Indio City Council
September 21, 2022

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4 39-acre project site is bounded by Monroe Street to the west, US Highway 111 to the north, Rubidoux Street to the east, and John Nobles Avenue to the south. The project site includes two distinct areas:
 The existing Indio Grand Marketplace mall and surrounding surface parking occupy 16.9 acres in the northern portion of the site.
 A vacant 21.8-acre property (owned by the project applicant) is located in the southern portion of the site.

This proposed Grand Marketplace mall redevelopment would involve renovation of the Indio Grand Marketplace mall and new commercial and residential development at the vacant property south of the mall. These entail improvements to the existing Indio Grand Marketplace mall site and development of mixed-uses that include construction of commercial buildings (42,140 square feet [sf] for commercial retail; 3,500 sf for a drive-through restaurant; 6,000 sf for a sit-down restaurant; and a four-story 120- room hotel), 306 multi-family residential units, a community park, and on-site parking for all proposed new uses. This Marketplace redevelopment project would alter existing planning areas on the block between Monroe Street, Highway 111, Rubidoux Street, and John Nobles Avenue. Each planning area established by the Specific Plan corresponds to a land use designation and zoning district. Currently, the northern portion of this block is located in Planning Area 1 (PA-1), while the southern portion is located in PA-2 (Indio 2006a). At a 4.1-acre area adjacent to the northwest edge of the project site, the proposed project would amend the planning area from PA-1 to a new designation, PA-1a. This 4.1-acre area currently includes a Chevron gas station, an In-N-Out Burger fast-food restaurant, a Wells Fargo bank, a Valley Meat Market grocery store, and Mulan Chinese Restaurant. All existing development standards established by the Specific Plan for PA-1 would apply to PA-1a. The proposed project would also adjust the boundary between PA-1 and PA-2 on the project site. The 16.9-acre area in the northern portion of the project site, containing the existing Indio Grand Marketplace mall, would remain as PA-1.

A 4.1-acre parcel at the western end of the project site and a 1.3-acre parcel at the eastern end would also be PA-1. The remaining 16.8-acre area in the southern portion of the site would be PA-2.O.

Figure 1 shows the regional location of the City of Indio and Figure 2 shows the project location within the City. Figure 3 and Figure 4 show the Specific Plan and the Plan Area’s three segment areas, respectively.

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Figure 1 Regional Location

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6 Figure 2 Project Site

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Figure 3 Specific Plan Boundary

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8 Figure 4 Planning Segments

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3 Environmental Issue Checklist Areas
The City’s 2019 FEIR analyzed the City’s 2040 GPU’s impacts related to aesthetics, agricultural resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services and recreation, transportation and traffic, and utilities and service systems. The following discussion addresses each of the environmental issues studied in the 2019 FEIR to determine whether the proposed project has the potential to create new significant impacts or a substantial increase in the significance of an identified impact as identified in the 2019 FEIR. In addition, since certification of the 2019 FEIR, the CEQA Guidelines environmental checklist has been amended to include issues of energy, and wildfires; these are included as new topics in the following analysis. There is no sufficient evidence to conclude that the proposed project would have additional significant impacts not analyzed as significant adverse effects in the certified 2019 FEIR. In addition, there is no substantial new evidence of potentially significant impacts or cumulative impacts not discussed in the certified 2019 FEIR. Therefore, no additional environmental documentation is required by CEQA.

3.1 Aesthetics
Scenic Vistas and Resources
There are no adopted scenic vistas in the Planning Area which include the City and its Sphere of Influence (SOI). The community character of the City reflects a suburban atmosphere, while the City’s physical setting in the Coachella Valley offers scenic views of the Little San Bernardino, Santa Rosa and San Jacinto Mountains, Indio Hills, and other undeveloped hilly areas viewable throughout the City. Future development consistent with the 2040 GPU would allow for development of currently undeveloped parcels and intensification of other areas, which has the potential to impact public views. Similarly, future development under the 2040 GPU has the potential to impact scenic resources, including trees, rock outcroppings, and historic buildings, should construction result in the physical demolition, destruction, relocation, or alteration of a scenic resource. Although the development of new buildings and/or structures in the City has the potential to disrupt views of the surrounding natural landscape, Land Use and Urban Design, Infrastructure and Public Facilities, and Conservation Element policies of the 2040 GPU would ensure that impacts to scenic vistas and scenic resources are taken into consideration in conjunction with future development. Therefore, the 2019 FEIR determined that impacts to scenic vistas and scenic resources were less than significant.

The proposed project would facilitate development of currently undeveloped parcels and intensification of other areas, which has the potential to impact public views. Although the development of new buildings and/or structures within the proposed Plan Area has the potential to impact scenic resources or to disrupt views of the surrounding natural landscape, this new development would be consistent with the development proposed under the 2040 GPU and analyzed under the 2019 FEIR. In addition, the proposed project would be subject to the following Land Use and Urban Design, Infrastructure and Public Facilities, and Conservation Element policies of the GPU which would ensure that impacts to public views or scenic vistas are taken into consideration in conjunction with future development:

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10  Policy LU-4.7: Protect Visual Characteristics. Protect Indio’s unique visual characteristics and views.
 Policy IE-5.4: Visual Impacts. Power and other transmission towers, cellular communication towers, and other viewshed intrusions shall be designed and sited to minimize environmental hazards and visual impacts.
 Policy CE-4.2: Heritage Trees. Support the conservation of heritage trees, or trees that are recognized as unique due to their age, rarity, and large size as well as their aesthetic, botanical, ecological, and historic value.
 Policy 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
Development proposed under the SP would be consistent with that envisioned under the 2040 GPU and analyzed under the 2019 FEIR. Additionally, all future development facilitated by the proposed project would be required to comply with GPU policies and regulations that concern the protection of public views or scenic vistas, as well as minimizing development in areas where there is potential to obstruct views of the City’s scenic resources. Further, all development in the -Plan Area would be required to adhere to the GPU development requirements, which includes limits on development intensity/density and form and character for all land use types, which would ensure that views from key viewing areas (such as Highway 111) are maintained. All future projects would also be required to adhere to applicable policies and Municipal Code regulations (Chapter 159 regulating and minimizing off-site lighting). Therefore, the growth accommodated by the SP would be consistent with the buildout envisioned under the GPU EIR. Since the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR, impacts would remain less than significant
Visual Character
Although projected growth facilitated by the proposed project would be consistent with the GPU, it has the potential to impact the overall visual character of the Plan AreaPlan Area through changes in land use intensities and designations. The 2040 GPUs Land use and Urban Design Element discusses Areas of Change in the City and identifies the locations where growth and development are expected to occur. The 2019 FEIR determined that impacts on visual character and public views would be less than significant without mitigation.

Future SP development would largely consist of infill on vacant and underutilized parcels. This infill development would primarily be consistent with the overall visual character of the City and may improve the existing visual character by introducing improvements such as landscaping and streetscape that are not present in some portions of the proposed Plan Area. The future development of the Plan Area has the potential to change its existing undeveloped character by increasing the area’s intensity of development, the proposed Plan Area development would be consistent with that proposed under the 2040 GPU and as analyzed under the 2019 FEIR, and would be required to adhere to Policy LU-4.7 as well as the following Land Use and Urban Design Element Policies of the 2040 GPU. :
 Policy LU-1.4: Connecting New and Old. Connect new growth areas with existing Indio neighborhoods through transportation investments, open space connectivity, wayfinding, and urban design strategies.

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 Policy LU-1.5: Subareas. Implement the strategies identified for each distinct subarea in Indio in this General Plan.
 Policy LU 3.1: Streetscape Design. Create pedestrian-oriented streetscapes by establishing a unified approach to street tree planting, sidewalk dimensions and maintenance, pedestrian amenities, and high-quality building frontages.
 Policy LU-4.1: Quality Design. Use simple, urban building forms made with permanent materials with high-quality detailing that stands the test of time.  Policy LU-4.2: Scale and Articulation. Use building organization and construction to derive scale and articulation rather than surface ornamentation.
 Policy LU-4.3: Building Materials. Convey façade articulation through the strength, depth, and permanence of building materials. Thinner cladding materials, such as stucco, stone and masonry veneers, and wood or simulated wood, may be used when finished to appear as durable and authentic of the materials they simulate
 Policy LU-4.4: Building Entrances. Use visual and physical design cues within a building’s design and entries to emphasize the building entrance and connections to public spaces.  Policy LU-4.5: Iconic Design. Allow iconic and memorable building designs, particularly on larger non-residential properties.
 Policy 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.  Policy LU-6.7: Compatible Scale. Maintain high-quality existing residential neighborhoods by ensuring new development projects and infill construction are of a compatible scale and provide adequate transitions to adjacent residential properties.  Policy CE-7.6: Native Plants. Incorporate native desert plant materials into new development projects to the extent possible and feasible
Proposed Plan Area development would be consistent with that proposed under the 2040 GPU and as analyzed under the 2019 FEIR. Additionally, all future projects proposed under the SP would adhere to the policies discussed above and this would ensure that new development consider surrounding uses and utilize building techniques and materials that relate to the City of Indio’s general visual setting. Although existing visual character would change throughout the Plan Area with new development, this change would be consistent with that proposed under the 2040 GPU and 2019 FEIR. Since the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR, and all future development would be required to adhere to applicable policies and regulation under the 2040 GPU, therefore, impacts would remain less than significant.

Light and Glare
The 2019 FEIR determined that the 2040 GPU would lead to more intensive development in the Planning Area and add new sources of daytime glare and nighttime illumination. However, future development would be required to comply with GPU policies and regulations that concern light and glare, including the City Municipal Code. Adherence to these policies and standards would reduce impacts related to light and glare to a less than significant level.

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12 The proposed project would facilitate development consistent with that envisioned under the 2040 GPU and analyzed by the 2019 FEIR and this would generate new sources of light or glare within the Plan Area compared to existing conditions. Future development facilitated by the proposed project would result in the development of currently vacant parcels and the alteration, intensification, and redistribution of existing land uses. The increase in urbanization in the Plan Area could result in new light and glare generating sources in the area. However, the increased urbanization of the area would be consistent with the 2040 GPU and 2019 FEIR. Therefore, the proposed project would be subject to the following Conservation Element and Land Use and Urban Design Element Policies of the GPU that would ensure that impacts as a result of light and glare are taken into consideration and reduced or minimized to the fullest extent feasible in conjunction with future development.

These policies would ensure that impacts as a result of light and glare in the City are avoided:
 Policy CE-7.8: Preserve Night Sky. Ensure that outdoor lighting is shielded and directed away from natural open space areas.
 Policy LU-3.5: Lighting. Require all new street lights 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.

Though future development under the SP has the potential to increase light and glare in the Plan Area, all future development projects would be required to comply with GPU policies and regulations that concern light and glare, including the City of Indio Municipal Code. Adherence to specific policies would ensure that new light sources associated with Project Area development, are shielded and directed away from open viewing space areas and do not adversely affect day or nighttime views. Chapter 159.107 of the Municipal Code also regulates exterior lamination devices and requires shielding or partial shielding of all exterior lighting to minimize undesirable light into the night sky. Since the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR, therefore, impacts would remain less than significant.

3.2 Agricultural Resources
Direct Conversion and Williamson Act Contracts
Extensive agricultural uses in the City are generally surrounded by existing and planned urban uses.

The 2019 FEIR determined that future development under the 2040 GPU has the potential to convert verified Important Farmland, including about 30 acres of land under Williamson Act contracts, to non-agricultural uses. Therefore, the 2019 FEIR determined that there are no mitigation measures available to reduce potential impacts and, this impact is significant and unavoidable.

As shown in Figure 4.2-1 in the FEIR, the Plan Area contains several parcels designated as Prime Farmland and Farmland of Local Importance. Development facilitated by the proposed project has the potential to convert these agricultural uses to non-agricultural uses. While the 2040 GPU supports small scale agricultural uses in residential areas, there are no policies or mitigation measures available to mitigate the irreplaceable loss of Prime, Unique, and Locally Important Farmland, and impacts from the direct conversion of agricultural lands to residential, commercial, office, institutional and other uses. Since the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the

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City’s growth projects beyond what was analyzed in the 2019 FEIR, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR. Impacts would remain significant and unavoidable.

Indirect Conversion of Agricultural Resources
The 2040 GPU recognized the potential for future development to cause the indirect conversion of agricultural land to non-agricultural use as a result of land use incompatibilities where agricultural and urban uses interface (also known as the urban/agricultural interface or “edge”). Although implementation of the GPU would result in the development of new residential, commercial, mixed, and industrial uses, adherence to policies contained in the GPU would reduce impacts to a less than significant level. Therefore, the 2019 FEIR determined that indirect impacts from development facilitated by the GPU to agricultural resources would be less than significant.

The proposed project would facilitate development of residential, commercial and mixed uses near or on existing agricultural operations, consistent with that envisioned under the 2040 GPU and analyzed by the 2019 FEIR. This could result in land use incompatibilities and potential impacts to agriculture and residential use. However, the proposed project would be subject to the following GPU policies in the Parks and Recreation Element and the Health and Equity Element, which are intended to address land use compatibility/agricultural interface impacts:
 Policy PR-5.1: Residential Urban Agriculture. Support small-scale, urban agriculture and farming in residential areas, where possible, while ensuring such activities do not result in negative impacts on neighboring properties.
 Policy HE-3.3: Construction Pollution. Reduce particulate emissions from paved and unpaved roads, construction activities, and agricultural operations.  Policy HE-3.4: Sensitive-Receptor Uses. Discourage development of sensitive land uses – defined as schools, hospitals, residences, and elder and childcare facilities – near air pollution sources that pose health risks – including freeways and polluting industrial sites.  Policy HE-3.8: Sensitive Receptors and Agricultural Operations. When new sensitive receptors are proposed adjacent to existing active agricultural operations, ensure that an appropriate buffer is provided to minimize adverse impacts and that future residents will be provided with a notice specifying the potential nuisances, such as dirt, noise, odors, and slow-moving agricultural machinery that would be associated with the agricultural operations.  Policy HE-3.9: Agricultural Outreach. Work with the agricultural community to develop and distribute an informational brochure regarding best practices to reduce or eliminate surface and groundwater contamination, reduce particulate emissions from agricultural operations, minimize soil erosion, and prevent the buildup of salts in soils.

The adequacy of the buffers and noticing described in Policies HE-3.8 and HE-3.9 would be evaluated by the City on a project-by-project basis, in order to address impacts from siting new sensitive receptors next to agricultural productions. All future projects within the Plan Area would be required to implement these policies. Since . the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR. As a result, impacts from development facilitated by the proposed project to agricultural resources would remain less than significant.

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14 3.3 Air Quality
Air Quality Plans
The 2019 FEIR found that the 2040 GPU would facilitate development that could conflict with the implementation of air quality plans and future development consistent with the 2040 GPU may result in air pollutant emissions that are not accounted for in the adopted 2016 South Coast Air Quality Management Plan (AQMP). However, adherence to GPU policies would reduce potential conflicts with regional air quality planning efforts. Furthermore, since the City’s growth projections (both population and housing) are within regional (SCAG) forecasts and are accounted for in the AQMP air quality forecast, the 2040 GPU would result in less than significant air quality impacts related to conformance with applicable air quality plans.

Any new development in the SP would be consistent with the development proposed under the 2040 GPU and analyzed under the 2019 FEIR. Additionally, the proposed project would be subject to the following GPU policies and implementation actions that would reduce conflicts with regional air quality planning efforts:
 Policy HE-3.1: Regional Air Quality Planning Efforts. Participate in air quality planning efforts with local, regional, and State agencies that improve local air quality to protect human health and minimize the disproportionate impacts on sensitive population groups.  Implementation Action HE-11: Cooperate with local, regional, and state agencies that work to improve air quality and mitigate negative health impacts.  Policy LU-10.4: Non-polluting Industries. Promote development of nonpolluting industries that are not major sources of air and water pollution or other negative externalities.

The proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR. Therefore, similarly to the GPU, growth facilitated by the proposed project would not exceed and are within anticipated regional growth forecasts, and the proposed project would be consistent with applicable air quality plans in the region. Therefore, this impact would be less than significant.

Criteria Pollutants
The 2019 FEIR determined that future growth and development associated with the land uses proposed by the 2040 GPU would result in construction and operational related air pollutant emissions that exceed SCAQMD significance thresholds and even with implementation of mitigation measure MM-AQ-1 impacts would remain significant and unavoidable.

The proposed project is consisted with land uses contained in the GPU and would not facilitate growth beyond what was analyzed in the 2019 FEIR. Individual projects facilitated by the proposed project may result in air emissions that exceed SCAQMD thresholds therefore would be subject to mitigation measure MM-AQ-1 from the 2019 FEIR:

MM-AQ-1: Prior to entitlement and as part of the CEQA review any land uses proposed larger than projects listed, or not considered, in Table 4.3-6 (of the FEIR) shall require an analysis of potential air pollutant emissions, consistent with the requirements of the SCAQMD in effect at the time. The analysis shall demonstrate that the project does not exceed SCAQMD significance thresholds or is mitigated to a less than significant level. Example mitigation could include use of electrical

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construction equipment, use of low-VOC paint, Transportation Demand Management Fees, and development with increased efficiency and use of renewable energy.

With implementation of MM-AQ-1, the emissions from new development projects would be reduced to the extent feasible. The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and, due to the exceedances of SCAQMD thresholds, impacts would remain significant and unavoidable. similarly to what was determined in the 2019 FEIR.

Sensitive Receptors and Pollutant Concentrations
The 2019 FEIR found that the 2040 GPU would accommodate future development that could expose existing sensitive receptors and result in the placement of new sensitive receptors in locations that would be exposed to substantial pollutant concentrations. Implementation of Mitigation Measures MM AQ-2(a) through MM AQ-2(c) would reduce potential impacts to the extent feasible. However, these mitigation measures may not completely avoid all impacts and impacts would remain significant and unavoidable.

The proposed project would facilitate development along Highway 111 that could expose the sensitive receptors of residential and mixed uses to substantial pollutant concentrations. However, future development in the Plan Area would be subject to the following mitigation measures described in the 2019 FEIR.

MM-AQ-2(a): Prior to entitlement and as part of the CEQA review for any small projects (between one and five acres in size), SCAQMD’s LST Methodology shall be used to determine when projectspecific analysis is warranted for detailed air dispersion modeling. For projects that do not fall within the one to five acre development category, such development cannot be addressed at a programmatic level, and would therefore be addressed on a case-by-case basis.

MM-AQ-2(b): Prior to entitlement and as part of the CEQA review for any sensitive land uses within 1,000 feet of existing distribution centers, rail yards, refineries, or chrome platers, and land uses identified above within 300 feet of existing gas stations, an analysis of potential health risk shall be prepared consistent with the requirements of the SCAQMD in effect at the time., If cancer risk exceeds 10 in one million, implement feasible methods to reduce cancer risk (e.g., filtration systems).

These mitigation measures would reduce potential exposure of sensitive receptors to substantial pollutant concentrations, and may preclude many impacts, including potential impacts from stationary and mobile sources of Toxic Air Contaminants (TACs) and stationary criteria pollutants. As no individual project-specific data is available at this time, potential exposure of sensitive receptors to substantial criteria pollutant concentrations from future development consistent with the proposed project cannot be adequately quantified. Implementation of mitigation measures MM AQ2(a) through MM AQ-2(b) would reduce potential impacts to the extent feasible. However, these mitigation measures may not completely avoid all impacts. Therefore, proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain significant and unavoidable.

Odors
The 2019 FEIR found that although the 2040 GPU may facilitate commercial and industrial development as well as construction related airborne odors, adherence to GPU policies would

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16 reduce impacts related to objectionable odors affecting existing and proposed sensitive receptors a less than significant level.

The proposed project would facilitate commercial and light industrial development primarily in the workplace and employment district land use designation at the eastern end of the Plan Area. These developments have the potential to generate odors that could affect the public. However, the proposed project would be subject to the following GPU polices that would reduce the potential of exposing sensitive receptors to odors.
 Policy LU-10.5: Industrial Compatibility. Where industrial uses are near existing and planned residential development, require that industrial projects be designed to limit the impact of truck traffic, air and noise pollution on sensitive receptors.  Policy HE-3.4: Sensitive-Receptor Uses. Discourage development of sensitive land uses – defined as schools, hospitals, residences, and elder and childcare facilities – near air pollution sources that pose health risks – including freeways and polluting industrial sites.  Policy HE-3.8: Sensitive Receptors and Agricultural Operations. When new sensitive receptors are proposed adjacent to existing active agricultural operations, ensure that an appropriate buffer is provided to minimize adverse impacts and that future residents will be provided with a notice specifying the potential nuisances, such as dirt, noise, odors, and slow moving agricultural machinery that would be associated with the agricultural operations.

Since the proposed project is consistent with growth already anticipated under the 2040 GPU and would not facilitate development that would increase the City’s growth projects beyond what was analyzed in the 2019 FEIR, Adherence to these policies would ensure that new sensitive receptors are provided with an appropriate buffer to minimize adverse impacts and that all odor producing sources are minimized. Therefore, impacts under the proposed project would remain less than significant.

3.4 Biological Resources
Special Status Plant or Wildlife Species and Riparian Habitat The 2019 FEIR found that the 2040 GPU would facilitate development and activities in areas that have the potential to impact sensitive plant and wildlife species. However, adherence to GPU policies and required adherence to state, regional, and federal regulations would reduce impacts to less than significant level.

The 2019 FEIR also found that the GPU would facilitate development and activities that could impact sensitive vegetation communities. However, adherence to GPU policies and required adherence to local, state, regional, and federal regulations would reduce impacts to sensitive vegetation communities and riparian habitat associated with development facilitated by the GPU would be less than significant.

The proposed project would also facilitate development and activities that could have the potential to impact sensitive plant and wildlife species. However, this future development has been envisioned under the 2040 GPU and analyzed under the 2019 FEIR. The Plan Area is already highly developed and is not located within or adjacent to any identified Conservation Areas by the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). All future development would be required to comply with applicable federal and state laws and regulations that concern the preservation of biological resources, including the Migratory Bird Treaty Act (MBTA), and CEQA.

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In addition, the following Parks, Recreation and Open Space, Health and Equity, and Conservation Element Policies of the GPU would ensure that impacts to sensitive plant and wildlife species are taken into consideration and reduced or minimized in conjunction with future development:.  Policy CE-7.4: Volunteerism. Encourage community volunteerism and stewardship to help protect and rehabilitate natural resources.
 Policy CE-7.5: Public and Private Partnerships. Encourage public and private partnerships to acquire and protect habitat areas containing sensitive resources for preservation as permanent open space.
 Policy CE-7.7: Sensitive Biological Area Development. Apply appropriate land use and development regulations to limit development of sensitive biological areas, including wetlands, wildlife movement corridors, and sensitive habitats.
 Policy CE-7.8: Preserve Night Sky. Ensure that outdoor lighting is shielded and directed away from natural open space areas.

Policy CE-7.10: Agency Coordination. Communicate with neighboring jurisdictions (including the cities of La Quinta, Indian Wells, Palm Desert, Coachella, and the County of Riverside), regional agencies (including the Southern California Association of Governments (SCAG), Coachella Valley Association of Governments (CVAG), and the Local Agency Formation Commission (LAFCO), and Riverside County Transportation Commission (RCTC)), Caltrans, and the SunLine Transit Agency to seek opportunities to improve and expand upon the regional open space/biological preserve system.

Adherence to GPU policies and required adherence to state, regional, and federal regulations would ensure that sensitive species are protected and impacts to these sensitive species would remain less than significant.

The proposed Plan Area is urbanized and highly developed and is not located within or adjacent to any CVMSHCP identified Conservation Areas. Furthermore, as future development is planned, it would be required to adhere to the GPU policies and regulations mentioned above and the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR. Impacts would therefore reman less than significant.

Wetlands
The 2040 GPU Planning Area contains portions of the Whitewater River, Coachella Canal, and blue line streams associated with Berdoo Canyon, Little Fargo Canyon, and Fargo Canyon that are likely jurisdictional. Future development could result in direct impacts to jurisdictional resources should it encroach into jurisdictional waters and wetlands through grading or vegetation removal.

Additionally, indirect impacts to jurisdictional resources may occur during and after construction or operations if these activities introduce runoff, toxics, or invasive species into these systems.

However, impacts to jurisdictional waters or wetlands would be less than significant with implementation of applicable GPU policies, as well as adherence to local state and federal requirements.

