Indio City Council
January 17, 2024

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 240 of 1555 11 that the transformation of the Corridor will likely take significant time and to balance the Corridor’s transformation with the economic development needs and interests of the City and private property rights. In addition, the subject property proposed for the proposed Indio Gas Station Urban Plaza Project is currently vacant and undeveloped.

The Project will re-introduce land use activity to the subject and will create employment and property tax revenue that is not currently present resulting from the undeveloped nature of the property.

15.Regarding Section 6.04.04.F.4, the Indio Gas Station Urban Plaza Project complies or can be made to comply with a substantial majority of the applicable design and development standards specified in the Specific Plan. Section 3.3 (Glossary) of the Specific Plan defines a limited use as a development that provides neighborhood serving amenities (including job-creation) along the corridor, but that does not meet all of the form-based standards of the MU-C Zone and may be considered an impermanent use of the land until it is redeveloped to its highest allowed density.

Section 3.14.1 (Limited Uses in the MU-C Zone – Intent) of the Specific Plan states that in order to enable market forces to attract near-term reinvestment to the MixedUse Corridor Zone - while also ensuring that over time the vision for that Zone is realized - this Section provides standards and processes whereby limited quantities of lower intensity, more automobile-oriented projects that positively contribute to the economic development and quality of life within a Subarea - defined herein as “Limited Uses” - may be approved in the Mixed-Use Corridor Zone through the Administrative Use Permit (AUP) or Conditional Use Permit (CUP) process. This Section further states that accordingly, four specific categories of Limited Uses are defined in this Section, including adaptive reuse of existing 1 and 2-story commercial and office buildings, development of limited quantities of new buildings of those types, and development of blocks with lower Frontage Buildout percentages and larger quantities of street-adjacent surface parking that otherwise allowed. Therefore, the project is generally compliant or will be compliant with the application of conditions of approval and in those instances where the project is not compliant, there is a reasonable basis for the City Council to make a finding that this lack of compliance does not result in the project not being approvable.

16.Regarding Section 6.04.04.F.5, the Indio Gas Station Urban Plaza Project is generally compatible with the design, location, size and operating characteristics of existing and reasonably foreseeable future land uses in the vicinity. The project site is located in a largely built out area at the outer edge of the boundaries of the Highway 111 Corridor Specific Plan that is currently dominated by auto-oriented land uses including but not limited to mini-storage, auto repair, personal service and office uses. These land uses are primarily located in an established buildings and sites that are not currently planned for significant revitalization or redevelopment. The Indio Gas Station Urban Plaza Project is generally consistent with the existing surrounding land uses and will not cause significant impacts to the operations of these land uses that would be considered excessive in nature.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 241 of 1555 12 17. Regarding Section 6.04.04.F.6, the project site for the Indio Gas Station Urban Plaza Project is an irregularly shaped parcel of land. The project can be accessed via Indio Boulevard and/or Flower Street subject to compliance with applicable City of Indio driveway access requirements, is served or can be served by public and private utilities and would not create excessive land use intensity that would be out of character with the existing surrounding commercial oriented land uses.

18.Pursuant to Section 3.6 of the Specific Plan, the standards of this this section shall apply to any parcel within the Master Planned Design Overlay in Figure 3.4-1, or for any proposed development greater than 4 acres in size. No new subdivision, building, street or other improvement shall be approved on such a parcel without a Planning Review (PR) Permit and an approved Master Planned Development (MPD) Permit, based on a determination of consistency with these standards. The project site is 0.87 of an acre in size and therefore, this Section is not applicable to the proposed project.

19.Pursuant to Section 3.6.A.2.a, all new development must complete and/or support— and in no way impede—the required connections and intersections which appear in their subarea. The project site is located in Subarea 25. Figure 3.6-1 does not identify required and/or recommended connections through the project site. Pursuant to Section 3.6.B.1.b, required connections form links through and between subareas and are required to be multi-modal streets with vehicular access and shall be further be designed as Avenues (per Section 3.7.B.4.a) or Neighborhood Streets (per Section

3.7.B.4.c). Pursuant to Section 3.6.B.1.d, recommended connections are included as suggested ways to meet the Block Standards of Section 3.6.C, but their quantity and placement is flexible. Recommendations for how some of these connections can be implemented are included in Table 3.6-2. However, because the Specific Plan does not specify required or recommended connections through any portion of the project site, this Section is not applicable to the proposed project.

20.Pursuant to Section 3.6.C.1/Table 3.6.3 (Maximum Block Size), the maximum block perimeter for the Mixed-Use Corridor zone is 1,600 feet. Pursuant to Section

3.6.C.2.a, per Table 3.6-1, all blocks shall be defined—or in other words: bound at their perimeter—by one or more of the following types of public connections or open spaces: Street, Carless Street, Plaza/Green, Neighborhood Park, or Mini Park.

Pursuant to Section 3.6.C.2.a.i, a block may be bound on no more than one (1) side by a Carless Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.b, types which define a block shall be public and shall not be private or semi-public. Pursuant to Section 3.6.C.2.b.i, “Public” means those spaces and connections which are publicly accessible—providing public right-of-way—regardless of ownership. The project site is located on an existing parcel of land that measures approximately 345.21 lineal feet wide along the site’s northern (Indio Boulevard) perimeter, 169.54 lineal feet long along the site’s western (Flower Street) perimeter and 348.00 lineal feet along the site’s southern perimeter. As a result of the project site’s limited size and associated dimensions, it complies with this Section.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 242 of 1555 13 21.Section 3.7 (Public Realm Standards) specifies standards for the public realm areas of the Highway 111 Corridor. The project site is comprised of private property that is located along an existing built portion of Highway 111 that is not located along Highway 111, but that is within the boundaries of the Highway 111 Corridor Specific Plan. The applicant is not proposing nor is being required to make any substantive public realm improvements that would create a legal nexus for compliance to one or more standards in this Section. Therefore, this Section is not applicable to the proposed project.

22.Section 3.8 (Building Placement and Access) and more specifically Section 3.8.B.1 specifies standards to ensure that proposed development within the Specific Plan area promotes a pedestrian-friendly environment along the street by placing buildings at the front of the site and locating parking at the center or the back of the site. Table

3.8-1 (Building Placement) specifies building placement standards that are applicable to properties that are located within the Mixed-Use Corridor regulatory zone. This Table specifies that for non-Highway 111 fronting properties, the front street build to range should be 0 feet to 10 feet, that the front street build out should be 100 percent, that there is no side street build to range, that the side street build out should be 80 percent for the first 40 feet with no buildout requirement after 40 feet, that the building length should be a maximum of 300 feet, and that there are no building setback requirements except for a 10-foot separation between multiple buildings on a single lot. Section 3.14 (Limited Land Uses in the MU-C Zone) and more specifically Section

3.14.A.3.1.c.iv specifies that the Frontage Buildout requirements listed in Table 3.8-1 may be waived for provided buildings are in conformance with the requirements of the rest of this Section. The proposed convenience market building immediately abuts and is parallel to Flower Street while the proposed fuel canopy island is parallel to Indio Boulevard and is setback 12 feet/7 inches from the Indio Boulevard property line. The convenience market and the fuel island canopy both comply with the 100 percent front street build-out. Flower Street is an adjacent side street with the convenience market fronting directly along this Street. The convenience market building is approximately 80 feet long and complies with the maximum building length standard. The building separation between the convenience market building and the fuel island canopy structure is 30 feet/6 inches.

23.Section 3.8.B.2 specifies standards for Public Realm Extensions into project sites.

The submitted site plan specifies interior striped pedestrian connections. Section

3.8.B.2.f specifies the following standards applicable to this connection:
i. Public Realm Extensions shall connect directly to the public sidewalk. Any necessary steps, ramps, and/or elevators to connect them shall be easy to locate and comfortable to use. Apart from steps and ramps, surfaces used by pedestrians shall be flat.
ii. Decorative and/or permeable pavement is encouraged. iii. Landscaping, pedestrian-scale lighting, and seating areas are encouraged. iv. Public Realm Extensions may be enclosed from the public realm with landscaping, low walls, and/or fences, provided that entrances are provided.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 243 of 1555 14 v. On-site driving and parking areas shall either be designed as shared, multi-use spaces or be kept separate with strategic siting of buildings and/or landscaping.

The submitted site plan specifies an approximately 3-foot-wide pedestrian walkway from Flower Street to the convenience market primary entrance that is located along the eastern building elevation. There is also a 3-foot-wide pedestrian walkway from the convenience market primary building entrance to Indio Boulevard, however, there appear to be water and air supply cabinets and would therefore obstruct any pedestrian access to and from the primary building entrance to Indio Boulevard.

Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring the submittal of a modified site plan prior to City Council review and consideration specifying the removal and relocation of the water and air supply cabinets to another on-site location with the provision that this relocation should not block any other pedestrian connection. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023 by relocating the cabinets to the southeast corner of the project site.

24.The submitted site plan does not specify the design characteristics of the proposed pedestrian connection. However, Section 3.14.C.3.b.iii specifies that a clearly marked pedestrian walkway shall be provided and shall be designed as a crosswalk including signage and cues such as striping or material changes. The submitted site plan is unclear as to whether decorative and/or permeable pavement for interior and external pedestrian connections. Further, any interior pedestrian connections should be slightly raised to notify vehicles of the pedestrian crossing area. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring the submittal of a modified site plan prior to City Council review and consideration specifying decorative and/or permeable pavement for interior and external pedestrian connections and further specifying raised internal pedestrian connections with dimensioned height. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023 and a condition of approval has been added to this version of the Resolution to assure the construction of on-site sidewalks requires with this Section.

25.The project is a limited land use drive-through restaurant that has not been designed to incorporate enclosed public realm extensions that due to the irregular nature of the parcel, cross-circulation constraints and the auto-oriented nature of the development would be infeasible. The on-site driving and parking areas have been designed to separate on-site parking from drive-through functional areas within the site constraints imposed by the irregular nature of the parcel and the need to maintain crosscirculation between and with adjacent properties.

26.Section 3.9 (Building Height) of the Specific Plan specifies standards for building height and vertical proportions that apply to all new buildings within the boundaries of the Specific Plan. For properties zoned Mixed Use Corridor, Table 3.9-1 specifies that the minimum building height is 3 stories. The submitted elevation drawings for the proposed on-site buildings specify that the convenience store building elevation will

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 244 of 1555 15 be16.7 feet height that is 13.3 feet less than the specified 3 stories standard and as such, does not comply with the specified minimum building height standard. The proposed fuel canopy island is 30.1 feet in height and does comply with the standard.

Section 3.14 (Limited Land Uses) and more specifically Section 3.14.1 specifies that “In order to enable market forces to attract near-term reinvestment to the Mixed-Use Corridor Zone - while also ensuring that over time the vision for that Zone is realized - this Section provides standards and processes whereby limited quantities of lower intensity, more automobile-oriented projects that positively contribute to the economic development and quality of life within a Subarea - defined herein as “Limited Uses” - may be approved in the Mixed-Use Corridor Zone through the Administrative Use Permit (AUP) or Conditional Use Permit (CUP) process. Accordingly, four specific categories of Limited Uses are defined in this Section, including adaptive reuse of existing 1 and 2-story commercial and office buildings, development of limited quantities of new buildings of those types, and development of blocks with lower Frontage Buildout percentages and larger quantities of street-adjacent surface parking that otherwise allowed.” The proposed Indio Gas Station Urban Plaza Project is categorized as a limited land use and more specifically under the category of “development of limited quantities of new buildings of those types”. Therefore, because of its limited land use status, the approximately one and a half story height of the proposed building is acceptable.

27.Section 3.10 (Facades and Frontages) of the Specific Plan specifies standards to ensure that large-scale (“block-form”) buildings, are modulated into smaller “humanscale” increments and composition to generate more dynamic and interesting streetscapes and result in more resilient buildings that are adaptable over time to meet the varied needs of different tenants and uses. Section 3.10.A specifies building massing standards for buildings that are longer than 100 feet in length in the MixedUse Corridor. The proposed on-site building measures approximately 80-feet in length and therefore Section 3.10.A is not applicable to the proposed building.

28.Section 3.10.B (Façade Design) is intended to generate active, attractive and humanscaled façade compositions based on timeless building. The submitted building elevations and renderings propose a combination of horizontal and vertical elements for the convenience store building. All elevations except the western building elevation are in compliance with the façade composition standards specified in Section 3.10.B.2 for a single-use structure. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring the submittal of a modified site plan prior to City Council review and consideration demonstrating compliance to Section

3.10.B.2 of the Highway 111 Corridor Specific Plan for the western building elevation of the convenience market. The applicant addressed this condition on the revised project site plan and in the elevations submitted on November 28, 2023. The fuel island canopy structure is a roofed structure only and as such, Section 3.10.B.2 is not applicable to this structure.

29.Section 3.10.B.3 specify façade fenestration standards that are applicable to the proposed project. Section 3.10.B.3.a.i specifies that facades shall be designed to

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 245 of 1555 16 incorporate fenestration (windows and doors) per the amounts specified in Table 3.10- 2 that for properties with the Mixed-Use Corridor designation requires 70 percent to 95 façade fenestration. Based on the submitted plan information, the proposed northern southern and western building elevation facades of the convenience market building do not appear to meet the façade fenestration requirement. Section

3.14.B.1.f.iii specifies that for limited land use facades over 100 feet in width are subject to the Façade Standards in Section 3.10.A.3. The three non-compliant façade elevations for the convenience market that is considered a limited land use pursuant to applicable provisions of the Specific Plan are less than 100 feet in width and therefore are not subject to the specified façade fenestration standards.

30.Section 3.10.3.b specifies the following standards:
i. Except for shopfront or bay windows, all glass shall be set back a minimum of four (4) inches back from the façade plane.
ii. Windows shall have an external reflectance of less than 15%, and a transparency higher than 80%. Opaque windows are prohibited.
iii. Non-operable shutters—known as ‘faux shutters’—are prohibited. iv. The horizontal distance between wall openings shall not exceed 15 feet within a façade or massing increment.

31.The project plans specify that glass storefront sections set back four (4) feet from façade elevation walls for compliance to Section 3.10.3.b.i of the Highway 111 Corridor Specific Plan. A condition of approval demonstrating compliance to Section 3.10.3.b.i prior to issuance of a building permit shall be specified to ensure compliance. A condition of approval demonstrating compliance to Section

3.10.3.b.iii prior to issuance of a building permit shall be specified to ensure compliance. The applicant has not specified that the horizontal distance between wall openings at the storefront at the front of the building is not separated by more than 15 feet for compliance with Section 3.10.3.b.iv. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating compliance to Section 3.10.3.b.iv of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project elevations submitted on November 28, 2023.

32. Section 3.10.4 (Façade Materials) specifies the following standards:
a. Fiberglass or plastic (false) architectural elements or ornamentations are prohibited.
b. Materials used on shopfronts shall be smooth and non-abrasive to touch. c. Rough-cast and sand-finishes are prohibited on all building surfaces that are visible from a street.
d. Where more than one material is used for the façade, the heavier material shall be used below the lighter material (e.g., brick below siding, not vice versa). e. Modulations, color schemes, balconies, and other façade elements shall be consistent within an individual façade or within an individual Building Increment, when required per Section 3.10.A.2.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 246 of 1555 17 The applicant did not submit a digital or hard copy materials board that demonstrates compliance to Section 3.10.4.a-e. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution that prior to City Council review and consideration, detailed materials and finishes information demonstrating compliance to Section 3.10.4.a-e should be submitted. The applicant addressed this condition on the revised project elevation drawings submitted on November 28, 2023 and also noted in an accompanying narrative that a physical version of the materials and color board will be provided at the Planning Commission’s December 13, 2023 regular meeting. Further, in order to assure on-going compliance to Section 3.10.4.a-e a general condition of approval demonstrating on-going compliance to Section 3.10.4.ae is warranted.

