Indio City Council
February 16, 2022

Adoption of Ordinance No.1772 , an ordinance of the City adopting by ref... Page 168 of 333 7 __________________________

CYNTHIA HERNANDEZ

CITY CLERK
APPROVED AS TO FORM:
__________________________

ROXANNE DIAZ

CITY ATTORNEY

Adoption of Ordinance No.1772 , an ordinance of the City adopting by ref... Page 169 of 333 City of Indio
City Council
February 16, 2022

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Consideration of the Appeal of January 26, 2022 Planning Commission NoAction Decisions for Church at the Red Door and Approval of Conditional Use Permit 20-10-1064 and Design Review 20-05-474 to allow a place of worchip on a 13.07 acre Project Site to be located at the southwest corner of Jefferson Street and Avenue 49.

RECOMMENDATION:

Adopt Resolution No. 10266, approving Conditional Use Permit No. 20-10-1064 to allow a worship center use located at the southeast corner of Avenue 49 and Jefferson Street known as the Church at the Red Door and adopt Resolution No. 10267, conditionally approving Design Review 20-05-474 for the Church at the Red Door and determine that the project is exempt from further review under the California Environmental Quality Act.

SUMMARY:

The City Council previously approved the Church at the Red Door Specific Plan and a tentative parcel map, and adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Church at the Red Door Project. On January 26, 2022, the Planning Commission voted 2-2, with one Commissioner absent, to deny: (i) Conditional Use Permit No. 20-10-1064, to allow a worship center at the site, and (ii) Design Review 20-05-474, to consider the architecture, site plan, circulation, parking, and landscape for a place worship at the site. Because of the tie, the vote constituted “no action” by the Commission. The Applicant, Reverend Randy Lintecum of the Church at the Red Door, is appealing the Planning Commission's decision.

BACKGROUND INFORMATION:

Pursuant to the Church at the Red Door Specific Plan, a conditional use permit and design review permit is required for the development of a house of worship. The proposed project includes the development of a worship center that accommodates a combination of indoor and outdoor uses on an approximately 13.07 acre site to be located at the southeast corner of Jefferson Street and Avenue 49 (APNs: 602-060-001 and 602-060-002). The General Plan and Zoning designations for the project site are Connected Neighborhood (CN) and the Church at the Red Door Specific Plan, respectively.

The Proposed Project will be built out in four (4) phases as further discussed in this report.

Currently, the project site contains a Mid-century Modern-style residential building, the Willcockson House, that was designed by Architect Walter S. White. This existing single-family residence was originally planned to be part of the overall project, but more recently the house is now planned to not be part of the worship center and will be used for a single-family residence.

AGENDA ITEM #10.3
Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 170 of 333 A public hearing notice for the appeal public hearings before the City Council was published on February 6, 2022 in La Prensa Hispana, and notices were mailed to the property owners within a 300- foot radius of the project site on February 4, 2022.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

The City of Indio has previously performed an evaluation of the potential impacts for this Project in accordance with California Environmental Quality Act (CEQA) and the State CEQAGuidelines.

Pursuant to the State CEQA Guidelines Section 15063, an Initial Study (IS) (Environmental Assessment 20-05-548) has been prepared to analyze the environmental impacts of the project. The Initial Study concluded that no substantial adverse impacts were found that could not be mitigated to a level less than significant. Therefore, in accordance with CEQA, a Mitigated Negative Declaration (MND) has been prepared for the Project.

The original public review for the Initial Study/Mitigated Negative Declaration commenced on July 19, 2020 and ended on August 19, 2020. During this time the City received several comments on the project and its traffic study which subsequently required revisions to the project description and the traffic study. Therefore, the City re-circulated the Initial Study/Mitigated Negative Declaration and in order to facilitate public participation, the City established a 30-day public review period for the Draft Initial Study/Mitigated Negative Declaration, which commenced on December 3, 2020 and ended on January 4, 2021 for interested individuals and public agencies to submit written comments on the document. The environmental assessment included mitigation measures that will be implemented by the Project are enumerated in the Mitigation Monitoring and Reporting Program (MMRP).

On June 16, 2021, the Indio City Council approved Resolution No. 10214, approving Environmental Assessment 20-05-548, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) for the Church at the Red Door Project, and making certain findings for the Project. The referenced environmental assessment is attached to this report.

SPECIFIC PLAN 20-05-40:

The Indio City Council adopted the Church of the Red Door Specific Plan on July 21, 2021. The Specific Plan is a planning document that implements the goals and policies of the General Plan and may contain detailed development standards and implementation measures to which future projects located within a specified geographic area must adhere. The Church at the Red Door Specific Plan incorporates 13.07 acres with specific land uses, development standards, and design standards for distribution of land uses within the entire site. Specific Plan requires all setbacks to be landscaped and proper landscape buffer of 35 feet to be installed between the worship center property and any residentially zoned properties adjacent to the site. The overall building and site design includes pedestrian walkways and pathways that promotes the creation of indoor/outdoor gathering spaces.

TENTATIVE PARCEL MAP APPROVAL:

The City Council approved Tentative Parcel Map No. 37837 on June 16, 2021 establishing the basis for two lots of record for the project.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 171 of 333 CONDITIONAL USE PERMIT 20-10-1064:

The Applicant is appealing the Planning Commission’s action regarding Conditional Use Permit 20- 10-1064. At a duly noticed public hearing on January 26, 2022, the Planning Commission voted 2-2 to deny Conditional Use Permit 20-10-1064, with one Commissioner absent from the hearing.

Conditional Use Permit 20-10-1064 therefore was effectively denied for lack of an affirmative vote.

Conditional uses are those uses which are not permitted as a matter of right but rather are considered through a public hearing process. Consideration of a conditional use permit is a discretionary act. In order to allow the City to more closely review the proposed uses on the site and consistent with the review of places of worship in other residential zones under the Indio Municipal Code, the adopted Specific Plan has listed places of worship as a conditional use.

In addition, other ancillary and supportive services to places of worship are also listed as permitted uses, since the subject site has a General Plan designation of Connected Neighborhood (CN). The CN provides for a range of intensities and housing choices within a walkable neighborhood setting within a short distance of goods and services that meet every day needs. Within the CN land use designation, the primary land uses include a range of single and multi-family residential uses with densities up to 20 units per acre. Secondary land uses include places of worship, retail, schools and other public facilities. Therefore, the Specific Plan lists a place of worship as a use that can be granted via review and approval of a conditional use permit by the Planning Commission per the City’s Municipal Code regulations.

The Church at the Red Door is proposing to establish a worship center with supportive services and auxiliary uses such as: Pastoral Counseling, Religious Education and Instruction, Bible Study, Administrative office for place of worship, Life Cycle Events such as weddings, funerals, and baptisms including receptions, Gift Shop, Kitchen, Meetings, Single-Family Residential, and Office.

The worship center will be located at the southeast corner of Jefferson Street and Avenue 49, within the City of Indio with a maximum seat number of 965 and 358 parking stalls to be constructed in four (4) phases. The proposed worship center activities are summarized in Attachment F to this report and Section 2.1.3 of the Specific Plan. The worship center will offer church services on Sundays from 6:00 a.m. to 9:00 a.m. and 9:00 a.m. to 12:00 p.m. The worship center activities reflected and their abbreviations are Office (O), Worship (W), Religious Instruction (R), Youth Activities (Y), Meetings (Mt), and Bible Study (B). The Occupancy is provided for each activity beside the abbreviation for the activity. During weekdays ministry services are also proposed, which is proposed to be attended ranging from 90 to 720 attendees.

As it was described previously, the proposed worship center will be governed by the proposed Church at the Red Door Specific Plan (SP). Within the proposed CRD-SP, a place of worship is permitted with Planning Commission approval of a Conditional Use Permit (“CUP”). Accordingly, the Applicant has previously filed for a CUP in order to be able to conduct the proposed use. Per the City of Indio Municipal Code Section 159.756, the following findings must be made before granting a conditional use permit. The following is staff’s analysis of the proposed project’s conformity to the aforementioned criteria:

Finding (s):

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 172 of 333 A. That the proposed location of the conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located; Evidence for Finding A: The adopted Church at the Red Door Specific Plan will constitute the zoning standards for the project site. The Specific Plan among other purposes is intended to provide a wide range of allowed land use, reduce the number of conditional approvals needed and provide a set of on-site improvement requirements that are consistent with the City’s General Plan 2040. The worship center is located within the Connected Neighborhood (CN) land use designation pursuant General Plan 2040, which lists a place of worship as secondary use. Thus, staff finds that the proposed Project is in accordance with the objectives of Title XV (“Land Usage”) of the Indio Municipal Code and the purpose of the CN district in which the Project is located.

B. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity; Evidence for Finding B: The conditions of approval require development in accordance with approved plans, which allows the City to ensure that the use and conditions will not be detrimental to the public health, safety and welfare by reviewing all proposals and regulating approval. The project is a worship center that is required building and fire related approvals from the City of Indio Building and Safety Division and Indio Fire Department to ensure that the proposed conditional use of the will not be detrimental to public health, safety, or welfare. The Applicant must continually maintain in good condition and repair all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project. These conditions will further prevent the Project from being detrimental to the public health, safety or welfare and will protect and promote the public health, safety and welfare, and the conditions prevent material injury to properties or improvements in the vicinity. Therefore, staff finds that the proposed location of the project and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity.

C. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments; Evidence for Finding C: The Project is not seeking any variances or adjustments from applicable provisions of Title XV or the Specific Plan. Pursuant to Section 159.656 of the Indio Municipal Code, the parking standard for the Project requires 233 parking stalls. The Project is proposes 358 parking stalls including 10 American with Disabilities Act (ADA) stalls. As per the City’s parking standards (Section 159.656), the existing parking spaces on-site are sufficient for the proposed.

Therefore, the site meets and exceeds the City’s parking requirements. The Project will comply with the approved Specific Plan and is conditioned to comply with the operational plans as prescribed in the Specific Plan. Therefore, it could be found that the project will comply with each of the applicable provisions of Title XV (“Land Usage”) of the Indio Municipal Code and the Specific Plan.

D. That the proposed conditional use complies with the goals, objectives, and policies of the city's general plan.

Evidence for Finding D: The General Plan 2040 designates the subject property with a Connected Neighborhood (CN) land use designation provides a range of intensities and housing choices within a walkable neighborhood setting within a short distance of goods and services that meet daily needs. Primary land uses within CN are: Range of single-family and multi-family residential uses, including duplex, triplex, quadplex, rowhouses, townhouses, courtyard multifamily

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 173 of 333 buildings, and small. Secondary land uses within CN are: Retail, care, public facilities, guest houses, places of worship, schools, family day care homes, public facilities, and others which are determined to be compatible with and oriented toward serving the needs of neighborhoods may also be allowed. Secondary uses should be focused along mixed-use corridors or at the edges of centers.

The project complies with above noted component of the General Plan 2040 because the proposed worship center is an allowed secondary use under CN land use designation. The proposed Project/Use will be provide community oriented activities. The proposed project location is within close proximity to a residential neighborhood to the north and west of the project.

Conclusion:

Based on the preceding findings, staff finds that compliance to Section 159.262 can be achieved directly by the proposal and through the application of conditions of approval.

The proposed Project will be compatible with the overall goals and objectives of the City of Indio General Plan 2040, because the project conforms to the Connected Neighborhood (CN) land use designation.

DESIGN REVIEW 20-05-474:

The Applicant is appealing the Planning Commission’s action regarding Design Review 20-05-474. At a duly noticed public hearing on January 26, 2022, the Planning Commission voted 2-2 to deny Design Review 20-05-474, with one Commissioner absent from the hearing. Design Review 20-05-474 therefore was effectively denied for lack of an affirmative vote.

Section 2.2.10, Phasing Plan, of the Church of the Red Door Specific Plan provides site-specific development subject to design review to review matters of architectural design, parking, signage, circulation, and landscaping. The Phasing Plan for the CRD-SP will be implemented based upon grading and permitted plans in conformance with City Development Regulations and Standards. The incremental development of the project site is pursuant to recordation of a final parcel map and approval of a Specific Plan (SP). The phasing plan will occur progressively in multiple stages including:

Phase 1:The initial phase will consist of one building measuring approximately 20,440 SF supplemented byparking stalls. The building will be utilized as a Sanctuary with a maximum capacity of approximately 584 seats. The building will be constructed at the northwest corner of the site.

Primary access is located on Jefferson Street and emergency access only will be on Avenue 49 pursuant to the City Council's direction on June 16, 2021. Trees with large shade canopies will be planted every four (4) parking stalls, to provide adequate shielding from the sun during high temperature months. Outdoor gathering areas will adorn the exterior of the building. A pedestrian bridge will be located over the existing desert arroyo to the east side of the building. A water feature accompanied by another pedestrian bridge will further enhance the surrounding desert landscape.

During Phase 1, a total of 236 parking spaces will be constructed on site.

Phase 2: The second phase of the project will consist of a building measuring approximately 6,266 SF. The building will be utilized as a Next Gen/Children’s Building and contain breakout areas as well as storage. This is a building for Children’s Ministry and Activities and will not be Day School or elementary school. A shared open space and elongated roof will connect the building to the Sanctuary constructed in Phase 1.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 174 of 333 Phase 3: Phase 3 will consist of a third building to be constructed (administration/next-gen youth) measuring approximately 6,266 square feet. A shared open space will create an architectural separation between the buildings. The building will be utilized to further extend the Youth Program and administrative uses.

Phase 4: Phase 4 will consist of the construction of a building measuring approximately 8,264 SF.

This building will be utilized as a multi-purpose room and will not be used as overflow worship for the Sanctuary. The building would contain a large divisible meeting room, a storage room, kitchen, restrooms, and a mechanical room. The interior expansion of the Sanctuary will also occur during this phase, adding an additional 381 seats for a total of 965 seats. Per the parking requirements, the 236 parking stalls constructed in Phase 1 are sufficient for the Phase 4 Sanctuary expansion. The Church reserves the option to add 123 parking spaces constructed on the southern portion of the site. If implemented, the total parking would grow to 359 parking stalls.

Pursuant to Section 159.726 (Findings) of the Indio Municipal Code, the following findings must be made before granting a design review approval. The following is staff’s analysis of the proposed project’s conformity to the aforementioned criteria:
a) That the proposed location of the use is in accord with the objectives of this title and the purpose of the district in which the site is located;
The objectives of Title XV of the Indio Municipal Code include ensuring that public and private lands ultimately are used for the purposes that are most appropriate and most beneficial to the City as a whole. The proposed location of the project is in accord with the objectives and purpose of the adopted Church at the Door Specific Plan that provides allowance for certain uses and includes general development standards. The proposed project at maximum development, which will be in four (4) phases, will provide a variety of indoor and outdoor areas, including meeting rooms, offices, a larger multi-purpose room, a residential grade kitchen, and other Church affiliated uses encompassing a total of approximately 41,236 square feet of building area with 965 seats. The project includes a pedestrian network. In addition, the project proposes adequate off-street parking and on-site landscaping.
b) That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity; The land use, development and design regulations that being established by the adopted Specific Plan, when approved, are adopted to protect, promote and enhance the public health, safety and general welfare. The recommended conditions of approval require development in accordance with approved site plan, elevations, floor plan, landscape plan and irrigation plan, which allows the City to protect and promote the public health, safety and general welfare by reviewing all proposals and regulating approval. All structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the project will be required as a condition of approval to be continually maintained in good condition and repair including the replacement of all dead or dying landscape material with new landscape material. The Applicant will also be conditioned to provide a water system capable of delivering enough water for the Fire Department’s use in an emergency. These conditions and others protect the public health, safety and general welfare ensuring that development within the City is related to the City’s ability to provide essential urban services. c) That the proposed use will comply with each of the applicable provisions of this title, except for approved conditional use permits, variances or adjustments;

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 175 of 333 The following findings address compliance to applicable development standards and guidelines of the adopted Specific Plan, when approved, will provide standards relative to the proposed project.

Uses: The Church at the Red Door Specific Plan (SP) allows a place of worship with approval of a conditional use permit (CUP). Therefore, the proposed use is consistent with the proposed (SP).

Building Size and Height: The adopted Specific Plan allows for a maximum development of approximately 41,236 square feet of building area with 965 seats on a 13.07 acres.

Hours of operation: The adopted Specific Plan specifies hours of operation that the Applicant shall comply with. According to the Specific Plan, it is anticipated that no activity will occur before 6:00 AM and none later than 10:00 PM. The office will operate five (5) days a week from 8:00 AM to 5:00 PM and will only include employees which is estimated to be 15 at build out. It should be noted that the Plan includes the following operational notes as well:
• At buildout, the Sanctuary will have a maximum occupancy of 965 persons. • The parking area will have a maximum of 359 Parking Spaces. • Most meetings will not exceed 30 persons and will include staff meetings, trustee meetings, and committee meetings for the Church.
• The bible studies and religious instruction will potentially have up to 60 persons. • Youth activities typically will have up to 75 persons. • Wednesday worship services will have up to 250 persons. • Saturday worship will have up to 584 Persons.
• Sunday worship services could have a maximum of 965 persons with two services and include a fellowship reception following services for approximately one-half hour. There will be no overflow worship in the multi-purpose room.
• Life cycle events such as weddings, funerals, and baptisms and related receptions will occur in the Sanctuary and multi-purpose room, except as noted below in number 10. • The existing single-family residence will continue to be used as a single-family residence and as previously noted is no longer part of the project.
• During Sunday and holiday services, the church will provide traffic control to minimize any vehicular back up on the surrounding streets, direction to on-site parking, and minimization of noise adjacent to neighbors. There shall be a minimum of 30 minutes between successive services.
• It is not the intent to have secular events, including general entertainment, speaker series or film festivals. A “secular event” is an event with exclusively non-religious content. Any such secular event will require a temporary event permit issued by the City of Indio on a case-bycase basis.

Setbacks: The adopted Specific Plan proposed the following setbacks:
a. Buildings shall have a minimum set back of 12 feet from Jefferson Street. b. Buildings shall have a minimum setback of 10 feet from Avenue 49. c. Buildings shall be set back a minimum of 10 feet from the interior side property line and 35 feet rear yard.
d. There shall be a minimum 35-foot landscape buffer from any adjacent residential area to the property. The landscape buffer may include walkways and/or driveways. e. Parking and driveways are permitted in the required setback areas. f. The minimum distance between any structures shall be 10 feet.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 176 of 333 Please refer to Attachment G for a representative figure of the Landscape Buffer Section at the east property line.

Parking:The adopted Specific Plan indicates that the maximum parking count will be 359 and includes a table (Table 2.4 Parking Calculations) provided as Attachment H summarizing the parking calculation methodology.

In addition, there is an alternative to add 123 spaces of optional parking following completion of all phases to bring the total provided to 359 spaces. Parking stalls that are 90 degrees shall consist of a rectangular area not less than nine (9) feet wide by 19 feet long, as identified in the City’s Municipal Code, Section 159.653 – General Development Standards. The minimum width for parking lot aisle is twenty-four (24) feet for 90-degree parking spaces.

Building Architecture and Materials: The project utilizes a contemporary architecture design with clean and crisp architectural forms that utilizes glass, clean lines, natural materials, and indoor/outdoor spaces to blend with the landscape.

Trash Enclosure: Trash enclosure areas shall be provided in accordance with the regulations and standards of Solid Waste and Recycling Standards specified Section 159.626 of the Indio Municipal Code and SP requirements that require a fully screened by block walls and fully sight-obscured and secured gate access.

Landscape Plan: The adopted Specific Plan contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout. The landscape material chosen is compatible with the desert climate and will as complement the character of the surrounding community.

Signage: The adopted Specific Plan requires a cohesive overall sign design that compliments the project. The proposed project signs includes materials consistent with the overall project material palette and in keeping with the modern theme established in the SP. The project has located all signage in a manner that provides optimal efficacy of the overall signage program balancing the need for identification and wayfinding. The proposed signage will be required to comply with the City’s Zoning Code, Chapter 159.001 through 159.180 and adopted building codes and the Americans with Disabilities Act (ADA).

Exterior Lighting: The adopted Specific Plan requires any outdoor lighting to be hooded or shielded to prevent either spillage of lumens for all exterior lighting at the abutting property lines and public rightof-way or reflections into the sky. The proposed project includes landscape lighting for trees and shrubs to provide up lights, path lights, and step lights. The proposed project includes wall mounted and free-standing lights include shielding on all sides of buildings and a downward only light orientation.

As allowed by the adopted Specific Plan, the proposed freestanding lighting poles to be located in the on-site parking lot areas are a maximum height of 18 feet and light fixtures are proposed to be angled and shielded to reduce glare. The proposed lighting has been placed in locations for the purpose of security and safety.

Access and Circulation: There is one access point proposed on Jefferson Street and there is also an emergency access only curb cut on Avenue 49.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 177 of 333 Frontage Improvements: The project is conditioned to install improvements along the Jefferson Street and Avenue 49 frontage comprised of landscaping, curbs, gutters, and site access drives to the satisfaction of the City Engineer.
d) That the proposed use complies with the goals, objectives, and policies of the city's general plan.

According to the General Plan 2040, the project is within the Connected Neighborhood (CN) land use designation, which considers a place of worship a secondary use. In addition, General Plan 2040’s LU 2.3 Access to amenities states:

LU 2.3 Access to amenities. Strive to create development patterns such that the of residents are within one-half to one-mile walking distance of a variety of neighborhood-serving uses, such as parks, grocery stores, restaurants, places of worship, cafes, dry cleaners, laundromats, banks, hair care, pharmacies, civic uses, and similar uses.

Conclusion:

Based on the above forgoing, staff concludes that the proposed components of the proposed project are within the allowance of the proposed Church at the Red Door Specific Plan, therefore, are found consistent with the General Plan 2040.

