Indio City Council
August 16, 2023

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that the coroner contact the Native American Heritage Commission (NAHC) by telephone within 24 hours. The NAHC will then select a Most Likely Descendant and will coordinate with that individual regarding the treatment and final disposition (repatriation) of the human remains, according to the provisions of PRC 5097.98 and any other legal/regulatory requirements. Any encountered human remains will be treated with the proper dignity and respect.

Finding:

Pursuant to Section 21081(a) of the Public Resources Code and Section 15091(a)(1) of the State CEQA Guidelines, the City Council finds that, for each of the significant effects relating to Tribal Cultural Resources described above and further discussed in the Final EIR, changes or alterations have been required in, or incorporated into, the project which mitigate, avoid or substantially lessen such significant environmental effects as identified in the Final EIR, and further finds that all such effects will be mitigated to less than significant levels through implementation of mitigation measures CUL--1 through CUL-3, as recommended in the Final EIR, which have been adopted by the City and are enforceable through the MMRP, and project conditions of approval.

Facts in Support of Finding:

Because project grading and excavation could extend 20 feet below ground surface, the project has the potential to encounter native soils and impact objects and features associated with the prehistoric occupation of local tribes, and impacts are potentially significant, unless mitigated. The proposed project would require MM CUL-1 through MM CUL-3, which requires consultation with Tribal entities concerning the site prior to mass grading; an archaeological and paleontological monitor to observe all ground disturbing activities when either an archaeological resource is present or when excavation goes below 5 feet; and in accordance with the California Health and Safety Code (HSC; Section 7050.5[b]), the Riverside County Coroner’s Office must be contacted if human remains are identified, and the NAHC will be notified if the remains are identified as Native American. Implementation of Mitigation Measures CUL1 through C UL-3 would reduce potentially significant impacts to tribal cultural resources determined by criteria provided PRC 5024.1(c) to less than significant.

IV. FINDINGS REGARDING IMPACTS DETERMINED TO BE LESS THAN

SIGNIFICANT

The Final EIR also determined, based upon substantial evidence in the record, the following impacts associated with the project are less than significant and no mitigation is required. The City hereby adopts the findings, analysis, and conclusions regarding these potential impacts set forth in the Final EIR, and incorporates the same herein by this reference.

AGRICULTURE AND FORESTRY
Convert Farmland

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The proposed Desert Retreat Specific Plan would implement the City’s General Plan by regulating development of the project site with residential uses as allowed by the current Suburban Neighborhood land use designation for the site. The project site is not designated for agricultural use in the Indio General Plan. The General Plan EIR identifies the project site as fallow land.

The land surrounding the project site on the north, southeast, and west is primarily designated as Urban and Built-Up Land on the 2018 IFL Map with small areas designated as Farmland of Local Importance to the south and Other Land to the south and west. T he Imperial Irrigation District (IID), which would service the project ’s electricity needs, indicated that an additional substation would be necessary to adequately serve the project site. The first site is located east of Burr Street within the project site and is currently under review with IID. The alternative site is located on the northwest corner of Burr Street and Avenue 40. The alternative site, outside of the project site, is designated as Farmland of Local Importance. However, like the project site, this alternate substation site has not been actively used for agriculture for over 4 years and is designated for urban uses by the Indio General Plan. Accordingly, if this alternative substation site is used in connection with the project, this impact would remain less than significant.

Finding:

The City Council finds that the project would not have a significant impact on agricultural resources by converting farmland or forest land on the project site, the proposed sites for the additional IDD substation or to the land surrounding the project site. No mitigation measures are necessary.

Facts in Support of Finding:

The City of Indio General Plan Update EIR, completed in June 2019 recognizes that the 2018 IFL map is based on data collected from the previous two years (2016 and 2017). As there have been no active irrigated farming on the site since 2018, which is over four years ago, the site no longer meets the criteria for identification as Prime Farmland, and in addition, the project site, as well as the alternative substation site, is designated for development of residential uses by the City’s General Plan.

The City Council reviewed and considered the Draft EIR comments relating to the conversion of agricultural land, including Comments 1-1, 1-2. The City Council finds that these comments lack merit and fail to provide any substantial evidence of any new or more severe significant adverse effects relating to conversion of agricultural land, beyond what is described above and in the Draft EIR, or of any inaccuracies in the Draft EIR or technical studies. Rather, the City Council finds Final EIR Responses 1-1, 1-2 persuasive, and hereby adopts those responses and incorporates them into the City Council’s findings, analysis and conclusions regarding the conversion of conversion of agricultural land.

Development of the project site with residential uses would not result in other changes to the existing environment that would result in the conversion of any nearby active farmland to non- agricultural use or conversion of forestland to non- forest use as no land near the project site is

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designated by the City’s General Plan for agricultural use and no forestland is present in the City.

Therefore, this impact is less than significant.

AIR QUALITY
Create objectionable odors

The project does not include any of the land uses generally associated with odor complaints or resulting in other emissions leading to objectionable odors. Potential odor sources associated with the proposed project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities and the temporary storage of typical solid waste (refuse) associated with the proposed project’s (long-term operational) uses.

Finding:

The City Council finds that the project will not create significant levels of objectionable odors and further finds that the project’s odor related impacts will be less than significant. No mitigation measures are necessary.

Facts in Support of Finding:

Construction odor emissions would not violate any City standards and would be temporary, short- term, and intermittent in nature and would cease upon completion of the respective phase of construction, and are thus considered less than significant. Operation of the project includes residential uses and would not contain any active manufacturing activities. The use of trash receptacles would be sufficient to prevent nuisance odors and any unforeseen odors will be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances.

Therefore, odors associated with the proposed project construction and operations would be less than significant.

BIOLOGICAL RESOURCES

Movement of wildlife

Implementation of the proposed project will not disrupt or have any adverse effects on a ny migratory corridors or wildlife linkages in the surrounding area. In addition, the project site does not contain habitat suitable for wildlife nursery sites and as such, wildlife nursery sites would not be impacted by the project.

Finding:

The City Council finds that the project will not interfere with the movement of any native resident or migratory fish or wildlife species or with established wildlife corridors or impede the use of native wildlife nursery sites and accordingly, impacts will be less than significant. No mitigation measures are necessary.

Facts in Support of Finding:

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According to the CVMSHCP, the project site does not occur within any identified wildlife migratory corridors or linkages. The eastern boundary of the project site is located approximately 900 feet from the East Indio Hills Conservation Area and the entire project site is buffered by existing development on all sides. Since project activities will not extend beyond the site boundaries and the project site does not share a common boundary with any parcel in a Conservation Area (i.e., existing paved streets an d residential development), implementation of the proposed project is not expected to have any direct or indirect impacts to the East Indio Hills Conservation Area and would not conflict with or violate any of the Land Use Adjacency Guidelines set forth in the CVMSHCP.

ENERGY
Consumption of Energy Resources

During construction, energy would be consumed in the form of electricity associated with the conveyance of water used for dust control, and on a limited basis, powering lights, electronic equipment, or other construction activities necessitating electrical power. Construction activities, including the construction of new buildings and facilities, typically do not involve the consumption of natural gas. Construction would also consume energy in the form of petroleum -based fuels associated with the use of off -road construction vehicles and equipment within the project site, construction worker travel, haul trips, and delivery trips. The project would increase demand for energy in the project area, including electricity, natural gas, and petroleum, and is located within the service areas of Imperial Irrigation District (IID) and SoCal Gas Company.

During operation of the project, energy would be consumed for multiple purposes associated with the proposed uses, including, but not limited to, heating/ventilating/air conditioning (HVAC); refrigeration; lighting; and the use of electronics, equipment, and machinery, as well as charging electric vehicles and golf carts. Energy would also be consumed during operation of the project in the form of water usage, solid waste disposal, and vehicle trips, among others.

Consistency with a State or Local Plan for Renewable Energy or Energy Efficiency

The project would comply with C ALGreen building standards by incorporating eco- friendly building materials, systems, and features wherever feasible, including Energy Star appliances, water saving/low flow fixtures, non- VOC paints/adhesives, drought tolerant planting, and high- performance building envelopment.

Finding:

The City Council finds that compliance with existing s tate, regional, and City regulations, plans, and programs, would ensure that the project is consistent with all applicable state and local plans for energy efficiency and that consumption of energy resources would not be wasteful, inefficient, or unnecessary, and therefore, project impacts related to energy resources will be less than significant. No mitigation measures are necessary.

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Facts in Support of Finding:

There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable construction activities, or that would violate current emissions standards ; and therefore, construction -related impacts would be less than significant. The project would not include wasteful, inefficient, or unnecessary consumption of these energy resources. Furthermore, the project includes energy efficiency measures that will reduce the consumpti on of electricity, including energy efficient windows, roof systems, electrical lighting systems, and HVAC systems, and will be compliant with Title 24 energy efficiency requirements. Lastly, the project would comply with measures designed to reduce GHG emissions which would also serve to reduce energy consumption.

GEOLOGY AND SOILS

Expose People or Structures to Effects Involving:

Rupture of a Known Fault : The State of California, under the guidelines of the Alquist - Priolo Earthquake Fault Zoning Act, classifies faults as active, potentially active, and not active.

The project site is located in a region that consists of numerous active fault zones, such as the Indio Hills Fault, Berdoo Canyon fault zone, Mecca Hills fault zone, and the San Andreas Fault.

Landslides: There are no natural or manmade hillsides within the project site. The project site is relatively flat with gentle northeast to southwest sloping; thus slope instability is not considered to be an issue.

Finding:

The City Council finds that the project will not directly or indirectly cause adverse effects involving rupture of a known earthquake fault or landslides. No mitigation measures are necessary.

Facts in Support of Finding:

The project site is not located within a currently designated AlquistPriolo Earthquake Fault Zone or County of Riverside Fault Zone and no active fault traces or fissures are known to exist within the project vicinity or were observed during the on-site field investigation; and, the relatively flat topography of the project site and surrounding off -site areas precludes landslide -related stability problems. As such, the site is not considered susceptible to seismically induced landslides. Lastly, the project would not result in any post-grading conditions that would have a potential for seismic slope instability and land sliding; therefore, impacts would be less than significant.

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GREENHOUSE GAS EMISSIONS

GHG Emissions that may Significantly Impact the Environment

The project’s construction and operations will generate some additional greenhouse gas ( GHG) emissions, and to the extent those emissions conflict with the applicable CARB Climate Change Scoping Plan or the City’s GHG Reduction Plan, the project would have a significant adverse effect.

Consistency with Applicable Plan, Policy or Regulation

The City has not adopted a numerical significance threshold for assessing impacts related to GHG emissions and has not formally adopted a local plan for reducing GHG emissions. Nor have SCAQMD, OPR, CARB, CAPCOA, or any other state or regional agency adopted a numerical significance threshold for assessing GHG emissions that is applicable to the project. Since there is no applicable adopted or accepted numerical threshold of significance for GHG emissions, the methodology for evaluating the project ’s impacts related to GHG emissions focuses on its consistency with statewide, regional, and local plans adopted for the purpose of reducing and/or mitigation GHG emissions (CEQA Guidelines section 15183.5). The City has adopted such a plan when it adopted its Climate Action Plan (CAP) on September 18, 2019 as a roadmap for achieving community-wide GHG emissions reductions. Accordingly, the project’s GHG emissions are assessed by evaluating the project’s consistency with the City’s CAP. The project would not conflict with CARB’s Climate Change Scoping Plan, SCAG’s 2020—2045 RTP/SCS, or the City’s CAP.

Finding:

The City Council finds that the project adheres to regulatory compliance measures that reduce its GHG emission profile and is consistent with the applicable CARB Climate Change Scoping Plan as described in detail on pages 5.7- 30 through 5.7 -33 of the Draft EIR and the City’s CAP as described in detail on pages 5.7- 37 through 5.7-40, which analysis and conclusions are incorporated by this reference, and based thereon, finds that the project will not have any significant impacts relating to its GHG emissions or incons istencies with applicable GHG plans, policies or regulations.

Facts in Support of Finding:

The facts in support of this finding are shown in Table 5.7-3 the total emissions from construction of the project and Table 5.7-4 the total operational emissions. The project would not conflict with applicable plans and as such, the project would have a less than significant direct or indirect impact related to its GHG emissions. The facts in support of this finding are set forth in Table 5.7-5 of the Draft EIR (Scoping Plan Consistency Summary), which demonstrate that the project does not conflict with any of the plan components and supports seven of the Plan’s action categories.

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HYDROLOGY AND WATER QUALITY

Compliance with Water Quality Standards or Waste Discharge Requirements

The project is consistent with the General Plan and as required by the City’s General Plan Update EIR, the project would be required to comply with GPU policies, applicable federal and state laws and regulations concerning the protection of water quality, including the federal Clean Water Act, and the Municipal Code. 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.

Effect on Groundwater Supplies or Interference with Groundwater Recharge

Development of the project site would introduce impervious surfaces including concrete sidewalks, buildings, roadways, etc. Therefore, water would not percolate at the same rate as it has in its vacant state. Percolation of water into the groundwater aquifer would occur during project operation when stormwater collects in the various proposed on-site retention facilities.

Alter existing Drainage that would impact:

Erosion. During project construction, soil would be exposed and disturbed, drainage patterns would be temporarily altered during grading and other construction activities, and there would be an increased potential for soil erosion and siltation compared to existing conditions.

Additionally, during a storm event, soil erosion and siltation could occur at an accelerated rate.

The development of the project would require the construction of on- site stormwater facilities designed in accordance with the Municipal Separate Storm Sewer System (MS4) within the Whitewater River Watershed (Order No. R7-2013- 0011 and NPDES No. CAS617002). project improvement Plans would include the review and approval of a Final Water Quality Management Plan (WQMP). The source control, site design, and treatment control BMPs required for the project would ensure that the proximate receiving waters (Whitewater River and Coachella Valley Stormwater Channel), are not adversely impacted by project-related erosion.

I
ncrease surface runoff . project construction will comply with the requirements of the Construction General Permit and would include the preparation and implementation of a SWPPP.

The SWPPP will include construction BMPs to control and direct on-site surface runoff as well as include detention facilities, if required, to ensure that stormwater runoff from the construction site does not exceed the capacity of the stormwater drainage systems. The project would increase impervious surface areas, which would increase stormwater runoff compared to existing conditions. Operation of the project would generally conform to existing on-site drainage patterns.

The proposed drainage system would include a stormwater collection and conveyance system designed to collect and pre -treat stormwater in accor dance with applicable LID standards in an underground storage/infiltration facility.

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Exceed capacity of stormwater drainage system . The project site, in its current condition, is undeveloped and covered in sandy soils that are pervious and allow stormwater to percolate on site. The vegetative cover on the project site slows the rate of water that may sheet flow during a rain event. Development in the City, according to the City’s General Plan, will increase runoff by creating large areas of impervious surfaces. This increase of runoff can contribute to increased runoff downstream. The development of residential and open space land uses would increase the amount of surface runoff due to the increased impervious area; however, retention fac ilities throughout the project site are designed to have sufficient storage to retain the flood volume from a 100-year storm event, thus meeting the hydrologic requirement established by the City.

Impact flood flows . The regional topography of the City naturally drains from the northwest to the southeast, eventually draining to the Salton Sea. The project site similarly drains from the northern to the southern side of the site. The project site is currently vacant with scattered vegetation. The northern, eastern, southern, and western project site boundaries are Avenue 38, Madison Street, Avenue 40, and Jefferson Street respectively. These roadways are paved with curb and gutter improvements. The project site is surrounded by existing development and fully improved roadways that intercept and control most offsite storm flows except for volumes that enter the existing on-site basins that accept flows from adjacent roadways. Upon implementation of the project , the project site would continue to accept these flows, but these basins and inlets would be functionally replaced by the proposed drainage system.

The FEMA FIRMs serve as the basis for identifying potential hazards and determining the need for and availability of federal flood insurance. The proposed project site is covered by FIRM Panel Numbers 06065C1620G, which shows the southwest portion of the project site located in Zone X – “0.2 pct Annual Chance Flood Hazard,” while the northeast portion of the site is located in Zone A – “Without Base Flood Elevation.” 29 As a requirement of IMC Title V, Chapter 55 (Stormwater Management and Discharge Control), undeveloped properties of one gross acre or more in size and which are located north of the Whitewater River Channel (including the project site), must provide sufficient on -site stormwater retention upon development for the volume of runoff resulting from a 100- year storm with a time duration which generates the maximum stormwater volume. These measures are consistent with the NPDES regulations. Stormwater runoff and volume calculation, retention location, and method of storage shall be performed to the satisfaction of the City Engineer. Retention facilities throughout the project site would ensure that the site would collect, convey, and retain the on-site stormwater. Drainage flow on the project site would generally maintain its natural drainage course from the northern site boundary to the southern site boundary, and into the proposed on-site retention area.

Consistency with Water Quality Control Plan or Sustainable Groundwater Management Plan

Adherence to the s tate Construction General Permit (CG P), implementation of the SWPPP, and adherence to the City’s Floodplain Management requirements, would ensure that surface and groundwater quality are not adversely impacted during construction. In addition, implementation of the BMP measures at the site, including catch basins and retention basins, would ensure that water quality is not impacted during the operational phase of the project . As a result, site

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development would not obstruct or conflict with the implementation of the Colorado Basin Water Quality Control Plan.

Finding:

The City Council finds that the project will not have any significant adverse effects relating to hydrology and water quality, including causing any violations of water quality standards or discharge requirements, causing any flooding or water quality impacts resulting from alterations to the existing drainage patterns in the area, creating any risk of release of pollutants, or conflicting with any water control plan. In addition, the City Council finds that the project will not have any significant adverse effects on existing or future groundwater supplies, nor will it interfere with CVWD’s ongoing groundwater recharge efforts.

Facts in Support of Finding:

Compliance with Water Quality Standards or Waste Discharge Requirements

The proposed drainage plan for the project would convey surface water flows from the northern portion of the site to the southern portion. Because the site is relatively level, the grading design for the majority of the site includes only minor changes from existing conditions with the exception of an elevated clubhouse and surrounding areas near the center of the project. Soil from construction of the nearby CVWD North Indio Regional Flood Control project deposited in a stockpile in the center of the site has been incorporated into the conceptual plan to elevate the clubhouse and adjacent areas. The 100- year storm water runoff volume in the new developed condition created by impervious surfaces (roofs, pavement) would be retained on site. The surface drainage would generally flow southeast across the project site via project roadways and managed using retention facilities within open space paseos. Catch basins would intercept and convey storm flows through storm drain piping to retention basins. Retention facilities would also be utilized throughout the project site in order to collect on- site runoff. The project design would prevent violations to water quality standards and waste discharge requirements by implementing adequate stormwater management facilities at each stage of development and operation, which are designed to contain project -related runoff and prevent discharges into any receiving waters. The project would also be required to obtain the appropriate permit approvals that ensure compliance with NPDES, MS4, and City retention ordinance regulations applicable during construction and operation.

Prior to the start of construction, a SWPPP designed to reduce potential adverse impacts to surface water quality during the period of construction would be developed for implementation as required by the State’s most current Construction General Permit (C GP), Order No. 2009-0009-DWQ, as amended by 2010- 0014- DWQ and 2012-0006- DWQ. The SWPPP will identify the limits of disturbance during each phase of construction with specific locations where activities would require implementation of stormwater BMPs. Stor mwater BMPs will include a schedule of activities, prohibitions of practices, maintenance procedures, and other management practices to prevent, eliminate, or reduce the pollution of waters of the receiving waters. BMPs also include treatment requirements, operating procedures, and practices to control plant site runoff spillage or leaks. Consistent with the CGP, SWPPP implementation will include good site management

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(housekeeping), non- stormwater management, erosion control, sediment controls, run- on and runoff controls, along with inspection, maintenance, and repair measures. Other relevant requirements of the SWPPP include proper waste management, proper material handling, and storage within the allowable construction limits. As construction progresses, any on-site proposed storm drain inlets that become operational would require temporary protection to prevent sediment or pollutants from entering the on-site storm drain system.

During construction, the project would also be required to comply with the South Coast Air Quality Management District’s (SCAQMD) Rule 403 and 403.1, which requires the project Applicant to prepare and implement a Fugitive Dust (PM10) Control Plan. Implementation of the Fugitive Dust Control Plan primarily pertains to air quality, but also supports water quality protection through the requirement of soil stabilization measures to prevent sediment erosion and track- out. The concurrent implementation of the required SWPPP and Dust Control Plan would prevent potential adverse construction-related impacts to water quality at the project site and its surroundings.

The project will follow s tate, regional, and local regulations regarding on- site stormwater retention, so that surface waters and the groundwater aquifer are not contaminated with project - related pollutants. With the enforcement of the above regulations, existing flood controls (East Side Dike and North Indio Regional Flood Control project ), and grading and drainage plans for the project s ite, the project would not violate any water quality standards or waste discharge requirements or degrade surface or groundwater quality during project construction or during the life of the project.

Effect on Groundwater Supplies or Interference with Groundwater Recharge

A Water Supply Assessment (WSA) was prepared for the project to determine if the water demand during operation would be accommodated without causing substantial decreases in groundwater supplies. The total projected water demand for the project is 1,096.59 AFY consisting of 463.28 AFY of outdoor recycled water and 633.31 AFY of potable water, or 2.9 acre -feet per acre. The available supply and water demand for CVWD’s service area was analyzed in the water supply conditions of the 2020 Regional UWMP to assess the region’s ability to satisfy current and future urban water demands, including those of the project, under three scenarios: a normal water year, a single dry year, and multiple dry years. According to the 2020 Regional UWMP, the urban water demands in the CVWD service area (retail supply totals) are estimated to grow from 137,061 AFY in 2025 to 164,966 AFY in 2045. Therefore, the estimated project demands of 1,220.53 AFY represent approximately 0.89 percent of the total water supply number (137,061 AFY) for 2025 and would represent 0.74 percent of the total water supply number (164,966 AFY) for 2045.

Although the CVWD has a sufficient amount of water to serve the project , the City and CVWD require implementation of water conserving and water efficient technologies, especially for new development. The City’s General Plan includes water conservation goals and policies in order to ensure that there is a sufficient supply of water to meet current and future needs. Specifically, the project would be consistent with Policy CE-2.3 and Policy CE-2.5 through the implementation of water conservation measures such as low flow toilets and low gallon per minute (GPM) plumbing fixtures, tankless water features, and timed irrigation systems and rain sensors. The project would also utilize “xeriscape” planting principles and establish a palette of drought-tolerant trees, shrubs

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and plants that require little or no irrigation, consistent with Policy CE-2.4. Turf within the project site would also be restricted to active outdoor recreation areas only. In addition to these water conservation measures, the project will construct a private recycled water system to irrigate common area landscaping, including street parkways and open space areas to reduce the project’s reliance on the CVWD Domestic Water System.

Additionally, Indio Municipal Code (IMC) Section 51A.10 includes the adopted CVWD’s Model Water Efficient Landscape Ordinance (MWELO), which establishes landscape and irrigation system design criteria to ensure sustainable landscape design. This requires that new landscape plans be designed to incorporate more native and locally compatible drought tolerant planting materials and efficient irrigation systems. CVWD’s long -term water managemen t planning ensures that adequate water supplies are available to meet existing and future water needs within its service area. Furthermore, the project would be consistent with State and local requirements for water conservation. In addition, the project is consistent with the City’s General Plan and as the project will comply with applicable state and local regulations that concern groundwater recharge, including Chapter 55 of the Municipal Code, GPU policies and regulations. The project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge.

Impacts would be less than significant.

Alter existing Drainage that would impact:

Erosion. project construction will comply with the requirements of the Construction General Permit and would include the preparation and implementation of a SWPPP. The SWPPP will include construction BMPs to control and direct on- site surface runoff as well as include detention facilities, if required, to ensure that stormwater runoff from the construction site does not exceed the capacity of the stormwater drainage systems. With implementation of construction BMPs such as containing nonstorm water runoff at the project site, and proper concrete washout facilities to minimize the discharge of pollutants in stormwater runoff, construction impacts related to a substantial increase in the rate or amount of surface runoff, flow, and volume that would result in flooding would be less than significant, and no mitigation is required.

The project would increase impervious surface areas, which would increase stormwater runoff compared to existing conditions. Operation of the project would generally conform to existing on- site drainage patterns. The proposed drainage system would include a stormwater collection and conveyance system designed to collect and pre-treat stormwater in accordance with applicable LID standards in an underground storage/infiltration facility. With the implementation of the BMPs and detention features, the project would not substantially increase the rate or amount of surface runoff in a manner that would result in on- or off-site flooding. Also, the site design features and on-site detention facilities would ensure that stormwater runoff does not exceed the capacity of the City’s storm drain system. As the runoff from the project site would be collected by existing drainage facilities in volumes and velocities that do not exceed pre -project cond itions, the proposed project would not result in or contribute to flooding. For these reasons, impacts related to increase in runoff resulting in flooding would be less than significant.

Increase surface runoff . With implementation of construction BMPs such as containing nonstorm water runoff at the project site, and proper concrete washout facilities to minimize the

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discharge of pollutants in stormwater runoff, construction impacts related to a substantial increase in the rate or amount of surface runoff, flow, and volume that would result in flooding would be less than significant, and no mitigation is required. During operation, with the implementation of the BMPs and detention features, the project would not substantially increase the rate or amount of surface runoff in a manner that would result in on- or off-site flooding. Also, the site design features and on-site detention facilities would ensure that stormwater runoff does not exceed the capacity of the City’s storm drain system. As the runoff from the project site would be collected by existing drainage facilities in volumes and velocities that do not exceed pre-project conditions, the proposed project would not result in or contribute to flooding. For these reasons, impacts related to increase in runoff resulting in flooding would be less than significant.

Exceed capacity of stormwater drainage system. According to the Preliminary Hydrologic Summary for the project, approximately 52.84-acre feet of storage would be required in the form of retention basins as well as the proposed manmade lakes throughout the project site. This form of BMP would contain the runoff from the project site to the retention basins which would be filtered and treated before discharging into the drainage facilities within the vicinity of the project site. The estimated design capture volumes for water quality purposes are shown in DEIR Table

5.8-1: project Stormwater Storage Volumes.

The proposed development reduces its potential to impact surface water quality by adhering to the established water quality and stormwater regulations under the regulatory framework of the NPDES under the CWA during construction and throughout the life of the project . This is accomplished through implementation of the SWPPP during construction of the project , and the project Specific WQMP during the life of the project . Through this required compliance, the project would prevent adverse impacts to the local receiving waters and avoid project violations to the established water quality standards and waste discharge requirements. With the proposed improvements, the project will not create or contribute to stormwater runoff volumes which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. Impacts would be less than significant.

Impact flood flows . Since the project site is currently surrounded by developed land, including off -site stormwater improvements, the project is not anticipated to result in the redirection of flood flows. The project is consistent with the General Plan, and as required by the General Plan Update EIR, the project will comply with applicable laws and regulations that concern stormwater runoff and the protection of drainage patterns, including the Municipal Code.

Chapter 153 and Chapter 155, GPU policies and regulations. All required on- site stormwater runoff would be collected within the project boundaries in compliance with the IMC. Impacts would be less than significant.

Consistency with Water Quality Control Plan or Sustainable Groundwater Management Plan

Water service for the project will be provided by the CVWD and there would be one on -site well for backup use of groundwater. CVWD has implemented a number of programs to maximize the use of local water supplies and reduce demands including significant recycled water and water conservation programs. Therefore, the project would not obstruct or conflict with the 2020

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Regional UWMP, applicable water quality control plans, or applicable sustainable groundwater management plans, as confirmed in the project WSA approved by CVWD. Therefore, impacts would be less than significant.

LAND USE

Consistency with Any Land Use Plan, Policy or Regulation

The City of Indio General Plan includes multiple levels of policies related to the desired vision, land uses, and strategies for different areas in the City , in addition to the parcel-by-parcel zoning established in the City’s Zoning Ordinance. These levels of policies address Areas of Change, which describe the degree of change expected in given areas over the plan’s horizon, Place Types and Sub-Types, which broadly describe the type and intensity of desired land uses in given areas, and City Subareas, which provide additional details regarding the location, character, and key issues for each area of the City, along with strategies specific to each. Goals, strategies, and policies established in the General Plan Land Use Element are intended to be applied in combination with subarea specific strategies established for each neighborhood. Since the uses permitted by the proposed Specific Plan are allowed by the current Suburban Neighborhood- High land use designation for the project site, no General Plan amendment is proposed as part of the project.

The project site is located in an Area of Change identified “Enhance, Moderate Change” which describes areas of the City where change is desired and expected to happen gradually over the entire horizon of the General Plan and beyond, with moderate development resulting in the area looking very different than it does at present. The site is surrounded by areas designated “Enhance, Moderate Change” to the west and by areas designated “Preserve, Minor Change” to the north, east, and south, where limited improvements are desired such that the general character of the area remains the same over the planning horizon.

Finding:

The City Council hereby adopts and incorporates herein the findings, analysis and conclusions set forth in the Draft EIR, and further specifically finds that the project is consistent with the General Plan as to each and every of these chapters and applicable regional plans. The City Council also finds that the Dessert Retreat Specific Plan will serve as the regulatory document providing the zoning requirements and restrictions for the project, and therefore, the project will be fully consistent with the applicable zoning. The City Council also specifically finds that the project is consistent with the character of the surrounding residential communities. Impacts to land use will be less than significant.

Facts in Support of Finding:

The City’s General Plan states that the Zoning Code, Specific Plans, and other planning proposals and plans are tools used for the systematic implementation of the General Plan. As a proposed Specific Plan, the Desert Retreat Specific Plan would, upon its adoption, serve as the City’s official zoning for the project site, carrying responsibility for the implementation of the General Plan. As such, these documents, including the Desert Retreat Specific Plan, must be consistent with the

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goals, policies, and standards laid out in each element of the General Plan. A detailed analysis of the project ’s consistency with the policies of the various elements of the City’s General Plan related to topics of environmental concern is provided in DEIR Table 5.9-3: City of Indio General Plan Analysis. The analysis contained in Table 5.9-3 concludes that the project would be consistent with the City’s General Plan, and that analysis is hereby incorporated into these findings.

The 2020 SCAG RTP/SCS is an advisory document to local agencies in the southern California region for their information and voluntary use while preparing local plans and handling local issues of regional significance. Table DEIR 5.9-4: SCAG 2020 RTP/SCS Analysis, provides an assessment of the project ’s relationship to regional goals pertaining to issues of environmental concern contained in various chapters of the RTP/SCS. The analysis contained in DEIR Table 5.9- 4 concludes that the project would be consistent with the RTP/SCS goals, and that analysis is hereby incorporated into these findings.

NOISE

Generation of Ground Borne Vibration

The Final EIR analyzed the potential impacts of vibration created by the proposed project.

Potential ground-borne vibration is associated with construction activities and passenger -vehicle circulation and on-site truck activity as the primary sources of vibration associated with operation.

Findings:

The City Council finds that the project’s impacts relating to the generation of ground borne vibration will be less than significant.

Facts in Support of Finding:

To evaluate potential construction- related vibration, ground vibration levels associated with various types of construction equipment were analyzed, on-site and off-site, and as determined in the Noise Study and shown in DEIR Table 5.10-8 On-site Construction Vibration Impacts - Building Damage, the forecasted vibration levels due to on- site construction activities would not exceed the building damage significance threshold for all sites surrounding the project area during construction. Therefore, on-site construction vibration with regard to building damage would be less than significant. As shown in DEIR Table 5.10-9 On-site Construction Vibration Impacts - Human Annoyance, the forecasted vibration levels due to on-site construction activities would not exceed the human annoyance significance thresholds for all sites surrounding the project .

Therefore, onsite construction vibration with regard to human annoyance would be less than significant.

In addition to on- site construction activities, construction delivery/haul trucks would generate groundborne vibration as they travel along the project s anticipated off -site truck travel routes.

Based on the FTA data, the vibration generated by a typical heavy-duty truck would be well below the most stringent building damage criteria. Therefore, vibration impacts with respect to building damage from off-site construction truck travel on public roadways would be less than significant.

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Although vibration sensitive uses (e.g., residential uses) are located along Avenue 38 to the north, Madison Street to the east, Avenue 40 to the south, and Jefferson Street to the west, ground-borne vibration levels generated by off -site construction truck travel would be below the significance threshold, as these uses are located more than 75 feet from the truck travel pathway. Thus, vibration impacts with respect to human annoyance from off -site construction truck travel would be less than significant for the vibration sensitive land uses located along these roadways.

The primary sources of vibration associated with operation would include passenger-vehicle circulation within the project area and on -site truck activity. Ground- borne vibration typically attenuates rapidly as a function of distance from the vibration source. Furthermore, the majority of the project ’s operation -related vibration sources, such as mechanical equipment, would incorporate vibration attenuation mounts as required by the particular equipment specifications.

Operation would not substantially increase existing vibration levels in the immediate vicinity of the project site. Therefore, vibration impacts associated with operation would be les s than significant.

PUBLIC SERVICES

The Final EIR analyzes the project’s potential effects relating to the provision of public services, including fire protection and emergency medical services (Draft EIR, at pp. 5.12.1- 1 to 5.12-1.7) police protection (Draft EIR, at pp. 5.12.2- 1 to 5.12-2.5), and library services (Draft EIR, at pp.

5.12.3-1 to 5.12-3.3). Impacts to schools was determined to not be significant and is discussed in Section 8.1: Effects Not Found to be Significant in the Draft EIR and below. The project will add residents and visitors to the project site, which will cause incremental increases in the demand for public facilities.

Findings:

The City Council finds that the project’s impacts on public services, including fire protection and emergency medical services, police protection, and library services will be less than significant.

Facts in Support of Findings:

Fire Protection and Emergency Services : According to the City’s General Plan, response times are based on the standards within the National Fire Protection Association (NFPA) 1710 and the Riverside County Fire Department (RCFD), which gives a maximum four (4) minute drive time for all fire and medical emergency incidents. There are five Riverside County Fire Department (RCFD) stations within 4 miles of the project site (Draft EIR, Figure 5.12-1). The two closest stations to the project site that would provide primary response are RCFD Stations No. 80 and No. 81. Station No. 80 is approximately 0.05 miles southeast of the project site and Station No. 81 is approximately 2.1 miles west of the project site. Station No. 80 would be the primary station to serve the project site as it is the closest and would provide the quickest response times.

