Indio City Council
December 6, 2023

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2592 of 3061 I-
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Conceatual Specir7c Plan - RPO 5 City of Indio

DESCRIPTION OF PLANNING AREA
Existing Conditions
RPO 5 comprises approximately 650 acres located at the westerly entrance to the City of Indio. Access is provided with a network of significant thoroughfares and arterials, notably Fred Waring Drive, Miles Avenue, and Jefferson Street. The Planning Area as well as much of the surrounding area is predominantly vacant.

Existing surrounding land uses include low density residential, agriculture, country ciubs, the Coachella Valley Storm Channel and the All-American Canal.

Development within the Planning Area includes a portion of the Indian Springs Golf Course, a GTE facility and a single-family residence. Vestiges of a former date grove are still visible.

Property OwnershipiParcel Size
The configuration of parcelization is shown in Figure 3. The parcels range in size from .30 to 160 acres. The total area is approximately 650 acres with 615 acres (95%) being in two major holdings. US Home Corporation is concurrently processing a Specific Plan for an age-restricted, retirement/go if community on 380 acres straddling Fred Waring Drive and the Diamond Benefits Life Insurance Company is currently processing Tentative Tract Map 27955 for 235 acres containing a portion of the Indian Springs Golf Course (formerly Westward Ho).

That application indicates the map is for "The purpose of sale and financing and no improvements are proposed." No other appiications are pending for properties within or adjacent to RPO 5 at this time. No outstanding entitlements exist within the RPO.

Relationship to Adjacent Jurisdictions
RPO 5 lies at the western edge of the City of Indio and abuts both the City of La Quinta and Riverside County unincorporated territory (the Community of Bermuda Dunes lies westerly of the planning area). Figure 4 shows the existing City boundaries and Figure 5 depicts the composite General Plan Land Use Plans of all three affected jurisdictions.

The City of La Quinta interlocks with the planning area south of Fred Waring Drive and west of Jefferson. Their General Plan Land Use plan shows the area as LOR 2

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2594 of 3061 Existing Parcelization ,, -
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Jurisdiction Boundaries
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Conceptual Specific Plan - RPO 5 City of Indio
(Low Density Residential - 2 to 4 d.u./acre) and an NC (Neighborhood Commercial) designation at the southwest corner of Fred Waring Drive and Jefferson Street.

The Riverside County General Plan shows their abutting area in a 28 designation which is a residential designation allowing 2 to 5 dwellings per acre.

La Quinta and Indio share circulation interfaces at Fred Waring Drive, Jefferson, Miles, Dune Palms and Westward Ho. The Circulation Elements align closely so that the points of interface should be compatible. An aggregation of the adopted Circulation Elements is included for reference. Resolutions agreeing to a cooperative street design program have been adopted by both cities.

Indio and Riverside County share circulation along Jefferson Street north of Fred Waring Drive and the intersection of Country Club Drive/Jefferson Street south of Indio Boulevard. Both jurisdictions have compatible cross-sections for Jefferson (120 ft.-lndio vs. 110 ft.-County) although Indio proposes a landscaped median and the County allows either a striped or a landscaped median. Indio shows a continuation of Country Club Drive extending easterly past Jefferson Street.

While there is not a conflict, the coordination for these two roadway sections should be confirmed. In the case of Jefferson Street, the requirement of a median needs to be jointly agreed upon. The existing Indio General Plan Circulation plan ·, for the planning area is shown in Figure 6.

Bermuda Dunes Airport
The Planning Area is located at the easterly edge of the Bermuda Dunes Airport Influence Area. The portion of the Planning Area north of Fred Waring Drive is shown in the City's General Plan as within the Airport Influence Area but no portion of the Planning Area is shown as within the Area of Significant Safety Concern. Figure 5.8-1 of the Indio General Plan is included for reference for the delineation of the Airport Influence Area.

The Bermuda Dunes Airport Land Use Plan suggests that "the Bermuda Dunes Airport imaginary approach surface shall be kept free of all high-risk land uses." High risk being characterized by high concentrations of people, critical facilities, or flammable or explosive materials. Local agencies are encouraged to obtain aviation easements for all uses within the Airport Influence Area and to forward proposed land use changes to the Airport Land Use Commission (ALUC) for their determination of consistency. The City Council maintains final authority over land use matters, however.
3

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2597 of 3061 Indio GttnKal Pfan • 2020
Environmttntal $erring Rttpon
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AIRPORT PLANNING

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SCALE• 1;, = 1500' Page 38 of 500 AGENDA ITEM #14.2
Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2599 of 3061 General Plan Circulation
Figure 6
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SCALE• 1
1 = 1500' Page 39 of 500 AGENDA ITEM #14.2
Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2600 of 3061 Conceptual Specific Plan - RPO 5 City of Indio
Significant City Policies
The key policies affecting the development of RPO 5 are found in the General Plan in Goal LU-2. This concept evolved out of the City's desire to create incentives to facilitate public as well as private open space, public facilities, and coordinated planning efforts wherever practical. The General Plan Mission Statement for the Westside has already been stated in the beginning of this document and, in summary, is predicting "master planned communities (RPO- 5) that promote a family-oriented neighborhood with excellent parks and trails." The key incentives to promote this coordinated development include the ability to exceed threshold density allowances by:
• The inclusion of open-space in conjunction with the development • Increased setbacks along major roadways
• Internal pedestrian/ equestrian, bike paths connecting to a focal or regional system
• Gating of developments
• Common area improvements
• Preservation of sensitive biological or cultural resources • High quality development entry features
• Landscaping and furnishings for parks
• Land or facilities for public needs (libraries, fire stations, etc.) The General Plan specifically discusses guidelines for each RPO on Table 3.1-2 and indicates that in RPO 5 such amenities as bike and pedestrian trails as well as day care centers are encouraged.

G.P. Policy 3.1-3 outlines the guidelines for Neighborhood Commercial centers, one of which is suggested for RPO 5 on the Land Use Map. Included in the guidelines are the maximum lot coverage of 30 %, a 10 acre minimum size, the range of typical neighborhood center uses (markets, offices, cleaners, restaurants, and the like; drive-thrus being specifically excluded).

G.P. Policy 3.4-3 outlines goals for community Parks and Recreation. The map depicting the location of such facilities shows three neighborhood and one community level park within RPO 5.

G.P. Policy 3.5-3 describes Planning Area Wide Design Criteria which suggests that there be a Primary Intersection/Entryway feature at Fred Waring 5

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2601 of 3061 Conceptual Specific Plan - RPO 5 City of Indio
Drive/Jefferson Street and a Secondary Intersection/Entryway feature at Miles Avenue/Dune Palms.

Many General Plan policies will affect the planning and implementation of projects within RPO 5 but will not require detailed responses within the context of the adopted CSP.
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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2602 of 3061 Conceptual Specific Plan - ,PO 5 City of Indio

PLANNING OPPORTUNITIES
Community Needs
RPO 5 was established in the General Plan in order to address the desire for additional housing, hopefully with a high amenity level relating to the public's perception of the area as a major entry to the City of Indio. A particular need is that of new golfing facilities, including those open to the general public.

Since a golf course consumes approximately 150 acres, the large scale property holdings offer a prime opportunity within this RPO to establish potentially two fulllength courses, including sites for housing. The establishment of golfing also affords the opportunity to attract a quality resort hotel facility.

The expected residential development of the area will supply the economic base necessary for the development of a neighborhood shopping center as well as related functions such as day care centers, schools, and recreation facilities including community meeting space.

Entries, Streetscapes and Imaging
The CSP may establish the manner in which the area will greet those who enter the City from the west and north using Fred Waring Drive, Jefferson Street, and Miles Avenue. Fred Waring Drive, in particular, is expected to carry a high volume of traffic and the General Plan suggests a major entry statement at the intersection with Jefferson Street. A minor entry statement is recommended at Miles and Dune Palms Road.

Planned streetscapes can help organize the public spaces and establish the perception of the neighborhood. Such designs can be highly regimented, perhaps through the selection of a dominant landscape form, uniform lighting fixtures, etc., or may allow one or two organizing elements to provide the design foundation while allowing a wide variety of materials to complete the streetscape. On major thoroughfares, in particular, the principles employed to limit unnecessary vehicular access are important aspects to the streetscape design.

All of the design features, including the product development of each subsequent project, will combine to form the total perception/image of the built environment. 7

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2603 of 3061 Conceptual S;:;c:clfic Plan - F.?D 5 City of Indio
Due to the generally undeveloped nature of the RPO, the CSP has an opportunity to create a high quality image for these entries to the City.

Park and Recreation
The General Plan depicts up to four parks within RPO 5. The need for parks within the planning area may be reduced or eliminated upon the development of two golf/recreation residential complexes comprising 95% of the land within the area.

If the need for a specialized park is determined, the incentive program outlined within this document would allow one of the properties to donate the land and transfer the density either on-site or off-site within the RPO.

Regional Context Issues
RPO 5, lying at the westerly edge of Indio, will share a border with both the City of La Quinta and the community of Bermuda Dunes, an unincorporated County area. Most of the surrounding parcels in these jurisdictions are also vacant.

Planned land uses appear to be largely compatible as do the proposed circulation programs included in the applicable General Plan documents. The City of La Quinta has also programmed a Neighborhood Center in the vicinity. There should be an adequate economic base for twenty to twenty-five acres of neighborhood commercial in this area based on the ultimate build-out of the area.

Joint planning efforts are necessary in the area of specific street sections and improvement standards and schedules. Since both Fred Waring Drive and Jefferson Street are included on CVAG's regional arterial list, a coordinated improvement program should be able to be facilitated via the Regional Arterial Program.

Another overlapping area of interest is the relationship between planned land uses and the Bermuda Dunes Airport Master Plan. As the airport appears to be a permanent fixture in the area, the land use approval process should assist in protecting the airport's ability to function. The airport can continue to operate in a fashion to remain a good neighbor. New residential development lying within the Airport Zone of Influence may be required to record Avigation Easements and Nonsuit Covenants recognizing the existence of the Airport.

The provision of utilities, split between a variety of providers, is another issue with a regional context. It is discussed in a later chapter. 8

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2604 of 3061 ~-.;.-,ceptual Specific Plan - F.?O 5 Ci,y of Indio

PROPOSED LAND USES
The land use plan for RPD 5 is shown in Figure 7. In keeping with the adopted General Plan, the dominant land use type will be low density recreation-oriented residential uses {RL) ranging up to 5 dwelling units per acre. The ability to achieve higher densities as outlined in the General Plan is implemented as fully as possible in RPD 5. A density transfer program is also established in order to allow the maximum flexibility in achieving General Plan goals and objectives. In order to achieve the higher densities, Project Master Plans (PMP) shall be approved by the City Council for each property.

The General Plan for RPD 5 has calculated the number of dwelling units as falling between 2200 and 3200 for the 650 acres. Using the household population average of 3.49 persons per unit as stated in the General Plan, the population range would be from 7700 to 11200 persons. The probability of golf course community development within the RPD, combined with the expectation of some age-restricted (retirement) projects will lead to a reduction of these numbers, as well as the impacts associated with population growth.

While the overall residential density will not exceed that of the General Plan, pockets of higher density will be allowed where density transfer from within the RPD is proposed. Each PMP proposing density transfer shall demonstrate that the design of the development is compatible with the surrounding area.

As set forth in the General Plan, a Neighborhood Shopping Center (NC} is proposed for the Southeast corner of Fred Waring Drive and Jefferson Street. This commercial complex will serve several thousand future homes within an easy drive of this intersection and will be passed by up to 70,000 cars per day when the area builds up.

An innovative use of the density transfer technique set forth in the General Plan may be employed to aggregate enough units for a Resort Hotel in conjunction with the Indian Springs Country Club. The use is shown on the Land Use Exhibit as a "Floating Dot." This indicates that the use may shift on the property based on the PMP required to implement this land use. Absent an approved PMP, the allowable land use is Low Density Residential uses at 3 dwellings per acre. Density transfers may be negotiated with any other property within RPO 5 subject to City Council approval of a Project Master Plan.
9

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2605 of 3061 Conceprual Specific Plan • RPO 5 City of Indio
A Public Utility (PU) land use designatio:1 is included in order to allow the existing General Telephone facility to be maintained and possibly expanded.

A School/Park (S/P) designation is shown as a floating dot on Fred Waring Drive, east of Burr Street and another near Vvestward Ho and Dune Palms Road. While the General Plan has indicated a number of neighborhood parks and one Community level park within the boundary of the RPO, the need for parks is significantly met by the golf facilities and private recreation programmed for approximately 250 acres of the planning area. The need for a school is questionable given the specific "55 and over" age context of one of the two major developments. If a school and/or park is necessary, the higher density allowance may be transferred on~site or to another parcel to encourage their development. 10

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2606 of 3061 IProposed Land Uee
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'7 East Tahquiu Can.yon Ya;r. Suile 301 / Palm Springs. California 92262-6784 / Telephone {61g) 320-ga11 / F.U (6Hl) 323-7893 SCALE: 1' = 1500'

Conceptual Specific Plan - RPD 5 City of lnd,o

ENTITLEMENT PROCEDURES
Project Master Plan
The adoption of this Conceptual Specific Plan entitles qualifying properties within RPO 5 to fully implement the higher density provisions {up to 5 d.u./acre) set forth in the General Plan. Each property must submit a Project Master Plan In order to propose an increase in the base residential density (3 d.u./acre) set forth in the General Plan Land Use Map,
In order to achieve the higher densities, each proposal shall incorporate amenities and features above the minimum requirements of the underlying zone classification as outlined in the General Plan. The list of allowable features includes major open space and recreation amenities, purchase and dedication of land and improvements for public facilities, park and school sites, etc. This list is not exhaustive and project proponents are encouraged to meet with City and special district officials to determine current needs.

The final determination of whether each project has sufficiently fulfilled this criteria rests with the City Council.

Right of Zone
Each property is protected by the officially adopted zoning classification which allows a variety of listed uses and the standards under which they may be developed. Any property within RPO 5 may develop under these right-of-zone guidelines at lower densities without submitting a Project Master Plan.

Right-of-zone project proposals shall be processed normally through plot plan/design revi·ew, subdivision maps and the like as required under City Ordinances and procedures.

Environmental Assessment
Each proposal must be reviewed under the requirements of the California Environmental Quality Act {CEOA). Projects consistent with the General Plan and the RPO adopted plan may be determined by the Planning Commission to be "previously reviewed" unless new information is forthcoming which needs further assessment. The City may require additional studies when appropriate. The CEOA process used with the adopted General Plan {October 1993) is a Program 1 1

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2608 of 3061 Conceptual Specific Plan - RPO 5
EIR which allows projects to move forward without duplicating previous environmental efforts when no new increases are indicated. 12 C/~y of Indio

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2609 of 3061 Conceptual Specific P.:an - RPO 5 City of lnc'io

INFRASTRUCTURE ISSUES
Circulation including Non-motorized
Streets
The major concern relative to circulation issues is the multi-jurisdictional nature of the street system serving RPO 5. While there is no significant discontinuity between the affected jurisdictions, minor discrepancies can be avoided through early communication among agencies. Both Fred Waring Drive and Jefferson Street are included in CVAG's adopted list of Regional Arterials, funding and scheduling of improvements to those streets will be coordinated by that agency.

Miles Avenue is being reviewed for inclusion in the regional program and may also be so entitled in the near future.

The City of Indio, taking a lead role via the Conceptual Specific Plan process, should begin to coordinate with La Quinta, Riverside County, and CVAG both the final design and implementation for the affected sections of Fred Waring Drive, Jefferson Street, and Miles Avenue. The design and implementation of the nonregional streets that link the jurisdictions should also be coordinated.

One proposed amendment to the City's General Plan Circulation Plan is to reduce Burr Street from a Secondary Thoroughfare (88 foot right-of-way) to a Collector Street (66' right-of-way). Figure 8 depicts the circulation plan. This improvement design will accommodate the traffic projected and will allow the existing residences on the east side of Burr Street to maintain their front yards.

Another element of the Circulation design for RPO 5 is limiting the points of access for Secondary, Major, and Arterial roadways. Figure 8 shows the allowable points for each project to use for planning purposes. Since fewer points are generally preferable, access consolidation is strongly encouraged. The construction of raised median islands in Fred Waring Drive and Jefferson Street will alleviate some conflicts and some additional right-in/right-out type of access may be considered.

The final determination of all access shall be made by the Planning Commission and City Council upon review of each project proposal and detailed engineering information.
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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2610 of 3061 Concep rual Specific Plan - RPD 5 City of Indio
Bicycle, Pedestrian, and Equestrian Paths
The City of Indio has not yet adopted the detailed plan for trails as called for in its General Plan although the General Plan has identified a "trunk'' equestrian/hiking trail system. The City is participating with CVAG in a Non-motorized Transportation Element which will address regional needs. It is anticipated that the plan will identify Fred Waring Drive and Jefferson Street along with the Coachella Valley Storm Channel and All-American Canal as possible Regional Corridors.

The RPO 5 proposal for trails (See Figure 9) is to reserve space within the right-ofway/landscape parkway system to allow for bicycle trails. An eight foot lane shall be striped adjacent to the curb for a bike lane in lieu of on-street parking for use by bicycle commuters. Signage shall be to Cal Trans standards. These improvements shall be completed at such time as these paths would link to other parts of an adopted system, either local or regional.

In addition, an eight-foot, combination sidewalk/ recreational bike path shall be provided in the landscaped parkways on both Fred Waring Drive and Jefferson Street leading to the neighborhood shopping center at Fred Waring Drive/Jefferson Street. This dual system is to encourage the use of non-motorized transportation sources by both avid cyclists as well as families, golf cart users, and seniors who might be disinclined if the only path was in a major thoroughfare.

Sidewalks shall be provided along all public streets as a condition of development unless specifically waived by the City Council. A waiver shall be based on the probable lack of need and/or the presence of equal or better alternatives.

Equestrian and bike paths should be considered along the Whitewater River Channel and All American Canal routes. These corridors would feed into the trunk system of trails identified on the General Plan and serve primarily recreational users. Public use of these facilities would require coordination with the Coachella Valley Water District. This concept is being explored_ in the CVAG study and those results should be analyzed by the City in developing its own City-wide Plan.

Once the City has adopted a City-wide plan, that plan will augment or supersede this document as to specific implementation requirements. 14

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2611 of 3061 .. ~ ..
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Conceptual Specific Plan • RPD 5 City of lnc'ia
Utilities
The City, along with Valley Sanitary District is currently underway with a study to update the master plans for water, sewer, and storm drains, system wide, including the Planning Area for RPO 5. While there may be some modifications based on the final report, there appears to be no unusual problems facing utilities in the Planning Area. Figure 10 shows the existing major utilities.

All utility service shall be installed underground to new developments with the exception of electrical transmission lines in excess of 92 Kv.

Water
The provision of domestic water is under the jurisdiction of the City of Indio.

Water mains currently are available to the Planning Area but must be extended to service the westerly most properties.

All American Canal water is available for large scale landscape, agriculture, or golf course irrigation. This water source is controlled by the Coachella Valley Water District. The District is promulgating the mandatory use of Canal water for all new golf courses within its boundaries along with a Ground Water Recharge program.

Since the canal abuts the northerly portion of the study area, access to the canal is relatively easy. Any other new large scale landscape developments, unless abutting the canal will have to construct a transmission line to gain access.

Existing improvements will be exempt from the requirement but will be encouraged to convert in order to lessen the demand on groundwater supplies.

The salinity level of the Canal water may preclude its use on bent grass greens.

Projects using bent grass greens will be allowed to install a separate irrigation system using domestic or well water sources.

Sewer
The Planning Area is enjoys sewer service from both CVWD (north of Fred Waring Drive) and Valley Sanitary District (south of Fred Waring Drive). A sewer line exists in Fred Waring Drive and Burr Street to serve CVWD territory. Valley Sanitary District sewer mains exist to the easterly boundary of the study area and will have to be extended. No significant issues are apparent relative to the provision of sewer service.
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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2613 of 3061 Conceptual Specific Plan - RPO 5 City of Indio
Natural Gas
Natural gas is provided by the Southern California Gas Company and distribution lines exist which serve the Planning Area. No unusual problems are expected in the buildout of RPO 5.

Television Cable
Cable for the area is provided by Colony Cablevision. Aerial lines currently comprise the distribution system which will be undergrounded as a condition of development.

Electrical
Electricity is provided by the Imperial Irrigation District (110). The District has transmission and distribution lines throughout the Planning Area which are generally adequate to accommodate the proposed level of development anticipated by the City's General Plan. Most of the facilities are located on overhead utility poles and each development will be responsible for placing its service underground.

An exception to the undergrounding requirement is for lines in excess of 92Kv. 110 has a policy precluding undergrounding lines of this magnitude. These lines are located adjacent to Fred Waring Drive and along the All-American Canal.

Streetscape and landscape concepts will be required to minimize the visual impact of these structures.
110 has identified an outstanding need for a substation for the area. The District would like to locate a new facility along the existing transmission lines to avoid constructing a new overhead line. Possible locations should be analyzed which will have the least impact possible on the area. Criteria should be to minimize new overhead lines and to impact the smallest area of residential development.

Flood Control/Drainage
The Planning Area abuts the Whitewater River Flood Channel which collects all surface drainage in the vicinity and conducts that flow eventually to the Salton Sea. Due to the presence of the Flood Channel, the area is reasonably protected 16

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2614 of 3061 Conceptual Specific Plan • RPO 5 City of Indio
from flooding as evidenced by the FEMA designations on the property as shown in Figure 11.

The large tracts of undeveloped property in and around the Planning Area currently are capable of retaining most natural precipitation on site. As the area develops, surface drainage may intensify as a result of additional hardscape, channeling flows within street rights-of way, and reduction of permeable surfaces. The City is underway with a study of flood control needs
Properties in RPO 5 will design their improvements to retain natural 100 year precipitation on-site and will conduct drainage flows to the Whitewater Channel pursuant to a case-by-case study pending the adoption of a City-wide Master Plan.

Once a Master Plan is in place, each subsequent proposal shall conform to that plan.
17

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2615 of 3061 I8'
FRED 'v./ ARING DR.
1211 S
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,ul Tahquilz Can_vun lfay, Scil.e 301 / Palm Spring,,, Californ.ia 92262-6784 / Talepbone (819) 320-SISH / FAX (tH9} 323-78113 Existing utilities
---=--water
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SCALE1 1' = 1500'

FRED 'w ARING DR.

MILES AVE.
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Flood Zones
Figure 11
(19 Mainiero, Smith and As:!loeiate11, Inc.
n East. Tahquilz Canyon l!'ay, Suile 301 / Palm Springs. California 92261!-6784 / Telephone (6111) 320-Slalt / FAX (61Q) 323-7893 Flood Zones
(FEMA)
Flood Zones - ZONE 8
Areas between limits
of the 1 00-year floo
and 500-year flood;
or certain areas
subject to 100-year
flooding with overage
depths less than one
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Areas of minimal
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SCALEi 1' = 1500'

ConcepLJ/ Specific Plan - nPD 5 C.~y of Indio

DESIGN GUIDELINES
The City of Indio has an adopted Development Code that outlines the standards for development throughout the City. Those standards shall apply throughout RPD 5 except as provided within this document or as modified by the adoption of subsequent PMP's.

Public Architecture (walls, entry statements, streetscapes) The Public Architecture shall be a unifying element of RPO 5. The intent is to provide a cohesive neighborhood identity to an area which has clear and distinctive edges.

The intent of the public architecture of RPO 5 is to encourage a design variety fitting into an overall whole. Along all public streets with classifications other than local, there shall be a landscaped parkway of at least 20 feet. Residential building setbacks shall be at least 35 feet if a rear yard and 50 feet if a front yard condition. Along local streets, the setbacks shall average 25 feet. Decorative masonry walls 6 feet in height may be erected at the 20 setback and may be measured from the top of mounds. The streetscape guidelines are depicted in Exhibits A-1 and A-2.

Area entry statements shall be in consort with the City's General Plan and are shown in Exhibit A-4.

Streetscapes shall be coordinated. The initial landscape palettes shall be used as the basis of subsequent projects. Again, the concept is not necessarily to strictly replicate the landscape pattern, for example, but to consider each development as an extension of the last.

Residential Communities
Site Planning
The site plan is the beginning of the design for the Project Master Plan for each new community. It is here that the response to the environment begins. Done properly, the architect's job is simplified.

To the degree possible, north-south orientation of lots is encouraged. The major 18

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2618 of 3061 Conceptual Specific Plan • RPD 5 City of Indio
views from RPD 5 are to the south and southwest; however, there are potential views to the west and north as well, particularly from the second story and above.