33.Section 3.10.C (Frontages) address the space between the travel lanes of a street and the building, and including the building’s ground floor façade and is applicable to any new building, façade renovation, or building addition along a street or public open space in the Corridor Specific Plan area with minor exceptions to the standards herein allowed for Limited Uses, as defined in Section 3.14. As previously noted, the proposed convenience market and covered fuel island is considered a limited land use pursuant to Section 3.14 of the Specific Plan. As such, Section 3.10.C is not applicable to the project.

34.Section 3.10.D (Building Entry and Projecting Architectural Elements) and more specifically Section 3.10.D.2 specifies that new building designs shall include at least one (1) of the Required Building Entry Elements identified in Table 3.10-6. Section

3.10.D.4 specifies that all buildings shall provide entry via one of the following Building Entry Elements: Porch, Dooryard, Terrace, Stoop, Lobby Entry or Shopfront, as allowed by zone in Table 3.10-6 and that additional standards for each of these types are provided in subsections 3.10.D.4.a-f. The convenience market entrance is appropriately designated as a shopfront and is therefore subject to regulation by Section 3.10.D.4.f. Based on the submitted plans, compliance to this Section cannot be determined. Therefore, a condition of approval was specified in the July 26, 203 version of this Resolution requiring the submittal of detailed to-scale and measurable plan information demonstrating compliance to Section 3.10.D.4.f. The applicant addressed this condition on the revised project site plan and elevation drawings submitted on November 28, 2023.

35.Section 3.10.D.3 specifies that all building entry and projecting architectural elements shall comply with the following requirements:
a. Materials, style, and design shall be consistent with the architecture of the building. b. Deep eaves, balconies, bay windows, and projected rooms of traditionally styled buildings shall have visible supports in the form of projecting beams or braces.

Balconies on contemporary styled buildings shall not be required to have beams or braces.
c. Landscaping shall be appropriate to the architecture and scale of the building.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 247 of 1555 18 36.The submitted plan documents demonstrate compliance to Section 3.10.D.3.a while Section 3.10.D.3.b is not applicable based on the commercial nature of the on-site buildings. The submitted plans did not include a separate detailed landscape plan or detailed landscape planting information on the site plan such that compliance to Section 3.10.D.3.c can be determined. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring the submittal prior to City Council review and consideration of a separate detailed landscape plan or detailed landscape planting information on the site plan demonstrating compliance to Section 3.10.D.3.c. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

37.Section 3.11 (Private Signage) of the Specific plan specifies standards for private signage that is applicable to all new signs including on new buildings and renovations or additions to existing buildings. The submitted building rendering drawing, site plan and elevation drawings specify conceptual wall-mounted and free-standing signage.

There is no detailed information provided such that compliance to Section 3.111 could be adequately determined. As such, compliance to Section 3.11 cannot be determined at this time. Therefore, a condition of approval is needed requiring demonstration of compliance to Section 3.11 for any and all wall-mounted, freestanding, menu and directional signage.

38.Section 3.12 (Parking) of the Specific Plan specifies standards for surface parking and structured parking including the number of parking spaces and parking design standards. Section 3.12.A.2.b specifies that compliance with the standards of Section

3.12 is not required when one or more of the following exists:
b. Compliance with these standards is not required in the following instances:
i. a change of use within an existing building; or
ii. an expansion of an existing building that does not result in an increase in floor area by more than 25 percent; or
iii. a replacement of an existing building that does not result in an increase in floor area by more than 25 percent.

The Project does not qualify for an exemption from Section 3.12.A.2.b and therefore, Section 3.12.B.1/Table 3.12-1 is applicable to the proposed project. This Table specifies that the on-site parking requirement for retail land uses is a minimum of 2 spaces per 1,00 square feet and a maximum of 4 spaces per 1,000 square feet. The submitted site plan specifies a total of 20 on-site parking spaces. The submitted site plan indicates that 10 parking spaces are proposed for the convenience market and 10 parking spaces are proposed for the fuel station use. The maximum allowed for the convenience market land use is 8 parking spaces. The fuel station use is intended only for vehicle gasoline filling. Therefore, it is not appropriate to construct 10 on-site parking spaces for this use. It is more reasonable to construct a maximum of 2 spaces.

Therefore, a conditional of approval was specified in the July 26, 2023 version of this Resolution requiring the submittal of a modified site plan prior to City Council review and approval specifying a maximum of 10 on-site surface parking spaces for

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 248 of 1555 19 compliance to Section 3.12.B.1/Table 3.12-1. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

39.Section 3.13.B.1.a specifies that utility access and equipment such as back-flow preventers, transformer boxes, gas and electric meters, and other utilities shall be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company. This Section further specifies that on lots with no alley, meters and similar equipment shall be located in underground vaults or in utility rooms/closets within buildings, were possible and that if such locations are infeasible, these services shall be located in inconspicuous locations along the sides of project sites and shall be thoroughly screened from public view. The submitted site plan does not specify whether there will be on-ground utility equipment such that compliance to Section 3.13.B.1.a can be determined. Further, the submitted site plan does not specify any detailed landscaping information nor is there a separately submitted landscaping plan. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of a modified site plan specifying the location of any on-ground utility equipment together with detailed landscaping information on the site plan or a separate landscape plan addressing compliance to Section

3.13.B.1.a. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

40.Section 3.13.B.2.a-c specifies the following: a) all mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground-mounted or otherwise, shall be screened from public view or located so as not to be visible from streets or open spaces. Such equipment and related screening shall be designed with materials and colors that conform to and are an integral part of the design of the building; b) mechanical equipment that generates noise, smoke or odors, shall not be located on or within 10 feet of a public right of way or any on-site common open spaces; and c) noise- and odor-generating equipment and containers shall be located in areas that will not create a nuisance to adjacent properties. The submitted site plans do not contain any detailed information such that compliance to Section 3.13.B.2.a-c can be determined at this time.

Therefore, a condition of approval was specified in the July 26, 2023 of this Resolution requiring prior to City Council review and consideration the submittal of a modified site plan and associated detail information demonstrating compliance to Section

3.13.B.2.a-c. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023. Further, prior to certificate of occupancy, the applicant shall completely screen meaning not visible from Flower Street, Requa Street, Indio Boulevard and adjacent properties on the east, west and south on all sides via roof parapet walls or similar treatment all roof-mounted mechanical equipment. Prior to certificate of occupancy, the applicant shall enclose all electrical switchgear within an accessible closet space that will be further screened by landscaping as specified on the approved final landscape plan. Prior to certificate of occupancy, the applicant shall effectively screen from public view water and gas meters with landscaping specified on the approved final landscape plan.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 249 of 1555 20 41.Section 3.13.C (Grading & Site Walls) and more specifically Section 3.13.C.1-5 specifies standards for fences and walls. The submitted site plan does not specify the provision of any on-site fences or walls. If the applicant determines to install any onsite fences or walls, they shall be constructed in accordance with Section 3.13.C of the Highway 111 Corridor Specific Plan. The applicant clarified in the November 28, 2023 written narrative that there were no on-site fences or walls planned for this project.

42.Section 3.13.D (Lighting) specifies the following standards:

1. General to All
a. Site lighting shall be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare. b. Specific to residential ground floors: site and building-mounted luminaires shall produce initial illuminance value no greater than 0.04 horizontal and vertical foot candles.
c. Specific to nonresidential ground floors: site and building-mounted luminaires shall produce a maximum initial illuminance value no greater than 0.1 horizontal and vertical foot candles at the boundary with adjoining residential lots, and no greater than 0.01 horizontal foot candles 10 feet beyond that boundary.

2. Lighting Abutting the Public Realm. Lighting within surface parking lots, private frontages, and any other on-site open space that abuts a public right of way shall comply with the following standards:
a. Lighting shall be shielded by permanent attachments to fixtures so that light sources are not visible from adjacent properties or the public right of way. b. No freestanding fixture shall exceed a height of 15 feet as measured from finished adjacent grade.
c. Light sources shall have a maximum output of no greater than 3,00 lumens. d. Required illuminance (in foot candles)
i. Max: 4.0
ii. Min: 0.2
iii. Max average: 0.8
iv. Uniformity ratio (max/min): 20/1
v. Uniformity ratio (average/min): 4/1
The applicant did not submit a detailed photometric lighting plan prepared by a qualified professional demonstrating compliance to Section 3.13.D.1-2. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of a detailed lighting plan prepared by a qualified professional demonstrating compliance to Section 3.13.D.1-2. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

43.Section 3.13.E.1.a-g specifies the following standards:
a. Where front yards are landscaped, individual paths to the sidewalk shall be provided for each entrance.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 250 of 1555 21 b. Allowed species. Trees and Plant material shall be native to the Sonoran Desert, or adaptive from regions with similar arid climates (such as the Mojave Desert). c. Invasive species. Invasive plant species shall be prohibited. d. Desert-adapted plants. All plants shall be water-conserving, drought-tolerant plants.
e. Green screens. Landscape shall be used to soften walls and fences and provide green screens, where appropriate, between residential and nonresidential buildings. f. Climate mitigation. Trees, shrubs, hedges, and deciduous vines are encouraged to be used to minimize solar heat gain during the summer and maximize heat gain during the winter.
g. Crime Prevention through Environmental Design (CPTED). All landscape plans shall be reviewed by a CPTED-qualified member of the Indio Police Department.

The applicant did not submit a landscape plan demonstrating compliance to Section

3.13.E.1.a-g. Therefore, a condition of approval was specified in the July 26, 203 version of this Resolution requiring prior to City Council review and approval the submittal of a landscape plan demonstrating compliance to Section 3.13.E.1.a-g of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

44.Section 3.13.E.1.h specifies the following standards:
i. Stair treads. Exterior stair risers and treads shall be constructed of durable and permanent materials and in a manner that is consistent with the design of the rest of the building.
ii. No grass/turf shall be allowed; only desert-appropriate landscaping shall be allowed.
iii. Paving materials should be decorative and complementary to the main building design.
iv. Where hardscape is used, permeability shall be incorporated into the design.

Regarding Section 3.13.E.1.h.i, the proposed project does not propose any stair treads. Regarding Section 3.13.E.1.h.ii-iv, the applicant did not submit a landscape plan demonstrating compliance to Section 3.13.E.1.h.ii-iv. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and approval the submittal of a landscape plan demonstrating compliance to Section 3.13.E.1.h.ii-iv of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

Section 3.13.E.1.i specifies the following standard:
i. New landscapes shall comply with state and City requirements for Water Efficient Landscapes.

Regarding Section 3.13.E.1.i, the applicant did not submit a landscape plan demonstrating compliance to Section 3.13.E.1.i. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 251 of 1555 22 Council review and approval the submittal of a landscape plan demonstrating compliance to Section 3.13.E.1.i of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

Section 3.13.E.1.j specifies the following standard:
j. Irrigation. Permanent and automatic irrigation systems shall be provided for all landscaped areas per the City’s Water Efficient Landscaping Ordinance.

Regarding Section 3.13.E.1.j, the applicant did not submit a landscape plan demonstrating compliance to Section 3.13.E.1.j. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and approval the submittal of a landscape plan demonstrating compliance to Section 3.13.E.1.j of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

45.Section 3.13.F (Stormwater) specifies the following:

General to All
a. Ground water recharging and stormwater runoff limits shall be facilitated on all parts of new building sites. See NACTO’s Urban Street Stormwater Guide and the Light Imprint Handbook, by Thomas E. Low; Possible strategies include:
i. Rain gardens and vegetated bioswales that convey and infiltrate rainwater. ii. Pervious pavement that allows stormwater to infiltrate directly into the ground below.
b. Stormwater management shall be provided through a system that is integral to streetscapes (swales within medians or parkways) and/or open space(s) in the development. These areas shall double as visual features and be accessible to the public.

The applicant has not provided detailed information demonstrating compliance to Section 3.13.F (Stormwater). Therefore, a condition of approval requiring that Section

3.13.F (Stormwater) of the Highway 111 Corridor Specific Plan be addressed as part of the required Water Quality Management Plan review process managed by the City’s Engineering Division prior to the issuance of a grading permit is warranted.

46.Section 3.14 (Limited Uses in the MU-C Zone) specifies standards for Limited Land Uses within the boundaries of the Specific Plan. Section 3.14.2.a-i address applicability of the standards in this Section including but not limited to applying only to properties in the Mixed Use Corridor zone, limited land uses consisting of freestanding single-use (pad) commercial buildings with and without drive-through service facilities, office/light industrial buildings, adaptive re-use of existing commercial/industrial buildings and parking lots that occupy greater percentages of one or more street frontages than prescribed by the standards of Sections 3.8 and

3.12. The standards of this section do not exempt a proposed development from the Subdivision & Public Realm Network Completion standards of Section 3.6. Also, the

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 252 of 1555 23 standards in this section do not exempt a proposed development from the locationspecific commercial-use requirements of the MU-C Zone. The Illustrative Site Plan specifies potential limited land uses within the MU-C zone portion of the project site.

As such, the review and approval for these uses will be subject to future compliance with applicable provisions of Section 3.14 and will be subject to both Planning Commission and City Council review and approval.

47. Section 3.14.B.1 specifies standards that are applicable to all limited land uses comprised of:
a. Building Use. Specific land uses allowed for “Limited Uses” in the MU-C Zones are listed in Section 3.5, along with the planning permit type required for approval of each use. Any use not listed in this section shall be considered “Not Permitted.” b. Locations. Concentrations of commercial uses should be at the same node locations specified in the General Standards for the Mixed-use Corridor Zone. c. Building Placement
i. Buildings shall be oriented toward the sidewalk, meaning that the primary entrance (and/or a walk-up service window) is provided directly from the sidewalk. ii. Building facades shall be located parallel to and near the frontage sidewalk to promote visibility and pedestrian access into businesses and to help provide spatial definition of the public realm.
iii. If located on a corner lot, the building shall be located at the corner, fronting both streets.
iv. The Frontage Buildout requirements listed in Table 3.8-1 may be waived for provided buildings are in conformance with the requirements of the rest of this Section. d. Access
i. Simple and direct pedestrian access to the main building entrance from the sidewalk must be provided. The main entrance shall not be located on a façade facing opposite the Corridor and must be located to face Highway 111 or a pedestrianoriented open space that is open to and directly accessible from Highway 111. ii. Secondary pedestrian access to the building may be provided from adjacent parking lots.
iii. The walkway leading from the sidewalk to the main entrance shall be wide and welcoming, per the Public Frontage Standards of Section 3.7.C.4. iv. Setback areas shall be designed per the on-site sidewalks, landscaping, and lighting standards of Section 3.13, Site Standards and Guidelines. e. Building Height. Building height: 16’ minimum (to eaves). f. Building Massing, Frontage, and Facades
i. The architecture of the building shall provide large openings that clearly convey that the façade facing the street - particularly facades facing 111 - is the front of the building, regardless of where the main building entry is located. ii. For Façade fenestration requirements see Section 3.10.B.3. iii. Facades over 100’ in width are subject to the Façade Standards in Section

3.10.A.3.
g. Parking & Circulation
i. The visual impact of surface parking shall be mitigated to maintain the desired street character (see UDC Chapter 3.03, Parking Standards).

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 253 of 1555 24 ii. Surface parking shall generally be located behind the building and screened by the building mass, low walls, pergolas, and/or landscaping. iii. A limited amount of on-site parking is permissible along the side of the building, adjacent to the front sidewalk along 111 as a Parking Court (see Section 3.11.D.3.a.) but is prohibited from being located between the building and the Corridor sidewalk, per UDC Chapter 3.03, Parking Standards.
iv. Vehicular entrances to the site shall be located as far as practical from street intersections to allow adequate stacking room.
v. Vehicular entrance curb cuts shall be limited to one per adjacent street, and wherever possible should be located on common property lines to provide access from one driveway to at least two properties.
vi. To further reduce traffic congestion and parking demand, sidewalks for comfortable pedestrian access shall be provided between adjacent buildings and properties. And wherever feasible, reciprocal vehicular access between adjacent parking areas shall also be provided.

48.Regarding Section 3.14.B.1.a, the project is identified as a limited land use and is subject to conditional use permit approval from the City Council as well as concurrent Planning Review approval from the City Council. Regarding Section 3.14.B.1.b, the project proposes new commercial buildings in a built-up area of the City covered by the Highway 111 Corridor Specific Plan.

