Indio City Council
September 18, 2023

Community Benefit Agreement with OTC Indio, LLC for its City of Indio Ca... Page 798 of 1306

City of Indio - Commercial Cannabis Business Program
Community Benefits and Neighborhood Compatibility Agreement • Insureds under primary policies shall also be insureds under the umbrella or excess policies.

B. Other Provisions. Each insurance policy required by this Agreement shall be endorsed and state the coverage shall not be suspended, voided, cancelled by the insurer or either Party to this Agreement, reduced in coverage or in limits except after 30 days' prior written notice by certified mail, return receipt requested, has been given to City.

C. Other Requirements. Operator agrees to deposit with City, at or before the effective date of this contract, certificates of insurance necessary to satisfy City that the insurance provisions of this contract have been complied with. The City Attorney may require that Operator furnish City with copies of original endorsements effecting coverage required by this Section. The certificates and endorsements are to be signed by a person authorized by that insurer to bind coverage on its behalf. City reserves the right to inspect complete, certified copies of all required insurance policies, at any time.

1. Upon request from the City, Operator shall furnish certificates and endorsements from each subcontractor identical to those Operator provides.

2. Any deductibles or self-insured retentions must be declared to and approved by City. At the option of City, either the insurer shall reduce or eliminate such deductibles or selfinsured retentions as respects City or its respective elected or appointed officers, officials, employees and volunteers or the Operator shall procure a bond guaranteeing payment of losses and related investigations, claim administration, defense expenses and claims.

3. The procuring of such required policy or policies of insurance shall not be construed to limit Operator’s liability hereunder nor to fulfill the indemnification provisions and requirements of this Agreement.

4. Coverage provided by Operator shall be primary and any insurance or self-insurance procured or maintained by City shall not be required to contribute with it. The limits of insurance required herein may be satisfied by a combination of primary and umbrella or excess insurance.

Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and non-contributory basis for the benefit of City before the City’s own insurance or self-insurance shall be called upon to protect it as a named insured.

5. All insurance coverage maintained or procured pursuant to this agreement shall be endorsed to waive subrogation against City, its elected or appointed officers, agents, officials, employees and volunteers or shall specifically allow Operator or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss.

Operator hereby waives its own right of recovery against City, and shall require similar written express waivers and insurance clauses from each of its subcontractors.

6. General liability policies shall provide or be endorsed to provide that City and its officers, officials, employees, and agents, and volunteers shall be additional insureds under such policies. This provision shall also apply to any excess/umbrella liability policies.

Community Benefit Agreement with OTC Indio, LLC for its City of Indio Ca... Page 799 of 1306 City of Indio
City Council
September 18, 2023

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Resolution No. 10391 of the City Council of the City of Indio requesting the approval of the Calhoun and Ave 43 (Indio Canyon) Specific Plan for the development of 1,200 build-to-rent residential units with community pools, gyms, clubhouses, and open space common areas on approximately 60 acres of land located along Calhoun Street and Avenue 43
RECOMMENDATION:

Approve Resolution No. 10391 of the City Council of the City of Indio approving the Calhoun and Ave 43 (Indio Canyon) Specific Plan for the development of 1,200 build-to-rent residential units with community pools, gyms, clubhouses, and open space common areas on approximately 60 acres of land located along Calhoun Street and Avenue 43 (Assessor’s Parcel Number 692-060-023, 692-060- 006, 692-060-007, and 692-060-008)
SUMMARY:

On November 15, 2022, applicant Andrea Sepulveda, submitted an application for a Specific Plan and Planning Review with associated environmental documentation on behalf of CRERMG CALHOUN 29, LLC, proposing the development of 1,200 build-to-rent residential units with community pools, gyms, clubhouses, and open space common areas. The Calhoun and Ave 43 project would be developed on approximately 60 acres in two communities on the west and east sides of Calhoun Street (Assessor’s Parcel Numbers 692-060-023, 692-060-006, 692-060-007, and 692-060-008). The Planning Review application encompassed the eastern half of the site, allowing 340 units, including single-family attached and detached units and townhomes. On August 23, 2023, the Planning Commission voted 3-0 to recommend the conditional approval of the Specific Plan to the City Council.

The Planning Commission also voted 3-0 to conditionally approve the Planning Review for Plan Area – 1 of the Specific Plan and the project’s environmental document. The Planning Review is not required to obtain City Council approval. The Planning Review approval is contingent upon the approval of the Specific Plan.

BACKGROUND INFORMATION:

The Specific Plan proposes the development of a residential community on approximately 60 acres.

It will allow for the construction of up to 1,200 single-family attached and detached units and townhomes at an average density between 14 and 20 dwelling units per acre. The project will include the development of community pools, gyms, clubhouses, and open-space common areas spread across the two project area sites.

AGENDA ITEM #10.1
Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 800 of 1306 Both Plan Area (PA)-1 and PA-2 will have access points along Avenue 43 and Calhoun Street. This will require the extension of Calhoun Street south from its current terminus at Avenue 43, through the Project site to Hopi Avenue. PA-1’s primary ingress and egress will occur on Avenue 43 with two secondary/emergency access points onto Calhoun Street. PA-2’s primary ingress and egress will occur at one of the two access points on Avenue 43, with three secondary/emergency access points onto Calhoun Street. The intersections at the primary entrances/exits will not be signalized. Instead, there will be a right in/ right out/left in/left out. At buildout of the Specific Plan, both Calhoun Street and Avenue 43 will be built to ultimate widths of 64 feet. Development of PA-1 will be required to fully improve the eastern half of Calhoun Street including sidewalks, curbs and gutters. The western half will remain partially improved with 12 feet of asphalt and a 10-foot dirt shoulder until development of PA-2, which will then trigger all remaining improvements to the western half of Calhoun Street. The project is also responsible for improving the southern half of Avenue 43, including sidewalks, curb and gutter.

A Preliminary Drainage Report was prepared for this project and was based on the conceptual grading plans. The drainage concept is to provide retention basins and underground storage tanks for the 100-year, 24-hour storm event as required by the City of Indio. Runoff from the site will be conveyed to the retention basins by combination of private streets, overland flows and storm drain systems.

Existing site topography, drainage patterns, and stormwater conveyance systems are shown on the Preliminary Grading Plan. A review of local mapping demonstrates that no offsite flows affect the project site, so there is no offsite hydrologic analysis.

The proposed project has a land use designation of Connected Neighborhood High to the west and Connected Neighborhood Low to the east under the City of Indio General Plan Update and an existing zoning designation of Connected Neighborhood – 20 to the west and Connected Neighborhood – 14 to the east under the City of Indio Unified Development Code. The Specific Plan that has been developed for this project will be defining and implementing its own set of development standards, which if adopted will supersede the development standards under the Unified Development Code.

The proposed development standards under the proposed Specific Plan have been designed to complement the City of Indio General Plan Update and Unified Development Code.

The General Plan Land Use Designations, the Zoning Designations under the new Specific Plan, and the existing uses in the project area are identified in the table below:

GENERAL PLAN, ZONING, AND SURROUNDING EXISTING USE
General Plan 2040 Zoning Existing Use
Site:

Connected
Neighborhood Low/
Connected
Neighborhood High
Connected
Neighborhood – 14/
Connected
Neighborhood- 20
Vacant Infill Land
North: Suburban
Neighborhood High
Suburban
Neighborhood 8 Single Family Homes
South: Suburban
Neighborhood High
Suburban
Neighborhood 8 Single Family Homes
East: Suburban
Neighborhood High
Suburban
Neighborhood 8 Single Family Homes
West: Regional Commercial Regional Commercial Commercial PROPOSED FINDINGS:

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 801 of 1306 Specific Plan
Pursuant to Indio Municipal Code Section 6.05.03, Specific Plans, subject state law provisions, the Planning Commission must make the following findings for design review approval:

I. The proposed Specific Plan is consistent with the General Plan, all relevant elements and is not inconsistent with any element thereof:

The location of the project site has a General Plan land use designations of Connected Neighborhood Low and Connected Neighborhood High which permits the development of single-family attached and detached residential homes and townhomes and community amenities. Further, the Connected Neighborhood Low and High land use designations allow for the development of 8-14 and 14-20 dwelling units per acre. As such, the Specific Plan is consistent with the permitted land use designation of attached and detached single-family homes and townhomes, as it is proposing 14 to 20 du/ac. The Specific Plan further proposes the development of community amenities such as community pools, gyms, clubhouses, and open-space amenities throughout the project site. The open-space parks planned within the project area fulfill the Connected Neighborhood – High (CN-H) and Connected Neighborhood – Low (CN-L) connectivity requirements and open space requirements. For the foregoing reasons, the Specific Plan is consistent with the General Plan.

II. The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City:

The Specific Plan is the land use regulatory document that will allow for the development of 1,200 build-to-rent housing units at a density of 14-20 dwelling units per acre (du/ac) as well as community amenities consisting of community pools, gyms, clubhouses, and open-space common areas spread across the two project area sites. Single-family and multi-family homes will be developed between one and three stories tall with the three-story multi-family housing units located in PA-2 further away from existing residential homes. The proposed community amenities will be located in the center of the community and project area sites. There are openspace corridors and walking trails that are integrated throughout the project as a unifying design feature, encouraging walkability within the development.

All residential units are designed to minimize adverse noise impacts from the proposed nonresidential uses; and, as proposed, comply with the maximum levels permitted (Table 11- 1: Noise Compatibility Guidelines in the Noise Element of the City of Indio General Plan). The Project is not expected to generate operational noise beyond sources typically associated with residential land uses, such as human and vehicular activity, garage doors, and trash collection.

The Developer utilized Terra Nova Consulting to estimate Project-related operational noise impacts by collecting reference noise level measurements from similar activities – including air conditioning, trash enclosure activity, and vehicle traffic (among other factors) – to represent the noise levels expected from the proposed Project. These operational noise levels were evaluated against exterior noise level thresholds based on the Riverside County exterior noise level standards at the four sensitive receiver locations.

All residential units shall be designed to minimize adverse impacts from mechanical equipment and operations of nonresidential uses on air pollutant emissions and odors. Odors released from any operation or activity shall not exceed detectable concentration beyond lot lines, measured at any location on the lot lines (Unified Development Code, 69). The Project site is located within the Salton Sea Air Basin, within the greater SCAQMD (South Coast Air Quality Management District), is subject to the 2022 South Coast Air Quality Management Plan (“2022 AQMP”), and the 2003 Coachella Valley PM State Implementation Plan (2003 CV PM10 SIP).

The 2022 AQMP is a comprehensive plan establishing guidelines and strategies for reducing air pollutants in order to meet national air quality standards. The IS/MND determined that the

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 802 of 1306 project will contribute impacts to air quality; such impacts will be discussed in the subsequent section(s) of this report. It will not conflict with the implementation of the applicable AQMP, because its land uses were included in the development of the regional plan(s). No activities shall be conducted within the Project site that results in odors being released from any operation or activity and as such no impact is anticipated.

The single-family and multi-family homes will be designed to ensure the security of future residents by providing separate and secure entrances and exits. Vehicular access to the site is proposed from gated entries on Avenue 43. Walls and fences will be constructed in various settings throughout the community to provide privacy and security. In case of an emergency, emergency response vehicles will be able to enter through gated access points on Avenue 43 and Calhoun Street. Ample lighting will be provided within the Project site to provide sufficient security for all residents.

Buildout of the 1,200 residential homes authorized by the Specific Plan on the site can be expected to generate increased levels of light from interior and exterior building lighting, safety and security lighting, landscape lighting, and vehicles accessing the site during the day and nighttime. The proposed Specific Plan complies with all the City’s land use designations and will not be detrimental or injurious to (a) property or improvements in the vicinity, or (b) to the public health, safety, and general welfare.

III. The subject property is physically suitable for the requested land uses and physical site development:

The Connected Neighborhood land use designation permits the development of single-family attached and detached residential homes and townhomes; allowing the proposed development of 14 to 20 dwelling units per acre. The Specific Plan is consistent with the criteria outlined in the City of Indio General Plan, and the proposed development is suitable for the land uses and physical site development(s) requested.

IV. The Specific Plan provides for community benefits beyond those normally required under existing development regulations:

The proposed Specific Plan project will be helping the City achieve the housing goals outlined in the City of Indio 6th Cycle Housing Element. The California Department of Housing and Community Development determined that the City of Indio is in need of 3,534 additional marketrate housing units. The City must meet this number by 2029. The project will add an additional 1,200 market rate units which will make significant strides in aiding the City of Indio in achieving the state mandated goal. In addition to aiding the City in its achievement of goals outlined in the Housing Element, the project will be completing off-site street improvements that include but are not limited to, road improvements off of Avenue 43 and Calhoun Street. The project will also be maintaining all of the frontage landscaping along Avenue 43 and Calhoun Street.

V. The Specific Plan preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community:

An Initial Study with Mitigated Negative Declaration (IS/MND) was completed to address the potential impacts from the implementation of the Specific Plan. The environmental analysis includes but is not limited to the analysis of environmentally sensitive areas, potential impacts to natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community. The proposed Specific Plan will develop currently vacant highly disturbed land in North Indio. The existing setting does not contain any significant trees, watercourses, or historic buildings or places. The parcels have minimal natural vegetation, and what is there is common to many vacant parcels within the City of Indio and the greater Coachella Valley. The scarce natural vegetation will be removed during the preliminary grading phase of the development of the site, but the IS/MND found that with the adoption of mitigation measures, it will have a less than significant impact.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 803 of 1306 VI. The Specific Plan provides for efficient street and utility systems through the clustering of structures:

The Specific Plan was reviewed by the local utility purveyors in the project area and the City of Indio Public Works Department, and those parties worked closely with the project applicant to ensure that the design of the Specific Plan will be adequately served by the respective agencies. Further, the Specific Plan has been conditioned by the Public Works department to complete half-street improvements to account for the projected increase in traffic and public use of Avenue 43 and Calhoun Street.

VII. The Specific Plan utilizes innovative methods and concepts not readily available under traditional subdivision and zoning methods:

The Specific Plan is innovative in its overall design of single-family and multi-family build-torent residential units. This will be the first development type of its kind in the City of Indio and will help bring a different product type to the community. The Specific Plan also outlines specific design and architectural guidelines unique to the Calhoun and Ave 43 project. In this regard, the Plan provides the necessary adaptability to ensure a coherent and complementary project that is further refined than what is found in the Unified Development Code.

VIII. The Specific Plan prescribes reasonable controls and standards for affected land uses to ensure compatibility with, and integrity of those uses with other established uses:

The Specific Plan will regulate the development of 1,200 attached and detached single-family homes and townhomes, a community clubhouse, community pools, and open outdoor recreation space, consistent with the location’s Connected Neighborhood Low and Connect Neighborhood High designations. The Specific Plan proposes the development of residential housing units and open space paseos and walkways that are consistent with the prescribed uses in the land use designation. To the North and East of the project site, there are existing detached single-family homes which is consistent with what the Specific Plan is proposing and what General Plan Update prescribes as a primary land use. The design standards and architectural standards outlined in the Specific Plan will ensure that all residential homes, community amenities, and permitted uses of the site are compatible with one another, consistent with surrounding existing uses, and meet all requirements outlined in the General Plan Update. The design standards and architectural standards are also consistent with the existing single-story homes and neutral color palette homes within the neighboring communities.

IX. The Specific Plan provides reasonable property development rights while protecting environmentally sensitive land uses and species;
The Specific Plan will develop 1,200 single-family and multi-family attached and detached homes and townhomes that will be a maximum of 3 stories or 40 feet. The front perimeter of PA-1 and PA-2 is 15 feet and the side perimeter of both PA-1 and PA-2 is 10 feet. The Specific Plan parking spots are consistent with the standards outlined in Section 3.03 of the Unified Development Code.

An IS/MND was completed to evaluate the potential environmental impacts of the implementation of the Specific Plan. The environmental analysis includes but is not limited to, the trenching, grading, construction, and implementation of the Specific Plan. The environmental analysis determined that there may be potential impacts pertaining to air quality, biological resources, cultural resources, and traffic. To minimize the impacts to these environmentally sensitive areas, the Specific Plan was reconfigured to limit potential identified impacts. The project will also adopt a Mitigation and Monitoring Reporting Program (MMRP)

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 804 of 1306 that will certify mitigation measures to protect environmentally sensitive land uses and species within the project area.

X. The proposed Specific Plan ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood:

The overall architectural theme governing the development of the community exemplifies a high level of architectural quality and attention to detail, combined with choosing materials appropriate for use in the local desert environment based on durability and building code industry standards. Architectural styles designed for this community will utilize materials that are long-lasting, such as metal, wood, and brick. The color palette consists mainly of neutral earth tones such as tan, white, and light brown with accent colors that are consistent with neighboring communities. The proposed design includes residential and people-centric spaces at pedestrian scale and attracts the visual interest as residents move throughout the Specific Planned area.

Elements of mid-century modern interior design include clean lines, a combination of natural and manmade materials, graphic shapes, vibrant colors, and integrating indoor and outdoor motifs. General guidelines for building and design materials are as follows: (1) Colors should include a base color and accent colors. Generally, a minimum of three colors should be used for each building. Color schemes should be selected with a harmonious range of accent materials and roof profile colors. (2) Building materials will incorporate both color and texture.

If the building’s exterior design is highly articulated, the wall texture should be simple and subdued. However, if the building design is simple, a finely textured material (i.e., patterned masonry or metal cladding) should be used to enrich the building’s overall character. All materials shall be coated or treated accordingly to withstand the hot, dry desert climate. (3) Common mailbox and trash enclosures should be designed similar in form, materials, and color to the surrounding buildings.

The landscape architectural design for this project reflects a “desert-scape” theme with supplemental ornamental accent landscaping. The allowable plant mix consists of droughtresistant plants. It is the intent of the Specific Plan landscape 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 Plant Palette have been selected for their appropriateness to the project theme, climatic conditions, soil conditions, and concern for maintenance. The selection of plant material will include a variety of trees, palms, shrubs, vines and accents featuring desert compatible species that will compliment natural vegetation. The proposed Plant Palette is consistent with the City of Indio’s drought-tolerant landscaping plans and with the neighboring community landscape plans.

XI. The Specific Plan has been designed to provide for flexibility, innovative use of land resources and development, a variety of housing and other development types, and an equitable method of transportation access;
The Specific Plan has been designed to allow for several different types of land uses. Table

2.1 below outlines the permitted uses in the Specific Plan:

Single-family homes are a permitted use within the Specific Plan area. To provide flexibility, and account for potential market changes, the Specific Plan permits multi-family housing such as duplexes, triplexes, quadplexes, and greater than 5 units dwellings. The Specific Plan also permits the development of parks and recreation facilities and community gardens. The flexibility within residential housing types allows for the development to respond to market

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 805 of 1306 changes and provides a variety of housing options that are currently missing in the City. The parks and recreational facilities within the community promote walkability within the community and provide different mechanisms for active transportation to and from the community amenities and facilities.

XII. The Specific Plan is not an alternate to adopted development regulations of the City because the applicant has substantively demonstrated that the Specific Plan achieves one or more of the following:
a. Provides for community benefits beyond those normally required under existing development regulations.

The proposed Specific Plan project will be helping the City achieve the housing goals outlined in the City of Indio 6th Cycle Housing Element. The California Department of Housing and Community Development determined that the City of Indio is in need of 3,534 additional marketrate housing units. The City must meet this number by 2029. The project will add an additional 1,200 market rate units which will make significant strides in aiding the City of Indio in achieving the state mandated goal. In addition to aiding the City in its achievement of goals outlined in the Housing Element, the project will be completing off-site street improvements that include but are not limited to, road improvements off of Avenue 43 and Calhoun Street. The project will also maintain all of the frontage landscaping along Avenue 43 and Calhoun Street. b. Preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places and other features of value to the community.

An Initial Study with Mitigated Negative Declaration (IS/MND) was completed to address the potential impacts from the implementation of the Specific Plan. The environmental analysis includes but is not limited to the analysis of environmentally sensitive areas, potential impacts on natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community. The proposed Specific Plan will develop currently vacant highly disturbed land in North Indio. The existing setting does not contain any significant trees, watercourses, or historic buildings and places. The parcels have scarce natural vegetation that is common to many vacant parcels within the City of Indio and the greater Coachella Valley. The scarce natural vegetation will be removed during the preliminary grading phase of the development of the site and will have a less than significant impact. The Specific Plan will be required to adopt and comply with the provisions outlined in the Mitigation Monitoring Reporting Program listed as an appendix to the IS/MND. c. Provides for efficient street and utility systems through the clustering of structures.

The Specific Plan has been reviewed by the local utility purveyors in the project area and the City of Indio Public Works Department. The local utility purveyors and the City of Indio Public Works Department have worked closely with the project applicant to ensure that the Specific Plan’s project design will be adequately served by the respective agencies. Further, the Specific Plan has been conditioned by the Public Works department to complete half-street improvements to account for the projected increase in traffic and public use of Avenue 43, and Calhoun Street.

XIII. There are existing or planned public and private infrastructure available to the subject property(ies) proposed for the Specific Plan. If one or more public or private infrastructure are not currently available to serve the project, the applicant shall bear the burden of proof in demonstrating how such service will be provided:

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 806 of 1306 The Specific Plan area provides for domestic water service from IWA and sanitary sewer service by Valley Sanitary District. Development within the project will be served by a private network of lines that will connect to existing public IWA water and VSD sewer lines located on Ave 43 and Calhoun Street. IWA and VSD have provided conditions of approval for the Specific Planned area that are binding and must be adhered to.

