SP 2000-042 La Quinta Arts FoundationJUL 2g 2aM
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FOUNDATION
LAQUINTAARTS FOUNDATION
SPECIFIC FLAN
PREPARED BY:
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CIV4 ENGINEEFUN43 / PLANNING / LAND SL4WEYINQ
73-185 Highway 111, Suite "A"
l Palm Desert, California 92260
(760) 341-3101
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1. Approved by the City Council on
June 20, 2000
a
PREPARED FOR: Q
La Quinta Arts Foundation
Post Office Box 777 E 0
La Quinta, California 92253 > ?,E N z a i
(Warner Engineering Project No. C8282MS2) ` a 0 U a � XC 3:
(Warner
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February 1, 2000
Jerry Herman L A Q U I N TA
Director of Community Development
City of La Quinta
P. 0. Box 1504 FOUNDATION
La Quinta, CA 92253-1504
Subject: La Quinta Arts Foundation Specific Plan; NWC Avenue 48/Washington
St. (APN 643-090-024), La Quinta Arts Foundation, Applicant (Warner
Engineering File No. C8282MS2)
Dear Mr. Herman:
We are pleased to submit the Specific Plan and Conditional Use Permit Application
for La Quinta Arts Foundation's proposed arts education facility.
LOAF conducted extensive research and compiled information from several
community forums, numerous meetings and correspondence with neighbors,
needs assessments surveys, many commissioned studies, input and invaluable
assistance from City of La Quinta Staff. With the support of all of this work and
research LOAF reached the conclusion that 1.) a need exists, and 2.) there is wide-
spread community support for the facility LOAF proposes.
The Specific Plan is the culmination of over two year effort to conceptualize a
project that will be a valuable resource for education and cultural enrichment for
the citizens of the Coachella Valley and beyond, and in turn promote and benefit
the City of La Quinta. A great deal of effort was expended to plan a facility with
reverence for the surrounding landscape, neighboring community developments
and the City's general plan.
We look forward to seeing our vision become reality with the City's assistance and
guidance, and we thank you in advance for your effort in this regard.
Sincerely,
LA QUINTA ARTS FOUNDATION
Susan Francis
Executive Director
Cc: The Honorable John Pena, Mayor
Council Members, City of La Quinta
Tom Genovese, City Manager
Mike Smith, Warner Engineering
W v
Kay Wkoirectors
Presiden
Board
POST OFFICE BOX 777 LA QUI NTA, CA 92253 760 564 1244 FAX 760 564 6884
La Quinta Arts Foundation Specific Plan
CITY OF LA QUINTA
City of La Quinta, P.O. Box 1504, La Quinta, CA 92253-1504
City Council
John Pefia, Mayor
Stanley Sniff, Mayor Pro Tem
Terry Henderson, Council Member
Don Adolph, Council Member
Ron Perkins, Council Member
Planning Commission
Tom Kirk, Chairperson
Steve Robbins, Vice Chairperson
Jacques Abels, Commissioner
Richard Butler, Commissioner
Robert Tyler, Commissioner
City Staff
Tom Genovese, City Manager
Mark Weiss, Assistant City Manager
Jerry Herman, Director of Community Development
Christine di lorio, Planning Manager
PROJECT TECHNICAL TEAM
La Quinta Chamber of Commerce - 51-351 Avenida Bermudas - La Quinta, CA 92253
Riverside County Health Department - 46209 Oasis, Room 209 - Indio, CA 92201
Riverside County Fire Department - 82-675 Highway III, #209 - Indio, CA 92201
Earth Systems Consultants - 79811 Country Club Drive - Indio, CA 92201
ASM Affiliates, Inc. - 543 Encinitas Blvd, Suite 114 - Encinitas, CA 92024
Douglas Eilar & Associates - 321 N. Willowspring Drive - Encinitas, CA 92024
James W. Cornett, Ecological Consultants - P.O. Box 846 - Palm Springs, CA 92263
Korve Engineering, Inc. - 78-120 Calle Estado, Suite 201 - La Quinta, CA 92253
June 20, 2000
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TABLE OF CONTENTS
Section Pale
TABLE OF CONTENTS i
LIST OF APPENDICES iv
LIST OF TABLES v
LIST OF EXHIBITS
i
1.0 INTRODUCTION/SUMMARY
1
1.1 Introduction
1
1.2 Executive Summa .....
1.2.1
Current General Plan and Zoning Designations .........................1
1.2.2
Uses Permitted with Specific Plan Adoption...............................1
Uses Permitted with approval of a Minor Use Permit ....
2
Uses Permitted with a Conditional Use Permit ----------------
2
Uses Requiring a Site Development Permit
............ ......2
1.2.2.1 Proposed Specific Plan Deviations from
Zoning Code Standards ----------------------------3
1.2.2.2 Procedures for Specific Plan Adoption .....................3
1.2.2.3 Site Development Permit ("SDP") Process _-------------
4
1.2.2.4 Conditional Use Permit and Minor Use Permit
--
4
1.2.3
Project History ................................... ...................---
1.2.4
The Project...........................................................................................7
1.2.5
Summary of Preparation Process .............. ................ .................8
1.2.6
The Process
1.2.6.1 Consistency with General Plan...... . ......................9
Element 9 - Land Use
9
Element 2 - Circulation
10
Element 3 - Open Space ------------------------------------------------------11
Element 4 - Park and Recreation
12
Element 5 - Environmental Conservation
12
Element 6 - Infrastructure and Public Services
13
Element 7 - Environmental Hazards ..................................
14
Element 8 - Air Qualit.........................................................
Element 9 - Housing ..........................
-14
1.2.6.2 Relationship with Zoning and Development..............16
1.2.6.3 Relationship to Other Agencies....................................19
2.0 DEVELOPMENT PLAN .......................................... ............... ................ 20
2.1 Project Description ............. ........... .......................................
......................-.,. 20
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TABLE OF CONTENTS (Continued)
Section _ Page
Outdoor Museums and Sculpture Galleries. ...................
20
Foundation Building---------------------------------------------------------------20
Outdoor Festival Grounds
20
The "Terraces"
21
Native American Memorial
21
2.1.1 The Site
21
2.1.2 Site Plan
21
View of the Site from Washington Street22
Main Drive Approach__.._ .• ...............................................
22
Secondary Drive Approach..............................................23
Internal Circulation
24
General Parking Lot..............................................................25
Festival Grounds
28
Artists' Parking Lot .................. ........................... .....•..............
31
Outdoor Performance Venue (the "Terraces') .. ,.,_..._.32
Valet Drop -Off Area and VIP Parking Lot ............. .........33
"Terraces" Loading/Unloading Area...................................33
Outdoor Sculpture Gallery ..................................................
Main Entry Area -------------------- ---.........................................
-34
34
Native American Memorial •.,_,_,.,,35
Future Foundation Building and
Adjacent Parking Area ..............................................
Integration with the Laguna de la Paz Res. Dev.............35
Summary of Maximum Building and
Proposed Parking for LQAF Site by Area .........................
37
Summary of Proposed Verses
Required Parking for LQAF Site by Area ..........................
38
2.1.3 Architecture, Landscape and Irrigation ..................... ................40
2.1.3.1 Architecture ................
-------- - -----------------------•
41
..,.......
Acceptable Architectural Elements,
Building Materials and Finishes
41
Undesirable Architectural Elements
Building Materials and Finishes
43
2.1.3.2 Landscape ..........................
........_..._......,,._44
2.1.3.3 Irrigation .............
47
2.1.4 Utilities ........................................___.._.._...
-----........48
2.1.5 Specific Plan Boundary Adjustments__......
48
2.2 Land Use
2.2.1 Land Use Plan._ .
48
2.2.2 Development Standards
48
2.2.3 Grading, Erosion Control, SWPPP/NPDES/PM10 ....................
49
2.2.3.1 Grading Plan ........................•--....... ......------........._.......49
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TABLE OF CONTENTS (Continued)
Section Page
2.2.3.2 Erosion Control ...................................................... . ....49
2.2.3.3 SWPPP/NPDES/PM10 50
3.0 CIRCULATION 51
3.1 Overview
. .... .......
3.2 Off -Site Circulation Plan
3.3 Public Transportation/Transportation Demand Management...............54
4.0 DRAINAGE/FLOOD CONTROL 55
4.1 Hydrology.-------- .............. .................... -- ...... 55
4.2 Flood Control Master Plan ............ ............................................................... .55
4.3 On -Site Storm Water Retention 56
Basin"A................................................................................................58
Basin«B,' .... .................... ......................................... 58
Basin "C..
Basin "D" 59
4.4 Nuisance Water 59
5.0 UTILITIES ...................................... ................................................................... .............61
5.1
Sewer Plan
5.2
Water Plan,...................................................._,.......................
61
5.3
_...............---
Well Site ...
61
5.4
Electrical Plan .......................................... ............. ..,............,....
61
5.5
Other Utilities......................................................................................
62
6.0 PHASING AND IMPLEMENTATION ........ .... ......................................
6.1 Phasing Description .............. 63
6.2 Grading and Infrastructure 63
7.0 DESIGN AND SUSTAINABILITY GUIDELINES 64
7.1 General Architectural and Landscape Theme.,..., ----- . 64
7.2 Project Identification Signage
Option "A"— Freestanding Monument Signage
Option "B"— Wall -Mounted Signage .............................
7.3 Design and Sustainability Guidelines 65
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LIST OF APPENDICES
Appendix Title
A... City of La Quinta City Council Resolution 2000-70
approving Environmental Assessment 2000-394
City of La Quinta City Council Resolution 2000-71
approving Conditional Use Permit 2000-048
City of La Quinta Council Resolution
approving Specific Plan 2000-042
including the Findings and Conditions of Approval - Final
B .......... .................... City of La Quinta Addendum to Environmental Checklist
Environment Assessment 2000-394 with approved
Measures for Mitigation Monitoring in Connection with
the Mitigated Negative Declaration for Specific Plan 2000-042
La Quinta Arts Foundation, Applicant
C ................................... Manufacturer's Specifications for Soil Stabilizer
For General Parking Lot and Artists' Parking Lot
Stabilizer Solutions, Inc., 205 South 28th Street
Phoenix, Arizona 85034
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LIST OF TABLES
Table Title Page
1 Proposed Specific Plan Deviations
from Zoning Code Standards ........................................................... 3
2 Temporary Sign Standards 6
3 La Quinta Zoning Ordinance Development Standards
for the RL Zone and Standards Proposed for
LQAF Specific Plan 18
4 Maximum Building and Proposed Parking by Area....................37
5 LQAF Site Parking Availability.......... ............. 38
6 Attendance Levels and Transportation Modes to
LQAF Site
7 Annual LQAF Arts Festival — Hourly Number of Guests .......... 40
8 Acceptable Architectural Elements, Building Materials
and Finishes
9 Conceptual Landscape Palette 45
10 Summary of Retention Basin Capacities
and Values for 100 -Year Storm 58
11 Proposed Phases of Development of LQAF Site 63
12 Guidelines for Sustainability.... . ............
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La Quinta Arts Foundation Specific Plan
LIST OF EXHIBITS
Exhibit Title
1-A Aerial Photo
1-13 ,............................ USGS Location Map
(NWC Washington Street & Avenue 48)
1-C _____ Vicinity Map
1-D...............................Photographs of Site and Immediate Vicinity
2-A..,......................... Conceptual Site Plan
2-8,,,,,, ........ ................. Conceptual Landscape Plan
3.................................... Current City Zoning and General Plan Designation of Subject Site
and Surrounding Parcels
4-A .. Conceptual Grading Plan
4-B............................... Conceptual Hydrology Plan
5..................................... Washington Street Cross Section Adjacent LQAF Site
6 .................................. Line of Sight Cross -Sections from the Adjacent Laguna de la Paz
Residential Development
Line of Sight from Artists' Parking Lot to The Terraces
Line of Sight at Festival Grounds
Line of Sight at Artists' Parking Lot
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1.0 INTRODUCTION/SUMMARY
1.1 Introduction
La Quinta Arts Foundation ("LQAF") secured approval for a proposed arts and
education facility to be located on the northwest corner of Washington Street and
Avenue 48 (Reference Exhibits 1-A through 1-D).
On June 20, 2000, this Specific Plan was approved by the City Council. City Council
Resolution 2000-72 approving Specific Plan 2000-042 ("SP Resolution"), as well as the
mitigation measures contained with the Addendum to Environmental Checklist (the
"Environmental Addendum") attached to Environmental Assessment 2000-394 are
attached as Appendices "A" and "B" respectively and incorporated herein by this
reference. In the event of any inconsistency between the provisions of this Specific
Plan and the SP Resolution and/or Environmental Addendum, the provisions of the SP
Resolution and the Environmental Addendum shall prevail.
This Specific Plan will comply with all the conditions of approval as contained within the
SP Resolution and the mitigation measures of the Environmental Addendum.
1.2 Executive Summary
The facility will support the mission of La Quinta Arts Foundation, a non-profit public
benefits corporation, in promoting the visual and performing arts through education.
LQAF has concluded that, because of the population growth in the Coachella Valley,
there is significant community need and support for expansion of the services LQAF
provides. The project is planned as a phased development of the 28.33 acre site
consisting of indoor and outdoor art museums and galleries, administrative offices,
classrooms, artists' studios, a performing arts venue, and other public use amenities.
1.2.1 Current General Plan and Zoning Designations
The project location is designated by the City's General Plan as "Low Density
Residential", with a concurrent zoning designation ("RL"). The predominant uses with
these designations are "... general residential product type characterized by one to
two-story, single-family detached homes on large or medium size lots and/or clustered
one to two-story, single-family attached units in projects with generous amounts of open
space ...-
1.2.2"
1.2.2 Uses Permitted with Specific Plan Adoption
The following uses shall be permitted under this Specific Plan:
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La Quinta Arts Foundation Specific Plan
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A WASHINGTON STREET LOOKING NORTH (PROJECT SITE ON LEFT) i LOOKING NORTHWEST FROM THE INTERSECTION OF WASHINGTON STREET AND AVENUE 48
NORTH V E, ST - - — - - SOUTH
y.a��•.. ZS .l�v'�-.ice'
A PANORAMIC VIEW OF SITE FACING EAST
PANORAMA OF SIT'
EXHIBIT 1-13
Photographs of Site and Immediate Vicinity
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Uses Permitted with approval of a Minor Use Permit:
• Festival Grounds events for 50 or more 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 Artists' Parking Lots)
• Amphitheatre
• Outdoor Sculpture Gallery
• Box office building
• Headquarters events building
• Restroom buildings
• Native American Memorial
• Permanent Signage
The following may be undertaken on the site, without a Site Development Permit, but
with approval of the City Engineer and Community Development Department:
• Rough grading
• Perimeter and General Parking Lot landscaping
• Construction of the general parking areas (collectively the "General Parking Lot"),
Artists' Parking Lot, and installation of parking lot lighting
• Construction of the Festival Grounds
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1.2.2.1 Proposed Specific Plan Deviations from Zoning Code Standards
The following table presents development standards to apply to this Specific Plan -
1.2.2.2 Procedures for Specific Plan Adoption
Specific plan proposals, associated environmental documents, and special studies are
subject to review and approval by the City Planning Commission as recommended by
the City staff with modifications, if any. The Planning Commission submits their
recommendations, based on "findings of fact" to the City Council for action. City Council
approval of specific plans may be in the form of Council resolution or ordinance. If there
are any modifications required by the City Council, these modifications are incorporated
into a "Final Specific Plan" which serves as the guidelines to direct future
implementation of all successive plans submitted to the City for the project.
On June 20, 2000, by the Specific Plan Resolution, the City Council- (a) approved this
Specific Plan and the companion application for conditional use permit, and (b) certified
the related mitigated negative declaration of environmental impact including the
Environmental Addendum.
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TABLE 1 •
Proposed Specific
Plan Deviations from Zoning
Code Standards
CATEGORY
RL ZONE
PROPOSED SPECIFIC PLAN
(Except temporary signs.)
1 or 2 story attached or detached,
Land Use
(1) Art museums and galleries,
or clustered single family homes
classrooms, artists' studios, an
Outdoor Sculpture Gallery, perform-
ing arts venue, and other amenities.
(2) Public flood control facilities and
28 feet.
devices.
50 feet for campanile or other
Maximum Structure
Height
architectural feature not exceed-ing
20% of the total ground floor square
footage of the Foundation building,
subject to City analysis of bulk and
mass, and a line of sight study
through the City's site development
permit process.
Common Open Space
Not applicable.
Substantial o22.Espace.
Vehicle Parking
2 spaces per unit within a garage.
1,700+/- on-site, uncovered_
Garage
Minimum to satisfy 2 spaces.
Not proposed.
Driveway & Parking
Paved.
Driveway approaches paved, but
portions of parking lots with DG
Permitted as per LQZC Table 1669
(unpaved) surface.
Same.
Permanent Signs
for residential zones):
1.2.2.2 Procedures for Specific Plan Adoption
Specific plan proposals, associated environmental documents, and special studies are
subject to review and approval by the City Planning Commission as recommended by
the City staff with modifications, if any. The Planning Commission submits their
recommendations, based on "findings of fact" to the City Council for action. City Council
approval of specific plans may be in the form of Council resolution or ordinance. If there
are any modifications required by the City Council, these modifications are incorporated
into a "Final Specific Plan" which serves as the guidelines to direct future
implementation of all successive plans submitted to the City for the project.
On June 20, 2000, by the Specific Plan Resolution, the City Council- (a) approved this
Specific Plan and the companion application for conditional use permit, and (b) certified
the related mitigated negative declaration of environmental impact including the
Environmental Addendum.
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1.2.2.3 Site Development Permit ("SDP") Process
Specific development plans that implement portions of this Specific Plan will be subject
to review and approval by the City Community Development Department, other involved
City departments, and other affected public entities (i.e., utility companies) through the
City's site development permit process. The City Community Development Department
coordinates distribution of specific building designs for review by various City
departments and public utility companies. The review process assures that the building
designs, colors, materials, finishes, proposed locations, and other related details
substantially comply with the Final Specific Plan and as per the phasing plan as
approved within this Specific Plan. Recommendations are made by the City staff to the
Planning Commission to approve, deny, or to amend the submitted plans subject to the
development and approval of "findings" of substantial compliance, also accompanied by
any specific conditions of approval to assure compliance with the development plan.
Any plan amendments as required by the City Council are then incorporated into the
revised plans prior to submittal to the Building Department for customary plan checking.
The Building Department notifies the applicant of any required corrections needed, with
the working drawings substantially reflective of the prior approvals made by the City's
legislative body and participating public entities.
LQAF will comply with all Conditions of Approval attached as Appendix "A." To execute
the approved plans, construction quality assurance measures meeting approval of the
City Engineer will be employed by LQAF. Which measures include utilizing qualified
civil engineers, geotechnical engineers, surveyors, and other appropriate professionals
to assure sufficient construction supervision to furnish and sign accurate record
drawings. LQAF will 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 the approved plans,
specifications, and applicable regulations. Upon completion of construction, LQAF will
furnish the City reproducible record drawings of all improvement plans which were
signed by the City. Individual sheets will be clearly marked "Record Drawings", "As -
Built", or "As -Constructed" and will be stamped and signed by the engineer or surveyor
of record certifying the accuracy of the drawings, with LQAF furnishing the City revised
computer aided drafting ("CAD") or raster -image files previously submitted to the City,
reflective of the as -constructed conditions. Additionally, all development plans shall be
routed to the Fire and Police Departments for review and comment. Upon project
completion, the final "As -Built" site plan will be provided to both agencies for their files.
1.2.2.4 Conditional Use Permit and Minor Use Permit
According to Zoning Code, Table 401, aspects of this Specific Plan proposal also entail
requirements for a conditional use permit ("CUP") and minor use permits ("MUP"). For
conditional use permits, Section 9.210.020 specifies: "Uses requiring a conditional use
permit have moderate to significant potential for adverse impacts on surrounding
properties, residents, or businesses ... For the RL Zone, Table 401 specifies a CUP for
"Museum or gallery displaying sculpture, artwork, or crafts, including schools for above,
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on 20 acres or more." CUP 2000-048, allowing for the construction of the amphitheater,
the Foundation building, galleries, museums, and restrooms were approved concurrent
with this Specific Plan. LQAF will obtain CUP approval from the City for future
proposals that are not addressed within this Specific Plan.
Section 9.210.020132 of the City Zoning Code specifies: "Uses requiring a minor use
permit have low to moderate potential for adverse impacts on surrounding properties,
residents, or businesses. In most cases, such uses are accessory to a main or principal
use on the property . . ." This Specific Plan proposes special (temporary) outdoor
events in the RL Zone subject to minor use permit approval; provided, however, that the
events listed in Section 2.1 of this Specific Plan may be conducted without a Minor Use
Permit. All events on Festival Grounds will be transmitted to the Fire and Police
Departments for review, comment, and conditions of approval. Section 2.0 of this
Specific Plan presents the types of activities proposed, the projected time durations per
activity, and the approximate number of attendees.
Due to the size of LQAF site, larger banners than otherwise permitted by the Zoning
Code are proposed. A "Banner Plan" which identifies the ultimate location of the 37 on-
site banners will be submitted by LQAF to the City for review and approval with the
grading plan. All events for the project shall be consistent with the Banner Plan. In
addition, LQAF signage program, as permitted by this Specific Plan, shall be subject to
any future amendments to the City's Sign Ordinance.
Additionally, with exception of locations within the Washington Street right-of-way
landscaped parkway, some banners are proposed for attachment to trees, which is also
otherwise prohibited. The following Table 2 compares temporary sign standards for the
RL Zone as specified in the Zoning Code (both Sections 9.60.170 — Special Outdoor
Events and 9.160.060 — Permitted Temporary Signs whichever is more restrictive) and
as proposed in this Specific Plan.
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CRITERIA
Posting Time
Time for Removal
Maximum Sign Area
La Quinta Arts Foundation Specific Plan
T
. TABLE 2 •
rary Sign Standards
RL ZONE
As approved by the City in the
minor use permit for the event (60
consecutive dais otherwise stated)_
Within 7 days following an event.
Maximum of one temporary banner
per street frontage, not to exceed
32 square feet.
Maximum of one temporary
portable sign on- or off-site on
private property, not to exceed 55
square feet.
Freestanding —Maximum 16 feet
Building -mounted —
Maximum Height
No. of On -Site
Signs
Maximum
Signs
Distance from Interior
Paved Road or Street
Placement Restrictions
Distance Separation
June 20, 2000
For multi -floor buildings, no higher
than 8 feet or the finish floor line of
the second floor
For single -floor buildings, no higher
than the eave line or top of wall of
Maximum of one temporary banner
per street frontage, not to exceed
32 square feet.
Maximum of one temporary
portable sign on- or off-site on
private property, not to exceed 55
square feet.
Maximum 15 bunting signs, with
maximum size to be approved by
the Director of Community
30 temporary directional signs, 9
square feet in area, subject to the
provisions of LQZC Section
9.160.060, Paragraph C through H
with the exception of Paragraph E.
5 feet minimum from edge of
Prohibits attaching to trees.
200 feet minimum apart for identical
or substantially similar siqns.
N
PROPOSED SPECIFIC PLAN
Same.
Same.
(Per event) 10 large banners — 4 feet
wide by distance between palm tree
they are attached to; 20 small
banners — no larger than 16 square
feet each to be freestanding or
attached to buildings.
Vertical hung banners (pennants)
attached to perimeter festival poles
adjacent the Washington Street
frontage 20 square feet each no
closer than 200 feet apart.
Banners attached to tops of palm
trees and 30 foot tall festival poles.
Same.
37 banners on-site.
Same.
Same.
Some "freestanding" banners
proposed for attachment to palm
trees, except that no banners shall
be located within the landscaped
parkway within the Washington
Street right-of_way_
Same.
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La Quinta Arts Foundation Specific Plan
1.2.3 Project History
La Quinta Arts Foundation has served the Coachella Valley for 18 years. The
Foundation receives funding primarily from donations, and from operation of La Quinta
Arts Festival and other arts -related events.
• Awarded nearly $300,000 in scholarships to students pursuing higher education
in the arts.
• Conducts the award winning art education program involving over 4,000 4th and
5th grade students annually.
Provides hands-on art instruction to children of all ages and culturally under-
served groups through partnerships with other social service agencies.
O Conducts museum tours, lectures, and educational workshops for children and
adults.
In support of its mission, LQAF produces fund raising events including an annual art
festival. It has the support of a current membership base of 650, along with a very large
volunteer corps numbering over 500. LQAF enjoys a high level of community
recognition, participation and support for the services it provides.
1.2.4 The Project
Development of the proposed phasing plan will be primarily dependent upon the level of
fundraising efforts by LQAF. At maturity, the project will offer a number of well-planned
and versatile areas that will serve as a destination for students, educators, families,
artists, tourists and all that seek knowledge and enrichment (Reference Exhibit 2-A) as
per the following:
• A future Foundation building housing museums, galleries, lecture and classroom
spaces, an art library, artists' studios, volunteer workspace, staff offices, and
office and meeting space for local non-profit agencies. The building, containing
not more than a total of 60,000 square feet in gross floor area, may be
constructed in phases. When constructed, the building will occupy the area
shown on the conceptual site/grading plan identified as the "Building Pad."
Festival Grounds.
• Outdoor amphitheatre (the "Terraces") with a seating capacity of 2,400.
• Outdoor Sculpture Gallery.
A 1,300 square foot box office building/ticket gate.
• A 1,500 square foot headquarters events building.
• Two (2) 1,500 square foot restroom buildings.
• General parking for approximately 968 cars (619 in the north portion and 349 in
the south portion), with provisions for tour buses.
• VIP and handicap parking with available valet service for approximately 140 cars
adjacent to the Outdoor Sculpture Gallery and box office building.
• Artists' parking areas (collectively the "Artist Lot") for approximately 261 vehicles,
including on -street parking along the 36 foot wide rear access drive.
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EXHIBIT 2 -A -=Warner
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La Quinta Arts Foundation Specific Plan
43 marked/paved perpendicular parking spaces located along the west side of
the Festival Grounds.
• Concurrent with construction of the Foundation building, the addition of
approximately 110 parking spaces adjacent to the building to serve student, staff
and individuals with physical handicaps.
• Additional 178 paved parallel parking spaces off of the internal and perimeter
roadways.
• Landscape theme incorporating native and desert tolerant plants and trees
surrounding the lush green lawns of the Festival Grounds and the Terraces
performing arts venue.
Decorative project entry identification signage conveying a sense of arrival and
celebration.
• Native American Memorial: a plot set aside for recognition of native inhabitants.
• Public flood control facilities and devices.
1.2.5 Summary of Preparation Process
Preparation of this Specific Plan for LQAF was conducted in a manner that studied the
impacts on the subject land and surrounding properties derived from the different
aspects of the proposed development. Information was compiled with the assistance of
sources such as the City, the La Quinta Chamber of Commerce, the Riverside County
Fire Department, Riverside County Health Department, and various consulting
agencies. Studies of the site were conducted by Earth Systems Consultants in
preparation of the soils report, a cultural resources inventory and evaluation of the site
prepared by ASM Affiliates, Inc., the acoustical study prepared by Douglas Eilar &
Associates, the biological assessment and impact analysis prepared by James W.
Cornett Ecological Consultants, the traffic study prepared by Korve Engineering, Inc.,
with Warner Engineering preparing the hydrology study.
To accommodate a more specific analysis of noise generation originating from LQAF
events, noise levels at select locations were monitored during the March, 2000 LQAF
Arts Festival. This analysis focused on noise generated by musical entertainment,
public address systems, the gathering of large crowds, and from on-site traffic noise and
noise from parking. The analysis further applied these results to the proposed project
site, and after reviewing the results, it determined that, subject to implementation of the
mitigation measures required by the Environmental Addendum, the noise impacts of the
project would be insignificant.
1.2.6 The Process
California Government Code sections 65450 and 65451 authorize local governmental
agencies to prepare specific plans, and set forth the requirements with respect to form
and content. Section 65450.1 of the Code states that "The legislative body or planning
agency may designate areas within a city or county for which the development of a
specific plan will be necessary or convenient to the implementation of the general plan."
