Agenda — Indio City Council, December 6, 2023 (part 15 of 18)

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2473 of 3061 22-031- Hydro CAD- Post Drainage Study
22031- PR- Drainage Type I 24-hr INDIO Rainfall=4.50"
Prepared by {enter your company name here} Printed 3/24/2023 HydroCAD® 10.10-5a s/n 11911 © 2020 HydroCAD Software Solutions LLC Page 50 Summary for Pond 7P: UIS-7
Inflow Area = 2.424 ac, 45.96% Impervious, Inflow Depth > 2.04" for INDIO event Inflow = 4.32 cfs @ 9.98 hrs, Volume= 0.411 af
Outflow = 0.13 cfs @ 20.00 hrs, Volume= 0.129 af, Atten= 97%, Lag= 601.3 min Discarded = 0.13 cfs @ 20.00 hrs, Volume= 0.129 af
Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 488.48' @ 20.00 hrs Surf.Area= 0.097 ac Storage= 0.282 af Plug-Flow detention time= 263.5 min calculated for 0.128 af (31% of inflow) Center-of-Mass det. time= 93.8 min ( 840.8 - 747.1 )
Volume Invert Avail.Storage Storage Description
#1A 484.45' 0.158 af 19.42'W x 216.77'L x 6.75'H Field A

0.652 af Overall - 0.258 af Embedded = 0.394 af x 40.0% Voids #2A 485.20' 0.258 af ADS_StormTech MC-4500 b +Cap x 104 Inside #1 Effective Size= 90.4"W x 60.0"H => 26.46 sf x 4.03'L = 106.5 cf Overall Size= 100.0"W x 60.0"H x 4.33'L with 0.31' Overlap 104 Chambers in 2 Rows
Cap Storage= +39.5 cf x 2 x 2 rows = 158.0 cf

0.416 af Total Available Storage
Storage Group A created with Chamber Wizard
Device Routing Invert Outlet Devices
#1 Discarded 484.45' 1.170 in/hr Exfiltration over Horizontal area Conductivity to Groundwater Elevation = 460.00'
Discarded OutFlow Max=0.13 cfs @ 20.00 hrs HW=488.48' (Free Discharge) 1=Exfiltration ( Controls 0.13 cfs)

Page 1936 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2474 of 3061 22-031- Hydro CAD- Post Drainage Study
22031- PR- Drainage Type I 24-hr INDIO Rainfall=4.50"
Prepared by {enter your company name here} Printed 3/24/2023 HydroCAD® 10.10-5a s/n 11911 © 2020 HydroCAD Software Solutions LLC Page 51 Pond 7P: UIS-7 - Chamber Wizard Field A
Chamber Model = ADS_StormTech MC-4500 b +Cap (ADS StormTech® MC-4500 with cap volume) Effective Size= 90.4"W x 60.0"H => 26.46 sf x 4.03'L = 106.5 cf Overall Size= 100.0"W x 60.0"H x 4.33'L with 0.31' Overlap Cap Storage= +39.5 cf x 2 x 2 rows = 158.0 cf
100.0" Wide + 9.0" Spacing = 109.0" C-C Row Spacing
52 Chambers/Row x 4.02' Long +2.73' Cap Length x 2 = 214.77' Row Length +12.0" End Stone x 2 = 216.77' Base Length
2 Rows x 100.0" Wide + 9.0" Spacing x 1 + 12.0" Side Stone x 2 = 19.42' Base Width

9.0" Stone Base + 60.0" Chamber Height + 12.0" Stone Cover = 6.75' Field Height 104 Chambers x 106.5 cf + 39.5 cf Cap Volume x 2 x 2 Rows = 11,233.0 cf Chamber Storage 28,410.0 cf Field - 11,233.0 cf Chambers = 17,177.0 cf Stone x 40.0% Voids = 6,870.8 cf Stone Storage Chamber Storage + Stone Storage = 18,103.8 cf = 0.416 af Overall Storage Efficiency = 63.7%
Overall System Size = 216.77' x 19.42' x 6.75'
104 Chambers
1,052.2 cy Field
636.2 cy Stone

Page 1937 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2475 of 3061 22-031- Hydro CAD- Post Drainage Study
22031- PR- Drainage Type I 24-hr INDIO Rainfall=4.50"
Prepared by {enter your company name here} Printed 3/24/2023 HydroCAD® 10.10-5a s/n 11911 © 2020 HydroCAD Software Solutions LLC Page 52 Pond 7P: UIS-7
Inflow
Discarded
Hydrograph
Time (hours)
5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
Flow (cfs)
4 3
2 1
0 Inflow Area=2.424 ac
Peak Elev=488.48'
Storage=0.282 af

4.32 cfs

0.13 cfs

Page 1938 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2476 of 3061 22-031- Hydro CAD- Post Drainage Study
22031- PR- Drainage Type I 24-hr INDIO Rainfall=4.50"
Prepared by {enter your company name here} Printed 3/24/2023 HydroCAD® 10.10-5a s/n 11911 © 2020 HydroCAD Software Solutions LLC Page 53 Hydrograph for Pond 7P: UIS-7
Time
(hours)
Inflow
(cfs)
Storage
(acre-feet)
Elevation
(feet)
Discarded
(cfs)

5.00 0.00 0.000 484.45 0.00

5.50 0.00 0.000 484.45 0.00

6.00 0.00 0.000 484.45 0.00

6.50 0.01 0.000 484.45 0.00

7.00 0.03 0.000 484.46 0.02

7.50 0.05 0.001 484.47 0.04

8.00 0.08 0.001 484.49 0.06

8.50 0.14 0.002 484.51 0.11

9.00 0.25 0.006 484.59 0.11

9.50 0.45 0.015 484.83 0.12

10.00 4.22 0.083 485.85 0.12

10.50 0.80 0.142 486.59 0.12

11.00 0.56 0.163 486.87 0.13

11.50 0.49 0.179 487.07 0.13

12.00 0.43 0.193 487.25 0.13

12.50 0.39 0.205 487.41 0.13

13.00 0.36 0.215 487.54 0.13

13.50 0.32 0.224 487.66 0.13

14.00 0.28 0.231 487.76 0.13

14.50 0.27 0.237 487.84 0.13

15.00 0.26 0.243 487.92 0.13

15.50 0.26 0.248 487.99 0.13

16.00 0.25 0.253 488.06 0.13

16.50 0.24 0.258 488.13 0.13

17.00 0.24 0.262 488.19 0.13

17.50 0.23 0.267 488.25 0.13

18.00 0.22 0.270 488.31 0.13

18.50 0.21 0.274 488.36 0.13

19.00 0.20 0.277 488.40 0.13

19.50 0.20 0.280 488.44 0.13

20.00 0.19 0.282 488.48 0.13

Page 1939 of 2023 ends

PROJECT INFORMATION
ADS SALES REP:

ENGINEERED

PRODUCT
MANAGER:

PROJECT NO:

THE GREENS INDIO

INDIO - CA

MATT NOBLE
951-603-6551
[email protected]
S332058
Advanced Drainage Systems, Inc.

TERENCE ZHAO
626-425-2874
[email protected]
SC-160LP STORMTECH CHAMBER SPECIFICATIONS

1. CHAMBERS SHALL BE STORMTECH SC-160LP.

2. CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENE COPOLYMERS.

3. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULD IMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.

5. THE STRUCTURAL DESIGN OF THE CHAMBERS, THE STRUCTURAL BACKFILL, AND THE INSTALLATION REQUIREMENTS SHALL ENSURE THAT THE LOAD FACTORS SPECIFIED IN THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS, SECTION 12.12, ARE MET FOR: 1) LONG-DURATION DEAD LOADS AND 2) SHORT-DURATION LIVE LOADS, BASED ON THE AASHTO DESIGN TRUCK WITH CONSIDERATION FOR IMPACT AND MULTIPLE VEHICLE PRESENCES.

6. CHAMBERS SHALL BE DESIGNED, TESTED AND ALLOWABLE LOAD CONFIGURATIONS DETERMINED IN ACCORDANCE WITH ASTM F2787, "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

LOAD CONFIGURATIONS SHALL INCLUDE: 1) INSTANTANEOUS (<1 MIN) AASHTO DESIGN TRUCK LIVE LOAD ON MINIMUM COVER 2) MAXIMUM PERMANENT (75-YR) COVER LOAD AND 3) ALLOWABLE COVER WITH PARKED (1-WEEK) AASHTO DESIGN TRUCK.

7. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 1.5”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 400 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

8. ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGN

ENGINEER OR OWNER, THE CHAMBER MANUFACTURER SHALL SUBMIT A STRUCTURAL EVALUATION FOR APPROVAL BEFORE DELIVERING CHAMBERS TO THE PROJECT SITE AS FOLLOWS: · THE STRUCTURAL EVALUATION SHALL BE SEALED BY A REGISTERED PROFESSIONAL ENGINEER. · THE STRUCTURAL EVALUATION SHALL DEMONSTRATE THAT THE SAFETY FACTORS ARE GREATER THAN OR EQUAL TO 1.95 FOR DEAD LOAD AND 1.75 FOR LIVE LOAD, THE MINIMUM REQUIRED BY ASTM F2787 AND BY SECTIONS 3 AND 12.12 OF THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS FOR THERMOPLASTIC PIPE. · THE TEST DERIVED CREEP MODULUS AS SPECIFIED IN ASTM F2418 SHALL BE USED FOR PERMANENT DEAD LOAD DESIGN EXCEPT THAT IT SHALL BE THE 75-YEAR MODULUS USED FOR DESIGN.

9. CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY.

IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF THE SC-160LP SYSTEM

1. STORMTECH SC-160LP CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED A PRE-CONSTRUCTION MEETING WITH THE INSTALLERS.

2. STORMTECH SC-160LP CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH SC-160LP CONSTRUCTION GUIDE".

3. FOUNDATION STONE AND EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE; AASHTO M43 #3,357, 4, 467, 5, 56, OR 57.

4. THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.

5. THE DEPTH OF FOUNDATION STONE SHALL BE DETERMINED BASED ON THE SUBGRADE BEARING CAPACITY PROVIDED BY THE SITE DESIGN ENGINEER.

6. THE CONTRACTOR MUST REPORT ANY DISCREPANCIES CONCERNING CHAMBER FOUNDATION DESIGN AND SUBGRADE BEARING CAPACITIES TO THE SITE DESIGN ENGINEER.

7. JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.

8. CHAMBERS SHALL BE INSTALLED "TOE TO TOE". NO ADDITIONAL SPACING BETWEEN ROWS IS REQUIRED.

9. STORMTECH RECOMMENDS 3 BACKFILL METHODS: · STONESHOOTER LOCATED OFF THE CHAMBER BED. · BACKFILL AS ROWS ARE BUILT USING AN EXCAVATOR ON THE FOUNDATION STONE OR SUBGRADE. · BACKFILL FROM OUTSIDE THE EXCAVATION USING A LONG BOOM HOE OR EXCAVATOR.

10. ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACE STORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.

NOTES FOR CONSTRUCTION EQUIPMENT

1. THE USE OF CONSTRUCTION EQUIPMENT OVER SC-160LP CHAMBERS IS LIMITED: · NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS. · NO RUBBER TIRED LOADERS, DUMP TRUCKS, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCE WITH THE "STORMTECH SC-160LP CONSTRUCTION GUIDE". · WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH SC-106LP CONSTRUCTION GUIDE".

2. FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.

CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.

FOR STORMTECH

INSTALLATION INSTRUCTIONS

VISIT OUR APP
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Page 1940 of 2023 ends

IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF THE SC-310 SYSTEM

1. STORMTECH SC-310 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED A PRE-CONSTRUCTION MEETING WITH THE INSTALLERS.

2. STORMTECH SC-310 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

3. CHAMBERS ARE NOT TO BE BACKFILLED WITH A DOZER OR AN EXCAVATOR SITUATED OVER THE CHAMBERS.

STORMTECH RECOMMENDS 3 BACKFILL METHODS: · STONESHOOTER LOCATED OFF THE CHAMBER BED. · BACKFILL AS ROWS ARE BUILT USING AN EXCAVATOR ON THE FOUNDATION STONE OR SUBGRADE. · BACKFILL FROM OUTSIDE THE EXCAVATION USING A LONG BOOM HOE OR EXCAVATOR.

4. THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.

5. JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.

6. MAINTAIN MINIMUM - SPACING BETWEEN THE CHAMBER ROWS.

7. EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE 3/4-2" (20-50 mm).

8. THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIALS BEARING CAPACITIES TO THE SITE DESIGN ENGINEER.

9. ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACE STORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.

NOTES FOR CONSTRUCTION EQUIPMENT

1. STORMTECH SC-310 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

2. THE USE OF CONSTRUCTION EQUIPMENT OVER SC-310 & SC-740 CHAMBERS IS LIMITED: · NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS. · NO RUBBER TIRED LOADERS, DUMP TRUCKS, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE". · WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

3. FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.

USE OF A DOZER TO PUSH EMBEDMENT STONE BETWEEN THE ROWS OF CHAMBERS MAY CAUSE DAMAGE TO THE CHAMBERS AND IS NOT AN ACCEPTABLE BACKFILL METHOD. ANY CHAMBERS DAMAGED BY THE "DUMP AND PUSH" METHOD ARE NOT COVERED UNDER THE STORMTECH STANDARD WARRANTY.

CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.

SC-310 STORMTECH CHAMBER SPECIFICATIONS

1. CHAMBERS SHALL BE STORMTECH SC-310.

2. CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENE OR POLYETHYLENE COPOLYMERS.

3. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2922 (POLETHYLENE) OR ASTM F2418 (POLYPROPYLENE), "STANDARD SPECIFICATION FOR CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULD IMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.

7. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 2”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 400 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

8. ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGN

ENGINEER OR OWNER, THE CHAMBER MANUFACTURER SHALL SUBMIT A STRUCTURAL EVALUATION FOR APPROVAL BEFORE DELIVERING CHAMBERS TO THE PROJECT SITE AS FOLLOWS: · THE STRUCTURAL EVALUATION SHALL BE SEALED BY A REGISTERED PROFESSIONAL ENGINEER. · THE STRUCTURAL EVALUATION SHALL DEMONSTRATE THAT THE SAFETY FACTORS ARE GREATER THAN OR EQUAL TO 1.95 FOR DEAD LOAD AND 1.75 FOR LIVE LOAD, THE MINIMUM REQUIRED BY ASTM F2787 AND BY SECTIONS 3 AND 12.12 OF THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS FOR THERMOPLASTIC PIPE. · THE TEST DERIVED CREEP MODULUS AS SPECIFIED IN ASTM F2922 SHALL BE USED FOR PERMANENT DEAD LOAD DESIGN EXCEPT THAT IT SHALL BE THE 75-YEAR MODULUS USED FOR DESIGN.

9. CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY. 6" (150 mm)

FOR STORMTECH

INSTALLATION INSTRUCTIONS

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Page 1941 of 2023 ends

IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF THE SC-740 SYSTEM

1. STORMTECH SC-740 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED A PRE-CONSTRUCTION MEETING WITH THE INSTALLERS.

2. STORMTECH SC-740 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

3. CHAMBERS ARE NOT TO BE BACKFILLED WITH A DOZER OR AN EXCAVATOR SITUATED OVER THE CHAMBERS.

4. THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.

5. JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.

6. MAINTAIN MINIMUM - 6" (150 mm) SPACING BETWEEN THE CHAMBER ROWS.

7. EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE 3/4-2" (20-50 mm).

8. THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIALS BEARING CAPACITIES TO THE SITE DESIGN ENGINEER.

9. ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACE STORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.

NOTES FOR CONSTRUCTION EQUIPMENT

1. STORMTECH SC-740 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

2. THE USE OF CONSTRUCTION EQUIPMENT OVER SC-740 CHAMBERS IS LIMITED: · NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS. · NO RUBBER TIRED LOADERS, DUMP TRUCKS, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCE WITH THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE". · WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH SC-310/SC-740/DC-780 CONSTRUCTION GUIDE".

3. FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.

CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.

SC-740 STORMTECH CHAMBER SPECIFICATIONS

1. CHAMBERS SHALL BE STORMTECH SC-740.

2. CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENE COPOLYMERS.

3. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULD IMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.

7. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 2”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 550 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

8. ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGN

9. CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY.

FOR STORMTECH

INSTALLATION INSTRUCTIONS

VISIT OUR APP
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Page 1942 of 2023 ends

IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF MC-4500 CHAMBER SYSTEM

1. STORMTECH MC-4500 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED A PRE-CONSTRUCTION MEETING WITH THE INSTALLERS.

2. STORMTECH MC-4500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".

3. CHAMBERS ARE NOT TO BE BACKFILLED WITH A DOZER OR EXCAVATOR SITUATED OVER THE CHAMBERS.

4. THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.

5. JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.

6. MAINTAIN MINIMUM - 9" (230 mm) SPACING BETWEEN THE CHAMBER ROWS.

7. INLET AND OUTLET MANIFOLDS MUST BE INSERTED A MINIMUM OF 12" (300 mm) INTO CHAMBER END CAPS.

8. EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE MEETING THE AASHTO M43 DESIGNATION OF #3 OR #4.

9. STONE SHALL BE BROUGHT UP EVENLY AROUND CHAMBERS SO AS NOT TO DISTORT THE CHAMBER SHAPE. STONE DEPTHS SHOULD NEVER DIFFER BY MORE THAN 12" (300 mm) BETWEEN ADJACENT CHAMBER ROWS.

10. STONE MUST BE PLACED ON THE TOP CENTER OF THE CHAMBER TO ANCHOR THE CHAMBERS IN PLACE AND PRESERVE ROW SPACING.

11. THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIAL BEARING CAPACITIES TO THE SITE DESIGN ENGINEER.

12. ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACE STORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.

NOTES FOR CONSTRUCTION EQUIPMENT

1. STORMTECH MC-4500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".

2. THE USE OF EQUIPMENT OVER MC-4500 CHAMBERS IS LIMITED: · NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS. · NO RUBBER TIRED LOADER, DUMP TRUCK, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE". · WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".

3. FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.

USE OF A DOZER TO PUSH EMBEDMENT STONE BETWEEN THE ROWS OF CHAMBERS MAY CAUSE DAMAGE TO CHAMBERS AND IS NOT AN ACCEPTABLE BACKFILL METHOD. ANY CHAMBERS DAMAGED BY USING THE "DUMP AND PUSH" METHOD ARE NOT COVERED UNDER THE STORMTECH STANDARD WARRANTY.

CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.

MC-4500 STORMTECH CHAMBER SPECIFICATIONS

1. CHAMBERS SHALL BE STORMTECH MC-4500.

2. CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENE COPOLYMERS.

3. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 60x101.

4. CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULD IMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.

7. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 450 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

8. ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGN

9. CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY.

FOR STORMTECH

INSTALLATION INSTRUCTIONS

VISIT OUR APP
SiteAssist

Page 1943 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

DATE DRWN CHKD DESCRIPTION
24" PARTIAL CUT END CAP, PART# MC4500IEPP24B OR MC4500IEPP24BW TYP OF ALL MC-4500 24" BOTTOM CONNECTIONS AND ISOLATOR PLUS ROWS PROPOSED LAYOUT : UIS-1
12 STORMTECH MC-4500 CHAMBERS
2 STORMTECH MC-4500 END CAPS
12 STONE ABOVE (in)
9 STONE BELOW (in)
40 % STONE VOID
2,399 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 587 SYSTEM AREA (ft²)
134 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-1
498.35 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 493.85 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
493.35 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
493.35 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 493.35 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
492.35 TOP OF STONE
491.35 TOP OF MC-4500 CHAMBER
486.54 24" ISOLATOR ROW PLUS CONNECTION INVERT
486.35 BOTTOM OF MC-4500 CHAMBER
485.60 BOTTOM OF STONE
INSTALL FLAMP ON 24" ACCESS PIPE
PART# MC450024RAMP
NOTES
· MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THE SITE DESIGN ENGINEER MUST REVIEW ELEVATIONS AND IF NECESSARY ADJUST GRADING TO ENSURE THE CHAMBER COVER REQUIREMENTS ARE MET. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED. 24" ADS N-12 BOTTOM CONNECTION
INVERT 2.26" ABOVE CHAMBER BASE
PROPOSED 30" NYLOPLAST BASIN
(24" SUMP MIN)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
0 10' 20'

56.77'

53.77'

10.33'

INSPECTION PORT

ISOLATOR ROW PLUS
(SEE DETAIL)

Page 1944 of 2023 ends

StormTech
Chamber System
888-892-2694 | WWW.STORMTECH.COM
®
PLACE MINIMUM 17.5' OF ADSPLUS175 WOVEN GEOTEXTILE

OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET

FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS
24" PARTIAL CUT END CAP, PART#
MC4500IEPP24B OR MC4500IEPP24BW
TYP OF ALL MC-4500 24" BOTTOM

CONNECTIONS AND ISOLATOR PLUS ROWS
PROPOSED LAYOUT : UIS-2
47 STORMTECH MC-4500 CHAMBERS
10 STORMTECH MC-4500 END CAPS
12 STONE ABOVE (in)
9 STONE BELOW (in)
40 % STONE VOID
9,478 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 2310 SYSTEM AREA (ft²)
197 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-2
497.25 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 492.75 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
492.25 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
492.25 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 492.25 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
491.25 TOP OF STONE
490.25 TOP OF MC-4500 CHAMBER
488.22 12" TOP MANIFOLD INVERT
485.44 24" ISOLATOR ROW PLUS CONNECTION INVERT
485.25 BOTTOM OF MC-4500 CHAMBER
484.50 BOTTOM OF STONE
INSTALL FLAMP ON 24" ACCESS PIPE
PART# MC450024RAMP (TYP 2 PLACES)
NOTES
· MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THE SITE DESIGN ENGINEER MUST REVIEW ELEVATIONS AND IF NECESSARY ADJUST GRADING TO ENSURE THE CHAMBER COVER REQUIREMENTS ARE MET. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED. 12" X 12" ADS N-12 TOP MANIFOLD
MAXIMUM INLET FLOW 2.4 CFS
INVERT 35.69" ABOVE CHAMBER BASE
(SEE NOTES)
PROPOSED 30" NYLOPLAST BASIN

W/ELEVATED BYPASS MANIFOLD
(24" SUMP MIN)

INLET STRUCTURE PER PLAN

W/ELEVATED BYPASS MANIFOLD
(DESIGN BY ENGINEER / PROVIDED BY OTHERS)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

37.58' 9.08'

12.08' 39.79'

51.86'

46.67'

33.64'

51.86'

45.72'

44.67'46.67'

35.58'
12" X 12" ADS N-12 TOP MANIFOLD
MAXIMUM INLET FLOW 4.9 CFS
INVERT 35.69" ABOVE CHAMBER BASE
(SEE NOTES)
INSPECTION PORT (TYP 2 PLACES)

ISOLATOR ROW PLUS
(SEE DETAIL / TYP 2 PLACES)

Page 1945 of 2023 ends

StormTech
Chamber System
888-892-2694 | WWW.STORMTECH.COM
® StormTech
Chamber System
888-892-2694 | WWW.STORMTECH.COM
®
SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

THIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATE RESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS. 4640 TRUEMAN BLVD
HILLIARD, OH 43026
7 22 01/13/23 S332058 JLM CJD THE GREENS INDIO INDIO - CA DATE DRWN CHKD DESCRIPTION 8" X 8" MOLDED FITTINGS MANIFOLD
INVERT 0.96" ABOVE CHAMBER BASE
(SEE NOTES)
PROPOSED LAYOUT : UIS-3
376 STORMTECH SC-160LP CHAMBERS
80 STORMTECH SC-160LP END CAPS
12 STONE ABOVE (in)
9 STONE BELOW (in)
40 % STONE VOID
8,731 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 6532 SYSTEM AREA (ft²)
596 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-3
498.10 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 489.77 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
489.27 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
489.27 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 489.27 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
489.10 TOP OF STONE
488.10 TOP OF SC-160LP CHAMBER
487.18 8" ISOLATOR ROW PLUS CONNECTION INVERT
487.18 8" X 8" MANIFOLD INVERT
487.10 BOTTOM OF SC-160LP CHAMBER
486.35 BOTTOM OF STONE
NOTES
· MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED.

INSPECTION PORT

ISOLATOR ROW PLUS
(SEE DETAIL) PROPOSED 30" NYLOPLAST BASIN W/WEIR
MAXIMUM INLET FLOW 2.2 CFS
(24" SUMP MIN)

INLET STRUCTURE PER PLAN
(DESIGN BY ENGINEER / PROVIDED BY OTHERS)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
0 15' 30'

71.23'

33.33' 22.92'
103.86'
100.10'

24.92' 10.98' 6.25' 8.33' 20.75'

71.23'

28.47'

17.78'
125.65'

71.63' 43.17'
PLACE MINIMUM 12.5' OF ADSPLUS125 WOVEN GEOTEXTILE

OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET

FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS
8" X 8" MOLDED FITTINGS MANIFOLD
INVERT 0.96" ABOVE CHAMBER BASE

Page 1946 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET

FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS
PROPOSED LAYOUT : UIS-4
355 STORMTECH SC-160LP CHAMBERS
100 STORMTECH SC-160LP END CAPS
12 STONE ABOVE (in)
9 STONE BELOW (in)
40 % STONE VOID
8,400 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 6310 SYSTEM AREA (ft²)
553 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-4
497.24 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 488.91 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
488.41 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
488.41 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 488.41 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
488.24 TOP OF STONE
487.24 TOP OF SC-160LP CHAMBER
486.32 8" ISOLATOR ROW PLUS CONNECTION INVERT
486.32 8" X 8" MANIFOLD INVERT
486.30 10" X 6" MANIFOLD, 6" INVERT
486.24 BOTTOM OF SC-160LP CHAMBER
485.97 10" X 6" MANIFOLD, 10" INVERT
485.49 BOTTOM OF STONE 10" X 6" ADS N-12 MANIFOLD
INVERT 0.66" ABOVE CHAMBER BASE
(SEE NOTES)

INLET STRUCTURE PER PLAN
(DESIGN BY ENGINEER /
PROVIDED BY OTHERS / TYP 2 PLACES)
PROPOSED 30" NYLOPLAST BASIN W/WEIR
MAXIMUM INLET FLOW 2.5 CFS
(24" SUMP MIN)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
NOTES
· MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED.
0 15' 30'
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

71.23'

47.92'
103.86'
100.10'
104.30'

71.63' 21.82'

47.92'49.92' 10.33'

8.33'

INSPECTION PORT

ISOLATOR ROW PLUS
(SEE DETAIL)
8" X 8" MOLDED FITTINGS MANIFOLD
INVERT 0.96" ABOVE CHAMBER BASE

DATE DRWN CHKD DESCRIPTION

Page 1947 of 2023 ends

StormTech
Chamber System
888-892-2694 | WWW.STORMTECH.COM
®

DATE DRWN CHKD DESCRIPTION
0 15' 30'
SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

THIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATE RESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS. 4640 TRUEMAN BLVD
HILLIARD, OH 43026 9 22 01/13/23 S332058 JLM CJD THE GREENS INDIO INDIO - CA PROPOSED LAYOUT : UIS-5
163 STORMTECH SC-740 CHAMBERS
26 STORMTECH SC-740 END CAPS
12 STONE ABOVE (in) 9 STONE BELOW (in)
40 % STONE VOID
15,362 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 6393 SYSTEM AREA (ft²)
534 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-5
495.99 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 489.99 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
489.49 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
489.49 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 489.49 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
488.99 TOP OF STONE
487.99 TOP OF SC-740 CHAMBER
486.53 12" TOP MANIFOLD INVERT
485.50 24" ISOLATOR ROW PLUS CONNECTION INVERT
485.49 BOTTOM OF SC-740 CHAMBER
484.74 BOTTOM OF STONE
NOTES · MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND

DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS

RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED. 12" X 12" ADS N-12 TOP MANIFOLD
INVERT 12.5" ABOVE CHAMBER BASE
(SEE NOTES / TYP 2 PLACES)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
100.27'

87.01'

4.75' 15.75' 19.00' 8.09' 25.25'

72.84'
100.27' 4.15'
104.42'

89.95'

93.15' 7.12'

23.25'

37.98' 34.87'

72.84'

INSPECTION PORT

ISOLATOR ROW PLUS
(SEE DETAIL)
PLACE MINIMUM 12.5' OF ADSPLUS125

WOVEN GEOTEXTILE OVER BEDDING

STONE AND UNDERNEATH CHAMBER

FEET FOR SCOUR PROTECTION AT ALL

CHAMBER INLET ROWS
24" EZ END CAP, PART# SC740ECEZ
TYP OF ALL SC-740 24" CONNECTIONS &
24" ISOLATOR ROW PLUS CONNECTIONS
INSTALL FLAMP ON 24" ACCESS PIPE
PART#SC74024RAMP
(TYP 2 PLACES)
PROPOSED 30" NYLOPLAST BASIN

W/ELEVATED BYPASS MANIFOLD
MAXIMUM INLET FLOW 5.7 CFS
(24" SUMP MIN)
PROPOSED 30" NYLOPLAST BASIN

W/ELEVATED BYPASS MANIFOLD
MAXIMUM INLET FLOW 4.6 CFS
(24" SUMP MIN)

Page 1948 of 2023 ends

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OFDATE:

PROJECT #:

DRAWN:CHECKED:

OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET

FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS
12" EZ END CAP, PART# SC310ECEZ
TYP OF ALL SC-310 12" CONNECTIONS &
12" ISOLATOR ROW PLUS CONNECTIONS
PROPOSED LAYOUT : UIS-6
464 STORMTECH SC-310 CHAMBERS
118 STORMTECH SC-310 END CAPS
12 STONE ABOVE (in) 9 STONE BELOW (in)
40 % STONE VOID
19,650 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 12601 SYSTEM AREA (ft²)
711 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-6
493.03 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 487.03 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
486.53 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
486.53 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 486.53 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
486.03 TOP OF STONE
485.03 TOP OF SC-310 CHAMBER
483.99 8" TOP MANIFOLD INVERT
483.78 12" ISOLATOR ROW PLUS CONNECTION INVERT
483.70 BOTTOM OF SC-310 CHAMBER
482.95 BOTTOM OF STONE INSTALL FLAMP ON 12" ACCESS PIPE PART #SC31012RAMP
(TYP 4 PLACES) NOTES · MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND

RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED.

INSPECTION PORT
(TYP 4 PLACES)

ISOLATOR ROW PLUS
(SEE DETAIL / TYP 4 PLACES)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

84.98' 17.73'
121.21' 13.62'

3.50' 102.83'
106.33'
134.83'
102.72'

19.50' 63.83' 51.50'
134.83'
PROPOSED 30" NYLOPLAST BASIN

W/ELEVATED BYPASS MANIFOLD
(24" SUMP MIN / TYP 4 PLACES)
8 X 8" ADS N-12 TOP MANIFOLD
INVERT 3.5" ABOVE CHAMBER BASE
MAXIMUM INLET FLOW 2.3 CFS
(SEE NOTES / TYP 4 PLACES) 32.38'

15.17'

15.17' 15.17' 18.15'
100.83'

79.48'

36.78' 22.55'

18.15'

43.90' 29.67'

29.67' 51.02'

Page 1949 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET

FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS
24" PARTIAL CUT END CAP, PART# MC4500IEPP24B OR MC4500IEPP24BW TYP OF ALL MC-4500 24" BOTTOM CONNECTIONS AND ISOLATOR PLUS ROWS PROPOSED LAYOUT : UIS-7
61 STORMTECH MC-4500 CHAMBERS
4 STORMTECH MC-4500 END CAPS
12 STONE ABOVE (in)
9 STONE BELOW (in)
40 % STONE VOID
11,059 INSTALLED SYSTEM VOLUME (CF) (PERIMETER STONE INCLUDED) 2617 SYSTEM AREA (ft²)
312 SYSTEM PERIMETER (ft)
PROPOSED ELEVATIONS : UIS-7
497.49 MAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED) 492.99 MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC)
492.49 MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC)
492.49 MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT) 492.49 MINIMUM ALLOWABLE GRADE (TOP OF RIGID PAVEMENT)
491.49 TOP OF STONE
490.49 TOP OF MC-4500 CHAMBER
487.94 18" TOP MANIFOLD INVERT
485.68 24" ISOLATOR ROW PLUS CONNECTION INVERT
485.49 BOTTOM OF MC-4500 CHAMBER
484.74 BOTTOM OF STONE
INSTALL FLAMP ON 24" ACCESS PIPE
PART# MC450024RAMP
NOTES
· MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECHNICAL NOTE 6.32 FOR MANIFOLD SIZING GUIDANCE. · DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD COMPONENTS IN THE FIELD. · THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED.
18" X 18" ADS N-12 TOP MANIFOLD
INVERT 29.36" ABOVE CHAMBER BASE
(SEE NOTES)
PROPOSED 30" NYLOPLAST BASIN

W/ELEVATED BYPASS MANIFOLD
MAXIMUM INLET FLOW 5.5 CFS
(24" SUMP MIN)
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®
0 20' 40'
132.64'
126.22'

4.03'

9.08' 10.33'

19.42'
136.67'
130.24'

19.42'17.42'

INSPECTION PORT

ISOLATOR ROW PLUS
(SEE DETAIL)

DATE DRWN CHKD DESCRIPTION

Page 1950 of 2023 ends

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OFDATE:

PROJECT #:

DRAWN:CHECKED:

MATERIAL LOCATION DESCRIPTION AASHTO MATERIAL

CLASSIFICATIONS COMPACTION / DENSITY REQUIREMENT
D
FINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE TOP

OF THE 'C' LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR
UNPAVED FINISHED GRADE ABOVE. NOTE THAT PAVEMENT

SUBBASE MAY BE PART OF THE 'D' LAYER
ANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.

CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. N/A
PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVED

INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND
PREPARATION REQUIREMENTS.

C
INITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THE EMBEDMENT STONE ('B' LAYER) TO 14" (355 mm) ABOVE THE TOP OF THE CHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A PART OF THE 'C' LAYER.

GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES OR PROCESSED AGGREGATE.

MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS LAYER.

AASHTO M145¹ A-1, A-2-4, A-3
OR
AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, 9, 10 BEGIN COMPACTIONS AFTER 12" (300 mm) OF MATERIAL OVER
THE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN
6" (150 mm) MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FOR WELL GRADED MATERIAL AND 95% RELATIVE DENSITY FOR
PROCESSED AGGREGATE MATERIALS. ROLLER GROSS
VEHICLE WEIGHT NOT TO EXCEED 12,000 lbs (53 kN). DYNAMIC FORCE NOT TO EXCEED 20,000 lbs (89 kN).

B
EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM
THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 NO COMPACTION REQUIRED.

1. THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: "CLEAN, CRUSHED, ANGULAR NO. 4 (AASHTO M43) STONE".

2. STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 6" (150 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.

3. WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION, FOR STANDARD DESIGN LOAD CONDITIONS, A FLAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS, CONTACT STORMTECH FOR COMPACTION REQUIREMENTS.

4. ONCE LAYER 'C' IS PLACED, ANY SOIL/MATERIAL CAN BE PLACED IN LAYER 'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REQUIREMENTS OF LAYER 'C' OR 'D' AT THE SITE DESIGN ENGINEER'S DISCRETION.

ACCEPTABLE FILL MATERIALS: STORMTECH SC-160LP CHAMBER SYSTEMS NOTES:

1. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

2. CHAMBERS SHALL BE DESIGNED, TESTED AND ALLOWABLE LOAD CONFIGURATIONS DETERMINED IN ACCORDANCE WITH ASTM F2787, "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS". LOAD CONFIGURATIONS SHALL INCLUDE: 1) INSTANTANEOUS (<1 MIN) AASHTO DESIGN TRUCK LIVE LOAD ON MINIMUM COVER 2) MAXIMUM PERMANENT (75-YR) COVER LOAD AND 3) ALLOWABLE COVER WITH PARKED (1-WEEK) AASHTO DESIGN TRUCK.

3. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATION FOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS.

4. PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.

5. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 1.5” · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6.2.8 OF ASTM F2418 SHALL BE GREATER THAN OR EQUAL TO 400 LBS/FT/%. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

D
C
B
*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED
INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR, INCREASE COVER TO 20" (510 mm). 14"
(350 mm)
MIN*
10'
(3.0 m)
MAX
6" (150 mm)
MIN
12" (300 mm) MIN 25"
(635 mm)
12" (300 mm)

MIN DEPTH OF BASE STONE TO BE DETERMINED
BY SITE DESIGN ENGINEER 6" (150 mm) MIN
A
12"
(305 mm)

EXCAVATION WALL
(CAN BE SLOPED OR VERTICAL)

PERIMETER STONE
(SEE NOTE 4)
SC-160LP

END CAP

SUBGRADE SOILS
(SEE NOTE 3)

NO SPACING REQUIRED

BETWEEN CHAMBERS

PAVEMENT LAYER (DESIGNED

BY SITE DESIGN ENGINEER)
ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL AROUND

CLEAN CRUSHED, ANGULAR STONE IN A & B LAYERS
**THIS CROSS SECTION DETAIL REPRESENTS
MINIMUM REQUIREMENTS FOR INSTALLATION.

PLEASE SEE THE LAYOUT SHEET(S) FOR
PROJECT SPECIFIC REQUIREMENTS.

StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

Page 1951 of 2023 ends

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2. STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 6" (150 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.

NOTES:

1. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2922 (POLETHYLENE) OR ASTM F2418 (POLYPROPYLENE), "STANDARD SPECIFICATION FOR CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

2. SC-310 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.

5. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 2”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6.2.8 OF ASTM F2922 SHALL BE GREATER THAN OR EQUAL TO 400 LBS/FT/%. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

MATERIAL LOCATION DESCRIPTION AASHTO MATERIAL

CLASSIFICATIONS COMPACTION / DENSITY REQUIREMENT
D
FINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE TOP OF

THE 'C' LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR
UNPAVED FINISHED GRADE ABOVE. NOTE THAT PAVEMENT SUBBASE MAY BE PART OF THE 'D' LAYER.

ANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.

CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. N/A
PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVED

INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND
PREPARATION REQUIREMENTS.

C
INITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THE EMBEDMENT STONE ('B' LAYER) TO 18" (450 mm) ABOVE THE TOP OF THE CHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A PART OF THE 'C' LAYER.

GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES OR PROCESSED AGGREGATE.

MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS LAYER.

B
EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 NO COMPACTION REQUIRED.

A
FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TO THE FOOT (BOTTOM) OF THE CHAMBER. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE.2,3 D
C
B
A
18"
(450 mm) MIN*
8'
(2.4 m)
MAX
6" (150 mm)
MIN
12" (300 mm) MIN
12" (300 mm) MIN
34" (864 mm) 6"
(150 mm) MIN
ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL AROUND

CLEAN CRUSHED, ANGULAR STONE IN A & B LAYERS
*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED
INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR, INCREASE COVER TO 24" (600 mm).

PERIMETER STONE
(SEE NOTE 4)

EXCAVATION WALL
(CAN BE SLOPED OR VERTICAL)
SC-310

END CAP SUBGRADE SOILS
(SEE NOTE 3)

PAVEMENT LAYER (DESIGNED

BY SITE DESIGN ENGINEER)

DEPTH OF STONE TO BE DETERMINED
BY SITE DESIGN ENGINEER 6" (150 mm) MIN
16"
(406 mm) **THIS CROSS SECTION DETAIL REPRESENTS
MINIMUM REQUIREMENTS FOR INSTALLATION.

PLEASE SEE THE LAYOUT SHEET(S) FOR
PROJECT SPECIFIC REQUIREMENTS.

StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

Page 1952 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

2. STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 6" (150 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.

NOTES:

1. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

2. SC-740 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.

5. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 2”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6.2.8 OF ASTM F2418 SHALL BE GREATER THAN OR EQUAL TO 550 LBS/FT/%. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

MATERIAL LOCATION DESCRIPTION AASHTO MATERIAL

CLASSIFICATIONS COMPACTION / DENSITY REQUIREMENT
D
FINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE

TOP OF THE 'C' LAYER TO THE BOTTOM OF FLEXIBLE
PAVEMENT OR UNPAVED FINISHED GRADE ABOVE. NOTE THAT
PAVEMENT SUBBASE MAY BE PART OF THE 'D' LAYER.

ANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.

CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. N/A
PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVED

INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND
PREPARATION REQUIREMENTS.

C
INITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THE EMBEDMENT STONE ('B' LAYER) TO 18" (450 mm)
ABOVE THE TOP OF THE CHAMBER. NOTE THAT PAVEMENT
SUBBASE MAY BE A PART OF THE 'C' LAYER.

GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES OR PROCESSED AGGREGATE.

MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS LAYER.

B
EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS

FROM THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER
ABOVE.

CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 NO COMPACTION REQUIRED.

A
FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE
SUBGRADE UP TO THE FOOT (BOTTOM) OF THE CHAMBER. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE.2,3 18"
(450 mm) MIN*
8'
(2.4 m)
MAX
6" (150 mm) MIN
D
C
B
A
12" (300 mm) MIN
ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL

AROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS
51" (1295 mm) 12" (300 mm) MIN 6"
(150 mm) MIN
30"
(762 mm)

DEPTH OF STONE TO BE DETERMINED
BY SITE DESIGN ENGINEER 6" (150 mm) MIN
*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED

INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR,
INCREASE COVER TO 24" (600 mm).

EXCAVATION WALL
(CAN BE SLOPED OR VERTICAL)

PERIMETER STONE
(SEE NOTE 4)
SC-740 END CAP

SUBGRADE SOILS
(SEE NOTE 3)

PAVEMENT LAYER (DESIGNED

BY SITE DESIGN ENGINEER)
**THIS CROSS SECTION DETAIL REPRESENTS
MINIMUM REQUIREMENTS FOR INSTALLATION.

PLEASE SEE THE LAYOUT SHEET(S) FOR
PROJECT SPECIFIC REQUIREMENTS.

StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

Page 1953 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

2. STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 9" (230 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.

NOTES:

1. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 60x101

2. MC-4500 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

4. PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.

5. REQUIREMENTS FOR HANDLING AND INSTALLATION: · TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. · TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3”. · TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6.2.8 OF ASTM F2418 SHALL BE GREATER THAN OR EQUAL TO 500 LBS/FT/%.

AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS.

MATERIAL LOCATION DESCRIPTION AASHTO MATERIAL

CLASSIFICATIONS COMPACTION / DENSITY REQUIREMENT
D
FINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE

TOP OF THE 'C' LAYER TO THE BOTTOM OF FLEXIBLE
PAVEMENT OR UNPAVED FINISHED GRADE ABOVE. NOTE THAT

PAVEMENT SUBBASE MAY BE PART OF THE 'D' LAYER
ANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.

CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. N/A
PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVED

INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND
PREPARATION REQUIREMENTS.

C
INITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THE EMBEDMENT STONE ('B' LAYER) TO 24" (600 mm)
ABOVE THE TOP OF THE CHAMBER. NOTE THAT PAVEMENT
SUBBASE MAY BE A PART OF THE 'C' LAYER.

GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES OR PROCESSED AGGREGATE.

MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS LAYER.

AASHTO M145¹ A-1, A-2-4, A-3
OR
AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, 9, 10 BEGIN COMPACTIONS AFTER 24" (600 mm) OF MATERIAL OVER
THE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN
12" (300 mm) MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FOR WELL GRADED MATERIAL AND 95% RELATIVE DENSITY FOR
PROCESSED AGGREGATE MATERIALS.

B
EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS

FROM THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER
ABOVE.

CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 4
A
FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE
SUBGRADE UP TO THE FOOT (BOTTOM) OF THE CHAMBER. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 4 PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE.2,3 NO COMPACTION REQUIRED.

7.0'
(2.1 m)
MAX
24"
(600 mm) MIN*
100" (2540 mm) 12" (300 mm) MIN
ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL AROUND

CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS
12" (300 mm) MIN
12" (300 mm) MIN 9"
(230 mm) MIN
D
C
B
A
*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED

INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR,
INCREASE COVER TO 30" (750 mm).

DEPTH OF STONE TO BE DETERMINED
BY SITE DESIGN ENGINEER 9" (230 mm) MIN

PERIMETER STONE
(SEE NOTE 4)

EXCAVATION WALL
(CAN BE SLOPED OR VERTICAL)
MC-4500

END CAP

SUBGRADE SOILS
(SEE NOTE 3)

PAVEMENT LAYER (DESIGNED

BY SITE DESIGN ENGINEER)
60"
(1524 mm)
**THIS CROSS SECTION DETAIL REPRESENTS
MINIMUM REQUIREMENTS FOR INSTALLATION.

PLEASE SEE THE LAYOUT SHEET(S) FOR
PROJECT SPECIFIC REQUIREMENTS.

StormTechChamber System
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®

Page 1954 of 2023 ends

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PROJECT #:

DRAWN:CHECKED:

INSPECTION & MAINTENANCE
STEP 1) INSPECT ISOLATOR ROW PLUS FOR SEDIMENT
A. INSPECTION PORTS (IF PRESENT)
A.1. REMOVE/OPEN LID ON NYLOPLAST INLINE DRAIN
A.2. REMOVE AND CLEAN FLEXSTORM FILTER IF INSTALLED
A.3. USING A FLASHLIGHT AND STADIA ROD, MEASURE DEPTH OF SEDIMENT AND RECORD ON MAINTENANCE LOG A.4. LOWER A CAMERA INTO ISOLATOR ROW PLUS FOR VISUAL INSPECTION OF SEDIMENT LEVELS (OPTIONAL) A.5. IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.

B. ALL ISOLATOR PLUS ROWS
B.1. REMOVE COVER FROM STRUCTURE AT UPSTREAM END OF ISOLATOR ROW PLUS B.2. USING A FLASHLIGHT, INSPECT DOWN THE ISOLATOR ROW PLUS THROUGH OUTLET PIPE i) MIRRORS ON POLES OR CAMERAS MAY BE USED TO AVOID A CONFINED SPACE ENTRY ii) FOLLOW OSHA REGULATIONS FOR CONFINED SPACE ENTRY IF ENTERING MANHOLE B.3. IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.

STEP 2) CLEAN OUT ISOLATOR ROW PLUS USING THE JETVAC PROCESS A. A FIXED CULVERT CLEANING NOZZLE WITH REAR FACING SPREAD OF 45" (1.1 m) OR MORE IS PREFERRED B. APPLY MULTIPLE PASSES OF JETVAC UNTIL BACKFLUSH WATER IS CLEAN C. VACUUM STRUCTURE SUMP AS REQUIRED
STEP 3) REPLACE ALL COVERS, GRATES, FILTERS, AND LIDS; RECORD OBSERVATIONS AND ACTIONS.

STEP 4) INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.

NOTES

1. INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.

2. CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.

SC-160LP ISOLATOR ROW PLUS DETAIL
NTS

STORMTECH HIGHLY RECOMMENDS

FLEXSTORM INSERTS IN ANY UPSTREAM

STRUCTURES WITH OPEN GRATES
SC-160LP CHAMBER
8" (200 mm) HDPE ACCESS PIPE REQUIRED
USE 8" OPEN END CAP PART #: SC160IEPP08

OPTIONAL INSPECTION PORT
SC-160LP END CAP
ONE LAYER OF ADSPLUS125 WOVEN GEOTEXTILE BETWEEN

FOUNDATION STONE AND CHAMBERS
4' (1.2 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS

SUMP DEPTH TBD BY

SITE DESIGN ENGINEER
(24" [600 mm] MIN RECOMMENDED) NYLOPLAST
WEIR

WEIR HEIGHT TBD BY

SITE DESIGN ENGINEER
NOTE:

INSPECTION PORTS MAY BE CONNECTED THROUGH ANY CHAMBER CORRUGATION CREST.

STORMTECH CHAMBER

CONCRETE COLLAR

PAVEMENT
12" (300 mm) MIN WIDTH

CONCRETE SLAB
6" (150 mm) MIN THICKNESS
4" PVC INSPECTION PORT DETAIL
(SC SERIES CHAMBER)
NTS
8" NYLOPLAST INSPECTION PORT
BODY (PART# 2708AG4IPKIT) OR

TRAFFIC RATED BOX W/SOLID

LOCKING COVER

CONCRETE COLLAR NOT REQUIRED

FOR UNPAVED APPLICATIONS
4" (100 mm)
SDR 35 PIPE
4" (100 mm) INSERTA TEE

TO BE CENTERED ON

CORRUGATION CREST
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®

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OFDATE:

PROJECT #:

DRAWN:CHECKED:

STEP 4) INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.

NOTES

1. INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.

2. CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.

SC-310 ISOLATOR ROW PLUS DETAIL
NTS

OPTIONAL INSPECTION PORT
SC-310 END CAP
SC-310 CHAMBER

STORMTECH HIGHLY RECOMMENDS

FLEXSTORM INSERTS IN ANY UPSTREAM

STRUCTURES WITH OPEN GRATES
ONE LAYER OF ADSPLUS125 WOVEN GEOTEXTILE BETWEEN

FOUNDATION STONE AND CHAMBERS
4' (1.2 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS

ELEVATED BYPASS MANIFOLD
12" (300 mm) HDPE ACCESS PIPE REQUIRED
USE EZ END CAP PART #: SC310ECEZ
INSTALL FLAMP ON 12" (300 mm) ACCESS PIPE
PART#: SC31012RAMP

SUMP DEPTH TBD BY

SITE DESIGN ENGINEER
(24" [600 mm] MIN RECOMMENDED)

NYLOPLAST
NOTE:

INSPECTION PORTS MAY BE CONNECTED THROUGH ANY CHAMBER CORRUGATION CREST.

STORMTECH CHAMBER

CONCRETE COLLAR

PAVEMENT
12" (300 mm) MIN WIDTH

CONCRETE SLAB
6" (150 mm) MIN THICKNESS
4" PVC INSPECTION PORT DETAIL
(SC SERIES CHAMBER)
NTS
8" NYLOPLAST INSPECTION PORT
BODY (PART# 2708AG4IPKIT) OR

TRAFFIC RATED BOX W/SOLID

LOCKING COVER

CONCRETE COLLAR NOT REQUIRED

FOR UNPAVED APPLICATIONS
4" (100 mm)
SDR 35 PIPE
4" (100 mm) INSERTA TEE

TO BE CENTERED ON

CORRUGATION CREST
StormTechChamber System
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®

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SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

STEP 4) INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.

NOTES

1. INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.

2. CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.

SC-740 ISOLATOR ROW PLUS DETAIL
NTS
SC-740 END CAP

OPTIONAL INSPECTION PORT
SC-740 CHAMBER

STORMTECH HIGHLY RECOMMENDS

FLEXSTORM INSERTS IN ANY UPSTREAM

STRUCTURES WITH OPEN GRATES
ONE LAYER OF ADSPLUS125 WOVEN GEOTEXTILE BETWEEN

FOUNDATION STONE AND CHAMBERS
5' (1.5 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS

ELEVATED BYPASS MANIFOLD
24" (600 mm) HDPE ACCESS PIPE REQUIRED
USE EZ END CAP PART #: SC740ECEZ
INSTALL FLAMP ON 24" (600 mm) ACCESS PIPE
PART#: SC74024RAMP

NYLOPLAST

SUMP DEPTH TBD BY

SITE DESIGN ENGINEER
(24" [600 mm] MIN RECOMMENDED)
NOTE:

INSPECTION PORTS MAY BE CONNECTED THROUGH ANY CHAMBER CORRUGATION CREST.

STORMTECH CHAMBER

CONCRETE COLLAR

PAVEMENT
12" (300 mm) MIN WIDTH

CONCRETE SLAB
6" (150 mm) MIN THICKNESS
4" PVC INSPECTION PORT DETAIL
(SC SERIES CHAMBER)
NTS
8" NYLOPLAST INSPECTION PORT
BODY (PART# 2708AG4IPKIT) OR

TRAFFIC RATED BOX W/SOLID

LOCKING COVER

CONCRETE COLLAR NOT REQUIRED

FOR UNPAVED APPLICATIONS
4" (100 mm)
SDR 35 PIPE
4" (100 mm) INSERTA TEE

TO BE CENTERED ON

CORRUGATION CREST
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

Page 1957 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

STEP 4) INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.

NOTES

1. INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.

2. CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.

MC-4500 ISOLATOR ROW PLUS DETAIL
NTS

OPTIONAL INSPECTION PORT
MC-4500 END CAP
24" (600 mm) HDPE ACCESS PIPE REQUIRED
USE FACTORY PARTIAL CUT END CAP PART #:

MC4500IEPP24BC OR MC4500RIEPP24BW

STORMTECH HIGHLY RECOMMENDS

FLEXSTORM INSERTS IN ANY UPSTREAM

STRUCTURES WITH OPEN GRATES

COVER PIPE CONNECTION TO END CAP WITH ADS
GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE
ONE LAYER OF ADSPLUS175 WOVEN GEOTEXTILE BETWEEN

FOUNDATION STONE AND CHAMBERS

10.3' (3.1 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS

ELEVATED BYPASS MANIFOLD
MC-4500 CHAMBER
INSTALL FLAMP ON 24" (600 mm) ACCESS PIPE
PART #: MC450024RAMP

SUMP DEPTH TBD BY

SITE DESIGN ENGINEER
(24" [600 mm] MIN RECOMMENDED)

NYLOPLAST
NOTE:

INSPECTION PORTS MAY BE CONNECTED THROUGH ANY CHAMBER CORRUGATION VALLEY.

STORMTECH CHAMBER

CONCRETE COLLAR

PAVEMENT
12" (300 mm) MIN WIDTH

CONCRETE SLAB
6" (150 mm) MIN THICKNESS
4" PVC INSPECTION PORT DETAIL
(MC SERIES CHAMBER)
NTS
8" NYLOPLAST INSPECTION PORT
BODY (PART# 2708AG4IPKIT) OR

TRAFFIC RATED BOX W/SOLID

LOCKING COVER

CONCRETE COLLAR NOT REQUIRED

FOR UNPAVED APPLICATIONS
4" (100 mm)
SDR 35 PIPE
4" (100 mm) INSERTA TEE

TO BE CENTERED ON

CORRUGATION VALLEY
StormTechChamber System
888-892-2694 | WWW.STORMTECH.COM
®

Page 1958 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

BACKFILL MATERIAL SHOULD BE REMOVED FROM BELOW THE N-12 STUB SO THAT THE FITTING SITS LEVEL.

NOTE: ALL DIMENSIONS ARE NOMINAL

NOMINAL CHAMBER SPECIFICATIONS
SIZE (W X H X INSTALLED LENGTH) 34.0" X 16.0" X 85.4" (864 mm X 406 mm X 2169 mm) CHAMBER STORAGE 14.7 CUBIC FEET (0.42 m³)
MINIMUM INSTALLED STORAGE* 31.0 CUBIC FEET (0.88 m³)
WEIGHT 35.0 lbs. (16.8 kg)
*ASSUMES 6" (152 mm) ABOVE, BELOW, AND BETWEEN CHAMBERS PRE-FAB STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B" PRE-FAB STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T" PRE CORED END CAPS END WITH "PC"

34.0"
(864 mm)

16.0"
(406 mm)

90.7" (2304 mm) ACTUAL LENGTH 85.4" (2169 mm) INSTALLED LENGTH

BUILD ROW IN THIS DIRECTION
A A
B C
SC-310 TECHNICAL SPECIFICATION
NTS

9.9"
(251 mm)

15.6"
(396 mm)

OVERLAP NEXT CHAMBER HERE
(OVER SMALL CORRUGATION)

START END
PART # STUB A
SC160EPP
6" (150 mm) 0.66" (16 mm)
8" (200 mm) 0.80" (20 mm)
SC160EPP08 8" (200 mm) 0.96" (24 mm)

ALL STUBS ARE PLACED AT BOTTOM OF END CAP SUCH THAT THE OUTSIDE DIAMETER OF THE STUB IS FLUSH WITH THE BOTTOM OF THE END CAP. FOR ADDITIONAL INFORMATION CONTACT STORMTECH AT 1-888-892-2694.

NOTE: ALL DIMENSIONS ARE NOMINAL

NOMINAL CHAMBER SPECIFICATIONS
SIZE (W X H X INSTALLED LENGTH) 25.0" X 12.0" X 85.4" (635 mm X 305 mm X 2169 mm) CHAMBER STORAGE 6.85 CUBIC FEET (0.19 m³)
MINIMUM INSTALLED STORAGE* 16.0 CUBIC FEET (0.45 m³)
WEIGHT 24.0 lbs. (10.9 kg)
*ASSUMES 6" (152 mm) ABOVE, 6" (152 mm) BELOW, AND STONE BETWEEN CHAMBERS WITH 40% STONE POROSITY.

25.0"
(635 mm)

12.0"
(305 mm)

90.7" (2304 mm) ACTUAL LENGTH

85.4" (2169 mm) INSTALLED LENGTH

OVERLAP NEXT CHAMBER HERE
(OVER SMALL CORRUGATION)

BUILD ROW IN THIS DIRECTION

START END
SC-160LP TECHNICAL SPECIFICATION
NTS

4.4"
(112 mm)
A

11.7"
(297 mm)

18.6"
(472 mm)

Page 1959 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

THIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATE RESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS. 4640 TRUEMAN BLVD
HILLIARD, OH 43026
21 22 01/13/23 S332058 JLM CJD THE GREENS INDIO INDIO - CA DATE DRWN CHKD DESCRIPTION StormTech Chamber System 888-892-2694 | WWW.STORMTECH.COM ®
PART # STUB A B C
SC740EPE06T / SC740EPE06TPC 6" (150 mm) 10.9" (277 mm) 18.5" (470 mm) --- SC740EPE06B / SC740EPE06BPC --- 0.5" (13 mm) SC740EPE08T /SC740EPE08TPC 8" (200 mm) 12.2" (310 mm) 16.5" (419 mm) --- SC740EPE08B / SC740EPE08BPC --- 0.6" (15 mm) SC740EPE10T / SC740EPE10TPC 10" (250 mm) 13.4" (340 mm) 14.5" (368 mm) --- SC740EPE10B / SC740EPE10BPC --- 0.7" (18 mm) SC740EPE12T / SC740EPE12TPC 12" (300 mm) 14.7" (373 mm) 12.5" (318 mm) --- SC740EPE12B / SC740EPE12BPC --- 1.2" (30 mm) SC740EPE15T / SC740EPE15TPC 15" (375 mm) 18.4" (467 mm) 9.0" (229 mm) --- SC740EPE15B / SC740EPE15BPC --- 1.3" (33 mm) SC740EPE18T / SC740EPE18TPC 18" (450 mm) 19.7" (500 mm) 5.0" (127 mm) --- SC740EPE18B / SC740EPE18BPC --- 1.6" (41 mm) SC740ECEZ* 24" (600 mm) 18.5" (470 mm) --- 0.1" (3 mm)
ALL STUBS, EXCEPT FOR THE SC740ECEZ ARE PLACED AT BOTTOM OF END CAP SUCH THAT THE OUTSIDE DIAMETER OF THE STUB IS FLUSH WITH THE BOTTOM OF THE END CAP. FOR ADDITIONAL INFORMATION CONTACT STORMTECH AT 1-888-892-2694.
* FOR THE SC740ECEZ THE 24" (600 mm) STUB LIES BELOW THE BOTTOM OF THE END CAP APPROXIMATELY 1.75" (44 mm).

BACKFILL MATERIAL SHOULD BE REMOVED FROM BELOW THE N-12 STUB SO THAT THE FITTING SITS LEVEL.