RECOMMENDATION (S):

Based on the foregoing findings and conclusions, staff recommends the City Council grant the appeal and approve the following resolutions:

Resolution No. 10266, a resolution of the City Council of the City of Indo, California granting the appeal by Church at the Red Door of the Planning Commission’s consideration of Conditional Use Permit 20- 10-1064, approving Conditional Use Permit 20-10-1064 to allow a worship center use located at the southeast corner of Jefferson Street and Avenue 49 in the City of Indio, Riverside County, California (APNs: 602-060-001 and 602-060-002), and determining that the project is exempt from further environmental review under the California Environmental Quality Act (CEQA) Resolution No. 10267, a resolution of the City Council of the City of Indio, California granting the appeal by Church at the Red Door of the Planning Commission’s consideration of Design Review 20- 05-474, conditionally approving Design Review 20-05-474 to consider the architecture, site plan, circulation, parking, and landscape for a place worship, Church at the Red Door, to be located at southeast corner of Jefferson Street and Avenue 49 in the City of Indio, Riverside County, California (APNs: 602-060-001 and 602-060-002), and determining that the project is exempt from further environmental review under the California Environmental Quality Act (CEQA) ATTACHMENTS:

Attachment 1_PROJECT VICINITY MAP_012622 PC Hearing
Attachment 2_Consolidated SP
Attachment 3_Consolidated Arch Civil and LS

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 178 of 333 Attachment 4_Resolution No10266_Church at the Red Door CUP_Appeal Attachment 5_Resolution No10267_Church at the Red Door DR_Appeal Attachment 6_Table2.2_ActivitiesMatrixFullBuildout
Attachment 7_LandscapeBufferSection
Attachment 8_Table2.4_ParkingCalculations
Attachment 9_Appeal Application
APPROVAL(S):

Roxanne Diaz, City Attorney Approved - 11 Feb 2022
Bryan H. Montgomery, City Manager Approved - 11 Feb 2022

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 179 of 333

PROJECT VICINITY MAP

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 180 of 333 Church at the Red Door
Specific Plan
November 2021*
*Includes all changes required by the City Council at its June 16, 2021, Meeting.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 181 of 333 Church at the Red Door Specific Plan
Church at the Red Door
Specific Plan
November 2021
Prepared for:

City of Indio
Leila Namvar
100 Civic Center Mall
Indio, CA 92201
Prepared by:

The Altum Group
Rich Malacoff, MURP, AICP
73-710 Fred Waring Drive, Suite 219
Palm Desert, CA 92260
Church at the Red Door
Randy Lintecum
78075 Main Street, Suite 204
La Quinta, CA 92253

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 182 of 333 Church at the Red Door Specific Plan
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Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 183 of 333 Church at the Red Door Specific Plan
Table of Contents

TABLE OF CONTENTS

1.0 Introduction

1.1 Project Summary 1-1

1.2 Overall Goals for the CRD-SP 1-2

1.3 Document Purpose 1-2

1.4 Specific Plan Process 1-3

1.5 Regional Project Setting 1-4

1.6 Project Location 1-4

1.7 Project Site History 1-4

2.0 Specific Plan

2.1 Indio General Plan 2040 Consistency Evaluation 2-1

2.1.1. Purpose and Intent 2-1

2.1.2. Land Use and Urban Design Element 2-6

2.1.3. Operational Plan 2-7

2.2 Development Standards and Allowable Uses 2-8

2.2.1. Zoning Code 2-8

2.2.2. Site Plan 2-11

2.2.3. Circulation Plan 2-13

2.2.3.1. Sign Program and Standards 2-13

2.2.3.2. Public Realm Improvements and Standards Plan 2-15

2.2.3.3. Bicycle and Pedestrian Circulation 2-17

2.2.3.4. Parking Phasing Plan 2-17

2.2.3.5. Development Standards 2-18

2.2.4. Drainage and Grading Plan 2-19

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 184 of 333

TABLE OF CONTENTS
Church at the Red Door Specific Plan

2.2.5. Utility Plan 2-21

2.2.6. Landscape Plan 2-25

2.2.7. Water and Sewer Plan 2-30

2.2.8. Lighting Plan 2-29

2.2.9. Historic Residence Management Plan 2-30

2.2.10. Phasing Plan 2-32

2.3 Architectural Design Standards 2-34

3. Implementation Plan

3.1 Administration Plan 3-1

3.2 Types of Approval 3-2

3.3 Implementation Program 3-2

3.4 Conditional Use Permit/Design Review 3-3

3.5 Amendments to the CRD-SP 3-3
TABLES

2.1 Church at the Red Door Specific Plan – Indio General Plan 2040 Consistency Evaluation 2-2

2.2 Activities Matrix at Full Buildout 2-7

2.3 Land Use Matrix 2-9

2.4 Parking Calculations 2-18

FIGURES

1.1 Regional Location Map 1-5

1.2 Project Vicinity 1-6

2.1 Site Plan 2-12

2.2 Preliminary Grading and Drainage Plan 2-22

2.3 Utility Plan 2-23

2.4 Landscape Plan 2-26

2.5 Phasing Plan 2-33

2.6 Elevations 2-36

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 185 of 333

TABLE OF CONTENTS
Church at the Red Door Specific Plan

APPENDICES
Appendix A Approved Plant List
Appendix B Parking Study
Appendix C Utility Providers Letters/Notices

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TABLE OF CONTENTS
Church at the Red Door Specific Plan
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Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 187 of 333 1-1 Church at the Red Door Specific Plan

1. Introduction

1.1 Project Summary
The Specific Plan for Church at The Red Door (CRD-SP) will provide development standards of a new worship center accompanied by landscaped open space and parking areas, located on a 13.07-acre site at the southeast corner of Jefferson Street and Avenue 49 in the City of Indio. The CRD-SP will ensure that the project provides adequate buffers from the adjacent residential neighbors, and as a commercial type project with more volume requirements, has a bulk and scale commensurate with the site and makes a positive contribution to the City of Indio. The development of the project will be constructed in multiple phases with parking exceeding the minimum required number of on-site parking stalls and landscaping per the City of Indio Municipal Code.

The contemporary desert architectural design of the church buildings emphasizes architectural openness, transparency and an abundance of natural light promoting a welcoming atmosphere with shaded outdoor gathering spaces with large overhangs to provide shade for pedestrian paths and minimize solar heat gain of the building facades.

The initial 20,440 square foot phase consists of the construction of a contemporary worship center with approximately 584 seats. Future phases 2-4 provides a variety of indoor and outdoor areas, including meeting rooms, offices, a larger multi-purpose room, a residential grade kitchen, and other Churchaffiliated uses encompassing a grand total of approximately 41,236 square feet of building area. Phase four includes an infill of the existing worship building increasing seating to 965 seats.

An existing single-family residence is currently located east of the worship center and will remain in place for future uses such as a residence or ancillary uses to the worship center. A more detailed discussion of the Phasing Plan can be found in section 2.2.10 of the Specific Plan.

The overall design seeks to assimilate the natural environment using contemporary desert architecture which is woven through the outdoor pedestrian areas. Architectural elements will respond to harsh summer conditions and drought tolerant landscape materials will reduce water consumption and reflect a desert palette. Landscaping elements will complement the architecture, open space, and enhance street frontages and parking areas. This will be accomplished by providing a landscape buffer on Avenue 49 to continue the rural character of the area.

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1. INTRODUCTION
1-2 Church at the Red Door Specific Plan

1.2 Overall Goals for the CRD-SP
The CRD-SP contains all components, design concepts, guidelines and standards required by the City of Indio to implement the General Plan. The goals of this document are:
• Contribute to a sense of community within the surrounding neighborhood; • Complement the neighborhood using desert contemporary architecture and the continuation of the rural feel of the neighborhood;
• Design the structures and landscaping to have a high degree of amenities and therefore, enhance the neighborhood and the City as a whole;
• Support sustainable forms of development when feasible; and • Fulfill a social need for the community.

1.3 Document Purpose
The CRD-SP has been prepared with the purpose of developing an inviting and aesthetically pleasing project through the implementation of customized Development Standards and Design Guidelines. The CRD-SP will provide Development Standards to implement the highest degree of amenities and be complementary to the neighborhood. The CRD-SP will supplement the policies of the City of Indio General Plan, Zoning Ordinance, and other applicable planning documents.

The City of Indio’s General Plan provides goals, objectives and policies that are broad in scope and are applicable to the City as a whole. The City’s Zoning Ordinance provides regulatory zoning categories and classification of areas that are also broad in scope. The CRD-SP incorporates goals, objectives and policies that are compatible with the General Plan and Zoning Ordinance. Such goals, objectives, and policies are unique in scope and are restricted and designed in response to the requirements of the defined CRD-SP area. Focusing on the subject area, the CRD-SP makes the development process more predictable while offering the assurance of a development that meets the City of Indio’s General Plan Goals and Objectives.

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1. INTRODUCTION
1-3 Church at the Red Door Specific Plan

1.4 Specific Plan Process
The following chapters are included in the CRD-SP:

1. Introduction

2. Specific Plan

3. Implementation Plan
The CRD-SP has been prepared in accordance with the provisions of California Government Code Section 65451, which grants local government agencies the authority to prepare specific plans of development for any of the areas covered by a General Plan. According to Section 65451, a Specific Plan shall include text and diagrams which address the following topics:
• The distribution, location, and extent of land uses, including open space, within the area covered by the plan;
• The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;
• Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable; and • A program of implementation measures designed to carry out the items listed above.

The CRD-SP shall function as a regulatory document, which is designed to implement the policies of the City of Indio’s General Plan. All future development plans pertaining to the subject property shall be consistent with the regulations set forth in the City’s General Plan. The following topics in relation to the site are addressed in the CRD-SP:
• Architectural standards and development standards;
• Provision for circulation and utilities;
• Assurance that the new development meets or exceeds the City of Indio’s standards of environmental review, public safety, landscaping, and architectural quality; and • Provisions for the maintenance of the aesthetic quality and community identity of the site.

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1. INTRODUCTION
1-4 Church at the Red Door Specific Plan

1.5 Regional Project Setting
Regionally, Church at the Red Door is in the southeast portion of the Coachella Valley in the City of Indio, immediately east of the City of La Quinta. The project site is situated adjacent to a developed residential area located one mile south of State Route 111 (HWY 111), a major east/west thoroughfare through the heart of the City of Indio. Figure 1.1 Regional Location illustrates the project site in a regional context.

Figure 1.2 Project Vicinity provides an illustration of the property location in relationship to nearby cities, geographic features, freeways, and major roads. The boundaries of the 13.07-acre project are Avenue 49 to the north with a pump station and water treatment facility, the Desert River Estates residential community to the east, a private residence and commercial to the south, and Jefferson Street to the west.

1.6 Project Location
The project site lies at the City boundaries of La Quinta and Indio on the southeast corner of Jefferson Street and Avenue 49. Figure 1.2 Project Vicinity depicts the project site in a local context. Direct access to the project site is provided via Jefferson Street to the west and Avenue 49 to the north. According to the City of Indio’s General Plan 2040, the proposed land use designation is Connected Neighborhood.

Under this land use type, the primary allowable land uses include a range of residential from single-family residential to multi-family residential and townhouses with densities up to 20 units per acre. The secondary allowable land uses include places of worship, retail, schools, and other public facilities.

1.7 Project Site History
The project site contains a Mid-century Modern-style residential building, the Willcockson House, that was designed by Architect Walter S. White. The Willcockson House was found to have a significant roof.

The “hypar” roof is the Architect’s first roof to ever be constructed solely of steel. Over time, the building has undergone alterations while the steel roof structure remains intact and in its original state. The roof structure retains physical data for the study of Mid-century Modernist architecture and steel construction methods, particularly pertaining to the works of Walter S. White. Such data is also documented in existing publications and the Walter S. White Archive at the University of California, Santa Barbara.

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Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community
Project Site
Figure 1.1
CRD-SP
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Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 192 of 333 1 IN= 500 FT
Figure 1.2
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2. Specific Plan

2.1 Indio General Plan 2040 Consistency Evaluation

2.1.1. Purpose and Intent
The City’s 2040 General Plan serves as a comprehensive guide for land development patterns within the City and provides mechanisms to achieve desired community goals and objectives through a coordinated implementation program. The 2040 General Plan consists of the following elements: 1) Land Use and Urban Design; 2) Circulation; 3) Housing; 4) Open Space; 5) Conservation; 6) Noise; 7) Safety; and 8) Environmental Justice. Also included as optional elements are 9) Community Facilities and Infrastructure; 10) Economic Development; and 11) Implementation. The purpose of each element is to adhere to the City’s long-term land development goals and implementation policies that guide the course of action in achieving the City’s vision as a community that values its unique culture, entertainment and arts, and local character.

An assessment of the CRD-SP in relation to the goals and policies of Indio’s 2040 General Plan demonstrates that the CRD-SP is consistent with the General Plan. Additionally, the CRD-SP generally furthers the objectives and policies included in the City’s General Plan without any obstruction to their attainment. The basis for the above findings is demonstrated in Table 2.1, Church at the Red Door Specific Plan – Indio General Plan 2040 Consistency Evaluation.

The CRD-SP seeks to establish a well-defined planning framework that implements the goals, policies, and objectives of the City’s 2040 General Plan. As a comprehensive development plan, it ensures a cohesive, integrated framework for the development of a worship center and the provision of adequate infrastructure improvements to serve the CRD-SP development. This chapter provides a summary discussion to demonstrate that the CRD-SP is consistent with the City’s General Plan and that the CRDSP results in the implementation of applicable goals and policies included in the City’s General Plan.

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2. SPECIFIC PLAN
2-2 Church at the Red Door Specific Plan
Table 2.1 Church at the Red Door Specific Plan –
Indio General Plan 2040 Consistency Evaluation
General Plan Goal or Policy Consistency Finding
Land Use and Urban Design
Goal LU-2: Active Places. Indio is a City
with active and comfortable places that
encourage social interaction and community
gathering.

A goal of the CRD-SP is to provide a space for
community gatherings, and in addition, meeting rooms
will be constructed on site. It is envisioned that various activities and events will occur that will promote social interaction with the community and the City as a whole.

LU 2.3 Access to amenities. Strive to
create development patterns such that the
majority of residents are within one-half to
one-mile walking distance of a variety of
neighborhood-serving uses, such as parks,
grocery stores, restaurants, places of
worship, cafes, dry cleaners, laundromats,
banks, hair care, pharmacies, civic uses, and
similar uses.

The CRD-SP facilitates a Place of Worship and is
adjacent to a residential area providing access to many residents of Indio.

LU-2.6 Shade. Require the use of large
shade trees or structures to provide
comfortable environments during hot
months.

The CRD-SP maintains consistency with Policy LU 2.6
and LU 2.7 of the City of Indio 2040 General Plan with
the following:
• Placing a planted tree with ample shade canopy
every four (4) parking stalls.
• Each building contains design elements such as
overhangs, covered patio-like walkways, and
other such elements that aid in shielding from
the sun.
• Strategic placement of trees that provide shade
throughout the site.
• The CRD-SP will require that a percentage of
canopy trees be mature to facilitate shading
from the initial planting.

LU-2.7 Parking lot and Prominent
Pathways. Require trees, shade structures,
and/or other cooling methods to provide
comfortable walkways during hot months.

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2-3 Church at the Red Door Specific Plan
General Plan Goal or Policy Consistency Finding
LU-2.8 Smoke-free. Encourage smoke-free
and Vape-free workplaces, multi-family
housing, parks, and other outdoor
gathering places to reduce exposure to
second-hand smoke.

The CRD-SP will follow all requirements of the City of
Indio, County of Riverside, and State of California
regarding smoking in a public place.

Goal LU-3: Human-Scaled Public Realm.

A City designed for people, fostering
interaction, activity and safety.

The development of the CRD-SP will enhance the City’s
vision by providing a welcoming space that will include human scale architecture that will promote social
interaction.

LU 3.4 Tree Planting. Encourage the
planting of trees that appropriately shade
the sidewalk and off-street parking areas to
improve the pedestrian experience
throughout the City.

Section 2.2.4 Landscaping Plan of the CRD-SP provides
Development Standards that comply with LU 3.4 such as
the planting of desert appropriate trees to provide
shade and the requirement of a minimum of 15-gallon
planted trees and/or a variety of 24-inch and 36-inch
box trees.

LU 3.5 Lighting. Require all new streetlights
in commercial areas to be pedestrianoriented and scaled, attractively designed, compatible in design with other street
furniture, and to provide adequate visibility
and security in accordance with best
practices for night sky protection.

The Lighting Plan for the CRD-SP addresses safety,
design, and visibility. It will also comply with Section 159.653 (I) of the Indio Municipal Code.

LU 3.7 CPTED. Use Crime Prevention through
Environmental Design strategies (CPTED) in
new and existing development to improve
public safety, including the following
strategies:
• Active public space
• Building design to promote “eyes on
the street”
The CRD-SP will contain standards that are consistent
with CPTED. Future development will be reviewed by the
Indio Police Department for consistency with CPTED.

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2-4 Church at the Red Door Specific Plan
General Plan Goal or Policy Consistency Finding
• Clear delineation between private
and public space
• Natural access control between
public and private space
• Maintenance of public places
• Removal or repair of vandalism or
broken property
Goal LU-4 High-Quality Building Design.

A beautiful city with a high-quality
architecture and building design.

The CRD-SP maintains consistency with Goal LU-4 High
Quality Building Design, LU-4.1 Quality Design, LU-4.2
Scale and Articulation, and LU- 4.6 Climate-Appropriate Design of the City of Indio 2040 General Plan by
providing the following:
• The design and placement of the individual
buildings will be arranged with respect to
circulation and energy conservation.
• Articulation is apparent through the architectural
design including window patterns and varying
exterior finishes.
• The color palette for the buildings complements
the warm tones of the desertscape.
• The architectural standards use modern styles
that are open and welcoming. The structures will
be iconic so that the site will be distinctive and
reflective of the modern architecture of the
Coachella Valley.

LU 4.1 Quality Design. Use simple, urban
building forms made with permanent
materials with high-quality detailing that
stands the test of time.

LU 4.2 Scale and Articulation. Use
building organization and construction to
derive scale and articulation rather than
surface ornamentation.

LU-4.5 Iconic design. Allow iconic and
memorable building designs, particularly on
larger non-residential properties.

LU 4.6 Climate-Appropriate Design.

Encourage the use of building techniques
and materials that relate to Indio’s warm
and dry desert climate. Promote solar
control and use of shade in building design
and associated pedestrian amenities.

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2. SPECIFIC PLAN
2-5 Church at the Red Door Specific Plan
General Plan Goal or Policy Consistency Finding
Conservation
CE 2.3 New Development Requirements.

Require new development projects to
implement water conservation measures
that are equivalent to or exceed CalGreen
Tier One or other applicable standards in
effect at the time of development.

The project will comply with Sections 54.062 and 54.063 of the Indio Municipal Code.

CE 2.4 Drought-Tolerant Landscaping.

Exceed State landscaping water efficiency
standards by requiring the use of drought
tolerant landscaping, minimizing the use of
turf, and encouraging the retrofitting of
existing irrigation systems.

All landscape design will be consistent with the
provisions of the City of Indio Municipal Code,
especially Sections 54.062 and 54.063.

CE 3.8 Building Energy Use. Encourage
the use of building placement, design, and
construction techniques to limit energy
consumption, reduce the heat island effect,
increase renewable energy use, and
maintain solar access.

The CRD-SP will comply with the California Green
Building Code and the City of Indio Climate Action Plan as required by the City of Indio.

CE 4.5 New Development Requirements.

Ensure that new development incorporates
and maintains street trees and parking lot
plantings as required, and work with
residents and businesses to retain healthy
trees as part of Indio’s streetscape.

The CRD-SP will comply with all Public Works
requirements for street trees and all City requirements for landscaping.

Goal CE-8 Historic, Archaeological and
Paleontological Resources. Historic,
archaeological and Paleontological
resources preserved for their scientific,
educational, aesthetic and cultural values.

The CRD-SP will follow all requirements of Section of the Indio Municipal Code and the Cultural Resource
Mitigation Measures of the Mitigated Negative
Declaration.

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2. SPECIFIC PLAN
2-6 Church at the Red Door Specific Plan
General Plan Goal or Policy Consistency Finding
CE 8.1 Site Plan Review. Ensure adequate
site plan review and mitigation measures
are implemented for the development of
sites with the potential to contain historic,
archaeological, and paleontological
resources.
(See Above)
CE 8.2 Avoidance of Impacts to Historic
Resources. For projects that could affect
historic resources, ensure adequate study to
identify eligible resources and project-level
review to avoid or lessen negative impacts
through conformance with the Secretary of
the Interior’s Standards for the Treatment of
Historic Properties.

Infrastructure and Public Facilities
IE 2.9 State and Federal Guideline.

Construct and maintain storm drains and
flood control facilities in accordance with
local, State, and federal guidelines.

The CRD-SP will comply with all City of Indio Public
Works requirements and comply with Riverside County
Flood Control.

2.1.2. Land Use and Urban Design Element
The CRD-SP is located within the Connected Neighborhood general plan land use designation. As described in the City’s 2040 General Plan, Connected Neighborhood provides for a range of intensities and housing choices within a walkable neighborhood setting within a short distance of goods and services that meet everyday needs. In addition to primary land uses including a range of single and multifamily residential uses with densities up to 20 units per acre, secondary land uses include Places of Worship, retail, schools, and other public facilities. A “Place of Worship” is defined as a center where people of similar faith gather for the primary purpose of worship. A “Place of Worship” often includes, but is not limited to ancillary uses, such as administrative offices, pastoral counseling, bible study, religious instruction, gift shop, kitchen, and lifecycle events such as weddings, funerals, and baptisms. For the purposes of this document the maximum occupancy of the Sanctuary will be seating for 965. The “Place

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2. SPECIFIC PLAN
2-7 Church at the Red Door Specific Plan
of Worship” is clearly consistent with the Connected Neighborhood since it is called out as a secondary use in the General Plan.

Throughout this Specific Plan there are references to the Indio Municipal Code or Zoning. At the time of the processing of this plan the Indio Municipal Code and Zoning Ordinance are being updated so specific section numbers in most cases are not provided.