In the event that Station No. 80 is responding to another fire and/or emergency call, Station No. 81 would respond to calls from the project site. Both fire stations would be well within the City’s response time objective of four minutes or less for the project site perimeter.

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Construction-related traffic on adjacent streets would be temporary but could potentially increasing response times for em ergency vehicles traveling to the project site and nearby uses along surrounding streets. As discussed in Section 5.14: Transportation and Traffic of the Final EIR, the preparation of construction traffic management plans would ensure the project would not interfere with RCFD’s accessibility to the surrounding roadways or their use. Emergency access to the project site would remain clear and unhindered during construction of the project pursuant to requirements established by the City’s Public Works and Engineering Department and/or the RCFD. Thus, emergency access impacts from construction activities associated with the project would be less than significant with mitigation.

After development and as the City and region grows and continues to develop, there would be an increase in demand for services provided by the RCFD. All development projects within the City are required to comply with the most current adopted fire, building codes, and nationally recognized fire and life safety standards. The project would be required to comply with the City Fire Code, which includes the 2019 CBC and the California Fire Code (Title 24, Part 9 of the California Code of Regulations), with amendments. While the increased development and the introduction of new uses and residents such as those associated with the project would result in additional demand for services provided by the RCFD, compliance with existing regulatory requirements during implementation of the project would ensure that the City’s infrastructure, including access, traffic circulation, water, and hydrant systems are adequate for both current RCFD needs as well as the needs of the project. Thus, the project would be required to install fire hydrants and provide adequate emergency access, including ingress and egress points, for emergency services in accordance with the City Fire Code. Further, in order to ensure that the project would not degrade existing facilities and response times provided by the RCFD to serve the needs of the project , payment of applicable fees would be required as identified in the City’s Municipal Code. The City’s Development Impact Fees (DIFs) are based on capital costs for facilities and other capital assets needed to mitigate the impacts of additional development. In terms of fire facilities, DIFs take into account fire protection facilities, apparatus and vehicles by allocating costs for both existing and future fire department facilities to both existing and future development, so that the impact fees reflect new development’s propor tionate share of the total capital costs. Lastly, the project would be annexed into Community Facilities District (CFD) 2004- 1, which provides funds for police, fire and emergency medical personnel and equipment.

Law Enforcement Services.

The project would involve development of up to 1,500 single -family residential dwelling units.

Response times are not anticipated to be significantly impacted since the project would be located within an area of the City currently served by the Police Department. The estimated 2022 population for the City of Indio is 89,137 residents. With implementation of the project , up to 2,700 residents would be added to the City’s current population, increasing the City’s population to 91,837 residents. The resulting officer-to-resident ratio would be 0.88 officers per 1,000 people, which is slightly less than the commonly accepted ratio of one officer per 1,000 residents.

Therefore, the project would be required to include payment of the City’s development impact fee for law enforcement services, or its equivalent, in order to maintain acceptable levels of law enforcement facilities and services in the area. The City’s DIFs are based on capital costs for facilities and other capital assets needed to mitigate the impacts of addition al development. In

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terms of police facilities, DIFs take into fees for police facilities, vehicles, and equipment by allocating costs for both existing and future Police Department facilities to both existing and future development, so that the impact fees reflect new development’s proportionate share of the total capital costs. Furthermore, the project would be annexed into Community Facilities District (CFD) 2004-1, which provides funds for police, fire and emergency services, including medical personnel and equipment. Accordingly, impacts would be less than significant.

Construction activities associated with the project may result in temporary and partial closures of public roads surrounding the project site and could potentially affect emergency access to and near the project site on a temporary basis and potentially increase response times for emergency vehicles traveling to the project site and nearby uses along surrounding streets. As discussed in Section 5.14: Transportation and Traffic of the Final EIR, the preparation of construction traffic management plans would ensure that the project would not interfere with the Sheriff Department’s accessibility to the surrounding roadways or their use. Emergency access to the project site would remain clear and unhindered during construction of the project pursuant to requirements established by the City’s Public Works and Engineering Department and/or the Police Department.

Thus, emergency access impacts from construction activities associated with the project would be less than significant with mitigation.

Library Services . There are no specific requirements for quantifying the community’s needs for public library services; library services are assessed on an on-demand basis as a function of demographics measured against existing library resources. According to the City’s General Plan EIR, growth forecasts for the City would suggest an increase in the demand for library services.

Implementation of the project would add up to approximately 2,700 new residents who would have access to the l ibrary. This increase in residents is likely to result in an increased demand on the library for services provided within their facilities , although that potential increase in demnd is moderated by the extensive reading, research and meeting space amenities included at the proposed clubhouse within the project. The l ibrary relies on its budget from private fund sources and taxed-based revenue from the City (development impact fees). Therefore, the project would require payment of applicable development impact fees for library services in order to maintain library services in the area. The City’s DIFs are based on capital costs for facilities and other capital assets needed to mitigate the impacts of additional deve lopment. In terms of public buildings (includes library facilities), DIFs take into account the existing level of service for these facilities, defined as the City’s current per -capita investment in public buildings and general government vehicles serving the existing City. Future library facilities in the City would be subject to review by the County, and adherence to federal, state, and local building codes and regulations.

Accordingly, impacts would be less than significant.

RECREATION

The project would develop up to 1,500 residential dwelling units that would generate approximately 2,700 residents within the project site. The project includes substantial open space in the form of perimeter buffers, landscaped parkways, linear paseos, and a community clubhouse with outdoor recreation amenities. All are easily accessed by residents using the interconnected walkway system. As the project site is located within the City, it would have direct impacts to the

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City’s recreational and park facilities.

Finding:

The City Council finds that the project’s impacts on recreational and park facilities will be less than significant.

Facts in Support of Finding:

Increase use of existing facilities: The project’s increase in population would incrementally increase the demand on existing neighborhood and community parks in the City. This increased demand placed on recreational on park facilities would be met through a combination of on- site improvements and private recreational amenities, as well as payment of fees to the City. As the project site is entirely within the City’s jurisdiction, the City’s in -lieu parkland fee will be paid, potentially subject to partial credit for the public and private recreational facilities constructed within the project. As such, with the integrated open space and recreational facilities provided on the project site and the required development fees provided to the City for increased maintenance of public recreational facilities, the project site would have a less than significant impact on neighborhood and regional parks and other recreational facilities.

Require new or expanded facilities : The project is designed around a central 26.1- acre recreational center and with paseos throughout the development to provide a connected system of open spaces between the residences. The recreational amenities are located throughout the development and include open space in the form of perimeter buffers, landscaped parkways, linear paseos, bicycle trails, golf cart linkages, and a community clubhouse with outdoor recreation amenities. These recreational amenities are incorporated into the design of the project and would be constructed concurrently with the project . Open space requirements will be met through a combination of on-site improvements, private recreational amenities, and City fees.

The following types of facilities would be included within the Community Clubhouse and Recreation Center: a fitness center, a movement studio, locker rooms, a covered outdoor pool, billiards tables, a golf simulator, arts and crafts room, game room, multipurpose event lawn, sports courts, water features, outdoor kitchen, firepit seating, ball room, catering kitchen, terrace, and indoor coffee bar with an outdoor social bar. The project as proposed would not require the construction or expansion of existing recreation facilities. Impacts would be less than significant.

Construction of the recreational amenities would not result in significant impacts but would contribute to the overall construction impacts. The short -term impacts and m itigation measures associated with the construction of these facilities as part of the project are addressed in the Final EIR (see Sections 5.2: Air Quality; 5.5: Energy, 5.6: Geology and Soils; 5.7: Greenhous e Gas Emissions; 5.8: Hydrology and Water Quality; 5.10: Noise; and 5.14: Transportation and Traffic).

Impacts would be less than significant.

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TRANSPORTATION

Consistency with an Applicable Plan or Policy Addressing the Circulation System

A project is considered consistent with an applicable plan if it is consistent with the overall intent of the plan and would not preclude the attainment of its primary goals. The City of Indio General Plan and the project include measures and policies that support use of alternative modes of travel and no part of the project proposal would conflict with the implementation of those facilities. The project includes facilities to support bicycle and pedestrian use.

Consistency with CEQA Guidelines section 15064.3, subdivision (b) [VMT]

The City of Indio has adopted Riverside County’s Transportation Analysis Guidelines for Level of Service and Vehicles Miles Traveled (2020). The project does not satisfy any of the screening criteria and therefore completed VMT analysis using the Riverside County Transportation Analysis Model (RIVCOM) to determine if there would be a significant VMT impact. For residential projects, a project would create a significant impact if it generated homebased production VMT per capita that exceeds the existing county-wide average homebased production VMT per capita. The project generated VMT method relies on tracking trips to/from an individual project and the project type and location result in a lower VMT than the county-wide average.

Effect of a Geometric Design Feature

Traffic Regulations in the Indio Municipal Code is the City’s Traffic Ordinance. This ordinance provides general provisions, administration and enforcement, traffic control devices and markings, speed, processions, vehicle size and weight, traffic on highways, transportation of hazardous materials, interstate trucks, off -road use of vehicles, and pedestrians. The City of Indio Public Works Department, Engineering Division, has Engineering Standards relating to roadway design.

The design standards include specifications for minimum curve radii, sight lines, design speeds, maximum grades, subgrade base, pavement thickness, and other roadway features. Additionally, the design standards outline specific procedures for road trenching. The project does not propose any features that represent substandard design features.

Finding:

The City Council finds that the project will not have any significant adverse effects relating to transportation, specifically, the project is consistent with applicable plan s and polic ies addressing the circulation system, CEQA Guidelines section 15064.3(b), and it will not have any adverse effects due to a geometric design feature. Impacts would be less than significant.

Facts in Support of Finding:

Consistency with an Applicable Plan or Policy Addressing the Circulation System:

The City of Indio General Plan and the project include measures and policies that support use of alternative modes of travel and no part of the project proposal would conflict with the

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implementation of those facilities. The project would provide pedestrian linkages along the frontage of the project site to existing bus stops by constructing sidewalks along Avenue 38, Jefferson Street, Madison Street, and Avenue 40, with ADA accessible crosswalks at intersections.

The project would not disrupt an existing transit facility or service and would not inter fere with the implementation of future transit service. For these reasons, the project’s impact to transit would be less than significant.

The project would improve the roadway frontage adjacent to the project site and widen Madison Street to accommodate bicycle lanes. The project would implement a standard traffic signal at the main entrance, which would be compatible with the planned bicycle facilities in the area and would accommodate golf cart traffic. In addition, this new traffic signal will improve overall safety at the main entrance location by reducing left -turn and right turn conflicts for vehicles entering and exiting the Shadow Hills golf course and restaurant located across Avenue 40 from the project’s main entrance. Additionally, the General Plan parking policies direct new developments to limit on-street parking and provide safe and secure bicycle parking. The project would develop up to 1,500 single-family active adult dwelling homes within the 377-acre specific plan area. Off-street parking for the Community Clubhouse would be designed to accommodate resident and employee parking and limit on-street parking. Each dwelling home would have a parking garage to limit on- street parking and provide safe and secure bicycle storage. Therefore, the project’s impact to the bicycle system would be less than significant.

Pedestrian facilities are provided along most roadways in Indio where land uses have been developed adjacent to the roadway. Within the study area, limited pedestrian facilities are provided. While many signalized intersections in the area have marked crosswalks, pedestrian signals, and push buttons, there are very few sidewalks adjacent to the project site. The proposed project includes an integrated connected network of pedestrian paseos through open space areas and sidewalks on streets, and multi- use paths to accommodate various modes of transportation including golf carts, bicycles, and pedestrian movement. The project would include t he construction of sidewalks along the frontages on Avenue 38, Jefferson Street, Madison Street, and Avenue 40, with ADA accessible crosswalks at intersections. The proposed traffic signal would facilitate safe pedestrian and golf cart crossing at the project’s main entrance. The project does not disrupt existing pedestrian facilities, interfere with planned pedestrian facilities, or propose any changes to the pedestrian system that would be inconsistent with pedestrian system policies.

Frontage improvements on local roadways and residential streets internal to the project site would be designed using complete street principals. Additionally, the project would not preclude the repurposing of unneeded roadway pavement to implement lane reductions for bicycle and pedestrian improvements.

The LOS operations analysis was completed to determine the consistency of the Project with applicable transportation policies. The City generally strives to maintain LOS D or better as a guideline for intersection operations, as outlined in the City of Indio General Plan (General Plan) approved in 2019. Intersection operations at two intersections would not meet the City’s LOS D standard under near-term (2030) conditions with or without project conditions and one intersection would not meet the City’s LOS D standard under near-term (2030) with project conditions (DEIR,

(2030) with or without project conditions (DEIR, Page 5.14- 36). However, the improvements

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necessary to address these deficiencies are already included in the City’s capital improvement plans and will be funded by the City’s existing development impact fees. The project will pay its fair-share of these improvements, and avoid contributing to any significant impacts to LOS operations by paying the City’s development impact fees. Moreover, any inconsistency with an applicable plan, ordinance, or policy is only a significant impact under CEQA if the plan, ordinance, or policy was adopted for the purpose of avoiding or mitigating an environmental effect and if the inconsistency itself would result in a direct physical impact on the environment, which is not the case here.

Consistency with CEQA Guidelines section 15064.3, subdivision (b) [VMT] : The project generated VMT per capita under Baseline conditions of is lower than the countywide average. It is anticipated that based on the project type (active adult living) and location (access to regional freeways and other goods and services), that the project will generate VMT on a per capita basis lower than the County-wide average. Therefore, the project’s impact to VMT would be less than significant.

Effect of a Geometric Design Feature: Vehicular access to the project site would be provided by a main entry at Avenue 40 and two secondary entrances on Madison Street and Avenue 38. Vehicles can circulate within the project site between these three entries. The project proposes a standard intersection with a new traffic signal at the project’s main entry on Avenue 40 (the new entrance street to the project and the existing street, Camino San Gorgonio, that is the entry to Sun Shadow Hills south of Avenue 40) A primary safety consideration at intersections is the number of conflict points - defined as locations at an intersection where vehicle, bicycle, golf cart, or pedestrian paths merge, diverge, or cross. Intersection configurations with fewer conflict points can reduce the potential for head- on, broadside, and vehicle/pedestr ian collisions. The standard intersection proposed at the main entry on Avenue 40 would minimize hazards at this location. The City considered alternative locations for the project main entrance, but all other potential locations, both on Avenue 40 and on the other perimeter streets, were determined to be less safe or would worsen traffic conditions, as more fully explained in the Final EIR, Responses to Comments, including Response Nos. 9 -1 and 63-1, which Responses are hereby incorporated into these findings. The project does not propose any features that represent substandard design features. Impacts would be less than significant.

The City Council has reviewed the Draft EIR comment s regarding the main entrance and other transportation-related issues, including Comment Nos. 9-1, 23-1, 23-2, 23-3, 23-5 and 63-1, 63-2, 63-3, 63-4, 63-5, and 63-7, and finds those asserted impacts and inconsistencies to be lacking in any merit or substantial evidence. The City Council has also reviewed the Final EIR Responses to those comments and finds those responses persuasive and are hereby specifically adopted by the City Council and hereby incorporated into its findings, analysis and conclusions regarding the project’s impacts concerning transportation and traffic.

UTILITIES AND SERVICE SYSTEMS

The Draft EIR analyzes the construction of new or expanded facilities for water, wastewater, drainage, solid waste and utilities, and whether the construction of such facilities would have any significant adverse effect.

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WATER SERVICE AND SUPPLY

Result in construction of new or expanded water facilities

The project is required by Coachella Valley Water District (CVWD) to design and install an 18- inch pipeline on Avenue 38 from Primrose Lane easterly along the project frontage to the project entrance at the intersection of Avenue 38 and Talavera Boulevard. Development within the project will be served by a private network of lines that will connect to existing public CVWD potable water lines located at three points of connection off Avenue 38, Avenue 40, and near the corner of Avenue 39 and Jefferson Street. The CVWD will further require the project to contribute its fair share to the construction of a new 7 million-gallon reservoir to accommodate the project’s storage requirement. Furthermore, the project is required to construct three well sites with in the project site at locations approved by CVWD.

Availability of Water Supplies

To determine the adequacy of available water supplies to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years, the Final EIR incorporates information from the Water Supply Assessment/Water Supply Verification (WSA/WSV) prepared for the project. As shown in Draft EIR Table 5.16.1-15: Estimated project Water Service Demands for Residential, Commercial, and Other Uses, the project would have an increased water demand of 1,096.59 AFY, or 2.9 acre-feet per acre. This quantity is approximately

0.65-percent of the total water projected to be supplied by the CVWD in 2045 (164,966 AFY).

The residential water demand is 633.31 AFY, the non- residential demand is 124.23 AFY, and outdoor water demand is estimated to be 333.92 AFY. It is anticipated that 454.78 AFY of the total project demand will be met with non-potable water.

Findings:

The City Council finds that the project’s impacts concerning water facilities and water supply will be less than significant. The City Council finds that the new and expanded utilities facilities to be constructed as part of the project, including the water line extension, will not have any significant adverse effects. The City Council further finds that there are sufficient water supplies available to serve the project and all reasonably foreseeable future development associated with the buildout of the City’s General Plan , during normal, dry, and multiple dry years. The City Council further finds that with adherence to federal, State, and local requirements related to water use, the project would have less than significant impacts related to the water supply.

Facts in Support of Findings:

Water: The project is required to design and install an off -site pipeline and a private network of lines on-site to connect to the existing public CVWD potable water lines. The project provides for the development of private well(s) in order to reduce the domestic water demand for the development and will also construct a private water well to serve as a backup water supply for the common area landscaping. It is anticipated that all non- residential outdoor irrigation demand

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will be met with nonpotable water , including recycled water from CVWD’s adjacent wastewater treatment plant. Construction impacts associated with the installation of the on -site and off -site connections are expected to be confined to trenching and related construction activities would be temporary and limited. In addition, the off -site water line on Avenue 38 would be constructed within previously disturbed right -of-way and would not have any significant environmental effects. All improvements related to water service would be completed in accordance with City and CVWD standards which would preclude any interruptions in existing service of the surrounding properties. Therefore, impacts to City’s available water supply and infrastructure would be less than significant.

Sufficiency of Water Supplies. CVWD approved a WSA/WSV for the project providing an assessment and verification of the availability of sufficient water supplies during normal, single- dry, and multiple-dry years over a 20-year projection period to meet the projected demands of the project, in addition to existing and planned future water demands of CVWD as required by the Water Code. The WSA/WSV reports CVWD’s actual service area urban water demand at 101,546 AF in 2021. projected urban water demand in the 2020 UWMP for the year 2045 is anticipated to be 148,166 AF. As shown in Draft EIR Table 5.16.1- 16: Impact of project Demand on Groundwater Supply (AFY), total buildout water demand of the project is estimated to be approximately 1,096.59 AFY, which represents less than 1 percent of the total anticipated urban demand of 148,166 AF in CVWD’s urban water system projected for 2045. With almost 30 million acre-feet of combined storage, as well as ongoing groundwater management planning adopted in the 2020 UWMP and 2010 CVWMP Update, the aquifer has sufficient available water to supply the project and other present and anticipated needs for normal year, as well as one or more multiple dry years, over the next 20 years.

Based on the information, analysis, and findings documented in the WSA for the project , there is substantial evidence to support a determination that there will be sufficient water supplies to meet the demands of the project, as well as for future demands of the project plus all forecasted demands in the next 20 years. The project is consistent with the City’s General Plan and as required by the City’s General Plan Update EIR, the project would be required to comply with City of Indio Municipal Code Section 156.035, which identifies standards for design and improvements applicable to subdivisions and requires improvement plans to identify water system improvements adequate to serve the proposed subdivision; Municipal Code Section 54.062, which addresses water conservation in landscaping and prohibits water waste from inefficient landscape irrigation; GPU Policies; and, participate in regional water conservation and planning efforts.

W

ASTEWATER COLLECTION AND TREATMENT

Require or Result in Construction of New or Expanded Facilities for Wastewater or Drainage.

Wastewater Facilities: The project will not have any significant project -specific or cumulative adverse effects concerning wastewater facilities because CVWD’s Water Reclamation Plant 7 (WRP-7) has adequate capacity to serve the project (which will add approximately 7.6 percent of the cumulative growth and is within the capacity forecasted in the City’s General Plan Update EIR), and although the project would require the construction of new sewer lines or an

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extension of existing sewer lines, the construction of any of the three proposed options to do so would not have any significant adverse environmental effects.

Storm Water Facilities: All future development, including the proposed project, must be consistent with the City’s General Plan goals and policies , and would also be required to comply with Section 55.26 of the Municipal Code, which requires new development and redevelopment to control the rate and volume of storm water runoff and installation of storm water infrastructure such as retention structures, subsurface areas, cisterns or other structures, at the discretion of the City Director of Public Works or designee. Goals and policies of the City’s General Plan Land Use and Urban Design, and Infrastructure and Public Facilities Elements would support provision of adequate storm water facilities in the City.

Adequate capacity for wastewater treatment or storm water drainage facilities

CVWD provides sanitary sewer service to the project, and the capacity of CVWD’s wastewater treatment facilities are addressed in the Draft EIR at pp. 5.16.2-7 through 5.16.2-9. The project will connect to existing sewer mains located adjacent to the proje ct, and the project will add approximately 7.6 percent of the cumulative growth to the existing flows to CVWD’s existing Water Reclamation Plant (WRP -7), which have adequate capacity to serve the project and other anticipated growth once future planned expansion is taken into account.

Findings:

The City Council finds that the project’s impacts concerning wastewater collection and treatment will be less than significant. The City Council also finds that there is adequate capacity in CVWD’s wastewater treatment system to meet the project’s wastewater needs, and although the project and other anticipated future growth would require planned expansion of the existing wastewater treatment facilities , the impacts with construction of these wastewater facilities would not be significant.

Facts in Support of Findings:

Require or Result in Construction of New or Expanded Facilities for Wastewater or Drainage.

Wastewater Facilities: Wastewater from the portion of the Sun City Shadow Hills Community located immediately south of the project site drains south to CVWD Lift Station 81 - 07, located near Avenue 42 and Madison Street. From this lift station, wastewater is pumped north in a force main in Madison Street and Avenue 38 to WRP -7. An existing 27- inch gravity sewer pipeline in Avenue 38 conveys wastewater from the area to WRP-7.

CVWD completed hydraulic modeling of the existing sewer system and identified three options to provide sewer service to the project site.

• The first option would collect wastewater from the project and convey it south through new and existing sewer lines to CVWD Lift Station 81- 07. An extension

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of the existing sewer line in Jefferson Road south in Varner Road between Camino Santa Elise and Lift Station 81 -07 would be built to redirect flows from existing sewer lines located immediately south of the project to free up capacity in these lines to convey wastewater from the project . This option would also require the upsizing of existing sewer lines located south of the project site and modifications to increase the capacity of Lift Station 81-07 from 2.2 MGD to 3.3 MGD.

• The second option would convey wastewater from approximately 80% to 85% of the project north through the project to the existing 27-inch gravity sewer pipeline in Avenue 38 to WRP -7. This existing gra vity line has capacity to accommodate wastewater from the project. This approach would require a private lift station and force main to be constructed within the project. The remaining 15% to 20% of the project would convey wastewater into the CVWD’s exi sting facilities in Avenue 40, and would not require any improvements to those off-site facilities.

• The third option would involve conveying all of the wastewater through the onsite lift station and force main to the existing gravity sewer in Avenue 38.

All three options would involve the construction of new sewer facilities and/or the upsizing of existing sewers in existing streets or new streets and upsizing of Lift Station 81-07; none of these options would result in any additional significant environmental impacts as all construction would occur in areas previously disturbed to construct existing sewer and street improvements or within new streets to be constructed as part of the project. All improvements related to wastewater service would be completed in accordance with City and CVWD standards which would preclude any interruptions to existing service for the surrounding properties.

Storm Water Facilities: Future development consistent with the City’s General Plan goals and policies would also be required to comply with Section 55.26 of the Municipal Code, which requires new development and redevelopment to control the rate and volume of storm water runoff and installation of storm water infrastructure such as retention structures, subsurface areas, cisterns or other structures, at the discretion of the City Director of Public Works or designee. Goals and policies of the City’s General Plan Land Use and Urban Design, and Infrastructure and Public Facilities Elements would support provision of adequate storm water facilities in the City.

Wastewater Treatment System Capacity

The City’s General Plan Land Use and Urban Design Element, and Infrastructure and Public Facilities Elements include overarching goals and policies supporting effective wastewater treatment facilities. These policies would support development of adequate w astewater capacity to serve future demand associated with growth forecast under the GPU. Furthermore, policies related to encouraging the use of greywater, are included Policy IE-3.4.

The total projected water demand for the project is approximately 1,096 AFY, consisting of approximately 463 AFY of outdoor recycled water demand and approximately 633 AFY of potable water demand or 2.9 acre -feet per acre.12 The project would add 0.98 MGD of additional wastewater to WTP-7 for treatment, increasing the average daily flow to approximately 3.9 MGD.

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This increase is within the 5 MGD treatment capacity of CVWD’s existing WRP-7. Approximately 60 percent of the wastewater treated at this facility receives tertiary treatment for reuse and is used to irrigate golf courses and other landscape areas. No expansion of WRP-7 is necessary to treat the wastewater that would be generated by the project.

D

RY UTILITIES (ELECTRICITY, NATURAL GAS, AND TELECOMMUNICATIONS)

Require or result in the relocation or construction of new or expanded power, natural gas or telecommunications facilities.

The project site is surrounded by existing electrical, natural gas, and telecommunications infrastructure. The Imperial Irrigation District (IID) will provide service to the initial phase of development from existing facilities. The additional power load for subsequent phases of the project would require IID to construct a new substation with two 25 MVA (megavoltampere) transformer banks to serve the project and increase t he reliability and resiliency of the existing electric system. A 315 foot by 315- foot site is required for this new substation. A site for this new substation is provided within the project site east of Burr Street. An alternative site for this new substation is located on the northwest corner of Burr Street and Avenue 40. IID is reviewing both sites. Both sites are evaluated in each topical section of the Draft EIR and development of this new substation on either site and construction of transmission and distribution line extensions, distribution gateways and distribution feeders would not result in significant impacts.

As analyzed in the Draft EIR, the utility providers (SoCal Gas, Spectrum and Frontier) can serve the project without the need to construct new or expanded facilities (Draft EIR, at pp. 4.15-22 –

4.15-23). Accordingly, impacts will be less than significant.

Findings:

The City Council finds that the project’s impacts concerning utilities and service systems will be less than significa nt. The City Council finds that the new and expanded utilities facilities to be constructed as part of the project, including the upgraded electrical substation and additional electrical transmission and distribution line extensions , will not have any significant adverse effects.

Facts in Support of Findings:

Electrical Facilities: IID will provide service to the initial phase of development from existing facilities. The additional power load for subsequent phases of the project would require IID to construct a new substation with two 25 MVA (megavoltampere) transformer banks to serve the project and increase the reliability and resiliency of the existing electric system. A 315 foot by 315-foot site is required for this new substation. A site for this new substation is provided within the project site east of Burr Street. An alternative site for this new substation is located on the northwest corner of Burr Street and Avenue 40. IID is reviewing both sites. Both sites are evaluated in each topical sectio n of the Final EIR and impacts relating to electrical facilities are less than significant.

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Other Facilities: As analyzed in the Final EIR, the utility providers (SoCal Gas, Spectrum and Frontier) can serve the project without the need to construct new or expanded facilities (Final EIR, Section 5.5: Energy). Accordingly, impacts will be less than significant.

SOLID WASTE

Generate Excess Solid Waste

Solid waste and recycling from the project would be hauled to the Indio/Coachella Valley Transfer Station. Waste from the transfer station is then sorted and sent to one of the Riverside County landfills in unincorporated Riverside County. The project and future projects in the City have been included in the City’s General Plan Update EIR growth projections and forecasted solid waste capacity.

Waste generated by development on the project site would be sent to the Indio/Coachella Valley Transfer Station. According to CalRecycle, the Coachella Valley Transfer Station currently has a permitted maximum tonnage of 1,100 tons per day (tpd) of solid waste and a maximum capacity of 12,685 cubic yards per day. The Oasis and Desert Center landfills are located nearest to the project site, approximately 24.3 miles south and 48.8 miles east of the project site respectively. As noted in Table 5.16.4-1 of the Draft EIR, the Oasis Landfill has a remaining capacity of 433,779 cubic yards and Desert Center Landfill has a remaining capacity of 35,714 cubic yards.

Findings

The City Council finds that there is sufficient capacity at the regional landfills for the project, that the project will not generate excess solid waste , and that the project’s impacts concerning solid waste will be less than significant.

Facts in Support of Findings:

Generate Excess Solid Waste. As described on pages 5.16.4- 5 and 5.16.4- 6 of the Draft EIR, the project would generate an average of approximately 8.1 tons of solid waste per day, which is approximately 2.0% and 14% of the daily intake permitted at the closest landfills (the Oasis and Desert Center). Accordingly, the project would be served by a landfill with sufficient capacity to accommodate the project’s solid waste needs and would not generate solid waste in excess of State or local standards. Further, the City’s General Plan Update EIR states that 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. In addition, the project implements the requirements of the City’s General Plan Update EIR. Therefore, impacts relative to solid waste are less than significant.

V. FINDINGS REGARDING ENVIRONMENTAL EFFECTS HAVING NO
IMPACT

In addition to the foregoing potential environmental effects, for which the City Council finds that the project will have less than significant impacts and do not require mitigation, the City Council further finds that the following impacts associated with the project will have no impacts, do not

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require mitigation, and did not need to be analyzed in further detail within the Final EIR:

Aesthetics; Agriculture and Forest Resources (with respect to conflicts with agricultural zoning, forest, or loss of fore st/timberland only); Biological Resources (with respect to riparian habitat, federally protected wetlands, conflict with local policies or habitat conservation plans only); Geology and Soils (expansive soils, septic tanks); Hazards and Hazardous Materials; Hydrology and Water Quality (with respect to impacts by flooding, seiche, tsunami or mudflow only); Land Use (with respect to dividing a established community only); Mineral Resources; Noise ( with respect to proximity to an airport only); Population and Housing; Public Services ( with respect to impacts to schools only); Transportation ( with respect to emergency access only); Utilities and Service Systems (with respect to compliance with statutes and regulations relating to solid waste only); and Wildfire. The Final EIR summarizes these impacts that were found to be insignificant in Chapter 8, and the City Council hereby adopts the findings, analysis and conclusions set forth therein.

AESTHETICS

Effects on scenic vistas

The approximately 377-acre project site consists of vacant, undeveloped land that has been subject to a variety of previous disturbance, including historic agricultural activities and recent disking.

There are no identified scenic vistas in the City. Views of the San Jacinto and Santa Rosa Mountains to the west and south and the Little San Bernardino Mountains to the north are available from the site and surrounding area. The proposed residential development would be similar in scale and character to the ex isting Sun City Shadow Hills Community located immediately east and south of the project site and would not obstruct available public views available from streets in the area to any greater degree than this existing development. For these reasons, impacts would be less than significant.

Impact a Scenic Resources

The project site is located approximately 4.5 miles north of California State Route (SR) 111, which is an eligible State scenic highway without official designation. The nearest officially designated State scenic highway is US Route 62, approximately 25 miles to the northwest. The project site is flat and vacant with minimal vegetation as a result of the historic agricultural activities and recent disking. There are no significant trees, rock outcroppings, historic buildings, or other scenic resources on the project site. Impacts would be less than significant.

Effects to the visual character or quality of the site

Surrounding land uses include single-family residential to the north; single-family residential and a golf course to the east and south; and Shadow Hills High School and single -family residential and vacant land to the west. The project site is flat and vacant with minimal vegetation. The Specific Plan would permit development of single-family residential homes with recreational and community uses in the center of the project site. The proposed project would change the existing visual character of the site by allowing the development of a residential community. The proposed residential development would be similar in scale and character to the existing Sun City Shadow

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Hills Community located immediately east and south of the project site. While the visual character of the project site would change with implementation of the proposed project , this change would be consistent with existing surroundings. The project would not substantially degrade the existing visual quality of the site or the surrounding area, and the impacts of the project would be less than significant.

Light and glare

Existing sources of light in the area include light from the residential uses east of the project site across Madison Street, south across 40th Avenue, and north across 38th Avenue. Another source of nighttime light in the area includes the high school to the west and vehicle traffic on the streets surrounding the site. Future development of the project site will introduce new sources of light typical of residential neighborhoods in the area. Although new sources of light would occur throughout the project site with new development, they would be consistent with existing surroundings, and would not adversely affect day or nighttime views. The proposed project would adhere to applicable City policies and regulations, including requiring shielding of lighting fixtures to prevent spillover onto surrounding properties, and would be dark skies compliant. The project would not create a new source of substantial light or glare and would not have any significant impacts.

AGRICULTURE AND FORESTRY

Conflict with Zoning or Williamson Act

The project site General Plan and Zoning designation is Suburban Neighborhood (SN; eight dwelling units per acre maximum), Residential Low (RL), and Village Core. The project site is not subject to a Williamson Act contract; it is designated as Non -Enrolled by the California Department of Conservation, Conservation Program Support. The land around the site is developed, and none of it is zoned for agriculture or subject to a Williamson Act Contract. No impacts would occur.

Conflict with Forest or Timberland

As defined by Public Resources Code Section 12220(g), forestland is land that can support 10 percent native tree cover of any species under natural conditions and that allows for management of one or more forest resources. Given that there is minimal veget ative cover on the project site and the site is not zoned as forestland, the project would not affect any forestlands as defined by the Public Resources Code.

A Timberland Production Zone is defined by Government Code Section 51104(g) as an area that is zoned for the sole purpose of growing and harvesting timber. Because the project site does not contain any timber resources, nor is it zoned as timberland or timberland zoned Timberland Production, the project would not conflict with timberland or Timberla nd Production areas. No impacts would occur.