49. Regarding Section 3.14.B.1.c.i, the submitted plans specify the primary door entrance for the convenience market on the building's eastern building elevation, however, the building's western elevation is located directly adjacent to the existing sidewalk on Flower Street. As currently proposed, the project as proposed does not comply with Section 3.14.B.1.c.i. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating the location of primary building entrance for the convenience market on the building's western elevation. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

50. Regarding Section 3.14.B.1.c.ii, the convenience market building façade is located parallel to Flower Street and the fuel station canopy structure is parallel to Indio Boulevard. Therefore, the project as currently proposed complies with Section

3.14.B.1.c.ii.

51. Regarding Section 3.14.B.1.c.iii, the subject property is a corner lot and as such, the convenience market building should be located at the corner of Flower Street, Requa Avenue and Indio Boulevard. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring to City Council review and consideration, the submittal of revised project plans specifying the location of the convenience market at the corner of Flower Street, Requa Avenue and Indio Boulevard for compliance to Section 3.14.B.1.c.iii. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 254 of 1555 25 52.Regarding Section 3.14.B.1.c.iv, the lack of conformity to Table 3.8-1 has been previously addressed and the project as proposed was found to be in compliance with this Table. Therefore, compliance to Section 3.14.B.1.c.iv is also achieved.

53. Regarding Section 3.14.B.1.d.i, the primary door entrance for the convenience market on the building's eastern building elevation, however, the building's western elevation is located directly adjacent to the existing sidewalk on Flower Street. As currently proposed, the project as proposed does not comply with Section 3.14.B.1.c.i.

Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating the location of primary building entrance for the convenience market on the building's western elevation. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

54. Regarding Section 3.14.B.1.d.ii, the primary door entrance for the convenience market on the building's eastern building elevation, however, the building's western elevation is located directly adjacent to the existing sidewalk on Flower Street. As currently proposed, the project as proposed does not comply with Section 3.14.B.1.c.i.

Because the fuel island canopy is located immediately east of the convenience market, it is likely that a secondary access will need to be provided to allow fuel canopy users convenient access to the building. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating the location of a secondary building entrance for the convenience market on the building's eastern elevation. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

55. Regarding Section 3.14.B.1.d.iii, the submitted plans specify approximately 3-footwide on-site pedestrian connections from Flower Street and Indio Boulevard to the convenience market building. A 3-foot-wide on-site pedestrian connection is neither wide nor welcoming. Rather, these connections should be a minimum of 5-feet-wide to comply with Section 3.14.B.1.d.iii. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of revised project plans specifying a minimum 6-footwide on-site pedestrian connections from Flower Street and Indio Boulevard. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

56. Regarding Section 3.14.B.1.d.iv, the proposed on-site setback areas have been designed in accordance with applicable provisions of Section 3.13, Site Standards and Guidelines.

57. Regarding Section 3.14.B.1.e, the proposed convenience market building height is

19.7 feet and the proposed fuel island canopy height is 30.1 feet, both of which exceed

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 255 of 1555 26 the minimum 16-foot height standard and as such, the project complies with this Section.

58. Regarding Section 3.14.B.1.f.i, the western building elevation facing Flower Street does not have windows and a door indicating that this is the front of the building and as such, the project does not comply with Section 3.14.B.1.f.i. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of revised project plans demonstrating compliance to Section 3.14.B.1.f.i of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

59. Regarding Section 3.14.B.1.f.ii, the project was previously analyzed for compliance to Section 3.10.B.3 and appropriate conditions of approval to address this compliance have been recommended. Regarding Section 3.14.B.1.f.iii, there is one (1) on-site structure that has a façade length of 40 feet and as such, this Section is not applicable to the proposed project.

60. Regarding Section 3.14.B.1.g.i, the applicant did not provide substantive site plan, landscape plan and other plan information to assess compliance to this Section.

Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of a revised site plan and/or detailed landscape plan demonstrating compliance to Section

3.14.B.1.g.i of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

61. Regarding Section 3.14.B.1.g.ii, the proposed on-site surface parking areas are located along with the southern and eastern portions of the property. The applicant did not provide substantive site plan, landscape plan and other plan information to assess compliance to this Section. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration the submittal of a revised site plan and/or detailed landscape plan demonstrating compliance to Section 3.14.B.1.g.ii of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

62. Regarding Section 3.14.B.1.g.iii, there is no on-site parking proposed between the building and the and sidewalk as currently proposed and as such, the project complies with this Section.

63. Regarding Section 3.14.B.1.g.iv, there are two vehicle entrances proposed for the site. One entrance is located on Flower Street and the other entrance is located along Indio Boulevard. The City Engineer has evaluated these proposed entrances and has found them to be in compliance with the City's engineering standards and therefore, the project complies with this Section.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 256 of 1555 27 64. Regarding Section 3.14.B.1.g.v, the project proposes to utilize the existing vehicle entrance curb cut onto Highway 111 that is also utilized by the property to the immediate east and as such, the project complies with this Section. Regarding Section

3.14.B.1.g.vi, the existing sidewalk on Highway 111 provides pedestrian access between the subject property and the properties immediately west and east of this property. At present, there are cross-circulation easement agreements between the subject property and the properties immediately west and east of this property. As such, the project complies with Section 3.14.B.1.g.vi.

65.Section 3.14.C.1-3 specifies standards that are applicable to all limited land uses comprised of:

1. Intent and Applicability. The intent of these standards is to ensure that:
a. New freestanding commercial buildings shall contribute to the overall pedestrian experience and quality of life within the Corridor, while minimizing any negative impacts to the mixed-use urban character envisioned for the Corridor. b. New buildings that provide drive-through facilities operate efficiently while minimizing the negative impacts on traffic, pedestrian safety, and street character. No part of a drive-through facility may interfere with clear and safe pedestrian access to the building’s main entrance, nor detract from the building’s frontage character facing the Corridor.

2. Freestanding Commercial Building Standards
a. Frontage
i. Active uses (retail, dining, bar, etc.) shall be located along the street-facing façade, with fenestration as required in Section 3.10.B and 3.10.C to render business activity clearly visible from the street.
ii. Active outdoor spaces (dining, gathering, etc.) are encouraged, and when provided shall be located so as to be clearly visible from 111 and/or other streets. iii. Outdoor dining areas shall be defined by low fences and/or low landscaping. Where adjacent to the drive-through stacking aisle, a landscape buffer of at least six (6) feet in width shall be provided. See Section 3.13 (Site Standards) for additional requirements.
iv. Encroachments. Sun-shading devices (awnings, canopies, porches, pergolas, umbrellas, trees, etc.) shall be provided over any active outdoor spaces to provide a more comfortable, user-friendly environment. See requirements in Section 3.10.D (Projecting Architectural Elements), and Section 3.13 (Site Standards).

3. Drive-Through Facilities Standards
a. Permit requirements. Drive-through facilities - as defined in the UDC - shall require a Conditional Use Permit and are permitted only within the Mixed-Use Corridor Zone. b. Access
i. To the greatest extent possible, driveways providing access to or egress from a drive-through service lane shall also provide access to the customer parking lot. ii. Drive-through lanes adjacent to the building shall be screened from the Highway 111 Corridor and all sidewalks by the building mass, low walls (3’-4’ tall), pergolas, and/or landscaping. See Figures 3.14-2 for preferable configurations. Drive-through

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 257 of 1555 28 lanes elsewhere on the site shall be screened from the street in the manner required for parking lots.
iii. Locating the drive-through lane between a building and the Highway 111 Corridor sidewalk is strongly discouraged. However, if there is no other alternative, a clearly marked pedestrian walkway shall provide clear access from the sidewalk, across the drive-through lane, to the building entrance (see Figure 3.14-3). The pedestrian walkway shall be designed as a crosswalk, including signage and cues such as striping or material changes.
c. Frontage
i. If a drive-through lane is located between the building and the Corridor sidewalk, the drive-through shall be integrated into the building design via a “faux” façade or screen wall built between the drive-through lane and the sidewalk that shall either be built to look like an extension of the primary building and made of the same material, or be built as an arcade or pergola addition to the primary building. The façade or screen wall must present a generally open, fenestrated appearance meeting the intent of Façade requirements in Section 3.10.B while also substantially screening views of idling vehicles, by spanning the entire length of the primary façade(s) facing the sidewalk (see Figure 3.14-3).
d. Parking
i. Drive-through lanes shall be physically separated from the parking lot by low walls (3’ to 4’ tall), pergolas, and/or landscaping (See Figures 3.14-2 and 3.14-3). ii. If a drive-through lane is located between the building and the parking lot, a clearly marked pedestrian crossing across the travel lane shall connect the parking lot to the building entrance.

Regarding Section 3.14.C.1.a, the project is comprised of a free-standing convenience market building and a fuel island canopy structure with fuel dispensers. The convenience market building is located immediately adjacent to Flower Street and the fuel island canopy is located in close proximity to Indio Boulevard. The project as conceived does not fully contribute to the overall pedestrian experience and quality of life within the Corridor, however, because of the subject parcel’s irregular shape, the project is reasonably limited in comprehensively addressing Section 3.14.C.1.a.

Regarding Section 3.14.C.2.a.i, the convenience market is located along Flower Street and the fuel island canopy structure is located along Indio Boulevard. As previously noted, the project does not fully comply project with relevant elements of Section 3.10.B-C. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating compliance to Section 3.10.B-C of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

Regarding Section 3.14.C.2.a.ii, the submitted site plan proposes an outdoor seating area on the north side of the convenience market building. Therefore, the project as proposed complies with this Section.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 258 of 1555 29 Regarding Section 3.14.C.2.a.iii, the submitted site plan proposes an outdoor seating area on the north side of the convenience market building. However, the submitted site plan does not specify the provision of low fences and/or low landscaping as specified in this Section. Therefore, a condition of approval was specified in the July 26, 2023 version of this Resolution requiring prior to City Council review and consideration, the submittal of revised project plans demonstrating compliance to Section 3.14.C.2.a.iii of the Highway 111 Corridor Specific Plan. The applicant addressed this condition on the revised project site plan submitted on November 28, 2023.

Regarding Section 3.14.C.2.a.iv, the submitted site plan proposes an outdoor seating area on the north side of the convenience market building. This Section requires sunshading devices (awnings, canopies, porches, pergolas, umbrellas, trees, etc.) shall be provided over any active outdoor spaces to provide a more comfortable, userfriendly environment. Therefore, a condition of approval is warranted under General Conditions of Approval requiring on-going compliance with Section 3.14.C.2.a.iv for the outdoor seating area.

Section 5. Based on the foregoing, the City Council finds that the proposed Indio Gas Station Urban Plaza Project is compliant or can be made compliant to the Highway 111 Corridor Specific Plan and that CONDITIONAL APPROVAL of the Conditional Use Permit and Planning Review Permit for the Indio Gas Station Urban Plaza Project attached hereto as Exhibit “A” be granted subject to the conditions of approval stated herein. The Applicant shall demonstrate compliance to ALL conditions of approval, contained in the City Council’s approval, if granted. Failure to demonstrate compliance with these conditions of approval may result in the delay of the revocation of any and all land use entitlements. Where the term “Applicant” is used in any condition of approval, this term shall apply also to the Property owner, any developer, or any successor in the interest of the Applicant. It is the Applicant’s or Applicant’s successor in interest responsibility to fully comply with the City Council’s conditions of approval unless subsequently modified in accordance with the City’s required processes and procedures:

A. General Conditions of Approval:

The Applicant shall demonstrate full compliance to the following conditions of approval:

1. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the conditional approval of the Conditional Use Permit and Planning Review Permit for the Indio Gas Station Urban Plaza Project, the Applicant shall defend, at its own expense, the action or proceeding. In addition, the Applicant shall reimburse the City for the City's cost of defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses, and fees that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 259 of 1555 30 for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this condition, within twenty (20) days after notification by the City of the filing of any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Design Review, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) calendar days after notice from the City.

Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) calendar days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action, or proceeding within the scope of this condition.

2. The Applicant shall cause to be recorded against the subject site these and all related conditions of approval approved by the City Council with the Riverside County Recorder.

3. The Applicant shall within 30 days after City Council approval submit to the Community Development Director its written consent to all of the conditions of approval contained in the written City Council approval without amendment.

4. The future retail development area shall be subject to future separate review and approval in accordance with applicable regulatory and procedural requirements and standards of the Highway 111 Corridor Specific Plan.

5. The project signage demonstrated on the submitted site plan and elevation drawings are not approved by this Resolution and shall be subject to separate and future review and consideration for conformity to the signage regulations and requirements of the Highway 111 Corridor Specific Plan.

6. Mitigation measures shall be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall require 100 percent on­site retention of the incremental increase of runoff from the 100-year storm. In addition, flood protection measures shall comply with California Drainage Law and provide that offsite stormwater flows are received onto the property and discharged from the property in a manner that is reasonably compatible with redevelopment conditions.

The applicant shall separately submit to the Coachella Valley Water District (CVWD) for review of said flood protection measures for compliance with California Drainage Law from a regional valley floor drainage perspective.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 260 of 1555 31 7. The project site lies within the East Whitewater River Sub basin Area of Benefit.

Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

8. Any entity producing more than 25 acre-feet of water during any year from one or more wells must equip the well(s) with a water-measuring device. A CVWD Water Production Metering Agreement is required to provide CVWD staff with the authority to regularly read and maintain this water­measuring device.

9. The Sustainable Groundwater Management Act (SGMA) is a law requiring that groundwater basins are managed to achieve sustainability. In accordance with the SGMA, CVWD submitted the Coachella Valley Water Management Plan as an alternative to a Groundwater Sustainability Plan (Alternative Plan) for the Indio Subbasin. On July 17, 2019, the Department of Water Resources (DWR) sent a notification approving the Alternative Plan. The goal of the Alternative Plan is to reliably meet current and future water demands in a cost-effective and sustainable manner. This development lies within the Indio Subbasin and will contribute to the total water demand in the subbasin. The elements and actions described in the Alternative Plan shall be incorporated into the design, construction, and operation of this development to reduce its negative impact on the Indio Subbasin.

10.Imperial Irrigation District (IID) will not begin any studies, engineering or estimate costs to provide electrical service to the project until the applicant submits a customer project application (available at http://www.iid.com/home/showdocument?id=12923 and detailed loading information, panel sizes, project schedule and estimated inservice date. Applicant shall bear all costs associated with providing electrical service to the project, including but not limited to the construction of distribution feeder backbone and line extensions, underground conduit systems and upgrades or reconfigurations of existing facilities as well as applicable permits, zoning changes, landscaping (if required by the City) and rights-of-way and easements. However, based on the preliminary information provided to IID, the district can accommodate the power requirements of the project by extending/upgrading distribution primary lines (conduit and cable) to backbone feeder from Avenue 46 and Indio Boulevard to the project site, installing two (2) pad-mount switches and reconfiguring neighboring circuits.

11.IID’s ability to provide service from existing infrastructure is based upon current available capacity, which may be impacted by future development in the area. It is important to note that a detailed and final study will be developed once a customer project application and loading calculations are received. This detailed information will allow IID to perform an accurate assessment and provide a full report of any potential impacts and mitigation measures. The conditions of service could change as a result of the additional studies.

12.Underground infrastructure that includes trenching, conduits, pull boxes, switch boxes and pads should be installed at the applicant's expense following IID approved plans

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 261 of 1555 32 and within the public utility easement (PUE) or a dedicated easement, if applicable.

Physical field installation of underground infrastructures should be verified and approved by an IID inspector prior to cable installation as per IID Developer's Guide (available for download at the district website
https://www.iid.com/home/showdocument?id=14229 ).

13.It is important to note that IID's policy is to extend its electrical facilities only to those project that have obtained the approval of a city or county planning commission and such other governmental authority or decision-making body having jurisdiction over said developments.

14.The applicant will be required to provide rights-of-way and easements for power line extensions and/or any other infrastructure needed to serve the project.