The proposed Plan Area is bisected by the north-south segment of the Coachella Canal between Madison Street and Clinton Street. Although future development facilitated by the proposed project could result in potential direct or indirect impacts to this wetland resource, this future development would be consistent with develpment envisioned under the 2040 GPU and analyzed under the 2019

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18 EIR. Also, all future development would be required to comply with applicable federal, state and local laws and regulations that concern the preservation of wetlands and other jurisdictional waters, including the federal Clean Water Act, California Fish and Game Code, and CEQA. Should it be determined that impacts to jurisdictional waters or wetlands would potentially result from a proposed project, a formal wetland delineation would be required in conjunction with future project applications to identify the precise boundaries of jurisdictional resources and determine the extent of any potential impacts. Furthermore, Policies CE-7.3, CE-7.4, CE-7.5, CE-7.7 and HE-3.9 from the Conservation and Health and Equity Elements of the GPU would ensure that impacts to wetlands are taken into consideration and reduced or minimized in conjunction with future development.

Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, Impacts to jurisdictional waters or wetlands would remain less than significant with implementation of applicable GPU policies, as well as adherence to local, state and federal requirements discussed above.

Wildlife Movement
The 2040 GPU would facilitate development and activities that could impact wildlife movement corridors within the City Limits. Future development consistent with the GPU could result in direct impacts to the movement of resident and migratory wildlife species should existing wildlife movement corridors be constrained or replaced by future development. All future development would be required to comply with applicable federal, state, and regional laws and regulations that concern the preservation of significant wildlife movement corridors, including the CVMSHCP, the MBTA, and CEQA. Additionally, future development located within the land use types designated as Conservation Areas identified by the CVMSHCP would be required to comply with specific Conservation Objectives and Strategies, which would ensure the protection of regionally significant biological corridors and linkages. Future projects must also adhere to applicable GPU policies, which would ensure that land use and development regulations (ex. CVMSHCP Land Use Adjacency Guidelines) are applied to reduce developmental impacts to sensitive biological areas such as wildlife movement corridors. Therefore, impacts to wildlife corridors would be less than significant with implementation of applicable GPU policies and state and federal requirements.

The proposed Plan Area is urbanized and highly developed and is not located within or adjacent to any CVMSHCP identified Conservation Areas. All future development would be consistent with the 2040 GPU and was analyzed under the 2019 FEIR. Furthermore, as future development is planned, in addition to Policies CE-7.3, CE-7.5 and CE-7.7, it must adhere to the following applicable GPU policies and regulations to ensure that impacts to wildlife corridors or wildlife movement are taken into consideration and reduced or minimized in conjunction with future development.  Policy CE-7.8: Preserve Night Sky. Ensure that outdoor lighting is shielded and directed away from natural open space areas.
 Policy CE-7.10: Agency Coordination. Communicate with neighboring jurisdictions (including the cities of La Quinta, Indian Wells, Palm Desert, Coachella, and the County of Riverside), regional agencies (including the Southern California Association of Governments (SCAG), Coachella Valley Association of Governments (CVAG), and the Local Agency Formation Commission (LAFCO), and Riverside County Transportation Commission (RCTC)), Caltrans, and the SunLine Transit Agency to seek opportunities to improve and expand upon the regional open space/biological preserve system.

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Adherence to these GPU policies would ensure that land use and development regulations are applied to the proposed project to reduce developmental impacts to sensitive biological resources.

Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, therefore impacts to wildlife corridors would remainless than significant.

Ordinances Protecting Biological Resources
There are three designated heritage trees in the downtown portion of the 2040 GPU Planning Area.

Development facilitated by the GPU would not have the potential to disturb, remove, or damage heritage trees, as specific ordinances in the City Municipal Code protect heritage trees, as well as GPU Policy CE-4.3. Development facilitated by the GPU would be required to adhere to the City ordinance protecting heritage trees, which would ensure that heritage trees are not damaged or removed unless properly permitted. There are no other adopted policies or ordinances protecting biological resources. Therefore, the GPU would not be conflict with any local policies or ordinances protecting biological resources and impacts would be less than significant.

The proposed Plan Area does not contain any designated heritage trees so the proposed project would not conflict with the City’s policies and ordinances regarding heritage trees. Since there are no other adopted policies or ordinances protecting biological resources, theproposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Habitat Conservation Plans
The 2040 GPU Planning Area includes Conservation Areas identified in the CVMSHCP. All future development would be required to comply with the CVMSHCP. Future development within the Conservation Areas identified by the CVMSHCP would be subject to specific Conservation Objectives and Strategies for species and habitats. Additionally, future development located in and adjacent to Conservation Areas would be required to comply with the CVMSHCP Land Use Adjacency Guidelines, which include regulations to minimize edge effects from drainage, toxics, lighting, noise, and invasive species. Further, future development would be required to undergo project-specific environmental review pursuant to CEQA, which requires an evaluation of impacts with respect to conflict with the CVMSHCP and mitigation for significant impacts. As future projects are planned, they must adhere to applicable GPU policies; therefore, future development would not conflict with the CVMSHCP, and impacts associated with growth forecast under the GPU would be less than significant.

The proposed Plan Area is urbanized and highly developed and is not located within or adjacent to any CVMSHCP identified Conservation Areas. No other applicable habitat conservation plans were identified in the Plan Area. Therefore the proposed project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Since theproposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

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20 3.5 Tribal and Cultural Resources
Historical Resources
The 2019 FEIR determined that land disturbance, demolitions and/or development associated with implementation of the 2040 GPU could result in direct impacts to historic resources through ground disturbance, physical demolition, destruction, relocation, or alteration of a significant historic buildings or other structures, objects of community value and importance, or individual sites. With implementation of mitigation measures CR-1 and CR-2, historic resources in the City would be formalized and adopted, and implementation standards would be introduced pertaining to construction and development in these areas. Although adherence to the guidelines and restrictions in these formalized districts and conservation zones would reduce direct and indirect impacts to historic resources to the extent feasible, growth accommodated by the GPU may still result in the potential removal and/or disturbance of these resources, resulting in a significant and unavoidable impact.

As shown in Figure 4.5-2 of the FEIR several previously identified historic resources and potential historic districts exist within the proposed Plan Area. The following GPU policies would ensure that that impacts to historic resources are taken into consideration and reduced or minimized in conjunction with future development.
 Policy 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.
 Policy 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.
 Policy CE-8.3: Incentivize Retention of Historic Landmarks. Explore opportunities to provide economic and regulatory incentives for the retention and sensitive upgrades and changes to historic landmarks and contributors to designated historic districts.

Although adherence to the guidelines and restrictions in these formalized districts and conservation zones would reduce direct and indirect impacts to historic resources to the extent feasible, similar to the GPU, growth accommodated by the proposed project may still result in the potential removal and/or disturbance of these resources. However, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and with the implementation of the 2019 FEIR mitigation measures below, project impacts would remain significant and unavoidable.

MM-CR-1: The City shall prepare an intensive-level historic resource study, to determine the status and significance of the resources identified and discussed in the Historic Resources Survey Report developed by Rincon Consultants, Inc. dated January 2018. Once prepared, the City shall formally recognize individual properties and potential historic areas in the City, which may include, but are not limited to the areas identified in the Historic Resources Survey Report as the: Palo Verde Drive Local Conservation Zone, Sun Gold Park Residential Historic District, Oasis Avenue Residential District, Gillette Park Residential District, Miles Avenue Commercial Historic District, and the Marshall Street Local Conservation Zone. Once identified, and formally recognized, the City shall complete the requirements listed in MM-CR-2.

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MM-CR-2: The City shall develop and implement standards that guide new development and alterations to existing structures in historic districts and local conservation zones. Such guidelines shall be developed by a qualified historian, and shall address architecture, landscaping, streets, and hardscape elements within these districts. Standards shall be developed such that they address the particular character of individual districts.

Tribal Cultural Resources
The 2019 FEIR determined that land disturbance and/or development associated with implementation of the 2040 GPU could result in the accidental destruction or disturbance of known or as yet unidentified sacred uses/tribal cultural resources should construction activities such as grading and excavation occur in sites of tribal significance, including sacred lands, archaeological sites, or sites containing human remains. Conservation Element policies contained in the GPU would ensure that impacts to tribal cultural resources are taken into consideration and reduced or minimized in conjunction with future development. Additionally, all future development would be required to comply with applicable federal and state laws and regulations that concern the preservation of tribal cultural resources, including the California Public Resources Code, the National Historic Preservation Act, and CEQA. Furthermore, pursuant to Senate Bill (SB) 18 and Assemble Bill (AB) 52, Native American tribes were contacted early in the GPU process to ensure that tribal resources were adequately considered. No sacred uses/tribal cultural resources have been identified in Tribal communications. Therefore, potential impacts to tribal cultural resources associated with growth accommodated by the 2040 GPU would be less than significant.

Land disturbance and/or development associated with implementation of the proposed project could result in the accidental destruction or disturbance of known or as yet unidentified sacred uses/tribal cultural resources should construction activities such as grading and excavation occur in sites of tribal significance, including sacred lands, archaeological sites, or sites containing human remains. However, the following Conservation Element policies of the GPU would ensure that impacts to tribal cultural resources are taken into consideration and reduced or minimized in conjunction with future development. These policies would guide future development, such that when possible, significant tribal cultural resources are avoided and, if avoidance is not possible, that measures to mitigate significant impacts are implemented in accordance with CEQA:
 Policy CE-8.4: Monitoring. Require monitoring on sites where grading has the potential to impact subsurface cultural and paleontological resources during excavation and construction activities.
 Policy CE-8.6: Coordination with Local Tribes. Periodically meet with representatives from local tribes to:
▫ Obtain input prior to making decisions, taking actions, or implementing programs/projects that may impact cultural resources;
▫ Discuss methods to preserve and protect highly sensitive cultural resources; and ▫ Ensure that there is agreement regarding the protocol to be followed when cultural resources are discovered.

Additionally, all future development would be required to comply with applicable federal and state laws and regulations that concern the preservation of tribal cultural resources, including the California Public Resources Code, the National Historic Preservation Act, and CEQA. Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

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22 Archaeological Resources
The 2019 FEIR found that future development consistent with the 2040 GPU could result in direct impacts to archaeological resources in the Planning Area, since the Planning Area has High, Moderate-High, and Moderate sensitivity present throughout. The Conservation Element of the GPU contains policies that would serve to ensure that impacts to archaeological resources are taken into consideration and reduced or minimized in conjunction with future development. Section 5097.5 of the California Public Resources Code also prohibits the removal, destruction, or defacement of archaeological resources on public lands without express permission by the jurisdiction (State of California 2015). As future projects are planned, they must adhere to GPU policies and applicable regulations as well as mitigation measure MM-CR-3. Potential impacts to archaeological resources associated with growth forecast under the GPU would be less than significant with mitigation.

As shown in Figure 4.5-1 of the FEIR the proposed Plan Area contains Low- Moderate, Moderate and High sensitivity to archaeological resources throughout. There is the potential for archaeological resources to be encountered in any undeveloped location in the Plan Area. Although archaeological resources are much more likely to be encountered in undeveloped parcels of land, subsurface archaeological resources may be encountered in areas that have been developed but have not been subject to extensive subsurface disturbance (excavation). 2040 GPU policies CE-8.1 and CE-8.4 in the Conservation Element would also serve to ensure that impacts to archaeological resources are taken into consideration and reduced or minimized in conjunction with future development.

Additionally, mitigation measure MM-CR-3 described below would further reduce potential impacts.

MM-CR-3: In areas of moderate, moderate-high, and high sensitivity for cultural resources, as well as areas not current mapped for sensitivity, the City shall either require future project applicants to conduct an archaeological field survey or conduct construction monitoring by a qualified professional if ground disturbance is proposed. If surveys are conducted, the surveys shall be sent to the City of Indio for review and approval prior to issuance of project-specific development permits.

With implementation of MM-CR-3 the City would require the preparation of a survey or monitoring to screen for potential archaeological resources. Sensitive areas with potential archaeological resources would be adequately surveyed or monitored, as well as areas where no sensitivity mapping has occurred, and thus the potential to disturb archaeological resources would be reduced.

Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Paleontological Resources
The 2019 FEIR determined that Future development could result in direct impacts to paleontological resources should grading occur in areas of high paleontological sensitivity, including undisturbed deposits of the Mecca Formation, Palm Spring Formation, Canebrake Conglomerate, Older Quaternary Lake Sediments, and Ocotillo Conglomerate. The majority of the Planning Area is identified as having High Potential for paleontological resources. Construction activities such as grading and excavation may result in the accidental destruction or disturbance of paleontological resources. The Conservation Element of the GPU contains policies that would serve to ensure that impacts to archaeological resources are taken into consideration and reduced or minimized in conjunction with future development. As future projects are planned, they must adhere to GPU

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policies as well as mitigation measure MM-CR-3. Potential impacts to paleontological resources associated with growth forecast under the 2040 GPU would be less than significant with mitigation.

As shown in Figure 4.5-3 of the FEIR, the proposed Plan Area contains Low and Moderate Potential sensitivity to paleontological resources throughout. Construction activities such as grading and excavation may result in the accidental destruction or disturbance of paleontological resources. 2040 GPU policies CE-8.1 and CE-8.4 in the Conservation Element would also serve to ensure that impacts to paleontological resources are taken into consideration and reduced or minimized in conjunction with future development.
 Policy 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.
 Policy CE-8.4: Monitoring. Require monitoring on sites where grading has the potential to impact subsurface cultural and paleontological resources during excavation and construction activities.

Additionally, Mitigation Measure MM-CR-4 described below would further reduce potential impacts.

MM-CR-4: In areas of high sensitivity for paleontological resources, as well as other areas in the City where no sensitivity mapping has occurred, the City shall either require future project applicants to conduct a paleontological field survey or conduct construction monitoring by a qualified professional if ground disturbance is proposed. If surveys are conducted, the surveys shall be sent to the City of Indio for review and approval prior to issuance of project-specific development permits.

With implementation of MM-CR-4 the City would require the preparation of a survey or monitoring to screen for potential paleontological resources. Sensitive areas with potential archaeological resources would be adequately surveyed or monitored, as well as areas where no sensitivity mapping has occurred, and thus the potential to disturb archaeological resources would be reduced.

The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

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24 3.6 Energy
The 2019 FEIR does not discuss energy impacts; therefore, a discussion of energy impacts is provided to supplement the 2006 EIR.

Pursuant to Section 15126.2 and Appendix G of the CEQA Guidelines,, analysis of a project’s energy use should consider whether the project may result in significant environmental effects due to wasteful, inefficient, or unnecessary use of energy resources or conflict with or obstruct a State or local plan for renewable energy or energy efficiency. The analysis should include the project’s energy use for all phases and components, including construction and operation.

Wasteful, Inefficient, or Unnecessary Use of Energy
Imperial Irrigation District (IID) provides electric service to the City of Indio and the Plan Area and provides approximately 3512 GWh of electricity to its service area in 2020 (California Energy Commission [CEC] 2018). Electrical power is generated by a combined system of gas and coal production, oil, hydroelectricity, nuclear production, solar and wind technology, and energy purchase. This amount of energy satisfies the City of Indio as well as the Plan Area’s current needs.

IID is understood to be experiencing challenges due to a lack of power transmission capacity affecting the eastern Coachella Valley, limiting the agency’s ability to issue will serve letters to land development projects depending on size and location. Electric power service may be considered one of the biggest challenges to land development activities in the Eastern Coachella Valley and the Plan Area. The most common solution to new development is the implementation of new substation infrastructure, which may be cost prohibitive depending on the project size and funding. In recent months, IID has begun coordinating with various City leaders and stakeholders to identify potential solutions. A tentative capital improvement plan has been drafted to prioritize substation and distribution infrastructure needs. However, no formal plan and course of action has been finalized in the ongoing recent efforts. Development facilitated by the proposed project would continue to be served by existing energy utilities.

A Background Report for Infrastructure Analysis developed by MSA consulting in June 2022 determined that future development facilitated by the proposed project will require coordination with IID to determine their capacity to serve the specific project (MSA 2022). As a standard practice, IID is only enabled to provide capacity determinations based on project-specific load demands.

Depending on project size, future development projects may require additional substation and distribution infrastructure with the associated costs. A preliminary estimate identifies a potential cost of $25 million of necessary infrastructure improvements per each of the three Specific Plan areas (West, Midtown and East). The sharing of such costs will vary based on the infrastructure investments made by the City and IID at the time of future development proposals.

As a condition of approval by the City, land development projects with on-site or adjacent overhead electric distribution lines are required to convert these facilities from overhead to underground (“undergrounding”), a process that involves an improvement cost with associated utility conflict challenges. For reference, electric distribution lines are those with a voltage of 33 kV or less and represent a majority of the existing electric lines operated by IID within the Plan Area. As a result, most land development projects within the proposed Plan Area would likely be required to incur the cost and associated utility coordination of undergrounding on-site or adjacent facilities in order to satisfy the conditions of approval. The proposed project would not generate any new impacts

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beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Renewable Energy or Energy Efficiency Plan
Senate Bill (SB) 100, adopted on September 10, 2018, accelerates the State’s Renewable Portfolio Standards Program by mandating electricity providers to increase procurement from eligible renewable energy resources to 100 percent of total retail sales by 2045. The proposed project would be powered by the existing IID electricity grid and would eventually be powered by renewable energy mandated by SB 100. All development facilitated by proposed project would be required to comply with all Title 24 standards and 2019 building codes; it would not conflict with nor obstruct the state plan for renewable energy; therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.7 Geology and Soils
Seismic Hazards
The 2019 FEIR determined that future development facilitated by the 2040 GPU could result in impacts related to seismic hazards should construction occur in areas prone to rupture of a known earthquake fault, strong seismic ground shaking, or seismic-related ground failure. However, all future development in the City would be required to comply with applicable state laws and local regulations pertaining to seismic hazards, as well as applicable GPU policies. Therefore, potential seismic hazard impacts associated with development facilitated by the GPU would be less than significant.

The proposed project is in an area with a low risk for landslides but is susceptible to strong ground shaking, surface rupture, and liquefaction resulting from seismic activity along nearby active faults.

Hazards from surface rupture of these faults could expose people or structures to adverse effect.

The following policies in the Land Use and Urban Design Element and Safety Element of the GPU would ensure that impacts related to these seismic hazards are taken into consideration and reduced or minimized in conjunction with future development:
 Policy LU-4.1: Quality Design. Use simple, urban building forms made with permanent materials with high-quality detailing that stands the test of time.  Policy SE-2.4: Hazard Profile. Work to minimize the frequency, severity, and probability of future hazard events in the City by taking actions that prepare and mitigate those hazards before they occur.
 Policy SE-4.1: Development Plan Review. Require all new structures to be designed in accordance with the most recent California Building Code adopted by City Council, including the provisions regarding seismic loads, lateral forces and grading and not built across the trace of an active fault.
 Policy SE-4.2: Technical Reports. Require submittal of applicable geotechnical reports prepared by qualified professionals as part of the development review process.  Policy SE-4.3: Liquefaction. Require liquefaction assessment studies be conducted for all projects proposed in areas identified as potentially susceptible to liquefaction. In areas where geotechnical testing shows the sediments are susceptible to liquefaction, require the implementation of mitigation measures as a condition of approval. Liquefaction mitigation

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26 measures shall be applied to all habitable structures, bridges, roadways, major utility lines and park improvements to be built in these areas. Work with insurers to require additional insurance coverage in liquefaction areas.
 Policy SE-4.4: Information and Education. Encourage earthquake preparedness within the community through early and clear information and education so the community avoids and/or is prepared for seismic and geologic hazards. Encourage participation in The Great ShakeOut, an annual earthquake drill that Indio residents are encouraged to participate in.  Policy SE-4.5: Critical Facilities Planning. When planning for new fire stations or other critical facilities, review hazard maps to ensure that they are not sited in geologic or flood hazard zones and employ critical infrastructure design and building standards to enable City operations to continue after an earthquake.
 Policy SE-4.6: Inventory of Unreinforced Structures. Periodically review and update the City’s inventory of unreinforced masonry buildings, existing multifamily housing constructed before 1971, and other structures that may result in unsafe conditions during seismic events. Any historic landmarks discovered through the inventory process shall be added to the City’s inventory of historic places.
 Policy SE-4.7: Seismic Maps. Maintain an updated Seismic Hazards Map, periodically consult with the California Geological Survey (CGS) Seismic Hazards Zonation Map and coordinate information with geotechnical reports filed at the City to ensure the latest information is available to the City.

Additionally, all future development under the SP would be required to comply with applicable state laws and local regulations pertaining to seismic hazards, including the CBC, Earthquake Fault Zoning Act, Chapter 162 of the City’s Municipal Code (which outlines the grading requirements for development activities in the City of Indio). Adherence to these laws, regulations and policies would minimize impacts associated with seismic hazards and since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Erosion
The 2019 FEIR found that future development may result in soil erosion and/or loss of topsoil, as it would involve vegetation removal, grading, and potentially earth excavation, which would expose soils and increase the potential for soil erosion from wind or stormwater runoff. However, all future development would be required to comply with applicable state laws and local regulations pertaining to soil erosion as well as applicable GPU policies. Therefore, potential soil erosion impacts associated with the GPU would be less than significant.

Development facilitated by the proposed project may also result in soil erosion and/or loss of topsoil, as it would involve vegetation removal, grading, and potentially earth excavation, which would expose soils and increase the potential for soil erosion from wind or stormwater runoff. Land disturbance and development accommodated under the proposed project would also have the potential to result in short-term soil erosion during construction activities such as clearing, grading, and excavation. Grading activities associated with future development would disrupt soil profiles, thereby resulting in an increased exposure of soils to wind and rain, which are erosive forces. Other related impacts resulting from substantial short-term erosion or loss of topsoil include topography changes, potential release of dust contaminants leading to air quality health risks, and the creation of impervious surfaces in the Plan Area.

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However, the following policies in the 2040 GPU would ensure that impacts related to soil erosion hazards are taken into consideration and reduced or minimized in conjunction with future development:
 Policy CE-5.3: Best Practices. Coordinate with Riverside County to assure that mining operations continue to implement best available management practices to minimize or avoid nuisances, hazards, or adverse environmental impacts including, but not limited to dust, noise, and erosion.
 Policy CE-6.1: Grading. Minimize grading of land to project specific efforts so as to limit the impact of soil erosion from wind, water, and landslides in areas of unstable slopes, and reduce negative aesthetic impacts in areas of significant landforms.  Policy CE-6.2: Agricultural Soil Erosion. Continue to work with agricultural property owners and operators to minimize the impacts of tilling and grading on soil erosion.  Policy CE-6.3: Agricultural Best Practices. Promote best agricultural practices to address surface and groundwater contamination, particulate emissions from agricultural operations, minimal soil erosion, and the buildup of salts in soils.

All future development would also be required to comply with applicable state laws and local regulations pertaining to soil erosion, including the CBC, Chapter 152 and 155 of the City’s Municipal Code outlining the requirements related to soil erosion and dust control, as well as Chapter 162 outlining the grading requirements for development activities. Adherence to these laws, regulations and policies would therefore reduce potential soil erosion impacts and the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Geologic Instability
The 2019 FEIR found that the 2040 GPU would facilitate development that could result in impacts related to geologic instability should development occur on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse. In areas that rely on septic systems future development may result in impacts associated with the use of septic tanks or alternative wastewater disposal systems However, as future projects are planned and developed, they will be required to adhere applicable GPU policies, state laws and local regulations which would reduce potential impacts. Therefore, potential geologic instability impacts associated with the GPU would be less than significant.

The proposed Plan Area is already urbanized and served by existing sewer service. Future development in the SP area will not rely on individual septic tanks. However, most of the proposed Plan Area is located in a moderate or high liquefaction susceptibility zone. Development facilitated by the proposed project has the potential to result in impacts related to geologic instability should development occur on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse.

GPU policies SE-4.1 through SE-4.7 would ensure that impacts related to geologic instability are taken into consideration and reduced or minimized in conjunction with future development.

Additionally, all future development under the SP would be required to comply with applicable state laws and local regulations pertaining to geologic instability, including the CBC, Chapter 155 of the

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28 City’s Municipal Code outlining the requirements related to geologic instability, Chapter 162 of the City’s Municipal Code outlining the grading and information requirements for development activities in the City of Indio. Adherence to these laws, regulations and policies would therefore reduce potential geologic instability impacts. Therefore the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Expansive Soils
The 2019 FEIR found that soil types with potential to result in shrinking and swelling are generally not located in the 2040 GPU Planning Area, however, soils with clay are present in the eastern portion of the GPU Planning Area. In addition, although not mapped at the GPU Planning Area scale, individual sites may contain soils with expansive soil hazards. Expansive soils cause structural damage, cracked driveways and sidewalks, heaving of roads and highway structures, and disruption of pipelines and other utilities. Future development may be proposed and/or located on areas with expansive soils and could result in impacts should construction occur on expansive soils if not properly researched and mitigated. However, as future projects are planned and developed, they will be required to adhere applicable GPU policies, state laws and local regulations which would reduce potential impacts. Therefore, potential expansive soil impacts associated with the GPU would be less than significant.