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Loss of Forest

The project site is not defined as having forestland as defined in Public Resources Code Section 12220(g). Additionally, there is no forestland located in or near the project site. The project would not result in the loss of forestland or result in the conversion of forestland to nonforest uses. No impacts would occur

BIOLOGICAL RESOURCES

Riparian habitat

The Coachella Canal is located outside of the project boundaries, adjacent to the southeast corner of the project site. This is a manmade channel that connects the City’s drainage areas and does not include any riparian or other sensitive natural community. According to the field surveys conducted, the project site does not support any discernible drainage courses, inundated areas, wetland vegetation, or hydric soils that would be considered jurisdictional by the Corps, Regional Board, or CDFW, nor does it contain any other sensitive natural community identified in any local or regional plans, policies, or regulations. The City Council considered the comment letter submitted on the Draft EIR by CDFW, including the statement that the project site may contain resources that fall under Section 1602 of the Fish and Game Code, but based on the evidence and analysis in the Draft EIR and in the responses to the CDFW comment letter, which are incorporated herein, the City Council finds that the project site does not contain any Section 1602 resources and the project would not have any effects on riparian habitat or other sensitive natural communities.

Federally protected wetlands

The site does not contain, nor is it adjacent to, federally protected wetlands, marshes or other drainage features as defined by Section 404 of the Clean Water Act . Therefore, the project will have no impacts on federally protected wetlands.

Conflict with local policies or ordinances

The City of Indio is a participant in the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and is a co-permittee for the permits issued in association with this plan. The project site is not located in any Conservation Area identified in the CVMSHCP, and the project will pay the City’s Local Development Mitigation Fee (LDMF) collected to implement the CVMSHCP. No other local policies or ordinances protecting biological resources apply to the site.

The project is consistent with the CVMSHCP, and, for this reason, no impacts will occur.

Consistency with applicable habitat conservation plan

The City of Indio is a participant in the CVMSHCP and is a co-permittee for the permits issued in association with this plan. This plan was prepared for the Coachella Valley and surrounding mountains to address current and potential future State and federal Endangered Species Act issues in the plan area. The goal of the CVMSHCP is to continue to protect natural resources within the plan area by managing such resources and land uses that impact them, and to provide consistency

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and streamline permitting requirements with respect to protected species in the plan area. The project site is not located in any conservation area identified in the CVMSHCP, the project does not violate any of the plan’s policies and guidelines, including its conservation area adjacency guidelines, and the project will pay the City’s LDMF collected to implement the CVMSHCP. No impacts will occur

GEOLOGY AND SOILS
Located on Expansive Soil

Expansive soils are characterized as fine- grained, such as silts and clays, or soils with variable amounts of expansive clay minerals that can change in volume due to changes in water content.

Collapsible soils typically occur in recently deposited soils that tend to be drier and more granular.

The project site consists of alluvium soil deposits that do not contain silts and clays and for this reason, no impacts would occur.

Use of Septic Tanks or Alternative Water Disposal Systems

The project site will be connected to the existing CVWD sewer system serving the area. Use of septic tanks or alternative wastewater disposal systems are not proposed. No impacts would occur.

HAZARDS AND HAZARDOUS MATERIALS

Transport, Use, or Disposal of Hazardous Materials

The project site is located in the northwest portion of the City of Indio and is adjacent to existing residential development on the south, north, and east sides and a school to the west. The proposed residential uses will not involve the transport, use, and disposal of hazardous materials. No hazardous materials other than modest amounts of typical cleaning supplies and solvents used for residential housekeeping would be present at the project site, and use of these substances would comply with Health and Safety Code Section 25501(o).

The construction of the proposed residential community will only involve the transport, use, and disposal of hazardous materials typically associated with grading and construction of site improvements and homes in accordance with City regulation. As a result, as neither the public nor the environment would be put at risk by standard residential construction practices as they relate to hazardous materials, no impacts would occur.

Release of Hazardous Materials

Construction of the proposed residential community will only involve the transport, use, and disposal of hazardous materials typically associated with grading and construction of site improvements and homes, and residential uses do not involve the use and handling of hazardous materials. Given that no hazardous materials would be associated with the proposed residential uses, it is not expected that project implementation would create a significant hazard to the public or environment. No impacts would occur.

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Hazardous Materials within 1/4 Mile of a School

Shadow Hills High School is located immediately across Jefferson Street, to the west of the project site. The construction of the proposed residential community will only involve the transport, use, and disposal of hazardous materials typically associated with grading and construction of site improvements and homes in accordance with City regulation. The proposed residential uses will not involve the handling of hazardous substances or emit hazardous emissions. As a result, no impacts would occur as the project would not involve the handling of hazardous substances or emit hazardous emissions within one-quarter mile of an existing or proposed school.

Hazardous Materials Onsite Pursuant to Government Code Section 65962.5

Government Code section 65962.5 requires that a list of the location of hazardous materials release site be maintained and updated least ann ually. Based on database review, the site is not included on any of these hazardous materials site lists. No impacts would occur.

Impacts to Public Airport, Public Airport Use, or Airport Land Use Plan

The closest airport to the project site is Bermuda Du nes Airport, a privately owned public use airport, located approximately 2.4 miles to the southwest. The project site is located within Bermuda Dunes Airport Land Use Compatibility Plan (ALUCP) Compatibility Zone E (other airport environs). The only use restriction in Compatibility Zone E is that structures need to be less than 100 feet in height to avoid creating a hazard to flight. The project will construct single-story residential homes and a private community clubhouse less than 100 feet in height and would not create a hazard to flights . The project was reviewed by the Riverside County Airport Land Use Commission and was found to be consistent with the applicable Airport Land Use Plan. The project site is not located within the Bermuda Dunes Airport noise contours. As such, the location of the project would not result in a safety hazard or excessive noise for residents or employees in the project area. No impacts would occur.

Effect on an Emergency Response Plan

Construction of the project could require partial and temporary closures of portions of Jefferson Street, 40th Avenue, Madison Street, and 38th Avenue for short periods. Any partial closure of these roads would be temporary, would not occur simultaneously, and would be conducted in accordance with a construction management plan and under the supervision of construction personnel. The City has developed emergency operations plan to guide response to emergency situations. Therefore, no impacts would occur.

Risk of Wildfires

According to the City of Indio General Plan Update EIR, the project site and surrounding locations would not be affected by wildfires. Furthermore, the project site and surrounding locations are not in a Fire Hazard Severity Zone. No impacts would occur.

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HYDROLOGY AND WATER QUALITY

Inundation by Flooding, Seiche, Tsunami or Mudflow

The proposed project will generate standard urban pollutants that are typical of residential uses.

The project will be required to comply with the requirements of the NPDES General Construction Permit and Municipal Separate Storm Sewer System (MS4) Permit, both as approved by the RWQCB to control urban runoff by preparing and implementing a SWPPP during construction and incorporating effective Best Management Practices (BMPs) water quality control features into the design of the drainage system for the project site.

The project site is not located in a tsunami or seiche zone. The northeast portion of the project site is located within a 100- year flood hazard area and the southwest portion of the project site is located within a 500-year flood hazard area. The proposed Specific Plan will include Grading and Drainage Master Plans that , along with the regional flood control facilities currently being constructed by CVWD, will result in removing all proposed homes from the floodplain.

LAND USE

Physically Divide an Established Community

The project site is located in the northwest portion of the City surrounded to the north, east, and south by development with vacant parcels located northeast of the Specific Plan Area. Surrounding uses include residential neighborhoods and golf courses. Shadow Hills High School is located directly west of the central portion of the Specific Plan Area and pockets of residential and vacant parcels further west.

The Specific Plan Area is bordered by connector streets and represents a rural development site in the City in this regard. The City’s General Plan designates the site for Suburban Neighborhood (SN) uses which would be consistent with the pattern of surrounding land uses. The Desert Retreat Specific Plan is proposed to implement the City’s General Plan. Development of the site with the uses identified in the City’s General Plan would not physically divide the established pattern of development around the site. No impacts would occur.

MINERAL RESOURCES

Loss of a Mineral Resource

The Coachella Valley, including the surrounding hills and mountains to the north and south of the project site, contain known deposits of mineral resources, such as sands and gravel. However, these deposits are found within the entire desert floor and surrounding hills and mountains to the north and south of the project site and are not specific or unique to the project site. The project site is located in Mineral Resource Zone 1 (MRZ -1), which indicates that the potential for the site to contain mineral resources of value to the region are low. There are currently no mines or extraction sites within the City. No impacts would occur.

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Loss of a Mineral Resource Recovery site

As mentioned previously, the City of Indio General Plan indicates that mineral resources exist within the City’s Sphere of Influence but there are currently no mines or extraction sites in the City. No impacts would occur.

NOISE
Within 2 miles of a public airport

The project site is not within two miles of a public airport or public use airport, nor within the immediate vicinity of a private airstrip. The nearest airport to the project site is the Bermuda Dunes Airport located approximately 2.4 miles to the southwest. The project site is not located within the Bermuda Dunes Airport noise contours and has found to be consistent with the applicable Airport Land Use Plan. As such, the location of the project would not result in excessive noise for residents or employees in the project area. No impacts would occur.

POPULATION & HOUSING

Induce population growth

The project proposes development of up to 1,500 homes on a site designated for development of residential uses by the Indio General Plan. The surrounding area is generally developed on the south, north, and east sides of the project site. With urban infrastruc ture available in the streets bordering the Specific Plan Area, the proposed project would not extend roads or other infrastructure, such as water or sewer lines, to any currently unserved areas. While a new IID substation or comparable infrastructure is required to adequately serve the project, and this infrastructure is expected to have excess capacity to improve system reliability and/or serve additional planned new development, such development would be consistent with the Indio General Plan and would not induce substantial population growth beyond what is already planned under the existing General Plan and analyzed in the General Plan Update EIR.

The proposed project would develop an Active Adult Community. These age restricted households would have a smaller average household size than the rest of the City. While the proposed residential uses would directly result in the population growth in the area, the population growth from the project is consistent with what is allowed by the current Suburban Neighborhood General Plan designation as analyzed in the City’s General Plan EIR. The average household size for the proposed project and direct population growth will be lower than that forecasted by the City’s General Plan EIR. For these reasons, the project would not result in substantial population growth not anticipated for in the City’s General Plan. No impacts would occur.

Displace people or housing

The project site is vacant, and the project would not, therefore, displace any existing housing units or people on the site. No impacts would occur.

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PUBLIC SERVICES
Impacts to Schools

The project would allow the development of up to 1,500 homes, which would increase the demand for public services. As the project would provide homes for residents aged 55 and above, the project would not generate additional students that could affect school facilities. The project will include private recreational facilities, including a pool, tennis and pickleball courts, and community meeting rooms, which will reduce the demand from residents for certain types of park facilities. Despite not directly generating additional students, the project will pay the applicable statutory school fees at the commercial rate, which will fund additional school facilities. Due to the characteristics of the project, no impacts would occur.

TRANSPORTATION
Emergency Access

Access to the Specific Plan Area is proposed from three of the major streets bordering the site. The proposed Specific Plan would not result in inadequate emergency access to the site and would not impede existing emergency access to the existing surrounding uses. No impacts would occur.

UTILITIES AND SERVICE SYSTEMS

Comply with Statues and Regulations Related to Solid Waste

The proposed residential uses will generate typical solid waste generated within the City and collected and disposed of at landfills operated by Riverside County, in accordance with applicable regulations. The proposed project would comply with AB 939, AB 341, AB 1826, SB 1383, and City waste diversion goals as presented in the Indio Municipal Code, as applicable. Required adherence 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 City’s General Plan. Since the proposed project would comply with federa l, State, the City’s General Plan Update EIR, and local statutes and regulations related to solid waste, impacts would be less than significant. (Draft EIR, at pp. 5.16.4- 6).

WILDFIRE

Impair an Emergency Response or Evacuation Plan

According to the City of Indio General Plan Update EIR, the project site and surrounding locations would not be affected by wildfires. The project site and surrounding locations are not in a Fire Hazard Severity Zone. Furthermore, the project would not impair the use of other rights of way.

Therefore, adopted emergency response plans or emergency evacuation plans would not be substantially impaired. As such, no impacts would occur.

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Exacerbate wildfire risk and create pollutants

The project site is topographically flat and is not located in or near state responsibility areas, nor lands classified as very high fire hazard severity zones. In addition, the project site is not identified by the City as being located within an area susceptible to fire hazards. As such, no impacts would occur.

Require infrastructure

The project site is not located in or near state responsibility areas or lands classified as very high fire hazard severity zones. In addition, the project site is not identified by the City as being located within an area susceptible to fire hazards. The project would utilize existing roadway and utility infrastructure to connect to the proposed residential development. As such, no impacts would occur.

Expose people or structures to risk of flooding

The project site is not located in or near state responsibility areas, nor lands classified as very high fire hazard severity zones. In addition, the project site is not identified by the City as being located within an area susceptible to fire hazards. The project site and surrounding areas are located on relatively flat portions of the floor of the Coachella Valley and is not located downslope or downstream of any hillside areas. For these reasons, no impacts will occur.

VI. FINDINGS REGARDING ALTERNATIVES ANALYZED IN THE FEIR AND

REJECTED

The State CEQA Guidelines section 15126.6(a) requires the discussion of a “a reasonable range of alternatives to a project, or the location of a project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.” The Guidelines states that the “range of potential alternatives to the proposed project shall include those that could fe asibly accomplish most of the basic objectives of the project and could avoid or substantially lessen one or more of the significant effects” (Section 15126(c)). The City Council finds that the Final EIR evaluated a reasonable range of alternatives to the proposed project. These alternatives are:

Alternative 1: No project/No Development
Alternative 2: Existing General Plan
Alternative 3: Prior Zoning- Commercial Component
Alternative 4: Residential project with Golf Course
Alternative 5: Reduced Density
Alternative 6: Roundabout Entry Intersection
Additional Findings Regarding the Environmentally Superior Alternative

When a lead agency has determined that a proposed project will still cause one or more significant environmental effects that cannot be substantially lessened or avoided after the adoption of all feasible mitigation measures, prior to approving the project as mitigated, the agency must

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determine whether there remain any project alternatives that are both enviro nmentally superior with respect to such impacts and feasible within the meaning of CEQA.

An alternative may be rejected if it is “infeasible” or if it fails to achieve most of the basic project objectives identified within the EIR. “Feasibility” under CE QA encompasses the desirability of the project based on a reasonable balancing of relevant economic, environmental, social, or other considerations which make infeasible the project alternatives.

Alternative 1: No project/No Development

CEQA Guidelines Section 15126.6 (e) requires the analysis of alternatives to include the specific alternative of “No project.” The purpose of describing and analyzing a No project alternative is to allow decision makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project. Under the No project /No Development Alternative (“Alternative 1”), the project would remain in its current and existing vacant condition. None of the impacts ass ociated with construction and operational activities would occur if Alternative 1 was selected. No construction and operations related air quality emission impacts would occur.

Finding and Facts in Support of Finding

The No project/No Development Alternative would avoid all impacts of the proposed project, but as all the impacts of the project would be less than significant or can be mitigated to less than significant, this alternative would not avoid or lessen any significant impacts of the project. The No project/No Development Alternative would not implement the City’s General Plan, which designates the site for development with single -family housing. The City Council of the City of La Quinta rejects the No project/No Development Alternative for the following reasons:

1. The No project /No Development Alternative is inconsistent with the General Plan, insofar as this alternative would not implement the General Plan’s land uses for the property, which the City Council considers inconsistent with its vision for City land use policy under the General Plan.

2. The No project /No Development Alternative does not meet any of the project objectives.

3. The project site remaining in its existing condition is not considered the most likely outcome if the proposed project is not approved, due to the City’s General Plan, which designates the site for single -family housing, which would remain in effect if the project is disapproved.

The City Council therefore finds the No project/No Development Alternative is unacceptable and rejects it.

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Alternative 2: Existing General Plan

The Existing General Plan Alternative (Alternative 2) examines the impacts that would result from development of the project site in accordance with the number of residential units allowed by the current Suburban Neighborhood General Plan land use designation for the site. The Suburban Neighborhood designa tion allows the development of single -family detached homes in low intensity neighborhoods. The maximum gross density permitted is 8 Dwelling Units per acre.

Applying this maximum gross density to the 378-acre project site, 3,095 single family homes could be developed on the site. The homes in this alternative would not be age restricted.

Finding and Facts in Support of Finding

The Existing General Plan Alternative would result in incrementally greater impacts when compared to the project with respect to air quality, greenhouse gas emissions, population and housing, schools, transportation, water service and supply, wastewater, and solid waste. Impacts related to Alternative 2 would be similar with respect to agriculture, biological resources, cultural resources, energy, geology and soils, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities. No significant impacts would be avoided or substantially reduced to a leve l of less than significant with Alternative 2. The City Council of the City of La Quinta rejects the Existing General Plan Alternative for the following reasons:

1. The Existing General Plan Alternative does not substantially reduce or avoid any significant environmental effects of the project.

2. The following project objectives are only partially met with this Alternative:

• Develop a thoughtfully planned and integrated master -planned age-restricted residential community that aligns with and compliments the adjacent Sun City Shadow Hills community;
• Provide water, sewer, and drainage systems to adequately service the project;

3. The following project objectives will not be met with the Existing General Plan Alternative:
• Promote quality development consistent with the goals and policies of the Indio General Plan.

The City Council therefore finds the Existing General Plan Alternative is unacceptable and rejects it.

Alternative 3: Prior Zoning- Commercial Component

The Prior Zoning- Commercial Component Alternative (Alternative 3) examines the impacts that would result from development of the project site in accordance with the number of residential units allowed by the zoning for the site at the time the NOP was issued. The City recently updated its zoning on a citywide basis to conform with the City’s General Plan as updated in September

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2019. The City’s new citywide zoning regulations, called the Unified Development Code, became effective on October 22, 2022. The current zoning for the project site is Suburban Neighborhood- 8, which is intended to implement the General Plan designation applicable to the project site (Suburban Neighborhood- High), which allows single -family residential development with a density of 4-8 units per acre. However, under the prior zoning, the southwest corner of the project site at Avenue 40 and Madison Street was zoned Village Core to allow commercial uses, with zoning of Residential Low on the remaining 330 acres. Consistent with this prior zoning, Alternative 3 includes a 120,000 s quare foot retail commercial center on approximately 15 acres on the corner of Avenue 40 and Madison Street, and development of the remaining 363 acres at the same density as the project, which would result in 1,500 units. The homes in this alternative would not be age-restricted.

Finding and Facts in Support of Finding

The Prior Zoning - Commercial Component Alternative would result in incrementally greater impacts when compared to the project with respect to air quality, greenhouse gas emissions, schools, transportation, water service and supply, wastewater, and solid wa ste. Impacts related to Alternative 3 would be similar to agriculture, biological resources, cultural resources, energy, geology and soils, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities. No significant impacts would be avoided or substantially reduced with Alternative 3.

The City Council of the City of La Quinta rejects the Prior Zoning - Commercial Component Alternative for the following reasons:

1. The Prior Zoning- Commercial Component Alternative would result in incrementally greater impacts when compared to the project with respect to air quality, greenhouse gas emissions, schools, transportation, water service and supply, wastewater, and solid waste.

2. No significant impacts would be avoided or substantially reduced with the Prior Zoning- Commercial Component Alternative.

3. The Prior Zoning- Commercial Component Alternative would not provide a highly amenitized, age-restricted community that aligns with and compliments the adjacent Sun City Shadow Hills Community.

The City Council therefore finds the Prior Zoning - Commercial Component Alternative - is unacceptable and rejects it.

Alternative 4: Residential project with Golf Course

The Residential project with Golf Course Alternative (Alternative 4) examines the impacts that would result from the development of a community similar to the existing Sun City Shadow Hills Communities located south and east of the project site. This alternative includes the development of a golf course on 80 acres of the project site, a Community Clubhouse with recreation facilities

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similar to the one included in the proposed project on 26 acres, 1,500 age-restricted homes on 270 acres with 2 acres of the perimeter of the site dedicated as public right-of-way similar to the project.

The homes in this alternative would be age-restricted.

Finding and Facts in Support of Finding

The Residential project with Golf Course Alternative would result in incrementally greater impacts when compared to the project with respect to transportation, water service and supply, wastewater, and solid waste. Impacts related to this Alternative would be similar to agriculture, biological resources, cultural resources, energy, geology and soils, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities. No significant impacts would be avoided or substantially reduced with Alternative 4.

The City Council of the City of La Quinta rejects the Residential project with Golf Course Alternative for the following reasons:

1. The Residential project with Golf Course Alternative would result in incrementally greater impacts when compared to the project with respect to transportation, water service and supply, wastewater, and solid waste.

2. Impacts related to the Residential project with Golf Course Alternative would be similar to agriculture, biological resources, cultural resources, energy, geology and soils, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities.

3. No significant impacts would be avoided or substantially reduced with the Residential project with Golf Course Alternative.

4. The Residential project with Golf Course Alternative would require additional water resources for the golf course.

The City Council therefore finds the Residential project with Golf Course Alternative is unacceptable and rejects it.

Alternative 5: Reduced Density

The Reduced Density Alternative (Alternative 5) examines the impacts that would result from the development of the 378-acre project site at a lower density than the proposed project, which has a gross density of 3 Dwelling Units per acre. This alternative assumes development with residential units at a gross density of 3 Dwelling Units per acre. This density would result in 1,135 single - family homes being developed on the site. The homes in this alternative would be age restricted.

Finding and Facts in Support of Finding

The Reduced Density Alternative would result in an incremental reduction in air quality, greenhouse gas emissions, water service and supply, wastewater collection and treatment, and

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solid waste impacts during operation of the project, but because the proposed project’s impacts are also mitigated to a level of less -than significant, Alternative 5 would not avoid or substantially lessen any significant impacts of the project. Impacts related to Alternative 5 would be similar to those for the project related to agricultural resources, biological resources, cultural resources, geology and soils, hydrology and water quality, noise, recreation, and dry utilities. Finally, impacts related to land use and planning would be increased due to the conflict with the City’s General Plan and California’s current housing policies.

The City Council of the City of La Quinta rejects the Reduced Density Alternative for the following reasons:

1. The Reduced Density Alternative would not avoid or substantially lessen any significant impacts of the project.

2. Impacts related to the Reduced Density Alternative would be similar to those for the project related to agricultural, resources, biological resources, cultural resources, geology and soils, hydrology and water quality, noise, recreation, and dry utilities.

3. Impacts related to land use and planning would be increased due to the conflict with the City’s General Plan and California’s current housing policies.

4. The following project objectives are only partially met with this Alternative:
• Develop a thoughtfully planned and integrated maste r-planned age-restricted residential community that aligns with and compliments the adjacent Sun City Shadow Hills community;
• Connect the new D esert Retreat community with the existing surrounding community by providing for multiple points of access for di fferent travel modes, including pedestrians, bicycles, golf carts and motor vehicles. • Provide a comprehensive land use plan that establishes development standards, land use regulations, and programs to guide the orderly transition/development of the property;
• Accommodate phasing that provides for a multi -year project buildout in an orderly and efficient manner;
• Establish design guidelines, development regulations, use standards and procedures that facilitate cohesive and attractive landscape and architectur al treatments;
• Provide a safe and efficient circulation system;
• Provide water, sewer, and drainage systems to adequately service the project;

5. The following project objectives will not be met with this Alternative:
• Promote quality development consistent with the goals and policies of the Indio General Plan.

The City Council therefore finds the Reduced Density Alternative is unacceptable and rejects it.

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Alternative 6: Roundabout Entry Intersection

The Roundabout Entry Intersection Alternative (Alternative 6) is an alternative roundabout design for the intersection on Avenue 40 at the main entrance of the project site. All other characteristics of the project would remain the same with this alternative; the project would include 1,500 residential units, a Community Clubhouse, and recreation/open space areas.

The roundabout design would include accommodations for pedestrians, bicyclists, golf carts, vehicles, and emergency vehicles. Vehicles would en ter the roundabout by yielding to traffic approaching from the left; only right turns are permitted. Bicyclists and golf carts would have the option to travel within the roundabout or use the sidewalks and crosswalks surrounding the roundabout. Bicycle exit and entrance ramps are included to allow bicyclists to shift between the bicycle lane and sidewalk prior to and after departing the roundabout. Pedestrians would use the existing sidewalks and new sidewalks on Avenue 40 and around the roundabout. Crosswa lks are proposed on all four legs of the roundabout. Safety features including vehicle deflection angles, yield signs/markers, and raised reflective pavement markers would be provided at the pedestrian crossings.

Finding and Facts in Support of Finding

Impacts related to the Roundabout Entry Intersection Alternative would be similar to agriculture, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emission, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities. The roundabout would have sufficient capacity to accommodate projected traffic volumes at the intersection of Avenue 40 with the primary entrance to the project and Camino San Gr egorio. N either a standard intersection nor a roundabout intersection would result in any significant traffic safety hazard impacts.

The City Council of the City of La Quinta rejects the Roundabout Entry Intersection Alternative for the following reasons:

1. Impacts related to the Roundabout Entry Intersection Alternative would be similar to agriculture, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emission, hydrology and water quality, land use and planning, noise, fire services, law enforcement, library facilities, and dry utilities, and no significant impacts of the project would be substantially lessened or avoided.

2. While neither a standard intersection nor a roundabout intersection would result in any significant traffic safety hazard impacts, after considering the comments of the surrounding communities and the City’s traffic engineer, the City Council finds the standard intersection to be more desirable that the roundabout.

The City Council therefore finds the Roundabout Entry Intersection Alternative is unacceptable and rejects it.

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Additional Findings Regarding the Environmentally Superior Alternative

A summary comparison of impacts associated with the project Alternatives is provided in the Draft EIR in Table 6.0-14, Comparison of Alternatives to project. Of the Alternatives considered in this Draft EIR section, the No project/No Development Alternative is environmentally superior to the other Alternatives because this Alternative would avoid any impacts identified for the project or any other alternative.

Although Alternative 1 is environmentally superior, it does not meet any of the objectives of the proposed project because it would not involve any development of the site.

The CEQA Guidelines require that the EIR identify an environmentally superior alternative to the project and “if the environmentally superior alternative is the ‘no project’ alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives.” CEQA Guidelines Section 15126[e][2]. In general, the environmentally superior alternative minimizes adverse impacts to the environment, while still achieving the basic project objectives.

Of the remaining alternatives, Alternative 5, the Reduced Intensity Alternative, would be the environmentally superior alternative because it would result in the greatest incremental reduction of the overall level of impacts when compared to the project. Alternative 5 would reduce, but not avoid or reduce to a level of less than significant, any of the potentially significant impacts of the project.

As the Reduced Density Alternative would develop all of the components proposed by the project, this Alternative would be consistent with the objective to establish a high-quality, master-planned age restricted community. However, Alternative 5 would not meet the objective to reflect consistency with the goals and polic ies of the City’s current General Plan for the project site, which the City Council finds to be inconsistent with the General Plan and unacceptable for that reason; furthermore, it would not comply with applicable state housing laws. Lastly, Alternative 5 is unlikely to be financially feasible as its reduced densities would generate substantially less revenue, which may be insufficient to meet the cost of the development.

Overall, the Reduced Intensity Alternative would not meet the project objectives to the same extent as the project and because the proposed project will not result in any significant impacts with mitigation, this alternative would not avoid or substantially lessen any significant impacts that would result from the proposed project.

While Alternative 5 is considered to be the environmentally superior alternative, the City Council rejects it as infeasible because it is inconsistent with the City’s General Plan and California’s current housing policies. As a result, Alternative 5 is rejected.

VII. FINDINGS REGARDING GROWTH INDUCING IMPACTS

Section 15126.2(d) of the California Environmental Quality Act (CEQA) Guidelines, as amended, requires an EIR to include a discussion of if and how a project could directly or indirectly foster

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economic growth, population growth, or the construction of additional housing in the surrounding environment and any resulting impacts on the environment. CEQA requires the discussion to address projects that would remove obstacles to population growth and consider any characteristics of a project which may encourage or facilitate other activities that could significantly affect the environment, either individually or cumulatively, and that growth in an area should not be considered beneficial, detrimental, or of little significance.

In general terms, a project may foster spatial, economic, or population growth in a geographic area if it:

• Removes an impediment to growth (e.g., the establishment of an essential public service or the provision of new access to an area).
• Creates economic expansion or growth (e.g., construction of additional housing, changes in revenue
base, employment expansion, etc.).
• Involves a precedent-setting action (e.g., an innovation, a change in zoning or general plan designation).
• Develops or encroaches into an isolated or adjacent undeveloped or open space area.

Findings and Facts in Support of Findings:

The City Council finds that the project would not result in the removal of an impediment to growth or involve the approval of a precedent setting actions that could result in additional growth in the area the project site is located in beyond what is already contemplated in the General Plan. In addition, the proposed project would neither cause growth (i.e., new employment) nor accelerate development in an undeveloped area that exceeds projected/planned levels for the year of project buildout as the proposed project would be consistent with the adopted employment, housing, and population policies of SCAG’s 2020- 2045 RTP/SCS and the City’s General Plan. The project would develop an existing undeveloped property with uses consistent with the City’s plans and would not involve the development of open space areas. While the project will include construction of a new IID substation that will serve the project and enhance the resilie ncy and reliability of the IID system, including help serve the growing electricity demand for existing customers in the project vicinity, the substation will not facilitate growth in excess of what is planned in the General Plan. For these reasons, the potential for the project to induce additional growth is considered low and the potential for additional environmental impacts to result from additional growth that could be induced by the project is considered less than significant.

VIII. FINDINGS REGARDING SIGNIFICANT IRREVERSIBLE

ENVIRONMENTAL CHANGES

The CEQA Guidelines state that “[u]ses of nonrenewable resources during the initial and continued phases of the project may be irreversible since a large commitment of such resources makes removal o r nonuse thereafter unlikely.” Primary impacts and, particularly, secondary impacts (such as highway improvement that provides access to a previously inaccessible area) generally commit future generations to similar uses. Also, irreversible damage can result from environmental

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accidents associated with a project. Irretrievable commitments of resources should be evaluated to ensure that such current consumption is justified.

Findings and Facts in Support of Findings:

The City Council finds that implementation of the project would irreversibly commit approximately 378 acres of the vacant and undeveloped site for residential and open space/recreational uses. However, no significant unavoidable adverse environmental effects would result from development. Implementation of all feasible mitigation measures, conditions of approval, project design guidelines, and local, state, and federal regulations would reduce all potential impacts to less than significant.

The irreversible environmental changes of this urba nization include incremental degradation of the regional air quality, additional noise created by traffic generated by future inhabitants of the project site, incremental demands for public services and utilities, and changes to the visual environment that will not likely be reversed. Primary impacts would result from the consumption of nonrenewable resources during construction and operation of the project. Nonrenewable resources such as sand, gravel, and steel, and renewable resources such as lumber, woul d be consumed during project construction. Energy, fossil fuels, oils, and natural gas would be irreversibly committed during construction. These same resources are used for vehicles and heating/cooling equipment during operations. The continued use of these resources associated with project operations represents a long- term obligation. The energy consumed in developing and maintaining the site for urban use may be considered a permanent investment. Construction of the project would consume limited amounts of certain types of lumber; other raw materials in steel; metals such as copper and lead; aggregate materials used in concrete and asphalt such as sand and stone; water, petrochemical construction materials such as plastic; petroleum- based construction materials; and other similar slowly renewable or nonrenewable resources. Additionally, fossil fuels for construction vehicles and equipment would be consumed.

In terms of project operations, the following slowly renewable and nonrenewable resources would be required: natural gas and electricity, petroleum -based fuels, fossil fuels, and water. The California Administrative Code regulates the amount of energy consumed by new development for heating, cooling, ventilation, and lighting purposes. Nevertheless, the consumption of such resources would represent a long- term commitment of those resources. The commitment of resources required for the construction and operation of the project would limit the availability of such resources for future generations or for other uses during the life of the project. However, continued use of such resources is consistent with the anticipated growth and planned changes on the project site and within the general vicinity.

The project would also result in an increased commitment of certain public services to the proposed land uses, including the provision of police, fire, and emergency medical services, water supply services, wastewater treatment services, dry utilities, and solid waste disposal. However, as indicated in the respective sections of the Final EIR, impacts associated with these public services would be less than significant. In addition, the project would result in a long- term, irreversible change to the nature of the project site. The vacant and undeveloped character of the site would be transformed into a residential community. However, as discussed in Section 5.3: Biological

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Resources, the project site does not contain habitat suitable for protected species and would not impact a Habitat Conservation Area.

Project implementation will cause the average daily trips (ADT) to increase substantially when combined with ambient growth in the vicinity. The increased number of vehicles will contribute to the degradation of air quality. However, the project air quality analysis indicates that impacts to air quality would be less than significant with mitigation. A secondary impact that results from increased traffic is an increase in ambient noise levels. Currently, the area surrounding the project is developed with re latively medium to high ambient noise levels. Once the project conducts roadway improvements and introduces project traffic on those roads, the noise levels will increase, including along roadway segments next to existing sensitive receptors. However, this increase would not significantly impact sensitive receptors and would be similar to existing development.

The project’s contribution to state, national, and global greenhouse gases (GHG) emission inventories and the resultant effect on global climate ch ange is evaluated on a cumulative basis.

Secondary impacts result from fuel consumption in the form of air pollution, which both degrades air quality in general and contributes to the formation of GHGs that cumulatively affect global warming. Human activit ies associated with industrial/manufacturing, utilities, transportation, residential, and agricultural sectors contribute to GHG emissions. While the project would generate GHG emissions, its contribution was found not to be cumulatively considerable.