2.1.3. Operational Plan
The operational plan provides a broad overview of the time and activities offered at full build out of the facility. It is anticipated that no activity will occur before 6:00 AM and none later than 10:00 PM. The Office will operate five (5) days a week from 8:00 AM to 5:00 PM and will only include employees which is estimated to be 15 at build out.

The Operational Plan identifies the different activities that are assumed to occur throughout any given week with the time, occupancy, and day of week. The days of the week are abbreviated as follows: Sunday (S), Monday (M), Tuesday (T), Wednesday (W), Thursday (Th), Friday (F), and Saturday (Sa). The activities reflected and their abbreviations are the following: Office (O), Worship (W), Religious Instruction (R), Youth Activities (Y), Meetings (Mt), and Bible Study (B). The Occupancy is provided for each activity beside the abbreviation for the activity.

Table 2.2 Activities Matrix at Full Buildout
Time S M T W Th F Sa
8:00 AM – 5:00 PM O15 O15 O15 O15 O15
6:00 AM – 9:00 AM W965
Y75
B60 B60
Mt30
9:00 AM – 12:00 PM W965
Y75
B60 B60
Mt30
Mt30
12:00 PM – 3:00 PM R50 Mt30
3:00 PM – 6:00 PM Mt30 Mt30 Mt30 W525
Y75
6:00 PM – 9:00 PM Mt Mt30 W250
Y75
Mt30 Y75
Notes:

1. At buildout, the Sanctuary will have a maximum occupancy of 965 persons.

2. The parking area will have a maximum of 359 Parking Spaces.

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2. SPECIFIC PLAN
2-8 Church at the Red Door Specific Plan

3. Most meetings will not exceed 30 persons and will include staff meetings, trustee meetings, and committee meetings for the Church.

4. The bible studies and religious instruction will potentially have up to 60 persons.

5. Youth activities typically will have up to 75 persons.

6. Wednesday worship services will have up to 250 persons.

7. Saturday worship will have up to 584 Persons.

8. Sunday worship services could have a maximum of 965 persons with two services and include a fellowship reception following services for approximately one-half hour. There will be no overflow worship in the multi-purpose room.

9. Life cycle events such as weddings, funerals, and baptisms and related receptions will occur in the Sanctuary and multi-purpose room, except as noted below in number 10.

10. The existing single-family residence will continue to be used as a single-family residence. However, the Church may also use it as an office, meetings, and conduct life cycle events such as weddings, funerals, and baptisms. The maximum number of persons in this structure will not exceed 20 persons. The hours of non-residential activities will be limited to the hours between 6:00 AM to 10:00 PM.

11. During Sunday and holiday services, the church will provide traffic control to minimize any vehicular back up on the surrounding streets, direction to on-site parking, and minimization of noise adjacent to neighbors. There shall be a minimum of 30 minutes between successive services.

12. It is not the intent to have secular events, including general entertainment, speaker series or film festivals. A “secular event” is an event with exclusively non-religious content. Any such secular event will require a temporary event permit issued by the City of Indio on a case-by-case basis.

2.2 Development Standards and Allowable Uses
Zoning Code
The CRD-SP is intended to provide development standards for the Place of Worship with the intent to have the facility complement the neighborhood located along Jefferson Street and Avenue 49. The CRDSP provides standards for development and land use. The CRD-SP is written from a perspective that the property will be limited to a “Place of Worship” as a Conditional Use to include worship and ancillary uses (permitted as-of-right) on the main campus where the Sanctuary will be located. The existing residence

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2. SPECIFIC PLAN
2-9 Church at the Red Door Specific Plan
located on the property will also have a separate list of permitted uses in the matrix below which will be single-family residential, and the ancillary uses of life cycle events, meetings, and office.

A. Land Use Matrix
Table 2.3 Land Use Matrix
Permitted* Conditional Prohibited
Land Use
Worship X
Pastoral Counseling X
Religious Education and Instruction X
Bible Study X
Administrative office for place of
worship
X
Life Cycle Events such as weddings,
funerals, and baptisms including
receptions
X
Gift Shop X
Kitchen X
Meetings X
Single Family Residential Dwelling
Single-Family Residential X
Office X
Life Cycle Events such as weddings,
funerals, and baptisms including
receptions
X
Meetings X
Prohibited Uses
Homeless Shelters X
Soup Kitchen X
Job Training X
Homeless Services X
Distribution of Food** X
Drive-Thru Service** X

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2. SPECIFIC PLAN
2-10 Church at the Red Door Specific Plan
Permitted* Conditional Prohibited
Outdoor Worship** X
Circuses X
Carnivals X
Activities with Live Animals X
Sale of Automobiles X
Public Schools X
Private Day School X
*The Permitted Uses are only allowed with approval of the “Conditional Use Permit” for the Place of Worship.

Revised by Action of City Council on June 16, 2021.
**Food Distribution, Drive-Thru Services, and Outdoor Worship are permitted if there is an Emergency Declaration from the local, county, state, or federal governments. Any use of Sound Amplification will require a Temporary Event Permit.

B. Temporary Uses
All Temporary Uses shall comply with the appropriate section of the Indio Municipal Code. Specifically:

1. Secular activities will be evaluated on a case-by-case basis via a Temporary Event Permit application approved by the City of Indio.

2. Use of sound amplification equipment is prohibited.

Revised by Action of City Council on June 16, 2021.

C. Development Standards

1. Minimum Lot Size
a) The minimum lot size is 43,000 square feet.
b) The minimum width and depth of any lot is 150 feet.

2. Maximum Coverage
a) The maximum coverage of all lots combined in the CRD-SP is 60%.

3. Setbacks
a) Buildings shall have a minimum set back of 12 feet from Jefferson Street.
b) Buildings shall have a minimum setback of 10 feet from Avenue 49. c) Buildings shall be set back a minimum of 10 feet from the interior side property line and 35 feet rear yard.

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2. SPECIFIC PLAN
2-11 Church at the Red Door Specific Plan
d) There shall be a minimum 35-foot landscape buffer from any adjacent residential area to the property. The landscape buffer may include walkways and/or driveways.
e) Parking and driveways are permitted in the required setback areas. f) The minimum distance between any structures shall be 10 feet.

4. Building Height
a) The building height shall be measured from the adjacent grade to the top of the structure.
b) Steeples, parapet walls, and decorative features that are not meant for occupancy shall not be included in the maximum building height. c) The maximum height of any building shall be 35-feet or two stories, whichever is less.

Site Plan
The site plan intends for the arrangement of buildings to complement the natural surroundings of the site. Figure 2.1 Site Plan illustrates the major building footprints, travel ways, parking, and landscape elements. The site plan is comprised of multiple phases in which the Place of Worship will be built. Section

2.2.10, Phasing Plan, provides further details on the proposed development.

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Church at the R
Figure 2.1

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2. SPECIFIC PLAN
2-13 Church at the Red Door Specific Plan
Circulation Plan
The primary objective of the Circulation Plan for the CRD-SP is to meet the vehicular, pedestrian, and bicyclist needs of the community by providing direct and convenient access to and from the project site while taking into consideration the surrounding residential communities. The CRD-SP is bordered to the west by Jefferson Street, a major arterial, and to the north by Avenue 49, a 2-lane collector. Jefferson Street will range from 51 feet to 59 feet at half-width from the centerline to the curb face and Avenue 49 will range from 36 feet to 46 feet curb to curb. A turning pocket will be incorporated on Jefferson Street for safe turning movements. There are two vehicular ingress and egress points to the property. One access is located along Jefferson Street and an emergency access* on Avenue 49. Both of these ingress/egress points will lead into the project’s parking lot. Interior circulation of the project site is served by traffic lanes that guide vehicles through the parking area. Parking for the site shall comply with parking requirements of the City of Indio Municipal Code.
*The Emergency Access can only be changed by an Amendment of the Specific Plan approved by the City Council.

Revised by Action of City Council on June 16, 2021.

Sign Program and Standards
The purpose of the sign program is to establish standards necessary to provide adequate and aesthetically pleasing signs in conformance with the provisions set forth in the City of Indio Municipal Code relating to signs and billboards.

The intent of this program is to produce uniform standards for all signage required by the project known as Church at the Red Door. The sign program will offer the owner design flexibility and incorporate common design elements. In addition, the sign specifications will offer optimum identity to the Place of Worship when implemented in conformance with the design standards.

A. General Requirements

1. All signs and their installation must comply with all local building and electrical codes. All new signs must comply with the provisions of this section.

2. The applicant shall obtain all necessary permits.

3. All signs shall be of excellent quality.

4. The owner shall be solely responsible for the installation and maintenance of its signs.

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2. SPECIFIC PLAN
2-14 Church at the Red Door Specific Plan

5. No exposed lamps, raceways, crossovers, conduits, conductors, transformers, or any similar device will be permitted.

B. Sign Specifications

1. Electric, painted, or window signs can cover up to 20% of the window and do not require a permit from the City of Indio.

2. The maximum signage allowed for permanent signage on the outside of the buildings shall be calculated using the ratio of 1 square foot of sign area per linear foot of building frontage on the longest elevation of each building.

3. The applicant shall have a sign program approved by the Planning Commission prior to the issuance of a building permit.

4. Special-Event signs (temporary signs) including banners and A-frame signs shall be in conformance with the City of Indio Municipal Code section on temporary signs.

5. All freestanding and building electrical signs shall be turned off by 10:00 PM each day.

C. Prohibited Signs

1. Signs Constituting a Traffic Hazard – No person shall install or maintain or cause to be installed or maintained any sign which simulates or imitates color, lettering or design of any traffic sign or signal, or which makes use of the words “Stop”, “Look”, “Danger” or any other words, phrases, symbols, or characters in such a manner to interfere with, mislead or confuse vehicular or pedestrian traffic.

2. Light Bulb Strings and Exposed Tubing – Exterior storefront displays, other than temporary decorative holiday lighting, which consists of unshielded light bulbs, and open, exposed neon or gaseous light tubing, are prohibited.

3. Pennants, Flags, and Balloons Used for Advertising Purposes – Pennants, flags, and balloons or a combination of same are prohibited.

4. Sign in proximity to utility lines – Signs which have less horizontal or vertical clearance from authorized communication or energized electrical power lines than that prescribed by the laws of the State of California are prohibited.

5. No Murals will be permitted in the Specific Plan Area.

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2-15 Church at the Red Door Specific Plan
D. Monument Signs
Monument signs fronting on the public right-of-way can be placed in the property setback.

A maximum of three (3) monument signs may be used on the property.

1. Monument signs shall not be placed in the corner cut-off.

2. Two double faced non-illuminated monument signs on each street frontage are allowed and one on the corner of Jefferson Street and Avenue 49.

3. Bulletin Board shall comply with comply with Section 150.051 of the Indio Municipal Code and shall not be required to obtain a permit.

4. Electric Signs shall comply with the requirements of Section 150.078 of the Indio Municipal Code and be submitted to the Planning Commission with a Design Review Application.

5. Maximum sign face is 50 square feet and maximum sign height is 5 feet.

Public Realm Improvements and Standards Plan
The CRD-SP identifies public improvements within the 13.07 acre site to advance the overall vision for the area. The project will maintain and enhance the existing street system and will improve traffic flow and streetscape features such as the planting of street trees. The public improvements will be the responsibility of the property owner. Maintenance of such public improvements will be maintained by the City of Indio. These improvements include the curb and gutter along the northern portion of the project site on Avenue 49. Avenue 49 is currently improved with full width curb and gutter on one side to the north opposite the project.

A. Vehicular Circulation

1. Roadway Network - Existing roadway network is currently constructed to its ultimate classification as recommended by the City of Indio General Plan Mobility Element which will accommodate the build out of the land use intensities within the project study area.
a. Jefferson Street – Jefferson Street is a north-south six‐lane Major arterial between Avenue 48 and Avenue 50, with a posted speed of 55 MPH. This roadway connects CRD-SP to California Highway 111.
b. Avenue 49 – Avenue 49 is an east-west two‐lane collector, with a posted speed of 40 MPH. Avenue 49 operates as a two-lane local roadway

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2-16 Church at the Red Door Specific Plan
connecting arterials and boulevards such as Jefferson Street and Madison Street.

B. Intersection and Roadway Operations

1. With the construction of CRD-SP, the fronting street intersections and roadway segments along Jefferson Street and Avenue 49 will maintain acceptable level of service with no significant project related traffic impact. However, with the implementation of the proposed project, additional capacity at the intersection of Jefferson Street and Avenue 49 will require the project to implement transportation mitigation measures including the extension of the southbound and northbound left turn pocket lengths to 250 and 180 feet respectively. The implementation of these mitigation measures will ensure adequate level of service post project construction.

C. Project Access

1. Main access to the proposed project site will be provided via a driveway on Jefferson Street. The driveway will be stop-controlled with no control on the adjacent movements on Jefferson Street. The Project will construct a right turn lane on Jefferson Street to allow patrons to safely turn into the parking lot while maintaining efficient traffic flow. The implementation of the proposed transportation improvement measures will ensure adequate level of service post project construction. All proposed project improvements will be implemented and constructed in accordance with the City of Indio standards.

Revised by Action of City Council on June 16, 2021.

D. Project Traffic

1. Project related trips are anticipated to be distributed through the intersection of Jefferson Street and Avenue 49 northbound to the intersection of Jefferson Street and Avenue 48, southbound to the intersection of Jefferson Street and Avenue 50 and eastbound to the intersection of Madison Street and Avenue 49.

The following describe the transportation network conditions before and after the Sunday services:

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2-17 Church at the Red Door Specific Plan
a. The roadway segments of Jefferson Street and Avenue 49 will continue to operate at the existing level of service A, indicating a primarily free-flow operation where vehicles are completely unimpeded in their ability to maneuver within the traffic stream and travel speed exceeds 85% of the base free-flow speed.
b. Adjacent intersection at Jefferson Street and Avenue 49 will continue to operate at the existing acceptable level of service.
c. Traffic control services consisting of having persons directing congregants to their parking spaces and out of the property could be implemented during Sunday and Holiday services where attendance is anticipated to be higher than the typical weekend services. The implementation of this measure will ensure adequate level of service post project construction.

Bicycle and Pedestrian Circulation
A. Bicycle Circulation
The City of Indio currently has an existing bicycle network identified in the City’s General Plan and the project will have bicycle racks to encourage their use.

B. Pedestrian Circulation
External circulation is provided along Jefferson Street and along the north side of Avenue 49 through pedestrian walkways. Additionally, the CRD-SP will incorporate meandering walkways that can be found throughout the site in order to enhance the walking experience.

Two main walkways are located along Avenue 49 and one located along Jefferson Street that will provide access to the site. These pedestrian pathways connect to the main promenade walkway, providing full access to the site. In addition to these entrance pathways, there will be walkways located in the parking area that provide a safe pedestrian route around the parking stalls. These entrances and sidewalks will all be designed to comply with accessibility standards of the California Building Code (CBC) in order to provide access to the main building. In addition, there will be an accessible path from the parking stalls to the building.

The internal pedestrian circulation is made up of large walkways that can accommodate groups of people which encompasses the entirety of the buildings. Within the circulation

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2-18 Church at the Red Door Specific Plan
system, pedestrians can find amenities that include a coffee service area, children’s playground, and youth patio.

Parking Phasing Plan
This section of the CRD-SP identifies the standards and requirements for parking of the entire project and each phase. On-site parking would adhere to the requirements of the City of Indio Municipal Code as of February 2021, Section 159.656 – Parking Schedule. A parking study is attached as Appendix B. The CRD-SP parking requirements are based on the following:

Table 2.4 Parking Calculations
Land Use Load Factor/Parking
Ratio Area in
Square Feet
Number of
Parking Stalls
Required
Sanctuary 1 per 7 Seats (965 seats) 9,298* 137
Sanctuary Platform 1 per 35 SF 1,673 48
Meeting Rooms
(Children/Elem.)

1.5 spaces per classroom 4,900* 12
Meeting Rooms (Youth) 5 spaces per classroom 2,431* 25
Office Space 1 space for each 250 SF 2,763 11
Total Required 233
Total Provided 236
The proposed Site Plan provides three more parking stalls than required and will satisfy all parking requirements. In addition, there is an alternative to add 123 spaces of optional parking following completion of all phases to bring the total provided to 359 spaces. Parking stalls that are 90 degrees shall consist of a rectangular area not less than nine feet wide by 19 feet long, as identified in the City’s Municipal Code, Section 159.653 – General Development Standards. The minimum width for parking lot aisle is twenty-four (24) feet for 90-degree parking spaces. * Per the zoning code, the parking requirement for the sanctuary is based on the # of seats + 1 per 35 SF remaining area. The sanctuary square footage includes the main assembly space (seated area, excluding stairs). The platform SF is the additional remaining area. Ancillary spaces outside the main assembly space are excluded. The meeting rooms (Children/Elem./Youth) parking requirements are based on the number of classrooms in lieu of Square Footage.

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2-19 Church at the Red Door Specific Plan
Development Standards

1. Roadway improvements identified on the approved Site Plan will be constructed in accordance with the Preliminary Phasing Plan for the CRD-SP. These will occur during Phase 1 of the project.
a. Jefferson Street – Major Arterial, 51 to 59 feet at half width from the centerline to the curb face. Avenue 49 – 2 Lane Collector, 36-46 feet Curb-to-Curb width. b. Driveways shall have maximum width of 30 feet.

2. A turning pocket will be incorporated along Jefferson Street to promote safe turning.

Revised by Action of City Council on June 16, 2021.

3. All roads within the CRD-SP area shall be constructed to in accordance with the City of Indio General Plan.

4. The project shall comply with the conditions of approval established by the City of Indio in the project approval.

5. All intersections, spacing and/or access openings shall comply with the City of Indio Public Works Standards.

6. No signage or entry monumentation shall be permitted inside the public right-of-way.

7. All landscaping within the public right-of-way shall have the approval of the City of Indio Planning and Engineering departments.

Drainage and Grading Plan
A. Drainage
The existing site is undeveloped and receives off-site runoff from Avenue 49 located north of the site. On-site runoff remains on-site as the existing site is in a shallow depression. The site is in “Flood Zone X- Other Flood Areas” per the FEMA Map panel 06065C2260G effective August 28, 2008. Zone X will not generate any additional requirements to the grading, building height, or finished floor elevations.

Under the proposed conditions, the CRD-SP area will be developed to add impervious area at a ratio consistent with the City of Indio’s estimates under the commercial development categorical threshold. The City of Indio requires all developments of one acre or greater in size to be designed to retain a 100-year storm in a 24-hour duration period. The CRD-SP

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2-20 Church at the Red Door Specific Plan
area will provide for collection of on-site surface flows in a system of shallow retention basins. The storm drain system will be sized to retain 100% of the 100-year storm. Storm flows that exceed the retention capacity of the on-site collection system will be directed to overflow onto the Jefferson Street public right-of-way where all existing drainage patterns flow toward the south.

Throughout all construction activity, the project will comply with the National Pollution Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction Activity. Consequently, a Storm Water Pollution Prevention Plan (SWPPP) will be prepared supplemental to all applicable construction documents that outline permit requirements during construction.

A Preliminary Water Quality Management Plan (WQMP) will be prepared pursuant to an approved site plan and a Preliminary Grading and Drainage Plan. The WQMP will be submitted as part of the entitlement process and will provide recommendations for postconstruction BMP’s for the Project in accordance with the National Pollution Discharge Elimination System (NPDES) and MS-4 (Municipal Separate Storm Water System) permit requirements. The WQMP will be used as the basis for a final WQMP to be prepared during final design of the Project.

B. Grading

1. The vacant project site is relatively flat and will undergo minor clearing to remove some vegetation and natural debris. Grading will be performed to facilitate construction of the proposed site as reflected on Figure 2.2, Preliminary Grading and Drainage Plan. It is anticipated that the amount of material that will need to be imported will be approximately 2,000 cubic yards in order to establish the desired grades. The exact quantities will depend on the finished floor height.

The Preliminary Grading and Drainage Plan is conceptual and subject to change upon approval of the Community Development Director.

2. Development Standards
a) All work shall be done in accordance with the City of Indio grading standards and any special requirements of the grading permit. b) All proposed drainage shall comply with the drainage standards administered by the City of Indio and CVWD.

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2-21 Church at the Red Door Specific Plan
Utility Plan
A. The site is well situated for development. Existing public utilities are located in both Jefferson Street and Avenue 49, with most of these adjacent to the site. See Figure 2.3, Preliminary Utility Plan.

1. The preliminary “wet” utilities include:
a) Water – The project lies within the Indio Water Authority (IWA) Service Area. An existing 12” Ductile Iron Pipe (DIP) public water main exists along Avenue 49 and a 16” public water main exists along the easterly side of Jefferson Street, both along the project frontage. An existing fire hydrant

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Church at the R CRD-SP

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 215 of 333 Figure 2.3
Church at the R CRD-SP

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2. SPECIFIC PLAN
2-24 Church at the Red Door Specific Plan
is also provided behind curb on Jefferson Street near the mid-point of the project frontage. Based on the anticipated domestic service needs of the Church at the Red Door development, it appears that the demand for water will be driven by fire protection. Given the size of the existing public infrastructure and the “looped” design of the on-site fire protection system, it appears that there exists a sufficient water supply to adequately serve the project.
b) Sewer – The project lies within the Coachella Valley Water District (CVWD) service area with regarding to sanitary sewer service. Hydraulic calculations have been run by the design team to size the on-site sewer system based on projected daily use for Church at the Red Door. Although calculation results indicate that 6” gravity sewer pipe has sufficient capacity to adequately serve the project during peak demand, CVWD has indicated that their preference for 8” sewer pipe serving a commercial development of this type regardless of capacity calculation results, as an extra precaution against clogging.

