PCRES 2000-035PLANNING COMMISSION RESOLUTION 2000-035
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 2000-
042, TO ALLOW THE DEVELOPMENT OF THE LA QUINTA
ARTS FOUNDATION PROJECT, INCLUDING FESTIVAL
GROUNDS, FOUNDATION BUILDING, PARKING LOTS AND
ASSOCIATED FACILITIES, ON THE WEST SIDE OF
WASHINGTON STREET, BETWEEN 47TH AND 48TH
AVENUES.
CASE NO.: SPECIFIC PLAN 2000-042
APPLICANT: LA QUINTA ARTS FOUNDATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of May, 2000, hold a duly noticed Public Hearing for the La Quinta
Arts Foundation for review of a Specific Plan to allow festival grounds, a Foundation
building, amphitheatre, parking lots and associated land uses on 28.33± acres located
on the west side of Washington Street, between 47th and 48th Avenues, more
particularly described as:
APN 643-090-024
WHEREAS, at said public hearing, upon hearing and considering
Environmental Assessment 2000-394, and all testimony and arguments, if any, of all
interested persons wanting to be heard, said Planning Commission did make the
following mandatory findings recommending approval of said Specific Plan:
1. The proposed Specific Plan is consistent with the goals and policies of the La
Quinta General Plan, and the Land Use Map for the General Plan and supports
the development of the proposed project, as conditioned.
2. The proposed Specific Plan is compatible with the City's zoning ordinance in
that it provides standards for the proposed land uses, and implements
requirements for Conditional and Minor Use Permits, as stipulated.
3. The proposed Specific Plan will not be detrimental to the public health, safety
and welfare, as it has been designed to be compatible with surrounding
development, and conform with the City's standards and requirements, as
conditioned.
4. Development of the proposed Specific Plan is compatible with the parcels on
which it is proposed, and surrounding land uses along Washington Street. The
project will be further reviewed through the Site Development Permit process,
allowing for use -specific mitigation at that time.
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Planning Commission Resolution 2000-035
Specific Plan 2000-394
La Quinta Arts Foundation
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with the conditions of approval for the
proposed Specific Plan;
3. That it does hereby confirm the conclusion that Environmental Assessment
2000-394 assessed the environmental concerns of this Specific Plan; and,
4. That it does recommend approval to the City Council of Specific Plan 2000-042
for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 23rd day of May, 2000, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
IY HEPMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2000-035
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2000-04200
LA QUINTA ARTS FOUNDATION
MAY 23, 2000
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this permit.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
3. This development shall be subject to the Infrastructure Fee Program and
Development Impact Fee program in effect at the time of permit approval.
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
PROPERTY RIGHTS
4. Prior to issuance of a grading or building permit, the applicant shall acquire or
confer easements and other property rights necessary for construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services.
5. The applicant shall dedicate or grant public street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
6. Right of way dedications required of this development include:
Washington Street - The remainder of applicant's 60-foot half of a 120-
foot right of way.
7. The dedication shall include additional width as necessary for dedicated right
turn lanes, bus turnouts, and other features contained in the approved
construction plans.
8. The applicant shall create a 20-foot perimeter setback along Washington Street.
This depth is the average depth if meandering wall design is approved. This
setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
9. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures.
10. The applicant shall vacate abutter's rights of access to Washington Street from
all frontage except access points listed below.
11. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
IMPROVEMENT PLANS
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
12. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer.
Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
13. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
14. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans for Washington Street on storage
media acceptable to the City Engineer. The files shall utilize standard AutoCad
menu items so they may be fully retrieved into a basic AutoCad program. At
the completion of construction and prior to final acceptance of improvements,
the applicant shall update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
In the event that any of the improvements required herein are constructed by the City,
the applicant shall, at the time of approval of a map or other development or building
permit, reimburse the City for the cost of those improvements.