Those developments which feature golf or other large scale open space will be able to have additional landscape resources to help resolve orientation problems.

Indoor/outdoor living is an important feature of life in the Coachella Valley and should be considered in the organization of the site
Projects are encouraged to deemphasize the automobile as the major organizing element of the site plan. Bicycle and golf cart access to the neighborhood shopping center is being provided so each project shall demonstrate its response to non-automotive transportation.

Architecture
The design of the various residential communities which will comprise RPO 5 will be governed by the basic principle that the design solution respects the climatic conditions found here. Sun, heat, wind, and magnificent views will all factor in to the architects' response.

It is not the intent to require a standardized architectural style or allow only a limited palette of materials. However, the best and most appropriate architecture found in the desert adheres to common sense design principles: consideration of solar orientation in the placement of window and door openings, reflective walls, use of shading elements, including trees, to shield windows and wall surfaces particularly on the west and east elevations.

All architectural styles commonly found in desert areas throughout the world are acceptable in part or in whole in RPO 5 including, but not limited to Spanish, Mediterranean, Early California, Moorish, Moroccan, and Southwest Indian as well as modern derivatives of these which are frequently viewed as "authentic" and "traditional."
The key design elements to be considered are such things as elements providing protection from the climatic conditions--orientation of buildings, overhangs where possible, protected window and door openings, porticos and trellises to protect access points and walkways, atriums, porches and patios to take advantage of the use of the outdoor living environment. Each PMP shall propose an architectural response that takes into account these factors to the degree possible given the site, the product type, and the overall concept and theme of the development. 19

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2619 of 3061 I
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ALTERNATING MASSES OF PALMS &
MULTI-TRUNKED CANOPY TREES Wi
SHRUBS.GROUNDCOVER.-----
BOULDERS & MOUNDING.
,--6 WIDE MEANDERING PATH
/ WEST SIDE OF JEFFERSON ONLY
6' HIGH WALL OR FENCE. --,
(TYP. BOTH SIDES OF STREET)

MASSED PLANTING OF MULTI-TRUNKED CANOPY TREES,
SHRUBS. BOULDERS. GROUNDCOVER & MOUNDING.
(TYP. FOR BOTH SIDES OF STREET)
8' WIDE MEANDERING PATH.

MAINTAIN A MIN. 4· FROM BACK OF CURB
& 4' FROM WALL OR FENCE. PATH WILL ----
MEANDER VERTICALLY & HORIZONTALLY.
(TYP. FOR BOTH SIDES OF FRED WARING DRIVE

EAST SIDE OF JEFFERSON ONLY)
'-'«..__., ____ ·,>~;------
20'-0" 9'-0"
MIN. TO 6° FENCE OR WALL
--r
6' HIGH WALL-----.
44'-0" 14'-0"
I
44'-0" 9'-0"
t MIN. TO 6° !=ENCE OR WALL 1
FRED WARING DRIVE / JEFFERSON STREET (Jefferson East Side Only) - . ~Y\,,,.......,_
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MASSED PLANTING OF MULTI-TRUNKED CANOPY TREES.
----- SHRUBS. GROUNDCOVER. BOULDERS & MOUNDING.
6' WIDE MEANDERING PATH. '•.~ 0
I •. "' -. , ~ ' ~~~~~- MAINTAIN A MIN. 4' FROM BACK OF CURB ,----- & 4' FROM WALL OR FENCE. PATH WILL
MEANDER VERTICALLY & HORIZONTALLY.
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20'-0" .. 12'-0"
MIN. TO 6' WALL ' 38'-0" •

MILES AVENUE
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SPEOf'ICATIONS
SHEET C BOOK = PROJ. MGR. RP

DRAWN RP
CHECKED: BK
PROJ.HO: 9443
DATE. 8/12/94
REVISIOHS:
4 SHEET..0:

Exhibit
A-1

4' HT. WALL Wr
2' TUBULAR STEEL CAP.

PAD
SHRUBS. GROUNOCOVER &
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44'-0"
MIN. FROM PROPERTY LINE

LOCAL STREET
-. -- 30" SO. PILASTER
11'-0"
JO" sa. PILASTER
so· o.c. TYP.
6' HT TUBULAR STEEL FENCE 7
I 20' o.c. TYP.
6' HT. MASONRY WALL W/ CAP --
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SPECIFICI. TlONS
SHEET = BOOK = PROJ. MGR RP
DRAWN: RP
CHECKED. BK
PROJ. NO: 9443
DATE. 8/12/94
REVISIONS.
'8 94
SHEET NO·
Exhibit
A-2

Conceptual Specific Plan - RPO 5 City of Indio
Cfay and concrete tde shall be the predominant roofing material. Where used, the tile should be chosen vvith flashed and/or multi-tonal hues of desert earth tones.

Landscape
A general plant palette is included in Exhibit A-3. The intent of the landscape guidelines is to achieve an "oasis" feel while maintaining efficient water usage.

The internal landscape programs for each proposal must meet efficiency requirements set forth by the State of California. Where water will be supplied by the Coachella Valley Water District (CVWD), the landscape and irrigation design shall meet their standards as well.

The intent of the landscape and irrigation guidelines for RPO 5 is to maintain a high degree of water conservation while also maintaining the appearance of quality landscape programs throughout the Coachella Valley. This will be accomplished through:
• Plant materiafs selected for both their drought tolerance as well as their aesthetic qualities.
• Blending use of water efficient and lush appearing materials for maximum visual impact with minimum water usage.
• The design of irrigation systems to maximize water efficiency, e.g., drip irrigation in shrubs and trees not in turf areas, deep root irrigation for trees to keep root systems away from structures and hardscape, prevention of unnecessary overs pray and runoff, and to develop strong plants capable of withstanding the wind found at the site.
• Use of "weather station" monitoring to reduce irrigation during wet weather conditions.

Neighborhood Shopping Center
Architecture
The inclusion of a neighborhood commercial facility can have the effect of becoming a center of activity for the neighborhood. The design of the center should reflect the character of the surrounding residential community and appear to be an extension of it.

The wall and landscape concepts of the immediately abutting residential 20

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2622 of 3061 EXHIBIT A-3

MASTER PLANT LIST
I.REES

ACACIA FARNESIANA

ACACIA SALICINA

ACACIA SALIGNA

ACACIA STENOPHYLLA

CERCIDIUM FLORIDUM

CERDIDIUM PRAECOX

GEIJERA PARVIFOLIA

L YSILOMA THORNBERI

PARKINSONIA ACULEATA

PROSOPIS ALBA
PROSOPIS C. 'COLORADO'

THEVETIA PERUVIANA

VAQUELINA CALIFORNICA
PAIMS

CHAMEROPS HUMILIS

WASHINGTONIA FILIFERA

WASHINGTONIA ROBUSTA

SHBI JBS

CAESALPINA GILLIESII

CAESELPINA PULCHERRIMA

CASSIA ARTEMSIODES

CASSIA NEMOPHILA

CASSIA PHYLLODENIA

CASSIA WISLIZENII

DODONEA VISCOSA
DODONEA V. PURPUREA

ENCELIA FARINOSA
EURYOPS P. 'VIRIDIS'

JUSTICIA SPICIGERA
LANTANA M. 'DWARF PINK'
LANTANA M. 'DWARF PURPLE'
LANTANA M. 'DWARF WHITE'
LANTANA M. 'DWARF YELLOW'

LARREA TRIDENT AT A
LEUCOPHYLLUM C. 'THUNDERCLOUD'

LEUCOPHYLLUM F, 'COMPACTA'

SWEET ACACIA

WILLOW ACACIA

BLUE LEAF WATTLE

SHOESTRING ACACIA

BLUE PALO VERDE

SONORAN PALO VERDE

AUSTRALIA WILLOW

FEATHER BUSH

MEXICAN PALO VERDE

ARGENTINE MESQUITE

CHILEAN MESQUITE

YELLOW OLEANDER

ARIZONA ROSEWOOD

MEDITERRANEAN FAN PALM

CALIFORNIA FAN PALM

MEXICAN FAN PALM

MEXICAN BIRD OF PARADISE

RED BIRD OF PARADISE

FEATHERY CASSIA

BUSHY SENNA
CASSIA

SHRUBBY SENNA

HOPSEED BUSH

HOPSEED BUSH

BRITTLE BUSH

GREEN LEAF EURYOPS

MEXICAN HONEYSUCKLE

DWARF LANTANA

DWARF LANT ANA

DWARF LANTANA

DWARF LANT ANA

CREOSOTE BUSH

TEXAS RANGER

DWARF TEXAS RANGER

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2623 of 3061 LEUCOPHYLLUM F. 'GREEN CLOUD'
LEUCOPHYLLUM F. 'RIO BRAVO'
LEUCOPHYLLUM F. 'SIERRA BANQUET'

LIGUSTRUM TEXANUM

NERIUM OLEANDER

NERIUM OLEANDER 'PETITE PINK'

NERIUM OLEANDER 'PETITE RED'

NERIUM OLEANDER 'PETITE SALMON'

NERIUM OLEANDER 'PETITE WHITE'

NOLINA LONGIFOLIA

NOLINA PARRYI
PENNISETUM S. 'CUPREUM'
RAPHIOLEPIS I. 'BALLERINA'
RAPHIOLEPIS I. 'JACK EVANS'
RAPHIOLEPIS I. 'MAJESTIC BEAUTY'
RAPHIOLEPIS I. 'SPRINGTIME'
SALVIA G. 'SIERRA LINDA'

SIMMONDSIA CHINENSIS

THEVETIA PERUVIANA

XYLOSMA CONGESTUM

XYLOSMA CONGESTUM 'COMPACTA'
GROl!NDCOVER

TEXAS RANGER

TEXAS RANGER

TEXAS RANGER

TEXAS PRIVET

OLEANDER

DWARF OLEANDER

DWARF OLEANDER

DWARF OLEANDER

DWARF OLEANDER

MEXICAN GRASS TREE

DWARF MEXICAN GRASS TREE

PURPLE FOUNTAIN GRASS

INDIA HAWTHORN

INDIA HAWTHORN

INDIA HAWTHORN

INDIA HAWTHORN
SAGE
JOJOBA

YELLOW OLEANDER

SHINY XYLOSMA

DWARF XYLOSMA

ANNUAL COVER SEASONAL FLOWERS
ACACIA R. 'DESERT CARPET' TRAILING ACACIA
BACCHARIS P. CENTENNIAL BACCHARIS

DALEA GREGGII PROSTRATE INDIGO BUSH

GAZANIA 'MITSUWA ORANGE' GAZANIA

GAZANIA 'MITSUWA YELLOW' AFRICAN DAISY

GAZANIA RIGENS LEUCOLAENA TRAILING GAZANIA

LANTANA MONTEVEDENSIS PURPLE PROSTRATE LANTANA
LANTANA M. 'SPREADING SUNSHINE' YELLOW PROSTRATE LANTANA

MYOPORUM PARVIFOLIUM MYOPORUM

OENOTHERA BERLANDIERI MEXICAN PRIMROSE
ROSMARINUS 0. 'LOCKWOOD DE FOREST' DWARF ROSEMARY

SANTOLINA VIRENS GREEN SANTOLINA

VERBENA PERUVIANA VERBENA
VERBENA P. 'STARFIRE' VERBENA

VERBENA RIGIDA VERBENA

PALM SPRINGS 'GOLD' GRAVEL TAILINGS
Wll DFLOWFBS
DESERT WILDFLOWER MIXTURE CALIFORNIA POPPIES, VERBENA, ETC.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2624 of 3061 Conceptual Specific Plan - ::.=o 5 City of Indio
community should be cirectly incorporated as should general architectural character. The large rr.ass nature of the modern shopping center cannot be directly translated from residential scale design elements. The commercial complex needs to be approached in a manner which is compatible, and sensitive to the adjacent residences and still meet the functional criteria of market place end users.

The streetscape design will draw from the elements outlined in Figure A-1.

Architecturally, the design should respond, as previously outlined in the residential section, to the climatic conditions present on the site; in particular, solar protection/control and wind. Additional design considerations for the commercial corner include entry treatment, signage, parking lot treatments, sensitive loading and trash areas, screening of mechanical equipment and systems, and appropriate landscape and wall buffers to contain the impacts of the commercial activity.

Landscape
The landscape concept for the commercial facility shall result in a landscape density which appears as an extension of the adjacent residential development.

Parking, loading, and service areas are best softened with landscape materials combined with solid walls and other structures to reduce noise impacts on nearby residences. Landscape materials shall be designed to maximize shade for parking areas but should also be selected to develop a "canopy" that allows signage to be visible from the public streets as well as the on-site parking areas. A higher canopy will also reduce conflicts with lighting fixtures.

Water conservation efforts shall be the same as stated for the residential communities.

Signage
Signage is critical to the overall theme of the shopping center in RPO 5. The principle emphasis will be to identify the center with a monument sign program and to encourage unique, limited and unified signage for individual stores.

Neighborhood Shopping Center Guidelines
• The guidelines established in the City's Development Code and Landscape Design Guidelines shall govern unless specifically altered by this document. • An application for the Shopping Center shall be under the City's Design 21

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2625 of 3061 Conceptual S:::: ::die Plan - RPO 5 City of Indio
Revie,·, Process unless specific alterations are sought to the development standards or guidelines in which case a Conditional Use Permit shall be used.

Parking setbacks shall conform to the 20 foot streetscape standard established for RPO 5. This may be calculated on an average basis.

A parking area for golf carts shall be provided along with access from the adjoining residential development.
• Vehicle parking requirements shall be reduced by the number of spaces provided for golf carts.

Vehicle parking shall be separated from buildings by a 7 foot wide walk or landscaped area. No bumper stops shall be used.

Building heights shall not exceed 30 feet with the exception of sloping tile roofs which are screening mechanical equipment.
• Buildings shall have setbacks from internal property lines equal to their heights.

Upstairs, or internally oriented residential uses shall be provided courtyards, oversized balconies or some other form of open space.

A sign program shall be submitted as part of the initial design package showing consistent locations and construction types.
• Tourist accommodations are allowed as a permitted use, including hotels and bed and breakfast establishments. Such facilities must, be incorporated into the overall design and shall not exceed 25% of the site area. Joint use of parking shall be encouraged.

Resort Hotel
Like the neighborhood shopping facility, the development of the resort hotel should become a seamless extension of the surrounding residential fabric in terms of landscape, streetscape and architectural character. The scale of some of the structures may be such that direct application of the elements of the residential guidelines may not be feasible.

The key element in the design development of a resort hotel is to separate the hotel guests from parking, streets, and other similar noise generators. This can be accomplished with a number of quite varied concepts from single-story bungalows wrapped around small courtyards to mid-rise structures taking greater advantage of the distant vistas available at this site. In either case, the guests will be allowed to relax and enjoy their stay by'being separated from the reality of cars, 22

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2626 of 3061

MOUND W / EVERGREEN CANOPY TREES----
6' HT. VIEW FENCE---~~~~~~
•
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1 ---- PALM OASIS
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//~ie----d+.i.+----,----- VERTICAL ARCHITECTURAL ELEMENT (PRIMARY CORNERS ONLY)
...... -----LAWN
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/, r------ MONUMENT SIGN 6"HT.

PRIMARY / SECONDARY CORNERS
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SPECIFICATIONS
SHEET = BOOK=
PROJ. MGR. RP
DRAWN· RP
CHECKED: BK
PROJ. NO: 9443
DATE. 8112/94
REVlSIOffS:
9/8 94
SHEET NO·
Exhibit
A-4

---

RANDOM PLANTING OF PALMS & SHRUBS
TO CREATE AN OASIS ALONG MEDIAN. ------. --~ji/'~.
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10'-0" I I 20'-0" 10'-0" 20'-0"
P.U.E. j I ' 51'-0" R.O.W.'

INTERNAL DIVIDED COLLECTOR
LAWN OR GROUNDCOVER SHRUBS.-----..

MULTI-TRUNKED CANOPY TREES

RANDOMLY PLACED ALONG ROAD
/
IN A "NATURAL" PATTERN.
(TYP. BOTH SIDES)
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--- GROUNDCOVER SHRUBS OR LAWN.
10'-0"
P.U.E.
:. ('.._ ·,~ . ~~/
__ l,.._----!1~0_·-~o_· -~ f""------4-=-o=--·-=-o_· ...:..:1N..:.,T:,.;:E:.:.:R..:.:.N::..:AL=-=c-=o=LL:::.:E:.:c:...:T..:::o~R ________ Jt.1 l ., O'-o· 1 P.U.E. 36'•0" INTERNAL LOCAL I P.U.E. 4 '1'-0" INTERNAL COLLECTOR R.O.W.
37'-0" INTERNAL LOCAL R.0.W.

INTERNAL COLLECTOR / LOCAL
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SPECIFICATIONS
SHEET 0 800t< □
PROJ. MGR. RP
DRAWN: RP
CHECKED: BK
PROJ. NO: 9443
DATE: 8/12/94
REVISIONS:
4 SHEET NO:

Exhibit
A-5

Conceptual Specific ?!an - R?D 5 City of Indio
urban noise and similar other concerns.

Resort Hotel Guidelines
• The guidelines established in the City's Development Code shall govern unless specifically altered by this document.

Building height shall vary but shall be less than 40 feet. Sloping roofs may exceed this height for the purpose of screening mechanical equipment, Building setbacks from internal property lines shall be equal to the building height and twice building height from street property lines.

Landscape and recreational open space shall constitute 45 % of the project site.
• Service and mechanical areas shall be buffered from any surrounding residential properties.
• Parking setbacks shall conform to the 20 foot streetscape standard established for RPO 5. This may be calculated on an average basis. • Vehicle parking requirements shall be reduced by the number of spaces provided for golf carts.
• Vehicle parking shall be separated from buildings by a 5 foot wide walk or landscaped area. No bumper stops shall be used.
• Water conservation and landscape techniques shall be incorporated as stated for the residential communities.
23

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2629 of 3061

P A L M S
ER
N

MAINIERO, SMITH AND ASSOCIATES

COUNTER COPY-PLEASE DON'T REMOVE

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2630 of 3061 Table of Contents

1.0 EXECUTIVE SUMMARY-Heritage Palms Retirement Community and Shopping Center .............................................................. 1

2.0 PURPOSE AND INTENT ................................................ 2

3.0 AUTHORITY AND SCOPE .............................................. 3

4.0 THE SITE AND HISTORY OF THE PROPERTY ............................. 4

5.0 GENERAL PLAN & ZONING ............................................. 5

5.1 Significant City Policies .............................................. 5

6.0 THE DEVELOPMENT .................................................. 7

6.1 Overview ...................................................... 7

6.2 Residential Component ........................................... 7

6.3 Golf/Clubhouse Facilities .......................................... 8

6.4 Neighborhood Shopping Center ..................................... 8

6.5 Circulation ..................................................... 9

7.0 CSP OPPORTUNITIES ................................................ 10

8.0 PROCESSING ...................................................... 12

9.0 DEVELOPMENT ZONES/STANDARDS ................................... 13

10.0 PHASING .......................................................... 15

10.1 Phasing Description ............................................. 15

10.2 Infrastructure .................................................. 16

10.3 Duration of Construction ......................................... 17

11.0 POPULATION ....................................................... 18

12.0 DESIGN GUIDELINES ................................................ 19

12.1 Public Architecture (walls, entry statements, streetscapes) ............... 19

12.2 Residential Design .............................................. 19

12.3 Site Planning .................................................. 19

12.4 Architecture ................................................... 20

12.5 Landscape .................................................... 20

12.6 Neighborhood Shopping Center .................................... 21

12.7 Architecture ................................................... 21

12.8 Landscape .................................................... 22

12.9 Signage ...................................................... 22

12.10 Guidelines .................................................... 22

13.0 ENVIRONMENTAL ASSESSMENT ....................................... 24

14.0 DEVELOPMENT AGREEMENT ......................................... 25

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2631 of 3061 APPENDIX A Applications/Environmental Information Form/Resolution of Approval APPENDIX B (Separate Cover) ....................... Technical Environmental Studies APPENDIX C (Separate Cover) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Development Agreement

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2632 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

1.0 EXECUTIVE SUMMARY-Heritage Palms Retirement Community and Shopping Center
The Project Master Plan (PMP) for US Home Corporation proposes a master planned, agerestricted, retirement community of up to 1300 dwelling units and a 6700 yard golf course on 380 acres of dune terrain located at Fred Waring Drive and Jefferson Street in the City of Indio. A site for an 11 acre Neighborhood Shopping Center is identified at the southeast corner of the intersection of Fred Waring Drive and Jefferson Street. The PMP is consistent with the Conceptual Specific Plan (CSP) for RPO 5 and is consistent with the goals and policies of the General Plan for the City of Indio.

The project is envisioned as a multi-phased development occurring over the next 5 to 7 years with the golf course and clubhouse facilities being constructed during Phases 1 and

2. Phase 1 will also see the reconstruction of a portion of Fred Waring Drive including a landscaped median, as well as signalization of Fred Waring Drive and Jefferson Drive.

The golf course, water features and major landscape areas will use water from the AllAmerican Canal. Additional water conservation techniques will be employed throughout the development, including drip irrigation, weather station monitoring, drought tolerant landscape materials, and residential fixtures at or beyond State mandates. The overall appearance of the development, however, will be lush, particularly along Fred Waring Drive and the portions of Jefferson Street lying adjacent to the golf course north of Fred Waring Drive.

The environmental impacts are considerably less than the prediction by the City's General Plan due to the reduced dwelling unit count and population densities proposed. Mitigation measures outlined for the project include dust control during construction, traffic improvements, and water efficient landscape and irrigation methods. 1

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2633 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

2.0 PURPOSE AND INTENT
The purpose of the Project Master Plan for Heritage Palms Retirement Community and Shopping Center is to provide further implementation of the General Plan of the City of Indio as it relates to the subject property. The General Plan has delineated several land use overlays within the City where special planning considerations are called for. In the RPO (Residential Planned Development) Overlay districts, the Plan calls for first, the establishment of an overall Conceptual Specific Plan (CSP), to articulate the planning framework for each RPO. Second, individual properties produce a Project Master Plan (PMP) which outlines the detailed manner in which the property will be developed consistent with both the General Plan and the CSP.

The intent of this PMP is, thus, to establish the development program for Heritage Palms Retirement Community. The goal is a document that is consistent with the goals and objectives of the General Plan of the City of Indio and consistent with the CSP for RPO 5. 2

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2634 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

3.0 AUTHORITY AND SCOPE
This PMP is intended to be the functional equivalent of a Specific Plan as used by the State of California. The State authorizes cities and counties to adopt Specific Plans as appropriate in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation for the General Plan. The Specific Plan provides the linkage between the General Plan (and the general goals and policies of the City) and the detailed implementation program of that Plan with tools such as zoning ordinances, subdivision ordinances, and the like.

The Government Code (Section 65451) sets for the minimum requirements of a Specific Plan and stales:

A specific plan shall include a text and diagram or diagrams which specify all of the following in detail:
1 ). The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
2). The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be localed within the area covered by the plan and needed to support the land uses described in the plan.
3). Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
4). A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1 ), (2), and (3).

The specific plan shall include a statement of the relationship of the specific plan to the general plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan and the CSP while maintaining some flexibility in the ability to respond to changing conditions which are a factor in any long term development.

The Heritage Palms Retirement Community Master Plan will assure the consistent and logical use of the subject property, including land use, architecture and landscape design, logical phasing, and assure adequate and efficient provision of public services relating to the development of the planning area.
3

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2635 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

4.0 THE SITE AND HISTORY OF THE PROPERTY
The property in question is located at the westerly edge of the City, abutting the City of La Quinta (vacant property) and Riverside County/Bermuda Dunes (vacant property) as shown in Exhibits 1 and 2. The General Plans for all three jurisdictions show a predominant land use of low density residential (2 to 5 d.u./acre). The site has some minor topographic features in the form of stable, mesquite regime sand dunes running northwest to southeast. Fred Waring Drive bisects the property. Jefferson Street forms the westerly boundary of the site.

Existing adjacent land uses include single family housing on the east side of Burr Street (The Liberia Tract), some mixed use industrial, church and housing to the north, along 43rd Avenue, and agriculture and housing to the east of the All American Canal. Vacant land and a golf course (Indian Springs Country Club) exist south of Miles Avenue, the southerly boundary of the project site. Exhibit 3 is an aerial photograph showing the site and the surrounding area.

The only historically recorded use of the subject property was that of a date orchard which existed from the late 1930's into the 1960's. It was located in the southeast corner of the site near the Coachella Valley Storm Channel which forms a portion of the site's easterly boundary.

Prehistorically, the site was used by Native American Indians, particularly during the existence of prehistoric Lake Cahuilla, a fresh water lake that occupied the easterly end of the Coachella Valley until around 1500 a.d. The site was on the generally accepted shoreline of the lake. Artifacts found at the site indicate a fairly intense level of occupation.