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MITIGATION MONITORING

AND REPORTING PROGRAM

DESERT RETREAT SPECI FIC PLAN

CITY OF INDIO
Adopted by:

City of Indio
100 Civic Center Mall
Indio, CA 92201
JULY 2023

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TABLE OF CONTENTS
Section Page

1.0 Introduction ..................................................................................................... 1

2.0 Monitoring Authority ........................................................................................... 1

3.0 Enforcement Responsibility ................................................................................... 1

4.0 Monitoring Compliance Responsibility ...................................................................... 2

5.0 General Monitoring Procedures .............................................................................. 2

6.0 Changes to Mitigation Measures .............................................................................. 3

7.0 Mitigation Monitoring Table .................................................................................. 3

List of Tables
Table Page
1 Mitigation Monitoring and Reporting Program – Desert Retreat Specific Plan ........................ 4

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MITIGATION MONITORING PROGRAM

1.0 INTRODUCTION
As the Lead Agency under the California Environmental Quality Act (CEQA; Public Resources Code Section 21000 et seq.), the City of Indio (City) prepared an Environmental Impact Report (EIR) for the Desert Retreat Specific Plan (Project) in accordance with CEQA. This Mitigation Monitoring and Reporting Program (MMRP) has been prepared to provide a program for reporting, enforcing, and monitoring the implementation of mitigation measures adopted for the Project. The Lead Agency responsibility originates in Public Resources Code § 21081.6(a) (Findings), and the State CEQA Guidelines Section 15091(d) (Findings) and 15097 (Mitigation Monitoring or Reporting).

As required by Section 15097 of the CEQA Guidelines, this MMRP has been prepared for monitoring or reporting on the measures adopted to mitigate or avoid significant environmental effects of the Project.

2.0 MONITORING AUTHORITY
The purpose of an MMRP is to ensure that measures adopted to mitigate or avoid significant impacts are implemented. A MMRP can be a working guide to facilitate not only the implementation of mitigation measures by individual project proponents, but also the monitoring, compliance/enforcement, and reporting activities of the appropriate jurisdiction.

The City may delegate duties and responsibilities for monitoring to other environmental monitors or consultants as deemed necessary, and some monitoring responsibilities may be assumed by responsible agencies, such as affected jurisdictions and cities, and state agencies. The number of construction monitors assigned to the Project will depend on the number of concurrent construction activities and their locations.

The City ’s Community Development Director (or equivalen t position or appropriate agency representative) or his/her designee(s) will ensure that personal parties delegated duties or responsibilities are qualified to monitor compliance and enforcement. It is the responsibility of the environmental monitor assign ed to each measure to ensure that appropriate agency reviews and approvals are obtained.

The City’s Community Development Director or his/her designee will also ensure that any deviation from the procedures identified under the monitoring program is approved by the City. Any deviation and its correction shall be reported immediately to the City or its designee by the environmental monitor assigned to the construction spread.

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3.0 ENFORCEMENT RESPONSI BILITY
The City is responsible for enforcing the procedures adopted for monitoring through the environmental monitor assigned to each construction activity. The MMRP guides implementation of mitigation measures and specifies the type of compliance, monitoring, and reporting required with regard to those measures.

Any assigned environmental monitor shall note problems with monitoring, notify appropriate agencies or individuals about any problems, and report the problems to the City’s Community Development Director (or equivalent position for the applicable agency representative) or his/her designee. The City ’s Community Development Director (or equivalent position for the applicable agency representative) or his/her designee will also ensure that any deviation from the procedures identified under the monitoring program is approved by the City ’s Community Development Director (or equivalent position for the applicable agency representative).

4.0 MITIGATION COMPLIANC E RESPONSIBILITY
The City is responsible for successfully implementing all the mitigation measures in the MMRP and is responsible for ensuring that these requirements are met by all of its construction contractors and field personnel. Standards for successful mitigation are included in some of the adopted mitigation measures.

Additional mitigation success thresholds may be established by applicable agencies with jurisdiction through the permit process and through the review and approval of specific plans for the implementation of mitigation measures.

5.0 GENERAL MONITORING P ROCEDURES
Environmental Monitors. Many of the monitoring procedures will be conducted during the construction phase of the Project. The City is responsible for integrating the mitigation monitoring procedures into the construction process. To oversee the monitoring procedures and to ensure success, the City ’s Community Development Director may assign an environmental monitor assigned to each const ruction activity who must be on site during that portion of construction that has the potential to create a significant environmental impact or other impact for which mitigation is required, and that the monitoring program is followed.

Construction Personnel. A key feature contributing to the success of mitigation monitoring will be obtaining the full cooperation of construction personnel and supervisors. Many of the mitigation measures require action on the part of the construction supervisors or crews for successful implementation. To ensure success, the following actions, detailed in specific mitigation measures, will be taken:
• Procedures to be followed by construction contractors hired to do the work will be written into contracts between the City and an y construction contractors. Procedures to be followed by construction crews will be written into a separate document that all construction personnel will be asked to sign, denoting agreement.
• One or more pre -construction meetings will be held to inform all and train construction personnel about the requirements of the monitoring program.

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• A written summary of mitigation monitoring procedures will be provided to construction supervisors for all mitigation measures requiring their attention.

General Reporting Procedures. Site visits and specified monitoring procedures performed by other individuals will be reported to the City ’s Community Development Director , his/her designee(s) and/or environmental monitor assigned to the relevant construction spread. A monit oring record form will be submitted to the environmental monitor by the individual conducting the visit or procedure so that details of the visit can be recorded, and progress tracked by the environmental monitor. A checklist will be developed and maintain ed by the City ’s Community Development Director , his/her designee(s) and/or environmental monitor to track all procedures required for each mitigation measure and to ensure that the timing specified for the procedures is properly completed. The environmental monitor will note any problems that may occur and take appropriate action to rectify the problems.

Public Access to Records . The public is allowed access to records and reports used to track the monitoring program. Monitoring records and reports will be made available for public inspection by the City’s Community Development Director or his/her designee on request.

6.0 CHANGES TO MITIGATIO N MEASURES
Any substantive change in the monitoring and reporting plan made by the applicable jurisdiction shall be reported in writing to the City ’s Community Development Director (or equivalent position for the applicable agency representative) or his/her designee(s). Reference to such changes shall be made in the monthly/yearly Environmental Mitigation Monitoring and Reporting Report prepared by the appropriate jurisdiction. Modifications to the mitigation measures may be made by the appropriate jurisdiction subject to one of the following findings, documented by evidence included in the record:
(a) The mitigation measure included in the Final EIR and the MMRP is no longer required because the significant environmental impact identified in the Final EIR has been found not to exist, or to occur at a level which makes the impact less than significant as a result of changes in the Project, changes in conditions of the environment, or other factors.

OR
(b) The modified or substitute mitigation measure to be included in the MMRP provides a level of environmental protection equal to or greater than that afforded by the mitigation measure included in the Final EIR and the MMRP.

The modified or substitute mitigation measure does not have significant adverse effects on the environment in addition to or greater than that which was considered by the responsible hearing bodies in their decisions on the Final EIR and the Project.

The modified or substitute mitigation measure is feasible, and the appropriate jurisdiction, through measures included in the MMRP or other agency procedures, can ensure its implementation.

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7.0 MITIGATION MONITORING TABLE
Table 1: Mitigation Monitoring and Reporting Program — Desert Retreat Specific Plan , presents the mitigation monitoring requirements for each adopted mitigation measure.

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TABLE 1
MITIGATION MONITORING AND REPORTING PROGRAM — DESERT RETREAT SPECIFIC PLAN Impact Mitigation Measure Responsible
Agency Timing Verification
(Date & Initials)
Air Quality
Conflict with or obstruct
implementation of the
applicable air quality plan?
MM AQ-1: Construction Emissions.

Construction contractors shall, at a minimum, use equipment that meets the USEPA’s Final Tier 4 emissions standards for off-road diesel- powered construction equipment with 50 horsepower (hp) or greater, for all phases of construction activity, unless it can be demonstrated to the City with substantial evidence that such equipment is not available. To ensure that Final Tier 4 construction equipment or better shall be used during the proposed Project’s construction, the City shall include this requirement in applicable bid documents, purchase orders, and contracts. The City shall also require periodic r eporting and provision of written construction documents by construction contractor(s) and conduct regular inspections to the maximum extent feasible to ensure and enforce compliance.

Where Final Tier 4 equipment is not available, the Project shall use Tier 3 equipment outfitted with Best Available Control Technology devices including a CARB certified Level 3 Diesel Particulate Filter (DPF). Level 3 DPF ’s are capable of achieving at least 85 percent reduction in particulate matter emissions. Any emissions c ontrol device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by Final Tier 4 emissions standards for a similarly sized engine, as defined by the CARB ’s regulations. Successful contractors must demonst rate the ability to supply the compliant construction equipment for use prior to any ground disturbing and construction activities. The Project representative will make available to the lead agency and SCAQMD a comprehensive inventory of all off -road const ruction equipment, equal to or greater than 50 horsepower, which will be used during construction. The inventory will include the horsepower rating, engine production year, and certification of the specified Tier standard. A copy of each unit’s certified tier specification, BACT documentation, and CARB or SCAQMD operating permit shall be maintained on site at the time of mobilization for each applicable piece of construction equipment.

City of Indio
Planning
Division and/or
Building and
Safety Division
Prior to
issuance of
building
permits
During
construction

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TABLE 1
MITIGATION MONITORING AND REPORTING PROGRAM — DESERT RETREAT SPECIFIC PLAN Impact Mitigation Measure Responsible
Agency Timing Verification
(Date & Initials)
Would the project result in a
cumulatively considerable
net increase of any criteria
pollutant for which the
project region is non -
attainment under an
applicable federal or State
ambient air quality standard?
Incorporation of MM AQ-1. Refer to MM
AQ-1 above.

Refer to MM
AQ-1 above.

Expose sensitive receptors to
substantial pollutant
concentrations?
Incorporation of MM AQ-1. Refer to MM
AQ-1 above.

Refer to MM
AQ-1 above.

Biological Resources
Would the project have a
substantial adverse effect,
either directly or through
habitat modifications, on any
species identified as a
candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations, or
by the CDFW or USFWS?

MM BIO-1: Pre-construction Burrowing Owl Clearance Survey Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities associated with each phase of the Project and within 24 hours pr ior to ground disturbance, in accordance with protocol defined in the 2012 Staff Report on Burrowing Owl Mitigation . Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the 2012 Staff Report on Burrowing Owl Mitigation. If burrowing owls are detected during the preconstruction surveys, Project activities shall be immediately halted, and the qualified biologist and Project proponent shall prepare a Burrowing Owl Plan that shall be subm itted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, and monitoring actions.

The Burrowing Owl Plan shall include the number and location of occupied burrow si tes, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other City of Indio
Planning
Division and
CDFW

Preconstruct
ion surveys
shall be
conducted
14-30 days
and 24 hours
prior to any
ground
disturbance
or
vegetation
removal
activities
planned
between
February 15
and June 15,
the breeding
season for
burrowing
owls.

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options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed re location actions. The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval.

MM BIO-2: Nesting Birds.

Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities associated with each phase of the Project. Pre- construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts.

If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by a qualified biologist familiar with the nesting phenology of the nesting s pecies and based on nest and buffer monitoring results. Established buffers shall remain on-site until a qualified biologist determines if the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

MM BIO-3: Coachella Valley Multiple Species Habitat
Conservation Plan (CVMSHCP) Compliance.

Prior to construction and issuance of any grading permit, the City of Indio shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Nesting bird
surveys shall
be
performed 3
days prior to
vegetation
removal or
ground-
disturbing
activities
associated
with each
phase of the
Project.

Prior to
issuance of
Grading
Permits for
payment of
fees.

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Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee.

Cultural Resources
Would the project cause a
substantial adverse change in
the significance of a
historical resource pursuant
to § 15064.5?
MM CUL-1: SRI 15 Data Recovery.

Prior to the implementation of mass grading, clearing, or grubbing, given the subsurface component of SRI 15 and the potential for human remains, consultation with Tribal entities concerning the Site should occur s o that appropriate measures are taken to adequately and respectfully mitigate any adverse effects that the development may have on the Site.

Because implementation of the Project as proposed would significantly impact the site, including the planned development of the SRI-15 area, avoidance of the SRI 15 site is not feasible. Therefore, an archaeological data recovery plan shall be drafted and implemented for the site in a manner consistent with established professional archaeological standards and in cons ultation with the Agua Caliente, Morongo, and Cabazon Tribes. Data recovery efforts will be led by a qualified principal archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology and monitored by tribal representatives. This archaeological data recovery plan will include the professional qualifications required of key staff and detail excavation methods as well as methods used to analyze recovered artifacts and samples. Implementation of the data recovery plan will reduce to an insignificant level potential Project effects on SRI 15.

MM CUL-2: Archaeological Monitoring.

Prior to the start of Project ground disturbance, including demolition and vegetation removal, a qualified principal archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology, shall be retained to prepare and implement a written Cultural Resource Monitoring and Treatment Plan (CRMTP) that is consistent with established professional archaeological standards and subject to the approval of the City. Implementation of the CRMTP will City of Indio
Planning
Division and/or
Building and
Safety Division
Prior to
issuance of
building
permits
During
construction

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reduce to an insignificant level potential Project effects on known archaeological resources as well as on unanticipated archaeological resources that may be unearthed dur ing construction, which would include potential prehistoric and historical -period discoveries. The CRMTP shall detail the pertinent historic context and anticipated research themes within which cultural resources in the Project Site can be treated and evaluated. The plan shall include the professional qualifications required of key staff, monitoring protocols relative to the varying archaeological sensitivity across the Project site, provisions for evaluating and treating unanticipated cultural materials discovered during ground-disturbing activities, situations under which monitoring may be reduced or discontinued, and reporting requirements. The CRMTP shall include detailed methods to be taken during stop work situations, assessment of preservation in plac e or recovery of potential cultural deposits, and the process for evaluating resources for CRHR eligibility. The CRMTP shall also include a section describing the protocol in the event that unanticipated human remains are discovered during Project construction.

Would the project cause a
substantial adverse change in
the significance of a
historical resource pursuant
to § 15064.5?
Implementation of MM CUL-1 and MM CUL-2. Refer to MM
CUL-1 and MM
CUL-2 above.

Refer to MM
CUL-1 and
MM CUL-2
above.

Would the project disturb
any human remains,
including those interred
outside of formal
cemeteries?

MM CUL-3: Human Remains.

If human remains are identified during construction, all construction activities near the remains must cease immediately, and the area must be secured. The Riverside County Coroner’s Office must be contacted immediately, in accordance with the California Health and Safety Code (HSC) Section 7050.5(b). If the determination is made by the coroner that the remains are those of a Native American, HSC 7050.5(c) requires that the coroner contact the Native American Heritage Commission (NAHC) by telephone within 24 hours. The NAHC will then select a Most Likely Descendant and will coordinate with that individual regarding the treatment and final disposition (repatriation) Refer to MM
CUL-1 and MM
CUL-2 above.

Immediately
upon
discovery of
human
remains
during
construction

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of the human remains, according to the provisions of PRC 5097.98 and any other legal/regulator y requirements. Any encountered human remains will be treated with the proper dignity and respect.

Geology and Soils
Directly or indirectly cause
potential substantial
adverse effects, including
the risk of loss, injury, or
death involving:
ii. Strong seismic ground
shaking?
MM GEO-1: Site Preparation and Remedial Grading.

Prior to grading, the proposed structural improvement areas (i.e., all structural fill areas, pavement areas, buildings, etc.) of the site should be cleared of surface and subsurface obstructions, heavy vegetation and boulders. Roots and debris should be d isposed of off site. Septic Tanks or seepage pits, if encountered, should be abandoned in accordance with the County of Riverside Department of Health Services guidelines.

The near surface soils/alluvium (including artificial fill/stockpiles) are potentially compressible in their present state and may settle under the surcharge of fills or foundation loading. As such, these materials should be removed (over -excavated) and re -compacted in all settlement-sensitive areas. We recommend that the upper 5 feet of alluvium or 3 feet below bottom of footings, whichever deeper, should be removed/over -excavated and recompacted prior to foundation construction or placement of any additional fill. The removal limit should be established by a 1:1 (horizontal: vertical) pr ojection from the edge of fill soils supporting settlement -sensitive structures downward and outward to competent material identified by the geotechnical consultant. Removal will also include benching into competent material as the fills rise. Areas adjace nt to existing structures or property limits may require special considerations and monitoring. Steeper temporary slopes in these areas may be considered.

MM GEO-2: Structural Fills.

The on-site soils are generally suitable for re -use as compacted fill , provided they are free of debris and organic matter. Areas to receive structural fill and/or other surface improvements should be scarified to a minimum depth of 8 inches, conditioned to at least optimum City of Indio
Planning
Division and/or
Building and
Safety Division
Prior to
issuance of
building
permits as
applicable

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moisture content, and recompacted. Fill soils should be placed at a minimum of 90 percent relative compaction ( based on ASTM D1557) and near or above optimum moisture content. Placement and compaction of fill should be performed in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. The optimum lift thickness to produce a uniformly compacted fill will depend on the type and size of compaction equipment used. In general, fill should be placed in uniform lifts not exceeding 8 inches in thickness.

Fill slope keyways will be necessary at the toe of all fill slopes and cut slope replacement fills. Keyway schematics, including dimensions and subdrain recommendations, are provided in Appendix D. All keyways should be excavated into dense bedrock or dens e alluvium as determined by the geotechnical engineer. The cut portions of all slope and keyway excavations should be geologically mapped and approved by a geologist prior to fill placement.

Fills placed on slopes steeper than 5:1 (horizontal: vertical) should be benched into dense soils (see Appendix D for benching detail).

Benching should be of sufficient depth to remove all loose material. A minimum bench height of 2 feet into approved material should be maintained at all times.

MM GEO-3: Shrinkage and Subsidence.

The volume change of excavated on-site materials upon compaction is expected to vary with materials, volume of roots and deleterious materials, density, in situ moisture content, location, and compaction effort. The in place and compacted densities of soil materials vary and accurate overall determination of shrinkage and bulking cannot be made. Therefore, we recommend site grading include, if possible, a balance area or ability to adjust import quantities to accommodate some variation. Based on our experience with similar materials, we anticipate 10 to 15 percent shrinkage in the upper 5 feet of dune sand/alluvium.

Subsidence due solely to scarification, moisture conditioning , and recompaction of the exposed bottom of over excavation is expected

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MITIGATION MONITORING AND REPORTING PROGRAM — DESERT RETREAT SPECIFIC PLAN Impact Mitigation Measure Responsible
Agency Timing Verification
(Date & Initials)
to be on the order of 0.15 foot. This should be added to the above shrinkage value for the recompacted fill zone, to calculate overall subsidence.

MM GEO-4: Import Soils.

Import soils and/or borrow sites, if needed, should be evaluated by the geotechnical consultant prior to import. Import soils should be uncontaminated, granular in nature, free of organic material (loss on ignition less -than 2 percent), have a very low expansion potential (with an Expansion Index less than 21) and have a low corrosion impact to the proposed improvements.

MM GEO-5: Utility Trenches.

Utility trenches should be backfilled with compacted fill in accordance with Sections 306 -1.2 and 306 -1.3 of the Standard Specifications for Public Works Construction, (“Greenbook”), 2018 Edition (or most recent). Fill material above the pipe zone should be placed in lifts not exceeding 8 inches in uncompacted thickness and should be compacted to at least 90 percent relative compaction (ASTM D 1557) by mechanical means only. Site s oils may generally be suitable as trench backfill provided these soils are screened of rocks over 1½ inches in diameter and organic matter. If imported sand is used as backfill, the upper 3 feet in building and pavement areas should be compacted to 95 perc ent. The upper 6 inches of backfill in all pavement areas should be compacted to at least 95 percent relative compaction.

Where granular backfill is used in utility trenches adjacent moisture sensitive subgrades and foundation soils, we recommend that a cu t- off “plug” of impermeable material be placed in these trenches at the perimeter of buildings, and at pavement edges adjacent to irrigated landscaped areas. A “plug” can consist of a 5 -foot-long section of clayey soils with more than 35-percent passing the No. 200 sieve, or a Controlled Low Strength Material (CLSM) consisting of one sack of Portland-cement plus one sack of bentonite per cubic -yard of sand.

CLSM should generally conform to Section 201 -6 of the Standard Specifications for Public Works Constr uction, (“Greenbook”), 2018

AGENDA ITEM #10.2
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MITIGATION MONITORING AND REPORTING PROGRAM — DESERT RETREAT SPECIFIC PLAN Impact Mitigation Measure Responsible
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Edition. This is intended to reduce the likelihood of water permeating trenches from landscaped areas, then seeping along permeable trench backfill into the building and pavement subgrades, resulting in wetting of moisture sensi tive subgrade earth materials under buildings and pavements.

Excavation of utility trenches should be performed in accordance with the Project plans, specifications, and the California Construction Safety Orders (current Edition). The contractor should be responsible for providing a "competent person" as defined in Article 6 of the California Construction Safety Orders. Contractors should be advised that sandy soils (such as fills generated from the on-site alluvium) could make excavations particularly unsa fe if all safety precautions are not properly implemented. In addition, excavations at or near the toe of slopes and/or parallel to slopes may be highly unstable due to the increased driving force and load on the trench wall. Spoil piles from the excavatio n(s) and construction equipment should be kept away from the sides of the trenches. Leighton does not consult in the area of safety engineering.

MM GEO-6: Drainage.

All drainage should be directed away from structures, slopes, and pavements by means of ap proved permanent/ temporary drainage devices. Adequate storm drainage of any proposed pad should be provided to avoid wetting of foundation soils. Irrigation adjacent to buildings should be avoided when possible. As an option, sealed - bottom planter boxes an d/or drought resistant vegetation should be used within 5-feet of buildings.

MM GEO-7: Slope Design and Construction.

Based on our understanding and planning purposes, all fill and cut slopes will be designed and constructed at 2:1 (horizontal: vertical) with benches at maximum 30 -foot intervals. These slopes are considered grossly stable for static and pseudo static conditions. For planning purposes, cut slopes exceeding 5 feet in height should be constructed as replacement fill slopes due to the highly erosive nature

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of site soils. Future grading plans should be subject to further review and evaluation.

The outer portion of fill slopes should be either overbuilt by 2 feet (minimum) and trimmed back to the finished slope configuration or compacted in vertical increments of 5 feet (maximum) by a weighted sheepsfoot roller as the fill is placed. The slope face should then be track-walked by dozers of appropriate weight to achieve the final slope configuration and compaction to the slope face.

Slope faces are inherently subject to erosion, particularly if exposed to wind, rainfall, and irrigation. Landscaping and slope maintenance should be conducted as soon as possible in order to increase long-term surficial stability. Berms should be provided at the top of f ill slopes.

Drainage should be directed such that surface runoff on the slope face is minimized.

MM GEO-10: Vapor Retarder.

It has been a standard of care to install a moisture retarder underneath all slabs where moisture condensation is undesirable. Mois ture vapor retarders may retard but not totally eliminate moisture vapor movement from the underlying soils up through the slabs. Moisture vapor transmission may be additionally reduced by use of concrete additives. A qualified person/firm shall be engaged and consulted with to evaluate the general and specific moisture vapor transmission paths and any impact on the proposed construction and make to avoid moisture vapor transmission on various components of the structure as deemed appropriate. The slab subgrade soils should be well wetted prior to placing concrete.

MM GEO-12: Geochemical Characteristics.

Additional corrosion testing should be performed on representative finish grade soils at the completion of rough grading. Concrete foundations in contact with site soils should be designed in accordance with 2019 CBC. A qualified corrosion engineer should be consulted to

AGENDA ITEM #10.2
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review the results of laboratory tests and coordinate additional testing if corrosion sensitive materials are to be used.

MM GEO-13: Preliminary Pavement Design.

The subgrade soils in the upper 6 inches should be properly compacted to at least 95 percent relative compaction (ASTM D1557) and should be moisture conditioned to near optimum and kept in this condition until the pavement section is constructed. Proof -rolling subgrade to identify localized areas of yielding subgrade (if any) should be performed prior to placement of aggregate base and under the observation of the geotechnical consultant.

Minimum relative compaction requirements for aggregate base should be 95 percent of the maximum laboratory den sity as determined by ASTM D1557. Base rock should conform to the “Standard Specifications for Public Works Construction” (green book) current edition or Caltrans Class 2 aggregate base having a minimum R -value of 78. Asphaltic concrete should be placed on compacted aggregate base and compacted to a minimum 95 percent relative compaction.
iii. Seismic-related ground
failure, including
liquefaction?
MM GEO-8: Bearing and Lateral Pressures.

Based on our analysis, the proposed residential/ and
retail/commercial structures may be founded on conventional foundation systems based on the design parameters provided below.

The proposed foundations and slabs should be designed in accordance with the structural consultants ’ design, the minimum geotechnical recommendations presented herein, and the 2019 CBC. In utilizing the minimum geotechnical foundation recommendations, the structural consultant should design the foundation system to acceptable deflection criteria as determined by the architect. Foundation footings may be designed with the following geotechnical design parameters:
• Bearing Capacity: A net allowable bearing capacity of 2,000 pounds per square foot (psf), or a modulus of subgrade re action of 150 pounds per cubic inch (pci) may be used for design of footings founded entirely into compacted fill. The footings should Refer above. Refer above.

AGENDA ITEM #10.2
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extend a minimum of 12 inches below lowest adjacent grade. A minimum base width of 18 inches for continuous footings and a minimum bearing area of 3 square feet (1.75 ft by 1.75 ft) for pad foundations should be used. Additionally, an increase of one-third may be applied when considering short -term live loads (e.g., seismic and wind).
• Passive Pressures: The passive earth pressure may be computed as an equivalent fluid having a density of 300 psf per foot of depth, to a maximum earth pressure of 3,000 pounds per square foot. A coefficient of friction between soil and concrete of 0.35 may be used with dead load forces. When combining passive pressure and frictional resistance, the passive pressure component should be reduced by one-third.

MM GEO-9: Settlement.

The Project civil engineer, structural engineer, and architect should consider the potential effects of both static set tlement and dynamic settlement presented below.
• Static Settlement: Most of the static settlement of on-site soils is expected to be immediate or within 30 days following fill placement. A differential static settlement of 0.5 inch over a 30- foot span may b e considered for design purposes. Additional settlement will also occur in the future if sites grades are raised or due to specific or large footing/foundation loads.
• Dynamic Settlement : Based on our analysis, we estimate that total dynamic settlement is expected to be less than 5.0 inch. Due to relatively uniform alluvium, this settlement is expected to be global and differential settlement is expected to be minimal or less than 0.25 inches over a 40foot horizontal span.

Would the project result in
substantial soil erosion or the
loss of topsoil?
Implementation of MM GEO-6 and GEO-7.

MM GEO-11: Retaining Walls.

Unrestrained (yielding) cantilever walls should be designed for the active equivalent-fluid weight value provided above for very low to

AGENDA ITEM #10.2
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low expansive soils that are free draining. In the design of walls restrained from movement at the top (non-yielding) such as basement or elevator pit/utility vaults, the at-rest equivalent fluid weight value should be used. Total depth of retained earth for design of cantilever walls should be measured as the vertical distance below the ground surface measured at the wall face for stem design, or measured at the heel of the footing for overturning and sliding calculations. Should a sloping backfill other than a 2:1 (horizontal:vertical) be constructed above the wall (or a backfill is loaded by an adjacent surcharge load), the equivalent fluid weight values provided above should be re - evaluated on an individual case basis by us. Non-standard wall designs should also be reviewed by us prior to construction to check that the proper soil parameters have been incorporated into the wall design.

Would the project be located
on a geologic unit or soil that
is unstable, or that would
become unstable as result of
the project, and potentially
result in on - or off -site
landslide, lateral spreading,
subsidence, liquefaction, or
collapse?
Implementation of MM GEO-1 through MM GEO-3 and MM GEO-13.

Would the project directly or
indirectly destroy a unique
paleontological resource or
site or unique geologic
feature?
MM GEO-14: Paleontological Monitoring.

A qualified paleontologist shall be retained prior to earthmoving activities associated with sediment greater than 5 feet below grade within the Project Site, in order to develop a site -specific Paleontological Resource Mitigation and Treatment Plan. The plan shall specify the levels and types of mitigation efforts based on the types and depths of earthmoving activities and the geologic and paleontological sensitivity of the Project Site. If artificial fill, significantly disturbed deposits, or younger depo sits too recent to contain paleontological resources are encountered during construction, the Project paleontologist may reduce or curtail monitoring in the affected areas, after consultation with the

AGENDA ITEM #10.2
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proponent and the City. The plan shall also include a description of the professional qualifications required of key staff, communication protocols to be followed during construction, fossil -recovery protocols, sampling protocols for microfossils (if required), laboratory procedures, reporting requirements, an d curation provisions for any collected fossil specimens. Furthermore, a paleontological monitor should be on-site at all times during the original cutting of previously undisturbed deposits of high paleontological resource potential to inspect exposures f or contained fossils. The paleontological monitor will work under the direction of a qualified professional paleontologist. If paleontological resources are discovered during construction, the monitor will have the authority to temporarily divert or direct ground-disturbing activities in the immediate vicinity around the find until they are assessed for scientific significance and recovered (i.e., collected).

Noise
Would the project result in
the generation of a
substantial temporary or
permanent increase in
ambient noise levels in the
vicinity of the project in
excess of standards
established in the local
general plan or noise
ordinance, or applicable
standards of other agencies?
MM NOI-1: Construction Best Management Practices.

The Project Applicant shall require that the following construction best management practices (BMPs) be implemented by contractors to reduce construction noise levels below the City ’s established thresholds:
• Construction equipment shall be equipped with exhaust muffler systems consistent with FHWA guidance.
• All equipment shall be properly maintained in accordance with manufacturers’ specifications to assure that no additional noise due to worn or improperly maintained parts is generated consistent with FHWA guidance.
• Construction equipment shall have features that dampen metal surfaces and minimize metal -to-metal contact consistent with FHWA guidance.
• When construction operations occur adjacent to off-site occupied residential areas, construction equipment staging areas and stationary noise sources shall be located as far from those nearby

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receptors as possible, prohibit idling equipment, notify adjacent residences in advance of construction work, and install temporary acoustic barriers or noise blankets around stationary construction noise sources. These barriers shall be made featuring weather - protected, sound-absorptive material on the construction-activity side of the noise barrier a nd must be installed in a location that completely blocks line -of-sight between the construction noise source and adjacent sensitive receptors.
• Stationary construction equipment, such as pumps, generators, or compressors, must be placed as far from noise s ensitive uses as feasible during all phases of Project construction.
• Use electric air compressors and similar power tools rather than diesel equipment, where feasible.
• Construction-related equipment, including heavy -duty equipment, motor vehicles, and port able equipment, must be turned off when not in use for more than 30 minutes.
• Construction hours, allowable workdays, and the phone number of the job superintendent must be clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent must investigate, take appropriate corrective action, and report the action taken to the reporting party. Contract specifications must be included in the proposed Project construction documents, which must be reviewed by the City prior to issuance of grading permits.

Tribal Cultural Resources
Would the project cause a
substantial adverse change in
the significance of a tribal
cultural resource, defined in
Public Resources Code
section 21074 as either a
Implementation of MM CUL-1 through MM CUL-3.

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site, feature, place, cultural
landscape that is
geographically defined in
terms of the size and scope of
the landscape, sacred place,
or object with cultural value
to a California Native
American tribe, and that is
listed or eligible for listing in
the California Register of
Historical Resources, or in a
local register of historical
resources as defined in Public
Resources Code section
5020.1(k)?
Would the project cause a
substantial adverse change in
the significance of a tribal
cultural resource, defined in
Public Resources Code
section 21074 as either a
site, feature, place, cultural
landscape that is
geographically defined in
terms of the size and scope of
the landscape, sacred place,
or object with cultural value
to a California Native
American tribe, and that is a
resource determined by the
lead agency, in its discretion
and supported by substantial
evidence, to be significant
pursuant to criteria set forth
in subdivision (c) of Public
Resources Code Section
Implementation of MM CUL-1 through MM CUL-3.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 793 of 959 Mitigation Monitoring and Reporting Program
City of Indio 21 Desert Retreat Specific Plan Project MMRP Meridian Consultants May 2023
TABLE 1
MITIGATION MONITORING AND REPORTING PROGRAM — DESERT RETREAT SPECIFIC PLAN Impact Mitigation Measure Responsible
Agency Timing Verification
(Date & Initials)
5024.1. In applying the
criteria set forth in
subdivision (c) of Public
Resource Code Section
5024.1, the lead agency shall
consider the significance of
the resource to a California
Native American tribe?

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 794 of 959

Prepared For:

City of Indio
Applicant:

Pulte Home Company, LLC
Prepared By:

MSA Consulting, Inc.