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
15. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to issuance of a grading permit. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
16. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution. For
items not listed in the City's schedule, estimates shall meet the approval of the
City Engineer.
GRADING
17. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a
qualified engineer. The grading plan shall conform with the recommendations
of the soils report and be certified as adequate by a soils engineer or engineering
geologist.
18. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
19. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in
a form acceptable to the City, in an amount sufficient to guarantee compliance
with the provisions of the permit.
20. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
21. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
22. Stormwater precipitation and historic inflow from the peak 24-hour period of a
100-year storm (the design storm) shall be retained within the development
unless otherwise approved by the City Engineer. The tributary drainage area
shall extend to the centerline of adjacent public streets.
23. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
24. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
25. Retention basin slopes shall not exceed 3:1 . Maximum retention depth shall be
six feet.
26. Nuisance water shall be retained on site.
27. No fence or wall shall be constructed around basins unless approved by the
Community Development Director and the City Engineer.
28. The development shall be designed to accommodate purging and blowoff water
from any on -site or adjacent well sites granted or dedicated to the local water
utility authority as a requirement for development of this property.
29. Prior to issuance of a grading permit, the applicant shall establish a plan for
operation of the combined parking/retention areas during threatening weather
and, during storm events, for notifying drivers that their vehicles could become
inundated by flooding in the gravel parking areas.
UTILITIES
30. The applicant shall obtain the approval of the City Engineer for the location of
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
31. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5
kv are exempt from this requirement.
32. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
33. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
34. OFF -SITE STREETS
Washington Street (Major Arterial) - Construct remainder of 48-foot half- width
improvement plus a 8-foot sidewalk/bike path.
Entry drives, corner cutbacks, bus turnouts, dedicated turn lanes, and other
features contained in the approved construction plans may warrant additional
street widths as determined by the City Engineer.
35. Improvements shall include appurtenances such as traffic control signs and
pavement markings.
36. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
37. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
areas shall be stamped and signed by qualified engineers.
38. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Major Arterial 5.5"/6.50"
39. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
40. General access points and turning movements of traffic are limited to the
following:
Main entry drive centered approximately 790 feet south of the north property
boundary - 36-foot width.
Secondary access drive located at the north property boundary - 32-foot width.
LANDSCAPING
41. The applicant shall provide landscape improvements in landscape setbacks and
in on -site areas as designated in the landscape plan for Specific Plan 00-042.
42. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
City Engineer.
43. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
44. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
QUALITY ASSURANCE
45. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
46. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
47. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with
plans, specifications and applicable regulations.
48. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by the
City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The applicant shall revise the CAD
or raster -image files previously submitted to the City to reflect as -constructed
conditions.
MAINTENANCE
49. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
50. The applicant shall schedule a dust control program for the gravel
parking/retention areas. The program shall include regular applications of dust
palliative at a frequency that ensures that the lots remain in a stabilized
condition.
FEES AND DEPOSITS
51. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
COMMUNITY DEVELOPMENT DEPARTMENT
52. The text under Section 1 .2.2, page 1 of the Specific Plan, shall be deleted, and
the following inserted:
Uses Permitted with approval of a Minor Use Permit:
Festival Grounds Events for 50 or more persons not listed in Section 2.1
Banners in excess of those specifically described in this Specific Plan
Other uses as permitted in Section 9.40, Residential Development Standards of
the La Quinta Zoning Ordinance
Uses Permitted with a Conditional Use Permit:
Educational facilities and classrooms
Art galleries
Administrative Offices
Amphitheatre
Other uses as permitted in Section 9.40, Residential Development Standards of
the La Quinta Zoning Ordinance
Uses Requiring a Site Development Permit:
Foundation Building
Parking Lots (except the General Parking Lot)
Amphitheatre
Sculpture garden
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
Box office building
Headquarters events building
Restroom buildings
Native American Memorial
Permanent Signage
53. The Specific Plan shall be amended to allow for the events listed in Section 2.1 ,
without the submittal of Minor Use Permit applications.
