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HomeMy WebLinkAbout22158 - RESOLUTIONS - 2/13/2008 RESOLUTION NO. 22158 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING A CONFORMITY REPORT FOR THE PROPOSED AQUA CALIENTE CULTURAL MUSEUM, LOCATED ON TRIBAL TRUST LAND OF THE AQUA CALIENTE BAND OF CAHUILLA INDIANS AT THE SOUTHEAST CORNER OF EAST TAHQUITZ CANYON WAY AND SOUTH HERMOSA AND WAIVING THE JOINT MEETING BETWEEN THE PALM SPRINGS CITY COUNCIL AND AQUA CALIENTE BAND OF CAHUILLA INDIANS TRIBAL COUNCIL. WHEREAS, on December 15, 1998, the City Council of Palm Springs and the Tribal Council of the Agua Caliente Band of Cahuilla Indians ("Tribe") entered into a "Land Use Coordination Agreement" which provides for City review and comment on projects outside of the "Land Use Agreement" of 1977, while retaining the Tribe's final approval and authority over projects on Tribal Land; and WHEREAS on February 3, 1999, the City and the Tribe amended the "Land Use Agreement" of 1977 with Supplement No. 5, which exempted all Tribal lands from the "Land Use Agreement" of 1977 subject to the aforementioned "Land Use Coordination Agreement"; and WHEREAS, pursuant to Section 8 of said Agreement, the City Council and Tribal Council may waive procedural requirements of the Agreement, as follows: "8. Waiver. With the approval of both parties, any part of the foregoing process may be waived if the Project is not deemed significant or if the project is found to be conforming, or if due to the exigencies of time the normal process cannot be accommodated." and WHEREAS, on December 18, 2007 the Tribe submitted to the City a Project Report for a proposed Cultural Museum located on the southeast corner of S. Hermosa Drive and E. Tahquitz Canyon Way, on 8.68 acres of vacant Tribal Trust land within Section 14; and WHEREAS, said Project Report was transmitted to the City for review and comment under the terms of the Agreement, including review by the Planning Commission of a Conformity Report; and WHEREAS, On January 7, 2008 the Architectural Advisory Committee reviewed this project as submitted and voted to recommend approval to City Council by a 6-0 vote (Michael King absent) including three suggestions; and Resolution No. 22158 Page 2 WHEREAS, On January 23, 2008 the Planning Commission reviewed the draft Conformity Report and 6-0 to recommend approval of the Conformity Report to the City Council; and WHEREAS, On February 13, 2008, the City Council conducted a public meeting at which meeting the Council considered the matter, including the Tribe's Project Report, a draft Conformity Report (dated February 6, 2008) and related exhibits; and WHEREAS, The City Council herby adopts as its own findings of fact the facts contained in the draft Conformity Report (dated February 6, 2008); and WHEREAS, the City Council has concluded that the proposed Agua Caliente Cultural Museum is a unique development project that generally conforms to the standards of the RA Zone of the Section 14 Specific Plan (Master Plan), and associated provisions of the Palm Springs Zoning Ordinance, such that it is "not deemed significant under the terms of the Agreement and such that the certain procedures may be waived under Section 7 of the Agreement. THE CITY COUNCIL_ OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1: The Conformity Report (dated February 13, 2008), including the suggested conditions contained in Exhibit "A" attached and made a part thereto, is hereby approved and staff is directed to transmit said Report to the Tribe. SECTION 2: The requirement of Section 5 of the "Agreement for Tribal / City Land Use Coordination on Certain Parcels" for a Joint Meeting is hereby waived for Case 5.1188. ADOPTED THIS 131h day of February, 2008. David H. Read anager ATTEST: mes Thompson, City Clerk Resolution No. 22158 Page 3 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss- CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 22158 is a full, true and correct copy, and was duly adopted at an adjourned meeting of the City Council of the City of Palm Springs on the 1 P day of February, 2008, by the following vote: AYES: Councilmember Hutcheson, Councilmember Mills, Councilmember Weigel, Mayor Pro Tem Foat, and Mayor Pougnet. NOES: None. ABSENT: None. ABSTAIN: None. es Thompson, City Clerk { ity of Palm Springs, California Resolution No. 22158 Page 4 EXHIBIT A Case No. 5.1188 SE Corner of E. Tahquitz Canyon Way and S. Hermosa Drive City Council February 13, 2008 The recommended conditions below are provided by the Fire Chief and the City Engineer or their designee, depending on which department recommended the condition. The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. FIRE Fire Department Conditions were based on the 2001 California Fire Code. 1. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 2. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 3. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 4. Automatic Fire Sprinklers: An approved NFPA 13 Automatic Fire Sprinkler System is required. 5. Standpipes: Standpipe system to be provided as set forth in Table 1004-A. Resolution No. 22158 Page 5 6. Fire Flow: The required fire flow for the 116,590 SF Type II One-Hour rated building construction has been determined to be 1,500 GPM with an automatic fire sprinkler system. 7. Audible Water Flow Alarms: An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.32 CBC) 8. Dampers and Detectors: Smoke Dampers and Activating Smoke and/or Heat Detectors shall be in accordance with the 2001 CBC and must be installed separately from the Fire Alarm System. The signals for these devices shall not be included with any fire alarm or water flow signal. These devices may be tied into the Fire Alarm Control Panel for annunciation purposes only. 9. HVAC Duct Detection/Shut Down: All HVAC systems supplying greater than 2,000 CFM shall require a duct detector and HVAC shut down when smoke is detected. (NFPA 72) 10. Fire Hydrant & FDC Location: A public commercial fire hydrant is required within 30 feet of the Fire Department Connection (FDC). 11. Fire Department Connections: Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760- 323-8186 for a KNOX application form. 12. Location of Fire Department Connections: The connection inlets must face the street, and be located on the street side of the building. The face of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished grade. No landscape planting, walls, or other obstructions are permitted within 3 feet of Fire Department connections. The FDC and supporting piping shall be painted OSHA safety red. 13. Valve and water-flow monitoring: All valves controlling the fire sprinkler system water supply, and all water-flow switches, shall be electrically monitored where the number of sprinklers is one hundred or more. (Twenty or more in Group I, Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked Resolution No. 22158 Page 7 20. Reduced Roadway Width: Areas with reduced roadway width (such as entry and exit gates, entry and exit approach roads, traffic calming areas) that are under 36 feet wide require red painted curb to maintain minimum 24 foot clear width. Red curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4 CFC) 21. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width when in the open position and equipped with a Knox (emergency access) key switch. A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes. 22. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock, FDC Cap, or Decal approved for use by the City of Palm Springs Fire Department. 23. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) 24. Fire Hydrant(s): Operational fire hydrant(s) shall be available to this project. To be considered available, the closest hydrant must be within 2510 feet of all points on the street fronting the project. (903.4.2 CFC) Appendix III-B 25. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Installation, testing, and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition) 26. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire 9 q extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location no more than 6 feet above floor level_ Preferred location is in the path of exit travel near an exit door. 27. Commercial Cooking Hood & Duct System components to meet National Fire Protection Association standards, California Fire Code, and California Mechanical Codes. Resolution No. 22158 Page 6 in the open position. Valve and water-flow alarm and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station. (1003.3.1 CFC) 14. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) Minimum Access Road Dimensions: 15. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway. 16. Access: Fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. CFC 902.2.1 Applicant must add required access routes to the existing plans to meet code requirements and submit changes to the fire department for approval. 17. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) 18. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 43 feet. 19. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. Resolution No. 22158 Page 8 Construction Requirements: 28. Access During Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC) 29. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable 30. doors and windows. (8.04.260 PSMC) Cates 31. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock. (8.04.260 PSMC) 32, Access Gate Obstructions: Entrances to roads, trails or other access ways, which have been closed with gates and barriers, shall be maintained clear at all times. (902.2.4.1 CFC). ENGINEERING STREETS 33. It is recommended that a City of Palm Springs Encroachment Permit be issued for construction of any improvements within the public right-of-way. 34. It is recommended that the applicant submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. It is recommended that the plans be approved by the City Engineer prior to issuance of any grading or building permits. 