THE TOWER AND ENTRY PILASTERS ARE TO BE WHITEWASHED BRICK AND WHITE STUCCO WITH DECORATIVE TRIM AND CLAY TILE ROOFING MATERIALS o.tiiaM aAoar.. '"'� mow. teniae �t I x W N.T.S. -54- a 0 v a c 0 oz Z 2 < J IL W _U 0z ALU ILW c� 0 � oxo Sf No G VEH1GULAR GA`E-5 PEDESTRIAN AND hOJRSE GATE NALL )5E TRAIL rERV' NG T! N65 -ENG I NG SECONDARY PLAN VIEW c` 9 m x x w N.T.S. -55- 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 PILA5TEIZ5) PERIMETER WALL VIEW FENCE WITH PILASTERS VIEW FENCE ON LOW WALL WITH PILASTERS 6 ' WHITEWASHED BRICK CAP 30" SOIJARE COLUMN WITH SMOOTH STUCCO FINISH PREC15ION BLOCK WALL WITH SMOOTH STUCCO FINISH 6" WHITEWASHED BRICK GAP DECORATIVE METAL FENCING 30" 5OUARE COLUMN WITH SMOOTH STUCCO FIN15H 6" WHITEWA5HEO BRICK GAP DECORATIVE METAL FENCIN& 30" SQUARE COLUMN WITH SMOOTH STUCCO FIN15H 0) IN N.T.S. —56- 0 ca 8 rW V co Q J -� < a �a U — Z LL lL U W L a W E L 0 a _o 4 Vw � P4 Ei ramI i U—�v i w 81 d9 R a ou. 6 ' WHITEWASHED BRICK CAP 30" SOIJARE COLUMN WITH SMOOTH STUCCO FINISH PREC15ION BLOCK WALL WITH SMOOTH STUCCO FINISH 6" WHITEWASHED BRICK GAP DECORATIVE METAL FENCING 30" 5OUARE COLUMN WITH SMOOTH STUCCO FIN15H 6" WHITEWA5HEO BRICK GAP DECORATIVE METAL FENCIN& 30" SQUARE COLUMN WITH SMOOTH STUCCO FIN15H 0) IN N.T.S. —56- 0 ca 8 rW V co Q J -� < a �a U — Z LL lL U W L a W E L 0 a _o 4 Vw � P4 Ei ramI i U—�v i w 81 d9 R Clubhouse N.T.S. -57- 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 m i x LU N.T.S. -58- 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 clay roof tiles. N.T.S. -59- 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. 0 CO N.T.S. -so- N n cc'+ O O_ V •W i LIcc Uz �z< J c<� U U o�U C ''E� m s L Q O yVVV(1J a °� ■ Spanish Colonial The Spanish Colonial revival style is a collection of Spanish -influenced sub - styles. Designers Frere inspired by a number of sources such as the adobe and colonial buildings of early California and even Moorish, medieval Spanish and Italian architecture. Some identifying features are the use of arches, courtyards and large, distinctive, sometimes arched feature windows on the front fagade. L99 N.T,S. -6-1- 1 0 0 cc 24; 1 0 0 = I — Ch 'a cc 0 CO Z J cc .2ra LU ME Q z oU x W 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. -62- 0 0 .cc CO CU c I 0 ZQ cc < J o _0 cc Z a� �. U WSW � n A� W V 0 V �w c a$ APPENDIX ONE Griffin Ranch Specific Plan City of La Quinta 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 ELEIVI 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 plan includes an 11 acre +/- site to accommodate equestrian uses. The Plan also includes multi-purpose pedestrian trails. 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 October 7, 2004 Griffin Ranch Specific Plan City of La Quinta 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 tum 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): I f AJre 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. October 7, 2004 Griffin Ranch Specific Plan City of La Quinta Program 2.8 On Local streets, the minimum intersection spacing shall be 25 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 54th Avenue and Madison Street. OPEN SPACE ELEMENT _fl 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 will provide private recreational opportunities in addition to payment of required park fees. The Pian will also provide linkages to the City's trails and bikeways. Policy 7: The City shall encourage the preservation of open space in privately owned development projects. October 7, 2004 Griffin Ranch Specific Plan City of La Quinta 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 will provide private recreational opportunities in addition to payment of required park fees. The Plan will provide linkages to the City's trails and bikeways along 54th Avenue and Madison 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 the development 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. The Griffin Ranch Plan is providing links to bicycle paths, community trails and golf -cart paths. October 7, 2004 4 Griffin Ranch Specific Plan City of La Quinta 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. October 7, 2004 5 Griffin Ranch Specific Plan INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT City of La Quinta Infrastructure and Public Services Goals, Policies and Programs Education Facilities Goal Policy 3: The city shall support the process of securing school impact mitigation fees from developers in accordance with State law. The Griffin Ranch development will participate in the payment of mitigation fees in accordance with State law. Surface Water & Storm Drainage Goal Policy 3: All new development shall include on-site retention/detention basins and other necessary storm water management facilities to accommodate run-off from the 100 -year storm. The Griffin Ranch Plan proposes to retain on-site containment of the 100 -year storm run-off. Domestic Water Goal Policy 3: New development projects shall be required to use native drought tolerant landscaping materials to promote and enhance water