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CC Resolution 2000-072 La Quinta Arts Foundation Project RESOLUTION NO. 2000-72 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC PLAN 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 AVENUE AND 48TH AVENUE CASE NO.: SPECIFIC PLAN 2000-042 APPLICANT: LA QUINTA ARTS FOUNDATION WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of June, 2000, and 20th day of June, 2000, hold duly noticed Public Hearings to consider the request of 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 Avenue and 48th Avenue, and more particularly described as: Assessor's Parcel Number 643-090-024 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of May 23, 2000, hold a duly noticed Public Hearing for Specific Plan 2000-042, and recommended approval under Resolution 2000-036; and WHEREAS, the project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 00-394) and determined that the proposed project could have an adverse impact on the environment. However, there would not be a significant effect in this case, because appropriate mitigation measures were made a part of the Conditions of Approval for Specific Plan 2000-042, and a Mitigated Negative Declaration of EnvirOnmental Impact will be filed; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons wanting to be heard, said City Council did make the following mandatory findings of approval for said Specific Plan 2000-042: Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 00-042 June 20, 2000 Page 2 Finding Number 1 - Consistency with General Plan/Zoning Code I. 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 a regional arts facility, as conditioned. The proposal also furthers the goals and objectives of the Circulation Element, insofar as it limits access to Washington Street. 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. Finding Number 2 - Compliance with the California Environmental Quality Act 1. A Mitigated Negative Declaration of Environmental Impact has been prepared by the Community Development Department as required bV the California Environmental Quality Act statutes. The assessment concludes that the project will not significantly affect the environment, provided Mitigation Monitoring is completed (EA 00-394). In this case, project mitigation includes berming and noise reduction measures, limitations to the hours of operation, compliance with City standards for the protection of groundwater and analysis of visual impacts. The Environmental Assessment and comments thereon, have been reviewed and considered by the City Council. Finding Number 3 - Site Design 1. The project, as conditioned, is compatible with the City's standards and existing surrounding development. Conditions of approval have been included to ensure compliance with the City's standards. Each of the phases of the proposed Specific Plan will be required to submit Site Development Permit applications prior to development of the site. Finding Number 4 - Site Improvements 1. The extension of all public services, as required, will providej for the logical expansion of services in the City. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 00-042 June 20, 2000 Page 3 2. All improvements within and adjacent to the proposed project will be constructed to meet City standards and be compatible with surrounding development. 3. The Specific Plan, as conditioned, will not pose a hazard to th~ public health, welfare or safety. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case. 2. That it does hereby require compliance with those mitigation measures required in Environmental Assessment 2000-394. 3. That it does approve 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 City Council, held on the 20th of June, 2000, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Mayor Pro Tem Sniff NOES: None ABSENT: Council Member Adolph, Mayor Pe~a ABSTAIN: None STANLEY City of La Quinta, California Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 00-042 June 20, 2000 Page 4 ATTEST: City of La Quinta, California (City Seal) APPROVED AS TO FORM: By: M. KATHERINE JENSO~torney City of La Quinta, California CITY COUNCIL RESOLUTION 2000-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2000-042 LA QUINTA ARTS FOUNDATION JUNE 20, 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 a. ny 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 (lID) · 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 Fe~ Program and Development Impact Fee program in effect at the time of permit approval. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 2 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 3 IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 4 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. 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 thereo.f, 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 5 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 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 6 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 all utility lines within the right of way and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric.al 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 an 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 7 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 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 8 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 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 9 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. 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 plari 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 Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 10 Parking Lots (except the General Parking Lot) Amphitheatre Sculpture garden 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: 1. Rough grading 2. Perimeter landscaping 3. Construction of the general parking lot and installation of parking lot lighting. 4. 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). Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 11 57. The Specific Plan shall be amended to read that "Set up" and "break down" 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). Also, under this Table right hand column, Time for Removal, second row shall be amended to comply with the Zoning Code and require removal within seven days. 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 grading permit. All minor use permit applications for the proposed project shall be consistent with the approved Banner Plan. A. The applicant agrees to be bound by any amendment to the City's Sign Ordinance. 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 12 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 applicant in a timely manner. 65. Parking lot lighting to City standards shall be provided 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. 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 within thirty days of approval of the Specific Plan for review and approval by the City Council 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. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 13 71. Prior to the issuance of any grading permit on the project site, the applicant shall submit a written parking agreement to the Community Development Department. 72. 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. 73. The project proponent shall comply with all mitigation measures contained in the Addendum to EA 00-394. PUBLIC TRANSIT 74. 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 75. 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. 76. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 77. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. FIRE DEPARTMENT 78. 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. 79. 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 feet of a hydrant, and a minimum of 25 feet from the building. Resolution No. 2000-72 La Quinta Arts Foundation Specific Plan 2000-042 Adopted: June 20, 2000 Page 14 80. 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. 81. 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-Ill-A-1. 82. 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. 83. 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. 84. 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: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 85. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 86. All gates on-site shall be equipped with Knox boxes, or equivalent, to the satisfaction of the Fire Department. SCHOOL FEES 87. 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.