NOTE: ALL DIMENSIONS ARE NOMINAL

NOMINAL CHAMBER SPECIFICATIONS
SIZE (W X H X INSTALLED LENGTH) 51.0" X 30.0" X 85.4" (1295 mm X 762 mm X 2169 mm) CHAMBER STORAGE 45.9 CUBIC FEET (1.30 m³)
MINIMUM INSTALLED STORAGE* 74.9 CUBIC FEET (2.12 m³)
WEIGHT 75.0 lbs. (33.6 kg)
*ASSUMES 6" (152 mm) STONE ABOVE, BELOW, AND BETWEEN CHAMBERS PRE-FAB STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B" PRE-FAB STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T" PRE-CORED END CAPS END WITH "PC"
SC-740 TECHNICAL SPECIFICATION
NTS

90.7" (2304 mm) ACTUAL LENGTH 85.4" (2169 mm) INSTALLED LENGTH

BUILD ROW IN THIS DIRECTION
A A
C
B

51.0"
(1295 mm)

30.0"
(762 mm)

45.9" (1166 mm) 12.2"
(310 mm)

29.3"
(744 mm)

OVERLAP NEXT CHAMBER HERE
(OVER SMALL CORRUGATION)

START END
MC-4500 TECHNICAL SPECIFICATION
NTS
PART # STUB B C
MC4500IEPP06T 6" (150 mm) 42.54" (1081 mm) --- MC4500IEPP06B --- 0.86" (22 mm) MC4500IEPP08T 8" (200 mm) 40.50" (1029 mm) --- MC4500IEPP08B --- 1.01" (26 mm) MC4500IEPP10T 10" (250 mm) 38.37" (975 mm) --- MC4500IEPP10B --- 1.33" (34 mm) MC4500IEPP12T 12" (300 mm) 35.69" (907 mm) --- MC4500IEPP12B --- 1.55" (39 mm) MC4500IEPP15T 15" (375 mm) 32.72" (831 mm) --- MC4500IEPP15B --- 1.70" (43 mm) MC4500IEPP18T
18" (450 mm)

29.36" (746 mm) --- MC4500IEPP18TW
MC4500IEPP18B
--- 1.97" (50 mm) MC4500IEPP18BW
MC4500IEPP24T
24" (600 mm)

23.05" (585 mm) --- MC4500IEPP24TW
MC4500IEPP24B
--- 2.26" (57 mm) MC4500IEPP24BW
MC4500IEPP30BW 30" (750 mm) --- 2.95" (75 mm)
MC4500IEPP36BW 36" (900 mm) --- 3.25" (83 mm)
MC4500IEPP42BW 42" (1050 mm) --- 3.55" (90 mm)
NOTE: ALL DIMENSIONS ARE NOMINAL

NOMINAL CHAMBER SPECIFICATIONS
SIZE (W X H X INSTALLED LENGTH) 100.0" X 60.0" X 48.3" (2540 mm X 1524 mm X 1227 mm) CHAMBER STORAGE 106.5 CUBIC FEET (3.01 m³)
MINIMUM INSTALLED STORAGE* 162.6 CUBIC FEET (4.60 m³)
WEIGHT (NOMINAL) 125.0 lbs. (56.7 kg)

NOMINAL END CAP SPECIFICATIONS
SIZE (W X H X INSTALLED LENGTH) 90.0" X 61.0" X 32.8" (2286 mm X 1549 mm X 833 mm) END CAP STORAGE 39.5 CUBIC FEET (1.12 m³)
MINIMUM INSTALLED STORAGE* 115.3 CUBIC FEET (3.26 m³)
WEIGHT (NOMINAL) 90 lbs. (40.8 kg)
*ASSUMES 12" (305 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION AND BETWEEN CHAMBERS, 12" (305 mm) STONE PERIMETER IN FRONT OF END CAPS AND 40% STONE POROSITY.

PARTIAL CUT HOLES AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B" PARTIAL CUT HOLES AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T" END CAPS WITH A PREFABRICATED WELDED STUB END WITH "W"
B
C

52.0"
(1321 mm)

48.3"
(1227 mm)

INSTALLED

60.0"
(1524 mm)
100.0" (2540 mm) 90.0" (2286 mm)

61.0"
(1549 mm)

32.8"
(833 mm)

INSTALLED

38.0"
(965 mm)

CUSTOM PREFABRICATED INVERTS
ARE AVAILABLE UPON REQUEST.

INVENTORIED MANIFOLDS INCLUDE
12-24" (300-600 mm) SIZE ON SIZE
AND 15-48" (375-1200 mm)
ECCENTRIC MANIFOLDS. CUSTOM
INVERT LOCATIONS ON THE MC-4500

END CAP CUT IN THE FIELD ARE NOT

RECOMMENDED FOR PIPE SIZES
GREATER THAN 10" (250 mm). THE

INVERT LOCATION IN COLUMN 'B'

ARE THE HIGHEST POSSIBLE FOR
THE PIPE SIZE.

UPPER JOINT

CORRUGATION
WEB
CREST
CREST

STIFFENING
RIB
VALLEY

STIFFENING RIB

BUILD ROW IN THIS

DIRECTION

LOWER JOINT

CORRUGATION
FOOT

Page 1960 of 2023 ends

SHEET
OFDATE:

PROJECT #:

DRAWN:CHECKED:

ACTUAL CONCRETE SLAB MUST BE

DESIGNED GIVING CONSIDERATION FOR

LOCAL SOIL CONDITIONS, TRAFFIC

LOADING & OTHER APPLICABLE DESIGN

FACTORS
ADAPTER ANGLES VARIABLE 0°- 360°

ACCORDING TO PLANS
A
18" (457 mm)

MIN WIDTH
AASHTO H-20 CONCRETE SLAB
8" (203 mm) MIN THICKNESS

VARIABLE SUMP DEPTH

ACCORDING TO PLANS
[6" (152 mm) MIN ON 8-24" (200-600 mm),
10" (254 mm) MIN ON 30" (750 mm)]
4" (102 mm) MIN ON 8-24" (200-600 mm)
6" (152 mm) MIN ON 30" (750 mm)
12" (610 mm) MIN
(FOR AASHTO H-20)

INVERT ACCORDING TO

PLANS/TAKE OFF

BACKFILL MATERIAL BELOW AND TO SIDES
OF STRUCTURE SHALL BE ASTM D2321

CLASS I OR II CRUSHED STONE OR GRAVEL
AND BE PLACED UNIFORMLY IN 12" (305 mm)
LIFTS AND COMPACTED TO MIN OF 90%

INTEGRATED DUCTILE IRON

FRAME & GRATE/SOLID TO
MATCH BASIN O.D.

NYLOPLAST DRAIN BASIN
NTS
NOTES

1. 8-30" (200-750 mm) GRATES/SOLID COVERS SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05

2. 12-30" (300-750 mm) FRAMES SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05

3. DRAIN BASIN TO BE CUSTOM MANUFACTURED ACCORDING TO PLAN DETAILS

4. DRAINAGE CONNECTION STUB JOINT TIGHTNESS SHALL CONFORM TO ASTM D3212 FOR CORRUGATED HDPE (ADS & HANCOR DUAL WALL) & SDR 35 PVC

5. FOR COMPLETE DESIGN AND PRODUCT INFORMATION: WWW.NYLOPLAST-US.COM

6. TO ORDER CALL: 800-821-6710
A PART # GRATE/SOLID COVER OPTIONS
8"
(200 mm) 2808AG PEDESTRIAN LIGHT
DUTY

STANDARD LIGHT

DUTY SOLID LIGHT DUTY
10"
(250 mm) 2810AG PEDESTRIAN LIGHT
DUTY

STANDARD LIGHT

DUTY SOLID LIGHT DUTY
12"
(300 mm) 2812AG PEDESTRIAN
AASHTO H-10

STANDARD AASHTO
H-20
SOLID
AASHTO H-20
15"
(375 mm) 2815AG PEDESTRIAN
AASHTO H-10

STANDARD AASHTO
H-20
SOLID
AASHTO H-20
18"
(450 mm) 2818AG PEDESTRIAN
AASHTO H-10

STANDARD AASHTO
H-20
SOLID
AASHTO H-20
24"
(600 mm) 2824AG PEDESTRIAN
AASHTO H-10

STANDARD AASHTO
H-20
SOLID
AASHTO H-20
30"
(750 mm) 2830AG PEDESTRIAN
AASHTO H-20

STANDARD AASHTO
H-20
SOLID
AASHTO H-20

VARIOUS TYPES OF INLET AND
OUTLET ADAPTERS AVAILABLE:
4-30" (100-750 mm) FOR

CORRUGATED HDPE

WATERTIGHT JOINT
(CORRUGATED HDPE SHOWN)
Nyloplast
770-932-2443 | WWW.NYLOPLAST-US.COM
®

MC-SERIES END CAP INSERTION DETAIL
NTS
NOTE: MANIFOLD STUB MUST BE LAID HORIZONTAL
FOR A PROPER FIT IN END CAP OPENING.
12" (300 mm)

MIN SEPARATION
12" (300 mm) MIN INSERTION

MANIFOLD HEADER

MANIFOLD STUB

STORMTECH END CAP
12" (300 mm)

MIN SEPARATION
12" (300 mm)

MIN INSERTION

MANIFOLD HEADER

MANIFOLD STUB

Page 1961 of 2023 ends

BLDG 1
D/T REST.
±3,750 SF
50'
75'

SWITCHGEAR
ALCOVE

FIRE RISER

AWNING ABOVE
INTERIORS BY TENANT BLDG 1
FF=495.10
UIS-1
UIS-2

Page 1962 of 2023 ends

PLAZA
65'
BLDG 2
REST.
±3,996 SF
CO
±2
60'

KITCHEN
BAR

D D D D
D
D
D
D
D
D
D
D D
G
G
D D D
WH
ABOVE

WALK-IN COOLER FREEZER
PATIO

CANOPY ABOVE SWITCHGEARFIRE RISER

HVAC YARD
MEN'S

WOMEN'S
FENCE
±38,471 SF (±0.88 AC)
BLDG 2
FF=493.50
UIS-3
UIS-4

Page 1963 of 2023 ends

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /
G
GGG
G G
G
G
G
G
G
GG
G
G
G
G
G
G
G
G
G
G
G

VANPOOL / EV

CLEAN AIR /

VANPOOL / EVCLEAN AIR /
BLDG &

LANDSCAPE

SETBACK
BLDG
D/T RE
±4,562
62'-2"
82'-2"
N.A.P.

BY OTHERS
BLDG 3
FF=493.35
BLDG A
FF=492.46
UIS-5
UIS-6

Page 1964 of 2023 ends

G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
87 GOLF COURSE

STALLS (NOT

INCLUDED IN PARKING

CALCULATIONS)
UIS-7

Page 1965 of 2023 ends

2014 Whitewater River Region WQMP
The Greens - Indio
Appendix G
AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP

MAINTENANCE AGREEMENTS AND/OR OTHER

MECHANISMS FOR ENSURING ONGOING OPERATION,

MAINTENANCE, FUNDING AND TRANSFER OF

REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP

Page 1966 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2504 of 3061 2014 Whitewater River Region WQMP
The Greens - Indio
Appendix H
PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE

REMEDIATION CONDUCTED AND USE RESTRICTIONS

Page 1967 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2505 of 3061 2014 Whitewater River Region WQMP
The Greens - Indio
Appendix I

PROJECT-SPECIFIC WQMP SUMMARY DATA FORM

Page 1968 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2506 of 3061 Project-Specific WQMP Summary Data Form
Applicant Information
Name and Title Thomas Hawksworth, P.E.

Company C3 Civil Engineering, LLC
Phone (208) 918-0928
Email [email protected]
Project Information
Project Name
(as shown on project application/project-specific WQMP) The Greens Indio
Street Address NEC of Jackson St. & Avenue 42
Nearest Cross Streets Jackson Street and Avenue 42
Municipality
(City or Unincorporated County)
Zip Code 92203
Tract Number(s) and/or Assessor Parcel Number(s) Parcel A, P.M. No. 35639 Other
(other information to help identify location of project) P.M.B. 232/85-88
Indicate type of project. Priority Development Projects (Use an "X" in cell preceding project type):

SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 25% SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 10% & erosive soils x Commercial or Industrial ≥ 100,000 sq. ft.

Automotive repair shop
Retail Gasoline Outlet disturbing > 5,000 sq. ft.
x Restaurant disturbing > 5,000 sq. ft.

Home subdivision ≥ 10 housing units
x Parking lot ≥ 5,000 sq. ft. or ≥ 25 parking spaces
Date Project-Specific WQMP Submitted 3/24/2023
Size of Project Area (nearest 0.1 acre) 5.4
Will the project replace more than 50% of the impervious surfaces on an existing developed site?
YES
Project Area managed with LID/Site Design BMPs
(nearest 0.1 acre)

5.4 Are Treatment Control BMPs required? Yes, Underground Infiltration System Is the project subject to onsite retention by ordinance or policy?
Ordinance
Did the project meet the 100% LID/Site Design
Measurable Goal?
YES
Name of the entity that will implement, operate, and
maintain the post-construction BMPs
Owner
Contact Name Can Do LLC
Street or Mailing Address 31791 Los Rios Street
City San Juan Capistrano, CA
Zip Code 92675
Phone 949.800.8069
Space Below for Use by City/County Staff Only
Preceding Information Verified by
(consistent with information in project-specific WQMP)
Name:

Date:

Date Project-Specific WQMP Approved:

Data Entered by Name:

Date:

Other Comments

Page 1969 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2507 of 3061 LEGEND:

SUBURBAN NEIGHBORHOOD

PARKS AND OPTEN SPACEREGIONAL COMMERCIAL
D/T LENGTH:
188-9" <‘;'
I
LLI 1 Iwwwwwwwwwwwwwwwww 1IgII1I1: wwwwwwwwwwwwwwwwww I1 2 <= LI 1 I LU % 9’ |:I> (V I II YP I II COVERED F . +==.—.—«—- <9 <9 <9” 1% : PATIO " ’ ‘ CD 2 1I (D /,i= I N.A.P. I I T 5 : =11 $2270 SF Z ~:— I EXISTING 1 I : 12* I 1%
«:_ AUTO PARTS I 1 We I J; O Q &SERV|CE ELLL++:LL: m :~v I
:_ VTQV 1 \
I X «j ' P ' ‘P '3 LI” 5 5' - E3 01% III//IIIII <e—fI“I LT "”“‘“”“”'”"‘ :> N R

AAAAAA IIIIIIII
D/T LENGTH: D/T LENGTH: - - __ - _ T _ _ : _ _ : _ _ : _ _ ;p 253‘-2“ 492*? ,:.,~e X I I ‘II;I_@IIVI ;:;_III/Igv III A *9:W W V W I M -_ (Q 80 GOLP OOURSE ~~ V I
13 IIIE9) *o STALLS (NOT ,W 1,11I 1:1 1 1 :32@122sis I INCLUDED IN PARKING I 1111 1:1 ; §:eg:IP5I.—4 V I :11:1 CALCULATIONS) I gggg, 4?;W: BLDG 3 Irrra:::;:;:; A *1 I
I: 1 D/T REST. +:yp:w:w
I
NAP. I I , I “I894 SF”
I EXISTING " I ; ; :1 I I 15;
GAS STATION, I I 1 1 A I 1 :1
OONVENIENOE STORE, BLDG 4 I 11 i Q11,
I
& OAR WASH DWIREST . 1 1 ; : 11:13
:98O SF : 1 1 1 1 1
I I II L L %

I NUE STRUCTURE STRUOTURE

CURRENT LAND USE
i'1S<:.IEGCT3:: TI—IE GREENS II\IDIC) MAP OVERLAYBICKEL GROUP INCORPORATED - II _ I3600 BIRCH STREET, SUITE ‘I20 SCa|e' -1E.E9”X§.$§7ToEFf‘%?s4‘5§5%?o65‘i3 NEC JACKSON STREET & AVENUE 42 Novemberw. 2023 W W W - b I C K 9 I 9 I P - C 0 m P:\16\16430—|rIdio, NEC Jackson &Ave 42\DeSigrI\Site\PrevioUS |ND|O ( | RN VerSions\pre231113 — X16430 — Site P|an.dwg ’ Theplans,Ideas,arra emsanddesigns Indicatedorrepresentedbythisdraw ed by, andarethepro BICKELGROUP,andwerecreatedand whichtheyw
Ing areown pertyof
developedsolelyforus I and inconnectionWlII’1II’llS specificproIect.andshallnot be used,inwholeorinpart,foranypurposefor ere notoriginallyintendedwithoutwrittenpermissionfromBICKELGROUP© 2017.

Page 1970 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2508 of 3061 From: Kendra Reif
To: Bruce T. Bauer
Subject: RE: The Greens Indio Project
Date: Wednesday, October 11, 2023 10:19:00 AM
Attachments: _NOI_The Greens Indio_10.2023.docx
image001.png
image002.png
Please see the attached.

From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 11, 2023 10:16 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Can you please send it to me?
I previously requested that I be notified regarding any notices sent out on the project. I am not sure why I am not receiving such.

Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201

Page 1971 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2509 of 3061 From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 11, 2023 10:12 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Good morning Kendra.

Was this sent out?
Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201

Page 1972 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2510 of 3061 From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 4, 2023 3:15 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

I see that that the initial study has now been posted to the City’s website.

As a result of the failure to post the initial study, as indicated in the City’s notice that was sent out on Sept. 29, 2023, will you be sending out a new notification? Bruce T. Bauer
Of Counsel

Page 1973 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2511 of 3061 To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Ms. Reif:

I ask that you update me on any developments concerning this project.

Also, where is the initial study to be found in the hyperlink? https://www.indio.org/departments/community-development-department/notices-documents/- folder-300
Thank you.

Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>

Page 1974 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2512 of 3061 Sent: Tuesday, September 26, 2023 11:19 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Good morning Ms. Reif.

Do you have any updates on the land swap agreement? Are there any recent developments in this matter?
Thank you.

Bruce T. Bauer
Of Counsel

Page 1975 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2513 of 3061 Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Do you have any updates on this project?
Also, do you have a final version of the land swap agreement? Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Monday, July 17, 2023 3:27 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Page 1976 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2514 of 3061 Any recent developments in this matter?
Thank you Kendra.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Tuesday, June 13, 2023 2:37 PM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
Hi Bruce,
We currently do not have a Planning Commission or City Council date set for this project. We are anticipating a date in late fall. However, this is all contingent upon the applicant completing the outstanding items that I mentioned previously so this timeline would be subject to change. I will make sure to keep you informed on all items related to this project as well as we continue to move forward.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, June 13, 2023 2:27 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Also, can you please add my name and contact information so that we are provided any notices that

Page 1977 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2515 of 3061 are sent out impacting the project?
Thank you.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Bruce T. Bauer
Sent: Tuesday, June 13, 2023 2:14 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
Thank you very much for the update. Are there any hearing currently scheduled or anticipated before the planning commission and/or City council?
Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Monday, June 12, 2023 8:15 AM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Morning Mr. Bauer,
The Greens have submitted their entitlement application for their project however their CEQA document has not yet been completed. Once their CEQA document has been completed it will be circulated for public review and the internal and external commenting agencies will conduct their review of the project. So, they have submitted but their project is not fully complete and ready for review at this time. Once we receive that outstanding document we will be able to provide a better timeline on where the project currently stands.

Thank you,

Page 1978 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2516 of 3061 Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: City of Indio <[email protected]>
Sent: Friday, June 9, 2023 2:58 PM
To: Kendra Reif <[email protected]>
Subject: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Message submitted from the <Indio, CA> website.

Site Visitor Name: Bruce Bauer
Site Visitor Email: [email protected]
Hello Ms. Reif. I am inquiring regarding the status of this project and where it stands currently.

Thank you.

Bruce T. Bauer

Page 1979 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2517 of 3061 From: Bruce T. Bauer
To: Kendra Reif
Subject: RE: The Greens Indio Project / City’s Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration (IS/MND)
Date: Thursday, October 26, 2023 4:18:16 PM
Attachments: image001.png
image002.png
2023 10 26 Letter to Indio re Notice of MND.pdf
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Ms. Reif:

Please find our correspondence of today’s date concerning the City’s Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration (IS/MND) for The Greens Indio Project.

Thank you.

Bruce T. Bauer
Of Counsel

Can you please send it to me?
I previously requested that I be notified regarding any notices sent out on the project. I am not sure why I am not receiving such.

Page 1980 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2518 of 3061 Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 11, 2023 10:12 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Good morning Kendra.

Was this sent out?
Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262

Page 1981 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2519 of 3061 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Wednesday, October 4, 2023 3:31 PM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
Hi Bruce,
Yes, the City will be mailing out new notices tomorrow reflecting the updated circulation dates of October 6, 2023 to October 26, 2023.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 4, 2023 3:15 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

I see that that the initial study has now been posted to the City’s website.

As a result of the failure to post the initial study, as indicated in the City’s notice that was sent out on Sept. 29, 2023, will you be sending out a new notification? Bruce T. Bauer
Of Counsel

Page 1982 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2520 of 3061 To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
Hi Bruce,
Our IT Department uploaded it on Friday but I can see it is not appearing online. I am working with them right now to have that reuploaded.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, October 3, 2023 11:29 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Ms. Reif:

I ask that you update me on any developments concerning this project.

Also, where is the initial study to be found in the hyperlink? https://www.indio.org/departments/community-development-department/notices-documents/- folder-300
Thank you.

Bruce T. Bauer
Of Counsel

Page 1983 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2521 of 3061

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, September 26, 2023 11:19 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Good morning Ms. Reif.

Do you have any updates on the land swap agreement? Are there any recent developments in this matter?
Thank you.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107

Page 1984 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2522 of 3061 From: Kendra Reif <[email protected]>
Sent: Friday, September 1, 2023 9:21 AM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
Good Morning Mr. Bauer,
No, there are no updates. The land swap agreement has not been finalized.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Friday, September 1, 2023 7:57 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Do you have any updates on this project?
Also, do you have a final version of the land swap agreement? Bruce T. Bauer
Of Counsel

Page 1985 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2523 of 3061 Subject: RE: The Greens Indio Project
Hi Mr. Bauer,
At this time, there have been no updates on this project.