DESERT RETREAT SPECIFIC PLAN
June 2023

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 795 of 959

DESERT RETREAT SPECIFIC PLAN TABLE OF CONTENTS

i

TABLE OF CONTENTS

CHAPTER 1: INTRODUCTION & SETTING

1.1 Executive Summary .......................................................................................... 1

1.2 Purpose & Intent .............................................................................................. 1

1.3 Project Location and Site Characteristics ......................................................... 2

1.4 Development Concept ..................................................................................... 6

1.5 Project Objectives ............................................................................................ 6

1.6 General Plan & Zoning ..................................................................................... 7

1.7 Utility and Service Providers ............................................................................ 7

1.8 CEQA Consistency ............................................................................................ 9

1.9 Entitlement Process ......................................................................................... 9

CHAPTER 2: MASTER PLAN & INFRASTRUCTURE

2.1 Land Use Plan ................................................................................................. 10

2.2 Circulation ...................................................................................................... 10

2.3 Open Space .................................................................................................... 15

2.4 Water and Sewer............................................................................................ 15

2.5 Grading & Drainage ........................................................................................ 19

2.6 Phasing ........................................................................................................... 21

CHAPTER 3: DEVELOPMENT STANDARDS

3.1 Overview ........................................................................................................ 23

3.2 Allowable Uses ............................................................................................... 23

3.3 Development Standards ................................................................................. 24

CHAPTER 4: DESIGN GUIDELINES

4.1 Overview ........................................................................................................ 25

4.2 Architectural Guidelines ................................................................................. 25

4.3 Wall and Fence Guidelines ............................................................................. 29

4.4 Landscape Guidelines ..................................................................................... 32

CHAPTER 5: PLAN ADMINISTRATION

5.1 Overview ........................................................................................................ 36

5.2 Implementation ............................................................................................. 36

5.3 Administration ............................................................................................... 36

5.4 Interpretation ................................................................................................. 37

5.5 Enforcement ................................................................................................... 37

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 796 of 959

DESERT RETREAT SPECIFIC PLAN TABLE OF CONTENTS

ii

FIGURES

1.1 Regional Location Map .................................................................................... 3

1.2 Vicinity Map ..................................................................................................... 4

1.3 Aerial Photograph/Existing Site Conditions ..................................................... 5

1.4 General Plan & Zoning Map ............................................................................ 8

2.1 Land Use Map................................................................................................. 11

2.2 Vehicular Circulation ...................................................................................... 12

2.3a Typical Street Sections-Private ..................................................................... 13

2.3b Typical Street Sections-Public ...................................................................... 14

2.4 Pedestrian Circulation .................................................................................... 16

2.5 Conceptual Water Plan ................................................................................. 17

2.6 Conceptual Sewer Plan .................................................................................. 18

2.7 Conceptual Grading and Drainage Plan ........................................................ 20

2.8 Phasing Plan .................................................................................................. 22

4.1 Residential Design Character Imagery ........................................................... 27

4.2 Wall Design Character Imagery ...................................................................... 30

4.3 Landscape Design Character Imagery ............................................................ 33

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 797 of 959

DESERT RETREAT: SPECIFIC PLAN

1 CHAPTER I: INTRODUCTION & SETTING

1.1 Executive Summary
The Desert Retreat Specific Plan (Specific Plan or SP) is a proposed 378 acre active-adult community located on the northwest corner of Madison Street and 40 th Avenue within the corporate limits of the City of Indio, California. The SP sets forth a comprehensive vision for the project and will establish site-specific development standards, land use regulations, and programs to guide the development of the proper ty in a manner that is consistent with the City of Indio General Plan while also maintaining flexibility to respond to changing conditions that factor in any long-term development. This SP implements all applicable elements of the General Plan and includes detailed information about the site’s master plan and infrastructure improvements such as circulation, water, sewer, grading and drainage design. The Specific Plan is organized in five chapters, as described below:

Chapter 1, Introduction & Setting: This section provides an overview of the document, the project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information.

Chapter 2, Master Plan and Infrastructure : This section describes the primary master plan components required for further development of the property. These include land use, circulation, open space and recreation, water and sewer, and grading and drainage.

Chapter 3, Development Standards: This section establishes the allowable uses and development standards applicable within the Specific Plan area.

Chapter 4, Design Guidelines: This section establishes the design guidelines applicable within the Specific Plan area.

Chapter 5, Plan Administration: This section describes the various processes and procedures used to administer and implement the adopted Specific Plan.

1.2 Purpose and Intent
This SP is intended to guide future development and use of land within the Desert Retreat Specific Plan boundary, including the establishment of site -specific development standards and regulations. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the City of Indio General Plan.

This Specific Plan defines the location, type and amount of development allowed within the Specific Plan area consistent with the requirements for Specific Plans ident ified in State Planning and Land Use Law and City of Indio Municipal Code (IMC). It will also establish standards intended to allow the project to respond to market conditions.

This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their General Plan. California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies t he required contents of a Specific Plan, and mandates consistency with the General Plan.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 798 of 959

DESERT RETREAT: SPECIFIC PLAN

2 1.3 Project Location & Site Characteristics
As shown on Figure 1.1, Regional Location Map, the Desert Retreat Specific Plan (Specific Plan) is situated in the eastern portion of the Coachella Valley within the City of Indio at the northwest corner of Madison St and 40 th Ave. The Specific Plan area totals approximately 378 acres and includes APNs 691-110-002, 003, 004, 008, 011, 014, 021, 023, 025. Figure 1.2, Local Vicinity Map , depicts the physical setting of the property. Surrounding land uses are listed below in Table 1.1.

In its current condition the site consists entirely of undeveloped and relatively flat land as shown on Figure 1.3 , Existing Site Conditions . Site topography slopes from northwest to southeast with higher elevations ranging from 52.2 feet above sea level at the Northwest corner of the property to a low elevation of 32.3 feet above sea level in the southeast corner.

TABLE 1.1

EXISTING AND SURROUNDING USES
Jurisdiction General Plan Zoning Existing Use
Site Indio Village Core/RL Village Core/RL Vacant Infill Land North
Indio
Residential
Low/Public/Equestrian
Estates
PMP/PI Residential / CVWD
Treatment Planter
South Indio Residential Low PMP Sun City Shadow Hills
Homes/Golf
East Indio Village Core/RL SP Sun City Shadow Hills
West Indio Country Estates/Public PI/SN-8 High School/Residential *RL (Residential Low =4 DU/AC)*

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 799 of 959 MSACONSULTINGINC.MSACONSULTINGINC.COM, >PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

N.T.S.NORTHREGIONAL LOCATION MAPFIGURE 1.1PAGE 3 Source: MSA Consulting, Inc.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 800 of 959 ProjectSiteProjectMadison St.Site
Avenue 40
Interstate 10
Jefferson St.

Avenue 38Dune Palms
42nd Avenue
Country Club Drive
Avenue 42
Varner Road
VICINITY MAPFIGURE 1.2PAGE 4
N.T.S.Legend:Project SiteSource: City of IndioMSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 801 of 959 Avenue 40
Madison Street
Avenue 3855
39 APN: 691-110-003APN: 691-110-002
APN: 691-110-021
APN: 691-110-004
APN: 691-110-025APN: 691-110-023
APN: 691-110-011APN:691-110-008
APN: 691-110-014
50 50 45
45 4040
40 40 40
4545

PROJECT SITE
Jefferson StreetAvenue 39
Sun City Shadow Hills
CVWD WastewaterTreatment Plant
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

EXISTING CONDITIONSFIGURE 1.3PAGE 5
N.T.S.Source: City of Indio
Legend:Project Boundary55Existing Index Contours40Existing Project High PointExisting Project Low Point39

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 802 of 959

DESERT RETREAT: SPECIFIC PLAN

6 1.4 Development Concept
The Specific Plan proposes to develop a residential community on approximately 378 acres that would allow the construction of up to 1,500 single-family homes at an average density of 4.1 du/ac The project would include a community clubhouse in the center of the project with outdoor resident amenities such pickle ball courts, bocce ball courts, tennis courts, and water features.

A network of connective open space corridors are integrated throughout the project as a unifying design feature. Chapter 4 of this Specific Plan provides design guidelines and development standards to ensure quality project design that is compatible with the existing built environment and with the Goals and Policies of the City of Indio General Plan.

This Specific Pl an intends to provide a degree of flexibility to respond to market demand. The Desert Retreat Specific Plan will supersede the development guidelines and regulations of the Indio Zoning code to allow for a fresh, contemporary development strategy for the site.

1.5 Project Objectives
Various issues were considered and evaluated during the preparation of this Specific Plan.

Engineering feasibility, water efficiency, General Plan goals, and com patibility with surrounding land uses were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this development, unique project objectives were established as follows:
 Develop a thoughtfully planned and integrated project to allow for a quality residential construction project.

 Provide a comprehensive land use plan that establishes development standards, land use regulations, and programs to guide the orderly transition/development of the property.

 Accommodate phasing that provides for a multi-year project buildout in an orderly and efficient manner.

 Establish design guidelines, development regulations, use standards and procedures that facilitate cohesive and attractive landscape and architectural treatments.

 Provide a safe and efficient circulation system;

 Provide water, sewer, and drainage systems to adequately service the project;

 Promote quality development consistent with the goals and policies of the Indio General Plan.

 Create a walkable community by incorporating pedestrian paths within the project and allowing for connections to public sidewalks/trails at each perimeter street.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 803 of 959

DESERT RETREAT: SPECIFIC PLAN

7 1.6 General Plan and Zoning
The Indio General Plan 2040, adopted in September 2019, established the City’s policy relative to the planned future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure systems needed to effectively suppor t those land uses. This Specific Plan implements the Indio General Plan by bringing detailed policies and regulations together into a focused development plan for the proposed project. It serves as a link between the Indio General Plan and subsequent development proposed within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the Indio City Council, will govern all facets of project development including the distribution of land uses, location and sizing of supportiv e infrastructure, as well as development standards and regulations.

The project site lies within the “Northwest Indio Subarea” of the General Plan. Figure 1.4, General Plan/Zoning, displays the existing General Plan Land Uses within and around the project site, consisting of “Suburban Neighborhood”. Since this Specific Plan is consistent with the General Plan, no changes are proposed the General Plan or the land use designation.

As also shown in Figure 1.4 , General Plan/ Zoning, the Specific Plan area is currently zoned “Residential Low” and “Village Core.” The adoption of this Specific Plan will supersede the existing zoning for the site, this Specific Plan would become the new effective zoning of the site.

1.7 Utility & Service Providers
The Specific Plan is within the service area of the utility and service providers as listed in Table 1.2. 1 TABLE 1.2
2 UTILITY & SERVICE PROVIDERS

UTILITY/SERVICE AGENCY ADDRESS PHONE Sewer & Water CVWD 75-525 Hovley Lane
Palm Desert, CA. 92211 760.398.2651
Natural Gas SCG P.O. Box 3150
San Dimas, CA. 91773 800.427.2200
Electric IID 333 E. Barioni Blvd
Imperial, CA 92251

760.335.3640
Cable TV Spectrum
79-785 Hwy 111
Suite E103
La Quinta, CA 92253
855.366.7132
Telephone Frontier 78150 Avenida La Fonda
La Quinta, CA 92253 877.295.4751
Police Indio PD 46800 Jackson St., Indio, California
92201 760.391.4057
Fire Cal Fire 46-990 Jackson St.

Indio, CA 92201 760.347.0756
Solid Waste Burrtec 53600 Polk Street
Coachella, CA 92236 760.340.2113
Schools DSUSD 47-950 Dune Palms Road, La
Quinta, CA 92253 760.777.4200

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 804 of 959 Avenue 40
Avenue 38
Jefferson StreetMadison Street
Avenue 40
Avenue 38
Jefferson StreetMadison Street
GENERAL PLAN / ZONINGFIGURE 1.4PAGE 8N.T.S.Source: City of Indio Suburban NeighborhoodLegendSpecific Plan BoundaryCity Limits MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGExhibit Date: May 8, 2023 SPECIFIC PLANDESERT RETREAT:

Proposed Zoning
Existing
Existing General Plan & Zoning
Specific PlanProposed

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 805 of 959

DESERT RETREAT: SPECIFIC PLAN

9 1.8 CEQA
The project is subject to the requirements of the California Environmental Quality Act (CEQA).

Pursuant to the CEQA Guidelines, an Initial Study has been prepared for the Specific Plan to identify the potential environmental effects of the project. To provide CEQA clearances, the City has determined that an Environmental Impact Report (EIR) will accompany the Specific Plan.

The project’s EIR has been completed and has evaluated any potential environmental impacts associated with the development as described in this Specific Plan and the appropriate measures to mitigate these impacts. All mitigation measures identified in the EIR and adopted by the City have been identified in a Mitigation Monitoring Program to define the timing and other requirements for implementing these mitigation measures as the Community is developed over time. All individual development projects within the Specific Plan will be reviewed for consistency with the Specific Plan to determine if supplemental environmental review documentation is needed pursuant to CEQA Guidelines.

1.9 Entitlement Process
Approval of the following entitlements will implement this project:

Specific Plan – The SP will provide comprehensive development guidelines, allowable uses, and development standards for the project as a whole.

Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide the property into smaller parcels/lots for develop ment or sale and create common area lots for private streets, the community clubhouse, open space paseos and other facilities.

Tentative Parcel Map (TPM) – The TPM is for financing purposes only.

Planning Review – This allows the City to review architectural and landscape plans in greater detail for the community landscape and clubhouse. All other plans will be reviewed for compliance of the design and development standards contained in this Specific Plan.

See Section 5 of this Specific Plan for more detailed information on the administrative and public hearing processes related to these implementing approvals.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 806 of 959

DESERT RETREAT: SPECIFIC PLAN

10 CHAPTER 2: MASTER PLAN

2.1 Land Use Plan
As noted in Table 2.1, the Specific Plan would facilitate construction of an active adult community with up to 1, 500 residential units ( gross density of approximately 4 du/ac) and a Community Clubhouse on approximately 378 acres of land. This project would serve as an extension of the existing Sun City Shadow Hills community to the south and east. Figure 2.1 Land Use Map shows the project boundary, as well as the layout of the residences and central clubhouse amenity.

Table 2.1 Land Use Summary

2.2 Circulation
Vehicular and pedestrian circulation systems are an important component of this project. The SP has direct and convenient vehicular access to 40 th Ave, Madison Steet, 38th Ave, and Jefferson Street. Vehicles will circulate through standard residential streets and project entrances in compliance with City engineering and Fire Department design standards. The circulation system is illustrated in Figure 2.2 Vehicle Circulation and Figure 2.3a & 2.3b Typical Street Sections Private & Public, Key aspects of the circulation system include:

Off-Site Street Improvements – 40th Ave exists along the project’s southernly frontage and will reach a width of 100 feet from each end of the right of way (R.O.W). Jefferson Street will also reach 100 feet from the end of each R.O.W. and exists along the western end of the property. Madison Street to the east will reach a width of 88 feet from each R.O.W, and Avenue 38 to the north will reach a width of 70 feet from each R.O.W. per the Public Typical Street Sections as shown in Figure 2.3.b

Land Use Acres Max Units Max Building SF
Residential 351.6 1,500 -
Perimeter R.O.W. 2.0 - -
Clubhouse/Rec 26.1 - 26,100
Totals 377.7 1,500 26,100

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 807 of 959 Avenue 40
Madison Street
Jefferson Street
Avenue 38
Avenue 39
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

LAND USE MAPFIGURE 2.1PAGE 11
N.T.S.Source: MSA Consulting, Inc.Legend:Project BoundaryResidential

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 808 of 959 Avenue 40
Madison StreetAvenue 38
Jefferson StreetAvenue 39
STOP
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGExhibit Date: May 8, 2023 SPECIFIC PLANDESERT RETREAT:

VEHICLE CIRCULATIONFIGURE 2.2PAGE 12N.T.S.Source: MSA Consulting, Inc.

Legend:Project BoundaryPrimary CollectorPrimary Residential EntrySecondary Residential EntryExisting Traffic SignalProposed Traffic SignalSecondary Circulation RouteNotes:1.All other streets are local streets.2.Alignments are conceptual and may be adjusted by implementingtentative tract map(s).3.Local streets depict representative neighborhood configuration andmay be adjusted subject to City engineering standards.4.Optional Round-About at Avenue 40 Entry upon City approval.STOPProposed 4-Way Stop

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 809 of 959 81'R/W40.5' 40.5'CL

SECONDARY CIRCULATION ROUTE
18'37'18'18.5'18.5'.5' .5'
32' .5'32'.5' 16'PROP. RAISED MEDIAN2%
N.T.S.PROP. WEDGECURB & GUTTERPROP. WEDGECURB & GUTTER
A.C. PAVEMENTOVER A.B.

PROP. WEDGECURB & GUTTERPROP. WEDGECURB & GUTTERPROP. BARRIER CURBPROP. BARRIER CURBA.C. PAVEMENTOVER A.B.PRIMARY COLLECTORN.T.S.

PROP. R/WPROP.
2%
CLR/WPROP. R/WPROP.
2%2%
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

TYPICAL STREET SECTIONS: PRIVATEFIGURE 2.3aPAGE 13
N.T.S.Source: MSA Consulting, Inc.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 810 of 959 100'42' (EX. IMPROVEMENTS)42'30'16'PROP. RAISED MEDIAN
100'35' 35'10'25'5'
12'30'12' 5'11' 5'5'
70'23' 23'10'13'5'12'
88'32' 32'22'10'22'5'
13'5'12'
5'12' 12'
A.C. PAVEMENTOVER A.B.PROP. BARRIER CURBPROP. BARRIER CURBPROP. CURB & GUTTEREX. CURB & GUTTEREX. MEAN-DERINGSIDEWALK PROP. MEAN-DERINGSIDEWALK 15'15' 25'5'
PROP. CURB & GUTTER
CL R/WPROP.R/WEX.

R/WEX. R/WPROP.

R/WPROP.

R/WEX.

R/WEX.

R/WPROP.

JEFFERSON STREETN.T.S.

AVENUE 38N.T.S.

MADISON STREETN.T.S.

AVENUE 40N.T.S.

CL
CL
CL
BIKELANEEX. BIKELANEEX. PARKWAY PROP. PARKWAY
EX. CURB & GUTTER
EX. PARKWAYEX. BIKELANE BIKELANEPROP. PARKWAY
EX. CURB & GUTTER
PROP. CURB & GUTTERPROP. MEAN-DERINGSIDEWALK
EX. PARKWAY
PROP. PARKWAY
BIKELANEPROP. PARKWAY

PAINTEDMEDIAN OR LEFT-TURNLANE

PAINTEDMEDIAN OR LEFT-TURNLANE
PAINTEDMEDIAN OR LEFT-TURNLANEEX. PARKWAY
PROP. CURB & GUTTER
EX. CURB & GUTTEREX. MEAN-DERINGSIDEWALK
EX. BIKELANE
EX. BIKELANEEX. BIKELANE
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

TYPICAL STREET SECTIONS: PUBLICFIGURE 2.3bPAGE 14Source: MSA Consulting, Inc.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 811 of 959

DESERT RETREAT: SPECIFIC PLAN

15 Entries – Vehicular access to the site is proposed from gated entries on 40th Avenue, Madison Street, and 38 th Avenue. The primary entry would occur on 40th Avenue near the corner with Madison St . Entries would include landscaping, entry signage and pedestrian walkway connections.

Vehicular Circulation – The vehicular circulation system will consist of a central collector road with local residential streets serving individual neighborhoods.

Pedestrian Circulation – The project will feature pedestrian access throughout the project via an integrated system of pedestrian trails/paseos and connecting on -street sidewalks. The project provides multiple pedestrian access points to connect the interior wa lkway system that allow residents free access to public sidewalks/trails on 40th Avenue, Madison Street, Jefferson Street, 38th and 39TH Avenue. The pedestrian circulation system is shown in greater detail on Figure 2.4 Pedestrian Circulation.

2.3 Open Space
Open Space is an important aspect of a livable development. It provides areas where desert appropriate plant materials can be introduced to soften , accentuate, and shade urban hardscapes. They also provide prime opportunities. Key open space elements include:

Central Recreation Amenity – The project is designed around a central 26.1 - acre recreational center that may contain amenities such as a fitness center, a movement studio, locker rooms, a covered outdoor pool, billiards tables, a golf simulator, arts and crafts room, game room, multi - purpose event lawn, sports courts, water features, outdoor kitchen, firepit seating ball room, catering kitchen, terrace, and indoor coffee bar with an outdoor social bar.

Paseos - Paseos provide an interconnected system of open spaces that link individual residences throughout the community with one another, the perimeter public sidewalk system and the central clubhouse amenity. These provid e separate amenity corridors that encourage walking and biking throughout the community.

2.4 Water & Sewer
As shown in Figure 2.5 Conceptual Water Plan and Figure 2.6 Conceptual Sewer Plan, the Specific Plan area is provided with domestic water and sanitary sewer service by the Coachella Valley Water District (CVWD). Development within the project will be served by both public and private network of lines that will connect to existing publ ic CVWD water and sewer lines located at 4 points of connection off Ave 38, Ave 40, and near the corner of Ave 39 and Jefferson.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 812 of 959 Avenue 40
Madison Street
Avenue 38
Jefferson StreetAvenue 39
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

PEDESTRIAN CIRCULATIONFIGURE 2.4PAGE 16
N.T.S.Source: MSA Consulting, Inc.

Legend:Project BoundaryPedestrian / Paseo CirculationCommunity CenterPedestrian Access to Public Trail SystemStreet with Sidewalk Note:Alignments are conceptual and may be adjusted with City approvalof implementing tentative tract map(s).

Meandering Perimeter Sidewalk

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 813 of 959 Avenue 40
Madison Street
Avenue 38
Jefferson StreetAve. 39POC #3
POC #1
12" Water Main
18" Water Main
12" Water Main
12" Water Main
POC #2
POC #4
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

CONCEPTUAL WATER PLANFIGURE 2.5PAGE 17
N.T.S.Source: MSA Consulting, Inc.

Legend:Existing Water MainProposed 12" Water MainProposed 18" Water MainNotes:1.Local streets will contain 8” water lines to serve individual lots2.Design is conceptual and may be reconfigured with implementingentitlements as approved by the City Public Works Director.

Project Boundary

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 814 of 959 Avenue 40
Madison Street
Avenue 38
Jefferson Street
Avenue 39
POC #1
POC #2
Varner RoadInterstate 10
PROP. LS
PHASE 1A/1B
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

CONCEPTUAL SEWER PLANFIGURE 2.6PAGE 18
N.T.S.Source: MSA Consulting, Inc.

Legend:Project BoundaryExisting Sewer Main
Notes:1.Local streets will contain 8” sewer lines to serve individual lots2.Design is conceptual and may be reconfigured with implementingentitlements as approved by the City Public Works Director.

Proposed Sewer MainProposed Sewer Force Main
R:\2577\ACAD\Planning\Specific Plan\2577-2.6 Conceptual Sewer Plan 2023-07-17.dwg, 7/17/2023 5:03:36 PM, smelendez, MSA Consulting, Inc.

AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a... Page 815 of 959

DESERT RETREAT: SPECIFIC PLAN

19 2.5 Grading & Drainage
Site topography slopes from northwest to southeast with higher elevations ranging from 52 feet above sea level to a low of 3 8 feet above sea level. Because grading and drainage are closely interrelated, they are addressed jointly in this section.

Site grading will create building pads while intending to keep the earthwork balanced on site.

Because the site is relatively level, grading design will not deviate greatly from existing conditions and will be defined in greater detail as subsequent entitlement projects are proposed. Grading will achieve positive surface flows and protect all structures and physical improvements from the 100-year storm thro ugh surface runoff into retention basins either above or below the finished surfaces. Soil erosion and water quality will be protected both during and after construction is completed. The incremental increase in storm water runoff from an existing condition to the new developed condition created by impervious surfaces (roofs, pavement) will be retained on site.

As shown in Figure 2.7, Conceptual Grading and Drainage Plan, “developed condition” surface drainage will generally be split between the northern half and southern half of the property with water flowing north in the northern portion of the property, and south in the southern portion via project roadways and managed using retention facilities within open space paseos . The stormwater system depicts t he drainage framework which will be adapted and detailed by implementing Tentative Tract Maps. Adjustments may include the number, location, configuration and depth of drainage pipes and basins as well as the specific flow path through the site.

However, the retention basins and storm-drain pipes will be sized appropriately for each phase of the project using standard engineering modelling methods as approved by the Engineering Services Division.

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Madison Street
Avenue 38
Jefferson StreetAvenue 39
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

CONCEPTUAL GRADING & DRAINAGEFIGURE 2.7PAGE 20
N.T.S.Source: MSA Consulting, Inc.

Notes:1.Design is conceptual and may be reconfigured withimplementing entitlements as may be approved by the City.2.Grading of lots and street system are designed to directdrainage to primary flow paths.3.Additional localized retention will be interspersedthroughout the open space network.

Legend:Project BoundaryPrimary Drainage Flow PathRetention ServingPrimary Flow Path

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21 2.6 Phasing
Development of the Specific Plan is intended to be developed by a single developer. Phasing is allowed so long as each phase accommodates the orderly extension of circulation, utilities, and infrastructure in accordance with the final conditions of approval for each project and the City’s Public Works Department. The project is expected to be built in 5 phases as shown in the Phasing Plan Exhibit 2.8

AGENDA ITEM #10.2
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Madison Street
Avenue 38
1 2
34 5
Jefferson StreetAvenue 39
MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYING Exhibit Date: May 8, 2023
SPECIFIC PLANDESERT RETREAT:

PHASING PLANFIGURE 2.8PAGE 22
N.T.S.Source: MSA Consulting, Inc.

Legend:Project BoundaryPhase BoundaryPhase 1Phase 2Phase 3Phase 4Phase 5Note: Exhibit shows expected sequence ofdevelopment, but may change in response tomarket conditions.

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23 CHAPTER 3: DEVELOPMENT STANDARDS

3.1 Overview
This chapter identifies the development standards applicable to the Desert Retreat Specific Plan area. The establishment of the site -specific development standards set forth in this chapter are intended to guide orderly development within the Specific Plan area, while also maintaining some flexibility to respond to changing conditions which may be a factor in any long-term development.

3.2 Allowable Uses
Development standards for the Desert Retreat Specific Plan area are shown in Table 3.1 Allowable Uses.

TABLE 3.1

ALLOWABLE USES
P-Permitted Use
Residential
Single-Family Homes (Detached) P
Private Open Space and Recreational Facilities (tennis courts, pools, walk paths, etc.) P
Clubhouses P
Accessory Dwelling Units (eg. ADU, Granny Flat, Casita). P Sales Office, Model Home Complex. P
Accessory Buildings Uses or Structures P
Home occupations P
The keeping of domestic animals P
Public or quasi-public utility or public service facilities P

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24 3.3 Development Standards
Development standards for the Desert Retreat Specific Plan area are shown in Table 3. 2 Development Standards.

TABLE 3.2

DEVELOPMENT STANDARDS

Lot Standards
Minimum Lot Area 4,400 ft
Minimum Lot Width 40 ft
Minimum Corner Lot Width 50 ft
Minimum Lot Depth 100 ft
Maximum Lot Coverage 65%
Setbacks
Front to living area or side loaded garage1 10 ft
Front to garage1 20 ft
Side 5 ft
Street Side 10 ft
Rear 2 15 ft
Accessory Structures See IMC Section 159.689
ii Parking
Single Family Residence 4 spaces 3
Notes:

1. Measured from right of way

2. Accessory structures may encroach into the rear yard up to 5’ from rear property line.

3. 2 garage spaces plus 2 driveway spaces

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25 CHAPTER 4: DESIGN GUIDELINES

4.1 Overview
Quality development is achieved through attention to detail that is implemented from the initial inception of a project to the final construction of buildings, pathways, entry features, signage, and other design elements. This section outlines the design standards and guidelines for the Desert Retreat Specific Plan that will encourage the highest level of design quality and creativity in site planning and architectural design, while allowing for variation and flexibility.

All development within this Specific Plan needs to address the fundamental elements of design covered in this chapter. The following guidelines establish a design framework to help design professionals and developers understand and implement this project. The Specific Plan intends to allow a variety of design styles and a range of colors, materials, building detailing, and building orientations. However, these guidelines provide the necessary direction to ensure a coherent and complementary project.

Design guidelines that use the word “should” identify actions or outcomes that are encouraged but not mandatory. Only those using the word “shall,” are considered mandatory.

4.2 Architectural Guidelines
The overall architectural theme governing the development of the community is founded upon a high level of architectural quality and attention to detail combined with materials appropriate for use in the local desert environment based on durability and building code industry standards.

Architectural styles designed for this community should embrace the Indio environment by using materials that are long-lasting and a color palette that enhances the desert beauty. Homes and people-centric spaces should be designed at pedestrian scale and provide visual interest as residents move throughout Desert Retreat.

The common area buildings located at the recreation amenity will have massing reflective of well- grounded, strongly profiled building forms. The following are recommended for these structures:
• Deep recessed windows for passive protection against solar heat gain. • Deep overhangs and trellis elements also for passive climate control and shade. • Indoor and outdoor gathering areas.
• Spaces for active and passive recreation.
• Building materials may include stucco (primary material) with accents of stone, tile or siding depending on architecture style. Roof material and pitch shall match the architectural style.

Desert Retreat homes will be primarily one-story and encourage indoor/outdoor living. Homes will address the climatic conditions of Indio by using durable materials and desert appropriate design features.
• The garage should be de- emphasized by having living space closer to the street th an garage doors.
• Windows and overhangs should be designed for passive cooling. • Architectural styles should be identifiable, but may reflect a contemporary adaptation. • Varied floorplans and elevation styles and or color/material palettes are encouraged for a more diverse street scene.

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26 The following standards and guidelines shall be followed to achiev e the overall architectural design theme. Photos to illustrate possible representative architectural character are shown in Figure 4.1 Residential Design Character.

Building Mass, Form and Scale
Residential buildings within the community shall be single story structures and include single story elements and, as a general rule, should be designed with massing consistent with historic desert residential precedents, including recessed and prominent projected elements. The apparent mass of buildings should be reduced through the application of one or m ore of the following techniques:
 Utilize projections and recesses to provide shadow and relief at exterior walls and roof areas.

 Use simple roof forms; provide interest by jogging the rooflines, varying plate lines and roof heights. Simple roof forms are strongly encouraged to address Title 24 Energy Code requirements more effectively.
 Encourage indoor/outdoor relationship with shaded areas such as California Rooms as well as thoughtfully designed windows and doors that can enhance the indoor/outdoor connection.
 Windows and doors may be recessed to provide depth. Accent trim and color, divided window lights, and raised panels are examples of detailing that provide individuality and interest. Awnings are permitted if they are consistent with the overall architectural style of the building. All window and door details shall be consistent with the architectural style of the home.

 Walls and fencing are discussed in Section 4.3; however, private walls and fencing should be consistent with community wall themes and compatible with the architectural style of the buildings. Foreground plantings, vines, and espaliers are strongly encouraged to soften long stretches of walls and fencing.

 Mechanical equipment such as air conditioning and pool equipment, soft water tanks, gas meters and electric meters shall be screened from public view but accessible for meter reading.

 Gutters and down spouts may be concealed or, if exposed, designed as a continuous architectural feature painted to match or contrast with the adjacent building surface. All flashing, sheet metal, vent stacks and pipes shall be pain ted to match the adjacent building surface. Skylights should be designed as an integral part of the roof. Their location and color should relate to the building. Patio trellises, pergolas and other exterior structures are encouraged to soften building masses, provide shade and define spaces. As with main buildings, clean forms are encouraged utilizing materials and colors complementary to building architecture and project design themes.

 Accessory structures shall be architecturally compatible with the primary structure.

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SPECIFIC PLANDESERT RETREAT:

RESIDENTIAL DESIGN CHARACTER IMAGERYFIGURE 4.1PAGE 27Source: MSA Consulting, Inc.

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28 Building Materials and Colors
The primary goal of color and material palettes is to further enhance and define the architectural styles. Equally important is the composition of color and materials to achieve a harmonious and visually interesting community.

Selected colors and materials should be appropriate to the styles they represent and used to further differentiate from other styles.
 Use complementary building materials that promote a harmonious appearance and provide interest and variety consistent with the architectural styles.  Where possible, use style -appropriate concrete roof tile blends; prohibit overly dramatic blends with extreme contrast.
 Material finishes should express permanence and quality.  Avoid frequent changes in materials.
 Stucco is permitted as the primary material, but should lean toward a finer finish. Heavy lace stucco finishes are prohibited.
 Architectural screens and accessory structures should be compatible in material, color and texture to the primary buildings.

Use high-quality, durable, low-maintenance materials.

Roofs
Roofs should serve as major structural and architectural design elem ents, and a variety of roof types and colors are permitted. Roofs shall reflect the selected product type architectural concept and respond to the style, materials and scale of the building. Roof overhangs are encouraged; they provide essential shade and are also aesthetically pleasing. Skylights may be installed provided that they are designed as an integral part of the roof form.  A variety of roof type is encouraged, including hip roofs, gable roofs and shed roofs. Roof pitches of 3:12 to 5:12 are permitted as well as flat roofs and parapets  Roof heights and planes should vary to create interplay between the roof and the walls of the structure.
 Acceptable roofing materials include concrete s -tile and concrete slate tile . Standing seam metal roofs may be used for accents.
 Unacceptable roofing materials include wood shakes, clay, and asphalt shingles.

Chimneys
Chimneys may be used as an architectural element. Caps on chimneys shall have low profiles; they should not be visually distractive. The form and materials shall reflect the architectural theme of the structure.

Doors and Windows
By varying the spacing, sizes, shapes and locations of door and window openings in building facades, structures may be made more visually interesting and attractive. However, care must be taken to avoid excessive variety, or the end result will be a chaotic, cluttered building facade. It is especially important to vary the placement of doors and windows on buildings located in close

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29 proximity to each other in the same development. In addition, windows and doors may be recessed into or projected out of structures to emphasize important areas of the building.

To further enhance the individual identity of each structure, pot shelves, window boxes, and built- in planters may be utilized if style appropriate . However, all such containers must be easily accessible for plant maintenance. Window frames, mullions, and doorframes shall be color coordinated with the rest of the building. Decorative wrought iron grills on windows may be used.

Doors and windows shall complement the architectural style. .

Garages
Garage setbacks may be varied in order to enhance the streetscape scene. Garages shall be constructed of materials compatible with the architectural style of the structures.

Porches, Arcades and Entryways
Entrances to buildings shall be clear and easily recognizable. Covered entrances, porches, and arcades are desirable because they serve to identify entrances and provide shelter from the sun and inclement weather. A protected entrance is not only functional, but also produces a sense of privacy. Front entrances should be designed as significant architectural features. Porches and entryways may be used to visually break up large, monolithic buildings into smaller units more in keeping with the desired human scale of the community. Porch and railing materials shall be consistent with the architectural style.

Mailboxes
Where common mailbox services are provided for any residential area, they shall be located close to the neighborhood entry in clusters throughout the neighborhood. The architectural character shall be similar to the residential architecture.

4.3 Wall and Fence Guidelines
Walls and fences will be constructed in various settings througho ut the community to provide privacy and security. Guidelines related to walls and fences are described below with representative character photos shown in Figure 4.2, Wall Design Character.

Community Walls
Walls are a major component in achieving an overall community theme within the Community.

Wall and fence materials will be designed to be compatible with adjacent architectural and landscape elements. A strong cohesive appearance is achieved through the use of a community wall design that is compatible with the community buildings’ architectural theme.