15.Public utility easements over all private public roads and additional ten (10) feet in width on both side of the private and public roads shall be dedicated to IID for the construction, operation, and maintenance of its electrical infrastructure.

16.Any construction or operation on IID property or within its existing and proposed right of way or easements including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities; will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the 11 D encroachment permit application and instructions for its completion are available at https://www.iid.com/aboutiid/department­directory/real-estate. The IID Real Estate Section should be contacted at (760) 339-9239 for additional information regarding encroachment permits or agreements.

17.Any new, relocated, modified or reconstructed IID facilities required for and by the project (which can include but is not limited to electrical utility substations, electrical transmission and/or distribution lines, ancillary facilities associated with the conveyance of energy service; the acquisition and dedication of real property, rights of way and/or easements for the siting and construction of electrical utility substations, electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service, etc.) need to be included as part of the project's California Environmental Quality Act (CEQA) and/or National Environmental Policy Act (NEPA documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of IID facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

18.Off-site water improvement plans shall be required with the required connection off of Flower Street.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 262 of 1555 33 19.Each building unit shall require its own domestic water meter with back flow assembly.

IWA requires a separate water meter with back flow assembly for landscape irrigation.

20.All new meter boxes shall be polymer with a 2” radio read port per IWA standards.

The applicant shall coordinate fire service with the Indio Fire Department.

21.IWA requires an Advanced Meter Infrastructure (AMI) pole for this development.

22.The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684.

23.Developer shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.

24.The Owner/Developer's engineer shall meet with VSD staff and discuss proposed sewer main com1ections and requirements prior to design.

25.The sewer main lateral and connection to the District's sewer main are normally considered private and owned by the Owner(s) of the property. The Owner(s) shall be responsible for the maintenance and repair of this sewer main lateral.

26.The proposed project shall comply with all VSD and other agency standards and requirements.

27.Improvements to the public right of way shall require bonding by the Owner/Developer and installation by a licensed underground contractor.

28.The proposed project shall be subject to all terms and conditions of the State of California mandated pre-treatment regulations.

29.The proposed project shall be subject to the local effluent requirements of Valley Sanitary District's (VSD) Resolution 2008-998; local discharge limits, and conformance with the Valley Sanitary District Sewer Use and Construction Ordinance 2010-118.

30.For compliance to Section 3.13.E.2.ii of the Highway 111 Corridor Specific Plan, there shall not be, at any time during the lifetime of the project, the installation of grass or turf and only desert appropriate landscaping shall be allowed.

31.The building materials, finish and composition shall at all times during the lifetime of the building demonstrate compliance to Section 3.10.4.a-e of the Highway 111 Corridor Specific Plan.

32.Submit detailed information prepared by a qualified professional demonstrating compliance to Section 3.8.B.2.f.i-v, as applicable.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 263 of 1555 34 33.The project shall maintain conformity at all times with applicable portions of Section

3.14.B.1 to ensure its exemption from the frontage buildout requirements of Table 3.8-

1. 34.Any on-site fences or walls shall be constructed in accordance with Section 3.13.C of the Highway 111 Corridor Specific Plan.

35. Water and air supply cabinets shall be installed in the location shown on the submitted site plan.

36.All on-site sidewalks shall be constructed of decorative and/or permeable pavement materials. Any sidewalks crossing over vehicle drive aisles shall be raised a minimum of one-half inch.

37.All on-site sidewalks shall be a minimum of six (6) feet wide.

38.The on-site convenience market and fuel island canopy shall be constructed in substantial conformance with the final submitted elevation drawings and renderings.

39.All on-site landscaping shall be installed in accordance with the final project landscaping plan.

40.The on-site trash enclosure shall be designed and constructed in compliance with Section 3.02.08 (Refuse and Recycling) of the City of Indio Unified Development Code.

41.All on-site wall-mounted and free-standing lighting shall be installed in the locations with fixtures and associated wattages in accordance with the final photometric lighting plan Submit revised project plans specifying a minimum 6-foot-wide on-site pedestrian connections from Flower Street and Indio Boulevard for consistency with Section

3.14.B.1.d.iii.

42.The project shall demonstrate compliance with Sections 3.14.B.1.f.i, 3.14.B.1.g.i,

3.14.B.1.g.ii and 3.14.C.2.a.iii of the Highway 111 Corridor Specific Plan.

B. Prior to Issuance of a Building Permit:

Prior to issuance of any building permit, the applicant shall demonstrate full compliance with the following conditions of approval:

1. Submit for and obtain a permanent encroachment permit or similar authorization approval from the City Engineer for the roofline extension into the public right-of-way air space for Flower Street. If the City Engineer does not approve this roofline extension, the roofline extension shall not be extended into the public right-of-way and shall not extend beyond the project site’s Flower Street property line. A revised

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 264 of 1555 35 elevation drawing and site plan shall be provided to the Community Development Director showing the terminus of the roofline at the property line if the City Engineer does not approve the aforementioned roofline extension.

2. Provide to the Community Development Department, copies of any cultural resource documentation (report and site records) generated in connection with this project for distribution to the Agua Caliente Band of Cahuilla Indians.

3. Provide to the Community Development Department, a cultural resources inventory of the project area by a qualified archaeologist prior to any site or building development activities for distribution to the Agua Caliente Band of Cahuilla Indians.

4. Provide to the Community Development Department, a copy of the records search with associated survey reports and site records from the information center for distribution to the Agua Caliente Band of Cahuilla Indians.

5. The project shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code
b. California Residential Code
c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code

5. Automatic fire suppression systems shall be installed in all new construction per Title IX, Chapter 93 of the Code of the City of Indio. Design and type of system shall be based upon the requirements of the adopted Building Codes and Fire Codes and the requirements of the Indio Fire Department.

6. The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if dusts and/or pollutants will be discharged into the atmosphere.

7. Any temporary building or trailer used for construction purposes shall obtain a building permit prior to installation.

8. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case-by-case basis for extenuating circumstances.

9. All lot lines, easement lines, etc. shall be located and/or relocated, as needed, in such a manner as to not cause any existing structure to become non-conforming with the

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 265 of 1555 36 requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.

10.All signs shall be Underwriters Laboratories approved, or equal.

11.The following items (as applicable) shall be completed and/or submitted to Building & Safety prior to the issuance of building permits for this project:
a. Precise grading plans shall be approved by Engineering/Public Works b. Rough grading completed and approved by Engineering/Public Works c. Compaction certification
d. Pad elevation certification
e. Rough grade inspection signed off by a City Engineering/Public Works Inspector

12.If hazardous substances are used and/or stored, a technical opinion and report, identifying and developing methods of protection from the hazards presented by the hazardous materials, may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to Building & Safety. This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.

13.A Construction Waste Management Plan (CWMP) will be required at time of plan check submittal.

14.At time of plan check submittal, provide and show all required accessible parking stalls along with signage, accessible routes, etc.

15.Provide and show required bicycle parking inclusive of the location of bicycle parking spaces, the type of bicycle parking infrastructure.

16.Provide and show designated parking for clean air vehicles, as applicable.

17.Provide and show designated electric vehicle charging spaces, as applicable.

18.Show the required accessible routes/paths of travel from the public right-of-way to the buildings and from buildings to buildings.

19.A separate fire sprinkler and fire alarm plan shall be submitted to the Indio Fire Department.

20.Submitted plan review documents shall specify complete Code and building data, such as type of construction, occupancy groups and classifications, and so forth.

21.Submitted plan review documents shall include an allowable area analysis.

22.All accessory structures (such as walls, fences, trash enclosure, etc.) shall obtain

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 266 of 1555 37 building permits inclusive of any required review and approval of construction documents, as applicable. f the City does not have an applicable standard drawing, an appropriately licensed professional shall provide structural calculations and construction plans accordingly.

23.The applicant shall provide Valley Sanitary District with both civil and architectural drawings of the building and site improvements for review and approval.

24.Valley Sanitary District shall only issue sewer construction and connection permits after plan approval, the payment of all sewer related fees and the submittal of required documents that shall be provided to the Owner/Developer at the time of plan approval.

25.Obtain approval from Burrtec for applicable on-site trash and recycling enclosures and routes.

26.Fire Hydrants: Provide one copy of the water system plans to show there exist fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with the CFC and NFPA 14.

27.Provide a copy of a fire flow verification from the local water purveyor, Indio Water Authority, in the form of a letter, and graph depiction specifying the fire flow.

Verification shall be prior to building permit issuance (CFC) 507.3.

28.Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting shall be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code, California Fire Code, and related codes, which are in effect at the time of building plan submittal.

29.Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction (CFC 503.1).

30.Fire Sprinkler Systems: All structures 3,600 square feet or larger, regardless of occupancy type, will be required to install a NFPA 13 fire sprinkler system (CFC 903.2 and NFPA 13) as amended by the City of Indio.

31.Fire Alarm and Detection System: A water flow monitoring system and/or a fire alarm system shall be required in all sprinklered buildings (CFC 903.4, CFC 907.2, and NFPA 72).

32.Submit a final landscape plan inclusive of an irrigation plan for on-site landscaping for administrative review and approval that addresses conformity to Section 3.13.E.1, as applicable and that is subject to review by a CPTED-qualified member of the Indio Police Department.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 267 of 1555 38 C. Prior to Issuance of a Grading Permit:

Prior to issuance of a grading permit, the Applicant shall demonstrate full compliance with the following conditions of approval:

1. The Applicant shall submit PM10 (Dust Control) implementation plans for engineering approval.

2. The Applicant shall submit a Water Quality Management Plan for engineering approval prior to the issuance of any grading permit.

3. The Applicant shall submit for City approval the following items:
a. Precise grading plans – shall include the street address for each lot and building foot print
b. Soils Report
c. Hydrology Report

4. Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.

5. Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin shall be designed, per Standard Plan No. 130. with a maximum depth of 5 feet (with a one-foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.

6. All grading and pad elevations shall be subject to approval of the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during the engineering plan review process.

7. Section 3.13.F (Stormwater) of the Highway 111 Corridor Specific Plan shall be addressed as part of the required Water Quality Management Plan review process managed by the City’s Engineering Division.

D. Prior to or During On-site Construction:

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 268 of 1555 39 Prior to or during on-site construction, the Applicant shall demonstrate full compliance with the following conditions of approval:

1. Manholes and cleanouts located in paved areas shall be raised to grade and collars and/or traffic rated boxes provided per Valley Sanitary District standards.

2. Applicant shall submit off-site landscape and irrigation plans to the Engineering Division for engineering approval.

3. Applicant shall obtain an encroachment permit prior to starting any street improvements within public right-of-way.

E. Prior to Issuance of a Certificate of Occupancy:

Prior to issuance of a Certificate of Occupancy, the Applicant shall demonstrate full compliance with the following conditions of approval:

1. Prior to water service activation, all water infrastructure in the final approved plans must be constructed and must have a Council approved Water Agreement and Easement if applicable.

2. Prior to the issuance of a landscape water meter, the applicant must have a complete set of landscape plans signed and approved by the IWA.

3. The applicant shall install a grease interceptor approved by the Valley Sanitary District for any and all proposed food service establishment type cooking facilities and maintain the interceptor as mandated in the District’s sewer use ordinance.

4. The applicant will be required to complete and submit a "Wastewater Survey for Non­Residential Establishment Application for Wastewater Discharge Permit".

5. Applicant shall:
a. Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
b. Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt. c. Dispose of all material removals from the proposed project to an approved disposal site.

6. Existing concrete sidewalk along the east side of Flower St and south side of Requa Avenue shall be removed, and new concrete sidewalk shall be constructed per City of Indio STD. Plan No 132.

7. Applicant shall obtain an encroachment permit prior to starting any street improvements within public right-of-way.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 269 of 1555 40 8. Applicant shall remove and replace the existing curb ramp at Flower Street and Requa Avenue to comply with American with Disabilities Act Standards.

9. Applicant shall remove and replace any damaged or broken concrete curb/gutter and sidewalk on Flower Street, Requa Avenue and Indio Boulevard.

10.The proposed driveways shall be per City of Indio STD Plan No. 130.

11.The proposed project shall comply with American with Disabilities Act (ADA) requirements.

12.No under sidewalk culvert will be allowed on Indio Boulevard.

13.All improvements shall comply with City standards, requirements, and policies.

Applicant is required to construct all transition and missing links between existing and proposed improvements.

14.Commercial Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required.

Commercial buildings less than 25-feet in height require 12-inch numerals, buildings over 25 feet in height require 24-inch numerals. (CFC 505.1).

15.All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.

16.The applicant shall obtain required planning approval for all site design features including but not limited to building elevations, parking lot design and landscaping installation.

17.Completely screen all roof-mounted or ground-mounted electrical and/or mechanical equipment meaning said equipment shall not be visible from Flower Street, Requa Street, Indio Boulevard and adjacent properties on the east, west and south on all sides.

18.Enclose all electrical switchgear within an accessible closet space that will be further screened by landscaping as specified on the approved final landscape plan.

19.Effectively screen from public view water and gas meters with landscaping specified on the approved final landscape plan.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 270 of 1555 41 Section 6. The City Clerk shall certify to the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 17th day of January 2024, by the following vote, to wit:

LUPE RAMOS AMITH, MAYOR
ATTEST:

SABDI SANCHEZ, CMC

CITY CLERK ADMINISTRATOR

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 271 of 1555

PROJECT LOCATION MAP
N

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 272 of 1555

GAS STATION
TOTAL 6 GAS/OIL PUMPS
2 ELECTRIC CHARGING STATIONS

INCLUDED
37'
29'
44'
50'
' 00. 843: LP
PL: 345.21'
' 26. 62
PL: 169.54'
20'-0"
12'-61
4"

F L O W E R S T F L O W E R S T
I N D I O B L V D .

DRIVE-THRU
12'-07" 8
12'-03
8 "

LANDSCAPE

CONCRETE PAD FOR TRASH

UNLOADING/COLLECTION
31'-01
2"
68'-01
2" 66'-87
8"
43'-01
8 "

PLAZA SIGNAGE

PLAZA SIGNAGE

PUBLIC / DINING AREA

ELEVATION B ELEVATION B

ELEVATION F

ELEVATION E

LANDSCAPE LANDSCAPE

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING /

LEISURE AREA

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING
(NOT IN SCOPE)

ELEVATION A

ELEVATION C

ELEVATION D ELEVATION D
(E) SIDEWALK (E) SIDEWALK
(E) SIDEWALK
(E) SIDEWALK (E) SIDEWALK (E) SIDEWALK
12'-1"
PROPOSED 5' WIDE PEDESTRIAN PATH PROPOSED 6' WIDE PEDESTRIAN PATH PROPOSED 5' WIDE PEDESTRIAN PATH
PROPOSED 6' WIDE PEDESTRIAN PATH
11'-113
4" 12'-0"

SUN SHADING ROOF COVER

GAS STATION CANOPY/ ROOF ABOVE

PUBLIC / DINING AREA
18'-01
2"
24'-0" LANDSCAPE

LANDSCAPE

LANDSCAPE
8'-0"

APRON PAD

UNDERGROUND PETROLEUM STORAGE
TANKS
24'-0"

AIR & WATER PUMP

LANDSCAPE

LOADING ZONE

AIR & WATER PUMP
6'-0"
6'-0"
PROPOSED 6' WIDE PEDESTRIAN PATH
6'-0"
6'-0"
12'-0" 12'-0"
12'-0"
6'-0" 6'-0"
12'-0"
18'-0"

NO PARKING
5'-0"

CONVENIENCE STORE
AREA: 3060 SF
HEIGHEST POINT: 19'-7.5"
6 PARKING SPACES REQD.
10 PARKING SPACES PROVIDED
71'-2"

TRASH ENCLOSURE

THE INDIO GAS STATION URBAN PLAZA
PER THE REVITALIZATION PLANS OF HIGHWAY 111 AND DOWNTOWN INDIO, AS WELL AS CREATING AN ECOSYSTEM FOR ENTREPRENEURSHIP/ INNOVATION DIVERSIFYING THE CITY'S BUSINESS AND EMPLOYMENT BASE AND CREATE JOBS, THIS URBAN PROJECTLOCATED WITHIN THE DOWNTOWN AREA OF INDIO, CONTRIBUTES TO THE WIDER 2040 GENERAL PLAN, WHILE ALSO HELPING DEVELOP AN ATTRACTIVE ENVIRONMENT WITHIN THE FABRIC OF THE GROWING CITY. THE PROJECT INCLUDES A GAS STATION INCLUDING 2 ELECTRIC CHARGING STATIONS, CONVENIENCE STORE WITH A COFFEE BAR AND AN AREA FOR FUTURE COMMERCIAL / RETAIL DEVELOPMENT. THIS PROJECT IS A GREAT EXAMPLE OF MAKING WAY FOR CREATING SUSTAINABLE ECONOMIC DEVELOPMENT STRATEGIES FOR THE SPECIFIC PLAN AREA THAT CATALYZE NEAR TERM GROWTH AND IMPROVEMENT WHILE ENSURING SUSTAINED LONG TERM SUCCESS. THIS FUTURISTIC CONTEMPORARY URBAN DESIGN IS PART OF A REVITALIZATION STRATEGY TO PHYSICALLY IMPROVE THE CORRIDOR'S PUBLIC AND PRIVATE PROPERTIES IN WAYS THAT BALANCE A HIGH QUALITY ENVIRONMENT WITH FINANCIAL FEASIBILITY. IT CONTRIBUTES TO ECONOMIC DEVELOPMENT, SUSTAINABLE EMPLOYMENT AND PHYSICAL INFRASTRUCTURE IMPROVEMENTS.