Any recent developments in this matter?
Thank you Kendra.

Bruce T. Bauer
Of Counsel

Page 1986 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2524 of 3061 anticipating a date in late fall. However, this is all contingent upon the applicant completing the outstanding items that I mentioned previously so this timeline would be subject to change. I will make sure to keep you informed on all items related to this project as well as we continue to move forward.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, June 13, 2023 2:27 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Also, can you please add my name and contact information so that we are provided any notices that are sent out impacting the project?
Thank you.

Bruce T. Bauer
Of Counsel

Page 1987 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2525 of 3061 Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Monday, June 12, 2023 8:15 AM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Morning Mr. Bauer,
The Greens have submitted their entitlement application for their project however their CEQA document has not yet been completed. Once their CEQA document has been completed it will be circulated for public review and the internal and external commenting agencies will conduct their review of the project. So, they have submitted but their project is not fully complete and ready for review at this time. Once we receive that outstanding document we will be able to provide a better timeline on where the project currently stands.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: City of Indio <[email protected]>

Page 1988 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2526 of 3061 Sent: Friday, June 9, 2023 2:58 PM
To: Kendra Reif <[email protected]>
Subject: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Message submitted from the <Indio, CA> website.

Site Visitor Name: Bruce Bauer
Site Visitor Email: [email protected]
Hello Ms. Reif. I am inquiring regarding the status of this project and where it stands currently.

Thank you.

Bruce T. Bauer

Page 1989 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2527 of 3061 From: Jillian Martins
To: [email protected]
Cc: Steven Graham; Kendra Reif; Kevin Snyder; Sabdi Sanchez Subject: Re: The Greens at Indio Land Swap Agreement Tentative City Council Date November 1st Date: Thursday, October 26, 2023 5:31:05 PM
Attachments: image001.png
image002.png
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Mr. Baur,
The land swap agreement will be placed on the November 1, 2023 City Council meeting agenda as a public hearing item, consistent with the public hearing notice as well as the posted agenda. The noticed public hearing procedure was utilized to increase public awareness and allow for public participation at the November 1st meeting; but the procedure was not undertaken due to a legal obligation that would have required the disclosure of the materials to be considered any time prior to the 72-hour notice associated with Agenda items which is enshrined in the Brown Act. The land swap agreement was finalized and approved as to form today. The Agreement, Resolution and accompanying report and will be available just as soon as the agenda is published.

The right of access to public records under the PRA is not unlimited; it does not extend to records that are exempt from disclosure. The materials you have sought thus far, clearly fall under the exemptions protecting attorney client privileged communications and documentation, drafts, as well as the deliberative process privilege. (Cal. Gov. Code Section 7927.700, 7927.705; Gov. Code, § 7922.000; Times Mirror Co. v. Superior Court, 53 Cal.3d at pp. 1339–1344. Gov. Code, § 7927.500). The “drafts” exemption specifically provides a measure of privacy for writings concerning pending local agency action. (Gov. Code, § 7927.500) All prior drafts of the agreement are not disclosable; and as I expressed earlier in this message, the final draft was approved today.

Further, you are not entitled to disclosure of the documents to be considered by the City Council at its November 1, 2023 prior to other members of the public, on the basis of a prior public records act request seeking such documents. The City Council Agenda is being prepared consistent with the Code of Indio § 30.37.

Please reach out if you have any further questions or concerns.

Best,
Jillian Martins, Partner
2855 East Guasti Road, Suite 402
Ontario, CA 91761
O: 909-230-4211C: 310-963-3596
From: Bruce T. Bauer <[email protected]>
Sent: Thursday, October 26, 2023 11:32 AM

Page 1990 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2528 of 3061 To: Kendra Reif <[email protected]>
Cc: Kevin Snyder <[email protected]>
Subject: RE: The Greens at Indio Land Swap Agreement Tentative City Council Date November 1st WARNING: External email. Please verify sender before opening attachments or clicking on links.

Is this still scheduled for the Nov. 1st meeting? I don’t know how it can be since no one at the City, or its attorneys, has produced any land swap agreement.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Wednesday, October 11, 2023 3:30 PM
To: Bruce T. Bauer <[email protected]>
Cc: Kevin Snyder <[email protected]>
Subject: The Greens at Indio Land Swap Agreement Tentative City Council Date November 1st Hi Mr. Bauer,
I received an update that the land swap agreement for The Greens at Indio is tentatively scheduled to go before the City Council on November 1st. The City Attorney’s office has not yet completed the document but that is the date they are targeting for City Council. The City Attorney’s office is taking the lead on this component of the project so I do not have any additional information other than the tentatively scheduled date.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201

Page 1991 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2529 of 3061 From: Bruce T. Bauer
To: Oscar Ortiz; Glenn_Miller; Elaine Holmes; Waymond Fermon; Bryan Montgomery; Kendra Reif; Lupe Ramos Amith
Cc: Cynthia Hernandez; [email protected]
Subject: Nov. 1, 2023 City of Indio Council Meeting / Agenda Item No. 13.1 (Public Hearing) Date: Tuesday, October 31, 2023 2:58:55 PM
Attachments: image003.png
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Dear Honorable Mayor, Mayor Pro Tem, Councilmembers, City Manager, City Staff and Ms. Reif:

Please find our letter of today’s date for the November 1, 2023 (in the below hyperlink), Indio City Council meeting regarding agenda item no. 13.1 (along with this letter is an enclosure of our October 26, 2023, letter to the City of Indio).

Please contact me with any questions you may have regarding the enclosed.

Thank you.

Bruce T. Bauer
I'm using Adobe Acrobat.

You can view and comment on "2023 10 31 Letter to Indio re Land Swap Agreement.pdf" at:
https://acrobat.adobe.com/link/review?uri=urn:aaid:scds:US:46486fbe-cb03-4ffd-8b1a8aea9288dd1c I'm using Adobe Acrobat.

You can view and comment on "2023 10 26 Letter to Indio re Notice of MND.pdf" at:
https://acrobat.adobe.com/link/review?uri=urn:aaid:scds:US:377136e5-d5d7-474a-b6d5- dfa38ec7aa5a

PALM SPRINGS COSTA MESA SAN DIEGO PRINCETON NEW YORK
____________________________________________
Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
https://sbemp.com/

Page 1992 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2530 of 3061 CONFIDENTIALITY NOTICE: This e-mail message, together with any documents, files and/or other messages attached to it, is for the sole use of the intended recipients and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please immediately notify the sender by telephone and destroy all copies of the original message. Thank you.

CIRCULAR 230 DISCLOSURE: To ensure compliance with requirements imposed by the United States Treasury Department, you are hereby informed that any advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing.

Page 1993 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2531 of 3061 October 26, 2023
Via Email & U.S. Mail
[email protected]
Kendra Reif, Principal Planner
RE: Project: The Greens Indio Project
Applicant: Can Do, LLC.

Dear Ms. Reif:

Our office represents Indio Residents for Open Space (“Indio Residents”) which is an association of concerned Indio residents. This letter will address the City of Indio’s (City) Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration for a project located northeast of the intersection of Jackson Street at Avenue 42 in the City of Indio, Riverside County, California (“Project”.) The applicant for the Project is Can Do, LLC (Applicant).

Chief of the concerns that the Indio Residents have about the Project is that it proposes to sweep away valuable open space in the City. In fact, the Project proposes a zone change, for more than 50% of the Project, that would fundamentally destroy open space for City residents and change it into commercial space. Destruction of any open space in the City should not be allowed to stand without substantial justification for the loss of the same. What is more troubling still is that the City has apparently offered the applicant for the Project a land swap agreement, to facilitate the development of the Project, but has refused to disclose the terms of such a deal. Indio Residents are rightly concerned that the City is pushing this Project forward, and destroying open space, without disclosing the full course of dealings between the Applicant and the City that underlies this Project.

More importantly, the City has failed to analyze the Land Swap Agreement in connection with its initial study in which it determined that no full-blown environmental impact report is necessary in connection with the Project. That conclusion is wrong and the Applicant should be required to obtained an environmental impact report for the Project.

Before, we address more thoroughly the concerns that Indio Residents have regarding the Project, and the Mitigated Negative Declaration that is proposed by the City, we provide some background into the proposed Project.

BRUCE T. BAUER

ATTORNEY

ADMITTED IN CA
REPLY TO:
1800 E. Tahquitz Canyon Way
Palm Springs, California 92262
T (760) 322-2275
F (760) 322-2107
[email protected]

Page 1994 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2532 of 3061 City of Indio
October 26, 2023

Page 2 ends

1. The Project.

The Project is a multi-tenant commercial retail center totaling 13,620 square feet (sf) on 6.12 acres of vacant land. Specifically, the Project proposes three (3) drive-thru fast-food restaurants including a ChickFil-A and Dutch Bros Coffee, and one sit-down restaurant. The sit-down restaurant would have an outdoor patio which opens to the adjacent Indio Municipal Golf Course. Additionally, the Project would include surface parking, landscaping, and off-site right-of-way improvements.

In addition to the commercial retail development, the proposed Project would reconstruct the existing Indio Municipal Golf Course's parking lot east of the driveway along the project frontage on Avenue 42.

2. Proposed Entitlements for the Project.

As proposed, the Project’s applicant is required to obtain a considerable number of entitlements including (1) General Plan Amendment; (2) a Zoning Amendment; (3) a Conditional Use Permit; (4) a Tentative Parcel Map; and (5) Design Review approval from the Planning Commission. The Project’s applicant is also required to complete an Initial Study with Negative Declaration and all associated technical studies.
a. The Yet to be Determined Land Swap Agreement.

In addition to the above entitlements, the Project will apparently entail a land swap of some nature.

The City has obliquely referenced this fact in a prior Staff Report, City's Staff report of April 26, 2023 to the City of Indio Planning Commission that includes "Equal amounts of land are being traded by the City and the Developer." (The “Land Swap Agreement”.) Despite repeated attempts to obtain the Land Swap Agreement, or any documents pertaining to it, the City has, of the date of the writing of this letter, failed to produce any copy of the agreement, any drafts of such agreement, or any communications with the Applicant concerning this important document.1It seems inconceivable that there are no such documents pertaining to this important document although City Staff indicated recently that this agreement was tentatively scheduled to go to City Council for review on November 1, 2023.
2 b. Amendment to the General Plan.
1 In the latest Public Records Request, R001463-101323, dated October 13, 2023, a request was made to the City and it responded as follows: “The City of Indio has reviewed its files and has determined there are no updates or responsive record(s) to your request.”
2 By email of October 11, 2023, our office was notified by City Staff that the Land Swap Agreement was not yet completed but was tentatively scheduled to go to the City Council on November 1, 2023. This begs the question as to how the City could tentatively schedule the hearing on a document that it asserted had not yet been completed.

Page 1995 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2533 of 3061 City of Indio
October 26, 2023

Page 3 ends

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
Palm Springs, CA
T (760) 322-2275
Indian Wells, CA
T (760) 322- 9240
Costa Mesa, CA
T (714) 435-9592
San Diego, CA
T (619) 501-4540
Princeton, NJ
T (609) 955-3393
New York, NY
T (212) 829-4399
www.sbemp.com
The change that the Project proposes to the City’s General Plan is significant. The California Government Code requires each county and city to adopt a "comprehensive long-range general plan, “the purpose of which is to serve as a guide for physical development, conservation of open space and efficient expenditure of local capital improvement and planning funds. Government Code §§65300, and 65400. O'Loane v. O'Rourke constitutes not only California's best judicial analysis of the content and philosophy of the local general plan but is prophetic in estimating its effect and usefulness. The court sees the general plan as a force which will affect property rights and market values. It will be a standard, together with those of due process, for the interpretation of zoning controls. Activities between the adopting municipality and other public agencies will be determined by the plan. In a word, the court contemplates the general plan as follows: “It is apparent that the plan is, in short, a constitution for all future developments within the city. (O'Loane v.

O'Rourke (1965) 231 Cal.App.2d 774, 782.)
The General Plan is essentially the Constitution of the City and, therefore, it goes without saying that amending that General Plan should not be done routinely or flippantly without presentation of the proper analysis.3
c. Proposed Zoning Amendment – Open Space Transmuted into Fast-Food.

Finally, the Project seeks another major entitlement, i.e., a zoning amendment. However, the zoning amendment sought here is not of the sort that is ordinarily sought in connection with the approval of a project. The Applicant is not seeking a minor zoning amendment. Rather, the Applicant is seeking a major zoning amendment that fundamentally impact the nature of the neighborhood and the availability of open space in the City since more than 50% of the proposed Project is currently designated open space Approximately 2.82 acres of the 6.12‐acre Project site is designated as Regional Commercial (RC). The General Plan defines the RC land use as a District. Per the General Plan, Districts are areas with larger concentrations of non‐residential uses which are typically dominated by a single activity (e.g., regional shopping centers, auto dealership centers, and larger manufacturing uses). The RC designation promotes large retail development with associated restaurant and commercial service activity. Specifically, large format retail (e.g., supermarkets, home improvement stores, and department stores), commercial services, lodging, entertainment, restaurants, and parks and recreation land uses are allowed under the RC designation.

The eastern portion (approximately 3.3 acres) of the Project site is designated as Parks and Open Space (OS) which is within the Public and Institutional major class. This designation provides public and private space for recreational uses such as open space and golf course greens. 3 The Government Code requires that (i) the city or county planning commission hold a public, noticed hearing before approving a general plan or part thereof or amendment thereto and (ii) the city or county legislative body hold a similar hearing before adopting the commission-approved plan, part or amendment. Government Code §§65351, and 65353.

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The Project proposes commercial retail development uses, which are not consistent with the Parks and Open Space designation. Therefore, an amendment to the General Plan land use designation is required.

The OS zoning contemplates that Applicant seeks to alter irrevocably is an entirely different sort of atmosphere for the land where the proposed Project is intended to be developed. OS Zoning is intended for public and private land used for recreational purposes. This zone implements the Parks and Open Space land use designation and provides areas for parks and open space, golf courses, trails, habitat management, passive recreation, amphitheaters, community centers, environmental education, and similar uses.

The Project then proposes to convert large swaths of City land designated as open space into commercial and retail uses, which are not permitted under the OS zoning. Not only that, but it also proposes that open space be converted into an island of fast-food restaurants in an area that is already heavily populated with fast-food restaurants. There could not be a more dramatic change of zoning or intended use for the property where the Project is proposed to be built.

Rather than propose a modest development on the one-half the property where the Applicant had commercial zoning available to it, the Applicant now seeks to transmute open space into THREE drive-thru fast-food restaurants! So, the Applicant proposes that the City provide its residents, instead of open space and parks, that it provide the residents burgers and fast food. This is not a good trade-off for the City or its residents!

3. CEQA and Legal Requirements.

As pointed out above, there are numerous hurdles that the Applicant must overcome for the Project to be approved by the City. Chief of these hurdles are an amendment to the City’s General Plan; and a zoning amendment and the yet to be disclosed terms of a Land Swap Agreement. With these significant changes, it is clear that a full-blown environmental impact report is required in this matter.
[G]eneral plans now embody fundamental land use decisions that guide the future growth and development of cities and counties . . . ." CA(8b) (8b) If a zone change is a legislative act, there is no doubt that a general plan amendment is a legislative act. (Government Code §65301.5; Mountain Defense League v. Board of Supervisors (1977) 65 Cal.App.3d 723, 728-729.) (Murrieta Valley Unified School Dist. v. County of Riverside (1991) 228 Cal.App.3d 1212, 1231.) Under California Environmental Quality Act (CEQA) (Pub. Resources Code, § 21000 et seq.), an environmental impact report (EIR) must be prepared before a public agency approves any project that may have a significant effect on the environment. (San Franciscans Upholding the Downtown Plan v. City and County of San Francisco (2002) 102 Cal.App.4th 656, 687–688.) CEQA and its related regulations—ordinarily referred to as “Guidelines” (Cal. Code Regs., tit. 14, § 15001 et seq. (Guidelines))—define an EIR as “an informational document” whose purpose “is to

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provide public agencies and the public in general with detailed information about the effect which a proposed project is likely to have on the environment; to list ways in which the significant effects of such a project might be minimized; and to indicate alternatives to such a project.” (Pub. Resources Code, § 21061; see Guidelines, § 15003, subds. (b)–(e).) Under the CEQA Guidelines, an EIR must discuss “any inconsistencies between the proposed project and applicable general plans, specific plans, and regional plans.” (14 Cal. Code Regs. § 15125(d).) Generally, given that land use plans reflect a range of competing interests, a project should be compatible with the plan's overall goals and objectives but need not be in perfect conformity with every plan policy. (See, e.g., Golden Door Props., LLC v County of San Diego (2020) 50 Cal.App.5th 467, 502.) However, a clear and direct conflict with a mandatory provision of a general or specific plan usually amounts to an inconsistency that will preclude project approval. (See Families Unafraid v. County of El Dorado (1998) 62 Cal.App.4th 1332, 1341 (project must satisfy mandatory general plan policy that is fundamental and unambiguous and does not allow discretion in interpretation and application). Overall consistency with general plan policies is not sufficient to excuse a project's inconsistency with plan standards that are specific, mandatory, and fundamental. (Spring Valley Lake Ass'n v. City of Victorville (2016) 248 Cal.App.4th 91, 101; see also California Native Plant Soc'y v. City of Rancho Cordova (2009) 172 Cal.App.4th 603, 641.) Despite the above authority and requirements, the City here is not proposing an EIR for the benefit for the City’s residents to weigh the costs of the Project to the change in the City’s General Plan but is, rather, proposing that it issue a “mitigated negative declaration” (MND) for the Project.

A MND is a type of Negative Declaration that allows the Lead Agency (here the City) to revise the Project prior to circulating the environmental document for public review. A MND means a negative declaration prepared for a project when the initial study has identified potentially significant effects on the environment, but (1) revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment. (Pub. Res. Code §§ 21064.5.) It is not clear how the City Staff has made the determination that a full blown EIR report is not necessary in this matter. In the initial study that the City recently produced (https://www.indio.org/departments/community-development-department/notices-documents/- folder-300) (the “Initial Study”), it make NO mention whatsoever of the above-referenced Land Swap Agreement. This is an important and integral component of the Project yet there is no mention, let along an analysis, of the potential significant impacts that such a deal might have on the City. For this reason alone, the City cannot accept the findings of the Initial Study, nor any determination that a MND is proper under the circumstances.

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There are other significant problems with the Initial Study (and hence the MND.) In the Initial Study there was a determination that there is “No Impact” on the Aesthetics of the surrounding environment and vista It is beyond belief that someone could assert that transmuting open space into numerous fast-food restaurants does not impact this area which was open space. Who in the City would rather have a view of a fast-food restaurant rather than a view of the golf course? Obviously, there is a significant impact in this area.

In the Initial Study, there was a determination that there is “Less Than Significant Impact” on the Air Quality of the surrounding environment. Again, it defies logic to assert that there is less than a significant impact in transforming open space into numerous fast-food restaurants, each with a long drive through and idling vehicles, is less than significant in an area that was designated as open space. Who in the City would rather breath the air surrounded by three (3) fast food restaurants, with drive throughs, than the air in where there is open space? The same analysis holds true with the analysis of greenhouse gas emissions which the Initial Study determined had “Less Than Significant Impact” on greenhouse gas emissions. Again, the Applicant proposes that the Project, 50% of which is open space, be transformed into an urban asphalt jungle with three fast-food restaurants4.

The Initial Study itself is faulty in its analysis and proves that an EIR is required in this matter. In the Initial Study, it concludes, at p. 65, that “[a]lthough the Project includes a General Plan amendment and zone change from OS to RC, the proposed development is deemed consistent with the City’s General Plan.” This cannot be the case since the Applicant itself is required to obtain an amendment to the City’s General Plan. Moreover, the General Plan’s sated policy on “Open Space” (at PR-1.1) is that the City preserve “Accessibility to open space. Ensure that areas designated as open space for public use remain accessible to users of all ages and abilities.” 4 The City’s General Plan also has a Health component to it. In that element, the health of the City’s residents is discussed and provides as follows: “Based on data from UCLA’s California Health Interview Survey (CHIS), the City of Indio has a low rate of children and youth (5.3%) that report fair or poor health. In contrast, adults (18-64) in the City (21.8%) and older adults (65%) in the County of Riverside report a higher rate of being in fair or poor health. The data also suggests that obesity may be a critical public health problem for Indio. This is borne out by the fact that 28.4% of adults in Indio are obese or overweight, compared to 26.1% of residents in Riverside County and

25.8% in the state of California.” The notion that the City can convert open space to a fast-food haven without significant impacts denies all of this evidence. The General Plan provides that the lack of open space is part of the problem: “While approximately one-third (33.5%) of Indio residents report walking at least 150 minutes a week, a limiting factor to physical activity levels is restricted access to public recreational and open space.”