The proposed Plan Area does not contain any soil types with potential to result in shrinking and swelling. However, individual sites may contain soils with expansive soil hazards and could result in impacts should construction occur on expansive soils if not properly researched and mitigated.

Adherence to GPU policies SE-4.1 and SE-4.2 would ensure that impacts related to expansive soils are taken into consideration and reduced or minimized to the fullest extent feasible in conjunction with future development.

All future development would also be required to comply with applicable state laws and local regulations pertaining to expansive soils, including the CBC. Adherence to these laws, regulations and policies would therefore reduce potential expansive soil impacts and the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.8 Greenhouse Gas Emissions
GHG Emissions
The 2019 FEIR determined that the 2040 GPU would achieve an emission level of 5.0 MT Carbon dioxide equivalent (CO2E) per service population and 6.0 MT CO2E per capita in 2020, which is less than the 7.4 MT CO2E significance threshold per service population and 10.6 MT CO2E significance threshold per capita. The GPU would also achieve an emission level of 3.3 MT CO2E per service population in 2030 and 3.9 MT CO2E per capita, which is less than the 4.2 MT CO2E threshold per service population and 5.9 MT CO2E per capita established in SB 32. Therefore, future development consistent with the GPU would generate greenhouse gas (GHG) emissions that would be a less than significant contribution to impacts on the environment.

The proposed project would not generate growth in the City beyond what had been planned for under the GPU. A Transportation Memorandum completed by Fehr and Peers in 2022 also found that the proposed reduction in total residential units and non-residential square footage when

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compared to what is allowed under the GPU, will both decrease the total number of trips generated in the Highway 111 Corridor Plan area and will decrease the total VMT generated in the area (Fehr and Peers 2022). Therefore, the GHG emissions calculated in the 2019 FEIR would still be accurate and future development facilitated by the proposed project. GHG emissions under the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Consistency with Applicable Plans
The 2019 FEIR found that the 2040 GPU includes specific policies that support Scoping Plan measures by reducing GHG emissions from the transportation and energy sectors in addition to land development. Additionally, the GPU would support implementation of the Southern California Association of Government’s (SCAG) 2016 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) by proposing more compact, transit-friendly land use patterns. Therefore, impacts to plans, policies, and regulations adopted for the purpose of reducing the emission of GHGs would be less than significant.

The proposed project would be subject to the same specific policies as the GPU listed in Table 4.6-4 of the 2019 FEIR. The proposed project also supports implementation of SCAG’s 2016 RTP/SCS by proposing more compact, transit-friendly land use patterns. A key goal of the proposed project is to encourage shorter vehicular trips and encourage walking or biking, thereby significantly reducing per capita vehicle miles traveled (VMT) GHG emissions. Theproposed project would be required to comply with plans, policies, and regulations adopted for the purpose of reducing the emission of GHGs. The proposed project would not result in any impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.9 Hazards and Hazardous Materials
Hazardous Materials
The 2019 FEIR determined that the 2040 GPU would facilitate development that would involve the alteration, intensification, and redistribution of land uses in the Planning Area, including the conversion of agricultural lands to urban uses including residential uses. Development on former agricultural sites could result in the exposure of future residents to potential soil contamination from past use of herbicides, pesticides, and fertilizers. Demolition or major remodeling of buildings built prior to 1978 in the Planning Area may expose workers and occupants to health hazards.

The GPU would also facilitate the development of commercial and industrial uses, which may manufacture, transport, store, use, and dispose of hazardous materials and waste. The transport of hazardous materials along the highways and local roads creates potential risks for spills or leaks from mobile sources. The alteration, intensification, and redistribution of land uses may also contribute to public exposure and environmental hazards during transport, use, or disposal of hazardous materials. Future development or construction activities may also pose hazards to the public or the environment by disturbance of existing contaminated soils, groundwater or hazardous building materials. However as future projects are planned and developed, they would be required to adhere to the GPU policies and applicable federal and state laws and local regulations; therefore, potential hazardous materials impacts associated with the GPU would be less than significant.

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30 The proposed project would facilitate development that would involve the alteration, intensification, and redistribution of land uses in the SP area, including the conversion of agricultural lands to urban uses. Development on former agricultural sites could result in the exposure of future residents to potential soil contamination from past use of herbicides, pesticides, and fertilizers.

Demolition or major remodeling of buildings built prior to 1978 in the Plan Area may expose workers and occupants to health hazards. The proposed project would also facilitate the development of commercial and light industrial uses within the Workplace Employment District land use designation, which may manufacture, transport, store, use, and dispose of hazardous materials and waste. The transport of hazardous materials along the Highway 111 corridor and along local roads has the potential to create risks from spills or leaks from mobile sources. The alteration, intensification, and redistribution of land uses may also contribute to public exposure and environmental hazards during transport, use, or disposal of hazardous materials as more residential uses are developed along the Highway 111 corridor. Future development or construction activities may also pose hazards to the public or the environment by disturbance of existing contaminated soils, groundwater or hazardous building materials.

The following policies in the of the GPU would ensure that impacts related to health hazards from hazardous materials are taken into consideration and reduced or minimized in conjunction with future development:
 Policy HE-3.3: Construction Pollution. Reduce particulate emissions from paved and unpaved roads, construction activities, and agricultural operations.  Policy HE-3.4: Sensitive Receptor Uses. Discourage development of sensitive land uses – defined as schools, hospitals, residences, and elder and childcare facilities – near air pollution sources that pose health risks – including freeways and polluting industrial sites.  Policy HE-3.5: Truck Routes. Designate truck routes to avoid sensitive land uses, where feasible.  Policy HE-3.7: Public Education. Provide educational information about air quality issues and their health effects, including best practices for reducing and/or eliminating sources of indoor air pollution.
 Policy HE-3.8: Sensitive Receptors and Agricultural Operations. When new sensitive receptors are proposed adjacent to existing active agricultural operations, ensure that an appropriate buffer is provided to minimize adverse impacts and that future residents will be provided with a notice specifying the potential nuisances, such as dirt, noise, odors, and slow moving agricultural machinery that would be associated with the agricultural operations.  Policy HE-3.9: Agricultural Outreach. Work with the agricultural community to develop and distribute an informational brochure regarding best practices to reduce or eliminate surface and groundwater contamination, reduce particulate emissions from agricultural operations, minimize soil erosion, and prevent the buildup of salts in soils.  Policy IE-1.5: Agricultural Contamination. Work with the agricultural community to reduce or eliminate surface and groundwater contamination due to agricultural activities.  Policy IE-1.6: Public Awareness. Use agency websites, public service announcements, and other means to inform the public about water quality issues and methods to prevent contaminants from entering the storm drain system
 Policy IE-6.3: Educate the Public: Provide information to the public on composting, recycling, and “green purchasing,” which refers to buying environmentally-friendly products and services that utilize fewer resources, are designed to last longer, and minimize impacts to the environment from production to disposal.

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 Policy SE-7.1: Enforcement Actions. Require all users, generators and transporters of hazardous materials and wastes to identify the materials they store, use or transport, in accordance with disclosure laws, to have adequate spill clean-up kits while transporting, and to have a clean-up response plan with contact phone numbers.
 Policy SE-7.2: Hazardous Materials Transport Routes. Require submittal of a transportation of hazardous materials plan to address possible impacted facilities along these routes and identify emergency response actions that can be implemented in case of an accident. Limit transportation routes to areas away from critical facilities and infrastructure and not over bridges if possible.
 Policy SE-7.3: Hazardous Materials Siting. Prohibit the placement of proposed new facilities that will be involved in the production, use, storage, transport or disposal of hazardous materials near existing land uses that may be adversely affected by such activities. Conversely, prohibit the development of new sensitive facilities (like schools, child-care centers, nursing homes, senior housing, etc.) near existing sites that use, store or generate hazardous materials.  Policy SE-7.6: Hazardous Mitigation Training. Establish clear policies and protocol for action in the event of a hazardous contamination. Recommend and offer trainings to private sector companies.

All future development under the proposed SP would be required to comply with applicable federal and state laws and local regulations pertaining to the transport, use, disposal, and accidental release of hazardous materials, including but not limited to the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), the Resource Conservation and Recovery Act (RCRA), Title 22 of the California Public Health and Safety Code, the UFC, Section 70.120 of the City’s 4.8 Hazards and Hazardous Materials City of Indio Municipal Code (which restricts vehicles transporting hazardous materials to the use of I-10 within the City limits). Additionally, all future development projects would be also required to comply with applicable federal and state laws and local regulations pertaining to hazardous materials such as California Hazardous Waste Control Law, California HSC, California Fire Code, California Department of Public Health, the City’s Code of Ordinances, SCAQMD, and RCRA regulations along with GPU policies listed above. Adherence to these laws, regulations and policies would therefore reduce potential hazardous material impacts.

Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Hazardous Materials Sites
The 2019 FEIR found that several listed Hazardous Materials Sites existing within the City has the potential to facilitate the alteration, intensification, and redistribution of land uses in Indio.

Development occurring on or near listed hazardous materials sites in the could lead to a significant hazard to the public. All future development would be required to comply with applicable federal and state laws and local regulations pertaining to hazardous materials as well as applicable 2040 GPU policies. Therefore, potential hazardous materials sites impacts associated with the GPU would be less than significant.

As shown in Figure 4.8-1 of the FEIR active and closed Hazardous Materials Sites exist within the proposed Plan Area. Development occurring on listed hazardous materials sites in the Plan Area could lead to a significant hazard to the public. Sites that are identified as being contaminated with hazardous substances, or containing underground storage tanks, and/or are generators of

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32 hazardous waste are required to undergo remediation and cleanup pursuant to regulations under the California DTSC and the Colorado River Regional Water Quality Control Board (RWQCB) before construction activities can begin. Listed sites are required to be remediated for the anticipated future land use. Therefore, sites that have undergone remediation still need to be cleared for the proposed land use. If any future development site exceeded regulatory action contamination levels or the set environmental screening levels (ESLs) for the site, the project proponent would be required to undertake remediation procedures under the supervision of the County Environmental Health Division, DTSC, or RWQCB, depending on the nature of the contaminants.

GPU policies HE-3.2 and SE-7.3 through SE-7.6 would ensure that impacts related to future development on listed hazardous materials sites are taken into consideration and avoided, minimized or mitigated to the fullest extent feasible.

All future development under the SP would be required to comply with applicable federal and state laws and local regulations pertaining to hazardous materials, including but not limited to CERCLA, RCRA, Title 22 of the California Public Health and Safety Code, the UFC, and CEQA. Future development projects on known hazardous materials sites would be subject to future environmental review pursuant to CEQA and would be required to identify and assess the impacts of hazardous materials during the land use permitting process. The proposed project would be required to adhere to these laws, regulations and policies and therefore the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Emergency Response and Evacuation
The 2040 GPU would facilitate development that would involve the alteration, intensification, and redistribution of land uses in the City of Indio. Although the GPU proposes changes to the street classifications in the City, the proposed land use changes would not result in changes to the City’s circulation patterns or emergency access routes, as there are no established emergency evacuation routes anywhere in the City. All future development would be reviewed and approved by the City of Indio Fire Department prior to issuance of building permits to ensure that it would not preclude or interfere with emergency access or fail to comply with fire department standards. Additionally, adherence to GPU policies would ensure that local emergency response and evacuation plans are maintained and updated to reflect up to date emergency response and disaster preparedness information, and applicable evacuation procedures. Therefore, growth accommodated by the GPU would not conflict with an emergency response plan, and impacts would be less than significant.

Similarly, the proposed project would facilitate development that would involve the alteration, intensification, and redistribution of land uses. The proposed land use changes would not result in changes to the City’s circulation patterns or emergency access routes, as there are no established emergency evacuation routes.

The following Safety Element policies of the GPU would ensure that impacts related to emergency response and evacuation are taken into consideration and reduced or minimized to the fullest extent feasible in conjunction with future development:
 Policy SE-2.1: Local Hazard Mitigation Plan. Maintain the City’s Local Hazard Mitigation Plan (LHMP) as an integrated component of the General Plan, in coordination with Riverside County and other participating jurisdictions. After each regular LHMP update, update the City’s Safety Element to ensure consistency. The 2018 Indio LHMP adopted by the City Council shall serve as

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the implementation program for the coordination of hazard planning and disaster response efforts within the City and is incorporated by reference to this Element.  Policy SE-2.2: Emergency Operations Plan. Ensure that the City’s Emergency Operations Plan is compatible with federal, State and local emergency requirements, review for possible updates every 2-3 years, as directed by FEMA best practices.
 Policy SE-2.5: City Ordinances: Ensure the effectiveness of the City’s Ordinances in addressing requirements for emergency access and evacuation in new and existing development.  Policy SE-2.6: CERT. Continue to promote citizen-based disaster preparedness and emergency response through Riverside County’s Community Emergency Response Team (CERT) training and certifications to engage the community to be self-reliant and prepared to take care of themselves and others. Encourage members from IPD and FD to become certified CERT instructors, and also volunteer corps can be CERT instructors also.  Policy SE-2.7: Public Awareness. Promote public awareness of the City’s emergency preparedness and response techniques by:
▫ Distributing the Emergency Operations Plan (EOP) to business associations, community groups, schools, hospitals, and other community groups each time an updated version is completed; and
▫ Maintaining a current version of the EOP on the City’s website.  Policy SE-2.8: Response Times. Periodically update emergency response times and other indicator measurements, to monitor progress made in implementation of the General Plan and make adjustments to implementation measures/programs as necessary to improve the City’s effectiveness.

All future development under the SP would be reviewed and approved by the City of Indio Fire Department prior to issuance of building permits to ensure that it would not preclude or interfere with emergency access or fail to comply with fire department standards. Additionally, adherence to GPU policies would ensure that local emergency response and evacuation plans are maintained and updated to reflect up to date emergency response and disaster preparedness information, and applicable evacuation procedures. Therefore, growth accommodated by the proposed project would not conflict with an emergency response plan and the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Aircraft Hazards
The Bermuda Dunes Airport is immediately adjacent to the City and immediately south of and parallel to Interstate 10. (I-10). As a result, aircraft using the airport may fly over the Planning Area, where Compatibility Land Use Zones A, B, and C, are located primarily along the I-10 corridor. Zones D and E extend further into the Planning area and overlay a variety of existing and proposed land uses The 2019 FEIR found that implementation and growth accommodated by the GPU could result in airport safety hazards if development of future land uses would result in a conflict with the Airport Land Use Compatibility Plan (ALUCP). However, all new developments would be required to adhere to applicable GPU policies and federal and state laws and local regulations; therefore, potential airport hazard impacts associated with the GPU would be less than significant.

A section of the Plan Area north of Highway 111 between Monroe Street and Jackson Street, is located in Bermuda Dunes Airport Compatibility Zone E which prohibits uses hazardous to flight.

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34 However, the land uses proposed within that area are not listed as hazardous to flight and therefore are allowed and compatible with the ALUCP.

Additionally, the 2040 GPU Land Use and Mobility Element goals and policies that would ensure consistency between future development in ALUCP compatibility criteria are listed below.  Policy LU-1.6: Bermuda Dunes Airport Compatibility Zone. Projects shall be consistent with the densities, intensities, and prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Compatibility Plan.
 Goal ME-5: Truck Routes and Airport Compatibility. The City shall maintain a safe and efficient system for delivering goods and services and ensure compatibility with the Bermuda Dunes Airport.
 Policy ME-5.2: Airport Compatibility. Support the continued use of the Bermuda Dunes Airport through ensuring consistency with the airport master plan.

All future development would also be required to comply with applicable federal and state laws pertaining to airport hazards to ensure that impacts related to these hazards are taken into consideration and reduced or minimized in conjunction with future development. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts to airport safety hazard impacts would remain less than significant.

3.10 Hydrology and Water Quality
Water Quality
The 2019 FEIR found that the 2040 GPU would facilitate development that could result in the generation of runoff pollutants such as sediments, oils and grease, heavy metals, pesticides, fertilizers, trash and debris, oxygen demanding substances, and bacteria and viruses associated with residential, commercial, mixed-use and industrial land uses. In addition, new development under the GPU would result in greater vehicular use of roadways, which could potentially increase contaminants that would be carried in runoff and discharged into receiving waters. Therefore, nonpoint-source pollutants would be the primary contributors to potential water quality degradation as a result of development and growth forecasted under the GPU. In addition to GPU policies, all future development projects would be required to comply with applicable federal and state laws and regulations concerning the protection of water quality. Therefore, potential impacts to water quality associated with the GPU would be less than significant.

The proposed project would also facilitate development that could result in the generation of runoff pollutants such as sediments, oils and grease, heavy metals, pesticides, fertilizers, trash and debris, oxygen demanding substances, and bacteria and viruses associated with residential, commercial, mixed-use and industrial land uses. The proposed project would both decrease the total number of trips generated in the corridor plan area and would decrease the total VMT generated in the area so impacts from vehicular use of roadways would be less than that under the 2040 GPU.

GPU policies IE-1.5 and IE-1.6 as well as those listed below would also ensure that water quality protection measures are implemented and that impacts to water quality are reduced or minimized in conjunction with future development:

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 Policy IE-1.3: NPDES Compliance. Ensure project developer compliance with the National Pollution Discharge Elimination System (NPDES) MS4 permit requirements.  Policy IE-1.4: Promote Public Awareness. Continue to work with co-permittees of the NPDES permit to promote public awareness of water quality issues.

In addition to these 2040 GPU policies, all future development projects would be required to comply with applicable federal and state laws and regulations concerning the protection of water quality, including the federal Clean Water Act, and the Municipal Code. The federal Clean Water Act requires a Section 401 water quality certification for all projects requiring a federal permit and a NPDES General Construction Permit for construction activities. The NPDES General Construction permit requires preparation and implementation of a SWPPP and WQMP, which must include erosion and sediment control BMPs that would meet or exceed measures required by the NPDES General Permit, as well as BMPs that control hydrocarbons, trash and debris, and other potential construction-related pollutants. Chapter 55 of the Municipal Code also provides regulations for stormwater management and discharge control, including proof of compliance with the NPDES permits prior to the issuance of grading, development, or occupancy permits. The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR. Adherence to these laws, regulations and policies wouldensure that impacts remain less than significant.

Groundwater
The 2019 FEIR found that development facilitated by the 2040 GPU would result in the intensification of land uses and the development of vacant land, which may increase the overall demand on groundwater supplies. Furthermore, growth accommodated by the GPU would allow for additional development, thereby decreasing the amount of infiltration of water into the groundwater basins with an associated reduction of ground water recharge. However, As future projects are planned, they must adhere to 2040 GPU policies and regulations as well as existing federal, state, and local requirements; therefore, potential impacts to groundwater recharge associated with growth accommodated by the GPU would be less than significant.

Similar to the 2040 GPU, development facilitated by the proposed project would result in the intensification of land uses and the development of vacant land, which may increase the overall demand on groundwater supplies. Growth accommodated by the proposed project would also allow for additional development, thereby decreasing the amount of infiltration of water into the groundwater basins with an associated reduction of ground water recharge.

The following Conservation Element Policy, and Infrastructure and Public Facilities Element implementation actions of the GPU would ensure that impacts to groundwater recharge are taken into consideration and reduced or minimized to the fullest extent feasible in conjunction with future development:
 Policy CE-7.11: Aquifer Recharge Areas. Continue to identify and protect aquifer recharge areas and natural drainages throughout Indio.
 Implementation Action IE-2: City Ordinances. Update the existing City code and ordinances to reflect current requirements and GP policies for water, sewer, and storm drainage requirements and policies. This should include low-impact development practices which improve water quality and promote groundwater recharge, increase on-site infiltration.

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36  Implementation Action IE-3: Groundwater Management Plan. Complete the Groundwater Management Plan, as required by State law. Oversee the completion of the Plan and provide materials and resources as needed.

All future developments would be required to comply with applicable state and local regulations that concern groundwater recharge, including the Municipal Code. Chapter 55 of the Municipal Code requires new development and redevelopment projects to use porous materials and create permeable areas to ensure soil infiltration, as well as include project design features that direct runoff to permeable areas. The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant with adherence to these laws, regulations and policies.

Drainage Patterns/Runoff
The 2019 FEIR found that development facilitated by the 2040 GPU would allow for grading and construction in previously undeveloped areas, which may alter drainage patterns and/or result in an increase in impervious surfaces, thereby potentially increasing stormwater runoff. Increased stormwater runoff would have the potential to result in erosion or siltation, or exceed the capacity of the storm drain system and result in flood hazards on surrounding lands. However, impacts from altered drainage patterns and stormwater runoff would be less than significant with adherence to GPU policies and existing federal, state, and local requirements.

The proposed project would not allow for grading and construction in previously undeveloped areas but would result in the intensification of land uses and the development of vacant land which may alter drainage patterns and/or result in an increase in impervious surfaces, thereby potentially increasing stormwater runoff. Increased stormwater runoff would have the potential to result in erosion or siltation, or exceed the capacity of the storm drain system and result in flood hazards on surrounding lands.

However, the GPU includes goals, policies, and programs to ensure that future development is reviewed for potential risks from altered drainage patterns, stormwater runoff, and stormwater management and design. The following Conservation, Infrastructure and Public Facilities, and Safety Element policies of the GPU would require that future development is consistent with existing topography and drainage patterns, and ensure that new systems are properly designed to address stormwater drainage in conjunction with new development:
 Policy CE-7.11: Aquifer Recharge Areas. Continue to identify and protect aquifer recharge areas and natural drainages throughout Indio.
 Policy IE-2.1: Facility Capacity. Ensure that local storm drain and flood control facilities are designed with sufficient capacity to protect the public and property from stormwater damage.  Policy IE-2.2: Stormwater Facility Funding. Ensure adequate funding is available to maintain and improve existing local stormwater facilities
 Policy IE-2.3: Storm Drain Master Plan. Periodically review and update the City’s Storm Drain Master Plan and Hydraulics Analysis to determine the facilities and improvements necessary to adequately service existing and future demand.
 Policy IE-2.4: Multiple Use. Promote multiple use of flood control facilities where feasible, combining for example retention basins and recreational facilities.  Policy IE-2.5: Agency Coordination. Work with the Coachella Valley Water District (CVWD) when regional stormwater facility projects are planned in or adjacent to Indio.

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 Policy IE-2.6: Stormwater Facility Design. Design storm drain facilities to allow for infiltration, evapotranspiration, or reuse of stormwater or runoff on the site where it is generated to the extent practical.
 Policy IE-2.7: Mitigation Measures for New Development. Restrict or where feasible, require adequate mitigation measures for any development of habitable structures within watercourses and/or other stormwater facilities.
 Policy IE-2.9: State and Federal Guideline. Construct and maintain storm drains and flood control facilities in accordance with local, State, and federal guidelines.  Policy SE-6.3: Hydrological Studies in New Development. Require new development proposals to include as a condition of approval, hydrological studies prepared by a state-certified engineer with expertise in these kinds of studies, that assess the impact the new development will have on the flooding potential of existing development down-gradient. The studies shall provide mitigation measures to reduce this impact to an acceptable level.  Policy SE-6.6: Storm Drainage Facilities and Stormwater Runoff. Maintain, develop and improve where needed, the storm drain facilities (including bridges and other stormwater channel crossings) with an emphasis on those areas in the City that flood repeatedly. Promote the use of bio-swales, tree wells, green roofs, and other infiltration mechanisms to reduce the volume and velocity of stormwater runoff.

Future development projects would be required to comply with applicable laws and regulations that concern stormwater runoff and the protection of drainage patterns, including the Municipal Code.

Chapter 153 of the City’s Municipal Code controls the alteration of drainage features such as floodplains, stream channels, and natural protective barriers. Additionally, Chapter 155 of the City’s Municipal Code provides regulations regarding stormwater runoff, including project design features that reduce and direct stormwater runoff. As future projects would be required to adhere to GPU and city policies and regulations Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, therefore, potential impacts associated with the proposed project would remain less than significant.

Flood Zones and Flooding
The 2019 FEIR found that development along stream channels and floodplains can alter the capacity of a channel to convey water. Structures that encroach on a floodplain, such as bridges, may narrow the width of stream channels and obstruct flows, increasing the potential for upstream flooding.

Thus, future development with these flood hazard areas has the potential to expose people or structures to a significant risk of loss, injury, or death involving flooding. However, as future projects are planned, they must adhere to City and 2040 GPU policies and regulations; therefore, potential impacts relative to flooding associated with the GPU would be less than significant.

A small portion of the proposed Plan Area between Shield Road and the city boundary is located in a Federal Emergency Management Area (FEMA) Flood Insurance Rate Map (FIRM) 500-Year Floodplain. Future development in this hazard area has the potential to expose people or structures to a significant risk of loss, injury, or death involving flooding.