SINCE THE SITE IS LOCATED FURTHER THAN 300 FEET FROM HIGHWAY 111, THE 3 STORY REGULATION WITHIN THE CORRIDOR DEVELOPMENT PLAN DOES NOT APPLY TO THIS SPECIFIC PROPERTY, THEREFORE, FROM THE LAST HEARING WE HAVE INCREASED THE HEIGHT OF THE CONVENIENCE STORE TO ALMOST 20', WHILE THE GAS STATION CANOPY STOPS AT 30' HEIGHT. THE INFLOW OF TRAFFIC WITHIN THE URBAN DEVELOPMENT IS THE CORE OF THE PROJECT AND IT PROVIDES EASY ACCESS AND EXIT TO AND FROM THE SITE, SPECIFICALLY TO AND FROM INDIO BLVD, TO AND FROM FLOWER ST. AND ONE WAY ACCESS FROM THE SOUTHWESTERN CORNER LOCATED WITHIN THE AREA OF FUTURE DEVELOPMENT OF THE SITE. PEDESTRIAN PATHS AND ACCESS IS AN IMPORTANT PART OF THE PROJECT AND IT HAS BEEN DESIGNED TO MEET THE NEEDS OF FUTURE EMPLOYEES AND GUESTS. THE MAIN FOCUS NOW IS THE CONVENIENCE STORE AND THE FUEL STATION, THEREFORE, THE FUTURE DEVELOPMENT ON THE SOUTHERN PORTION OF THE PROPERTY IS LEFT FOR THE NEXT PHASE BUT IT WILL BE A CENTER OD SOCIAL, CULTURAL AND ECONOMIC ACTIVITIES. PARKING PROVIDED IS MORE THAN THE MINIMUM REQUIRED, WHICH IS 6 PARKING SPACES FOR THE 3060 SF CONVENIENCE STORE, WHILE VEHICLES WILL BE STATIONED IN THE AISLES OF THE GAS AND ELECTRIC STATIONS TO RECEIVE FUEL / CHARGE. OVERALL, THE PLANNING DESIGN TAKES FULL ADVANTAGE OF THE TRIANGULAR SHAPED LOT.

THE CONTRAST OF THE DRY DESERT HILLS AND ENVIRONMENT WITH THIS STRIKING MODERN ARCHITECTURE RISING WITHIN THE BROADER INDIO DEVELOPMENT PLAN IS AN ASPECT OF THE PROMISING FUTURE FOR INDIO AND THE COACHELLA VALLEY AND WE WILL BE WORKING TOWARDS ITS REALIZATION.
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SITE PLAN
SCALE: 1/16"=1'-0" 1
DO NOT SCALE THE DRAWINGS.

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS RELATED TO THE

WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BEFORE PROCEEDING CONSTRUCTION WORK.

THE CONTRACTOR SHOULD NOTIFY THE ARCHITECT IF EXISTING

CONDITIONS PREVENT EXECUTION OF THE DESIGN INTENT OF THE DRAWINGS. ANY ADDITIONAL WORK, INCLUDING DEMOLITION BASED ON THE FAILURE TO NOTIFY THE ARCHITECT, WILL BE AT THECONTRACTOR'S / PROPERTY OWNER'S / CONTRACTEE'S EXPENSE.

ARCHITECTURAL DRAWINGS SHALL HAVE PRECEDENT OVER ALL

OTHER DRAWINGS/DOCUMENTS, UNLESS NOTICE IS GIVEN BY THE ARCHITECT. THE ORDER OF PRECEDENCE SHOULD BE:ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL.

DRAWING NOTES
Assessor's ID No: 611-373-041

ARCHITECTURAL PROJECT INDEX
G001
A1.0A2.0A3.0

PROPOSAL

PROJECT TEAM

SHEET INDEX, LADBS NOTES, VICINITY MAP,

PROJECT NOTES/INFO, SCOPE, AREA, TEAM,

SITE PLAN, (E) PLAN
PROPOSED FLOOR PLAN + DOOR-WINDOW

SCHEDULES
PROPOSED ROOF PLAN + SKYLIGHT SPECSELEVATIONS + MATERIAL BOARD

CONTRACTOR
SCOPE OF WORK: NEW GAS STATION, CONVENIENCE STORE, AS
WELL AS PARKING AND DRIVEWAYS. THE REMAINING RETAIL

BLOCKS SHOWN ON THE PLANS ARE NOT PART OF THIS PROJECT

AS OF NOW, THEREFORE, WE WILL ONLY SATISFY PARKING ONLY FOR THE GAS STATION AND CONVENIENCE STORE. THE UNKNOWN

BLOCK OF RETAIL ARE SIMPLY SHOWN AS PLACEHOLDERS FOR
POSSIBLE FUTURE INCLUSION / STAGE 2 WORK FOR THIS LOT.

THERE ARE NO EASEMENTS ON THE PROPERTY
CLIENT
DESIGN
GAS STATION6 GAS PUMPS
INCLUDING 2 ELECTRIC CHARGING STATIONS
CONVENIENCE STORE & COFFEE BAR: 3060 SF

PLAN OF OPERATION
6 AM TO 12AM DAILY
4 FULL TIME AND 3 PART TIME

EMPLOYEES

PARKING
Convenience store: 2 spaces for each 1,000
SF./ 6 PARKING SPACES REQD.

PROPOSED: 10 PARKING SPACES
Gas stations (including multi-use stations): CARS WILL BE STATIONED BYGAS PUMPS. NO OTHER PARKING REQUIRED N

PROJECT DESCRIPTION, INDEX,

TEAM, MAP AND NARRATIVE
REQUA

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Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 274 of 1555 P. B. L. A. ENGINEERING, inc
Planning  Engineering  Surveying
1809 E. Dyer Rd., Suite 301 79405 Hwy 111 Suite 9-139 1481 Ford Street, Suite 201 Santa Ana, CA 92705 La Quinta, CA 92253 Redlands, CA 92373 (760) 250-0638
January 5, 2023
Mr. Manuel Rocha
City of Indio Planning Division
100 Civic Center Mall
Indio, CA 92201
Subject: Justification for CEQA Class 32 Categorical Exemption for Indio Gas Station Urban Plaza
SE Corner of Flower St. and Indio Blvd
The applicant is proposing a Gas Station with 8 Gas Pumps and 1 EV Charging Station along with a Convenience Store and Coffee Shop of 2,038 SF. There are also 2 future retail building proposes but are not part of this submittal.

The proposed project meets the City of Indio Guidelines for the implementation of the California Environmental Quality Act of 1970 and the State CEQA Guidelines as Categorically Exempt under Section 15300, Class 32.

A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following criteria:

A. Requirement: The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations;
Response: The project complies with the existing General Plan and applicable Zoning Ordinances.

B. Requirement: The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; Response: The project is 0.87 acres. North of the Project is Indio Blvd and an Auto Repair Facility, South and East is a Self-Storage Facility, West is parking lot and assorted retail shops.

C. Requirement: The project site has no value as habitat for endangered, rare or threatened species;
Response: The site is completely vacant with no flora or fauna.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 275 of 1555 P. B. L. A. ENGINEERING, inc
Planning  Engineering  Surveying
1809 E. Dyer Rd., Suite 301 79405 Hwy 111 Suite 9-139 1481 Ford Street, Suite 201 Santa Ana, CA 92705 La Quinta, CA 92253 Redlands, CA 92373 (760) 250-0638
D. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality;
Response: The project is below threshold to have any significant effects on traffic, noise or air quality. A PWQMP report has been prepared to address and mitigate any water quality issues.

E. Requirement: The site can be adequately served by all required utilities and public services;
Response: The project is in a commercial area of the City that is fully served by existing utilities and public services.

Please advise if any additional information is needed.

Best Regards,
P.B.L.A. Engineering, Inc.

Hayward Pardue, P.E.

Principal

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 276 of 1555 14'-6"
18'-11
2"
19'-71
2"
16'-0"
19'-0"
28'-2"
30'-1"
26'-0"
15'-9" 22'-4"
23'-6"
3:12
3:12
14'-91
2"
14'-71
2"

ELECTRICAL STATION

GAS STATION

GAS STATION
28'-2"
30'-1"
3:12

GAS STATION

CONVENIENCE STORE GAS STATION

GAS STATION
14'-6"
18'-11
2"
16'-0"
3:12

CONVENIENCE STORE
14'-81
2"
6'-0"

GAS STATION
19'-71
2"
25'-115
8 "
26'-17
8"
24'-03
8"
30'-83
4"
18'-11
2"
14'-6"
19'-71
2"
16'-0"
24'-0"
28'-0"

CONVENIENCE STORE GAS STATION

CONVENIENCE STORE
PLAZA SIGN: SEE RENDERINGS
PLAZA SIGN: SEE RENDERINGS PLAZA SIGN: SEE RENDERINGS
7'-0"
7'-0"
28'-0"

GAS STATION & CONVENIENCE STORE GAS STATION & CONVENIENCE STORE 14'-0"
PL
12'-0"
PL
12'-0"
FLOWER ST. PEDESTRIAN PATH

PEDESTRIAN PATH
8'-0"
13'-6" 13'-6" 8'-0"
PL
PL

PEDESTRIAN PATH

CONCRETE PAD FOR TRASH

UNLOADING/COLLECTION

PEDESTRIAN PATH
PL

TRASH ENCLOSURE
28'-0"
PLAZA SIGN: SEE RENDERINGS

GAS STATION & CONVENIENCE STORE

ONE WAY DRIVEWAY
9'-0"
12'-0"
8'-0" 10'-0" 8'-0"
11'-1"
3'-0"
6'-0"
7'-0"

WINDOW-LIKE FACADE COVERS
19'-71
2"
10'-2"

WINDOW-LIKE FACADE COVERS
3'-4"
5'-0"

EXTENSION OF ROOF

ACTUAL WINDOW FUNCTIONS AS AWNING
5'-0"

EXTENSION OF ROOF

FUNCTIONS AS AWNING
7'-0"

EXTENSION OF ROOF TO FUNCTION AS SHADING /COVER
7'-0"

EXTENSION OF ROOF TO FUNCTION AS SHADING /COVER

EAST ELEVATION
SCALE: 3/32"=1'-0"

PROPOSED ELEVATIONS
A3.0 F



 








 




 

NORTH ELEVATION
SCALE: 3/32"=1'-0" D

SOUTH ELEVATION
SCALE: 3/32"=1'-0" B EAST ELEVATION SCALE: 3/32"=1'-0" A

WEST ELEVATION
SCALE: 3/32"=1'-0" C

WEST ELEVATION
SCALE: 3/32"=1'-0" E

1. RED ALUMINUM COMPOSITE PANEL

PROPOSED MATERIALS

2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN 5. CMU / CONCRETE BLOCK WALL 1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN

1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE

1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN

1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN 5. CMU / CONCRETE BLOCK WALL 1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN

1. 1
1 3 34 4 2
22 1
1 3 3 3
444
1 1 1
2 2
3 4
1 1
22 2
1 1
1 1
5 1

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 277 of 1555

VIEW OF PARKING, GAS STATION AND CONVENIENCE STORE FROM SOUTHEAST CORNER RENDERINGSCALE: NTS 1



 








 




 

RENDERINGS

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 278 of 1555

NIGHT SHOT VIEW FROM SOUTHWEST CORNER
RENDERINGSCALE: NTS 1



 





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
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 




 

RENDERINGS

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 279 of 1555

CONVENIENCE STORE & TRASH ENCLOSURE SEEN FROM FROM FLOWER STREET

RENDERINGS
SCALE: NTS
1 

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 
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
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

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
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 
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 

RENDERINGS

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 280 of 1555 VIEW FORM INDIO BLVD.

RENDERINGS
SCALE: NTS 1

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 
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
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
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 




 

RENDERINGS

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 281 of 1555 37'
29'
44'
50'
' 00. 843: LP
PL: 345.21'
' 26. 62
PL: 169.54'
20'-0"
12'-61
4"

F L O W E R S T F L O W E R S T
I N D I O B L V D .

DRIVE-THRU
12'-07" 8
12'-03
8"
21'-35
8"

LANDSCAPE

CONCRETE PAD FOR TRASH

UNLOADING/COLLECTION
70'-2"
31'-01
2"
68'-01
2" 66'-87
8"
42'-01
8 "

PLAZA SIGNAGE

PLAZA SIGNAGE
4'-0" 6'-0"
4'-0"
1'-5" 1'-6"
1'-0"
7'-113
8"
12" MAX

CENTER OF FIXTURE
1'-5"
1'-0"
7'-111
4" 18" MIN CENTER OF FIXTURE

CENTER OF FIXTURE
5'-0"

COFFEE & REGISTER

STORAGE

PUBLIC / DINING AREA

PUBLIC / DINING AREA

REFRIGERATION SYSTEM

COUNTER
13'-6"
10'-0" 6'-0"
8'-0"
10'-25
8"
3'-0"
4'-0"

PUBLIC / DINING AREA

COUNTER COUNTER
10'-6"

ELEVATION B ELEVATION B

ELEVATION F

ELEVATION E

LANDSCAPE
4'-9"
2 ELECTRIC CAR CHARGING

STATIONS

COLUMNS

BRACING

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING /

LEISURE AREA

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING
(NOT IN SCOPE)

TRASH/RECYCLE UNITS

ELEVATION A

ELEVATION C

ELEVATION D ELEVATION D
12'-91
8"
(E) SIDEWALK (E) SIDEWALK
(E) SIDEWALK
(E) SIDEWALK (E) SIDEWALK (E) SIDEWALK
12'-1"
8'-0"
10'-25
8" BREAK ROOM
30'-111
4"
6'-0" 14'-9" 14'-9"
PROPOSED 5' WIDE PEDESTRIAN PATH PROPOSED 6' WIDE PEDESTRIAN PATH PROPOSED 5' WIDE PEDESTRIAN PATH
PROPOSED 6' WIDE PEDESTRIAN PATH
11'-113
4" 12'-0"

SUN SHADING ROOF COVER

GAS STATION CANOPY/ ROOF ABOVE
14'-71
8" 10'-0"
10'-0"

PUBLIC / DINING AREA
18" MIN

CENTER OF FIXTURE
1'-6"
18'-01
2"
24'-0"

TRASH ENCLOSURE
16'-81
2"
22'-87
8"

LANDSCAPE

LANDSCAPE

LANDSCAPE
9'-0"
24'-10"
22'-0"
1'-0"
2'-0"
6" HIGH CURB
8'-0"