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CONCLUSION
The residents of Indio deserve much more information on this Project. Based on the above concerns, it is urged that the City of Indio reject the MND and demand that City residents be provided with a proper analysis of the Project in the form of an Environmental Impact Report.

Sincerely,
Bruce T. Bauer, Esq.
cc: client

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Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2538 of 3061 October 31, 2023
Via Email & U.S. Mail
Mayor Oscar Ortiz, [email protected]
Mayor Pro Tem Lupe Ramos Amith, [email protected]
Councilmember Glenn Miller, [email protected]
Councilmember Elaine Holmes, [email protected]
Councilmember Waymond Fermon, [email protected]
Bryan Montgomery, City Manager
[email protected]
City Attorney
Steven Graham, Esq.
[email protected]
Kendra Reif, Principal Planner
[email protected]
City of Indio
100 Civic Center Mall
Indio, CA 92201
RE: Project: The Greens Indio Project
City Council Meeting – Nov. 1, 2023
Resolution No. 10402 to Approve Land Swap
Agreement with CAN DO, LLC
Dear Mr. Mayor, Mayor Pro Tem Ramos Amith, City Councilmembers, City Manager, City Attorney and City Staff:

Our office represents Indio Residents for Open Space (Indio Residents) which is an association of concerned Indio residents. This letter will address Item No. 13.1, on the City Council’s agenda for its meeting scheduled for November 1, 2023. Item No. 13.1, concerns a “Land Swap Agreement” between the City in which the City proposes to give away valuable land fronting the City’s municipal golf course to a developer, Can Do, LLC (Applicant), in exchange for land that fronts a parking lot. This is a horrible deal for the City. This Land Swap Agreement cannot be viewed in isolation. It is part of a much larger project proposed by the Applicant to build an island of fastfood restaurants with drive-throughs (three to be exact) on land, the majority of which, has been BRUCE T. BAUER

ATTORNEY

ADMITTED IN CA
REPLY TO:
1800 E. Tahquitz Canyon Way
Palm Springs, California 92262
T (760) 322-2275
F (760) 322-2107
[email protected]

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SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
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zoned in the City’s General Plan as open space. Thus, the Applicant proposes to trade City open space for fast-food. This is a horrible idea for the residents of the City.

We wrote earlier to City, in a letter dated October 26, 2023, concerning the Indio Residents’ opposition to the City’s Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration for this same project, a project located northeast of the intersection of Jackson Street at Avenue 42 in the City of Indio, Riverside County, California (“Project”.) A copy of that letter is enclosed for your review. In that letter we detailed some of the enormous problems with the Project and also addressed the Land Swap Agreement.

The City Council should NOT approve the Land Swap Agreement. There are three primary concerns that Indio Resident have regarding the Land Swap Agreement as follows: (1) the Land Swap Agreement is a gift of public funds since the agreement is NOT swapping parcels of similar value; and (2) more importantly, the Land Swap Agreement is part of a Project that seeks to convert the City’s valuable open space into an island of fast-food restaurants.

Before discussing the problems with the Land Swap Agreement, some further details of the Project are provided below.

1. The Project.

2. Proposed Entitlements for the Project.

In addition to the above entitlements, the Project will entail the Land Swap Agreement. The City had obliquely referenced this deal this fact in a prior Staff Report, City's Staff report of April 26,

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SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
Palm Springs, CA
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2023 to the City of Indio Planning Commission that includes "Equal amounts of land are being traded by the City and the Developer." Despite repeated previous attempts to obtain the Land Swap Agreement, or any documents pertaining to it since April 2023, the City has, as of the posting of the agenda for the November 1, 2023, meeting refused to provide any details, documents, any drafts of such agreement, or any communications with the Applicant concerning this important document.1 In the City’s Staff Report for Item no. 13.1, it asserts The Land Swap Agreement that since there will be no “. . . exchange of monies for the parcels; and since the exchange is for parcels of approximately equal value, the Parcel Exchange does not constitute a gift of public funds.” This cannot be the case here. The parcels that are proposed to be swapped are not the same:
1 In the latest Public Records Request, R001463-101323, dated October 13, 2023, that was sent to City to find out details of the Land Swap Agreement, the City responded as follows: “The City of Indio has reviewed its files and has determined there are no updates or responsive record(s) to your request.” Then, and on the same day that the agenda for this meeting was published on October 26, 2023, did the City’s attorneys respond that it had only been finalized on the that day! The City’s attorneys refused to produce any of the documentation that our office sought on the basis of privileges that it asserted.

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SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
Palm Springs, CA
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Costa Mesa, CA
T (714) 435-9592
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Under the Land Swap Agreement, the City proposes to give the Applicant its parcel of land that a view of the City’s golf course. In exchange for the land, with a million-dollar view, the City would receive land that has a view of . . . . a parking lot. These two parcels are NOT like one another.

Thus, if the City moves forward with the Land Swap Agreement, it is essentially sanctioning a gift of public fund which is prohibited by the California Constitution2.

The Land Swap Agreement is also bad for the City because it is part of a proposal to swap open space in the City for an island of fast-food restaurants. As explained below, according to the City’s own General Plan, this is a very bad idea and must be avoided. b. Amendment to the General Plan.

The change that the Project proposes to the City’s General Plan is significant. The California Government Code requires each county and city to adopt a "comprehensive long-range general plan, “the purpose of which is to serve as a guide for physical development, conservation of open space and efficient expenditure of local capital improvement and planning funds. Government Code §§65300, and 65400. O'Loane v. O'Rourke constitutes not only California's best judicial analysis of the content and philosophy of the local general plan but is prophetic in estimating its effect and usefulness. The court sees the general plan as a force which will affect property rights and market values. It will be a standard, together with those of due process, for the interpretation of zoning controls. Activities between the adopting municipality and other public agencies will be determined by the plan. In a word, the court contemplates the general plan as follows: “It is apparent that the plan is, in short, a constitution for all future developments within the city. (O'Loane v.

O'Rourke (1965) 231 Cal.App.2d 774, 782.)
The General Plan is essentially the Constitution of the City and, therefore, it goes without saying that amending that General Plan should not be done routinely or flippantly without presentation of the proper analysis.
c. Proposed Zoning Amendment – Open Space Transmuted into Fast-Food.

Finally, the Project seeks another major entitlement, i.e., a zoning amendment. However, the zoning amendment sought here is not of the sort that is ordinarily sought in connection with the approval of a project. The Applicant is not seeking a minor zoning amendment. Rather, the Applicant is seeking a major zoning amendment that fundamentally impact the nature of the neighborhood and the availability of open space in the City since more than 50% of the proposed Project is currently designated open space Approximately 2.82 acres of the 6.12‐acre Project site is designated as Regional Commercial (RC). The General Plan defines the RC land use as a District. Per the General 2 See Cal. Const. art. XVI, § 6 (“nor shall it [the Legislature] have power to make any gift or authorize the making of any gift, of any public money or thing of value to any individuals, municipal or other corporation whatever;…”). See also Albright v. City of South San Francisco, 44 Cal. App. 3d 866, 870, 118 Cal. Rptr. 901, 902 (1975).

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SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
Palm Springs, CA
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Indian Wells, CA
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Costa Mesa, CA
T (714) 435-9592
San Diego, CA
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New York, NY
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Plan, Districts are areas with larger concentrations of non‐residential uses which are typically dominated by a single activity (e.g., regional shopping centers, auto dealership centers, and larger manufacturing uses). The RC designation promotes large retail development with associated restaurant and commercial service activity. Specifically, large format retail (e.g., supermarkets, home improvement stores, and department stores), commercial services, lodging, entertainment, restaurants, and parks and recreation land uses are allowed under the RC designation.

The Project proposes commercial retail development uses, which are not consistent with the Parks and Open Space designation. Therefore, an amendment to the General Plan land use designation is required.

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CONCLUSION
For the foregoing reasons, the City Council is urged to vote to deny Item No. 13.1 and refuse the Land Swap Agreement from being approved.

Sincerely,
Bruce T. Bauer, Esq.

Encl.: Oct. 26, 2023, Letter to City of Indio
cc: client

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Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2544 of 3061 From: Kendra Reif
To: Bruce T. Bauer
Cc: Kevin Snyder
Subject: The Greens at Indio Land Swap Agreement Tentative City Council Date November 1st Date: Wednesday, October 11, 2023 3:30:00 PM
Attachments: image001.png
image002.png
Hi Mr. Bauer,
I received an update that the land swap agreement for The Greens at Indio is tentatively scheduled to go before the City Council on November 1st. The City Attorney’s office has not yet completed the document but that is the date they are targeting for City Council. The City Attorney’s office is taking the lead on this component of the project so I do not have any additional information other than the tentatively scheduled date.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201

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Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2545 of 3061 From: Steven Graham
To: Bruce T. Bauer; Kevin Snyder
Cc: Kendra Reif
Subject: RE: The Greens Indio Project/ City Planning Commission Meeting on Nov. 8, 2023 - Item No. 5.1 Date: Wednesday, November 22, 2023 8:56:18 AM
Attachments: image005.png
image006.png
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Mr. Bauer,
I have reviewed your email sent to City staff expressing concerns about the recent Planning Commission meeting on November 8, 2023, and feel compelled to respond to correct the record.

First and foremost, I would like to clarify the facts regarding an alleged omission of your October 26, 2023 letter from the Staff Report for the project. Contrary to your accusation, your letter was indeed included in the materials provided to the Planning Commission. It was referenced as "Letter 3" and included along with other comment letters received. Your letter can be found on page 1477 of the backup to the Staff Report accessible at the following link:
https://indio.civicweb.net/document/148151/
Furthermore, your claim that your client, Indio Residents for Open Space, suffered an “abject denial of [their] Due Process rights” due to a lack of notice is not supported by the facts. The Public Agenda for the Planning Commission meeting was posted on November 2, 2023, almost a week before the meeting took place. This posting allowed ample time for your client to be aware of the meeting and prepare accordingly. You were present at the meeting and able to provide your client’s comments just as you were able to provide written comments weeks before the Public Hearing on both October 26, 2023 and November 1, 2023. It is important to emphasize that the Planning Commission's role in this process is advisory in nature, and no final decisions were made at the November 8, 2023 meeting. The Planning Commission's recommendations will be considered during the December 6, 2023 City Council meeting where a decision on the project will be made. Your client has been provided with significant advance notice of the City Council meeting to ensure their full participation in the decision-making process.

While I understand your concerns and your dedication to your client's interests, it is crucial to address these issues based on the facts and policy considerations. The City remains committed to a fair and transparent planning process that respects the rights of all parties involved.

Steven Graham Pacifico, Partner
2855 East Guasti Road, Suite 402
Ontario, CA 91761
(909) 230-4209

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Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2546 of 3061 Website: www.colehuber.com
Email: [email protected]
From: Bruce T. Bauer <[email protected]>
Sent: Friday, November 10, 2023 9:57 AM
To: Kevin Snyder <[email protected]>
Cc: Steven Graham <[email protected]>; Kendra Reif <[email protected]> Subject: RE: The Greens Indio Project/ City Planning Commission Meeting on Nov. 8, 2023 - Item No.

5.1 CAUTION: This email originated from outside of Cole Huber LLP. Please do not click links or open attachments unless you recognize the sender and know the content is safe.

I presume your response means, although you have not made it explicit, is that (1) no such notice was sent to our office as I had requested, despite a representation to the City’s Planning Commission that it was sent to our office; and (2) there was/is no explanation why material information that pertained to City’s Planning Commission meeting, agenda item no. 5.1, was not provided to the Planning Commission, i.e., our letter of October 26, 2023 (which directly addressed the issues before the Planning Commission (agenda item no. 5.1).

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kevin Snyder <[email protected]>
Sent: Thursday, November 9, 2023 3:09 PM
To: Bruce T. Bauer <[email protected]>
Cc: Steven Graham <[email protected]>; Kendra Reif <[email protected]> Subject: RE: The Greens Indio Project/ City Planning Commission Meeting on Nov. 8, 2023 - Item No.

5.1 Mr. Bauer
Hello. I am acknowledging receipt of your November 9, 2023 email correspondence.

This email correspondence along with all of your prior email correspondence and written letters will be included in the December 6, 2023 City Council agenda packet at which the City Council will review and consider The Greens Indio Project. You will be mailed the written public notice for this meeting, however, for your information and scheduling, the City Council will consider The Green Indio Project on Wednesday, December 6, 2023 beginning at 5:00 PM, Indio City Council Chambers, 150 Civic Center Mall, Indio, CA 92201. You may participate in person or virtually. If you wish to participate virtually, you will need to follow the Zoom instructions that will be on the

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Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2547 of 3061 first page of the issued December 6 agenda. Thank you.

Kevin
From: Bruce T. Bauer <[email protected]>
Sent: Thursday, November 9, 2023 9:32 AM
To: Kendra Reif <[email protected]>
Cc: Steven Graham <[email protected]>
Subject: RE: The Greens Indio Project/ City Planning Commission Meeting on Nov. 8, 2023 - Item No.

5.1 WARNING: External email. Please verify sender before opening attachments or clicking on links.

Ms. Reif –
As you know, our office represents Indio Residents for Open Space. I am writing in connection with Planning Commission meeting that took place last night, November 8, 2023, in in particular item no.

5.1, that appeared on the Planning Commission’s agenda for that meeting. We have some serious concerns about the notice that was provided in connection with this meeting. More importantly, we are concerned that the City omitted important objections to the proposed action that the City’s Planning Commission was requested to undertake. As you know, our client, Indio Residents for Open Space, is an interested party in this matter. We have corresponded with the City on two occasions: (1) October 26, 2023; and (2) October 31, 2023 (see the enclosed.) I sent you the email below in which I requested notices of all matter impacting this project. You indicated at last night’s Planning Commission meeting that you have provided our group notice of the Planning Commission meeting. I do not see any such notice. I learned of the meeting shortly before the matter commenced. Can you please provide evidence that such notice was provided? We have had problems with the City repeatedly in this matter with respect to requests for notice, and then with respect to the production of documents in connection with two related public records act requests (we had been denied any access to documents regarding the related land swap agreement.)
There is a more serious issue with respect to last night’s meeting. The City’s Planning Commission was not given all the information that the City had received regarding objections to the City’s staff’s recommendation. In the meeting last night, you referenced our letter of October 31, 2023 (concerning the land swap agreement that went before the City Council on November 1, 2023 – which was not included in the Staff Report), but you failed to reference our letter of October 26, 2023 (which was not included in the Staff Report.) This latter October 26, 2023 letter specifically addressed the issues before the City’s Planning Commission last night, i.e., the proposed adoption of the mitigated negative declaration. However, somehow our thorough communication was not included in the agenda package and Staff Report that was distributed to the Planning Commission members. So, while you included 1965 pages of documents in support of the Project, you somehow

Page 2010 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2548 of 3061 neglected o include our seven (7) page letter of October 26, 2023.

The failure to include our
correspondence is not excusable under the circumstances.

The above failures (both in notice to our group, and then to include our written objections to the proposed actions of the Planning Commission) are an abject denial of our client’s Due Process rights. I note too here that one of the Planning Commissioners indicated that you provided late notice of additional documentation, to the staff report (consisting of nine to ten pages of additional documentation), at approximately 4:00 pm, right before commencement of the Planning Commission meeting. Taken together, the above omissions and last-minute maneuvers suggest that the City is not actually impartially here regarding the Project and that there is an impetus within the City to push this project forward toward approval no matter the rights of third parties to participate, and be heard, in the process.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Bruce T. Bauer
Sent: Wednesday, October 11, 2023 10:27 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
Can you make certain that I am on the list of recipients for notices for this project? Bruce T. Bauer
Of Counsel

Page 2011 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2549 of 3061 Can you please send it to me?
I previously requested that I be notified regarding any notices sent out on the project. I am not sure why I am not receiving such.

Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 11, 2023 10:12 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Page 2012 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2550 of 3061 Good morning Kendra.

Was this sent out?
Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Wednesday, October 4, 2023 3:15 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

I see that that the initial study has now been posted to the City’s website.

As a result of the failure to post the initial study, as indicated in the City’s notice that was sent out on Sept. 29, 2023, will you be sending out a new notification?

Page 2013 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2551 of 3061 Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, October 3, 2023 11:29 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Ms. Reif:

I ask that you update me on any developments concerning this project.

Also, where is the initial study to be found in the hyperlink?

Page 2014 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2552 of 3061 https://www.indio.org/departments/community-development-department/notices-documents/- folder-300
Thank you.

Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, September 26, 2023 11:19 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Good morning Ms. Reif.

Do you have any updates on the land swap agreement? Are there any recent developments in this matter?

Page 2015 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2553 of 3061 Thank you.

Bruce T. Bauer
Of Counsel

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Friday, September 1, 2023 7:57 AM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Do you have any updates on this project?
Also, do you have a final version of the land swap agreement? Bruce T. Bauer
Of Counsel

Page 2016 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2554 of 3061

Any recent developments in this matter?
Thank you Kendra.

Bruce T. Bauer
Of Counsel

Page 2017 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2555 of 3061 To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
Hi Bruce,
We currently do not have a Planning Commission or City Council date set for this project. We are anticipating a date in late fall. However, this is all contingent upon the applicant completing the outstanding items that I mentioned previously so this timeline would be subject to change. I will make sure to keep you informed on all items related to this project as well as we continue to move forward.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201
From: Bruce T. Bauer <[email protected]>
Sent: Tuesday, June 13, 2023 2:27 PM
To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Also, can you please add my name and contact information so that we are provided any notices that are sent out impacting the project?
Thank you.

Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Bruce T. Bauer
Sent: Tuesday, June 13, 2023 2:14 PM

Page 2018 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2556 of 3061 To: Kendra Reif <[email protected]>
Subject: RE: The Greens Indio Project
Thank you very much for the update. Are there any hearing currently scheduled or anticipated before the planning commission and/or City council?
Bruce T. Bauer
Of Counsel

SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 E. Tahquitz Canyon Way, Palm Springs, California 92262 Phone (760) 322-2275 / Fax (760) 322-2107
From: Kendra Reif <[email protected]>
Sent: Monday, June 12, 2023 8:15 AM
To: Bruce T. Bauer <[email protected]>
Subject: RE: The Greens Indio Project
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Morning Mr. Bauer,
The Greens have submitted their entitlement application for their project however their CEQA document has not yet been completed. Once their CEQA document has been completed it will be circulated for public review and the internal and external commenting agencies will conduct their review of the project. So, they have submitted but their project is not fully complete and ready for review at this time. Once we receive that outstanding document we will be able to provide a better timeline on where the project currently stands.

Thank you,
Kendra Reif
Principal Planner
[email protected]
D: 760.391.4086 | O: 760.391.4120
100 Civic Center Mall
Indio CA 92201

Page 2019 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2557 of 3061 From: City of Indio <[email protected]>
Sent: Friday, June 9, 2023 2:58 PM
To: Kendra Reif <[email protected]>
Subject: The Greens Indio Project
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Message submitted from the <Indio, CA> website.

Site Visitor Name: Bruce Bauer
Site Visitor Email: [email protected]
Hello Ms. Reif. I am inquiring regarding the status of this project and where it stands currently.

Thank you.

Bruce T. Bauer
This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.

Page 2020 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2558 of 3061 100 Civic Center Mall, Indio, CA 92201

@cityofindio 760-391-4000 Indio.org
October 4, 2023

CITY OF INDIO

NOTICE OF INTENT TO ADOPT AN INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (IS/MND)

THE GREENS INDIO PROJECT
To: Reviewing Agencies and Other Interested Parties
From: City of Indio Community Development Department
100 Civic Center Mall
Indio, CA 92201
Project Title: The Greens Indio Project
Project Applicant: Can Do, LLC.

Public Review Period: October 6, 2023, to October 26, 2023 Contact Person: Kendra Reif, Principal Planner, City of Indio, 100 Civic Center Mall, Indio, CA 92201, 760-391-4099, [email protected]
NOTICE IS HEREBY GIVEN that the City of Indio (City) proposes to adopt an Initial Study/Mitigated Negative Declaration (IS/MND) for the aforementioned project. The IS/MND is based on the finding that, by implementing standard conditions and project-specific mitigation measures, the project’s potentially significant environmental effects will be reduced to levels that are less than significant. The reasons to support such a finding are documented by an IS/MND prepared by the City.