The following Conservation, Infrastructure and Public Facilities, and Safety Element policies of the GPU would ensure that impacts relative to flooding are taken into consideration and reduced or minimized to the fullest extent feasible in conjunction with future development:

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38  Policy CE-7.9: Hazardous Open Space. Maintain open space areas that are designed to protect people and property from risks associated with hazards, such as fault lines, flood zones, high voltage power line areas, and electrical substations.
 Policy IE-2.4: Multiple Use. Promote multiple use of flood control facilities where feasible, combining for example retention basins and recreational facilities.  Policy IE-2.8: Flood Control Facilities. Allow flood control facilities to be developed in conjunction with compatible recreational facilities or other land uses that are not susceptible to flood damage.
 Policy IE-2.9: State and Federal Guideline. Construct and maintain storm drains and flood control facilities in accordance with local, State, and federal guidelines.  Policy SE-2.4: Hazard Profile. Work to minimize the frequency, severity, and probability of future hazard events in the City by taking actions that prepare and mitigate those hazards before they occur.
 Policy SE-2.9: Interdepartmental Coordination. Work with the Public Works Department, Community Services Department, Economic Development and Housing Department, Fire Department, Police Department, and others, as applicable, to:
▫ Conduct mock emergency drills to test the effectiveness of emergency response activities. ▫ Review and update designated evacuation routes as needed. ▫ Ensure that public facilities and services are targeted towards the most vulnerable populations and that critical facilities are not sited in geologic or flood hazard zones. ▫ Remain up-to-date on mandatory emergency management training for all departments, as necessary.
 Policy SE-3.6: New Growth. Address Indio’s existing and future fire service needs by planning and funding infrastructure to support the City’s growth and continuing to develop and staff new fire stations when and where they are needed to meet NFPA and County Fire response time standards. Ensure new fire stations are not located in geologic or flood hazard zones.  Policy SE-4.5: Critical Facilities Planning. When planning for new fire stations or other critical facilities, review hazard maps to ensure that they are not sited in geologic or flood hazard zones and employ critical infrastructure design and building standards to enable City operations to continue after an earthquake.
 Policy SE-6.1: Flood Hazard Enforcement. Restrict development in Special Flood Hazard Areas.

Require mitigation measures which may include (but are not limited to) the design of onsite drainage systems connected to the Coachella Valley Stormwater Channel, keeping surface waters within the Plan Area, grading of the sites so that runoff does not affect adjacent properties, and building structures so they are elevated above the anticipated flood levels.  Policy SE-6.2: Flood Mitigation in Repetitive-Flooding Areas with Existing Development.

Prioritize hydrological studies of areas that flood repeatedly during storms and require feasible engineering solutions to mitigate these sites. Prohibit any additions or reconstruction of structures damaged by flooding, unless the structure is relocated to a safer area or can be demonstrated the proposed project and its occupants can be protected from future, recurrent flood damage by implementing mitigation measures not present in the original, damaged structure.
 Policy SE-6.3: Hydrological Studies in New Development. Require new development proposals to include as a condition of approval, hydrological studies prepared by a state-certified engineer

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with expertise in these kinds of studies, that assess the impact the new development will have on the flooding potential of existing development down-gradient. The studies shall provide mitigation measures to reduce this impact to an acceptable level.  Policy SE-6.4: New Critical Facilities. Limit the future development of critical facilities including, but not limited to, hospitals and health care facilities, emergency shelters, fire stations, emergency command centers, and emergency communications facilities within the boundaries of the 100-year flood plain.
 Policy SE-6.5: Existing Critical Facilities. Encourage critical facilities to implement feasible mitigation measures that ensure the building will not flood during a 100-year flood event to greatest extend practical. Also encourage ingress/egress of facility also follows mitigation measures.
 Policy SE-6.6: Storm Drainage Facilities and Stormwater Runoff. Maintain, develop and improve where needed, the storm drain facilities (including bridges and other stormwater channel crossings) with an emphasis on those areas in the City that flood repeatedly. Promote the use of bioswales, tree wells, green roofs, and other infiltration mechanisms to reduce the volume and velocity of stormwater runoff.
 Policy SE-6.8: Floodplain Development. Promote the use of floodplains as parks, nature trails, equestrian parks, golf courses or other types of recreational facilities that can withstand periodic inundation. In the planned build-out of the City, create an atmosphere of working with nature and the natural processes characteristic of the arid environment.  Policy SE-6.9: Flood Barriers. Minimize construction of flood barriers within the 100-year flood plain which would divert flood water or increase flooding in other areas.  Policy SE-6.10: Coordination. Work with the Coachella Valley Water District (CVWD), the Regional Floodplain Administrator, the Indio Water Authority (IWA), and federal agencies, where applicable, to limit the potential for inundation by levee or water tank failure, or seismically induced inundation.
 Policy SE-6.12: Residential Response Plan. Require new residential associations over one hundred homes to establish a response plan and practice the plan regularly.  Policy SE-6.13: Flood Insurance. Encourage property owners and residents to purchase flood insurance for areas outside of the FEMA-mapped 100-year flood zones, especially in those areas that have experienced flooding in the past.
 Policy SE-6.14: Land Use and Flood Hazard Maps. In coordination with the Public Works Department, annually review the City’s Land Use and Flood Hazard Maps to ensure that they accurately reflect areas recognized by the Federal Emergency Management Agency (FEMA) as being subject to flooding.
 Policy SE-6.15: Designing for Changing Precipitation Patterns. Periodically evaluate stormwater control strategies and systems for sensitivity to changes in precipitation regimes and consider adjusting those strategies to accommodate future precipitation regimes.

All future development projects would be required to comply with applicable laws and regulations that concern flooding, including the Municipal Code. Chapter 153 of the Municipal Code requires permits for development in special flood hazard and establishes construction standards for all areas of special flood hazards. Adherence to these laws, regulations and policies would therefore reduce potential flooding hazards. Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, impacts under the proposed project would remain less than significant.

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40 3.11 Land Use and Planning
Physically Divide a Community
The 2019 FEIR found that implementation of the 2040 GPU would involve development within the existing City boundaries/limits. New development would not physically divide any established communities in the Planning Area, rather, the GPU seeks to maintain and preserve the quality of Indio’s existing neighborhoods. Thus, the GPU would have no impact associated with physically dividing established communities.

Similarly, the proposed project would only facilitate development within the City boundaries/limits.

A key goal of the proposed project is to provide a wide range of new amenities to serve the existing community and future development would not physically divide any established communities in the Plan Area. Therefore, the proposed project would likewise not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Land Use Consistency
The 2019 FEIR found that the 2040 GPU would be consistent with, and supplement, adopted plans and regulations governing land use and development in the Planning Area in regards to SCAG’s 2016 RTP/SCS, SCAG’s Sustainability Planning Grant Program, and the City’s adopted Specific Plans.

Therefore, impacts would be less than significant.

The proposed project is consistent with the land use patterns adopted by the 2040 GPU. Therefore, the proposed project is also consistent with adopted plans and regulations governing land use and development in the Planning Area in regards to SCAG’s RTP/SCS, SCAG’s Sustainability Planning Grant Program, and the City of Indio’s adopted Specific Plans. The proposed project would not generate any new impacts plans beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant..

3.12 Mineral Resources
Loss of Mineral Resources
The 2019 FEIR found that most of the land located in the City limits is identified as Mineral Resources Zone-1 (MRZ-1) and, therefore has little potential for mineral resources. Future development in areas designated for urban uses and identified as MRZ-1 would not result in a significant impact relative to loss of availability of a known mineral resource. The identified significant mineral deposit zones (MRZ-2) in the City limits are located in the northeast corner of the City. The Indio Mine, located north of the City Limits, and centrally positioned in the City’s SOI area, is identified as MRZ-2a and MRZ-3, and contains significant mineral deposits. The conversion of MRZ-2 lands to a residential land use that inhibits their availability for mineral resource extraction is a significant impact that, due to the unique nature of mineral resource formation and location, constitutes an irreversible loss of known mineral resources. Therefore, the GPU would result in significant impacts associated with the loss of availability of a known mineral resource that would be of value to the region and the residents of the state.

The entirety of the Plan Area is designated as MRZ-1 and, therefore has little potential for mineral resources. Future development in areas designated for urban uses and identified as MRZ-1 would

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not result in a significant impact relative to loss of availability of a known mineral resource.

Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.13 Noise
Noise Standards
The 2019 FEIR found that future development consistent with the 2040 GPU may include new land uses that could be exposed to noise exceeding the acceptable range, conflict with noise compatibility criteria, and may site new land uses in proximity to existing stationary noise sources or site new stationary noise sources in proximity to existing land uses. GPU policies guide land use compatibility planning, and include continued enforcement of the City’s noise ordinance at existing uses, requiring all new developments to address noise impacts on adjacent and nearby land uses.

The GPU would not result in the exposure of persons to noise levels in excess of applicable noise standards. As such, impacts would be less than significant.

The proposed project with facilitate development that could be exposed to noise exceeding the acceptable range, specifically within residential and mixed uses adjacent to Highway 111. The following Noise Element policies of the GPU intend to avoid and reduce potential impacts from traffic noise:
 Policy NE-1.2 Noise Compatibility. The City will require projects involving new development or modifications to existing development to implement mitigation measures, where necessary, to reduce noise levels to at least the normally compatible range shown in the City’s Noise Compatibility Matrix shown in Table 11-1 of the 2040 GPU. Mitigation measures should focus on architectural features and building design and construction, rather than site design features, such as excessive setbacks, berms, and sound walls, to maintain compatibility with adjacent and surrounding uses.
 Policy NE-2.2: Truck Routes. Regulate traffic flow to enforce speed limits to reduce traffic noise.

Periodically evaluate and enforce established truck and bus routes to avoid noise impacts on sensitive receptors.
 Policy NE-2.4: Roadway Noise. Implement the policies listed under Goal 1 to reduce the impacts of roadway noise on noise-sensitive receptors where roadway noise exceeds the normally compatible range shown in the City’s Noise Compatibility Matrix.  Policy NE-2.5: Traffic Calming. Require the use of traffic calming measures such as reduced speed limits or roadway design features to reduce noise levels where roadway noise exceeds the normally compatible range shown in the City’s Noise Compatibility Matrix.  Policy NE-2.6: Noise-reducing Paving. Encourage the use of noise-reducing paving materials, such as open-grade or rubberized asphalt, for public and private road surfacing projects in proximity to existing and proposed residential land uses.  Policy NE-2.7: City Fleet. Consider the noise effects of City purchases and or leases of vehicles and other noise generating equipment. Take reasonable and feasible actions to reduce the noise generated from City-owned or leased vehicles and equipment, where possible.

Additionally, 2040 GPU Implementation Actions that would reduce impacts from noise include:

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42  Implementation Action Noise 5: Noise Studies. Require submittal of applicable technical reports prepared by qualified professionals as part of the development review process.

Depending on the location, size, or type of the development proposed, technical reports could be required, including a noise impact analysis.
 Implementation Action Mobility 5: Truck Routes. Update the designated truck routes shown on Figure 4-8 of the GPU to allow the safe and efficient movement of goods for commerce and industry, minimize conflicts with preferred modes (e.g. minimize truck routes along bicycle or pedestrian prioritized corridors), and minimize incompatibility with other sensitive land uses in the City including residential neighborhoods. The updated truck route map will be provided on the City’s website and will be adopted by City Resolution.  Implementation Action Mobility 9: Vehicle Idling. Establish a local ordinance that exceeds the state vehicle idling restrictions where appropriate, including restrictions for bus layovers, delivery vehicles, trucks at warehouses and distribution facilities and taxis, particularly when these activities take place close to sensitive land uses (schools, senior centers, medical facilities and residences)
Implementation of policies in the GPU would reduce or avoid exposure of people to traffic noise levels in excess of applicable standards. Therefore, future development consistent with the proposed project would not expose people to traffic noise levels in excess of applicable standards.

T, proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Ambient Noise
The 2019 FEIR found that future development consistent with the 2040 GPU may include new land uses that increase ambient noise levels to a degree that would exceed compatibility criteria at existing land uses and future development consistent with the GPU could result in significant increases in the existing ambient noise levels along roadways in the City. Implementation of mitigation measure MM-NOS-1 would require noise-reducing paving materials for all road resurfacing projects but the schedule for these improvements is not known and significant noise level increases would remain until each road was resurfaced. Furthermore, incorporation of noisereducing paving materials would not avoid all impacts. Impacts would be significant and unavoidable.

Future development facilitated by the proposed plan will include new residential and mixed uses adjacent to Highway 111 that could result in significant increases in the existing ambient noise level and would exceed compatibility criteria. GPU policies NE-1.2, and NE-2.4 through NE-2.6 as well as those listed below, would reduce potential impacts from ambient noise levels increases:
 Policy NE-1.1: Sensitive Receptors. Protect noise-sensitive uses such as residences, schools, health care facilities, hotels, libraries, and churches, from excessive noise levels through land use capability/adjacency, build design, and noise ordinance enforcement.  Policy NE-1.3: Airport Land Use Planning. Implement all applicable noise related policies contained in the Bermuda Dunes Airport Land Use Plan.
 Policy NE-1.7: Land Use and Community Design. Prioritize the building design and character policies in the Land Use and Community Character Element over those in the Noise Element to ensure that new development meets the design vision of the city. This policy will not apply when noise levels are clearly in the incompatible range as shown in the City’s Noise Compatibility Matrix

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 Policy NE-2.4: Roadway Noise. Implement the policies listed under Goal 1 to reduce the impacts of roadway noise on noise-sensitive receptors where roadway noise exceeds the normally compatible range shown in the City’s Noise Compatibility.  Policy NE-2.5: Traffic Calming. Require the use of traffic calming measures such as reduced speed limits or roadway design features to reduce noise levels where roadway noise exceeds the normally compatible range shown in the City’s Noise Compatibility Matrix  Policy NE-2.6: Noise-reducing Paving. Encourage the use of noise-reducing paving materials, such as open-grade or rubberized asphalt, for public and private road surfacing projects in proximity to existing and proposed residential land uses.  Policy NE-3.2: Noise Complaints. Respond timely to noise complaints and conduct field monitoring compliance checks to regulate noise violators.  Policy NE-3.3: Entertainment Uses. Require noise generating uses, such as restaurants, bars, entertainment venues, and industrial manufacturing operations to minimize noise impacts on adjacent noise-sensitive receptors when there is a potential for adverse noise impacts to occur.  Policy NE-3.4: Construction Noise. Require development to minimize the exposure of neighboring properties to excessive noise levels from construction related activity during all phases of construction.
2040 GPU Implementation Actions that would also reduce potential impacts from ambient noise level increases include:
 Implementation Action Noise 2: Noise Ordinance. Amend the noise ordinance to include day and nighttime noise level limits and to specifically protect noise sensitive land uses during overnight hours.
 Implementation Action Noise 5: Noise Studies. Require submittal of applicable technical reports prepared by qualified professionals as part of the development review process.

Depending on the location, size, or type of the development proposed, technical reports could be required, including a noise impact analysis.

Mitigation Measure MM-NOS-1 described below would address the potential ambient noise increases associated with growth facilitated by the GPU:

MM-NOS-1: Consistent with GPU Policy NE-2.6, the City shall incorporate noise reducing paving materials, such as open-grade asphalt, for all road surfacing projects along the roadways identified in Table 4.12-6 of the FEIR (including sections along Highway 111) . Identification of financing for noise-reducing paving materials shall be incorporated in the annual update of the City’s Operating and Capital Improvement Budget following adoption of the GPU.

Implementation of mitigation measure MM-NOS-1 would require noise-reducing paving materials for all road resurfacing projects but the schedule for these improvements is not known and significant noise level increases would remain until each road was resurfaced. Furthermore, incorporation of noise-reducing paving materials would not avoid all impacts. Similar to the GPU, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain significant and unavoidable.

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44 Temporary Noise and Vibration Increases
The 2019 FEIR determined that future development consistent with the 2040 GPU includes construction activities within 200 feet of a noise-sensitive receiver may potentially result in substantial temporary noise increases. Implementation of applicable GPU policies and implementation actions would reduce excessive groundborne vibration or noise levels to a less than significant level.

The proposed project would facilitate future development that includes construction activities within 200 feet of a noise-sensitive receiver may potentially result in substantial temporary noise increases. The following Noise Element policies of the GPU are intended to reduce potential impacts from construction noise:
 Policy NE-1.1: Sensitive Receptors. Protect noise-sensitive uses such as residences, schools, health care facilities, hotels, libraries, and churches, from excessive noise levels through land use capability/adjacency, build design, and noise ordinance enforcement.  Policy NE-3.1: Noise Ordinance. Minimize noise conflicts between neighboring properties through enforcement of applicable regulations, such as the City’s Noise Control Ordinance.  Policy NE-3.2: Noise Complaints. Respond timely to noise complaints and conduct field monitoring compliance checks to regulate noise violators.  Policy NE-3.4: Construction Noise. Require development to minimize the exposure of neighboring properties to excessive noise levels from construction related activity during all phases of construction.

Additionally, 2040 GPU Implementation Actions that would reduce potential impacts from construction noise include:
 Implementation Action Noise 4: Construction Noise Limits. Review the hours of allowed construction activity to ensure they effectively lead to compliance within the limits (maximum noise levels, hours and days of allowed activity) established in the City’s noise regulations.  Implementation Action Noise 5: Noise Studies. Require submittal of applicable technical reports prepared by qualified professionals as part of the development review process. Depending on the location, size, or type of the development proposed, technical reports could be required, including a noise impact analysis.

Implementation of the applicable GPU policies and implementation actions above would reduce excessive groundborne vibration or noise levels. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Airport Noise
The 2019 FEIR determined that the 2040 GPU would not result in exposure of future residents to airport noise levels in excess of what is considered normally acceptable by the Riverside County Airport Land Use Compatibility Plan (RCALUCP), 60 CNEL. Therefore, impacts due to aircraft noise would be less than significant.

The Plan Area does not include any airport noise contours identified by the RCALUCP. , The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

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3.14 Population and Housing
Population Growth
The 2019 FEIR determined that the 2040 GPU would serve to accommodate and manage future growth based upon a 20- year growth horizon. Thus, the GPU is intended to be growth accommodating to prepare for projected capacity rather than directly inducing population growth.

Furthermore, the GPU includes new and revised goals, policies, and land use and mobility plans that would help ensure the City’s capacity for future population and housing needs are adequately met in the forthcoming years. The GPU also includes goals and policies to reduce the environmental impacts that would result from growth. The growth forecasted by the GPU is within regional forecasts projected by SCAG, and the 2040 population forecasts would be accommodated by proposed housing growth. Since the GPU would not result in population growth that is unaccounted for and GPU-related growth is within regional forecasts, the GPU’s impact related to population growth would determined to be less than significant.

The proposed project is estimated to add 5,157 residential units and 914,487 square feet of new retail, restaurant, commercial, industrial, civic and hotel spaces to the SP area. However, even with these additional residential units and non-residential uses, the SP would reduce the overall residential units and non-residential uses than what was forecasted under the GPU. The proposed project reduces the GPU forecasted number of residential units by approximately 3,400 units and reduces the non-residential development by approximately 1,472,000 square feet. Therefore, the growth facilitated by the proposed project is within regional forecasts projected by SCAG and is accommodated by the proposed housing growth. Since the proposed project would not result in population growth that is unaccounted for and is within regional forecasts, the proposed project’s impact related to population growth would remain less than significant.

Displacement of Persons and Housing
The 2019 FEIR determined that growth accommodated by the 2040 GPU would not displace a substantial number of existing housing or people, necessitating the construction of replacement housing elsewhere. Rather, the GPU would result in new housing opportunities in the City, by proposing land use types that accommodate residential growth. Impacts would be less than significant.

Currently, the Plan Area has approximately 1,029 residential units, and 3,933,719 square feet of non-residential l uses among its underutilized parcels and highway oriented commercial uses. The proposed project would facilitate development of residential and mixed uses along Highway 111 by adding 5,257 residential units and 914,487 square feet of new non-residential uses. However, this growth accommodated by the SP would not displace existing housing or people necessitating the construction of replacement housing elsewhere in the City. Rather, the proposed project would result in new housing opportunities in the City, by proposing land use types that accommodate residents by providing new housing opportunities under proposed land uses that accommodate residential growth within the City. Therefore, impacts would remain less than significant.

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46 3.15 Public Services and Recreation
Fire Protection and Emergency Services
The 2019 FEIR determined that the 2040 GPU would facilitate development that would increase the demand for fire protection services such that both additional staff and new facilities would likely be needed in order to accommodate growth in the GPU Planning Area. The Fire Department is able to increase staff correspondingly when new developments come online through DIF earmarked for fire/emergency services. The CEQA significance threshold is applicable when a project (the GPU) triggers the need for “new or physically altered” facilities; thus, a need for additional fire fighters would not in itself cause a significant impact unless a new facility that may result in a significant environmental effect is needed to house the additional fire fighters. The need for additional fire/emergency facilities in the future is addressed in the GPU Safety Element through the inclusion of goals and policies which would ensure adequate firefighting staff, infrastructure, and the provision of environmentally sustainable infrastructure and facilities. The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and adherence to the goals and policies of the GPU would ensure that impacts associated with the provision of new or physically altered fire facilities would remain less than significant.

The proposed project would facilitate development that would increase the demand for fire protection services such that both additional staff and new facilities would likely be needed in order to accommodate growth in the Plan Area. The need for additional fire/emergency facilities in the future is addressed in the GPU Safety Element through the inclusion of goals and policies which would ensure adequate firefighting staff, infrastructure, and the provision of environmentally sustainable infrastructure and facilities. GPU policies also require City facilities to be adequately designed for proposed developments, and that developers pay applicable fees towards required improvements These goals and policies include:
 Goal SE-3.0: Fire: Create a community safe from the risk of fire and with appropriate fire response standards.
 Policy SE-3.1: Compliance. Comply with the National Fire Protection Association (NFPA) 1710 and Riverside County Fire response standard of arriving to fire and medical emergency incidents within a four (4) minute drive time.
 Policy SE-3.2: Water Service and Pressure. Ensure that sufficient water service and pressure is available throughout the City for firefighting purposes, including continuing to require new development to provide necessary water mains, fire hydrants, and access for emergency vehicles and personnel.
 Policy SE-3.3: Brush and Weed Control. Maintain and enforce standards for weed and brush abatement and establish clearances around structures to minimize fire hazard risk.  Policy SE-3.4: Fire-Resistant Materials. Require the use of fire-resistant building construction materials to reduce the hazard of structure fires, within the developed areas of the City and at the urban-wildland interface.
 Policy SE-3.5: Fire Retrofits. Encourage owners of non-sprinklered high occupancy structures to retrofit their buildings to include internal sprinklers.  Policy SE-3.6: New Growth. Address Indio’s existing and future fire service needs by planning and funding infrastructure to support the City’s growth and continuing to develop and staff new

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fire stations when and where they are needed to meet NFPA and County Fire response time standards. Ensure new fire stations are not located in geologic or flood hazard zones.  Policy SE-3.7: Response Adequacy. Ensure, to the maximum extent possible, that fire services, such as firefighting equipment and personnel, infrastructure and response times, are adequate for all sections of the City. To that end, continue to regularly evaluate specific fire hazard areas, and adopt reasonable safety standards, such as adequacy of nearby water supplies, fireretardant roofing materials, fire-equipment accessible routes, clarity of addresses, street signage and street maintenance and fire-hydrant inspection and maintenance.  Policy SE-3.8: Development Applications. Continue to review development applications for consistency with applicable fire and building code regulations, including emergency access/evacuation routes.
 Policy SE-3.9: Partnerships. Continue to work with the Riverside County Fire Department to utilize the Cooperative Integrated Regional Fire Protection System to fulfill additional resource needs and increase service capabilities during major emergency events.  Policy SE-3.10: Funding. Continue to assess the adequacy of the current funding structure for fire and emergency services and research and apply for additional funding sources.  Policy LU-12.2: Adequate Infrastructure. Ensure adequate infrastructure and utility service levels before approving new development.
 Policy LU-12.3 Fair Share. Require new development to pay their fair share for required improvements to public services and infrastructure.
 Policy LU-12.4 Actual Costs. Ensure that development impact fees are updated often and reflect the actual costs of improvements.

The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant. Adherence to the GPU goals and policies would ensure that impacts associated with the provision of new or physically altered fire facilities would remain less than significant.

Police Protection
The 2019 FEIR determined that the 2040 GPU would facilitate growth, which would increase the demand for police protection services such that both additional staff and new police facilities may be needed in order to accommodate growth in the Planning Area. Staffing needs would be addressed as service demand increases. The Police Department, using a collection of Development Impact Fees (DIFs)earmarked for police services, is able to use these funds for police department buildings, equipment and training facilities. The need for additional police facilities in the future is addressed in the GPU Safety Element through the inclusion of goals and policies, which seek to ensure acceptable response times, police staffing levels, and provision of environmentally sustainable infrastructure and facilities. Adherence to the goals and policies of the GPU would ensure that impacts associated with police protection would be less than significant.