35. It is recommended that the Master planned roadways (Tahquitz Canyon Way and Hermosa Drive) be improved to the Final Section 14 Master Development Plan/Specific Plan design standards on and adjacent to the site, as generally identified herein. 36. When public dedications of easements or rights-of-way over Tribal land are required, the applicant shall be responsible for compliance with all Bureau of Indian Affairs (B.I.A.) requirements. Required public dedications for easements Resolution No. 22158 Page 9 or rights-of-way are "without limitation as to tenure'; easements granted with a defined term, or made in connection with an underlying Indian Land Lease, shall not be accepted unless otherwise allowed by the City Engineer. 37. It is recommended that upon completion of recommended improvements by the applicant, and as a condition of acceptance by the City Engineer, the applicant prepare for the City Engineer's approval of an Affidavit of Completion in accordance with Section 169.16, Title 25, of the Code of Federal Regulations, for any improvements constructed by the applicant for which an easement was dedicated to the City through the Bureau of Indian Affairs. The Affidavit of Completion should be provided to and approved by the City Engineer prior to final acceptance of the recommended improvements. The applicant should be responsible for obtaining the necessary form for the Affidavit of Completion from the Palm Springs Agency of the Bureau of Indian Affairs, and for having it completed as necessary by the applicant's Engineer of Record. TAHOUITZ CANYON WAY 38. It is recommended that right-of-way be dedicated for a property line - corner cut-back at the southeast corner of the intersection of Tahquitz Canyon Way and Hermosa Drive, in accordance with City of Palm Springs Standard Drawing No. 105. 39. At the time that a comprehensive shuttle/bus route system for the Section 14 Master Development Plan area is planned, it is recommended that the applicant coordinate with the City on the design and layout of, and accommodate an on-street shuttle/bus stop on the south side of Tahquitz Canyon Way east of Hermosa Drive in accordance with the Section 14 Final Master Development Plan Specific Plan (dated November 2004). 40. It is recommended that the existing street improvements be removed as necessary to construct a minimum 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201, with the centerline of the driveway approach located approximately 540 feet east of the centerline of Hermosa Drive as shown on the approved site plan. 41. It is recommended that in lieu of the proposed meandering sidewalk, that the existing sidewalk along the entire frontage be widened by 2 to 3 feet with flagstone or similar paving, consistent with the "Indian Culture and Art Walk" described in the Section 14 Final Master Development Plan Specific Plan (dated November 2004). It is recommended that other improvements, including large boulders with inscriptions describing Indian and Section 14 history be provided, in consultation with Tribal staff and as recommended by the Director of Planning Services. It is recommended that the applicant furnish and install artwork relating to Indian culture along the frontage. Resolution No, 22158 Page 10 42. It is recommended that in accordance with the Section 14 Final Master Development Plan Specific Plan (dated November 2004), the applicant plant Washingtonia filifera palm trees along the Tahquitz Canyon Way frontage, at 60 feet spacing, and two canopy shade trees between each new palm tree at 30 feet spacing, and a 3 feet high evergreen hedge at the curb, as recommended by the Director of Planning Services. It is recommended that the palm trees be uplighted, consistent with existing palm tree lighting along the Tahquitz Canyon Way corridor. It is recommended that the applicant be responsible for the perpetual maintenance of the new palm trees and other parkway landscaping along the Tahquitz Canyon Way frontage. 43. It is recommended that the applicant design and install an electrical system for installation of Tahquitz Canyon Way decorative light fixtures (12 feet to 15 feet tall) consistent with the existing decorative lighting system along Tahquitz Canyon Way, including banner supports and overhead pedestrian-level lighting on the sidewalk. It is recommended that the applicant furnish and install the decorative light fixtures, luminaires and supporting electrical system. It is recommended that the electrical system be operated by a separate electric meter, unless an existing meter is available for use by the new lighting system, as recommended by the City Engineer. It is recommended that the lighting system be installed and operational, and accepted for operation and maintenance by the City, prior to acceptance of recommended improvements, unless otherwise allowed by the City Engineer. 