XIV. The Specific Plan is the “highest and best use” of the land relative to the requested change in allowable land uses, development intensity and/or density, and development standards as compared against the current zoning applied to the property(ies) being proposed for the application of the Specific Plan:

The proposed Specific Plan is consistent with the City of Indio’s General Plan Update and land use designation of CN-H and CN-L. The current zoning for the proposed project area under the City of Indio’s Unified Development Code is CN-14 and CN-20.

The Specific Plan development standards are outlined in Table 2.2 below:

CN-L and CN-H allows for a minimum of 14 dwelling units per acre (du/ac) with a maximum of 20 du/ac. CN-14 and CN-20 require a housing density of greater than 14 du/ac and a maximum of 20 du/ac. The Specific Plan is proposing a development intensity of 14 to 20 du/ac which is consistent with the CN-L and CN-H land use designations and the CN-14 and CN-20 zoning designations. The Specific Plan will not have a minimum lot size. The minimum lot area outlined in the UDC for CN-20 is 1,800 sf. The front perimeter and side perimeter for PA-1 and PA-2 are 15 feet and 10 feet respectively. The rear perimeter adjacent to the residential subdivision and building separation for PA-1 and PA-2 are 10 feet.

The proposed development standards under the Specific Plan are similar in nature to the development standards for both the CN-14 and CN-20 zoning designations under the UDC.

The proposed differences in the Specific Plan development standards allow for a bit more flexibility in site designs that account for potential market changes and variability within the proposed community. The Specific Plan outlines consistency within the approximately 60-acre site that allows for several different types of architectural designs that maintain consistency across the different residential housing types.

XV. The proposed project has been reviewed in compliance with the applicable provisions of CEQA and the IS/MND found that there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

Section 6.03.06 of the Unified Development Code states that all projects shall be reviewed for compliance with or exemption from the California Environmental Quality Act (CEQA).

Environmental review will be conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines) (Unified Development Code, 284). The Applicant’s environmental consultant, Terra Nova Planning & Research, Inc., completed an Initial Study with Mitigated Negative Declaration (IS/MND) in compliance with the California Environmental Quality Act (CEQA) to adequately analyze the Project’s potential impacts on the environment. The IS/MND determined that the Project could have significant effect on the environment, but there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent.

The IS/MND determined that there would be no impact or a less than significant impact on the following topic areas: aesthetics, agricultural and forestry resources, air quality, energy, greenhouse gas emissions, hazards and hazardous materials, hydrology/water quality, land

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 807 of 1306 use/planning, mineral resources, population/housing, public services, recreation, utilities/service systems, wildfire. The IS/MND identified seven CEQA topic areas that may have a potentially significant impact due to the development of the Project, but those will change to less than significant with mitigation incorporated. These topic areas are Biological Resources, Cultural Resources, Geology/ Soils, Noise, and Tribal Cultural Resources.

Terra Nova Planning & Research, Inc. has developed appropriate mitigation measures to address the potentially significant impacts, and with the implementation and adherence to the mitigation measures, the Project will have a less than significant impact on Biological Resources, Cultural Resources, Geology/Soils, Noise, Transportation, Tribal Cultural Resources, and Mandatory Findings of Significance.

PUBLIC HEARING NOTICE:

A public hearing notice for the Project was published in the Desert Sun, the newspaper of record, on September 1, 2023. A public hearing notice was mailed to property owners within a radius of 1,000- yards of the subject property on September 1, 2023, which exceeds the noticing minimums in Section

6.03.08 of the City of Indio Unified Development Code. All comments received during the circulation of the IS/MND have been addressed and included in the Final IS/MND at the time of issuance of this staff report.

ENVIRONMENTAL ASSESSMENT:

Section 6.03.06 of the Unified Development Code states that all projects shall be reviewed for compliance with or exemption from the California Environmental Quality Act (CEQA). Environmental review will be conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines) (Unified Development Code, 284). The Applicant’s environmental consultant, Terra Nova Planning & Research, Inc., completed an Initial Study with Mitigated Negative Declaration (IS/MND) in compliance with the California Environmental Quality Act (CEQA) to adequately analyze the Project’s potential impacts on the environment. The IS/MND determined that the Project could have significant effect on the environment, but there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent.

The IS/MND determined that there would be no impact or a less than significant impact on the following topic areas: aesthetics, agricultural and forestry resources, air quality, energy, greenhouse gas emissions, hazards and hazardous materials, hydrology/water quality, land use/planning, mineral resources, population/housing, public services, recreation, utilities/service systems, wildfire. The IS/MND identified seven CEQA topic areas that may have a potentially significant impact due to the development of the Project, but those will change to less than significant with mitigation incorporated.

These topic areas are Biological Resources, Cultural Resources, Geology/ Soils, Noise, and Tribal Cultural Resources.

Terra Nova Planning & Research, Inc. has developed appropriate mitigation measures to address the potentially significant impacts, and with the implementation and adherence to the mitigation measures, the Project will have a less than significant impact on Biological Resources, Cultural Resources, Geology/Soils, Noise, Transportation, Tribal Cultural Resources, and Mandatory Findings of Significance.

INDIO WATER AUTHORITY WATER SUPPLY ASSESSMENT:

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 808 of 1306 Per the Indio Water Authority (IWA)’s Development Services Procedural Guidelines a Water Supply Assessment (WSA) was prepared by Terra Nova Planning and Research Inc. for the Calhoun Specific Plan. Based on the analysis in this WSA, the projected total water demand for the Calhoun Specific Plan (Project) will be 287.79 AFY, or 4.8 acre-feet per acre. IWA’s long term water management planning ensures that adequate water supplies are available to meet existing and future water needs within its service area. The Proposed Project is consistent with the land use designation assigned to it in the General Plan, on which, in part, the IWA based its future water demand analysis when preparing its planning documents, including its Urban Water Management Plan. IWA’s current urban water demand was 19,880 acre-feet (AF) for 2020, and the projected urban water demand by 2045 is 30,997 AF. This Project’s water demand of 287.79 AFY accounts for approximately 2.6 percent of the total planned increases in demand of 11,117 AF by 2045.

This WSA provides an assessment of the availability of sufficient water supplies during normal, singledry, and multiple-dry years over a 20-year projection to meet the projected demands of the Project, in addition to existing and planned future water demands of IWA, as required by Senate Bill 610 (SB 610), SB 221, and SB 1262. This WSA also includes identification of existing water supply entitlements, water rights, water service contracts, and agreements relevant to the identified water supply for the Project and quantities of water received in prior years pursuant to those entitlements, rights, contracts, and agreements.

This WSA has been prepared in compliance with the requirements of SB 610, SB 221, and SB 1262 by Terra Nova Planning & Research, Inc. in consultation with IWA and the City of Indio. This WSA does not relieve the Project from complying with all applicable state, county, city, and local ordinances or regulations including the City of Indio Landscape Ordinance (Ordinance 1684), and indoor water use performance standards provided in the CWC.

This WSA will be reviewed every five years, or in the event that the water planning assumptions have changed, until the Project completes construction to ensure it remains accurate and no significant changes to either the Project or available water supply has occurred. The Project applicant shall notify IWA when construction begins. If neither the Project applicant nor the Lead Agency contacts IWA within five years of approval of this WSA, it will be assumed that the Project no longer exists and the WSA provided by this document will become invalid.

ATTACHMENTS:

Attachment 1 Resolution No. 10391
Attachment 2 Calhoun and Ave 43 Specific Plan
Attachment 3 Calhoun DESIGN BOOK Final
Attachment 4 Calhoun and Ave 43 Specific Plan CEQA ISMND Attachment 5 Calhoun SP - Focused Study - Letter
Attachment 6 Calhoun SP - Focused Study - Attachments
Attachment 7 Calhoun SP WSA
Attachment 8 Planning Commission Approved Resolution No. 2066 Attachment 9 Planning Commission Approved Resolution No. 2070 APPROVAL(S):

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 809 of 1306 Kevin H. Snyder, Dir. Of Community Development Approved - 06 Sep 2023 Steven Graham, City Attorney Approved - 06 Sep 2023
Javier Estrada, Senior Accountant Approved - 07 Sep 2023 Bryan H. Montgomery, City Manager Approved - 07 Sep 2023

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 810 of 1306 1 RESOLUTION NO. 10391

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, APPROVING THE CALHOUN AND AVENUE 43 SPECIFIC PLAN (CASE FILE NO. 22-11-514) FOR THE DEVELOPMENT OF LAND FOR 1,200 BUILD-TO-RENT RESIDENTIAL HOMES,

RECREATIONAL AMENITIES, AND ASSOCIATED IMPROVEMENTS ON
APPROXIMATELY 60 ACRES OF LAND LOCATED ALONG CALHOUN STREET AND AVENUE 43 (ASSESSOR’S PARCEL NUMBER 692-060-023, 692-060-006, 692-060- 007, AND 692-060-008)
WHEREAS, on November 15, 2022, applicant Andrea Sepulveda, submitted an application for a Specific Plan and Planning Review with associated environmental documentation on behalf of CRERMG CALHOUN 29, LLC, proposing the development of 1,200 build-to-rent residential units with community pools, gyms, clubhouses, and open space common areas; and,
WHEREAS, the Calhoun and Ave 43 Specific Plan project would be developed on approximately 60 acres in two communities on the west and east sides of Calhoun Street (Assessor’s Parcel Numbers 692-060-023, 692-060-006, 692-060-007, and 692-060- 008); and,
WHEREAS, the proposed Specific Plan is consistent with the City of Indio General Plan 2040 pertaining to land use patterns, intensities, densities, building and site design, and public right-of-way improvements; and
WHEREAS, the proposed Specific Plan complies with all of the City’s land use designations and would not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and
WHEREAS, a notice of a public hearing to consider Specific Plan (Case File No. 22-11-514) was issued in accordance with Section 6.03.08 of the Indio Municipal Code and Public Resources Code Section 21092, inclusive of the publication on September 1, 2023, of a legal public hearing notice which was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 1,000 feet of the subject properties on September 1, 2023; and, WHEREAS, on August 23, 2023, the Planning Commission recommended the approval of the Specific Plan to the City Council for Resolution No. 2069 for the Calhoun and Avenue 43 Specific Plan Project (Case File No. 22-11-514) with the motion vote outcome of 3-0; and
WHEREAS, on August 23, 2023, the Planning Commission conditionally approved the Planning Review application for the Specific Plan Area – 1 with the motion vote outcome of 3-0; and

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 811 of 1306 2 WHEREAS, the Planning Review approval for the Specific Plan Area – 1 is contingent upon the approval of the Specific Plan by the City Council; and, WHEREAS, following the conclusion of the public hearing and discussion, the City Council approved this Resolution for the Specific Plan (Case File No. 22-11-514) for the Calhoun and Avenue 43 Specific Plan Project with the motion vote outcome specified in the meeting minutes for the September 18, 2023, City Council meeting.

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

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

Section 2. Specific Plan Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, the City Council hereby finds:

I. The proposed Specific Plan is consistent with the General Plan, all relevant elements and is not inconsistent with any element thereof; II. The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
III. The subject property is physically suitable for the requested land uses and physical site development;
IV. The Specific Plan provides for community benefits beyond those normally required under existing development regulations;
V. The Specific Plan preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community; VI. The Specific Plan provides for efficient street and utility systems through the clustering of structures;
VII. The Specific Plan utilizes innovative methods and concepts not readily available under traditional subdivision and zoning methods; VIII. The Specific Plan prescribes reasonable controls and standards for affected land uses to ensure compatibility with, and integrity of those uses with other established uses;
IX. The Specific Plan provides reasonable property development rights while protecting environmentally sensitive land uses and species; X. The proposed Specific Plan ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood;
XI. The Specific Plan has been designed to provide for flexibility, innovative use of land resources and development, a variety of housing and other development types, and an equitable method of transportation access;

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 812 of 1306 3 XII. The Specific Plan is not an alternate to adopted development regulations of the City because the applicant has substantively demonstrated that the Specific Plan achieves one or more of the following:
a. Provides for community benefits beyond those normally required under existing development regulations.
b. Preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places and other features of value to the community. c. Provides for efficient street and utility systems through the clustering of structures.

XIII. There are existing or planned public and private infrastructure available to the subject property(ies) proposed for the Specific Plan. If one or more public or private infrastructure are not currently available to serve the project, the applicant shall bear the burden of proof in demonstrating how such service will be provided;
XIV. The Specific Plan is the “highest and best use” of the land relative to the requested change in allowable land uses, development intensity and/or density, and development standards as compared against the current zoning applied to the property(ies) being proposed for the application of the Specific Plan; and
XV. The proposed project has been reviewed in compliance with the applicable provisions of CEQA and the IS/MND found that there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

SECTION 3. Recommendation. Based on the foregoing, the City Council hereby APPROVES the Calhoun and Avenue 43 Specific Plan (Case File No. 22-11-514).

SECTION 4. The City Clerk shall certify to the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 18th day of September 2023, by the following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

OSCAR ORTIZ

MAYOR OF THE CITY OF INDIO

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 813 of 1306 4 ATTEST:

CYNTHIA HERNANDEZ, CMC

CITY CLERK

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 814 of 1306 CALHOUN & AVENUE 43 SPECIFIC PLAN

CITY OF INDIO, CA
CALHOUN & AVENUE 43
ADOPTED X 2023

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 815 of 1306 PREPARED FOR:

The City of Indio
100 Civic Center Mall
Indio, CA 92201
APPLICANT:

CRERMG Calhoun 29, LLC c/o
McRae Gomez Companies
8800 N. Gainey Center Drive, Suite 255
Scottsdale, AZ 85258
PREPARED BY:

Terra Nova Planning & Research
42635 Melanie Place, Suite 101
Palm Desert, CA 92211
ENGINEER:

CVL CONSULTANTS
4550 NORTH 12TH STREET
PHOENIX, AZ 85014
ARCHITECTURE:

SYNECTIC DESIGN
1111 WEST UNIVERSITY DR., SUITE 104
TEMPE, AZ 85281
LANDSCAPE ARCHITECTURE:

HSA DESIGN GROUP, INC.
41-990 COOK STREET, BLDG. 1, #801B
PALM DESERT, CA 92211
ADOPTED X 2023
CALHOUN & AVENUE 43

SPECIFIC PLAN

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 816 of 1306 Table of Contents
1 Introduction ........................................................................................................................1

1.1 Project Objectives........................................................................................................1

1.2 Project Setting...............................................................................................................2

1.3 Plan Description............................................................................................................4

1.4 Authority and Scope....................................................................................................8

1.5 Related Plans and Ordinances...................................................................................8

1.6 General Plan Consistency .........................................................................................11

1.7 CEQA Compliance.....................................................................................................11

1.8 Streamlining.................................................................................................................11 2 Development Standards..................................................................................................13

2.1 Allowable Uses............................................................................................................13

2.2 Land Use Development Standards...........................................................................14

2.3 Circulation, Parking and Emergency Access..........................................................15 3 Design Guidelines ............................................................................................................19

3.1 Architecture ................................................................................................................19

3.2 Open Space and Streetscapes................................................................................28

3.3 Landscaping Guidelines............................................................................................32 4 Infrastructure.....................................................................................................................39

4.1 Drainage and Flood Control .....................................................................................39

4.2 Public Utilities...............................................................................................................39 5 Administration and Implementation ..............................................................................41

5.1 Application Review Process......................................................................................41

5.2 Specific Plan Amendments.......................................................................................42

5.3 Financing.....................................................................................................................42 6 GENERAL PLAN CONSISTENCY........................................................................................43 List of Tables
TABLE 2-1 ALLOWABLE USES................................................................................................ 13 TABLE 2-2 DEVELOPMENT STANDARDS .................................................................................. 15

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 817 of 1306 1 List of Figures
Figure 1-1 Regional Location .....................................................................................................2 Figure 1-2 Local Context ............................................................................................................3 Figure 1-3 Local Streetscapes....................................................................................................3 Figure 1-4 Planning Areas...........................................................................................................4 Figure 1-5 PA-1 Site Plan .............................................................................................................5 Figure 1-6 Land Use and Zoning Map.....................................................................................10 Figure 2-1 Site Access ...............................................................................................................16 Figure 3-1 Mid-Century Modern Inspiration............................................................................20 Figure 3-2 Materials Board........................................................................................................21 Figure 3-3 Typical Walls & Fences............................................................................................23

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 818 of 1306 1 1INTRODUCTION

1.1 PROJECT OBJECTIVES
The Calhoun and Avenue 43 Specific Plan (referred to in this document as the Specific Plan) provides a comprehensive planning document to direct the orderly and highquality development of 1,200 single- and multi-family residences on approximately 60- acre in the City of Indio. The Specific Plan provides a conceptual land use plan, development standards, and design guidelines to ensure that the various residential home types, amenities, and infrastructure improvements are developed in a manner consistent with the goals, objectives, principles, and policies of the City of Indio General Plan (referred to in this document as the General Plan).

This Specific Plan is intended to achieve the following major objectives:
• Develop a collection of high-quality single- and multi-family homes in a range of product types that appeal to a diverse market of renters. • Establish product types, circulation design, site development standards, and design guidelines that promote the site’s potential and enhance the character of the site and adjacent land uses.
• Support access to open space and recreation by providing facilities on-site. • Improve the pedestrian environment and image along Avenue 43 and Calhoun Street through site design, bicycle infrastructure, and landscaping.

The regulations and guidelines contained in this Specific Plan will ensure that these uses, and the associated infrastructure improvements are planned and designed in an integrated manner.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 819 of 1306 2 1.2 PROJECT SETTING
The Calhoun and Avenue 43 Specific Plan consists of 60 acres located on the east side of I-10, west of Golf Center Parkway, and south of Avenue 43 in the City of Indio, Riverside County.

REGIONAL LOCATION
The City of Indio is located in
Coachella Valley, which is a desert
valley that extends southeast from
the San Bernardino Mountains to the
northern shore of the Salton Sea. Indio
is 20 miles east of Palm Springs and is
bordered by the City of La Quinta to
the west, unincorporated Riverside
County land to the south and to the
north, and the City of Coachella to
the east. Indio is the 10th fastest
growing city in California, adding
approximately 12,000 new residents
from 2010 to 2018 with a total
population of 88,000.

Regional access to the project area is
provided via Interstate 10 (I-10), a
east-west freeway, and State Route
86 (SR 86), and north-south state
highway. The I-10 runs through the
center of the city and connects to SR
86 just east of the city’s boundary.

LOCAL CONTEXT & EXISTING CONDITIONS
The project site is currently vacant and situated between three neighborhoods: Shadow Ranch and Haciendas to the north, and Villa Estates at Shadow Hills to the east. Today, these areas are generally characterized by single-family ranch style homes with access to two local parks, George S. Patton Park and Cahuilla Park. The project site is mostly bordered by single-family residences, except for its northwest corner and western boundary, which abut the Indio Towne Center and I-10, respectively.

Existing vehicular access to the site is provided by Calhoun Street and Avenue 43.

Calhoun Street is a north-south local street and Avenue 43 is an east-west collector.

Pedestrian access is facilitated by a sidewalk on the north side of Avenue 43.

INDIO GENERAL PLAN 2040, FIGURE 2-1 REGIONAL

LOCATION
FIGURE 1-1 REGIONAL LOCATION

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 820 of 1306 3 FIGURE 1-2 LOCAL CONTEXT
Northwest corner of site looking east/southeast
Northeast corner of site looking west/southwest
FIGURE 1-3 LOCAL STREETSCAPES

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 821 of 1306 4 1.3 PLAN DESCRIPTION
The Specific Plan proposes medium-density residential developments consisting of up to 1,200 dwelling units, which is an average density of 20 dwelling units per acre. The residential developments will pedestrian friendly and include amenities such as community pools, gyms, clubhouses, and open space common areas. The Specific Plan will develop as a rental project, not a for-sale product.

LAND USE CONCEPT
The site is divided into two Planning Areas (PA), PA-1 and PA-2, as shown in Figure 1-4.

Each Planning Area will develop as an independent, self-contained gated neighborhood with its own character and amenities. The PAs define each portion of the site with approximate acreage breakdowns to allow for flexible site planning while guiding the ultimate development of the property as a cohesive master planned project.

PA-1 will contain a mix of single family and townhouse units. PA-2 will be more dense and include a mix of townhouse and traditional multi-family units. The Development Standards in Section 3 provide for the transfer of density from PA-1 to PA-2.

FIGURE 1-4 PLANNING AREAS

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 822 of 1306 5 Planning Area 1 – Phase 1
Planning Area 1 (PA-1) is approximately 29.1 acres and encompasses the eastern half of the Specific Plan area. Development of PA-1 includes half-street improvements along the Calhoun Street and Avenue 43 frontages, including landscaping, curbs, gutters, and site access drives. PA 1 proposes 340 residential units consisting of 195 garden style attached and detached single-family units and 145 townhomes. This Planning Area has been designed and a Design Review application is being processed concurrent with this Specific Plan.

Planning Area 2 – Phase 2
Planning Area 2 (PA-2) is approximately 30.22 acres and encompasses the western portion of the Project site. Allowable land uses are limited to residential uses. PA-2 proposes up to 860 residential units. The final site plan and housing type will largely depend on future developers but will most likely consist of low-rise (3-stories or less) multifamily units. The site plan and unit mix for PA- 2 has not been developed. This Planning Area will be a second phase of development, and will require a subsequent Design Review application.