Based on these recommendations, Church at the Red Door proposes an 8” private on-site sewer network that will connect to a new 8” public gravity sewer line that will be installed along Jefferson Street, extending south to the connection at Avenue 50 just east of Jefferson Street. Based on the above it appears that the installation of the 8” public gravity sewer line will adequately serve the project. If opportunities arise for a closer or more efficient connection, it can be modified by a request from the applicant to be approved by the City Engineer. The letter from the CVWD is attached in Appendix C.
c) Storm Drain – “Public” Storm Drain facilities do not exist within Jefferson Street and Avenue 49, so there is no available connection. As required by the City of Indio, the site will retain 100% of the 100 year design storm flow on-site within proposed private retention basins which are located along Jefferson Street. These retention basins provided on site will ensure there is an “adequate level of service” provided to serve the project.

2. The Preliminary “dry” utilities include:
a) Power – Imperial Irrigation District (IID) primary underground distribution infrastructure exists along the project frontage with a switch cabinet, pull

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2-25 Church at the Red Door Specific Plan
box and overhead primary line serving the existing site. The development team has been in coordination with IID regarding the undergrounding of the existing overhead line.

Based on their review of the Preliminary Development package for the Church of the Red Door project, IID has produced a letter dated August 5. 2020 addressed to the Indio Community Development Department stating that “…the district can accommodate the power requirements of the project by extending distribution lines (conduit and cable) to the project.

The district’s ability to provide an “adequate level of service” from existing infrastructure is based on current available capacity, which may be impacted by future development in the area.”
d) Telephone – Frontier Communication serves the site, with facilities located along Avenue 49 and Jefferson Street. Where practical, a joint trench will be utilized for all on-site telephone distribution and connection to each building to provide an “adequate level of service”.
b) Natural Gas – The project lies within the Southern California Gas Company service area with regard to gas service. Public gas lines exist on the westerly side of Jefferson Street, and along the northerly side of Avenue 49, both along the project frontage. Given the relatively small demand for gas from the proposed project, it is anticipated that an “adequate level of service” will be provided to accommodate project needs.
e) Cable Television – The project lies within the Spectrum Cable service area with regard to cable service. Cable infrastructure is located within the public utility easement along the Jefferson Street and Avenue 49 project frontage. Multiple Spectrum Communication risers exist along the project frontage and will ensure that an “adequate level of service” will be provided to serve the project.

Landscape Plan
This section of the CRD-SP contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout. The landscape material chosen is compatible with the desert climate and will as complement the character of the surrounding community.

A preliminary landscape plan can be seen below in Figure 2.4 Landscape Plan.

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 218 of 333 Figure 2.4
CRD-SP
Landscape Plan Church at the R
Source: Hermann Design Group
PHASE 1

LANDSCAPE PLAN
L3.0
FAX (760) 777-9132PH. (760) 777-9131

PALM DESERT, CA
SUITE 102

HERMANN
LIC# 2754
92211
EXP. 04/30/22

DESIGN GROUP
77-899 WOLF RD.

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2-27 Church at the Red Door Specific Plan
The Landscape Plan found in Figure 2.4 is conceptual and shall be approved by the Planning Commission via the Conditional Use Permit/Design Review. The Final Landscape Plan shall be approved by the Community Development Director or his/her designee and shall be designed to perform the following functions:

1. Landscaping shall be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose.

2. Provide a functional and aesthetically pleasing appearance.

3. Landscaping shall be used to complement the building architecture.

4. Landscaping shall comply with AB 1881 – Model Water Efficient Landscape Ordinance.

5. Provide a visual buffer of buildings from adjacent properties.

6. Provide landscape material that will provide shading and complement the architecture.

7. Provide an attractive and well-defined entrance and street frontage.

8. Street frontages shall be consistent with the surrounding area.

9. Provide dust and erosion control during construction and natural color soil binder with native seasonal flowers to be used between phases with a 3-year life to be replaced when needed.

10. Landscaping shall be used to screen undesirable views.

11. Preserve and protect the special attributes of the area and minimize adverse effects on the natural environment to the greatest extent possible.

A. Areas of Landscaping
A Final Landscape Plan will be established in order to enhance the CRD-SP area. This includes the following:

1. Interior project perimeter and street frontages along Jefferson Street and Avenue

49. 2. There are two entry points that have been designated for the CRD-SP that will be landscaped. One is located along Avenue 49 and the other will be located along Jefferson Street.

B. Development Standards
Planting Design Details to be reflected on the Final Landscape Plans as a detail or a note which will be approved by the Community Development Director or their designee.

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2-28 Church at the Red Door Specific Plan

1. Selected plant material will be low maintenance and drought tolerant.

2. Plant materials shall be selected from Appendix A which is a list of trees, shrubs, and ground covers.

3. Landscape areas will have decomposed granite, ground cover, crushed rock, and boulders and turf. The use of turf shall be limited by the requirements of the Indio Water Authority and/or Coachella valley Water District.

Revised by Action of City Council on June 16, 2021.

4. Grouping of plants with similar needs and irrigation requirements for efficiency and optimal growth.

5. Desert friendly trees with canopies shall be planted throughout the site to provide shade to gathering spaces, designated areas for pedestrian circulation, and parking areas.

6. The canopy trees shall be a mixture of trees of different sizes such as 15-gallon and 24-inch box. The use of 15-gallon trees shall not exceed 50% of the total number of canopy trees used on site.

7. Trees shall be planted no less than 10 feet on center to avoid crowding and overlapping of canopies.

8. All trees shall have an adequately sized planting area. Parking area planters shall be a minimum of 5 feet x 5 feet and be clearly shown on the final Landscape Plan.

9. All landscaping shall be within planters bounded by a curb at least six inches high in the parking area.

10. Root barriers shall be used when trees are planted within 5 feet of pedestrian walkways and buildings.

11. The parking lot area will be landscaped with one tree per 4 parking spaces. Fifty percent (50%) of the trees shall be 24 inch boxes.

12. All canopy trees shall be double staked to prevent swaying and shifting, which can damage the roots underground by breaking them. Palm trees are not required to have staking.

13. Plantings such as trees and/or shrubs shall not obstruct views for safety and security purposes and shall not interfere with Fire Equipment access.

14. All trees, shrubs, and ground covers must be maintained properly. All dead or dying plants shall be replaced within 10 days of being reported to the property owner. Maintenance for seasonal planting will be required in the off season to

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2-29 Church at the Red Door Specific Plan
remove all dead or frost damaged growth, leaf litter or other debris. Irrigation systems must be maintained to ensure survivability of plant material.

15. All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment or overhang.

16. Concrete mow strips or steel edging shall be used between different types of planting material or different colors of decomposed granite.

17. Use of redwood headers and rubber tubing as a separation between planting materials is strictly prohibited.

18. The spacing of shrubs shall be appropriate to the species that is used.

19. Plant material shall not interfere with designated emergency areas or equipment.

20. Decorative gravel/crushed rock/ and/or decomposed granite may also be used as groundcover.

21. Maintenance of landscape shall be the responsibility of the property owner and shall be performed according to proper horticultural standards.

22. Nothing in this subsection shall preclude the installation of additional landscaping and the planting of additional trees so long as such planting is consistent with visibility regulations and the species in Appendix A.

C. Various Design Standards

1. Walls and Fences
If Walls and Fences are installed, they shall be decorative, functional and comply with Sections 159.640- 159.642 of the Indio Municipal Code. Any new walls will comply with the following:
• Walls shall have a maximum height of 6-
feet and be composed of masonry or
split-face block with a CMU cap. Rolled
Concrete is specifically prohibited.
• Block Walls are the preferred barrier,
however wrought iron or tubular steel
fencing is also appropriate. For
purposes of the CRD-SP, tubular steel and wrought iron shall be considered the same.
• The use of vinyl, wood, mesh, wire, serpentine, and barbed wire fences are strictly prohibited and shall not be used anywhere on site.

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2-30 Church at the Red Door Specific Plan

2. Trash Enclosures
Trash Enclosures shall be placed in
locations to be approved by the
City of Indio and Burrtec Disposal
to ensure the facility is accessible
and secure. The location shall be
outside of public view as much as
possible and be enclosed by block
walls with a decorative cap, metal gates, and a pedestrian entrance. The walls of the trash enclosure shall complement the building in color and material.

3. Drains
When appropriate, gutters and downspouts will direct drainage from the roofs to on-site drainage collection areas. In no event, shall gutters and/or downspouts drain onto adjoining parcels or be visible on the exterior of the building.

Water and Sewer Plan
The Indio Water Authority (IWA) provides water service in the area of the proposed project. Domestic water is obtained from water wells throughout the valley and conveyed through transmission mainlines.

Water pressure is maintained by pumps and/or storage facilities. Domestic water supply for the project site will be obtained from an existing domestic waterline located on Jefferson Street or Avenue 49.

CVWD will provide sewer service to the project site with a “tie-in” to the public sewer at Avenue 50 and Jefferson Street and extension of a sewer main northward in Jefferson Street to the site.

Lighting Plan
Lighting within the project site boundaries shall be consistent with the scale and character of the project.

The adjoining residential areas located to the east and north of the project area shall be protected against glare of lighting fixtures. Lighting throughout the project area shall be designed in a manner to provide safety to the people that attend the Place of Worship. Special consideration for safety will be taken when addressing lighting along Jefferson Street, Avenue 49, parking area lighting, entrance area lighting, architectural lighting, and landscape lighting.

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2-31 Church at the Red Door Specific Plan
The primary consideration of project lighting is to provide a safe, functional, and aesthetically pleasing lighting system throughout the site to reinforce its distinctive and high-quality design. The lighting requirements must satisfy the requirements of the City of Indio Municipal Code section on lighting.

All building mounted lighting shall be firmly attached to the building and shall not be capable of pivoting or being moved. It shall also be focused down directly on the ground so to avoid spillover to adjacent properties. The wall packs shall be the same as or similar to the example shown to the right.

All freestanding lighting in the parking area shall comply with the following:

1. The lights shall be contained lights with either a rounded fixture or shoebox fixture as shown to the right.

2. Lighting shall be focused directly down to prevent spillover to adjacent properties.

3. The total height of any freestanding fixture shall not exceed 18-feet and shall have a metallic post.

4. The post shall connect to a concrete base with a beveled edge and decorative surface as shown to the right. Under no circumstance shall the base have the marking from the container that the concrete is formed in as shown
to the right.

5. All connections between the pole and the base shall
have a metal box screening the connection.

6. Lighting fixture placement will provide the
appropriate illumination for outdoor areas such as
parking and pedestrian walkways.

7. The lighting level shall have the number of candle-feet that allows face recognition from 100-feet.

General guidelines for lighting include:

1. Lighting standards and fixtures shall be consistent with the architectural design to the Place of Worship and adjacent buildings.

2. Brightly colored or blinking lights are not allowed.

3. The location, design, type and size of all exterior lighting shall be reviewed and approved by the City of Indio Planning and Police Departments.

4. Use of illuminated bollards for walkways is recommended.

Example of unacceptable
base
Example of base with
smooth finish
Example of shoebox
fixture

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2-32 Church at the Red Door Specific Plan

5. A Photometric Plan with lumen intensity (candle-feet) and specification sheets that detail the material used will be required.

Lighting on the property will be 1-candle-foot on site and 0-candlefoot at the property lines.

6. All lighting at the property line shall have back-flow screens to prevent spillover to the adjacent residential properties.

Historic Residence Management Plan
The proposed new buildings will be constructed in the vacant portion of the property along Jefferson Street, to the west of the Willcockson House. The house and ancillary features will not be physically impacted by the new construction of the Place of Worship. The Willcockson House is located atop a raised mound and surrounded by a ring of mature trees and is further separated from the new development by the proposed parking lot and additional landscaping. The Cultural Report prepared for the Project determined that the roof of the structure was significant and modifications to the roof will be avoided. The Mitigated Negative Declaration contains a complete summary.

Phasing Plan
The Phasing Plan for the CRD-SP will be implemented based upon grading and permitted plans in conformance with City Development Regulations and Standards. The incremental development of the project site is pursuant to recordation of a final parcel map and approval of a Specific Plan (SP). The phasing plan will occur progressively in multiple stages (see Figure 2.5 Phasing Plan).

Phase 1
The initial phase will consist of one building measuring approximately 20,440 SF supplemented by parking stalls. The building will be utilized as a Sanctuary with a maximum capacity of approximately 584 seats. The building will be constructed on the northwest corner of the site. Entry access is located on Jefferson Street. Trees with large shade canopies will be planted every four (4) parking stalls, to provide adequate shielding from the sun during high temperature months. Outdoor gathering areas will adorn the exterior of the building. A pedestrian bridge will be located over the existing desert arroyo to the east side of the building. A water feature accompanied by another pedestrian bridge will further enhance the surrounding desert landscape. During Phase 1, a total of 236 parking spaces will be constructed on site.

Revised by Action of City Council on June 16, 2021.

Example of Bollard

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Church
at the R
Figure 2.5

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2. SPECIFIC PLAN
2-34 Church at the Red Door Specific Plan
Phase 2
The second phase of the project will consist of a building measuring approximately 6,266 SF. The building will be utilized as a Next Gen/Children’s Building and contain breakout areas as well as storage. This is a building for Children’s Ministry and Activities and will not be Day School or elementary school. A shared open space and elongated roof will connect the building to the Sanctuary constructed in Phase 1.

Phase 3
Phase 2 will consist of a third building to be constructed (administration/next-gen youth) measuring approximately 6,266 SF. A shared open space will create an architectural separation between the buildings. The building will be utilized to further extend the Youth Program and administrative uses.

Phase 4
Phase 4 will consist of the construction of a building measuring approximately 8,264 SF. This building will be utilized as a multi-purpose room and will not be used as overflow worship for the Sanctuary. The building would a large divisible meeting room, a storage room, kitchen, restrooms, and a mechanical room. The expansion of the Sanctuary will also occur during this phase, adding an additional 381 seats for a total of 965 seats. Per the parking requirements, the 236 parking stalls constructed in Phase 1 are sufficient for the Phase 4 Sanctuary expansion. The Church reserves the option to add 123 parking spaces constructed on the southern portion of the site. If implemented, the total parking would grow to 359 parking stalls.

The Preliminary Phasing Plans are conceptual and subject to change upon approval of the Community Development Director. Upon request the Community Development Director can change the number of improvements or the order of such improvements. Any decision made by the Community Development Director can be appealed to the Planning Commission if needed. Any decision of the Planning Commission can be appealed to the City Council if needed. The City Council is the final acting body on any appeal.

2.3 Architectural Design Standards
This Chapter provides goals and guidelines for the design of new buildings within the CRD-SP. Sitting adjacent to a Walter White mid-century modern home, the architectural design of the church utilizes a contemporary architecture type that is found throughout the Coachella Valley. Reminiscent of the clean and crisp architectural forms and materials of renowned architect Richard Neutra and others, the notable use of glass, clean lines, natural materials, and indoor/outdoor spaces blend with the landscape. To distinguish the CRD-SP and enhance its unique sense of place, buildings will be designed with the highest

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2-35 Church at the Red Door Specific Plan
sense of architecture that is compatible with the surrounding neighborhood and climate of the region.

As seen below in Figure 2.6, Elevations, the architecture utilizes materials such as plaster, glazing, concrete, decorative metal, wood and a decorative cross. Long blank spaces will be avoided and broken up with features such as clerestory windows, spandrel windows, expansion joints, and multiple planes, and different materials and colors. In addition, landscaping will be strategically placed to provide surface relief to the buildings. The decorative cross will be freestanding and have a total height of 35-feet which will be in scale to the surrounding buildings and not provide any distraction to the surrounding properties. The cross will be appropriately up-lighted; such up-lighting will not be visible to any of the adjacent residences due to the placement of the buildings and landscaping and will be turned off after 10:00 PM. Property owners, developers, architects, building designers and contractors will use these standards and guidelines in the early design stages of their projects. These standards listed here are intended to support the goals and objectives of the CRD-SP.

1. Provide clean and crisp architectural forms and materials.

2. Indoor/outdoor spaces will blend with the landscape shape.

3. Provide the use of natural materials and colors to be reflective of the dramatic desert surroundings.

4. Landscape areas will soften and blend the buildings elongated forms.

5. Buildings will be pulled back from the residential edges to allow for breathing room between the larger form and single-family surrounding properties.

6. Provide transparency and openness of the architecture in order to maintain focus on the users of the building.

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Church at the R
Figure 2.6

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ůĞǀĂƟŽŶƐͲWŚĂƐĞϮ
Church at the R
Figure 2.6

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ůĞǀĂƟŽŶƐͲWŚĂƐĞϯ
Church at the R
Figure 2.6

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Church at the R
Figure 2.6

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 232 of 333 Church at the Red Door Specific Plan
Appendices
Appendix A
Approved Plant List
Botanical Name Common Name
Accent Trees
Acacia aneura Mulga
Acacia pendula Willow Acacia
Acacia stenophila Shoestring Acacia
Acacia willardinia Palo Blanco
Caesalpinia cacalaco Cascalote
Callistemon viminalis Bottlebrush
Cercidium floridium Blue Palo Verde
Cercidium Hybrid Desert Museum
Citrus species Citrus Tree
Cordia boisieri Texas Olive
FIcus carica Common Fig Tree
Ficus nitida Indian Laurel Fig
Fortunella margarita Dwarf Kumquat
Lysiloma thornberi Fern-of-the-Desert
Pyrus kawakami Evergreen Pear
Sophora secunditlora Texas Mountain Laurel
Thevetia peruviana Yellow Oleander
Palms
Brahea armata Mexican Blue Palm
Chamaerops humilus Mediterranean Fan Palm
Cycas revoluta Sago Palm
Phoenix dactylifera Date Palm
Phoenix roebelenii Pigmy Palm
Washingtonia filifera California Fan Palm
Canopy Trees
Acacia smallii Sweet Acacia
Chilopsis linaris Desert Willow
Ficus species Ficus
Olea europaea Olive Tree
Olea 'Swan Hill' or "Wilsonia' Fruitless Olive Tree
Parkinsonia species Palo Verde
Prosopis species Mesquite
Quercus Virginia "Heritage" Heritage Live Oak
Rhus lancea African Sumac

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APPENDICES
Church at the Red Door Specific Plan
Botanical Name Common Name
Schinus terebinthifolius Brazilian Pepper Tree
Tipuana tipu Tipu Tree
Shrubs
Bougainvillea 'Crimson Jewel' Bush Bougainvillea
Bougainvillea species Bush Bougainvillea
Calliandra califomica Fairy Duster
Callistemon viminalis 'Little John' Bottlebrush
Carissa 'Boxwood Beauty' Natal Plum
Carissa granditlora 'Green Carpet' Natal Plum
Carissa species Natal Plum
Cassia (Senna) species Cassia
Convolvulus species Morning Glory
Cuphea Mexican heather Mexican Heather
Dalea species Dalea
Dodonaea viscosa Hop Bush
Eremophila hygrophana Blue Bells
Gardenia jasminoides Gardenia
Hibiscus rosa-sinensis Hibiscus
Hibiscus rosa-sinensis 'Dwarf Dwarf White Chinese Hibiscus Justicia Californica Chuparosa
Lantana species Lantana
Lavendula species Lavender Texas Ranger Myrtle
Macfadyenaunguis-cati Cat’s Claw
Myrtus communis 'Compacta' Compact Myrtle
Nandina species Heavenly Bamboo
Nerium oleander Petite Oleander
Photinia fraseri Fraser's Photinia
Pittosporum species Mock Orange
Plumbago species Plumbago
Prunus caroliniana Carolina Laurel Cherry
Punica granatum Pomegranate
Pyracantha species Fire Thorn
Rhaphiolepis species Indian Hawthorn
Rosa 'Home-Run' Rose
Rosa 'Iceberg' varieties Rose
Rosa 'Knock-Out' Rose
Rosa species Rose
Rosmarinus species Rosemary
Ruellia brittoniana 'Katie' varieties Ruellia 'Katie'
Ruellia peninsularis Baja Ruellia
Ruellia species RueIlia
Salvia species Sage
Tecoma stans Yellow Bells
Tecomaria capensis Cape Honeysuckle

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APPENDICES
Church at the Red Door Specific Plan
Botanical Name Common Name
Trachelospermum jasminoides Star Jasmine
Xylosoma congestum Shiny Xylosma
Zauschneria californica Hummingbird Flower
Groundcovers
Acacia redolens 'Desert Carpet' Prostrate Acacia
Annuals Seasonal Color
Bulbine ITutescens Bulbine
Carissa species Natal Plum
Chrysactinia Mexicana Damian ita
Convolvulus species Bush Morning Glory
Dalea species Dalea
Eremophila “Mingew gold”
Lantana species Trailing Lantana
Rosmarinus species Rosemary
Santolinia species Lavender Cotton
Turf Grass
Tetraneuris acaulis Angelita Daisy
Trachelospermum jasminoides Star Jasmine
Verbena species Verbena

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APPENDICES
Church at the Red Door Specific Plan
Appendix B
Parking Study

Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 236 of 333 March 01, 2021
Church at the Red Door
49150 Jefferson Street
Indio, CA 92201
Project Description:

Church at the Red Door proposes a new contemporary church campus. The design is open and inviting to the community. The program consists of a main sanctuary building with supporting accessory uses including a multipurpose space, administrative offices, and various meeting rooms for the children, youth, and adults.

Methodology:

As common with church facilities, the peak time of use is on the weekends and primarily Sunday morning, which is when the majority of other businesses are closed. Smaller meetings and the administrative offices are functioning during the week. In actual use of the facilities, the Phase 4 large multi-purpose space will be a non-concurrent use with the main Sanctuary assembly space. As a result, the larger of the two spaces dictates the main parking requirement.

The Sanctuary is the larger occupancy of the two spaces.

Parking Analysis:

The following parking calculation uses the City of Indio Municipal Code: Parking Schedule (159.656) based on types of uses.