Use of the site diminished as the lake receded, although the presence of Mesquite plants probably insured its ongoing use for food gathering.

The site is located within RPO 5, a Planned Residential Development delineated on the City's General Plan as capable of developing an influential portal to the City from the west. 4

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2636 of 3061 11 Mission Lakes
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Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2638 of 3061 .•. ,e,.
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PHOTO TAKEN 11/4/'93
U.S.HOME INDIO SITE
GROSS ACREAGE - 378.9
di["~ \iji~,J h1aintero, Smith and Associate.s, Inc, EXHIBIT 3 777 bist li1hqui1:: Cinynn Way, Suitt· ·w1 / l\dm Sprin.~s. C,diforni,1 92262,6784 /Tt:ll'ph(inc (619) 120-9811 / FAX (619) 121-789)

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2639 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

5.0 GENERAL PLAN & ZONING
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 a Exhibit 4. 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 site boundary depicted in relationship to the planning area boundary for RPO 5 is shown in Exhibit 5.

The foundation for Planning within RPO 5 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 (RPO 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

5.1 Significant City Policies
The key policies affecting the development of properties within RPO 5 are found in the General Plan in Goal LU-2. This concept evolved out of the City's desire to create incentives to facilitate public as well as private open space, public facilities, and coordinated planning efforts wherever practical. The General Plan Mission Statement for the Westside has already been stated and, in summary, is predicting "master planned communities (RPD-5) that promote a family-oriented neighborhood with excellent parks and trails."
The key incentives to promote this coordinated development include the ability to exceed threshold density allowances by:
• The inclusion of open-space in conjunction with the development • Increased setbacks along major roadways
• Internal pedestrian/equestrian, bike paths connecting to a local or regional system 5

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2640 of 3061

COMMUNITY DEVELOPMENT
YES
Is the project in an RPD
overlay? See Figure 3.1 ·2
for location of overlays.

YES
Does the RPD overlay in
which your project is located
have an approved CSP?
Prepare CSP for RPD
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.

Planning Commission
review.

NO
NO

APPROVAL
EXHIBIT 4

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.

CSP= Conceptual Specific Plan
Policy LU-2.1
PMP = Project Master Plan
Policy LU-2.2
Develop
Project
Figure 3.1-3

GENERAL PLAN DEVELOPMENT

PROCESS
October 5, 1993

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2641 of 3061 FRED WARING DR.

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MILES ·i A VE.

SITE/ RPD-5
EXHIBIT 5
(19 Mainiero, Smith and A"odate,, Inc.
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SCALE= 1' • 1500'
777 Eaat Tahquitz Canyon Way, Suite 301 / Palm Springe, California 92262-6704 / Telephone (619) 320~9011 / FAX (619) 323-7603

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2642 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center • Gating of developments
• Common area improvements
• Preservation of sensitive biological or cultural resources • High quality development entry features
• Landscaping and furnishings for parks
• Land or facilities for public needs (libraries, fire stations, etc.) The General Plan specifically discusses guidelines for each RPD on Table 3.1-2 and indicates that in RPD 5 such amenities as bike and pedestrian trails as well as day care centers are encouraged.

G.P. Policy 3.1-3 outlines the guidelines for Neighborhood Commercial centers, one of which is suggested for RPD 5 on the Land Use Map. Included in the guidelines are the maximum lot coverage of 30%, a 10 acre minimum size, the range of typical neighborhood center uses (markets, offices, cleaners, restaurants, and the like; drive-thrus being specifically excluded).

G.P. Policy 3.5-3 describes Planning Area Wide Design Criteria which suggests that there be a Primary Intersection/Entryway feature at Fred Waring Drive/Jefferson Street and a Secondary Intersection/Entryway feature at Miles Avenue/Dune Palms. 6

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2643 of 3061 10----
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0 50' SFD Lot
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Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

6.0 THEDEVELOPMENT

6.1 Overview
The proposed development of the site involves, as its primary focus, an 1100 to 1300 unit gated, retirement community planned around a 6700 yard golf course, which may be open to the public at the election of the Homewoner's Association at least for a period of time during the initial development of the project. Exhibit 6 depicts the proposed site plan. A phased development, Heritage Palms will take 5 to 7 years to complete depending on market absorption. The initial residential product focus is toward single family lots, both detached and attached, on 4000 to 6000 s.f. lots. The PMP has built-in flexibility to allow the development of pockets of medium density townhouses at 12 dwellings per acre if the market warrants.

6.2 Residential Component
The residential concept is based on the use of common open space and recreation facilities and activities with 47% of the site dedicated to golf course and clubhouse uses.

The single family residential lots are sized from 4000 to 8000 square feet per unit with a medium density, two story cluster product programmed at 12 units per acre being planned at several sites within the development. Home sizes in Phase 1 range from 1050 s.f. in attached duplexes to 2250 s.f. on the larger lots.

The PMP development plan shows the option of single family subdivision product in the medium density pocket areas of the site in the event that all single family product is developed. The Tentative Tract Map has shown the areas of the medium density product to entitle the maximum number of units envisioned by the PMP. As each phase is submitted, the final development plans will tie down the exact unit type and design.

The project has a high percentage of units with golf course frontage. In order to maintain an open feeling along the golf course, no walls or fences will be allowed in the rear yard setback areas. Side yard fencing will be limited to four feet in height. Front yard landscaping will be installed and maintained in common only for the duplex units. For the detached residences, the landscaping will be installed and maintained by each resident.

Each single family and duplex unit will have a two car garage with the option of golf cart storage. The medium density units will have 1 ½ parking spaces, one of which will be covered for each unit.

The architecture will be a contemporary blend of Mediterranean, Southwestern, and California influences: multi-tonal tile roofs, earthtone stucco wall surfaces, and attention 7

Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center to solar protection either through architectural or landscape means. A majority of lots have a north/south orientation.

6.3 Golf/Clubhouse Facilities
The project incorporates a 6700 yard, par 72 golf course designed for reasonable, moderately challenging play. The course includes water features and sand bunkers and has preserved several of the natural dune formations found on the site. Several of these formations serve as tees which provide commanding views of the Valley.

The 20,000 to 23,000 square foot community clubhouse and recreation complex will serve as the social center for the project as well as serving as the focus for golfing activities. In addition to housing golf related functions, the complex will provide swimming and fitness facilities, tennis courts, an indoor lap pool, and bocce or lawn bowling greens. The recreation facilities, other than the portion serving the golf users, will only be open to the residents of Heritage Palms.

6.4 Neighborhood Shopping Center
In addition to the residential portion of the development, an 11-acre, 125,000 to 150,000 square foot neighborhood commercial center consistent with both the general Plan and the CSP for RPO 5, is planned for the southeast corner of Fred Waring Drive and Jefferson Street. The specific design of the commercial center will be submitted as a Design Review application. The design guidelines for the center are based on the CSP and are further amplified herein. The center will have a service area approximately one to two miles in radius and will be planned and constructed as a separate project when adequate development exists to support the trade area.

The center will provide facilities to encourage non-automotive access (e.g. pedestrian, bicycles, and golf carts) by means of preferential parking, and provisions for controlled access from adjacent projects, and potentially from mixed use on site.

Architecturally, the center will be an enhancement of the Mediterranean style found in the residential area. The landscape character will also follow closely that established in the adjacent residential neighborhood.

6.5 Circulation
The project exhibits a limited number of access points (five), with all entrances being gated.

The access control is set back from the public right-of-way in order to allow vehicles entering the property to be well out of the traffic flows before encountering controls. The 8

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2646 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center main entries on Fred Waring will be manned, while the secondary access points (Jefferson Street, Miles Avenue, and the maintenance facility, will be card controlled. No access is proposed to either Burr Street or 43rd Avenue.

On site, the major north south spine road will be 40 foot wide except where a landscaped median island is incorporated which adds 10 feet. The remainder of the on-site street improvements will be 36 feet curb-to-curb which allows parking on both sides. A wedgedshaped curb section is proposed to reduce the urban impression of the street. The width of the streets is such that the street trees will create a sense of canopy with plenty of shade.

A golf cart tunnel under Fred Waring Drive will serve to provide access for the golf course as well as residents coming to the clubhouse facility or the neighborhood shopping center.

A controlled point of access to the shopping center will allow residents to go shopping with their carts, bicycles or just walking. Cart parking will be incorporated into the clubhouse as well as the shopping center to reduce dependency on automobiles for these short trips.

A pedestrian, bicycle and cart path system will be developed within the parkways of Fred Waring Drive, Jefferson Street and Miles Avenue for use by the public. In addition, a striped bike lane will be provided within the paved street section. Parking will be prohibited along all perimeter public streets except Burr Street. On site, streets are wide enough to allow parking on both sides, although parking will be prohibited along the main access road leading to the clubhouse complex. Sidewalks will only be installed on one side of the internal residential streets and on both sides in areas of anticipated heavy pedestrian activity leading to the clubhouse and the shopping center access point. Cart paths will be available for general usage during non-golfing hours for pedestrian and cart users.

Exhibits A-1 and A-3 following the Design Guidelines depict the street cross sections. g

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2647 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

7.0 CSP OPPORTUNITIES
The General Plan for the site indicates a base residential land use of 3.5 dwellings per acre or 1330 total possible units. However, the site is included in a Residential Planned Development overlay which encourages area-wide planning through provisions for increased density. The maximum density proscribed for the site is 5 dwellings per acre or maximum 1900 dwellings for the property.

The Conceptual Specific Plan for RPO 5 sets forth the parameters for development of the property if the applicant wishes to take advantage of density increase provisions of the General Plan. Among those features that are planned into the project are:
• 170 acre, 6700 yard, par 72 golf course, clubhouse, and driving range. • Planned streetscapes for Fred Waring Drive, Jefferson Street, Miles Avenue, 43rd Avenue and Burr Street.
• Increased landscape areas along all perimeter streets, including significant exposure to the golf course along Jefferson and Fred Waring. • Design guidelines which insure quality architectural and landscape design for the 380 acre site, including the planned neighborhood shopping center. • Provision for bicycle and golf cart paths along the major frontages allowing access from the residential areas to the shopping center without residents needing to use public streets.
• Reconstruction of Fred Waring Drive including a raised, landscape median island. • Development of entryway features at Fred Waring/Jefferson as well as Miles/Jefferson.
• Reduced points of access to all public streets.

Based on the provision of these features, the project is taking some advantage of the greater densities allowable. The residential lots will range from golf course lots from 5000 to 8000 s.f., to interior lots with sizes from 5250 to 6300 s.f. Attached units will be offered on typical lots ranging from 4000 s.f. to 4200 s.f. with some special conditions lots at 5000 to 7000 s.f. in size. Programmed into the potential product mix is a medium density townhouse product at 12 dwelling units per acre, depicted at several points throughout the site.

The maximum density planned for Heritage Palms, deploying all of the proposed medium density pockets, would be 1300 units. The total unit count using only the 4000 to 7000 s.f. lot concept would be approximately 1100 units. Thus the density range possible for this PMP is from 1100 to 1300 units. This leaves a minimum of 600 dwelling units available for density transfer within the RPO under the guidelines of the General Plan and the CSP. 10

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2648 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

8.0 PROCESSING
The PMP is accompanied by Tentative Parcel Map No. 28048 (to create a golf course lot and Phase 1) and included as Exhibit 7, Tentative Tract Map No. 28043 (to create the subdivision concept/entitlement) and included as Exhibit 8, and a Development Agreement (to delineate areas of responsibility) and included by reference as separate Appendix C.

In addition, the CSP for RPD 5, is in process to establish the character for the overall planning area.

The detailed final development plans for each residential phase of development will be processed as a Design Review application accompanied by a Final Tract Map and in addition, Phase 1 will also have a Final Parcel Map. The overall phasing is outlined in Exhibit 9, but may change somewhat due to product absorption rates, market changes, and other conditions affecting the development of the property. The Design Review materials, once approved, augment the PMP document and shall become part of the PMP.

The detailed plans for the shopping center will be similarly processed as a Design Review application, including reviews of the site plan, architectural elevations, sign program, and landscape plans. The plans shall be consistent with the guidelines of both the CSP and this PMP.

In the event of minor changes to either the CSP or PMP, the Community Development Director may approve or recommend to the Planning Commission and/or City Council that the submission is consistent with the intent of the approvals in place. In the event that the changes cannot be considered minor, an application shall be submitted to revise the affected base document.
1 1

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2649 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

9.0 DEVELOPMENT ZONES/STANDARDS
One purpose of the PMP is to augment or supplant the requirements of the City's Development Code in the event that the standard provisions do not adequately treat the proposed development. It is the intent of this PMP that the approved plans (site plan, standard building siting, architectural elevations, landscape and irrigation plans, etc.) will provide the essential elements of the project's Development Code Program. Thus, to the degree possible, where a plan explains the range of conditions adequately, this text is kept to a minimum.

The Development Zones in Heritage Palms Retirement Community are shown on Exhibit 10 and are as follows:
• R-L Residential-Low Density
Permitted Uses: Single family detached and attached residential uses and related structures.

Recreation facilities and structures.

Prohibited Uses: Any uses not listed as permitted are prohibited.

R-M Residential-Medium Density
Permitted Uses: Medium density residential uses and related structures at a density of 12 d.u./acre.

Single Family detached and attached residential uses
and related structures pursuant to the standards of the R-L zone.

Recreation facilities and uses.

Prohibited Uses: Any uses not listed as permitted are prohibited.

N-C Neighborhood Commercial
N-C Neighborhood Commercial
Permitted Uses: All uses permitted in the City's Development Code in the N-C Zone.
(K) Tourist accommodations pursuant to the guidelines
set forth in the CSP and this PMP.

Conditional Uses: Conditional uses set forth in the City's Development Code for the N-C Zone except as modified herein
The following auto related uses:
1 ). Fuel Center associated with a supermarket
tenant.
2). Drive-throughs including Banks, Drug Stores
and Supermarket (limited to pharmacy use only).
12 ,
,
drive-through restaurants and coffee
shops, including similar food/
beverage businesses.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2650 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center Prohibited Uses: 1 ). All uses not specifically permitted or conditionally permitted are prohibited.
2). Drive-thru restaurants
Signage: Signage for the neighborhood center shall follow the general standards as set forth in Section 150.102 of the Indio Development Code except as follows:
(A) A maximum of six freestanding signs shall be
allowed for the center. One identification pylon
sign may be alloed per street frontage, with a
maximum height of 17 feet measured from "top of
curb" elevation at the street. The remaining signs
shall be monument signs with a maximum height
of 12 feet measured from top of curb elevations at
the street. The location of all signage shall be to
the satisfaction of the Director of Development
Services. Electronic message board signs shall
be prohibited. The pylon signs shall identify a
maximum of three tenants.
(B) A comprehensive sign program shall be submitted
for review and approval by the Planning
Department.
(C) Wall signs shall consist of individual channel
letters and logos only.
(D) In addition to the freestanding center identification sign, one fuel station price sign up to 5 feet in
height may be allowed if a fuel station use is
developed on the site.
(E) Center identification signs shall advertise the
name of the shopping center and a maximum of
three tenants only. The monument signs may
advertise a maximum of six business tenant
names.
(F) Illumination for freestanding signs shall consist of spotlighting or back-lighting with a diffused light
source. Spot lighting shall require complete
shielding of light sources. Back-lighting shall be
controlled to exclusively illuminate letters,
characters, and graphics. Exposed neon tubing
signs shall not be allowed on the exterior of any
building.
13

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2651 of 3061 Project /I/laster Plan ______ Heritage Palms Retirement Community and Shopping Center Parking:

Sections (B) through (I) are included as adopted.

The parking standards for the shopping center shall be
as follows:

General Development Standards-
• Parking spaces shall follow the size and
dimensions set forth in Section 159.653 of the
Indio Development Code.
• Parking Schedule-One parking space shall be
provided for each 250 square feet of gross floor
area in the center.
• Up to 25 per cent of the floor area of the center
may be in non-retail uses such as restaurants,
food service, theaters and the like. If the ratio of
these higher intensity parking uses exceeds 25
per cent of the floor area, parking shall be
provided at the ratios set forth in the standard
Parking Schedule for that portion in excess.
• Up to 20% of the overall parking may be satisfied
using compact parking spaces (8' x 17').
• In addition, to encourage non-automotive
transportation, 10 per cent of the overall parking
requirement may be satisfied with parking areas
set aside for golf carts.
• OS-R Open Space/Recreation
Permitted Uses: Recreation structures and uses.

Passive open space.

Maintenance facilities and uses.

Roads and access.

Public utility facilities
Prohibited Uses All uses not listed as permitted as
prohibited.
14

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2652 of 3061 EXHIBIT 10

DEVELOPMENT ZONES
AL = Residential Low
RM = Residential Medium
NC = Neighborhood Commercial
OSR = Open Space Recreation
t~ ""-=~
•.

NORlH
8CALB f • 000'
MAINIERO, SMITH AND ASSOCIATES, INC.

PLANNING / CIVIL ENGINBERING / LAND SURVEYING
777 E. TAIIQUITZ CANYON ll'AY. SUITE 801
PALJI SPRINGS, CAllFORNIA 922112-87/U
TELEPHONE (819) 820-9/JU / FAX S2S-7/J9S

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2653 of 3061 Zone
R-L
R-M
I i N-C
. OS-R
Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center Minimum
Lot Size
4000 s.f.

NIA
10 acres
None
Figure 1.

Development Standards Matrix
M a X Front Side Yard R e a r Patio Cover Height Swimming Coverage Setback Setback Yard Setback Pool Setback
Setback /rear/side vd)
60% 10 ft. - living 5ft./0ft. 15 ft. 3 ft. on golf or 24 ft. 5 ft. (3 ft. 20 ft. - garage common adjacent to
landscape area ' golf course or
7 ft. elsewhere common area
60% IO ft. - living 5 ft. 15 ft. 3 ft. on golf or 35 ft. 5 ft. (3 ft. adjacent 20 ft. - garage common to golf course or
landscape area common area)
7 ft. elsewhere
40% 15 ft. lft./ft of ht. 1 ft./ft of NIA 30 ft. NIA
ht.

None lft./ft ofht. lft./ft of ht. lft./ftof NIA 35 ft. NIA ht.

Notes on Standards:

Setbacks for irregular lots may be averaged on each lot.

Front Setbacks measured from one foot behind back-of-curb on internal streets or from public right-of-way.

Architectural projections including eaves, awning, louvers, media centers, sills, shade devices, cornices, flues, chimneys, utility meters/boxes may project not more than 24" into a required sideyard. The maximum cumulative length of all such projections shall not exceed 10 feet.

Building coverage is calculated on the basis of the foundation, not the eaves, overhangs or other similar architectural features.

Patio covers may vary by shape and size but shall match the common design features of color, wood size, height and construction details. Setback measurement is to furthest protrusion of patio structure.

Patio covers and other roof or lattice covered structures may not cover more than 50% of the required rear yard area.

Building Height for Commercial Site as measured to top of parapet. Sloping tile roofs used to screen mechanical equipment or architectural features such as bell towers may exceed 30 feet if approved by Planning Commission.

The minimum front setback for the neighborhood shopping center shall be 25 feet except that an open canopy structure may be erected 10 feet from the Fred Waring Drive street property line over the drive-thru land. All parking areas shall 15 None None

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2654 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center provide a minimum 10 foot (10') landscaped setback from the street property lines along Fred Waring Drive with a 20' average through the project, to allow the use of compact parking spaces as approved by the Director of Development Services.

The delineation of the Development Zones in Exhibit 1 0 may be adjusted in the adoption of final development plans to accommodate minor adjustments in the plan subject to approval by the planning commission.

10.0 PHASING

10.1 Phasing Description
The development of Heritage Palms will be done in multiple phases. The initial phases will include the development of the golf course, clubhouse, the first model complex, a portion of the Fred Waring Drive street and parkway improvements, and the first phase of production units. The housing phases will be initially set up in blocks of around 150 units although future phases will be sized to accommodate demand. The phasing plan is shown in Exhibit 9.

Housing phases Two and Three continue on the south side of Fred Waring Drive both centrally and along the south and west boundaries of the southern parcel.

Production moves to the north parcel for phases Four, Five and a portion of Six.

Phase Six includes some units on the south parcel and phase Seven includes units on both sides of Fred Waring Drive. Figures 2 and 3 depict the estimated phasing by unit types, both with and without the medium density option.

Figure 2

PHASING ESTIMATE WITHOUT MEDIUM DENSITY OPTION
LOT 40' 50' 60' TOTAL

WIDTH (DUPLE
X)
PHASE 38 50 40 128
1 PHASE 60 69 25 154
2 PHASE 54 57 50 161
3 16

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2655 of 3061 Project Master Plan _____ Heritage Palms Retirement Community and Shopping Center PHASE 42 61 47 150
4 PHASE 52 51 61 164
5 PHASE 44 54 50 148
6 PHASE 42 40 51 133
7 TOTAL 332 382 324 1038
s
Figure 3

PHASING ESTIMATE WITH MEDIUM DENSITY OPTION
LOT 40' 50' 60' MED TOTA

WIDTH (DU IUM LS

PLE DEN

X) SITY
PHASE 38 50 40 0 128
1 PHASE 60 69 25 0 154
2 PHASE 28 38 29 126 221
3 PHASE 2 30 29 164 225
4 PHASE 50 46 54 33 183
5 PHASE 44 38 31 67 180
6 PHASE 38 31 41 55 165
7 17

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2656 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center TOTAL
s
260

10.2 Infrastructure
302 249 445 1256
With the.exception of Fred Waring Drive, a portion of which will be completed in Phase One, the off-site improvements for Jefferson Street, Miles Avenue and Burr Street will be installed, in general, at the time that the adjacent portion of the project is developed. The off-site improvements are planned to be completed by the end of Phase 5. The schedule for off-site improvements is shown in Exhibit

11. This schedule may be altered and or delayed depending on the requirements of CVAG (Coachella Valley Association of Governments) which will be involved in the construction of the streets designated as part of the regional arterial system.

Infrastructure improvements will also be phased based on the development's phasing. Sewer, provided for the first three phases by Valley Sanitary District, will be extended through the property along the internal street system to allow off-site properties the ability to connect along Miles Avenue. All utilities will be installed underground with the exception of electrical transmission lines in excess of 92Kv as it is contrary to the policies of the Imperial Irrigation District to underground facilities of this magnitude. On-site water, gas, electric, cable and telephone systems will be installed with each construction phase.

10.3 Duration of Construction
Phase 1 will commence with mass grading of much of the 380 acre site in July of 1995 with planting of the golf course beginning in April or May of 1996. The course will then be overseeded with rye grass in the fall and be ready for play toward the end of 1996. Construction of residential units will begin in early 1996 and continue with delivery of production housing units beginning in the late Spring of 1996. Given a receptive market, construction of annual phases of a minimum of 150 units would be continuous for 5 to 7 years. 18

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2657 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

11.0 POPULATION
Heritage Palms will have a minimum age restricted to 55 years old. The average age will be around 58 to 60 years old and the average household size is expected to be approximately 1.9 persons. This is slightly more than half the current average household size of 3.49 in the City. The overall population expected within the development based on this will be in the range of 2090 to 2470 persons. This compares with a maximum population for the site predicted in the General Plan of 6800 people (1900 d.u. x 3.49 persons/unit).

The effect will be to reduce population related impacts (traffic, air pollution, congestion) and, in particular, reduced impacts on youth related services (schools, boys/girls clubs, etc.).
19

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2658 of 3061 A.

1. 2.

B.

1. I 2.

3. C.

1. D.

E.

1. A.

1. 2.

3. B.

1. 2.

C.

1. A.

1. ~-
I
r
B.