44. It is recommended that all broken or off grade street improvements be repaired or replaced. HERMOSA DRIVE 45. At the time that a comprehensive Internal Pedestrian Path/Bike Path for the Section 14 Master Development Plan area is planned, it is recommended that the applicant coordinate with the City on the design and alignment of, and accommodate an Internal Pedestrian Path/Bike Path along the east side of Hermosa Drive in accordance with the Section 14 Final Master Development Plan Specific Plan (dated November 2004). 46. It is recommended that the applicant construct a 6 inch curb and gutter, 20 feet east of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 47. It is recommended that driveway approaches be constructed to accommodate bay parking stalls along the Hermosa Drive frontage in accordance with City of Palm Springs Standard Drawing No. 201, and that bay parking stalls be located completely on-site, behind sidewalk, and not within public right-of-way. Resolution No, 22158 Page 11 48. It is recommended that a 32 feet wide driveway approach be constructed in accordance with City of Palm Springs Standard Drawing No. 205, with the centerline of the driveway approach located approximately 250 feet south of the centerline of Tahquitz Canyon Way. 49. It is recommended that a Type C curb ramp be constructed, meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 214, It is recommended that the applicant ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and that the applicant adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the recommendation of the City Engineer and ADA Coordinator. It is recommended that, if necessary, additional pedestrian and sidewalk easements be provided on-site to construct a path of travel meeting ADA guidelines. 50, It is recommended that a 5 feet wide sidewalk be constructed along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 51. It is recommended that pavement be constructed, with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire Hermosa Drive frontage in accordance with City of Palm Springs Standard Drawing No. 110. It is recommended that if an alternative pavement section is proposed, that the proposed pavement section be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 52. It is recommended that all broken or off grade street improvements be repaired or replaced. SANITARY SEWER 53. It is recommended that all sanitary facilities shall be connected to the public sewer system and that new laterals not be connected at manholes. 64. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at the present time is $696.00 per acre. It is recommended that the fee be paid prior to, or concurrently with issuance of building permits. GRADING 55. Prior to initiating any clearing and grubbing, and throughout the duration of construction of the project, it is recommended that the applicant's grading contractor be required to comply with Chapter 8.50 of the City of Palm Springs Resolution No. 22158 Page 12 Municipal Code, and be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. 56. It is recommended that a mylar copy of the approved Grading Plan be provided to the Engineering Division for the City's information, use, and files. DRAINAGE 57. Direct release of on-site nuisance water or stormwater runoff to Hermosa Drive and Tahquitz Canyon Way is not recommended by the City. It is recommended that provisions for the interception of nuisance water from entering adjacent public streets from the project site be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. 58. It is recommended that storm drain improvement plans be submitted for review and approval by the City Engineer for all on-site storm drainage facilities with direct connection to off-site storm drain facilities. 59. It is recommended that the applicant prepare flood control improvement plans prepared by a California registered civil engineer for review and approval by the Riverside County Flood Control & Water Conservation District (RCFC) for construction of the extension of Storm Drain Line 9 from the Baristo Channel to Arenas Road, as identified on the Master Drainage Plan for the Palm Springs Area. The storm drain improvement plans should be approved by RCFC prior to approval of a grading plan. 60. It is recommended that drainage improvements be constructed, including but not limited to catch basins, storm drain lines, and water quality treatment unit(s), for drainage of the project into the proposed Storm Drain Line 9 extension, as described in a final Hydrology Study reviewed and recommended for approval by RCFC and the City Engineer, 61. The project is subject to drainage implementation fees, however, validated costs incurred by the applicant for design and construction of Storm Drain Line 9 may be credited toward the drainage fee otherwise due. At