In addition, the following shall be added to Section 2.1:
The Foundation shall, within 10 days of the beginning of each quarter
each year, submit a list of the events which occurred in the previous
quarter, and those which are planned in that quarter to the Community
Development Department, to ensure compliance with the events lists in
this Section.
54. All relevant text in the Specific Plan shall be amended to allow, with the
approval of this Specific Plan, the following:
A. Rough grading
B. Perimeter landscaping
C. Construction of the general parking lot and installation of parking lot
lighting.
D. Festival Grounds
No Site Development Permit shall be required. All plans shall be submitted to the
City Engineer and Community Development Department for review and approval
prior to the initiation of any activity on the site.
55. The Foundation building shall not exceed 60,000 square feet in gross floor area,
regardless of the number of storeys constructed. The word "footprint" when
associated with 60,000 s.f. In the text shall be deleted.
56. The Specific Plan shall be modified to read that up to 20% of the total ground
floor square footage of the Foundation building may be allowed to exceed 28
feet in height, subject to analysis of bulk and mass, and a line of sight study
through the Site Development Permit process (pages 2, 14 of Specific Plan).
57. The Specific Plan shall be amended to read that "Set up" and "break down"
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
activities in the Festival grounds shall conform to the City's hours for
construction activities, as stipulated in the Noise Ordinance (Municipal Code
Section 6.08.050) (Page 16 of Specific Plan). On Sundays and Holidays, the
weekday hours of operation shall apply. For the 5 major and 5 medium events
on the Festival grounds annually, "break down" shall be allowed until 10 PM.
"Break down" for the public health and safety, in the event of an emergency,
shall be allowed outside of the hours specified above.
58. Until such time as permanent restroom facilities are constructed, all Minor Use
Permit applications shall include a site plan which identifies the specific location
of all temporary restrooms. Consistent with the mitigation measures included
in EA 00-394, such temporary restrooms shall be located at least 300 feet from
the southern property line.
59. The first sentence of Section 1.2.2.4 shall be amended to read "According to
Zoning Code, Table 401, aspects of this specific plan proposal also entail
requirements for conditional use ("CUP") and minor use permits ("MUP")." (page
3 of Specific Plan)•
60. Table 2 of the Specific Plan, right hand column, 6th row, shall be amended to
read "37 banners on -site." (Page 4 of Specific Plan).
61. Table 2, Placement Restrictions, right hand column shall be amended to add "No
banners shall be located within the landscaped parkway included in the
Washington Street right-of-way."
62. A "Banner Plan" which identifies the ultimate location of all 37 on -site banners,
shall be submitted for review and approval with the first Site Development
Permit application. All minor use permit applications for the proposed project
shall be consistent with the approved Banner Plan.
63. Table 3 of the Specific Plan, right hand column, Max. No. of Stories: the text
within the parentheses shall be moved to the row above, Max. Structure Height.
64. All Site Development Permits for parking lot areas shall include landscaping
areas, to be built to City standards and which protect plantings, along the
vertical axis of the parking row. The Site Development Permit application shall
include immediate landscaping of all row ends upon construction, and shall
include a date -specific phasing plan for installation of landscaping along the
parking rows. Once approved, the phasing plan shall be implemented by the
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
applicant in a timely manner.
65. Parking lot lighting to City standards shall be provided either by temporary
mobile light poles or by permanent lighting fixtures meeting City standards. A
parking lot lighting plan shall be submitted with all parking lot Site Development
Permit or grading permit, whichever occurs first. Bollard or similar height light
fixtures shall be utilized wherever possible. Parking lot lights for any parking
area which is to be hard -surfaced shall not exceed 24 feet in height and shall
be directed downward. The lens shall be flush with the fixture.
66. The Specific Plan shall be amended to require 11 foot wide end stalls for all
parking lot layouts.