The proposed project would facilitate growth, which would increase the demand for police protection services such that both additional staff and new police facilities may be needed in order to accommodate growth in the Plan Area. The need for additional police facilities in the future is addressed in the GPU Safety Element through the inclusion of goals and policies, which seek to ensure acceptable response times, police staffing levels, and provision of environmentally sustainable infrastructure and facilities. These goals and policies include:

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48  Goal SE-1.0: Police Services. Excellent law enforcement and a reduction in criminal activities and focus on community policing.
 Policy SE-1.1: Service Levels. Maintain adequate police protection capabilities by retaining the current peace officer staffing positions, forecasting future demand, and providing additional staff, law enforcement equipment and technology acquisition, and facilities when fiscally appropriate and needed.
 Policy SE-1.4: Crime Prevention Through Design. Promote Crime Prevention through Environmental Design (CPTED) concepts, including, but not limited to:
▫ Controlling access by creating real and perceptual barriers to entry and movement through the use of fences or landscaping to define site boundaries, clearly defined pathways to guide movement, gates or doors to limit access, and signs to define appropriate activities. ▫ Maximizing opportunities to see and be seen through the use of lighting, windows, building orientation and location, proper selection of landscaping materials and regular maintenance, furniture arrangements, surveillance equipment, or other security or design measures.
▫ Clearly defining ownership and encouraging maintenance of properties through measures such as landscaping, front porches, fencing, variations in paving materials, or other elements to distinguish between private and public spaces. Display signs to establish ownership and keep buildings, yards, gardens, sidewalks, and other features well maintained, clean, and in working order.
 Policy SE-1.7: Volunteer and Educational Programs. Continue to promote volunteer and educational programs to assist police personnel such as the police cadets, Citizens Helping Indio Police (CHIP), and the Police Chaplain Program.
 Policy SE-1.9: Funding. Assess the adequacy of the current funding structure for police services and facilities and continue to monitor and assess the opportunities for additional funding sources such as special event reimbursement fees, research and application for state and federal grants, development impact fees, a public safety tax for facility construction, and general fund increases.

The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR. Adherence to the 2040 GPU goals and policies above, as well as Policy LU-12.2, would ensure that impacts associated with police protection would remain less than significant.

Schools
The 2019 FEIR determined that growth projections of the 2040 GPU may require the construction of new school facilities, however, it is not known at this point precisely when such facilities would be required and what or where the exact nature of these facilities would be. The City does not have the authority to plan, design, approve, or construct school facilities as these tasks are the responsibility of individual school districts (under the purview of the state Department of Education), which serve as their own lead agency under CEQA. Thus, future proposals for new school facilities in the Planning Area would be subject to case-by-case review by Desert Sands Unified School District (DSUSD) or Coachella Valley Unified School District (CVUSD), and compliance with federal, state, and local building codes and regulations would minimize potential environmental impacts. Based on

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State law, collection of state-mandated school impact fees would reduce school-related impacts to a less than significant level under CEQA.

Growth projections under the proposed project may require the construction of new school facilities; however, it is not known at this point precisely when such facilities would be required and what or where the exact nature of these facilities would be. The GPU Infrastructure and Public Facilities and Land Use Elements includes policies to ensure adequate schools and facilities can accommodate the City’s existing and future population. These include Policies LU-12.2, LU-12.3, LUD

12.4, as well as:
 Policy IE-7.1: Future Demand. Coordinate with the local school districts in identifying potential school sites needed to meet future demand, as well as the planning, site acquisition and development of educational facilities in the city.
 Policy IE-8.2: Higher Education. Prioritize well planned, higher educational facilities in Indio, including satellite university campuses and vocational training schools in medical research, technology, and development of educational facilities in the City.  Policy IE-7.4: Quality Early Education. Work with local school districts, private schools, preschools, and other agencies to maximize educational quality.  Policy IE-7.6: Safe Youth Programs. Prioritize programs for youth that serve as safe after school activities.
 Policy LU-12.5: Phasing of Public Facilities. Require new parks, open spaces, and public facilities be constructed concurrent with, or prior to, the development of each residential neighborhood.

All required parks, open spaces, and public facilities shall be constructed before a majority of the dwelling units are constructed.

Additionally, DSUSD and CVUSD will also continue to collect school impact fees from developers, and pursuant to SB 50 and AB 2926, these fees are considered to fully mitigate school capacityrelated impacts. New development would occur over time, and student populations are expected increase gradually. Both school districts have facility master plans that provides for new school sites as population within their respective boundaries increases. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Libraries
The 2019 FEIR found that growth forecasts under the 2040 GPU would increase the demand for library services in the GPU Planning Area. The Riverside County Library System provides library services in the City. Operating revenue is derived from a portion of the property tax levy. Growth accommodated by the GPU would generate revenue for the library pursuant to the City’s DIF ordinance. Under the DIF ordinance, each new unit must pay “Public Building Fees” to be used for public buildings, including additions to libraries and fees are earmarked, in part, toward the cost of new library construction, equipment and materials. Future library facilities in the Planning Area would be subject to review by the County, and adherence to federal, state, and local building codes and regulations along with applicable GPU policies would minimize impacts to the extent practicable. Therefore, impacts associated with the provision of new or physically altered library facilities would be less than significant.

Growth forecasts under the proposed project would increase the demand for library services in the GPU Planning Area. Although the County is responsible for new library facilities in the region, the

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50 GPU Infrastructure and Public Facilities and Land Use and Urban Design Elements provide policies intended to ensure the development of necessary public facilities and services for the City, which can aid the County in the planning of future local libraries. These policies is provided below:
 Policy IE-7.3 Library Space. Continue to work with Riverside County to ensure adequate library space, services, books, and other resources are available to residents and students.

Future library facilities in the Plan Area would be subject to review by the County, and adherence to federal, state, and local building codes and regulations as well as the applicable GPU policies above and included in LU-12.2 and LU-12.3, would minimize impacts to the extent practicable. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts associated with the provision of new or physically altered library facilities would remain less than significant.

Parks and Recreation
The 2019 FEIR determined that growth accommodated by the 2040 GPU would result in an increase in demand for neighborhood and regional parks and other recreational facilities in the GPU Planning Area. The GPU has several goals and policies designed to ensure that the City maintains existing parks and park facilities as well as provides additional park land to serve future population growth.

Additionally, as detailed in the GPU, the City has identified future park and trail improvement/expansion/construction projects. Therefore impacts related to parks and recreation would be less than significant.

Growth accommodated by the proposed project would result in an increase in demand for neighborhood and regional parks and other recreational facilities in the Plan Area. Although the City has not identified any future park and trail improvement/expansion/construction projects in the Plan Area, The GPU has several goals and policies designed to ensure that the City maintains existing parks and park facilities as well as provides additional park land to serve future population growth, listed below:
 Goal PR-2: High-Quality Parks. High-quality parks and recreational facilities that promote community health and are safe and convenient to access.  Policy PR-2.1: Park Ratio. Work to achieve a ratio of 3 acres of public parks per 1,000 residents and place a park or recreation amenity within one-half mile of all Indio residents. Maintain adequate land dedication requirements and/or development fees for new development to meet the park ratio.
 Policy PR-2.2: Parks Classification System. Utilize the parks classification system identified in the General Plan to help guide public park planning and improvements in the City.  Policy PR-2.3 Infill Parks in Disadvantaged Neighborhoods. Focus City efforts to create a variety of new parks types, including mini, neighborhood, and community gardens within Indio’s existing neighborhoods, particularly the most disadvantaged neighborhoods as identified in the Health and Equity Element. Ensure parks are safe, easy to access, and well maintained.  Policy PR-2.4 Temporary / Pop-Up Parks. Encourage the establishment of temporary or pop-up urban parks, public plazas, community gardens, fitness opportunities, or similar on vacant land, parking lots, or undeveloped land until permanent development occurs. Use as a short-term placemaking strategy in Downtown, Midtown, and other areas of the City.  Policy PR-2.8: New Development. Ensure that new residential developments provide adequate on-site recreational and open space amenities consistent with the values and standards of the

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community and the needs of new development. Require projects to establish mechanisms, such as a Community Facilities District, to adequately maintain new parks and recreational facilities.  Policy PR-2.10: Maintain Public Parks. Provide the appropriate resources and staffing to improve and maintain existing park and recreational facilities in Indio.  Policy PR-2.14: Park Facility Locations. Ensure that public facilities and services are equitably distributed throughout Indio.
 Policy PR-4.1: Equitable Access to Recreation and Special Events. Continue to ensure that residents have equal access and opportunity to participate in the City’s recreational activities and programs regardless of age, economic status, disability, culture, or other factors.  Policy LU-12.2: Adequate Infrastructure. Ensure adequate infrastructure and utility service levels before approving new development.
 Policy LU-12.5: Phasing of Public Facilities. Require new parks, open spaces, and public facilities be constructed concurrent with, or prior to, the development of each residential neighborhood.

All required parks, open spaces, and public facilities shall be constructed before a majority of the dwelling units are constructed.
 Policy LU-12.6: Facilities Districts. Require project developers to establish mechanisms, such as a Community Facilities District, to adequately maintain new parks and recreational facilities and other shared resources.

The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR. Adherence to these GPU goals and polices would ensure that impacts related to parks and recreation remain less than significant.

3.16 Transportation/Traffic
Roadway, Intersection, Freeway Traffic Flow and Congestion The 2019 FEIR determined that development facilitated by the 2040 GPU would substantially degrade traffic flow along four roadway segments (all located outside the City’s jurisdiction, at five intersections (all but one intersection located outside the City’s jurisdiction), and along four freeway segments. This would result in a potentially significant impact. Although mitigation measures are available to reduce identified significant impacts to the intersections located within the City of Indio’s jurisdiction, the development facilitated by the GPU would result in significant impacts along roadway and freeway segments and intersections that are located outside of the City’s jurisdiction.

Since the City of Indio cannot enforce the mitigation measures available to reduce impacts at these locations, impacts would remain significant and unavoidable.

According to a 2022 Transportation Memorandum created by Fehr and Peers for the proposed project, the proposed reduction in residential units and non-residential square footage under the proposed project when compared to what is allowed under the General Plan, will both decrease the total number of trips generated in the corridor plan area as well as decrease the total VMT generated in the area (Fehr and Peers 2022). Additionally, the increased intersection density (e.g. improved roadway network) along with improved sidewalks and bicycle infrastructure will also reduce the number of trips in the area (since biking and walking will be easier) and will reduce the average trip length in the area since land uses are more connected1 . All these project attributes will

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52 reduce both the number of trips and the VMT generated by those trips relative to what is allowed by the adopted GPU. As such, the proposed project would result in fewer impacts to roadway, intersection, freeway traffic flow and congestion. Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, therefore impacts related to roadway, intersection, freeway traffic flows and congestion would remain less than significant.

Alternative Transportation
The 2019 FEIR conclude that the 2040 GPU would not conflict with plans, policies, and programs for the purpose of encouraging alternative transportation modes including the 2008 Complete Streets Act, SCAG’s 2016– 2040 RTP/SCS, RCTC Congestion Management Program, CVAG’s CV Link Conceptual Master Plan, and the SunLine Transit Agency’s Short Range Transit Plan (SRTP )FY 2017/18 – FY 2019/20. Therefore impacts to alternative transportation would be less than significant.

The proposed project would adhere to the following GPU goals and policies which are consistent with plans, policies, and programs for the purpose of encouraging alternative transportation modes:
 Goal ME-1: Complete Streets. A City that embraces complete streets by providing streets that are safe and accessible by users of all ages and all abilities.  Policy ME-1.1: Vision. Utilize the layered networks approach to provide enhanced mobility for prioritized modes along streets. This will guide investment along streets in the City.  Policy ME-1.2: Users. Design and build streets that accommodate all users of all ages and all abilities. This includes utilizing the layered networks approach to identify key modes that shall be prioritized and enhanced along each street.
 Policy ME-1.3: Projects and Phases. Design, plan, maintain, and operate streets using complete streets principles for all types of transportation projects including design, planning, construction, maintenance, and operations of new and existing streets and facilities. This includes repurposing unneeded roadway pavement to implement bicycle and pedestrian improvements (e.g. road diets) when Average Daily Traffic (ADT) volumes are less than 20,000 vehicles.
 Policy ME-1.4: Street Connectivity. Encourage short block spacing for new development consistent with the Land Use and Community Design Element to enhance connectivity to neighborhoods. In key areas of the City (e.g. the pedestrian-priority areas, Downtown, Midtown, and the Festival District), work with existing land owners to improve connectivity for bicycles and pedestrians.
 Policy ME-1.5: Responsibility: All departments are responsible for implementing complete streets and incorporating these complete streets policies into their action plans and other planning documents.
 Policy ME-1.6: Design Criteria. Create engineering design and guidelines to specifically address the complete streets goals. This may result in updating the City’s Engineering Standards and other City policy or ordinances.
 Policy ME-1.7: Context. Ensure that complete streets applications integrate the neighborhood and community identity into the street design. This includes recognition of the prioritized users of the street, and providing enhanced treatments for those users, such as special provisions for bicycle and pedestrians on bicycle and pedestrian-prioritized streets.

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 Policy ME-1.8: Performance Standards. Monitor and evaluate multi-modal performance standards, such as Multi Modal Levels of Service (MMLOS), as a means to measure the service levels of prioritized modes based on the layered networks approach. When and if these methodologies are applied in the City, LOS D or better for prioritized modes and LOS E or better for non-prioritized travel modes will be maintained unless exempted from this requirement (see implementation policy PWD-2). Where modes conflict, e.g. when a bicycle priority street intersects with an auto-priority street, the most vulnerable user shall dictate modal priority.  Policy ME-1.9: Funding. Pursue funding for multi-modal infrastructure projects that promote complete streets, such as impact fees and local, regional, State, and federal grants.  Policy ME-1.10: Future Improvements. Obtain and preserve adequate right-of way to accommodate future mobility system improvements.
 Policy ME-1.11: Residential Streets. Design residential streets to minimize traffic volumes and/or speed, as appropriate, without compromising connectivity for emergency first responders, bicycles, and pedestrians. This could be accomplished through management and implementation of complete streets strategies, short block lengths, narrow streets, and/or traffic calming measures.
 Policy ME-1.12: Traffic Calming Tools. Use traffic-calming tools to assist in implementing complete streets principles. Traffic calming tools include roundabouts, curb extensions, highvisibility crosswalks, and separated bicycle infrastructure.  Policy ME-3.1: Riverside Commuter Transit. Support a potential expansion of commuter rail transit from Riverside to the Coachella Valley, including support for a transit station adjacent to the City’s Downtown area.
 Policy ME-3.2: Local Service. Work with SunLine Transit to expand transit routes in the City and enhance bus stops in the City to provide shelters, secure bicycle parking, benches, and safe waiting areas at each stop.
 Policy ME-3.3: Safe Linkages. Encourage convenient and safe pedestrian linkages to and from transit service to provide better first-mile/last-mile connectivity. This includes connectivity to/from existing and new development and along streets providing access to the transit stop.  Policy ME-7.1: Transportation Demand Management. Utilize Transportation Demand Management (TDM) measures throughout the City, where appropriate, to discourage the singleoccupant vehicle, particularly during the peak hours.  Policy ME-7.2: Transportation System Management. Transportation System Management.

Utilize Transportation System Management (TSM) measures throughout the City to ensure that the City's circulation system is as efficient and cost effective as possible and reflect the desire of the City to implement improved pedestrian and bicycle facilities.  Policy ME-7.3: Festival Management. Work with event producers to control mobility during festivals. This includes appropriate circulation and connectivity for all modes of travel.

Adherence to these goals and policies would ensure that future development and redevelopment activities under the proposed project would not conflict with plans, policies, and programs for the purpose of encouraging alternative transportation modes. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

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54 Traffic Hazards
The 2019 FEIR found that future development and capital improvement projects consistent with the 2040 GPU would be required to comply with regulations from the City’s roadway engineering standards, Indio Traffic Ordinance, consistency with the Bermuda Dunes Airport master plan, and California Fire Code emergency access requirements. Furthermore, future projects would be reviewed for consistency with GPU policies related airport safety, traffic safety, and emergency access. Compliance with identified regulation and consistency with GPU policies would preclude creation of new traffic hazards. Therefore, growth facilitated by the GPU would not result in traffic hazards for motor vehicles, bicyclists, or pedestrians. Impacts would be less than significant.

Future development facilitated by the proposed project would be required to comply with regulations from the City’s roadway engineering standards, Indio Traffic Ordinance, consistency with the Bermuda Dunes Airport master plan, and California Fire Code emergency access requirements.

Furthermore, future projects would be reviewed for consistency with GPU policies related airport safety, traffic safety, and emergency access. Compliance with identified regulation and consistency with GPU policies below would preclude creation of new traffic hazards:
 Goal ME-1: Complete Streets. A City that embraces complete streets by providing streets that are safe and accessible by users of all ages and all abilities  Policy ME-1.11 Traffic calming tools. Use traffic-calming tools to assist in implementing complete streets principles. Traffic calming tools include roundabouts, curb extensions, highvisibility crosswalks, and separated bicycle infrastructure.  Policy ME-2.2 Facility enhancement. Enhance the bicycle and pedestrian facilities as identified in Figure 4-1 of the GPU as part of development, private grants, signing of shared routes, maintenance activities, etc. The City will also complete and continually update a Complete Streets Master Plan which will also assist in enhancing bicycle and pedestrian infrastructure.  Policy ME-2.3 Safe Routes to School. Encourage the use of bicycles and walking as the preferred transportation mode for trips to and from elementary, middle, and high schools. Continue implementation of the City’s Safe Routes to School Plan.  Policy ME-2.4 Intersection and signal enhancements. Enhance pedestrian and bicycle crossing efficiency and safety, including timing of signals, crosswalks, and intersection design features.

Therefore, growth facilitated by the proposed project would not result in traffic hazards for motor vehicles, bicyclists, or pedestrians. The proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.17 Utilities and Service Systems
Wastewater
The 2019 FEIR determined that policies and goals include in the 2040 GPU would support development of adequate wastewater capacity to serve future demand associated with growth forecast under the GPU. Impacts related to wastewater facilities would be less than significant.

A Technical Memorandum for potential utility needs and impacts from the proposed SP project, submitted by MSA Consulting in June 2022 concluded that future development under the proposed project would connect into the existing sewer main on Highway 111 and provide wastewater

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services to the site through a series sewer laterals (MSA 2022). Future projects at the site will undergo review by Valley Sanitary District (VSD) and City staff to ensure wastewater capacity and compliance with the current wastewater treatment requirements, in consideration of the CSMP.

Additionally, sewer and water installation and connection fees in place at the time of development will be collected by VSD. No new or expanded treatment facilities are expected as a result of project implementation, nor is the project expected to exceed wastewater capacity. Extending sewer services to future development within the SP scope is expected to be a similarly predictable process to be undertaken at the project-specific level in coordination with VSD. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Water System and Water Supply
The 2019 FEIR found that adherence to city regulations and 2040 GPU policies would identify and secure water supplies to meet planned growth under the GPU. Potential impacts to water systems and water supply would be less than significant.

The proposed project will establish a combination of land uses with site-specific development standards to guide the development of the property in a manner that is consistent with the City of Indio General Plan. The proposed land uses and associated improvements are expected to incorporate water conservation measures, including the use of low-flow plumbing fixtures, drought tolerant (native) outdoor landscaping, and water-efficient irrigation systems. As a standard condition for service connections, the project operators will be expected to furnish the appropriate rate payment to Indio Water Authority (IWA) based on the meter size, ongoing flow charges, agency fees, and groundwater recharge fees.

The June 2022 Technical Memorandum for the proposed project, submitted by MSA Consulting, concluded that extending water services to future development facilitated by the proposed project is expected to be a predictable process to be undertaken at the project-specific level with IWA.

Growth under the proposed project is also within growth forecasted by the GPU. Therefore citywide water supplies would be enough to meet the planned growth under the proposed project. Since the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, impacts would remain less than significant.

Storm Water Drainage Systems
The 2019 FEIR found that future development projects would be required to comply with stringent regulatory requirements of the RWQCB, the City Municipal Code, and CEQA, thereby effectively controlling storm water runoff. Therefore, impacts associated with storm water facilities resulting from implementation of the 2040 GPU would be less than significant.

MSA Consulting’s Technical Memorandum for the proposed SP concluded that Future development under the Specific Plan would connect into the existing sewer main on Highway 111 and provide wastewater services to the site through a series sewer laterals. Future projects will undergo review by VSD and City staff to ensure wastewater capacity and compliance with the current wastewater treatment requirements, in consideration of the CSMP. Additionally, sewer and water installation and connection fees in place at the time of development will be collected by VSD. No new or expanded treatment facilities are expected as a result of project implementation, nor is the project expected to exceed wastewater capacity. Extending sewer services to future development facilitated by the proposed project is expected to be a similarly predictable process to be undertaken at the project-specific level in coordination with VSD. Therefore, the proposed project

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56 would not generate any new impacts associated with storm water facilities beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

Solid Waste Disposal
The 2019 FEIR found that all future developments would be required to comply with the diversion requirements, Municipal Code requirements, and 2040 GPU policies. These requirements would maximize waste stream diversions and help reduce solid waste disposal impacts related to compliance with federal, state, and local regulations related to the solid waste generated from future development in accordance with the GPU. Regional landfills would remain open up to and past the GPU horizon year of 2040 and have capacity to meet the future needs of the City of Indio.

The City will continue to coordinate with Riverside County regarding solid waste disposal capacity.

Therefore, impacts related to solid waste disposal and regulatory compliance is less than significant.

MSA Consulting’s June 2022 Technical Memorandum for the proposed project concluded that existing solid waste systems would be adequate to serve future development facilitated by the proposed project and securing solid waste services to is expected to be a predictable process to be undertaken at the project-specific level in coordination with the citywide waste disposal and recycling services vendor. Therefore, the proposed project would not generate any new impacts related to solid waste disposal and regulatory compliance, beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant.

3.18 Wildfires
The 2019 FEIR found that the 2040 GPU Planning Area is not prone to any major wild land fires due to its desert environment, which does not support large amounts of brush. According to the Riverside County Multi-Jurisdictional Hazard Mitigation Plan (2012), the City of Indio is not affected by wildfires and risk is generally considered “moderate” throughout the City. Based on the City’s Local Hazard Mitigation Plan, wildfire probability is low, with moderate severity. Therefore, the GPU would result in less than significant impacts associate with risk of wildland fires.

Undeveloped wildland areas are not located in proximity to the proposed project site. According to the California Department of Forestry and Fire Protection (Cal Fire), the project site is not located in a “Fire Hazard Severity Zone” or “Very High Hazard Severity Zone” for wildland fires (Cal Fire 2011).

The nearest “Very High Hazard Severity Zone” is in Palm Desert, approximately seven miles west of the Plan Area. Therefore, the Plan Area is not located near a state responsibility area or classified as having a high fire hazard.

Development facilitated by the proposed project would not be directly susceptible to wildfires and would not result in any impacts involving wildland fires. Future development under the SP would be required to adhere to 2040 GPU policies related to fire protection, specifically Policies SE-3.0 through SE-3.10 and LU-12-2 through LU-12.4. Further, any new constructed buildings under the proposed project would also be required to comply with applicable fire and life safety standards and code requirements, as well as standard design requirements (e.g., fire sprinklers and fire alarm devices) in accordance with the California Building Code. In addition, the City of Indio’s Fire Department provides fire protection and emergency response for the Plan Area and the City of Indio. Development under the proposed project would also be required to comply with applicable fire and life safety standards and code requirements, such as fire hydrant flows, hydrant spacing,

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adequate fire lane turning-radius, and access, and as well as standard design requirements (e.g., fire sprinklers and fire alarm devices) in accordance with the CBC. Overall, development facilitated by the proposed project would not be directly susceptible to wildfires. Therefore, the proposed project would not generate any new impacts beyond what was envisioned and analyzed under the 2040 GPU and analyzed by the 2019 FEIR, and impacts would remain less than significant. impacts would remain less than significant.

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As discussed in detail in the preceding sections, the proposed project is consistent with the 2040 General Plan Update. As such, it is within the environmental impact parameters considered in the 2019 FEIR. In addition, as supported by the substantial evidence provided in this Finding of Consistency, the proposed project would have no new significant environmental effects beyond those identified in the 2019 FEIR. Also, as discussed above, mitigation measures identified in the 2019 FEIR, as contained in the adopted Mitigation Monitoring and Reporting Program would also apply to the proposed project. Therefore, based on these findings, the proposed project is entirely consistent with, and within the analysis parameters of, the 20190 FEIR, and additional environmental documentation is not required under CEQA.