FIGURE 1-5 PA-1 SITE PLAN

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 823 of 1306 6 HOME TYPES
The Calhoun and Avenue 43 Specific Plan supports a range of unit types and sizes that meet the diverse housing needs of the community. PA-1 proposes single- and two-story units and offers one-, two-, and three-bedroom floor plans ranging from 671 SF to 1,366 SF.

Single-Family Homes (Detached and Attached)
Single-family homes are typically one- to two-story units and can be detached or a duplex (attached). These units have access to adjacent covered or open parking.

Dedicated private space is required and may include private yards and or ground-floor porches. Planned single-family neighborhoods typically provide community amenities such as pools, open space, barbeque areas, fitness centers, and clubhouses. While the single-family units proposed for PA-1 do not have attached garages, private garage space can be rented in on-site garage structures on a first-come-first-served basis. Offstreet parking is typically provided adjacent to the proposed units and includes a mix of assigned and unassigned or guest parking.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 824 of 1306 7 Multi-Family Homes
There are a variety of multi-family housing types including triplexes, fourplexes, bungalow courts, townhomes, garden apartments, and multi-story apartments proposed within the Specific Plan area.
• Triplexes and fourplexes are one single building divided into three or four individual dwelling units, respectively.
• Bungalow courts are comprised of freestanding small cottages or houses arranged around a central garden or courtyard.
• Townhomes are multi-floor homes that share one or two walls with adjacent properties but have private entrances.
• Garden apartments are low-rise apartment buildings with direct access to lawns, trees, and gardens.
• Multi-story apartments are self-contained housing units that occupy part of a larger building where residents share the same floors as other residents.

Like planned single-family neighborhoods, multi-family areas provide community amenities such as pools, open space, barbeque areas, fitness centers, and other shared community space. All townhomes proposed for PA-1 have attached tuck-under singleor 2-car garages. Off-street guest parking is typically provided adjacent to the proposed buildings.

OPEN SPACE AND RECREATION
Providing access to open space and recreation
opportunities is an essential objective of the
Calhoun and Avenue 43 Specific Plan. On-site,
each Planning Area provides its own common
open space with an array of amenities to meet the
active and passive recreation needs of the
community, and to create a neighborhood
gathering space. These amenities may include, but
are not limited to, swimming pools, outdoor open
space areas, volleyball courts, basketball courts,
tennis and pickleball courts, barbeque and picnic
areas, tot lots, putting greens, dog parks, and
community gardens. Passive common open space
is provided throughout the community and serves
as a transition between residential units and
adjacent uses. The Development Standards in
Section 2 provide standards for common area
recreation within each Planning Area.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 825 of 1306 8 1.4 AUTHORITY AND SCOPE
A Specific Plan is a document allowed under California law which provides cities and counties with a planning tool for master planning project sites. A specific plan is a customized set of policies and regulations tailored to address the unique issues and infrastructure requirements encountered in a particular area. A Specific Plan, when approved, becomes the zoning ordinance for the project area it covers. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the Indio General Plan.

The authority to adopt and implement the Calhoun and Avenue 43 Specific Plan is granted to the City of Indio by the provisions of California Government Code Section 65450 et seq. The following are the minimum requirements for the contents of a Specific Plan, as set forth in Government Code:
• Text and diagrams that provide the distribution, location and extent of land uses; the distribution, location and extent of transportation, water, sewer, drainage and other utilities; and the standards and criteria by which these improvements will proceed;
• Implementation measures including regulations, programs, public works projects and financing measures required to implement the Plan;
• Consistency analysis to assure that the Specific Plan is compatible with the General Plan.

As with General Plans and Zoning Ordinances, the Planning Commission must hold a public hearing before it can recommend to City Council the adoption of a Specific Plan or an amendment thereto. The City of Indio may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. (Municipal Code Chapter 159.950 through 159.958, Zoning Regulations). In this case, as the Specific Plan will become the zoning ordinance for the project, the City Council will adopt the Specific Plan by ordinance.

1.5 RELATED PLANS AND ORDINANCES
Functioning as a regulatory document, the Calhoun and Avenue 43 Specific Plan details specific requirements and guidelines for future development in the Specific Plan area. In this regard, all future development plans or other similar entitlements shall be consistent with regulations set forth in this document and with all applicable City regulations.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 826 of 1306 9 GENERAL PLAN
California state law requires each city and county
to adopt a comprehensive, long-term general
plan (Govt. Code §65300). The general plan
represents the community’s view of its future.

Cities use the goals and policies of the general
plan as a basis on which to make their land use
decisions. Indio’s 2040 General Plan includes the
following elements: land use and urban design,
mobility, economic development, health and
equity, Indio parks, recreation and open space,
conservation, infrastructure and public facilities,
safety, and noise.

The City’s Land Use Element sets forth and
describes land use designations for the
community and illustrates these designations on
the Indio Land Use Map. Land use designations in
the general plan are limited to broad descriptions
of the land use intent and are accompanied by
density or intensity thresholds for residential and
non-residential development, respectively.

The project site is currently designated “Connected Neighborhood” on the City’s General Plan Land Use Map, which allows a broad range of housing choices and densities of up to of up to 20 DU/AC. Housing types include single-family detached and attached dwellings of various sizes, courtyard apartments and condos, and mediumsized multifamily buildings designed for neighborhood compatibility.

Although the general plan establishes the location, density and intensity of land uses, it does not directly regulate the specifics of a property’s development. To determine whether a particular use is permitted or not permitted, and to understand what development standards are applicable to a particular parcel, one must consult the zoning ordinance.

UNIFIED DEVELOPMENT CODE, ZONING ORDINANCE
Zoning is adopted by ordinance and carries the weight of local law (Govt. Code §65850).

The City of Indio’s Zoning Ordinance, part of the City’s Municipal Code, is the primary tool for implementing the goals and policies of the City’s General Plan that prescribes or restricts what landowners can do with their property. The City’s 2022 Unified Development Code provides detailed descriptions of the various zoning regulations and utilizes visual graphics to more accurately display and guide the application of zoning in the City.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 827 of 1306 10 In order to successfully implement the goals and
policies of the General Plan, the distribution of
residential, commercial, industrial, and other zones in the ordinance should be consistent with the pattern of
land uses established by the general plan.

According to the City’s Zoning Update Map, the
eastern portion of the Project site is zoned Connected
Neihgborhoods-14 (CN-14) and the western portion of
the Project site is zoned CN-20. The CN-14 zone permits densities of up to 14 dwelling units per acre, while the CN-20 zone permits densities of up to 20 dwelling units per acre.

FIGURE 1-6 LAND USE AND ZONING MAP
INDIO ZONING AND LAND USE MAP, ARCGIS 2022

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 828 of 1306 11 1.6 GENERAL PLAN CONSISTENCY
California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Indio General Plan provides guidance for long-term growth and development in the City through comprehensive plans for future development.

Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as follows: “An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment.” This statement from the Governor’s Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan.

Discussion of the Calhoun and Avenue 43 Specific Plan’s consistency with the goals and policies of the City of Indio’s General Plan are provided in Section 6 of this Specific Plan.

1.7 CEQA COMPLIANCE
In compliance with the California Environmental Quality Act (CEQA), the City identified the preparation of this Specific Plan as a “Project” under CEQA and prepared an Initial Study Mitigated Negative Declaration. This Mitigated Negative Declaration identifies project revisions and/or specific mitigation measures that eliminate or reduce adverse effects on the environment to a less than significant level. The Initial Study was circulated to all responsible and trustee agencies, and all other interested parties, for a period of 20 days.

1.8 STREAMLINING
The potential environmental effects of this Specific Plan were analyzed in compliance the California Environmental Quality Act. The Specific Plan Initial Study Mitigated Negative Declaration (IS/MND) provides sufficient detail to allow no or minimal additional analysis of certain project-specific impacts as the Specific Plan is implemented.

Compliance with the Specific Plan and its IS/MND will enhance CEQA streamlining.

The detailed design of Planning Area 1 was completed concurrently with the preparation of this Specific Plan, and is expected to be developed first. Within Planning Area 1, construction will be phased to progress from the core of the project, including the common area amenities, to sub-areas within the site that extend from its northwest corner in a clockwise manner, as shown in the Phasing Plan below.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 829 of 1306 12 Additional projects will be considered individually as they are brought forward. City Planning staff will then determine if the Specific Plan IS/MND provided sufficient analysis to allow the project to move forward without further review.

PROJECT REVIEW
The review of development proposals within the Specific Plan area is required to ensure compatible and high-quality design. This process allows the City to implement General Plan goals and policies related to the planning area’s physical development. Therefore, all projects within the Specific Plan area are subject to review and approval in compliance with the provisions of the Specific Plan. The project review process has been simplified for projects that are consistent with the Specific Plan – please see Section 5 for detailed description of the application and approval process.

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Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 830 of 1306 13 2 DEVELOPMENT STANDARDS
This section of the Specific Plan serves as the Specific Plan Area’s Zoning Ordinance. The development standards contained in this Specific Plan document solely apply to the subject site and supersede all provisions, standards, and requirements of the City of Indio Municipal Code, except in instances where the Specific Plan does not specify. If a conflict arises between the regulations contained in this Specific Plan and the City’s Municipal Code, then the standards in this section shall take precedence.

2.1 ALLOWABLE USES
Allowable uses proposed in the Specific Plan largely adhere to the permitted residential uses set forth in the City’s General Plan and zoning ordinance for Connected Neighborhoods. The Specific Plan provides for medium intensity neighborhood development that allows the single-family and multi-family residential uses, as listed in Table 2-1 below. All uses not specifically listed herein are prohibited in the project area.

TABLE 2-1

ALLOWABLE USES
Single Family Dwelling, Detached and Attached
Two-Family Dwelling/Duplex
Multi-Family Dwelling, Triplex/Quadplex
Multi-Family Dwelling, ³ 5 Units
Parks and Recreational Facilities
Community Garden

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 831 of 1306 14 2.2 LAND USE DEVELOPMENT STANDARDS
The Calhoun and Avenue 43 Specific Plan establishes building and development standards for the entire 60-acre Project site in accordance with the General Plan and Unified Building Code designation for Connected Neighborhood. According to the General Plan, Connected Neighborhoods are defined by the following:

STREETSCAPES: Streetscapes have steady rows of street trees planted in parkway strips and generous sidewalks. The typical vehicular design speed is 25 mph CONNECTIVITY: Block perimeters should not exceed 1,600 feet but blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint.

Street intersection density should be at least 140 intersections per mile.

BUILDING FORM AND CHARACTER: Buildings are set back to provide moderately sized front yards, facing the street with emphasis on porches, terraces, dooryards and/or fenced front yards. Buildings include a variety of housing types up to three-stories, with attached single-family and small-scale multi-family buildings massed and scaled for compatibility with adjacent homes.

OPEN SPACE: Open space consists of the generous streetscapes and a variety of park types. Connected neighborhoods may have neighborhood parks, mini parks, greens, linear parks, greenways, trails, and other park types.

The Specific Plan will develop as a rental project, not a for-sale product, intended to bring needed attainable housing units to the housing market. Therefore, individual lots are not being created, and units, whether attached or detached, will occur on a single parcel.

Unit boundaries will be defined by walls and fences, not by lot lines. The development standards shown in Table 1 reflect this concept, and setback measurements are provided for the Specific Plan perimeter only. Building Separation is the standard that replaces traditional setbacks on individual lots. The following table provides the development standards by Specific Plan Planning Area.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 832 of 1306 15 TABLE 2-2

DEVELOPMENT STANDARDS

DEVELOPMENT STANDARD

EXISTING SPECIFIC PLAN
CN-20 PA-1 PA-2
Density 14-20 DU/AC 14-20 DU/AC (site average)1
Minimum Lot Size 1,800 SF No Minimum/Not applicable
Maximum Height (feet) 40'/3-stories 40'/3-stories 40'/3-stories Building Setbacks (feet, minimum) Min. 10'/Max. 25'
Front Perimeter - Avenue 43 - 15' 15'
Side Perimeter - Calhoun - 10' 10'
Rear Perimeter - I-10 - 15' N/A
Rear Perimeter - Adjacent to
Residential Subdivision - 10' 10'
Building Separation 15' 10' 10'
Open Space (SF/unit)
Private Space - Detached Ground level units: Minimum 100 SF Upper level units: Minimum 60 SF
100 SF 100 SF
Private Space - Attached 80 SF 80 SF
Common (per unit) 200 SF 200 SF 200 SF
Parking (minimum per unit) 2
1 bedroom 1.5 1.5 1.5
2 bedroom 2 2 2
3 or more bedrooms 2 2 2

1. Density transfers are permitted between Planning Area 1 and Planning Area 2, as long as there are 840 to 1,200 total units (14-20 DU/AC) within the Specific Plan boundary.

2. Parking requirements for CN-20 based on “Parking and Loading: Section 3.03 of Unified Development Code.” Minor modifications made to address number of bedrooms instead of housing type.

2.3 CIRCULATION, PARKING AND EMERGENCY ACCESS
Both PA-1 and PA-2 will have access points along Avenue 43 and Calhoun Street (see Figure 2-1 Site Access). This will require the extension of Calhoun Street south from its current terminus at Avenue 43, through the Project site to Hopi Avenue. PA-1’s primary ingress and egress will occur on Avenue 43 with two secondary/emergency access points onto Calhoun Street. PA-2’s primary ingress and egress will occur at one of the two access points on Avenue 43, with three secondary/emergency access points onto Calhoun Street. The intersections at the primary entrances/exits will not be signalized. Instead, there will be a right in/ right out/left in/left out.

At buildout of the Specific Plan, both Calhoun Street and Avenue 43 will be built to ultimate widths of 64 feet. Development of PA-1 will be required to fully improve the eastern half of Calhoun Street including sidewalks, curbs and gutters. The western half will remain partially improved with 12 feet of asphalt and a 10-foot dirt shoulder until development of PA-2, which will then trigger all remaining improvements to the western half of Calhoun Street. The project is also responsible for improving the southern half of Avenue 43, including sidewalks, curb and gutter (see Figure 2-2 Calhoun Street and Avenue 43 Cross Sections).

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 833 of 1306 16 FIGURE 2-1 SITE ACCESS
Avenue 43, Looking East

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 834 of 1306 17 Internal circulation will be provided by private driveways via an entryway drive. For PA-1, the entryway drive will be 57 feet wide and include a 10-foot-wide landscaped median.

On either side will be a 5-foot buffer space and a 5-foot sidewalk. Internal driveways will be approximately 26 feet wide. Some internal driveways will have sidewalks immediately adjacent, others will be flanked by parking and garage structures, with pedestrian walkways located along internal greenways.

Calhoun Street, Looking North
PA-1 Entryway

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 835 of 1306 18 Depending on the housing type, parking will be provided through a mix of off-street parking and private garages. Off street parking shall be provided adjacent to the proposed buildings and can include a mix of assigned and unassigned or guest parking.

PA-1 provides approximately 20% more off-street parking than required by code.

Development standards for parking lots, including landscaping, lighting, aisle width etc. are set forth in Chapter 3.03 of the Unified Development Code. Street improvements, including curbs, gutters, paving and sidewalks, shall adhere to City design requirements.

Internal Drive with Parking & Garage Access
Internal Drive with Unit Access Internal Drive

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 836 of 1306 19 3 DESIGN GUIDELINES
This section provides the general framework for the physical design of the Calhoun and Avenue 43 Specific Plan to ensure the development of a high-quality residential project while allowing for variation and flexibility. The intent is not to require rigid adherence to a specific design on every structure or to limit the range of materials or colors used throughout. They are general and illustrative in nature and are intended to provide a wide range of flexibility to encourage creativity and variety on the part of designers. The overall objective is to ensure that the intent and spirit of the design guidelines are followed to attain the best possible design solutions.

These guidelines will also provide the City of Indio with the necessary assurances that the Specific Plan will be developed in accordance with the quality and character set forth in this document.

3.1 ARCHITECTURAL GUIDELINES
A key feature of the Specific Plan is the creation of a coherent architectural style that draws inspiration from Mid-Century Modern design. Each PA will provide a variety of housing types that will accommodate differing lifestyles and diverse socio-economic groups and will include identifiable edges and centers created by a network of spaces, parks, greens, and buffers. The following design guidelines provide general design criteria and guidance with the goal of promoting visual compatibility while allowing for individuality and architectural diversity.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 837 of 1306 20 FIGURE 3-1 MID-CENTURY MODERN INSPIRATION

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 838 of 1306 21 BUILDING AND DESIGN MATERIALS
Elements of mid-century modern interior
design include clean lines, a combination of
natural and manmade materials, graphic
shapes, vibrant colors, and integrating
indoor and outdoor motifs. General
guidelines for building and design materials
are as follows:
• Colors should include a base color and
accent colors. Generally, a minimum of
three colors should be used for each
building. Color schemes should be
selected with a harmonious range of
accent materials and roof profile colors.
• Building materials will incorporate both
color and texture. If the building’s
exterior design is highly articulated, the
wall texture should be simple and
subdued. However, if the building design
is simple, a finely textured material (i.e.,
patterned masonry or metal cladding)
should be used to enrich the building’s
overall character. All materials shall be
coated or treated accordingly to
withstand the hot, dry desert climate.
• Common mailbox and trash enclosures
should be designed similar in form,
materials, and color to the surrounding
buildings.

BUILDING MASS
The Specific Plan allows for residential
development with appropriate building
height, scale and massing to promote
walkable neighborhoods with structures
designed to the human scale. Consistent
with the underlying zoning standards, the SP
allows for a maximum building height of 40
feet; however, proposed building heights in
PA-1 will not exceed 30 feet. General
guidelines for building mass are as follows:

Door Colors: All Product Types
Door Colors
Masonry: CMU, Breeze Block
Metal Cladding and Metal Trim
Garage Doors: Black, Wood
Painted Stucco
FIGURE 3-2 MATERIALS BOARD

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 839 of 1306 22 • Vertical and horizontal articulation, such as strategic placement of window and door openings, or the use of balconies and awnings, should be incorporated into structures. • Buildings should be divided into distinct massing elements. Building massing includes wall plan location, wall heights, and roof levels. Garages should be designed as an integral part of the architecture of the development, and should use the same materials, colors and details found on the principal buildings of the development • Buildings greater than 25 feet in height shall provide variation with elements such as awnings, fenestration, balconies, roof overhangs, or trellises to create interesting patterns and provide additional shade.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 840 of 1306 23 WALLS AND FENCES
The Specific Plan envisions two standalone, gated residential neighborhoods with fully enclosed perimeters consisting of fencing or walls.
• To fit in the architectural style and theme of the neighborhood, walls shall be constructed of grey, beige or white block (e.g. split faced block or precision block).

Fences may be constructed of wrought iron or tubular steel. Glass fencing is permitted in pool areas. Chain link fencing is prohibited.

FIGURE 3-3 TYPICAL WALLS AND FENCES

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 841 of 1306 24 • Walls and fences shall not be allowed to exceed 6 feet in height, as measured from finished grade.
• Community fences (which are partially solid and see-through material such as wrought iron) provide a visually attractive alternative to solid walls and fences. They allow for safety and privacy while preserving views and creating a more visually appealing neighborhood.
• Long, monotonous walls are to be avoided. Walls shall have breaks, recesses, and offsets, especially at entries and project edges. Landscaping shall be used to soften the visual appearance of walls and fences.
• Fences may be allowed for certain public open spaces as needed, such as dog parks and other recreational spaces. Other public open spaces are encouraged to maintain an open and welcoming setting.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 842 of 1306 25 MECHANICAL EQUIPMENT, SCREENING, AND UTILITIES
• Any outdoor equipment, whether on a roof, side of a structure, or on the ground, should be appropriately screened from view. The method of screening should be architecturally integrated with the adjacent structure in terms of materials, color, shape, and size.
• Utility service areas, such as electrical panels, should be placed within enclosures that are architecturally integrated into the building design. • A combination of elements may be used for screening, including walls complementary to the project’s architectural style, berms, and landscaping.

ARCHITECTURAL ELEVATIONS
The following architectural elevations represent the overall design of various building types proposed for PA-1.

Single-Family, Detached: Front and Back
Single-Family, Attached (Duplex): Front and Back

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 843 of 1306 26 Standalone Garages
Multi-Family, Attached with Garages: Front and Back
Clubhouse, All Sides

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 844 of 1306 27 PA-2 elevations should reflect a similar mid-century aesthetic, while allowing greater density in a mix of multi-family configurations, including apartment buildings, townhomes and flats.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 845 of 1306 28 3.2 SITE DESIGN GUIDELINES
Each neighborhood shall be designed to provide convenient, non-motorized circulation throughout the site to connect residences to community open space and facilities.

Pedestrian access may include a network of sidewalks and paths adjacent or within proximity to residential units and open areas. The Project shall also be bike-friendly with dedicated lanes on Calhoun Street and Avenue 43, and shared access within the neighborhoods on internal driveways. General guidelines for site design and streetscapes are as follows:
• Buildings should emphasize pedestrian access and connections to sidewalks, gardens, and other pedestrian spaces.
• Pedestrian access from public sidewalks to the on-site pedestrian circulation system should be easily identifiable.
• Buildings should be configured and oriented to afford a sense of privacy and create small- to medium-scale open spaces.