Phase 1: (Excludes ancillary spaces outside of the main assembly space with exception of the Social Lounge which could be utilized as overflow seating)
Phase Space Quantity Load Factor Required Parking
Phase 1 Sanctuary 584 Seats 1 per 7 Seats 83 Stalls
Phase 1 Sanctuary Platform
(Remaining Floor Area)
1,673 SF 1 per 35 SF 48 Stalls
Phase 1 Social Lounge 1,571 SF 1 per 35 SF 45 Stalls
Total Required Parking: 176 Stalls
Total Parking Provided: 236 Stalls
(236>176 = OK)
Phase 2: (Sunday school meeting rooms)
Phase Space Quantity Load Factor Required Parking
Phase 2 Meeting Rooms (Children/Elem.) 8 Rooms 1.5 spaces per classroom 12 Stalls Phase 2 Required Parking: 176+12 = 188 Stalls
Total Parking Provided: 236 Stalls
(236>188 = OK)
Phase 3: (Youth meeting rooms and offices)
Phase Space Quantity Load Factor Required Parking
Phase 3 Meeting Rooms (Youth) 5 Rooms 5 spaces per classroom 25 Stalls Phase 3 Office Space 2,763 SF 1 space for each 250 SF 11 Stalls Phase 3 Required Parking: 188+36 = 224 stalls
Total Parking Provided: 236 Stalls
(236>224 = OK)

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(Sunday school meeting rooms, Youth, and Office as concurrent use) Phase Space Quantity Load Factor Required Parking
Phase 4 Sanctuary Seating In-fill 381 Seats 1 per 7 Seats 54 Stalls Phase 4 Multi-Purpose Room** 5,373 SF 1 per 50 SF (Hall) 0 Stalls** Phase 1 Social Lounge (Removed) 1,571 SF 1 per 35 SF (- 45 Stalls) **Multi-purpose Room is non-concurrent use Phase 4 Required Parking: 224+9 = 233 stalls Total Parking Provided: 236 Stalls
(236>233 = OK)
Additional parking expansion: +123 Stalls
Total possible parking provided: 359 Stalls
Summary:

Based on the analysis above, the proposed parking of 236 stalls is sufficient to meet the needs of the church for the proposed full build-out (Phases 1-4). Additional on-site parking of 123 stalls can be provided as needed bringing the total on-site parking to 359 stalls.

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APPENDICES
Church at the Red Door Specific Plan
Appendix C
Utility Providers Letters/Notices

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3. Implementation
Plan

3.1 Administration Plan
The administration and implementation section of this document is provided herein to further define the relationship between the Church at the Red Door Specific Plan (CRD-SP), City of Indio development codes and standards, and the process by which the CRD-SP will obtain additional discretionary approvals as the project proceeds through the phases of the development process.

1. CRD-SP
Upon its approval/adoption, the CRD-SP, as filed with the City of Indio Community Development Department, will become the primary document governing land use regulations pertaining to the CRD-SP area.

2. Regulatory Effects
The approval for the project includes this CRD-SP and a corresponding Conditional Use Permit/Design Review. The CRD-SP has development standards and land use regulations that will replace the corresponding standards in the City of Indio’s Municipal Code. Where the CRD-SP does not address a standard or subject, the applicable City code and/or ordinance shall apply. The Conditional Use Permit shall run with the property once the project is built and is transferrable to future owners of the property.

The Conditional Use Permit/Design Review shall expire if a building permit is not issued within five (5) years from approval of the Second Reading of the Specific Plan by the City Council. Once the building permit is issued for Phase One, the CUP/DR and Phases 2, 3, and 4 shall run with the land and shall not expire. The property owner will not be required to obtain any further time extensions once the building permit is issued for Phase One.

Prior to the five (5) years expiring, the property owner may apply for a one (1) year time extension to be approved by the Planning Commission on an annual basis. The time extension must be submitted prior to the expiration date of the project.

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3. IMPLEMENTATION PLAN
3-2 Church at the Red Door Specific Plan

3. Interpretation
Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the CRD-SP, said ambiguities shall be resolved by the Director of Community Development of the City of Indio or his/her designee, in a manner most consistent with the intent, goals and policies set forth in the CRD-SP and the City’s General Plan. The Director’s decision is appealable to the City Manager, Planning Commission, and City Council in accordance with Indio Municipal Code.

3.2 Types of Approval
As the CRD-SP proceeds through the remaining phases of the entitlement process, additional site specific and/or planning area specific proposals will be filed subject to approvals/permits pursuant to the guidelines outlined herein.

3.3 Implementation Program
According to Government Code 65451 of the California Planning Law, the CRD-SP shall include a program for implementation including regulations, conditions, programs, and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the SP and Mitigated Negative Declaration consists of the following:

1. Adoption of the CRD-SP and Approval of the Conditional Use Permit/Design Review The CRD-SP shall be approved by Ordinance which includes a first reading, second reading, and then take effect 30 days after the second reading. The Conditional Use Permit/Design Review will be processed concurrently with the CRD-SP and it shall take effect after the 30-days have expired.

2. Environmental Review and Mitigation Monitoring Program The CRD-SP has been subjected to Environmental Review pursuant to the provisions of CEQA for a Mitigated Negative Declaration.

The Mitigation Measures adopted for this project shall comply during all stages and phases of the project’s construction and operation of the facility.

3. Grading and Improvement Plans
A Precise Grading Plan (PGP) will be submitted to the City for approval with the parcel map and Conditional Use Permit/Design Review. Approval of a grading plan(s) will allow the developer(s) to

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3. IMPLEMENTATION PLAN
3-3 Church at the Red Door Specific Plan
begin grading the site for development. A National Pollution Discharge Elimination System (NPDES), Water Quality Management Plan (WQMP), PM-10 Plan, and hydrology study will be required prior to approval of the PGP. Improvement plans such as street, water, sewer and drainage plans will need to be submitted to the City of Indio and all affected agencies for review and approval prior to issuance of a grading permit(s).

4. Financing Mechanisms
The major infrastructure and facilities within the CRD-SP and offsite areas will be financed through appropriate funding mechanisms acceptable to the City of Indio, which may include, but not necessarily be limited to, private and/or developer(s) financing.

5. Project Maintenance
During construction, maintenance of all facilities will be the responsibility of the developer. After the CRD-SP has been constructed and landscaping established, ongoing maintenance of private facilities including streets, street lighting, landscaping, entry documentation and similar items will be the responsibility of the Church at the Red Door.

3.4 Conditional Use Permit/Design Review
Site-specific development of the site shall be subject to Conditional Use Permit/Design Review and approval by the City of Indio Planning Commission. Conditional Use Permit will approve the use and the Design Review will review architectural design, parking, signage, circulation, and landscaping, etc.

3.5 Amendments to the CRD-SP
In order to amend the CRD-SP, the applicant must submit the Standard Specific Plan Application to the Community Development Department with the appropriate fees for consideration by the Planning Commission and City Council. The Amendment will be subject to the standard public hearing requirements for the City of Indio which includes a 300-foot radius notification of the public hearing.

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3. IMPLEMENTATION PLAN
3-4 Church at the Red Door Specific Plan
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Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 274 of 333 MASTER
PLAN
L1.0
FAX (760) 777-9132
PH. (760) 777-9131

PALM DESERT, CA
SUITE 102

HERMANN
LIC# 2754
92211
EXP. 04/30/22

DESIGNGROUP
77-899 WOLF RD.

BLOW UP
PLAN
L2.0
FAX (760) 777-9132
PH. (760) 777-9131

PALM DESERT, CA
SUITE 102

HERMANN
LIC# 2754
92211
EXP. 04/30/22

DESIGNGROUP
77-899 WOLF RD.

PHASE 1

LANDSCAPE PLAN
L3.0
FAX (760) 777-9132
PH. (760) 777-9131

PALM DESERT, CA
SUITE 102

HERMANN
LIC# 2754
92211
EXP. 04/30/22

DESIGNGROUP
77-899 WOLF RD.

FAX (760) 777-9132
PH. (760) 777-9131 PALM DESERT, CA SUITE 102
HERMANN LIC# 2754 92211 EXP. 04/30/22
DESIGN
GROUP 77-899 WOLF RD. PLANTING BOARD A L4.0

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PH. (760) 777-9131 PALM DESERT, CA SUITE 102
HERMANN LIC# 2754 92211 EXP. 04/30/22
DESIGN
GROUP 77-899 WOLF RD. PLANTING BOARD B L5.0

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12183-0001\2618466v3.doc
RESOLUTION NO. 10266

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDO, CALIFORNIA

GRANTING THE APPEAL BY CHURCH AT THE RED DOOR OF THE PLANNING COMMISSIONS’ CONSIDERATION OF CONDITIONAL USE PERMIT 20-10-1064, APPROVING CONDITIONAL USE PERMIT 20-10-1064 TO ALLOW A WORSHIP

CENTER USE LOCATED AT THE SOUTHEAST CORNER OF JEFFERSON STREET AND AVENUE 49 IN THE CITY OF INDIO, RIVERSIDE COUNTY, CALIFORNIA (APNS: 602-060-001 AND 602-060-002), AND DETERMINE THAT THE PROJECT IS

EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)
WHEREAS, on May 13, 2020, Reverend Randy Lintecum of the Church at the Red Door, (“Applicant”) filed with the City of Indio (the “City) an application for Conditional Use Permit 20-05-1064 to allow a place of worship on 13.07-acres (“Site”); and,
WHEREAS, the Applicant also filed applications for the Church at the Red Door Specific Plan (CRD-SP) (SP 20-05-40) (the “Specific Plan”), a proposed specific plan providing zoning for land uses, development standards, and design standards for the development; Tentative Parcel Map No. 37899 (TPM 20-03-403) (the “Tentative Parcel Map”) to subdivide a 13.07-acre parcel into two parcels; Design Review 20-05-474 to construct a worship center; and Environmental Assessment 20-05-548 (collectively, the “Church at the Red Door Project”); and
WHEREAS, the Site is generally located at southeast corner of Avenue 49 and Jefferson Street, in the City of Indio, Riverside County, California (APN: 602-060-001 and 602-060-002); and,
WHEREAS, a notice of a public hearing for the Church at the Red Door Project, including Conditional Use Permit 20-05-1064, was conducted in accordance with Section 159.905 of the Indio Municipal Code inclusive of the publication on January 16, 2021 of a legal public hearing notice were published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a list of property owners within 1,200 feet of the subject properties on January 15, 2021; and, WHEREAS, on January 27, 2021, the Planning Commission held a duly noticed public hearing on the Church at the Red Door Project, including the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. The Planning Commission opened the public hearing and asked for public testimony, but take no action at this time and continue the public hearing to its regular meeting of February 10, 2021 to provide additional time to the Applicant to analyze the project in regards to the City’s General Plan 2040; and,
WHEREAS, the public hearing was thereafter continued to April 14, 2021 and was continued to April 28, 2021; during which the Planning Commission received

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evidence both written and oral, including the staff reports and supporting documents; and
WHEREAS, at the April 28, 2021 Planning Commission meeting, the Planning Commission was comprised of only four members due to a resignation of a Commissioner. At the conclusion of the public hearing, the Commission voted 2-2 on Resolution 1979 recommending approval of the Specific Plan to the City Council and on Resolution No. 1980 recommending approval of the Tentative Parcel Map to the City Council. Accordingly, the vote constituted “no action” by the Commission; and, WHEREAS, the City Council held a duly noticed public hearing on June 16, 2021 to consider the Church at the Red Door Specific Plan, Tentative Parcel Map, and Environmental Assessment 20-05-548, during which evidence, both written and oral, including the staff report and supporting documents were presented; and, WHEREAS, at the conclusion of the public hearing the City Council adopted Resolution No. 101214 adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project and Resolution 10215 approving the Tentative Parcel Map. The City Council also introduced and waived second reading of Ordinance No. 1761 approving the Specific Plan, with amendments; and, WHEREAS, the City Council adopted Ordinance No. 1761 on July 21, 2021 approving the Specific Plan with amendments; and,
WHEREAS, a notice of a public hearing for consideration of Conditional Use Permit 20-10-1064 and Design Review 20-05-474 was conducted in accordance with Section 159.905 of the Indio Municipal Code inclusive of the publication on January 15, 2022 of a legal public hearing notice was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a list of property owners within 300 feet of the project site on January 14, 2022; and, WHEREAS, on January 26, 2022, the Planning Commission held a duly noticed public hearing to consider the application for Conditional Use Permit 20-10-1064 and Design Review 20-05-474 during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing; and, WHEREAS, the Planning Commission was comprised of only four members due to an absence of a Commissioner. At the conclusion of the public hearing, the Commission voted 2-2 on Resolution 1981 regarding Conditional Use Permit 20-10- 1064 and Resolution 1982 regarding Design Review 20-05-474. Accordingly, the vote constituted “no action” by the Commission; and
WHEREAS, pursuant to Indio Municipal Code Section 159.905 et seq., the Applicant timely appealed the decision of the Planning Commission to the City Council.

A duly noticed public hearing before the City Council was set for February 16, 2022 beginning at 5:00 p.m. and public notice was published in La Prensa Hispana on February 6, 2022 and mailed notices were sent to property owners within a 300-foot radius of the project site on February 4, 2022; and,

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WHEREAS, on February 16, 2022 the City Council held a duly noticed public hearing to consider Conditional Use Permit 20-10-1064, during which evidence, both written and oral, including the staff report and supporting documents were presented.

At the conclusion of the public hearing and following discussion the City Council approved this Resolution for the approval of Conditional Use Permit 20-10-1064, as conditioned with the motion vote outcome specified in the meeting minutes for the February 16, 2022 meeting.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY RESOLVES, FINDS AND DETERMINES AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct, are incorporated into this Resolution by reference and constitute a material part of this Resolution.

SECTION 2. The project was reviewed pursuant to the requirements of the California Environmental Quality Act (CEQA) [California Public Resources Code (Cal.

Pub. Res. Code § 21000 et seq.)] and the CEQA Guidelines contained in Title 14 of the California Code of Regulations (Cal. Code Regs. Tit. 14, § 15000 et seq). The City Council, based upon the information provided at the hearing and upon its independent review, finds that the project is not subject to further review pursuant to Public Resources Code Section 21166 and Section 15162 of the CEQA Guidelines for the reasons below. On June 16, 2021, the City Council approved Resolution No. 10214, approving Environmental Assessment 20-05-548, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) for the Church at the Red Door Project, and making certain findings as follows:
(i) the MND was prepared in compliance with CEQA; and (ii) there is no substantial evidence supporting a fair argument that the project would result in any significant environmental impacts that cannot be mitigated to a less than significant level through implementation of those mitigation measures identified in the MND and included in the MMRP. Resolution No. 10214 is incorporated herein by this reference. The documents and other materials that constitute the record on which that decision was based are located in the Department of Community Development and are in the custody of the Director of Community Development. The project is within the scope of the MND and the circumstances under which the project is undertaken do not involve substantial changes to the project or circumstances, which will result in new or increased significant environmental effects, and that there is not new information of substantial importance which shows that the project will have significant effects not discussed in the MND.

SECTION 3. Based upon the evidence presented at the hearing, including the staff report, the City Council hereby finds:

A. That the proposed location of the conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located. The approved Church at the Red Door Specific Plan constitutes zoning standards for the project site and it lists a place of worship a conditional use. The Specific Plan among other purposes is intended to provide a wide range of allowed

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land use, reduce the number of conditional approvals needed, and provide a set of on-site improvement requirements that are consistent with the City’s General Plan 2040. The project is located within the Connected Neighborhood (CN) land use designation under the General Plan 2040, which lists a place of worship as secondary use. Thus, City Council finds that the project is in accordance with the objectives of Title XV (“Land Usage”) of the Indio Municipal Code and the purpose of the CN district in which the Project is located.

B. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The conditions of approval require development in accordance with approved plans, which allows the City to ensure that the use and conditions will not be detrimental to the public health, safety and welfare by reviewing all proposals and regulating approval. The proposed use is a worship center that is required building and fire related approvals from the City of Indio Building and Safety Division and Indio Fire Department to ensure that the project will not be detrimental to public health, safety, or welfare. The Applicant must continually maintain in good condition and repair all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project.

These conditions will further prevent the Project from being detrimental to the public health, safety or welfare and will protect and promote the public health, safety and welfare, and the conditions prevent material injury to properties or improvements in the vicinity. Therefore, the City Council finds that the location of the Project and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity.

C. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The Project is not seeking any variances or adjustments from applicable provisions of Title XV or the Specific Plan. Pursuant to Section 159.656 of the Indio Municipal Code, the parking standard for the Project requires 233 parking stalls. The Project proposes 358 parking stalls including 10 American with Disabilities Act (ADA) stalls.

As per the City’s parking standards (Section 159.656), the existing parking spaces on-site are sufficient for the project. Therefore, the site meets and exceeds the City’s parking requirements. The Project will comply with the approved Specific Plan and is conditioned to comply with the operational plan as prescribed in the Church at the Red Door Specific Plan. Therefore, City Council finds that the Project will comply with each of the applicable provisions of Title XV (“Land Usage”) of the Indio Municipal Code and the approved Church at the Red Door Specific Plan.

D. That the proposed conditional use complies with the goals, objectives, and policies of the city’s general plan. The General Plan 2040 designates the subject property with a Connected Neighborhood (CN) land use designation provides a range of intensities and housing choices within a walkable neighborhood setting within a short distance of goods and services that meet daily needs. Primary land

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uses within CN include various residential uses. Secondary land uses within CN are include places of worship, and other uses which are determined to be compatible with and oriented toward serving the needs of neighborhoods may also be allowed. Secondary uses should be focused along mixed-use corridors or at the edges of centers.

The project complies with above noted component of the General Plan 2040 because the worship center is an allowed secondary use under CN land use designation. The project will provide community oriented activities. The project location is within close proximity to a residential neighborhood to the north and west of the project. Based on the preceding findings, the City Council finds that the project is compatible with the overall goals and objectives of the City of Indio General Plan 2040, because the project conforms to the Connected Neighborhood (CN) land use designation.

SECTION 4. Based on the foregoing findings, the City Council hereby grants the appeal and approves Conditional Use Permit 20-05-1064 subject to the following conditions of approval:

1. To adequately manage the traffic and parking to minimize conflicts with the neighboring residential uses to the extent possible, the applicant shall provide a traffic/parking management plan for the first 90 days of each phase being operational as prescribed by the City Engineer.

2. If parking shortages or other parking related problems arise, the applicant shall institute whatever operational measures are necessary to minimize or eliminate the problem, including, but not limited to, submitting a valet parking plan approved by the City Engineer, modifying the number and times of services, scheduling additional services, or canceling services that coincide with other scheduled events at the worship center and/or activities at the site.

3. No on-street public parking outside the Church at the Red Door parking areas may be reserved for church parking.

4. Roadways/traffic aisles to structures and activities in and around the church shall be maintained accessible to emergency vehicles at all times.

5. The use shall be limited to the type of operation and the operational plan as prescribed in the Church at the Red Door Specific Plan (CRD-SP). Any change in the operational characteristics shall require review by the Community Development Director and may require an amendment to the Conditional Use Permit 20-10-1064 and/or CRD-SP, depending on the nature of the change. The Applicant is reminded that The City’s Municipal Code allows the Planning Commission to modify or revoke any planning application based on findings related to public nuisance and/or noncompliance with conditions of approval.

6. No activities shall occur within the worship center before 6:00 AM and none later than 10:00 PM.

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7. The maximum number of seats within the worship center shall be limited to 965 seats.

8. The Church at the Red Door operation including all ancillary uses shall be conducted, at all times, in a manner that will allow the quiet enjoyment of the surrounding residential neighborhoods. The Applicant shall institute security and operational measures that are necessary to comply with this requirement.

9. Within 30 days of the full operations of phase one (1) of the Church at the Red Door, the Church operator shall submit a parking and circulation plan to the Community Development Director for review and approval to ensure that there are no negative impacts to the adjacent residential communities. The plan shall show the adequacy of parking areas, contain real-time parking counts at peak demand times, and specifically verify that there are no parking-related and/or traffic conflicts.

10. All church services shall be conducted within the building(s), unless allowed by the Church at the Red Door Specific Plan and/or by a Temporary Use Permit, pursuant to the City of Indio Municipal Code. A copy of the conditions of approval for the conditional use permit shall be kept on premises.

11. Services in the, multipurpose building, lobby and outdoor areas are prohibited, unless allowed by the Church at the Red Door Specific Plan and/or by a Temporary Use Permit, pursuant to the City of Indio Municipal Code

12. Use of sound amplification equipment is prohibited.

13. The Applicant is responsible for establishing and maintaining a dedicated phone line that shall be answered by someone affiliated with the church or other entity using the premises for any community center event purposes who will immediately respond to in person complaints and complaints made by phone for any concerns related to noise, parking, or other neighborhood disturbances. This contact information shall be provided in any community event advertising, websites, and any neighborhood notification. The point of contact shall be located on-site at all times there is an event.

14. All church activities shall comply with the City’s noise ordinance.

15. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the approval of CUP 20-05-1064, or the environmental determination conducted in conjunction with this CUP, the Applicant shall defend, at its own expense, the action or proceeding. In addition, Applicant’s obligation to indemnify, defend, and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits or actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys’ fees in any such lawsuit or action. The Applicant shall reimburse the City for the City’s cost of defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses and fees

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that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this condition, within twenty (20) days after notification by the City of the filing of any claim, action or proceeding to attack, set aside, void or annul the approval of this conditional use permit, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action or proceeding within the scope of this condition.

16. The Applicant shall, within 15 days after approval of this Resolution, submit to the Community Development Director its written consent to all of the conditions of approval contained in this Resolution without amendment.

17. The Applicant is prohibited from maintaining any violations of state, federal or local law, violations of which are grounds for termination, revocation or suspension of this Conditional Use approval.

18. The Applicant shall comply with all mitigation measures identified in the MND and MMRP adopted by City Council on July 21, 2021 by Resolution No. 10214 for the Church at the Red Door Specific Plan.

19. The Applicant shall comply with all conditions of approval of Ordinance No. 1761 approved by City Council on July 21, 2021 for the Church at the Red Door Specific Plan.