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5 References
California Energy Commission (CEC). 2020. Electricity Consumption by Entity. http://ecdms.energy.ca.gov/elecbyutil.aspx.

Indio, City of. 2019. General Plan. Adopted September 18, 2019 ______. 2019. Final Environmental Impact Report for the City of Indio General Plan Update Indio, California. Prepared by Rincon Consultants. Published June 2019 MSA Consulting. 2022. Technical Memorandum. Highway 111 Corridor Specific Plan Background Report for Infrastructure Analysis
Fehr and Peers. 2022. Memorandum. Highway 111 Corridor Plan

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MSA Consulting, 2022. Background Report for Infrastructure Analysis

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Date June 27, 2022
Prepared By: MSA consulting,
34200 Bob Hope Drive
Rancho Mirage, California 92270
Phone: (760) 320-9811
Subject: Highway 111 Corridor Specific Plan
Background Report for Infrastructure Analysis
The purpose of this Technical Memorandum (TM) is to present the background information for water, wastewater, stormwater, electric power, gas, communications, solid waste, and irrigation systems relevant to the environmental review process for the Highway 111 Corridor Specific Plan study area in the City of Indio. The findings and analysis are based on utility research and coordination with the various service purveyors, including Indio Water Authority (IWA), Valley Sanitary District (VSD), Imperial Irrigation District (IID), Southern California Gas Company (SoCal Gas), Charter Communications, and Frontier Communications. Relevant reference documents include the City of Indio General Plan 2040, Downtown Indio Specific Plan, and City of Indio Master Drainage Plan Update and other public resources cited herein. It is worth noting that the provided figures and maps are intended to be single-line diagrams of existing and master-planned backbone utilities focused on the Specific Plan area for planning-level purposes. Public utility companies have discretion and control on the level of detail that can be shared and published for their respective infrastructure. Moreover, the information provided in this assessment is not intended to preclude future development from undertaking the necessary project-specific utility research and cost estimates.

The Highway 111 Corridor Specific Plan area (“Specific Plan” or “SP”) covers approximately 944 acres (1.47 square miles) within the City of Indio. This extent follows the east-west alignment of Highway 111, starting from approximately 770 feet west of Jefferson Street (also the City’s westerly limits), to Indio Boulevard at its eastern limit. The northerly and southerly limits vary in distance from the Highway 111 axis and consist of developed and vacant properties. Developed parcels include residential, educational, commercial, institutional, and open space uses. Relevant landmarks include the Indio Grand Marketplace, Riverside County Fairgrounds, the John J. Benoit Detention Center, and Larson Justice Center. An eastern portion of the Specific Plan is adjacent to the Downtown Indio Specific Plan, which covers the proper downtown district. The north-south segment of the Coachella Canal crosses the SP area between Madison Street and Clinton Street. For planning purposes, Specific Plan has been divided into three primary segments: West, Midtown, and East with respective sub-areas. Where applicable, this analysis will organize its findings based on the three primary segments. A map overview of the Specific Plan location is provided in Figure 1.

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Figure 1 – Highway 111 Corridor Specific Plan
The Proposed Project (Preferred Alternative) would allow for potential development and redevelopment under three primary zoning designations. It is understood that the Proposed Project would not impose development standards on existing land uses, such as existing homes, businesses, and school sites. The three proposed zoning designations are: DU “Neighborhood Edge” (Low), DU “Neighborhood General” (Med), and DU “MU Corridor” (High). Based on the allowable uses and densities, the Specific Plan is estimated to include up to 5,157 dwelling units and 914,487 square feet of non-residential uses (retail/restaurant, commercial, industrial, hotel/lodging, and civic). The West segment would allow for up to 2,714 dwelling units and 333,727 square feet of non-residential uses among the three zoning designations. The Midtown segment would allow for up to 1,778 dwelling units and 518,025 square feet of non-residential uses among the three zoning designations. The East segment would allow for up to 666 dwelling units and 62,735 square feet of non-residential uses among the three zoning designations.

Additional detail on the proposed zoning and associated development standards is provided in the Specific Plan.

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1.0 WATER SERVICES AND GROUNDWATER MANAGEMENT
Existing Services:

Water service to the Highway 111 Corridor Specific Plan is provided by Indio Water Authority (IWA). The existing water distribution system by IWA covers approximately 38 square miles, consisting of 20 groundwater wells, seven storage reservoirs, one large main pressure zone, and two smaller development-based zones. These facilities are served by approximately 326 miles of distribution system pipes, ranging in diameter from 2 to 24 inches. The Coachella Valley Groundwater Basin is the primary groundwater source for the region, City of Indio and IWA. Based on a widely accepted estimate by the California Department of Water Resources (DWR), the Coachella Valley Groundwater Basin has an approximate storage capacity of 39.2 million acre-feet (AF) of water within the first 1,000 feet below ground surface. The Coachella Valley Groundwater Basin is divided into four subbbasins: Indio, Mission Creek, Desert Hot Springs, and San Gorgonio. The City of Indio and Specific Plan area are particularly underlain by the Indio Subbasin (also known as Whitewater River Subbasin), which is estimated by DWR to have approximately 29.8 million AF of storage, equivalent to approximately 76 percent of the total groundwater in the Coachella Valley Groundwater Basin.

The 2002 Coachella Valley Groundwater Management Plan was prepared in collaboration with other local stakeholders with a focus on reducing overdraft, preventing groundwater level decline, protecting groundwater quality, and preventing land subsidence. The subsequent 2010 Coachella Valley Groundwater Management Plan Update was prepared to document the accomplishments in reducing overdraft and address changed conditions since 2002. In 2014, the California Legislature signed a threebill legislative package into law, collectively known as the Sustainable Groundwater Management Act (SGMA), allowing local agencies to manage groundwater resources in a sustainable manner. SGMA required that a Groundwater Sustainability Plan (GSP) or Alternative Plan to a GSP (Alternative Plan) be adopted for basins and subbasins designated by the DWR as medium- and high-priority basins. Basin prioritization is based on a variety of factors such as population, number of wells, and other information determined to be relevant by DWR. The Indio Subbasin was designated as a medium-priority subbasin by DWR.

IWA and other local water purveyors collectively represent the Indio Subbasin Groundwater Sustainability Agencies (GSAs). In January 2017, the GSAs submitted to DWR the 2010 Coachella Valley Water Management Plan (2010 CVWMP), accompanied by an Indio Subbasin Bridge Document, as a SGMA-compliant Alternative Plan. On July 17, 2019, DWR approved the Alternative Plan with a requirement to submit an Alternative Plan Update by January 1, 2022 and every five years thereafter.

Based on the Indio Subbasin SGMA documentation, the combined strategies have resulted in significant groundwater storage increases across the subbasin, thus allowing the region to comply with the framework for sustainable management.

In 2019, IWA was among the six urban water suppliers in the Coachella Valley to collaborate on the preparation of the 2020 Coachella Valley Regional Urban Water Management Plan (2020 RUWMP) with regional and individual agency content. The 2020 RUWMP describes the region’s water supplies and anticipated demands through 2045, along with each agency’s programs to encourage efficient water use.

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In June of 2021 IWA’s Water Shortage Contingency Plan (WSCP) was prepared to outline each agency’s actions that could be taken during a water shortage to reduce demands. According to the WSCP, drought conditions are not expected to affect the region’s Colorado River water supply due to the agency’s high priority allocation. Colorado River water is not the primary source of urban water supply since it is used for groundwater replenishment and non-potable uses. If a reduction in Colorado River water supply occurred, local agencies would initially reduce deliveries to groundwater replenishment projects.

Drought conditions in the Sierra Nevada would have an effect on the State Water Project (SWP) water allocation and reduce the exchange water received by local agencies. Since the SWP exchange water is used for replenishment of the groundwater basin and is not a direct source of urban water supply, water use restrictions due to drought involving the SWP water supply would likely be implemented only as a result of a prolonged drought. During dry periods when less imported water is available, groundwater production is expected to exceed the amount of recharge, and the volume in storage will be reduced.

However, these reductions can be reversed in years when additional imported water is available. The Coachella Valley Groundwater Basin is deemed to be a large basin which provides a buffer during dry periods, thus allowing the agencies to develop long-term plans and programs to manage regional water supplies.

On March 28, 2022, the California Governor called on all water agencies to consider moving to Level 2 of their Water Shortage Contingency Plans and take conservation actions to reduce water-use by all domestic water customers. IWA is understood to have aligned with the Stage II Water Shortage Contingency Plan and State water restrictions, as listed below per the Agency’s web site:
• Watering so much that it runs into the sidewalk, driveway, or other non-landscape areas. • Timely repair of broken sprinklers.
• Water during and after 48 hours of measurable rainfall. • Running water to wash vehicles. Use of buckets and shutoff nozzles on hoses is allowed. • Outdoor water use is prohibited during daylight hours for spray irrigation, except for leak checks. • Restaurants can serve water upon request.
• Reduce outdoor water use by 10%.
• Watering of "non-functional" turf in commercial, industrial, and institutional areas, i.e. areas not used for human recreational areas, except for health of trees and non-turf plantings.

It is worth noting that at the time of this assessment, the Level 2 Water Shortage Contingency Plan actions do not involve a limitation on land development activities, such as those that may be undertaken within the Specific Plan scope.

Local water purveyors collaborate with the operation and maintenance of three replenishment facilities serving the Indio Subbasin: Whitewater River Groundwater Replenishment Facility, the Thomas E. Levy Groundwater Replenishment Facility, and the Palm Desert Groundwater Replenishment Facility.

Artificial replenishment, or recharge, is recognized by the water districts as one of the most effective methods available for preserving local groundwater supplies, reversing aquifer overdraft and meeting demand by domestic consumers. Local agencies are known to have percolated over 650 billion gallons of water back into the aquifer. In the central part of the Coachella Valley, groundwater recharge is provided by the recently constructed first phase of the Palm Desert Groundwater Replenishment Facility, operated by CVWD. According to the CVWD web site, this facility is expected to add up to 25,000

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acre-feet of Colorado River water annually into the aquifer. Combined with water conservation and efficiency requirements, individual development projects can contribute to groundwater sustainability by implementing the required stormwater runoff retention and infiltration facilities. Local development standards require on-site retention facilities sized to contain and infiltrate project-related stormwater runoff up to the controlling 100-year storm event, thus contributing toward groundwater recharge instead of producing a condition of urban runoff discharge. The established groundwater replenishment facilities described above for the Indio Subbasin are not located on or near the Specific Plan area.

Therefore, from the aspect of land use and location, project implementation is not deemed to be in conflict with any existing or planned groundwater recharge facility or associated infrastructure.

Figure 2 provides a visual representation of existing water main lines along Highway 111. North-south trending laterals and mains are also present within the Specific Plan area.

Figure 2 – Existing Water Facilities Along Highway 111
Implications for Future Development:

Information obtained from utility research indicates that the entire span of Highway 111 within the SP area is improved with existing water delivery main lines, providing service via lateral lines to the properties on the north and south side of this corridor. According to the Indio General Plan 2040, IWA’s existing distribution system is deemed sufficient to meet Indio’s current and future demands, which by association would include the allowable development under the proposed Specific Plan. Additional

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pumping, booster systems, and pressure zones will continue to be implemented through Capital Improvement Programs (CIPs) as needed to satisfy the system’s performance criteria.

The proposed Specific Plan Amendment will establish a combination of land uses with site-specific development standards to guide the development of the property in a manner that is consistent with the City of Indio General Plan. The proposed land uses and associated improvements are expected to incorporate water conservation measures, including the use of low-flow plumbing fixtures, droughttolerant (native) outdoor landscaping, and water-efficient irrigation systems. As a standard condition for service connections, the project operators will be expected to furnish the appropriate rate payment to IWA based on the meter size, ongoing flow charges, agency fees, and groundwater recharge fees.

Per IWA’s 2020 Regional Urban Water Management Plan (UWMP), the district had a 2020 target water use demand of 262 gallons per capita per day (gpcd). IWA’s actual per capita daily water use was 225 which is below the below the 2020 target. IWA achieved its 2020 water use target but continues to implement demand management measures to reduce per capita water use. New development is accounted for in IWA’s projected water use. Demand projections prepared for the UWMP considered the incorporation of codes and standards. The proposed project would connect primarily into the existing infrastructure along Highway 111. Water main lines will be extended to adequately serve the project in addition to an internal network of private lines to serve on-site development. The infrastructure and design components for future development are required to be consistent with IWA requirements and water management plan, including water conservation guidelines to mitigate impacts to public water supplies. Examples of these water conservation methods include water conserving plumbing fixtures, drought tolerant landscaping, and drip irrigation systems as well as on-site stormwater infiltration. Additional domestic water improvements necessary to serve this development will be identified by IWA and included as conditions of approval by the City of Indio during the City’s standard review process.

Extending water services to future development within the SP scope is expected to be a predictable processto be undertaken at the project-specific level with IWA. One of the potential challenges to water services improvements is the age of existing water line infrastructure outside of the Highway 111 corridor. Pursuant to California Senate Bill 610, certain project thresholds prompt the requirement for a Water Supply Assessment/Water Supply Verification process through the local water agencies. The project thresholds are as follows:
(1) A proposed residential development of more than 500 dwelling units. (2) A proposed shopping center or business establishment employing more than 1,000 persons or having more than 500,000 square feet of floor space.
(3) A proposed commercial office building employing more than 1,000 persons or having more than 250,000 square feet of floor space.
(4) A proposed hotel or motel, or both, having more than 500 rooms. (5) A proposed industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 square feet of floor area.
(6) A mixed-use project that includes one or more of the projects specified in this subdivision.

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(7) A project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500-dwelling unit project.

2.0 WASTEWATER SERVICE
Existing Services:

Valley Sanitary District (VSD) provides wastewater collection and treatment and water reclamation services to an area of 12,768 acres, which includes a population of approximately 76,000, mainly serving the City of Indio. VSD operates and maintains 246 miles of sanitary sewer line and delivers over 6 million gallons per day (gpd) of wastewater to its 11 million gallons per day (mgd) wastewater treatment plant (WWTP) on Van Buren Street and Enterprise Way.

Two wastewater treatment plants (WWTP) provide, receive, and treat wastewater within the VSD service area. One WWTP is owned by VSD and the other is owned by the Coachella Valley Water District (CVWD). Most of the communities within the VSD service area receive sanitation service from one of these plants. The treatment plant owned by CVWD, CVWD WRP-7, treats a small percentage of the City’s wastewater. WRP-7, located at Avenue 38 and Madison Street, is a tertiary treatment facility that recycles the effluent it produces for non-potable uses for CVWD customers. VSD’s WWTP serves 96 percent of the City of Indio’s population. Most of the effluent from this WWTP is discharged to the Coachella Valley Stormwater Channel (CVSC) and a small percentage is sent to tribal lands for irrigation.

VSD WWTP consists of an activated sludge treatment process which treats approximately 6.5 million gallons per day (mgd) of wastewater with a maximum capacity of 10 mgd, a biological treatment pond process which treats all waste solids and approximately 0.5 mgd of wastewater, and a constructed wetlands treatment process. Overall, VSD WWTP treats approximately 7 mgd of wastewater and has a maximum capacity of 12 mgd. This plant has already completed the first part of a two-part expansion project which increased the capacity of the activated sludge treatment process to its current maximum.

The second part of the expansion project will further increase the maximum capacity of the activated sludge process to 18 mgd alongside other improvements.

Collection System Master Plan (CSMP) for Valley Sanitary District (VSD) was prepared in 2013. In March of 2019, a CSMP review was prepared to review and revise the sewer system capital improvements projections from the 2013 CSMP. The review involved modeling to identify potential areas of concern at various planning horizon conditions: existing conditions (2017), interim planning horizon conditions (2035), and build-out conditions. The model results indicate that no improvements are needed for the existing conditions (2017) and interim planning horizon conditions (2035). However, certain projects are still required to address the capacity deficiencies predicted by the model for build-out conditions. These projects are recommended no sooner than the planning horizon according to the results of this CSMP Review; however new development, changes in zoning and population, and changes in usage trends could cause areas to exceed design capacity sooner which would necessitate a project earlier than the interim horizon (2035). It is recommended that VSD initiate a new Master Plan Update and flow monitoring effort prior to 2035, ideally in the next four to eight years, in order to confirm these results and update model flows with field data. Areas of concern identified in this review should be prioritized for flow monitoring and should be monitored by operations staff in the meantime to ensure no capacity issues develop.

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One potential improvement project within the Specific Plan area is the Highway 111 Interceptor, which would involve a pipe connecting the north side of Highway 111 to the Requa Interceptor to relieve Dr.

Carreon and increase the Highway 111 capacity in order to accommodate the jail expansion. The overall CSMP Review found one potential area of concern on Highway 111 between Oasis Street and Calhoun Street for the build-out conditions. At this point, only monitoring is recommended to consider implementation as part of future capital improvement projects.

Information obtained from utility research indicates that a majority of the Highway 111 span within the SP area is improved with existing sewer lines providing service to properties on the north and south side of this corridor. VSD is currently undergoing multiple projects to expand and improve various parts of its system. The Collection System Rehabilitation Program is a $60 million, ten-year project to repair and reconstruct approximately 100 miles of sewer collection system pipes. The design phase of this project began in 2019 and construction will begin in 2020. At the time of this assessment, approximately 2,255 lineal feet of pipe have been rehabilitated. Figure 3 provides a visual representation of existing sewer facilities within the Specific Plan.

Figure 3 – Existing Sewer Facilities
Implications for Future Development:

Future development under the Specific Plan would connect into the existing sewer main on Highway 111 and provide wastewater services to the site through a series sewer laterals. Future projects will undergo review by VSD and City staff to ensure wastewater capacity and compliance with the current wastewater

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treatment requirements, in consideration of the CSMP. Additionally, sewer and water installation and connection fees in place at the time of development will be collected by VSD. No new or expanded treatment facilities are expected as a result of project implementation, nor is the project expected to exceed wastewater capacity. Extending sewer services to future development within the SP scope is expected to be a similarly predictable process to be undertaken at the project-specific level in coordination with VSD.

3.0 STORMWATER AND FLOOD CONTROL
Existing Services:

The City of Indio and the Coachella Valley region are known to have some of the driest and hottest climate in California. The mean annual precipitation in the City is 3.3 inches, occurring mostly from November through April, and August through September, but its distribution and intensity can be sporadic in nature. Local thunderstorms may contribute all the average seasonal precipitation at one time or only a trace of precipitation for the entire season. At the Indio Fire Station, the record low annual precipitation was 0.35 inches in 1990, and 10.85 inches for a record high in 1939. The period of records is from 1894 to 2012 based on the data per National Oceanic and Atmospheric Administration (NOAA) National Weather Service.

In this context, Coachella Valley Stormwater Channel (CVSC) is the primary regional flood control facility serving the City of Indio and other areas of the Coachella Valley. As a partially lined, engineered extension of the Whitewater River, CVSC accepts agricultural irrigation return water and conveys treated wastewater, urban runoff, and stormwater runoff to the Salton Sea. Across the City of Indio, CVSC is physically improved with an engineered levee system that is operated and maintained by CVWD. The SP boundary does not include any portion of CVSC, but it is a relevant regional facility due to the local drainage conditions.

The La Quinta Evacuation Channel is another regional drainage facility in the western part of the City and Specific Plan vicinity. Completed in the late 1980’s, the channel was built to provide approximately 4.5 miles of protection by conveying stormwater in a northeasterly direction to confluence with CVSC.

Within the SP boundary, the existing channel has a 220-foot right-of way. Based on the facility as-built plans, the top of the channel slope has a design elevation of 50 feet above sea level. The unimproved bank descends approximately 18 feet in elevation at a 3.5-to-1 slope to the channel invert, which has a design width of 50 feet at an elevation of approximately 31 feet above sea level.

Additional existing regional drainage facilities, which are less relevant to the SP due to distance, include the East Side Dike along the foothills of north Indio, Waste Way 3 at the northeast area of the City, and a recently completed Phase I portion of the North Indio Regional Flood Control Channel. Phase II of the Channel is expected to be completed in 3-5 years.

In November of 2019, the City of Indio Master Drainage Plan (MDP) Update was completed to provide a comprehensive storm water strategy for addressing flood protection for both existing and future development within the City, including the SP area. The MDP reviewed existing conditions and flood prone areas to identify drainage facilities and opportunities for implementing Best Management Practices (BMPs), ground water recharge, green infrastructure, and water quality mitigation and

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treatment. The alignment and location of the facilities proposed in the MDP update are conceptual.

Precise locations and size of the facilities will be dictated by site-specific conditions and other factors such as environmental, engineering, and economic considerations.

Based on the MPD inventory, the Specific Plan area is served by existing facilities (catch basins and lines) in portions of the West, Midtown, East areas. At the West, existing storm drain lines are located at portions of Highway 111 and Shields Road to convey runoff northerly to the La Quinta Evacuation Channel and CVSC. In the Midtown area, existing storm drain lines along 46th Avenue, Highway 111, Arabia Street, and Oasis Street are designed to convey flows into a regional retention basin located on County-owned property. At the easternmost portion of the SP area, storm drain lines exist along segments of Highway 111 and Indio Boulevard. At this eastern part of the SP, the MDP has identified a flood-prone area between Smurr Avenue and Calhoun Street. Figure 4 below identifies the existing and proposed storm drain facilities according to the MDP.

Figure 4 – Existing and Proposed Storm Drain Facilities Based on MDP Implications for Future Development:

The MDP proposes various storm drain improvements to serve the City and portions of the SP area. In particular, a 30-inch storm drain line is proposed for a segment of Jefferson Street to convey flows northerly to the La Quinta Evacuation Channel. This improvement would benefit the west-end of the SP area. To address the flood-prone area at the east-end of Highway 111, storm drain lines are also

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proposed for Highway 111 (between Jackson Street and Sage Street), Marylin Street, and Lorraine Street. These improvements would function with the proposed facilities within the Indio Downtown Specific Plan area to convey runoff into the South Jackson Soccer Park Basin. Outside of the SP area, other proposed storm drain facilities are planned to convey flows into CVSC. While these future improvements are designed to improve local stormwater management, the City of Indio requires new land development projects to retain the 100-year, 24-hour volume storm event on-site. Therefore, stormwater retention facilities are required to be factored into the site design of future development within the Specific Plan scope, such that new development projects do not result in a stormwater runoff discharge condition capable of impairing the storm drain system capacity operated by the City.

4.0 ELECTRIC POWER, GAS AND COMMUNICATION SERVICES
Electric Power
Imperial Irrigation District (IID) provides electric service to the Specific Plan area. IID is regulated by the California Public Utilities Commission (CPUC) and Federal Energy Regulatory Commission (FERC).

Electrical power is generated by a combined system of gas and coal production, oil, hydroelectricity, nuclear production, solar and wind technology, and energy purchase. Information obtained from utility research indicates that existing underground, overhead, and transmission lines are located along a majority of the SP area. Figure 5 provides a visual representation of the existing IID Electric Power Facilities.

Figure 5 – Existing IID Electric Power Facilities

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Implications for Future Development:

IID is understood to be experiencing challenge due to a lack of power transmission capacity affecting the eastern Coachella Valley, limiting the agency’s ability to issue will serve letters to land development projects depending on size and location. Electric power service may be considered one of the biggest challenges to land development activities in the Eastern Coachella Valley and Specific Plan area. The most common solution to new development is the implementation of new substation infrastructure, which may be cost prohibitive depending on the project size and funding. In recent months, IID has begun coordinating with various City leaders and stakeholders to identify potential solutions. A tentative capital improvement plan has been drafted to prioritize substation and distribution infrastructure needs.

However, no formal plan and course of action has been finalized in the ongoing recent efforts.

Future development within the Specific Plan scope will require coordination with IID to determine their capacity to serve the specific project. As a standard practice, IID is only enabled to provide capacity determinations based on project-specific load demands. Depending on project size, future development projects may require additional substation and distribution infrastructure with the associated costs. A preliminary estimate identifies a potential cost of $25 million of necessary infrastructure improvements per each of the three Specific Plan areas (West, Midtown and East). The sharing of such costs will vary based on the infrastructure investments made by the City and IID at the time of future development proposals.

As a condition of approval by the City, land development projects with on-site or adjacent overhead electric distribution lines are required to convert these facilities from overhead to underground (“undergrounding”), a process that involves an improvement cost with associated utility conflict challenges. For reference, electric distribution lines are those with a voltage of 33 kV or less and represent a majority of the existing electric lines operated by IID within the SP area. As a result, most land development projects within the SP area would likely be required to incur the cost and associated utility coordination of undergrounding on-site or adjacent facilities in order to satisfy the conditions of approval.