Project Location: The project site is generally located northeast of the intersection of Jackson Street at Avenue 42 in the City of Indio, Riverside County, California. The project is a multi-tenant commercial retail center totaling 13,620 square feet (sf) on 6.12 acres of vacant land. The project site is comprised of Assessor Parcel Numbers (APN) 692-670-001, 692-670-014, 692-670-017, 692-040-020, and 692-040-007 within the south half of Section 12, Township 5 South, Range 7 East, San Bernardino Baseline and Meridian.

Project Description: The project would construct a multi-tenant commercial retail center of 13,620 sf on 6.12 acres of vacant land. Specifically, the project includes three drive-thru fast-food restaurants including a ChickFil-A and Dutch Bros Coffee, and one sit-down restaurant. The sit-down restaurant would have an outdoor patio which opens to the adjacent Indio Municipal Golf Course. Additionally, the project would include surface parking, landscaping, and off-site right-of-way improvements. Electrical service would be provided by extending a new backbone circuit from the Imperial Irrigation District (IID) Shadow Hills substation to the project site. There is existing conduit that extends from the Shadow Hills substation to the western border of the single-family residential development on the north side of Avenue 42 across from Calhoun Street. Trenching for new electrical conduit occur on the north side of Avenue 42 for approximately 1,250 feet to the east from the eastern terminus of the project site. In addition to the commercial retail development, the proposed Project would reconstruct the existing Indio Municipal Golf Courses parking lot east of the driveway along the project frontage on Avenue 42.

Availability of IS/MND: The IS/MND and supporting materials are available for review online at:
https://www.indio.org/departments/community-development-department/notices-documents/-folder-300 Public Review Period: The above noted item is a draft and intended only for public review and comment. The 20-day public comment period begins on October 6, 2023, and ends on October 26, 2023. The comments shall be provided via email to Kendra Reif at [email protected] no later than Thursday, October 26, 2023, no later than 5:00 p.m. Pacific Standard Time (PST). All written comments should indicate a contact person for your agency or organization, if applicable, and reference the project name.

Public Hearing: A separate notice of public hearing will be circulated pursuant to all applicable City of Indio public noticing requirements once a public hearing has been scheduled.

Page 2021 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2559 of 3061 1 ORDINANCE NO. 1802

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO,

CALIFORNIA, APPROVING A ZONING ORDINANCE AMENDMENT

AMENDING THE ZONING DESIGNATION FOR LAND NORTHEAST OF
AVENUE 42 AND JACKSON STREET
WHEREAS, in accordance with Chapter 6.06 of the City of Indio Unified Development Code (“UDC”) and California Government Code, the City Council, following a public hearing before the Planning Commission has the authority to take action on Zoning Amendments; and
WHEREAS, the Planning Commission held a duly noticed public hearing on November 8, 2023 for this Zoning Ordinance Amendment; and WHEREAS, in accordance with Section 6.06.01(G) of the UDC, the City Council conducted a duly noticed public hearing on December 6, 2023, at which time interested persons had an opportunity to testify in support of, or opposition to the Zoning Ordinance Amendment, and at which time the City Council received public testimony concerning the Zoning Ordinance Amendment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. ENVIRONMENTAL DETERMINATION
The City Council adopts the Environmental Determination as described in Resolution No. 10405 adopted concurrently with this Ordinance.

Section 2. FINDINGS
The City Council hereby specifically finds that all of the facts set forth in the recitals of this Ordinance are true and correct, are incorporated into the following findings by reference, and constitute a material part of this Ordinance. Further, the City Council finds as follows:

1. The amendment is consistent with the General Plan;

2. The proposed amendment is internally consistent with other applicable provisions of the Code;

3. Any change in zone boundaries is consistent with the General Plan and is necessary to achieve the balance of land uses desired by the City;

Page 2022 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2560 of 3061 2 4. The amendment will promote the growth of the city in an orderly manner and promote and protect the public health, safety, peace, comfort, and general welfare; and

5. The proposed amendment is in compliance with the provisions of the CEQA
Section 3. AMENDMENT TO THE UNIFIED DEVELOPMENT CODE
The Official Zoning Map for the City of Indio is hereby amended as reflected in Attachment 10 which is incorporated herein by this reference.

Section 4. SEVERABILITY
If any section, subsection, sentence, clause, phrase or word ("Part") of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction or preempted by state legislation, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The Council hereby declares that it would have passed this Ordinance, and each and every Part not declared invalid or unconstitutional, without regard to or reliance upon the passage of any such Part deemed invalid or unconstitutional.

Section 5. CERTIFICATION
The City Clerk shall certify the adoption of this ordinance and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED AND ADOPTED this ____________________, 2023. ___________________________

LUPE RAMOS-AMITH,
MAYOR
ATTEST:
__________________________

SABDI SANCHEZ, CMC

CITY CLERK ADMINISTRATOR

Page 2023 of 2023 ends

Resolution Nos. 10405, No. 10406, No. 10407, and No. 10409 and Ordinance... Page 2561 of 3061 City of Indio
City Council
December 6, 2023

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan located Northeast and Southeast of the intersection of Fred Waring Drive and Jefferson Street allowing as a Conditional Land Use Drive-Through Restaurants and Coffee Shops and Other Similar Food/Beverage Businesses and Adopting the Initial Study and Negative Declaration Determining that the Project will not have Significant Effects on the Environment
RECOMMENDATION:

Adopt Resolution No. 10408 conditionally approving text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan located Northeast and Southeast of the intersection of Fred Waring Drive and Jefferson Street allowing as a Conditional Land Use Drive-Through Restaurants and Coffee Shops and Other Similar Food/Beverage Businesses and Adopting the Initial Study and Negative Declaration Determining that the Project will not have Significant Effects on the Environment SUMMARY:

Request for text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan located northeast and southeast of the intersection of Fred Waring Drive and Jefferson Street allowing as a conditional land use drive-through restaurants and coffee shops and other similar food/beverage businesses BACKGROUND INFORMATION:

Overview:

On December 7, 1994, the City Council approved Conceptual Specific Plan (CSP) for Residential Planned Development (RPD) 5 that contained approximately 650 acres with 11 acres designated as Neighborhood Commercial, a Project Master Plan (PMP) for a 379 acre golf course and agerestricted residential community development including an 11 acre Neighborhood Commercial Shopping Center, Tentative Tract Map 28043 which proposes the subdivision of the 379 acres parcels into 1300 or fewer residential units and one commercial lot and Development Agreement 94- 10-7 delineating areas of responsibilities for improvements, financing and project scheduling for those lands covered by Project Master Plan 94-10-1, including residential and neighborhood commercial development.

AGENDA ITEM #14.2
Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2562 of 3061 On December 17, 2003, the City Council approved an amended Project Master Plan for the construction of a new 125,253 square foot neighborhood shopping center on 10.79 acres at the southeast corner of Fred Waring Drive and Jefferson Street.

On December 17, 2003, the City Council approved Conditional Use Permit and Design Review applications for the new neighborhood shopping center inclusive of conditional land use allowances for a supermarket and a drugstore.

On June 23, 2023, CIP Indio, LLC c/o Capstone Advisors, Inc., ATTN: Mark Hayden, 1545 Faraday Avenue, Carlsbad, CA 92008 submitted an application (Case File No. 2023-06-58) for text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan located northeast and southeast of the intersection of Fred Waring Drive and Jefferson Street.

Land Use Review:

Finding (s):

Section 6.05.03 (Specific Plans) of the City of Indio Unified Development Code K. Amendments. A Specific Plan may be amended through the same procedure specified by this Section for the approval of a Specific Plan.

The proposed text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan in accordance with the procedures specified in Section 6.05.03 (Specific Plans).

1. 1. The proposed Specific Plan is consistent with the General Plan and all relevant elements and is not inconsistent with any element thereof; The requested text amendments have been evaluated for consistency to applicable goals and policies of the City of Indio General Plan 2040 as discussed below:

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.

Policy 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.

Page 2 of 500 ends

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2563 of 3061 portion of the City’s built environment and that would be a contiguous expansion of the City at its western municipal boundary.

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

Policy 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 supportive uses and within long-established Indio neighborhoods and new growth areas.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan pertain to previously approved plans that provide the regulatory land use requirements and standards of an area of the City that has been approved and built for residential and non-residential development in the central western portion of the City. More specifically, the text amendments would if authorized apply to the remaining one (1) non-built parcel of land within the Neighborhood Shopping Center commonly referred to as the Heritage Court that has been substantially built out. The text amendments would authorize a retail food-oriented land use not currently allowed by the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan on a parcel of land that has been vacant for approximately 20 years. This land use would provide services to residents and visitors to the City and also create additional employment opportunities on this parcel of land that is currently vacant. Further, the text amendments would authorize the aforementioned land use within a long-established neighborhood of the City that is currently populated by residential and non-residential land uses.

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.

Policy LU-5.7 Pedestrian-supportive building design. Require new and substantially rehabbed commercial and mixed-use projects to follow best practices for pedestrian-supportive design:
 Ensure pedestrian orientation of ground floor uses in new development.  Place primary building facades and entrances near the front property line or back of sidewalk.  In limited cases allow small plazas and active landscaped areas for social gathering between the building and sidewalk.
 Scale building elements to pedestrians.
 Design new buildings along corridors to provide for a rear building transition between the primary arterials and any adjacent low-density residential neighborhoods.  Require parking internal to buildings that faces primary arterials or side streets to use appropriate design (such as faux facades, green walls, public murals, etc.) to minimize its visual impact.
 Require that new development include wide sidewalks, trees, pedestrian furniture, safe pedestrian crossings and direct connections to the front entrances of retail and services.  Encourage new commercial developments to have common driveways to minimize the number of curb cuts along any given block to improve pedestrian safety.  Screen trash and recycling collection areas, loading facilities, mechanical equipment, outdoor storage areas, utility connections, and antennas from public view.  Encourage covered parking.

Page 3 of 500 ends

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2564 of 3061 The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan pertain to previously approved plans that provide the regulatory land use requirements and standards of an area of the City that has been approved and built for residential and non-residential development in the central western portion of the City. The text amendments propose to require a conditional use permit approval for drivethrough restaurants and coffee shops and other similar food/beverage businesses and would also require public review and approval of the project design features. As proposed in the text amendments and as recommended to the City Council herein, drive-through restaurants and coffee shops and other similar food/beverage businesses authorized by the text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would need to be designed in accordance with applicable regulations and standards of Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code, as amended. This Section addresses requirements of Policy LU-5.7 as applicable.

Goal LU-9: Centers. A variety of mixed use, urban centers throughout the City that provide opportunities for shopping, recreation, commerce, employment and arts and culture.

The text amendments will expand the allowable uses that could be developed at the subject parcel and that would lead to the complete build-out of the Heritage Court Shopping Center. The Heritage Court Shopping Center is currently comprised of a mix of service, retail and restaurant uses.

Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.

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

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

Page 4 of 500 ends

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2565 of 3061 ED-6.2 Retail development. Support retail development that meets the community needs of Indio’s residents in appropriate locations in order to prevent the leakage of local expenditures to neighboring communities.

2. The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the city;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would authorize as a conditional land use drive-through restaurants and coffee shops and other similar food/beverage businesses in a previously approved and largely built-out neighborhood shopping center. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. The allowance of these uses on the subject property would not be inconsistent with the other uses currently allowed at the Center including a drive-through pharmacy use.

3. The subject property(ies) proposed for the Specific Plan is physically suitable for the requested land uses and physical site development;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would authorize as a conditional land use drive-through restaurants and coffee shops and other similar food/beverage businesses in a previously approved and largely built-out neighborhood shopping center. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. The remaining parcel of land for which the text amendments would be applied is identified as Assessor Parcel Number 606-380-034. This parcel is 0.25 of an acre or 10,890 square in size and is rectangular in size. It is located at the extreme northwest corner of the Heritage Court Shopping Center and is served by existing on-site parking, drive aisles and surrounding public street infrastructure along with existing on-site and off-site utilities.

4. The Specific Plan provides for community benefits beyond those normally required under existing development regulations;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan. The community benefits of the Conceptual Specific Plan and Project Master Plan have been largely realized through prior development of the residential and non-residential portions of the RPD 5 and Heritage Palms Retirement Community and Shopping Center areas. This parcel of land has been undeveloped for approximately 20 years and has been unable to attract new development that will contribute to a vibrant economy for the

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2566 of 3061 City through increased property tax generation, potential sales tax generation and employment generation.

5. 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;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. There are no environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places and other features of value to the community as a result of the substantially built-out nature of the Center. Therefore, there is no need to preserve said features as a result of the requested text amendments.

6. The Specific Plan provides for efficient street and utility systems through the clustering of structures;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. This Center was previously developed and is substantially built-out with the aforementioned parcel the last remaining element of the Center that is not developed. The Center is surrounded by built transportation infrastructure inclusive of paved streets, curbs, gutters and sidewalks along the Center’s Jefferson Street and Fred Waring Drive frontages. The Center is also served by on-site and off-site water, sewer and stormwater infrastructure. The text amendments would conditionally allow drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land in a previously approved and largely built-out neighborhood shopping center that is served by existing street and utility infrastructure.

7. The Specific Plan utilizes innovative methods and concepts not readily available under traditional subdivision and zoning methods;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2567 of 3061 the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

9. The Specific Plan provides reasonable property development rights while protecting environmentally sensitive land uses and species;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The approval of these text amendments would authorize the consideration of certain land uses at a developed neighborhood shopping center through a conditional use permit process. Because of the substantially built out nature of the other properties within this Center and as documented in the Initial Study/Negative Declaration, there are no environmentally sensitive land uses or species that would be affected by the text amendments.

10. The proposed Specific Plan ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

11. 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 text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2568 of 3061 Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

12. 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 text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. There are no other requested changes to the Conceptual Specific Plan and the Project Master Plan. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. There is also one (1) existing drive-through pharmacy use at the Center. Because the request is for text amendments to previously approved Plans to allow a limited type of land uses within a substantially built out Center, there are no substantive community benefits that would be required or needed as the benefits of the Conceptual Specific Plan and Project Master Plan have already been addressed through the previous land use entitlement efforts for these Plans that culminated in their approval by the City Council.
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.

13. 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 is not currently available to serve the project, the applicant shall bear the burden of proof in demonstrating how such service will be provided;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The Center is surrounded by existing and built public street infrastructure and is served by existing public and private infrastructure.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2569 of 3061

14. 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
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The approval of these text amendments would authorize the consideration of certain land uses at a developed neighborhood shopping center through a conditional use permit process. Because of the substantially built out nature of the other properties within this Center. There are no other requested changes to the Conceptual Specific Plan and the Project Master Plan. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. There is also one (1) existing drive-through pharmacy use at the Center. Because the request is for text amendments to previously approved Plans to allow a limited type of land uses within a substantially built out Center, the “highest and best use” of this Center has already been evaluated and the approval of the text amendments would not be substantively detrimental to this previous determination.

15. The proposed project has been reviewed in compliance with the provisions of CEQA and 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.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City of Indio, as Lead Agency, completed an Initial Study pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, the three-step process for deciding which document to prepare for a Project subject to CEQA; and 2) CEQA Guidelines Section 15074.a-e (Consideration and Adoption of a Negative Declaration or Mitigated Negative Declaration). The Planning Commission concurs with the Community Development Department’s determination that a Negative Declaration was the appropriate environmental determination for the Project. Further, the Planning Commission considered the proposed Negative Declaration together with any comments received during the public review process. The Planning Commission has determined to adopt the Negative Declaration following its review of the whole record including the initial study and any comments received and concluded that there is no substantial evidence that the project will have a significant effect on the environment and that the Negative Declaration reflects the lead agency's independent judgment and analysis.

Conclusion (s):

The requested text amendments have been processed in accordance with Section 6.05.03 of the City of Indio Unified Development Code and substantive findings of compliance to applicable criteria of this Section have been demonstrated.

California Environmental Quality Act (CEQA) Environmental Review:

Finding (s):

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2570 of 3061 The City of Indio, as Lead Agency, completed an Initial Study pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, the three-step process for deciding which document to prepare for a Project subject to CEQA; and 2) CEQA Guidelines Section 15074.a-e (Consideration and Adoption of a Negative Declaration or Mitigated Negative Declaration). The Planning Commission concurs with the Community Development Department’s determination that a Negative Declaration was the appropriate environmental determination for the Project. Further, the Planning Commission considered the proposed Negative Declaration together with any comments received during the public review process. The Planning Commission has determined to adopt the Negative Declaration following its review of the whole record including the initial study and any comments received and concluded that there is no substantial evidence that the project will have a significant effect on the environment and that the Negative Declaration reflects the lead agency's independent judgment and analysis. The Planning Commission notes for the public record that the Community Development Department is the custodian of the record of the proceedings upon which its decision is based and that said records are on file at the Indio City Hall, 100 Civic Center Mall, Indio, CA 92201.

Conclusion (s):

The City conducted environmental review of the Project in accordance with applicable provisions and requirements of the Section 6.03.06. (Environmental Review) of the City of Indio Unified Development Code and the Guidelines, as applicable, of the California Environmental Quality Act (CEQA).

Senate Bill (SB) 18 Consultation:

Finding (s):

The City of Indio in accordance with statutory provisions submitted a Local Government Tribal Consultation List Request to the Native American Heritage Commission on July 13, 2022 in accordance with applicable provisions of California Government Code §65352.3 and §65352.4. On October 23, 2023, Andrew Green, Native American Heritage Commission in an electronic mail message provided the City with the List recipients who were provided with the appropriate notice.

On October 30, 2023, Lorrie Gregory, Cultural Resources Coordinator, Cahuilla Band of Indians, requested via electronic mail message, all cultural materials associated with the project. The City received no other responses from notified Native American Tribal Nations prior to the conduct of the Planning Commission public hearing and did not receive any additional responses prior to the City Council consideration.

Conclusion (s):

The City conducted required Senate Bill (SB) 18 noticing as prescribed by statute.

Planning Commission Recommendation:

Finding (s):

The Planning Commission conducted a duly noticed public hearing for the requested text amendments on November 8, 2023. The Planning Commission received public testimony from the applicant and its representatives in support of the project and from a resident of Heritage Palms who expressed concerns with drive-through uses, but did not state outright opposition to the requested

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2571 of 3061 text amendments. Following the close of the public hearing, the Commission deliberated and voted 3-0 to recommend to the Council the conditional approval of the requested text amendments.

Conclusion (s):

The Planning Commission conducted a public hearing and made a recommendation to the City Council pursuant to the requirements of Section 6 (Administration and Procedures) of the City of Indio Unified Development Code.

Public Notice:

Finding (s):

A notice of a public hearing for the City Council's consideration of the requested text amendments was published in the November 22, 2023 edition of the Desert Sun, the City’s newspaper of record mailing of a public hearing notice to a certified list of property owners within approximately onequarter mile of the subject site on November 20, 2023 and a public notice sign was placed on the subject property in accordance with Section 6.03.08.G of the Unified Development Code.

A notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the October 26, 2023 edition of the Desert Sun, the City’s newspaper of record mailing of a public hearing notice to a certified list of property owners within approximately one-quarter mile of the subject site on October 26, 2023 and a public notice sign was placed on the subject property in accordance with Section 6.03.08.G of the Unified Development Code.

Conclusion (s):

The City conducted required public noticing for the Planning Commission and City Council public hearings pursuant to the requirements of Section 6 (Administration and Procedures) of the City of Indio Unified Development Code.