A specific plan is a tool for the systematic implementation of the City's General Plan
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within a defined geographic area. It allows for the development of unique and special
characteristics within the defined area to be recognized and specifically addressed in
the planning and development process.
This Specific Plan establishes land use and development guidelines for the project area
and in its implementation, assures consistency with applicable state laws and local
ordinances, conformity with the City's General Plan, compatibility with adjacent
development, and availability of public services and facilities adequate to serve the
development.
1.2.6.1 Consistency with General Plan
The proposed project site selected by La Quinta Arts Foundation is categorized on the
City's Land Use Map as "Low Density Residential" ("LDR"). This category permits a
density standard ranging from 2 to 4 dwelling units per acre (Maximum density of 4
dwelling units per acre). The General Plan describes this category with a "general
residential product type characterized by one to two-story, single-family detached
homes on large or medium size lots and/or clustered one to two-story, single-family
attached units in projects with generous amounts of open space, subject to conditions
for varying residential use guidelines as specified in Policy 2-1.1.9" (This policy specifies
conditions for varying residential use guidelines).
The development proposed by La Quinta Arts Foundation will implement the goals and
policies contained within the City's General Plan, specifically addressing the nine
elements outlined in the General Plan as follows. Specific responses that present
proposed implementation measures demonstrating consistency with the General Plan
follow the General Plan objective ("vision statements") for each of the nine (9) elements
listed in the current General Plan (with exception of the Housing Element).
Element 1 - Land Use
General Plan land use vision statement:
"The City of La Quinta's vision of the future for land use focuses on preserving,
maintaining and enhancing the City's high quality of life for its residents. This is
currently exhibited in the City's unique and attractive environmental setting at the foot of
the Coral Reef and Santa Rosa Mountains, the City's low-density residential character
and resort image, the ethnic diversity of the Cove and the culturally -oriented attitude of
its residents. The vision also focuses on facilitating and integrating, through appropriate
location, desirable character and sensitive design, a mixture of commercial, resort,
residential and community facility uses to enhance the existing high quality of life. "
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Proposed land use vision implementation measures demonstrating consistency with the
General Plan:
• Provides community facilities and opportunities for education, cultural
enrichment, and appreciation of the history and contributions of Native
Americans in the Coachella Valley.
• Incorporates unique and attractive site development criteria reflective of the
resort image of the City.
• Incorporates a design and themes sensitive to the natural surroundings.
• Incorporates a design that buffers, screens, and mitigates proposed functions to
minimize impacts on adjoining properties, and as required in Environmental
Assessment 2000-394, incorporates mitigation measures to reduce impacts to an
insignificant level.
• Provides a streetscape design consistent with a continuous appearance
throughout the City.
• Site development that is respectful of the adjacent hillside areas in protecting
them as a scenic resource of the City.
• Incorporates substantial open spaces that respect historical and cultural
resources. To assure that any previously deeply buried sites (under the sand
dunes) may be identified, LQAF will station an archaeological monitor on the site
during any grubbing, earth moving, or excavating activity. Should the monitor
identify a resource, the monitor will be empowered to halt or redirect grading
activities while the resource is properly identified and studied. The monitor will
be required to file a report with the City of La Quinta of said findings, including
disposition of any identified resources.
Element 2 - Circulation
General Plan circulation system vision statement:
"The City of La Quinta's vision of the future for circulation focuses on serving increasing
travel demands while maintaining safety and efficiency and preserving and enhancing
the City's high quality of life for its residents. Circulation system improvements will be
implemented that are appropriate to travel demand and that incorporate design
elements that preserve and enhance the City's unique character. The vision focuses on
continuing to provide roadway improvements to serve automobile travel while
developing transit, pedestrian and bicycle systems which establish these modes as
viable alternative to automobile travel."
Proposed circulation system vision implementation measures demonstrating
consistency with the General Plan:
• A site design that reflects and enhances the entrance to the City and the vision of
the City's resort image incorporating public safety standards.
• Design standards that are consistent with the land use and traffic projections for
the area.
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• Incorporation of City development standards with the installation of new curbs,
gutters, and roadway improvements across the entire lot frontage adjacent to
Washington Street.
• As an alternative to individual automotive travel, incorporates a Sunline Transit
bus turnout within the public right-of-way, with the option of building in the future
a covered bus shelter for protecting bus riders from inclement elements.
• A site designed with private roadways designed to accommodate large private
and public buses, with larger turning radii, and the availability of oversized on-site
parking opportunities for the buses.
• Provides pedestrian and bicycle access to the site, across the site frontage via a
meandering public sidewalk, and on the site as part of the community's efforts to
establish non -automotive transportation. Consistent with LQAF's efforts to
accommodate transportation alternatives, conveniently located bicycle parking
spaces, designed with security provisions in mind, will be integrated into the site.
• Pedestrian access is planned to all portions of the site, with accessibility as per
ADA (Americans with Disabilities Act) requirements for individuals with physical
disabilities.
Element 3 - Open Space
General Plan open space vision statement.-
"The
tatement:
"The City of La Quinta's vision of the future for open space focuses on the protection,
preservation and enhancement of the different types of natural and manmade open
spaces in the City. La Quinta's attractive and unique character stems in part from its
dramatic setting at the foot of the Santa Rosa and Coral Reef Mountains, its agrarian
character of the numerous citrus orchards and date palm groves, and the sophisticated
image of its resort golf courses. These different, but equally important types of open
spaces should be preserved and protected to retain the unique character of La Quinta. "
Proposed open space vision implementation measures demonstrating consistency with
the General Plan:
• A site design that is sensitive to the scenic and natural topography of the area.
Steep hillsides rise from the property's western boundary, and represent an
important geologic feature for the City. LQAF proposal does not, however,
propose disturbance of any area within the toe -of -slope, as defined within the
City's Hillside Preservation Ordinance. Since no development will occur within
this area, the significant geological feature will be preserved, with no expected
significant impacts.
• A site design that is respectful of the cultural resources of the City.
• A site design reflective of the area's sophisticated image as a destination resort.
• A majority of the 28.33 acre site dedicated to open spaces that generously
incorporate native and non-native plant species.
• A site design that incorporates many places on site for enjoyment of surrounding
scenic vistas.
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• The current General Plan shows a pedestrian hiking trail along the southern
perimeter of LQAF site with a destination point leading to a nearby "proposed
park facility" westerly in the Santa Rosa Mountains. Within the parameters of the
10 year General Plan Update, which may delete this trail to minimize access to
the Santa Rosa Mountains, alternatively the Outdoor Sculpture Gallery (that the
main drive approach connects to) will serve as a passive neighborhood park that
will remain accessible as a logical destination point to the pedestrian hiking trail.
Element 4 - Park and Recreation
General Plan park and recreation vision statement:
"The City of La Quinta's vision of the future for improved parks and recreation acreage
and facilities focuses on providing a wide variety of parks for all City residents to
enhance the quality of life through the provision of a community -wide, conveniently
accessed network of facilities and activities sensitive to the recreational needs and
desires of the citizens of La Quinta. It is essential that park and recreational
opportunities are integrated, both physically and visually, with the City's open space
areas, historic and archaeologic resources and areas which are site for designated
cultural activities to maintain and enhance the desirability of La Quinta as a place in
which to live, work and play."
Proposed park and recreation vision implementation measures demonstrating
consistency with the General Plan (Reference Exhibit 2-13):
• A site designed exclusively for cultural and educational activities consistent with
the City's vision.
• Project objectives that provide leisure activities for area residents.
• A site layout that provides a park -like setting.
• Historic and archaeological resources embodied by the Native American
Memorial.
• A site centrally located for convenient access from all parts of the City.
• An Outdoor Sculpture Gallery, park, and rest area to serve as a passive public
neighborhood park.
• A project design that is supportive of the City's bicycle path network.
Element a - Environmental Conservation
General Plan environmental conservation vision statement:
"The City of La Quinta's vision of the future for Environmental Conservation focuses on
the protection and stewardship of the natural environment as a major community asset
for the future quality of life in La Quinta. Conserving and protecting the quantity and
quality of all water resources, clean air, natural topography, habitat of native plants and
wildlife species, scenic vistas and energy resources are a significant ingredient in the
well-being of La Quinta. These resources should be perpetuated at their visual,
functional, environmental and aesthetic qualities. "
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Proposed environmental conservation vision implementation measures demonstrating
consistency with the General Plan:
• A site design that enhances the City's scenic and topographical resources.
• Consistent with City requirements, a site design that incorporates 20 feet or more
of landscape setbacks along the Washington Street right-of-way to facilitate
scenic vistas of the nearby Santa Rosa Mountains.
• Provides on-site debris and storm water retention basins to facilitate recharge of
the groundwater aquifer and mitigate storm water runoff and rock debris
concerns.
• A drainage plan for the site that alleviates storm drainage overflowing onto
Washington Street.
• A site design that does not impact the quality of groundwater.
• A site design and proposed use of the site that is compatible with and sensitive to
conserving and protecting the habitat of native plants and wildlife species.
Element 6 - Infrastructure and Public Services
General Plan infrastructure and public services vision statement:
"The City of La Quinta's vision of the future for infrastructure and public services
recognizes the importance of a functional, efficient and cost effective system of
infrastructure and public services and its linkage to a high quality of life. These
infrastructure facilities and public services including potable water, sanitary sewage and
storm water collection, electrical, natural gas and telephone, law enforcement, fire
protection, health services, educational facilities, government services, and solid waste
collection and disposal must be provided and maintained at adequate levels to meet the
needs and desires of La Quinta citizens. "
Proposed infrastructure and public services vision implementation measures
demonstrating consistency with the General Plan:
• Providing educational facilities devoted to promoting visual and performing arts in
the form of classes, lectures, workshops, and seminars.
• Connection to the community's sanitary sewer system.
• The undergrounding of utilities as per City infrastructure planning.
• A site design and use that does not significantly intensify the need for greater law
enforcement and fire protection.
• Provides on-site debris and storm water retention basins to facilitate recharge of
the groundwater aquifer and mitigate storm water runoff and rock debris
concerns.
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Element T - Environmental Hazards
General Plan environmental hazards vision statement:
"The City of La Quinta's vision of the future for environmental hazards focuses on
protecting the public from natural and manmade hazards. In order to maintain a high
quality of life, existing and future residents must be protected from natural hazards,
such as geologic and seismic activities, as well as manmade hazards, such as
excessive noise and hazardous waste. Only when these hazards are reduced and
mitigated can the citizens of La Quinta be assured of a safe future. "
Proposed mitigation of environmental hazards vision implementation measures
demonstrating consistency with the General Plan:
• Incorporates energy conservation and safety technology in all future buildings.
• Setbacks and sound buffers designed to mitigate traffic noise from Washington
Street, and ambient sound from on-site uses.
• Nighttime illumination of the development incorporates low intensity lighting
fixtures with prismatic lenses and or other devices which angle light downward at
levels that are compliant with the City of La Quinta "Dark Sky" Ordinance. Said
fixtures will consistently be utilized within all portions of the development,
including building lighting, parking lot lighting, temporary or permanent, and
outdoor festival and Terraces events with the objective of minimizing transient
lighting from illuminating the adjacent Laguna de la Paz residential development
and the nearby hillsides.
Element 8 - Air Quality
General Plan air quality vision statement:
"The City of La Quinta's vision of the future for air quality focuses on achieving and
maintaining a high level of air quality in order to protect the health of the City's residents
and visitors and preserve the City's high quality of life. Air quality measures will be
implemented which help to control existing sources of air pollution and which insure
emissions do not exceed a level which would exceed air quality standards or otherwise
adversely affect the health and property of the community's residents. The vision
focuses on integrating land use, circulation and air quality policies and decisions in
order to accommodate the City's desire for growth and demand for mobility while
preserving local air quality as well as complying with and supporting regional, state and
federal air quality requirements."
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Proposed air quality vision implementation measures demonstrating consistency with
the General Plan:
• The proposed use of the site generates a level of traffic consistent with General
Plan projections (see Traffic Study).
• RUNNING EXHAUST EMISSIONS •
(pounds/day) _
CO ROC NOx PM10 PM10 PM10
Exhaust Brakes _ Tires
50 mph 351.3 13.5 72.1 0.0 1.5 15
Daily 550 75 100 150
Threshold"
Based on 8,500 trips/day and average trip length of 8.0 miles, using EMFAC7G Model provided by
California Air Resources Board. Assumes catalytic light autos at 750F.* Operational thresholds
provided by SCAQMD for assistance in determining the significance of a project.
The above table demonstrates that the emissions from a major event at LQAF
site will not exceed thresholds for significance. Therefore, it is assumed that
medium (5,000 people) events are not expected to exceed the SCAQMD
standards.
• Apart from short-term site development construction activities, no increased
pollutant levels or particulate emissions are anticipated. The single phase
grading process is expected to take approximately 30 working days. The
process will require two scrapers, one wheeled bulldozer, and one water truck,
each of which will operate for approximately eight hours per day. The following
table describes the PM10 emissions expected to occur during the grading
process, and demonstrates that grading is not expected to generate PM10
emissions which exceed SCAQMD's construction emissions thresholds.
• CONSTRUCTION -RELATED PM10 EMISSIONS
(pounds)
Project Generated Emissions SCAQMD Thresholds
Daily _ 9.96 150
Quarterly 298.8 13,500
Source: Table A9 -8-A, and page 6-4, "CEQA Air Quality Handbook," South Coast Air Quality
Management District, 1993.
Methods to minimize ambient dust, water, and erosion during and after grading
activities in the development of the site will be integrated in the construction
plans in compliance with local and regional air quality requirements. The
Coachella Valley has in the past been a non -attainment area for PM10
(particulate matter of 10 microns or smaller). Recent analysis by SCAQMD has
determined that the Valley has reached attainment, and a redesignation is
pending. In order to control PM10, LQAF will implement the standards as
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adopted by the City of La Quinta to control dust during periods of development of
LQAF site. LQAF will also comply with SCAQMD suggestions recommended
measures to mitigate vehicular emissions.
As noted above, soils stabilizers to be added to the decomposed granite ("DG")
parking lot surfaces as required to solidify and stabilize the underlying base
grade without affecting the storm water retention and percolation purposes of the
DG parking lots (Consistent with policies to be developed and implemented, the
state of the DG parking lot surfaces will be checked in a timely manner following
major LQAF events and for the accumulation of any debris following a major
storm).
Element 9 - Housing
This Specific Plan does not propose the construction of housing, except to note that the
project proposal will positively enhance the quality of life for area residents with the
addition of the proposed community arts, cultural and education center. In addition,
significant economic benefit can be anticipated by the City in the form of newly
generated revenues derived from hotels, restaurants and related businesses.
1.2.6.2 Relationship with Zoning and Development
The City's official Zone Map designates the project site area within the "Low Density
Residential" ("RL") Zone. Section 9.40, Table 401 of City of La Quinta Zoning
Ordinance enumerates activities principally permitted within the RL Zone, those subject
to City approval of an application for conditional use permit (Section 9.210.020), for
accessory uses, minor use permits, home occupations, uses requiring specific plans,
and prohibited uses. Principally permitted uses listed in Table 401 include public flood
control facilities and devices, which this Specific Plan proposes as an accessory to the
major objective of the site development. Other principally permitted uses listed in the
RL Zone include single-family detached dwellings, mobile home subdivisions and
manufactured homes on individual lots, congregate living, senior and residential care
facilities, public parks, playfields, open space, bicycle, equestrian, and hiking trails,
clubhouses, and community pools.
Uses permitted in residential districts subject to conditional use permit approval in the
RL Zone include mobile home parks, timeshare facilities, bed and breakfast inns, driving
ranges, and museums or galleries displaying sculpture, artwork, or crafts, including
schools for the same on 20 acres or more. Accordingly, this Specific Plan is intended to
incorporate criteria and standards for a conditional use permit for this project as per
"Museum or gallery displaying sculpture, artwork, or crafts, including schools for above,
on 20 acres or more."
As per Section 9.210.050 of the Zoning Ordinance, this Specific Plan also incorporates
criteria and standards for minor use permit that pertains to those occasional uses as
proposed that are subject to separate approval of a minor use permit.
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This Specific Plan proposes varied uses incorporating development standards for the
entire site that may be a departure from standards otherwise applicable in the RL Zone.
Significant aspects of this Specific Plan incorporate uses normally subject to separate
conditional use and minor use permit. Due to the variety of uses proposed, in which
some involve items typically requiring CUP and MUP approval, LQAF accepted the
City's staffs recommendation that development of a specific plan for this proposal
would be most appropriate. Accordingly, no uses are proposed within this Specific
Plan, nor are any uses proposed on the subject site unless they meet certain criteria
and other guidelines as approved by the City.
Sections 1.2.2.3 and 1.2.2.4 of this Specific Plan enumerates the review and approval
process for specific plan applications inclusive of conditional use and minor use permit
requirements, and references the site development permit process.
As derived from the list appearing in Section 9.30.030 of the City Zoning Ordinance, the
following Table 3 lists RL Zone development standards and the standards of
development as proposed in this Specific Plan. Since the nature of the proposal
contrasts substantially with the intent of the development standards devoted towards
single family residential uses, a number of RL Zone development standards will not
necessarily correspond or will not be applicable to the standards as proposed by this
Specific Plan.
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Consistent with the standards and criteria as presented within this Specific Plan, precise
development plans that implement this Specific Plan will, except as otherwise provided
herein, be required by the City under the City's site development permit process. This
process permits City departmental review of more precise plans that must demonstrate
substantial compliance with this Specific Plan. Following the City's comprehensive
review process, the working drawings will then be subject to plan checking by various
City departments and other public agencies to assure compliance with previous City
approvals, subject to various adopted building codes prior to issuance of building
permits.
Exhibit 3 depicts the zoning on and around properties surrounding the project area.
1.2.6.3 Relationship to Other Agencies
The City of La Quinta has indicated that they will process this proposal as a Specific
Plan to serve as the general site development document incorporating the standards
and criteria normally treated separately as applications for conditional use permil
("CUP") and minor use permit ("MUP"). Additional details for this proposal will be
presented for City review in the City's site development permit ("SDP") process. In
addition to City approvals, consistent with the plans as approved by the City, LQAF will
need to obtain separate permits with payment of any permitting fees and installation
costs as required for future work by the Coachella Valley Water District ("CVWD") for
extensions of water and sewer lines, infrastructure extensions required by the Imperial
Irrigation District ("IID"), General Telephone and Electric ("GTE") for telephone service,
the Gas Company, and Time Warner Cable TV service.
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Northwest
OPEN SPACE
LOW DENSITY
RESIDENTIAL
North
LOW DENSITY
RESIDENTIAL
Northeast
REGIONAL COMMERCIAL
West
Subject Site
East
OPEN SPACE
LA QUINTA
REGIONAL
LOW DENSITY
ARTS FOUNDATION
COMMERCIAL
RESIDENTIAL
(APN 643-090-024)
LOW DENSITY
LOW DENSITY
RESIDENTIAL
RESIDENTIAL
Southeast
Southwest
South
LOW DENSITY
LOW DENSITY
GOLF COURSE
RESIDENTIAL
RESIDENTIAL
LOW DENSITY
LOW DENSITY
RESIDENTIAL
RESIDENTIAL
A CURRENT ZONING
Northwest
OPEN SPACE
LOW DENSITY
RESIDENTIAL
North
LOW DENSITY
RESIDENTIAL
Northeast
MIXED/REGIONAL
COMMERCIAL
West
Subject Site
East
OPEN SPACE
LA QUINTA
MIXED/REGIONAL
LOW DENSITY
ARTS FOUNDATION
COMMERCIAL
RESIDENTIAL
(APN 6434)90-024)
LOW DENSITY
RESIDENTIAL
South
Southeast
Southwest
LOW DENSITY
LOW DENSITY
GOLF COURSE
RESIDENTIAL
RESIDENTIAL
LOW DENSITY
RESIDENTIAL
L GENERAL PLAN DESIGNATION
EXHIBIT 3
Current City Zoning and General Plan Designation of Subject Site
and Surrounding Parcels
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2.0 DEVELOPMENT PLAN
2.1 Project Description
The following are the potential activities and levels of attendance:
Outdoor Museums and Sculpture Galleries
Outdoor museums and galleries.
• Outdoor Sculpture Gallery.
Picnic grounds.
• Outdoor arts classes: painting, drawing, and sculpture.
Foundation Building
Pending future construction, hours of office operation will be 7:00 A.M. to 10:00 P.M.
daily; Programming and events 7 A.M. to 12:00 midnight daily.
• Gallery shows and art exhibits.
• Classes, lectures, seminars, workshops, training sessions, children activities.
• Revenue producing events in support of LQAF mission.
• Daily administrative business.
• Volunteer workers.
• 40 gallery events and 135 educational events estimated annually.
• Ongoing classroom events.
• Artists studios/galleries.
Outdoor Festival Grounds
Events to be held on the outdoor Festival Grounds will be consistent with LQAF
mission, including arts and crafts, literary, collectibles and culinary events. Except as
provided below, all events requiring time for "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).
The facility will be open to the public between 8:00 A.M. and 12:00 midnight, including
Sundays and holidays, except for major and medium events, when "break down" time
shall be allowed until 10:00 P.M. °Break down" for the public health and safety, in the
event of an emergency, will be allowed outside of the hours specified above.
• Major events (5 estimated annually).-
attendees
nnually):attendees per day.
• Medium events (5 estimated annually):
attendees per day.
Lasting up to 4 days averaging 9,000
Lasting up to 2 days averaging 5,000
• Minor events (25 estimated annually): Lasting 1 day with up to 5,000 attendees.
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The "Terraces"
Events to be held in the Terraces will be consistent with LQAF mission, including
concerts, recitals, opera, theater, dance, cinema and Shakespeare productions.
Attendance will be between 8:00 A.M. and 12:00 midnight.
• Major events (5 estimated
attendees per performance.
• Minor events (40 estimated
per performance.
Native American Memorial
annually): Lasting up to 4 days averaging 2,400
annually): Lasting 1 day averaging 2,400 attendees
Tour and field trip destinations providing education and awareness of Native
American culture.
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 list in this section.
2.1.1 The Site
The project site area consists of one 28.33 acre lot of record (APN 643-090-024) with
located along the west side of Washington Street, a major arterial, at the northwest
corner of the terminus of Avenue 48 with a north -south site frontage along Washington
Street of approximately 1,400 feet, with an average east -west lot depth of 880 feet, not
including the Artists' Parking Lot located in the southwest portion of the site.
Washington Street is currently a 4—lane divided street, planned for widening to a 6 lane
landscaped boulevard with limited access.
The site consists of rolling sand -swept slopes and is bordered along the north side by
undeveloped lands belonging to St. Francis of Assisi Roman Catholic Church. Adjacent
to the south side of LQAF site is the Laguna de la Paz development, a residential
development of single-family detached homes. On the east side of Washington Street,
opposite the project site is the Lake La Quinta residential development and
undeveloped lands that LQAF understands may be under consideration for construction
of a medical center. The existing topography of the site generally consists of sloping
sand deposits adjoining the adjacent undeveloped rocky hills in the parcels to the west
(Santa Rosa Mountains), with rocky, steep vertical rises that characterize the backdrop
to this property.
2.1.2 Site Plan
The project is proposed for construction in phases, subject to the schedule as presented
later in this document in Section 6.0, "Phasing and Implementation." The following
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presents descriptions of the various aspects proposed in the development of this site
r (Reference Exhibit 2 -A) -
View of the Site from Washington Street
Two bi-directional drive approaches are proposed from Washington Street each
restricting motor vehicle entry to "right-in/right-out." The main entrance/main drive
approach is situated a distance of approximately 580 feet north of the south property
line with a secondary entrance located approximately 25 feet south of the north property
line. The view of the overall site from the street is expected to be characterized by
undulating 4 foot landscaped berms adjacent the public right-of-way with canopies of
perimeter trees situated occasionally along a meandering public walk across the entire
frontage. Limited visibility of parked cars in the General Parking Lot will be achieved
since the finish grade for the General Parking Lot will be depressed approximately 2 to
3 feet (for storm water retention purposes) below the center of Washington Street, when
combined with the perimeter landscape berms along Washington Street. With the
Santa Rosa Mountains serving as a backdrop to the property, the average building pad
elevation (88.0') for the future Foundation building, as determined by the average
existing elevations, will result in a building pad elevation of approximately 28 feet above
the parallel portion of Washington Street (The existing elevations range between 10 to
55 feet above Washington Street).
To commemorate individuals, organizations, participating vendors, and corporate
sponsors of events taking place at LQAF site, their names and/or logos will appear on
festival banners, the placement of which shall be subject to the Banner Plan discussed
above. The festival banners will be vertically hung, and attached to tall decorative poles
placed at regular intervals inside of the property line along the Washington Street
frontage. The banners will consist of bold, contrasting colors and materials, and will
coordinate with the intensity, colors and architectural theme of the future Foundation
building and LQAF site in general. Festival poles adjacent to the Washington Street
frontage will have a uniform design and a height not exceeding 30 feet, and placed at
regular 200 foot (or more) intervals, placed no less than 100 feet from adjoining property
lines north and south, with vertically hung decorative festival banners not exceeding 20
square feet each.
Main Drive Approach
The 40 foot wide main drive approach into the site will accommodate two-way vehicle
traffic, parallel parking on each side of the street, with meandering sidewalks on each
side of the main drive aisle separated by generous landscaping. The main drive
approach connects east from Washington Street westerly to the main Outdoor Sculpture
Gallery. Both pedestrian and vehicle traffic entering the site will observe a transition
from the public street of contrasting decorative pavement, possibly stamped colored
concrete (i.e. "Bomanite" or equal) leading into the site from the main drive approach
that convey a quality image with a sense of greenness, openness and order. The main
Outdoor Sculpture Gallery that the main drive approach connects to, will serve as a
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passive public neighborhood park area that will remain accessible to the public when
access to other areas of the site are blocked for security purposes when those portions
of the site are not in use, or when use is restricted during scheduled events. The City's
General Plan Park and Recreation Policy Diagram map and Open Space Policy
Diagram map designates a conceptual location for a neighborhood park in the general
vicinity located west of LQAF site. This proposed passive park on LQAF site will
essentially function in fulfillment with the general objectives of a neighborhood park as
specified in the General Plan.
As per City development standards, crossbars, stop signs, and other directional signs
will be installed as traffic control devices to accommodate traffic exiting the site.
Occasional bunches of palm trees will colonnade the entrance area that conveys a
sense of "celebration." The entry elements will be visually connected and flow with the
perimeter landscaping and the meandering sidewalk. In addition to the paralleling
bunches of palm trees, placement of occasional sculptural pieces with intermixed picnic
tables and benches will flank the main entrance leading to the ticket building to further
enhance the integrity of LQAF's mission objectives and a sense of "arrival"
accompanied by generous desert hardy landscape berms.
To greet visitors to the site, a decorative permanent monument sign will be placed near
the main entrance adjacent the Washington Street frontage. Alternatively, in lieu of the
monument sign, similarly designed permanent entry signs identifying LQAF site may be
mounted on the decorative walls that flank each side of the main entry drive,
incorporating an average 20 foot depth if a meandering wall design is approved. The
project identification signage will thematically be reflective of the future Foundation
building architecture, as detailed further in Section 7.6 of this Specific Plan.
On-site promotion of LQAF events will utilize decorative festival banners announcing
upcoming and ongoing events on LQAF site, and will be used year-round to
accommodate various events. Banners will be tie -attached to corresponding palm trees
that colonnade each side of the main drive approach and stretch above the main entry
drive lanes and throughout other portions of the site less visible from the Washington
Street frontage, or attached to buildings. The total number of temporary banners and
signs proposed are specified earlier in Section 1.2.2.4 of this Specific Plan.
Secondary Drive Approach
This 36 foot wide approach starts a distance of approximately 25 feet south of the north
property line connecting to a 36 foot wide curvilinear private street that generally
borders the north and west perimeters of the site, with a sufficient width that
accommodates parallel parking without interfering with two-way traffic. Specific to this
portion of the street, the street has a meandering design so as to minimize direct
visibility of the continuing street ahead. This two-way street serves as a perimeter road
and accesses the northern portion of the General Parking Lot, the VIP Parking Lot, the
future Foundation building site, and ultimately the Artists' Parking Lot located at the
southwest portion of the site. As a transition from Washington Street, contrasting
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pavement similar to that found at the main entrance will be installed at this entrance.