ENTRYWAYS
• A combination of the following accent features shall be incorporated into a project entry drive:
o Ornamental landscaping
o Architectural monuments
o Decorative walls
• Project entry features should reflect the overall architectural character of the development. Call boxes located at gated entries should be architecturally integrated with the project an enhanced with facade details. • A variety of landscaping materials should be used at project entries.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 846 of 1306 29 Avenue 43 PA-1 Entry
Calhoun Street and Avenue 43 PA-1 Entry/Signage Location

30 ON-SITE LIGHTING
• Provide site lighting that is functional; fixtures shall shine the least obtrusive amount of light but be bright enough for people to perform activities and to illuminate building address numbers.
• Exterior lighting should be designed as a part of the architectural and landscape concepts of the project.
• Provide well-designed, energy efficient, architectural and landscape lighting that contributes to a safe and inviting atmosphere without casting light into the night sky, adjacent properties, or sensitive habitat areas.
• Lighting shall be used only for the functional
requirements of safety, security, and identification.

Unnecessary lighting is prohibited in the interest of
energy.
• All glare shall be directed onto the site and away from adjacent properties.
• Flashing lights are prohibited.
• The entry and mailbox areas, shade structures and
parks will be equipped with lighting fixtures.
• Selective use of up lights may be applied only on highprofile accent tree and shrubs.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 848 of 1306 31 PROJECT WAYFINDING
A signage program will be required for each Planning Area to ensure a cohesive overall design. Materials will be consistent with the overall Project material palette and in keeping with the mid-century modern architectural themes established in this Specific Plan. All signage will be located in a manner that provides optimal and efficient identification and wayfinding.
• Signs shall consist of high-quality materials and color palettes that reflect the architectural themes of the project. The designs should also complement the architecture of the surrounding environment.
• The design of all signage within the project should be consistent and complementary.

The location and placement of signs should not obstruct pedestrian or vehicular movement.
• Wayfinding signage shall be located at all major intersections. Unit directory signage shall be pole or post mounted and narrative content shall be placed within an elevation above adjacent grade so that the content is easily read by standing pedestrians and car drivers/passengers. Unit group guides may be placed at a lower elevation as secondary wayfinding and identification. Wayfinding signage shall be placed adjacent to traffic areas in landscaped areas such that it is readily visible.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 849 of 1306 32 All Project signage will comply with the building code and the Americans with Disabilities Act (ADA) and will be approved by the City. Signage will comply with the City’s Zoning Code and building code pertaining to clearances and sizes, except where provided below. Creative design in signage is encouraged. Signs may be lighted; however, no light that flashes or blinks or affects changes in hue or intensity of illumination is permitted.

Illumination sources for any sign shall be hidden from view.

Variations to the standards and materials provided below can be permitted with approval of the Community Development Director. Signage can be submitted with Design Review applications, or subsequent to approval of Design Review applications.

3.3 LANDSCAPING GUIDELINES
Landscape guidelines establish integrated and cohesive landscape design tools and guidelines responsive to the urban context and environmental conditions of the Project area. Development within the Specific Plan shall use the following guidance related to landscaping:
• Landscaping should be used to help define outdoor spaces, soften a structures appearance, and to screen parking, loading, storage, and equipment areas. • All landscaping shall utilize xeriscape practices in recognition of the desert climate.

Artificial turf is permitted within the project; however, it is not permitted along Calhoun Street and Avenue 43.
• Establish or enhance visual order of streetscapes, building perimeter landscaping and common open space areas.
• Avoid over-spray from automatic irrigation systems. Automatic drip irrigation systems shall not produce over-spray on surfaces outside the planting area. • All landscaping shall be maintained in a healthy and attractive state and shall be watered, weeded, generally maintained, and replaced (if necessary) by the property manager.
• Enhanced paving treatments shall be used for major entries into the site and intersections to highlight key areas of the streetscape. Such treatments shall be located at building entryways, open space areas and courtyards, pedestrian approaches to buildings, on-site crosswalks and driveways.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 850 of 1306 33 • Materials used in the construction of street furniture shall complement architectural materials used on adjacent buildings. Plastic and materials such as fiberglass are not allowed.

LANDSCAPE PALETTE
The plant palette will feature a variety of
trees, palms, shrubs, vines, and accents
featuring desert compatible species. Inert
materials and decorative pavers will also
be used to compliment natural
vegetation. Please see Appendix A for
complete Plant List.

Trees/Palms
Shrubs

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 851 of 1306 34 Accents and Vines
Inert Materials and Decorative Pavers

OPEN SPACE, RECREATION AND ON-SITE AMENITIES
The open space and recreational amenities include open retention areas, a number of parks (central, pocket, and grove parks) dog parks, community gardens, playgrounds, and pool/spas, designed to accommodate various needs and activity levels through their easy access, convenient connection to homes, and thoughtful designs. The open areas are designed with an intricate arrangement of functional and ornamental elements: plants and structures for shade and decoration; lawns, paths, and seating areas to play, relax, and rest.

The use of on-site pedestrian amenities, such as seating areas, firepits, pool area furniture, lighting, and trash receptacles, is encouraged. The elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features. Outdoor open spaces shall be designed to enhance the site and/or building as a place for pedestrians.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 852 of 1306 35 Avenue 43 Entry/ Central Park Area

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 853 of 1306 36 Central Park Amenities and Landscaping

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 854 of 1306 37 Central Park Clubhouse and Main Pool

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 855 of 1306 38 Typical Retention Area
Community Garden
Unit Mailboxes and Open Space

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 856 of 1306 39 4 INFRASTRUCTURE
The Calhoun and Avenue 43 Specific Plan occurs in an area of Indio which is predominantly developed. As such, most infrastructure, including flood control, water, sewer, and utilities, are in place in the area. It is expected that with implementation of the Specific Plan, minor relocations and on-site extensions will occur to service individual development components throughout the site. A detailed description of all existing and proposed infrastructure for the project is provided below.

4.1 DRAINAGE AND FLOOD CONTROL
Areas within Zone ‘X’ designation are acceptable for development and the finished floor elevations must be 1 foot above the 100 adjacent year storm water elevations. The entire project area is located within a Federal Emergency Management Agency (FEMA) Zone ‘X’ designation, as identified on Flood Insurance Rate Map (FIRM) map number 06065C2252H, dated March 8, 2018. Zone X is defined as “areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1-foot or with drainage areas less than 1 square mile.”
A Preliminary Drainage Report was prepared for this project by CVL and was based on the conceptual grading plans. The drainage concept is to provide retention basins and underground storage tanks for the 100-year, 24-hour storm event as required by the City of Indio. Runoff from the site will be conveyed to the retention basins by combination of private streets, overland flows and storm drain systems. Existing site topography, drainage patterns, and stormwater conveyance systems are shown on the Preliminary Grading Plan. A review of local mapping demonstrates that no offsite flows affect the project site, so there is no offsite hydrologic analysis.

4.2 PUBLIC UTILITIES
The infrastructure that will serve the development is described below and is designed to provide a coordinated system of public services to adequately serve the Project at full build out.

SEWER
Valley Sanitary District (VSD) is the sanitary sewer provider for this project is. The project is a single family for rent (SFFR) development that will have a private onsite sewer system.

The system will deliver effluent to an existing 27” sewer main in Avenue 43 that discharges into a 36” main in Golf Center Parkway. This 27” sewer is approximately 12’ deep and presents conditions where there will be shallow cover in some areas along the southern portion of the site. This private system will be subject to the approved plumbing code for the City of Indio and shall comply with VSD requirements where applicable. An appeal

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 857 of 1306 40 to the plumbing code adopted by Indio for shallow and/or flatter sewer (approximately 3’ of cover in service lines, and 4’ on main lines) may be required for this project.

The onsite wastewater system will be a mix of 8” sewer mains that will be connected to 6” and 4” service lines extended to individual units and/or cluster of units. It is anticipated that no additional offsite sewer to be required for this development.

WATER
The potable water provider for this project is Indio Water Authority (IWA). There is an existing 18” water in Avenue 43 that will serve this site and a new public water line will be required to be constructed in Calhoun Street to provide a secondary connection and provide a looped system. It is anticipated that the only offsite water main that will be required to serve this site will be within Calhoun Street.

The water system onsite will be private and there will two points of connection for the potable water and 2 separate master water meters, one at the entrance on Avenue 43 and at one of the entrances on Calhoun Street. A separate fire system will also have 2 separate connections with BFP’s and a looped system onsite consisting of 8” mains and that complies with the fire code. Each building will be required to be sprinkled; and the Community Center Building and the detached garages will require Fire Risers at each building.

This project may be required to pay the IWA Water Impact Fees in addition to the Supplemental Water Supply Fees.

OTHER UTILITIES
The site is served by the Imperial Irrigation District (IID) for electrical services and by Southern California Gas Company for natural gas. Solid waste and recycling services will be provided by Burrtec Waste and Recycling. Telecommunication services will be provided by Frontier Communications.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 858 of 1306 41 5 ADMINISTRATION AND

IMPLEMENTATION

5.1 APPLICATION REVIEW PROCESS
This Specific Plan is designed to provide guidance to developers and builders, City staff, and decision makers in realizing the objectives of the Project. The Calhoun and Avenue 43 Specific Plan acts as the overall concept plan for the Project. Planning Areas will be developed in phases, based on market conditions.

According to the Indio Zoning Code, Chapter 159.720, Design Review and Site Plan Review1, the Plan shall include the following data and maps:
(A) Name and address of the applicant;
(B) Statement that the applicant is the owner or the authorized agent of the owner of the property on which the use is proposed to be located. This provision shall not apply to a proposed public utility right-of-way;
(C) Address and legal description of the property;
(D) Statement indicating the precise manner of compliance with each of the applicable provisions of this title, together with any other date pertinent to the findings prerequisite to the granting of a conditional use permit, prescribed in this chapter;
(E) A list of all owners of property located within 300 feet of the exterior boundaries of the subject property; the list shall be keyed to a map showing the location of these properties;
(F) Plot plans and elevations, fully dimensioned, indicating the type and location of all buildings and structures, parking and landscape areas and signs. Elevation plans shall be of sufficient detail to indicate the type and color of materials to be employed and methods of illumination for signs. Screening, landscape and irrigation plans shall be included in the plans;
(G) The Community Development Director may require additional information or plans, if they are necessary, to enable a determination as to whether a conditional use permit should be granted or denied. The Community Development Director may authorize omissions of any or all of the plans and drawings required by this section if they are not necessary.

In addition to the Findings required for a Design Review, each phase must be consistent with this Specific Plan.
1 Ordinance 1155 passed 6-15-94.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 859 of 1306 42 5.2 SPECIFIC PLAN AMENDMENTS
Specific Plan Amendments required to clarify standards or guidelines, make interpretations of permitted uses, or otherwise required which do not change development standards in this Specific Plan may be made by the Community Development Director.

Any amendment which changes uses, density, maximum square footage or units, development standards or circulation within the Specific Plan shall require review by the Planning Commission and City Council.

5.3 FINANCING
The Project will be financed via private investment.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 860 of 1306 43 6 GENERAL PLAN

CONSISTENCY
California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Indio General Plan 2040 provides guidance for long-term growth and development in the City through comprehensive plans for future development.

Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as follows: “An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment.” This statement from the Governor’s Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan.

The discussion below details the Calhoun Specific Plan’s consistency with the goals and policies that are set forth in the City Indio General Plan 2040.

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

Policies
LU-1.1 Overall city structure. Establish a clearly defined City structure by:
• Infilling new residential neighborhoods arranged around neighborhood centers and community gathering spaces, such as schools and parks.

LU-1.2 Infill first.

Prioritize initial capital improvements and other public investments and guide private investments into the Downtown, Midtown, Jackson Neighborhood, and Avenue 42 Subarea first to limit expansion of the City’s urban footprint.

LU-1.3 Contiguous development.

When development occurs outside the Downtown, Midtown, and existing central neighborhoods, locate new development adjacent to Indio’s built environment to create a contiguous expansion of the City.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 861 of 1306 44 Consistency
The proposed Project is located in North Indio, near both the Jackson Neighborhoods and the Avenue 42 Subarea. The proposed development will infill a vacant site surrounded by existing residential neighborhoods centered on two parks: Cahuilla Park and George S. Patton Park. While not directly in the neighborhoods identified in LU-1.2, the Project will infill a currently vacant lot that is surrounded by residential and commercial development. The Project will bring investment to the existing North Indio neighborhood and will not cause any further expansion of the City’s urban footprint.

Public Realm
GOAL LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.

Policies
LU-2.1 Walkable neighborhoods.

Require all new neighborhoods to be pedestrian friendly by including features, such as short blocks, wide sidewalks, shaded streets, buildings that define and are oriented to streets or public spaces, traffic-calming features, convenient pedestrian street crossings, and safe streets designed for pedestrians, cyclists, and vehicles.

LU-2.2 Balanced land uses.

Maintain a balanced land use pattern to support a broad range of housing choices, retail businesses, employment opportunities, educational and cultural institutions, entertainment spaces, and other support uses and within long-established Indio neighborhoods and new growth areas.

LU-2.3 Access to amenities.

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

LU-2.4 New gathering spaces.

Require new developments to provide public parks, plazas, and squares that establish interesting gathering spaces in planned districts and neighborhoods. Require project developers to establish mechanisms, such as a Community Facilities District, to adequately maintain new parks, recreational facilitates, and infrastructure.

LU-2.7 Parking lot and prominent pathways.

Require trees, shade structures, and/or other cooling methods to provide comfortable walkways during hot months.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 862 of 1306 45 Consistency
The landscaping for the proposed Project includes sidewalks surrounded by trees, short blocks, and parks. Residential buildings define and are oriented to the streets and public spaces. These features help provide a pedestrian-friendly environmental within the proposed development. The Project is also within one-mile walking distance to the Indio Towne Center, which provides a mix of amenities, including grocery stores, restaurants, cafes, and pharmacies. It is also within a half-mile walking distance of existing public parks. Development facilitated by the Specific Plan will include amenities such as open space areas, dog parks, community gardens, shared pools, playgrounds, and barbeque/picnic areas.

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

Policies
LU-3.1 Streetscape design.

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

LU-3.2 Pedestrian focus on high volume streets.

Design the streetscape of high volume corridors to balance regional traffic flow with safe and convenient pedestrian movement.

LU-3.3 Parking frontages.

Require parking design standards that ensure parking areas do not dominate street frontages and are screened from public views whenever possible.

LU-3.4 Tree planting.

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

Consistency
High-quality landscape and architectural has been used for the proposed project to ensure that the development will have a consistent approach to street tree planting, sidewalk dimensions, and pedestrian amenities. Combined with high-quality mid-century design inspired building frontages, the streetscapes within and surrounding the project will be pedestrian-oriented. On high volume roads surrounding the project, namely Calhoun Street and Avenue 43, landscaped areas and meandering sidewalks with shade-providing trees will balance traffic flow with safe pedestrian movement. Parking is concentrated on the interior of the proposed development, and thus will not dominate exterior-facing street frontages. An internal system of landscaped walkways and courtyards will provide a safe and pleasant pedestrian experience in the development.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 863 of 1306 46 Parking will be mostly screened from pedestrian view along these walkways, tucked behind the housing units wherever possible.

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

Policies
LU-4.1 Quality design.

Use simple, urban building forms made with permanent materials with highquality detailing that stands the test of time.

LU4.2 Scale and articulation.

Use building organization and construction to derive scale and articulation rather than surface ornamentation.

LU-4.3 Building materials.

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

LU-4.4 Building entrances.

Use visual and physical design cues within a building’s design and entries to emphasize the building entrance and connections to public spaces.

LU-4.6 Climate-appropriate design.

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

Consistency
The designs proposed for the Project draw inspiration from simple and timeless midcentury design. Designs for the building facades use minimal surface ornamentation, instead using scale and articulation to emphasize the function of the building, including its entrances and connections to the outdoors. The mid-century aesthetic will be complimented by durable materials such as painted stucco, brick, masonry, and corrugated metal. Architectural details, such as roof overhangs and ramadas, provide interior solar control and shaded outdoor areas.

Policies
LU-4.7 Protect visual characteristics.

Protect Indio’s unique visual characteristics and views.

Consistency
The maximum building height for the proposed single- and multi-family buildings is 3 stories or 40 feet. While slightly taller than the surrounding neighborhoods’ predominantly singleand two-story housing, the project’s massing and architectural elements will be sensitive

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 864 of 1306 47 to the adjacent developments’ existing visual character and quality. Currently, there are no multi-story units planned directly adjacent to single-story residences in surrounding neighborhoods. With development of the project site, surrounding property’s views of the various mountain foothills will be reduced but not eliminated, and views of the mid-range and tops of the surrounding mountains will remain. The Specific Plan proposes landscaping and high-quality design features to minimize any visual degradation of the site and would provide an appropriate transition between the existing low density residential development and more intense residential uses proposed.

Goal LU-5: Connected Places. A network of transportation corridors throughout the city that provides a high level of connectivity for vehicles, bicyclists, and pedestrians.

Consistency
Development of the Project will include a well-connected street network for pedestrians, bicyclists, and vehicles within the planning area. It will also include improvements to the pedestrian, bicycle, and vehicle facilities on Calhoun Street and Avenue 43. Both planning areas will include multiple access points onto Calhoun Street and Avenue 43.

These improvements will ensure that the proposed Project enhances the overall level of connectivity in the neighborhood for all modes of transportation.

Neighborhoods
GOAL LU-7: New Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles.

Policies
LU-7.1 Complete neighborhoods.

Through the development entitlement process, ensure that all new Neighborhoods (areas with a “Neighborhood” General Plan Designation) are complete and well-structured such that the physical layout and land use mix promote walking to services, biking and transit use, are family friendly, and address the needs of multiple ages and physical abilities. New neighborhoods should have the following characteristics:
• Contain short, walkable block lengths.
• Contain a high level of connectivity for pedestrians, bicycles and vehicles where practicable.
• Organize around a central focal point such as a park, school, civic building or neighborhood retail such that most homes are no more than one quarter-mile from this focal point.
• Have goods and services within a short walking distance. • Contain a diversity of housing types, where possible. • Have homes with entries and windows facing the street. • Have a grid or modified grid street network (except where topography necessitates another street network layout).
• Provide a diversity of architectural styles.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 865 of 1306 48 LU-7.2 Balanced neighborhoods.

Within the allowed densities and housing types, promote and allow for a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. For development projects larger than five acres, require that a diversity of housing types be provided and that these housing types be mixed rather than segregated by unit type.

LU-7.4 Block size.

Require new neighborhoods to be designed with blocks length ranging from 400 or less to 800 feet consistent with the General Plan place type.

Exceptions can be made is mid-block pedestrian and bicycle connections are provided.

LU-7.5 Provision of sidewalks.

Except within designated Rural Estate areas, require sidewalks of at least five feet in width on at least one side of private and both sides of public streets in neighborhoods and prohibit obstructions, such as utility boxes, telephone poles, street signs, etc. that would impede sidewalk use.

LU-7.6 Tree-lined streets.

Require trees on both sides of at least 60 percent of new and existing streets within the project and on the project’s side of bordering streets, between the vehicle travel way and walkway at intervals averaging no more than 50-100 feet (excluding driveways and utility vaults). This standard shall apply whenever new streets are constructed or when existing streets and sidewalks are significantly rehabilitated with existing neighborhoods.

Ensuring the appropriate revenue stream to provide long-term maintenance.

LU-7.12 Access to parks and open spaces.

Require the design of new neighborhoods and, where feasible, retrofit existing neighborhoods, so that the majority of dwelling units are within a half-mile walking distance of a usable open space such as a tot-lot, neighborhood park, community park, or plaza/green.

Consistency
The Project proposes the development of complete neighborhoods. Houses, including a mix of single family and multi-family rental homes, will be organized around a central greenspace with outdoor recreation facilities, and will have entries and windows facing the street. Blocks are less than 800 feet, which is shorter than the suggested block length for Connected Neighborhoods, the General Plan place type. Neighborhoods blocks are a walkable length, are lined with sidewalks of at least five feet in width on at least one side of the building, and feature trees at intervals averaging no more than 50-100 feet.

Residents of the neighborhood will have access to the Indio Towne Center within one mile, as well as open space areas, dog parks, community gardens and other amenities within the project site.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 866 of 1306 49 Infrastructure
Goal LU-12: Infrastructure Provision. Existing and future residents and businesses are adequately services by public services and infrastructure.

Policies
LU-12.2 Adequate infrastructure.

Ensure adequate infrastructure and utilities service levels before approving new development
LU-12.3 Fair share.

Require new development to pay their fair share for required improvements to public services and infrastructure.

Consistency
Existing infrastructure, utilities, and public services have adequate capacity to accommodate the proposed development. The project will connect to existing public utilities, including existing Indio Water Authority (IWA) water system for domestic water, Valley Sanitary District (VSD) sewers for wastewater, Imperial Irrigation District (IID) infrastructure for electricity, Southern California Gas infrastructure for natural gas, and Frontier Communications lines for telecommunications. Drainage will be managed by onsite retention basins. As discussed in the Water Supply Assessment prepared for the project, as well as the hydrology section of the Initial Study, projected water demand for the project will be an insignificant portion of the IWA’s planned increases in demand, indicating that there will be adequate supply.