20. The Applicant shall comply with all conditions of approval of Resolution No. 10267 approved by City Council on February 16, 2022 for Design Review 20-05-474.

21. The Applicant shall continually maintain in good condition and repair all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project pursuant to the Indio Municipal Code.

22. Pursuant to Indio Municipal Code Section 159.760 this conditional use permit shall lapse and shall become void two years following the date on which the use permit became effective, unless prior to the expiration of two years, a building permit is issued and construction is commenced and diligently pursued toward completion on

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the site which was the subject of the use permit application, or a certificate of occupancy is issued. Prior to the expiration of the permit, the applicant may request a 12-month time extension by filing an application with the Planning Commission.

SECTION 5. This Resolution is contingent upon the approval of the Design Review 20-05-474 for the Project. If Design Review 20-05-474 is not approved, this Resolution shall not go into effect.

SECTION 6. The City Clerk shall certify to the adoption of this resolution.

PASSED, APPROVED, and ADOPTED this 16th day of February, 2022 by the following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

WAYMOND FERMON, MAYOR
ATTEST:

CYNTHIA HERNANDEZ, CMC

CITY CLERK
APPROVED AS TO FORM:

ROXANNE DIAZ, CITY ATTORNEY

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RESOLUTION NO. 10267

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA

GRANTING THE APPEAL BY CHURCH AT THE RED DOOR OF THE PLANNING COMMISSIONS’ CONSIDERATION OF DESIGN REVIEW 20-05-474,
CONDITIONALLY APPROVING DESIGN REVIEW 20-05-474 TO CONSIDER THE

ARCHITECTURE, SITE PLAN, CIRCULATION, PARKING, AND LANDSCAPE FOR A

PLACE WORSHIP, CHURCH AT THE RED DOOR, TO BE LOCATED AT SOUTHEAST CORNER OF JEFFERSON STREET AND AVENUE 49 IN THE CITY OF INDIO, RIVERSIDE COUNTY, CALIFORNIA (APNS: 602-060-001 AND 602-060- 002), AND DETERMINE THAT THE PROJECT IS EXEMPT FROM FURTHER

ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA)
WHEREAS, on May 13, 2020, Reverend Randy Lintecum of the Church at the Red Door, (“Applicant”) filed with the City of Indio (the “City) an application for Design Review 20-05-474 to construct a worship center, Church at the Red Door (“Project”) on a 13.07-acre Project site (“Site”); and,
WHEREAS, the Applicant also filed applications for the Church at the Red Door Specific Plan (CRD-SP) (SP 20-05-40) (the “Specific Plan”), a proposed specific plan providing zoning for land uses, development standards, and design standards for the development; Tentative Parcel Map No. 37899 (TPM 20-03-403) (the “Tentative Parcel Map”) to subdivide a 13.07-acre parcel into two parcels; Conditional Use Permit 20-05- 1064 to allow a place of worship on 13.07-acres; and Environmental Assessment 20-05- 548 (collectively, the “Church at the Red Door Project”); and WHEREAS, the Project site is generally located at southeast corner of Avenue 49 and Jefferson Street, in the City of Indio, Riverside County, California (APN: 602- 060-001 and 602-060-002); and,
WHEREAS, a notice of a public hearing for the Church at the Red Door Project, including Design Review 20-05-474, was conducted in accordance with Section 159.905 of the Indio Municipal Code inclusive of the publication on January 16, 2021 of a legal public hearing notice were published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a list of property owners within 1,200 feet of the subject properties on January 15, 2021; and, WHEREAS, on January 27, 2021, the Planning Commission held a duly noticed public hearing on the Church at the Red Door Project, including the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. The Planning Commission opened the public hearing and asked for public testimony, but take no action at this time and continue the public hearing to its regular meeting of February 10, 2021 to provide additional time to the Applicant to analyze the project in regards to the City’s General Plan 2040; and,

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WHEREAS, the public hearing was thereafter continued to April 14, 2021 and was continued to April 28, 2021; during which the Planning Commission received evidence both written and oral, including the staff reports and supporting documents; and
WHEREAS, at the April 28, 2021 Planning Commission meeting, the Planning Commission was comprised of only four members due to a resignation of a Commissioner. At the conclusion of the public hearing, the Commission voted 2-2 on Resolution 1979 recommending approval of the Specific Plan to the City Council and on Resolution No. 1980 recommending approval of the Tentative Parcel Map to the City Council. Accordingly, the vote constituted “no action” by the Commission; and, WHEREAS, the City Council held a duly noticed public hearing on June 16, 2021 to consider the Church at the Red Door Specific Plan, Tentative Parcel Map, and Environmental Assessment 20-05-548, during which evidence, both written and oral, including the staff report and supporting documents were presented; and, WHEREAS, at the conclusion of the public hearing the City Council adopted Resolution No. 101214 adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project and Resolution 10215 approving the Tentative Parcel Map. The City Council also introduced and waived second reading of Ordinance No. 1761 approving the Specific Plan, with amendments; and, WHEREAS, the City Council adopted Ordinance No. 1761 on July 21, 2021 approving the Specific Plan with amendments; and,
WHEREAS, a notice of a public hearing for consideration of Conditional Use Permit 20-10-1064 and Design Review 20-05-474 was conducted in accordance with Section 159.905 of the Indio Municipal Code inclusive of the publication on January 15, 2022 of a legal public hearing notice was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a list of property owners within 300 feet of the project site on January 14, 2022; and, WHEREAS, on January 26, 2022, the Planning Commission held a duly noticed public hearing to consider the application for Conditional Use Permit 20-10-1064 and Design Review 20-05-474 during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing; and, WHEREAS, the Planning Commission was comprised of only four members due to an absence of a Commissioner. At the conclusion of the public hearing, the Commission voted 2-2 on Resolution 1981 regarding Conditional Use Permit 20-10- 1064 and Resolution 1982 regarding Design Review 20-05-474. Accordingly, the vote constituted “no action” by the Commission; and
WHEREAS, pursuant to Indio Municipal Code Section 159.905 et seq., the Applicant timely appealed the decision of the Planning Commission to the City Council.

A duly noticed public hearing before the City Council was set for February 16, 2022, beginning at 5:00 p.m. and public notice was published in La Prensa Hispana on

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February 6, 2022 and mailed notices were sent to property owners within a 300-foot radius of the project site on February 4, 2022 ; and,
WHEREAS, on February 16, 2022 the City Council held a duly noticed public hearing to consider Design Review 20-05-474, during which evidence, both written and oral, including the staff report and supporting documents were presented. At the conclusion of the public hearing and following discussion the City Council approved this Resolution for the approval of Design Review 20-05-474, as conditioned with the motion vote outcome specified in the meeting minutes for the February 16, 2022 meeting.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY RESOLVES, FINDS AND DETERMINES AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct, are incorporated into this Resolution by reference and constitute a material part of this Resolution.

SECTION 2. The project was reviewed pursuant to the requirements of the California Environmental Quality Act (CEQA) [California Public Resources Code (Cal.

Pub. Res. Code § 21000 et seq.)] and the CEQA Guidelines contained in Title 14 of the California Code of Regulations (Cal. Code Regs. Tit. 14, § 15000 et seq). The City Council, based upon the information provided at the hearing and upon its independent review, finds that the project is not subject to further review pursuant to Public Resources Code Section 21166 and Section 15162 of the CEQA Guidelines for the reasons below. On June 16, 2021, the City Council approved Resolution No. 10214, approving Environmental Assessment 20-05-548, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) for the Church at the Red Door Project, and making certain findings as follows:
(i) the MND was prepared in compliance with CEQA; and (ii) there is no substantial evidence supporting a fair argument that the project would result in any significant environmental impacts that cannot be mitigated to a less than significant level through implementation of those mitigation measures identified in the MND and included in the MMRP. Resolution No. 10214 is incorporated herein by this reference. The documents and other materials that constitute the record on which that decision was based are located in the Department of Community Development and are in the custody of the Director of Community Development. The project is within the scope of the MND and the circumstances under which the project is undertaken do not involve substantial changes to the project or circumstances, which will result in new or increased significant environmental effects, and that there is not new information of substantial importance which shows that the project will have significant effects not discussed in the MND.

SECTION 3. Based upon the evidence presented at the hearing, including the staff report, the City Council hereby finds:

A. That the proposed location of the use is in accord with the objectives of this title and the purpose of the district in which the site is located. The objectives of Title XV of the Indio Municipal Code include ensuring that public

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and private lands ultimately are used for the purposes that are most appropriate and most beneficial to the City as a whole. The project location is in accord with the objectives and purpose of the Church at the Door Specific Plan that provides allowance for certain uses and includes general development standards. The project at maximum development, which will be in four (4) phases, will provide a variety of indoor and outdoor areas, including meeting rooms, offices, a larger multi-purpose room, a residential grade kitchen, and other Church affiliated uses encompassing a total of approximately 41,236 square feet of building area with 965 seats. The project includes a pedestrian network. In addition, the project proposes adequate off-street parking and on-site landscaping.

B. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The land use, development and design regulations established by the adopted Church at the Red Door Specific Plan, are intended to protect, promote and enhance the public health, safety and general welfare. The recommended conditions of approval require development in accordance with approved site plan, elevations, floor plan, landscape plan and irrigation plan, which allows the City to protect and promote the public health, safety and general welfare by reviewing all proposals and regulating approval.

All structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the project will be required as a condition of approval to be continually maintained in good condition and repair including the replacement of all dead or dying landscape material with new landscape material. The Applicant will also be conditioned to provide a water system capable of delivering enough water for the Fire Department’s use in an emergency. These conditions and others protect the public health, safety and general welfare ensuring that development within the City is related to the City’s ability to provide essential urban services.

C. That the proposed use will comply with each of the applicable provisions of this title, except for approved conditional use permits, variances or adjustments. The following findings address compliance to applicable development standards and guidelines of the adopted Specific Plan that provide standards relative to the project:

Uses: The Church at the Red Door Specific Plan (SP) allows a place of worship with approval of a conditional use permit (CUP). Therefore, the land use is consistent with the adopted Specific Plan.

Building Size and Height: The adopted Specific Plan allows for a maximum development of approximately 41,236 square feet of building area with 965 seats on a

13.07 acres. The proposed use and design comply with these standards.

Hours of operation: The adopted Specific Plan specifies hours of operation. Pursuant to the adopted Specific Plan, it is required that no activity will occur before 6:00 AM and

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none later than 10:00 PM. The office will operate five (5) days a week from 8:00 AM to 5:00 PM and will only include employees which is estimated to be 15 at build out. The Specific Plan includes the following operational notes as well:

At buildout, the Sanctuary will have a maximum occupancy of 965 persons.

The parking area will have a maximum of 359 Parking Spaces.

Most meetings will not exceed 30 persons and will include staff meetings, trustee meetings, and committee meetings for the Church.

The bible studies and religious instruction will potentially have up to 60 persons.

Youth activities typically will have up to 75 persons.

Wednesday worship services will have up to 250 persons.

Saturday worship will have up to 584 Persons.

Sunday worship services could have a maximum of 965 persons with two services and include a fellowship reception following services for approximately one-half hour. There will be no overflow worship in the multipurpose room.

Life cycle events such as weddings, funerals, and baptisms and related receptions will occur in the Sanctuary and multi-purpose room, except as noted below in number 10.

The existing single-family residence will continue to be used as a singlefamily residence. However, the Church may also use it as an office, meetings, and conduct life cycle events such as weddings, funerals, and baptisms. The maximum number of persons in this structure will not exceed 20 persons. The hours of non-residential activities will be limited to the hours between 6:00 AM to 10:00 PM.

During Sunday and holiday services, the church will provide traffic control to minimize any vehicular back up on the surrounding streets, direction to onsite parking, and minimization of noise adjacent to neighbors. There shall be a minimum of 30 minutes between successive services.

It is not the intent to have secular events, including general entertainment, speaker series or film festivals. A “secular event” is an event with exclusively non-religious content. Any such secular event will require a temporary event permit issued by the City of Indio on a case-by-case basis.

Setbacks: The adopted Specific Plan requires the following setbacks with which the project complies:
a) Buildings shall have a minimum set back of 12 feet from Jefferson Street. b) Buildings shall have a minimum setback of 10 feet from Avenue 49. c) Buildings shall be set back a minimum of 10 feet from the interior side property line and 35 feet rear yard.

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d) There shall be a minimum 35-foot landscape buffer from any adjacent residential area to the property. The landscape buffer may include walkways and/or driveways.
e) Parking and driveways are permitted in the required setback areas. f) The minimum distance between any structures shall be 10 feet.

Parking: The CRD-SP indicates that the maximum parking count will be 359 and the CRD-SP includes a table (the following table) summarizing the parking calculation methodology.

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In addition, there is an alternative to add 123 spaces of optional parking following completion of all phases to bring the total provided to 359 spaces. Parking stalls that are 90 degrees shall consist of a rectangular area not less than nine (9) feet wide by 19 feet long, as identified in the City’s Municipal Code, Section 159.653 – General Development Standards. The minimum width for parking lot aisle is twenty-four (24) feet for 90-degree parking spaces.

Building Architecture and Materials: The worship center utilizes a contemporary architecture design with clean and crisp architectural forms that utilizes glass, clean lines, natural materials, and indoor/outdoor spaces to blend with the landscape.

Trash Enclosure: Trash enclosure areas shall be provided in accordance with the regulations and standards of Solid Waste and Recycling Standards specified Section 159.626 of the Indio Municipal Code and Specific Plan requirements that require a fully screened by block walls and fully sight-obscured and secured gate access.

Landscape Plan: The adopted Specific Plan contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout. The landscape material chosen is compatible with the desert climate and will as complement the character of the surrounding community. A preliminary landscape plan has been submitted by the Applicant, which can be seen in Figure 2.4 Landscape Plan of the CRD-SP.

Signage: The adopted Specific Plan requires a cohesive overall sign design that compliments the project. The project signs includes materials consistent with the overall project material palette and in keeping with the modern theme established in the SP. The project has located all signage in a manner that provides optimal efficacy of the overall signage program balancing the need for identification and wayfinding. The

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project signage will be required to comply with the City’s Zoning Code, Chapter 159.001 through 159.180 and adopted building codes and the Americans with Disabilities Act (ADA).

Exterior Lighting: The adopted Specific Plan requires any outdoor lighting to be hooded or shielded to prevent either spillage of lumens for all exterior lighting at the abutting property lines and public right-of-way or reflections into the sky. The project includes landscape lighting for trees and shrubs to provide up lights, path lights, and step lights.

The project includes wall mounted and free-standing lights include shielding on all sides of buildings and a downward only light orientation.

As allowed by the Specific Plan, the project freestanding lighting poles to be located in the on-site parking lot areas are a maximum height of 18 feet and light fixtures and will be angled and shielded to reduce glare. The project lighting has been placed in locations for the purpose of security and safety.

Access and Circulation: There are two (2) project access points. One onto Jefferson Street and an emergency access only drive off of Avenue 49.

Frontage Improvements: The project is conditioned to install improvements along the Jefferson Street and Avenue 49 frontage comprised of landscaping, curbs, gutters, and site access drives to the satisfaction of the City Engineer.

Based on the above forgoing, the City Council finds that the project will comply with each of the applicable provisions of Title XV of the Indio Municipal Code and the Church at the Red Door Specific Plan that provides the zoning regulations and development standards for the project.

D. That the proposed use complies with the goals, objectives, and policies of the city’s general plan. The General Plan 2040 designates the subject property with a Connected Neighborhood (CN) land use designation provides a range of intensities and housing choices within a walkable neighborhood setting within a short distance of goods and services that meet daily needs. Primary land uses within CN include various residential uses. Secondary land uses within CN are include places of worship, and other uses which are determined to be compatible with and oriented toward serving the needs of neighborhoods may also be allowed. Secondary uses should be focused along mixed-use corridors or at the edges of centers. The project complies with above noted component of the General Plan 2040 because the worship center is an allowed secondary use under CN land use designation. The project will provide community oriented activities. The project location is within close proximity to a residential neighborhood to the north and west of the project. In addition, General Plan 2040’s LU 2.3 Access to amenities states:

LU 2.3 Access to amenities. Strive to create development patterns such that the of residents are within one-half to one-mile walking distance of a variety of neighborhood-serving uses, such as parks, grocery stores, restaurants, places of

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worship, cafes, dry cleaners, laundromats, banks, hair care, pharmacies, civic uses, and similar uses.

This project is consistent with the General Plan policy cited above since the project is a worship center within one-half to one-mile of walking distance of residential homes and with the scope of the uses, development standards, and design guidelines specified in the SP. Based on the above forgoing, the City Council finds that the project components are consistent and in conformance with the adopted Church at the Red Door Specific Plan and the General Plan 2040.

SECTION 4. Based on the foregoing, the City Council hereby grants the appeal and approves Design Review 20-05-474 with the following conditions of approval.

General Conditions of Approval:

1. Approved accessible on-site fire hydrants shall be located not to exceed 350 feet apart in any direction as measured by an approved route around the complex, exterior of the facility or building and Appendix C. Fire hydrants shall provide the required fire flow.

2. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material placed on the property/lot.

3. For the purpose of final acceptance, an additional fire flow test of the on-site hydrants shall be conducted by the builder/developer and witnessed by the fire department personnel after construction and prior to occupancy.

4. The installation of the onsite water system shall comply with all requirements of NFPA 24 and the California Fire Code 2016 edition and City of Indio Water Standard and drawings.

5. Super fire hydrant required (6” X 4” X 2 ½” X 2 ½ “). The valve stem of the 4” discharge shall be a minimum 18” above final grade, which means hydrant screw plate shall be above final grade.

6. Access lanes will not have an up, or downgrade of more than 12%. Access will not be less than 24’ in width and will have an unobstructed vertical clearance not less than 13’6”. Access lanes will be designed to withstand the weight of sixty thousand (60,000) pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. Streets shall be constructed in accordance with Indio City Street Standards.

7. Motorized gates shall be provided with means to be automatically opened remotely by emergency vehicles in accordance with Riverside County Fire Department standards. Additionally, motorized gates shall be equipped with a

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rapid entry system (Knox key switch) approved by the Fire Department. Plans shall be submitted to the Fire Department for review/approval prior to installation.

8. If no gates are to be installed on project site, the following statement shall be on plans, “NO GATES WILL BE INSTALLED TO RESTRICT THE FLOW OF TRAFFIC”.

9. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs.

Required identification standard/guidelines handout shall be obtained from the Indio Fire Prevention Bureau.

10. Fire apparatus access shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility.

11. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring.

12. Install a complete commercial fire sprinkler system (per NFPA 13). Fire sprinkler system(s) with pipe sizes in excess of 4” in diameter will require the Project Structural Engineer to certify (wet signature) the stability of the building system for seismic and gravity loads to support the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. The post indicator valve and Fire Department connection shall be located to the front, within 50 feet of hydrant, and a minimum of 25 feet from the building(s). Sprinkler riser room must have indicating exterior and/or interior door signs. Plans must be submitted with current fee to the Fire Department for review and approval prior to installation. Contact Fire Department for guideline handout.

13. If the building is equipped with a fire alarm system or burglar alarm, the lock boxes will require tamper monitoring.

14. Applicant/developer shall be responsible to install a manual and automatic prerecorded VOICE fire alarm system per NFPA 72. Plans must be submitted with current fee to the Fire Department for review and approval prior to installation.

15. Applicant/developer shall be responsible to install a U. L. Central Station Monitored Fire Alarm System, per NFPA 72. Monitoring system shall monitor the fire sprinkler system(s) water flow, P. I. V. ‘s and all control valves for all buildings. Plans must be submitted with current permit fee to the Fire Department for review and approval prior to installation.

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16. If commercial cooking appliances are used inside occupancy, a U. L. (300) upgraded hood and duct fire extinguishing system must be installed over the cooking equipment. Wet chemical extinguishing system must provide automatic shutdown of all electrical components and outlets under the hood upon activation. A licensed C-16 contractor must install system. Plans must be submitted with current fee to the Fire Department for review and approval prior to installation and or modification upgrade of existing system.

17. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provision for the turnaround capabilities of fire apparatus.

18. There shall be provided with a second Fire Department and public access/egress.

Prior to Issuance of a Building Permit:

19. The Applicant shall screen any roof mounted mechanical equipment from view of adjacent developments, City streets, and properties by a parapet wall high enough to screen the highest piece of equipment to be installed on the entire perimeter of the building(s).

20. The Applicant shall screen all ground mounted mechanical equipment from City streets and adjacent properties by a wall/fence or landscaping, as long as it doesn’t interfere with City’s Fire equipment.

21. Imperial Irrigation District (IID) will not begin any studies, engineering or estimate costs to provide electrical service to the project until the applicant submits a customer project application (available at
http://www.iid.com/home/showdocument?id=12923) detailed loading information, panel sizes, project schedule and estimated in-service date. Applicant shall bear all costs associated with providing electrical service to the project, including but not limited to the construction of any additional facilities needed to extend electrical service to the project such as backbone feeders, distribution overhead and/or underground line extensions, the re-configuration of distribution circuits, transmission line extensions or other upgrades as well as applicable permits, zoning changes, landscaping (if required . by the City) and rights-of-way and easements. However, based on the preliminary information provided to the IID, the district can accommodate the power requirements of the project by extending existing distribution lines (conduit and cable) to the project. The district’s ability to provide service from existing infrastructure is based on currently available capacity, which may be impacted by future development in the area. It is important to note that a detailed and final study will be developed once a customer project application and loading calculations and provide a full report of any potential impacts and mitigations. The conditions of service could change as a result of the additional studies.

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22. Underground infrastructure that includes trenching, conduits, pull boxes, switch boxes and pads shall be installed following IID approved plans. Physical field installation of underground infrastructures shall be verified and approved by an IID inspector prior to cable installation as per IID Developer’s Guide (available at the district website https://www.iid.com/home/showdocum ent?id=14229).