On -street parking on the perimeter road that the secondary approach turns in to will
accommodate parking on one side of the street so as to not encumber two-way vehicle
traffic.
Internal Circulation
The project circulation network is composed of a logical hierarchy of two-way roads,
ranging from 40 feet at the main entry, 36 feet at the secondary (northerly) entry that
accommodates parallel parking and 36 feet for both the main north -south road
extending west of the General Parking Lot that also accommodates similar parallel
parking (north of the main entry), and the 36 foot wide perimeter road leading west to
the Artists' Parking Lot that also accommodates parallel parking. The conceptual
grading plan includes typical cross-sectional drawings for the internal roadways. All
internal roadways and sidewalks connecting to the various functional sections on the
site will be paved asphalt or concrete, and as noted above, will restrict on -street parking
in a parallel parking arrangement on the right side only. This arrangement will provide
approximately 178 parallel parking spaces on the internal roadways, and another 43
parking spaces (parking to meet specific Americans with Disabilities Act requirements
not calculated, but designed to accommodate) at the cul-de-sac terminus of the
perimeter road east of the Artists' Parking Lot. Although not specifically calculated, the
on -street parallel parking of oversized vehicles or recreational vehicles that occupy
greater vehicle lengths, will result in fewer on -street parking spaces. Both entries and
all roadways are designed to accommodate two-way traffic. The main drive approach
conveys traffic primarily to the two general parking areas (General Parking Lot), but also
leads past the roadway that borders the west side of the General Parking Lot
connecting to the circular drop-off area and the valet parking area.
The 36 foot wide secondary approach turns into a winding curvilinear perimeter road
accommodating all types of vehicles entering into the site and parallel parking. This
road also accesses the main visitor parking area and continues westerly in a curvilinear
manner, with the road gently rising as it approaches the location of the future
Foundation building site and future adjacent parking lot, and continuing in a southward
direction and connecting to the Artists' Parking Lot where the road terminates into a cul-
de-sac. This drive also serves as the vehicle access route to drop-off individuals with
physical disabilities, to the food staging area and other facility spaces for service
deliveries, and vehicle turn -around located south of the future Foundation building site.
Blue retro -reflective pavement markers will be mounted on private streets, public
streets, and driveways to indicate the location of fire hydrants, and prior to their
installation, placement of all markers will be subject to approval by the Riverside County
Fire Department.
Two separate sets of decorative metal gates are proposed along this drive to restrict
access to either the future Foundation building or to the Artists' Parking Lot. The first
set of gates is located at the easterly start of the drive leading to the future Foundation
building site, and the second set of gates is located immediately past the future
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Foundation building site. When closed, the first set of gates will preclude vehicle
access to both the future Foundation building and the Artists' Parking Lot. When the
first set of gates is open, but the second set of gates is closed, only vehicle access to
the Artists' Parking Lot will be blocked. In both instances, provisions have been made
to accommodate vehicle turn -around without jeopardizing safety. To accommodate site
security, placement of the gates will effectively preclude unauthorized access to either
the future Foundation building, or to the Artists' Parking Lot. Until construction of the
parking lot for the future Foundation building, a temporary 100 foot diameter turn -around
area immediately before the gate by the future Foundation building will be installed.
Upon completion of the future parking lot for the Foundation building, the parking lot
layout will facilitate through traffic that is blocked due to the closed gate, therefore
eliminating the continuing need for the temporary turn -around area. All gates on-site
will be equipped with Knox boxes, or equivalent, to the satisfaction of the Fire
Department.
There is a 14 foot deep, 250 foot long bus turn -out area located along the west side of
the main north -south road just west of the northern portion of the General Parking Lot.
As referenced in the "Festival Grounds" description later in this section, a permanent
trash enclosure is proposed to be constructed adjacent the southern portion of the 250
foot long bus turn -out area. This location accommodates generous unobstructed
access to the trash enclosure, with flat concrete paving for rolling -out the trash bins for
unloading into the disposal pick-up vehicles
The primary entrance to the future Foundation building will be via the perimeter road
that wraps around the site from the northern Washington Street entrance leading to the
west side of the site connecting to the parking lot that will serve the building.
Accessibility to the Terraces (as well as the future Foundation building) will meet
("Americans with Disabilities Act") accessibility compliance with the overall site
circulation plan accommodating movement both to and on the site. Pending future
construction of the Foundation building parking lot that will be ADA compliant, the
parallel parking is proposed for one side of the western perimeter drive in the vicinity of
the future Foundation building will temporarily accommodate parking opportunities for
individuals with physical handicaps to access top portions of the Terraces (as well as
lower portions of the Terraces via the VIP Parking Lot), also meeting ADA accessibility
criteria.
General Parking Lot
The General Parking Lot consists of two lots that are divided by the main entry road,
providing a total of 968 parking spaces, including bus and recreational parking. The
main entry road leading east from Washington Street west to the Outdoor Sculpture
Gallery and the box office divides the General Parking Lot. The total space available in
the south portion of the General Parking Lot accommodates up to 349 cars and 619 in
the north portion of the General Parking Lot. These parking areas are depressed
approximately 2 to 3 feet below Washington Street for storm water retention. In
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contrast, the perimeter landscape areas fronting Washington Street are bermed
approximately 4 feet high with extensive landscaping, therefore helping reduce visibility
of the parking lot. To mitigate parking lot noise, the south perimeter landscape area of
the General Parking Lot only (adjacent Laguna de la Paz) will also be bermed between
3 to 4 feet. The General Parking Lot adjacent Washington Street propose the use of
treated native subbase or optionally the use of decomposed granite ("DG") as the
parking lot surface to facilitate storm water percolation purposes. Section 4.0
"Drainage/Flood Control" of this Specific Plan presents details on specific commercial
soil stabilizers proposed for application over the General Parking Lot surface to
minimize dust and to create a firmer surface without interfering with anticipated storm
water percolation rates. The design and location of these parking lots with the water
retention capabilities facilitate the site's overall design.
No parking will be permitted on Washington Street at any time. LOAF will work closely
with the City in monitoring any parking problems that may arise during major events,
and will cooperate with the City in implementing any additional restrictions or conditions
through the minor use permit process. Since the General Parking Lot will be used
during most major events at LOAF site, LOAF volunteers and professional parking
attendance services will be present to direct arriving and departing traffic into and from
the DG parking surface. LOAF will ensure that all activities of its traffic control officers
are coordinated with the City Police Department. Traffic control officers will be
employed by LOAF during all events occurring at the Terraces, with traffic control
officers stationed at the intersection of Washington Street and Avenue 48, and
Washington Street and Avenue 47 before and after each performance. Working with
the City, LOAF will assist City efforts to monitor the need for traffic control officers
during other major events, which may result in the use of such officers through the
minor use permit process. In order to minimize noise impacts on the adjacent Laguna
de la Paz residential development, for all events LOAF will first fill the northern portions
of the General Parking Lot prior to opening for use the southerly portion of the General
Parking Lot. "No Overnight Parking" signs will be posted within all parking areas. City
parking standards normally specify a minimum 19 foot depth and a 9 foot width for
perpendicular parking spaces with an additional 2 foot in width for "end" parking spaces
and a 28 foot back-up area for double parking row access. Due to the parking
assistance provided by LOAF volunteers, professional parking attendants, and
volunteers and staff of other event holders, LOAF proposes an 18 foot parking depth, a
24 foot back-up drive area, but maintaining City parking requirements for 11 foot wide
end parking stalls. It is anticipated that the traffic directing assistance provided for the
General Parking Lot will present a safer parking environment as a departure from the
traffic patterns customary in a commercial shopping center during the winter holidays.
Raised concrete landscape median islands will be installed along the east side of the
north -south road that serves as the western border of the General Parking Lot. Similar
median islands will be installed parallel to the above median islands within the eastern
portion of the General Parking Lot. To sustain healthy growth for planted trees, shrubs,
and groundcover materials, the landscape medians will be connected to a water
irrigation system. All parking lots will include landscape areas, to be built to City
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standards. The site development permit applicant will include immediate landscaping of
all row ends upon construction and, subject to a specific phasing plan provided by
LQAF to the Community Development Department for approval, will include installation
of landscaping along the parking rows. Upon City approval, the phasing plan will be
implemented by LQAF in a timely manner.
In addition to the basic traffic control function they will serve, the median islands will
contain parking lot shade trees that will be equipped with low wattage fluorescent "up"
light fixtures or similar fixtures that will be attached to tree trunks. It is anticipated that
these lights will gently reflect light downward onto the parking lot areas as reflected from
the under -tree branch canopy areas while minimizing any unnecessary glare, also
serving as a festive decorative feature. As applied to parking lots, Section 9.100.150 of
the La Quinta Zoning Code requires a minimum uniform 1 candle foot power. In
addition to the "up" light fixtures noted above for the purpose of specifically meeting the
City's minimum parking lot lighting requirements, low intensity lighting on permanent
light standards and fixtures meeting City standards, are proposed for placement within
the parking lot median islands. To minimize the illumination of adjacent properties, such
as the adjacent Laguna de la Paz residential development and the nearby hillsides, low
vertical light bollards or comparable height light fixtures will be equipped with prismatic
lenses or other devices that will direct light downward. LQAF will submit for City
approval a parking lot lighting plan with either the site development permit or grading
permit, whichever occurs first.
Since the General Parking Lot serves a dual storm water retention purpose, the bases
for all ground -mounted light fixtures will be subject to occasional flooding that will cover
the bases. Accordingly, the bases will be permanently mounted and sealed in a manner
so as to not be affected by the surrounding retained water. Although it is anticipated
that this parking lot lighting plan will provide sufficient lighting to provide adequate site
safety for guests, LQAF volunteers, staff, and others attendants as assigned by LQAF
will be available to direct traffic to the satisfaction of City public safety concerns.
In order to achieve the minimum 50% tree canopy shade coverage, LQAF will comply
with the requirements in Section 9.150.
Pending construction of future permanent buildings, i.e. the Foundation building and the
events headquarters building, a temporary 1,200 +/- square foot building module is
proposed in the northwest corner of the south portion of the General Parking Lot to
direct and to monitor site activities, as well as to coordinate fundraising efforts. The
building exterior of the temporary module, that will serve as the temporary site
development office, is anticipated to be similar in appearance as for shape and colors
as the flat -roof classroom structures typically observed on many school campuses
throughout the state. Placement of the temporary building module will comply with all
applicable codes including ADA (Americans with Disabilities Act), building and fire
department requirements. Placement of the temporary structure will be subject to City
Community Development Department review for compliance with this Specific Plan as
for specific placement, exterior elevations, and adjacent landscaping. In reference to
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the phasing and implementation as presented in Section 6.0 of this Specific Plan, the
temporary building module will be in place until construction of the permanent
headquarters building.
Festival Grounds
The 4.4 acre Festival Grounds extend from the center of the project site to the south
boundary of the property to accommodate up to 380 artists' spaces. The Festival
Grounds will be surfaced with hybrid Bermuda grass, maintained via an automatic
sprinkler systems, and replanted as needed. Temporary tent structures, averaging 10
to 12 feet in height, will be utilized by artists within the Festival Grounds to serve as
individual display and sales areas. For LQAF and other activities on the Festival
Grounds, the additional use of larger temporary commercial tent structures will be used.
The finish pad level of the Festival Grounds is approximately 7 feet above the
Washington Street frontage. To minimize visibility of the Festival Grounds and to buffer
and mitigate transient sounds from potential impacts on the adjoining Laguna de la Paz
residential development from events taking place within the festival area, landscape
berms of 7.5 feet in height above the existing Laguna de la Paz perimeter block wall are
proposed along the south side of the Festival Grounds. The grading permit application
will include analysis which clearly demonstrates to the satisfaction of the City that the
berming will provide adequate site line interruption to effectively reduce noise impact.
During evening events at the Festival Grounds, in order to minimize transient light
illuminating the adjacent Laguna de la Paz residential development and the nearby
hillsides, light sources will be angled downward and will not be located within 50 feet
from the southern property line shared with Laguna de la Paz.
A 6 foot high "living wall" is proposed around the Festival Grounds for security purposes
and to restrict access for visitors through the ticket building area. The living wall will be
planted with vines or shrubs along a supporting 6 foot high chain link fence intended to
convey the appearance of a continuous "living wall" to accentuate the natural setting in
this proposal. The living wall around the Festival Grounds perimeter will direct
attendees to enter and exit through the box office area. When entering past the
Outdoor Sculpture Gallery and through the box office, foot traffic will be directed to
either the Festival Grounds or to the Terraces. Fencing will also be installed along the
west perimeter of the Festival Grounds that will be equipped with a series of decorative
gates to accommodate artists' access into the Festival Grounds for the drop-off and
pick-up of tents and items.
Within the Festival Grounds area, power pedestals will be available to facilitate vendors'
electrical power needs for the estimated 380 artists' spaces, thus eliminating the need
for noise -producing portable generators. Pending construction of permanent restroom
facilities within the Festival Grounds area, a prospective temporary restroom building
location is shown on the site plan. The permanent location shows a freestanding
building, approximately 1,500 square feet in size. The prospective location as reflected
on the site plan is within the northeast corner of the Festival Grounds, located
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approximately 420 feet north of the south common property line with the Laguna de la
Paz residential development, with the possibility that a second permanent freestanding
restroom building may be needed dependent upon the level of activities on the site.
Another permanent freestanding restroom building is proposed in the main entry area
connected to the permanent events headquarters building. Temporary bathroom
facilities as well as permanent restroom buildings will be located a minimum distance of
300 feet from north or south perimeter property lines. The ultimate size of the restroom
buildings, number of toilet and urinal stalls, and compliance with ADA (Americans with
Disabilities Act) requirements will be based on Appendix "C" of the Uniform Plumbing
Code ("UPC"). When totally built -out the site will contain three (3) groups of restroom
facilities in which one of the three will be contained within the future Foundation
building. Based on UPC requirements, preliminary estimates provided LQAF by the
Riverside County Environmental Health Department suggest a total of 21 toilet fixtures
(13 for women, 4 toilets for men, 4 urinals for men, 1 each meeting ADA accessibility
requirements) needed to accommodate a simultaneous attendance level of 1,200 and a
total of 59 toilet fixtures (44 for women, 12 toilets for men, 13 urinals for men, and 2
each meeting ADA accessibility requirements) to accommodate a simultaneous
attendance level of 9,000. Since the permanent bathroom buildings and facilities will be
divided among three (3) locations, equates to approximately 20 bathroom fixtures per
building. It is anticipated that at least two (2) of the three (3) bathroom facilities will be
available for use when the annual LQAF Arts Festival or when activities at the Terraces
are in progress, and if crowds are of sufficient size to warrant it, all three restroom
facilities will be available. Based on 50 square feet per each of 20 bathroom fixtures per
building will result in minimum restroom building square feet of 1,000 square feet.
Therefore the 1,500 square feet noted on the site plan for each of the two freestanding
bathroom structures, as a general estimate of size, shall be sufficient to meet minimum
size requirements per each required bathroom fixture as per Uniform Building Code
requirements.
Until construction of the permanent restroom building, temporary restroom facilities will
be placed on the site by LQAF (or other users) to facilitate the level of use anticipated
for events, also restricting locations a minimum distance of at least 300 feet from the
south property lines. The total number of restroom facilities setup will be dependent
upon the anticipated attendance for the type of event planned. Placement of the
temporary vendors' tents and temporary restroom facilities will be subject to compliance
with customary building and fire inspections and subsequent requirements as
established by the City of La Quinta, and until such time as permanent restroom
facilities are constructed, all minor use permit applications will include a site plan which
identifies the specific locations of all temporary restrooms.
Additionally, public drinking fountains will be placed within accessible areas of the
Festival Grounds and elsewhere on LQAF site reflective of the number needed to
facilitate the level of attendance expected. Consistent with established LQAF recycling
efforts, to accommodate trash that is accumulated during festival activities, recycle and
trash bins will be located throughout the Festival Grounds area. These bins will be
clearly identifiable, but understated so as to not dominate the ambiance of events. Bins
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will be placed for easy accessibility and use, utilizing plastic covers to prevent trash
from blowing -out, and to minimize attracting flies and insects to the site. Accumulated
trash, debris, and recycled items that are collected on the grounds will be gathered (as
necessary to prevent overflow), and deposited in permanent trash enclosures, with the
recyclables separated. Permanent trash enclosures will be situated within close
proximity of the Festival Grounds and other areas of LQAF site, and designed to
architecturally integrate with the style, colors, materials, and finishes of permanent
buildings. Visibility of trash enclosures will be softened with screening provided by
landscape shrubs and vines. The ultimate sizes of the trash enclosures and the
frequency of garbage pick-up will be based on recommendations by the disposal
company to minimize health concerns and odors. For ease of access for pick-up of
collected garbage and debris from the dumpsters located within the trash enclosures,
the enclosures will be situated in easily assessable areas to accommodate large trash
collection vehicles. The trash enclosures will be constructed according to City
specifications with masonry block materials (architecturally integrated as noted above),
six (6) feet high, and designed with decorative double sets of larger metal gates across
the fronts with door swings that do not open into roadways, and remain locked, except
for days scheduled for trash pick-up to prevent unlawful dumping. Consistent with
LQAF's emphasis on recycling, portions of the trash enclosures will also serve as a
consolidation area for recyclables that are regularly collected on the site from specially
identified recycling containers.
Since portions of the site will be gated and locked for security purposes when the site is
not in use or due to ongoing off -limit events, either the disposal company will be
provided access codes or keys, or LQAF groundskeepers will open the gates. The
trash enclosures will be equipped with separate metal -gated man doors located to the
side or rear of the trash enclosures to accommodate ease of access for hand -carried
dumping of garbage bags, and to minimize any problems of wind blowing debris out of
the dumpsters. The interior of the trash enclosures will include 8 inch high and 8 inch
deep "Boston rails" intended to stop dumpsters from knocking interior trash enclosure
walls. In front of the trash enclosures in areas that correspond to the large gate
locations, 6 inch thick concrete aprons will be installed a minimum 10 foot depth so as
to minimize damage from the weight of the dumpsters from gouging an asphalitic
surface. For better integration into the site, dependent upon City Fire Department
determinations, LQAF will attempt to design the trash enclosures so that they are
physically connected to the permanent buildings if they are within near proximity of any
permanent structures. Two (2) permanent trash enclosure structures are proposed on
the site — one physically attached to the west side of the (permanent) bathroom
building/events headquarters building within the main entry area, and connected to the
future Foundation building, or within close proximity when constructed. These two
locations were selected due to their (1) centralized location on the site, (2) their
accessibility to the perimeter road for unencumbered access by large trash collection
vehicles affording opportunities for easy turn -around, (3) in locations that would remain
inaccessible to prohibit illegal dumping due to the perimeter road access gates being
locked, and (4) their significant distance from the neighboring Laguna de la Paz.
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As is customarily done by LQAF, paramedics and/or other trained personnel will be
available on-site during all major events to accommodate resolution of any emergency
or life-threatening situations and will comply with the special events requirements as
specified by the Riverside County Health Officer. The overall LQAF site has been
designed to accommodate ready -access to all areas and functions of the site.
Ambulance or other emergency vehicle response will arrive at the main circular turn-
around area that is in front of the Outdoor Sculpture Gallery that connects directly east
to Washington Street via the main approach. The main circular turn -around area is
within close access to the Festival Grounds via the box office building. An alternative
emergency access route will utilize the perimeter road connecting from the Artists
Parking Lot cul-de-sac along the west side of the future Foundation building and
connecting to Washington Street. During periods of storms and resulting inundation or
very wet conditions, the retention areas will be vacated.
Artists' Parking Lot
The Artists' Parking Lot is proposed in the southwest portion of the site facilitating
approximately 261 vehicles. The available parking area for the artists' vehicles is
approximately 72,000 square feet. Based on an approximate 275 square feet allocation
per vehicle parked in close proximity to one another, provides space for 261 vehicles.
This parking area is expected to facilitate most of the parking needs for participating
artists, with abundant parking located elsewhere on-site within close proximity if
needed. There are an additional 178 designated parallel parking spaces proposed
along internal roads, including the east side of the perimeter road that cul-de-sacs to the
Artists' Parking Lot, which is located immediately east of the Artists' Parking Lot. If, for
any reason additional parking is needed, all parking throughout the site is available.
Although parking for the Artists' Parking Lot is intended to be stacked similar to other
parking areas elsewhere on LQAF site, LQAF volunteers and staff, and professional
traffic directors will be available during the time of arrival by artists to direct arriving and
departing artists' vehicles to help maximize available parking space. As applied to all
parking areas and as noted in the General Parking Lot section above, the Artists'
Parking Lot will have "No Overnight Parking" signs posted. Additionally, artists' vehicles
will not be allowed to idle, or to operate generators. The 261 parking spaces as noted
above for the Artists' Parking Lot were derived based on a parking layout, not shown on
the site plan, that nonetheless maximizes the available parking and meeting the City's
parking standards as close as possible. Although as noted earlier in this Specific Plan,
the Festival Grounds will accommodate a total of 380 artist's booths. LQAF's extensive
experience from previous annual LQAF Art Festivals reflect artists arriving together on
the site in the same vehicle rather than in multiple vehicles. However, as already noted,
if additional parking is required, 43 paved parking spaces will be available close by
along the west side of the Festival Grounds and another 178 paved parallel spaces
along the site's interior streets to accommodate any additional parking needs from the
Artists' Parking Lot.
Since this area will also serve as a storm water retention area, the Artists' Parking Lot
will be depressed approximately 2 to 3 feet below grade (2 feet below the top of footing
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of the adjacent 6 foot high wall that serves as the northern perimeter of Laguna de la
Paz). The 2 to 3 foot below grade difference will serve to minimize visibility of artists'
vehicles and to mitigate sound with respect to nearby residents at Laguna de la Paz.
Similar to the General Parking Lot, this parking area will use either a treated natural
subbase or optionally utilize the same decomposed granite ("DG") parking surface as
previously described in detail for the General Parking Lot, which is designed to
accommodate high vehicle traffic areas to minimize dust while creating a firmer surface
without interfering with anticipated storm water percolation rates.
In order to illuminate the Artists' Parking Lot, LOAF proposes the use of light standards
equipped with low intensity lighting elements meeting City standards situated as
necessary to meet the minimum parking lot candle foot illumination as required by the
City's parking ordinance. Consistent with other low intensity lighting to be used
elsewhere on the site, lighting will be angled downward so as to not illuminate nearby
properties, such as the adjacent Laguna de la Paz residential development and the
nearby hillsides.
Additionally, the landscape buffer area along the south side of the Artists' Parking Lot
will be designed with substantial landscape berms where perimeter trees and shrubs
will be planted, further reducing visibility of artists' vehicles. A cross-sectional study
(Reference Exhibit 6) illustrates that even if no landscaping were installed within this
area, that since the Artists' Parking Lot is depressed, there will be limited visibility of
artists' vehicles from the rear yards of the adjacent homes at Laguna de la Paz.
This area will primarily be accessed from a perimeter road extending from the
secondary (northerly) drive approach from Washington Street. The location of the
Artists' Parking Lot in a distant area of the site provides a higher level of security for
vendors, artists' equipment and wares while accommodating close accessibility to the
adjacent Festival Grounds located to the east of the Artists' Parking Lot.
Outdoor Performance Venue the "Terraces"
An outdoor performance area, referred to as the "Terraces," with a 2,400 seating
capacity occupying approximately 1.6 acres, is proposed south of the proposed
Foundation building and west of the valet parking lot and drop-off area to be developed
in conjunction with construction of the 4.4 acre Festival Grounds. The Terraces will
extend approximately 25 feet above the center of the adjacent Washington Street,
consisting of 7 grass -sculptured tiers with 6 of the 7 tiers rising approximately 3 feet
(with a maximum 3:1 slope). The individual tiers will be deep enough to accommodate
placement of tables and chairs. Access to the tiered Terraces seating will be
immediately north of the box office entrance. The walking surface will be grass along
each side of the arena to access individual tiers and to the VIP seating area to be
located above the top seating tier that will also be accessed from the south side of the
future Foundation building site.
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As addressed above within discussion of the Festival Grounds, LQAF site has been
designed to accommodate ambulance or other emergency vehicle access to all portions
of the site. Consistent with a medical response plan that is coordinated with the Fire
Department, LQAF will have trained staff present on LQAF site that can implement it to
accommodate any medical emergencies that may arise. The availability and number of
paramedics will be dependent upon the level of activities and attendance anticipated at
event venues. Emergency paramedic access to the Terraces will be from the main
{ Washington Street approach leading to the vehicle turn -around area in front of the
I Outdoor Sculpture Gallery or through the service delivery area along the east side of the
outdoor Terraces, or, utilizing the perimeter drive approach that eventually connects to
the Artists' Parking Lot, along the west side of the Terraces.
Valet Drop -Off Area and VIP Parking Lo
The Valet Drop -Off Area and VIP Parking Lot is located directly east of the Terraces
separated by the loading/unloading area. This parking lot, which will be asphalt paved,
will facilitate the convenience needs of visitors including visiting VIPs and most parking
for individuals with physical disabilities. A total of 140 paved parking spaces are
provided in the VIP Parking Lot. Access to the VIP Parking Lot will be from either of the
two drive approaches into the site.
After being dropped -off in the VIP Parking Lot, visitors will be able to access the
Terraces to the west entering near the lowest portion of the Terraces. This pathway will
accommodate ADA (Americans with Disabilities Act) accessibility requirements. When
the future Foundation building is constructed, permanent paved walk access up from
the VIP Parking Lot to the "Building Pad" will be installed. As noted above, handicap
access to the finished pad of the future Foundation building will be possible from the
western perimeter road utilizing, if needed, temporary ADA compliant parking spaces
along the perimeter road near the top of the Terraces. As for parking space size in the
VIP Parking Lot, since parking on this lot will primarily be valet assisted, LQAF
anticipates that the 24 foot wide drive aisle to access opposite parking rows will be
sufficient in lieu of the 28 foot drive aisle width as specified in the City's parking
ordinance, that incorporates 11 foot wide end parking stalls as per City parking lot
development standards. The parking space depth of 17 feet complies with the City's
requirements for vehicles utilizing a continuous concrete curb as a wheel stop
overhanging a sidewalk or landscape median.
Similar lighting methods are proposed for the VIP Parking Lot as presented earlier in the
Specific Plan for the General Parking Lot.
"Terraces" Loading/Unloading Area
This area is accessed through the valet parking lot and is located along the east side of
the Terraces. The loading/unloading area is a drive aisle specifically created to facilitate
ease of equipment drop-off and loading to the stage area for performances at the
Terraces. A 6 foot high chain link fence planted with vines, similar to the living wall
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planned in the Festival Grounds area, is proposed along the west side of the
loading/unloading drive aisle to screen the Terraces from activities in the VIP Parking
Lot and the loading/unloading aisle, which may be distractive.
Outdoor Sculpture Gaper
An Outdoor Sculpture Gallery is proposed leading to the main pedestrian entrance to
the ticket building area. Situated immediately adjacent and east of the box office, this
reception area will accommodate a tree -canopy shaded passageway and waiting place
for those entering the Festival Grounds or the Terraces. The area will be furnished with
picnic tables and landscape benches to provide a tranquil environment for visitors
waiting to enter the grounds. A large collection of sculptural pieces of art will be
concentrated within this area. It is expected that the sculptural pieces to be placed will
be weather tolerant, with some placed on pedestals and others situated on the ground
within the surrounding landscape areas. The placement outside of the box office will
afford visitors the opportunity to view "close-up" work of local and visiting artists. As
noted earlier regarding the main entry area, the Outdoor Sculpture Gallery will work in
conjunction with the main entry area as a passive public neighborhood park area that
will remain as an accessible area for the public when access to other areas of the site
are blocked for security purposes when these portions of the site are not in use, or
when use is restricted during scheduled events. Consistent with the conceptual location
for a neighborhood park within the general area of LQAF site as presented in the policy
diagram maps of the General Plan Park and Recreation and the Open Space Elements,
this area will essentially serve as a passive neighborhood park.