conservation efforts. The Griffin Ranch Plan proposes to use native and drought tolerant plant materials combined with efficient irrigation methods to promote water conservation. Public Utilities Goal Policy 3: All utility and electric wires up to 34.5 kilovolts serving new development shall be installed under ground. Griffin Ranch proposes to underground utility services that are less than 34.5 kilovolts. October 7, 2004 Griffin Ranch Specific Plan City of La Quinta ENVIRONMENTAL HAZARDS ELEMENT Geologic and Seismic Hazards, Goals, Policies and Programs 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. October 7, 2004 APPENDIX TWO Griffin Ranch Specific Plan 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 ivet. See "project net area." I Griffin Ranch Specific Plan City of La Quinta "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. 2 Griffin Ranch Specific Plan City of La Quinta "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. Griffin Ranch Specific Plan City of La Quinta "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. "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. Griffin Ranch Specific Plan 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. Griffin Ranch Specific Plan City of La Quinta "Granny flat or granny housing" means a secondary dwelling unit which is: (1) intended for the sole occupancy of one or two adult persons sixty-two years of age or over, and (2) located on a building site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed thirty percent of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed one thousand two hundred square feet. (See also "second residential unit.") "Gross acreage" means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre. Gross Density. See "density." "Gross floor area" means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas. Gross Lot or Parcel Area. See "lot area, gross." "Ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. "Guest house" means a detached unit which has sleeping and sanitary facilities but no cooking facilities and which is used primarily for sleeping purposes by members of the family occupying the main building, their nonpaying guests, and domestic employees. Habitable Area. See "livable floor area." "Habitable room" means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. "Home occupation" means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property. See Section 9.60.110. Interior Lot Line. See definitions under "lot line." "Kitchen" means any room all or part of which is designed and/or used for the cooking or other preparation of food. 6 Griffin Ranch Specific Plan City of La Quinta 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. W Tyw oma Loc the 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 City of La Quinta 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: 1. "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 City of La Quinta 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. Griffin Ranch Specific Plan City of La Quinta Panhandle Lot or Flag Lot. See definitions under "lot." "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 10 Griffin Ranch Specific Plan City of La Quinta floor area of a detached second unit does not exceed one thousand two hundred square feet. (See also "granny flat.") "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. 11 Griffin Ranch Specific Plan City of La Quinta "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. "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. Wait 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: 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 12 Griffin Ranch Specific Plan City of La Quinta 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. 7YPL>S OF YARDS 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 Griffin Ranch Specific Plan 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 `BOD" 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 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, 4-11 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. 2 Griffin Ranch Specific Plan 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 nonoverlay property lines and ten feet from overlay property lines. c. Accessory structures shall maintain thirty-five feet from any nonoverlay 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 nonoverlay 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. Griffin Ranch Specific Plan i 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 enianation 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 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 owners 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 shall be reviewed in accordance with the following procedures: 1. Accessory buildings, detached or attached, as defined in this section: a. Up to four hundred -square feet for each building or structure, to be jeviewed 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 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) D APPENDIX FOUR LIST OF ADOPTING ORDINANCES/RESOLUTIONS