Perimeter and Community Walls
This project will be a gated community with a perimeter community wall that provides privacy. A solid decorative wall will be used at the perimeter of the project as we ll as inside the project adjacent to major streets and landscape areas. Tubular steel fencing may be constructed at the perimeter of the project in place of the solid decorative wall where such fences are adjacent to open space or where necessary for drainage purposes.

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SPECIFIC PLANDESERT RETREAT:

WALL DESIGN CHARACTER IMAGERYFIGURE 4.2PAGE 30Source: MSA Consulting, Inc.

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31 Open Space Walls
Where view opportunities are adjacent to open space areas, a concrete curb will be used.

Wrought iron or tubular steel fencing may be installed on top of this wall at the option of the individual owners, provided the overall height does not exceed 6 feet.

Interior Walls for Single Family Lots
Interior side and rear walls constructed around individual single-family lots will consist of masonry block, or low maintenance tubular steel fencing, with a minimum height of 5 feet above the finish floor elevation of the home. Interior rear walls located adjacent to an open space corridor will be a maximum of 3’ high (6’ high pool walls/ fences for safety) , measured from the highest finish grade. Interior side walls shall be painted stucco or split fence, slump, sack finish or masonry block where they can be viewed from the open space areas.

Special Wall and Fence Requirements
 Walls may be used in association with common area buildings, such as maintenance facilities, for the purpose of sound abatement and visual screening of maintenance activities within the maintenance yard. Walls of up to 8 feet in height will be permitted for their value in isolating maintenance activities from the balance of the community.

Additionally, walls of up to 8 feet in height are also permitted in order to screen food service areas and trash enclosures from the balance of the community and where appreciation of the common area amenities would suffer due to the lack of such walls.

 Fences and walls shall not exceed 8 feet in height above the highest adjacent grade, except when used on top of a berm where the maximum wall height will be 6’. The total height shall not exceed 8 feet above the lowest adjacent grade.

 Privacy walls surrounding residences should be a minimum of 5 feet in height and 6’ maximum height. Privacy walls may be used in front yards , but it is encouraged to have landscape planting along the exterior side of the wall to soften appearance.

 Fences and screen walls (not including privacy walls, retaining walls or courtyard walls) shall not be located within the front yard area of a residential lot.

 All fences and walls connecting two separate residential dwelling units shall be constructed of the same material and color and shall be compatible with the color of the architecture.

 Barbed wire, electrically charged fences, plain exposed precision concrete block, plastic materials, corrugated metal, chain link, vinyl and grape stake fencing are prohibited.

 Retaining walls and courtyard walls located in the front yard setback area of single family lots shall be limited to 4 feet in height.

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32 4.4 Landscape Guidelines
Landscaping is an integral part of community theming, and architectural enhancement.

Landscape guidelines are described below with representative character photos shown in Figure

4.3 Landscape Design Character.

Theme
The landscape architectural theme for the Desert Retreat Community will play an important role in creating a community identity as well as continuity throughout the project as it develops. The landscape architectural design for this project will reflect a “desertscape” theme with supplemental ornamental accent landscaping, while providing a commitment to water conservation and low maintenance. This can be accomplished with the proper layout of “water efficient” plant materials and a state-of-the-art irrigation system.

It is the intent of these guidelines to provide flexibility and diversity in plant material selection, while maintaining a limited palette to give greater unity and thematic identity to the community. The landscape materials listed in the Community Plant Palette have been selected for their appropriateness to the project theme, climatic conditions, soil conditions and concern for maintenance. Plant material selection will include ground covers, accent shrubs, functional turf palm trees, and evergreen trees. Flowering vines and espaliers may also be used throughout the project.

Project Entries
The main entry gate will be provided at 40th Avenue, with the secondary entry at Madison Street.

The gates themselves will be automatically activated by a security system. Decorative wrought iron gates will be provided at both entries. The gates will be hung on masonry pilasters in keeping with the overall architectural theme and materiality.

The main entry gate at 40
th Avenue will establish the initial theme and identification of the overall community. This entry will include a guard house , signage monumentation, landscaping, and community entry water feature. The community water feature and wall signs, as well as selected accent trees will be lighted. The median will be planted with shrubs, ground cover and accent planting. Other features may include landscaped berms, enhanced paving, accent trees and shrubs.

The secondary entry gate at Madison Street will be provided with transponder -activated gates that will provide access for community residents only. Enhanced landscaping will be provided at this entry consistent with the overall community theme. Other features may include landscaped berms, paving, boulders, landscape sculpture elements and a signature monument signage.

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LANDSCAPE DESIGN CHARACTER IMAGERYFIGURE 4.3PAGE 33Source: MSA Consulting, Inc.

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34 Perimeter Streets
The expansive landscape setback along 38th Avenue, 40th Avenue, Madison Street and Jefferson Street will reflect a drought tolerant, natural dry concept that will fit into the low desert environment. Plant material selection will consist of primarily desert flowering trees with palm tree accents, desert accent shrubs and ground covers. Planting will be organic and free flowing.

Decorative crushed rock and gravel will be used as a continuous inert groundcover along with boulder rock used as accents.

Private Arterial and Collector Streets
Extensive landscaping will be provided for the private arterial streets within the project.

Community private streets sections are illustrated in Figures 2.3a and 2.3b.

Single Family Residential Lots
It shall be the responsibility of the Developer to inst all front yard landscaping. It will be the responsibility of individual homeowners to install landscaping for the entire rear lot within a period of 90 days from the close of escrow. The lot owners will submit landscaping plans for review by the Master Homeowners Association within 30 days after the close of escrow. All individual lot landscaping will comply with the following minimum landscape guidelines, which at the discretion of the homeowner’s association, can be increased or made more stringent:
 The use of native or compatible drought tolerant species is strongly encouraged for all yard landscaping. Plants that consume higher amounts of water should be used sparingly and should be grouped together for efficient and proper irrigation.

 All landscape plantings will be maintained by a fully automatic underground watering system. The watering system valves will be brass and not plastic. The irrigation system must be equipped with an upstream pressure regulator. The drip system should also have a filter.

 The following plants will not be allowed in the Community:

Common Name Botanical Name
Mulberry Morus alba
Olive/fruit Olea europaea
Tamarisk Tamarix
Italian Cyprus Cupressus sempervirens
Fountain Grass Pennisetum setaceum
 Front yards shall be provided with a minimum of one tree and a minimum of one shrub or plant for each 200 square feet, or fraction thereof, of the overall lot area. No less than one-half of the minimum amounts of required shrubs or plants are to be located in the front yard. No less than one -quarter of the minimum amounts of required shrubs or plants are

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35 to be located by the homeowner in the rear yard. All shrubs or plants must be at least a five-gallon container size. Trees will be no smaller than 24” box size. Ground cover will be required in all yards. Corner lots will be provided with two trees in the front yard and two trees on the side yard facing the street.

 The ground surfaces of all yards will be covered with inert or living materials or any combination of both. For the purpose of these Design Guidelines, topsoil or decomposed granite (fines) will not be considered inert material. No artificially colored rock will be permitted as ground cover. Ground cover or inert material will not be used to spell out names, nicknames, names of states, city's athletic teams, slogan states, emblems or any other communication.

 If turf is used, common Bermuda grass will not be allowed. There are several hybrid Bermudas available from which to choose. No more than 20% of the total square footage of the lot as described in the recorded tract map may be planted in turf, and only in the rear yard. Narrow or irregular shaped areas should be avoided because they are difficult to irrigate without encountering over-spray problems. Warm season grass such as hybrid Bermuda that goes dormant in winter will be over seeded with Winter Rye at the beginning of the fall season in order to maintain a consistent appearance. Perennial Rye seed is recommended. Owners may install turf that abuts a patio edge provided that such turf is not within four (4) feet from dwelling unit, and two (2) feet from side and rear property lines or any wall. Where turf is adjacent to sidewalks, designs shall eliminate over -spray of the hardscape.

 The use of solid plastic sheeting or polyethylene over ground areas will not be permitted.

If landscape fabric is used, it must allow the free flow of water, air, and gases to and from the soil.

 Fountains will be limited in height to 5 feet above the natural grade of the lot unless otherwise approved by the master homeowner’s association. They will be of natural materials compatible with the overall architectural theme of the c ommunity. Fountains will be permitted in the front yards, street side yards, rear yards, and courtyards of all residential homes. Waterfall features, including waterfall spills for pools or spas, when constructed in the front, side or rear yards, are limited to a maximum of 36 inches in height above the finished floor elevation of the lot. Waterfalls constructed in rear yards enclosed by 5-foot walls or higher can exceed this maximum height as long as they cannot be seen from common areas or neighboring lots.

 Statues and artifacts will not be allowed in the front yard excep ting temporary statues, artifacts and other holiday decorative landscaping items which may be allowed within a reasonable time period prior to and after the holiday season. In front enclosed courtyards, artifacts will be allowed with prior approval of the homeowner’s association, so long as they are limited to 5 -feet in height. Also , with prior approval of the homeowner’s association for placement, statues and artifacts are allowed in the back yards of green belt lots so long as they do not exceed 36 inches in height measured from the finish floor elevation to the top of the statue or artifact.

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36 CHAPTER 5: PLAN ADMINISTRATION

5.1 Overview
This chapter describes the procedures for administration and implementation of the Desert Retreat Specific Plan. The City of Indio Community Development Department shall have the responsibility for plan administration and implementation as established in this chapter.

5.2 Implementation
This Specific Plan establishes the general intent and comprehensive framework for the future development of the Desert Retreat project. However, prior to construction, various implementing approvals are required, as noted below.

Specific Plan – The SP will provide comprehensive development guidelines, allowable uses, and development standards for the project as a whole.

Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide the property into smaller parcels/lots for development or sale and create common area lots for private streets, the community clubhouse, open space paseos and other facilities.

Planning Review – This allows the City to review architectural and landscape plans in greater detail for the community landscape and clubhouse. All other plans will be reviewed for compliance of the design and development standards contained in this Specific Plan.

5.3 Administration
Administrative Changes - Minor modifications that are consistent with the purpose and intent of this Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items described in general terms in the Specific Plan without requiring a Specific Plan.

Requests for administrative changes shall be made in writing. If/when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Community Development Director or designee. After approval, any such administrative change shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary.

Representative examples of such changes may include, but are not limited to:
 The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information.

 Changes to infrastructure such as drainage systems, roads, water and sewer systems, etc.

 Deviations not exceeding 10% of the development regulations set forth in Chapter 3 of this Specific Plan will be considered on a case-by-case basis, subject to the discretion and approval of the Community Development Director.

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37 Formal Amendments - If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in the City of Indio Municipal Code.

5.4 Interpretation
Uses Not Listed - All uses not listed as allowed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within, similar to or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use.

Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the Community Development Director shall review pertinent information and mak e a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section.

5.5 Enforcement
The enforcement of the provisions of this Specific Plan shall be by the following:
 The City of Indio Community Development Department shall enforce the development standards and regulations set forth herein.

 Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission per the provisions of Section 150.022 of the City of Indio Municipal Code. Likewise, any decision by the Planning Commission may be appealed to the City Council.

 The City of Indio shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of Indio General Plan, and the City of Indio Municipal Code.

 The Specific Plan development procedures, regulations, stand ards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future.

 All regulations, conditions, and programs contained herein shall be deemed separate distinct and indepe ndent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.

 Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of Indio ordinances, codes, and regulations.

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KEVIN ROAD
40'

JEFFERSON STREET

MADISON STREET
AVENUE 38

BURR STREET

TARR ROAD

PRIMROSE LANE
N 00°07'22" E 617.81'
N 89°52'45" E 1944.14'
N 00°03'19" W 2597.12'N 00°03'00" W 1338.96'
N 89°47'18" E 2619.21'
N 00°10'56" E 1282.92'
N 89°46'30" E 1322.48'
N 00°16'45" E 2617.13'
N 89°51'13" E 666.87'
N 00°11'58" W 792.04'
N 89°51'13" E 618.85'
N 00°26'19" E 542.79'
N 89°52'05" E 2609.76'
N 44°54'43" E35.34'
1 30'2
3 60'4
18'5
1'7
89 BURR STREET
18'10
11 1'13
14 14
14 1414
14 14
1414
19 18
18 LINDY LANE
AVENUE 39
N 00°10'56" E 667.74'
N 89°52'22" E 665.73'20
21 AVENUE 39
SEE SHEET 2
SEE SHEET 3
DD
F30'44'74'F
50'
50'EE
30'50'
G
G
30'50'
G
G
SECTION A-ASTREET "A" & "B"(PRIVATE ROAD)N.T.S.
81' R/WPROP.R/WPROP. 40.5'40.5'CL32.0'0.5' 32.0'0.5'16'PROP. RAISED MEDIAN2% 2% PROP. WEDGE CURB &GUTTERPROP. WEDGE CURB &GUTTERPROP. BARRIER CURBPROP. BARRIER CURB A.C. PAVEMENTOVER A.B.

SECTION B-BPORTION OF STREETS "C" & "AT",
59' R/WPROP.R/WPROP. 29.5'29.5'CL
2%10'PROP. RAISEDMEDIAN24.0'0.5' 2%24.0'0.5'
STREETS "AL", "AZ", "BG", "BH" & "BO"(PRIVATE ROAD)N.T.S.

A.C. PAVEMENTOVER A.B.PROP. WEDGE CURB &GUTTER PROP. WEDGE CURB &GUTTERPROP. BARRIER CURBPROP. BARRIER CURB SECTION C-CSTREETS "A", "D" THRU "AK",

18.0'37'18.0' R/WPROP.R/WPROP.19'19'CL
2% 2%0.5'0.5'
"AM" THRU "BF" & "BI" THRU "BR"(PRIVATE ROAD)N.T.S.PROP. WEDGE CURB &GUTTER PROP. WEDGE CURB &GUTTER A.C. PAVEMENTOVER A.B.

AVENUE 40

JEFFERSON STREET

MADISON STREET
AVENUE 38
AVENUE 39
PH. 1PH. 2
PH. 3PH. 4
PH. 5
SECTION D-DAVENUE 40(PUBLIC ROAD)N.T.S.
100' R/WEX.R/WPROP. 42' (EX. IMPROVEMENTS)42' CL30' 16'PROP. RAISED MEDIAN 2%12'PROP. PARKWAY30' 12'EX. PARKWAY5'11'5'BIKELANE 5'EX. BIKELANEA.C. PAVEMENTOVER A.B.PROP. BARRIER CURBPROP. BARRIER CURBPROP. CURB & GUTTEREX. CURB & GUTTEREX. MEANDERINGSIDEWALKPROP. MEANDERINGSIDEWALK SECTION E-EJEFFERSON STREET(PUBLIC ROAD)N.T.S.
100' R/WEX.R/WPROP. 35'35' CL10'PAINTED MEDIAN OR LEFT-TURNLANE25'5'15'PROP. PARKWAY 15'EX. PARKWAY25' 5'EX. BIKELANEBIKELANE EX. CURB & GUTTERPROP. CURB & GUTTER
SECTION G-GMADISON STREET(PUBLIC ROAD)N.T.S.
88' R/WPROP.R/WEX. 32'32' CL 22'10'PAINTED MEDIAN OR LEFT-TURNLANE22'5' 5' 12'PROP. PARKWAY12'EX. PARKWAY EX. CURB &GUTTER PROP. CURB &GUTTEREX. MEANDERINGSIDEWALK PROP. MEANDERINGSIDEWALK SECTION F-FAVENUE 38(PUBLIC ROAD)N.T.S.
70' R/WEX.R/WPROP. 23'23'CL10'PAINTED MEDIAN OR LEFT-TURNLANE13'5'12'BIKELANEPROP. PARKWAY13'5' 12'EX. BIKELANEEX. PARKWAY EX. CURB &GUTTERPROP. CURB &GUTTERMSA CONSULTING, INC.Civil Engineering Land Surveying Landscape Architecture Planning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS3OF1

EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.

ABBREVIATIONS

ACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/PEDGE OF PAVEMENT A.C.ASPHALT CONCRETE
MIN.MINIMUMMAX.MAXIMUMEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDXEXISTING EASEMENT DELTA

EXISTING LOT LINEEXISTING TELEPHONE

BOUNDARYBNDRY
EXISTING EDGE OF PAVEMENTM.B.MAP BOOK
TENTATIVE TRACT MAP NO. 38470

DATA TABLE
ASSESSOR'S PARCEL NUMBERS:691-100-021, -023, -025 & 691-110-002, -003, -004, -008, -011 & -014 EXHIBIT DATE: MAY 8, 2023
SOURCE OF TOPOGRAPHY:INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503DATE OF TOPOGRAPHY:SEPTEMBER 18, 2021TELEPHONE:(951) 687-4252 PUBLIC UTILITY PURVEYORS:IMPERIAL IRRIGATION DISTRICTSOUTHERN CALIFORNIA GAS COMPANYVERIZON COMPANYCOACHELLA VALLEY WATER DISTRICTTIME WARNER CABLECOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERT EXISTING GROSS ACREAGE377.67 AC.

EXISTING ZONING:PROPOSED ZONING:EXISTING GENERAL PLAN LAND USE:PROPOSED GENERAL PLAN LAND USE:RESIDENTIAL LOW DISTRICT (RL) / VILLAGE CORESPECIFIC PLANSPECIFIC PLAN LAND USE DESCRIPTION:ACREAGE:

PROPOSED RECREATION LOT (LOT 1,433)26.13 AC.206.16 AC.PROPOSED PRIVATE RESIDENTIAL LOTS (LOTS 1 THRU 1,432) ZONE "A" & "A" LOMRAS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAP,COMMUNITY PANEL MAP NUMBER: 06065C162OGFEMA FLOOD ZONE DESIGNATION:

EFFECTIVE DATE: AUGUST 28, 2008.

PROPOSED I.I.D. SUB-STATION (LOT "AS")2.32 AC.

APPLICANT:ADDRESS:CONTACT:27401 LOS ALTOS, SUITE 400MISSION VIEJO, CALIFORNIA 92691DAVID DEWEGELITELEPHONE:(760) 578-9334 EXHIBIT PREPARER:ADDRESS:MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:PAUL DEPALATIS, AICPTELEPHONE:(760) 320-9811 REVISIONSNO.DATE
LIQUEFACTION:LOW LIQUEFACTION ZONENOTES:1.

SUBURBAN NEIGHBORHOOD

IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:
(760) 335-3640(800) 427-2200(800) 483-5000(760) 398-2651(760) 340-1312(760) 398-2651(800) 227-2600

DESCRIPTION
ELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:USA:

THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.2.THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ONTHIS PROPERTY.

PULTE HOME COMPANY, LLC
PROPOSED PRIVATE OPEN SPACE LOTS (LOTS "A" THRU "AO")72.66 AC. PROPOSED NET ACREAGE371.66 AC.PROPOSED I.I.D. WELL SITE (LOT "AP", LOT "AQ" & LOT "AR")1.54 AC.

PARCEL 1: (APN: 691-110-002) THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4,TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, ACCORDING TO THEOFFICIAL PLAT THEREOF.PARCEL 2: (APN: 691-110-003) THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4,TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, ACCORDING TO THEOFFICIAL PLAT THEREOF.PARCEL 3: (APN: 691-110-014) THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4,TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, ACCORDING TO THEOFFICIAL PLAT.EXCEPTING THEREFROM THAT PORTION CONDEMNED UNTO THE DESERT SANDS UNIFIED SCHOOLDISTRICT; A CALIFORNIA UNIFIED SCHOOL DISTRICT BY JUDGMENT IN CONDEMNATION RECORDEDJUNE 13, 2007, AS INSTRUMENT NO. 2007-385824, OFFICIAL RECORDS OF RIVERSIDE COUNTY.ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF INDIO BY GRANT DEEDRECORDED APRIL 10, 2008, AS INSTRUMENT NO. 2008-177750, OFFICIAL RECORDS OF SAID COUNTY.PARCEL 4: (APN: 691-100-025 AND 691-110-004) PARCEL 1 OF PARCEL MAP NO. 11214, A SHOWN BYMAP ON FILE IN BOOK 55, PAGES 40 AND 41 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY,CALIFORNIA;EXCEPT ONE-HALF OF ALL OIL, GAS AND MINERAL RIGHTS AS RESERVED IN DEEDS FROM BARBARARAE DIRNBERGER, AS GUARDIAN OF THE PERSON AND ESTATE OF MICHAEL EUGENE CARR, A MINOR,TO LEONARD K. FIRESTONE AND POLLY C. FIRESTONE, HUSBAND AND WIFE, DATED SEPTEMBER 9, 1959,RECORDED SEPTEMBER 18, 1959 AND FROM RICHARD W. LAWRENCE, ET AL, TO LEONARD K.FIRESTONE AND POLLY C. FIRESTONE, HUSBAND AND WIFE, DATED AUGUST 11, 1959, RECORDEDSEPTEMBER 16, 1959.PARCEL 6: (APN: 691-110-008) THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THESOUTHEAST 1/4 OF SECTION 4, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE ANDMERIDIAN.ALSO THAT PORTION OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THESOUTHEAST 1/4 OF SECTION 4, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO, BASE ANDMERIDIAN, DESCRIBED AS FOLLOWS:COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 4;THENCE SOUTH 89 DEGREES 54’30" WEST, ON THE SOUTHERLY LINE OF SAID SECTION, 1,332.72 FEET TOTHE SOUTHEAST CORNER OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECTION 4;THENCE NORTH 00 DEGREES 06'05" EAST, ON THE EASTERLY LINE OF SAID SOUTHWEST 1/4, 667.71 FEETTO THE SOUTHEAST CORNER OF THE NORTHEAST 1/4 OF SAID SOUTHWEST 1/4;THENCE SOUTH 89 DEGREES 53’56" WEST, ON THE SOUTHERLY LINE OF SAID NORTHEAST 1/4, 332.82FEET TO THE SOUTHEAST CORNER OF THE WEST 1/2 OF SAID NORTHEAST 1/4;THENCE NORTH 00 DEGREES 07’56" EAST, ON THE EASTERLY LINE OF SAID WEST 1/2, 390.34 FEET TO THETRUE POINT OF BEGINNING;THENCE NORTH 89 DEGREES 92’04" WEST 30.00 FEET; THENCE SOUTH OO DEGREES 07’56" WEST, 38.00FEET; THENCE SOUTH 89 DEGREES 52’04" EAST, 30.00 FEET TO THE TRUE POINT OF BEGINNING.PARCEL 7: (APN: 691-110-011) PARCEL 2 OF PARCEL MAP NO. 11214, AS SHOWN ON A MAP ON FILEIN PARCEL MAP BOOK 55, PAGE(S) 40 AND 41, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.EXCEPT ONE-HALF OF ALL OIL, GAS AND MINERAL RIGHTS AS RESERVED IN DEEDS FROM BARBARARAE DIRNBERGER, AS GUARDIAN OF THE PERSON AND ESTATE OF MICHAEL EUGENE CARR, A MINOR,TO LEONARD K. FIRESTONE AND POLLY C. FIRESTONE, HUSBAND AND WIFE, DATED SEPTEMBER 9, 1959AND FIELD FOR RECORD SEPTEMBER 16, 1959 AND FROM RICHARD W. LAWRENCE, ET. AL. TOLEONARD K. FIRESTONE AND POLLY C. FIRESTONE, HUSBAND AND WIFE, DATED AUGUST 11, 1959 ANDFILED FOR RECORD SEPTEMBER 16, 1959, ALL OF OFFICIAL RECORDS OF RIVERSIDE COUNTY,CALIFORNIA.PARCEL 8: (APN: 691-100-021 AND 691-100-023)PARCELS 1 AND 2, LETTERED LOTS E THROUGH I, INCLUSIVE, AND K THROUGH N, INCLUSIVE, OFPARCEL MAP NO. 14518, AS SHOWN ON A MAP ON FILE IN PARCEL MAP BOOK 87, PAGE(S) 89 AND90,RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.

ADDRESS:

ZONE "X": 0.2% ANNUAL CHANCE FLOOD & AREAS OF MINIMAL FLOOD HAZARD 1EXISTING EASEMENT NOTES:DRAINAGE AND STORM WATER PROTECTION AND INCIDENTAL PURPOSES, RECORDEDAPRIL 3, 1946 AS BOOK 736, PAGE 313 OF OFFICIAL RECORDS. A RESOLUTION DATED30' EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT FOR IRRIGATION, UNDERGROUND POWER LINE OR LINES AND INCIDENTAL PURPOSES, RECORDEDJANUARY 12, 1973 AS INSTRUMENT NO. 5308 OF OFFICIAL RECORDS. (PLOTTED HEREON)1' EASEMENT IN FAVOR OF IMPERIAL IRRIGATION DISTRICT FOR OVERHEAD AND/OR DECEMBER 4, 1931 AS BOOK 57, PAGE 364 OF OFFICIAL RECORDS. (PLOTTED HEREON)40' EASEMENT FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES RECORDED 3DECEMBER 29, 1949 A CERTIFIED COPY OF WHICH WAS RECORDED DECEMBER 30, 1949 ASINSTRUMENT NO. 3473, OFFICIAL RECORDS, ACCEPTED SUCH EASEMENT ON BEHALF OFSAID DISTRICT. (PLOTTED HEREON)2 INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED JUNE 5, 1991 AS INSTRUMENTNO. 91-186972 OF OFFICIAL RECORDS. (PLOTTED HEREON)60' EASEMENT IN FAVOR OF FARFURA RANCH, A CALIFORNIA GENERAL PARTNERSHIP FOR4NECESSARY APPURTENANCES, MAINTENANCE THEREOF AND INCIDENTAL PURPOSES,RECORDED MARCH 4, 1993 AS INSTRUMENT NO. 93-81007 OF OFFICIAL RECORDS.18' EASEMENT IN FAVOR OF COACHELLA VALLEY WATER DISTRICT FOR PIPELINE AND(PLOTTED HEREON)5

DATA TABLE CONTINUED
PROPOSED PRIVATE STREETS (STREET "A" THRU "BO")66.71 AC.

MAY 8, 2001 AS INSTRUMENT NO. 2001-200119 OF OFFICIAL RECORDS.LESSOR: DESERT MIST FARMS / LESSEE: OCEAN MIST FARMS (RANCHO GLORIA)AN UNRECORDED LEASE AS DISCLOSED BY AN AMENDED FINANCIAL STATEMENT RECORDED6PURPOSES, RECORDED JANUARY 28, 1952 AS INSTRUMENT NO. 2890 OF OFFICIAL RECORDS.AFFECTS PARCEL 7: (PLOTTED HEREON)1' EASEMENT IN FAVOR OF IMPERIAL IRRIGATION DISTRICT FOR POWER LINE AND INCIDENTAL7INCIDENTAL PURPOSES, RECORDED SEPTEMBER 1, 1993 AS INSTRUMENT NO. 343763 OFOFFICIAL RECORDS. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLEDAN EASEMENT IN FAVOR OF THE UNITED STATES OF AMERICA FOR WATER PIPELINE AND ACKNOWLEDGEMENT AND AUTHORIZATION RECORDED JANUARY 26. 2009 AS INSTRUMENTNO. 2009-0036631 OF OFFICIAL RECORDS. AFFECTS PARCEL 7: (PLOTTED HEREON)8INCIDENTAL PURPOSES, RECORDED OCTOBER 29, 1993 AS INSTRUMENT NO. 430297 OFOFFICIAL RECORDS. AFFECTS PARCEL 7: (PLOTTED HEREON)AN EASEMENT IN FAVOR OF THE UNITED STATES OF AMERICA FOR WATER PIPELINE AND9PIPELINE AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 18, 1993 AS INSTRUMENTNO. 461126 OF OFFICIAL RECORDS. AFFECTS PARCEL 7: (PLOTTED HEREON)18' EASEMENT IN FAVOR OF COACHELLA VALLEY WATER DISTRICT FOR UNDERGROUND10PIPELINES AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 19, 2019 AS INSTRUMENTNO. 2019-0055361 OF OFFICIAL RECORDS. AFFECTS PARCEL 7: (PLOTTED HEREON)AN EASEMENT IN FAVOR OF COACHELLA VALLEY WATER DISTRICT FOR UNDERGROUND11DRAINAGE AND STORM WATER PROTECTION FACILITIES AND INCIDENTAL PURPOSES,RECORDED APRIL 3, 1946 AS BOOK 736, PAGE 313 OF OFFICIAL RECORDS.AN EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT, FOR IRRIGATION,12AFFECTS PARCEL 8: (BLANKET EASEMENT)PURPOSES, RECORDED JANUARY 12, 1973 AS INSTRUMENT NO. 5308 OF OFFICIAL RECORDS.AFFECTS PARCEL 8: (PLOTTED HEREON)1' EASEMENT IN FAVOR OF IMPERIAL IRRIGATION DISTRICT FOR POWER LINES AND INCIDENTAL13DEDICATED TO PUBLIC USE ON PARCEL MAP NO. 14518, PM 87/89-90.AN EASEMENT FOR STREET AND PUBLIC UTILITY AND INCIDENTAL PURPOSES. SHOWN ANDAFFECTS PARCEL 8: (PLOTTED HEREON)14BOARD OF DIRECTORS OF COACHELLA VALLEY WATER DISTRICT RESOLUTION NO. 2003-49,THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED RESOLUTION OF THERECORDED AUGUST 6, 2003 AS INSTRUMENT NO. 2003-597460 OF OFFICIAL RECORDS.15AFFECTS ALL PARCELSSERVICE AGREEMENT RECORDED AUGUST 4, 2015 AS INSTRUMENT NO. 2015-0345582 OFTHE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED STANDARD IRRIGATIONOFFICIAL RECORDS. (AFFECTS PARCELS 1-4 AND 6-8)1618230' WIDE BOR EASEMENT PER PARCEL C-311-C-R1 (PLOTTED HEREON)155' WIDE BOR EASEMENT PER PARCEL C-311-D-R1,19(PLOTTED HEREON)180' X 230' WIDE BOR EASEMENT PER PARCEL C-311-C-R2.P.M. 11214 BK 55 PG 40-4120' INGRESS AND EGRESS EASEMENT INST NO. 37115 REC. 4/16/1969, O.R. AS SHOWN ON (PLOTTED HEREON)20MAINTAINING POWER LINES AND NECESSARY APPURTENANCES AT BOOK 1508, PAGE 289,29' IMPERIAL IRRIGATION DISTRICT EASEMENT FOR CONSTRUCTING, OPERATING ANDRECORDED 9/16/1953. (PLOTTED HEREON)21 N.T.S.VICINITY MAP
AVENUE 38
SITE
AVENUE 38
AVENUE 42

JEFFERSON STREET

MADISON STREET

VARNER ROAD

MONROE STREET

ADAMS AVENUE
INTERSTATE 10
PROPOSED PUBLIC RIGHT OF WAY DEDICATION (AVENUE 38 / 2.15 AC. (AVENUE 38, AVENUE 39, AVENUE 40, BURR STREET & MADISON STREET) PHASING MAPSCALE: 1" = 600'

EXISTING SEWEREXISTING RIGHT OF WAY

PROPOSED CURBPROPOSED EASEMENT

EXISTING SEWER FORCE MAINEXISTING WATER

PROPOSED LOT LINEPROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINETENTATIVE TRACT MAP BOUNDARY NUMBER

PROPOSEDRIGHT OF WAYTYPICAL
NO.

PROP.R/WTYP.

P.U.E.PUBLIC UTILITY EASEMENTSFSQUARE FEETRADIUSRSTANDARDSTD.

P/LPROPERTY LINEN.T.S.NOT TO SCALE

R-LLOW DENSITY (RESIDENTIAL)UGUNDERGROUND
OVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.EXISTING OVERHEAD TELEPHONE LAND OWNER:ADDRESS:CONTACT:73111 EL PASEO, SUITE 208PALM DESERT, CALIFORNIA 92260BERNARD J. DEBONNETELEPHONE:(760) 774-0433 SALAMMBO, LLC LAND OWNER:ADDRESS:CONTACT:80600 AVENUE 40INDIO, CALIFORNIA 92203MANUEL PABLOTELEPHONE:(760) 238-6944 MANUEL AND MARGARET PABLO R:\2577\ACAD\Planning\Tentative Map\2577 TTM 38470 01.dwg, 5/8/2023 12:46:19 PM, dgallerani, MSA Consulting, Inc.Page 200 of 324 AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 835 of 959 N 44°54'43" E35.34'
AVENUE 40

MADISON STREET
N 00°07'22" E 617.81'
N 00°03'19" W 2597.12' N 00°03'00" W 1338.96'
N 89°52'05" E 2609.76'
30'2
5 1'7
89 11
14 19
18 R = 1200.0'
R = 500.0'
R = 600.0'
R = 409.5'
R = 2000.0'
R = 700.0'
R = 1000.0'
R = 2000.0'
R = 250.0'
R = 800.0'
R = 250.0'
R = 500.0'
R = 1390.5'
R = 250.0'
R = 250.0'
R = 500.0'
R = 371.5'
R = 850.0'
R = 205.0'
R = 700.0'
R = 810.0' R = 500.0'
R = 200.0'
R = 1137.0'
R = 500.0'
R = 1000.0'
R = 200.0'
R = 1000.0'
R = 201.5'
R = 300.0'
R = 300.0'
R = 200.0'
R = 1247.0'
R = 250.0'
R = 200.0'
R = 500.0'
R = 1200.0'
R = 700.0'R = 700.0'
R = 500.0' R = 550.0'
R = 1200.0'R = 1200.0'R = 1200.0'R = 1000.0' R = 1000.0' R = 637.0'R = 150.0'
R = 871.5'
R = 200.0'
R = 1000.0'
R = 200.0'
R = 200.0'R = 530.0'
R = 300.0'
R = 200.0'
R = 200.0'
R = 700.0'
R = 330.0'
R = 330.0'
R = 700.0'
R = 336.0' R = 200.0' R = 446.0'
R = 500.0'
R = 500.0'
R = 733.0'
R = 300.0'
R = 500.0'
R = 105.0'R = 105.0'
R = 700.0'
R = 1200.0'
R = 500.0'
R = 200.0'
R = 200.0'
R = 250.0'
R = 200.0'R = 300.0'R = 700.0'
R = 700.0'
R = 500.0'
R = 700.0'
R = 380.0'
R = 300.0'
EX. R/W & PROJECT BOUNDARY
EX. C/L
LOT "AM"0.06 AC.