67. The Specific Plan and subsequent Site Development Permit application for the
artists' parking lot shall be amended to provide for 380 parking spaces,
designed to meet City dimensional standards. Alternatively, 100 parallel parking
spaces may be provided along the rear access road, by widening the road to a
36 foot width, minimum.
68. The Specific Plan text will be amended to refer to berming of 7.5 feet in height
from the top of the Laguna de la Paz wall to the Festival grounds. The Grading
Permit application will include analysis which clearly demonstrates that the
berming will provide adequate site line interruption to effectively reduce noise
impacts.
69. Five copies of the Final Specific Plan, with all amendments required above
integrated into the document, and with these conditions of approval appended
to the document, shall be submitted to the Community Development
Department prior to the issuance of any permit.
70. Prior to issuance of a grading permit, the applicant shall submit a properly
identified landscaping plan and accompanying irrigation plan for all landscaping
on the site, for review and approval by the Community Development
Department. The plans shall also include hardscape details for the main and
secondary access points, including special pavement treatments. All plans shall
be consistent with the adopted Specific Plan.
71. Landscape materials adjacent to the western property line shall be limited to
native plants only, and shall be designed to transition with the adjacent natural
terrain.
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
72. The project proponent shall comply with all mitigation measures contained in the
Addendum to EA 00-394.
PUBLIC TRANSIT
73. The project proponent will construct, as part of the Washington Street parkway
improvements, a night -lighted bus shelter, which meets the requirements of
both the City of La Quinta and the SunLine Transit Agency. Improvements will
also include a bench and waste receptacle.
DOMESTIC WATER AND SANITARY SEWER
74. Pursuant to the requirements of the Coachella Valley Water District (CVWD),
the project proponent shall annex to Improvement Districts Nos. 55 and 82 for
sanitation service, at such time as any permanent sanitary sewer improvements
are made on the site.
75. Landscaping, irrigation and grading plans shall be submitted to CVWD for review
and approval.
76. All plans for domestic water connections to existing CVWD lines shall be
submitted to the District for review and approval.
FIRE DEPARTMENT
77. All water mains and fire hydrants required fire flows shall be constructed in
accordance with the appropriate sections of the water district, subject to the
approval by the Riverside County Fire Department.
78. Automatic fire sprinkler systems are required in all new structures 5,000 square
feet or greater in size, in accordance with La Quinta City Ordinance 8.08.090.
The post indicator valve and fire department connection shall be located to the
front within 50' of a hydrant, and a minimum of 25' from the building.
79. All interior fire apparatus access roads shall be a minimum of 20 feet
unobstructed width and an unobstructed vertical clearance of 13'6". Any
portion of an exterior wall of the first story of any building shall be located
within 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building.
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Planning Commission Resolution 2000-035
Conditions of Approval - Adopted
Specific Plan 2000-042 - La Quinta Arts Foundation
May 23, 2000
80. Current proposed buildings will require a water system capable of delivering
1,500 gpm for a 2 hour duration at 20 psi residual operating pressure which
must be available before any combustible material is placed on the job site. It
is recommended that the applicant provide water mains capable of providing a
larger fire flow for the future 60,000 square foot building in accordance with
the 1997 Uniform Fire Code, Table A-III-A-1.
81. The required fire flow shall be available from a Super hydrant(s) (6"x 4"x 2.5"x
2.5") located not less than 25' or more than 165' from any portion of the
building(s) as measured along approved vehicular travel ways.
82. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate the location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
83. Prior to the issuance of a building permit, applicant/developer shall furnish one -
blue line copy of the water system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department."
84. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
85. All gates on -site shall be equipped with Knox boxes, or equivalent, to the
satisfaction of the Fire Department.
SCHOOL FEES
86. The project proponent shall demonstrate their exemption from the payment of
school fees, in the form of a certification from the school district, prior to the
issuance of a building permit.
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