1. ,
HERITAGE PALMS cou~~TRY CLUB

PROPOSED PHASING OF OFF-SITE IMPROVEMENTS
EXHIBIT 11

PROJECT PHASE (PER EXHIBIT)
OFF-SITE IMPROVEMENT 1 2 3 4 5 6 7

STREET IMPROVEMENTS

JEFFERSON STREET
Ave. 43 to Fred Waring Dr. X
Half Width Widening
Fred Waring Dr. to Miles Ave. X
Half Width Widening

FRED WARING DRIVE
Jefferson St. to Project Entry X
Full Widening including Median, Power Poles
Relocation, Cart Crossing and taper to
existing pavement to east
Project Entry to All-American Canal
a. Widening of south half with taper to existing bridge X b. Widening of All-American Canal Bridge Crossing X
Traffic Signalization
a. Fred Waring Dr./Jefferson St. X
b. Project Entry @ Fred Waring Dr. X

BURR STREET
Fred Waring Dr. to Ave. 43 X
Half Width Widening
AVENUE43
Burr St. West to Terminus X
Half Width Widening

MILES AVENUE
Jefferson St. to Channel X
Half Width Widening
WATER IMPROVEMENTS (CITY OF INDIOl

JEFFERSON STREET
1 o• Extension from Miles X
Southerly to P.O.C. approx. 1990 LF.
12• through Tract from Miles to Fred Waring Dr. X
12• Extension through tract northerly to P.O.C. X
in Jefferson Street

FRED WARING DRIVE
1 o• Extension from Canal X
Easterly to P.O.C. approx. 1150 LF.
12• through Tract from Canal to Jefferson St. X

MILES AVENUE
12• through Tract from Jefferson St. to Channel X

SEWER IMPROVEMENTS
FRED WARING DR. TO MILES AVE. {YSD}
15' through Tract from P.O.C. @ Fred Waring Dr. X
to Project Entry @ Miles Ave.
12' through Tract from Miles Ave. X X
Entry to Jefferson/Miles Intersection
FRED WARING DR. TO 43RD AVE. {CVWD} X
12• through Tract to P.O.C. in Burr St.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2659 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

12.0 DESIGN GUIDELINES
The City of Indio has an adopted Development Code that outlines the standards for development throughout the City. Those standards shall apply except as provided within this document.

12.1 Public Architecture (walls, entry statements, streetscapes) The Public Architecture is a unifying element of RPO 5. The intent is to provide a cohesive neighborhood identity to an area which has clear and distinctive edges.

The intent of the public architecture of RPO 5 is to encourage design variety fitting into an overall whole. Along all public streets with classifications other than local, there shall be a landscaped parkway of at least 20 feet (15 feet along Burr Street). Residential building setbacks from public streets shall be at least 35 feet if a rear year and 50 feet if a front yard condition. Decorative masonry walls, wrought iron fencing, or living fences up to 6 feet in height may be erected at the setback and may be measured from the top of mounds. The conceptual streetscapes are depicted in Exhibits A-1, A-2 and A-3. Area entry statements are in consort with the City's General Plan and are shown in Exhibit A-4.

Streetscapes shall be coordinated. This being the initial landscape in RPO 5, Heritage Palms landscape palettes shall be used as the basis of subsequent projects within the RPO. Again, the concept is not necessarily to strictly replicate this landscape pattern, for example, but that subsequent developments will extend or improve the streetscape design.

12.2 Residential Design

12.3 Site Planning
The site plan is the beginning of the design for the Project Master Plan for each new community. It is here that the response to the environment begins. Done properly, the architect's job is simplified.

To the degree possible, lots have been laid out with a north-south orientation.

The major views from Heritage Palms are to the south and southwest; however, there are potential views to the west and north as well, particularly from the second story and above. Golf, with its inherent large scale open spaces, creates additional landscape resources to help resolve solar controls for lots facing either west or east.
20

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2660 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center Indoor/outdoor living is an important feature of life in the Coachella Valley and has been considered in the organization of Heritage Palms. Starting with the layout of the golf course, homes with golf course frontage are designed to extend their activities to the outside to take advantage of views across the course.

Homesites not located on the golf course are larger to allow additional, private recreation and lifestyle activities.

Bicycle and golf cart access to the neighborhood shopping center is being provided so each resident may shop using bicycle or golf cart transportation and leave the car in the garage. Carts and bicycles are the suggested transportation to the clubhouse/recreation complex, as well.

12.4 Architecture
The design of the various residential phases which will comprise Heritage Palms will be governed by the basic principle that the design solution respects the climatic conditions found here. The effects and opportunities created by sun, heat, wind, and magnificent views will all factor into the architects' responses. In keeping with established principles of desert architecture, the design will consider solar orientation in the placement of window and door openings, reflective wall surfaces, use of shading elements, including trees, to shield windows and wall surfaces particularly on the west and east elevations.

The architecture for the project will be an evolving process. While the overall architectural character will remain consistent throughout the multiple phases of Heritage Palms, it is not the intent to use a single architectural design throughout the project. However, each subsequent phase will adhere to the design principles established in Phase 1. The architectural concept is shown in Exhibits 12 to 15.

Clay or concrete tile with flashed and/or multi-tonal hues of desert earthtones shall be the predominant roofing material.

12.5 Landscape
A project plant palette is included in Exhibit 16. The intent of the landscape guidelines is to achieve an "oasis" feel while maintaining efficient water usage.

The internal landscape program must meet efficiency requirements set forth by the State of California. For the water supplied by the Coachella Valley Water District (CVWD), the landscape and irrigation design shall meet their standards as well.

The intent of the landscape and irrigation guidelines for RPO 5 is to maintain a high degree of water conservation while also maintaining the appearance of 21

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2661 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center quality landscape programs throughout the Coachella Valley. This will be accomplished in Heritage Palms through:
• Plant materials selected for both their drought tolerance as well as their aesthetic qualities.
• Blending use of water efficient and lush appearing materials for maximum visual impact with minimum water usage.
• The design of irrigation systems to maximize water efficiency, e.g., drip irrigation in shrubs and trees not in turf areas, deep root irrigation for trees to keep root systems away from structures and hardscape, prevention of unnecessary overspray and runoff, and to develop strong plants capable of withstanding the wind found at the site.
• Use of "weather station" monitoring in the larger landscaped areas to reduce irrigation during wet weather conditions.

12.6 Neighborhood Shopping Center

12.7 Architecture
The inclusion of a neighborhood commercial facility can have the effect of becoming a center of activity for the neighborhood. The design of the center should reflect the character of the surrounding residential community and appear to be an extension of it.

The streetscape design will draw from the elements outlined in Figure A-1.

Architecturally, the design should respond, as previously outlined in the residential section, to the climatic conditions present on the site; in particular, solar protection/control and wind. Additional design considerations for the commercial corner include entry treatment, signage, parking lot treatments, sensitive loading and trash areas, screening of mechanical equipment and systems, and appropriate landscape and wall buffers to contain the impacts of the commercial activity.

12.8 Landscape
The landscape concept for the commercial facility shall result in a landscape density which appears as an extension of the adjacent residential development.

Parking, loading, and service areas are best softened with landscape materials combined with solid walls and other structures to reduce noise impacts on nearby residences. Landscape materials shall be designed to maximize shade for parking areas but should also be selected to develop a "canopy" that allows signage to be visible from the public streets as well as the on-site parking ares.

A higher canopy will also reduce conflicts with lighting fixtures. 22

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2662 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center Water conservation efforts shall be the same as stated for the residential communities.

12.9 Signage
Signage is critical to the overall theme of the shopping center. The principle emphasis will be to identify the center with a monument sign program and to encourage unique, limited and unified signage for individual stores.

12.10 Guidelines
• The guidelines established in the City's Development code and Landscape Design Guidelines shall govern unless specifically altered by this document.
• An application for the Shopping Center shall be under the City's Design Review Process unless specific alterations are sought to the development standards or guidelines in which case a Conditional Use Permit shall be used.
• Parking setbacks shall conform to the 20 foot streetscape standard established for RPO 5. This may be calculated on an average basis. • A parking area for golf carts and bicycles shall be provided along with access connections to the adjoining residential developments with the prior approval of the residential homeowners association. • Vehicle parking requirements shall be reduced by the number of spaces provided for golf carts.
• Vehicle parking shall be separated from buildings by a 5 foot wide walk or landscaped area. No bumper stops shall be used.
• Building heights shall not exceed 40 feet with the exception of sloping tile roofs which are screening mechanical equipment.
• A sign program shall be submitted as part of the initial design package showing consistent locations and construction types. Plastic faced can signs are discouraged unless well integrated with the architectural design.

Tourist accommodations are allowed as a permitted use, including hotels and bed and breakfast establishments. Such facilities must be incorporated into the overall design and shall not exceed 25% of the site area. Joint use of parking shall be encouraged.
23

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2663 of 3061 I
40'-0" .

CORNER LOT DIM. STANDARD LOT DIM.
''------------------1----,---.;..-
30'-35' WIDE DUPLEXES
U.S. HOME CORPORATION
EXHIBIT 12
I
I
--l---1
22BR/2BA
1260 S.F.
65'-0"
MAX.

DEPTH
20'-0"
GARAGE

SETBACK
--=m AIClllCIW,'1.IH#IG
"""""""-
IM\(CA/.~D/lf
(/14,IM¥X»
;,u r1w.,u.lQ)
c•-~ lo•-- .. -·-· .. )).... '"""

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2664 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

13.0 ENVIRONMENTAL ASSESSMENT
The City's recent General Plan (October 1993) process included the certification of a Program Environmental Impact Report. The Specific Plan for Heritage Palms depicts a development including impacts consistent with the analysis provided for the General Plan. In the case of those impacts which are related to population, the impacts anticipated in this development are reduced from those forecast in the General Plan E.I.R.

Additional analysis is required by the Plan in conjunction with project proposals depending on the nature and location of the specific development. In the course of preparation of this PMP, several detailed technical studies have been prepared to assist the City and interested parties in reviewing and establishing conditions and mitigation measures to assure the project is consistent with the environmental goals and policies of the City.

These studies include:

Traffic Study prepared by Endo Engineering of Aliso Viejo, California
Cultural Resources Report prepared by CRM Tech of Riverside, California
Biological Assessment prepared by James W. Cornett of Palm Springs, California
Geotechnical Engineering Report prepared by Earth Systems Consultants of Bermuda Dunes, California
Preliminary Hydrology and Drainage Study prepared by Harold A.

Vance of Del Mar, California
These studies have been used to formulate the development plan including mitigation measures proposed to reduce the environmental impacts to a level at or below that anticipated in the adoption of the City's General Plan. Appendix A contains the Environmental Information Form including answers to all yes questions. Appendix B, located in a separate document, includes all of the studies listed above.

Included within the various technical studies prepared in conjunction with this project are measures suggested to mitigate identified impacts. Final mitigation and conditions of approval, as adopted by the City Council, would supersede.

Upon City Council determination, final mitigation measures will be added to Appendix A.
24

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2665 of 3061 2 3BR/3BA
1950 S.F.
20'-0'
GARAGE

SETBACK
50' WIDE SFD
✓ •
I
J.S. HOME CORPORA TJON
50'-0"
STANDARD LOT DIM.
___ _J
EXHIBIT 13
70'-0"
MAX.

DEPTH
15'-0"
LIV1NG

SETBACK
-= MOffiCJl.l'it,i.-.t
.,,_,,, .. f'NI. ~ tpTV
ou,ma
i.xm,w1-iai
co•-~
'I>•--·
~ -·-· r, •• "''-0

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2666 of 3061 Project Master Plan ______ Heritage Palms Retirement Community and Shopping Center

14.0 DEVELOPMENT AGREEMENT
Development Agreements are authorized by the Government Code Section 65864 to eliminate wasting of resources, escalation in the cost of housing, and to encourage investment in and commitment to comprehensive planning which attempts to maximize the efficient utilization of resources at the least economic cost to the public.

Development Agreements assure the developer that upon approval of a project, the applicant may proceed with the project in accordance with specified rules and regulations. In addition, State law encourages provisions in Development Agreements for reimbursement to applicants for the costs involved with overcoming the lack of public facilities necessary for the development of new housing. Areas specifically cited include streets, sewers, transportation, drinking water, school and utility facilities.

It is with these provisions of State law that a Development Agreement has been drafted in conjunction with Heritage Palms. The Agreement is a separate document referenced as Appendix C.

The purpose of the Development Agreement is to establish the specific conditions that the development must meet as well as the specific rules and regulations that will be enforced by the City for the life of the project.

Inasmuch as the Development Agreement must be found to be consistent with the General Plan and any applicable Specific Plan, this Specific Plan has been incorporated by reference into the Development Agreement. 25

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2667 of 3061 20'-0"
GARAGE

SETBACK
40' WIDE PA TIO HOMES
.S. HOME CORPORATION
50'-0"
ST AND ARD LOT DIM.
3 3BR/2BA
1650 S.F.

EXHIBIT 14
15'-0'
MIN.

REAR
YARD
70'-0"
MAX.

DEPTH
15'-0"
LIVING

SETBACK
.....,,.....,.m
Maff/CTl.fli.,,__,,,
f'l',ff.C,.f<)W(t'/11
=-- /IM/4/44&ll
141,(/0"'IIIII/ "•-..-U
,:, .. --•
',.
-·-· " ,, .. ,,

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2668 of 3061 '-" 0
,-
2 1
1691
-------- c· ••/'"
(
S•
(.
[~ 0 ---iJ i=i-==~-=:!- . ' ..::.·.:..'~.
..
1 ,---"-'2s'----dh~
( ''
; '
r,
~~qb~ .,.!?./~~

GUEST PARKING
]GHER DENSITY
~LUSTER HOMES
U.S. HOME CORPORATION

LOOP STREET GUEST PARKING
EXHIBIT 15
tPt
,...,,.. MCH1£C1l.'ll '"'""" .t,u.w,;,;
s.m C'(l'(l'OWf 111,\t
IW(.o.tf'<)W.lt>l'W
tn,;l]<,f/;J,'J'J
u.im,.,11"11 o•-- ,. ___ _
-·-· t-1?- '1HO

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2669 of 3061 EXHIBIT 16
General Planting Palette
U.S. Home Corporation

BOTANICAL NAME
Heritage Palms, Indio, California

COMMON NAME

SHADE/ CANOPY TREES
Acacia smallii
Acacia salicina
Bauhinia variegata 'Purpurea'
Cercidium floridum
Jacaranda acutifolia
Ceratonia siliqua
Olea europea 'Swan Hill'
Pittosporum phillyraeoides
Prosopis chilensis
Prosopis glandulosa
Parkinsonia aculeata
Rhus lancea
Schinus terebinthifolius
Salix babilonica

COLUMNAR TREE
Acacia stenophylla
Bracychiton populneus
Chorisia speciosa
Melaleuca quinquenervia
Nerium oleander

PALMS & PALM LIKE TREES
Washington filifera
Washington robusta
Phoenix dactylifera
Arecastrum romazoffianum
Beaucarnea recurvata
Chamaedorea seifrizii
Chamaerops humilis
Cycas revoluta
Phoenix roebelenii
Rhapis excelsa
Sweet Acacia
Willow Acacia
Purple Orchid Tree
Blue Palo Verde
Jacaranda
Carob
Fruitless Olive
Willow Pittosporum
Chilean Mesquite
Honey Mesquite
Jerusalem Thorn
African Sumac
Brazilian Pepper
Weeping Willow
Shoestring Acacia
Bottle Tree
Silk Floss Tree
Melaleuca, Cajeput Tree
Standard Oleander
California Fan Palm
Mexican Fan Palm
Date Palm
Queen Palm (Cocos Palm)
Bottle Palm
Chamaedorea
Mediterranean Fan Palm
Sago Palm
Pigmy Date Palm
Lady Palm

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2670 of 3061

CITRUS TREES
Grapefruit
Lemon
Lime
Kumquat
Orange
Tangelo

LARGE SHRUBS
Cassia artemisioides
Caesalpinia gilliesii
Coculus laurifolius
Cassia nemophyla
Caesalpinia pulcherimai
Dalea spinosa
Pithecelobium flexicaule
Dalea pulchra
Dodonea viscosa
Leucophyllum frutescens
Ligustrum texanum
Larrea tridentata
Murraya paniculata
Nerium oleander
Nerium Oleander
Photinia fraseri
Pittosporum tobira
Prunus caroliniana
Thevetia peruviana
Tecoma Stans
Xylosma congestum

MEDIUM SHRUBS
Bougainvillea 'Rosenka'
Calliandra californica
Calliandra eriophylla
Carissa macrocarpa
Leucophyllum candidum
Morea iridiodes
Encelia farinosa
Gardenia jasminoides
Gardenia 'veitchi'
Grevillea noellii
Leucophllum frut. 'compacta'
Nandina domestica
Nolina microcarpa
Rahiolepis indica
Salvia greggii
'Ruby Pink' Grapefruit
'Improved Meyer' Lemon
'Bearss' Lime
Nagmi Kumquat
'Valencia' Orange
'Mimnneola' Tangelo
Feathery Cassia
Yellow Bird of Paradise
Snailseed
Desert Cassia
Red Bird of Paradise
Smoke Tree
Texas Ebony
Indigo Bush
Hopeseed Bush
Texas Ranger
Texas Privet
Creosote Bush
Orange Jessamine
Oleander 'Petite Pink'
Oleander 'Petite Salmon'
Photinia
Pittosporum
Carolina Cherry
Yellow Oleander
Yellow Bells
Shiny Xylosma
Bougainvillea Spp.

Baja Fairy Duster
Fairy Duster
Natal Plum
Purple Sage
Fortnight Lily
Brittle Bush
Gardenia 'Mystery'
Gardenia
Grevillea
Dwarf Texas Ranger
Heavenly Bamboo
Bear Grass
India Hawthorn
Red Sage

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2671 of 3061

SMALL SHRUBS
Carissa grandiflora
Clivia miniata
Jasminum nitidum
Liriope muscari
Muhlenbergia rigens
Pittosporum tobira
Santolina virens

CACTI & SUCCULENTS
Agave americana
Agave victoriae-reginae
Agave Spp.

Carnegia gigantea
Dasylirion wheeleri
Echinocactus grusonii
Echinocactus engelmannii
Euphorbia milii
Hesperaloe parvifolia
Ferocactus acanthodes
Fouquria splendens
Opuntia basiaris
Opuntia Spp.

Stenocereus marginathus
Yucca aloefolia
Yucca elata
Yucca gloriosa
Yucca rigida
Yucca torreyi

GROUNDCOVERS
Annual Color
Acacia redolens
Apenia cordifolia
Baccharis 'centennial'
Baileya Multiradiata
Dalea greggi
Duchesna indica
Festuca Ovina Glauca
Lantana montevidensis
Myoporum parvifolium
Verbena gooddingii
Verbena peruviana
Verbena rigida
Turf
Stabilized Native Soil
Decomposed Granite
Palm Springs Sand
Cobble Stones: Crushed Rock
Carissa 'Boxwood Beauty'
Kaffir Lily
Angelwing Jasmine
Big Blue Lily Turf
Deer Grass
Pittosporum 'Wheeler's Dwarf
Lavender Cotton
Century Plant
Queen Victoria Agave
Agave (various)
Saguaro
Desert Spoon
Golden Barrel Cactus
Hedgehog Cactus
Crown of Thorns
Red Yucca
Compass Barrel Cactus
Ocotillo
Beavertail Cactus
Opuuntia (various)
Mexican Organ Pipe
Spanish Bayonet
Soaptree Yucca
Spanish Dagger
Blue Yucca
Texas Yucca
Seasonal Flowers
NCN
Red Apple
Desert Broom Hybrid
Desert Marigold
Prostrate Indigo Bush
Mock Strawberry
Blue Fescue
Trailing Lantana (pink)
Myoporum
Gooding Verbena
Verbena Spp.

Verbena Spp.

Varies

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2672 of 3061

VINES & ESPALIERS
Bougainvillea brasiliensis
Bougainvillea 'Barbara Karst'
Bougainvillea 'Rosenka'
Bougainvillea 'San Diego Red'
Calliandra inaequilatera
Coculus laurifolius
Ficus pumila
Grewia caffra
Gelsenium sempevirens
Jasminum nitidum
Rosa banksiae 'Lutea'
Tecoma Stans
Bougainvillea
Bougainvillea
Bougainvillea
Bougainvillea
Pink Power Puff
Snail seed
Creeping Fig
Lavender Starflower
Carolina Jasmine
Angelwing Jasmine
Lady Bank's Rose (yellow)
Yellow Bells

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2673 of 3061

APPENDIX A

TABLE OF CONTENTS

1. APPLICATION FORM

2. ENVIRONMENTAL INFORMATION FORM

3. CITY COUNCIL RESOLUTIONS OF APPROVAL

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2674 of 3061 06/14/2004 16:20 7603426556 CITY OF INDIO PAGE 02/06
ORDINANCE NO. 1310
ORDINANCE OF THE CITY COUNCIL OF . THE CITY OF INDIO, CALIFORNIA, .

ADOPTING THE REVISED PROJECT MASTER PLAN FOR A PORTION OF RPD-5 ENTITLED WHISPERING DUNES COUNTRY CLUB FOR THE HERITAGE PALMS.

COUNTRY CLUB WITH CERTAIN AMENDMENTS TO SECTION. 9.0 ENTITLED DEVELOPMENT ZONES/STANDARDS . · :•, . . .

WHEREAS, on December 7, 1994, the Indio City Council adopted Resolution No. 5891 approving Project Master Plan 94-10-1 entitled "Revised Project Master Plan - Portion of RPD-5 -Whispering Dunes Country Club;"· and WHEREAS, the project is now known ·as Heritage Palms Country Club; arid · WHEREAS, the · approved Project Master Plan has served as a Zoning Implementation plan resulting iri the development of the Heritage Palms Country Club including golf course facilities, recreation center/clubhouse and· approximately 800 homes; and
·
WHEREAS, the need has arisen to amend certain provisions of the Project Master Plan relative to the development of accessory structures and structural attachments to homes.

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

Section 1. Pages 13 and 14 of the Project Master Plan are hereby amended with respect to the following provisions:

A. Swimming Pools Setbacks - May be permitted with a 3' minimum rear setback from the property line when it is adjacent to the golf course or an adjoining "common/public open space area or landscape easement"
B. Patio Cover Setbacks • Adjacent to golf course or common landscape area - May be permitted with a minimum 3' rear setback from the property line when it is·. adjacent to the golf course or an "interior common open space or landscape area." An interior common open space or landscape area would include "private property in common ownership only."
Adjacent to an adjoining private yard - May. be permitted with a minimum 7' rear setback from the property line when it is adjacent to an adjoining private yard not held in common ownership.

Adjacent to the public right-of-way • May be permitted with a minimum 7' rear setback from the property line when it is adjacent to a landscape area which is part of or

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adjacent to the public rights-of-way of: Jefferson Street, Fred Waring Drive, Miles Avenue and Burr Street.

C. Patio Cove'r Maximum Coverage.,. Patio covers arid other roof or lattice covered structures may not cover more than 50% of the required rear yard area. • . , r I· '·•, • ,•1··•>•-. "•' Projections into the sideyard - Architectural projections including eaves, awnings,. louvers, media centers, sills, shade devices, cornices, flues,. chimneys, utility meters/boxes.may project not more than 24" into a required sideyard. The maximum cumulative length of all such projections shall not exceed ten feet..

Section 2: The "Whispering Dunes Country Club Revised Project Master Plan" s.hall be retitled "Heritage Palms Country Club Project Master Plan." · · Section 3. The Heritage Palms Country. Club Project Master as hereby amended shall be maintained in the Offices of the City of Indio Development Services Department and shall serve as the zoning use and development standards of the Heritage Palms Country Club as part of the Official Zoning of the City of Indio ..

PASSED, APPROVED AND ADOPTED this 20th day o Febru ry, 2002, by the following vote:

AYES: Bethel, Fesmire, Gilbert, Wilso
----~NOES:.l,I.QNu;:E'---------H--l/;,'7/7''-:-:ca~H.#-"f/--:'.iH+tl~------- ATTEST: /

TY CITY CLERK

CERTIFICATION
I, Cynthia Hernandez, Deputy City Clerk, do hereby certify the foregoing to be a full, true · and correct copy of Ordinance No. 1310 .introduced at a regular meeting on February 6, 2002 and adopted-by the City Council of the City of Indio at a regular meeting on the 20th day of February, 2002. ·

NTHIA HERNANDEZ

DEPUTY CITY CLERK

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2676 of 3061 06/14/2004 16:20 7603425555 CITY OF INDIO PAGE 04/05
ORDINANCE NO. 1359

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING PROJECT MASTER PLAN 94-10-1 (AMENDMENT NO. 2) TO ALLOW

MODIFICATIONS TO LAND USE REGULATIONS, DEVELOPMENT STANDARDS

AND DESIGN GUIDELINES FOR THE NEIGHBORHOOD SHOPPING CENTER SITE

OF THE HERITAGE PALMS COUNTRY CLUB, LOCATED AT THE SOUTHEAST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET; HAAGEN

COMPANYLLC
WHEREAS, on October 31, 2003 Haagen Company LLC filed with the City of Indio an application for Project Master Plan Amendment (PMP 94-10-1) to modify land use regulations, development standards and design guidelines to allow a 125,253 square foot neighborhood shopping center on 10.79 acres of vacant land located at the southeast comer of Fred Waring Drive and Jefferson Street (A.P.N. 606-200-016); and, WHEREAS, environmental impacts were analyzed for this project as part of the Tentative Tract Map 28043, approved by the City Council on December 7, 1994. The proposed modifications would not create any significant environmental effects on the environment that were not previously analyzed; and,
WHEREAS, on December 17, 2003 the Planning Commission and City Council conducted a joint public hearing, reviewed staff reports, considered testimony both for and against, and concluded its proceedings; and the Planning Commission recommended to the City Council approval of the proposed Project Master Plan Amendments; and,
WHEREAS, on December 17, 2003 the City Council conducted a joint public hearing, reviewed staff reports, considered testimony both for and against, and concluded its proceedings; and the Planning Commission recommended to the City Council approval of the proposed Project Master Plan); and, WHEREAS, after due notice as required by law, a joint public hearing was held before the Planning Commission and City Council of the City of Indio on December 17, 2003, to consider the Project, including the Project Master Plan Amendment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO
CALIFORNIA, HEREBY ORDAINS, AS FOLLOWS: '
Section 1. To APPROVE the amendment to Project Master Plan (PMP 94-10- 1) based on the following findings:

1. The proposal is consistent with the Indio General Plan 2020 which intends for Residen~ial Planne~. Development overlay designation to have a master planned res1dent1al communities with close proximity to shopping. The adopted Conceptual

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Specific Plan and the proposed Project Master Plan amendments are consistent with the NC land use designation of the General Plan, and the proposed amendments do not materially change the development intensity that was originally envisioned for the project.