A
125'
65' 52'106'52'110'52'52'110'52'
52'110'52'110'52'110'
105'60' 105'105'60'105'105'105'63'105'105' 105'57'103'58'105'105'51'105'105'50' 105'105'50' 105'62' 105'105'62' 105'105'62' 105'105'62'105'105'62'105'105'105'63'105'106' 48'105'
48'105'105'48'105'105'105'59'105'
84'105'63'105'105'64'105'64'105'64'105'64'
105'105'62'105'105'
103'105'
105'51'105'105'51'105'105'51'105'105'51'105'106'105'
110'52'110'110'
52'110'110'
52'110'110'
52'110'110'
52'110'110'
118'145'134'126'38'134'26'48' 110'65'110'110'52'110'110'110'110'110'52' 110'110'52' 79'110'64'110'64'110'64'110'64'110'
105'52'105'54'105'52'105'105'52'105'105'52'105'105'105'105'105'45' 105'105'45' 105'105'45' 105'105'45' 105'105'45'
45'
45'105'45'107'45'110'45'111'45'105'109'
105'54'
105'62'
31'105'45'105'45'
105'45'105'45'
105'45'105'45'
105'45'105'45'
105'45'105'45'
105'45'105'45'105'45'105'45'
16,760 SF26,309 SF36,400 SF46,400 SF56,400 SF477,909 SF487,398 SF497,105 SF 467,710 SF456,720 SF446,720 SF437,675 SF4210,449 SF418,417 SF 107,133 SF95,720 SF85,720 SF75,720 SF66,040 SF
116,914 SF126,914 SF136,914 SF145,980 SF155,980 SF165,980 SF175,980 SF 408,417 SF398,417 SF
546,211 SF536,211 SF526,211 SF516,211 SF507,039 SF
1,3885,889 SF1,3875,082 SF1,3865,021 SF1,3854,895 SF
1,3795,910 SF1,3805,809 SF1,3815,460 SF1,3825,460 SF1,3835,460 SF1,3845,697 SF1,3705,462 SF1,3715,460 SF1,3725,820 SF1,3735,924 SF1,3747,165 SF1,3756,720 SF1,3766,933 SF1,3777,134 SF1,3787,107 SF 1,3637,261 SF1,3648,234 SF1,3657,817 SF1,3667,573 SF1,3678,797 SF1,3689,687 SF1,3698,233 SF 1,3566,062 SF1,3576,062 SF1,3586,062 SF1,3595,983 SF1,3605,545 SF1,3615,869 SF1,3625,921 SF 1,3476,229 SF
1,3344,897 SF1,3334,897 SF1,3324,897 SF1,3314,897 SF1,3304,897 SF1,3295,063 SF1,3285,736 SF1,3275,736 SF1,3265,736 SF1,3255,547 SF 1,4307,447 SF1,4295,992 SF1,4285,881 SF1,4275,970 SF1,4265,970 SF 1,4256,016 SF1,4245,867 SF1,4235,966 SF1,4225,976 SF1,4215,720 SF1,4205,720 SF1,4195,720 SF1,4184,950 SF1,4174,950 SF1,4164,950 SF1,4154,950 SF1,4144,950 SF1,4134,950 SF1,4124,966 SF1,3554,722 SF1,3544,725 SF1,3534,725 SF1,3524,725 SF1,3514,725 SF1,3504,725 SF1,3494,725 SF1,3485,837 SF 1,40811,985 SF1,4098,991 SF1,4105,157 SF1,4115,124 SF
1,4034,950 SF
1,2195,721 SF1,2185,764 SF1,2175,905 SF1,2165,841 SF1,21512,651 SF 1,21410,158 SF1,2135,777 SF1,2206,876 SF1,2214,919 SF1,2224,919 SF1,2234,770 SF1,2245,460 SF 1,2255,460 SF1,2265,460 SF1,2275,944 SF
1,2125,720 SF1,2115,720 SF1,2105,879 SF1,2095,751 SF1,2086,089 SF1,2077,085 SF 1,20610,030 SF1,2057,717 SF1,2045,880 SF1,2035,783 SF
1,3394,827 SF4,960 SF1,3374,986 SF1,3364,904 SF1,3354,767 SF 1,43211,079 SF1,43112,979 SF1,32410,018 SF1,32310,364 SF 1,3228,564 SF1,3216,008 SF1,3206,243 SF1,3195,939 SF1,3186,020 SF1,3176,020 SF1,3166,020 SF1,3156,005 SF1,3146,186 SF1,3136,186 SF 1,3126,186 SF1,3116,186 SF1,3106,186 SF1,3095,984 SF1,3086,091 SF1,3076,091 SF 1,3067,741 SF1,3057,040 SF1,3047,316 SF1,3038,529 SF
1,3028,529 SF
1,3018,529 SF
1,3898,796 SF1,3975,460 SF1,3965,460 SF1,3955,460 SF1,3945,460 SF1,3935,460 SF1,3925,460 SF1,3915,460 SF1,3906,307 SF 1,2988,529 SF1,2998,529 SF1,3008,529 SF
1,2977,865 SF1,2967,040 SF1,2955,720 SF1,2945,720 SF1,2935,720 SF1,2925,720 SF1,2915,720 SF1,2905,720 SF 1,3985,460 SF1,3995,629 SF1,4005,956 SF1,4016,011 SF1,4027,001 SF 1,3465,547 SF1,3455,527 SF1,3445,527 SF1,3435,527 SF1,3425,116 SF1,3415,427 SF1,3404,804 SF 1,2287,774 SF1,2295,460 SF1,2305,460 SF
1,2314,725 SF1,2324,832 SF1,2335,015 SF1,2345,015 SF1,2355,015 SF1,2365,041 SF1,2375,039 SF1,2385,277 SF1,2395,136 SF1,2406,864 SF1,2415,959 SF1,2425,898 SF1,2436,303 SF1,2446,767 SF1,2457,163 SF1,2468,186 SF1,2476,552 SF1,2487,021 SF1,2605,620 SF1,2615,584 SF1,2625,883 SF1,2635,883 SF1,2645,883 SF1,2655,883 SF1,2665,883 SF1,2675,948 SF1,2686,695 SF 1,27311,004 SF1,2728,545 SF1,2717,827 SF1,2707,051 SF1,2698,326 SF1,2788,397 SF 1,2777,378 SF
1,2768,067 SF
1,2758,067 SF1,2748,067 SF
1,2897,040 SF1,2887,040 SF1,2877,040 SF
1,2799,201 SF1,2808,529 SF1,2818,529 SF1,2828,529 SF1,2838,022 SF1,2847,040 SF1,2857,040 SF1,2867,040 SF 1,1827,067 SF1,1835,720 SF1,1845,720 SF1,1855,720 SF1,1865,720 SF1,1876,727 SF 1,1755,486 SF1,1765,486 SF1,1776,340 SF1,1786,340 SF1,1796,340 SF1,1806,120 SF1,1816,763 SF 1,1575,810 SF1,1566,480 SF1,1556,480 SF1,1546,480 SF1,1536,480 SF1,1525,611 SF1,1515,611 SF1,1505,611 SF 1,1205,720 SF1,1215,877 SF1,1226,480 SF1,1237,979 SF1,1247,979 SF1,1257,979 SF1,1267,979 SF1,1277,979 SF1,1287,979 SF1,1297,971 SF1,1306,480 SF1,1316,480 SF1,1326,480 SF1,1336,480 SF 16412,550 SF1655,634 SF1665,720 SF1675,720 SF1685,720 SF1695,720 SF 1187,522 SF1176,398 SF1165,490 SF1155,555 SF1148,717 SF 726,629 SF736,348 SF746,348 SF755,549 SF765,460 SF775,460 SF785,460 SF795,461 SF 659,849 SF6411,943 SF635,567 SF625,933 SF614,725 SF605,768 SF596,149 SF585,086 SF574,782 SF564,987 SF558,186 SF 336,325 SF345,566 SF354,944 SF365,709 SF377,488 SF387,192 SF 209,508 SF217,327 SF196,509 SF185,980 SF 287,641 SF2914,171 SF 309,500 SF316,075 SF
275,065 SF265,065 SF254,969 SF244,950 SF234,950 SF225,237 SF 1,2024,950 SF1,2014,950 SF1,2004,990 SF1,1995,394 SF1,1985,394 SF1,1975,394 SF1,1965,394 SF1,1955,394 SF1,1945,394 SF1,1935,373 SF1,1924,950 SF1,1914,950 SF1,1905,851 SF1,1896,922 SF1,1886,922 SF 1,2596,992 SF1,2585,679 SF1,2575,533 SF1,2565,763 SF1,2555,275 SF1,2545,275 SF1,2535,275 SF1,2495,250 SF1,2504,725 SF1,2515,050 SF1,2525,275 SF 3107,149 SF
3116,976 SF
3126,976 SF
3136,924 SF
31411,131 SF
31513,618 SF31611,390 SF3177,011 SF3186,257 SF3196,522 SF3245,104 SF3255,104 SF3264,898 SF3276,423 SF3416,547 SF3508,916 SF3495,480 SF3425,501 SF3436,012 SF3485,710 SF3476,225 SF3466,954 SF3456,874 SF 3446,050 SF3686,429 SF3697,573 SF3707,851 SF3677,081 SF3715,460 SF3725,460 SF3736,290 SF3747,035 SF3757,819 SF 3769,667 SF
3778,390 SF3786,783 SF3796,764 SF3807,063 SF3575,460 SF3585,460 SF3595,460 SF3605,460 SF3616,249 SF3626,547 SF3636,547 SF3646,409 SF3655,460 SF3665,460 SF 3519,674 SF
3529,616 SF
3538,943 SF
3549,026 SF3557,112 SF3567,284 SF3336,285 SF3345,465 SF3355,460 SF3365,460 SF3376,108 SF3386,547 SF3396,547 SF3406,547 SF3287,300 SF 3324,815 SF3315,103 SF3306,231 SF3297,291 SF
2528,612 SF2538,529 SF2547,732 SF2595,720 SF2585,720 SF2575,720 SF2567,040 SF2557,040 SF 2518,689 SF
2507,040 SF2497,040 SF
2487,040 SF
2478,342 SF
2468,529 SF
2458,529 SF
2447,877 SF2437,523 SF2427,523 SF
2417,523 SF
2406,111 SF2396,111 SF2386,111 SF2375,952 SF2366,233 SF2356,233 SF 2348,037 SF2338,037 SF2328,037 SF
17410,289 SF17510,289 SF
2318,037 SF2308,037 SF2297,042 SF2287,179 SF
1777,063 SF1766,907 SF2275,878 SF2265,907 SF2255,934 SF2245,960 SF2235,983 SF2226,005 SF2216,025 SF2168,255 SF2177,288 SF2187,473 SF2196,057 SF2206,042 SF2158,255 SF2148,255 SF2138,255 SF2128,255 SF2116,407 SF2105,932 SF2095,932 SF2085,932 SF2075,932 SF2065,932 SF2055,932 SF2045,932 SF2036,676 SF 10212,617 SF1338,439 SF1326,318 SF1316,318 SF1306,263 SF1294,906 SF 1196,136 SF
1137,235 SF1124,835 SF1114,766 SF1104,770 SF1094,930 SF1085,186 SF1075,264 SF1065,310 SF1055,325 SF1045,309 SF1035,308 SF 1254,906 SF1264,906 SF1274,906 SF1284,906 SF1244,906 SF1234,906 SF1224,906 SF1214,906 SF1204,906 SF 1638,057 SF1627,292 SF1617,292 SF1607,292 SF1597,292 SF 1705,979 SF1715,988 SF1726,523 SF1736,523 SF
1919,030 SF1927,313 SF1936,127 SF1945,632 SF1955,632 SF1965,632 SF1975,632 SF1985,632 SF1995,632 SF2005,632 SF2015,632 SF2026,279 SF 1345,249 SF1354,725 SF1364,725 SF1374,884 SF1385,275 SF1395,275 SF1405,239 SF1415,492 SF1425,492 SF1435,492 SF1445,492 SF1456,348 SF1466,348 SF1475,931 SF1485,698 SF1495,698 SF1505,698 SF1515,698 SF1525,698 SF1535,698 SF1545,698 SF1555,698 SF1565,698 SF1575,698 SF1585,653 SF 1785,738 SF1795,738 SF1805,738 SF1815,738 SF1825,738 SF1835,738 SF1845,738 SF1855,738 SF1865,738 SF1877,063 SF1887,063 SF1897,063 SF1907,350 SF 716,795 SF706,317 SF696,248 SF686,435 SF676,459 SF665,697 SF 808,394 SF
1016,913 SF1005,689 SF994,725 SF984,725 SF975,460 SF965,572 SF955,697 SF945,697 SF935,697 SF925,697 SF915,697 SF 908,001 SF896,866 SF886,818 SF876,936 SF866,905 SF855,460 SF845,460 SF835,460 SF825,517 SF816,763 SF 1,1346,964 SF1,1356,964 SF1,1366,964 SF1,1376,016 SF1,1386,016 SF1,1396,015 SF 1,1407,051 SF1,1415,153 SF1,1425,365 SF1,1435,365 SF1,1445,365 SF1,1455,365 SF1,1585,977 SF1,1595,977 SF 1,1465,365 SF1,1475,365 SF1,1485,387 SF1,1495,874 SF
1,1605,977 SF1,1615,977 SF1,1625,977 SF1,1635,977 SF1,1645,977 SF1,1655,798 SF1,1667,255 SF 1,1679,511 SF1,1686,989 SF1,1697,208 SF1,1707,208 SF1,1717,208 SF1,1727,208 SF1,1737,531 SF1,1747,648 SF 1,0978,034 SF1,0965,562 SF1,0956,280 SF
1,09412,803 SF
1,1026,909 SF1,1015,460 SF1,1005,460 SF1,0995,460 SF1,0986,812 SF1,1076,788 SF1,1065,460 SF1,1055,520 SF1,1046,269 SF1,1038,016 SF1,1126,479 SF1,1115,697 SF1,1105,664 SF1,1095,311 SF1,1085,984 SF 1,1135,011 SF1,1145,353 SF1,1155,353 SF1,1165,353 SF1,1176,164 SF1,1185,720 SF1,1195,720 SF 3915,460 SF3925,460 SF3935,460 SF3945,460 SF3955,460 SF3965,460 SF3975,460 SF3985,460 SF3995,460 SF4005,922 SF4017,313 SF4027,313 SF 2605,720 SF2615,720 SF2625,720 SF2635,720 SF2645,720 SF2655,720 SF2666,144 SF2676,702 SF 3206,035 SF3216,652 SF3225,890 SF3235,104 SF
4538,529 SF
3908,095 SF
1,0935,486 SF1,0925,486 SF1,0915,486 SF1,0905,486 SF1,0895,486 SF1,0885,486 SF1,0875,486 SF1,0865,486 SF1,0856,340 SF1,0846,340 SF1,0836,226 SF1,0825,850 SF1,0785,881 SF1,0795,850 SF1,0805,850 SF1,0815,850 SF 3895,663 SF3885,536 SF3874,725 SF3864,725 SF3855,460 SF3845,460 SF3835,460 SF3816,752 SF3825,460 SF 4616,401 SF
4626,876 SF4635,740 SF4645,740 SF4655,740 SF4665,740 SF4675,431 SF4685,400 SF4697,686 SF 4546,417 SF
4604,793 SF
55'55'55'55'55'
R = 200.0'
R = 500.0'
R = 500.0'
R = 58.5'
R = 38.5'
R = 38.5'
R = 58.5'R = 58.5'
R = 38.5'
R = 38.5'
R = 58.5' R = 58.5'
R = 38.5'
R = 48.0'
R = 58.5'
R = 38.5'
R = 38.5'
R = 38.5'
74' 74'63'
112'
112'
68' 68' 68' 85'68'
50'
79'
51'
57'
57' 57'
70'
55'
52'
38'42'
45'45'45'1,33845'
49' 49' 49' 49' 49'
46'
50'
58'58'58' 81' 81'38'
112' 140'
88'
71' 64'78'63'
85'
63'
52'
162' 52'
71'
136'
136'
65' 67'
120' 62'
91' 91'91'
91'91'72' 70'64'
1,4331,138,401 SF26.13 AC.
105'63'105'
105'63'105'
105'63'105'
105'63' 105'
81'48'105'
76'
76'
76'76'
38' 83'
46'108'45'114'114'51'86'
44'52'105'45'105'45'108'
49'105'107'105'45'105'45'71'20'105'60'
56'
44'67'
67' 105'51'105'
105'51' 105'
105'51' 105'
105'51' 105'
105'51' 105'
105'51' 105'
105'51' 105'
105'51'105'
52'103'105'
63'63'63'63'63'63'63'
59'
87' 108'45'110'46'110'44'110'110'44'110'110'52'110'52'110'52'110'52'110'51'110'110'44'110'60'53' 53' 53' 110'51' 110'
110'51' 110'
52'110'
110'44' 110'
110'44' 110'
110'44' 110'
110'44' 110'
110'44'110'110'44' 110'110'44'110'110'44'110'56' 56' 56' 56' 56' 56' 56'56'64'64'62' 47'105'56'105'52'105'52'118'
22'
105'52'105'52'138'52'112'40'
105'39'82'72'105'62'84' 112'52'105'53'
105'52'105'52'
111'53'105'52'130'55'111'52'
40'130'46'
105'52'105'52'105'72'82'38'
108'31'
58' 91'30'118'59'118'44'123'51'123'44'115'52'115'44'108'52'64'109'69' 105' 50'104'109'
105'63'105'
105'63'105'105'63'105'105'63'105'105'67'105'63'105'105' 62'
57' 51'111'51'110'51'110'51'110'44'110'110'44'110'
58'105'44'107'105'44' 105'
105'44' 105'
105'44' 105'
105'44' 105'
105'44' 105'
105'44' 105'
45'110'52' 105'
65'47' 110'
107'44'123'62'
110'51'110'
108'52'110'
54'
51'110'110'51'110'110'
110'
110'63'110'110'63'110'110'
110'110'63'63'110'110' 110'110'63' 110'110'51'110'110'63' 110'52'110'52'110'55'110'52' 67'82'82'82'82'82'82'
67' 67' 67'
58'58'58'58'
58'58'
128'
92'37'
74'74'74'74'77'83' 170'
37'
43'61'
41'
41'80'
119'42'
38'82'37'
37'
56'56'64'64'64'60'
112'
34'89'80'
52'52'105'
52'105'52'105'
105'52'105'52'
105'52'105'52'105'54'105'110'52'110'52'
110'52'110'52'110'52'110'110'52'110'112'58'110'52' 110'50'112'47'110' 49'110'
52'112'
52'110'52'113'48'59'
64'63' 105'
105'63'105'
64'105'64'105'63'105'51' 105'52'52'105'52'52'105'52'106'82'128'64' 106' 128'60' 128'
121'61' 128'
64'117'64' 121'
69'120'63'117'
118'63'120'105'64'118'
105'51' 105'105'51' 105'
105'51' 105'105'51' 105'
52'115'109'52'109'52' 105'
52'111'115' 62'60'
73'
68'73'72'
110'110'62' 110'110'62'110'110'62'110'70'110'64'110'64'110'64'65'110'110' 45'106'60'45'112'45'113'45'45'110'46'105'52'105'52'105'52'105'52'105'52'105'52'105'21'40'52'105' 52'105'105'52'105'105'
93' 93' 93'
75'
45'
59'61'
44' 105'44' 105'44' 105'
45'105'44' 105'
44'106'45'105'45'106'62' 62'62'62'
59' 52'
51'110'110'51'110'110'110'52'110'110'51'110'110'51'110'110'51'110' 61'62'127'124'
52'110'119'64'
52'110'51'110'
52'52'110'110' 53'110'110'52'
110'51'110'51'110'
61'61'61'
59' 59'
57'
61'61'57'58'58'58'
56'62'57'87'106'97'
89'80'
76'65'
63'64'64'64'
52'52'
41'140'
27' 150'36'150'
112'52'110'52'
52'110'52'52'110'52'53'112'52'52'114'52'111'
133'
32'68'77'
52'114'
52'117'
52'52'112'
52'105'52'105'
52'52'
51'
105'68'
52'105'52'105'
52'105'52'105'
52'105'52'105'
52'105'52'105'
52'105'52'105'
52'105'52'105'
52'105'52'105'
105'50' 105'118'
52'
52'110'52'110'
52'110'52'110'
52'110'52'110'
52'110'52'110'
52'110'52'110'
52'110'52'110'
64'110'64'110'
62'110'
62' 110'62' 110'
110'62' 110'93' 93' 93'80'
55'53'78'135'
53'
91'
78'45'105'45'105'45'105'46'105'52'105'52'49'49'27'48'80' 44'105'109'105'45'107'51'107'109'45'109'109'44' 105'45'105'105'45'105'47'105'44'105'105'45'105'45'105'45'105'52'52' 49' 51' 51' 51'
139'37'110'43'110'46'114'46'114'46'112'45'
45'110'45'45'110'45'45'111'45' 45'113'45'84'112'43'
59'94'121'37'139'
1,4044,955 SF1,4055,020 SF1,4065,075 SF1,4077,063 SF
73'
45'
45'
45'
45'110'52'
52'
110'45'
45'110'45'
45'110'45'
45'110'45'110'45'
111'45'110'45'
110'52'
52'110'52'
52'110'52'110'52'110'53'
53'110'110'52' 56'56'
57'
105'48'
52'105'52'
52'107'52'105'50' 82'105'40'
82'71'118'
38'
110'55'52'110'52'52'110'52'52'110'52'52'110'52'110'50'110'71' 72'
62'110'110'
110'110'67'
62'110'
110'
62'110'110'
64'110'64'110'
64'110'64'110'
64'110'64'110'63'110'
110'
64'110'64'110'
64'110'64'110'
64'110'64'110'
84'
93'
93'
93' 100'
105'57'78'
49'103'77'95' 107'71'103'64'
105'63'105'78'105'62'105'
117'63'107'130'62'117'
105'62'105'122'58'130'
105'62'105'
62'105'81'
109'59'106'51'
105'51'105'
118'54'109'
105'51'105'
127'50'118'
105'51'105'
134'50'127'
105'51'105'
124'48'134'
105'51'105'
106'110'51'
105'105'52'
38'110'65'86'
55'105'52'105'
59'99'57'116'37'
105'16'43'105'52'
50'50'105'
44' 105'44' 105'44' 105'44' 105'44'45'105'45'105'
52'52'105'51'105'
100'52'52'111'52'108'
110'44' 110'110'44' 110'110'44' 110'46'110'45'110'45'110'45'110'45'110'45'110' 44' 110'44' 110'44' 110'
45'45'110'44'110'
54'52'45'110'45'110'
110'50' 110'50' 110'44' 92'
113'78'78'38'
79'
58'56'56'56'56'51'
76' 76'
53'54'54'54'54'54'54'
92'92'74'
38'
38'43'61'
57'61' 61' 78'
116'52'124'63'
61'61'61'61'61'59'
51'110'60'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110' 51'110'110'64'
64'
63'110'
62'110'110'63'110'108' 52'110'52'52'110'52'
52'110'52'
64'110'64'110'
109'64'107'66'109'64'109'64'109'64'109'64'64'107'64'109'58'59'107'43' 115'44'98'37'110'110'37'118'118'51'117'74'117'121'52'121'61'112'51'112'60'106'51'106'43'81'62'105'60'81'30' 105'105'44' 105'105'44' 105'44' 105'105'105'44'110'43'105'42'110'42'112' 43'112'46'45'118'47'113'45'109'
52'52'105'52'52'105'52'52'105'52'52'105'52'52'105'52'52'105' 52'52'105'105'52'52'
52'52'105'62'51'105'49' 105'105'49'105'90'90'
38'105'71'82'
52'105'52'105'
52'105'52'105'
52'105'52'105'
52'105'52'105'
45'105'45'105'45'105'45'105'
43'105'105'44'105'105'
37'45'105'101'64'62'
37'
34'
71'78'
93' 94'
14' 31'93'
43'110'110'43'133'72' 110'30'
91'111'11' 133'
41'111'
37'
153'74'
122'42'122'111'45'111'45'45'114'45'45'111'45'110'45'
45'110'45'44'110'51'110'
139'45'
46'131'105'153'38'
111'52'115'
107'52'111'52'150'25'143'107'37' 133'150'43' 105'52'105'53'114'52'114'114'50'114' 68'51'47'111'56'
51'110'106'105'51'51'105'105'
51'105'
52'53'105'
52'52'105'
52'52'105'
52'52'105'
52'105'52'105'
110'51'110'57'
108'110'110'51'110'110'51'110'110'51'110'52'
52'110'51'110'58'52'110'52'110'52'110'52'110'52'110'50'110'110'50'110' 43'110'110'50'110'110'
43'110'110'43'110'110'
43'110'110'
65'
96'
98'
106'
32'
65'65'65'
75'65' 75' 75' 77'
65' 65' 65' 63'
66'
45'
134'
65'65'
62'
53'
75'
70'
70'
45'111'45'107'45'107'45'105'45'105'45'105'45'105'45'108'64'108'31'92' 33'120'45'120' 45'120'
45'120'
45'120'
49'91'129'43'129'59'123'45'123'45'117'46'117'45'111'45'46'120' 45'45'120'
35'99'77'120'
64'110'64'110'110'62'110'110'62'110'110'62'110'110'63'110'63'110'110'63'110'110'63'110'110'110'51'110'110'110'110'51' 110'110'51' 110'51'110'110'51'110'110'51'110' 105'105'51'105'81'37'
105'80'62'105'105'51'
107'52'105'52'105'58'105'52'
105'105'51'105'52'105'52'
136'61'124'124'62'107'97'
105'50'105'105'50'105' 119'63'125'86'125'61'136'
105'50'105'105'50'105' 65'105'64'119'119'63'119'86'
105'51'105'52'105'52'105'
37'39'107'64'105'52'105'52'105'52'106'52'105'52'123'27'37'106' 52'105'52'105'
64'114'64'107'
52'105'52'105'
52'105'52'105'
64'105'64'108'
105'52'105'52'
64'107'64'105'105'50'105'
126'60'136'
105'51'105'
85'108'62'126'110'50'105'67'
105'51'105'
126'51'110'71'
105'50'105'
136'49'126'105'52'105'52'
105'52'105'52'
105'52'105'52'
105'52'105'52'48'99'105'48'99'105'91'60'49'95'
62' 110'
65'110'
63'110'
51'110'
51'109'
51'109'
51'109'
51'51'108'51'108'108'
51'107'51'106'107'
75'105'105'
63'105'105'63'105'105'
63'105'105'
52'105'105'
52'105'105'
52'105'105'
52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105' 105'51'105'
105'51' 105'
105'52'105'
52'105'105'
52'105'105'
52'105'105'
52'105'105'
52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'51'105'105' 44'44'112'44'113'44'113'45'112'111'
146'44'
45'105'
45'105'
45'105'
45'105'
45'105'
45'45'45'107'47'44'109'111'45'105'
45'105'
45'105'
45'45'45'106'45'106'45'105'
45'105'
80'93'22'109'35'105'
43' 105'43'105'105'56'
31'105'84'84'83'54'115'47'115'
44'105'
45'45'105'
45'45'105'
52'52'105'
51'51'105'52'105'
52'105'
52'105'
52'105'
52'105'67'105'
52'52'109'
52'52'105'
52'52'105'
52'52'105'
63'105'
63'105'
64'66'105'
64'64'106'
121'39'37' 110'
105'44' 105'105'44'105'105'44'105'105'44'105'46'105'105'44'105'105'44'105'105'105'48'105'45'105'45'105'45'105'45'105'50'105'50'104' 105'61'105'105'49'105'65'105'105'52'105'105'105'105'52'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'57'105'103' 56'110'108'52'110'110'52'110'110'52'110'110'52'110'110'110'110'52' 52'110'110'52'110'110'110'52'110'110'62'110' 110'62'110'
110'62'110'
110'62'110'
56'57'57'57'57'57'57'57'57'57'57'
62'70'70'
61'61'61'61'55'56' 56'
45'
111'90'52'56'56'56'56'56'56'56'56'63'
88'88'88'88'65'56'56'56'56'56'56'56'66'
88'
59'59'59'59'59'59'59'59'59'73'67'
58'58'58'58'58'58'58'58'58'71'
64'71' 71'
82'38'47'
50'50'50'50'50'50'
84'37' 75'78' 78'
76'
49'49'
49'
55'
49'49'
49'49'49'49'49'
202'
57'57'57'57'57'
36'
41'71'
74'
68'69'
65'
31' 29'52'38'
39' 77'89' 89'64'155'53'53' 53' 48'
62'62'56'
60'60'60'73' 73'73'
80'93'93'89'
70' 86'
37'
51'51'
37' 96' 38'
41'68'
51'51'55'
4594,730 SF4584,764 SF4574,895 SF4565,122 SF4555,393 SF38' 47' 74'68' 74' 74' 74' 74'
87'87'71'39'38'
64' 63' 65'
109' 151'
106' 72'74' 74' 68'
N 00°10'56" E 667.74'
N 89°52'22" E 665.73'
324,950 SF110'45'
45'110'22'76'64'51'109'45'110'45'
52'110'52'46'110'
81'64'117'
54'
51'
85'51'37'
4 LOT "AE"49,574 SF1.14 AC.

LOT "AD"19,487 SF0.45 AC.

LOT "AA"46,663 SF1.07 AC.

LOT "AG"8,909 SF / 0.20 AC.

LOT "AJ"25,394 SF0.58 AC.

LOT "AI"97,209 SF2.23 AC.

LOT "AI"
WELL SITE21,822 SF0.50 AC.LOT "AP"
LOT "AK"175,228 SF4.02 AC.

LOT "AL"123,383 SF2.83 AC.

LOT "AN"80,061 SF1.84 AC.

WELL SITE21,786 SF0.50 AC.LOT "AQ"
LOT "AH"217,317 SF4.99 AC.

LOT "B"65,941 SF1.51 AC.

LOT "C"10,607 SF / 0.24 AC.

I.I.D. SUB-STATION100,960 SF2.32 AC.LOT "AS"
LOT "F"216,901 SF4.98 AC.

LOT "J"
LOT "J"111,179 SF2.55 AC.

LOT "A"168,648 SF3.87 AC.

LOT "E"115,843 SF2.66 AC.

LOT "AE"
LOT "A"
LOT "AL"
LOT"AL"
LOT "F"
LOT "AI"
LOT "E"
LOT "D"0.11 AC.

LOT "AH"
LOT "AO"
BURR STREET10
14 1

32.5'32.5'81'16'
37'
37'

24.5'24.5'10'
37'
A
CC CC
37'
37'
37'
37'

32.5'16'32.5'
37'
37'
37'
37'
37'

32.5'32.5'16'
N 89°52'45" E 1944.14'
PROP. RAISED MEDIAN
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
37'CC
37'CC
37'CC
B B
B
B

24.5'10'24.5'
STREET "C"
STREET "D"
STREET "F"
STREET "G"STREET "I"
STREET "M"
STREET "O"
STREET "U"STREET "L"
STREET "AY"
STREET "AZ"STREET "BA"
STREET "BB"
STREET "BM"
STREET "BN"
STREET "BO"
STREET "BP"
STREET "BR"
STREET "BI"
STREET "BN"STREET "BQ"
STREET "AX"
STREET "B"
STREET "BE"
STREET "BC"
STREET "A"
STREET "A"
STREET "A"
STREET "BD"
STREET "BI"
STREET "BJ"
STREET "BH"
STREET "BL"
STREET "BK"
STREET "AX"
STREET "BG"
STREET "BF"
STREET "BO"
STREET "D"
STREET "K"
STREET "J"
STREET "E"STREET "H"
STREET "E"
STREET "N"
STREET "L"
STREET "L"
STREET "V"
A
81'A

24.5'24.5'BB 10'
20 21
50'53'30'12'16'
PROP. R/W12'32'50'44'PROP. CURBEX. R/W &PROJECTBOUNDARYEX. C/L PROP. CURBPROP. R/W
EX. LOT LINE & PROJECT BOUNDARY
EX. LOT LINE & PROJECT BOUNDARY
D
D
GG
SHEET MATCHLINE - SEE SHEET 3
SHEET MATCHLINE - SEE SHEET 3

SHEET MATCHLINE
SEE SHEET 3
LOT "AO"110,043 SF2.53 AC.LOT "AH"

26.5'VARIES38.5'26'30'26'20.5'

32.5'32.5'16'
63'110'51'110'110'51'110'110'51'110'110'51'110'110'44'110'110'44'110'110'44'110'110'51'110' 58'58'58'67'
67'
67'
67'67' 82'
LOT "AF"4,949 SF0.11 AC.
50'110'
50'110'
50'110'
43' 110'
43' 110'
110'110'43'
76' 76' 76' 66'66'
66'
SHEET 2
SHEET 3
AVENUE 40

JEFFERSON STREET

MADISON STREET
AVENUE 38
AVENUE 39
MSA CONSULTING, INC.Civil Engineering Land Surveying Landscape Architecture Planning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS3OF2

EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.

ABBREVIATIONS

ACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/PEDGE OF PAVEMENT A.C.ASPHALT CONCRETE
MIN.MINIMUMMAX.MAXIMUMEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDXEXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING TELEPHONE

BOUNDARYBNDRY
EXISTING EDGE OF PAVEMENTM.B.MAP BOOK
NUMBER

PROPOSEDRIGHT OF WAYTYPICAL
NO.

PROP.R/WTYP.

P.U.E.PUBLIC UTILITY EASEMENTSFSQUARE FEETRADIUSRSTANDARDSTD.