APRON PAD
8'-0"
1'-0"
8'-2"
9'-0"
6'-6"
1'-0"
9'-0"
6'-6"
16'-0"

WEST ELEVATION

NORTH ELEVATION SOUTH ELEVATION

UNDERGROUND PETROLEUM STORAGE
TANKS
24'-0"

AIR & WATER PUMP

LANDSCAPE

LOADING ZONE

AIR & WATER PUMP
6'-0"
6'-0"
6'-0"
PROPOSED 6' WIDE PEDESTRIAN PATH
6'-0"
6'-0"
12'-0" 12'-0"
12'-0"
8'-0"
6'-0" 6'-0"
12'-0"
18'-0"

NO PARKING
5'-0"

GROUND FLOOR PLAN
SCALE: 1/16"=1'-0"

PROPOSED FLOOR PLANS
A1.0 1
N
6*+5#0&#..16*'4241,'%6&1%7/'065#0&#..
+&'#5#'56*'6+%5#0&&'5+)05+0%14214#6'&
6*'4'+0#4'+05647/'0651(5'48+%'#..
241,'%6&1%7/'065#4'6*'4')+56'4'&2412'46;1(1)0#;#0&'5+)0#0&%#0016$'.#9(7..;75'& +09*1.'14+02#46(14#0;241,'%614274215'
':%'26#5&'5%4+$'&+06*'%1064#%67#.
#)4''/'06$'69''06*'$7+.&'4#0&%.+'06
1)0#;#0&'5+)0*'4'$;)+8'5(14/#.016+%'6*#6
#0;57%*241,'%6&1%7/'0675'4'241&7%6+1014
/1&+(+%#6+10
/+575'
+501610.;70.#9(7.$76
#761/#6+%#..;$+0&5#..2#46+'5+081.8'&9+6*
/+575'61(7..;+0&'/0+(;#0&&'('0&6*'
#4%*+6'%6#0&#4%*+6'%6ž5%1057.6#065616*'
/#:+/7/.')#.':6'06#)#+056#...155'5&'/#0&5%.#+/514.+#$+.+6+'5#4+5+0)&+4'%6.;14 +0&+4'%6.;(41/241,'%6&1%7/'06/+575'
241,'%6&1%7/'065&'5%4+$'&'5+)0+06'061(
914-#0&#4'016#4'24'5'06#6+101(#5Ä$7+.6
14':+56+0)%10&+6+1056*'#4%*+6'%6#0&
#4%*+6'%6ž5%1057.6#065/#-'01
4'24'5'06#6+105%10%'40+0)6*'#%%74#%;1(&1%7/'065#0&#4'0164'52105+$.'(14#0;&+5%4'2#0%+'5$'69''0241,'%6&1%7/'065#0& 6*'':+56+0)%10&+6+105

TRASH ENCLOSURE SPECIFICATION SHEET / GUIDELINES TRASH ENCLOSURE ELEVATIONS SCALE: 1/16"=1'-0"

TRASH ENCLOSURE ELEVATIONS

1.5" HIGH & 6' WIDE PEDESTRIAN CROSS WALKS
REQUA

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 282 of 1555

SLOPE UP
3 : 12

SLOPE UP
3 : 12

FLAT ROOF

FLAT ROOF
51'-11
4"
8'-0"
30'-0"
74'-111
4"
PL: 345.21'
' 2

6. 6
2 F L O W E R S T
I N D I O B L V D .

LANDSCAPE

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING
(NOT IN SCOPE)

ELEVATION C
(E) SIDEWALK (E) SIDEWALK
(E)

SIDEWALK
(E)

SIDEWALK
PROPOSED 5' WIDE PEDESTRIAN PATH PROPOSED 6' WIDE PEDESTRIAN PATH PROPOSED 5' WIDE PEDESTRIAN PATH
PROPOSED 6' WIDE PEDESTRIAN PATH
12'-0"

LANDSCAPE

LANDSCAPE

LOADING ZONE
6'-0"
PROPOSED 6' WIDE PEDESTRIAN PATH
12'-0" 12'-0"

S T O P S T O P
PROPOSED 6' WIDE PEDESTRIAN PATH

SLOPE UP
3 : 12

FLAT ROOF

FLAT ROOF

FLAT ROOF

FLAT ROOF
104'-07
8"
PROPOSED 6' WIDE PEDESTRIAN PATH

ROOF PLAN
SCALE: 1/8"=1'-0"
A2.0 1
N
6*+5#0&#..16*'4241,'%6&1%7/'065#0&#..
+&'#5#'56*'6+%5#0&&'5+)05+0%14214#6'&
6*'4'+0#4'+05647/'0651(5'48+%'#..
241,'%6&1%7/'065#4'6*'4')+56'4'&2412'46;1(1)0#;#0&'5+)0#0&%#0016$'.#9(7..;75'& +09*1.'14+02#46(14#0;241,'%614274215'
':%'26#5&'5%4+$'&+06*'%1064#%67#.
#)4''/'06$'69''06*'$7+.&'4#0&%.+'06
1)0#;#0&'5+)0*'4'$;)+8'5(14/#.016+%'6*#6
#0;57%*241,'%6&1%7/'0675'4'241&7%6+1014
/1&+(+%#6+10
/+575'
+501610.;70.#9(7.$76
#761/#6+%#..;$+0&5#..2#46+'5+081.8'&9+6*
/+575'61(7..;+0&'/0+(;#0&&'('0&6*'
#4%*+6'%6#0&#4%*+6'%6ž5%1057.6#065616*'
/#:+/7/.')#.':6'06#)#+056#...155'5&'/#0&5%.#+/514.+#$+.+6+'5#4+5+0)&+4'%6.;14 +0&+4'%6.;(41/241,'%6&1%7/'06/+575'
241,'%6&1%7/'065&'5%4+$'&'5+)0+06'061(
914-#0&#4'016#4'24'5'06#6+101(#5Ä$7+.6
14':+56+0)%10&+6+1056*'#4%*+6'%6#0&
#4%*+6'%6ž5%1057.6#065/#-'01
4'24'5'06#6+105%10%'40+0)6*'#%%74#%;1(&1%7/'065#0&#4'0164'52105+$.'(14#0;&+5%4'2#0%+'5$'69''0241,'%6&1%7/'065#0& 6*'':+56+0)%10&+6+105

ROOF PLAN

1. RED ALUMINUM COMPOSITE PANEL 2. OFF-WHITE ALUMINUM COMPOSITE PANEL 3. PAINTED I-BEAM BRACE 4. GLOSS PAINTED OFF WHITE CONCRETE COLUMN 2 2
2 2

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 283 of 1555

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 284 of 1555 30W

SITE LIGHTING SCHEDULE
S r d r ALURA LED ALURAL 2
(BASED ON POLE HEIGHT 15 FEET)
28 SYMBOL TYPE (OR APPROVED EQUAL) WATTAGE QTY
ϰϰΖ
ϱϬΖ
/E/K>s͘

PUBLIC / DINING AREA

ELEVATION B ELEVATION B

ELEVATION F

ELEVATION E

ELEVATION A

ELEVATION D ELEVATION D

PUBLIC / DINING AREA

S T O P S T O P

S T O P S T O P

TRASH ENCLOSURE

SEE DETAILS ON NEXT SHEET
AREA: 3060 SF
HEIGHEST POINT: 19'-7.5"
6 PARKING SPACES REQD.
10 PARKING SPACES PROVIDED

CONVENIENCE STORE

NO PARKING PA O N
PROPOSED 6' WIDE PEDESTRIAN PATH P

AIR & WATER PUMP

LOADING ZONE

LANDSCAPE

AIR & WATER PUMP

APRON PAD

LANDSCAPE

LANDSCAPE

LANDSCAPE
PROPOSED 6' WIDE PEDESTRIAN PATH
PROPOSED 5' WIDE PEDESTRIAN PATH DE PA N RI ST DE PE DE W5 ED OS OP PR OSED 5' WIDE PEDESTRIAN PATH PROPOSED 6' WIDE PEDESTRIAN PATH PROPOSED 6WIDE PEDESTRIAN PATH PROPOSED 5' WIDE PEDESTRIAN PATH (E) SIDEWALK
(E) SIDEWALK
(E) SIDEWALK
(E) SIDEWALK
(E) SIDEWALK (E) SIDEWALK
EL

FUTURE SEATING
(NOT IN SCOPE)

FUTURE RETAIL
(NOT IN SCOPE)

FUTURE SEATING /

LEISURE AREA

FUTURE RETAIL
(NOT IN SCOPE)

LANDSCAPE
E

PLAZA SIGNAGE
T

CONCRETE PAD FOR TRASH

UNLOADING/COLLECTION

LANDSCAPE

DRIVE-THRU
PL: 169.54' : 169 54 PL

26.62'
PL: 345.21'
PL: 348.00'

LANDSCAPE
2 ELECTRIC CHARGING STATIONS

INCLUDED
TOTAL 6 GAS/OIL PUMPS

GAS STATION
239.9994 239 9994
150.3093
144.8323
144.4059 372.4868
816.4562 816.4562 800.9150 800 9150
516.0804 516 0804
145.0209
143.7500144.0000
216.5517 216 5517
288.0164 96 0000 288.0000

71.9919 7 72.0000 72.0000

72.0000 72 000 .0

72.0000 72
144.0000
144.0000
144.0431

72.0000 72

72.0000 72.
144.0000 144 0000 144 0 00
216.0009 21R
0 60.0000 60 0000 60 000
853.9829
INDIO

1. ALL DIMENSIONS HEREIN ARE IN IMPERIAL
UNITS UNLESS STATED OTHERWISE.

2. THESE DRAWINGS ARE TO BE READ IN

CONJUNCTION WITH ALL RELEVANT
DESIGNER, ENGINEER OR SPECIALISTDRAWINGS AND SPECIFICATIONS.

3. THE CONTRACTOR MUST CHECK ALL

DIMENSION AT SITE BEFORE COMMENCING
WORK.

4. THE CONTRACTOR IS RESPONSIBLE FOR

PROVIDING ALL NECESSARY TEMPORARY

SUPPORT TO THE BUILDING AND ANY
ADJACENT STRUCTURES.

DRAWING NO. REV.

PROJ. NO. PROJ. ENGR.

TITLE:

PROJECT:

REV. NO. DESCRIPTION DATE BY
Address: Foxbrough pl
Pleasanton, CA. 94566
Phone: (424) 414-0997
Web site: www.innodez.com
Email: [email protected]
NOTES:

ADDRESS:

CLIENT:

CONFIDENTIALITY STATEMENT:

ALL DRAWINGS AND WRITTEN MATERIALS
APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE DESIGNER AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT CONSENT OF THE DESIGNER.

InnoDez
-
SCALE @ 24 6
1/16'' = 1'-0''

PHOTOMETRIC STUDY

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 285 of 1555

COMPOSITE IMPERVIOUS FRACTION
DMA-1
TYPE (S.F.) FRACTION
TRASH
LANDSCAPE 2,751

INFILTRATIONTRENCH
Composite Runoff Factor C = 0.89

DESIGNCAPTUREVOLUME
Vu = .4 *C= 0.36 Area = 0.87 Ac
V(bmp) = Vu
* area (ac)* 43560/ 12
V (bmp) = 1,136 CF

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 286 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
Project Specific
Preliminary Water Quality Management Plan
For: Indio Gas Station Urban Plaza
Flower St. and Indio Blvd 92201
County of Riverside
Prepared for:

Sapient Advisors Inc.
21515 Hawthorne Blvd., Suite 530
Torrance, CA 90503
Prepared by:

Hayward Pardue, P.E.

PBLA Engineering, Inc.
79405 Hwy 111, Suite 9-139
Telephone: (760) 250-0638
______________________________________
October 2022

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 287 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
December 2017

OWNER'S CERTIFICATION
This project-specific Water Quality Management Plan (WQMP) has been prepared for:

Sapient Advisors Inc..
by PBLA Engineering, Inc. for the project known as
Indio Gas Station Urban Plaza
Flower St. and Indio Blvd 92201 County of Riverside.

This WQMP is intended to comply with the requirements of the City of Indio for Indio Gas Station Urban Plaza which includes the requirement for the preparation and implementation of a project-specific WQMP
The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation of this WQMP and will ensure that this WQMP is amended as appropriate to reflect up-to-December 1 conditions on the site. This WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this WQMP. At least one copy of this WQMP will be maintained at the project site or project office in perpetuity.

The undersigned is authorized to certify and to approve implementation of this WQMP. The undersigned is aware that implementation of this WQMP is enforceable under City of Indio and County of Riverside Water Quality Ordinance Chapter 24.20
If the undersigned transfers its interest in the subject property/project, the undersigned shall notify the successor in interest of its responsibility to implement this WQMP. "I, the undersigned, certify under penalty of law that I am the owner of the property that is the subject of this WQMP, and that the provisions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest."
ATTEST
Owner's Signature
Puru Amin
Owner's Printed Name
Managing Member
Owner's Title/Position
Date
21515 Hawthorne Blvd, Suite 530
Hawthorne, CA 90503

THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE

FINAL PROJECT SPECIFIC WQMP
Notary Signature
Printed Name
Title/Position
Date

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 288 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
August 2022
1-i
Contents

SECTION PAGE
Contents....................................................................................................................................................i I. Project Description ......................................................................................................................1 II. Site Characterization...................................................................................................................5 III. Pollutants of Concern..................................................................................................................7 IV. Hydrologic Conditions of Concern............................................................................................8 V. Best Management Practices........................................................................................................9 V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS......9 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS.................................11 V.1.B TREATMENT CONTROL BMPS ................................................................................ 18 V.1.C MEASURABLE GOAL SUMMARY ............................................................................. 20 V.2 SOURCE CONTROL BMPS ................................................................................................. 21 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES ............................................ 25 V.4 REGIONALLY-BASED BMPS ............................................................................................. 25 VI. Operation and Maintenance Responsibility for BMPs.........................................................26 VII. Funding .......................................................................................................................................27 TABLES
TABLE 1. POLLUTANT OF CONCERN SUMMARY 7
TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY (1) 10 TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 12
TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 16 TABLE 5: TREATMENT CONTROL BMP SUMMARY 19
TABLE 6: MEASURABLE GOAL SUMMARY 20
TABLE 7. SOURCE CONTROL BMPS 21

APPENDICES
A. CONDITIONS OF APPROVAL
B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP C. SUPPORTING DETAIL RELATED TO HYDROLOGIC CONDITIONS OF CONCERN (IF APPLICABLE) D. EDUCATIONAL MATERIALS
E. SOILS REPORT (IF APPLICABLE)
F. STRUCTURAL BMP AND/OR RETENTION FACILITY SIZING CALCULATIONS AND DESIGN DETAILS G. AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR

OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND

TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND

USE RESTRICTIONS
I. PROJECT-SPECIFIC WQMP SUMMARY DATA FORM

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 289 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
August 2022
1-1
I. Project Description
Project Owner: Sapient Advisors Inc..
21515 Hawthorne Blvd, Suite 530
Hawthorne, CA 90503
WQMP Preparer: Hayward Pardue, P.E.
79405 Hwy 111, Suite 9-139
La Quinta, Ca. 92253
Telephone: (760) 250-0638
Project Site Address: Flower St. and Indio Blvd 92201
Planning Area: Downtown Indio
Community Name/
Development Name: n/a
APN Number(s): 611-193-016, 017, and 018
Latitude & Longitude: N 33.71651 Lat / W 116.2212 Long
Receiving Water: White Water River
Project Site Size: 0.52 Acres
Standard Industrial Classification (SIC) Code: N/A
Formation of Home Owners' Association (HOA)
or Property Owners Association (POA): Y N

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 290 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
August 2022
1-2
Additional Permits/Approvals required for the Project:

AGENCY Permit required
State Department of Fish and Wildlife, Fish and Game
Code §1602 Streambed Alteration Agreement
Y N
State Water Resources Control Board, Clean Water Act
(CWA) Section 401 Water Quality Certification
Y N
US Army Corps of Engineers, CWA Section 404 permit Y N
US Fish and Wildlife, Endangered Species Act Section 7
biological opinion
Y N
Statewide Construction General Permit Coverage Y N
Statewide Industrial General Permit Coverage Y N
Other (please list in the space below as required)
City of Indio Grading and Building Permits Required

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 291 of 1555 2014 Whitewater River Region WQMP
Indio Gas Station Urban Plaza
August 2022
1-3
The Indio Oasis 30 Apartment Project will consist of a 3-story residential building with parking on the ground floor, apartment units above, a ground level retail component, outdoor recreation and underground utilities. The total size of the construction site area is 0.52 acres. Pre-project quantity of impervious surface is 0 acres (0%); Post-project quantity of impervious surface will be 0.515 acres (99%).