To ensure that the developer will pay their fair share of the impacts to school facilities caused by the population added by the Project, the developer will pay fees to the Desert Sands Unified School District. In addition to providing onsite recreation amenities, the developer will also be required to pay the City’s development impact fee for parks. The Project shall also pay its fair share financial contribution for the installment of a traffic signal at the intersection of Calhoun Street and Avenue 42 to alleviate future operational deficiencies caused by Project-related traffic volume increases.

MOBILITY
Complete Streets
Goal ME-1: Complete Streets. A City that embraces complete streets by providing streets that are safe and accessible by users of all ages and abilities.

Policies
ME-1.1 Vision
Utilize the layered networks approach to provide enhanced mobility for prioritized modes. This will guide investment along streets in the City.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 867 of 1306 50 ME-1.2 Users
Design and build streets that accommodate users of all ages and all abilities. This includes utilizing the layered networks approach to identify key modes that shall be prioritized and enhanced along streets.

ME-1.4 Street connectivity.

Encourage short block spacing for new development consistent with the Land Use and Community Design Element to enhance connectivity to neighborhoods. In key areas of the City (e.g. the pedestrian-priority areas, Downtown, Midtown, and the Festival District), work with existing land owners to improve connectivity for bicyclists and pedestrians.

Consistency
The project circulation plan supports the layered networks approach outlined in the City’s complete streets policies. The proposed Project includes the extension of Calhoun Street, the widening of Avenue 43, as well as sidewalk and bike lane improvements to both Avenue 43 and Calhoun Street between Hopi Avenue and Avenue 43. These improvements will meet the City’s plans for vehicular, pedestrian, and bicyclists travel on these streets. Within the development, local streets will accommodate vehicular circulation, while the network of walkways will accommodate safe and accessible active transportation for users of all ages and abilities. The short block spacing of up to 1,600 ft, or up to 2,200 ft where paseos or greenways are provided near the midpoint, will support connectivity within the development and with the adjacent communities.

HEALTH AND EQUITY
Healthy Neighborhoods
Goal HE-2: Healthy Neighborhood Design. Neighborhoods designed to encourage a healthy lifestyle for people of all ages, income levels, and cultural backgrounds.

Policies
HE-2.1 Neighborhood design.

Design neighborhoods to promote pedestrian and bicycle activity as alternatives to driving. This policy is implemented through the Land Use and Community Design Element.

HE-2.3 Universal park access.

Increase access to existing and proposed parks and open spaces. Apply universal design principles to ensure that people of any culture, age, size, weight, race, gender, and ability can experience an environment that promotes their health, safety, and welfare. This policy is implemented through the Parks, Recreation, and Open Space Element.

HE-2.4 Sidewalk network.

Design neighborhoods to facilitate social connectivity and walkability. This policy is implemented through the Mobility and the Land Use and Community Design Elements.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 868 of 1306 51 HE-2.5 Community engagement. During future neighborhood planning processes, encourage continuous participation by those who will be affected by the plan, including residents, property owners, and businesses, as well as the general public and interested groups. If possible, pursue public-private partnerships to implement projects and ensure long-term sustainability and benefits to the community.

Consistency
The project proposes a residential neighborhood with moderate density that will be amenable to active transportation within the development. The project will also include street improvements to vehicular, bicyclist, and pedestrian facilities on Calhoun Street and Avenue 43. Proximity, of less than one mile, to the Indio Towne Center, means that residents have walking and bicycling access to a range of services and amenities. Within the proposed project, amenities such as outdoor recreation spaces will be provided and universally accessible. The combination of relatively short blocks, tree-lined sidewalks, and shared outdoor spaces will facilitate social connectivity and walkability within the project. The Project will be available for public review and comment prior to approval, providing opportunity for participation by those who will be affected by the plan as well as the general public and interested groups.

PARKS, RECREATION AND OPEN SPACE
Parks
Goal PR-2: High-Quality Parks. High-quality parks and recreational facilities that promote community health and are safe and convenient to access.

Policies
PR-2.8 New development.

Ensure that new residential developments provide adequate on-site recreational and open space amenities consistent with the values and standards of the community and the needs of new development. Require projects to establish mechanisms, such as a Community Facilities District, to adequately maintain new parks and recreational facilities.

Consistency
The Project will provide on-site recreational, open spaces, including but not limited to:
lawns with shade structures, swimming pools, open areas, outdoor recreation spaces (e.g. activity lawns for volleyball and bocce), a half basketball court, a barbeque and picnic area, dog parks, and community gardens. Projects will require on-site property management to maintain recreational facilities and residential amenities.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 869 of 1306 52 CONSERVATION
Greenhouse Gas Emissions
Goal CE-1: Greenhouse Gas Emissions. Indio maintains a leadership role in the Coachella Valley by reducing greenhouse gas emission to support a resilient community.

Policies
CE-1.1 Reduction targets.

Establish greenhouse gas emission reduction targets in line with those of the State that call for reducing greenhouse gas emissions as follows:
• 1990 levels by 2020
• 40 percent below 1990 levels by 2030
• 60 percent below 1990 levels by 2040
Consistency
The City of Indio’s Climate Action Plan (CAP) plans for how to reach greenhouse gas emission reduction targets, including reaching 40% below 1990 levels by 2030. The goals and strategies in the CAP account for future development that is compliant with the 2040 General Plan Update. The project site is designated for “Connected Neighborhood” in the General Plan, which allows for residential densities of up to 20 DU/AC. The Specific Plan is consistent with the land use designation and density and is therefore compatible with the local air districts Air Quality Management Plan (AQMP) population projections used to establishes control strategies and guidance on regional emission reductions for air pollutants. The Specific Plan would be implemented in accordance with all applicable rules and regulations contained in the AQMP in an effort to meet the applicable air quality standards. It can thus be assumed that the Project will not inhibit the City’s ability to meet its reduction targets.

Water Conservation
Goal CE-2: Water Conservation. Sustainable domestic water facilities and water conservation measures to effectively meet current and future demand.

Policies
CE-2.3: New development requirements.

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

Energy Conservation and Renewables
Goal CE-3: Energy Efficiency, Conservation, and Renewables. Energy-efficient buildings and vehicles that use energy from renewable sources.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 870 of 1306 53 Policies
CE-3.8: Building energy use.

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

Consistency
Development of the proposed Project will comply with the most current Title 24 Energy Efficiency Standards (Energy Code) and Green Building Standards (CalGreen), which will ensure that the most efficient building technologies are used in order to maximize water conservation and energy efficiency. The project will comply with the mandatory requirements for solar readiness, per California Building Code Title 24, Part 6, Section 110.10.

Urban Forest
Goal CE-4: Urban Forest. A healthy and thriving urban forest that results in improved air and water quality, lower greenhouse gas emissions, and reduced energy use.

Policies
CE-4.5: New development requirements.

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

Consistency
The proposed development will incorporate street trees along sidewalks, roads, and parking. Landscaping will be maintained by the applicable property management companies.

Biological Resources
Goal CE-7: Biological Resources. The protection and conservation of sensitive biological resources.

Policies
CE-7.1 CVMSHCP and other regulations.

Implement the CVMSPHCP. Ensure development is consistent with federal, State, and regional regulations for habitat and species protection.

Consistency
A biological resources assessment was prepared for the Calhoun Specific Plan to meet CEQA requirements. Based on the biological resources assessment prepared for the project, mitigation measures will be implemented in order to conserve specifies that are conserved under the CVMSHCP and which may occur on-site: burrowing owl and nesting thrashers. These mitigation measures will ensure that the project is consistent with applicable federal, State, and regional regulations for habitat and species protection.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 871 of 1306 54 Cultural and Tribal Cultural Resources
Goal CE-8: Historic, Archaeological, and Paleontological Resources. Historic, archaeological and paleontological resources preserved for their scientific, educational, aesthetic, and cultural values.

Policies
CE-8.1: Site plan review.

Ensure adequate site plan review and mitigation measures are implemented for the development of sites with the potential to contain historic, archaeological, and paleontological resources.

CE-8.4: Monitoring.

Require monitoring on sites where grading has the potential to impact subsurface cultural and paleontological resources during excavation and construction activities.

Consistency
A cultural resources assessment was prepared for the Calhoun Specific Plan to meet CEQA requirements. Adequate site plan review and mitigation measures will be implemented for the proposed development should it have the potential to impact historic, archaeological, and paleontological resources. Based on the cultural resources assessment, if grading during excavation and construction is expected to have the potential to impact subsurface cultural and paleontological resources, then appropriate monitoring measures will be taken.

INFRASTRUCTURE AND PUBLIC FACILITIES
Surface and Subsurface Water Resources
Goal IE-1: Surface and Subsurface Water. Surface and subsurface water resources that meet or exceed established water quality standards.

Policies
IE-1.3: NPDES compliance
Ensure project developer compliance with the National Pollution Discharge Elimination System (NPDES) MS4 permit requirements.

Consistency
The proposed Project will be required to comply with Valley Stormwater District and National Pollution Discharge Elimination System regulations to minimize the pollutant load.

In order to meet these standards, a Water Quality Management Plan and Storm Water Pollution Prevention Plan will both be prepared and approved by the City of Indio prior to the initiation of construction activities.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 872 of 1306 55 SAFETY
Fire
Goal SE-3: Fire Safety. A community safe from the risk of fire and with appropriate fire response standards.

Policies
SE-3.8 Development applications.

Continue to review development applications for consistency with applicable fire and building code regulations, including emergency access/evacuation routes.

Seismic Hazards
Goal SE-4: Seismic Hazards. A community that is minimally affected and less vulnerable to earthquakes and seismic hazards.

Policies
SE-4.1 Development plan review.

Require all new structures to be designed in accordance with the most recent California Building Code adopted by City Council, including the provisions regarding seismic loads, lateral forces and grading and not built across the trace of an active fault.

SE-4.2 Technical reports.

Require submittal of applicable geotechnical reports prepared by qualifies professionals as part of the development review process.

Consistency
The proposed Project will be designed in accordance with the most recent California Building Code to mitigate safety risks associated with fires and seismic hazards. The Project is subject to review and approval by the fire department and by the city to ensure that the development is consistent with applicable fire regulations as well with Building Code provisions related to seismic hazards. As part of the review process, geotechnical reports will be submitted.

Climate Change and Community Resilience
Goal SE-5: Community Resilience. A Community that is prepared for the potential impacts of climate change.

Policies
SE-5.5 Neighborhood and building cooling.

Encourage new development and redevelopment to take steps to reduce the impacts of extreme heat events, including:
• Protect the City’s healthy trees and plant new ones to provide shade, increase carbon sequestration and purify the air.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 873 of 1306 56 • Shade public parks and open spaces, including bus shelters. • Support residential energy efficiency and weatherization programs. • Design buildings to use less cooling through passive heat and cooling techniques.

SE-5.6 Reduced water supplies.

When reviewing development proposals, consider the possibility of constrained futures water supplies and require enhanced water conservation measures.
• Ensure compliance with the landscape conservation ordinance. • Encourage the use of water conservation measures in new development beyond current requirements.
• Encourage the use of sustainable landscaping techniques. • Support recycled water use.

Consistency
The project will contribute new trees and plants, shaded areas, as well as parks and open spaces to the neighborhoods. Buildings will be constructed to maximize energy efficiency and cooling, as per the most recent Title 24 Energy Efficiency Standards (Energy Code) and Green Building Standards (CalGreen). As required by CEQA, a Water Supply Assessment (WSA) was prepared for the Project. The WSA found that IWA’s long-term water management planning ensures that adequate water supplies are available to meet the existing and future water needs, including the projected demand for the Project. The Project will be subject to the City of Indio/IWA Ordinance No.1684 (Water Efficient Landscape Development Standards, which establishes water-efficient landscape requirements for newly installed and renovated landscapes.

Flooding
Goal SE-6: Flood Hazards. A community that is minimally disrupted by flooding and inundation hazards.

Policies
SE-6.3 Hydrological studies in new development.

Require new development proposed to include as a condition of approval, hydrological and hydraulic studies prepared by a state-certified engineer with expertise in these kinds of studies, that assess the impact the new development will have on the flooding potential of existing development down-gradient. The studies shall provide mitigation measures to reduce this impact to an acceptable level.

Consistency
Hydrological studies will be prepared for the proposed Project and will be submitted for development review. The studies will assess the development’s potential impacts on flooding and will provide mitigation measures where appropriate.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 874 of 1306 57 NOISE
Noise Compatibility
Goal NE-1: Land Use compatibility. A City where noise exposure is minimized for those living, working, and visiting the community.

Policies
NE-1.2 Noise compatibility.

Apply the Noise Compatibility Matrix, shown in Table 11-1 [of General Plan], as a guide for planning and development decisions. The City will require projects involving new development or modifications to existing development to implement mitigations measures, where necessary, to reduce noise levels to at least the normally compatible range shown in the City’s Noise Compatibility Matrix shown in Table 11-1. Mitigation measure should focus on architectural features and building design and construction rather than site design features, such as excessive setbacks, berms, and sound walls, to maintain compatibility with adjacent and surrounding uses.

Noise Sources
Goal NE-3: Stationary Noise Sources. A City with minimal stationary source-generated noise levels.

Policies
NE-3.4 Construction noise.

Require development to minimize the exposure of neighboring properties to excessive noise levels from construction-related activity during all phases of construction.

Consistency
A noise study was prepared for the Specific Plan to evaluate the development’s potential exposure to noise from nearby sources, as well as the anticipated level of noise to be produced during the Project’s construction and operation. Where necessary, mitigation and monitoring will be implemented to minimize the exposure to excessive noise levels both on-site and for neighboring properties.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 875 of 1306

CALHOUN RENTAL PROJECT

INDIO, CA
CRERMG CALHOUN 29, LLC
Calhoun and Avenue 43

SHEET INDEX

ENGINEERING
Preliminary Grading & Drainage Plans1
Preliminary Grading & Drainage Plans2
Preliminary Sections3

ARCHITECTURAL
Site Plan A1.0
Floor Plan – UnitA A2.0A
Floor Plan – Unit A Duplex A2.0AD
Floor Plan – Unit B A2.1B
Floor Plan – Unit B Duplex A2.1BD
Floor Plan – Unit C A2.2C
Floor Plan – Unit C Duplex A2.2CD
Unit A & B Floor Plans A2.1
Unit C Floor Plans A2.2
Townhouse Type 1 Floor Plans A2.3
Townhouse Type II Floor Plans A2.4
Townhouse Type III Floor Plans A2.5
Townhouse Type IV Floor Plans A2.6
Townhouse Type V Floor Plans A2.7
Townhouse Type VI & VII Floor Plans A2.8
Townhouse Type VIII & X Floor Plans A2.9
Townhouse Type IX Floor Plans A2.10
Townhouse Type XI Floor Plans A2.11
Floor Plan – Clubhouse A2.12
Floor Plan – Garage A2.13
Exterior Elevations – Unit A A3.1A
Exterior Elevations – Unit A Duplex A3.1AD
Exterior Elevations – Unit B A3.2B
Exterior Elevations – Unit B Duplex A3.2BD
Exterior Elevations. – Unit C A3.3C
Exterior Elevations – Unit C Duplex A3.3CD
Exterior Elevations – Garage A3.4A
Building Type I Elevations A3.5
Building type II Elevations A3.6
Building Type III Elevations A3.7
Building Type IV Elevations A3.8
Building Type V Elevations A3.9
Building Type VI Elevations A3.10
Building Type VII Elevations A3.11
Building Type VIII Elevations A3.12
Building Type IX Elevations A3.13
Building Type X Elevations A3.14
Building Type XI Elevations A3.15
Exterior Elevations – Clubhouse A3.16
Material Boards (19 pages) Single Family Residence 1 Bed Single Family Residence 1 Bed Duplex Single Family Residence 2 Bed Single Family Residence 2 Bed Duplex Single Family Residence 3 Bed Single Family Residence 3 Bed Duplex Garage Single Family
Residence Type 1 Townhomes
Single Family Residence Type II Townhomes
Single Family Residence Type III Townhomes
Single Family Residence Type IV Townhomes
Single Family Residence Type V Townhomes
Single Family Residence Type VI Townhomes
Single Family Residence Type VII Townhomes
Single Family Residence Type VIII Townhomes
Single Family Residence Type IV Townhomes
Single Family Residence Type X Townhomes
Single Family Residence Type XI Townhomes
Single Family Residence Clubhouse
Townhome Door Colors (4 pages)

LANDSCAPING
Landscape Conceptual Plan L1.0
Plant Palette L2.0
Key Map L3.0
Central Park North and Clubhouse L4.0
Central Park South L5.0
Ramadas, Pool Areas and Community Garden L6.0
Elevations L7.0
Entry Features L8.0
Walls and Fences L9.0
Sections L10.0
Signage/Site Furnishings Playground Backyard Typical L11.0 Phasing Plan

D D D D
AVENUE 43 CALHOUN PRELIMINARY GRADING & DRAINAGE PLANS
CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc.

SHEET
OF Printed By: ShelbyS Print Date: October 12, 2022 Filename: N:\Mexico\Engineering\0377201\CADD\Preliminary\DS.PRE.GRAD.dwg DATE NO. REVISION INDIO CALHOUN SFFR INDIO, CALIFORNIA M. OLSEN
01-03772023
© 2022 Coe & Van Loo II L.L.C. All rights reserved to
reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com 10/12/22 PROJECT NO. 01-0377202 EXP. 12/31/22 CALL 811 TOLL FREE AT LEAST 2 WORKING DAYS BEFORE YOU DIG

UNDERGROUND SERVICE ALERT
LEGEND

REAL PROPERTY IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

LOTS 1, 2 AND 3 OF BLOCK 4 OF WEARE SUBDIVISION, IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, PER MAP RECORDED IN BOOK 2, PAGE 47, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

TOGETHER WITH THE WEST ONE-HALF OF WEARE STREET, AS VACATED BY DOCUMENT RECORDED APRIL 19, 1966 A INSTRUMENT NO. 40884 OF OFFICIAL

RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, LYING EASTERLY AND ADJACENT TO SAID LAND. BASIS OF BEARING: THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA STATE PLANE COORDINATE SYSTEM, CCS83, ZONE 6, BASED LOCALLY ON CONTROL STATIONS COTD AND P491, NAD 83(NSRS2011) EPOCH 2010.00 AS SHOWN HEREON. ALL BEARINGS SHOWN ON THIS MAP ARE GRID. QUOTED BEARINGS AND DISTANCES

FROM REFERENCE MAPS OR DEEDS ARE AS SHOWN PER THAT RECORD REFERENCE. ALL DISTANCES SHOWN ARE GROUND DISTANCES UNLESS SPECIFIED OTHERWISE. GRID DISTANCES, MAY BE OBTAINED BY MULTIPLYING THE GROUND DISTANCE BY A COMBINATION FACTOR OF 0.9999848920.

PROJECT ADDRESS: CALHOUN STREET AND AVENUE 43, INDIO, CA 92203 APN: 692-060-006-9, 692-060-007-0 & 692-060-008-1 ZONING: EXISTING: RL APN: 692-060-006-9, 692-060-007-0 &
692-060-008-1 LOT AREA: GROSS AREA: 29.1 AC (1,267,596 SF) NET AREA: 27.4 AC (1,193,811 SF) BUILDING HEIGHT: PROPOSED: 1 AND 2 STORIES DEVELOPMENT SUMMARY: DENSITY: 11.68 DU/AC NUMBER OF UNITS: 340 IN TOTAL 1-BEDROOM: 111 (33%) 2-BEDROOM: 129 (38%)
3-BEDROOM: 100 (29%) PARKING: GARAGE: 295 COVERED: 344 UNCOVERED: 63 ADA SPACE: 3 LEGAL DESCRIPTION:

OWNER: McRAE GROUP OF COMPANIES ANDREA SEPULVEDA
8800 N. GAINEY DR., STE. 255
SCOTTSDALE, AZ 85258 P: 602.421.2221 E: [email protected] D ENGINEER: COE & VAN LOO CONSULTANTS, INC. MATT OLSEN
4550 N. 12TH ST. PHOENIX, AZ 85014 P: 602.805.7554 E: [email protected] SEE SHEET 2, TOP LEFT SEE SHEET 2, RIGHT
SEE SHEET 2, BOTTOM LEFT 1
BENCHMARK: CITY OF INDIO BENCHMARK 110. ELEVATION = 513.13 FEET. 40' 20' 40' SCALE: 1" = 40' 0 AVENUE 43 JACKSON STREET
THIS

PROJECT
AVENUE 42 SONNY BONO MEMORIAL FREEWAY GOLF CENTER PARKWAY CALHOUN STREET

VICINITY MAP
(NOT-TO-SCALE)

RETENTION TANKS

D D D D D PRELIMINARY GRADING & DRAINAGE PLANS
CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc.

SHEET
OF Printed By: ShelbyS Print Date: October 12, 2022 Filename: N:\Mexico\Engineering\0377201\CADD\Preliminary\DS.PRE.GRAD.dwg DATE NO. REVISION INDIO CALHOUN SFFR INDIO, CALIFORNIA M. OLSEN
01-03772023
© 2022 Coe & Van Loo II L.L.C. All rights reserved to
reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com 10/12/22 PROJECT NO. 01-0377202 EXP. 12/31/22 CALL 811 TOLL FREE AT LEAST 2 WORKING DAYS BEFORE YOU DIG

UNDERGROUND SERVICE ALERT
SEE SHEET 1
SEE SHEET 1 SEE THIS SHEET, TOP LEFT SEE THIS SHEET, BOTTOM LEFT SEE SHEET 1

SEE THIS SHEET, BOTTOM LEFT
SEE THIS SHEET, RIGHT 2

RETENTION TANKS
40' 20' 40' SCALE: 1" = 40' 0 Page 79 of 458 AGENDA ITEM #10.1 Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 878 of 1306 N.T.S.