Main Entry Area
After passing through the main Outdoor Sculpture Gallery, guests will pass through the
box office building into the main entry area. The main entry area is situated between
the Terraces to the north and the Festival Grounds to the south. The box office will be a
freestanding building situated at the western perimeter of the Outdoor Sculpture Gallery
and the adjacent circular turn -around area that connects easterly from Washington
Street. The box office building, approximating 1,300 square feet in size, will serve as
the central control point of access for most, if not all, site functions at the Terraces or
the Festival Grounds. The architectural design of the box office will echo the overall
design theme of the site. Also shown on the site plan for this area are tentative
locations for future facilities including public restrooms and an events headquarters.
Similar to the restroom building located in the Festival Grounds, this restroom building is
tentatively proposed as a 1,500 square feet structure, and is tentatively shown
physically connected to the 1,500 square feet events headquarters building. This
combined freestanding building is situated about 600 feet west of the box office building
and about 100 feet west of the western perimeter road. As referenced in the "Festival
Grounds" description in this section, a permanent trash enclosure is proposed to be
constructed attached or nearly adjacent the restroom building. The trash enclosure will
be situated along the west side of the restroom building with doors opening west with
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paved access to the western perimeter road that permits unencumbered access by
waste disposal vehicles.
Since the locations of these buildings are tentative, their precise location are subject to
change, dependent upon determined needs. As with ` all other temporary and
permanent buildings, the locations and specifications of these buildings will be subject
to compliance with customary City building and fire department requirements.
Native American Memorial
Future development of the site will include the design and construction of a memorial for
public education purposes to showcase the prehistoric and historic culture of the
Cahuilla Indians, to be located within the northwest corner of the site. This memorial
will be developed in cooperation with North American local tribes and bands. Access to
the memorial will be via a pedestrian path only, connecting from the perimeter road to a
flat terrain gathering place.
Future Foundation Building and Adjacent Parking Area
A proposed building site is being left available for construction of a future Foundation
building of not more than 60,000 square feet of gross floor area, regardless of the
number of stories on a central raised portion of LQAF site consisting of approximately
2.5 acres. It is anticipated that this building pad for the future Foundation building will
contain museums, artists' studios, galleries, classrooms, lecture halls, an art library,
administration, volunteer, and staff workstations. As noted in the "Festival Grounds"
description, a permanent trash enclosure will be constructed in conjunction with
construction of the future Foundation building.
A parking lot consisting of 110 paved parking spaces will be constructed in conjunction
with the future Foundation building. Although concurrent use of all available space
within the future Foundation building is not anticipated, the use of parking located
elsewhere on the site (968 within the General Parking Lot, 140 in the VIP Parking Lot,
and the 178 on -street parallel parking spaces) will be available to accommodate all
required parking to meet or exceed Zoning Ordinance parking requirements.
Integration with the Laguna de la Paz Residential Development
The existing Laguna de la Paz residential development lies immediately south of the
festival site and is separated by an existing block wall running east and west measuring
approximately 6 feet in height and belonging to Laguna de la Paz. The wall borders the
north side of the subdivision (and the south side of the project area). Since the pad
heights of the Festival Grounds are approximately 5 feet higher than the Washington
Street frontage, to further mitigate migration of sound from and visibility of festival
ground activities from impacting Laguna de la Paz residents, the meandering width of
the landscape area along the south side of the Festival Grounds have soil berms
measuring 7.5 feet above the Festival Grounds. For additional sound and visibility
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mitigation purposes, the General Parking Lot that front Washington Street are lowered
approximately 2 to 3 feet below Washington Street with 3 to 4 foot high berming within
the landscape area bordering both Washington Street and in areas of the General
Parking Lot that border Laguna de la Paz. Also serving as a storm water retention area,
the Artists' Parking Lot will be depressed 2 to 3 feet below grade. As noted earlier in
this report, surrounding the south side of the Artists' Parking Lot adjoining Laguna de la
Paz, the landscape area of the Artists' Parking Lot will incorporate substantial berms to
mitigate visibility of this area and for sound buffering purposes. All perimeter berms will
be decoratively landscaped with desert -hardy groundcovers, shrubs and trees.
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Summary of Maximum Building and Proposed Parkinq for LQAF Site by Area
The following Table 4 summarizes the maximum building square footage and parking
planned when LQAF site is totally built -out:
• TABLE 4 •
Maximum Building and Proposed Parking by Area
Area of LQAF Site
Maximum Potential
Building Square Footage
Number of Parking
Spaces Proposed
1,300 SF box office building.
Main Entry Area
No parking proposed
1, 500 SF restroom building
1, 500 SF (permanent) events
headquarters building.
_
General Parking Lot - North
No buildings proposed.
619 (Unpaved surface)
349 (Unpaved surface)
General Parking Lot - South
1,300 SF (Temporary) events
headquarters building.
1, 500 SF restroom building.
No parking proposed
Festival Grounds
No buildings proposed.
261 (Unpaved surface)
Artists' Parking Lot
No buildings proposed.
No parking proposed
Outdoor Performance Venue
("Terraces")
(Outdoor seating for 2,400
-
guests.)
Valet Drop -Off Area and VIP Parking Leat
No buildings proposed.
140 (Paved surface)
No buildings proposed.
"Terraces" Loading/Unloading Area
No parking proposed
re Gallery
Memorial
)n Building
Internal Circulation (Parallel parking
limited to perimeter road starting west of
the northem portion of the General
Parking Lot connect-ing west to the
Artists' Parking Lot).
Total Square Footage
(For permanent buildings only)
Total Parking Spaces
(Not specifically calculating offsets for
ADA and parking for oversized motor
vehicles).
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No buildings proposed.
No buildings proposed.
Based on a maximum building
square footage of 60, 000.
No buildings proposed.
65,800 TOTAL SQUARE FEET
(Total lot coverage: 5% based
on a maximum 60, 000 SF for
the future Foundation building).
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No parking proposed
No parking proposed
110 (Paved surface) to be
built in conjunction with the
future Foundation building
178+/- Parallel paved (based
on approximately 2,250 Lin.
Ft.) and 43 marked/paved
spaces immediately east of
the Artists' Parkin Lot -
293 (Paved/marked spaces)
1, 229 (Unpaved spaces)
178 (Parallel, on -street
spaces)
340 (Spaces at church)
2,040 TOTAL PARKING
SPACES PROPOSED
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Summa of Proposed Verses Required Parking for LQAF Site by Area
The following Table 5 presents proposed parking on LQAF site utilizing the availability
of adjacent parking at St. Francis of Assisi Church (when not interfering with church
events) and City parking requirements when LQAF site is totally built -out:
- TABLE 5 -
LQAF Site Parking Availabil
Proposed Function
Festival Grounds
ce Venue
erraces"
:ure Foui
City Parking Requirements Per
Function
380 spaces 1
1,090 spaces
)er artist's booth;
on
parking space/2 2
Gallery, Library, Classroom, & Office Spacef 240 spaces (based on 1 parking space/250 SF)
(Maximum 60, 000 SF gross floor area)
Note:
Required: 1,710 PARKING SPACES REQUIRED
2,040 PARKING SPACES PROPOSED
(1, 700 spaces on LQAF site and 340 spaces at St
Francis of Assisi at current capacity).
Subsequent site plan design modifications provided additional on-site parking
spaces in excess of the model as presented in the Traffic Study prepared by
Krove Engineering, Inc., dated October 21, 1999.
With the anticipation of 2.2 guests per motor vehicle entering LQAF grounds, it is
anticipated that the 968 parking spaces available in the General Parking Lot would
accommodate close to 2,130 attendees at concurrent functions. Counting the addition
of 732 parking spaces also available on the site (totaling 1,700 parking spaces), utilizing
the ratio of guests noted above, the site will be able to accommodate close to 3,740
guests concurrently. If a significant number of guests were to arrive to the site also
taking into consideration the use of public bus transit and/or private tour buses for a
major event or combination of events, it is anticipated that significant designated parking
spaces would remain available with a concurrent attendance level at the site in excess
of 5,000 guests. The availability of on-site parking (not including available parking at St.
Francis of Assisi Church) therefore exceeds the required parking as specified within the
approved mitigation measures to accommodate the peak hour of a major event with
1,200 persons in one hour, concurrent with an event a the Terraces with 2,400
attendees. The following Table 6 reflects a hypothetical scenario:
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TABLE 6 •
Attendance Levels and Trans
rtation Modes to LQAF Site
Mode of Transportation I Number of Guests
Private Automobile
on 2.2 passengers per car.
Private Tour Buses
SunLine Transit
TOTAL GUESTS 1
3,300
1,000
1,000
5,300
Percentage of Total
Guests at LQAF Site
62.2%
18.8%
18.8%
100.0%
As per a reciprocal parking agreement with St. Francis of Assisi Church, when not
conflicting with church activities, guests for activities at LQAF site may utilize the
church's current temporary parking lot.
In reference to the parking standards noted in Section 9.150 of the City of La Quinta
Zoning Code, LQAF determined compliance with City requirements for required off-
street parking spaces based on "places of assembly not specified elsewhere" as
specified in Table 1502 (of Section 9.150 of the Zoning Code). This section specifies:
"1 space per 3 seats within the main auditorium and 1 space per 25 sq/ft GFA [gross
floor area] within the main auditorium where there are no fixed seats, plus required
parking for other uses on the site. "
Apart from the annual four-day long LQAF Arts Festival, LQAF does not anticipate a
greater intensity of use of LQAF facilities above these projections based on concurrent
maximized seating use of the Terraces and the largest assembly room within the future
Foundation building. It should be clarified that attendance figures for major events at
the outdoor Festival Grounds as presented earlier in this Specific Plan project averaging
9,000 attendees per day when the facility is open to the public for 16 hours between the
hours of 8:00 A.M. and 12:00 midnight. Considering lower numbers of attendees
customary during the earlier and later hours of the annual LQAF Arts Festival, it is
expected that peak hours of attendance would occur in mid-day since the event takes
place in spring months when temperatures are generally milder than summer months
when such events draw the largest numbers of, attendees in early morning and early
evening hours. In consideration of meeting sufficient parking needs, attendance during
the annual LQAF Arts Festival is projected based on the following schedule as
presented in Table 7:
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TABLE 7 -
Annual LQAF Arts Festival — Houi
sof Operation Ave
8:00 A.M. to 9:00 A.M.
9:00 A.M. to 10:00 A.M.
10:00 A.M. to 11:00 A.M.
11:00 A.M. to 12 Noon
12:00 Noon to 1:00 P.M.
1:00 P.M. to 2:00 P.M.
2:00 P.M. to 3:00 P.M.
3:00 P.M. to 4:00 P.M.
4:00 P.M. to 5:00 P.M.
5:00 P.M. to 6:00 P.M.
6:00 P.M. to 7:00 P.M.
7:00 P.M. to 8:00 P.M.
9:00 P.M. to 10:00 P.M.
10:00 P.M. to 11:00 P.M.
11:00 P.M. to 12:00 Midnig
AL DAILY ATTENDANCE U
Number of Guests
No. of Guests in Attendance
250
300
650
750
900
1.000
1,000
900
700
500
4_00
200
150
ittif
9.000
As earlier calculated, based on 2.2 guests per motor vehicle attending the annual LQAF
Arts Festival, a total number of 545 parking spaces would be utilized at the time of day
of maximum attendance between the hours of 2:00 P.M. and 3:00 P.M. As previously
noted, if additional parking is required, an estimated 340 additional parking spaces will
be available at the adjacent church parking lot to accommodate any overflow parking
that may be required.
LQAF's intention is to have available the use of all parking areas on the site, rather than
specifically limiting parking per each individual function. Accordingly, as per the City
parking requirements, the required 240 parking spaces for the future Foundation
building (based on a maximum 60,000 square foot in gross floor area) will be
accommodated utilizing the approximate 110 parking spaces proposed for the future
Foundation building parking lot, with the availability of additional parking situated
elsewhere on the site. Based on all anticipated maximum concurrent uses on the site
as projected, less parking than required by the Zoning Code is anticipated to be used,
but nonetheless will remain available.
2.1.3 Architecture, Landscape and Irrigation
LQAF has established a set of design guidelines to shape the architecture and
landscape to be reflected throughout the overall site development. The underlying
objective is to produce a sense of identity — one that is unified but still diverse — to
create architecture and landscapes that celebrate and enrich the heritage of the area,
the ingenuity of the people that characterizes the dynamics of the area, as part of the
ongoing history of La Quinta and the region.
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2.1.3.1 Architecture
A coordinated architectural style is proposed for all buildings on site. With exception of
ancillary buildings on the site (i.e. the box office and restrooms), the future Foundation
building will be constructed on a portion of a 2.5 acre pad with a building height
approximately 28 feet above the center of the parallel portion of Washington Street.
The tallest portion of the future Foundation building, in the form of a campanile or other
architectural feature that will serve as one of the main focuses of the site, will extend a
maximum of 50 feet above the top of the building pad, subject to prior approval by the
City of La Quinta. Inclusive of this special architectural projection, no more than 20
percent of the future Foundation building will exceed the 28 foot maximum height as
permitted in the RL Zone. The 28 foot building height for the major portion of the
building will be calculated based on Figure 505 of Section 9.50.050 of the La Quinta
Zoning Code, which defines the vertical distance from finished grade adjacent to the
exterior walls at a vertical distance equal to the specified maximum height from an
imaginary parallel plane above the building site. The maximum 50 foot tall architectural
projection will be subject to approval by the City of an analysis of bulk and mass, and a
line of sight study through the City's site development permit process.
Acceptable Architectural Elements, Building Materials and Finishes
A choice of two (2) architectural styles with harmonizing materials and finishes are
proposed for all proposed buildings and permanent site signage that will thematically be
reflected throughout the entire site as per the following exterior design elements
presented in Table 8:
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• TABLE 8
le Architectural Elements, Buildi
Architectural
Element
Design Objective
(Adoptive to the land, sensitive to
the climate, integration of indoor
and outdoor living style.)
Design Elements
Decorative and/or Artistic
Elements
(Including colonnades, outdoor
furniture )
Roof Forms and Materials
(Steep overhangs, large
sheltering forms to be the
dominant elements of the
building )
Building Walls
(Thick, insulating, protective.)
Doors and Doorways
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Materials and Finishes
California Traditional
Contemporary
Style
Style
Sensitive to the history of the
Architectural styles that are
area; simple, practical, straight-
innovative, incorporating
forward, reflective of the limited
elements reminiscent of
availability of materials.
successful neo -modernist
designs found elsewhere in the
Coachella Valley.
(1) Building placement and form which
responds to the sheltering/
shading function of surrounding landforms.
(2) No more than 20% of the total
ground floor square footage of the
Foundation building will exceed 28 feet high (to accommodate
second story and/or campanile or other architectural feature),
subject to City analysis of bulk and mass, and a line of sight study
through the City's site development permit process.
(3) Strong integration of building and landscaping throughout the use
of designs which soften the demarcation between indoor and
outdoor spaces.
(4) Articulation of building lines to
add interest and contrast.
Use of decorative wrought iron,
Smooth metal railings, sculptures
brass, copper used for
thematic with exterior low
fastenings, railings, windows,
intensity light fixtures and other
shutters, and lamps; patios,
outdoor fixtures designed to
fountains, verandas, bas relief,
angle light downward to minimize
wood gates with stone columns.
transient light.
Subtle colors that subordinate to
Colors that thematically contrast
and blend with the surrounding
with the surroundings, proven
landscape features-
successfully in other large
projects in the Coachella Valley.
Clay tile; durable, fireproof
Anodized copper appearance,
materials and/or heavy (concrete
standing seam, flat roofs with
tile) shake with shallow pitches
occasional sloped roofs reflective
no shallower than 3:12; no
of a modern style.
steeper than 8:12, hipped or
gable ends, with flat roof areas
and parapets, with decorative
motifs.
Stucco, bas relief, naturalized
stone, brick masonry elements,
tile "plant -ons" murals.
Wood (or simulated wood) doors
(weather treated), shaded and
well-proportioned designed to
create welcoming entries; use of
strongly expressed arches and
lintels.
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Massive arching/curving
elements integrating/connecting
with roof elements; seamed
stainless steel or other metal
walls with vertical elements;
glu-lam beams
Thick glass doors with optional
integrated brushed stainless
steel elements.
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• TABLE 8 - (Continued) -
ble Architectural Elements. Building Materials and Finishes
Architectural
Element
(Recessed to minimize direct
solar gain or shaded by project-
ing roof overhangs; handsomely
proportioned, optimizing views.)
Carpentry
(Integrated into the building
design to maximize sun
Low Walls and Retaining Walls
(Matching the materials of the
building and terraced to match
with ground contours, with
occasional planting pockets.)
Driveways and Sidewalks
(To serve as transitions from the
auto environment to the
pedestrian environment.)
Permanent Signage
(Monument sign(s) exterior
illuminated matching the
materials of the building and the
walls)
Lighting
(Designed to preserve night-time
ambiance and night skies using
cut-off elements and indirect
lighting sources to minimize
illumination of the adjacent
Laguna de la Paz residential
development and the nearby
hillsides.)
California Traditional Contemporary
Stvle I Stvle
Refined carpentry (weather-
Large window expanses to
treated), incorporating multi -pane
maximize view of scenic vistas.
windows, situated to maximize
wood, tile, or stucco background
view of surrounding scenic
monument sign.
vistas.
internal directional signage will architecturally match the buildings
Refined and proportional balconies and verandas incorporating
rough -sawn weather -treated wood
elements.
Situated to maximize visibility of surrounding vistas, blending in with
the natural setting.
lantern style with low -intensity
Incorporating graceful arches,
When not integrated in the
columns, overhangs, creating
building design, projecting roof
shaded, covered outdoor
overhangs.
walkways.
Wrought iron, stucco, inlaid
Metal railings with optional
stones, rocks, brick, glass blocks.
integrated smooth marble, slate,
or other stone or simulated stone
product.
Special paving, i.e. natural stone, with occasional in -laid tile
ornamentation, masonry, colored/stamped/textured concrete (i.e.,
"Bomanite").
Substantial natural rock bases
Integration of metal lettering
matching buildings and walls,
affixed to a contrasting metal,
incorporating wrought iron and
wood, tile, or stucco background
metal designs.
monument sign.
Entrance signage off of the Washington Street frontages and all
internal directional signage will architecturally match the buildings
and either be non -illuminated, back -lit, or externally illuminated.
Traditional decorative wall-
Indirect low intensity lighting
mounted and pole wrought iron
designed to reflect light from
lantern style with low -intensity
walls and other surrounding
wattage.
surfaces.
Undesirable Architectural Elements, Building Materials and Finishes
To assure a continuity of acceptable and desirable architectural design elements,
materials, and finishes, LQAF determined that the use of a number of undesirable or
inappropriate materials should be minimized or not used. The following presents a
number of areas identified, with clarification offered as to viable alternatives:
• Utilizing back -lit or exterior illuminated signs instead of pan -channel, box, or
cabinet signs.
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La Quinta Arts Foundation Specific Plan
Glass and window glazing may be coated or tinted to control solar heat gain, but
a mirrored appearance is not acceptable.
• No reflective roof materials.
No manicured or ornamental plantings except in defined areas.
No mansard roofs.
• No visible roof -mounted equipment, unless grouped and concealed in structures
that are an integral part of roof and/or wall designs.
• Flashing, gutters, and downspouts to be minimized; if used, to be of durable
materials, i.e., copper which will weather to colors that blend with adjacent walls
and roofs.
If used, skylights and solar panels are to be located, detailed, and/or screened,
so that reflections from their surfaces are not visible either from on-site or off-site.
a No color lights, except as temporary event and holiday decorations.
• No parking lot, festival ground, or lighting placed elsewhere on the site that
creates bright glares or illuminates evening skies, the nearby hillsides, or the
adjacent Laguna de la Paz residential development.
• Mixing of cladding materials, unrelated to structural expression are to be avoided.
Where different materials adjoin, there should be a clear break in the plane of the
surface.
Stones used for walls and/or foundations to be designed with a structural
appearance rather than a veneered look. Natural bedding planes are to be laid
horizontally and horizontal and vertical joints should be frequently interrupted.
2.1.3.2 Landscape
The objective of LQAF's approach to the site and building design will be to
harmoniously incorporate "human settlement" with nature into a healthy sustainable
ecosystem, by blending with the natural setting and responding to the climate. The
landscaping of the site will incorporate native and non-native desert -hardy plants and
trees to present a memorable lush appearance reflective of not only the unique and
inviting architecture of the buildings, but also typically found in some of the Valley's
most popular destination points. The provision of natural tree canopy shaded areas to
provide solar protection will be achieved by the generous planting of trees as well as to
serve as another means to differentiate and define various areas of the site. Native
boulders will be incorporated into the site landscaping, including around the main
entrance, to add a natural appearance to integrate with the adjacent mountains that
flank the site to the west. Trees and shrubs within the berm areas along the south side
of the project site will serve as an additional visual buffer between the Artists' Parking
Lot, the Festival Grounds, and the southern portion of the General Parking Lot from the
adjoining homes located south within the Laguna de la Paz residential development.
Specific to areas located along the western property line, to better transition to the
adjacent natural terrain, landscape materials will be limited to native plants only. As
viewed from Washington Street, there will be a 20 to 30 feet wide landscape parkway
with berms extending across the entire site frontage adjacent Washington Street and
parts of the public right-of-way. These areas will be planted with shrubs, groundcovers,
and shade trees to partially shade the meandering eight (8) foot wide sidewalk/bike
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path, with the intent to visually buffer the main parking lots (Reference Exhibit 2-13).
Prior to the start of work, the landscape, irrigation, and grading plans will be subject to
review and approval to the Coachella Valley Water District.
Reflective of the types of plants that thrive in the Coachella Valley, the following Table 9
- Conceptual Landscape Palette presents the varieties and sizes of proposed landscape
materials to be used throughout the site:
SYMBOL
ACA
ASM
_
• TABLE 9 -
Conceptual Landscape Palette
BOTANICAL NAME COMMON NAME
••• TREES •••
ACACIA ANEURA MULGA TREE
ACACIA SMALLI SWEET ACACIA
, SIZE
15 GAL — 24" BOX
15 GAL — 24" BOX
REMARKS
NOTE 1:
24" 1 5"
MIN 1 5"
AST
ACACIA STENOPHYLLA
SHOESTRING ACACIA
15 GAL — 24" BOX
CALIPER; 15
CDM
CERCIDIUM HYBRID
'DESERT MUSEUM'
DESERT MUSEUM
PALO VERDE
15 GAL — 24" BOX
GAL—MIN 1"
CALIPER.
CF
CERCIDIUM FLORIDUM
BLUE PALO VERDE
15 GAL — 24" BOX
NOTE 2:
CHI
CHILOPSIS LINEARIS
DESERT WILLOW
15 GAL — 24" BOX
TREES IN
PARKWAY &
LY
LYSILOMA THORNBERI
FEATHER BUSH
1S GAL — 24" BOX
PERIMETER
OT
OLNEYA TESOTA
IRONWOOD
15 GAL — 24�� BOX
TO
AREAS BE 60% 24"
- 2
PRA
PROSOPIS ALBA 'COLORADO'
COLORADO MESQUITE
15 GAL — 24" BOX
BOX & 40% -
PTE
PITHECELLOBIUM FLEXICAULE
TEXAS EBONY
15 GAL — 24" BOX
15 GAL.
* * * PALMS ...
_
CH
-�
CHAMAEROPS HUMILIS
MEDITERRANEAN FAN PALM
24" BOX
WF
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
8 — 12' HIGH MIN.
••• SHRUBS •••
ATS
ATRIPLEX SPECIES
SALTBUSH
1 - 5 GAL
BAL
BAILEYA MULTIRADIATA
DESERT MARIGOLD _
1 - 5 GAL
BL
BOUGAINVILLEA 'LA JOLLA'
BOUGAINVILLEA
1 - 5 GAL
BOO
BOUGAINVILLEA 'OOH LA LA'
BOUGAINVILLEA
1 - 5 GAL
BUM
BUDDLDIA MARRUBIFOLIA
BUTTERFLY BUSH
1 - 5 GAL
CA
_
CASSIA ARTEMISIOIDES
FEATHERY CASSIA
1 -S GAL
CAC
CALLIANDRA CALIFORNICA
BAJA FAIRY DUSTER
1 - 5 GAL
CHM
CHRYSACTINIA MEXICANA
DIMIANITA
1 - 5 GAL
CN
CASSIA NEMOPHILA
BUSHY SENNA
1 - 5 GAL
COP
CORDIA PARVIFOLIA
LITTLE LEAF CORDIA
1 - 5 GAL
CPU
CAESALPINIA PULCHERRIMA
RED BIRD OF PARADISE
1 - 5 GAL
EF
ENCELIA FARINOSA
BRITTLE BUSH
1 - 5 GAL
JSM
JUSTICIA SPICIGERA
MEXICAN HONEYSUCKLE
1 - 5 GAL
JUC
JUSTICA CALIFORNICA
CHUPAROSA
1 - 5 GAL
LAR
LARREA TRIDENTATA
CREASOTE BUSH
1 - 5 GAL
LFR
LEUCOPHYLLUM L. 'RIO BRAVO'
TEXAS RANGER
1 - 5 GAL
LFT
LEUCOPHYLLUM C. THUNDERCLOUD'
TEXAS RANGER
1 - 5 GAL
LPT
LEUCOPHYLLUM P.'SIERRA BOUQUET'
TEXAS RANGER
i - 5 GAL
LZ
LEUCOPHYLLUM Z.'CIMARRON'
TEXAS RANGER
1 - 5 GAL
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• TABLE 9 - (Continued)
Conceptual Landscape Palette
SYMBOL
BOTANICAL NAME COMMON NAME
SIZE REMARKS
MEA
MUHLENBERGIA L'AUTUMN GLOW YELLOW DEVILS SHOESTRING
1 - 5 GAL
MER
MUHLENBERGIA L.'REGAL MIST' RED DEVILS SHOESTRING
1 - 5 GAL
MRN
MUHLENBERGIARIGIDAWASFNale DEER GRASS
1 - 5 GAL
PEP
PENSTEMON PARRYI PARRY'S PENSTEMON
1 - 5 GAL
PES
PENSTEMON SUPERBUS SUPERB PENSTEMON
1 - 5 GAL
RK
RUELLIA 'KATII' RUELLIA v
tl 1 - 5 GAL
SAN
SANTOLINA CHAMAECYPARISSUS LAVENDER COTTON
_
1 - 5 GAL
SC
SIMMONDSIA CHINENSIS JOJOBA
1 - 5 GAL
TC
TECOMA STANS YELLOW BELLS
1 - 5 GAL
TL
TAGETES LUCIDA LICORICE MARIGOLD
1 - 5 GAL
XCC
XYLOSMA CONGESTUM 'COMPACTA DWARF XYLOSMA
1 - 5 GAL
• • • CACTI + • •
4AC AGAVE AMERICANA CENTURY PLANT 5 - 15 GAL
CE CEREUS PERUVIANUS PERUVIAN APPLE 5 —15 GAL 3-6 STEMS
DL DASYLIRION LONGISSIMUM MEXICAN GRASS TREE 5 — 15 GAL
DW DASYLIRION WHEELERI DESERT SPOON 5 —15 GAL
EC ECHINOCACTUS GRUSONII GOLDEN BARREL CACTUS 12 —18" DIA
EUM EUPHORBIA MILII CROWN OF THORNS 5 GAL
FEB FEROCACTUS SP. RED BARREL CACTUS 12 — 18" HTS
FS FOUQUIERIA SPLENDENS OCOTILLO 5' HT 6CANE MIN.
HP HESPERALOE PARVIFLORA RED YUCCA I GAL
HPY HESPERALOE PARVIFLORA 'YELLOW' YELLOW YUCCA 4 — 5 PADDLE
CFI OPUNITIA FICUS-INDICA THORNLESS OPUNTIA 4 — 5 PADDLE
OPC OPUNITIA CHLOROTICA PANCAKE PRICKLY PEAR 4 — 5 PADDLE
OS OPUNITIA SP. 'SANTA RITA' PURPLE OPUNTIA 4 — 5 PADDLE
VG— YUCCA GLORIOSA SPANISH DAGGER 5 —15 GAL
YTO YUCCA THOMPSONII NCN 5 — 15 GAL
YUB YUCCA BACCATA BLUE YUCCA 5 — 15 GAL
••• VINES ••.