Anticipated and potential pollutants generated by land use for commercial development are:

Bacteria/Virus, Nutrients, Pesticides, Sediments, Trash and Debris, Oxygen Demanding Substances, Organic Compounds, Oil and Grease. The harmful effects of these pollutants shall be reduced through action and care of the operator.

The proposed development consists of 30 residential units, outdoor living and recreation areas, and a small retail component. The project site meets the following criteria as a Priority Project for New Development that are required to incorporate and implement all Source Control, Site Design and Treatment BMPs:.

Paved areas created by the development will include private streets, driveways, and courtyards. An above ground retention system provide storage for water quality and the 100-yr storm. Additional de-watering will be accomplished with a dual chambered Maxwell type dry-wells.

Landscaped areas will also be created by the development. The outer perimeter of the site will be landscaped along with the road frontage. Landscaping areas will comply with runoff minimizing design.

A proposed storm drainage system will support stormwater runoff for the site. This system will convey stormwater runoff to an on-site retention system.

Construction activities related will be conducted site wide. Materials used for these operations will include the heavy machinery and equipment necessary to complete the construction. Materials and equipment will be stored at a location to be determined upon beginning of construction. Materials that will be used during construction and post-construction that will have the potential to contribute pollutants other than sediment to stormwater runoff are as follows:

Vehicle fluids, including oil, grease, petroleum, and coolants; Asphalt concrete (AC) and Portland cement concrete (PCC) materials and wastes; Joint seal materials and concrete curing compounds; Paints, solvents, and thinners; Wood products (treated lumber, materials, and wastes); Metals, and plated products; Sandblasting materials; Mortar mix; PCC rubble; Masonry block rubble; Raw landscaping materials and wastes (topsoil, plant materials, mulch fertilizers, herbicides, and pesticides).

Upon completion and acceptance of all construction work, the developer, Sapient Advisors Inc.., will be responsible for operating and maintaining post-construction control measures.

Appendix A of this project-specific WQMP includes a complete copy of the final Conditions of Approval. Appendix B of this project-specific WQMP includes:
a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail; and
b. A Site Plan for the project. The Site Plan included as part of Appendix B depicts the following project features:
 Location and identification of all structural BMPs, including Source Control, LID/Site Design and Treatment Control BMPs.
 Landscaped areas.

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 Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.).
 Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling units, community facilities such as pools, recreation facilities, tot lots, etc.).
 Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation.
 Location of existing and proposed public and private storm drainage facilities (i.e., storm drains, channels, basins, etc.), including catch basins and other inlets/outlet structures. Existing and proposed drainage facilities should be clearly differentiated.
 Location(s) of Receiving Waters to which the project directly or indirectly discharges.
 Location of points where onsite (or tributary offsite) flows exit the property/project site.
 Delineation of proposed drainage area boundaries, including tributary offsite areas, for each location where flows exit the project site and existing site (where existing site flows are required to be addressed). Each tributary area should be clearly denoted.
 Pre- and post-project topography.

Appendix I is a one page form that summarizes pertinent information relative to this projectspecific WQMP.

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II. Site Characterization
Land Use Designation or Zoning: Residential
Current Property Use: Vacant
Proposed Property Use: Residential
Availability of Soils Report: Y N Note: A soils report is required if infiltration BMPs are utilized. Attach report in Appendix E.

Phase 1 Site Assessment: Y N Note: If prepared, attached remediation summary and use restrictions in Appendix H.

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Receiving Waters for Urban Runoff from Site
Receiving
Waters
EPA Approved
303(d) List
Impairments
Designated Beneficial Uses
Proximity to RARE
Beneficial Use
Designated
Receiving Waters
Whitewater
River
Pathogens
Freshwater Replenishment, Water Contact
Recreation, Non-Contact Water Recreation,
Warm Freshwater Habitat, Wildlife Habitat,
Preservation of Rare, Threatened, or
Endangered Species

1.15 Miles

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III. Pollutants of Concern
Table 1. Pollutant of Concern Summary
Pollutant Category Potential for Project
and/or Existing Site
Causing Receiving Water
Impairment
Bacteria/Virus Y N
Heavy Metals Y N
Nutrients Y N
Toxic Organic Compounds Y N
Sediment/Turbidity Y N
Trash & Debris Y N
Oil & Grease Y N
Other (specify pollutant):

Other (specify pollutant):

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IV. Hydrologic Conditions of Concern
Local Jurisdiction Requires On-Site Retention of Urban Runoff:

Yes The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater"). This section does not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F.

No This section must be completed.

This Project meets the following condition:

Condition A: 1) Runoff from the Project is discharged directly to a publicly-owned, operated and maintained MS4 or engineered and maintained channel, 2) the discharge is in full compliance with local land use authority requirements for connections and discharges to the MS4 (including both quality and quantity requirements), 3) the discharge would not significantly impact stream habitat in proximate Receiving Waters, and 4) the discharge is authorized by the local land use authority.

Condition B: The project disturbs less than 1 acre and is not part of a larger common plan of development that exceeds 1 acre of disturbance. The disturbed area calculation must include all disturbances associated with larger plans of development.

Condition C: The project's runoff flow rate, volume, velocity and duration for the post-development condition do not exceed the pre-development condition for the 2- year, 24-hour and 10-year 24-hour rainfall events. This condition can be achieved by, where applicable, complying with the local land use authority's on-site retention ordinance, or minimizing impervious area on a site and incorporating other SiteDesign BMP concepts and LID/Site Design BMPs that assure non-exceedance of pre-development conditions. This condition must be substantiated by hydrologic modeling methods acceptable to the local land use authority.

None: Refer to Section 3.4 of the Whitewater River Region WQMP Guidance document for additional requirements.

Supporting engineering studies, calculations, and reports are included in Appendix C. 2 year – 24 hour 10 year – 24 hour
Precondition Post-condition Precondition Post-condition Discharge (cfs) 0.007 0.061 0.015 0.134
Velocity (fps)
Volume (cubic feet) 217.1 1932.0 477.2 4247.3
Duration (minutes) 960 1380 1020 1440

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V. Best Management Practices
This project implements Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated from the use of the Choose one: 'project site' or 'project site plus existing site area(s)'. These BMPs have been selected and implemented to comply with Section 3.5 of the WQMP Guidance document, and consist of Site Design BMP concepts, Source Control, LID/Site Design and, if/where necessary, Treatment Control BMPs as described herein.

V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT

CONTROL BMPS
Local Jurisdiction Requires On-Site Retention of Urban Runoff:

Yes The project will be required to retain Urban Runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater). The LID/Site Design measurable goal has thus been met (100%), and Sections V.1.A and V.1.B do not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F, and '100%' should be entered into Column 3 of Table 6 below.

No Section V.1 must be completed.

This section of the Project-Specific WQMP documents the LID/Site Design BMPs and, if/where necessary, the Treatment Control BMPs that will be implemented on the project to meet the requirements detailed within Section 3.5.1 of the WQMP Guidance document. Section 3.5.1 includes requirements to implement Site Design Concepts and BMPs, and includes requirements to address Pollutants of Concern with BMPs. Further, sub-section 3.5.1.1 specifically requires that Pollutants of Concern be addressed with LID/Site Design BMPs to the extent feasible.

LID/Site Design BMPs are those BMPs listed within Table 2 below which promote retention and/or feature a natural treatment mechanism; off-site and regionally-based BMPs are also LID/Site Design BMPs, and therefore count towards the measurable goal, if they fit these criteria. This project incorporates LID/Site Design BMPs to fully address the Treatment Control BMP requirement where and to the extent feasible. If and where it has been acceptably demonstrated to the local land use authority that it is infeasible to fully meet this requirement with LID/Site Design BMPs, Section V.1.B (below) includes a description of the conventional Treatment Control BMPs that will be substituted to meet the same requirements.

In addressing Pollutants of Concern, BMPs are selected using Table 2 below.

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Table 2. BMP Selection Matrix Based Upon Pollutant of Concern Removal Efficiency (1) (Sources: Riverside County Flood Control & Water Conservation District Design Handbook for Low Impact Development Best Management Practices, October 29, 2015d September 2011, the Orange County Technical Guidance Document for Water Quality Management Plans, October 29, 2015d May 19, 2011, and the Caltrans Treatment BMP Technology Report, October 29, 2015d April 2010 and April 2008) Pollutant of
Concern
Landscape Swale2, 3
Landscape Strip2, 3
Biofiltration
(with underdrain)2, 3
Extended Detention
Basin2
Sand Filter Basin2
Infiltration Basin2
Infiltration Trench2
Permeable
Pavement2
Bioretention
(w/o underdrain)2, 3
Other BMPs Including
Proprietary BMPs4, 6
Sediment &
Turbidity M M H M H H H H H
Varies by Product5
Nutrients L/M L/M M L/M L/M H H H H
Toxic Organic
Compounds M/H M/H M/H L L/M H H H H
Trash & Debris L L H H H H H L H
Bacteria & Viruses
(also: Pathogens) L M H L M H H H H
Oil & Grease M M H M H H H H H
Heavy Metals M M/H M/H L/M M H H H H
Abbreviations:

L: Low removal efficiency M: Medium removal efficiency H: High removal efficiency Notes:
(1) Periodic performance assessment and updating of the guidance provided by this table may be necessary. (2) Expected performance when designed in accordance with the most current edition of the document, "Riverside County, Whitewater River Region Stormwater Quality Best Management Practice Design Handbook". (3) Performance dependent upon design which includes implementation of thick vegetative cover. Local water conservation and/or landscaping requirements should be considered; approval is based on the discretion of the local land use authority.
(4) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices Handbooks, other stormwater treatment BMPs not specifically listed in this WQMP (including proprietary filters, hydrodynamic separators, inserts, etc.), or newly developed/emerging stormwater treatment technologies. (5) Expected performance should be based on evaluation of unit processes provided by BMP and available testing data. Approval is based on the discretion of the local land use authority. (6) When used for primary treatment as opposed to pre-treatment, requires site-specific approval by the local land use authority.

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V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS This section documents the Site Design BMP concepts and LID/Site Design BMPs that will be implemented on this project to comply with the requirements detailed in Section 3.5.1 of the WQMP Guidance document.
• Table 3 herein documents the implementation of the Site Design BMP Concepts described in sub-sections 3.5.1.3 and 3.5.1.4.
• Table 4 herein documents the extent to which this project has implemented the LID/Site Design goals described in sub-section 3.5.1.1.

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Table 3. Implementation of Site Design BMP Concepts
Included
Brief Reason for BMPs
Indicated as No or N/A
Design
Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 1 Minimize Urban
Runoff,
Minimize
Impervious
Footprint, and
Conserve
Natural Areas
(See WQMP
Section 3.5.1.3)
Conserve natural areas by concentrating or clustering
development on the least environmentally sensitive portions of a site while leaving the remaining land in a natural, undisturbed condition.

The project area has been previously
developed. There are no natural areas.

Conserve natural areas by incorporating the goals of the MultiSpecies Habitat Conservation Plan or other natural resource plans.

The project area has been previously
developed. There are no natural areas.

Preserve natural drainage features and natural depressional storage areas on the site.

The project area has been previously
developed. There are no natural areas.

Maximize canopy interception and water conservation by
preserving existing native trees and shrubs, and planting additional native or drought tolerant trees and large shrubs.

The project area has been previously
developed. There are no natural areas.

Use natural drainage systems. The project area has been previously developed. There are no natural areas.

Where applicable, incorporate Self-Treating Areas Area available not sufficient in size Where applicable, incorporate Self-Retaining Areas Area available not sufficient in size Increase the building floor to area ratio (i.e., number of stories above or below ground).

Construct streets, sidewalks and parking lot aisles to minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised.
. No street imp. are proposed
Reduce widths of streets where off-street parking is available. No street imp. are proposed Minimize the use of impervious surfaces, such as decorative concrete, in the landscape design. Area available not sufficient in size Other comparable and equally effective Site Design BMP
concept(s) as approved by the local land use authority (Note:

Additional narrative required to describe BMP and how it addresses site design concept).

The project area has been previously
developed. There are no natural areas

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Table 3. Site Design BMP Concepts (continued)
Included
Brief Reason for Each BMP
Indicated as No or N/A Design
Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 Minimize
Directly
Connected
Impervious
Area
(See WQMP
Section

3.5.1.4)
Design residential and commercial sites to contain and infiltrate roof runoff, or direct roof runoff to landscaped swales or buffer areas.

Drain impervious sidewalks, walkways, trails, and patios into adjacent landscaping. Not possible with site topography
Incorporate landscaped buffer areas between sidewalks and streets.

Use natural or landscaped drainage swales in lieu of underground piping or imperviously lined swales.

The project area has been previously
developed. There are no natural areas
Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration. proposed for low flow infiltration Maximize the permeable area by constructing walkways, trails, patios, overflow parking, alleys, driveways, low-traffic streets, and other lowtraffic areas with open-jointed paving materials or permeable surfaces such as pervious concrete, porous asphalt, unit pavers, and granular materials.

Area available not sufficient in size
Use one or more of the following:

Rural swale system: street sheet flows to landscaped swale or gravel shoulder, curbs used at street corners, and culverts used under driveways and street crossings.

Not possible with site topography
Urban curb/swale system: street slopes to curb; periodic swale inlets drain to landscaped swale or biofilter. Not possible with site topography Dual drainage system: first flush captured in street catch basins and discharged to adjacent vegetated swale or gravel shoulder; high flows connect directly to MS4s.

Infiltration Trench and Permeable
Pavement proposed
Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept).

Infiltration Trench and Permeable
Pavement proposed
Use one or more of the following for design of driveways and private residential parking areas:

Design driveways with shared access, flared (single lane at street), or wheel strips (paving only under the tires).

Not applicable for single family
development
Uncovered temporary or guest parking on residential lots paved with a permeable surface, or designed to drain into landscaping.

Not applicable for single family
development

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Table 3. Site Design BMP Concepts (continued)
Included Brief Reason for Each BMP
Design Indicated as No or N/A
Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 (cont'd) Minimize
Directly
Connected
Impervious
Area
(See WQMP
Section

3.5.1.4)
Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept).

Infiltration Trench and Permeable
Pavement proposed
Use one or more of the following for design of parking areas:

Where landscaping is proposed in parking areas, incorporate parking area landscaping into the drainage design. Np Parking areas proposed Overflow parking (parking stalls provided in excess of the Permittee's minimum parking requirements) may be constructed with permeable pavement.

No overflow parking available
Other comparable and equally effective Site Design BMP (or BMPs) as approved by the local land use authority (Note: Additional narrative required describing BMP and how it addresses site design concept).

No parking areas proposed.

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Project Site Design BMP Concepts:

An open air retention system provides storage for water quality and the 100-yr storm. Additional dewatering will be accomplished with 2 dual chambered Maxwell type dry-wells. By capturing all rainfall runoff up to the 100-yr storm event, the retention basin storage area will allow trash and silt to settle out as runoff infiltrates into the ground by way of the open bottom of the chambers and the two drywells.

Alternative Project Site Design BMP Concepts:

None

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Table 4. LID/Site Design BMPs Meeting the LID/Site Design Measurable Goal (1) (2) (3) (4) (5) (6) (7)

DRAINAGE

SUB-AREA
ID OR NO.