N.T.S.

N.T.S.

N.T.S.

N.T.S.

N.T.S.

PROPOSED ACCESS LANE WITH PARKING & GARAGE ACCESS

LOOKING NORTH

PROPOSED ACCESS LANE WITH UNIT

ACCESS LOOKING NORTH OR EAST

PROPOSED NORTH ENTRANCE - LOOKING NORTH

PROPOSED ACCESS LANE

LOOKING NORTH OR EAST
PROPOSED AVENUE 43 - LOOKING EAST

PROPOSED CALHOUN STREET - LOOKING NORTH
CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc.

SHEET
OF Printed By: ShelbyS Print Date: October 12, 2022 Filename: N:\Mexico\Engineering\0377201\CADD\Preliminary\DS.PRE.SECTIONS.dwg DATE NO. REVISION INDIO CALHOUN SFFR INDIO, CALIFORNIA M. OLSEN
01-0377202
© 2022 Coe & Van Loo II L.L.C. All rights reserved to
reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com 10/12/22 PROJECT NO. 01-0377202 3 PRELIMINARY SECTIONS
EXP. 12/31/22 CALL 811 TOLL FREE AT LEAST 2 WORKING DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT 3 Page 80 of 458 AGENDA ITEM #10.1 Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 879 of 1306

D D D D D D D D D
AVENUE 43 CALHOUN
ENGINEER:

COE & VAN LOO CONSULTANTS, INC.

MATT OLSEN
4550 N. 12TH ST.

PHOENIX, AZ 85014
P: 602.805.7554
E: [email protected]
60' 30' 60'
SCALE: 1" = 60' 0
AVENUE 43 JACKSON STREET
THIS

PROJECT
AVENUE 42 SONNY BONO MEMORIAL FREEWAY GOLF CENTER PARKWAY CALHOUN STREET CELEBRATING60 YEARS

VICINITY MAP
(NOT-TO-SCALE)
PHASE 2 PHASE 3
'A' SUB-PHASE
'B' SUB-PHASE
'C' SUB-PHASE
LEGEND

PHASE BOUNDARY
PHASE 1
PHASE 5
PHASE 6
PHASE 4
PHASE 7

PHASING NOTES
PHASE 1
- CLUBHOUSE & LEASING OFFICE CONSTRUCTION
INCLUDED IN PHASE 1
- MASS GRADING FOR ENTIRE SITE AND UNDERGROUND
STORAGE TANKS INCLUDED IN PHASE 1
- PHASE 1 TO INCLUDE AVENUE 43 IMPROVEMENTS TO

CALHOUN
- WATER AND SEWER CONFINED TO PHASE 1 LIMITS
PHASE 2
- ALL WATER AND SEWER IN PHASE 2 MAY NEED TO BE

COMPLETED TO SERVE OTHER SUB-PHASES
- PHASE 2 SERVICES TO PROVIDE SECONDARY ACCESS

AND WATER CONNECTIONS TO CALHOUN
- CALHOUN TO THE NORTH ENTRANCE WILL BE INCLUDED
IN PHASE 2
PHASE 3
- ALL WATER AND SEWER IN PHASE 3 MAY NEED TO BE

COMPLETED TO SERVE OTHER SUB-PHASES
PHASE 5
- WILL NEED TO CONSTRUCT SEWER WITHIN PHASE 6 TO
SERVE PHASE 5
- THIS PHASE WILL INCLUDE THE REMAINDER OF CALHOUN
18 UNITS 18 UNITS
20 UNITS 26 UNITS 16 UNITS 16 UNITS 26 UNITS 15 UNITS
7 UNITS 16 UNITS
14 UNITS
22 UNITS 18 UNITS
26 UNITS 21 UNITS
18 UNITS 24 UNITS 19 UNITS

CLUBHOUSE
& LEASING
OFFICE

SITE INFORMATION:

ZONING: RL - RESIDENTIAL LOW
LOT COVERAGE ALLOWED: 50%
BUILDING SETBACKS (S.B.):

FRONT 15'
WEST SIDE 15'
EAST SIDE 30'
REAR 10'
DENSITY: 11.68 DU/AC
STORIES: 1 AND 2

PROJECT DATA
BUILDING AND SITE BASICS:

PROJECT ADDRESS: AVENUE 43 AND CALHOUN
INDIO, CALIFORNIA, 92203
ASSESSORS PARCEL #: PARCEL 1 / 692-060-006-9
PARCEL 2 / 692-060-007-0
PARCEL 3 / 692-060-008-1
LOT AREA: PARCEL 1 / 430,372.8 S.F., 9.88 ACRES
PARCEL 2 / 418,611.6 S.F., 9.61 ACRES
PARCEL 3 / 418,611.6 S.F., 9.61 ACRES
TOTAL LOT AREA: 1,267,596 S.F., 29.1 ACRES
AVENUE 43

JACKSON STREET

THIS PROJECT

VICINITY MAP
north
AVENUE 42

SONNY BONO MEMORIAL FREEWAY

GOLF CENTER PARKWAY

CALHOUN STREET
# OF DUPLEX VS. DETACHED UNITS
1 BEDROOM
2 BEDROOM
3 BEDROOM

DUPLEX SINGLE
38 14
42 43
28 30

REAL PROPERTY IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

LOTS 1, 2 AND 3 OF BLOCK 4 OF WEARE SUBDIVISION, IN THE CITY OF

INDIO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, A PER MAP RECORDED IN BOOK 2, PAGE 47, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

TOGETHER WITH THE WEST ONE-HALF OF WEARE STREET, AS VACATED BY DOCUMENT RECORDED APRIL 19, 1966 A INSTRUMENT NO. 40884 OF

OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, LYING EASTERLY AND ADJACENT TO SAID LAND.

LEGAL DESCRIPTION
AVENUE 43

CALHOUN

CLUBHOUSE &

LEASING OFFICE

BUILDING TYPE VI

BUILDING TYPE X

BUILDING TYPE II

BUILDING TYPE I BUILDING TYPE I

BUILDING TYPE I

BUILDING TYPE V BUILDING TYPE II

BUILDING TYPE II

BUILDING TYPE II

BUILDING TYPE III

BUILDING TYPE III

BUILDING TYPE VI

BUILDING TYPE VI BUILDING TYPE VII

BUILDING TYPE VIII

BUILDING TYPE IX

BUILDING TYPE XI BUILDING TYPE II

BUILDING TYPE IV

BUILDING TYPE III
N109
N103
N101
N104
N105
N110
N106
N107 N108
N110
REQ'D STR. DEDICATION
35'
REQ'D STR. DEDICATION
35'
S.B.
30'
S.B.
15'
S.B.
15'
L.S.
10'
TYP.
26' - 0"
N111
N111
N111 N111
N111
N111
N112
N113 N113
N113
N114
N114
N114
N114
N114 N114
N114
N114
N114
N114
N113
N115
N114
N113
N114
TYP
26' - 0"129' - 11"
TYP
26' - 0"
TYP
26' - 0"
TYP
26' - 0"
TYP
26' - 0"
2' TYP
20' 10' 24'
26' 10' 20'
TYP
26' - 0"
N115
N115
N116
N116
N108
21'
N117
N117 N112
N106
N118
N119 N120
5' 11'
N110
16'
TYP
2' OVERHANG
6'
5'
4'
TYP
9'
4'
5'
5'
6'
4'
5'
5'
6'
4'
5'
6'
6'
5'
4'
5'
5'
6'
5'
4'4' 4'
6' 4'
5'
4'
5'
6'
5'
5'
4'
5'
4'
6'
5'
4'
5'
6'
5'
4'
5'
5'
4'
5'
6'
5'
5' 5'
4' 4'
5'
5'
5'
4'
5'
4'
5' 5' 5'
4'
5'
5' 5' 4'
5'
4'
5'
6'
5'
5'
6'
5'
5'
5'
5'
5'
6'
5'
5'
5'
5' 6'
4'
6'
5'
6'
5'
5'
6'
9'
9'
18'
S.B.
15'
50'
50'
P.U.E.
10'
40'
P.U.E.
10'
P.U.E. 10' SHEET KEYED NOTES

THIS PROJECT CONSISTS OF DEVELOPING EXISTING VACANT LAND FOR RENT ONLY DWELLING UNITS AND AMENITIES. THERE IS A MIX OF

TOWNHOMES, SINGLE FAMILY ATTACHED AND SINGLE FAMILY DETACHED DWELLING TYPES. THE DWELLINGS ARE A MIX OF ONE, TWO AND THREE BEDROOM UNITS. ALL SINGLE FAMILY DWELLINGS ARE ONE-STORY, WHILE THE TOWNHOMES ARE 2 STORY UNITS WITH ATTACHED ONE OR TWO CAR GARAGES. ONSITE AMENITIES WILL INCLUDE OPEN TURF AREAS, DOG PARK, 3 POOLS, GAME COURTS AND A CLUBHOUSE THAT INCLUDES A

LOUNGE, LEASING OFFICE, EXERCISE ROOM AND PACKAGE ROOM

PROJECT NARRATIVE
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831
www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D.

BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019 Phase:

Drawn By:

Reviewed By:

SDI Project No:

Date:

Sheet: N.F.C.

NOT FOR CONSTRUCTION

NOT FOR CONSTRUCTION

REVISIONS
07/31/2023

S Y N E C T I C

D E S I G N
1111 West University
Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
6/7/2023 10:37:37 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_Central22_360.rvt AVENUE 43 SFR & TOWNHOMES

DESIGN REVIEW
AVENUE 43 AND CALHOUN RD

INDIO, CA

DESIGN REVIEW
ANS
LDB
4212
06/07/2023

ARCHITECTURAL SITE PLAN
A1.006/07/2023

PRELIMINARY UNIT MIX SCHEDULE

UNIT DESIGN

TOTAL UNIT
GSF

TOTAL LEASEABLE
SF
# OF
UNITS MIX %
A 1 BDRM/ 1 BATH 38740 SF 36452 SF 52 15%
1 BDRM/ 1 BATH: 52 38740 SF 36452 SF 52 15%
TH-A 2 BDRM/ 1 BATH 65667 SF 61183 SF 59 17%
2 BDRM/ 1 BATH: 59 65667 SF 61183 SF 59 17%
B 2 BDRM/ 2 BATH 94690 SF 92650 SF 85 25%
TH-B 2 BDRM/ 2 BATH 57068 SF 53768 SF 44 13%
2 BDRM/ 2 BATH: 129 151758 SF 146418 SF 129 38%
C 3 BDRM/ 2 BATH 75632 SF 72268 SF 58 17%
TH-C 3 BDRM/ 2 BATH 60774 SF 57372 SF 42 12%
3 BDRM/ 2 BATH: 100 136406 SF 129640 SF 100 29%
PROJECT TOTALS 392571 SF 373693 SF 340 100%

PARKING PROVIDED

TYPE OF SPACE
# OF
SPACES
ADA SPACE 3
COVERED SPACE 344
GARAGE SPACE 295
Required Loading Space 1
SURFACE SPACE 63
TOTAL 706

PARKING REQUIREMENTS
PER INDIO, CA CODE OF ORDINANCE 159.656 PARKING SCHEDULE:

ONE ASSIGNED SPACE PER UNIT IN A GARAGE, PLUS ONE HALF

SPACE PER ONE BEDROOM UNIT AND ONE SPACE PER TWO OR MORE BEDROOM UNIT; ALTERNATIVELY ANY OWNERSHIP UNIT REQUIRES AT LEAST A 20 FOOT BY 20 FOOT GARAGE SPACE.

IN ADDITION TO THE STANDARD REQUIREMENTS, ONE ADDITIONAL

OFF STREET PARKING SPACE PER FIVE UNITS SHALL BE PROVIDED AND RESERVED AS GUEST PARKING.

PARKING REQUIRED
ASSIGNED:

TOWNHOMES:

GARAGE: 145 SPACES REQUIRED (1 PER TOWNHOME)
SFR ONLY:

ONE BEDROOM: 52 x 1.5 = 78 SPACES REQUIRED
TWO AND THREE BEDROOM: 143 x 2 = 286 SPACES REQUIRED
GUEST:
340/5= 68 GUEST PARKING SPACES REQUIRED
TOTAL SPACES REQUIRED (145+78+286+68): 577
TOTAL REQUIRED COVERED SPACES: 182 SPACES
(364 (TOTAL SFR SPACES) x 50% = 182)
1" = 60'-0"
1 Site Plan - First Floor
N101 6" VERTICAL CONCRETE CURBING TYPICAL AT PAVED SURFACE BORDER N103 PEDESTRIAN ACCESSIBLE ADA CURB RAMP (TYP)
N104 WALKWAY CONCRETE (TYP)
N105 PEDESTRIAN ACCESS GATE
N106 GAME COURT
N107 UNIT VIEW FENCE
N108 REFUSE AND RECYCLE ENCLOSURES (TYP)
N109 CALL BOX FOR NON-RESIDENT ACCESS
N110 COMMUNITY POOL
N111 VEHICLE GATE
N112 FIRE HYDRANT (TYP)
N113 ENHANCED LANDSCAPE AREA AND RETENTION. SEE CIVIL AND

LANDSCAPE FOR ADDITIONAL INFORMATION
N114 RETENTION AREA, SEE CIVIL FOR ADDITIONAL INFORMATION N115 ENHANCED LANDSCAPE AREA, SEE LANDSCAPE DRAWINGS FOR

ADDITIONAL INFORMATION
N116 PEDESTRIAN CROSSING AT DRIVEWAY, TO BE ENHANCED. SEE

LANDSCAPE FOR ADDITIONAL INFORMATION (TYP)
N117 INDICATES TURNING RADIUS NEEDED FOR FIRE TRUCKS (TYP) N118 SPA
N119 POOL EQUIPMENT
N120 STORAGE

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 882 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 883 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 884 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 885 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 886 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 887 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 888 of 1306

BEDROOM
104

KITCHEN
103

LIVING ROOM
102
BATH
105

UTILITY
107
3' - 3" 26' - 11"
10' - 10 1/2" 2' - 4 1/2" 7' - 6 1/2" 1' - 8 1/2"
15' - 11" 1' - 9" 2' - 2 1/2" 4' - 0 1/2" 4' - 9"
17' - 8" 11' - 0"
11' - 1 1/2" 17' - 6 1/2"
22' - 6" 7' - 8"
28' - 8"
30' - 2"
28' - 8"
30' - 2"
CLOSET
108
ENTRY
101
CLOSET
106
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 12:53:23 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-01-01-01-0692GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16
FLOOR PLAN - UNIT A A2.0A09/16/2022
1/4" = 1'-0"
1 Floor Plan

15' - 10 1/2" 3' - 11" 2' - 1 1/2" 7' - 1 5/8" 12' - 9 5/8" 15' - 7" 1' - 9" 3' - 1" 4' - 4 1/2" 2' - 4 1/2" 10' - 11" 7' - 4" 57' - 5 1/4"
29' - 10"
17' - 8" 22' - 1 1/4" 17' - 8"
11' - 1 1/2" 35' - 2 1/4" 11' - 1 1/2"
3' - 3" 26' - 7"

KITCHEN
103

LIVING ROOM
102

BEDROOM
104

BEDROOM
116

KITCHEN
117

LIVING ROOM
115
ENTRY
118
ENTRY
101 BATH
105
BATH
119
CLOSET
120
CLOSET
106

UTILITY
121

UTILITY
107
CLOSET
122
CLOSET
123
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 1:00:44 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-01-01-01-1384GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16

FLOOR PLAN - UNIT A
DUPLEX A2.0AD09/16/2022
1/4" = 1'-0"
1 Floor Plan

KITCHEN
103
MASTER

BEDROOM
113
MASTER
BATH
114
W.I.C.
115

LIVING ROOM
102

BEDROOM
108
CLOSET
104

UTILITY
107
10' - 2" 36' - 4 1/2"
15' - 9" 15' - 6"
8' - 6" 30' - 9" 7' - 3 1/2"
26' - 5 1/2" 4' - 9 1/2" 3' - 5 1/2" 2' - 3" 5' - 3" 5' - 5 1/2" 7' - 10" 1' - 10" 10' - 3 1/2" 10' - 4 1/2" 5' - 4 1/2" 10' - 8 1/2"
31' - 3"
46' - 6 1/2"46' - 6 1/2"
31' - 3"
5' - 8" 4' - 8" 5' - 4" 15' - 6"
ENTRY
101
CLOSET
116
BATH
110
PORCH
100
PATIO
108
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 1:10:53 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-02-01-01-1062GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16
FLOOR PLAN - UNIT B A2.1B09/14/2022
1/4" = 1'-0"
1 Floor Plan

26' - 5 1/2" 5' - 0 1/2" 4' - 8" 26' - 5 1/2"
15' - 9" 31' - 6" 15' - 4 1/2"
62' - 7 1/2"
10' - 2" 36' - 4 1/2"10' - 2" 36' - 4 1/2"
10' - 4" 5' - 4 1/2" 10' - 9" 5' - 8 1/2" 3' - 1 1/2" 2' - 1 1/2" 5' - 5 1/2" 7' - 10" 12' - 1 1/2" 11' - 10 1/2" 3' - 10" 15' - 11 1/2" 15' - 7" 15' - 5" 3' - 5 1/2" 7' - 6" 5' - 5 1/2" 7' - 10" 12' - 1 1/2" 11' - 0 1/2" 5' - 4 1/2" 10' - 0 1/2"
46' - 6 1/2"
MASTER

BEDROOM
113

BEDROOM
108
BATH
110
W.I.C
114
MASTER
BATH
115
CLOSET
104

LIVING ROOM
102

LIVING ROOM
105

KITCHEN
106
ENTRY
109
MASTER

BEDROOM
120
W.I.C.
121
MASTER
BATH
122

BEDROOM
123
BATH
118
CLOSET
124 UTILITY
116

KITCHEN
103

UTILITY
107
CLOSET
116
ENTRY
101
PORCH
100
PORCH
119
PATIO
108
PATIO
117
CLOSET
125
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 1:17:12 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-02-01-01-2124GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16

FLOOR PLAN - UNIT B
DUPLEX A2.1BD09/16/2022
1/4" = 1'-0"
1 Floor Plan

LIVING ROOM
103

KITCHEN
102

UTILITY
107
CLOSET
104

BEDROOM
108
BATH
110

BEDROOM
111
CLOSET
112
MASTER
BATH
114
W.I.C.
115
MASTER

BEDROOM
113
46' - 9"
15' - 9" 15' - 6"
8' - 6" 30' - 9" 7' - 6"
26' - 5 1/2" 4' - 9 1/2" 3' - 5 1/2" 2' - 3" 5' - 3" 5' - 5 1/2" 5' - 2" 5' - 2 1/2" 7' - 10" 12' - 1 1/2" 10' - 4" 5' - 4 1/2" 7' - 1" 3' - 8"
31' - 3"
46' - 9"
31' - 3"
5' - 8" 4' - 8" 5' - 4" 15' - 6"
ENTRY
101
CLOSET
117
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 2:30:24 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-03-01-01-1258GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16
FLOOR PLAN - UNIT C A2.2C09/16/2022
1/4" = 1'-0"
1 Floor Plan

MASTER

BEDROOM
113
MASTER

BEDROOM
106
W.I.C.
115
MASTER
BATH
114

LIVING ROOM
103

KITCHEN
102

BEDROOM
118

BEDROOM
111
BATH
110
BATH
105

BEDROOM
117 BEDROOM
108
CLOSET
104
CLOSET
120
CLOSET
112
CLOSET
119

LIVING ROOM
121

KITCHEN
122
ENTRY
123

UTILITY
124
15' - 9" 15' - 9" 15' - 4 1/2" 15' - 9"
26' - 5 1/2" 5' - 0 1/2" 4' - 8" 26' - 5 1/2"
46' - 9"
5' - 8 1/2" 5' - 3" 5' - 5 1/2" 5' - 2" 5' - 2 1/2" 7' - 10" 12' - 1 1/2" 10' - 11 1/2" 5' - 5 1/2" 10' - 4 1/2" 7' - 10" 12' - 1 1/2" 10' - 0 1/2" 5' - 4 1/2" 11' - 0 1/2" 11' - 0 1/2" 5' - 4 1/2" 10' - 0 1/2" 62' - 7 1/2"
62' - 7 1/2"
W.I.C.
126
MASTER
BATH
125
5' - 8" 4' - 8" 5' - 4" 16' - 0" 15' - 6" 5' - 4" 4' - 8" 5' - 4 1/2" CLOSET
129 UTILITY
107
ENTRY
101
CLOSET
132
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/14/2022 2:53:31 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-03-01-01-2557GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16