AN ANTIGONON LETOPUS QUEEN'S WREATH
1 GAL
BBK BOUGAINVILLEA'BARBARA KARST' BOUGAINVILLEA
1 - 5 GAL
CI CALLUWDRA INAEQUILATERA PINK POWDER PUFF
1 - 5 GAL
MU MACFADYENA UNGUIS — CATI CAT'S CLAW
1 GAL
PTV PITTOSPaORUN T. 'VARIEGATA' VAMGATED MOCK ORANGE
1 - 5 GAL
Py PYRANCANTHA 'GRABERII' FIRETHORN
1 - 5 GAL
RSB ROSA 'BANKSIAE' LADY BANKS ROSE
1 - 5 GAL
• • • GROUNDCOVER • • •
ACR
ACACIA R. 'DESERT CARPET' I TRAILING ACACIA 1 GAL @ 5' O.C.
ADS
ANTIQUE GOLD DECOMPOSED GRANITE FINES (1/4" MINUS) FOR APPROVED EQUAL TO BE
APPLIED AT A 2" DEPTH IN HIGHER TRAFFIC AREAS AND AT A 1.5" DEPTH IN LOWER TRAFFIC
AREAS.
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La Quinta Arts Foundation Specific Plan
• TABLE 9 - (Continued)
Conceptual Landscape Palette
SYMBOL BOTANICAL NAME I COMMON NAME I SIZE REMARKS
AGG ANTIQUE GOLD GRAVEL (3/4" TO 2.5") FOR APPROVEE EQUAL - AFTER INSTALLATION OF
DECOMPOSED GRANITE FINES, ANTIQUE GOLD GRAVEL IS TO BE HAND BROADCASTED IN OPEN
AREAS BETWEEN PLANTS WITH A GREATER PERCENTAGE PLACED IN HIGH VISIBLE AREAS.
DESIRED AFFECT TO BE APPROVED BY THE LANDSCAPE ARCHITECT A TIME OF INSTALLATION.
BCH BACCHARIS P. 'THOMPSON' BACCHARIS 1 GAL a@ 5' O.C.
CGP CARISSA G. 'PROSTRATA' PROSTRATE NATAL PLUM I 1 GAL a@ 4' O.C.
HYDRO HYBRID BERMUDA # 328 - APRIL 1 - SEPT 31 OVERSEEDED WITH PERENNIAL RYE OCT 1 -
MARCH 31 (FROM HYDROSEED)
LAM
LANTANA MONTEVIDENSIS
PURPOSE PROS. LANTANA
1 GAL
@ 5' O.C.
LNG
LANTANA 'NEW GOLD'
SPREADM YELLOW LANTANA
1 GAL
@ 5' O.C.
OBM
OENOTHERA BERLANDIERI
MEXICAN PRIMROSE
1 GAL
Ca) 4' O.C.
RIGI
2.1.3.3 Irrigation
MI&SIGYM
For water conservation purposes, only automatic and drip irrigation systems will be
permitted for landscaped areas, median islands, with automatic sprinkler systems for
lawn areas. Landscape irrigation systems will be designed according to proven
application methods and rates to minimize or eliminate potential runoff, and to operate
at times when water evaporation is minimal due to the effects of wind and intense heat.
The irrigation systems will be permanent, underground, automatically controlled, and
adequate for establishing and maintaining plant materials while minimizing water
requirements. Emphasis will be to install durable irrigation equipment with components
that are easy to maintain, repair, or replace when necessary. Pop-up heads will be
situated in such a manner so as to minimize overspray onto paved surfaces and non -
plantable areas, and parking areas where calcium and mineral build-up can damage
motor vehicles. Consideration will be given to minimize breakage and reduce
maintenance costs for irrigation heads placed adjacent trails, walkways, streets,
driveways and paved parking areas.
The final landscape plan will provide for appropriate screening of various cable and
electrical boxes where applicable, with the proposed planting plan subject to specific
review during the City's site development permit process. Maintenance of the irrigation
systems will be addressed as part of the Guidelines for Sustainability (Reference Table
12) as established for the project. Irrigation plans and equipment will be subject to
review by the Public Works Director and the Coachella Valley Water District prior to
installation.
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La Quinta Arts Foundation Specific Plan
2.1.4 Utilities
The Coachella Valley Water District ("CVWD") has a 12 inch water main in the
Washington Street right-of-way capable of providing for a looped local distribution
r system to the project area.
Gravity flow sewer collection by the CVWD is also feasible to mains and manholes
located to the southeast without extensive off-site improvements. Electricity by the
Imperial Irrigation District ("IID"), natural gas by the Southern California Gas Company,
and telephone service by General Telephone are all available in accordance with Public
Utility Commission rules and regulations. Desert Sands Unified School District public
school facilities are also available approximately 1 mile east of the site. For major
events, LQAF will contract for fire and sheriff services.
2.1.5 Specific Plan Boundary Adjustments
With the exception of dedication of additional street right-of-way width along
Washington Street, no boundary adjustments are proposed to accommodate the
Specific Plan.
2.2 Land Use
As noted earlier in this Specific Plan, the current zoning of the subject site permits the
development of the proposal as already described, subject to separate approval of an
application for conditional use permit.
2.2.1 Land Use Plan
The proposed use consists of a multi -phase planned development with a permanent
outdoor festival area that will serve as a gathering place for the world renowned La
Quinta Arts Festival, as well as many other civic and cultural events. This Specific Plan
establishes development standards for the entire site including integrated design for the
Washington Street frontage. These standards will include consideration of building
setbacks, architecture, lighting, landscape, public art, noise and storm water retention.
2.2.2 Development Standards
The zoning development standards contained within the City of La Quinta Zoning
Ordinance will be followed except where specifically modified by this Specific Plan. The
City's design standards along the Washington Street frontage will be followed to be
consistent with the General Plan.
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F. 2.2.3 Grading Plan, Erosion Control, SWPPP/NPDES/PM10
2.2.3.1 Grading Plan
All internal roads will be mass graded in a single phase. Pads will be established
initially for the General Parking Lot adjacent Washington Street, the Festival Grounds,
the valet parking area, the Artists' Parking Lot, the Terraces and the building pad for the
future Foundation building, and the parking and drop-off areas adjacent the future
Foundation building. It is the intention of LQAF that the architectural design of the
future Foundation building will establish the "theme" of the site, therefore prompting the
need to preserve its visibility. Prior to issuance of any grading permit for work on the
site, LQAF will provide the City Community Development Department a copy of the
written parking agreement that demonstrates reciprocal use of LQAF parking facilities
and the adjacent parking area belonging to St. Francis of Assisi Church that limits the
use of temporary church parking by LQAF attendees to times not interfering with church
functions. Additionally, LQAF will furnish the City proof of easements or written
permission, as may be required, from owners of any abutting properties on which
grading, retaining wall construction, permanent slopes, or other encroachments are to
occur.
After grading of the building pad has been completed, to prevent water or wind erosion,
landscape turf with perimeter trees and shrubs will be planted pending future
construction. It is estimated that the total grading operation will move approximately
150,000 cubic yards of dirt and there will be a net balance on the site (without need to
import additional soils onto the site). Exhibits 4-A and 4-13 depict the mass grading and
hydrology concepts for the project, and the illustrations contained within Exhibits 5 and
6 depict the Washington Street cross section adjacent LQAF site and line of sight cross
sections from the adjacent Laguna de la Paz residential development.
The manufactured 2:1 slope area shown around the eastern perimeters of the future
Foundation building pad will be graded as sculpted meandering stepped Terraces to
appear as natural land articulations when finished and landscaped to appear
aesthetically pleasing and to minimize erosion concerns. As per City requirements,
slopes will not exceed 5:1 within public right of way and 3:1 in landscape areas outside
the right of way unless otherwise approved by the City Engineer. Retention basin
slopes will not exceed 3:1, with a maximum retention depth of six (6) feet. Grading
plans, along with irrigation and landscape plans will be subject to review and approval
by the Coachella Valley Water District.
2.2.3.2 Erosion Control
The grading operations shall include adequate provisions for water and wind erosion
control both 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
Program (SWPPP) and PM 10 Plan. The following are minimum requirements for water
and wind erosion control:
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June 20, 2000
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La Quints Arts Foundation Specific Plan
O Prewatering — The site shall be prewatered to saturate the grounds a minimum
depth of 3 feet 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 wind and erosion
control for the term that the area will remain undeveloped, even though it may
remain undeveloped for several years. Wherever feasible, final landscape and
irrigation shall be installed.
2.2.3.3 SWPPP/NPDES/PM10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions,
windblown dust and sand are a concern with mass grading operations, especially those
areas in excess of 5 acres in size. Because of health concerns, the South Coast Air
Quality Management District, in conjunction with 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 ("NPDES")
program. The grading concept for the project will entail a single phase of mass grading.
The City of La Quinta requires SWPPP, NPDES, and PM 10 plans to control the wind
and water borne erosion associated with such grading operations. The project will
comply with the City's requirements relative to these programs.
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June 20, 2000
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La Quinta Arts Foundation Specific Plan
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EXHIBIT 4 -Ari
Conceptual Grading Plan = engineering
La Quinta Arts Foundation Specific Plan
3.0 CIRCULATION
3.1 Overview
According to the Precise Alignment Map of Washington Street obtained from the City's
Public Works Department, the right-of-way for ultimate widening from the existing 4 lane
divided major street to a potential 6 lane divided limited access "major arterial" section is
already dedicated along the northern two-thirds of the subject property frontage. Over
80,000 trips per day are projected for this segment of Washington Street equal to the
future volumes on Highway 111 through La Quinta. As determined by the City, a similar
45 foot dedication will widen the right-of-way to match the existing right-of-way adjacent
the northern portion of the development. This dedication will be accomplished in
fulfillment with the conditions of approval as are developed for this proposal by the City
of La Quinta.
The City's "major arterial" design standard is a right-of-way of 120 feet with 96 feet
outside curb to curb, an 18 foot wide raised median island, and 12 foot wide parkways
on each side. Washington Street is also a "primary image corridor" which, according to
Policy 3-4.1.2 of the Circulation Element, provides for special landscaped boulevard
treatment within and contiguous to the street right-of-way, as well as other street
furniture. Intersection treatment or themes, including special pavement, screen walls,
and public art are also encouraged. Landscape setbacks of at least 20 feet are required
by Policy 3-4.1.1 of the Circulation Element, which is incorporated within the proposed
site plan.
Policy 3-5.1.5 of the Circulation Element regarding transit turnouts, benches, and
shelter are particularly appropriate for festival alternative transportation, as are bike and
pedestrian facilities along Washington Street. As a designated bikeway corridor,
Washington Street and Avenue 48 alignments are both expected to provide for paths or
lanes denoted to bikes only, in each direction. Consistent with LQAF's efforts to
accommodate transportation alternatives, conveniently located bicycle parking spaces,
designed with security provisions in mind, will be integrated into the site.
The two drive approaches into LQAF site do not align with streets perpendicular to
Washington Street, including the controlled intersection at Avenue 48, which represents
the south alignment of the subject site. Within the vicinity of the subject site, primary
access to Washington Street from the east is from Avenue 48. Traffic with destinations
to LQAF site turn north onto Washington Street from Avenue 48. However, the
continuous center median on Washington Street precludes left turns directly into LQAF
site. Traffic must travel north from Avenue 48 approximately one-half mile to U-turn at
the Avenue 47 intersection, which signalized intersection has a dedicated left turn lane
and left turn arrow. Policy 3.2.1.3 of the Circulation Element of the General Plan
provides for a level of service ("LOS") "D" as an acceptable minimum standard for
intersections, which may restrict access to Washington Street. Use of the Avenue 47
controlled intersection to permit U-turn movements appears to best accommodate
access concerns to the site without potentially disrupting traffic within the area due to
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June 20, 2000
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La Quinta Arts Foundation Specific Plan
placement of another traffic signal within the one-half mile distance between Avenue 48
to the south and Avenue 47 to the north. LQAF supports any decisions by the City of La
Quinta to create a median break at the mid -point between Avenue 47 and Avenue 48
that would meet City standards requiring a minimum 1,200 foot distance separation.
Taking into consideration the maximum anticipated use of LQAF site at any one time
presently and an estimated 17.8% increase in ambient background traffic growth
expected by 2001 if the project were entirely completed, the Traffic Study — "Final
Report" assessed the feasibility of use of the site, consistent with LOS "D" subject to the
". recommendation that a traffic control officer be stationed at the two signalized
intersections adjacent to the project site before and after Terraces events [and other
major events]." The Traffic Study indicates later in the report that "The presence of a
traffic control officer would facilitate the heavy left -turn and U-turn movements
necessary to access the project driveways, precluding the need to reprogram the
existing traffic signals."
As illustrated earlier in the tables appearing in this document in Section 2.1.2, additional
parking is needed to facilitate larger events at LQAF site in compliance with City parking
requirements. Through a reciprocal parking agreement with the adjoining St. Francis of
Assisi Roman Catholic Church, visitors to LQAF site will also be able to utilize the
church's temporary parking lot, and visitors to the church will be able to utilize LQAF
parking facilities. Prior to issuance of any grading permit for work on the site, LQAF will
provide the City Community Development Department a copy of the written parking
agreement that demonstrates reciprocal use of LQAF parking facilities and the adjacent
parking area belonging to St. Francis of Assisi Church that limits the use of church
parking by LQAF attendees to times not interfering with church functions.
Access to the church's parking lot is through the controlled intersection at Avenue 47.
Visitors to LQAF site will be able to enter and exit the church's parking lot through
Avenue 47, resulting in fewer U-turn movements. Similarly, in this arrangement, those
attending functions at the church will also be able to use LQAF parking lot. No
reciprocal access drives or walkways directly connecting LQAF and church's site are
proposed It is expected that LQAF visitors using the church's parking lot will utilize the
newly installed meandering public sidewalk leading to the main approach entry that will
have sidewalks installed on each side of the drive entrance.
In reference to the listing of specific activities projected for LQAF site at maturity, as
enumerated in Section 2.0 of this Specific Plan, annually it is estimated that the Festival
Grounds will accommodate 5 major events, each lasting approximately 4 days, 5
medium size events, each lasting 2 days, and 25 minor events, each lasting 1 day. It is
estimated that the Terraces will accommodate 5 major events, each lasting 4 days and
40 minor events, each lasting 1 day. Additionally, the future Foundation building
galleries will accommodate 40 events annually, with over 135 educational events, with
ongoing classroom events.
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Due to policy changes occurring recently by various State and Federal environmental
protective agencies, it appears that current General Plan requirements accommodating
bike and pedestrian trail access to the Santa Rosa Mountains are being reconsidered.
Various elements of the City's current General Plan identify general routes to
accommodate trail access to a future community park in the Santa Rosa Mountains. To
accomplish this, a special trail access dedication across the southern portion of LQAF
site along the Avenue 48 alignment may have been a general requirement when the
current General Plan was written in October, 1992. Due to these policy changes and
the 10 year updating of the General Plan, it appears that limited points of access to the
Santa Rosa Mountains are intended to controlled areas with time -of -year restrictions. In
consideration of these issues, in fulfillment with the intent of the General Plan Park and
Recreation Diagram map and Open Space Policy Diagram map, the Outdoor Sculpture
Gallery that the main drive approach connects to, will serve as a passive public
neighborhood park area that will remain accessible to the public when access to other
areas of the site are not in use, or when use is restricted during scheduled events.
Decorative meandering pedestrian sidewalks/bikeways and parkway landscaping
extending across the entire project site frontage along Washington Street are also
proposed in this project, to be installed concurrent with construction of the site.
3.2 Off -Site Circulation Plan
The subject site will be primarily accessed from the southbound lanes of Washington
Street with de -acceleration and acceleration lanes incorporated into the public road
design. Two drive approaches are proposed onto Washington Street, both of which will
accommodate all entering and exiting vehicle traffic. U-turn movements will be required
for traffic to the site north -bound on Washington Street, U -turning one-half mile north at
the existing controlled intersection at Avenue 47 that is designed with a dedicated left -
turn lane. The main entrance from Washington Street, measuring 40 feet wide is
located a distance approximately 580 feet north of the project's south boundary, which
is also the terminus of Avenue 48 from east of Washington Street. A 36 foot wide
secondary entrance, located approximately 25 feet south of the north property line
accommodates parallel parking on one side. Both of these drive approaches will be
right -turn in and right -turn out only. Turning right onto Washington Street south leads to
the Avenue 48 intersection that accommodates left -turn and turn -around (full access)
northerly.
As noted earlier in this plan, a reciprocal parking agreement with St. Francis of Assisi
Roman Catholic Church will permit the use by LQAF visitors of the adjoining temporary
parking area north of LQAF site at times not interfering with church use. Similarly,
within the terms of this agreement, those attending church functions will also be able to
utilize LQAF parking lot. Access to the church's parking lot will be from the north from
the controlled intersection at Avenue 47 that permits either north or south turns.
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La Quinta Arts Foundation Specific Pian
3.3 Public Transportation/Transportation Demand Management
Line 70 of the SunBus system operated by Sunline Transit Agency transverses this
section of Washington Street hourly between Calle Madrid in southern La Quinta to
Country Club Drive immediately south of Interstate 10 from 6:00 A.M. to 7:00 P.M.,
connecting with other communities via Line 111 on Highway 111 every 25 minutes
between 5:00 A.M to 11:00 P.M. and on weekends, every 50 minutes between 5:30
A.M. to 11:00 P.M. In addition to the construction of a bus turn -out lane along the
Washington Street frontage of this site, as a part of the Washington Street parkway
improvements, a night -lighted bus shelter, meeting the requirements of both the City of
La Quinta and the Sunline Transit Agency will be constructed by LQAF along the
property boundary, which will include amenities, i.e., a bench and waste receptacle.
The bus stop and shelter will be provided by the bus turn -out immediately north of the
Avenue 48 intersection, with the bus shelter architectural design incorporating some of
the design elements and theme(s) of the buildings at LQAF site.
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4.0 DRAINAGEIFLOOD CONTROL
4.1 Hydrology
LQAF site lies within a Zone X flood zone as determined by the Federal Emergency
Management Agency ("FEMA"). Zone X is determined to be outside of the 500 year
flood plain. Due to its location situated at the foot of the Santa Rosa Mountains,
significant off-site flows are anticipated to be generated onto LQAF site. Additionally,
the proposal is expected to generate incremental increases in runoff associated with
development of impervious surfaces, i.e., paved parking areas such as interior roads,
the VIP Parking Lot, and the future parking lot for the Foundation building. The City of
La Quinta requires that all new projects not located adjacent to major regional storm
water facilities retain all tributary flows and any associated incremental increases in
storm water flows on-site. Existing and future hydrologic conditions at the project site,
along with the City's retention requirement represent an environmental constraint that
will be resolved within the site design. In development of the site, LQAF will comply
with City storm water provisions as specified in City Engineering Bulletin No. 97.03 or to
standards in place when plans are submitted.
Referencing Exhibit 4-13, the Conceptual Hydrology Plan, the off-site tributary is
characterized by the steep rising mountains located west of the site and the flat sandy
alluvial desert floor west of, and including LQAF site. The steep mountainsides produce
fast rising storm water flows that are greatly slowed down upon reaching the desert
floor, where they spread out in a sheet flow condition to the proposed site, where they
are currently retained on the desert floor. There are currently no existing storm drains in
Washington Street adjacent to the site. LQAF site currently accepts and retains off-site
storm water flows from the mountains (west) and the property to the north that flow into
the project site. To manage runoff created off-site, the project proposes to use the area
within the northwest corner of the site, near the Native American Memorial (Basin "A")
as a debris basin with limited storage capacity, the General Parking Lot (Basin "B") that
will serve as the storm water overflow area from the Native American Memorial area,
the Artists' Parking Lot (Basin "C") that will also serve as a debris basin, and the
Festival Grounds (Basin "D") to intercept and to retain off-site storm water flows. On-
site storm water flows will be retained on-site in the Festival Grounds and the General
Parking Lot. Basins will be sized by modeling the 100 year, 1, 3, 6, and 24 hour storms,
with the event generating the greatest volume to be used to size retention facilities.
4.2 Flood Control Master Plan
The major storm water drainage facilities in the City of La Quinta are administered by
the Coachella Valley Water District ("CVWD"). In general, the system consists of
improvements to the natural drainage channels that run through the City. Many of these
drainage channels are designed to convey only the current runoff, so therefore cannot
accept greater post -development flows. Since all storm water is proposed to be
retained on-site, no plans are proposed for development of an off-site collection system
to transport storm water flows to existing facilities.
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12'
A.C. PAVEMENT
La Quinta Arts Foundation Specific Plan
I
CURB
\ �_ BASE COURSE
-COMPACTED SUBGRADE
120'
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6' - _12'
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Washington Street Cross Section Adjacent LQAF Site
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SCALE: 1" = 50'-0"
110'
60' -- 50' -
LAGUNA DE LA PAZ
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Line of Sight at Festival Grounds
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Line of Sight Cross -Sections from the Adjacent
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SANTA ROSA
MOUNTAINS
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engineering
La Quinta Arts Foundation Specific Plan
4.3 On -Site Storm Water Retention
There will be four (4) distinct storm water retention basins developed for LQAF site, the
Native American Memorial area, the General Parking Lot, the Artists' Parking Lot, and
the Festival Grounds will utilize the natural subbase or optionally be surfaced with
decomposed granite ("DG") in which the General Parking Lot and the Artists' Parking
Lot would be treated with soil stabilizers, with the Festival Grounds surfaced with hybrid
Bermuda grass. The surfaces of the General Parking Lot and the Artists' Parking Lot
accommodate an average absorption rate of 1/4 to 1/2 inch per hour.
Off-site tributary areas that will accept and retain storm water run-off will consist of
approximately 27 acres at the northwesterly corner of the site in the general vicinity of
the Native American Memorial, which is tributary to the retention basins at the Native
American Memorial (and debris basin), and the General Parking Lot, and approximately
10.2 acres westerly of the site, which is tributary to the Artists' Parking Lot retention
(and debris) basin.
Timing of storm water inflows continuous for 24 hours at the General Parking Lot (Basin
"B") for a 100 year event are as follows:
0.5 feet of water at 10.6 hours storm duration to a maximum depth of 1.9 feet
reached at 20.58 hours storm duration.
Timing of storm water inflows continuous for 1 hour at the General Parking Lot (Basin
"B") for a 100 year event are as follows:
• 0.4 feet of water at 0.75 hours storm duration to a maximum depth of 1.0 feet
reached at 1.083 hours storm duration.
Timing of storm water inflows continuous for 24 hours at the Artists' Parking Lot (Basin
"C") for a 100 year event are as follows:
® 0.5 feet of water at 9 hours storm duration to a maximum depth of 2.6 feet
reached at 17.75 hours storm duration.
Timing of storm water inflows continuous for 1 hour at the Artists' Parking Lot (Basin
"C") for a 100 year event are as follows:
0.5 feet of water at 45 minutes storm duration to a maximum depth of 1.3 feet
reached at 1.17 hours storm duration.
As per City requirements, prior to issuance of any grading permit, LQAF will provide the
City a "Fugitive Dust Control Plan" prepared in accordance with Chapter 6.16 of the La
Quinta Municipal Code, and also furnishing the City security in a form acceptable to the
City, in an amount sufficient to guarantee compliance with the provisions of the permit.
A specific commercial soil stabilizer that is detailed in Appendix "C" of this Specific Plan,
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will be applied to the subbase or optional DG parking lot surfaces designed for high
pp p P 9 9 9
vehicle traffic areas to minimize dust and to create a firmer surface without interfering
with storm water percolation rates. As a soil amendment stabilizer, the various
commercial grades available on the retail market today essentially enhance the
equilibrium and resiliency of the soil, decreasing erosion. For this application, the
product under consideration by LQAF to harden the surface to minimize fugitive dust,
yet minimally interfere with storm water absorption is called "Stabilizer." Detail
information about this product states it as an "... original and natural non-toxic binder
that bonds crushed stone fines together to create natural pathways for gardens and
parks." This soils additive is used for jogging trails, cart paths, driveways and parking
areas, producing a firm, resilient surface that produces less mud and less dust. It works
in all climatic conditions and is used as a less expensive alternative to concrete,
asphalt, pavers, and other hardscape materials. "Stabilizer" is used in conjunction with
a polypropylene fiber (also produced by the same company) called "TurfGrids" which
adds strength to sand bunker faces and decreases erosion and contamination to trap
sand. "TurfGrids" stabilize sports turf and high vehicle areas and roadways. Marshall
stability testing shows that 1.5 inches of "Stabilizer" applied to DG has the same
compressive strength as 1 inch of asphalt paving.
The design and location of these parking lots with the water retention capabilities
facilitate the site's overall design. Due to the nature of the parking lots that dually serve
storm water retention purposes, to best preserve the subbase surface, no vehicle
parking will be permitted in the retention areas when flooding is eminent, and no parking
will be permitted until after the soil subbase has sufficiently dried and re -solidified. As
noted in the description for General Plan — Element 8 (Air Quality), parking lot/storm
water retention area surfaces will be checked in a timely manner following major LQAF
events and for the accumulation of any debris following a major storm. At any time the
subbase or optional DG surfacing material appears disturbed or damaged, when the
subbase is dry, the DG will be raked -back and separated from the subbase material.
The subbase will then be raked back into place and once again covered with the
optional DG surfacing material.
Although "Stabilizer" minimizes dust, it does not completely eliminate it. If used in
conjunction with a DG surfacing material, the characteristic of DG is to break down into
smaller particles. Although there are other dust control products available on the
market that serve for temporary mitigation purposes, the same company produces
another product called "Sement" that totally eliminates dust and that is used as a sealer
over the soil "Stabilizer" surface, however it does reduce water infiltration. In
consideration of the need to retain the use of the unpaved parking areas for storm water
retention areas, since the application of soil "Stabilizer" substantially reduces fugitive
dust, a determination will be made by LQAF to apply the optional ancillary dust remedy
only if deemed absolutely necessary. Since rain and flooding are concerns usually
during the limited winter season, the application of an ancillary additive, i.e. "Sement" is
not expected to interfere significantly with percolation rates reflective of the dual use of
the storm water retention areas.
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The following Table 10 presents by basin area the capacities by volume and maximum
basin depths to accommodate a 100 year 24 hour event:
- -- _ -
----
-TABLE 10 •
Summary of Retention Basin Capacities and Values
for 100 Year
Storm
Unit Hydrographs
Volume Volume
Quantity
Maximum
Basin
Duration
C.F. A.F.
C.F.S.
Basin Depth
A (Native American
24
317,000
7.28
9.24
Memorial
B (General Parking
24
149,550
3.43
8.42
-
Lot
C (Artists' Parking
24
140,530
3.23
6.80
-
Lot
D (Festival Grounds)
24
21,930
0.50
2.04
A
1
159,500
-0
100.5
-
B
[ 1
86,850
-
85.3
-
C
_
1
67,180
-
45.5
-
Flood Hydrographs
A and B
24
[ 9.54
-
1.9 Ft.
C
24
- 3,22
-
2.6 Ft.
D
24
- 0.5
-
0.9 Ft.
A and B
1
-
4.48
-
1.0 Ft.
C
1
-
1.54
-
1.3 Ft.
Basin "A": This basin will be located on-site in the vicinity of the future Native
American Memorial. The basin will retain intercepted off-site bulked flows from the
Santa Rosa Mountains located west of LQAF site and the adjacent St. Francis of Assisi
Church site and serve as a debris basin. Overflow storm water will drain into Basin "B",
the General Parking Lot. The basin will retain approximately 1.2 acre feet and will have
a maximum water depth of approximately 8 feet at Q,00. A designed overflow using a
standpipe in Basin "B" will occur at a water level of 8 feet.
Basin "B": This basin will be located at the General Parking Lot, both north and south of
the main entrance driveway off of Washington Street. The two parking areas will be
joined with multiple arched culverts under the main entrance way, therefore, the two
parking areas will act as one retention basin. The basin will retain on-site flows
overflowing from the smaller retention basin in the vicinity of the future Native American
Memorial, from the VIP Parking Lot, and the future Foundation building area. The basin
will retain approximately 9.5 acre feet with a maximum depth of 1.9 feet. The debris
basin will be utilized to eliminate the majority of the debris entering Basin "B".