2. The proposed modification to the Project Master Plan will not affect the Indio Code of Ordinances which seeks to have consistency between zoning classification and the general plan land use designation. The proposed modifications will not significantly change the approved land uses and the development regulations will be in keeping with the originally approved neighborhood shopping center.

Section 2. To approve the Project Master Plan Amendment (PMP 94-10-1) subject to the following conditions:

1. Drive-thru restaurants shall be prohibited for the proposed Neighborhood Commercial center. The land use regulations under Section 9,0 for the Neighborhood Commercial center shall be revised to specifically prohibit drive-thru restaurants.
2, A maximum of six(6) freestanding signs shall be allowed for the center. One identification pylon sign may be allowed per street frontage, with a maximum height of seventeen feet(17') measured from "top of curb" elevation at the street. The remaining signs shall be monument signs with a maximum height of twelve feet(12') measured from top of curb elevations at the street. Location of all signage shall be to the satisfaction of the Director of Development Services. 3, The minimum front setback for the neighborhood shopping center shall be 25 feet except that an open canopy structure may be erected ten feet ( 1 0')from the Fred · Waring Drive street property line over the drlve-thru lane. All parking areas shall provide a minimum ten foot (1 0') landscaped setback from the street property lines along Fred Waring Drive.

4. The applicant shall submit ten (10) copies of Project Master Plan 94-10-1 (text and maps) in its amended form, and in compliance with all conditions of approval contained herein, to the Community Development Services/Building and Safety Department prior to the issuance of any building permits for the neighborhood shopping center.

Section 3. That the above recitations are true and correct and constitute the findings of the City Council regarding the Project Master Plan Amendment and this project.

Section 4. That the proposed amendments to Project Master Plan 94-10-1 are on file in the Office of the City Clerk and are available for review by the public.

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Section 5. The City Clerk/Deputy City Clerk shall certify to the passage and adoption of this ordinance and shall cause a summary of same to be published once in the Desert Sun, a newspaper of general circulation, printed, published, and circulated within the City of Indio and the same shall be in full force and effect thirty (30) days after its adoption.

PASSED, APPROVED, and ADOPTED this ih day of January, 2004, by the following vote:

AYES: Fesmire, Gilbert, Godfrey, Wilson, thel
NOES: None /
I
ATTEST: / 1/
~ ,?~
C THIA HERNANDEZ <
DEPUTY CITYCLBoc,CMC

CERTIFICATION
I, Cynthia Hernandez, Deputy City Clerk, of the City of Indio, California, do hereby certify the foregoing to be a full, true and correct copy of Ordinance No. 1359, duly introduced and adopted at a meeting of the City Council of the City of Indio held on December 17, 2003 and passed at a regular meeting held on January 7, 2004. 1 C thia Hernandez
Deputy City Clerk, CMC

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2679 of 3061

DEVELOPMENT APPLICATION
WHlSPERlNG DUNES COUNTRY CLUB
(o
Project filaster Plan No. ______ _
Tentative Tract Map No. 28043
Tentative Parcel Map No. 28048
Development Agreement No. ____ _
DEPARTJ\IE!\'T OF COJ\ll\lUNITY DEVELOPl\lENT
100 Civic Center Mall
P.O. Drawer 1788
Indio CA 92202
619/342-6500
619/342-6556 FAX

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2680 of 3061 City of Indio
100 CJvic Center Hall, P.O. Drnwcc 1788
Indio, c.~H:fornia 92202
(619) 342-6500
rn

PROJECT MASTER PLAN APPLICATION
FEE:

GENERAL INFORMATION:

Project Name: Whispering Dunes Country Club
Applicant Name: Mainiero, Smith and Associates, Inc.
(Type or Print)
606-100-003, 606-110-002, 606-200-001
Assessor's Parcel No.: 606-200-0Q.2, 606-200-003, 606-200-004 Total froject Acreage: 379
Total Project Lots: 853 (TTM), 7 (TPM)
Project Location: Fred Waring Drive and Jefferson Street Legal Description: (record map, sectional breakdown or mAtes and bounds):

See attached
PROJECT DESCRIPTION:

Briefly describe the purpose and intent of. the prnposcd proj«ct ( i.ncludi!ig number of acres and units): The proposed project involves a 379 acre parcel which will become a 1100:..!]_QO unit, retirement orien_ted country club with a 6700 yard golf cours§!_• __ ?1,_l_so __i.p.___g_).uded are extensive recreation amenities and a 12 acre site for a neighborhood shopping center.

City of Indio

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2681 of 3061 CZ PD
EA ____ _
PROJECT SPECIFICS: Complete only those sections that apply.

Single Family
Acres: 104.1 (excluding private streets)
Number of Lots by -Size No. of Units per Lot Size Total No. of Lots Size Floors Size tf Units
249 4000 s. f.
297 5000 s. f.
280 6000 s. f.

Total No.

Units
249
297
280
Apartments_ Condominiums_x__
Acres: 36.9 (excluding streets)
If Condos, then Townhousesll_ OR
Air Space_
Total No.

Building
Building
Types
No. Stories per
Building Type

36.9 acres x 12 d.u./acre = ----
No. Units per
Building Tvpe
Tentative information based on design guidelines.

Commercial/Industrial/Office
Building
TyPeS
;I of
Bldgs.
// of Stories
per Bldg.

Sq.Ft. Bldg.

Area
// of Parking
Spaces
Total No.
of Units
445
Acres of
Parking
Tentative information based on design guidelines. Site will yield between 100k to 150k in gross/leaseable area.

City of Indio

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2682 of 3061 Mobilehcmes or Recreational Vehicles
Type: (Circle one) Mobilehomes
Recreational Vehicles
Total No.
of Lots
SIGNS: TO BE SUBMITTED
Type: (Circle one) Freeway
Freestanding
Monument
Wall
Window
Other
REQUESTED ZONING:

Acres:

CZ
EA
No. of Lots by Size
Size ;1 Lots
0 number __________ _
size (sq. ft.) material ________ _ colors _________ _
on-site __ OR
off-site __ _
?J
Request is hereby made to change zone(s) of the subject properties as follows:

From: RL
From:

From:

City of Indio
to: Project Masti=rNumber of Acres: --'3"-7'-"-9 __ Plan to:
to:

Number of Acres;
Number of Acres:

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2683 of 3061 PM 2804 8
PROJECT DESCRIPTION: Parcelization to facilitate phasing.

Square Footage:

Existing: Proposed:

Lot Number 1: 18.74 ~XKOC acres Lot Number 1: 82.4 Xl{XM:Xacres Lot Number 2: 65.99 ~XKOC acres Lot Number 2: 26.2 Xl;XM:Xacres Lot Number 3: 62.51 ~XKOC acres Lot Number 3: 73.5 Xl;XM:Xacres Lot Number 4: 147.21 ~XKOC acres Lot Number 4: 10.8 X,fXMXacres 5: . 3 0 acres 5: 46.9 acres
6 : 48.65 acres 6: 65.1 acres
7: 72.4 acres
City of Indio
Parcel Map/Lot Merger Application Page 4

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2684 of 3061 I
PRO.IBCT SPECIFICS: FOR TENTATIVE TRACT MAP
Single Familv/APartments/Condominiums
Acres: 184.9
TK
EA
Total No.
of Lots
Number of Lots by Si~e No. of Unit~ per Lot Size Total No.

Size JJLots _Size .. __ -"ilc...;L""o'-'t""s'-- ___ U"'n"-1=-· t=s 826 4000
5000
6000
Average Lot Size:
249
297
280
5450
Hobilehomes or Recreational Vehicles
Type: (Circle one) Hobilehomes
Recreational Vehicles
Total No.
of Lots
Commercial/Industrial/Office:

Acres:

No. of Lots by Size
_0_z ..,; ii Lots
No. of Lots 1 Size of Lots (in Acres)
l.

2. 3.

4. 5.

City of Indio

10.7 Tentative Hap Application

6. 7.

8. 9.

10. 0

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2685 of 3061 CZ ___ _ ?D
EA ____ _
APPLICANT:
!\'a.me: Robert S. Smith, Mainiero, Smith and Associates, Inc.

Signature:

Address:

Phone:
(Frint or Type)
~---
777 E Tahquitz Canyon Way, S11ite 30l
Palm Springs CA 92262
619/320-9811
Indicate Capacity: ~A~g~e::::_:n~t:..--------------------- (Landowner, lessee, agent, developer, corporate principal, engineer, contractor)
(Applicant must be the owner of the land, the lessee having a leasehold interest of 5 or more yen rs, or the agent of any of the foregoing duly authorized in writing, a copy of which is attached.) PROPERTY OWNERS:

Stamko

1. Name:

Signature:

Address:

2. Name:

Signature:

Address:

3. Name:

Signature:

Address:

City of Indio
c/o Christine Clarke
Collett & Levy
10100 Santa Monica BJvd St.a 4QQ
Los Angeles CA 90067
(Print)
(Print)
Does this person
require staff reports?
Yes No
X

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2686 of 3061 CZ ?'.J
EA ____ _

4. Name:
(Print)
Signature:

Address:

All signers represent that they have full legal capacity to and hereby do, authorize the filing of this application. Leaseholds must be for at least five (5) years or the owner shall be required to sign this application.

Subscribed and sworn before me this 28th day of September 4/1/98
My Commission Expires
ss,kd~tL, m.JiTM/
· Notary Public (or City Staff)
Sandra M. Stone
CONTACTS:
r:~-~--- ''"""'>C"""">-<>--<>-<><vw>"""""""'~-
e
·-·· · SANDRA M. STON71 - 1 • COMM.# 1021631 ~ ; • . • Notary Publ!c-Callfomla. i:3 ::r: RIVERSIDE COUNTY 6
L MyCommlsslon::JExplres - ~ , · Aprill,199_'.l_
•CA>- • ! .>«;c: C
Developer:

Name of Firm: U • S, Home Corporation
Address: 1400 E Southern Ave Ste 700
Tempe AZ 85282
Phone: 602/838-4178 602/897-2974 FAX
Contact Person: Gerry Smith
X~K~li}ffi(])s}lli<KiX; Attorney:

Does this person
require staff reports?
Yes No
X
Name of Firm: Mohr. Hackett. Pederson. Blakley, Randolph & Haga Address: 2800 N central Ave Ste 1100
Phoenix AZ 85004-1043
Phone: 602/277/7600 602/240-6600 FAX
Contact Person: . Gordon Mohr X
City of Indio

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2687 of 3061 I
CZ ___ _ PD
EA ____ _
Engineer /Survevor fLand Planner
Name of Firm: Mainiero, Smith and Associates. Inc.

Address: 777 E Tahguitz Canyon Way Ste 301
Palm Springs CA 92262
Phone: 619/320-9811 619/323-7893 FAX
Contact Person:

Name of Firm: Shevlin, Schlecht, & Shoenberger
Address: 801 E Tahquitz Canyon Way
Palm Springs CA 92262
Phone: 619/320-7161 619/323-1758 FAX
Contact Person: James Schlecht
CERTIFICATION:

I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am to file this application and act on behalf of the signatures of the above authorization.

Name: Robert S. Smith, P.E.

Signature:

Address:

Telephone:
777 E Tahquitz Canyon
Palm Springs CA 92262
619/320-9811
Way Ste 301
Date: Capacity: ~A~g~e~n~t=---------------
STAFF USE ONLY: Date filed ______ Rec'd by ____ Receipt No. __ Related Cases:

City of Indio Page 8

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2688 of 3061

STAFF USE ONLY
Community Development Department EA ti ___ _
Related Cases:
:ITY OF
NDIO
FEES: $705. + A1!3158 Fee ($1300./$900.) or $50. (County Fee)+ $50. (City Fee) for "diminimus impact finding"
OR $85. for Exemption+ $50. County Filing Fee
INSTRUCTIONS: Type or Print. Submit one copy, plus exhibits. Incomplete applications may be returned within 30 days of filing.

1. PROJECT NAME AND BRIEF DESCRIPTION: PMP, TTM, TPM, & Development Agreement for Whispering Dunes Country Club & Shopping Center - 1300 unit retirement community on 380 acres

2. PROPERTY OWNER(S): attach list if necessary
Name: Stamko Development Co. Ph ,
1 310/277-3622
---;------:::;-.....,..~-,----:=-,,--,---,..-..--.--,-,---:-~--· one i·o. _____ _ c/o Christine Clarke, Collett & Levy Address: 10100 Santa Monica Blvd Ste 400
Los Angeles CA 90067
FAX No. 310/277-1328
Name: _____________________ Phone No.

Address: _____________________ .FAX No.

Name: _____________________ Phone No.

Address: ____________________ FAX No.
3, DEVELOPER:

Name: U.S. Home Corporation
Address: 1400 E Southern Ave Ste 700
Tempe AZ 85282
4-. APPLICANT/AGENT:

Phone No, 602/838-4178
F/\X No. 602/897-2974
Name: Mainiero, Smith and Associates, Inc. Phone No. 619/320-9811 Address: 777 E Tahquitz Canyon Way Ste 301
Palm Springs CA 92262
FAX No.619/323-7893

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2689 of 3061

PROJECT DESCRIPTION

5. LOCATION:

Address: Fred Waring Drive@ Jefferson Street
606-100-003, 606-110-002, 606-200-001
Assessor's Parcel Number(s): 606-200-002, 606-200-003, 606-200-004

6. EXISTING ZONING AND GENERAL PLAN DESIGNATION: R-L (City zoning proposal) R-L & NC -Existing G.P.

7. SITE SIZE: (attach plot plan)
Acreage: 380± acres

8. SQUARE FOOTAGE OF STRUCTURES: 23k s. f. clubhouse, homes 1050 to 2250 s.f., 150k± s.f. shopping center

9. NUMBER OF FLOORS: 1 and 2

10. NUMBER OF PARKING SPACES TO BE PROVIDED: Res. 2/unit, Rec. 300+, Shopping center 600-700

11. PROPOSED SCHEDULE:

Grading: Mass Grading 1-95 - 4-95 Rough 4-95 to 6-95
Construction: 6-95 to 12-2000
Phasing: 7 hases

12. ASSOCIATED PROJECTS: Project Master Plan, TTM 28043, TPM 28048, Development Agreement

13. ANITICIPATED INCREMENTAL DEVELOPMENT: _ _.:.:N..;;o~n:.::e:.._ _________ _

14. RESIDENTIAL:
- Number of Dwelling Units: ~l..;;lc.:0~0;,.---=-1""3-=0-'0'-------------- - Size of Units: 1050 - 2250 s. f.
- Range of Sales Prices or Rents: ~$'!a-1.....,_0,,0_,,.k'="-:........$.._2....,5.u0_.,k~-------- - Any Restrictions: Age restricted - 55+ years - Expected Household Size: _l_._9 _________________ _

15. COMMERCIAL/INDUSTRIAL:
- Type: Neighborhood Shopping Center
- Square Footage: -'1~5~0'-'-0=0~0_ss~-~f:a...::...•~+ ________________ _ - Employment Per Shift: -=u:.on"";k~n""o'cw':-'n~------------------ - Loading Facilities: _t==i~c~a~l"-------------------
Environmental Information Form

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2690 of 3061 I

16. INSTITUTIONAL:
- Type: -~N~/~A~------------------------- - Employment Per Shift:
- Estimated Occupancy:
- Community services to be Provided:
- Loading Facilities:

17. DOES TIIIS PROJECT INVOLVE A VARIANCE, CONDITIONAL USE PERMIT OR REZONING APPLICATION? STATE TIIIS AND INDICATE CLEARLY WHY TIIE APPLICATION IS REQUIRED. Project Application is a Project Master Plan with related Tract & Parcel Maps and a
Development Agreement
Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary).

Yes No
X ---
X ----
X ----
X ----

X ---- X ----
X ----

X ---- X ----
X
X
X

18. 19.

20. 21.

22. 23.

24. 25.

26. 27.

28. 29.

Change in existing features of any bays, tidelands, beaches, lakes or hills, or substantial alteration of ground contours.

Change in scenic views or vistas from existing residential areas or public lands or roads.

Change in pattern, scale or character of general area of project.

Significant amounts of solid waste or litter.

Change in dust, ash, smoke, fumes or odors in vicinity.

Change in ocean, bay, lake, stream or gound water quality or quantity, or alteration of existing drainage patterns.

Substantial change in existing noise or vibration levels in the vicinity.

Site on filled land or on slope of 10 percent or more.

Use of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives.

Substantial change in demand for municipal services (police, fire, water, sewage, etc.).

Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.).

Relationship to a larger project or series of projects.

Environmental Information Form

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2691 of 3061 __x 30. Has a prior environmental impact report been prepared for a program, plan, policy or ordinance consistent with this project?
_lL 31. If you answered yes to question 30, may this project cause significant effects on the environment that were not examined in the prior EIR?

ENVIRONMENTAL SEITING

32. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs of the site. (Snapshots or instant photos acceptable.)

33. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops; department stores, etc.), and scale of development (height, frontage, set-back, rear year, etc.).

Attach photographs of the vicinity. (Snapshots or instant photos acceptable.)
CERTIFICATION:

I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief.

Environmental Information Form

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2692 of 3061

ENVIRONMENTAL ASSESSMENT
for Whispering Dunes Country Club
Related applications under consideration
• Project Master Plan No. __ _
• Tentative Parcel Map No. 28048
• Tentative Tract Map No. 28043
• Development Agreement No. __ _
Answers to "Yes" Questions on Environmental Information Form

19. The end result of the process will be the development of the privately held property within the boundaries of the planning area. The change in "scenic views or vistas" as a result of the adoption of the entitlements for the proposed project is primarily unchanged from the adopted General Plan. The change from existing conditions will be the loss of approximately 380 acres of vacant desert terrain. Some mesquite covered dunes will be lost and replaced with development in keeping with the goals and policies of the City of Indio.

Mitigation Measures:

1. Proposals for development within this Planning Area shall follow the design guidelines set forth in the CSP document for RPD 5, the design guidelines set forth in the PMP, as well as applicable policies and ordinances of the City of Indio.

22. Development of this project will have a long term beneficial change in dust control by stabilizing an area that is largely open sand. In the short term there will be the potential of dust during construction.

Mitigation Measures

1. The project shall comply with an approved Dust Control Plan during construction phases.

24. There may be noticeable increases in noise levels in the vicinity as a result of the development. During the construction of the various phases which will follow, there will be short term noise from construction activities. New development will bring additional traffic which will increase noise adjacent to various thoroughfares in and around the planning area. Mechanical equipment will be installed and operated both in residential and commercial settings resulting in an increase in the ambient background noise of the area.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2693 of 3061 Mitigation Measures

1. Construction activities shall not take place prior to 7:00 a.m. Standard Time (6:00 a.m. Daylight Savings Time) or after 6:00 p.m. unless specifically approved by the City's Building Official.

2. Construction equipment shall be equipped with required mufflers.

3. Nighttime deliveries (10 p.m. to 7 a.m.) to commercial establishments abutting residential areas shall be prohibited.

4. Mechanical equipment shall be screened for both visual and noise buffering.

27. Development of this area will result in an increase in municipal services including police, fire, library, water, and sewer. This impact should be below the level anticipated by the General Plan. The impact should be offset by the increases in revenues to the City through property and sales taxes, State subvention funds, hotel taxes, etc. Actual need for police and fire services may be offset somewhat since Whispering Dunes Country Club is a gated community which will have its own security and grounds staff. The provision of extensive on-site recreation and social amenities may reduce dependence of I residents of Whispering Dunes on public facilities
Mitigation Measures

1. Water and energy efficiency shall be considered in the site planning, land use, landscape and building design of each Project Master Plan submitted in accordance with the CSP for RPD 5.

2. Colorado River water shall be used for new large scale landscape features such as golf courses. Existing facilities shall study the feasibility of converting to Colorado River water.

28. The development of the planning area with homes, shopping, and recreation facilities will result in an increase in fossil fuel consumption over existing conditions. This usage should be consistent with the expectation of the City's General Plan, however. Due to improvements in technology, new construction is considerably more efficient than in older developments. The development of a neighborhood center in the planning area may decrease vehicle miles currently traveled to procure services for existing as well as future residents of the area. The provision of bicycle, golf cart and pedestrian trails in the area will allow and encourage non-automotive travel and further reduce independence on fossil fuels.

Mitigation Measures

1. Bicycle, golf cart and pedestrian facilities shall be installed pursuant to the CSP plan for trails in the area.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2694 of 3061 . ]
i

2. Provision for bicycle and golf cart parking shall be made in the neighborhood center as well as other large scale facilities such as clubhouses.

3. Golf cart tunnels or bridges shall be installed to connect golf facilities separated by major thoroughfares or arterials to reduce friction to traffic flow.

4. Access to streets shall be limited pursuant to the RPO Circulation Plan.

29. The Project Master Plan for Whispering Dunes along with the associated applications for mapping and a Development Agreement are a required extension of the Conceptual Specific Plan for RPD 5 which in turn is an extension of the adopted General Plan for the City. The PMP will Mitigation Measures
None

30. The City of Indio adopted a new, updated General Plan complete with an E.I.R. in October of 1993. The General Plan encourages further planl')ing studies in several areas of the City with an RPO (Residential Planned Development) overlay. The General Plan set forth the allowable intensity of use and fully analyzed the range of development impacts associated with the Conceptual Specific Plan for RPO 5. This proposed PMP and associated applications in fully consistent with the General Plan as well as the CSP.

Mitigation Measures.

None
Environmental Setting

32. The project site, approximately 380 acres, is a rolling sand hummock terrain.

Topographically, the site exhibits a few instances of up to a 40 foot differential. The sand dunes appear to be relatively stable as is generally the case when mesquite thickets are present. In addition, a portion of the site was previously under active agricultural cultivation (date grove) which was partially protected by a tamarisk tree windbreak. Vestiges of the date grove are still present as is the windbreak.

Portions of the property exhibit signs of Native American habitation and was at the shoreline of ancient Lake Cahuilla (40 foot elevation). The northern portion of the property is nearly surrounded by streets. The southern portion has public streets on three sides and is also bounded on the east by the Coachella Valley Storm Channel and All-American Canal.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2695 of 3061 The site is in the process of becoming an ecological island due to being surrounded by roadways and urban development. No plant species listed by the Federal or State governments as rare and endangered were found on the site, although one Category 1 and one Category 2 Candidate species were recorded.

The only officially listed animal specie found on site was the Fringed Toed Lizard, although five species listed in the California Department of Fish and Game's Special Animals (1992) were recorded including the Coachella Valley fringed-toed lizard, flat-tailed horned lizard, burrowing owl, loggerhead shrike and Palm Springs ground squirrel. No desert tortoise sightings were made.

There is one small structure located on Miles Avenue near the former intersection with Burr Street (vacated). The purpose of this structure is to house and protect a water well, which is currently capped and not in use. A foundation exists in the vicinity of the former date grove in the southeast corner of the property. It's former use is unknown although it probably housed functions associated with the date operations.