Natural Gas
Existing Services:

Southern California Gas Company (SoCal Gas), a publicly regulated utility, is the natural gas service provider to the City of Indio and Specific Plan. SoCal Gas has regional and local distribution lines in the City and its SOI and provides natural gas for space heating, domestic and commercial hot water, cooking, and air conditioning applications. Together, CPUC and FERC regulate SoCal Gas’ natural gas distribution and conveyance activities. FERC is an independent federal agency that regulates the interstate transmission of electricity, natural gas, and oil. CPUC regulates natural gas rates and natural gas services, including in-state transportation over the utilities' transmission and distribution pipeline systems, storage, procurement, metering, and billing. The availability of natural gas services is dependent upon current conditions of gas supply and regulatory policies.

Information obtained from utility research indicates that existing underground gas lines are located along the roadway network in a majority of the SP area. Refer to Figure 6 for a visual representation of existing facilities within the Specific Plan.

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Figure 6 – Existing Gas Facilities
Implications for Future Development:

Extending gas services to future development within the SP scope is expected to be a predictable process to be undertaken at the project-specific level in coordination with SoCal Gas.

Telecommunications
Existing Services:

Telecommunications services in the City of Indio are provided by various companies, in addition to satellite connection options. Charter Spectrum provides telephone, cable and internet service.

Telephone service, formerly provided by Verizon, is now offered by Frontier Communications. Both companies are regulated by the California Public Utilities Commission (CPUC.) A wide array of products and telecommunication services for residential and commercial uses are offered by both, including internet services, wireless services, television technology utilizing digital fiber optic technology, and satellite technology.

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Information obtained from utility research indicates that a variety of telecommunication facilities exist along roadways included within the Specific Plan. Refer to Figure 7 for a visual representation of existing facilities within the Specific Plan.

Figure 7 – Telecommunication Facilities (Charter and Frontier) Implications for Future Development:

Extending telecommunication services to future development within the SP scope is expected to be a predictable process to be undertaken at the project-specific level in coordination with Charter Spectrum and Frontier Communications.

5.0 SOLID WASTE SERVICES
Solid waste disposal and recycling services for the City of Indio is provided by Burrtec. Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site. Cal-Recycle data indicates the Bandlands Disposal site has 7,800,000 cubic yards of remaining capacity, the El Sobrante Landfill has a remaining capacity of 3,884,470 tons of solid waste, and Lamb Canyon Disposal has a remaining solid waste capacity of 19,242,950 cubic yards.

As part of its long-range planning and management activities, the Riverside County Waste Management

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Department (RCWMD) ensures that Riverside County has a minimum of 15 years of capacity, at any time, for future landfill disposal. The 15-year projection of disposal capacity is prepared each year by as part of the annual reporting requirements for the Countywide Integrated Waste Management Plan. The most recent 15-year projection by the RCWMD indicates that no additional capacity is needed to dispose of countywide waste through 2024, with a remaining disposal capacity of 28,561,626 tons in the year 2024.

Burrtec Waste and Recycling Services provides solid waste recycling programs. The programs include recycling grass clippings and other landscape materials into compost for reuse as fertilizer, as well as backyard pick-up service for newspapers, glass, plastic, tin, and aluminum from residential areas.

Commercial recycling includes the above materials plus cardboard and green waste. In addition, Burrtec Waste and Recycling Services also provides free Household Hazardous Waste (HHW) pick-ups for residents. This includes paint, oils, pesticides, cleaners, and more.

The California Integrated Waste Management Act of 1989 (AB 939) requires each city or county’s source reduction and recycling element to include an implementation schedule showing that a city or county must divert 50 percent of solid waste from landfill disposal or transformation on an after January 1, 2000.

SB 1016, passed in 2008, required the 50 percent division requirement to be calculated in a per capita disposal rate equivalent. AB 341, passed in 2012, required that California increase its diversion rate to 75% by 2020.

The California Department of Resources Recycling Recovery (CalRecycle) tracks and monitors solid waste generation rates on a per capita basis. Per capita solid waste generation rates and total annual solid waste disposal volumes for the City of Indio between 2014 and 2018 are shown in Table 2 below.

Information for subsequent years, 2019 and 2020, is not available from this source.

Table 2 Waste Generation and Disposal for City of Indio Year Waste Generation Rates (Pounds/Person/Day) Total Disposal Tonnage Per Resident Per Employee (Tons/Year)
2014 3.70 20.20 55,326
2015 4.50 22.80 69,226
2016 4.60 23.70 72,938
2017 4.80 24.40 75,776
2018 4.90 24.40 79,284
Source: CalRecycle. 2020. Jurisdiction Per Capita Disposal Trends. Available at:
https://www2.calrecycle.ca.gov/LGCentral/AnnualReporting/ReviewReports/DisposalTonnageTrend As shown in Table 2, per capita waste generation and total annual disposal tonnage in Indio have increased between 2014 and 2018. The City’s per capita disposal rate appears to satisfy the target rate established by CalRecycle of 10.6 pounds/person/day for residents and but the target rate of 24.2 pounds/person/day for employees is slightly exceeded. The California Integrated Waste Management Act, also known as AB 939, requires that each city and county in California reduce the amount of waste disposed to the landfill by 50% from 1990 levels by the year 2000, and to maintain the 50% level thereafter. Municipalities face penalties of up to $10,000 per day for failure to comply. That is why diversion from construction sites, commercial and industrial, multi-family residential, single-family residential is deemed very important to the City of Indio.

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Implications for Future Development:

Securing solid waste services to future development within the SP scope is expected to be a predictable process to be undertaken at the project-specific level in coordination with Burrtec.

6.0 IRRIGATION INFRASTRUCTURE (BUREAU OF RECLAMATION)
The eastern Coachella Valley’s agricultural areas have historically been served by an irrigation system owned by the Bureau of Reclamation (BOR) and managed by Coachella Valley Water District (CVWD). A segment of the 122-mile Coachella Canal crosses the SP area between Madison Street and Clinton Street.

This facility is designed to deliver nearly a million acre-feet of water in a year, primarily for agricultural uses in the eastern Coachella Valley. Water is conveyed entirely by gravity flow. At the point that it crosses the SP area, flows have a north-to-south direction. The Canal’s lateral distribution system delivers water at the highest point of every 40 acres of eligible land within the district's service area.

Within the SP area, this distribution system stemming from the Coachella Canal includes irrigation lines along segments of Avenue 46, Highway 111, Arabia Street, and Dr. Carreon Boulevard. The implications of existing irrigation facilities to land development projects within the SP area imply potential time resources due to the necessary coordination with CVWD. Avoiding the disturbance of existing irrigation facilities would prevent the coordination time and associated resources.

Figure 8 – Existing Irrigation Facilities

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7.0 INFRASTRUCTURE COST IMPLICATIONS
Given the extent of the Specific Plan area and allowable uses that may be developed according to various factors, such as parcel configuration, ownership and market demand, the assessment of potential infrastructure and service costs is provided in a categorical, rather than quantitative, manner to distinguish potential influence of such utility and service costs on future development under. Certain utilities and services are expected to involve a predictable process with utility research and coordination at the project-specific level. Actual costs for utility relocations and new facilities can only be determined upon the completion of an approved design by the utility agency.

Solid Waste: Obtaining solid waste services would involve project-specific coordination with Burrtec to account for the services commensurate with the land use and size (e.g. commercial establishments or residential dwelling units). Burrtec services would likely involve construction-related solid waste and recycling management. Service fees would be set for the enrollment of new service accounts directly with the operators or owners at the occupancy stage. The potential cost levels of solid waste services are not known to be an impairment to carrying out land development.

Telecommunications: Obtaining telecommunication services would involve project-specific coordination with Charter Spectrum and Frontier Communications. Such service purveyors are understood to extend service infrastructure based on project-specific needs, rather than a master-planned approach, so future projects may incur an initial development fee furnished by the developer or by the account holders enrolling in such services. The potential cost levels of telecommunications improvements are not known to be an impairment to carrying out land development.

Irrigation (Bureau of Reclamation): Although future development may not involve the construction of new agricultural irrigation infrastructure, certain proposed projects occupying land with existing irrigation delivery facilities, such as stand pipes and underground lines owned by the Bureau of Reclamation, may incur a potential cost for proper disposition of such facilities, such as protection or abandonment. Coordination for disposition would start with CVWD as the manager of such facilities, but may also involve the Bureau of Reclamation for certain approvals. The handling of existing irrigation delivery infrastructure on a site may pose a significant cost based on the scale and nature of a future project, as well as the disposition method for existing facilities to be undertaken.

Water: Obtaining water services would involve project-specific utility research and coordination with IWA to determine the expected demand costs according to the scale of development. Projects of certain sizes, such as those involving more than 500 residential dwelling units, may trigger a requirement for a Water Supply Assessment/Water Supply Verification process pursuant to California Senate Bill 610. This project-specific assessment would undergo the review and approval process under IWA and may represent an additional cost to development. Future rate payers will incur the conventional service fees, which also include groundwater recharge fees. The potential cost levels of water improvements, including meter fees and service lines, are not known to be an impairment to carrying out development.

Wastewater: Obtaining wastewater services would involve project-specific utility research and coordination with VSD to identify the necessary extent of connections and fixtures to serve the site, along with the associated impact fees. The potential cost levels of wastewater (sewer) improvements are not known to be an impairment to carrying out development.

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Stormwater: In a general sense, future project proposals would not require public stormwater services and would not rely on public MS4 infrastructure to carry out development, but would incur costs through the City’s requirement for private on-site storm drainage and retention system improvements. In certain cases, a project may be required to accept and infiltrate runoff from off-site tributary street areas. The most common method of retention consists of surface basins sized according to the project size. The potential cost levels of stormwater improvements are not known to be an impairment to carrying out development.

Gas: Obtaining gas services would involve project-specific utility research and coordination with Southern California Gas to determine the associated costs for extending the utilities to the site, future rate payers will incur the conventional service fees. The potential cost levels of gas line improvements and services are not known to be an impairment to carrying out development.

Electric Power: Electric power potentially represents the highest cost implications for utility infrastructure, in part due to a recognized deficiency in electric transmission capacity that is affecting the service reliability and capacity to serve new development in the Eastern Coachella Valley. As a result, certain new projects are being required to contribute toward the cost of new substation and delivery facilities. IID and Eastern Coachella Valley communities have begun coordinating on identifying the areas of need. A preliminary estimate indicates a potential cost of approximately $25 million for substation and delivery facilities for each segment of the Specific Plan area. The distribution of costs would be based on timing and scale of future development, as well as the progress of IID’s efforts to construct the needed infrastructure.
.

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Appendix A
Reference Maps
Existing Water Facilities
Existing Sewer Facilities
Existing and Proposed Storm Drain Facilities
Existing Electric Power Facilities
Existing Gas Facilities
Existing Telecommunication Facilities
Existing Irrigation Facilities
Specific Plan Area

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WY111
48THAVE

MILESAVE

MONROE ST

JEFFERSON ST
I-10

MAD SI ON ST

JACKSON ST
4 6
TH
A
VE

CL NI TON ST
4 6
TH
S
T

GOLF CENTER PKWY

DRCARREONBLVD

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MAD SI ON ST

FREDWARINGDR
07001,4002,1002,800FT
DATE:6/20/2022
HIGHWAY111CORRIDORSPECIFICPLAN
WEST

MIDTOWN
EAST

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGWATERFACILITIES
HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

WATERMAINLINES
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGVALLEYSANITARYDISTRICT(VSD)SEWERFACILITIES
HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

EXISTINGSEWER(VSD)FACILITIES
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGANDPROPOSEDSTORMDRAINFACILITIESBASEDONMDP
HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

EXISTINGLINES

PROPOSEDLINES

FLOOD-PRONEAREAS
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI
BASIN

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGIMPERIALIRRIGATIONDISTRICT(IID)ELECTRICFACILITIES HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

ELECTRICFACILITIES
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGSOUTHERNCALIFORNIAGAS(SOCALGAS)COMPANYFACILITIES HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

GASLINES
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGTELECOMMUNICATIONFACILITIES(CHARTERANDFRONTIER) HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

EXISTINGTELECOMMUNICATIONS
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

SHIELDS RD

OASIS ST

ARABIA ST

CALHOUN ST

MONROE ST

YOUNGS LN

CHEYENNE RD

REQUAAVE

KING ST

BLISSAVE

LA QUINTA EVACUATION CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

COACHELLA VALLEY STORMWATER CHANNEL

UNION PACIFIC RR

COACHELLA CANAL

DOWNTOWN
48THAVE
HWY111

MILESAVE
I-10

MONROE ST
44THAVE

JEFFERSON ST

MADISON ST

FREDWARINGDR

JACKSON ST
46THAVE

VAN BUREN ST

CLINTON ST

GOLF CENTER PKWY

WESTWARDHODR

DOCTORCARREONBLVD

JACKSON ST

INDIO BLVD

MADISON ST
07501,5002,2503,000FT
DATE:3/10/2021

EXISTINGBUREAUOFRECLAMATIONFACILITIES
HIGHWAY111CORRIDORSPECIFICPLAN
LEGEND
HIGHWAY111CORRIDORPLANBOUNDARY

BORCOACHELLACANAL

BORIRRIGATIONFACILITIES
DATASOURCES:RIVERSIDECOUNTY
ITGIS(JAN.2021),USGS,ESRI

Appendix B
Fehr and Peers, 2022. Transportation Memorandum

Resolution No. 10325 making a Finding of Consistency with the Program Fi... Page 1276 of 1610

MEMORANDUM
Date: April 19, 2022
To: Anna Choudhuri, Rincon
From:

CC:

Jason D. Pack, P.E.

Biling Liu
David Sargent, Sargent Town Planning
Peter VanderWal, Sargent Town Planning
Andrew Krizman, Sargent Town Planning
Subject: Highway 111 Corridor Plan
OC20-0758
The Highway 111 Corridor Plan proposes specific design guidance related to land use and the transportation network along the Highway 111 corridor in the City of Indio. As part of that effort, Fehr & Peers reviewed the land use associated with the project to verify that the traffic (including the number of trips and associated VMT from the project) fits within the envelope of what was evaluated as part of the City’s CEQA document prepared for the Indio General Plan. The purpose of this memorandum is to summarize the results of that review.

Corridor Plan Description
Table 1 compares the proposed development under the Highway 111 Corridor Plan to what is allowable under the City’s General Plan zoning. This comparison was completed by Sargent Town Planning.

As shown in Table 1, the Highway 111 Corridor Plan reduces the number of units within the corridor by approximately 3,400 units and reduces the non-residential development by approximately 1,472,000 square feet.

In addition to the reduced land use, the corridor plan includes additional local roadway connectivity in the study area. Roadway connectivity (e.g. increasing the number of intersections per square

Resolution No. 10325 making a Finding of Consistency with the Program Fi... Page 1277 of 1610 April 19, 2022

mile) promotes accessibility, creates a more walkable and bikeable network, and reduces VMT compared to a less-connected roadway network.

Table 1 – Plan Comparison
Highway 111 Corridor Plan City of Indio General Plan
Increase of approximately 5,200 Dwelling
Units
Increase of 8,600 Dwelling Units (in Connected
Neighborhood, Mid-Town, and Mixed-Neighborhood)
Increase of approximately 550,000 sq. ft. of
non-residential sq. ft.

Increase of approximately 2,022,000 non-residential sq. ft. of employment use (in the Workplace Employment
District, Public and Institutional, Mid-Town, Mixed Use Neighborhood, and Connected Neighborhood)
VMT Comparison
The proposed reduction in residential units and non-residential square footage reduction when compared to what is allowed under the General Plan will both decrease the total number of trips generated in the corridor plan area and will decrease the total VMT generated in the area.

Additionally, the increased intersection density (e.g. improved roadway network) along with improved sidewalks and bicycle infrastructure will also reduce the number of trips in the area (since biking and walking will be easier) and will reduce the average trip length in the area since land uses are more connected1. All these project attributes will reduce both the number of trips and the VMT generated by those trips relative to what is allowed by the adopted General Plan. As such, the project, from a transportation perspective, would result in fewer impacts to that resource category.

This reduction would also likely improve resource categories that rely on transportation data (like Air Quality, Noise, Energy, and Greenhouse Gas assessment)); however, experts in those areas should review the results to verify that conclusion.

If you have any questions or concerns, please contact Jason Pack at 949.308.6312. 1 Cervero, R., & Kockelman, K. (1997). Travel demand and the 3Ds: Density, diversity, and design.

Transportation Research Part D: Transport and Environment, 2(3), 199–219. https://doi.org/10.1016/S1361- 9209(97)00009-6

Resolution No. 10325 making a Finding of Consistency with the Program Fi... Page 1278 of 1610 City of Indio
City Council
September 21, 2022

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan 300 (MUSP-300)
RECOMMENDATION:

Approve Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan 300 (MUSP-300) and concurrently adopting a revised Section 3.11 (Private Signage) of the Highway 111 Corridor Specific Plan
SUMMARY:

Adoption of the Highway 111 Corridor Specific Plan inclusive of a revised Section 3.11 (Private Signage) and the repeal of the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan 300 (MUSP-300)
BACKGROUND INFORMATION:

California State law requires that each city adopt a general plan to describe its long-term goals and its policies and programs to achieve those goals. Accordingly, the general plan is a long-range, comprehensive document that serves as a guide for the orderly development of the City of Indio.

Pursuant to the requirements of the State of California Government Code Section 65300 et. seq., the City of Indio previously prepared a comprehensive update of its General Plan that contains certain elements, describes its long-term goals. Pursuant to the California Environmental Quality Act (Public Resources Code § 21000 et seq.), the City as the lead agency determined that an environmental impact report should be prepared to analyze all potential adverse environmental impacts of the Indio 2040 General Plan and the City of Indio Climate Action Plan and further determined that a program environmental impact report was appropriate for the Project. On August 12, 2015, a Notice of Preparation ("NOP") was distributed to the State Office of Planning and Research and responsible agencies for review. In addition, a public scoping meeting was held on August 20, 2015 to provide information on the Project and to receive comments on issues to be addressed in the Environmental Impact Report. The City received written comments in response to the NOP, which assisted the City in the scope and analysis for the environmental impact report. Pursuant to California Environmental Quality Act Guidelines Section 15168, a Draft Program Environmental Impact Report (the "Draft EIR") was prepared for the Project. In accordance with the California Environmental Quality Act ("CEQA") (Cal. Pub. Res. Code §21000 et seq.) and the State Guidelines (the "Guidelines") (14 Cal. Code Regs. §15000 et seq.) promulgated with respect thereto, the City analyzed the Project's potential impacts on the environment. Consistent with Guidelines Section 15105 the City circulated the Draft EIR (including appendices) for the Project to the public and other interested parties for a 45 day public AGENDA ITEM #11.4
Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1279 of 1610 comment period, from March 15, 2019 to April 29, 2019 by filing a Notice of Availability with the State Office of Planning and Research, publishing a notice in the Desert Sun, a newspaper of general circulation, and releasing the Draft EIR (SCH #2015081021) for public review and comment online at www.indio2040.org. Following the close of the public comment period and after review of the comments received on the Draft EIR, the City prepared written responses to all comments received on the Draft EIR and those responses to comments are incorporated into the Final Environmental Impact Report ("Final EIR"). The responses to public agency comments were delivered to each public agency commenter on or before July 3, 2019, which is more than 10 days prior to any certification of the Final EIR. The Final EIR was comprised of the Draft EIR dated March 2019, and all appendices thereto; the Comments and Responses to Comments on the DEIR, addenda and errata to the DEIR which are contained in a separate volume, and the Mitigation Monitoring and Reporting Program for the Project, all of which are on file with the City Clerk.

On June 26, 2019, the Planning Commission conducted a duly noticed public hearing to consider the Project and the Final EIR, reviewed the staff report, accepted and considered public testimony. After due consideration, the Planning Commission found that agencies and interested members of the public were afforded ample notice and opportunity to comment on the FIER and approved Resolution No. 1901 recommending that the City Council certify the Final EIR, adopt findings of fact pursuant to the California Environmental Quality Act, adopt a mitigation monitoring and reporting program, and adopt a statement of overriding considerations for the Project. On July 17, 2019, the City Council conducted a duly noticed public hearing to consider the Project and the Final EIR, reviewed the staff report, accepted and considered public testimony and continued the public hearing to a date certain date of August 21, 2019 and subsequently continued the public hearing to a date certain of September 18, 2019. On September 18, 2019, based upon the evidence presented at the hearing, including the staff report and oral testimony, the City Council certified the Final Environmental Impact Report via resolution action. The City Council also adopted the current General Plan 2040 on September 18, 2019; and,
Following the adoption of the General Plan and the certification of the Program Final Environmental Impact Report, the City of Indio applied for and received a $310,000 SB 2 Planning Grant from the California Department of Housing and Community Development. On March 16, 2020, the City of Indio executed an agreement with the California State Department of Housing and Community Development a grant agreement for the development of a Specific Plan for the Highway 111 Corridor inclusive of the properties described herein. This Specific Plan upon adoption by the City of Indio City Council shall govern land use and development standards for all affected properties. As part of the Specific Plan development, supplemental environmental analysis was conducted.

The City adopted the Mixed Use Specific Plan-300 (MUSP-300) on December 16, 1996 regulating land use and development along both sides of the Highway 111 Corridor from Jefferson Street to Clinton Street. The City adopted the Central Highway 111 Corridor Specific Plan on March 15, 2006 regulating land use and development south of Highway 111, north of John Nobles Avenue, west of Arabia Street and east of Highway 111.

Pursuant to California Government Code Section 65454, no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan. Beginning in October 2020 and continuing to the present, the City has conducted comprehensive planning efforts for the development of new Specific Plan along Highway 111 from Jefferson Street to Indio Boulevard extending approximately one quarter of a mile on either side of the public right-of-way boundaries of Highway 111. The Highway 111 Corridor Specific Plan is intended to implement the vision of the General Plan 2040 pertaining to land use patterns, intensities, densities, building and site design and public right-of-way improvements and will upon adoption be the governing document for land uses

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1280 of 1610 within the boundaries of the Specific Plan. The adoption of the Highway 111 Corridor Specific Plan will repeal and replace the aforementioned Mixed Use Specific Plan-300 (MUSP-300) and the Central Highway 111 Corridor Specific Plan; and,
On August 24, 2022, the Planning Commission approved Resolution No. 2033 recommending to the City Council that it make a Finding of Consistency for with the Program Final Environmental Impact Report (FEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 for the Highway 111 Corridor Specific Plan.

On August 12, 2022, the City mailed notices of public hearing to all property owners within the boundaries of the proposed Highway 111 Corridor Specific Plan and published a legal notice of public hearing in the Desert Sun, the newspaper of record; and, Based upon the staff analysis and the evidence presented herein, the Community Development Director finds the Highway 111 Corridor Specific Plan attached hereto as Exhibit “A” to be consistent with applicable California Government Code Section and the City of Indio General Plan 2040 based on the following:

1. Pursuant to California Government Code Section 65454, no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan. The Highway 111 Corridor Specific Plan has been developed to implement the vision, goals and policies of the City of Indio General Plan 2040 adopted by the Indio City Council on September 18, 2019.

2. The authority to prepare, adopt and implement Specific Plans is granted to the City of Indio by California Government Code Sections 65450 through 65457. The adoption of a Specific Plan is legislative in nature requiring initial consideration by the Planning Commission in a public hearing format. The Planning Commission, in turn, makes a recommendation to the City Council. The City Council separately conducts a public hearing before taking making a final decision. If the City Council decides to approve a Specific Plan, it takes action via the adoption of an ordinance or resolution.

3. Section 65450 of the California Government Code sets basic requirements and provisions for Specific Plans which specifically states, “After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare plans for the systematic implementation of the general plan for all or part of the area covered by the general plan”. The City of Indio General Plan 2040 was adopted by City Council on September 18, 2019 and the Highway 111 Corridor Specific Plan extends approximately 3.9 miles from Jefferson Street to Indio Boulevard and also extends approximately one quarter of a mile on either side of the public right-of-way boundaries of Highway 111 comprised of certain real properties of record.