Basin "C": This basin will be located at the Artists' Parking Lot which will also accept
bulked flows from the Santa Rosa Mountains located west of LQAF site, also serving as
a debris basin. The basin will retain approximately 3.2 acre feet with a water surface
elevation of 56.6 feet with a maximum water depth of approximately 2.6 feet.
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Basin "D": This basin will be located at the Festival Grounds and accept storm water
overflow from the Artists' Parking Lot. The basin will retain approximately 0.5 acre feet
with a water surface elevation of 63.9 feet with a maximum water depth of
approximately 0.9 feet.
Since the General Parking Lot and the Artists' Parking Lot will be serving a dual storm
water retention purpose, in order to reduce parking lot flooding concerns to an
insignificant level, LQAF will coordinate with the City's emergency preparedness staff.
An emergency evacuation plan for all areas of the site shall be submitted for their
review and approval. LQAF will establish a formal emergency preparedness training
program where all volunteers and paid staff will be trained to familiarize themselves with
emergency evacuation procedures if required. If the National Weather Service should
issue a severe storm advisory for the La Quinta area, LQAF will not permit activities
within the Festival Grounds. To assure the integrity of the debris basins, they will be
maintained by LQAF to a level found acceptable to the City Engineer.
For the General Parking Lot and the Artists' Parking Lot, evacuation procedures on
signs will be prominently posted in all appropriate locations, with the verbiage, size, and
location of signs subject to review and approval by the City of La Quinta public safety
services. In case weather conditions are threatening, upon public announcement,
guests utilizing these parking areas will be directed to relocate their vehicles to higher
grounds. Since both the 1 hour and 24 hour storm will provide abundant time for an
orderly evacuation to occur, it is anticipated that there will be no need to prioritize
relocation of vehicles parked at the lower portions of the retention basins. To illustrate,
in the worse case scenario, the 1 hour storm will accumulate a maximum storm water
depth of 1.0 feet. As for traffic entering into these lots, particularly the General Parking
Lot, LQAF staff, volunteers, and professional valets will be available during events on
LQAF site to direct traffic to other available parking areas on higher grounds in case of
potentially threatening weather.
4.4 Nuisance Water
Due to the selection of plants proposed within the landscape palette, the design of
proposed berms not exceeding a 2:1 slope ratio, the retention basins, and the proposed
irrigation system, it is anticipated that nuisance water will be retained entirely on the site
as required by the City, and that the nuisance water will drain to the designated
landscape areas and retention basins, minimizing incidences of transient water
migration. If determined necessary, drywells will be utilized to mitigate nuisance water.
Any future considerations by LQAF to construct fences or walls around retention basins
will be subject to prior approval by the City Engineer and the Community Development
Director.
Drainage will be controlled and conveyed on LQAF site by use of paved or dirt swales,
berms and interceptors, as well as catch basins and storm drain pipes. Additionally,
erosion control measures such as slope protection, velocity reducers, interceptors and
other similar facilities may be required as determined at the final design stage. LQAF
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will maintain graded, undeveloped land to prevent wind and water erosion of soils. The
land will be planted with interim landscaping or provided with other erosion control
measures, subject to approval by the City Community Development Department and the
City Public Works Department.
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5.0 UTILITIES
LQAF site will be served by all utilities needed for project development, and is situated
in a corridor planned for a relatively intense scope of commercial development.
Moderate utility extensions are anticipated in conjunction with the project. All utilities
will be constructed or installed underground in accordance with Public Utility
Commission ("PUC") rules regarding service connection and extensions, and as
approved by the City regarding development permits.
5.1 Sewer Plan
Sanitary sewer facilities for the City are provided by the Coachella Valley Water District
("CVWD"). Sewer connection will be extended to the site from the CVWD system
southeast of Washington Street and Avenue 48, utilizing gravity flow mains within on-
site street right-of-ways connecting to the existing 10 inch PVC force main. Pursuant to
CVWD requirements, LQAF will 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.
5.2 Water Plan
Water facilities for the City are provided by CVWD. An existing 12 inch water main
within the Washington Street right-of-way is adequate for the anticipated project
capacity requirements and provision of a looped on-site distribution and hydrant system
to the west. If determined by the Public Works Department that a secondary connection
is necessary to reinforce reliability or improve fire flows, a secondary connection could
be made to the Vista Laguna loop in Laguna de la Paz.
5.3 Well Site
Although CVWD will not require dedication of a well site due to the size of the project,
nonetheless LQAF is researching the feasibility of installing a well on-site for irrigation
purposes.
5.4 Electrical Plan
Electric facilities in the City are provided by the Imperial Irrigation District ("IID"). The
IID will require the installation of underground facilities. There is an underground
distribution circuit at the southeast corner of Avenue 48 and Washington Street, which,
according to the IID, may or may not be the location from which LQAF site would be
served dependent upon the project load calculations for the overall project and the
timing of LQAF's project relative to other developments in the area.
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5.5 Other Utilities
Natural gas is provided by the Southern California Gas Company and will be provided
from an existing 4 inch main located in Washington Street that runs immediately
adjacent LQAF site. The conceptual plan for natural gas service is shown to be
connected to the existing 4 inch natural gas line in Washington Street.
Time Warner Cable provides television cable service with the nearest facilities located
approximately 1,800 feet east of LQAF site. Service will be extended to the site from
this point of connection.
Telephone service will be provided by GTE. Fiber optic cable will be available at the
corner of Avenue 48 and Washington Street. During the final design of the project, GTE
expects to serve the project from this location.
Waste disposal service is provided by Waste Management of the Desert. Plans for
incorporating recycling facilities shall be considered with the development of the site.
Facilities shall be reviewed for compliance with all City ordinances by the Community
Development staff upon submission of plans. Permanent trash enclosures acceptable
to the City and Palm Desert Waste Management will be situated where necessary
throughout the site.
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6.0 PHASING AND IMPLEMENTATION
6.1 Phasing Description
The project will be developed in phases in substantial accordance with the following
Table 11:
• TABLE 11 •
Proposed Phases of Development of LQAF Site
PHASE----
SCHEDULE
PROJECTED BUILDING_ ACTIVITY
1
7/2000 — 212001
Grading, utility infrastructure, meandering public sidewalk adjacent
Washington Street, internal roadways, Festival Grounds, the Terraces,
VIP Parking Lot, General Parking Lot, Artists' Parking Lot, and all
landscaping, sidewalks and event security fencing associated with
these areas, including the planting of landscaping on the perimeter
312001— 1212003
berm areas adjacent Laguna de la Paz). _
Foundation Building, all permanent trash enclosure structures, the
2
adjacent parking lot, connecting sidewalks, installation of all
landscaping associated with construction of the building, and
placement of all permanent entry signs and interior signs, including
directional
Box Office Building, planting of additional shade trees in the General
3
12/2001— 12/2005
Parking Lot, and construction of the bus stop shade structure.
Permanent restroom buildings.
4
1212001 — 1212005
5
1212001— 1212005
Events Headquarters Building.
Native American Memorial.
6
12/2001— 1212005
6.2 Grading and Infrastructure
The entire project will be graded in one phase with the entire site left in rough grade to
be followed by soil stabilization measures to minimize wind and water erosion with the
grading plan, along with the landscaping and irrigation subject to review and approval
by the Coachella Valley Water District . On-site sewer and water systems will be built
during the first phase and stubbed -out to approximate locations to accommodate future
buildings and improvements. As addressed in Section 5 of this Specific Plan, public
utility providers report that all dry utilities are within close proximity of the site for ease of
connection.
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La Quinta Arts Foundation Specific Plan
7.0 DESIGN AND SUSTAINABILITY GUIDELINES
7.1 General Architectural and Landscape Theme
As previously noted in Section 2.1.3.1 of this Specific Plan, the architectural style of the
proposed buildings and accompanying site improvements, such as secondary buildings,
signage, lighting, landscaping, etc. will present a unified architectural design. The
building architecture will convey an artistic presence and will incorporate natural light
whenever possible, maximizing solar protection, and minimizing direct solar heat gain
by utilizing steep roof overhangs and deeply recessed entry and window areas. Key
design elements of the future Foundation building will include large window areas to
maximize enjoyment of surrounding views and high windows to capture natural light.
Low water usage landscape elements native to the area will be incorporated into the
overall site layout, limiting landscape materials adjacent the western property line to
native plants only, intended to transition with the adjacent natural terrain. Proposed
landscape and irrigation plans will be subject to prior review and approval of the
Coachella Valley Water District. Building and site illumination fixtures and fixture
designs will be respectful of the City's "Dark Sky" Ordinance intended to minimize
excess ambient light from illuminating evening skies and adjoining properties, such as
the adjacent Laguna de La Paz residential development and the nearby hillsides.
7.2 Project Identification Signage
The main entrance onto LQAF site will comply with the specifications for permanent
project identification signage permitted in residential districts as described in Table 1602
of the La Quinta Sign Ordinance. As per the options presented in Table 1602 of the
Sign Ordinance, the main entrance into LQAF site will be enhanced with project
identification signage consisting of the following choices:
Option "A"_— Freestanding Monument Signage
• One (1) freestanding monument sign (to be placed within near proximity of the
main entrance).
• Maximum height of 6 feet to the top of the sign.
• Not exceeding 24 square feet of face area per each sign face.
• Indirect night time illumination.
• Sign(s) shall not be located within 5 feet of the adjacent street right-of-way or
within a corner visibility cutoff area (as specified in Section 9.60.030 of the La
Quinta Sign Ordinance).
Option "B" — Wall -Mounted Signage
Mounted on the decorative entry walls situated on both the right and left sides of
the main drive entrance.
64
June 20, 2000
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La Quinta Arts Foundation Specific Plan
• Signs will be situated so that the top of the sign areas will not exceed a maximum
height of 6 feet above the adjacent finished grade.
* Not exceeding 24 square feet of face area per sign face.
• Indirect night time illumination.
The design and vertical location of either the wall -mounted or freestanding monument
signage will be raised enough above the ground to accommodate the undisturbed
vertical growth of low landscape shrubs and vines around the signs, so as to enhance
the "natural" appearance, ambiance, and setting of the development. All proposed
signage, including all secondary and directional signage, will be thematically reflective
of the future Foundation building architecture, and will be subject to separate approval
from the City Community Development Department followed by building permit approval
as per Section 9.160.090 of the La Quinta Sign Ordinance.
7.3 Design and Sustainability Guidelines
The materials selected for the site were chosen for aspects of low maintenance.
Landscape plants, groundcovers, shrubs, and trees are proposed that have a
successful growing record, that can thrive with minimal water usage, and are able to
withstand the wind and heat conditions that characterize the Coachella Valley. Specific
to areas located along the western property line, to better transition to the adjacent
natural terrain, landscape materials will be limited to native plants only.
To minimize accumulation of debris on the site, recycle bins and trash receptacles will
be readily available and placed in areas of the site corresponding to those areas where
functions are taking place. Recycle bins and trash receptacles will be covered to
minimize trash from blowing out and to prevent the attraction of flies and other insects
onto LQAF grounds. For events sponsored by LQAF or for functions operated by others
on the site, provisions will be in place to accommodate regular trash pick-up and pick-up
of recyclables.
Regarding the use of banners, flags, and other advertising and promotional materials,
regular changing and/or repair will be conducted to maintain a neat and fresh
appearance of these items.
As directed by the Foundation Board of Directors, LQAF staff and volunteers will
oversee maintenance needs of the site and will coordinate routine perpetual
maintenance of the buildings, perimeter landscaping, access drives, and sidewalks
through the hiring of contractors, handymen as needed, and gardeners on a regular
basis. LQAF will maintain required public improvements until expressly released from
this responsibility by the appropriate public agency. LQAF will schedule a dust control
program for the gravel parking/retention areas, including the regular application of dust
palliative at regular frequencies that ensures that the lots remain in a stabilized
condition. One of the landscaping objectives around building perimeters and walls will
be to minimize opportunities for graffiti damage, with development of a rapid response
plan to eradicate graffiti when it occurs. The following Table 12 presents the permanent
65
June 20, 2000
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La Quinta Arts Foundation Specific Plan
guidelines proposed to sustain the day-to-day operations and success of LQAF site
categorized by tasks, responsibilities, and frequencies.-
TABLE
requencies.
TABLE 12-
Guidelines for Sustainability
TASK BY CATEGORY
RESPONSIBILITY
FREQUENCY
General direction/policy
Board of Directors.
Meet quarterly or
(To provide general direction and carrying -out of policy
more often as
consistent with the mission of LQAF)
_
Administrative staff and
determined.
Day -today operations
Daily.
assign volunteers.
Scheduling of use of facilities
Staff Activities
Daily.
(Coordination for use by LQAF and other community
Coordinator.
groups and private parties.)
Daily.
Site safetyand security
Assigned administrative
(To identify unsafe situations on site and surrounding the
staff, volunteers, and/or
site that may lead to accidents; to safeguard visitors,
contract security
staff, volunteers from hostilities and site security after
company utilizing
hours.)
installed security
system.
_
Building maintenance and repair
Assigned administrative
Daily for regular
(Coordination of routine cleaning of building,
staff or volunteers
cleaning and using
sweepinglwaxing of floors, trash pick-up, prompt graffiti
utilizing handymen or
contractors and
removal, and for the making of repairs.)
trade contractors.
volunteers as
deemed necessary.
Assigned staff,
Grounds and landscape maintenance
Daily.
(Keeping debris picked -up and swept, irrigation systems
volunteers, or contract
working, repair/replacement of landscape plants, and
landscape maintenance
regularly monitoring the condition of the gravel
personnel.
parking/retention areas and applying dust palliative
as needed.)
Road and parking lot maintenance
Assigned administrative
Daily as needed -
(Coordinating any needed road/parking lot repairs_)
staff, or contractors.
Community Liaison
Daily as needed.
Community liaison/community outreach
(Keeping in contact with the City of La Quinta, other
Officer.
community organizations, groups, and neighbors
surrounding the project site; to promote the mission of
LQAF, and to identify and to maintain good community
relations.)
Advertising/promotions
To carry -out as per
Advertising Officer.
(To coordinate✓promote the annual La Quinta Arts
the approved
Festival and to advertise the availability of the Festival
advertising/
Grounds to other community organizations and groups
promotions
consistent with LQAF mission)
schedule.
Fundraising
Board of Directors.
To carry -out as per i
(As generally directed by the Board of Directors, to
the approved P
formulate and implement a comprehensive fundraising
fundraising
program to sustain growth of LQAF.)
Program.
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La Quinta Arts Foundation Specific Plan
APPENDIX A
CITY OF LA QUINTA
CITY COUNCIL RESOLUTION 2000-70
APPROVING ENVIRONMENTAL ASSESSMENT 2000-394
CITY COUNCIL RESOLUTION 2000-71
APPROVING CONDITIONAL USE PERMIT 2000-048
CITY COUNCIL RESOLUTON 2000-72
APPROVING SPECIFIC PLAN 2000-042
INCLUDING THE FINDINGS AND CONDITIONS OF APPROVAL - FINAL
LA QUINTA ARTS FOUNDATION, APPLICANT
JUNE 20, 2000
June 20, 2000 ! Warner
engineering
RESOLUTION NO. 2000.70
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 2000-394
PREPARED FOR SPECIFIC PLAN 2000042 AND
CONDITIONAL USE PERMIT 2000-048
ENVIRONMENTAL ASSESSMENT 2000-394
APPLICANT. LA QUINTA ARTS FOUNDATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6u' day of June, 2040, and 20"' day of June, 2000, hold duly noticed Public
Hearings to consider Environmental Assessment 2000-394 prepared for Specific Plan
2000-042 and Conditional Use 'Permit 2000-048, located on the west side of
Washington Street between 47th Avenue and 48th Avenue; and,
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 to consider
Environmental Assessment 2000-394 prepared for Specific Plan 2000-0142 and
Conditional Use Permit 2000-048, located on the west side of Washington Street
between 47th Avenue and 48th Avenue, more particularly described as follows:
ASSESSOR'S PARCEL NUMBE=R: 643-090-024
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that
the Community Development Department has prepared an Initial Study (EA 10700-3941
and has determined that although the proposed Specific Plan could have a significant
adverse impact on the environment, there would not be. a significant effect in this case
because appropriate mitigation measures were made a part of the assessment and
included in the Conditions of Approval for Specific Plan 2000-042, and a Mitigated
Negative Declaration of Environmental Impact should be filed, and,
WHEREAS, upon hearing anal considering all testimony and arguments of
all interested persons desiring to hra heard, said City Council did find the following
facts, findings, and reasons to justify certification of said Environmental Assessment:
Aosolutlon No, 2000-70
Lo Gulnto A►tr Foundatlan
Environmental Assesam■nt 2000-394
June 20, 2000
Page 2
The proposed Specific Plan 2000-042 and Conditional Use Permit 2000-048
will not be detrimental to the health, safety, or general welfare of the
community, either indirectly, or directly, in that no significant unmitigable
impacts were identified by Environmental Assessment 2000-394. There is ne
substantial evidence in light of the whole record that there will be anv
significant environmental impact from the project.
2. The proposed Specific Plan 2000-042 and Conditional Use Permit 2000-048
will not have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a plant or animal community, reduce
the number or restrict the range of rare or endangered plants or animals or
eliminate important examples of the major periods of California history or
prehistory.
3. There is no evidence before the City that the proposed project will have
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. The proposed Specific Plan 2000-042 and Conditional Use Permit 2.000-048
do not have the potential to achieve short-term environmental goals, to the
disadvantage of long-term environmental goals, as no significant effects on
environmental factors have been identified by the Environmental Assessment.
B. The proposed Specific Plan 2000-042 and Conditional Use Permit 2000-048
will not result in impacts which are individually limited or cumulatively
considerable when considering planned or proposed development in the
immediate vicinity.
6. The proposed Specific Plan 2000-042 and Conditional Use Permit 2000-048
will not have environmental effects that will adversely affect the human
population, either diroctly or indirectly, as no significant impacts have been
Identified which would affect human health, risk potential or public services.
7. There is no evidence to show that State mandated school fees will not be
adequate to address impacts to school facilities, In that the Specific Plan, as
proposed, does not affect the current land use as it would be assessed at time
of development, whether or not the project was implemented.
FteeolAan No. 2000-70
La Quinta Aria Foundation
Envlronmenial Assessment 2000-394
June 20, 2000
Page 3
>3. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect setforth in 14 CAL Code Regulations §753.5(d).
9. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows.
1. That the above recitations are true and correct and constitute the findings of
the City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 2000-394 for the
reasons set forth in the Resolution and as stated in the Environmental
Assessment Checklist and Addendum on file in the Community Development
Department,
3. That Environmental Assessment 2000-394 reflects the independent judgement
of the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 20th day of June, 2000, by the following vote, to
wit:
AYES: Council Members Henderson, Perkins, Mayor Pro Tem Sniff
NOES: None
ASSENT: Council Member Adolph, Mayor Pena
ABSTAIN: None
ANLEY SNIFF, May Pro Te
City of La Quinta, California
Rovalution No. 2000-70
(,a Ouinto Arte Foundaik,n
Environrnantal Asegmsmun[ 2000.394
June 20, 2000
Page 4
ATTEST:
C;4z�' S::�. -Cf�s�
JUN REEK, CMC/AAE, City Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
OAW C. HONEYWELL, Attt
By., M. KATHERINE JENSON, Acting City Attorney
City of La Quinta, California
RESOLUTION NO. 2000-71
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT TO ALLOW A VISUAL
AND PERFORMING ARTS FACILITY AND
ASSOCIATED DEVELOPMENT.
CASE NO.: CONDITIONAL USE PERMIT 2000-048
APPLICANT: LA DUINTA ARTS FOUNDATION
WHEREAS, the City Council of the City of La Quinta, California did on the
61 day of June, 2000, and 20"' day of June, 2000 hold duly noticed Public Hearings
to consider the request of the La Quinta Arts Foundation to allow a visual and
performing arts facility and associated development; and
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 to consider the
request of the La Quinta Arts Foundation to allow a visual and pertorming arts facility
and associated development; and
WHEREAS, said Conditional Use Permit request has complied with the
requirements of 'The Rules to Implement the California Environmental Quality Act of
1970" as amended by Resolution 63-68, in that a Environmental impact Report under
Environmental Assessment 2000-394 has been recommended with mitigation
measures for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments of
all interested persons desiring to be heard, said City Council did find the following
facts, findings, and reasons to justify a recommendation for approval of said
Conditional Use Permit:
The Conditional Use Permit is deemed consistent with the City's General Plan
in that the site is designated low density residential and proposed for an arts
exhibition, classroom, administrative office and performing arts use. The use is
consistent with the goals and policies and intent of the General Plan Land Use
Element (Chapter 2) provided conditions are met.
2. The approval of this Conditional Use Permit is consistent with the Zoning Code
and Specific Plan in that construction of an arts exhibition, classroom,
administrative office and performing arts facility will conform to development
standards outlined in the La Quinta Arts Foundation Specific Plan namely
parking, lighting, building height and setbacks, signs and landscaping.
Reeolutlon No. 2000-71
Lr. Quinta AnsF Foundation
Canditionel Ur• Permit 2000-048
June 20, 2000
Papa 2
3. An Environmental Assessment has been prepared in accordance with CEQA,
and has been reviewed and considered by the City Council along with the
comments thereon.
4. The arts exhibition, classroom, administrative offioe and performing arts use
will not create conditions materially detrimental to the public health, safety and
general welfare or injurious to, or incompatible with other land uses in that an
Environmental Assessment has been prepared with recommended mitigation
measures reducing potentially negative impacts to a level of insignificance such
as noise, traffic and lighting.
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 the City Council does hereby approve Conditional Use Permit 00-048 to
allow an arts exhibition, classroom, administrative office and performing arts
facility subject to the Conditions of Approval, attached hereto and made a part
of as Exhibit "A".
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 201h day 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 Pena
ABSTAIN: None
STANLEY SNIFF, M or Pro To
City of La Quinta, California
Revolution No, 2400.71
La Wnts Art+ Foundation
Conditional Use Permit 2000.048
June 20, 2000
Pols 3
ATTEST:
r.-�
JU S, CYAEEK, CMC/AAE, City Clerk
City o a Quinta, California
(City Seal)
APPROVED AS TO FORM:
AWN C. HONEYWEL ity Attorney
By: M, KATHERINE JENSON, Acting City Attorney
City of La Quinta, California
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 Guinta, California, did on
the 6th day of June, 2000, and 20"' 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 zL 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
Le Gulnta Arts Foundation
BpooHlo Plan 00-042
Juno 20, 2000
Pepe 2
OnOing Number 1 - Consistency with General Plan/Zoning Code
The proposed Specific Plan is consistent with the goals and policies of the La
auinta 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.
Ejndina 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 by 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
nolse 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.
F,in_dJ13-q-UULUb1U -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.
- Site Improvements
1. The extension of all public services, as required, will provide for the logical
expansion of services in the City.
Rasolutlon No, 2000-72
La Quinta Arts Found Olon
Spooiflo Plan 00-042
Junr 20, 2000
Patio 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 the 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 Pena
ABSTAIN: None
STANLEY SNIFF, Mayo Pro Tem
City of La Quinta, California
Itovolution No. 2000.72
La Quinta Arts Foundation
Specific plan 00-042
I June 20, 2000
Page 4
ATTEST:
99�-- -4�
JU REEK, CMC/AAE, �tyCl�erk��
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
DAWN C. HONEYWELL, Cityl,htorney
By: M. KATHERINE JENSO , Acting City Attorney
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 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.
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
C:\My Documents\WPDOCS\spARTS COA.wpd
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.
1 1 , 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
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.
C:\My Documents\WPDOCS\spARTS COA.wpd
"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.
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
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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
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.
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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
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 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.
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).
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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.
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.
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PUBLIC SERVICES
44. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
QUALITY ASSURAN E
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.
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.
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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 Requi.ring a Site Development Permit:
Foundation Building
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:
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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).
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."
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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 bounded 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.
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.
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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. 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.
DQMESTICWATER 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.
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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 -III -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: "I 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.
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La Quinta Arts Foundation Specific Plan
APPENDIX B
CITY OF LA QUINTA
ADDENDUM TO ENVIRONMENTAL CHECKLIST
ENVIRONMENTAL ASSESSMENT 2000-394
WITH APPROVED MEASURES FOR MITIGATION MONITORING
IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION
FOR SPECIFIC PLAN 2000-042
LA QUINTA ARTS FOUNDATION, APPLICANT
June 20, 2000
Warner
engineering
Addendum to Environmental Checklist, EA 2000-394
1. a) Washington Street is designated a Primary Image Corridor in the City's General
Plan. This designation ensures that special setback standards and landscaping
are included in project development. The Specific Plan and Site Plan show that
the project proponent will meet the City's standards for both landscaping and
setbacks, thereby reducing the potential impacts to a level of insignificance.
b1, c) & d)
The project site is currently vacant desert land. The construction of the
proposed project, and installation of parking lot and festival ground lighting, will
therefore have an impact, both on- and off-site. The Specific Plan includes the
use of portable light standards for evening events only in parking areas. The
Specific Plan further states that the City's standards for lighting will be adhered
to. The closest point from a parking area to the boundary of Laguna de la Paz
is approximately 40 feet. This distance is comprised of landscaping and
berming, which will serve to obstruct lighting from the site. Finally, the parking
areas are proposed to be 2 to 3 feet below the grade of the adjacent residential
development, which will lower the level of headlights within the parking lots.
With the implementation of the following mitigation measures, the impacts from
light and glare should be reduced to a less than significant level.
All lighting on light standards, whether portable or.permanent, shall be
angled downward, so as not to illuminate adjacent land uses.
2. All lighting on the project site shall conform to the City's Zoning
Ordinance.
3. Lighting on the festival grounds for evening events shall be angled away
from residential development to the south and from the hillsides, and
shall not be located any closer than 50 feet from the southern property
boundary.
II. a) & c)
The site of the proposed project is not used for agricultural purposes.
III. c) & d)
The traffic analysis for the project site states that average daily attendance at
the site can be expected to be between 120 to 250 persons, including staff and
visitors. The emissions from the vehicles which enter and leave the site on a
daily basis will not constitute a significant impact.
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The Specific Plan states that during a major event (of which there will be 5 a
year), 9,000 people will attend in one day, at an average of 2.2 persons per
vehicle'. This, combined with volunteer, staff and artists' trips, could result in
more than 8,500 trips per day being generated at the project site (4,250 to the
site and 4,250 from the site).
The primary source of pollutants at the project site will be vehicular emissions.
The South Coast Air Quality Management District (SCAQMD) has established
standards and formulas by which vehicular emissions can be estimated.
SCAQMD standards are based on daily thresholds, which, as demonstrated in
the table below, will not be exceeded even during major events.
Running Exhaust Emissions
(pounds/day)
PM 10 PM 10 PM 10
CO ROC NOx Exhaust Brakes Tires
50 mph 351.3 13.5 72.1 0.0 1.5 1.5
Daily
Threshold* 550 75 100 150
Based on 8,500 trips/day and average trip length of 8.0 miles, using EMFAC7G Model provided by
California Air Resources Board. Assumes catalytic light autos at 75°F. * Operational thresholds
provided by SCAQMD for assistance in determining the significance of a project.
The Table demonstrates that the emissions from a major event at the project
site will not exceed thresholds for significance. Therefore, it is assumed that
medium (5,000 people) events are not expected to exceed the SCAQMD
standards.
The grading process is expected to occur in one phase, and is expected to take
approximately 30 working days. The process will require two scrapers, one
wheeled bulldozer and one water truck, each of which will operate for
approximately eight hours per day. The following table describes the PM 10
emissions expected to occur during the grading process, and demonstrates that
grading is not expected to generate PM 10 emissions which exceed SCAQMD's
construction emissions thresholds.
'La Oumta Arts Foundation Specific Plan,' prepared by Warner Engineering, April, 2000
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Construction -Related PM 10 Emissions
(pounds)
Project Generated Emissions SCAQMD Thresholds
Daily 9.96 150
Quarterly 298.8
13,500
Source: Table A9 -8-A, and page 6-4, "CEQA Air Quality Handbook," South Coast Air Quality
Management District, 1993.