23. For additional information regarding electrical service for the development area, the applicant should be advised to contact the IID Energy - La Quinta Division Customer Operations, 81-600 Avenue 58 La Quinta, CA 92253, at (760) 398- 5841 and speak with the project development planner assigned to the area.

24. It is important to note that IID’s policy is to extend its electrical facilities only to those developments that have obtained the approval of a city or county planning commission and such other governmental authority or decision-making body having jurisdiction over said development.

25. The applicant will be required to provide rights-of-way and easements for any power line extensions and overhead or underground infrastructure needed to serve the project.

26. Line extensions are made in accordance with IID Regulations:

No. 2 (http://www.iid.com/home/showdocument?id=2540)
No. 13(http://www.iid.com/home/showdocument?id=255)3)
No. 15(http://www.iid.com/home/showdocument?id=2555)
No. 20(http://www.iid.com/home/showdocument?id=2560)
No. 23 (https://www.iid.com/home/showdocument?id=17897)

27. Any construction or operation on IID property or within its existing and proposed right of way or easements including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities; will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the IID encroachment permit application and instructions for its completion are available at
http://www.iid.com/departments/real-estate. The IID Real Estate Section should be contacted at (760) 339-9239 for additional information regarding encroachment permits or agreements.

28. Relocation of existing IID facilities to accommodate the project and/or to accommodate street widening improvements imposed by the City will be deemed project-driven and all costs, as well as securing of rights of way and easements for relocated facilities, shall be borne by the applicant.

29. IID requires the dedication of public utility easements over all private and public roads and an additional ten (10) feet in width on both side of these roads for the construction, operation and maintenance of its electrical infrastructure.

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30. Any new, relocated, modified or reconstructed IID facilities required for and by the project (which can include but is not limited to electrical utility substations, electrical transmission and distribution lines, etc.) need to be included as part of the project’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of 110 facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

31. Dividing a project into two or more pieces and evaluating each piece in a separate environmental document (Piecemealing or Segmenting), rather than evaluating the whole of the project in one environmental document, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agency to minimize the apparent environmental impacts of a project by evaluating individual pieces separately, each of which may have a less-thansignificant impact on the environment, but which together may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies. In general, if an activity or facility is necessary for the operation of a project, or necessary to achieve the project objectives, or a reasonably foreseeable consequence of approving the project, then it should be considered an integral project component that should be analyzed within the environmental analysis. The project description should include all project components, including those that will have to be approved by responsible agencies. The State CEQA Guidelines define a project under CEQA as “the whole of the action” that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment. CEQA case law has established general principles on project segmentation for different project types. For a project requiring construction of offsite infrastructure, the offsite infrastructure must be included in the project description. San Joaquin Raptor/Wildlife Rescue Centerv. County of Stanislaus (1994) 27 Cal.App. 4th 713.

32. The Applicant should be advised that landscaping can be dangerous if items are planted too close to IID’s electrical equipment. In the event of an outage, or equipment failure, it is vital that IID personnel have immediate and safe access to its equipment to make the needed repairs. For public safety, and that of the electrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. IID landscaping guidelines are available at https://www.iid.com/energy/vegetation-management.

33. The Applicant shall provide or show there exists a water system capable of delivering a fire flow of 4,000 gallons per minute for four-hour duration at 20-psi residual operating pressure for 112,918 square feet at build out, under one roof area , which must be available before any combustible material is placed on the construction site. The above fire flow gpm is based on type V-B construction and includes a 50% reduction/credit, provided a fire sprinkler system is installed. Due

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to construction type and sprinkler credits, additional and/or less fire flow capabilities may be changed, but this will be determined and based on future building plans.

34. Prior to building plan approval and construction, applicant/developer shall furnish one copy of the water system fire hydrant plans to Indio Fire Services for review and approval. Plans shall be signed by a registered civil engineer, and shall conform hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Please note that due to the size and complexity of this project more than one point of connection to the city water supply system will be required.

35. Prior to issuance of building permits, the water system for fire protection must be provided as approved by Indio Fire Services and the local water authority. A fire flow verification test shall be obtained from the local water purveyor and submitted to the Indio Fire Prevention Bureau for approval prior to any combustible material placed on the property/lot.

36. Submittal of construction/architectural plans shall be submitted to the Fire Department for review and approval.

37. Shell building will receive a shell final only. No certificate of occupancy (human occupant and/or materials) will be issued until the building occupant has been identified with their occupancy classification and have been conditioned by the Indio Fire Prevention Department.

38. Nothing in Indio Fire Prevention Department’s review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to field inspection. All questions regarding the meaning of the code requirements should be referred to the Fire Prevention Bureau at 760-347-0756.

39. All proposed traffic calming elements for this development shall be submitted to the Fire Department for review and approval.

40. Access shall be provided to all mechanical equipment located on the roof as required per the Mechanical Code.

41. Precise Grading plan shall be submitted to the Fire Department for review and approval.

42. Conditions subject to change with adoption of new codes, ordinances, or when buildings permits are not obtained within twelve (12) months.

43. Final conditions will be addressed when complete buildings plans are reviewed.

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44. The Applicant shall be advised that the project area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA).

45. Flood protection measures for local drainage shall comply with California Drainage Law and provide that stormwater flows are received onto and discharged from this property in a manner that is reasonably compatible with predevelopment conditions.

46. The applicant shall prevent flooding of the site or downstream properties. These measures shall require 100 percent on-site retention of the incremental increase of runoff from the 100-year storm.

47. The project is located within the service area of Coachella Valley Water District (CVWD) for the provision of sanitation service. The initiation of said service to this area will be subject to the satisfaction of terms and conditions established by CVWD and imposed from time to time, including but not limited to fees and charges, water conservation measures, etc.

48. CVWD may need additional facilities to provide for the orderly expansion of its sanitation systems. These facilities may include pipelines, lift stations, treatment plants and other facilities. The developer may be required to construct/install these facilities and then convey said facilities to CVWD along with the land and/or easements on which these facilities will be located. The terms and conditions for the planning, design, construction/installation, and conveyance of property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. These sites shall be shown on the parcel map as lots and/or easements to be deeded to CVWD for “CVWD public services” purposes.

49. This notice of sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance.

Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the expiration date, this notice shall expire.

Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.

50. Sanitation service remains at all times subject to changes in regulations adopted by CVWD’s Board of Directors including reductions in, or suspensions of, service.

51. There are existing United States Bureau of Reclamation (USBR) facilities not shown on the development plans. There may be conflicts with these facilities.

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The City shall withhold issuance of grading permits until CVWD has reviewed the proposed development and related impacts to the USBR facilities and associated right-of-way and provided the City with written confirmation that there is no interference. The USBR conflicts include but are not limited to Irrigation Lateral 118.0-1.2LT.

52. The project lies within the East Whitewater River Subbasin Area of Benefit.

Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

53. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water-measuring device. A CVWD Water Production Metering Agreement is required to provide CVWD staff with the authority to regularly read and maintain this water-measuring device.

54. This development lies within the study area of the 2010 Water Management Plan Update. The groundwater basin in the Coachella Valley is in a state of overdraft.

Each new development contributes incrementally to the overdraft. CVWD has a Water Management Plan in place to reduce the overdraft to the groundwater basin. The elements of the Water Management Plan include supplemental imported water, source substitution and water conservation. The plan lists specific actions for reducing overdraft. The elements and actions described in the plan shall be incorporated into the design of this development to reduce its negative impact on the Coachella Valley groundwater basin.

55. Where the term “Applicant” is used in any condition of approval, this term shall apply also to the Property owner, any developer, or any successor in interest of the Applicant.

56. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the approval of Design Review Permit 20-05- 474, or the environmental determination conducted in conjunction with this design review, the Applicant shall defend, at its own expense, the action or proceeding. In addition, Applicant’s obligation to indemnify, defend, and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits or actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys’ fees in any such lawsuit or action. The Applicant shall reimburse the City for the City’s cost of defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses and fees that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this

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condition, within twenty (20) days after notification by the City of the filing of any claim, action or proceeding to attack, set aside, void or annul the approval of this conditional use permit, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action or proceeding within the scope of this condition.

57. The Applicant shall enter into a covenant, in a form satisfactory to the City Attorney, accepting the conditions of approval of the Resolution and cause such covenant to be recorded against the subject property with the Riverside County Recorder.

58. The Applicant shall, within 15 days after approval of this Resolution, submit to the Community Development Director its written consent to all of the conditions of approval contained in this Resolution without amendment.

59. All Conditions of Approval shall be provided on a full-size sheet as part of the construction plan set. All notes and specifications as shown on the plans shall be considered Conditions of Approval. If there is a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail.

60. The Applicant is prohibited from maintaining any violations of state, federal or local law, violations of which are grounds for termination, revocation or suspension of this Design Review approval.

61. The Applicant shall ensure that all development shall occur substantially as shown on the site plan, floor plans, elevations, and landscape plans as exhibited within the Church at the Red Door Specific Plan (CRD-SP) on file with the Community Development Director.

62. The Applicant shall submit for approval an application for a Temporary Use Permit for a constructing trailer pursuant to Indio Municipal Code Section 159.478.

63. The Applicant shall meet all applicable land uses, development standards, design guidelines standards of the Church at the Red Door Specific Plan as amended by the Indio City Council.

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64. The Applicant shall comply with all mitigation measures identified in the MND and MMRP adopted by City Council on July 21, 2021 by Ordinance No. 1761 for the Church at the Red Door Specific Plan.

65. The Applicant shall comply with all conditions of approval of Ordinance No. 1761 approved by City Council on July 21, 2021 for the Church at the Red Door Specific Plan.

66. The Applicant shall continually maintain in good condition and repair all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project pursuant to the Indio Municipal Code.

67. The Applicant shall comply with the following construction hours pursuant to Indio Municipal Code Section 151.160:
a. Pacific Standard Time:

I. Monday through Friday, 7:00 a.m. to 6:00 p.m.

II. Saturday, 8:00 a.m. to 6:00 p.m.

III. Sunday, 9:00 a.m. to 5:00 p.m.

IV. Government Code holidays, 9:00 a.m. to 5:00 p.m.
b. Pacific Daylight Time:

I. Monday through Friday, 6:00 a.m. to 6:00 p.m.

II. Saturday, 7:00 a.m. to 6:00 p.m.

III. Sunday, 9:00 a.m. to 5:00 p.m.

IV. Government Code holidays, 9:00 a.m. to 5:00 p.m.

68. The Applicant shall comply with the setback requirements as stated within the Church at the Red Door Specific Plan.

69. All buildings shall incorporate a variety of materials, including but not limited to stucco, stone, masonry, or wood paneling as determined through Design Review 20-05-474 pursuant to the Church at the Red Door Specific Plan.

70. All buildings shall maintain a consistent architectural character that will be achieved with the utilization of high quality and desert appropriate materials and design features that stand the test of time pursuant to the CRD-SP.

71. The architectural design features of all buildings shall demonstrate compliance to the design characteristics, themes, and concepts pursuant to the CRD-SP.

72. All buildings visible to the public or facing the street frontage shall have enhanced architectural treatments including but not limited to pop-outs, height variations, parapets that cover all mechanical equipment, and creating human scaled structures.

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73. Passive solar energy features including but not limited to shade structures, building orientation, roof overhangs and strategic glazing solutions shall be utilized for all buildings and/or planned outdoor spaces.

74. Pedestrian connections from the public street to the worship center shall be required pursuant to the CRD-SP.

75. All buildings shall have building architectural features for each building elevation pursuant to Church at the Red Door Specific Plan (CRD-SP).

76. The Applicant shall remove and replace within thirty (30) days all significantly injured or dead landscaping pursuant to the Indio Municipal Code. (Planning Services)

77. All vacant pads and portions of the project in any phase shall be planted with drought tolerant landscaping and/or decomposed granite and shall include fencing as appropriate, if they remain inactive for a period of 6 months following completion of grading of a phase and/or portion of the project site. Said landscaping and fencing, if applicable, shall remain in place and shall be regularly irrigated and maintained until such time that the phase and/or portion of the project site have received authorization from the City to begin initial construction activities.

78. The Applicant shall submit a final landscape plan in compliance with the Church at the Red Door Specific Plan with proper application and fee to the Planning Division for review and approval.

79. A Landscape Application and associated fee shall be submitted to the Community Development Department for review and final approval.

80. The Applicant shall submit landscape plans that meet the States’ mandated water efficiency ordinance.

81. The Applicant shall complete required on-site landscape improvements identified as proposed in the approval of Design Review 20-09-479 pursuant to the CRDSP utilizing desert appropriate plant palette shall be utilized throughout pursuant to the CRD-SP. All trees shall be a minimum of 24-inch box trees and shall have a minimum of two-inch thick trunk diameter pursuant to the Indio Municipal code.

All shrubs shall be a minimum of five-gallon size and shall be planted with at least five (5) to seven (7) feet separation.

82. The Applicant shall include a minimum of twenty (20) percent of the total offstreet parking area to be covered with a mixture of trees, shrubs, ground cover, vines, concrete pedestrian ways and other landscape materials pursuant to the Indio Municipal code.

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83. The Applicant shall include a minimum of one twenty-four (24) inch box tree shall be required for each four (4) parking spaces pursuant to the Indio Municipal code.

84. The Applicant shall plant trees to be a minimum of five (5) feet from walls, walkways or buildings when root-barriers are provided pursuant to the Indio Municipal code.

85. The Applicant may install circle, diamond and square shaped tree-wells for parking lot trees pursuant to the Indio Municipal code.

86. All landscaping shall utilize a low maintenance and low water vegetation palette throughout the project. Drought tolerant landscaping and high efficiency irrigation systems and plant specific emitters shall only be utilized pursuant to the CRD-SP.

87. The amount of grass must comply with rules of the lndio Water Authority.

88. A computer controlled and water efficient irrigation system shall be installed throughout the project. All shrub beds will be irrigated by drip irrigation emitters and trees will be irrigated on zones separate from the shrubs.

89. Lighting for landscaping, pathways and stairways, monuments and signs and areas shall be installed as needed for security and safety purposes pursuant to the CRD-SP.

90. Water efficient landscaping and water efficient automatic irrigation systems shall be provided for each phase. The landscaping and irrigation plans and system shall comply with all City ordinances relating to water efficiency and shall be an automatic system with an irrigation timer and two drip or bubbler heads per tree to produce deep root irrigation.

91. All parking lot landscaping shall be maintained in perpetuity, with all maintenance to include, but be limited to, irrigation corrections, fertilization, pruning and staking. All maintenance shall be performed with the overall goal of providing maximum plant health with minimum damage to hardscape, vehicles and persons. All significantly injured, decayed or dead trees, and other plants shall be replaced pursuant to the Indio Municipal Code.

92. The Applicant shall incorporate a minimum of one (1) bike rack capable of accommodating multiple bikes.

93. The Applicant shall provide a lighting plan to the Community Development Department (Planning Services) and the Police Department for review and approval. Any outdoor lighting shall be hooded or shielded to prevent either spillage of lumens or reflections into the sky pursuant to the Indio Municipal Code.

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94. There shall be zero lumen foot candle for all exterior lighting at any property line of abutting properties and/or public right-of-way.

95. All wall-mounted and freestanding lights shall be installed with shielding on all sides and a downward only light orientation. There shall be no up lighting allowed. Shielded bollard lighting shall be utilized along all on-site pedestrian pathways and plaza/patio areas pursuant to the CRD-SP.

96. All freestanding lighting poles shall be a maximum of eighteen (18) feet high from the lowest finished grade of the immediate developed area for consistency with the freestanding lights installed within the existing shopping center to the south.

All freestanding lights shall be shielded on all sides and shall have a downward only light orientation pursuant to the CRD-SP.

97. The Applicant shall consult with Burrtec Waste Management for locations of trash receptacles and sizing pursuant to the C.RD-SP

98. Trash enclosure areas shall be provided in accordance with the requirements of the City’s waste and recycling hauler and shall be fully screened with an eight (8) foot high wall and secured gate access.

99. The Applicant shall obtain a sign permit by submitting a sing application to the Community Development Department for review and approval, prior to installation of any signage. Said signs shall comply with the City’s sign standards, unless expressly exempted in the CRD-SP.

During Construction:
100. During the construction of this project, the site address shall be clearly posted at the job site entrance. This will enable incoming emergency equipment and the inspectors to locate the job site from the assigned street location. Numbers shall be a minimum of 24 inches in height. Fire safety during construction shall be in accordance with California Fire Code Chapter 33.

Prior to issuance of a Certificate of Occupancy:
101. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12” in height for building(s) up to 25’ in height. Numbers and letters shall be a minimum of 24” in height for building(s) over 25’ in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours.
102. Room/area occupancy load as approved by the building official shall be posted in a conspicuous place near the main exit from room(s)/area. The location shall be approved by the Fire Department. Posting shall be by means of a durable sign having a contrasting color from the background to which it is attached. Signs

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shall be an approved type and shall be maintained in a legible manner by the owner. No person shall deface, remove or change the occupant load on signs except as authorized by the building official.
103. Applicant must submit an emergency evacuation plan to the Indio Fire Prevention Bureau for review and approval prior to installation. Evacuation plan must be posted in the building at locations approved by the Fire Department.

SECTION 5. The City Clerk shall certify to the adoption of this resolution.

SECTION 6. This Resolution is contingent upon the approval of Conditional Use Permit 20-10-1064 for the Project. If Conditional Use Permit 20-10-1064 is not approved, this Resolution shall not go into effect.

PASSED, APPROVED, and ADOPTED this 16th day of February, 2022 by the following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

WAYMOND FERMON, MAYOR
ATTEST:

CYNTHIA HERNANDEZ, CMC

CITY CLERK
APPROVED AS TO FORM:

ROXANNE DIAZ, CITY ATTORNEY

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Consideration of the Appeal of January 26, 2022 Planning Commission No-A... Page 316 of 333 City of Indio
City Council
February 16, 2022

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Amendment to Tentative Tract Map 31689 (Espana, Phase II) RECOMMENDATION:

Adopt Resolution No. 10262 approving the second amendment to Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) to reflect the construction of the North Indio Channel constructed by the Coachella Valley Water District (CVWD) and the relocation of the north entrance to align with Rancho Los Cerritos Drive for the 318 single-family lots with a minimum lot size of 7,000 square feet, on a

86.48-acre property that will be recorded as part of Phase II of the, herein referred to as the “Project”, TTM 31689-2, subject to the findings and conditions of approval included herein.

SUMMARY:

On December 8, 2021, the Planning Commission recommended that the City Council approve Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2).

BACKGROUND INFORMATION:

BACKGROUND: The reasoning for this amendment to Tentative Tract Map No. 31689, is to seek approval of the construction of the North Indio Channel, which will be constructed by Coachella Valley Water District (CVWD). A relocation of the north entrance will also occur in order to align with Rancho Los Cerritos Drive, which is the entrance for the 318 single-family lots consisting of a minimum lot size of 7,000 square feet, located on an 86.480-acre property, which will be recorded as part of Phase II of the Project. The original approval authorized the construction of a total number of 154 units, as part of Phase I and is recorded as 31689-1.

FINANCIAL ANALYSIS: There will be no cost impact to the General Fund.

ANALYSIS: The project site lies within the area of the North Indio Regional Flood Control Project (NIFC) which will provide regional flood protection to a portion of the North Indio area. Coachella Valley Water District (CVWD) has completed Phase 1 of the NIFC. CVWD and the developer of the Project, have closely coordinated for the design of the Phase 2 portion of the work. CVWD Board of Directors have recently approved the execution of a construction contract to begin construction in the coming months.

A significant portion of the project site, north of Espana Boulevard is located within a Special Flood Hazard Area (SFHA), designated Zone A, per Federal Flood Insurance Rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA). As a result, prior to occupancy, AGENDA ITEM #10.4
Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 317 of 333 the developer is required to obtain a Letter of Map Revision (LOMR) through FEMA, which removes the development from the SFHA. CVWD and Espana, LLC have entered into a Stormwater System Installation Agreement (Doc # 2021-0269433, dated April 28, 2021) wherein it has been agreed upon that CVWD will apply for and obtain a LOMR from FEMA for the area of North Indio that includes this property. However, nothing in the agreement commits CVWD to a timetable for obtaining the LOMR.

To the extent that the Project requires occupancy prior to CVWD obtaining a LOMR, the Project shall be responsible for facilitating the LOMR acquisition. As part of this amendment to TTM No. 31689, Phase 2 of Espana will now include the construction of the North Indio Channel and the relocation of the north entrance to Phase II of the Project, which consists of 318 single-family lots.