4. California Government Code Section 65451 establishes criteria for consideration of Specific Plans inclusive of:
a. A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail;
i. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan;

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1281 of 1610 Finding:

The Plan addresses the location, mix, timing, and character of land uses and supporting infrastructure within the specified boundaries of the Specific Plan. The Specific Plan identifies regulatory zones and overlays consisting of a Master Planned Design Overlay, Mixed Use Corridor, Neighborhood General Zone, Neighborhood Low Zone, Mixed Use Center Overlay and Workplace Employment Overlay. The Specific Plan identifies these designations on a map and are substantively described in text narrative.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.1 through the provision of regulatory zones and overlay that are depicted on a map and that are substantively described in text narrative.
ii. 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;
Finding:

The Indio City Council adopted the City of Indio General Plan on September 18, 2019. Also on September 18, 2019, the Indio City Council certified the Final Environmental Impact Report (FEIR) for the General Plan 2040. The FEIR substantively analyzed on a citywide basis the environmental impacts of the General Plan 2040 inclusive of existing and future conditions of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities needed to support the land use designations and patterns identified in the General Plan 2040. California state law requires that a specific plan be consistent with a general plan and as such, the Highway 111 Corridor Specific Plan has been developed to be consistent with the vision, goals and policies of the General Plan 2040.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.2 as it has been developed to be consistent with the vision, goals and policies of the General Plan 2040
iii. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;
Finding:

Chapter 2 of the Highway 111 Corridor Specific Plan establishes the placemaking vision for the Plan. This Chapter addresses the placemaking priorities for the Plan, and establishes the corridor segments along Highway 111. Chapter 3 of the Highway 111 Corridor Specific Plan contains detailed development standards, and guidelines for growth and development in the Corridor. This Chapter addresses allowed uses, subdivision and

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1282 of 1610 public realm standards, building placement and access, building height, facades and frontages, private signage, parking and site design.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.3 as it establishes substantive and detailed standards and criteria for development within the boundaries of the Highway 111 Corridor.
iv. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3);
Finding:

Chapter 4 of the Highway 111 Corridor Specific Plan contains a program of implementation measures necessary to carry out the proposed land uses, infrastructure, development standards and other measures.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.4 through the provision of detailed implementation strategies and actions in Chapter 4 of the Plan. b. The specific plan shall include a statement of the relationship of the specific plan to the general plan;
Finding:

Chapter 1 of the Highway 111 Corridor Specific Plan addresses the relationship of the Plan to the adopted City of Indio General Plan 2040. This Chapter discusses the vision of the adopted General Plan and links this vision to the overall intent of the Specific Plan.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.b because it substantively addresses the relationship between the Plan and the adopted Indio General Plan 2040.

5. The following land use and economic development policies specified in the adopted General Plan are applicable to the Highway 111 Corridor Specific Plan:

Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.

LU-1.1: Overall city structure. Establish a clearly defined City structure by:

Transforming the Midtown area into a mixed-use center with retail, commercial services, and residential uses in a walkable format; and creating mixed-use corridors along Highway 111, Monroe Street, Avenue 42, and Avenue 44 that

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1283 of 1610 contain a mix of retail, service, office, and residential uses. Corridors should have defined nodes that provide a mix of local- and regional-serving uses.

Goal LU-3: Human-Scaled Public Realm. A City designed for people, fostering interaction, activity, and safety.

LU 3.1 Streetscape design. Create pedestrian-oriented streetscapes by establishing a unified approach to street tree planting, sidewalk dimensions and maintenance, pedestrian amenities, and high quality building frontages.

LU 3.2 Pedestrian focus on high volume streets. Design the streetscape of high volume corridors to balance regional traffic flow with safe and convenient pedestrian movement.

Goal LU-4: High-Quality Building Design. A beautiful city with a high-quality architecture and building design.

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-4.3 Building materials. Convey façade articulation through the strength, depth, and permanence of building materials. Thinner cladding materials, such as stucco, stone and masonry veneers, and wood or simulated wood, may be used when finished to appear as durable and authentic of the materials they simulate.

LU-4.4 Building entrances. Use visual and physical design cues within a building’s design and entries to emphasize the building entrance and connections to public spaces
Goal LU-5: Connected Places. A network of transportation corridors throughout the city that provides a high level of connectivity for vehicles, bicyclists, and pedestrians.

LU-5.5 Connections between development projects. Require the continuation of the street network or pedestrian connections between adjacent development projects and discourage the use of cul-de-sacs except where necessary or due to existing development, topographic conditions or limited access to transportation systems.

LU-5.7 Pedestrian-supportive building design. Require new and substantially rehabbed commercial and mixed-use projects to follow best practices for pedestrian-supportive design
LU-5.8 Connective corridors. Ensure high-quality, people-oriented street design and urban design occurs where highlighted by the Connective Corridors in Figure 3-8 Goal LU-9: Centers. A variety of mixed use, urban centers throughout the City that provide opportunities for shopping, recreation, commerce, employment, and arts and culture.

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1284 of 1610 LU-9.2 Neighborhood center design. Design new neighborhood centers to be walkable and pedestrian friendly with buildings that face streets and public sidewalks. Primary building entrances should face the street.

LU-9.3 Access to transit. Encourage the development of Neighborhood Centers that are located on existing or planned transit stops, particularly along Highway 111, Avenue 42, and Avenue 50, in order to facilitate and take advantage of transit service, reduce vehicle trips, and allow residents without private vehicles to access services.

Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.

ED-6 Policies ED-6.1 New retailers. Where appropriate, support the entry of new retail uses into the City, including uses that will attract spending from visitors and residents of neighboring communities in the Coachella Valley.

ED-6.2 Retail development. Support retail development that meets the community needs of Indio’s residents in appropriate locations in order to prevent the leakage of local expenditures to neighboring communities.

Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.

ED-8 Policies ED-8.1 Transportation connectivity. Coordinate transportation investments to create better connectivity between residences and job locations.

ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.

ED-8.3 Missing-middle housing. Encourage the growth of diverse housing types including missing middle housing opportunities in Indio.

The adoption of the Indio General Plan 2040 established the land use designation framework for the City of Indio. Within the Highway 111 Corridor Specific Plan, there are three (3) primary land use designations comprised of Mixed Use Neighborhood (MUN), Midtown and Workplace District. These land use designations in turn form the foundational basis for the development of the Highway 111 Corridor Specific Plan. The Highway 111 Corridor Specific Plan is directly intended to implement relevant vision, goals and policies of the General Plan pertaining to the Highway 111 Corridor within the City of Indio. Chapter 3 (Land Use and Urban Design) and Chapter 6 (Economic Development) are the key chapters relevant to the Highway 111 Corridor Specific Plan.

The Highway 111 Corridor Specific Plan has been developed to reflect and implement form-based code planning that is intended to foster predictable built results and a highquality public realm by using physical form rather than separation of uses as the organizing principles for the development of land use patterns that will be consistent with and reflective of the General Plan 2040. The Highway 111 Corridor Specific Plan will help realize the goal of an enhanced urban structure along the “spine” corridor of

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1285 of 1610 the City. The Plan will lead over time to the transformation of the Midtown area into a mixed use center reducing and replacing the auto-oriented dominated characteristics of this area of the corridor along with the rest of the corridor. The implementation of the Plan will result in a more human scaled public realm through the introduction of connectivity between parcels of land and between parcels of land and the public rightsof-way of Highway 111 and other key streets. In addition, Highway 111 will over time be transformed into a multi-modal corridor that will enhance overall mobility, create a pedestrian streetscape throughout the corridor and establish a stronger and safe pedestrian mobility option through the corridor. As a form based code, the Plan will require attention to the use of higher quality materials, reinforce the need to utilize building scale and orientation as a key building design feature and focus the connectability of building entrances to public spaces inclusive of public streets. The Plan will support the implementation of connected places by requiring vehicular and non-vehicular connections between parcels and between parcels and public rights-ofway. The Plan focuses heavily on the need for permanent connections throughout the corridor that extend beyond the traditional public street connections approach to afford people multiple mobility options. The Plan focuses on and provides standards for the development of key mixed use centers throughout the corridor in recognition that the scale and diversity of the corridor will be supported by proximate nodes of mixed use activity. The Plan guides the development of these centers at a pedestrian-oriented neighborhood scale and reinforces transit connection opportunities.

The Highway 111 Corridor Specific Plan has been developed on a foundation of realistic and market based considerations. The Plan is intended to support the continued diversification of the City’s tax base through the preservation of existing businesses, the introduction of diverse new businesses and the increase in employment opportunities within the corridor. The Plan is intended to support the City’s goal of increasing the City’s job to housing balance to provide enhanced opportunities for residents of Indio and, in particular, future residents in the corridor, with proximate employment opportunities. The Plan proposes the development of Highway 111 as a multi-modal corridor with a primary focus on non-vehicular and vehicular connectivity on and around Highway 111 inclusive of through and between adjacent parcels. The Plan promotes the development of multiple housing prototypes that will increase the housing diversity in the City to address the need for missing middle housing and also assist the City in addressing the City’s Regional Housing Needs Assessment (RHNA) housing unit requirement.

The Planning Commission conducted a duly noticed public hearing on August 24, 2022. Following the close of the public hearing and deliberation, the Commission voted 4-0 to recommend to the City Council the Adoption of the Highway 111 Corridor Specific Plan and the repeal of the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan 300 (MUSP-300).

On September 9, 2022, City staff published a legal notice of public hearing in the Desert Sun, the newspaper of record and mailed notices of public hearing to all property owners within the boundaries of the proposed Highway 111 Corridor Specific Plan on September 11, 2022.

Subsequent to the Planning Commission public hearing on August 24, 2022, staff and the consultant team identified the need for the inclusion of additional signage private standards in Section 3.11 of the Specific Plan referred to as Minor Pylon Signs for sites with 150,000 square of commercial gross leasable area with a minimum of 10 unique businesses. Sites of this size are considered large commercial retail centers and have signage requirements based on tenant needs and expectations

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1286 of 1610 that are different than smaller centers or stand-alone retail businesses. Based on this determination, staff is recommending revised private signage standards for Section 3.11 attached as Attachment 2 to this staff report addressing minor pylon signs for inclusion in the adopted Specific Plan.

ATTACHMENTS:

Attachment1_ResolutionNo10326_Adoption_Highway111CorridorSP_Exhibit Attachment2_Indio 111 CSP_Chapter_3.11_RevisedSignageStandards APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 12 Sep 2022 City Attorney, City Attorney Approved - 13 Sep 2022
Rob Rockwell, Asst. City Manager & Dir. Of Finance Approved - 15 Sep 2022 Bryan H. Montgomery, City Manager Approved - 15 Sep 2022

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1287 of 1610 1 RESOLUTION NO. 10326

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA ADOPTING THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN AND REPEALING THE CENTRAL HIGHWAY 111 CORRIDOR SPECIFIC PLAN AND THE MIXED USE SPECIFIC PLAN-300 (MUSP-300) AND CONCURRENTLY ADOPTING A REVISED SECTION 3.11 (PRIVATE SIGNAGE) OF THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN
WHEREAS, California State law requires that each city adopt a general plan to describe its long-term goals and its policies and programs to achieve those goals.

Accordingly, the general plan is a long-range, comprehensive document that serves as a guide for the orderly development of the City of Indio and, WHEREAS, pursuant to the requirements of the State of California Government Code Section 65300 et. seq., the City of Indio previously prepared a comprehensive update of its General Plan that contains certain elements, describes its long-term goals, and,
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code § 21000 et seq.), the City as the lead agency determined that an environmental impact report should be prepared to analyze all potential adverse environmental impacts of the Indio 2040 General Plan and the City of Indio Climate Action Plan and further determined that a program environmental impact report was appropriate for the Project; and,
WHEREAS, On August 12, 2015, a Notice of Preparation ("NOP") was distributed to the State Office of Planning and Research and responsible agencies for review. In addition, a public scoping meeting was held on August 20, 2015 to provide information on the Project and to receive comments on issues to be addressed in the Environmental Impact Report. The City received written comments in response to the NOP, which assisted the City in the scope and analysis for the environmental impact report; and, WHEREAS, pursuant to California Environmental Quality Act Guidelines Section 15168, a Draft Program Environmental Impact Report (the "Draft EIR") was prepared for the Project. In accordance with the California Environmental Quality Act ("CEQA") (Cal. Pub. Res. Code §21000 et seq.) and the State Guidelines (the "Guidelines") (14 Cal. Code Regs. §15000 et seq.) promulgated with respect thereto, the City analyzed the Project's potential impacts on the environment; and, WHEREAS, consistent with Guidelines Section 15105 the City circulated the Draft EIR (including appendices) for the Project to the public and other interested parties for a 45 day public comment period, from March 15, 2019 to April 29, 2019 by filing a Notice of Availability with the State Office of Planning and Research, publishing a notice in the Desert Sun, a newspaper of general circulation, and

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1288 of 1610 2 releasing the Draft EIR (SCH #2015081021) for public review and comment online at www.indio2040.org; and,
WHEREAS, following the close of the public comment period and after review of the comments received on the Draft EIR, the City prepared written responses to all comments received on the Draft EIR and those responses to comments are incorporated into the Final Environmental Impact Report ("Final EIR"). The responses to public agency comments were delivered to each public agency commenter on or before July 3, 2019, which is more than 10 days prior to any certification of the Final EIR; and,
WHEREAS, the Final EIR was comprised of the Draft EIR dated March 2019, and all appendices thereto; the Comments and Responses to Comments on the DEIR, addenda and errata to the DEIR which are contained in a separate volume, and the Mitigation Monitoring and Reporting Program for the Project, all of which are on file with the City Clerk; and,
WHEREAS, on June 26, 2019, the Planning Commission conducted a duly noticed public hearing to consider the Project and the Final EIR, reviewed the staff report, accepted and considered public testimony; and,
WHEREAS, after due consideration, the Planning Commission found that agencies and interested members of the public were afforded ample notice and opportunity to comment on the FIER and approved Resolution No. 1901 recommending that the City Council certify the Final EIR, adopt findings of fact pursuant to the California Environmental Quality Act, adopt a mitigation monitoring and reporting program, and adopt a statement of overriding considerations for the Project; and,
WHEREAS, on July 17, 2019, the City Council conducted a duly noticed public hearing to consider the Project and the Final EIR, reviewed the staff report, accepted and considered public testimony and continued the public hearing to a date certain date of August 21, 2019 and subsequently continued the public hearing to a date certain of September 18, 2019; and,
WHEREAS, on September 18, 2019, based upon the evidence presented at the hearing, including the staff report and oral testimony, the City Council certified the Final Environmental Impact Report via resolution action; and, WHEREAS, the City Council also adopted the current General Plan 2040 on September 18, 2019; and,
WHEREAS, following the adoption of the General Plan and the certification of the Program Final Environmental Impact Report, the City of Indio applied for and received a

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1289 of 1610 3 $310,000 SB 2 Planning Grant from the California Department of Housing and Community Development; and,
WHEREAS, on March 16, 2020, the City of Indio executed an agreement with the California State Department of Housing and Community Development a grant agreement for the development of a Specific Plan for the Highway 111 Corridor inclusive of the properties described herein. This Specific Plan upon adoption by the City of Indio City Council shall govern land use and development standards for all affected properties. As part of the Specific Plan development, supplemental environmental analysis was conducted; and,
WHEREAS, the City adopted the Mixed Use Specific Plan-300 (MUSP-300) on December 16, 1996 regulating land use and development along both sides of the Highway 111 Corridor from Jefferson Street to Clinton Street; and, WHEREAS, the City adopted the Central Highway 111 Corridor Specific Plan on March 15, 2006 regulating land use and development south of Highway 111, north of John Nobles Avenue, west of Arabia Street and east of Highway 111; and, WHEREAS, pursuant to California Government Code Section 65454, no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan; and,
WHEREAS, beginning in October 2020 and continuing to the present, the City has conducted comprehensive planning efforts for the development of new Specific Plan along Highway 111 from Jefferson Street to Indio Boulevard extending approximately one quarter of a mile on either side of the public right-ofway boundaries of Highway 111; and, WHEREAS, the Highway 111 Corridor Specific Plan is intended to implement the vision of the General Plan 2040 pertaining to land use patterns, intensities, densities, building and site design and public right-of-way improvements and will upon adoption be the governing document for land uses within the boundaries of the Specific Plan; and, WHEREAS, the adoption of the Highway 111 Corridor Specific Plan will repeal and replace the aforementioned Mixed Use Specific Plan-300 (MUSP-300) and the Central Highway 111 Corridor Specific Plan; and,
WHEREAS, on August 24, 2022, the Planning Commission approved Resolution No. 2033 recommending to the City Council that it make a Finding of Consistency for with the Program Final Environmental Impact Report (FEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 for the Highway 111 Corridor Specific Plan; and,
WHEREAS, on August 12, 2022, the City mailed notices of public hearing to all

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1290 of 1610 4 property owners within the boundaries of the proposed Highway 111 Corridor Specific Plan and published a legal notice of public hearing in the Desert Sun, the newspaper of record; and,
WHEREAS, on August 24, 2022, the Planning Commission held a duly noticed public hearing to consider the Highway 111 Corridor Specific Plan and the facts surrounding said Specific Plan during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing. At the conclusion of the public hearing, the Planning Commission adopted a Resolution recommending to the City Council that it approve the Highway 111 Corridor Specific Plan and repeal the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan-300 (MUSP-300); and,
WHEREAS, subsequent to the Planning Commission public hearing on August 24, 2022, City staff identified the need for the inclusion of additional signage private standards in Section 3.11 of the Specific Plan referred to as Minor Pylon Signs for sites with 150,000 square of commercial gross leasable area with a minimum of 10 unique businesses because these sites have signage requirements based on tenant needs and expectations that are different than smaller centers or stand-alone retail businesses; and,
WHEREAS, on September 9, 2022, City staff published a legal notice of public hearing in the Desert Sun, the newspaper of record and mailed notices of public hearing to all property owners within the boundaries of the proposed Highway 111 Corridor Specific Plan on September 11, 2022; and,
WHEREAS, on September 21, 2022, the City Council held a duly noticed public hearing to consider the adoption of the Highway 111 Corridor Specific Plan and the repeal of the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan and the facts surrounding said adoption and repeal during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing. At the conclusion of the public hearing, the City Council approved this Resolution adopting the Highway 111 Corridor Specific Plan inclusive of the amendments to Section 3.11 (Private Signage) and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan.

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. Based upon the evidence presented at the hearing, including the staff report, the City Council hereby finds the Highway 111 Corridor Specific Plan

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1291 of 1610 5 attached hereto as Exhibit “A” to be consistent with applicable California Government Code Section and the City of Indio General Plan 2040 based on the following:

1. Pursuant to California Government Code Section 65454, no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan. The Highway 111 Corridor Specific Plan has been developed to implement the vision, goals and policies of the City of Indio General Plan 2040 adopted by the Indio City Council on September 18, 2019.

2. The authority to prepare, adopt and implement Specific Plans is granted to the City of Indio by California Government Code Sections 65450 through 65457. The adoption of a Specific Plan is legislative in nature requiring initial consideration by the PlanningCommission in a public hearing format. The Planning Commission, in turn, makes a recommendation to the City Council. The City Council separately conducts a public hearing before taking making a final decision. If the City Council decides to approve a Specific Plan, it takes action via the adoption of an ordinance or resolution.

3. Section 65450 of the California Government Code sets basic requirements and provisionsfor Specific Plans which specifically states, “After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare plans for the systematic implementation of the general plan for all or part of the area covered by the general plan”. The City of Indio General Plan 2040 was adopted by City Council on September 18, 2019 and the Highway 111 Corridor Specific Plan extends approximately 3.9 miles from Jefferson Street to Indio Boulevard and also extends approximately one quarter of a mile on either side of the public right-of-way boundaries of Highway 111 comprised of certain real properties of record.

4. California Government Code Section 65451 establishes criteria for consideration of Specific Plans inclusive of:
a. A specific plan shall include a text and a diagram or diagrams which specify all of thefollowing in detail;

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan;
Finding:

The Plan addresses the location, mix, timing, and character of land uses and supporting infrastructure within the specified boundaries of the Specific Plan. The Specific Plan identifies regulatory zones and overlays consisting of a Master Planned Design Overlay, Mixed Use Corridor, Neighborhood

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1292 of 1610 6 General Zone, Neighborhood Low Zone, Mixed Use Center Overlay and Workplace Employment Overlay. The Specific Plan identifies these designations on a map and are substantively described in text narrative.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.1 through the provision of regulatory zones and overlay that are depicted on a map and that are substantively described in text narrative.

2. The proposed distribution, location, and extent and intensity of major componentsof 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;
Finding:

The Indio City Council adopted the City of Indio General Plan on September 18, 2019. Also on September 18, 2019, the Indio City Council certified the Final Environmental Impact Report (FEIR) for the General Plan 2040. The FEIR substantively analyzed on a citywide basis the environmental impacts of the General Plan 2040 inclusive of existing and future conditions of public and private transportation, sewage, water, drainage, solid waste disposal,energy, and other essential facilities needed to support the land use designations and patterns identified in the General Plan 2040.

California state law requires that a specific plan be consistent with a general plan and as such, the Highway 111 Corridor Specific Plan has been developed to be consistent with the vision, goals and policies of the General Plan 2040.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.2 as it has been developed to be consistent with the vision, goals and policies of the General Plan 2040

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;
Finding:

Chapter 2 of the Highway 111 Corridor Specific Plan establishes the placemaking vision for the Plan. This Chapter addresses the placemaking priorities for the Plan, and establishes the corridor segments along Highway

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1293 of 1610 7 111. Chapter 3 of the Highway 111 Corridor Specific Plan contains detailed development standards, and guidelines for growth and development in the Corridor. This Chapter addresses allowed uses, subdivision and public realm standards, building placement and access, building height, facades and frontages, private signage, parking and site design.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.3 as it establishes substantive and detailed standards and criteria for development within the boundaries of the Highway 111 Corridor.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2),and (3);
Finding:

Chapter 4 of the Highway 111 Corridor Specific Plan contains a program of implementation measures necessary to carry out the proposed land uses, infrastructure, development standards and other measures.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.a.4 through the provision of detailed implementation strategies and actions in Chapter 4 of the Plan.
b. The specific plan shall include a statement of the relationship of the specific plan tothe general plan;
Finding:

Chapter 1 of the Highway 111 Corridor Specific Plan addresses the relationship of the Plan to the adopted City of Indio General Plan 2040. This Chapter discusses the vision of the adopted General Plan and links this vision to the overall intent of the Specific Plan.

Conclusion:

The Specific Plan complies with California Government Code Section 64551.b because it substantively addresses the relationship between the Plan and the adopted Indio General Plan 2040.

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1294 of 1610 8 5. The following land use and economic development policies specified in the adopted General Plan are applicable to the Highway 111 Corridor Specific Plan:

Goal LU-1: Citywide Urban Structure. An urban structure that enhances the qualityof life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.

LU-1.1: Overall city structure. Establish a clearly defined City structure by: Transforming the Midtown area into a mixed-use center with retail, commercial services, and residential uses in a walkable format; and creating mixed-use corridors along Highway 111, Monroe Street, Avenue 42, and Avenue 44 that contain a mix of retail, service, office, and residential uses.

Corridors should have defined nodes that provide a mix of localand regional-serving uses.

Goal LU-3: Human-Scaled Public Realm. A City designed for people, fostering interaction, activity, and safety.

LU 3.1 Streetscape design. Create pedestrian-oriented
streetscapes by establishing a unified approach to street tree planting, sidewalk dimensions and maintenance, pedestrian amenities, and high quality building frontages.

LU 3.2 Pedestrian focus on high volume streets. Design the streetscape of high volume corridors to balance regional traffic flow with safe and convenient pedestrian movement.

Goal LU-4: High-Quality Building Design. A beautiful city with a high-quality architecture and building design.

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.

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1295 of 1610 9 LU-4.3 Building materials. Convey façade articulation through the strength, depth, and permanence of building materials.

Thinner cladding materials, such as stucco, stone and masonry veneers, and wood or simulated wood, may be used when
finished to appear as durable and authentic of the materials they simulate.

LU-4.4 Building entrances. Use visual and physical design cues within a building’s design and entries to emphasize the building entrance and connections to public spaces
Goal LU-5: Connected Places. A network of transportation corridors throughout the city that provides a high level of connectivity for vehicles, bicyclists, and pedestrians.

LU-5.5 Connections between development projects. Require the continuation of the street network or pedestrian connections between adjacent development projects and discourage the use of cul-de-sacs except where necessary or due to existing development, topographic conditions or limited access to transportation systems.

LU-5.7 Pedestrian-supportive building design. Require new and substantially rehabbed commercial and mixed-use projects to follow best practices for pedestrian-supportive design
LU-5.8 Connective corridors. Ensure high-quality, peopleoriented street design and urban design occurs where highlighted by the Connective Corridors in Figure 3-8
Goal LU-9: Centers. A variety of mixed use, urban centers throughout the City that provide opportunities for shopping, recreation, commerce, employment, and arts and culture.

LU-9.2 Neighborhood center design. Design new neighborhood centers to be walkable and pedestrian friendly with buildings that face streets and public sidewalks. Primary building entrances should face the street.

LU-9.3 Access to transit. Encourage the development of
Neighborhood Centers that are located on existing or planned transit stops, particularly along Highway 111, Avenue 42, and Avenue 50, in order to facilitate and take advantage of transit