The Coachella Valley has in the past been a non -attainment area for PM 10
(particulate matter of 10 microns or smaller). Recent analysis by SQAQMD has
determined that the Valley has reached attainment, and a redesignation is
pending. In order to control PM 10, the City has imposed standards and
requirements on development to control dust. SCAQMD also suggests
mitigation for vehicular emissions, which are integrated into the following
mitigation measures:
1. No earth moving activity shall be undertaken without the review and
approval of a PM 10 Management Plan. The applicant shall submit same
to the City Engineer for each earth moving activity.
2. A PM 10 Management Plan shall be prepared by the applicant for the
maintenance of the parking areas and festival grounds. Said management
plan shall be reviewed and approved by the City Engineer prior to the
initiation of the first public event on the project site.
3. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
4. Existing power sources should be utilized where feasible via temporary
power poles to avoid on-site power generation.
5. Construction personnel shall be informed of ride sharing and transit
opportunities.
6. Construction parking and heavy equipment storage shall be located on
the north property boundary.
7. Cut and fill quantities will be balanced on site.
8. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
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9. Watering of the site or other soil stabilization method shall be employed
on an on-going basis after the initiation of any grading activity on the
site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
10. All disturbed areas shall be treated to prevent erosion until the site is
constructed upon. Pad sites which are to remain undeveloped shall be
seeded with either a desert wildflower mix or grass seed.
1 1 , Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion.
12. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
13. Construction roads other than temporary access roads shall be paved as
soon as possible, and once paved shall be cleaned after each work day.
All unpaved roads shall be posted with a 15 mile per hour speed limit.
14. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour.
15. All buildings on the project site shall conform to energy use guidelines in
Title 24 of the California Administrative Code.
16. The project shall provide for non -motorized transportation facilities and
shall implement all feasible measures to encourage the use of alternate
transportation measures.
17. Bicycle racks and/or other mandated alternative transportation provisions
shall be included in project design, in conformance with City ordinances
in effect at the time of development.
18. Low pressure sodium vapor lights shall be considered to reduce power
plant emissions.
19. The project proponent shall comply with all applicable SCAQMD Rules
and Regulations.
With the implementation of these mitigation measures, the impacts to air quality
from the proposed project will not be significant. Moreover, Improvements in
technology which are likely to reduce impacts, particularly from motor vehicles
or the transit route improvements in the future which may occur at the project
site are not included in the analysis. Further, the air quality impacts from the
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proposed project falls within what was studied in the General Plan EIR. The City
determined at that time that air quality impacts associated with the buildout of
the City required a Statement of Overriding Considerations, which determined
that the impacts to air quality of development of the Plan would be cumulatively
significant when considered in conjunction with regional development, and that
the City would implement all feasible measures to reduce emissions within its
boundaries.
In conclusion, neither the construction nor the operation of the proposed
project, therefore, is not expected to have a significant impact on air quality
resources.
IV. a), b) d) & f)
A biological resource study was prepared for the proposed project by James W.
Cornett2. In addition, an Interim Biological Review, as provided in the
Memorandum of Understanding for the Multi -Species Habitat Conservation Plan,
was held on April 17, 2000. Finally, an on-site investigation specifically to
detect the occurrence of Coachella Valley Milk Vetch was conducted on April
20 and 21, 20003.
The biological resource analysis, which included on-site surveying of the project
site, found that the Palm Springs ground squirrel does occur on site. The
Coachella Valley fringe -toed lizard, desert tortoise and the flat -tailed horned
lizard were not detected. Peninsular bighorn sheep are not believed to be
present on the site. No invertebrate analysis was performed on the project site.
The proposed project will result in the loss of 28 acres of desert habitat,
including several mesquite hummocks. The project site is, however, isolated and
already impacted by urban development, including development to the north,
south and east, and illegal dumping activities which have occurred on-site.
The proposed project occurs within the boundaries of the Coachella Valley
Fringe -toed Lizard Habitat Conservation Plan. As such, the project proponent
shall be required to contribute $100 per acre to the appropriate agency for the
purchase of off-site habitat.
Based on the biological resource analysis, the consultation with the California
Department of Fish and Game and U. S. Fish and Wildlife Service and the milk
vetch investigation conducted on this site, the following mitigation measures
shall be implemented:
'Biological Assessment and impact Analysis prepared by James W Cornell, April 1999
Letter report from James VV Ccmett Aral Zn 2000
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Bighorn Sheep Fencing.
The Foundation shall actively and on an on-going basis monitor the
project site any signs that bighorn sheep are entering the site. The
Foundation shall request a list of indicators used to identify sheep
presence from DFG prior to grading of the site. The Foundation shall take
steps to ensure that any observations of bighorn sheep on or near the
project site are reported to DFG and the City immediately. If information
suggests that bighorn sheep are entering the project site, the Foundation
shall construct, at its expense, an 8 -foot fence between the development
and the hillside. The fence shall not contain gaps of greater than 11
centimeters (4.3 inches). The Foundation shall notify DFG immediately
upon receipt of the information suggesting that bighorn sheep are
entering onto the project site, and seek any further guidance DFG has to
offer regarding the construction of the fence. The fence shall be
constructed within three months of the receipt of information suggesting
that bighorn sheep are entering onto the project site. If requested to do
so by DFG, the Foundation shall, at its expense, construct temporary
fencing to the specifications of DFG to prevent bighorn sheep from
entering the project site pending construction of the fence. Any and all
fencing constructed will be subject to the City's Hillside Conservation
Overlay District.
2. Pesticides.
The Foundation shall submit a plan, approved by a biologist, which
demonstrates that all pesticides, fungicides, herbicides, and fertilizers
used on the site will not be harmful wildlife.
3. Lights.
The Foundation shall submit a lighting plan to the City for review and
approval. The plan shall avoid the illumination of the hillsides adjacent
to the project site. All exterior lighting shall be aimed away from the
hillside.
4. Landscaping.
The Foundation shall prepare and submit for approval a landscaping plan
which will not expose wildlife to toxic materials. All exotic or toxic
plans, such as Oleander and Prunis, and plants which are known to
invade or degrade bighorn sheep habitat, such as tamarisk, fountain
grass, shall be strictly prohibited. The landscape plan shall be approved
by a certified biologist, which approval shall state that the proposed
landscape materials are not known to be harmful to wildlife.
5. 2081 Permit.
If required by law to do so, the Foundation shall obtain a 2081 permit
from CDFG.
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd 6
6. No connection to hillside trails.
The Foundation shall design its project so as not to facilitate persons to
enter onto the hillsides from the project site. To the extent that any
portion of the project site begins to be used by persons to enter into the
hillsides, the Foundation shall post notices discouraging such use.
7. Coachella Valley Fringe -toed Lizard.
The project proponent shall contribute $100 per acre in compliance with
the requirements of the Coachella Valley Fringe -toed Lizard Habitat
Conservation Plan. Should a Section 2081 permit be required for this
project, the fee paid shall be credited from any and all mitigation
measures imposed by the 2081 permit.
V. a), b) & d)
Two cultural resource investigations were conducted for the project site. The
first consisted of a site investigation and report, which recorded a potentially
significant site, and recommended further analysis4. The second consisted of an
on-site excavation of the recorded sites. The project site includes three
previously recorded sites, and one site recorded during the first site survey in
1998. Testing and data recovery had previously been completed on the three
previously recorded sites in 1991. The occurrence of multiple mesquite
hummocks makes it likely that additional resources are located on site, and
careful grading and on-site monitoring were recommended in the first study. The
second study, completed to report on the testing and data recovery at CA-RIV-
6214. This process concluded that the site is not significant beyond the
recovery performed for the study. Because there have been previously deeply
buried sites found in this area under sand dunes, the following mitigation
measure shall be implemented:
An archaeological monitor shall be on site during any grubbing, earth
moving or excavating activity. Should a resource be identified by the
monitor, he or she shall be empowered to halt or redirect grading
activities while the resource is properly identified and studied. The
monitor shall file a report with the City of his or her findings, including
disposition of any resource identified.
V1. a) i)
The proposed project does not lie in an Alquist-Priolo hazard area. No known
earthquake fault occurs within several miles of the proposed project. The
potential impact for fault rupture is not expected to be significant.
•A Cultural Resources Inventory and Evaluation of !me La Ouinla Arts Center Project' prepared by ASM Affiliates, December 1998
5 'Archaeological Investigations at CA-RIV-5214 Dreoared by ASM Affiliales, April 2000
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd
VI. a) ii)
The proposed project occurs in a Zone III groundshaking zone. The City has
adopted the provisions of the Uniform Building Code for this hazard.
Construction of any structure on the project site will conform to these
standards, and will reduce the potential hazard to a less than significant level.
VI. a) iii)
The proposed project does not occur in a liquefaction hazard area. The depth to
groundwater in the project area is estimated to be more than 50 feet6. The soils
on the site are loose silty sand, which has the potential to shift in a seismic
event. The soil engineering report prepared for the proposed project
recommends over -excavation and recompaction of the site in any area where
structures are proposed. The findings of the report are preliminary, and not
based on construction plans. The City's standards for site preparation and
geologic analysis, as detailed below, will reduce this potential impact to a less
than significant level.
VI. a) iv)
The proposed project occurs adjacent to the foothills of the Santa Rosa
Mountains. During a significant seismic event, it can be expected that rocks
from the adjacent hillsides will fall to or near the site. The proposed site plan,
however, does not propose construction of any structure within 250 feet of the
western property line. This distance will provide sufficient buffer to minimize the
potential impacts of rockfall on the proposed project.
VI. b) As discussed above, the soils on the proposed site are loose silty sand. As
such, unstable soil conditions can occur from improper grading or excavation.
The City's standards for site preparation shall be adhered to in all site
preparation activities. In order to reduce the impacts of unstable soils on the
proposed site, the following mitigation measure shall be implemented:
Prior to issuance of a grading permit for any structure on the proposed
site, the applicant shall submit, for review and approval by the City
Engineer, a detailed, site specific soil study, which shall include
recommendations designed for the specific structure being constructed.
VI. c) As discussed previously, the proposed project occurs adjacent to the Santa
Rosa Mountains. Steep hillsides rise from the property's western boundary, and
represent an important geologic feature for the City. The proposed project does
not, however, propose to disturb any area within the toe -of -slope, as defined
in the City's Hillside Preservation Ordinance. Insofar as no development will
occur in the toe -of -slope, the significant geological feature will be preserved,
and there is not expected to be a significant impact.
6 'Sod Engineering Report' prepared by Earth Systems Consultants January 1999
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd 8
VIII. a)
The water to be retained in the parking lots will be contaminated by the oils,
gasoline and other chemicals leaked from vehicles in the parking lots over a long
period of time. These hazardous materials can potentially percolate into the soils
below the parking lots, and eventually contaminate groundwater. Technology
exists which can reduce these potential impacts to a less than significant level.
The following mitigation measures shall be implemented:
1 . The applicant shall submit to the City Engineer for review and approval,
a comprehensive storm water management plan, prior to the issuance of
grading permits. The plan shall describe any and all "water cleaning"
technologies to be implemented on the project site. Such devices could
include, but are not limited to oil separators, interceptors and swales.
VIII. b)
2. All drainage facilities shall be maintained to a level acceptable to the City
Engineer.
Although the proposed project will utilize water for irrigation and in its
operation, the potential impacts are expected to be less than significant. The
proposed project will utilize water in quantities far lower than those which could
be expected from residential development on the site. In addition, the use of
parking lots as retention basins enables water to be recharged into the
groundwater basin. Finally, irrigation water will also percolate into the ground,
and be eventually re -absorbed into the groundwater basin.
Domestic water is provided by the Coachella Valley Water District, which
extracts groundwater from a number of wells in the Lower Thermal sub -basin.
The impacts to domestic water supplies are not expected to be significant, since
limited activity on the site, combined with percolation from storm water
retention and irrigation, will lower the impacts to the aquifer.
VIII. c), d) & e)
Any development proposal reduces the amount of natural terrain available for
percolation, and changes drainage patterns. The proposed project will be largely
unpaved, and will consist of parking areas covered with decomposed granite or
similar material. The areas of the development project which will be paved for
roads, the amphitheatre area, and the restroom and office/education buildings
will no longer be able to absorb surface runoff.
The City requires all development proposals to retain flows generated by the
100 year, 24 hour storm on-site. This requirement contains drainage to the site
on which it occurs, and in this case, will also assure the safe routing and
discharge of flows from the hillside. Altogether, the site must contain 13.26
acre feet. A series of debris and retention basins will be required. The City
Engineer will impose conditions of approval on the proposed project which will
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd 9
require that the applicant prepare plans and studies which meet the City's
standards, contain on-site and off-site flows, and provide an acceptable safety
factor. These conditions of approval will provide for sufficient mitigation to
reduce the potential impacts to an acceptable level.
The location of the parking areas and festival grounds within retention basins
poses a potential significant impact on people visiting the proposed project.
Storms in the desert are frequently sudden, of short duration, and of large
volume. The Specific Plan states that the facility will not be used during periods
of imminent storms. However, the occurrence of sudden storms, the large
number of people and vehicles which could be on-site, and the rapid filling of
retention areas is a potential hazard. In order to minimize the potential impacts
to people from flooding hazards, the following mitigation measures shall be
implemented:
1 . The Foundation shall coordinate with the City's emergency preparedness
staff, and shall prepare, for review and approval, an emergency
evacuation plan for all areas of the project site.
2. The Foundation shall establish a formal emergency preparedness training
program. All volunteers and paid staff shall participate in training to
familiarize them with emergency evacuation procedures at the site.
3. There shall be no activities in the festival grounds, and all parking areas
shall be cleared of vehicles at any time when the National Weather
Service issues a severe storm warning for the La Quinta area.
4. All debris basins shall be maintained to a level acceptable to the City
Engineer.
IX. b) The General Plan and Zoning designation for the proposed project are Low
Density Residential. The project includes a proposed Specific Plan which will
delineate the permitted uses. The proposed project represents a departure from
the identified primary land use for the property, namely, low density residential
development. The General Plan does not prohibit the proposed use in its
policies and programs. The Specific Plan, if approved, will authorize the uses.
The Zoning Ordinance expressly provides for these uses with the review and
approval of a conditional use and minor use permit. A conditional use permit has
been submitted as part of this application, and minor use permits will also be
applied for in the future as required by the Zoning Ordinance. The project is not
in conflict with any applicable environmental plans or policies, including those
set forth in the City's General Plan.
The proposed project will occur adjacent to existing low density residential
development (Laguna de la Paz). The proposed uses include art festivals,
entertainment events in both the daytime and evening hours, educational
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd 10
programs, and administrative office uses. The Specific Plan document identifies
art festival and concert events which, if held sequentially, would occur on 1 1 5
days during the year. In addition, educational and gallery events in the proposed
60,000 square foot building would occur on 175 days per year, and
administrative activities will be on-going. This represents a more intense level
of activity than would be expected in a low density residential development.
The existing low density residential to the south of the proposed project could
be significantly impacted by such a level of activity, if no mitigation measures
were proposed.
The Specific Plan proposes several design features intended to mitigate the
impacts of the proposed project on adjacent residential development, as follows:
* The installation of 3 to 4 foot high berms along the southerly boundary of the
proposed project adjacent to the general parking area only.
*Along the southern boundary adjacent to the festival grounds area of the
project, a wall extending 3 to 4 feet above the existing Laguna de la Paz wall
is proposed.
*Along the southern boundary adjacent to the artists' parking area, a 9'6" berm
is proposed.
In order to mitigate the potential impacts of the proposed project on the
residents of Laguna de la Paz, the following mitigation measures shall be
implemented:
For all events, the northerly portion of the general parking area shall be
filled prior to the opening of the southerly general parking area for use.
2. "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.
3. All parking areas, especially the artists' parking area, shall be posted "No
overnight parking." In addition, artists' vehicles shall not be allowed to
idle, or to operate generators during festival events.
4. Temporary bathroom facilities shall not be located within 300 feet of the
southern property line.
5. The future restroom facility proposed for the southeastern corner of the
festival grounds shall be relocated and shall be at least 300 feet from the
southern property line.
6. All construction, including the construction of parking lots and the
festival grounds, shall be subject to a Site Development Permit.
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd 1
XI. a), b) & c)
A noise impact analysis was performed for the proposed project'. The noise
analysis found that current conditions at the project site include a 70 dBA CNEL
noise level at a distance of 100 feet from the center line of Washington Street.
Future (201 5) ambient noise levels are expected to reach 75 dba CNEL at the
eastern property boundary, and to be between 60 and 65 dBA CNEL at the
western property boundary. The noise analysis also included monitoring of La
Quinta Arts Festival events during the month of March, 2000. The analysis
included monitoring of entertainment events, a diesel power generator used to
power festival lighting, a dining area within the festival grounds, artist booths
and mobile noise sources.
The analysis found that the loudest source of noise during the festival was the
entertainment stage, and that at a distance of 50 feet, a noise level of 81 dB
Leq was recorded. That noise level fell to 60 dB Leq at 225 feet from the stage.
This noise reduction was in great part due to the sound -absorbing properties of
the artist booths.
The monitoring data was then applied to the proposed project site. The results
of this analysis are summarized below.
Musical Performances: The analysis found that if small, directional speakers are
utilized at the amphitheatre, a noise level of less than 50 dB can be expected
at the residential units at Laguna de la Paz, and 75 dB in the open space areas
to the west.
Public Address Systems: The impact of such a system will be less than that of
a musical event, provided all public address microphones are directed in a
northerly direction. The analysis further recommends that public address use
cease during evening hours.
On-site Traffic and Parking Areas: The noise emitted from parking vehicles is not
expected to be a significant impact, particularly as the 70 dB noise contour
occurs on the site, in the area of the parking lots.
1 , Only small, directional speakers, pointed in a northwesterly direction,
shall be installed or utilized at the amphitheatre. No speakers or
amplification of any kind shall be utilized within the amphitheater
between 10:00 p.m. and 10:00 a.m., and no events shall be held in the
amphitheater between 12:00 a.m. and 10:00 a.m.
2. All public address system speakers shall be pointed in a northerly
direction.
'Acoustical Analysis Reoort ' prepared by Douglas Eilar & Associates, April, 2000
C:\My Documents%WPDOCS\EA Arts F Addendum. WP6.wpd 12
XII. a)
3. All public address system use shall cease between 7 p.m. and 7 a.m.
4. Signs shall be posted in the southern General Parking Area requesting
that care be taken to disable automobile alarm systems in consideration
of the residential land uses to the south.
5. A solid barrier shall be constructed along the eastern and southern
boundaries of the proposed project. The barrier may be a berm or wall,
but in either case shall have no gaps. If a berm is constructed, it shall be
5 feet in height. If a wall is constructed, it shall be no less than 6 feet in
height. Such a barrier shall be designed to block the line of sight to
adjacent residences, and as such the computation of height shall be
based on the grade of the adjacent residences, since these grades are
higher than those planned for the proposed project.
6. The Foundation shall include, in all its agreements with outside
entertainment providers, a notice which advises the contractor that the
Foundation strives to provide a quiet noise environment on its grounds,
and shall further notify the contractor of mitigation measure no. 1, above.
7. The finished grade of the southern portion of the General Parking Area,
the Artists' Parking Area and the Festival grounds shall not be higher than
the parallel existing grades within Laguna de la Paz.
8. Construction equipment storage and maintenance shall be located at the
northern property line.
9. All construction equipment shall be equipped with mufflers, and shall be
maintained in good operating order.
10. All construction activity shall conform to the City's standards, included
in its Noise Ordinance.
11. The southerly General Parking Lot and Artists' Parking Lot shall be
cleared and closed by 12 a.m. whenever the site is in use. The southerly
two rows of the artist parking lot shall be vacated no later than 10:00
p.m.
12. No amplified sound shall occur after 10:00 p.m.
The proposed project may indirectly induce growth, insofar as any City's
amenities and recreational opportunities influence a homebuyer's decision to
purchase. The location of the proposed project will provide for such added
recreational and cultural amenities. This potential impact, however, is not
expected to be significant.
C:\My Documents\WPDOCS\EA Arts F Addendum.WP6.wpd i 3
XIII. a)
The construction of the proposed project will result in short-term potential
impacts for both police and fire services. The gathering of a large number of
people for short periods of time increases the potential for a need for such
services. However, such short-term impacts are not expected to be significant,
if the following mitigation measures are implemented:
XV. a)
All development plans shall be routed to the Fire and Police Departments
for review and comment. Once the project is complete, a final "as built"
site plan shall be provided to both agencies for their files.
2. All Minor Use Permits for the project site shall be transmitted to the Fire
and Police Departments for review, comment and conditions of approval.
3. The Foundation shall ensure that all activities of its traffic control
officers, as required under item VI. Above, shall be coordinated with the
Police Department.
All development has an impact on governmental facilities and services. The
Foundation will be required to participate in the City's Impact Fee Program,
which helps to offset roadway improvements. In addition, the revenues
generated by the site will result in sales tax for the City, which will offset any
needs for additional municipal services. The proposed project is not expected
to have a significant impact on municipal services or facilities.
The proposed project occurs on the west side of Washington Street, between
47th and 48th Avenues. A median island currently exists in Washington Street.
Washington Street has been recently improved to three lanes in both directions
from the 1-10 Freeway to the project site. No median break is planned for the
project site.
A traffic analysis was prepared for the proposed project8. The traffic analysis
concludes that the proposed project will generate up to 686 peak hour trips
during major events. It is further estimated in the traffic study that 45% of all
trips exiting the site will go east on 48th Avenue, 20% will go south on
Washington Street, and 35% will go north on Washington Street. The analysis
further concludes that traffic conditions in 2001, after project buildout, will
remain at current levels of service, and will not cause either the intersection of
Washington Street & 48th, or the intersection of Highway 1 1 1 & Washington
Street to drop below the City standard LOS D.
The traffic analysis results in the following mitigation measures:
'Traffic Study for La Quinta Arts Foundation Arts Center' prepared by Korve Engineering Inc November 1999
C:\My Documents\WPDOCS\EA Arts F Addendum. WP6.wpd ! `
XV. e)
XV. f)
Traffic control officers shall be employed by the applicant during all
events occurring at the amphitheatre. Said traffic control officers shall be
stationed at the intersection of Washington Street and 48th, and
Washington Street and 47th before and after each performance.
2. The City shall monitor the need for traffic control officers during other
major events, and may require such officers through the Minor use Permit
process.
3. The Foundation will be required to participate in the City's Impact Fee
Program, which helps to offset roadway improvements
These mitigation measures will reduce the impacts of the proposed project to
a less than significant level.
The proposed project provides for paved access within 100- 150 feet of any
future structure, which will meet the requirements of the Fire Department.
Several gates within the proposed project will be conditioned to be equipped
with Knox Boxes or similar devices to enable emergency vehicles to get in. The
only area where a potential impact occurs is as regards the provision of
emergency medical treatment for an injured party in the festival grounds. The
following mitigation measure should reduce this potential impact to a level of
insignificance.
1 . The Foundation shall establish a medical response plan, in coordination
with the Fire Department, and shall have staff on-site at all events trained
in the implementation of such a plan.
The Specific Plan proposes a reduced parking standard for the project site.
Parking is proposed in several areas, most of which is located in the General
Parking lots at the eastern boundary of the project site. In addition, 340 parking
spaces are available through a reciprocal parking agreement with the adjacent
catholic church. The conditions of approval prepared for the project will require
that adequate on-site parking is provided. The following mitigation measures are
to be implemented:
Parking shall be provided on site to accommodate the peak hour of a
major event (1 ,200 persons in one hour), concurrent with an event at the
amphitheatre (2,400 persons).
2. No parking shall be permitted on Washington Street at any time.
3. The City shall monitor parking problems at major events, and shall
provide restrictions or additional conditions of approval through the Minor
Use Permit process should parking problems develop.
UMM
The proposed project does not indicate any parking spaces for bicycles on the
site. The Zoning Ordinance requires such a standard. In addition, the provision
of such parking will encourage non -motorized travel and reduce emissions from
vehicles. Further, the site occurs along a SunLine Transit bus route. The use of
public transportation to and from events at the site should be encouraged.
The following mitigation measures shall be implemented:
Bicycle parking shall be provided in conformance with the standards
established in the City's Zoning Ordinance.
2. The applicant shall provide a bus turnout, bus stop and amenities
including a shelter, bench and trash receptacles along the property
boundary, to the satisfaction of both SunLine Transit and the City.
XV. b) c) & f)
The construction of the proposed project will have a limited impact on sanitary
sewers, storm drainage, solid waste disposal and water supplies. However, as
a non -continuous use, the impacts can be expected to be less than those of a
residential development on the proposed site. The overall impacts of the project
on these services is not expected to be significant.
C:\Mv Documents\WPDOCS\EA Arts F Addendum. WP6.wod 16
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June 20, 2000
La Quints Arts Foundation Specific Plan
APPENDIX C
MANUFACTURER'S SPECIFICATIONS FOR SOIL STABILIZER
FOR GENERAL PARKING LOT AND ARTISTS' PARKING LOT
STABILIZER SOLUTIONS, INC.
205 SOUTH 28TH STREET
PHOENIX, ARIZONA 85034
TEL: (602) 225-5900
FAX.• (602) 225-5902
Warner
engineering
03/21/2000 13:03 7607722974 DESERT ROCK, Ij °-1
SOLUT ION5
Stxhilizcr Solu«urn, htc.
205 nulh 2ltlh suet(
Phocwx.AriAunr 85014 • a;SA
(602) 22c-19oo Fax- (602) 1211-1907
100-31iQ468 W&hthc tlabilic"soluticals.cuff,
C-Axil::phuhbs;«slabdides sultit 19no om
03-21-00
Gary Schaeffer
Desert Rock Supply, Inc.
PO Sox 924
La Ownta, CA 92253
Fax: 760772-2974
Re: L■ Quints Arts Foundation Parking Areas
Stabilizer is a natural binder that is used to stabilize crushed stone screenings
and decornposed granite for pathways, driveways and parking nrea applications.
It works by activating It with water which then cements fines together to produce
a stable surface. It reduces the porosity of the natural stone but not totally. It still
allows for infiltration between % inch to % inch per hour, depending on the type of
rock used and the amount of Stablhzer used. Marshall stability testing shows
that 1% inches of Stabilized decomposed granite has the same compressive
strength as 1 inch of asphelt paving.
Stabilizer will help reduce dust but does not completely eliminate 4 The nature
of decomposed granite is to continually break down in smaller particles. There
are :oats dust control products and or waiter that are not permanent that can be
applied before events to control dust. We have used as product called Soil
Serpent to totally eliminate dust. It is used as a sealer over the Stabilized
surface. It does reduce the wafter infiltration.
We would like to set up a small test plbt with the proposed decomposed granite,
Stabilizer and Sal Serpent for the City of La Quinta to test and to determine that
this surface Is suitable br this application.
Best regards
fi r
ort Hubbls
zo-e z0e9-9za-ZO9 SMOI-Ln los bgzi-lIaVls vtao: tl O0 -CZ --&9W
Turffiri&, the polyprupolene
strands incorporated with
the sand mix of an increasing
number of sportsfields in North
America and now Australia, were
recently subjected to demanding
traffic tests in Victoria on grass
sown less than two months earlier.
-I'hc Metropolitan Dire Board pro-
Vtded nvo of its largest trucks loaded
with %vatcr that were driven backwards
,tnd forv.-ards over the trial section of
turf near Pakcnham, with the grass
standing LIS surprisingly well to this
tgorous trial
Ilohcrt D.ivcy. ,Managing Director of
the Australian distributors, Stabilizer
soluuc,ns, ta,ld Mrf Craft that the trials
were held on what was to then the
wcItest week ofthc vear in that district
-'And not content to settle for
trialling ,n such wet weather, ad-
ditional water vas hosed on the gratis
(luring the trials to see just how well
the grass could withstand such traffic.