ATTACHMENTS:

Attachment 1- Vicinity Map
Attachment 2- Resolution No. 10262
Attachment 3- Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) Attachment 4- Resolution No. 2004 (Planning Commission) APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 08 Feb 2022 Roxanne Diaz, City Attorney Approved - 11 Feb 2022
Rob Rockwell, Asst. City Manager & Dir. Of Finance Approved - 11 Feb 2022 Bryan H. Montgomery, City Manager Approved - 11 Feb 2022

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 318 of 333 Vicinity Map
All maps are not to scale, and are for relative location purposes only

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 319 of 333 Attachment B
Resolution No. 10262
City Council approval of Tentative Tract Map No. 31689
Second Amendment (TTM 4-1-398 Amendment 2)

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 320 of 333 RESOLUTION NO. 10262

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, TO APPROVE TENTATIVE TRACT MAP NO. 31689
(TTM 4-1-398 AMENDMENT 2) TO REFLECT THE CONSTRUCTION OF THE

NORTH INDIO CHANNEL CONSTRUCTED BY THE COACHELLA VALLEY

WATER DISTRICT (CVWD) AND THE RELOCATION OF THE NORTH

ENTRANCE TO ALIGN WITH RANCHO LOS CERRITOS DRIVE FOR THE 318 SINGLE-FAMILY LOTS WITH A MINIMUM LOT SIZE OF 7,000 SQUARE FEET, ON A 86.48-ACRE PROPERTY THAT WILL BE RECORDED AS PART OF PHASE II OF THE PROJECT, TTM 31689-2, GENERALLY LOCATED

NORTHWEST CORNER OF ESPANA BOULEVARD AND ADAMS AVENUE
IN THE CITY OF INDIO, RIVERSIDE COUNTY, CALIFORNIA (APN: 691-070- 028)
WHEREAS, on July 14, 2021, Joseph Ravani, Global Investment & Development, (“Applicant”) filed with the City of Indio (the “City) an application for second amendment to Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) to subdivide a 86.48 acre property into 318 residential lots, as well as lettered lots for streets, common areas and similar ancillary uses (collectively, the “Project”); and,
WHEREAS, the project site generally located on the northwest corner of Espana Boulevard and Adams Avenue in the City of Indio, Riverside County, California (APN: 691-070-028); and,
WHEREAS, a notice to hold a public hearing on this Project was published in the Desert Sun newspaper on November 24, 2021. All property owners within 300 feet of the subject site were mailed a notice of public hearing on November 23, 2021; and,
WHEREAS, the City staff has processed Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) pursuant to the State Subdivision Map Act and the Subdivision Ordinance of the City of Indio; and,
WHEREAS, on December 8, 2021, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing. At the conclusion of the hearing, the Planning Commission adopted this Resolution to recommend that the City Council approve the Project, subject to the conditions listed herein; and, WHEREAS, on February 16, 2022, the City Council of the City of Indio conducted a duly noticed public hearing to consider the proposed Second Amendment to Tentative Tract Map No. 31689 Second Amendment (TTM 4-1- 238). The City Council received and considered the staff report and all of the information, evidence, and testimony presented in connection with this application.

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 321 of 333

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,

CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS
FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.

SECTION 2. Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City reviewed this Project and determined that the Project had been reviewed under the Environmental Assessment prepared for Tentative Tract Map No. 31689 in May 2004. The proposed changes conform to the overall threshold, design, and layout considered under the Environmental Assessment; therefore, no further environment analysis is necessary.

The proposed Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) is consistent with the City’s General Plan 2040, since it subdivides an area of 86.48 acres into 318 residential lots with a density of 3.6 dwelling units per acre in accordance with the prescriptive density of up to eight (8) dwelling units per acre for the Suburban Neighborhood (SN) land use designation. The proposed second amendment will reflect the construction of the North Indio Channel constructed by the CVWD and the relocation of the north entrance to align with Rancho Los Cerritos Drive for the 318 lots. This change is consistent with the SN land use designation as it provides access and creates a more manageable water infrastructure unit for CVWD. Therefore, the design of the proposed map is consistent with the City’s General Plan 2040.

The proposed subdivision design is consistent with the General Plan Land Use designation of Suburban Neighborhood (SN). The lots can accommodate the proposed residential community, density, intensity, internal driveways, off-street parking, drainage, utilities, and adequate access from Adams Street, Avenue 39, and Avenue 40. As proposed, the proposed subdivision will meet the density ranges set forth in the General Plan 2040.

The project site is physically suitable for the type of development proposed. The Tentative Tract Map 31689 (TTM 4-1-398 Amendment 2) will be developed as a residential community similar to the surrounding residential communities within the City of Indio. Currently, the project site is vacant and will be graded according to the approved grading plans to accommodate the proposed development.

The site is physically suitable for the proposed density of residential development. The City’s General Plan 2040 has anticipated the project site for residential development. Access to the site will be provided from Adams Street, Avenue 39, and Avenue 40. Necessary services and utilities are available or can be provided. Therefore, the site is physically suitable for the residential development proposed, and the proposed amendments included herein.

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 322 of 333 The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because an Initial Study was prepared for the Project that concluded no substantial adverse impacts were found that could not be mitigated to a level less than significant.

The design of the subdivision and the proposed improvements are not likely to cause serious public health problems. The Project will provide for adequate drainage and flood control systems as part of this approval. The proposed map is also conditioned to require a Water Quality Management Plan for City approval prior to issuance of grading permit. The Applicant must also provide on-site storm water retention basins or system(s) designed to the satisfaction of the Public Works Director/City Engineer.

The conditions of approval of the proposed Tentative Tract Map No. 31689 ensure all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project must be continually maintained in good condition and repair, all dead or dying landscape material must be replaced with new landscape material. In addition, the overall development of this residential community with 318 residential lots and required infrastructure to sustain the Project has been analyzed in the initial study and the proposed specific plan for the site. Storm drainage, sanitary sewer, water, streets and all utilities are readily available to the site and have capacity to accommodate the Project. The subdivision has been designed to have the necessary infrastructure to adequately serve the development. As part of this amendment, Phase 2 of Espana will now include the construction of the North Indio Channel and the relocation of the north entrance to Phase II of the Project, which consists of 318 single-family lots.

The access points to the Project have been reviewed and approved by the Fire Department and Engineering Department as part of the overall approval of the proposed Tentative Tract Map No. 31689. There are no known public easements traversing the subject site that would be adversely affected by the Project.

SECTION 3. Based upon the evidence presented at the hearing, including the staff report, the City Council hereby finds and determines as follows:

A. The proposed map is consistent with applicable General Plan 2040 and specific plans as specified in Section 65451. The General Plan 2040 designates a Suburban Neighborhood (SN) land use designation for the subject property. The SN land use is intended to provide low-intensity neighborhood development for single-family, detached homes. Per the SN designation allowable primary uses are single-family residential, multi-family residential, parks and recreation with allowed development intensities of 8.0 dwelling units per acre (du/ac). Pursuant to Chapter 3 (Land Use and Urban Design) of the Indio General Plan 2040, the SN provides low intensity neighborhood development that features a limited variety of housing choices.

The proposed Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2)

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 323 of 333 provides for the subdivision of an area of 86.48 acres into 318 residential lots with a density of 3.6 dwelling units per acre. The proposed amendment is consistent with the SN land use designation as it provides access and creates a more manageable water infrastructure unit for CVWD.

The proposed subdivision is consistent with General Plan Land Use Policy LU-1.5 (LU-1.5) which states: “Implement the strategies identified for each distinct subarea in Indio in this General Plan.” The Project is within the Northwest Indio Subarea as identified in the City of Indio’s General Plan 2040. The Northwest Indio subarea currently consists of older rural neighborhood development, newer suburban neighborhood development, agricultural uses, and undeveloped open space. This area offers significant potential for the development of Suburban Neighborhoods and Desert Estate Neighborhoods and resorts.

The Project is consistent with the housing priorities of the City of Indio 2014- 2021 Housing Element. Goal 3 of the Housing Element states “to provide adequate, suitable sites for residential use, development and maintenance of a range of housing that varies sufficiently in terms of cost, design, site, location and tenure to meet the housing needs of all economic segments of the community at a level which can be supported by the infrastructure.” The proposed subdivision will provide for residential lots with a density of 3.6 dwelling units per acre, which are suitable lot sizes for a residential development in the rural area of the City supported by the existing infrastructure including utilities available to the property. It should also be noted that the City Departments and public utility agencies have reviewed the site to confirm the Project is supported by the infrastructure. There is no applicable specific plan for the project site.

B. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The Project and its proposed design and improvements are consistent with the General Plan land use designation of Suburban Neighborhood (SN). The Project is required to conform to the land uses and development standards of the Residential Low District (RL) Zoning District. Pursuant to Indio Municipal Code (IMC) Section 159.119, Maximum Development Densities, general development standards state that the at a threshold density of 3.5 dwelling units per acre, the minimum lot size is 8,000 square feet and at the maximum density of 4.0 dwelling units per acre, the minimum lot size is at 7,200 square feet. The project site meets those standards as the 318 single-family lots will consist of a minimum lot size of 7,000 square feet. A specific plan has not been adopted for the subject area. The future construction of homes will need to comply with the development standards of the applicable zoning district. Accordingly, the Project, including the design and improvements, is consistent with the applicable general plan.

C. The site is physically suitable for the type of development of single-family residential lots. The project site is an 86.48-acre site and the parcel is adequate to accommodate the proposed 318 single-family residential lots, required accesses, utilities, and drainage facilities. The parcel size of the proposed subdivision design provides for adequate roadways and

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 324 of 333 infrastructure that allows for the site to be physically suitable for residential development. Furthermore, the site has a minimal slope, all public services are available and there are no physical constraints. Therefore, it can be found that the proposed subdivision is physically suitable for the site.

D. The site of the proposed subdivision contemplated under Tentative Tract Map No. 31689 is physically suitable for the proposed density of the development.

The resulting 318 single-family residential lots comply with the applicable development standards of the zoning designation. The proposed Tentative Tract Map No. 31689 has a density of 3.6 dwelling units per acre, which is within the density threshold allowed by the General Plan Suburban Neighborhood land use designation. The density of the Project is physically suitable for the development of 318 single-family residential lots. The site is adequate in shape and size to accommodate the proposed development.

Since the Project is within the allowed density of the SN land use designation, it can be found that the proposed subdivision is physically suitable for the proposed density of the development.

E. The proposed design of the subdivision or type of improvements contemplated are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Project qualifies for a categorical exemption from the requirements of the California Environmental Quality Act (CEQA) (Public Resource Code 21000 et seq) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.) pursuant to CEQA Guidelines Sections 15315 (Minor Land Division). The project site is surrounded by urban uses and there is no presence of fish or wildlife or their habitat on this property. The Project is therefore not likely to cause substantial environmental damage and within the City and provides no fish or significant wildlife habitat.

F. The proposed design of the subdivision or type of improvements contemplated by the Project are not likely to cause serious public health problems. The Project will be conditioned to ensure all common area structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project must be continually maintained in good condition and repair, all dead or dying landscape material must be replaced with new landscape material, and a security construction plan must be submitted. Compliance with these conditions will prevent the subdivision and its improvements from causing any public health problems for those that enter the development. Storm drainage, sanitary sewer, water, streets and all utilities are available to the site and have capacity to accommodate the Project. The subdivision has been designed so the parcels have the necessary infrastructure to adequately serve the development and all proposed uses as allowed by the zoning ordinances that regulate the Project.

Accordingly, compliance with the applicable standards for the existing structures and the conditions of approval will prevent the Project from being detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity.

G. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 325 of 333 property within the proposed subdivision. Public utilities for electricity, water, sewer, telecommunications, and gas service have all been assessed for availability. The access points to the Project have been reviewed and approved by the Fire Department and Public Works Department as part of the overall approval of the Project. Tentative Tract Map No. 31689 includes easements for roadways, drainage facilities, and utilities that will be recorded in the final map. There are no known public easements traversing the subject site that would be adversely affected by the Project. Therefore, the design of the subdivision will not conflict with easements acquired or required by the public at large, for access through or use of the property.

SECTION 4. Based on the foregoing, the Planning Commission hereby recommends that the City Council approve Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2) with the following conditions of approval:

A. General Conditions of Approval:

The Applicant shall demonstrate full compliance to the following conditions of approval:

1. The Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2) approval granted by City Council Resolution shall expire in two (2) years after its approval, or as otherwise prescribed by the Subdivision Map Act and City of Indio Municipal Code. An application for a time extension shall be filed at least 45 days before the tentative map is due to expire. The Director of Community Development may grant a one-year administrative extension of time provided that the property is properly maintained and free of weeds and debris. The City Council may approve additional extensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.

2. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the approval of Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2), or the environmental determination conducted in conjunction with this tentative map approval, the Applicant shall defend, at its own expense, the action or proceeding. In addition, the Applicant shall reimburse the City for the City's cost of defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses and fees that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this condition, within twenty (20) days after notification by the City of the filing of any claim, action or proceeding to attack, set aside, void or annul the approval of this design review, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 326 of 333 indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action or proceeding within the scope of this condition.

3. The Applicant shall deliver to the Community Development Department a cashier’s check, money order or other acceptable form of payment made payable to the City of Indio in the amount of $50.00 to cover the County administrative fee to enable the City of Indio to file the CEQA Notice of Exemption pursuant to California Code of Regulations Section 15062.

Payment shall be submitted within five (5) days after approval of Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2) by the City Council.

4. The Applicant shall ensure that development shall occur substantially as shown on the Tentative Tract Map No. 31689 Second Amendment (TTM 4-1- 398 Amendment 2).

5. The Applicant shall cause to be recorded against the property these and all related conditions of approval with the Riverside County Recorder, within thirty (30) calendar days of this approval.

6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2), submit to the Community Development Director written consent to all of the conditions of approval contained in the Resolution. Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2) shall be void and of no force or effect unless such written consent is submitted to the City within the 30 calendar day period.

7. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all requirements of the State of California Subdivision Map Act and the Indio Municipal Code.

B. Prior to Final Map Approval:

Prior to final map approval, the Applicant shall demonstrate full compliance with the following conditions of approval:

1. The Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.

2. The Applicant shall submit for City approval the following items:

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 327 of 333 a. Final Parcel Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Parcel Map
e. All back-up information for map references (easement documents, maps, etc.)

3. Prior to recordation of the final map, the Applicant shall pay the total Quimby Act fees applicable to the Project as calculated by the City and in accordance with all applicable City policies and practices, including Indio Municipal Code Section 156.130 et seq.

4. The Applicant shall annex the subdivision into the existing Community Facilities District 2004-1 for public facilities and/or public services. The Applicant shall cause a covenant to be recoded on all residential lots with the Tentative Tract Map No. 31689 Second Amendment (TTM 4-1-398 Amendment 2) advising of the owner’s obligation to participate in the Community Facilities District for said public facilities and/or public services.

C. Prior to the issuance of a Grading Permit
Prior to issuance of a grading or similar permit, the Applicant shall demonstrate full compliance with the following conditions of approval.

5. The Applicant shall note that this area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA).

6. Flood protection measures for local drainage shall comply with California Drainage Law and provide that storm water flows are received onto and discharged from this property in a manner that is reasonably compatible with predevelopment conditions.

7. The Applicant shall design the prosed development to prevent flooding of the site or downstream properties and shall require 100 percent on-site retention of the incremental increase of runoff from the 100-year storm.

8. The Project is located within the service area of CVWD for the provision of sanitation service. The initiation of said service to this area will be subject to the satisfaction of terms and conditions established by CVWD and imposed from time to time, including but not limited to fees and charges, water conservation measures, etc.

9. This notice of sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance. Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 328 of 333 expiration date, this notice shall expire. Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.

10. The Project lies within the East Whitewater River Sub basin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

11. Any entity producing more than 25 acre-feet of water during any year from one or more wells must equip the well(s) with a water-measuring device. A CVWD Water Production Metering Agreement is required to provide CVWD staff with the authority to regularly read and maintain this watermeasuring device.

12. The Sustainable Groundwater Management Act (SOMA) is a law requiring that groundwater basins are managed to achieve sustainability. In accordance with the SOMA, CVWD submitted the Coachella Valley Water Management Plan as an alternative to a Groundwater Sustainability Plan (Alternative Plan) for the Indio Sub basin. On July 17, 2019, the Department of Water Resources (DWR) sent a notification approving the Alternative Plan. The goal of the Alternative Plan is to reliably meet current and future water demands in a cost-effective and sustainable manner.

This development lies within the Indio Sub basin and will contribute to the total water demand in the sub basin. The elements and actions described in the Alternative Plan shall be incorporated into the design, construction, and operation of this development to reduce its negative impact on the Indio Sub basin.

SECTION 5. The City Clerk shall certify the adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 16th day of February 2022 by the following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
_________________________

WAYMOND FERMON
MAYOR

ATTEST:
________________________________

SABDI SANCHEZ, CMC

CITY CLERK ADMINISTRATOR

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 329 of 333 SHEET 3 SHEET 4SHEET 4 S
SHEET 3

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VICINITY MAP
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GENERAL NOTES
LEGEND

LAND USE NOTES

UTILITY PURVEYORS

ANDERSON

CONSULTING
ENGINEERS, INC.
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SHEET INDEX MAP SCALE: 1" = 200'

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 330 of 333 RESOLUTION NO. 2004

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,

CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO. 31689 (TTM 4-1-398 AMENDMENT 2) TO REFLECT THE

CONSTRUCTION OF THE NORTH INDIO CHANNEL CONSTRUCTED BY THE

COACHELLA VALLEY WATER DISTRICT (CVWD) AND THE RELOCATION OF THE NORTH ENTRANCE TO ALIGN WITH RANCHO LOS CERRITOS DRIVE FOR THE 318 SINGLE-FAMILY LOTS WITH A MINIMUM LOT SIZE OF 7,000 SQUARE FEET, ON A

86.48-ACRE PROPERTY THAT WILL BE RECORDED AS PART OF PHASE II OF THE PROJECT, TTM 31689-2, GENERALLY LOCATED NORTHWEST CORNER OF

ESPANA BOULEVARD AND ADAMS AVENUE IN THE CITY OF INDIO, RIVERSIDE COUNTY, CALIFORNIA (APN: 691-070-028)
WHEREAS, on July 14, 2021, Joseph Ravani, Global Investment & Development, (“Applicant”) filed with the City of Indio (the “City) an application for second amendment to Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) to subdivide a 86.48 acres Project area into 318 residential lots, as well as lettered lots for streets, common areas and similar ancillary uses (collectively, the “Project”); and, WHEREAS, the Project Site generally located Northwest corner of Espana Boulevard and Adams Avenue in the City of Indio, Riverside County, California (APN:
691-070-028); and,
WHEREAS, a notice to hold a public hearing on this Project was published in the Desert Sun newspaper on November 24, 2021. All property owners within 300 feet of the subject site were mailed a notice of public hearing on November 23, 2021; and, WHEREAS, the City staff has processed Tentative Tract Map No. 31689 (TTM 4- 1-398 Amendment 2) pursuant to the State Subdivision Map Act and the Subdivision Ordinance of the City of Indio; and,
WHEREAS, on December 8, 2021, the Planning Commission held a duly noticed public hearing to consider the application for the Project. Evidence both written and oral, including the staff reports and supporting documents, was presented at the said hearing.

At the conclusion of the hearing, the Planning Commission adopted this Resolution to recommend that the City Council approve Tentative Tract Map No. 31689.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY RESOLVES, FINDS AND DETERMINES AS FOLLOWS:

SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct.

SECTION 2. Based upon the evidence presented at the hearing, including the staff report, the Planning Commission hereby finds and recommends that the City Council find:

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 331 of 333 Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City reviewed this project and determined that the project had been reviewed under the Environmental Assessment prepared for Tentative Tract Map No. 31689 in May 2004.

The proposed changes conform to the overall threshold, design, and layout considered under the Environmental Assessment, therefore no further environment analysis is necessary.

The proposed Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) is consistent with the City’s General Plan 2040, since it subdivides an area of 86.48 acres into 318 residential lots with a density of 3.6 dwelling units per acre in accordance with the prescriptive density of up to eight (8) dwelling units per acre for Suburban Neighborhood (SN) land use designation. Therefore, the design of the proposed map is consistent with the City’s General Plan 2040.

The proposed subdivision design is consistent with the General Plan Land Use designation of Suburban Neighborhood (SB). The lots can accommodate the proposed residential community, density, intensity, internal driveways, off-street parking, drainage, utilities, and adequate access from Adams Street, Avenue 39, and Avenue 40. As proposed, the proposed subdivision will meet the density ranges set forth in the General Plan 2040.

The Project site is physically suitable for the type of development proposed. The Tentative Tract Map 31689 (TTM 4-1-398 Amendment 2) will be developed as a residential community similar to the surrounding residential communities within the City of Indio.

Currently, the project site is vacant and will be graded according to the approved grading plants to accommodate the proposed development.

The site is physically suitable for the proposed density of residential development. The City’s General Plan 2040 has anticipated the Project site for residential development.

Access to the site will be provided from Adams Street, Avenue 39, and Avenue 40.

Necessary services and utilities are available or can be provided. Therefore, the site is physically suitable for the residential development proposed.

The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because an Initial Study was prepared for the project that concluded no substantial adverse impacts were found that could not be mitigated to a level less than significant.

The design of the subdivision and the proposed improvements are not likely to cause serious public health problems. The project will provide for adequate drainage and flood control systems as part of this approval. The proposed map is also conditioned to require a Water Quality Management Plan for City approval prior to issuance of grading permit.

The Applicant must also provide on-site storm water retention basins or system(s) designed to the satisfaction of the Public Works Director/City Engineer.

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 332 of 333 The conditions of approval of the proposed Tentative Tract map No. 31689 ensure all structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project must be continually maintained in good condition and repair, all dead or dying landscape material must be replaced with new landscape material. In addition, the overall development of this residential community with 318 residential lots and required infrastructure to sustain the project has been analyzed in the initial study and the proposed specific plan for the site. Storm drainage, sanitary sewer, water, streets and all utilities are readily available to the site and have capacity to accommodate the project.

The subdivision has been designed to have the necessary infrastructure to adequately serve the development.

The access points to the Project have been reviewed and approved by the Fire Department and Engineering Department as part of overall the approval of the proposed Tentative Tract Map No. 31689. There are no known public easements traversing the subject site that would be adversely affected by the Project.

SECTION 3. Based on the foregoing, the Planning Commission hereby recommends that the City Council approve the proposed Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2), attached as Exhibit A to this Resolution and incorporated by this reference, subject to the Applicant’s compliance with all original conditions of approval including the conditions of approval in Resolution No. 9615, Resolution No. 9724, and The Tentative Tract Map No. 31689 (TTM 4-1-398 Amendment 2) entitlement granted herein is valid for two (2) years from the date of approval; unless extended as provided for by the Indio Municipal Code; otherwise it will automatically expire unless a written extension of time has been granted by the City.

SECTION 4. The Planning Commission Secretary shall certify to the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED on the 8th day of December, 2021 by the following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________

JAQUELINE LOPEZ

PLANNING COMMISSION CHAIR
ATTEST:
________________________________

VANESSA CASTILLO

PLANNING COMMISSION SECRETARY

Amendment to Tentative Tract Map 31689 (Espana, Phase II) (Kevin H. Snyd... Page 333 of 333