P/LPROPERTY LINEN.T.S.NOT TO SCALE

R-LLOW DENSITY (RESIDENTIAL)UGUNDERGROUND
OVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAY

PROPOSED CURBPROPOSED EASEMENT

EXISTING SEWER FORCE MAINEXISTING WATER

PROPOSED LOT LINEPROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINETENTATIVE TRACT MAP BOUNDARY INDEX MAPSCALE: 1" = 600'
TENTATIVE TRACT MAP NO. 38470EXHIBIT DATE: MAY 8, 2023REVISIONSNO.DATE

IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

DESCRIPTION
R:\2577\ACAD\Planning\Tentative Map\2577 TTM 38470 02.dwg, 5/8/2023 12:47:31 PM, dgallerani, MSA Consulting, Inc.Page 201 of 324 AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 836 of 959

KEVIN ROAD

LINDY LANE

MADISON STREET
AVENUE 38

BURR STREET
N 00°03'00" W 1338.96'
N 89°47'18" E 2619.21'
N 00°10'56" E 1282.92'
N 00°16'45" E 2617.13'
N 89°51'13" E 666.87'
30'2
14 14
14 14
14 14
R = 600.0'
R = 200.0'
R = 1000.0'
R = 2000.0'
R = 2190.5'
R = 700.0'
R = 1000.0'
R = 2000.0'
R = 1000.0'
R = 300.0' R = 1000.0'R = 800.0'
R = 1297.0'R = 753.0'
R = 250.0'
R = 500.0'
R = 6000.0'R = 3000.0'
R = 3000.0'
R = 700.0'
R = 700.0'
R = 200.0'R = 1000.0'
R = 1000.0'
R = 200.0' R = 700.0'
R = 200.0' R = 400.0'
R = 200.0' R = 2000.0'
R = 500.0'
R = 700.0'
R = 200.0' R = 500.0' R = 300.0'
R = 500.0'
R = 200.0'
R = 500.0'
R = 1000.0' R = 1500.0' R = 1000.0'
R = 300.0'
R = 700.0'
R = 1000.0'
R = 1307.0'
R = 200.0'
R = 700.0'
A
110'67'110'67'
106'
50'116'46'117'113'127'118'42'127'
112'45'118'82'112'112'45'
110'44'110'47'110'45'112'50'
110'45'110'45'
110'52'110'52'
110'52'110'52'
110'52'110'52'110'52'110'52' 52'105'52'105'
52'105'52'105'52'105'52'105'
52'105'52'105'52'105'52'105'31'69'67'105'
52'105'52'105'52'105'52'105'
105'105'
105'52' 105'
105'52' 105'
105'52' 105'
105'52' 105'
110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'52'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110' 52'
62'117'111'
109'64'110'
51'105'51'105'105'51'105'105'105'52'105'52'105'
62'81'38'105'38'81'62'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105' 55'81'31'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'46'105'105'105'105'52'105'52'105' 52'105'52'105'
52'
52'52'52'
52'
52'52'52'
52'
52'
59'106'106'105'64'105'105'64'105'64'105'65'105'65'105'52'105'105'105' 52'109'109'105'
118'65'117'65'112'64'118'64'110'65'112'64'
105'52'104'52'105'52'105'52'105'105'55'105'52'105'105'105'117'50'116'117'37'117'132'107'39'132'120'116'55'107'52'117'52'116'52'117'52'117'54'116'52'117'91'38'116' 65'109'64'110'64'110'64'110'98'110'125' 85'112'
52'112'
52'52'114'
52'109'52'111' 90'73'115'115'64'115'115'64'115'66'115'67'105'68'105'116'60' 106'125'46'109'109'45'109'109'106'
105'50'105'105'50'105'105'50'105'105'50'105'105'50'105'57'108'105'52'106'53'108' 110'65'108'
110'63'110'
74'115'63'110'
63'118'79' 115'
105'52'105'52'105'52'105'52'105'45'105'45'105'45'105'45'105'45'105'45'105'45'107'107'44'107'107'45'105' 105'110'110'105'105'52'105'52'105'52'105'52' 110'64' 110'
110'64' 110'
64'110'64'110'
64'110'64'110'
64'110'64'110'
64'110'64'110'
52'115'52'115'52'115'52'115'52'115'52'115'52'115'52'115'115' 20'
56'69'45'105'45'105'
45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105' 52'105'52'105'52'105'52'105'52'105'52'105'49'
78'105'86'110'
105'64'105'64'105'64'105'64'105'41'79'95'109'62'
53'112'52'109'52'111'52'112'52'108'57'111'58'116'114'114'48'123'123'113'48'113'45'105'46'105'45'105'45'70'112'113' 108'112'
63'108'108'
111'108'
109'111'
60'116'
109'
117'116'49'
6126,041 SF6114,963 SF6104,950 SF6094,950 SF6084,950 SF6074,950 SF6064,950 SF6054,950 SF6045,059 SF6035,853 SF6025,853 SF6015,853 SF6005,853 SF6257,153 SF6245,977 SF6235,848 SF6225,770 SF6214,927 SF6204,881 SF6194,991 SF6185,183 SF6175,457 SF6165,764 SF6155,656 SF6145,002 SF6135,236 SF6367,502 SF6355,460 SF6345,460 SF6335,553 SF6325,697 SF6315,697 SF6305,697 SF6295,697 SF6285,697 SF6275,697 SF6266,455 SF6457,124 SF6446,020 SF6436,472 SF 6427,581 SF
6417,739 SF
6408,759 SF
6397,963 SF6387,176 SF
6378,604 SF6528,838 SF6518,171 SF6507,818 SF6496,720 SF6486,720 SF6477,317 SF6468,488 SF6617,567 SF 6605,715 SF6595,460 SF6585,460 SF6575,460 SF6565,460 SF6555,460 SF6545,457 SF6536,815 SF6706,052 SF6695,584 SF6686,180 SF6676,137 SF6665,989 SF6656,736 SF6646,539 SF6636,341 SF6628,695 SF6806,186 SF6796,221 SF6785,742 SF6775,232 SF6764,903 SF6754,747 SF 6718,306 SF6724,895 SF6734,734 SF6744,747 SF
5995,919 SF5985,863 SF5975,863 SF5965,863 SF5955,863 SF5945,863 SF5935,863 SF 5925,946 SF5915,863 SF5907,601 SF5898,529 SF5888,529 SF5878,529 SF77513,142 SF 7736,735 SF7749,029 SF7726,720 SF7716,720 SF7706,829 SF7695,460 SF7685,481 SF7676,245 SF 7815,472 SF7805,460 SF7795,460 SF7785,460 SF7775,460 SF7765,460 SF 5848,078 SF5837,040 SF5827,040 SF5817,040 SF5807,053 SF5858,529 SF5868,529 SF5797,322 SF5787,322 SF5777,318 SF5767,040 SF5757,040 SF5747,040 SF5737,040 SF 7906,766 SF7895,460 SF7885,460 SF7875,460 SF7865,460 SF7855,460 SF7845,462 SF7835,515 SF7825,673 SF 7665,471 SF7655,460 SF7645,460 SF7635,460 SF7624,725 SF7614,725 SF7604,725 SF7594,761 SF7584,949 SF7577,545 SF1,0338,392 SF1,0207,670 SF 1,0347,126 SF1,0357,332 SF1,0367,535 SF1,0308,497 SF
1,0316,720 SF1,0326,720 SF1,0266,142 SF1,0275,866 SF1,0285,764 SF1,0297,580 SF1,0254,726 SF1,0244,866 SF1,0235,366 SF1,0225,372 SF1,0216,657 SF1,0105,702 SF1,0095,736 SF1,0085,605 SF1,0075,460 SF1,0065,455 SF 9977,472 SF9986,361 SF9996,194 SF1,0006,079 SF1,0015,903 SF1,0029,145 SF1,0039,959 SF1,0047,198 SF1,0056,123 SF99212,207 SF 9937,433 SF
9947,444 SF
9957,669 SF
9968,796 SF89710,285 SF8967,487 SF8955,933 SF8945,855 SF8935,728 SF91310,948 SF9128,250 SF9118,078 SF9108,045 SF9098,113 SF9088,350 SF9077,579 SF9068,072 SF9057,824 SF92210,459 SF 9218,649 SF
9206,919 SF
9197,428 SF
9187,428 SF
9177,428 SF9166,894 SF
9156,720 SF9147,245 SF9325,626 SF9316,447 SF9307,966 SF9296,981 SF9286,763 SF9276,558 SF9266,146 SF9256,275 SF9246,559 SF9237,373 SF9427,897 SF9415,987 SF9405,641 SF9395,660 SF9385,796 SF9375,796 SF9365,796 SF9356,174 SF9345,775 SF9335,775 SF9545,442 SF9535,129 SF9525,762 SF9515,662 SF9505,719 SF9494,891 SF9484,863 SF9475,185 SF9465,280 SF9455,225 SF9444,885 SF9436,067 SF9664,725 SF9654,725 SF9644,893 SF9634,930 SF9624,966 SF9614,725 SF9604,725 SF9594,725 SF9584,725 SF9574,725 SF9564,725 SF9555,252 SF 8675,460 SF8665,460 SF8654,725 SF8644,725 SF8634,725 SF8624,799 SF8615,055 SF8605,016 SF 8685,460 SF8695,460 SF8707,611 SF
8718,635 SF
8417,941 SF8427,396 SF8436,201 SF8445,753 SF8455,720 SF8465,720 SF 8406,558 SF8395,846 SF8388,528 SF8376,106 SF8365,008 SF8357,751 SF 8475,720 SF8485,720 SF8495,720 SF8505,720 SF8514,950 SF8525,055 SF8535,231 SF8545,482 SF8557,059 SF85611,126 SF8579,403 SF8595,780 SF8585,353 SF 9789,316 SF9779,078 SF9768,146 SF9757,473 SF9747,473 SF9737,473 SF9726,072 SF9716,072 SF9706,071 SF9696,071 SF9686,072 SF9676,408 SF 9798,985 SF9807,066 SF9817,915 SF 9828,358 SF
9838,650 SF
9848,475 SF9858,172 SF9867,040 SF9877,036 SF
9918,086 SF9907,685 SF9897,537 SF9888,107 SF
1,03711,454 SF1,03810,048 SF1,0397,414 SF1,0407,406 SF1,0417,325 SF1,0427,360 SF1,0437,811 SF 4705,626 SF4714,950 SF4724,950 SF4734,950 SF4746,381 SF4755,460 SF4765,613 SF4775,816 SF4785,816 SF4795,816 SF 4876,381 SF4865,460 SF4855,460 SF4845,460 SF4835,460 SF4825,460 SF4815,460 SF4805,460 SF 4886,906 SF4895,460 SF4905,460 SF4915,460 SF4925,460 SF4935,460 SF4945,460 SF4955,496 SF 5044,737 SF5054,725 SF5064,725 SF
4995,605 SF5006,215 SF5017,308 SF5025,933 SF5035,602 SF 4966,211 SF4975,842 SF4986,868 SF
5074,725 SF5084,725 SF5094,725 SF5104,725 SF5114,725 SF5124,725 SF5135,646 SF 5656,759 SF5646,720 SF5636,720 SF5626,720 SF5616,920 SF5607,310 SF5597,290 SF55810,750 SF55710,742 SF5567,404 SF5556,062 SF5545,899 SF5215,720 SF5205,720 SF5195,720 SF5185,720 SF5175,720 SF5165,720 SF5154,950 SF5144,950 SF 5455,638 SF5465,460 SF5475,460 SF5485,460 SF5495,460 SF5505,460 SF5515,460 SF5525,460 SF5536,749 SF 5225,646 SF5234,725 SF5244,725 SF5254,725 SF5314,789 SF5304,725 SF5294,725 SF5284,725 SF5274,725 SF5264,725 SF 6857,653 SF6845,460 SF6835,960 SF6826,097 SF6818,099 SF 6928,537 SF6918,283 SF6907,743 SF6896,904 SF6887,292 SF6877,292 SF6868,057 SF 7187,066 SF7176,151 SF7166,234 SF7156,005 SF7145,667 SF7135,460 SF7125,518 SF7115,769 SF7106,624 SF 7285,512 SF7275,716 SF7265,531 SF7254,802 SF7244,725 SF7235,142 SF7225,126 SF7215,126 SF7205,126 SF7195,979 SF 8085,900 SF8097,110 SF
81010,111 SF8117,946 SF8125,846 SF8135,933 SF8145,887 SF8155,827 SF8165,724 SF8176,100 SF 8886,992 SF8896,819 SF8906,759 SF8916,720 SF8927,589 SF8724,795 SF8734,795 SF8744,795 SF8754,795 SF8765,540 SF8775,540 SF8785,717 SF8795,501 SF8805,501 SF8815,501 SF8825,501 SF8835,501 SF8846,771 SF8856,771 SF8866,771 SF8876,771 SF 8985,586 SF8995,774 SF9006,547 SF9016,547 SF9026,547 SF9036,547 SF9046,547 SF 8075,680 SF8065,641 SF8058,659 SF8048,715 SF8034,823 SF8025,111 SF 1,0195,460 SF
7915,980 SF7925,980 SF7935,980 SF7945,980 SF7955,980 SF7965,963 SF7975,903 SF7985,030 SF7994,954 SF8004,878 SF8015,119 SF 1,0448,033 SF1,0455,720 SF1,0465,720 SF1,0475,749 SF1,0485,836 SF1,0495,836 SF1,0545,160 SF1,0535,050 SF1,0525,050 SF1,0515,222 SF1,0505,836 SF 1,0668,044 SF 1,0678,256 SF1,0687,788 SF
1,0655,987 SF1,0646,780 SF1,0636,687 SF1,0626,103 SF1,0615,733 SF1,0605,642 SF1,0594,863 SF1,0584,892 SF1,0575,005 SF1,0565,284 SF1,0556,062 SF 1,0775,999 SF1,0765,871 SF1,0755,728 SF1,0745,460 SF1,0735,460 SF1,0725,460 SF1,0716,720 SF1,0706,991 SF1,0697,292 SF 5725,460 SF5715,460 SF5705,670 SF5695,697 SF5685,697 SF5675,697 SF5665,697 SF 5445,736 SF5435,736 SF5425,736 SF5415,704 SF5405,460 SF5395,460 SF 5385,398 SF5374,725 SF5364,791 SF5354,995 SF5344,995 SF5334,995 SF5324,995 SF 7566,344 SF7555,275 SF
7515,007 SF7506,687 SF7497,005 SF7485,876 SF7475,806 SF 7386,576 SF7395,814 SF7405,460 SF7415,467 SF7426,018 SF7437,271 SF7446,859 SF7455,674 SF7466,381 SF 7295,686 SF7305,460 SF7315,460 SF7325,673 SF7375,789 SF7364,725 SF7354,871 SF7344,930 SF7334,930 SF 7095,162 SF7084,957 SF7075,927 SF7066,226 SF7056,104 SF7045,959 SF7035,711 SF7025,319 SF7016,454 SF 7005,798 SF6994,836 SF6984,863 SF6974,863 SF6965,619 SF6955,619 SF6945,500 SF6935,460 SF R = 2000.0'
R = 200.0'
R = 790.5'
8185,632 SF8195,588 SF8205,567 SF8215,564 SF8225,564 SF8235,564 SF8245,565 SF8255,572 SF8265,600 SF8275,651 SF8285,705 SF8294,991 SF8305,054 SF8315,087 SF8325,089 SF8335,061 SF8345,002 SF 102' 114'
46'53'
39'57'70'
57'
38'81'1,0185,460 SF1,0175,460 SF
1,0134,725 SF1,0144,725 SF1,0154,725 SF1,0164,725 SF
1,0124,725 SF1,0115,639 SF
38'58'
73'144'
69'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 58.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 58.5'
R = 38.5'
R = 58.5'
R = 58.5'
R = 58.5'
R = 58.5'
R = 58.5'
R = 38.5'
R = 38.5'
R = 38.5'
R = 38.5'R = 58.5'
R = 1000.0'
160'
95' 65' 64' 80'
R = 890.0'
47'
135'
50' 50' 45'
50'
44'116'
38'57' 38'
59'59'59'
56'52'
92' 40'
64'
R = 200.0'
74' 74' 74' 74' 74'
135'
54'53'52'
52'
R = 2000.0'57'38'
55'51'
45'
57'57'57'57'56'52'
70'70'
84' 74'
52'
114'48' 46'
93'
49'
81'40'
46'
46'
51'
71'51'
57'58' 38'
70'58'
52'75'
119'
51'
125'
64'72'73'71'69' 64'
63'
313
52'
52'115'115'52'114'114'52'113'45'113'45'111'45'111'45'109'45'109'45'108'48'108'48'106'47'107'45'109'45'106'40'112'112'40'107'107'44'110'62'110'115'50' 52'52'
117'
118'51'
47'
39'69'75'105'64'105'64'105'64'105'65'105'64'105'105'65'105'105' 57'
66'68'
15'129'49'99'69'99'45'120'120'55'88'159'61'128'52'
138'59'159'
52'
117'56'138'
52'
110'53'117'52'
149'15'77'110'70'
110'52'110'52'
110'52'110'52'
113'52'110'52'
128'54'113'52'
41'58' 50'
105'45'105'45'105'45'105'105'45'105'105'45'105'45' 105'45'105'45'105'45'105' 105'45'105'45'
105'45'105'45'
105'45'105'45'
105'45'105'45'
105'45'105'45'106'50'105'50'49'48'50'
172'105'
105'52'105'
105'52'105'
105'52'105'
105'52'105'
105'52'106'
105'52'105'45'37'17' 35'
59'71'64'64'
52'108'37'36'117'52'119'55'108'
52'142'57'119'
130'
52'142'
58'106'52'130'52'105'52'106'
52'105'52'105'
52'105'105'
62'81'105'213'
52'105'51'105'
52'105'52'105'52'105'52'105'
52'105'52'105'52'105'52'105'
52'105'52'105'52'105'52'105'67'81'43'105'31'81'55'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'106' 38'38'
110'52'110'110'52'110'110'52'110'110'52'110'110'52'110'110'52'110'110'52'110'55' 55' 55' 55' 55' 55' 56'38'42'59' 55'
51'105'105'58'105'61'
52'105'52'105'62'105'105'
49'102'105'62'65'
40'87'
99'
105'80'49' 105'105'63'105'64'105'64'105'64'105'64'112'62'105'84'86'106'62'112'15'99'106'56' 102'91' 77'
38'
13'89'17'112'47'112'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'45'110'110'44'110'110'52'110'110'52'110'110'52'110'110'52' 1453'47'55'55'55'55'
27'75'45'45'113'
45'45'107'
45'45'105'
61'43'52'105'
52'105'
52'52'105'45'45'105'
45'45'105'
52'52'105'52'105'
52'105'
52'52'105'
52'52'105'
107'52'105'52' 52'111'52' 107'52'105'52'105'
39'102'80'40'
52'
52'
52'
52'52'
52'
52' 110'52'110'110'110'110'62'110'110'62'62'110'110'62'110'110'62'110' 110'62'110'
110'64'110'64'110'64'110'64'110'64'110'64'110'65'110'64'110' 84'
93'
93'
93' 93' 93'
63'
75'
55' 56'
64'105'64'105'
64'105'64'105'
64'105'64'105'
64'105'64'105'
64'111'64'105'
64'116'64'111'
64'115'65'116'
123'39' 115'
112'48' 123'
112'64'118'64'115'52'112'52'118'52'115'52'
135'140'
62'37'21'118'59'51'105'54'52'
55'112'52'114'
105'51' 105'44' 121'51'126'
110'44' 115'
50'105'43'15'105'45'105'45'105'52'105'52'105'52'105'52'105'46'105'45'105' 105'45' 105'105'51'105'
105'45' 105'105'51'105'
105'51'105'
105'45' 105'
105'45' 105'105'51'105'
44'110'109'
45'110'110'45'110'110'
46'110'110'52'110'110'52'110'110'52'110'110'52'110'53'110'52'110'52'110'52'110'52'110'31'78'66'110' 44'16'100'105'
62'105'105'63'105'
105'105'64'105'
105'63' 105'
52'105'52'105'52'105'52'105'
64'105'64'105'
105'51'105'
52'105'52'105'
51'105'61'105'52' 105'45'111'48' 119'46'119'130'
45'106'47'107'45'107'47' 111'
52'107'54'106'45'106'47'106'
58'113'52'109'52'109'54'107'
117'51' 119'61'119'55'113'
58'105'52' 117'
56'57'67'
68'
71'
54'54'54'49'47'47'49'
51'51'51'51' 57'58'58'58'
57'109'105'
52'111'109'
52'113'111'
52'114'52'113'
52'115'52'114'
52'109'52'115'
99'49'109'
110'109'47'109'84'110'50'110'52'115'
105'64' 105'105'64' 105'105'64' 105'105'64' 105'105'52' 105'105'52' 105'105'52' 105'105'52' 105'105'52' 105'54'105'105'52'105'105'52'105'105'45'105'105'45'105'105'45'105'105'45'105'105'45'112'110'45'113'112'45'113'113'45'113'113'45'112'113'45'110'112' 52'109'110'
52'108'52'109'
52'107'52' 108'
52'107'52' 107'
107'52' 107'
107'52' 107'
107'52' 107'
107'52' 107'
52'107'52' 107'
52'108'52' 107'
52'109'52' 108'
136'
57'52'52'
53'
52'52'52'52'
45'45'45'45' 45' 45'52' 53'53'53'53'53'
65'65'
65'65'
55'54'54'46'46'46'46'
107'63'115'
108'107'66'
69'105'69'
64'105'64'
109'52'
54'73'
50'
55'115'52'131'67'105'64'105'63'
50'
52'106'53'111'51'115'51'119'127'50'123'
105'63'105'63'105'66'
64'105'73'82' 37'
111'62'123'84' 83'
66'106'60'105'106'62' 107'105'63'111'62'107'112'63'111'110'63'112'115'63'110'83' 105'55'
55'
16'106'50'
42'106'46'
47'
105'55'
55'119'44'105'55'
122'45'
51'115'44'
58'
105'51'105'51'110'45'
45'108'45'
45'109'44'105'51'105'53'
54'111'45'111'46'106'52'
52'111'53'
52'109'45'
45'108'63'82'31'
118'84'62'
52'110'114'
110'51' 110'
110'51' 110'
110'51' 110'
110'51' 110'
51' 110'
63' 110'
63' 110'63' 110'
64'110'
62'118'114'
62'119'118'96'
95'82'73'73'72'59'59'59'59'59'62'
86'37'
75'
63'56' 61' 61' 61'37'37'56'
85'
79'79'79'
123'91'80'
91' 83' 83' 84'
144'
49'50' 50'37' 50'
63'59'59'59'
110'85'61'
111'110'51' 112'111'55' 114'112'63' 117'114'63' 123'117'58' 121'123'64' 66'121'64'105'94'24'47'105'
17'108'61'105'69'105'52'105'52'105'52'105'52'
130'45'125'46'
119'48'130'46'107'50'119'46'
120'16'37'107'46'105'54'105'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'52'105'105'52'37'105'62' 114'95'62' 111'114'52' 109'111'52' 118'45'113'45' 125'45'118'45'108'109'52' 108'108'45' 109'45'108'45' 113'45'109'45' 128'52'124'52'131'52'128'52'135'45'131'45'138'45'135'
45'134'45'138'114'45'134'51'
123'30'37'
59'107'49'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'105'52'120'86'41'124'52'120'52' 33'85'50'114'49' 105'57'105'52'105'80'60'
106'45'105'105'45'107'45'107'45'112'45'112'45'121'46'121'45'134'47'134'45'140'140'45'133' 128'40'37' 26'121'37'105'45'105'45'106'45'
44'131'44'134'45'135'51'45'119'48'45'105'37'17'117'52'52'105'52'53'105'52'105'52'105'105' 55'84'40'115'45'115'45'121'43'121'126'45'126'131'45'105'105' 45'105'105'
46'105'47'105'31'81'59'105'
50'134'19'41'54'115'53'
62'108'106'62'110'108'53'108'52'
52'105'52'
65'105'67'105'62'106'105'52'105'56'
51'106'61' 63'105'105'51'110'52'113'61'112'82' 52'105'80'81' 63'105'105'30'105'37'81'
44'105'105'44'105'105'44'105'105'44'105'105'45'105'45'105'47'105'45'105'60'110'44' 105' 107'44' 110'
55'114'44' 107'52'105'29'34' 52'105'56'126'137'52'46'118'45'45'107'45'45'105'45'45'105'46'44'105'54'105'79' 19'42'105'52'106'
52'105'52'105'
52'105'52'105'
51'105'105'
45'105'105'45'105'105'
45'105'105'45'105'45'105'31'81'59'105'38'
48'49'49'56'
39'39'
80'
38'39' 55' 55' 55' 47'
102'
65'89'71'71'58' 62'46'
61'39'
34'
96'
46'
56'45'46' 45'
57'57'57'57'57'57'
38'38'48'48'48'48'
94'
38'
76'47'58'
38'
61'
92'85'
76'
60'
38'25'53'53'53'53'
48'48'55'55'
53'56'
40'44'56'
56'
7524,739 SF7534,725 SF7544,806 SF86'
97' 99'
76' 61'
105'
60'57'
70'
4 LOT "AC"4,503 SF0.10 AC.

LOT "M"11,559 SF0.27 AC.

LOT "L"15,337 SF0.35 AC.

LOT "K"74,249 SF1.70 AC.

LOT "K"
LOT "N"466,176 SF10.70 AC.

LOT "P"110,088 SF2.53 AC.

LOT "S"7,461 SF0.17 AC.LOT "Q"19,064 SF0.44 AC.

LOT "U"50,421 SF1.16 AC.

LOT "W"46,984 SF1.08 AC.

LOT "X"30,699 SF0.70 AC.

LOT "Y"182,739 SF4.20 AC.

LOT "Z"103,256 SF2.37 AC.

LOT "R"43,785 SF / 1.01 AC.

LOT "T"198,501 SF4.56 AC.

LOT "V"36,919 SF0.85 AC.

LOT "AB"28,382 SF / 0.65 AC.

LOT "R"
LOT "Y"LOT "Y"
LOT "Z"
LOT "Z"
LOT "U"
LOT "V"
LOT "T"
LOT "T"
LOT "O"3,931 SF0.09 AC.

LOT "N"
LOT "N"
LOT "N"
R = 70.0'
14 N 89°46'30" E 1322.48'

32.5'32.5'81'16'A
37' 37'
37'
37'
37'
37'
37'

32.5'32.5'16'

30.5'
CC
CC
CC
CC
CCCC
CC
B
B

24.5'10'24.5'
EX. R/W & PROJECT BOUNDARYEX. C/L
STREET "X"
STREET "Y"
STREET "V"
STREET "Z"
STREET "AC"
STREET "AD"
STREET "AF"STREET "AG"
STREET "AH"
STREET "AI"
STREET "AJ"STREET "AK"
STREET "AN"
STREET "AS"
STREET "AW"
STREET "AY"
STREET "AZ"STREET "AL"
STREET "L"
STREET "A"STREET "W"
STREET "V"
STREET "AX" STREET "A"
STREET "AM"
STREET "AP"
STREET "AT"
STREET "AR"
STREET "AR"
STREET "AU"
STREET "AV"
STREET "AQ"STREET "AP"
STREET "AO"
STREET "Y"
STREET "AA"
STREET "AC"
STREET "AE"
STREET "AB"
STREET "Y"
STREET "V"
STREET "B"
PROP. R/W12'32'50'44'PROP. CURBEX. R/W &PROJECTBOUNDARYEX. C/L EX. LOT LINE & PROJECT BOUNDARY
EX. LOT LINE &PROJECT BOUNDARY
23'12'5'30'PROP. R/WPROP. CURB
F
F
GG
SHEET MATCHLINE - SEE SHEET 2
SHEET MATCHLINE - SEE SHEET 2

JEFFERSON STREET
N 89°51'13" E 666.87'
N 00°11'58" W 792.04'
N 89°51'13" E 618.85'
N 00°26'19" E 542.79'
N 89°52'05" E 2609.76'
R = 250.0'R = 200.0'
R = 1500.0'
R = 200.0'
R = 500.0'
R = 250.0'
R = 700.0'
R = 440.0'
R = 200.0'
R = 300.0'
45'110'45'110'45'110'
52'105'52'
52'105'52'
62'105'52'
2806,381 SF2975,460 SF2985,460 SF2995,460 SF3005,460 SF3015,460 SF3025,460 SF3035,460 SF3045,460 SF3098,094 SF3086,629 SF3075,460 SF3065,460 SF3055,460 SF 2797,040 SF2787,040 SF2777,040 SF2767,040 SF2757,040 SF2747,040 SF2737,040 SF2727,040 SF2717,040 SF2707,662 SF2698,529 SF2688,529 SF 4505,460 SF4515,460 SF4527,403 SF
4705,626 SF4714,950 SF
41410,213 SF
4037,639 SF4045,663 SF4055,385 SF4065,138 SF4074,725 SF 4226,638 SF4236,019 SF4246,234 SF4256,446 SF4266,428 SF4276,455 SF4286,382 SF4297,257 SF4156,894 SF4165,705 SF4176,592 SF4186,594 SF4216,750 SF4205,863 SF4195,833 SF 4497,050 SF4486,720 SF4476,720 SF4467,548 SF4458,894 SF4446,720 SF4436,720 SF4426,720 SF4416,720 SF4408,029 SF 4398,450 SF4387,270 SF4375,820 SF4366,399 SF4356,777 SF4347,460 SF4337,684 SF4327,122 SF4316,975 SF4308,401 SF R = 500.0'
2964,859 SF2954,824 SF2945,171 SF2934,919 SF2924,725 SF 2844,725 SF2854,725 SF2864,725 SF2874,725 SF2884,881 SF2894,892 SF2904,725 SF2914,725 SF 4135,542 SF4125,059 SF4114,974 SF4105,549 SF4094,903 SF R = 58.5'R = 58.5'
R = 58.5'
57'80'4 1'
3 49'111'110'
50'
74'111'52'
52'105'52'
52'105'
52'52'105'52'
52'105'52'
52'105'52'
52'105'52'
52'105'52'
52'105'52'
52'105'
52'52'105'52'105'52'105'62'81'38'105'38'
96' 64'110'64'
64'110'64'
64'110'64'
64'110'64'64'110'64'
64'110'64'
64'110'64'
64'110'64'
64'110'64'110'76'
63'62'110'110'62'110'
93'93'
109'45'105'45'105'45'109'44'105'105'44'105'49'105'45'105'45'105' 45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'45'105'105'45'105'105'45'105'45'105'45'105'45'105'45'105' 103'45'105'45'105'45'105'
77'38'104'65'51'121'64'105'64'105'48'105'61'79'
64'50'122'64'139'49' 130'82'105'63'
64'105'64'105'
64'126'49' 64'115'50' 64'105'64'105'105'61'105'
64'111'50' 52'113'52' 64'105'64'105'64'105'64'105'
64'113'73'82'58'113'41'72'83'105'64'105'64'105'
105'61'80'
106'32'82' 105'52' 105'
106'43' 106'105'53' 105'
105'50' 106'105'53' 105'
106'54'105'105'52' 105'
52'107'106'57'105'105'
51'105'107'53'105'105'
39'80'65'105'67'69'31'105'
70'70'70'69'54'
39'57'60'58'
36'
40'
65'79'
75'
62'61'
71'
48'48'45'
54'
45'
2834,725 SF2824,725 SF2814,717 SF
45'105'45'45'105'54'44'105'105'43' 105'32' 89' 38'96'
46'129'
46'
45' 117'
45'45' 110'113'
46'45'114'
51'126'45'105'
42'97'
46'
45'
34'
58'51'64'102'
4085,012 SF
109'
41'
37'
64'
38' 54'
WELL SITE23,371 SF0.54 AC.LOT "AR"
LOT "I"61,905 SF1.42 AC.

LOT "H"10,523 SF / 0.24 AC.LOT "G"0.09 AC.LOT "F"
LOT "O"3,931 SF0.09 AC.LOT "N"
LOT "N"
R = 70.0'
37'CC
37'CC 37'CC
STREET "P"
STREET "Q"
STREET "S"
STREET "L"
STREET "R" STREET "T" STREET "U"
AVENUE 3910'10'30'EX. LOT LINE &PROJECT BOUNDARY
EX. LOT LINE & PROJECT BOUNDARY
EX. LOT LINE & PROJECT BOUNDARY
15'35'50'E
E
SHEET MATCHLINE - SEE SHEET 2
AVENUE 40

JEFFERSON STREET

MADISON STREET
AVENUE 38
SHEET 2
SHEET 3
MSA CONSULTING, INC.Civil Engineering Land Surveying Landscape Architecture Planning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS3OF3

EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.

ABBREVIATIONS

ACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/PEDGE OF PAVEMENT A.C.ASPHALT CONCRETE
MIN.MINIMUMMAX.MAXIMUMEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDXEXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING TELEPHONE

BOUNDARYBNDRY
EXISTING EDGE OF PAVEMENTM.B.MAP BOOK
NUMBER

PROPOSEDRIGHT OF WAYTYPICAL
NO.

PROP.R/WTYP.

P.U.E.PUBLIC UTILITY EASEMENTSFSQUARE FEETRADIUSRSTANDARDSTD.

P/LPROPERTY LINEN.T.S.NOT TO SCALE

R-LLOW DENSITY (RESIDENTIAL)UGUNDERGROUND
OVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAY

PROPOSED CURBPROPOSED EASEMENT

EXISTING SEWER FORCE MAINEXISTING WATER

PROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINETENTATIVE TRACT MAP BOUNDARY INDEX MAPSCALE: 1" = 600'
TENTATIVE TRACT MAP NO. 38470EXHIBIT DATE: MAY 8, 2023REVISIONSNO.DATE

IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

DESCRIPTION
R:\2577\ACAD\Planning\Tentative Map\2577 TTM 38470 03.dwg, 5/8/2023 12:48:45 PM, dgallerani, MSA Consulting, Inc.Page 202 of 324 AGENDA ITEM #10.2
Resolution No. 10386 approving the Specific Plan, Resolution No. 10387 a...Page 837 of 959