33. The surrounding property is largely vacant and of a similar dune-hummock terrain to the south, a portion of the north and to west of the site. The most intense urban development exists to the east of Burr Street (single family residences) and along 43rd Avenue to the north (church, industrial, and residential). The easterly boundary of the property is the Coachella Valley Storm Channel and All-American Canal. Beyond those features exists a mixture of housing types and some limited agriculture uses. An existing golf course exists southerly of Miles Avenue.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2696 of 3061

APPENDIX B
(UNDER SEPARATE COVER)
Technical Studies
Prepared in Conjunction with
Heritage Palms Retirement Community

TABLE OF CONTENTS

1. PRELIMINARY HYDROLOGY AND DRAINAGE STUDY
Harold A. Vance Consulting Engineer

2. GEOTECHNICAL ENGINEERING REPORT
Earth Systems Consulting

3. BIOLOGICAL ASSESSMENT & IMPACT ANALYSIS
James W Cornett Ecological Consultants

4. CULTURAL RESOURCES REPORT

CRMTECH

5. TRAFFIC STUDY
Endo Engineering

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2697 of 3061 I
\
RESOLUTION NO, 5896

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING CONCEPTUAL SPECIFIC PLAN 94-9-2
WHEREAS, on September 14, 1994, U.S. Home Corporation filed a Conceptual Specific Plan for Residential Planned Development Area 5 which encompasses a total of approximately 650 acres; and
WHEREAS, on November 9, 1994, the Planning Commission of the City of Indio, conducted a duly advertised public hearing, reviewed the staff report, considered testimony both for and against the propoeed Conceptual Specific Plan, and recommended approval to the City Council; and WHEREAS, on December 7, 1994, the City Council of the City of Indio held a legally advertised public hearing, reviewed the staff report, environmental report and considered testimony both for and against the proposed conceptual Specific Plan and concluded the proceedings,

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, HEREBY RESOLVES, TO WIT:

I
That Conceptual Specific Plan 94-9-2 is approved based on the following findings:

1. That the proposed project is consistent with the policies of the Indio General Plan 2020.
2, That all property owners were notified via certified mail inviting them to participate in the development of Conceptual Specific Plan No. 94-9-2, and that no one other than the project applicant chose to participate in developing the CSP document.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2698 of 3061

3. That per Section 15168 of the California Environmental Quality Act (CEQA) Guidelines, Community Development Department Staff has determined that environmental impacts associated with the proposed project have already been analyzed in the program environmental impact report prepared in 1993 for the Indio General Plan 2020 and in additional technical studies conducted for 379 acres in the northern portion of the CSP area. Conditions of approval are proposed for the CSP to ensure that environmental impacts associated with the project are mitigated; mitigation measures recommended by the technical studies have been incorporated as conditions of approval for PMP 94-9-2; Parcel Map 2804B (PM 94-9-294); and Tentative Tract Map 28043 (TM 94-9-318).

II
That Conceptual Specific Plan 94-9-2 is approved based on the following conditions:

1. The Draft Conceptual Specific Plan shall be incorporated as part of this staff report.

2. The Final Conceptual Specific Plan shall be amended as adopted by the City Council.

3. That all future development applications within the CSP be reviewed for consistency with the General Plan,
document and applicable chapters of the Indio City Code. boundaries shall
the Final CSP

4. The applicant shall reach agreement with the Cities of Indio and La Quinta to resolve the street Right of Way issues.

III
Copies of this Resolution shall be forwarded to the applicant and Community Development Department.

IV
PASSED, APPROVED AND ADOPTED this 7th day of December, 1994, by the following vote, to wit:

AYES: Councilmembers Cervello, Hall, Holt, Lopez, Mayor Hunt NOES: None
ABSENT: None
ABSTAINED: None

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2699 of 3061 , .....
)
ATTEST:

City of Indio, California

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) es.

CITY OF INDIO )
., ---;
Tof.i HUNT,
r-,.-
Mayor
'-/~, ~ -
City of Indio, California
I, KAREN DODD, City Clerk of the City of Indio, do hereby certify the foregoing to be a full, true and correct copy of Resolution No. 5896 of the City Council of the City of Indio, adopted by said Council at a regular meeting on the 7th day of December, 1994.
~~ City of Indio, California

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2700 of 3061 RESOLUTION NO, 5891

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING PROJECT MASTER PLAN 94-10-1.

WHEREAS, on September 14, 1994, U.S. Home Corporation filed a Project Master Plan for a golf course and age-restricted residential community development including a neighborhood commercial shopping area, which encompasses a total of 379 acres; and
WHEREAS, on November 9, 1994, the Planning Commission of the City of Indio, conducted a duly advertised public hearing, reviewed the staff report, considered testimony both for and against the proposed Project Master Plan, and recommended approval to the City Council; and.

WHEREAS, on December 7, 1994, the City Council of the City of Indio held a legally advertised public hearing, reviewed the staff report, environmental report and considered testimony both for and against the proposed Project Master Plan and concluded the proceedings.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, HEREBY RESOLVES, TO WIT:

I
That Project Master Plan 94-10-1 is approved based on the following findings:

1. That the proposed project is consistent with the policies of the Indio General Plan 2020.

2. That the proposed project is consistent with CSP 94-9-2.3, That per Section 15168 of the California Environmental Quality Act (CEQA) Guidelines, Community Development Department staff has determined that environmental impacts associated with the proposed project have already been analyzed in the program environmental impact report prepared in 1993 for the Indio General Plan 2020 and in additional technical studies for 380 acres in the northern portion of the CSP area; conditions of approval are proposed for the project to ensure that environmental impacts associated with the project are mitigated.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2701 of 3061 II
That Project Master Plan 94-10-1 is approved baaed on the following conditions:

1. That the specific standards and guidelines
Plan 94-10-1 shall be incorporated.
as noted in Project Master

2. That any amendments made at the time of adoption of the Draft PMP 94-10-1 shall be incorporated in the Final PMP 94-10-1.

3. That the applicant shall submit for Design Review approvals, the following: all housing models, the maintenance building, the clubhouse and grounds, and all eignage.

4. That any medium density residential areas shall not exceed the maximum density allowance for Residential Medium land use designations as stated in the General Plan. The density allowance will be baaed on the Project Master Plan guidelines and shall be calculated on an overall average basis. In any event, the overall dwelling unit total will not exceed 1300 unite.

5. That overall density of the residential development shall not exceed the maximum 5.0 dwelling unite per acre.

6. That all parking spaces for residential unite shall be provided with a garage and/or covered parking spaces.

7. That the Neighborhood Commercial Shopping Center shall range in size from 120,000 to 140,000 square feet.

8. That the maximum lot coverage for single family residential units shall be 60%.

9. That the maximum height for medium density residential units shall be increased from 30 ft. to 35 ft.

10. That approval of this project shall be based on Exhibit A (the actual document).

11. That the material board shall be approved as per Exhibit G

12. That the applicant shall satisfy all Building Department, Public Works, Engineering Services, Fire Department and the appropriate sanitary district requirements. It is the responsibility of the entitled person/entity to l!'eview the project with the noted departments. ' 13. That all access points and paths of travel shall be designed to meet or exceed all handicapped requirements as outlined in applicable building codes.

14. That security looks shall be placed on all doors and windows, including eliding glass doors.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2702 of 3061 (

15. That all applicable City of Indio Capital Impact Fees and Desert Sanda Unified School District Impact Fees shall be paid at the time building permits are issued for the proposed project.

16. That sewer plans shall be submitted to the appropriate sanitary district for approval,

17. That grading plans shall be submitted to the City of Indio prior to any grading. Said plans shall address all applicable PM 10 regulations.

18. That following approval of this project the applicant shall have ninety (90) days to abate the property of all trash, debris, pubiic nuisances, and fire hazards. The applicant is to contact the Fire and Code Enforcement Departments for instructions.

19. That all utilities shall be relocated and/or buried where required.

20. That any business license ( s) shall receive approval from the Building and Fire Departments prior to issuance.

21. That all buildings shall meet or exceed the fire protection requirements of the Indio Fire Department.

22. That Fire Hydrants shall be installed per requirements of the Indio Fire Department.

23. That the applicant shall install backflow prevention devices per City of Indio Standards, including to be buried or painted a blending color and adequately screened with landscaping.
24, That on-site lighting shall be located to not create: traffic hazards, nuisances to surrounding properties, or illumination of the night sky.

Light standard design, location and illumination shall be approved by Community Development staff before installation.

25. That the applicant shall install an automatic irrigation system for all landscaped areas and that all landscaping shall be properly maintained on a continuous basis.
26, That the developer shall provide and process the formation of a lighting and landscape maintenance district. All documentation for the processing or formation of such a district shall be processed along with the final map. In the event the final map is for only a portion of the project, the district shall encompass the entire property.

27. That trees shall be planted at a rate of l for every 20 feet of parking lot street frontage plus 1 tree for every 4 linear parking stalls or 8 opposing parking stalls.
28, That all landscaped areas or planter boxes shall be protected from vehicles by concrete curbs which meet or exceed City of Indio Standards.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2703 of 3061 (

29. That curb, gutter, sidewalk and street improvements shall be made by the applicant along all project street frontage.

30. That a decorative block wall and wrought iron fence shall be constructed to enclose the property. The design of the wall shall be subject to the Design Review Process.

31. That any roof-mounted on equipment on the commercial portion shall be hidden from view by a parapet wall, at least as high as the highest piece of equipment, around the entire perimeter of the building.

32. That no roof-mounted equipment including a/c units, sat~llite dishes, and antennas, shall be located on the roof in any portion of the residential project area except for the clubhouse and maintenance buildings which may utilize roof mounted equipment if screened from view.

33. That permanent ladders shall not be located on the exterior of the building.

34. That no roof signs shall be allowed,

35. That the freestanding sign shall not encroach into the public right-of-way,

36. That no sign approval is granted with this application. Any request for signs shall be brought back to the Planning Commission for approval.

37. That any trash enclosure shall meet the city of Indio recycling and solid waste standards, have solid metal gates, and be approved by Community Development staff prior to the issuance of any building permit.

38. That any trash enclosure be designed in a manner consistent with the adjacent walls or building architecture.

39. That any trash enclosure shall be large enough to accommodate recyclable materials.

40. That the developer and eucceeaors shall create and maintain a graffiti paint-out program.

41. That the developer shall inform all potential purchasers whether or any special districts (i.e. lighting and landscaping districts) proposed for the subdivision. Said form shall be approved by Director of Public Services prior to issuance of a grading permit. not
are
the

42. That the applicant shall construct all perimeter walls/fences such that when there is an uphill aide, that side shall measure a minimum height of six (6) feet.

43. That the applicant shall construct all aide yard walls/ fence a, not in the front yard setback such that when there is an uphill aide, that side shall measure a minimum height of six (6) feet,

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2704 of 3061 ' . ,, ...
i

44. Applicant shall transmit to the city, for approval, copies of all materials utilized to inform buyers and potential buyers of the possibility of being included in a Lighting and Landscaping District.

45. Applicant shall participate in the Lighting and Landscaping District on a per lot basis for any unsold lot.

46. Applicant shall comply with all requirements of the California Regional Water Quality Control Board (Colorado River Basin Region) prior to the issuance of any permits by the City of Indio.

47. Exterior security lighting systems shall have a permit J.ssued by the Building Department.

48. Exterior security lighting systems shall not be on continuously, but shall have motion detectors installed to activate.

49. Block walls exposed to
landscaping design which
applying graffiti.
public right-of-way shall
discourages access to the
incorporate a
wall by those
SO. Applicant shall install full off-site improvements per City Standards as further modified by the Project Master Plan and the recommendations of Section VII Traffic Study report by Endo Engineering. The improvements will include complete off-site improvements on both sides of Fred Waring Drive from Jefferson Street to Burr street and south side improvements from Burr Street to the All American Canal and half-street improvements along the project frontage of Jefferson Street, Burr Street, Miles Avenue and 43rd Avenuec

51. The applicant shall retain minimum 100-year storm water on-site and comply with NPDES requirements.

52. The applicant shall provide a loop water main system acceptable to the City of Indio, Engineering Services.

53. The applicant shall provide landscaping along all exterior streets per City Standard as modified by the Project Master Plan,

54. The applicant shall provide corner setback for acceptable visibility in the intersections, as approved by Staff.

55. The applicant shall install a coordinated traffic signal at the main gate on Fred Waring Drivec

56. The applicant shall include striping and traffic control devices necessary to operate traffic safely and efficiently.
57, That the applicant shall provide all the required right-of-way per the General Plan Circulation Element as amended (reducing Burr Street to a Collector Street).

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2705 of 3061 . '
( (

58. All utility services shall be installed underground to new developments with the exception of electrical transmission lines operating at voltages at or above 92kV.

59. A ten foot wide public utility easement shall be granted adjacent to all streets for the placement of underground utilities by utility purveyors. The easement shall be shown on the final tract map title sheet and shall be signed off by the Imperial Irrigation District on the originals prior to recordation.

60. The owner/Developer/Contractor shall provide and install the underground conduit and vault system (including street lighting system, if any) complete and at their expense and to atandards established by Imperial Irrigation District.

61. Imperial Irrigation District shall have access at all times to any District facility for maintenance and emergency situations. If gated communities, provisions shall be made for this acoesa.

62. Applicant shall comply with all mitigation measures recommended in technical studies as included in Appendix B of Project Master Plan 94-10-1 or an equivalent mitigation as determined by the community Development Department . That these Conditions of Approval shall be incorporated into the Final PMP 94-10-l.

III
Copies of this Resolution shall be forwarded to the applicant and Community Development Department.

IV
PASSED, APPROVED AND ADOPTED this 7th day of December, 1994, by the following vote, to wit:

AYES: Councilmembers Cervello, Hall, Holt, Lopez, Mayor Hunt NOES: None
ABSENT·: None
ABSTAINED: None
-~-1n--~ . 7 J ;;i;:

TOM UNT, Mayor
City of Indio, California

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2706 of 3061 ATTEST:

DODD, City Clerk
City of Indio, California

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) 88,

CITY OF INDIO )
I, KAREN DODD, City Clerk of the City of Indio, do hereby certify the foregoing to be a full, true and correct copy of Resolution No, 5891 of the City Council of the City of Indio, adopted by said Council at a regular meeting on the 7th day of December, 1994.
~ City of Indio, California

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2707 of 3061 RESOLUTION NO. 5892

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 28043 (TM 94-9-318)
WHEREAS, on September 14, 1994, U.S. Horne Corporation filed a Tentative Tract Map to subdivide 185 acres of a 379 acre golf course, age-restricted residential community and neighborhood commercial shopping center project for the development of a maximum of 1300 residential units surrounding the golf course; and
WHEREAS the City processed said application pursuant to the Subdivision Map Act ( commencing with Section 66410, Title 7 of the Government Code), and the California Environmental Quality Act of 1970, as amended; and
WHEREAS, on November 9, 1994, the Planning Commission of the City of Indio, conducted a duly advertised public hearing, reviewed the staff report, considered testimony both for and against the proposed Tentative Tract Map, and recommended approval to the City Council; and
WHEREAS, on December 7, 1994, the City Council of the City of Indio held a legally advertised public hearing, reviewed the staff report, environmental report and considered testimony both for and against the proposed Tentative Tract Map and concluded the proceedings.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY RESOL YES, TO WIT:

I
That Tentative Tract Map 28043 (TM 94-9-318) is approved based on the following findings:

I. That the proposed project is consistent with the policies of the Indio General Plan 2020.

2. That the proposed project is consistent with CSP 94-9-2.

3. That the proposed project is consistent with PMP 94-I 0-1.

4. That per Section 15168 of the California Environmental Quality Act (CEQA) Guidelines, Community Development Department Staff has determined that environmental impacts associated with the proposed project have already been analyzed in the program environmental impact report prepared in 1993 for the Indio General Plan 2020 and in additional technical studies; conditions of approval are proposed for the project to ensure that environmental impacts associated with the project are mitigated.

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2708 of 3061 JI
That Tentative Tract Map 28043 (TM 94-9-318) is approved based on the following conditions:

1. That this entitlement shall expire two (2) years from the date of City Council approval unless recorded or extended.

2. That approval of this project shall be based on Exhibit A

3. That the applicant shall satisfy all Building Department, Public Works, Engineering Services, Fire Department and the appropriate sanitary district requirements. lt is the responsibility of the entitled person/entity to review the project with the noted departments.

4. That all applicable City of Indio Capital Impact Fees and Desert Sands Unified School District Impact Fees shall be paid at the time building permits are issued for the proposed project.

5. That grading plans shall be submitted to the City of Indio prior to any grading. Said plans shall comply with all applicable PM 10 regulations.

6. That following approval of this project the applicant shall have ninety (90) days to abate the property of all trash, debris, public nuisances, and fire hazards. The applicant is to contact the Fire and Code Enforcement Departments for instructions.

7. That all utilities shall be relocated and/or buried where required.

8. That any business license(s) shall receive approval from the Building and Fire Departments prior to issuance.

9. That all buildings shall meet or exceed the fire protection requirements of the Indio Fire Department.

I 0. That Fire Hydrants shall be installed per requirements of the Indio Fire Department.

11. That the applicant shall install backflow prevention devices per City of Indio Standards, including to be buried or painted a blending color and adequately screened with landscaping.

12. That on-site lighting shall be located to not create: traffic hazards, nuisances to surrounding properties, or illumination of the night sky. Light standard design, location and illumination shall be approved by Community Development staff before installation.

13. That the applicant shall install an automatic irrigation system for all landscaped areas and that all landscaping shall be properly maintained on a continuous basis. 2

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2709 of 3061 l

14. That the applicant include as part of the PM IO dust control plan tbe installation of perimeter landscaping per tbe Project Master Plan as soon as practicable after completion of tbe mass and fine grading.

15. That the developer shall provide and process the formation of a lighting and landscape maintenance district All documentation for tbe processing or formation of such a district shall be processed concurrent with the final map. In the event the final map is for only a portion of the project, the district shall encompass tbe entire property.

16. That curb, gutter, sidewalk and street improvements shall be made by the applicant along all project street frontage.

17. That a decorative block wall and wrought iron fence shall be constructed to enclose the property. The design of the wall shall be subject to the Design Review process.

18. That no sign approval is granted with this application. Any request for signs shall be brought back to tbe Planning Commission for approval.

19. That any temporary trash enclosure shall meet tbe City of Indio' s recycling and solid waste standards, have solid metal gates, and be approved by Community Development Staff prior to issuance of any building permit.

20. That all trash enclosures shall be large enough to accommodate recyclable materials.

21. That the developer and successor shall create and maintain a graffiti paint-out program.

22. That the developer shall inform all potential purchasers whether or not any special districts (i.e. lighting and landscaping districts) are proposed for the subdivision. Said form shall be approved by the Director of Public Services prior to issuance of a grading permit.

23. Applicant shall transmit to the city, for approval. copies of all materials utilized to inform buyers and potential buyers of the possibility of being included in a Lighting and Landscaping District.

24. Applicant shall cause to be recorded with the recordation of the Final Map a statement which states, "All parcels within this subdivision may be subject to annexation into a Lighting and Landscaping District."

25. Applicant shall participate in the Lighting and Landscaping District on a per lot basis for any unsold lot.

26. Applicant shall comply with all requirements of the California Regional Water Quality Control Board (Colorado River Basin Region) prior to the issuance of any permits by the City of Indio.
3

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2710 of 3061

27. Exterior security lighting systems shall have a permit issued by the Building Department.

28. Applicant shall install full off-site improvements per City Standards as further modified by the Project Master Plan and the recommendations of Section VIl Traffic Study report by Endo Engineering. The improvements will include complete off-site improvements on both sides of (' Fred Waring Drive from Jefferson Street to Burr Street and south side improvements from \ Burr Street to the All American Canal and half-street improvements along the project frontage l of Jefferson Street, Burr Street, Miles Avenue and 43rd Avenue.

29. The applicant shall retain minimum 100-year storm water on-site and comply with NPDES requirements.

30. The applicant shall provide a loop water main system acceptable to the City of Indio, Engineering Services.

31. The applicant shall provide landscaping along all exterior streets per the City Standards as modified by the Project Master Plan.

32. The applicant shall provide corner setback for acceptable visibility in the intersections, as approved by Staff.

33. The applicant shall install a coordinated traffic signal at the main gate on Fred Waring Drive.

34. The applicant shall include striping and traffic control devices necessary to operate traffic safely and efficiently.

35. That the applicant shall provide all the required right-of-way per the General Plan Circulation Element as amended (reducing Burr Street to a collector street).

36. All utility services shall be installed underground to new developments with the exception of electrical transmission lines operating at voltages at or above 92kV. 3 7. A ten foot wide public utility easement shall be granted adjacent to all streets for the placement of underground utilities by utility purveyors. The easement shall be shown on the final tract map title sheets and shall be signed off by the Imperial Irrigation District on the originals prior to recordation.
3 8. The Owner/Developer/Contractor shall provide and install the underground conduit and vault system (including street lighting system, if any) complete and at their expense and to standards established by Imperial Irrigation District.
3 9. Imperial Irrigation District shall have access at all times to any District facility for maintenance and emergency situations. If gated communities, provisions shall be made for this access. 4

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2711 of 3061

40. Applicant shall comply with all mitigation measures recommended in technical studies as included in Appendix B of Project Master Plan 94-10-1 or an equivalent mitigation as determined by the Community Development Staff.

III
Copies of this Resolution shall be forwarded to the applicant, the City Engineer and Community Development Department and the conditions cited herein shall be complied with when processing the final map.

IV
PASSED, APPROVED AND ADOPTED this 7th day of December, 1994, by the following vote, to wit
A YES: Councilmembers Cervello, Hall, Holt, Lopez, Mayor Hunt NOES: None
ABSENT: None
ABSTAINED: None
ATTEST:
.~,=N DODD, City Clerk
City oflndio, California
5 ~7J::JL:

TOM HUNT, Mayor
City ofindio, California

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2712 of 3061

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.

CITY OF INDIO )
I. KAREN DODD, City Clerk of the City of Indio, do hereby certify the foregoing to be a full, true and correct copy of Resolution No. 5892 of the City Council of the City of Indio, adopted by said Council at a regular meeting on the 7th day of February, 1995. 6 •~~=N DODD, City Clerk
City oflndio, California
' '
\

Resolution No. 10408 – Text Amendments to the RPD 5 Conceptual Specific ... Page 2713 of 3061 • 1
j
ORDINANCE NO. 1170
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA.

APPROVING A DEVELOPMENT AGREEMENT RELATING TO A MULTI-PHASED

GOLF COURSE, AGE-RESTRICTED RESIDENTIAL COMMUNITY AND
NEIGHBORHOOD COMMERCIAL DEVELOPMENT (U.S. HOME CORPORATION).

WHEREAS, the City Council of the City of Indio, California did on the 7th day of December, 1994, hold a duly noticed public hearing to consider a Development Agreement between the City of Indio and U.S. Home Corporation concerning a 380 acre multi-phased golf course, age-restricted residential community and neighborhood commercial development project within the City;
WHEREAS, at said public hearing, upon hearing and considering all testimony arguments, if any, of all interested parties desiring to be heard, said City Council did find the following facts and reasons to exist to justify a recommendation of approval:
l. That the proposed agreement is consistent with the policies of the Indio General Plan 2020.

2. That 'w...~ r 10sed agreement is consistent with the adopted Conceptual Specific Plan 94-9-2.

3. That the proposed agreement is consistent with the adopted Project Master Plan 94-10-1.

4. That per Section 15168 of the California Environmental Quality Act (CEQA) Guidelines.

Community Development Department Staff has determined that environmental impacts associated with the proposed agreement have already been analyzed in the program environmental impact report prepared in 1993 for the Indio General Plan 2020 and in additional technical studies for the 380 acre project conditions of approval are proposed for the project to ensure that environmental impacts associated with the project are mitigated.

NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Indio, California, as follows:

1. That the above recitations are true and correct and constitute the findings of the Council in this case.

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2. That the Development Agreement between the City and U.S. Home Corporation is on file in the Office of the City Clerk.

3. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published once in the Indio Post, a newspaper of general circulation, printed, published and circulated within the City of Indio and the same shall be in full force and effect thirty (30) days after its adoption.

PASSED, APPROVED and ADOPTED this I st day of February, 1995 by the following vote:

A YES: Councilmembers Cervello. Hall, Holt, Lopez, Mayor Hunt NOES: None
ABSENT: None
ABSTAINED: None
ATTEST:

CV-,sI\..CN DODD, City '--•~·-
City oflndio, California
2 ~ J J :::z:::_
TOM HUNT, Mayor
City oflndio, California

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ST ATE OF CALIFORNIA)
COUNTY OF RlVERSIDE) ss.