FLOOR PLAN - UNIT C
DUPLEX A2.2CD09/16/2022
1/4" = 1'-0"
1 Floor Plan

WH
WH
GARAGE
MECH
POWDER
LIVING
ROOM

KITCHEN
20' - 4 3/8" 23' - 3" 5' - 6 1/2"
7' - 4 1/2" 3' - 4 1/2" 14' - 10 1/2" 10' - 6 1/2"
6' - 0" 9' - 10 3/4"
10' - 7"
9' - 11 1/4"
3' - 7 1/4"
BEDROOM 1
HALL
BATH
BEDROOM 2
11' - 7 1/2" 19' - 2 1/2" 12' - 9 1/2" 5' - 6 1/2"
10' - 6 1/2" 7' - 9 1/2"
6' - 0" 9' - 10 3/4"
2' - 8 5/8"
6' - 11 7/8" 2' - 7" 5' - 11 3/4"
2' - 8" 5' - 10 3/4"
GARAGE
CLOSET
MECH
BATH
MASTER

BEDROOM
ENTRY
20' - 0" 3' - 5" 7' - 5" 12' - 10" 5' - 6"
7' - 9" 12' - 10"
11' - 0"
3' - 8" 10' - 9"
CLOSET BEDROOM 2
BATH
HALL
HALL

KITCHEN
LIVING
ROOM
DINING
7' - 9" 12' - 10"
13' - 7 1/2" 1' - 1 3/8" 5' - 6 5/8" 3' - 5" 2' - 8 1/2" 3' - 8 1/4" 3' - 8 1/8" 3' - 6 3/8"
2 5/8"
10' - 0 3/4"
5' - 2 5/8" 44' - 0 5/8"
10' - 8 5/8"
3' - 3 1/2" 3' - 4 1/2"
8' - 0"
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:08 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

UNIT A & B FLOOR
PLANS A2.109/16/2022
1/4" = 1'-0"
1 UNIT TYPE A GROUND LEVEL
1/4" = 1'-0"
2 UNIT TYPE A SECOND LEVEL
1/4" = 1'-0"
3 UNIT TYPE B GROUND LEVEL
1/4" = 1'-0"
4 UNIT TYPE B SECOND LEVEL

WH
MASTER

BEDROOM
ENTRY

CLOSET BATH
MECH
GARAGE
7' - 9 1/8" 13' - 2 5/8"
4' - 2 1/8" 10' - 9"
20' - 11 3/4"
43' - 2 5/8" 10' - 8 5/8"
53' - 11 1/4"
5' - 2 5/8" 48' - 8 5/8"
22' - 6 1/8" 3' - 5" 3' - 5" 4' - 0"
DINING
LIVING
ROOM

KITCHEN
BATH

CLOSET CLOSET
BEDROOM 2 BEDROOM 3
HALL
HALL
3' - 8 1/4" 2' - 8 1/2" 3' - 5" 6' - 8" 4' - 7" 11' - 3 1/8" 10' - 4 1/8" 10' - 7 5/8"
CLEAR
3' - 0"
CLEAR
3' - 0"3' - 7"
3' - 8 3/4" 3' - 9" 3' - 1 7/8" 6' - 10 7/8"
7' - 9" 12' - 10"
5' - 2 5/8" 48' - 8 5/8"
10' - 8 5/8"
4' - 0 1/4"
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:11 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16
UNIT C FLOOR PLANS A2.209/16/2022
1/4" = 1'-0"
1 UNIT TYPE C GROUND LEVEL
1/4" = 1'-0"
2 UNIT TYPE C SECOND LEVEL

WH WH WH WH WH WH
WH WH

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM
140' - 3 1/2"
49' - 3 1/8"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:14 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16
TH TYPE I FLOOR PLANS A2.309/16/2022
1/8" = 1'-0"
1 TH I GROUND LEVEL
1/8" = 1'-0"
2 TH I SECOND LEVEL

WH WH WH WH

WH WH WH WH

WH WH WH WH

WH WH WH WH

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM
168' - 5"
53' - 11 1/8"

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:18 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16
TH TYPE II FLOOR PLANS A2.409/16/2022
1/8" = 1'-0"
1 TH II GROUND LEVEL
1/8" = 1'-0"
2 TH II SECOND LEVEL

WH WH WH WH

WH WH WH WH

WH WH WH WH

WH WH WH WH
53' - 11 1/8"
149' - 8"

UNIT TYPE C -
3 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE C -
3 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:21 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE III FLOOR
PLANS A2.509/16/2022
1/8" = 1'-0"
1 TH III GROUND LEVEL
1/8" = 1'-0"
2 TH III SECOND LEVEL

WH WH WH WH WH WH
WH

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM
119' - 2 3/4"
49' - 3 1/8"

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:25 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE IV FLOOR
PLANS A2.609/16/2022
1/8" = 1'-0"
1 TH IV GROUND LEVEL
1/8" = 1'-0"
2 TH IV SECOND LEVEL

WH WH WH WH WH WH

WH WH WH

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM
161' - 4 1/4"
49' - 3 1/8"

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:26 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16
TH TYPE V FLOOR PLANS A2.709/16/2022
1/8" = 1'-0"
1 TH V GROUND LEVEL
1/8" = 1'-0"
2 TH V SECOND LEVEL

WH WH

WH WH WH WH
WH

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM
84' - 2"
53' - 11 1/8"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM
63' - 1 1/4"
53' - 11 1/4"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:30 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE VI & VII FLOOR
PLANS A2.809/16/2022
1/8" = 1'-0"
1 TH VI GROUND LEVEL
1/8" = 1'-0"
2 TH VI SECOND LEVEL
1/8" = 1'-0"
3 TH VII GROUND LEVEL
1/8" = 1'-0"
4 TH VII SECOND LEVEL

WH WH WH WH WH
WH

WH WH WH WH
WH

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM
102' - 10 1/4"
49' - 3 1/4"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM
86' - 5 3/4"
49' - 3 1/4"
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:35 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE VIII & X FLOOR
PLANS A2.909/16/2022
1/8" = 1'-0"
1 TH VIII GROUND LEVEL
1/8" = 1'-0"
2 TH VIII SECOND LEVEL
1/8" = 1'-0"
3 TH X GROUND LEVEL
1/8" = 1'-0"
4 TH X SECOND LEVEL

WH WH WH

WH WH WH

WH WH WH

WH WH WH

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM
126' - 3 1/2"
53' - 11 1/4"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE C -
3 BEDROOM

UNIT TYPE B -
2 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:38 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE IX FLOOR
PLANS A2.1009/16/2022
1/8" = 1'-0"
1 TH IX GROUND LEVEL
1/8" = 1'-0"
2 TH IX SECOND LEVEL

WH WH WH WH WH WH
WH

WH WH WH WH WH WH WH WH
WH
WH WH

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM
151' - 11 3/4"
49' - 3 1/4"

UNIT TYPE B -
2 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM

UNIT TYPE A -
1 BEDROOM
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/15/2022 11:35:39 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-16

TH TYPE XI FLOOR
PLANS A2.1109/16/2022
1/8" = 1'-0"
1 TH XI GROUND LEVEL
1/8" = 1'-0"
2 TH XI SECOND LEVEL

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 906 of 1306

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 907 of 1306 14' - 0" 4' - 8" 8' - 10" 59' - 7"
10' - 7" 9' - 2" 20' - 3" 23' - 11" 11' - 0"
8' - 0" 18' - 2" 5' - 0" 24' - 6" 19' - 3 3/4"
4' - 0" 21' - 0" 2' - 6" 20' - 1" 31' - 11 63/64" 7' - 5 1/64" 552 SF
CAFE 1
495 SF
LOUNGE 2
1111 SF
FITNESS 3
160 SF
PACKAGE 5
118 SF
STORAGE 6
193 SF
RR7
239 SF

FITNESS
STUDIO 4
282 SF

LIBRARY
10 503 SF
LOUNGE 9
112 SF
MECH
15 162 SF
OFFICE
11 159 SF
OFFICE
12 151 SF
RR
13 151 SF
RR
14 193 SF
RR8
HP
HP
HP
HP

GLASS WALL

GLASS WALL

GLASS WALL

GLASS WALL

GLASS WALL GLASS WALL

GLASS WALL

GLASS WALL

LINE INDICATES ROOF ABOVE
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/29/2022 11:20:06 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_Clubhouse_360.rvt

SFFR - INDIOINDIO, CA
SD
JLM
LDB
4212
2022-09-19

FLOOR PLAN -
CLUBHOUSE A2.1209/19/2022
1/4" = 1'-0"
1 Clubhouse and Leasing Office Floor Plan

20' - 6"
84' - 4 1/2"
2' - 2 1/4" 8' - 0" 4' - 0" 8' - 0" 4' - 0" 8' - 0" 4' - 0" 8' - 0" 4' - 0" 8' - 0" 4' - 0" 8' - 0" 4' - 0" 8' - 0" 2' - 2 1/4" 60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
9/16/2022 9:00:13 AM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-G-0000-01-01-1728GSF-S.rvt

INDIO, CA
SD
JLM
LDB
4212
2022-09-16
FLOOR PLAN - GARAGE A2.1309/16/2022
1/4" = 1'-0"
1 Floor Plan

Level 1
0' - 0"
Bearing HT
9' - 1"
T.O. Parapet
12' - 2"
ABED
C
D
Level 1
0' - 0"
Bearing HT
9' - 1"
T.O. Parapet
12' - 2"
B
DE
B
AD
Level 1
0' - 0"
Bearing HT
9' - 1"
T.O. Parapet
12' - 2"
ED
A
B
D
B
Level 1
0' - 0"
Bearing HT
9' - 1"
T.O. Parapet
12' - 2"
EDAD

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

EXTERIOR FINISH LEGEND

MASONRY CMU
TBD

LIGHT GREY
FLAT

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 2:54:36 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-01-01-01-0692GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT A A3.1A10/03/2022
1/4" = 1'-0"
1 Front Elevation
1/4" = 1'-0"
2 Back Elevation
1/4" = 1'-0"
3 Right Side Elevation
1/4" = 1'-0"
4 Left Side Elevation
1

Level 1
0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"

DBDCACEB
Level 1
0"
Bearing HT
9' - 1 1/8"
D
T.O. Parapet
12' - 1 1/8"

ABEDEDA
Level 1
0"
Bearing HT
9' - 1 1/8"
DA
T.O. Parapet
12' - 1 1/8"
ED
Level 1
0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DAED

EXTERIOR FINISH LEGEND

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

MASONRY CMU
TBD

LIGHT GREY
SMOOTH

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 3:01:10 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-01-01-01-1384GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT A DUPLEX A3.1AD10/03/2022
1/4" = 1'-0"
1 Front Elevation
1/4" = 1'-0"
3 Back Elevation
1/4" = 1'-0"
2 Right Side Elevation
1/4" = 1'-0"
4 Left Side Elevation
1

Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DEDAB
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
BBADED
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
BACDDB
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DAED

EXTERIOR FINISH LEGEND

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

MASONRY CMU
TBD

LIGHT GREY
FLAT

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 2:52:27 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-02-01-01-1062GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT B A3.2B10/03/2022
1/4" = 1'-0"
4 Front Elevation
1/4" = 1'-0"
2 Back Elevation
1/4" = 1'-0"
3 Right Side Elevation
1/4" = 1'-0"
1 Left Side Elevation
1

Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DED
DE
BABDED
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
EDAD
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
AEDD
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"

DEADBAED

EXTERIOR FINISH LEGEND

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

MASONRY CMU
TBD

LIGHT GREY
FLAT

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 3:03:44 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-02-01-01-2124GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT B DUPLEX A3.2BD10/03/2022
1/4" = 1'-0"
4 Elevation 1 - a
1/4" = 1'-0"
3 Elevation 2 - a
1/4" = 1'-0"
2 Elevation 3 - a
1/4" = 1'-0"
1 Elevation 4 - a
1

Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DEDAB
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
BB
ED
DAED
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
BCDDA
ED
B
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
EADD

EXTERIOR FINISH LEGEND

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

MASONRY CMU
TBD

LIGHT GREY
FLAT

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 2:56:58 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-03-01-01-1258GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT C A3.3C10/03/2022
1/4" = 1'-0"
1 Front Elevation
1/4" = 1'-0"
3 Back Elevation
1/4" = 1'-0"
4 Right Side Elevation
1/4" = 1'-0"
2 Left Side Elevation
1

Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
D
B
DA
ED
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DED
E
AB
D
ED
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
DDEA
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
EADD

EXTERIOR FINISH LEGEND

DESCRIPTION MFR
COLOR
FINISH
A

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH
B

DESCRIPTION MFR
COLOR
FINISH

PAINTED DOOR

SHERWIN WILLIAMS
COPPER HARBOR - SW 6634
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

METAL TRIM
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
E

PAINTED STUCCO

TBD WHITE
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
F
GLASS
TBD
CLEAR
TBD

MASONRY CMU
TBD

LIGHT GREY
SMOOTH

PAINTED DOOR
TBD

LIGHT WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED DOOR

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED DOOR

SHERWIN WILLIAMS
ECO GREEN - SW 6739
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-4

PAINTED DOOR
SHERWIN WILLIAMS GENTIAN - SW 6817
FLAT

DESCRIPTION MFR
COLOR
FINISH
C-5
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 4:36:02 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-D-03-01-01-2557GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
UNIT C DUPLEX A3.3CD10/03/2022
1/4" = 1'-0"
1 SFR 3 Bed Elevation - Front
1/4" = 1'-0"
4 SFR 3 Bed Elevation - Rear
1/4" = 1'-0"
3 SFR 3 Bed Elevation - Right
1/4" = 1'-0"
2 SFR 3 Bed Elevation - Left
1

Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"

BCDACDD
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
AD
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
AD
Level 1
0' - 0"
Bearing HT
9' - 1 1/8"
T.O. Parapet
12' - 1 1/8"
AD

DESCRIPTION MFR
COLOR
STYLE
A

PAINTED STUCCO

SHERWIN WILLIAMS
LAZY GREY - SW 6254
FLAT

DESCRIPTION MFR
COLOR
STYLE
C

GARAGE DOOR
TBD
BLACK
SMOOTH

DESCRIPTION MFR
COLOR
STYLE
D

METAL TRIM
TBD
BLACK
SMOOTH

EXTERIOR FINISH LEGEND B

DESCRIPTION MFR
COLOR
STYLE

PAINTED STUCCO

TBD WHITE
FLAT
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 3:07:59 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_SFR-G-0000-01-01-1728GSF-S.rvt

INDIO, CA
SD
INM
LDB
4212
2022-10-03
EXTERIOR ELEVATIONS - GARAGE A3.4A10/03/2022
1/4" = 1'-0"
2 Front Elevation
1/4" = 1'-0"
1 Back Elevation
1/4" = 1'-0"
4 Right Side Elevation
1/4" = 1'-0"
3 Left Side Elevation
1

E
DB C-3ADAEB C-3AEB C-3
Bearing H.T.
19' - 9"
DDDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
DD
DADE
Bearing H.T.
19' - 9"
D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
DEDA
Bearing H.T.
19' - 9"
D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DFADFEAAF
Bearing H.T.
19' - 9"

DDEDDED
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
D

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:13:22 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE I
ELEVATIONS A3.510/03/2022
1/8" = 1'-0"
1 Bldg Type I Front
1/8" = 1'-0"
3 Bldg Type I Right
1/8" = 1'-0"
4 Bldg Type I Left
1/8" = 1'-0"
2 Bldg Type I Back

D
A C-3
EBBED C-3AA C-3EBD
Bearing H.T.
19' - 9"
D
D
ADD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
ADDE
Bearing H.T.
19' - 9"
D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
EDAD
Bearing H.T.
19' - 9"
D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DAFAFDEAFD
Bearing H.T.
19' - 9"

DEDDEDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:14:08 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE II
ELEVATIONS A3.610/03/2022
1/8" = 1'-0"
1 Bldg Type II Front
1/8" = 1'-0"
3 Bldg Type II Right
1/8" = 1'-0"
4 Bldg Type II Left
1/8" = 1'-0"
2 Bldg Type II Back

Bearing H.T.
19' - 9"
DEDAD C-3B C-3EBDDAAEDBD C-3D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
D
F
DEAAF
DE
D
ADDFD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
D
E
Bearing H.T.
19' - 9"
DDADE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
EDADD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:14:36 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE III
ELEVATIONS A3.710/03/2022
1/8" = 1'-0"
1 Bldg Type III Front
1/8" = 1'-0"
2 Bldg Type III Back
1/8" = 1'-0"
3 Bldg Type III Right
1/8" = 1'-0"
4 Bldg Type III Left

Bearing H.T.
19' - 9"
DEA C-3DBADEB C-3DDAEB C-3D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"

DADFEDDEFADEDF
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
D
Bearing H.T.
19' - 9"
DDA
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DEDAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:14:59 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE IV
ELEVATIONS A3.810/03/2022
1/8" = 1'-0"
1 Bldg Type IV Front
1/8" = 1'-0"
3 Bldg Type IV Back
1/8" = 1'-0"
2 Bldg Type IV Right
1/8" = 1'-0"
4 Bldg Type IV Left

Bearing H.T.
19' - 9"
D C-3BEDDEDB C-3D
BED C-3A
A
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
A
AD
Bearing H.T.
19' - 9"

DEFDDAFDEDAA
D
E
FDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDADE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DEDAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:15:30 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE V
ELEVATIONS A3.910/03/2022
1/8" = 1'-0"
1 Bldg Type V Front
1/8" = 1'-0"
2 Bldg Type V Back
1/8" = 1'-0"
3 Bldg Type V Right
1/8" = 1'-0"
4 Bldg Type V Left

Bearing H.T.
19' - 9"
DDBD C-3AEDBD C-3AD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
E
Bearing H.T.
19' - 9"

DDFEDAADFEDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDAED
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DEDAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:15:57 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE VI
ELEVATIONS A3.1010/03/2022
1/8" = 1'-0"
1 Bldg Type VI Front
1/8" = 1'-0"
3 Bldg Type VI Back
1/8" = 1'-0"
2 Bldg Type VI Right
1/8" = 1'-0"
4 Bldg Type VI Left

Bearing H.T.
19' - 9"
DEDBD C-3AEBD C-3EDAD C-3D
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"

DDFEDAFEFDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDADE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DEDAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:16:29 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE VII
ELEVATIONS A3.1110/03/2022
1/8" = 1'-0"
1 Bldg Type VII Front
1/8" = 1'-0"
3 Bldg Type VII Back
1/8" = 1'-0"
2 Bldg Type VII Right
1/8" = 1'-0"
4 Bldg Type VII Left

Bearing H.T.
19' - 9"
DEDBD C-3ADEB C-3ADD?ADE C-3
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"

DEFDAFDDEFADEDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
A
Bearing H.T.
19' - 9"
DDA
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
ED
Bearing H.T.
19' - 9"
DAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:17:00 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE VIII
ELEVATIONS A3.1210/03/2022
1/8" = 1'-0"
1 Bldg Type VIII Front
1/8" = 1'-0"
3 Bldg Type VIII Back
1/8" = 1'-0"
2 Bldg Type VIII Right
1/8" = 1'-0"
4 Bldg Type VIII Left

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT
Bearing H.T.
19' - 9"
D C-3DBEDAD C-3DBEAB C-3DDED
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
A
Bearing H.T.
19' - 9"

DDDFEAFDAEDEDFDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDAAE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
EDADD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:17:26 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE IX
ELEVATIONS A3.1310/03/2022
1/8" = 1'-0"
1 Bldg Type IX Front
1/8" = 1'-0"
3 Bldg Type IX Back
1/8" = 1'-0"
4 Bldg Type IX Right
1/8" = 1'-0"
2 Bldg Type IX Left

Bearing H.T.
19' - 9"
DEA C-3D?DED C-3ABDEA C-3
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
D

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT
Bearing H.T.
19' - 9"
DEDFA
E
DFDA
F
DAED
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDADE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
ADD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:17:51 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE X
ELEVATIONS A3.1410/03/2022
1/8" = 1'-0"
1 Bldg Type X Front
1/8" = 1'-0"
3 Bldg Type X Back
1/8" = 1'-0"
2 Bldg Type X Right
1/8" = 1'-0"
4 Bldg Type X Left

Bearing H.T.
19' - 9"
DEDA
D
B C-3AD C-3BED
DA C-3ED
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"

DFEDADEDFAAEDFDD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DDAAE
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"
Bearing H.T.
19' - 9"
DAD
Level 2
10' - 6"
T.O. Roof
22' - 10 1/2"
Level 1
0' - 0"

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO
SHERWIN WILLIAMS OLYMPUS WHITE - SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
D

PAINTED STUCCO/ DOOR

TBD WOOD
FLAT

DESCRIPTION MFR
COLOR
FINISH
E

METAL TRIM
TBD

LIGHT GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
F

DESCRIPTION MFR
COLOR
FINISH
G

GLAZING
TBD
CLEAR
TBD

MASONRY
TBD

LIGHT GREY
SMOOTH

EXTERIOR FINISH LEGEND

GARAGE DOOR

TBD WOOD
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-1

DESCRIPTION MFR
COLOR
FINISH
C-2

PAINTED STUCCO/ DOOR

TBD OLYMPUS WHITE
- SW 6253
FLAT

DESCRIPTION MFR
COLOR
FINISH
B

CORRUGATED METAL CLADDING
TBD

DARK GREY
SMOOTH

DESCRIPTION MFR
COLOR
FINISH
C-3

PAINTED STUCCO/ DOOR
TBD
COPPER HARBOR - SW 6634
FLAT 60
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/4/2022 2:18:22 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_TH-Bldgs_360.rvt