the request of the applicant, the City may enter into a reimbursement agreement with the applicant for reimbursement of excess costs. Following completion and acceptance of the construction of Storm Drain Line 9 by RCFC and the City Engineer, if reimbursement of excess costs is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Drainage Reimbursement Agreement. The Drainage Reimbursement Resolution No. 22158 Page 13 Agreement is subject to the City Council's review and approval, and its approval is not guaranteed nor implied by this recommendation. GENERAL 62. It is recommended that any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. It is recommended that the applicant be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off- site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, if recommended by the City Engineer. It is recommended that the pavement condition of the existing off-site streets be returned to a condition equal to or better than existed prior to construction of the proposed development. 63. It is recommended that all proposed utility lines be installed underground. 64. It is recommended that all existing utilities be shown on the improvement plans required for the project and that the existing and proposed service laterals be shown from the main line to the property line. 65. It is recommended that upon approval of any improvement plan by the City Engineer, that the improvement plan be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. It is recommended that any variation of the type and format of the digital data submitted to the City, be authorized by prior approval of the City Engineer. 66. It is recommended that the original improvement plans prepared for the proposed development and approved by the City Engineer be documented with record drawing "as-built" information and returned to the Engineering Division prior to acceptance of recommended improvements. It is recommended that any modifications or changes to approved improvement plans be submitted to the City Engineer for approval prior to construction. 67. It is recommended that nothing be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance in accordance with City of Palm Springs Zoning Code Section 93.02.00, D, Resolution No. 22158 Page 14 68. It is recommended that all proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. TRAFFIC 69. It is recommended that a traffic signal be installed at the intersection of Tahquitz Canyon Way and Hermosa Drive. It is recommended that the applicant submit traffic signal installation plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer, and that the traffic signal be installed and operational prior to completion of the project, unless otherwise allowed by the City Engineer. 70. Costs incurred by the applicant for design and construction of a traffic signal at the intersection of Tahquitz Canyon Way and Hermosa Drive may be credited toward the applicant's fair share contribution otherwise due. The applicant's fair share contribution to a traffic signal is currently estimated at 17.33%, subject to further evaluation by the applicant's traffic engineer (RK Engineering Group), and approval by the City Engineer. At the request of the applicant, the City may enter into a reimbursement agreement with the applicant for reimbursement of excess costs. Following completion and acceptance of the traffic signal by the City Engineer, if reimbursement of excess costs is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Reimbursement Agreement. The Reimbursement Agreement is subject to the City Council's review and approval, and its approval is not guaranteed nor implied by this recommendation. 71. It is recommended that a minimum of 48 inches of clearance be provided on public sidewalks or pedestrian paths of travel within the development, for handicap accessibility. The City recommends that minimum clearance on public sidewalks be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk; or by the relocation of any obstructions within the public sidewalk along the Tahquitz Canyon Way and Hermosa Drive frontages. 72. It is recommended that a Type R6-1 "One Way" sign be installed within the Tahquitz Canyon Way median, opposite the driveway located on the south side of Tahquitz Canyon Way. 73. It is recommended that construction signing, lighting and barricading be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, it is recommended that all construction signing, lighting and barricading be in accordance with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Resolution No. 22158 Page 15 Devices for Streets and Highways, dated September 26, 2006, or subsequent editions in force at the time of construction. 74. It is recommended that the Transportation Uniform Mitigation Fee (TUMF), or an equivalent in lieu fee, be paid prior to issuance of building permit, in accordance with the Coachella Valley Association of Governments TUMF Program.