Wc %vcrc delighted, though not sur-
prix-d. (vrth the strong netting effect
thc-I-urR,rids ohyiously had in helping
nchr,r the grass "
Turf( ndS were launched in ALIS-
traha Icss than 18 months ago, at a
time whcn they were being widely
ntrodLI(cd to football and baseball
stadiums 111) Cl equestrian centres
,around .tiorth Amcrica. According to
0avev, the TurfGrids are becoming
well a(ccpted in Australia with the
work they have had done.
tic pointed out that areas likely to
expect a lot of traffic over the grass
Will hcncfit considerably from the
rcmarkahle holding capacity of the
'I'urfGnds "And it is truly a cost
effective product to have installed,"
he added
PC
30 - TURF CRAFT RUST. July 1995
TurfGrids get the nod
from Fire Brigade
'Icrn Fithall_ Stahiliccr tit,lutir,ns'
man-in-thc field explained lit- I'ttrf
Grids were dcvclopcd to enhance• the
natural root strength of shorts Curl
and to provide :m all weather l}I;ning
surface.
"The fihres .arc discrete hhnll:iced
polyPropylcnc strands that arc mixed
or blended into sands Uuring IIIc
blending process clic- fihres ()pcn ur
filamentizc into grid and hhrc (un -
figurations that mcchanro_,Ill\- rein
force soils
"We have found [hcv crc;uc .t nckv
soil structure with cnh;tnccd engi-
neering prohcrtics that rcduccs soil
compaction whdc improving Itrt(I
bcaringcapahilitics. prr,\ td,ngstahtlity
to the sand." he Said
'I'ctrfGrI(Is It Scc[IIs 1)F(WIdoz the LISCF
with a natural surface which has all
IIIc qualities of traditional turf with
the durability and life span of the xcry
hest in artificial surfaces.
Many of the football and haschall
stadiums that introduced I'tlrf(lrlds in
the (I'S have the time to ovcrsccd and
sod in preparation for the next season
l'hcv have reported excellent results
Pithall said that surfaces used for
football and horse racing can be
replaced entirely or have the ,vsIcni
installed in areas of hca %- uSc 'Coal
squares in foothall that often hcconic
wont during the season, will hcncfit
;t lot with the introduction ail
-I'urfGrlds "
lic hchcves they are cxtrcnuly
economical to introduce, costing ti1)1v
marginally more than a traditional
turf surface. ■
ABOVE: This large lire tender is run
up onto the trial section of turf that
includes the TurfGrids, and then is
reversed backwards and forwards to
simulate heavy traffic on this area. The
trial was conducted in wet weather.
LEFT: To really put the acid test on the
TurfGrids trial, water is pumped onto
the section beneath the wheels while
the lire truck continues to move for-
wards and backwards, with minimum
damage done to the turf.
stabilizer
S O L U T I O N S
Stabilizer@ is a patented, non-toxic organic soil additive for dirt or crushed stone surfaces. It is a colorless,
odorless concentrated powder that is a natural glue. Stabilizer@ binds and locks aggregate screenings to
provide a firm natural surface for pathways, trails and driveways. Stabilizer does not act directly on larger
aggregate.
Stabilizer@ mixed with indigenous crushed stone screenings creates a natural surface that complements any
park or garden. Stabilizer@ is the only natural soil binder available. It's non -staining and non-toxic. It is not
harmful to plants, animals or humans. It works in all climatic conditions and it is easy to use. Stabilizer@ is
an affordable alternative to concrete, asphalt, pavers and other hardscape surface materials. Stabilizet@ can
be pre -blended in a mixer or pug mill. It can also be installed by rototilling into existing materials. For more
information on installing Stabilizer@ into your landscape or garden, call Stabilizer, Inc.
Stake and measure area according to the rate of Stabilizer@ to be used.
2. Spread the approved crushed stone to desired depth and level to grade. (Two-inch depth for foot
traffic and three-inch depth for vehicular traffic.) If it is an existing surface, rototill twice to break
and crush the surface material. Rototill to two-inch or three-inch depth.
3. Spread the Stabilizer@ with a commercial type drop spreader at the recommended rate.
4. Rototill until Stabilizer@ is mixed thoroughly to the complete depth. Hand grade unlevel areas
created by the Rototiller.
5. Water heavily with a hose to achieve full depth moisture penetration of the mix. (Do not water
with a water truck.) Test for penetration by random core inspection.
6. Roll and compact as soon as possible with a one- to five -ton roller. If the surface is flaky or sticks
to the roller drum, add more water. If the roller creates a wash board effect or rills, extra Setup time
is necessary.
The rototilling process may create low areas. It is necessary to make repairs by mixing StabilizeiO
and the crushed stone mix together in a mixer or by hand in a wheelbarrow by adding water as you
would concrete. Scarify the area first with a steel rake, add the mixture, level and compact.
A Stabilized pathway or driveway should be engineered to shed water off the sides. Avoid carrying
excessive water. Drain pipes, culverts or trenches may be necessary to divert runoff.
9. Failure to properly mix and water Stabilizer@ thoroughly may result in surface chipping, cracking or
excessive moisture retention. Stabilizer@ is a grain -type dust material. Dust precautions should be
taken. Store in a dry area.
Stabilizer Solutions, Inc.
205 S. 28th Street
Phoenix, Arizona 85034 • USA
602.225-5900 Fax 602.225-5902
1.800•-336.2468
Website: stabilizersolutions.com
e-mail: Iphubbs@stabilizersolutions.corri
4/99
67ol
stabilizer"
SOLUTIONS
Stabilizer Solutions, Inc.
205 S. 281° St.
Phoenix, AZ 85034
800-336-2468(Fax)602-225-5902
Website: stablllzersolutlons.com
E -Mail: Iphubbs@stablllze rsolutlons.com
STABILIZED CRUSHED STONE SURFACE SPECIFICATION
PART1 GENERAL
1.1 SCOPE OF WORK
A. Work included in this section.
1. Decomposed granite or crushed 3/8" or 1/4" minus aggregate paving with
Stabilizer binder additive.
1.2 SYSTEM DESCRIPTION
A. Decomposed granite or crushed 3/8" or 1/4" minus aggregate paving with Stabilizer
binder additive and SportGrids fibers for strength. Fibers are an optional additive,
best when extra load bearing strength is needed.
1.3 SUBMITTALS
A. Products; Five Ib. sample and sieve analysis for grading of decomposed granite or
crushed 3/8" or 1/4" minus aggregate.
1.4 TESTS
A. Perform gradation of decomposed granite material or 3/8" or 1/4" minus crushed
aggregate in accordance with ASTM C 136 — Method for Sieve Analysis for Fine and
Course.
1.5 MOCK-UPS
A. Install 4 ft. wide x 10 ft. long mock-up of decomposed granite or 3/8" or
1/4"minus crushed aggregate paving with Stabilizer additive at location as directed by
owner's representative.
1.6 ENVIRONMENTAL CONDITIONS
A. Do not install decomposed granite or crushed 3/8" or 1/4" minus aggregate paving
during rainy conditions.
1.7 QUALITY ASSURANCE
A. Installer- provide evidence to indicate successful experience in providing decomposed
granite or gushed 3/8" or 1/4" minus aggregate paving containing Stabilizer binder
additive.
1.8 EXCESS MATERIALS
A. Provide owner's authorized rep. with the following excess materials for use in future
decomposed granite or 3/8" or 1/4" crushed aggregate paving repair:
40 — 50 Ib_ bags of the aggregate paving
1— 40 Ib. bag of the Stabilizer additive
09/16/99
PART 2 PRODUCTS
2.1 DECOMPOSED GRANITE OR 3/8" OR 1/4" CRUSHED AGGREGATE SCREENINGS
A. Crushed Stone Sieve Analysis Percentage of Weight Passing
a Square Mesh Sieve AASHTO TI 1-82 and T27-82
'/4" MINUS AGGREGATE GRADATION
Sieve Desi nation
Range of % Passin
3/8"
100
No. 4
95-100
No. 8
75-80
No. 16
55-65
No. 30 _
40-50
No. 50
25-35
No. 100
20-25
No. 200
5-15
B. Acceptable local supplier — list to be provided.
2.2 STABILIZER BINDER
A. Patented, non-toxic, organic binder that is a colorless and odorless concentrated
powder that binds decomposed granite or crushed 3/8" or 1/4" minus aggregate
together to produce a firm surface.
B. Provided by Stabilizer Solutions, Inc., 1-800-336-2468.
2.3 SYNTHETIC FIBER REINFORCEMENT (OPTIONAL)
A. Provided by Stabilizer Solutions, Inc., 1-800-336-2468. (As recommended)
PART 3 EXECUTION
3.1 BLENDING STABILIZER
A. Blend 12-16 lbs. of Stabilizer per ton of decomposed granite or crushed 3/8" or 1/4"
minus aggregate screenings. It is critical that Stabilizer be thoroughly and uniformly
mixed throughout decomposed granite or crushed 1/4" or 3/8" minus aggregate
screenings.
3.2 BLENDING SPORTGRIDS FIBERS (OPTIONAL, only if recommended)
A. Blend 3 to 5 pounds of SportGrids fibers per ton of decomposed granite or crushed
3/8" ort/4" minus aggregate screenings.
3.3 PLACEMENT OF DECOMPOSED GRANITE SCREENINGS OR CRUSHED 3/8" OR
1/4" MINUS AGGREGATE SCREENINGS
A. Upon thorough moisture penetration, compact aggregate screenings to 95%
relative compaction by compaction equipment such as; double drum roller
(2-4 ton) or single drum roller (1000 lbs.) vibratory plate tamp.
Do not begin compaction for 6 hours after placement and up to 48 hours.
B. Take care in compacting decomposed granite or crushed 3/8" or 1/4" minus aggregate
screenings when adjacent planting and irrigation systems.
3.4 REPAIRS AND PROTECnON
A. Remove and replace decomposed granite or crushed 3/8" or 1/4" minus aggregate
paving that is damaged, defective or does not meet requirements of this section.
09/16/99
THE FOLLOWING CROSS SECTIONS MAY BE USED FOR THE
INSTALLATION OF CRUSHED STONE SCREENINGS AND
STABILIZER AS THE BONDING AGENT. THESE DETAILS MAY
ALSO BE MODIFIED TO MEET SPECIFIC CONDITIONS.
iF
tv 11 7111000 �. c�
STABILIZED CRUSHED
STONE SCREENINGS
TOP COURSE
BASE COURSE
USE YOUR STATE'S DOT
EQUIVILLENT FOR BASE COURSE
6" X 4" STEEL EDGING
/4"/FT I/4"/FT
3"
1 COMPACTED
SUBGRADE
CROWNED PAVING SECTION FOR
WALKS/CARS/LIGHT TRUCKS
1 /4"/FT I 1/4"/FT
pga
it - ! VrA
Mil
SUPER ELEVATED PAVING SECTION
DO NOT EXCEED 112"/FT < 4%
ALL SPECIFICATIONS ABOVE ALSO APPLY TO THIS SECTION
NOTES:
1. Other types of edging may be substituted for steel i.e. aluminum, pressure treated lumber,
brick or other masonry units.
2. On steep cross slopes, provide a drainage swale on the upside of the paving.
3. The thickness of the base course will vary according to use requirements and
the compactability of the subgrade.
09/16/99
pa"_
i;n
stabilizer`
0LUTIONS
MAINTENANCE AND REPAIR PROCEDURES FOR
STABILIZED CRUSHED STONE PATHWAYS, WALKWAYS,
CART PATHS, DRIVEWAYS, PARKING LOT AND PATIO AREAS
A. MAINTENANCE
1. Remove debris, such as paper, grass clippings, leaves or other
organic material by mechanically blowing or hand raking the
surface as needed.
2. During the first year, a minor amount of loose aggregate will
appear on the surface (1116 to 114 inch). If this material exceeds
a 114 of an inch, redistribute the material over the entire
surface. Water thoroughly to the depth of 1 ". Compact with
power roller of no less than 1000 lbs. This process should be
repeated as needed.
3. If cracking occurs, simply sweep fines into the cracks, water
thoroughly and hand tamp with an 8" to 10" hand tamp plate.
B. REPAIRS
1. Excavate damaged area to the depth of the Stabilized
aggregate and square up side walls.
2. If area is dry, moisten damaged portion lightly.
3. Pre -blend the dry required amount of Stabilizer powder with the
proper amount of aggregate in a concrete mixer.
4. Add water to the pre -blended aggregate and Stabilizer.
Thoroughly moisten mix with 25 to 35 gallons per ton of pre -
blended material or to approximately 10% moisture content.
5. Apply moistened pre -blended aggregate to excavated area to
finish grade.
6. Compact with an 8" to 10" hand tamp or 250 to 300 pound roller
(if area is high traffic such as, cart path, driveway, parking lot,
use a larger 1000 Ib. roller). Keep traffic off areas for 12 to 48
hours after repair has been completed.
STABILIZER SOLUTIONS, INC.
205 SOUTH 28^' ST., PHOENIX, AZ 85034
800-336-2468 • 602-225-5900 • Fax 602-225-5902 • stab llizersolutions.com
64"ol 40'
S0 T 1 0 NN u IUIIR! v
SC7LUii[75
FIBER REINFORCED TURF
INSTALLATION GUIDELINES
I. STABILIZED SAND BASE SYSTEM WITH TURFGRIDS OPTIMAL FIBER
A. SCOPE OF WORK
1. Grade and compact sub -base to 95% compaction (ASTM D698). Surface must be
smooth, not leaving wheel ruts.
2. Install 3 -inch (7.6 -cm) minimum gravels drainage layer over sub -base and
incorporate approved drainage system as determined by site specifications. Gravel
should be compacted to 95% of maximum dry density, and finish -graded with no
wheel ruts.
3. Install a 10 -inch (25.4 -cm) minimum of approved rootzone medium with loader or
dozer. Care should be taken to avoid leaving ruts in the gravel base.
4. The rootzone medium should be water -settled and fine graded.
5. The rootzone medium should be consolidated with a roller to a dry density, between
87 lbs. and 100 lbs. per cubic ft. Maintain moisture content between 8% and 10%
during installation procedure.
6. Spread soil amendments and fertilizer before spreading the fibers.
7. Place the bags of fibers approximately 15 -ft. by 15 -ft. grid.
Spread fibers by hand or with a modified straw blower at a rate of approximately 1 Ib.
per 12 sq. ft. for athletic turf applications, or 1 Ib. per 10 sq. ft. for turf paving. Placing
1 -square yard sheets of plastic at random locations over the area is a simple method
used to check spreading rate. After spreading, carefully remove the sheets and weigh
retained fibers. Adjust the fiber amount until the proper weight is achieved.
Continuous monitoring should be done to verify that the spreading rate matches the
design rate. Strong wind conditions may require wetting of the area of the soil and
fibers to reduce fiber displacement.
9. Mix the fibers into the rootzone to the specified depth — generally 4 inches (12.7 cm)
for athletic turf and turf paving. Use an approved rototiller (Incorporater, Rotadairon,
Blecavator or equivalent). Thoroughly mix the soil until the fibers are uniformly
distributed. When using a Rotadairon or Blecavator, 3 passes are generally sufficient.
Other tillers may require up to 5 passes. Do not exceed 5 passes. Excessive tilling
will cause rilling development.
10. Thoroughly soak the surface after the tilling process. Soil should be moistened to a
minimum depth of 9 inches (23 cm). Keep soil moist_
11. Consolidate with a vibratory roller to a dry density between 87 lbs. and 100 lbs. per
cubic ft. If high or low areas, ridges or other irregularities exist, hand -rake to final
grade and re -roll.
12. After consolidation, the surface is ready for planting with seed stolons or sod. If using
sod, match the soil type with the soil medium.
STABILIZER SOLUTIONS, INC.
205 SOUTH 28r" ST., PHOENIX, AZ 85034
1-800-336-2468 . 1-602-225-5900. Fax 1.602-225-5902. stabilizersolutions.com
01100
67ol
stabilizer
S 0 t U T 1 0 N S
B. SOIL MIX
Sand must meet the particle size and physical performance criteria as shown in
Section C below. Recommended tests include grain size analysis, percentage of
sand, silt and clay constituents, saturated hydraulic conductivity and porosity
(including total, air-filled, and capillary pore space), and bulk density. Calculate
values for fineness modulus and uniformity coefficient. An approved construction
materials testing laboratory should test representative samples from the material
source. In addition, samples should be tested for pH. Recommendations should
include the need for organic amendments to meet performance criteria. Sand tested
should be available in sufficient quantities for the project.
2. Quality control testing should be performed for every 500 -tons of soil delivered to the
site. Cost of testing is the contractor's responsibility. Soils not meeting project
requirements must be removed and replaced at the contractor's expense.
3. No truck traffic is permitted over the installation area until the final placement and
compaction has been completed.
C. SOIL MIX FOR STABILIZED ROOTZONE (SAND/ PEAT BLEND)
1. Particle Size Criteria for Sand
USDA
PARTICLE NAME
US STANDARD
SIEVE NUMBER
DIAMETER OF PARTICLE
IN MILLIMETERS
ALLOWABLE RANGE
%RETAINED
GRAVEL
6
3.35
0
FINE GRAVEL
10
2.000-3.35
0 No More
VERY COARSE SAND
18
1.000-2.00
<5% than 10 combined
COARSE SAND
35
0.500-1-00
<25%
MEDIUM SAND
60
0.250 - 0.50'
50%- 90%
FINE SAND
100
0.100-0.25
<15%
VERY FINE SAND
270
0.050-0.10
<5%
SILT
0.002-0.05
<5%
CLAY
1
<0.002
<3%
' In addition, not less than 20% below 0.25 mm
2. Physical Performance Criteria
Fineness Modulus: 1.4-2.0
Total Porosity: 35%-55%
Uniformity Coefficient: < 4 (2.5 - 3.5)
Air Filled Porosity: 200/6-30%
Capillary Porosity: 15%- 25%
Saturated Hydraulic 5" -15" per hour
Conductivity:
3. Blended rootzone mix should have a pH between 5.5 and 7.0. The recommended
blend for rootzone soil mix and sod topping is 90% sand and10% peat by volume.
Peat should have a pH not less than 5, be of medium grade, and have an organic
content of not less than 90% (L O 1.)
STABILIZER SOLUTIONS, INC.
205 SOUTH 28' ST., PHOENIX, AZ 85034
1-800-336-2458 . 1-602-225-5900 . Fax 1-602-225-5902 . stabilizersolutions.com
01/00
ry
stlifizerr
SOLUTIONS
HUN' MVILU BOTANICAL GARDEN
Pathways Huntsville, AL
SUPERSIMON SPRINGS MALL
Landscape Areas Mesa, AZ
PHOENIX PUBLIC LIBRARY
Pathway Phoenix, AZ
DESERT BOTANICAL GARDEN
Pathways, Trails Phoenix, AZ
APS SHOWCASE HOME
Parking Lot and Driveway Scottsdale, AZ
RISC':LS' MY RESORT
Handicap Accessible Path Scottsdale, AZ
BOYCE TE(0M1PSON SW ARBORETUM
Pathways Superior, AZ
RANCHO SANTA ANA BOTANICAL GARDEN
Pathway Claremont, CA
-1oIf 1! SIM 0111
Pathway Los Angeles, CA
BAYLANDS
Pathways, Landscape Areas Sunnyvale, CA
HANGING LAKE REST AREA
Pathway Glenwood Springs, CO
ROSEMOUNT VICTORIAN HOUSE MUSEUM
Pathway Pueblo, CO
KODAK WILDIHE PROJECT
Nature Trail Windsor, CO
I ,Oak if A n
Picnic/Walkway Areas Brookfield, IL
RYAN RESIDENCE
Pathway Lake Bluff, EL
HARDING RESIDENCE
Garden Pathways Rockford, IL
H ice$ I i ' M
Pathways New Brunswick, NJ
DOUGLAS COUNTY PARKS DEPARTMENT
Pathways, Landscape Areas Gardnerville, NV
CITY OF LAS VEGAS
Ballfields, Landscape Areas Las Vegas, NV
BROOKLYN BOTANICAL GARDEN
Pathways Brooklyn, NY
NEW YORK BOTANICAL GARDEN
Pathways Bronx, NY
BATTERY PARK
Pathways New York, NY
LANCASTER SCHOOL DISTRICT CENTRAL
CANFUS EXPANSION
Walkways Lancaster, PA
RIVER LEGACY NATURE PARK
Pathway Arlington, TX
VIRGINIA STATE ARBORETUM
Pathways Boyce, VA
EVEREIT COUNTRY CLUB
Cart Paths, Parking Lots Everett, WA
67ol
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SOLUTIONS lRKIS%MR it RIM 'N MONUMMS
US DEPT. OF AGRICULTURE
Talladega. AL
TONGASS NATIONAL FOREST CHATHAM AREA
Sitka, AK
KAIBAB NATIONAL FOREST
Fredonia, AZ
TONTO NATIONAL FOREST
Payson, AZ
TOHONO CHUL PARK
Tucson, AZ
HERITAGE HILL HISTORICAL PARK
El Toro,CA
STANISLAUS NATIONAL FOREST
Sonora, CA
SEQUOIA NATIONAL PARK
Three Riers, CA
JOSHUA TREE NATIONAL MONUMENT
29 Palms, CA
ROUTT NATIONAL FOREST
Kremmling, CO
RIO GRANDE NATIONAL FOREST
Monte Vista,CO
OREGON PARK DISTRICT
Oregon, FL
C&O CANAL NATIONAL HISTORIC PARK
Sharpsburg, MD
FORT MC HENRY NATIONAL MONUMENT
Baltimore, MD
HAMPTON NATIONAL HISTORIC SITE
Towsen. MD
US DEPT. OF AGRICULTURE
Holly Springs. MS
TALLY LAKE RANGER DISTRICT
Whitefish, MT
NAT'L PARK/SALINAS PUEBLO MISSION
Mountainair, NM
CBOLA NATIONAL FOREST
Albuquerque, NM
GILA NATIONAL FOREST
Silver City, NM
TOIYABE NATIONAL FOREST
Sparks, NV
PORTLAND CITY PARKS/SMITH LAKE METRO
Portland, OR
JOHN DAY FOSSIL BED MONUMENT
John Day, OR
ROGUE RIVER NATIONAL FOREST
Ashland, OR
US DEPT. OF AGRICULTURE
Rapid City, SD
LAKE MEREDITH NATIONAL PARK
Fritch. TX
BIG BEN NATIONAL PARK
Brewster Co., TX
GEORGE WASHINGTON'S BIRTHPLACE
Washington BP, VA
OLYMPIC NATIONAL PARK
Port Angeles, WA
NATIONAL PARK SERVICE
Coulee Dam, WA
MT. RAINIER NATIONAL PARK
Ashford, WA
SAN JUAN ISLAND NATIONAL PARK
Friday Harbor, WA
MEDICIANE BOW NATIONAL FOREST
Saratoga, WY
I
67b7l
stabilizer
SOLUTIONS
STABILIZER SOLUTIONS, INC.
TURFGRIDS PROJECT LIST
VANDERBILT UNIVERSITY
Volleyball Courts
Dudley Field
Research Triangle Park, NC
Nashville, TN
May 1999
EXPLORATION PLACE PARK
Grass Slope Area
Feb 2000
Wichita, KS
Mar 2000
BARGEE FARM
Turf Equestrian Footing
Nov 1996
Allison Park, PA
May 1994
SCOTT STADIUM
West Point, NY
University of Virginia
PRINCETON UNIVERSITY
Charlottesville, VA
May 1995
UNIVERSITY OF WASHINGTON
Softball Field
Mar 1998
Seattle, WA
Jan 1994
DISNEY SPORTS COMPLEX
At Reedy Creek
June 1996
Orlando, FL
Sept 1996
THE FARM
Apr 1998
Tallahassee, FL
Sept 19%
ROCHESTER SPORTS FAC.
July 1997
Rochester, NY
May 1996
WILLIAM PATERSON COLLEGE
Soccer & Football Fields
Woodbridge, CT
Wayne, NJ
Oct 1997
LOUISVILLE WATERFRONT PARK
Great Lawn
Louisville, KY
June 1998
SULTAN OF BRUNEI POLO FIELD
Country of Brunei
Sept 1997
THE BRAIN INSTITUTE
University of Florida
Gainesville, FL
July 1998
MONTEREY PARK/ST. MARYS HS
Football/Soccer Field
Kent Meridian Field
Phoenix, AZ
July 1998
RESEARCH TRIANGLE FOUNDATION
Volleyball Courts
Research Triangle Park, NC
Dec 1999
GERMANTOWN SOCCERPLEX
Soccer Fields
Germantown, MD
Feb 2000
LONE STAR PARK
Turf Track
Grand Prairie, TX
Nov 1996
WEST POINT MILITARY ACADEMY
Clinton Soccer Field
West Point, NY
Sept 1996
PRINCETON UNIVERSITY
Stadium Field
Princeton, NJ
Mar 1998
CHURCHILL DOWNS
Turf Track
Louisville, KY
June 1996
WEMBLEY FARM
Wellington, FL
Apr 1998
AURARIA FIELDS
Denver, CO
July 1997
AMITY HIGH SCHOOL
Football & Soccer Field
Woodbridge, CT
Aug 1998
LINDSEY PARK
Soccer Field
Tyler, TX
June 1998
HOLIDAY PARK
Ft. Lauderdale, FL
June 1998
PIEDMONT HIGH SCHOOL
Witter Field
Piedmont, CA
June 1997
KENTWOOD HIGH SCHOOL
Kent Meridian Field
Kent, WA
June 1995
STABILIZER SOLUTIONS, INC.
205 S. 28"' ST., PHOENIX, AZ 85034
800-336-2468. 602-225-5900 • Fax 602-225-5902
Website: stabilizersolutions.com • Email: 1pliuhbs Dsstabilizersolutions.corn
03/[6/00
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67PI
stabilizer"
SOLUTIONS
STABILIZER SOLUTIONS, INC.
TURFGRIDS PROJECT MIST
HICKMAN FIELD
Soccer Complex
San Diego, CA
THE OAKS
Turf Equestrian Footing
San Juan Capistrano, CA
W NDSOME FARMS
Turf Equestrian Footing
New Canaan, CT
PHILADELPHIA PARK
Turf Track
Sept 1998 Philadelphia, PA Mar 1997
BAY MEADOWS RACECOURSE
Turf Track
Apr 1993 San Mateo, CA Apr 1999
RECHT FIELD
Boulder High School
Mar 1995 Boulder, CO May 1995
SCOTTSDALE STADIUM
Baseball Field
Scottsdale, AZ Aug 1993
RAZORBACK STADIUM
Univ. of Arkansas Football/Practice Field
Fayetteville, AR May 1995
CYFA SOCCER COMPLEX
San Bernardino, CA July 1997
LOYOLA MARYMOUNT UNIV
Soccer Field
Los Angeles, CA
SANTA ANITA RACETRACK
Turf Track
Arcadia, CA
GOLDEN GATE FIELDS
Turf Track
Albany, CA
CRISSY FIELDS
Presidio Park
San Francisco, CA
June 1995
May 1996
July 1997
July 1999
COL. BILL BARBER MEM. PARK
Softball Complex
Irvine, CA Aug 1999
UNIVERSITY OF CINCINNATI
Grass Pyramid
Cincinnati, OH May 1999
BLUE VALLEY
Soccer Complex
Overland Park, KS May 1999
SIOUXLAND SOCCER COMPLEX
Soccer Field
Sioux City, IA Apr 1995
UNIVERSITY OF OREGON
Practice Facility
Eugene, OR Sept [997
MAX FINLEY FIELD
Chattanooga, TN
July 1997
DYCHE STADIUM
Northwestern University
Evanston, IL
July 1997
UNIVERSITY OF MISSOURI
Football & Soccer Fields
Columbia, MO
May 1995
BLUE HERONIBELLE HERB FARM
Derby Field
Wellington, FL
May 1996
YORK PARK
Football Field
Tasmania, Australia
Jan 2000
SOMERSET BALLPARK
Baseball Complex
Bridgewater, NJ Apr 1999
CENTRAL MISSOURI STATE
South Farm Park Ballfield
Warrensburg, MO Nov 1999
BLUE VALLEY HIGH SCHOOL
Baseball/Softball Facility
Overland Park, KS May 2000
STABILIZER SOLUTIONS, INC.
205 S. 28rn ST., PHOENIX, AZ 85034
800-336-2468 * 602-225-5900 • Fax 602-225-5902
Website: stabilizersolutions.com i Email: 1 IwbUsgstabilizersolutions,com
03/16/00
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