TOWNHOMES - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

BLDG TYPE XI
ELEVATIONS A3.1510/03/2022
1/8" = 1'-0"
1 Bldg Type XI Front
1/8" = 1'-0"
2 Bldg Type XI Back
1/8" = 1'-0"
3 Bldg Type XI Right 1/8" = 1'-0"
4 Bldg Type XI Left

T.O. Parapet O
13' - 1"
T.O. Parapet P
10' - 1"
Level 1
0' - 0"
CFAEDB
T.O. Parapet O
13' - 1"
T.O. Parapet P
10' - 1"
Level 1
0' - 0"
?BFEDA
T.O. Parapet O
13' - 1"
T.O. Parapet P
10' - 1"
Level 1
0' - 0"

DDAEFBC
T.O. Parapet O
13' - 1"
T.O. Parapet P
10' - 1"
Level 1
0' - 0"
?FBFACEB

DESCRIPTION MFR
COLOR
FINISH
A

PAINTED STUCCO

SHERWIN WILLIAMS
SW 9544 - DASHING
FLAT
BCDE

DESCRIPTION MFR
COLOR
FINISH

DESCRIPTION MFR
COLOR
FINISH

DESCRIPTION MFR
COLOR
FINISH

DESCRIPTION MFR
COLOR
FINISH

BRICK VENEER
TBD
TBD
SMOOTH

BRICK VENEER

TBD WHITE
SMOOTH

PAINTED DOOR

SHERWIN WILLIAMS

FORGED STEEL
FLAT

METAL TRIM
TBD
BLACK
SMOOTH

EXTERIOR FINISH LEGEND F

DESCRIPTION MFR
COLOR
FINISH

GLAZING
TBD
CLEAR
TBD
60 4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831 www.cvlci.com

CELEBRATING YEARS L I CENSED ARCH I T ECTSTA T E O F CA L I FOR N I A LANCE D. BAKER
C-31085
Renewal Date
This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019

S Y N E C T I C

D E S I G N
1111 West University Drive, Suite 104, Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:

Drawn By:

Reviewd By:

SDI Project No:

Date:

Sheet:

REVISIONS
07/31/2023
10/3/2022 3:13:52 PM Autodesk Docs://4212 Avenue 43 SFR Indio/4212_Clubhouse_360.rvt

SFFR - INDIOINDIO, CA
SD
INM
LDB
4212
2022-10-03

EXTERIOR ELEVATIONS -
CLUBHOUSE A3.1610/03/2022
1/8" = 1'-0"
2 Eastern Elevation
1/8" = 1'-0"
3 Northern Elevation
1/8" = 1'-0"
4 Western Elevation
1/8" = 1'-0"
1 Southern Elevation

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
Metal Trim
TBD - Black -
Smooth
D
Painted Door
TBD -
Varies - Flat
C
B
A
D
C
SFR 1 BED
E
Glazing
TBD - Clear - TBDE
F
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Stucco
TBD - White -
Flat
B
Masonry CMU
TBD - Light Grey -
Smooth
F

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212 B
A
D
C
SFR 1 BED DUPLEX
E
F
Metal Trim
TBD - Black -
Smooth
D
Painted Door
TBD -
Varies - Flat
C
Glazing
TBD - Clear - TBDE
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Stucco
TBD - White -
Flat
B
Masonry CMU
TBD - Light Grey -
Smooth
F

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
SFR 2 BED
A
B
C
D
E
F
Glazing
TBD - Clear - TBDE
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Door
TBD -
Varies - Flat
C
Metal Trim
TBD - Black -
Smooth
D
Masonry CMU
TBD - Light Grey -
Smooth
F
Painted Stucco
TBD - White -
Flat
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
SFR 2 BED DUPLEX
A
B
C
D
E
F
Glazing
TBD - Clear - TBDE
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Door
TBD -
Varies - Flat
C
Metal Trim
TBD - Black -
Smooth
D
Masonry CMU
TBD - Light Grey -
Smooth
F
Painted Stucco
TBD - White -
Flat
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
B
A
D
C
E
SFR 3 BED
F
Glazing
TBD - Clear - TBDE
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Door
TBD -
Varies - Flat
C
Metal Trim
TBD - Black -
Smooth
D
Masonry CMU
TBD - Light Grey -
Smooth
F
Painted Stucco
TBD - White -
Flat
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
B
A
D
C
E
SFR 3 BED DUPLEX
F
Metal Trim
TBD - Black -
Smooth
D
Painted Door
TBD -
Varies - Flat
C
Glazing
TBD - Clear - TBDE
Metal Cladding
TBD - Dark Grey -
Smooth
A
Painted Stucco
TBD - White -
Flat
B
Masonry CMU
TBD - Light Grey -
Smooth
F

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
Garage Door
TBD - Black -
Smooth
C
B
A
C
GARAGE
Metal Trim
TBD - Black -
Smooth
D
D
Painted Stucco
Sherwin Williams - Lazy
Grey - SW 6254 - Flat A
Painted Stucco
TBD - White -
Flat
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212 B A
D
C
E

SFR TYPE I TOWNHOMES
F
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
G
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE II TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE III TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE IV TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE V TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE VI TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE VII TOWNHOMES
B
A
D
C
E
F
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE VIII TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE IX TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE X TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212

SFR TYPE XI TOWNHOMES
B
A
D
C
E
F
G
Wood Garage Door
TBD - TBD - SmoothE
Glazing
TBD - Clear - TBDF
Masonry Breeze
Block
TBD - Light Grey - Smooth G
Metal Trim
TBD - Light Grey - Smooth D
Painted Door
TBD -
Varies - Flat
C
Painted Stucco
Sherwin Williams - Olympus
White SW 6253 - FlatA
Metal Cladding
TBD - Dark Grey -
Smooth
B

Painted Stucco
Sherwin Williams -
SW 9544 - DashingA
Avenue 43 SFR & Townhomes
Avenue 43 and Calhoun Rd. Indio, CA
Project No.:

SDI Project Number: 4212
Glazing
TBD - Clear - TBDF
Brick Veneer
TBD- White -
Smooth
C
B
F
A
C
E

SFR CLUBHOUSE
Metal Trim
TBD - Black -
Smooth
E
Painted Door
Sherwin Williams -
Forged Steel - Flat
D
D
B
A
E
Brick Veneer

TBD- TBD -
Smooth
B

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Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 962 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 1 INITIAL STUDY/MITIGATED NEGATIVE

DECLARATION
Project Title: Calhoun and Avenue 43 Specific Plan
Case No. DR 22-1-514
Assessor’s Parcel No. 692-060-023, 692-060-006, 692-060-007, and 692-060-008 Lead Agency Name and
Address:

City of Indio
100 Civic Center Mall
Indio, CA 92201
Project Location: East side of I-10, west of Golf Center Parkway, and south of Avenue 43
Project Sponsor’s Name and
Address:

CRERMG CALHOUN 29, LLC
c/o
McRae Gomez Companies
8800 N. Gainy Center Drive, Suite 255
Scottsdale, AZ 85258
General Plan Designation(s): Connected Neighborhood (CN) Zoning: Connected Neighborhood (CN-14 and CN-20)
Contact Person: Kevin Snyder, Community Development Director Phone Number: (760) 541-4255
Date Prepared October 18, 2022

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 963 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 2 Table of Contents
CHAPTER 1: INTRODUCTION AND PROJECT DESCRIPTION...........................................................4 CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION ...........................................11 I. AESTHETICS.....................................................................................................................14 II. AGRICULTURAL AND FORESTRY RESOURCES ......................................................18 III. AIR QUALITY...................................................................................................................22 IV. BIOLOGICAL RESOURCES ............................................................................................29 V. CULTURAL RESOURCES ...............................................................................................33 VI. ENERGY ............................................................................................................................37 VII. GEOLOGY AND SOILS....................................................................................................39 VIII. GREENHOUSE GAS EMISSIONS...................................................................................44 IX. HAZARDS AND HAZARDOUS MATERIALS...............................................................48 X. HYDROLOGY AND WATER QUALITY........................................................................52 XI. LAND USE AND PLANNING..........................................................................................57 XII. MINERAL RESOURCES ..................................................................................................59 XIII. NOISE.................................................................................................................................60 XIV. POPULATION AND HOUSING.......................................................................................64 XV. PUBLIC SERVICES...........................................................................................................66 XVI. RECREATION ...................................................................................................................69 XVII. TRANSPORTATION.........................................................................................................71 XVIII. TRIBAL CULTURAL RESOURCES................................................................................77 XIX. UTILITIES AND SERVICE SYSTEMS ...........................................................................79 XX. WILDFIRE..........................................................................................................................83 XXI. MANDATORY FINDINGS OF SIGNIFICANCE ............................................................85

LIST OF EXHIBITS
Exhibit 1 Vicinity Map ......................................................................................................................... 7 Exhibit 2 Project Location Map............................................................................................................ 8 Exhibit 3 Project Site Plan .................................................................................................................... 9

LIST OF TABLES
Table 1 Development Standards............................................................................................................5 Table 2 Maximum Daily Construction-Related Emissions Summary (pounds per day).....................24 Table 3 Maximum Daily Operations-Related Emissions Summary (pounds per day)........................26 Table 4 Localized Significance Thresholds Emissions (pounds per day) ...........................................27 Table 5 Projected GHG Emissions Summary......................................................................................45 Table 6 Water Demand at the Project Buildout...................................................................................54 Table 7 Project Student Generation .....................................................................................................68 Table 8 Existing (2022) Intersection Delay and Levels of Service .....................................................72 Table 9 Project Trip Generation Summary..........................................................................................72

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 964 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 3 Table 10 Intersection analysis – LOS for Calhoun St. / Avenue 42....................................................73 Table 11 Estimated Solid Waste Disposal at the Project Buildout......................................................82

LIST OF FIGURES
Figure 1 Typical Elevations................................................................................................................ 15

APPENDICES
Appendix A Air Quality and GHG Modeling: CalEEMod Outputs................................................... 87 Appendix B Biological Resources Assessment and CVMSHCP Compliance Report....................... 88 Appendix C Historical/Archaeological Resources Survey Report ..................................................... 89 Appendix D Paleontological Resources Assessment Report.............................................................. 90 Appendix E Noise Impact Analysis................................................................................................... 91 Appendix F Focused Traffic Assessment and VMT Screening Analysis........................................... 92

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 965 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 4 CHAPTER 1: INTRODUCTION
Project Location
The Calhoun and Avenue 43 Specific Plan project (referred to hereafter as the Project or SP) is located on the east side of I-10, west of Golf Center Parkway, and south of Avenue 43 in the City of Indio, California (Exhibits 1 and 2). The Project site is currently vacant, contains sparse vegetation and is surrounded by residential and commercial development. The site is approximately 60 acres and consists of Assessor’s Parcel Number (APN) 692-060-023, 692-060-006, -007, and -008. Project is in the south half of Section 13, Township 5 South Range 7 East, San Bernardino Baseline and Meridian.

The Project site is designated as Connected Neighborhood (CN) on the City’s General Plan land use map and is zoned Connected Neighborhood with maximum allowed densities ranging from 14 to 20 dwelling units per acre (CN-14 and CN-20)1
. The Connected Neighborhood designation is intended to provide “a range of intensities and housing choices within a walkable neighborhood setting with a short distance of goods and services that meet daily needs.” Project Description
The proposed Calhoun and Avenue 43 Specific Plan establishes the building and development standards within the SP boundaries (Project site). The SP proposes medium-density residential developments consisting of up to 1,200 dwelling units, which is an average density of 20 dwelling units per acre. The residential developments will be pedestrian friendly and include amenities such as community pools, gyms, clubhouses, and open space common areas. The Specific Plan will develop as a rental project, not a for-sale product.

The site is divided into two Planning Areas (PA), PA-1 and PA-2, as shown in Exhibit 3. Each Planning Area will develop as an independent, self-contained neighborhood with its own character and amenities. Development of PA-1 is phase 1, and development of PA-2 is phase 2.The PAs define each portion of the site with approximate acreage breakdowns to allow for flexible site planning while guiding the ultimate development of the property as a cohesive master planned project. PA-1 will contain a mix of single family and townhouse units and PA-2 will be more dense and include a mix of townhouse and traditional multi-family units, as described below.

Planning Area 1 – Phase 1
Planning Area 1 (PA-1) is approximately 29.1 acres and encompasses the eastern half of the Specific Plan area. Development of PA-1 includes half street improvements along the Calhoun Street and Avenue 43 frontages, including landscaping, curbs, gutters, and site access drives. PA 1 proposes 340 residential units consisting of 195 garden style multi-family units and 145 townhomes and detached single-family units. This Planning Area has been designed and a Design Review application is being processed concurrent with the Specific Plan. Development of PA-1 would occur immediately following Specific Plan approval.
1 Indio’s Proposed Zoning and Land Use Map.
https://raimi.maps.arcgis.com/apps/webappviewer/index.html?id=dd6ecffaca4e4ce5b26c0310197e94d8

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 5 Planning Area 2 – Phase 2
Planning Area 2 (PA-2) is approximately 30.22 acres and encompasses the western portion of the Project site. Allowable land uses are limited to residential uses. PA-2 proposes up to 860 residential units. The final site plan and housing type will largely depend on future developers but will most likely consist of low-rise (3-stories or less) multi-family units. The site plan and unit mix for PA- 2 has not been developed. This Planning Area will be a second phase of development and will require a subsequent Design Review application.

Development and Design Standards
The SP includes development standards for building height, building setbacks, development density, landscaping, and parking. These standards prevail over City of Indio Municipal Code standards, with the Municipal Code standards remaining applicable for all other aspects of development within the Connected Neighborhood (CN) zoning district.

The following table summarizes the development standards for the Specific Plan areas.

Table 1
Development Standards
Development Standard Existing Proposed
CN-20 PA-1 PA-2
Density 14-20 DU/AC 14-20 DU/AC (site average)2
Minimum Lot Size 1,800 SF No Minimum/Not applicable
Maximum Height (feet) 40'/3-stories 40'/3-stories 40'/3-stories Building Setbacks (feet, minimum) Min. 10'/Max. 25'
Front Perimeter - Avenue 43 - 15' 15'
Side Perimeter - Calhoun - 10' 10'
Rear Perimeter - I-10 - 15' N/A
Rear Perimeter - Adjacent to
Residential Subdivision - 10' 10'
Building Separation 15' 10' 10'
Open Space (SF/unit)
Private Space - Detached Ground level units: Minimum 100 SF Upper level units: Minimum 60 SF
100 SF 100 SF
Private Space - Attached 80 SF 80 SF
Common (per unit) 200 SF 200 SF 200 SF
Parking (minimum per unit) 1
1 bedroom 1.5 1.5 1.5
2 bedroom 2 2 2
3 or more bedrooms 2 2 2

1. Parking requirements for CN-20 based on “Parking and Loading: Section 3.03 of Unified Development Code.” Minor modifications made to address number of bedrooms instead of housing type.

2. Density transfers are permitted between Planning Area 1 and Planning Area 2, as long as there are 840 to 1,200 total units (14-20 DU/AC) within the Specific Plan boundary.

In addition to the above development standards, the SP establishes design guidelines that would serve to guide the aesthetic character and visual quality of future development on the site.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 967 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 6 Utilities and Service Providers
The following agencies and companies will provide service to the Project site:

1. Sanitary Sewer: Valley Sanitary District (VSD)

2. Water: Indio Water Authority (IWA)

3. Electricity: Imperial Irrigation District (IID)

4. Gas: Southern California Gas Company

5. Telephone: Frontier Communications

6. Trash disposal: Burrtec Waste and Recycling Services Surrounding Land Uses:

North: Avenue 43; Single family homes; Indio Towne Center (commercial development) South: I-10; Single family homes
East: Single family homes
West: I-10
Other public agencies whose approval is required.

None.

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 10 Environmental Factors Potentially Affected:

The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.

Aesthetics Agricultural and Forestry
Resources Air Quality
Biological Resources Cultural Resources Energy
Geology/ Soils Greenhouse Gas Emissions Hazards and
Hazardous Materials
Hydrology/ Water Quality Land Use/ Planning Mineral Resources Noise Population/ Housing Public Services
Recreation Transportation Tribal Cultural
Resources
Utilities/ Service Systems Wildfire Mandatory Findings
of Significance

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 972 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 11 CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION
DETERMINATION: The City of Indio Planning Department finds On the basis of this initial evaluation:

I find that the proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed Project could have a significant effect on the environment there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed Project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required.

Manuel Rocha
Assistant Planner
City of Indio Date

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 12 PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the Project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within this report, the Initial Study will be used in support of the preparation of a Mitigated Negative Declaration.

EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to Projects like the one involved (e.g., the Project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on Project-specific factors as well as general standards (e.g., the Project will not expose sensitive receptors to pollutants, based on a Project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as Project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the Project.

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 13 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a Project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impacts to less than significance.

Resolution No. 10391, requesting the approval of the Calhoun and Ave 43 ... Page 975 of 1306 Initial Study/Mitigated Negative Declaration
City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 14 I. AESTHETICS
Except as provided in Public Resources
Code Section 21099, would the Project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a
scenic vista? ✓
b) Substantially damage scenic resources,
including, but not limited to, trees,
rock outcroppings, and historic
buildings within a state scenic
highway?
✓
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and
its surroundings? (Public views are
those that are experienced from
publicly accessible vantage point). If
the Project is in an urbanized area,
would the Project conflict with
applicable zoning and other
regulations governing scenic quality?
✓
d) Create a new source of substantial light
or glare which would adversely affect
day or nighttime views in the area?
✓
Sources: Riverside County General Plan policy C19.1; California Scenic Highway Program SB1463; City of Indio Public Works Engineering Standards.

Environmental Setting
The City of Indio, including the Project site, is located in the Coachella Valley which is a 45-milelong desert valley in Riverside County, southeast from the San Bernardino Mountains to the northern shore of the Salton Sea. The Project occurs in an urban environment in the northeastern portion of the city. The area surrounding the site currently includes single family homes, an interstate freeway, and a regional shopping center.

The Indio Hills, Little San Bernardino, San Jacinto and Santa Rosa Mountain ranges, provide scenic views throughout the City. The Indio Hills and Little San Bernardino Mountains are located to the northeast of the City. The San Jacinto range is located to the west and northwest of the city, and the Santa Rosas occur to the south and southwest of the City. There are no state-designated scenic highways in the City of Indio. However, Interstate-10 (I-10) and Dillon Road are identified by the Riverside County General Plan as County-eligible scenic highways.

The Project site is currently vacant and undeveloped. Development of the Project site will result in the construction of up to 1,200 multi-family residential units including a mix of single- and multi-family units (See Figure 1 Typical Elevations). The SP allows building heights of up to 40 feet or 3-stories.

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 15 Figure 1
Typical Elevations

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City of Indio Calhoun and Avenue 43 Specific Plan
October 2022 Initial Study/Mitigated Negative Declaration 16 Discussion of Impacts
a) Less Than Significant Impact. The Project site is located in an urbanized area of Indio that supports a mix of development, including residential and commercial land uses. The Project proposes multi-family residential uses with a maximum building height of 40 feet or 3 stories.

The lands immediately to the north, east, and south of the site are currently developed as residential uses, and consist primarily of single- story buildings, as well as some two-story buildings. The lands immediately to the northwest of the Project site are currently developed as commercial uses. The I-10 freeway runs adjacent to the west/southwest boundary of the site.

The Project site is located approximately 6 miles northeast of the Santa Rosa Mountain foothills,

1.5 miles south of the Indio Hills, and 4.4 miles southwest of the Little San Bernardino Mountains. Scenic views of the Little San Bernardino Mountains and Indio Hills are to the north and east of the Project site, and views of the Santa Rosa Mountains are to the south and southwest. Currently lower elevations of the mountain ranges are partially blocked in all directions by intervening development.

All buildings proposed within PA-1 will be a maximum of 22 feet in height, which is consistent with surrounding structures. However, the SP allows developed of up to 40 feet, meaning development in PA-2 has the potential to be taller than the surrounding structures and would block southern and western views from viewers located north and east of the site, respectively.

Currently, the residences to the north of the site have limited, distant views of the Santa Rosa Mountains to the south. The proposed Project would obstruct these views to the south; however, the taller structures would be limited to PA-2 and SP requires a 15-foot setback from Avenue 43, which would help alleviate these impacts. Existing homes to the east and south would have views obstructed to the west and north; but would still view the Indio Hills and Little San Bernardino mountains to the northeast, and the Santa Rosa mountains to the south, as they currently do. The nearest resident west of the site is located approximately 750 feet away and separated by the I-10 freeway and Coachella Valley Stormwater Channel. Due to distance from the Project site, residents/viewers from the west/southwest would not experience a significant change in northeasterly views. The upper elevations of the Indio Hills and Little San Bernardino mountains would be visible above buildings within the Project site.

The mountains are located sufficiently far enough away from the Project site that views of much of the mid- and upper elevations would be preserved. With the construction of the proposed Project, views of the foothills will be reduced in some directions but not eliminated. Overall, impacts will be less than significant.
b) Less Than Significant Impact. The proposed site is not located along a state scenic highway and does not contain any scenic resources, including trees, rock outcroppings or historic buildings. No impact to these resources will occur.
c) Less Than Significant Impact. The subject property is currently vacant. The ultimate development of the site will result in the construction of single- and multi-family residential