CITY OF INDIO )
I, KAREN DODD, City Clerk of the City ofindio, do hereby certify the foregoing to be a full, true and correct copy of Ordinance No. 1170 of the City Council of the City of Indio, duly introduced on the 18th day of January, 1995 at a regular meeting, and was passed and adopted by said City Council at a regular meeting thereof, held on the 1st day February, 1995, not being less than five (5) days after the date of introduction.
3 \
1\J-\~N DODD, City Clerk
City ofindio, California
/

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APPENDIX C
(UNDER SEPARATE COVER)

DEVELOPMENT AGREEMENT

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INITIAL STUDY/MITIGATED NEGATIVE

DECLARATION
Project Title: RDP 5 CSP and Heritage Palms PMP Text Amendments Case No. 23-06-58
Assessor’s Parcel No. Not applicable
Lead Agency Name and
Address:

City of Indio
100 Civic Center Mall
Indio, CA 92201
Project Location: Not applicable to CSP and PMP text amendments Project Sponsor’s Name and
Address:

CIP Indio, LLC c/o Capstone Advisors, Inc.
1545 Faraday Avenue
Carlsbad, CA 92008
General Plan Designation(s): Not applicable
Zoning: RDP 5 Conceptual Specific Plan (CSP); Heritage Court Project Master Plan (PMP)
Contact Person: Kevin Snyder, Community Development Director Phone Number: (760) 541-4255
Date Prepared June 23, 2023

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2 Table of Contents
CHAPTER 1: INTRODUCTION AND PROJECT DESCRIPTION ........................................... 4 CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION .............................. 9 I. AESTHETICS ................................................................................................................................. 12 II. AGRICULTURAL AND FORESTRY RESOURCES................................................................... 15 III. AIR QUALITY................................................................................................................................ 17 IV. BIOLOGICAL RESOURCES......................................................................................................... 24 V. CULTURAL RESOURCES............................................................................................................ 27 VI. ENERGY ......................................................................................................................................... 29 VII. GEOLOGY AND SOILS ................................................................................................................ 31 VIII. GREENHOUSE GAS EMISSIONS................................................................................................ 36 IX. HAZARDS AND HAZARDOUS MATERIALS ........................................................................... 40 X. HYDROLOGY AND WATER QUALITY .................................................................................... 43 XI. LAND USE AND PLANNING....................................................................................................... 48 XII. MINERAL RESOURCES............................................................................................................... 50 XIII. NOISE.............................................................................................................................................. 51 XIV. POPULATION AND HOUSING.................................................................................................... 55 XV. PUBLIC SERVICES ....................................................................................................................... 56 XVI. RECREATION................................................................................................................................ 59 XVII. TRANSPORTATION...................................................................................................................... 60 XVIII. TRIBAL CULTURAL RESOURCES ............................................................................................ 66 XIX. UTILITIES AND SERVICE SYSTEMS ........................................................................................ 68 XX. WILDFIRE ...................................................................................................................................... 73 XXI. MANDATORY FINDINGS OF SIGNIFICANCE......................................................................... 75

LIST OF EXHIBITS
Exhibit 1 Vicinity Map ......................................................................................................................................6 Exhibit 2 Location Map .....................................................................................................................................7

LIST OF TABLES
Table 1 Maximum Daily Construction-Related Emissions Summary (pounds per day)...................................20 Table 2 Maximum Daily Operational-Related Emissions Summary (pounds per day) ....................................21 Table 3 Localized Significance Thresholds Emissions (pounds per day) .........................................................22 Table 4 Projected GHG Emissions Summary....................................................................................................38 Table 5 Water Demand at the Project Buildout .................................................................................................45 Table 6 Intersection Analysis Locations............................................................................................................61 Table 7 Existing Intersection Delay and Levels of Service ...............................................................................61 Table 8 Project Trip Generation Summary ........................................................................................................62 Table 9 General Plan Buildout (2040) With and Without Project.....................................................................63 Table 10 Estimated Solid Waste Disposal at the Project Buildout....................................................................71

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3 APPENDICES
Appendix A Air Quality and GHG Modeling.....................................................................................................A Appendix B Traffic Analysis.............................................................................................................................. B Appendix C VMT Analysis ................................................................................................................................ C

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4 CHAPTER 1: INTRODUCTION
Background
The City of Indio, in adopting its 2020 General Plan (1993), created a mechanism to encourage subarea planning efforts by means of a Conceptual Specific Plan (CSP). The 2020 General Plan identified several areas throughout the city where CSPs were to be developed by designating lands with a Residential Planned Development (RPD) overlay. The RDP 5 Conceptual Specific Plan (RDP 5 CSP), created under that designation, is a planning document that articulates the overall planning framework for the RDP 5 planning area, which comprises approximately 650 acres located at the westerly entrance to the City of Indio.

Individual properties within the RDP 5 CSP planning area were required to produce a Project Master Plan (PMP) which establishes specific performance, design, and development standards for development of the site consistent with both the General Plan and the RDP 5 CSP. The Project lies within the boundaries of the Heritage Palms PMP (HP PMP), which comprises 380 acres of the RDP 5 planning area. The HP PMP proposed a master planned, age-restricted retirement community of up to 1,300 dwelling units and an 11-acre neighborhood shopping center to be located at the southeast corner of the intersection of Fred Waring Drive and Jefferson Street. The neighborhood shopping center, known as Heritage Court, was approved for construction in 2006 and is largely developed, except for one vacant pad at the northwest corner of the site. The “hard corner” pad was identified as allowing up to 10,429 square feet, and at the time was called out as a bank in the City staff report.

Project Description
No specific development project is proposed at this time. Should a development project be proposed within the boundaries of the RDP 5 CSP and HP PMP in the future, it would require review for its specific design. The current application only seeks to modify text within the RDP 5 CSP and HP PMP, most notably the allowable land uses in the Neighborhood Shopping Center designation in the PMP.

Currently, the Neighborhood Shopping Center zone in the HP PMP conditionally permits drive through uses such as banks and drug stores/pharmacies but does not permit drive through restaurants.

Text amendments are proposed to the RDP 5 CSP and HP PMP to conditionally permit drive through restaurant and coffee shop uses in the Neighborhood Shopping Center zone, and to provide quality controls for those uses. Specifically, proposed amendments would conditionally allow drive through restaurant or coffee shop uses of up to 3,500 square feet to be located at the southeast corner of Jefferson Street and Fred Waring Drive with approval of a conditional use permit (CUP). Other text modifications include revisions to architectural requirements for drive through facilities, revisions to architectural themes allowing for creative, high quality eclectic architecture, and modifications to the site development standards to reflect current conditions of the site and realistic development potential.

Analysis within this document not only addresses the RDP 5 CSP and HP PMP amendments, but also assumes the vacant hard corner pad at the southeast corner of Jefferson Street and Fred Waring Drive would develop to the maximum potential of a 3,500 square foot drive through restaurant or coffee

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5 shop. The site is approximately 0.7 acres and contains sparse vegetation (Exhibits 1 and 2). The site consists of Assessor’s Parcel Number (APN) 606-380-034 and is in the northwest portion of Section 21, Township 5 South Range 7 East, San Bernardino Baseline and Meridian. The site is designated as Neighborhood Center (NC) on the City’s 2040 General Plan land use map; however, the HP PMP is the governing land use document for the site.

Utilities and Service Providers
The following agencies and companies provide service to the RDP 5 CSP and HP PMP planning areas:

1. Sanitary Sewer: Valley Sanitary District

2. Water: Indio Water Authority

3. Electricity: Imperial Irrigation District

4. Gas: Southern California Gas Company

5. Telephone/Internet: Spectrum/Frontier

6. Trash disposal: Burrtec
Surrounding Land Uses:

Land uses surrounding the vacant hard corner pad:

North: Fred Waring Drive; Heritage Palms residential development and golf course South: Walgreens (Heritage Court Shopping Center)
East: Walmart Neighborhood Market
West: Jefferson Street, commercial shopping center
Other public agencies whose approval is required.

None.

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r--- ..., ®
..._. �TERRANOVA
PLANNING & RESEARCH, INC.

Exhibit
1 RDP 5 CSP and HP PMP Amendments
Project Vicinity Map ----- Indio, California 0

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Exhibit
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� � TERRA NOVA 02
PLANNING & RESEARCH, 1Nc.

RDP 5 and HP PMP Amendments
Project Location Map __ ______,;,,...._
Indio, California __

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8 Environmental Factors Potentially Affected:

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

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

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9 CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION
DETERMINATION: The City of Indio Planning Department finds On the basis of this initial evaluation:

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

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

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

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

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

Kevin Snyder, Community
Development Director
City of Indio Date

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10 PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within this report, the Initial Study will be used in support of the preparation of a Mitigated Negative Declaration.

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

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

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12 I. AESTHETICS
Except as provided in Public Resources
Code Section 21099, would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a
scenic vista? X
b) Substantially damage scenic resources,
including, but not limited to, trees,
rock outcroppings, and historic
buildings within a state scenic
highway?
X
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and
its surroundings? (Public views are
those that are experienced from
publicly accessible vantage point). If
the project is in an urbanized area,
would the project conflict with
applicable zoning and other
regulations governing scenic quality?
X
d) Create a new source of substantial light
or glare which would adversely affect
day or nighttime views in the area?
X
Sources: Indio 2040 General Plan.

Environmental Setting
The City of Indio, including the Project site, is located in the Coachella Valley which is a 45-milelong desert valley in Riverside County, southeast from the San Bernardino Mountains to the northern shore of the Salton Sea. The Project site is currently vacant and undeveloped, and occurs in an urban environment on the western boundary of the city. Land uses in the immediate vicinity of the site include commercial uses and major roadways, with residential neighbors further away in all directions.

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

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in impacts to aesthetic resources. The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

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13 Discussion of Impacts
a) Less Than Significant Impact. The Project site is located in an urbanized area of Indio that supports a mix of development, including commercial and residential land uses. The Project site is currently vacant and bounded by Fred Waring Drive and single-family residential development to the north, commercial uses to the east and south, and Jefferson Street and commercial development to the west. Structures on these properties are consistent with other urban development in the area in scale and do not exceed 25 to 30 feet in height.

From the subject property, scenic views of the San Bernardino Mountains are to the north and east, views of the Santa Rosa Mountains are to the south and west, and views of the San Jacinto Mountains are to the northwest. The site is located approximately 1.85 miles northeast of the Santa Rosa Mountain foothills, 7.5 miles southwest of the San Bernardino Mountain foothills, and 8 miles east of the San Jacinto Mountain foothills. The site is located on the valley floor and views of the lower elevations of the mountains are blocked by intervening development in all directions. However, middle and upper elevations of the mountains are visible above. The site is 3.88 miles southwest of the Indio Hills foothills, however due to their low-lying elevation, scenic vistas are largely obstructed by intervening development and cannot be viewed from the Project site.

The Project proposes text amendments to the RDP 5 CSP and HP PMP to conditionally allow drive through restaurants of up to 3,500 square feet at the corner of Jefferson Street and Fred Waring Drive. The maximum building height of 30 feet currently allowed in the PMP development standards for the site will remain, and future development of the site will be developed in accordance with these development standards. The allowable building height of 30 feet is consistent with existing commercial structures in the Heritage Court shopping center and surrounding commercial and residential developments.

Viewers to the east of the site (Walmart) enjoy views of the middle and upper elevations of the San Jacinto Mountains to the west and Santa Rosa Mountains to the southwest. Views of the lower mountain elevations are largely obstructed from existing single-story commercial and residential developments. The proposed Project would partially obstruct these views to the west to some extent, however, the nearest structure (Walmart) is located approximately 365 feet east of the Project site boundary, a distance which would lessen these impacts. Views of the mid-range and peaks of the Santa Rosa and San Jacinto Mountains would remain, and views to the north, east, and south would remain.

Lands immediately to the north of the site, and north of Fred Waring Drive, include the Heritage Palms golf course and residential development. The nearest Heritage Palms residence is located 530 feet northeast of the Project site. Viewers from the north, looking to the south would experience blocked views of the Santa Rosa Mountains that a comparable to current conditions due to existing developments, however views to the southwest and west would remain.

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14 Viewers from the south (Walgreens, commercial uses) would not lose views of the foothills from the south or west. Distant views of the San Bernardino Mountains to the north would be partially obstructed, however due to their distance and current level of existing development obstruction, impacts are expected to be less than significant.

Lands to the west, located in the City of La Quinta, are currently developed as commercial/retail (CVS shopping center). Views to the east of the shopping center are limited.

Views to the northeast, north, west and south will not be impacted by future development of the site.

The mountains are located sufficiently far enough away from the Project site and surrounding properties that views of much of the mid- and upper elevations would be preserved. Overall, impacts to scenic vistas 0.
from future development of the site are considered less than significant. b) No Impact. The Project site is not located along a state scenic highway and does not contain any scenic resources, including trees, rock outcroppings or historic buildings. No impact to these resources will occur.
c) Less Than Significant Impact. The Project site is located in an urbanized area and is currently vacant. Surrounding development consists of single-story commercial buildings and major roadways, with residential developments further away in all directions. Proposed amendments to the HP PMP development standards are limited to removing restrictions on lot coverage and commercial setback requirements and refining the architectural theme guidelines to allow for flexible, high quality designs. Future development of the site will be consistent with the development standards of the HP PMP, and therefore, impacts associated with visual character are expected to be less than significant.
d) Less Than Significant Impact. The Project site is located in an urban environment that includes existing sources of light and glare associated with nearby commercial and residential land uses. Nearby sources of light include exterior lighting on commercial and residential buildings, street lighting, and passing vehicle headlights. Currently, there are no existing sources of light on the Project site.

Future development of the site can be expected to generate increased levels of light and glare from interior and exterior building lighting, safety and security lighting, landscape lighting, and vehicles accessing the site during the day and nighttime. Glare can also be expected from building windows during the day and nighttime. However, lighting and glare levels are not expected to exceed typical levels within the surrounding urban environment. Future development of the site will be designed in accordance with the City’s standards and will properly shield light fixtures to minimize spillage onto adjacent properties. The City’s Lighting Design Standards (Unified Development Code 3.02.11) will be incorporated to assure that future development light and glare impacts will be less than significant.

Mitigation Measures: None; Monitoring: None.

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15 II. AGRICULTURAL AND

FORESTRY RESOURCES
In determining whether impacts to agricultural
resources are significant environmental effects, lead
agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as
an optional model to use in assessing impacts on
agriculture and farmland. In determining whether
impacts to forest resources, including timberland,
are significant environmental effects, lead agencies
may refer to information compiled by the California
Department of Forestry and Fire Protection
regarding the state’s inventory of forest land,
including the Forest and Range Assessment Project
and the Forest Legacy Assessment Project; and
forest carbon measurement methodology provided
in Forest Protocols adopted by the California Air
Resources Board.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of
the California Resources Agency, to
non-agricultural use?
X
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
X
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
section 12220(g)), timberland (as
defined by Public Resources Code
section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
X
d) Result in the loss of forest land or
conversion of forest land to non-forest
use?
X
e) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest
use?
X
Sources: Indio 2040 General Plan; Draft EIR for the City of Indio 2040 General Plan Update; California Department of Conservation Important Farmland Finder; Riverside County – Map My County.

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16 Environmental Setting
Areas of limited agricultural activity occur primarily in the southern and eastern parts of the city, including 3,203 acres of State-designated Prime or Unique Farmland, or Farmland of Local Importance.1 However, more than half of that land (1,729.7 acres) is not in agriculture, and has been disturbed or developed. The City’s General Plan does not include Forestry or Forest Production designations, nor does the city have zones for these uses. The city occurs on the Coachella Valley floor, and no forestry or forest production lands occur in the desert climate.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in impacts to agricultural and forestry resources. The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

Discussion of Impacts
a-c) No Impact.

Conversion of farmland: According to the California Department of Conservation the Project site is designated “Urban and Built-Up Land” and is not currently in agricultural use.2 The Project site is currently vacant and designated for commercial land development. The proposed Project will not result in any changes to lands designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance by the California Dept. of Conservation, nor to lands used for agricultural purposes, and no impact will occur.

Williamson Act: The Project site is not under Williamson Act contract.3 The site is designated for commercial land uses and has been for many years. The Project will not conflict with zoning for agricultural uses or a Williamson Act contract. No impact is anticipated. d, e) No Impact.

Forest Land: The City of Indio does not contain any forest land, timberland, or timberland zoned for timberland production. Thus, the proposed Project will not result in the loss or conversion of forest land to non-forest use.4
As discussed above, the Project site is zoned for commercial development and has not been in agricultural production. There will be no impact related to the conversion of forest or agricultural land.

Mitigation Measures: None required; Monitoring: None required. 1 City of Indio 2040 General Plan. 2 California Important Farmland Finder, California Department of Conservation. https://maps.conservation.ca.gov/DLRP/CIFF/ 3 Riverside County – Map My County v10. https://gis1.countyofriverside.us/Html5Viewer/?viewer=MMC_Public 4 Draft EIR for the City of Indio 2040 General Plan Update – Page 7-1.

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17 III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution control
district may be relied upon to make the
following determinations. Would the Project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation
of the applicable air quality plan? X
b) Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment under an applicable federal or state ambient air quality standard?
X
c) Expose sensitive receptors to substantial
pollutant concentrations? X
d) Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
X
Sources: Indio 2040 General Plan; 2022 South Coast AQMP; CalEEMod model, version 2020.4.0; United States Environmental Protection Agency Nonattainment Areas for Criteria Pollutants; SCAQMD Guidance Document, Chapter 2 Air Quality Issues Regarding Land Use.

Environmental Setting
The Coachella Valley is in the Salton Sea Air Basin (SSAB), which includes part of Riverside County and all of Imperial County. The SSAB is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). All development within the SSAB is subject to the 2022 SCAQMD Air Quality Management Plan (AQMP), and the Coachella Valley region is subject to the 2003 Coachella Valley PM10 State Implementation Plan (CV PM10 SIP). SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The Project site is within Source Receptor Area (SRA) 30, which includes monitoring stations in Palm Springs, Indio, and Mecca.

Criteria air pollutants are contaminants for which state and federal air quality standards have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (O3), and is in attainment for PM2.5, except the City of Calexico. Ambient air quality in the SSAB, including the Project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or vinyl chloride.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in air quality impacts.

However, future development of the site will result in air quality impacts during construction and operation. The California Emissions Estimator Model (CalEEMod) Version 2020.4.0 was used to project air quality emissions that will be generated by the Project (Appendix A). The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

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18 Discussion of Impacts
a) No Impact. According to CEQA, a significant air quality impact could occur if the proposed project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The Project site is within the Salton Sea Air Basin (SSAB) and will be subject to SCAQMD’s 2022 AQMP and the 2003 Coachella Valley PM10 SIP. The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants.

As “extreme” and “severe 15” nonattainment areas5 (for the South Coast and Coachella Valley, respectively), the 2022 AQMP focuses on efforts to ensure the South Coast and Coachella Valley basins attain the 2015 8-hour ozone standard of 70 parts per billion.

The AQMP is based, in part, on the land use plans of jurisdictions in the region. According to the City of Indio 2040 General Plan and Uniform Development Code, the Project site is designated Neighborhood Center which allows a variety of neighborhood-serving retail and commercial uses, housing of various types, other neighborhood-serving amenities, and community-gathering spaces for residents. The NC designation currently allows drive through restaurants with a Conditional Use Permit (CUP). However, the RDP 5 CSP and HP PMP currently prohibit drive through restaurants. The Project proposes amendments to the RPD-5 CSP and HP PMP text to conditionally permit drive through restaurants up to 3,500 square feet with a CUP. The proposed land use is consistent with the City’s 2040 General Plan and zoning designation, and therefore compliant with the land use assumptions in the 2022 AQMP.

The South Coast Air Quality Management District works directly with the Southern California Association of Governments (SCAG), among other local, state, and federal government agencies. SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020 RTP/SCS) to comply with the metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and transportation controls of the AQMP. Projects that are consistent with the projections of population forecasts are considered consistent with the AQMP. Future development of the site would be implemented in accordance with all applicable rules and regulations contained in those plans in an effort to meet the applicable air quality standards, because the commercial land use was included in the SCAG analysis.

A project is considered to be in conformity with adopted air quality plans if it adheres to the requirements of the SCAQMD Rule Book, AQMP, and adopted and forthcoming control measures, and is consistent with growth forecasts in the applicable plan(s) (or is directly included in the applicable plan). Conformity with growth forecasts can be established by demonstrating that a project is consistent with the land use plan that was used to generate the growth forecast. A non-conforming project would be one that increases the gross number of dwelling units, increases the number of vehicle trips, and/or increases the overall vehicle miles traveled in an affected area relative to the applicable land use plan. 5 Designated areas that do not meet the National Ambient Air Quality Standard According to the U.S. Environmental Protection Agency.

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19 Currently, drive through restaurants are conditionally permitted uses in the General Plan and Zoning designation; however, drive through restaurants are prohibited in the RDP 5 CSP and PMP. The Project proposes RDP 5 CSP and PMP text amendments to conditionally allow drive through restaurants on the proposed site, which is consistent with the NC General Plan and zoning designation for the site.

The City’s General Plan and zoning designations were used to develop population forecasts in the above-described RTP/SCS, and the RTP/SCS served as the basis for the AQMP. The text amendments do not propose residential uses, would not increase the allowed density specified for the Neighborhood Center designation, and therefore would not impact population, as employees of the future development are expected to be residents of the city and region.

In summary, the Project will be part of anticipated growth and does not increase the residential land use assumptions used in the SCAG analysis. The proposed Project would be implemented in accordance with all applicable rules and regulations contained in these plans to meet the applicable air quality standards. Therefore, the Project will be consistent with the AQMP and will not conflict with or obstruct implementation of the plan. No conflict will occur. b) Less Than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. The SSAB is a nonattainment area for PM10 and Ozone. Therefore, if a project’s construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and significant.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in air quality impacts, however future development of the site will result in the emission of criteria pollutants during construction and operation. The air quality emissions to be generated by the proposed Project were projected using the California Emissions Estimator Model (CalEEMod) Version 2020.4.0 (Appendix A). The proposed Project will release criteria air contaminants during the construction and operation phases, as shown in Tables 1 and 2, respectively.

Construction Emissions:

For analysis purposes, it is assumed that buildout of the site would occur over a 5-month period.

Construction-related criteria pollutant emissions will be temporary and will end once construction is complete. It was assumed that the 0.7-acre site would develop a 3,500 square foot drive through restaurant or coffee shop. The site has been previously graded, therefore it was assumed that soil materials would balance on-site. The construction period includes site preparation, grading, paving, building construction, and application of architectural coatings.

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20 Table 1
Maximum Daily Construction-Related Emissions Summary (pounds per day) Construction Emissions CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 7.66 10.19 9.92 0.01 2.87 1.56
SCAQMD Thresholds 550.0 100.0 75.0 150.0 150.0 55.0
Exceeds? No No No No No No
Source: CalEEMod model, version 2020.4.0
Emissions generated by construction activities will not exceed the SCAQMD thresholds for any criteria pollutants during construction, as shown in Table 1. The data shown in the table represents daily unmitigated emissions over the 5-month construction period, assuming standard dust control measures have been applied to the particulate matter emissions.

Applicable best management practices, such as proper maintenance and limited idling of heavy equipment, phased application of architectural coatings, and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. In addition, per SCAQMD Rule 403 (403.1 specific to the Coachella Valley), a Dust Control Plan must be prepared and implemented by all contractors during all construction activities, including ground disturbance, grubbing, grading, and materials import and export to further reduce criteria pollutants. The Plan may include but is not limited to the following best management practices:
• Treated and stabilized soil where activity will cease for at least four consecutive days; • All construction grading operations and earth moving operations shall cease when winds exceed 25 miles per hour;
• Water site and equipment morning and evening and during all earth-moving operations; • Operate street-sweepers on impacted paved roads adjacent to site; • Establish and strictly enforce limits of grading for each phase of construction; • Wash off trucks as they leave the project site to control fugitive dust emissions • Cover all transported loads of soils, wet materials prior to transport, provide freeboard (space from the top of the material to the top of the truck) to reduce PM10 and deposition of particulate matter during transportation
• Use track-out reduction measures such as gravel pads at project access points to minimize dust and mud deposits on roads affected by construction traffic.

Given that the air quality management district’s thresholds for criteria pollutants will not be exceeded, and standard best management practices will be applied during construction, impacts will be less than significant.

Operational Emissions:

Over the life of a project, ongoing emissions will occur – these are referred to as operational emissions. They include areas source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions.

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21 Future development of a 3,500 square foot drive through restaurant or coffee shop will generate approximately 1,494 daily trips.6 Projected emissions at build out, as shown in Table 2, indicate that operational emissions will not exceed the SCAQMD thresholds of significance for any criteria pollutants. Impacts related to operational emissions are thus anticipated to be less than significant.