ATTACHMENTS:

Attachment 1 - Resolution No. 10408
Attachment 2 - General Area Map_Text Amendments to RDP 5 Conceptual Specific Plan and Heritage Palms Project Master Plan
Attachment 3 - Amended Conceptual SP
Attachment 4 - Amended Project Master Plan
Attachment 5 - Initial Study Mitigated Negative Declaration Attachment 6 - Planning Application
APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 21 Nov 2023 Jillian Martins, Assistant City Attorney Approved - 21 Nov 2023 Javier Estrada, Senior Accountant Approved - 21 Nov 2023 Bryan H. Montgomery, City Manager Approved - 21 Nov 2023

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2572 of 3061 1 RESOLUTION NO. 10408

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, CONDITIONALLY APPROVING TEXT AMENDMENTS TO THE RPD 5 CONCEPTUAL

SPECIFIC PLAN AND THE HERITAGE PALMS RETIREMENT COMMUNITY AND

SHOPPING CENTER PROJECT MASTER PLAN LOCATED NORTHEAST AND

SOUTHEAST OF THE INTERSECTION OF FRED WARING DRIVE AND JEFFERSON

STREET TO AS A CONDITIONAL LAND USE DRIVE-THROUGH RESTAURANTS

AND COFFEE SHOPS AND OTHER SIMILAR FOOD/BEVERAGE BUSINESSES AND

ADOPTING THE INITIAL STUDY AND NEGATIVE DECLARATION DETERMINING

THAT THAT THE PROJECT WILL NOT HAVE SIGNIFICANT EFFECTS ON THE

ENVIRONMENT
WHEREAS, on December 7, 1994, the City Council approved Conceptual Specific Plan (CSP) for Residential Planned Development (RPD) 5 that contained approximately 650 acres with 11 acres designated as Neighborhood Commercial, a Project Master Plan (PMP) for a 379 acre golf course and age-restricted residential community development including an 11 acre Neighborhood Commercial Shopping Center, Tentative Tract Map 28043 which proposes the subdivision of the 379 acres parcels into 1300 or fewer residential units and one commercial lot and Development Agreement 94-10-7 delineating areas of responsibilities for improvements, financing and project scheduling for those lands covered by Project Master Plan 94-10-1, including residential and neighborhood commercial development; and,
WHEREAS, on December 17, 2003, the City Council approved an amended Project Master Plan for the construction of a new 125,253 square foot neighborhood shopping center on 10.79 acres at the southeast corner of Fred Waring Drive and Jefferson Street; and,
WHEREAS, on December 17, 2003, the City Council approved Conditional Use Permit and Design Review applications for the new neighborhood shopping center inclusive of conditional land use allowances for a supermarket and a drugstore; and, WHEREAS, on June 23, 2023, CIP Indio, LLC c/o Capstone Advisors, Inc., ATTN:

Mark Hayden, 1545 Faraday Avenue, Carlsbad, CA 92008 submitted an application (Case File No. 2023-06-58) for text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan located northeast and southeast of the intersection of Fred Waring Drive and Jefferson Street; and,
WHEREAS, the requested text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would allow as a conditional land use drive-through restaurants and coffee shops and other similar food/beverage businesses; and,

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2573 of 3061 2 WHEREAS, text amendments to Specific Plans and Project Master Plans previously approved by the City are processed and considered in accordance with applicable provisions of Section 6.05.03 (Specific Plans) of the City of Indio Unified Development Code; and,
WHEREAS, the City of Indio conducted Senate Bill (SB) 18 notification in accordance with applicable provisions of California Government Code §65352.3 and §65352.4; and,
WHEREAS, the City of Indio, as Lead Agency, completed an Initial Study pursuant to: CEQA Guidelines Section 15002(k) and CEQA Guidelines Section 15074.a-e; and, WHEREAS, a notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the October 26, 2023 edition of the Desert Sun, the City’s newspaper of record mailing of a public hearing notice to a certified list of property owners within approximately one-quarter mile of the subject site on October 26, 2023 and a public notice sign was placed on the subject property in accordance with Section 6.03.08.G of the Unified Development Code; and, WHEREAS, on November 8, 2023, the Planning Commission held a duly noticed public hearing to consider the requested text amendments during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
WHEREAS, the Planning Commission received public testimony from the applicant and its representatives in support of the project and from a resident of Heritage Palms who expressed concerns with drive-through uses, but did not state outright opposition to the requested text amendments; and,
WHEREAS, following the close of the public hearing, the Commission deliberated and voted 3-0 to recommend to the Council the conditional approval of the requested text amendments; and,
WHEREAS, a notice of a public hearing for the City Council's consideration of the requested text amendments was published in the November 22, 2023 edition of the Desert Sun, the City’s newspaper of record, a mailing of a public hearing notice to a certified list of property owners within approximately one-quarter mile of the subject site occurred on November 20, 2023 and a public notice sign was placed on the subject property in accordance with Section 6.03.08.G of the Unified Development Code; and, WHEREAS, at the conclusion of the public hearing and following deliberations, the City Council approved this Resolution conditionally approving text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan and also adopting an Initial Study and Negative Declaration determining that that the Project will not have significant effects on the environment.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2574 of 3061 3 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVESAS 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, and are incorporated into the following findings by reference, and constitute a material part of this Resolution.

SECTION 2. Environmental Findings. The City Council has independently reviewed the administrative record for the Project including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are all incorporated herein by reference and are on file with the Community Development Department for the City of Indio, and the City Council finds that environmental compliance has been achieved as discussed below:

I. Compliance to Section 6.03.06. (Environmental Review) specifies the following:

A. California Environmental Quality Act (CEQA) Environmental Review:

The City of Indio, as Lead Agency, completed an Initial Study pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, the three-step process for deciding which document to prepare for a Project subject to CEQA; and 2) CEQA Guidelines Section 15074.a-e (Consideration and Adoption of a Negative Declaration or Mitigated Negative Declaration). The City Council concurs with the Community Development Department’s determination that a Negative Declaration was the appropriate environmental determination for the Project. Further, the City Council considered the proposed Negative Declaration together with any comments received during the public review process. The City Council has determined to adopt the Negative Declaration following its review of the whole record including the initial study and any comments received and concluded that there is no substantial evidence that the project will have a significant effect on the environment and that the Negative Declaration reflects the lead agency's independent judgment and analysis. The City Council notes for the public record that the Community Development Department is the custodian of the record of the proceedings upon which its decision is based and that said records are on file at the Indio City Hall, 100 Civic Center Mall, Indio, CA 92201.

B. Senate Bill (SB) 18 Consultation:

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2575 of 3061 4 all cultural materials associated with the project. The City received no other responses from notified Native American Tribal Nations prior to the conduct of the Planning Commission public hearing and has received no other responses prior to the conduct of the City Council public hearing.

SECTION 3. Land Use Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the City Council hereby finds that:

1. The proposed Specific Plan is consistent with the General Plan and all relevant elements and is not inconsistent with any element thereof; The requested text amendments have been evaluated for consistency to applicable goals and policies of the City of Indio General Plan 2040 as discussed below:

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

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2576 of 3061 5 Policy 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 supportive uses and within long-established Indio neighborhoods and new growth areas.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan pertain to previously approved plans that provide the regulatory land use requirements and standards of an area of the City that has been approved and built for residential and non-residential development in the central western portion of the City. More specifically, the text amendments would if authorized apply to the remaining one (1) non-built parcel of land within the Neighborhood Shopping Center commonly referred to as the Heritage Court that has been substantially built out. The text amendments would authorize a retail foodoriented land use not currently allowed by the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan on a parcel of land that has been vacant for approximately 20 years. This land use would provide services to residents and visitors to the City and also create additional employment opportunities on this parcel of land that is currently vacant. Further, the text amendments would authorize the aforementioned land use within a long-established neighborhood of the City that is currently populated by residential and non-residential land uses.

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.

Policy LU-5.7 Pedestrian-supportive building design. Require new and substantially rehabbed commercial and mixed-use projects to follow best practices for pedestriansupportive design:
• Ensure pedestrian orientation of ground floor uses in new development. • Place primary building facades and entrances near the front property line or back of sidewalk.
• In limited cases allow small plazas and active landscaped areas for social gathering between the building and sidewalk.
• Scale building elements to pedestrians.
• Design new buildings along corridors to provide for a rear building transition between the primary arterials and any adjacent low-density residential neighborhoods. • Require parking internal to buildings that faces primary arterials or side streets to use appropriate design (such as faux facades, green walls, public murals, etc.) to minimize its visual impact.
• Require that new development include wide sidewalks, trees, pedestrian furniture, safe pedestrian crossings and direct connections to the front entrances of retail and services.
• Encourage new commercial developments to have common driveways to minimize the number of curb cuts along any given block to improve pedestrian safety.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2577 of 3061 6 • Screen trash and recycling collection areas, loading facilities, mechanical equipment, outdoor storage areas, utility connections, and antennas from public view. • Encourage covered parking.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan pertain to previously approved plans that provide the regulatory land use requirements and standards of an area of the City that has been approved and built for residential and non-residential development in the central western portion of the City. The text amendments propose to require a conditional use permit approval for drive-through restaurants and coffee shops and other similar food/beverage businesses and would also require public review and approval of the project design features. As proposed in the text amendments and as recommended to the City Council herein, drive-through restaurants and coffee shops and other similar food/beverage businesses authorized by the text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would need to be designed in accordance with applicable regulations and standards of Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code, as amended. This Section addresses requirements of Policy LU-5.7 as applicable.

Goal LU-9: Centers. A variety of mixed use, urban centers throughout the City that provide opportunities for shopping, recreation, commerce, employment and arts and culture.

Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2578 of 3061 7 Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.

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

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2579 of 3061 8 3. The subject property (ies) proposed for the Specific Plan is physically suitable for the requested land uses and physical site development; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan would authorize as a conditional land use drive-through restaurants and coffee shops and other similar food/beverage businesses in a previously approved and largely built-out neighborhood shopping center. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. The remaining parcel of land for which the text amendments would be applied is identified as Assessor Parcel Number 606-380-034.

This parcel is 0.25 of an acre or 10,890 square in size and is rectangular in size. It is located at the extreme northwest corner of the Heritage Court Shopping Center and is served by existing on-site parking, drive aisles and surrounding public street infrastructure along with existing on-site and off-site utilities.

5. 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; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. There are no environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places and other features of value to the community as a result of the substantially built-out nature of the Center. Therefore, there is no need to preserve said features as a result of the requested text amendments.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2580 of 3061 9 6. The Specific Plan provides for efficient street and utility systems through the clustering of structures;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. This Center was previously developed and is substantially built-out with the aforementioned parcel the last remaining element of the Center that is not developed.

The Center is surrounded by built transportation infrastructure inclusive of paved streets, curbs, gutters and sidewalks along the Center’s Jefferson Street and Fred Waring Drive frontages. The Center is also served by on-site and off-site water, sewer and stormwater infrastructure. The text amendments would conditionally allow drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land in a previously approved and largely built-out neighborhood shopping center that is served by existing street and utility infrastructure.

7. The Specific Plan utilizes innovative methods and concepts not readily available under traditional subdivision and zoning methods; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

8. The Specific Plan prescribes reasonable controls and standards for affected land uses to ensure compatibility and integrity of those uses with other established uses;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2581 of 3061 10 drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

9. The Specific Plan provides reasonable property development rights while protecting environmentally sensitive land uses and species; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The approval of these text amendments would authorize the consideration of certain land uses at a developed neighborhood shopping center through a conditional use permit process. Because of the substantially built out nature of the other properties within this Center and as documented in the Initial Study/Negative Declaration, there are no environmentally sensitive land uses or species that would be affected by the text amendments.

10. The proposed Specific Plan ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood;
The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2582 of 3061 11 facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City Council previously approved the Conceptual Specific Plan and the Project Master Plan that led to the substantial development and build-out of the Center with one (1) remaining parcel of land currently undeveloped. The text amendments to these previously approved Plans are limited in nature and would conditionally authorize drive-through restaurants and coffee shops and other similar food/beverage businesses at the remaining parcel of land. The applicant proposed and this Reolution would require as conditions of approval that the approval of the aforementioned land uses be subject to a conditional use permit process that is currently considered through a public hearing process as well as conformance to the City’s design requirements for drive-through land uses specified in Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. There are no other requested changes to the Conceptual Specific Plan and the Project Master Plan. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. There is also one (1) existing drive-through pharmacy use at the Center. Because the request is for text amendments to previously approved Plans to allow a limited type of land uses within a substantially built out Center, there are no substantive community benefits that would be required or needed as the benefits of the Conceptual Specific Plan and Project Master Plan have already been addressed through the previous land use entitlement efforts for these Plans that culminated in their approval by the City Council. 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.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2583 of 3061 12 The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center.

13. 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 is not currently available to serve the project, the applicant shall bear the burden of proof in demonstrating how such service will be provided; The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The Center is surrounded by existing and built public street infrastructure and is served by existing public and private infrastructure.

14. 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 The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The approval of these text amendments would authorize the consideration of certain land uses at a developed neighborhood shopping center through a conditional use permit process. Because of the substantially built out nature of the other properties within this Center. There are no other requested changes to the Conceptual Specific Plan and the Project Master Plan. The currently adopted General Plan and zoning regulations for the City authorize drive-through oriented land uses in certain parts of the City subject in certain instances to the issuance of a conditional use permit and also subject to compliance with applicable development and design standards. There is also one (1) existing drive-through pharmacy use at the Center. Because the request is for text amendments to previously approved Plans to allow a limited type of land uses within a substantially built out Center, the “highest and best use” of this Center has already been evaluated and the approval of the text amendments would not be substantively detrimental to this previous determination.

The text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan are intended to

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2584 of 3061 13 facilitate the development of the remaining one (1) unbuilt parcel at the Heritage Court Shopping Center. The City of Indio, as Lead Agency, completed an Initial Study pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, the three-step process for deciding which document to prepare for a Project subject to CEQA; and 2) CEQA Guidelines Section 15074.a-e (Consideration and Adoption of a Negative Declaration or Mitigated Negative Declaration). The City Council concurs with the Community Development Department’s determination that a Negative Declaration was the appropriate environmental determination for the Project. Further, the City Council. considered the proposed Negative Declaration together with any comments received during the public review process. The City Council has determined to adopt the Negative Declaration following its review of the whole record including the initial study and any comments received and concluded that there is no substantial evidence that the project will have a significant effect on the environment and that the Negative Declaration reflects the lead agency's independent judgment and analysis.

SECTION 4. City Council Decision. The City Council hereby conditionally approves text amendments to the to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan and adopts an Initial Study and Negative Declaration determining that that the Project will not have significant effects on the environment subject to the following conditions of approval:

1. Drive-through restaurants and coffee shops and other similar food/beverage businesses authorized by the text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan shall be considered through a conditional use permit land use entitlement process.

2. Drive-through restaurants and coffee shops and other similar food/beverage businesses authorized by the text amendments to the RPD 5 Conceptual Specific Plan and the Heritage Palms Retirement Community and Shopping Center Project Master Plan shall be designed in accordance with applicable regulations and standards of Section 4.13 (Drive-Through Uses) of the City of Indio Unified Development Code, as amended.

SECTION 5. Severability. If any provision, or any portion thereof, contained in this resolution is held unconstitutional, invalid or unenforceable, the remainder of this resolution, or portion thereof, shall be deemed severable, shall not be affected and shall remain in full force and effect.

SECTION 6. Effective Date. This Resolution shall be effective immediately upon adoption.

SECTION 7. Certification. The City Clerk Administrator shall certify to the adoption of this Resolution.

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2585 of 3061 14 PASSED, APPROVED, and ADOPTED this 6h day of December 2023.

LUPE RAMOS AMITH
MAYOR
ATTEST:

SABDI SANCHEZ, CMC

CITY CLERK ADMINISTRATOR
APPROVED AS TO FORM:

STEVEN P. GRAHAM

CITY ATTORNEY

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2586 of 3061 *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user.
© Riverside County GIS
Legend
General Area Map for Text Amendments to RDP 5 Conceptual Specific Plan and Heritage Palms Project Master Plan Notes
0 REPORT PRINTED ON... 10/23/2023 4:39:41 PM
1,505 3,009 Feet
County Boundary
City Boundaries
County Centerlines
Blueline Streams
City Areas

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ity of ndi

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2588 of 3061 I
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Conceptual Specific Plan - RPO 5
DESIGN GUIDELINES .....

Public Architecture {w; r,•
Residential Communitit
Site Planning .

Architecture ..

Landscape ...

Neighborhood Shoppir
Architecture ..

Landscape .. .

Signage .... .

I •
Resort Hotel . . . . . . i .

Conceptual Specific Plan - RPO 5 City of Indio

TABLE OF CONTENTS
OVERVIEW ............................................... 1 DESCRIPTION OF PLANNING AREA ............................... 2 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Property Ownership/Parcel Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Relationship to Adjacent Jurisdictions ......................... 2 Bermuda Dunes Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 GENERAL PLAN/ZONING DELINEATION ............................ 4 Significant City Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 PLANNING OPPORTUNITIES .................................... 7 Community Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Entries, Streetscapes and Imaging . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Park and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Regional Context Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 PROPOSED LAND USES ...................................... 9 ENTITLEMENT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Project Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Right of Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Environmental Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 INFRASTRUCTURE ISSUES . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . 13 Circulation including Non-motorized . . . . . . . . . . . . . . . . . . . . . . . . . 13 Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 3 Bicycle, Pedestrian, and Equestrian Paths . . . . . . . . . . . . . . . . . 14 Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 5 Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 5 Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 5 Natural Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6 Television Cable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6 Electrica I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6 Flood Control/Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

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Conceptual Specific Plan - RPD 5
Figure 1
Figure 2 ..

Figure 3
Figure 4
Figure 4a
Figure 5 ..

Figure 6
Figure 7
Figure 8 ..

Figure 9
Figure 10
Figure 11
Exhibit A-1
Exhibit A-2
Exhibit A-3
Exhibit A-4
Exhibit A-5
..
. .

City of Indio

TABLE OF FIGURES
. Conceptual Specific Plan Process Diagram
...... RPO 5 Boundary
Existing Parcelization
.... Jurisdiction Boundaries
. Airport Planning Constraints
Existing General Plans (Composite)
General Plan Circulation
.... Proposed Land Use
RPO Circulation
Trails and Paths
Existing Utilities
. . . . . Flood Zones
.. Major Street Cross-Sections
Local Street Section/Wall Concepts
. . . . . . . . . . . . Plant Palette
..... Intersection Treatments
Internal Streets

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2590 of 3061 I
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Conceptual Specific Plan - RPO 5 City of Indio
Conceptual Specific Plan - RPO 5

OVERVIEW
The City of Indio, in adopting its General Plan, has created a mechanism to encourage innovative, sub-area planning efforts by means of a Conceptual Specific Plan {CSP). The CSP falls between the General Plan and the Project Master Plan (PMP). The CSP Development Process Diagram from the Indio General Plan is included as Figure 1. The General Plan has identified several areas throughout the City where Conceptual Specific Plans are to be developed by the designation of a Residential Planned Development (RPO) overlay. The General Plan delineates incentives to process such an area plan by increasing density allowances in exchange for a coordinated development program for the identified sub-area. The planning area boundary for RPO 5 is shown in Figure 2.

In approaching the CSP for RPD 5 the initial foundation is found in the Mission Statement for the Westside Sub-Area contained in the General Plan:
"The Westside sub-area offers the potential for a variety of moderately priced, good quality housing with recreational and open space amenities.

The large areas of vacant land are planned to be developed as master planned communities (RPD 5) that promote a family-oriented neighborhood with excellent parks and trails. A neighborhood commercial area is also planned to provide convenient shopping opportunities for this area".

Indio General Plan
One existing golf course project (Indian Springs Country Club) and one proposed development (US Home Corporation} will provide the organizing vision for the majority of RPO 5. Approximately 95 % of the Planning Area will be consumed by these two developments. The remainder of the properties are in smaller parcels and will have a limited opportunity to participate with the development of community-oriented amenities. A school and/or neighborhood park site(s), if warranted, are encouraged by allowing the underlying residential density transfer, either on or off-site.

Other land uses proposed include a neighborhood shopping center, a resort hotel, and an accommodation of an existing public utility facility. 1

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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2591 of 3061

COMMUNITY DEVELOPMENT
YES
Is the project in an R PD
overlay? See Figure 3.1 ·2
for location of overlays.
....... ·• .•. '
Does the RPO overlay in
which your project is located
have an approved CSP?
Prepare CSP for RPO
overlay.

Planning Commission and
City Council review.

Prepare PMP to reflect
project specific information
and to show how project
meets the requirements and
guidelines in the CSP. f
:~
., ..__ ____________ ____.:: •• ·-..s•.:;.-.;.vw:.,~. :...,., . .:,,. ·•.•= .• •···· ,·.•,<·.-. ::;.:..•. • ... u.. .• • • • Planning Commission
review.

NO
NO

APPROVAL

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Indio Gen;,ral Plan • 2020
Goals and Poi,c,es
Process Tentative Tract Map
. ........ : ..... .

If no arrangement can be made
to develop a CSP through one of
the four methods discussed in
Policy LU-2.1, a developer can
proceed to process a tentative
tract map, but the density in the
project is limited to the threshold
density allowed in the underlying
designation.
.::)
·.:1
1!! ""-....... ,. .. -..,,-, ........... ,- .. -... -.. -.-.---. ·""'"c>"""'····,...····-····-· .-... -.. -.. -. -... -... -... -. -.. --- .... , ... , CSP= Conceptual Specific Plan
Polley LU-2.1
PMP= Project Master Plan
Policy LU-2.2
□ Develop
Project
Figure 3.1-3

GENERAL PLAN DEVELOPMENT

PROCESS
October 5, 1993

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Indio City CouncilDecember 6, 2023

Indio City Council
December 6, 2023