Table 2
Maximum Daily Operational-Related Emissions Summary
(pounds per day)
CO NOx ROG SO2 PM10 PM2.5
Operational Emissions 16.64 2.83 4.45 0.02 1.90 0.53
SCAQMD Thresholds 550.0 100.0 75.0 150.0 150.0 55.0
Exceeds? No No No No No No
Source: CalEEMod model, version 2020.4.0
Cumulative Contribution: Non-Attainment Criteria Pollutants Given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions, cumulative air quality is evaluated on a regional scale. As previously discussed, the Coachella Valley portion of the SSAB is a nonattainment area for ozone and PM10. Any development resulting in emissions of PM10, ozone, or ozone precursors will contribute to some extent to the existing regional nonattainment designations.

While the SCAQMD does not currently provide thresholds of significance to assess the cumulative emissions of multiple projects, nor does it recommended the quantified analysis of multiple development projects, it is recommended that a project’s potential cumulative contributions be analyzed using the criteria for project-specific impacts. SCAQMD states that if an individual development generates less than significant construction or operational emissions, that it would not generate a cumulatively considerable increase in emissions for those pollutants for which the region is in nonattainment.

PM10, CO, NOX, and ROG emissions related to future development of the site under the proposed RDP 5 CSP and HP PMP text amendments are projected to be below the SCAQMD thresholds, as shown in Tables 1 and 2. As discussed above, standard best management practices, including a Dust Control Plan will be implemented in accordance with SCAQMD Rule 403.1. The future development of the site will contribute to incremental emissions, but the impacts will not be cumulatively considerable on regional PM10 or ozone levels. c) Less Than Significant Impact. The nearest sensitive receptors are residents in Heritage Palms located 530 feet (161 meters) northeast of the Project site. To determine if development of the site has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look-Up Table was used.

Based on the Project’s size and proximity to existing housing, the 1-acre site tables at a distance of 100 meters were used for air quality analysis. Table 3 shows on-site emission concentrations 6 According to the Trip Generation Assessment prepared by Urban Crossroads, Inc. June 2023.

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22 for Project construction and operation will not exceed LST thresholds. Overall, the impacts will be less than significant.

Table 3
Localized Significance Thresholds Emissions
(pounds per day)
CO NOx PM10 PM2.5
Construction
Maximum Emissions 7.66 10.19 2.87 1.56
LST Threshold 2,565 238 35 10
Exceed? No No No No
Operation
Maximum Emissions 16.64 2.83 1.90 0.53
SCAQMD Thresholds 2,565 238 9 3
Exceed? No No No No
Emission Source: CalEEMod model, version 2020.4.0
LST Threshold Source: LST Mass Rate Look-up Table, SCAQMD.

Health Impacts
As shown in Tables 1 through 3, future development of the Project site will result in criteria emissions that are below the SCAQMD significance thresholds and would not violate any air quality standard or contribute substantially to an existing or projected air quality violation.

With today’s technology, it is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact an individual’s health.

There are several factors that make predicting a Project-specific numerical impact difficult:
• Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions and diet and exercise levels tend to vary across a population. • Due to the dispersing nature of pollutants, it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or emission level-to-health risk ratios.

Due to the limitations described above, the extent to which future development of the site poses a health risk is uncertain but unavoidable. It is anticipated that impacts associated with all criteria pollutants will be less than significant overall, and that health effects will also be less than significant.
d) Less Than Significant Impact. Some land uses can be sources of odors that, while not necessarily physically harmful, may be unpleasant and distressing to the public. The SCAQMD identifies land uses such as agriculture, chemical plants, composting operations, dairies, fiberglass molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment

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23 plants, as more likely to generate odors.7 The Project would allow development of a drive through restaurant/coffee shop which may produce some odors from food prep, landscaping and maintenance activities, but are not likely to produce any objectionable odors long term.

While some odors may be generated on-site during construction, their production will be short term and, even while ongoing, they are expected to disperse quickly with distance from the construction site. Impacts from objectionable odors are thus anticipated to be less than significant.

Mitigation Measures: None required.

Monitoring: None required.
7 SCAQMD Guidance Document, Chapter 2 Air Quality Issues Regarding Land Use, p.2-2.

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24 IV. BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
X
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
X
c) Have a substantial adverse effect on State or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
X
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
X
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
X
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
X
Sources: Indio 2040 General Plan; GoogleEarh; Project materials.

Environmental Setting
The Coachella Valley is located within the Sonoran Desert, a subdivision of the Colorado Desert. The Sonoran Desert contains a wide range of biological resources that are highly specialized and endemic to the region. The central portion of the valley, in which the Project site is located, is composed of sand dunes and sand fields that are divided into three sub-communities: active sand dunes, active sand fields, and stabilized and partially stabilized desert sand fields.

A wide range of common plant species, such as mesquite, smoke tree, desert holly, creosote bush, and palo verde, are supported by the conditions present in the valley, as are a wide range of wildlife species.

Bird species include golden eagle, western burrowing owl, and others. There are also a range of sensitive plant and animal species present in the Coachella Valley, some of which have been listed as threatened or endangered by federal and state agencies.

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25 Within the Coachella Valley region, some plant species that are federally listed as endangered include the Coachella Valley milkvetch and triple-ribbed milkvetch. Threatened or endangered wildlife species include the Peninsular bighorn sheep, Casey's June beetle, Coachella Valley fringe-toed lizard, arroyo southwestern toad, and mountain yellow-legged frog. Sensitive bird species include the least Bell’s vireo and southwestern flycatcher, both listed as endangered. In addition, there are several species of birds considered “sensitive” by state and federal wildlife resource agencies.

The city is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), a comprehensive regional plan encompassing approximately 1.1 million acres in the Coachella Valley that addresses the conservation needs of 27 native flora and fauna species and 27 natural vegetation communities. The City of Indio is a CVMSHCP Permittee and subject to its provisions.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in impacts to biological resources. The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

Discussion of Impacts
a) No Impact. The proposed Project site is currently vacant and has been heavily disturbed by previous grading activities. Ornamental parkway landscaping is located immediately adjacent to the site, however vegetation coverage on-stie is generally sparse with regrowth of desert grasses. The surface soils are composed mainly of wind-blown fine-grained sand and are heavily compacted due to previous grading. Land use in the immediate vicinity is dominated by commercial uses and major roadways, with residential neighborhoods further away in all directions. Due to the disturbed nature of vegetation and soils, the Project site has a very low to low potential to harbor sensitive wildlife species.

Burrowing owl is a state species of special concern that resides in open dry grasslands and desert areas. The CVMSHCP and State law prohibit the take of burrowing owl and typically require pre-construction surveys to assure impacts to the species are mitigated. However, given the highly disturbed nature of site (previous grading), it has been determined that the site lacks suitable habitat for burrowing owl and mitigation measures are not necessary.

The existing vegetation on and adjacent to the property would have a low potential to provide nesting opportunities for birds covered under the Migratory Bird Treaty Act (MBTA). Similar to burrowing owl protocol, pre-construction surveys are typically required when suitable habitat is present to assure impacts to the species are mitigated. However, given the highly disturbed nature of site (previous grading), it has been determined that the site lacks suitable habitat for nesting birds and mitigation measures are not necessary.

The implementation of the RDP 5 CSP and HP PMP text amendments would not significantly change impacts to biological resources, because the 0.7 acre pad/site was previously graded when the existing Heritage Court shopping center was constructed. Due to the highly disturbed

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26 nature of the site, and lack of suitable habitat for sensitive or special status species, there will be no impacts as a result of future development of the site. b) No Impact. The Project site does not contain any riparian habitat or sensitive natural communities protected by local plans, the California Department of Fish and Wildlife, or U.S.

Fish and Wildlife Service. The site is isolated by existing roadways and urban development.

Onsite soils have been disturbed by previous grading activity, and onsite vegetation is limited to only sparse shrubs and desert grass. No Project-related impacts would occur, and no mitigation measures would be required.
c) No Impact. The Project site is located inland and does not contain any streams, marshes, protected wetlands, or vernal pools protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Project-generated runoff will be managed onsite.

No Project-related impacts would occur and no mitigation measures would be required. d) No Impact. Surrounding lands include commercial properties and major roadways. No wildlife corridors or biological linkages are mapped, known, or expected on the Project site.

Although it may provide marginal habitat for burrowing owls and migratory birds, the Project site is not identified as a nursery site. Therefore, future development of the site will not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. No impact is expected.
e, f) No Impact. The proposed Project will not conflict with any local policies or ordinances regarding the preservation of biological resources. It will comply with the City of Indio General Plan Policy CE-7.1, ensuring the development is consistent with federal, state, and regional regulations for habitat and species protection.8 The Project site is located within the CVMSHCP fee area but is not within a conservation area. The Project site is located approximately 4.2 mile southwest of the East Indio Hills Conservation Area, which will not be impacted by development of the Project.

The Project will not conflict with any policies or ordinances that protect biological species, or any habitat conservation plans or natural community conservation plans. Impacts are expected to be less than significant
Mitigation Measures: None required.

Monitoring: None required.
8 City of Indio General Plan 2040 – Conservation, p. 8-18

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27 V. CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource
pursuant to § 15064.5?
X
b) Cause a substantial adverse change in the
significance of an archaeological
resource pursuant to § 15064.5?
X
c) Disturb any human remains, including
those interred outside of formal
cemeteries?
X
Sources: City of Indio 2040 General Plan.

Environmental Setting
Section 15064.5 of the CEQA Guidelines generally defines a historic resource as a resource that is:
(1) Listed in, or determined to be eligible for listing in the California Register of Historical Resources (California Register);
(2) Included in a local register of historical resources (pursuant to Section 5020.1(k) of the Public Resources Code); or
(3) Identified as significant in an historical resources survey (meeting the criteria in Section 5024.1(g) of the Public Resources Code).

Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register. The California Register automatically includes all properties listed in the National Register of Historic Places (National Register) and those formally determined to be eligible for listing in the National Register.

Section 15064.5(a)(3)(D) of the CEQA Guidelines generally defines archaeological resources as any resource that “has yielded, or may be likely to yield, information important in prehistory or history.” Archaeological resources are features, such as tools, utensils, carvings, fabric, building foundations, etc., that document evidence of past human endeavors and that may be historically or culturally important to a significant earlier community.

The City of Indio is located in the Coachella Valley, which is the traditional home of the Cahuilla Indians. The Cahuilla were a Takic-speaking people consisting of hunters and gatherers who are generally divided into three groups based on their geographic setting: the Pass Cahuilla of the Beaumont/Banning area; the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains; and the Desert Cahuilla from the Coachella Valley, as far south as the Salton Sea.

The areas of highest archaeological resources in the City are known to occur in the west and east within the ancient Lake Cahuilla shoreline. However, there is the potential for archaeological resources

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28 to be encountered in any location in the City. Although archaeological resources are much more likely to be encountered in undeveloped parcels of land, subsurface archaeological resources may be encountered in areas that have been developed, but have not been subject to extensive subsurface disturbance (excavation).

A number of potential historic and prehistoric sites and structures have been recorded in the City.

Established in 2008, the City of Indio Historic Resource List currently includes a total of 39 buildings that are eligible or potentially eligible as historic resources. An additional 19 properties are included on the City’s list as warranting evaluation.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in impacts to cultural resources. The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

Discussion of Impacts
a, b) Less than Significant Impact. The site is currently vacant and was previously graded during construction of the Heritage Court shopping center that was initiated in 2004. No historical or archeological resources were discovered pre-construction surveys or during construction of the shopping center, including grading of the subject site. Future development of the site may require additional grading, however excavation depths would not exceed previous excavation depths and would therefore have no potential to disturb previously unidentified resources.

Therefore, additional surveys or formal evaluations are not required. Impacts will be less than significant.

Native American Consultation
The City is conducting Tribal consultation, as required by AB 52. The results of consultation will be included either as mitigation prior to the adoption of the Initial Study, or as conditions of approval for future development of the site. Due to the requirements of AB 52 consultation, impacts are considered less than significant.
c) No Impact. No cemeteries or human remains are known to occur on-site. It is unlikely that human remains will be uncovered during future site development because the site was previously graded in 2004 as part of the Heritage Court shopping center construction. Should human remains be uncovered during grading of the site, California law requires that all activity stop, that the coroner be notified, that he or she determine the nature of the remains, and whether Native American consultation will be required. This requirement of law assures that there will be no impact to cemeteries or human remains.

Mitigation Measures: None required.

Monitoring: None required.

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29 VI. ENERGY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation?
X
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
X
Sources: Project materials.

Environmental Setting
Nuclear energy, fossil fuels (oil, coal and natural gas) and renewable sources like wind, solar, geothermal and hydropower are various sources of energy. The electrical energy to the City is provided by Imperial Irrigation District (IID). IID has existing facilities in the major roadways adjacent to the Project site. Natural gas to the City is provided by the Southern California Gas Company (SoCalGas).9 SoCalGas has existing underground pipelines in the major roadways adjacent to the Project site.

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in impacts to energy.

The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

Discussion of Impacts
a, b) Less Than Significant Impact. Future development of the Project site will utilize energy resources during both construction and operational activities. Construction related energy demand comes from the operation of construction equipment and the manufacturing of construction materials. Fuel consumed by construction equipment, such as petroleum and diesel, would be the primary energy resource expended over the course of construction.

However, petroleum and diesel use during construction would be temporary and minimal and would not be wasteful or inefficient.

Operational energy demand primarily comes from building/site lighting, HVAC systems.

Future commercial space and/or drive through restaurants/coffee shops will be constructed in accordance with the Building Code, California Green Building Code, and Energy Code in effect at the time that development occurs, to ensure the most efficient construction/building technologies are used, which will benefit overall building operations, ensure energy efficiency and reduce wasteful and unnecessary consumption of energy resources. These requirements of law assure that future buildings on the site will not waste energy. 9 SoCalGas, Company Profile, https://www.socalgas.com/about-us/company-profile, Accessed June 2023.

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30 Operation would also result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. Although the Project will result in a direct increase in VMTs, the Project will not interfere with increased fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation. The Project site is located within a local-serving shopping center and transit, which reduces vehicle trips, trip length and the consumption of fuel. Impacts were determined to be less than significant.

IID is committed to promoting renewable energy generation for its own operations and throughout the community. To date (2023), IID has met or exceeded all Renewable Portfolio Standard (RPS) requirements, procuring renewable energy from diverse sources, including biomass, biowaste, geothermal, hydroelectric, solar and wind. By 2030, IID aims to source 50 percent of its retail electricity from renewable sources. SoCalGas is also committed to energy and climate sustainability and investing in a diverse portfolio of technologies and applications to decarbonize, including the use of cleaner fuels like renewable natural gas. SoCalGas aspires to achieve net zero GHG emissions in both operations and delivery of energy by 2045.

The City’s Climate Action Plan also promotes local generation of renewable energy. The Project will comply with the solar and zero net energy requirements in the adopted California Building Code and will not interfere with any state or local plan that promotes renewable energy or energy efficiency. Adherence to the applicable state standards enforced by IID and SoCalGas will ensure the development is consistent with current energy standards and conservation goals laid out in the City’s Climate Action Plan. Therefore, impacts related to energy will be less than significant.

Mitigation Measures: None required.

Monitoring: None required.

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31 VII. GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including
the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or based
on other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42.

X
ii) Strong seismic ground shaking? X
iii) Seismic related ground failure,
including liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the
loss of topsoil? X
c) Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the Project, and
potentially result in on-or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
X
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial direct or indirect risks to life
or property?
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal
systems where sewers are not available
for the disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or
unique geologic feature?
X
Sources: Indio 2040 General Plan.

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32 Environmental Setting
Geology
The geology and seismicity of the Coachella Valley are primarily influenced by the tectonics of the San Andreas and San Jacinto fault systems. The San Andreas Fault is a continental transform fault that extends roughly 750 miles through California. It forms the tectonic boundary between the Pacific Plate and the North American Plate, and its motion is right-lateral strike-slip (horizontal). The San Jacinto Fault Zone (SJFZ) is a major strike-slip fault zone that runs through San Bernardino, Riverside, San Diego, and Imperial Counties in Southern California. The SJFZ is a component of the larger San Andreas transform system and is considered to be the most seismically active fault zone in the area.

The Project site is located within the Colorado Desert Physiographic Province (also referred to as the Salton Trough) that is characterized as a northwest-southeast trending structural depression extending from the Gulf of California to the Banning Pass. The Salton Trough is dominated by several northwest trending faults, most notably the San Andreas Fault system. The Salton Trough is bounded by the Santa Rosa - San Jacinto Mountains on the southwest, the San Bernardino Mountains on the north, the Little San Bernardino - Chocolate - Orocopia Mountains on the east and extends through the Imperial Valley into the Gulf of California on the south.

The Salton Trough is an internally draining area with no readily available outlet to the Gulf of California and with portions well below sea level (-253' msl). The region is intermittently blocked from the Gulf of California by the damming effects of the Colorado River delta (current elevation +30'msl). Between about 300 AD and 1600 AD (to 1700) the Salton Trough has been inundated by the River's water, forming ancient Lake Cahuilla (max. elevation +58' msl). Since that time the floor of the Trough has been repeatedly flooded with other "fresh" water lakes (1849, 1861, and 1891), the most recent and historically long lived being the current Salton Sea (1905). The sole outlet for these waters is evaporation, leaving behind vast amounts of terrestrial sediment materials and evaporite minerals. The Salton Sea is located southeast of the valley.

Soils
Episodic flooding of major regional drainages, including the Whitewater River, results in the deposition of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the central valley floor. Regional soils range from rocky outcrops within the mountains bordering the valley to coarse gravels of mountain canyons and recently laid fine- and medium-grained alluvial (stream deposited) and aeolian (wind deposited) sediments on the central valley floor.

Paleontological Resources
Paleontological resources are the fossilized remains of prehistoric animals and plants, created more than 12,000 years ago in the Pleistocene era. Fossils are usually buried resources, and often cannot be identified on the surface. A relatively thick sequence (20,000 feet) of sediment has been deposited in the Coachella Valley portion of the Salton Trough from the Miocene era to present times. These sediments are predominantly terrestrial in nature with some lacustrine (lake) and minor marine deposits. The major contributor of these sediments has been the Colorado River. The mountains surrounding the Coachella Valley are composed primarily of Precambrian metamorphic and Mesozoic "granitic" rock.

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33 The majority of the City is in a high sensitivity area for paleontological resources, due to the presence of ancient Lake Cahuilla. The lakeshore and lakebed have yielded resources associated with the repeated stands of the ancient lake. These resources have included snails and bivalves, and some small mammal bones. The Project site is located outside of the ancient Lake Cahuilla shoreline and in a low sensitivity area (General Plan Figure 4-5.3).

The proposed RDP 5 CSP and HP PMP text amendments will not directly result in geological impacts.

The following analysis assumes maximum buildout potential of the vacant site at the southeast corner of Jefferson Street and Fred Waring Drive under the proposed revisions.

Discussion of Impacts
a, i) No Impact. Fault rupture occurs when movement on a fault deep within the earth breaks through to the surface. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from fault rupture hazards. Regarding future development, the Project site is not located within or adjacent to any fault or included in any Alquist-Priolo Earthquake Fault Zone. The nearest earthquake fault is the San Andreas Fault (Coachella Section), which is located approximately 3.85 miles northeast of the site. This fault is capable of generating earthquakes of magnitude 7.2. Fault rupture is not expected on the Project site because it does not occur in a Fault Zone. No impact is anticipated. a, ii) Less Than Significant Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from seismic activity. Regarding future development, the Project site is located in a seismically active region where earthquakes originating on local and regional faults can produce severe ground shaking. Buildings proposed for the site will be required to be constructed in accordance with the most recent edition of the California Building Code (CBC) adopted by the City of Indio. According to the CBC, Site Class D may be used to estimate design seismic loading for the proposed structures. As a result of these standards, future development-related impacts associated with seismic ground shaking will be less than significant.
a, iii) Less Than Significant Impact. Liquification occurs when 3 conditions exist: liquefactionsusceptible soils; groundwater within 50 feet or less below ground surface; and strong seismic shaking. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from liquefaction hazards. Regarding future development, the Project site is located in an area that has a moderate susceptibility to liquefaction (General Plan Future 4-6.4). Onsite underlying soils consist predominantly of fine sand, which would not be susceptible to liquefaction. The City will require a site specific geotechnical report prior to the issuance of grading permits for future development projects.

Provided that grading and other development plans for the future development of the site are designed in accordance with site-specific parameters for soils and geological conditions, Project-related impacts from seismic related ground failure will be less than significant. a, iv) No Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from landslide hazards. Regarding future development, the Project site is located on the Coachella Valley floor, predominantly consists of sand, and

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34 is surrounded by relatively flat terrain. The nearest hillsides slope of the Santa Rosa mountains are approximately 1.85 miles southwest of the subject property. Due to distance from the nearest hillside, no impacts associated with landslides will occur. b) Less Than Significant Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from soil erosion. Future development of the Project site has the potential to result in the erosion of soils during site preparation, grading, and building construction. However, the applicant will be required to adhere to erosion control measures imposed by the City of Indio through grading and building permit regulations, including adherence to SCAQMD Rule 403.1, that requires a fugitive dust control plan. All grading activities would require grading permits from the Indio Public Works Department and would be required to comply with the standards imposed by the City to limit potential erosion impacts. Once developed, the site will be stabilized by structures, roadways and landscaped areas, which will eliminate the potential for soil erosion due to wind. Soil erosion due to storm flows will be controlled through the Best Management Practices incorporated into project plans through the requirements of the National Pollution Discharge Elimination System (NPDES), which the City implements as a co-permittee with the County of Riverside. Impacts would less than significant.
c) Less than Significant Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from unstable soil hazards. Surface soils of the Project site consist of alluvial sand which is not considered unstable soils or geologic units. Also, the site is not susceptible to on- or off-site landslide, lateral spreading, or collapse due to the distance from mountainous slopes and foothills. The City will require a site specific geotechnical report prior to the issuance of grading permits for future development projects.

Provided that grading and other development plans for the future development of the site are designed in accordance with site-specific parameters for soils and geological conditions, Project-related impacts from unstable geologic units or soils will be less than significant. d) No Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from expansive soils. Expansive soils typically contain large amounts of clay that expand when water is absorbed and shrink when they dry. As described in Section VII-a.iii, above, the site’s underlying soils consist of alluvial sand, which haslow shrink-swell potential. Therefore, no impact associated with expansive soils will occur. e) No Impact. The proposed RDP 5 CSP and HP PMP text amendments will not directly or indirectly result in significant impacts from wastewater disposal systems. The Project site is vacant and located in an area served by existing sewage infrastructure. Future development wastewater demand would be accommodated by connections to existing wastewater infrastructure. As such, future development would not require the use of septic tanks or alternative wastewater disposal systems. Therefore, the Project would have no impact related to the ability of soils to support septic tanks or alternative wastewater disposal systems. f) No Impact. The soils underlying the Project site consist of recently deposited aeolian and alluvial sediments that typically do not harbor paleontological resources. According to the Riverside County General Plan EIR (Figure 4.9.3), the Project area is of low paleontological

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35 sensitivity. The Project site is not known to have unique paleontological or geologic features, and has been previously graded. No impact will occur.

Mitigation Measures: None required.

Monitoring: None required.

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36 VIII. GREENHOUSE GAS

EMISSIONS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
X
b) Conflict with an applicable plan, policy
or regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
X
Sources: Indio 2040 General Plan; Indio 2019 Climate Action Plan; SCAQMD Interim CEQA GHG Significance Threshold for Station Sources, Rules and Plans, 2008.

Environmental Setting
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse effect are CO2, methane (CH4), nitrous oxide (N2O), and fluorinated compounds. Sources of GHGs include both natural and anthropogenic (human-caused) processes. Anthropogenic emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming.

State laws such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32) require all cities to reduce greenhouse gas emissions to 1990 levels by the year 2020 and 40 percent below 1990 levels by 2030, respectively.

The City of Indio has developed a Climate Action Plan (CAP) that sets forth a series of strategies to achieve greenhouse gas reduction targets. According to the City’s CAP, Indio’s 2010 communitywide emissions baseline is 607,946 metric tons of CO2e (MTCO2e), which is equivalent to 8 MTCO2e per capita. In order to be in compliance with SB 32, the City’s General Plan would need to achieve 10.6 MTCO2e per capita. After adjusting for reduction measures set forth in the CAP, future development consistent with the General Plan would result in communitywide emissions of 528,051 MTCO2e in 2020, and 387,122 MTCO2E in 2030, which represents an emission level of approximately 6.5 MTCO2E per capita in 2020, and 3.9 MTCO2e per capita in 2030. Therefore, the General Plan, including projects consistent with the General Plan, would achieve per capita thresholds for the years 2020 and 2030, as established by SB 32.10
GHG Thresholds
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead 10 Climate Action Plan, City of Indio, May 2019.