LID/SITE DESIGN BMP
TYPE*

POTENTIAL POLLUTANTS

OF CONCERN WITHIN

DRAINAGE SUB-AREA

POTENTIAL

POLLUTANTS
WITHIN SUBAREA CAUSING

RECEIVING
WATER

IMPAIRMENTS

EFFECTIVENESS

OF LID/SITE

DESIGN BMP AT

ADDRESSING

IDENTIFIED

POTENTIAL

POLLUTANTS

BMP MEETS
WHICH
DESIGN
CRITERIA?
TOTAL
AREA
WITHIN

DRAINAGE

SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2)
(Identify as
VBMP OR QBMP) (Nearest 0.1 acre)
ALL

ON SITE RETENTION

AND GROUND

INFILTRATION
Bacteria/Virus, Heavy Metals,
Nutrients, Toxic Organic
Compounds,
Sediment/Turbidity, Trash &
Debris, Oil & Grease
BACTERIA/VIRUS H VBMP 6.7

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TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) 6.7 * LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area.

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Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs None, all project area addressed.

V.1.B TREATMENT CONTROL BMPS
Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants of Concern as required in WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has demonstrated that it is infeasible to meet these requirements through implementation of LID/Site Design BMPs.

The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP completely address the 'Treatment Control BMP requirement' for the entire project site (and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP Guidance document. Supporting documentation for the sizing of these LID/Site Design BMPs is included in Appendix F. *Section V.1.B does not need to be completed.

The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP do NOT completely address the 'Treatment Control BMP requirement' for the entire project site (or where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP. *Section V.1.B must be completed.

The Treatment Control BMPs identified in this section are selected, sized and implemented to treat the design criteria of VBMP and/or QBMP for all project (and if required, existing site) drainage sub-areas which were not fully addressed using LID/Site Design BMPs. Supporting documentation for the sizing of these Treatment Control BMPs is included in Appendix F.

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Table 5: Treatment Control BMP Summary
(1) (2) (3) (4) (5) (6) (7)

DRAINAGE

SUB-AREA
ID OR NO.

TREATMENT

CONTROL BMP
TYPE*

POTENTIAL

POLLUTANTS OF

CONCERN WITHIN

DRAINAGE SUB-AREA

POTENTIAL

POLLUTANTS

WITHIN SUB-AREA

CAUSING

RECEIVING
WATER

IMPAIRMENTS

EFFECTIVENESS OF

TREATMENT

CONTROL BMP AT

ADDRESSING

IDENTIFIED

POTENTIAL

POLLUTANTS

BMP MEETS
WHICH
DESIGN
CRITERIA?
TOTAL
AREA
WITHIN

DRAINAGE

SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2)
(Identify as

VBMP OR QBMP)
(Nearest 0.1
acre)
TOTAL PROJECT AREA TREATED WITH TREATMENT CONTROL BMPs (NEAREST 0.1 ACRE)

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V.1.C MEASURABLE GOAL SUMMARY
This section documents the extent to which this project has met the measurable goal described in WQMP Section 3.5.1.1 of addressing 100% of the project's 'Treatment Control BMP requirement' with LID/Site Design BMPs. Projects required to retain Urban Runoff onsite in conformance with local ordinance are considered to have met the measurable goal; for these instances, '100%' is entered into Column 3 of the Table.

Table 6: Measurable Goal Summary
(1) (2) (3)
Total Area Treated with
LID/Site Design BMPs
Total Area Treated with
Treatment Control BMPs % of Treatment Control BMP
Requirement addressed with
LID/Site Design BMPs (Last row of Table 4) (Last row of Table 5)

0.52 0 100

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V.2 SOURCE CONTROL BMPS
This section identifies and describes the Source Control BMPs applicable and implemented on this project.

Table 7. Source Control BMPs
BMP Name
Check One If not applicable, state
Included brief reason Not
Applicable
Non-Structural Source Control BMPs
Education for Property Owners, Operators,
Tenants, Occupants, or Employees
Activity Restrictions
Irrigation System and Landscape Maintenance
Common Area Litter Control
Street Sweeping Private Streets and Parking Lots
Drainage Facility Inspection and Maintenance
Structural Source Control BMPs
Storm Drain Inlet Stenciling and Signage
Landscape and Irrigation System Design
Protect Slopes and Channels
Provide Community Car Wash Racks None proposed
Properly Design*:

Fueling Areas None proposed
Air/Water Supply Area Drainage None proposed
Trash Storage Areas None proposed
Loading Docks None proposed
Maintenance Bays None proposed
Vehicle and Equipment Wash Areas None proposed
Outdoor Material Storage Areas None proposed
Outdoor Work Areas or Processing Areas None proposed
Provide Wash Water Controls for Food
Preparation Areas None proposed
*Details demonstrating proper design must be included in Appendix F.

The Non Structural Source Control BMPs proposed above will be accomplished through comprehensive operational guidelines for hotel staff and associated recurring training.

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The Structural Source Control BMP’s proposed above will be shown on related design drawings and specifications along with Property Design BMPs.

BMP Implementation

EDUCATION FOR PROPERTY OWNERS, OPERATORS, TENANTS, OCCUPANTS, OR

EMPLOYEES

OWNER SHALL REVIEW AND UTILIZE WATER QUALITY MANAGEMENT PLAN (WQMP)

AND SHALL BE RESPONSIBLE TO EDUCATE THE HOMEOWNERS ASSOCIATION (HOA) ON

BEST MANAGEMENT PRACTICES GOOD HOUSEKEEPING ALONGSIDE WITH PROVIDING EDUCATIONAL MATERIALS UPON OCCUPANCY. OWNER SHALL BE RESPONSIBLE TO

SUPERVISE OCCUPANTS AND EMPLOYEES TO UTILIZE AN EDUCATION PROGRAM AND TRAIN EMPLOYEES UPON MOVE‐IN AS WELL AS FUTURE EMPLOYEES & ANNUALLY THEREAFTER UNTIL OPERATION TAKEN OVER BY THE HOA.

ACTIVITY RESTRICTIONS. OWNER/HOA SHALL PREPARE AND ENFORCE ACTIVITY RESTRICTIONS FOR OCCUPANTS. RESTRICTIONS ARE DESCRIBED IN THE SECTION BELOW.

IRRIGATION SYSTEM AND LANDSCAPE MAINTENANCE. PER O & M PLAN,

ADDITIONALLY FERTILIZER & PESTICIDE APPLICATION SHALL NOT BE ALLOWED WITHIN 1 WEEK OF A PENDING RAIN EVENT.

COMMON AREA LITTER CONTROL PER O & M PLAN.

STREET SWEEPING PRIVATE STREETS AND PARKING LOTS PER O & M PLAN,

DRAINAGE FACILITY INSPECTION AND MAINTENANCE PER O & M PLAN STORM DRAIN INLET STENCILING AND SIGNAGE. PROVIDE STENCILING OR

LABELING OF ALL STORM DRAIN INLETS AND CATCH BASINS, CONSTRUCTED OR MODIFIED, WITHIN THE PROJECT AREA WITH PROHIBITIVE LANGUAGE. POST SIGNS

WITH PROHIBITIVE LANGUAGE AND/OR GRAPHICAL ICONS, WHICH PROHIBIT

ILLEGAL DUMPING AT PUBLIC ACCESS POINTS ALONG CHANNELS AND CREEKS WITHIN THE PROJECT AREA.

LANDSCAPE AND IRRIGATION SYSTEM DESIGN. WATER EFFICIENCY MUST BE

CONSIDERED FROM THE INITIAL IRRIGATION SYSTEM DESIGN PHASE THROUGH INSTALLATION TO ENSURE OPTIMAL PERFORMANCE.

PROTECT SLOPES AND CHANNELS. PER O & M PLAN.

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TRASH STORAGE AREAS. Design trash container areas so that drainage from adjoining roofs and pavement is diverted around the area(s) to avoid run-on. This might include berming or grading the waste handling area to prevent run-on of stormwater. Make sure trash container areas are screened or walled to prevent off-site transport of trash. Provide roofs, awnings, or attached lids on all trash containers to minimize direct precipitation and prevent rainfall from entering containers.

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The HOA will be provided with handbooks for inspection and mainatenace of all proposed source control BMPs.

Appendix D includes copies of the educational materials (described in Section 3.5.2.1 of the WQMP Guidance document) that will be used in implementing this project-specific WQMP.

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V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES
Not applicable
V.4 REGIONALLY-BASED BMPS
Note applicable to this project

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VI. Operation and Maintenance Responsibility for
BMPs
Appendix G of this project-specific WQMP includes copies of CC&Rs, Covenant and Agreements, BMP Maintenance Agreement and/or other mechanisms used to ensure the ongoing operation, maintenance, funding, transfer and implementation of the project-specific WQMP requirements.

The proposed on site retention system will require regular inspection and maintenance as per the manufacturers guidelines. In general once a year prior to winter months and after significant rainfall events.

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 315 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix A
Conditions of Approval
Not yet available

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 316 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix B
Vicinity Map, WQMP Site Plan, and Receiving Waters Map

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 317 of 1555 June 2014 10
Figure 2. Whitewater River Region Receiving Waters Map
Project Location
2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix C
Not used

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 319 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix D
Educational Materials

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 320 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix E
Soils Report

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 321 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix F
Structural BMP and/or Retention Facility Sizing Calculations and Design Details

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 322 of 1555 DMA‐1

SURFACE AREA IMPERVIOUS
TYPE (S.F.) FRACTION
ROOF 17,972 1.00
TRASH 756 1.00
PERVIOUS PAVEMENT 3,824 0.10
INFILTRATION TRENCH 3,824 0.10
26,376 0.72
Composite Runoff Factor C = 0.72
Vu = .4 * C = 0.29 Area + 0.52 Ac
V(bmp) = Vu * area (ac) * 43560 / 12
V (bmp) = 547 CF
COMPOSITE IMPERVIOUS FRACTION
DESIGN CAPTURE VOLUME

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 323 of 1555 Date:

County/City Case No.:

Enter the area tributary to this feature, Max = 10 acres At = 1 acres
Enter VBMP determined from Section 2.1 of this Handbook VBMP= 547 ft3 Enter measured infiltration rate I = 2.0 in/hr
Enter Factor of Safety, FS (unitless) FS = 2
Obtain from Table 1, Appendix A: "Infiltration Testing" of this BMP Handbook n = 40 %
D1 = D1 = 15.00 ft
Enter depth to historic high groundwater mark (measured from finished grade) 80 ft Enter depth to top of bedrock or impermeable layer (measured from finished grade) 200 ft D2 is the smaller of:

D2 = 69.0 ft
DMAX is the smaller value of D1 and D2, must be less than or equal to 8 feet. DMAX = 8.0 ft Enter proposed reservoir layer depth DR, must be ≤ DMAX DR = 4.00 ft Calculate the design depth of water, dW
Design dW = (DR) x (n/100) Design dW= 1.60 ft
Minimum Surface Area, AS AS= VBMP AS = 342 ft2
dW
Proposed Design Surface Area AD = 492 ft2
Minimum Width = DR + 1 foot pea gravel ' 5.00 ft
Sediment Control Provided? (Use pulldown) Yes
Geotechnical report attached? (Use pulldown) Yes
Infiltration Trench - Design Procedure
BMP ID
Legend: Required Entries
1 Calculated Cells
Company Name: 25-Aug-22
Designed by: Indio
Design Volume
Calculate Maximium Depth of the Reservoir Layer
Calculate D1. I (in/hr) x 72 hrs
12 (in/ft) x (n /100) x FS
Depth to groundwater - 11 ft; & Depth to impermeable layer - 6 ft Trench Sizing
If the trench has been designed correctly, there should be no error messages on the spreadsheet.

Riverside County Best Management Practice Design Handbook JANUARY 2010 DRAFT PRELIMINARY DRAFT - SUBJECT TO REVISION

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 324 of 1555 










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Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 328 of 1555 U n i t H y d r o g r a p h A n a l y s i s
Copyright (c) CIVILCADD/CIVILDESIGN, 1989 - 2018, Version 9.0 Study date 08/29/22 File: oasis30ex2yr24hr242.out
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ------------------------------------------------------------------------ Riverside County Synthetic Unit Hydrology Method
RCFC & WCD Manual date - April 1978
Program License Serial Number 6508
--------------------------------------------------------------------- English (in-lb) Input Units Used
English Rainfall Data (Inches) Input Values Used
English Units used in output format
--------------------------------------------------------------------- Oasis 30
Ex. Condition
2-yr 24-hr
-------------------------------------------------------------------- Drainage Area = 0.52(Ac.) = 0.001 Sq. Mi.

Drainage Area for Depth-Area Areal Adjustment = 0.52(Ac.) = 0.001 Sq. Mi.

Length along longest watercourse = 166.00(Ft.)
Length along longest watercourse measured to centroid = 82.00(Ft.) Length along longest watercourse = 0.031 Mi.

Length along longest watercourse measured to centroid = 0.016 Mi.

Difference in elevation = 1.20(Ft.)
Slope along watercourse = 38.1687 Ft./Mi.

Average Manning's 'N' = 0.020
Lag time = 0.013 Hr.

Lag time = 0.80 Min.
25% of lag time = 0.20 Min.
40% of lag time = 0.32 Min.

Unit time = 60.00 Min.

Duration of storm = 24 Hour(s)
User Entered Base Flow = 0.00(CFS)
2 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 1.15 0.60

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 329 of 1555 100 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 4.50 2.34
STORM EVENT (YEAR) = 2.00
Area Averaged 2-Year Rainfall = 1.150(In)
Area Averaged 100-Year Rainfall = 4.500(In)
Point rain (area averaged) = 1.150(In)
Areal adjustment factor = 100.00 %
Adjusted average point rain = 1.150(In)
Sub-Area Data:

Area(Ac.) Runoff Index Impervious %

0.520 60.00 0.000
Total Area Entered = 0.52(Ac.)
RI RI Infil. Rate Impervious Adj. Infil. Rate Area% F
AMC2 AMC-1 (In/Hr) (Dec.%) (In/Hr) (Dec.) (In/Hr)

60.0 40.0 0.670 0.000 0.670 1.000 0.670
Sum (F) = 0.670
Area averaged mean soil loss (F) (In/Hr) = 0.670
Minimum soil loss rate ((In/Hr)) = 0.335
(for 24 hour storm duration)
Soil low loss rate (decimal) = 0.900
--------------------------------------------------------------------- U n i t H y d r o g r a p h
VALLEY S-Curve
-------------------------------------------------------------------- Unit Hydrograph Data
--------------------------------------------------------------------- Unit time period Time % of lag Distribution Unit Hydrograph (hrs) Graph % (CFS)
--------------------------------------------------------------------- 1 1.000 7543.876 100.000 0.524
Sum = 100.000 Sum= 0.524
----------------------------------------------------------------------- The following loss rate calculations reflect use of the minimum calculated loss rate subtracted from the Storm Rain to produce the maximum Effective Rain value Unit Time Pattern Storm Rain Loss rate(In./Hr) Effective (Hr.) Percent (In/Hr) Max | Low (In/Hr)
1 1.00 1.20 0.014 ( 1.163) 0.012 0.001
2 2.00 1.30 0.015 ( 1.109) 0.013 0.001
3 3.00 1.80 0.021 ( 1.056) 0.019 0.002
4 4.00 2.10 0.024 ( 1.005) 0.022 0.002
5 5.00 2.80 0.032 ( 0.955) 0.029 0.003
6 6.00 2.90 0.033 ( 0.906) 0.030 0.003

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 330 of 1555 7 7.00 3.80 0.044 ( 0.859) 0.039 0.004
8 8.00 4.60 0.053 ( 0.813) 0.048 0.005
9 9.00 6.30 0.072 ( 0.769) 0.065 0.007
10 10.00 8.20 0.094 ( 0.727) 0.085 0.009
11 11.00 7.00 0.080 ( 0.685) 0.072 0.008
12 12.00 7.30 0.084 ( 0.646) 0.076 0.008
13 13.00 10.80 0.124 ( 0.608) 0.112 0.012
14 14.00 11.40 0.131 ( 0.572) 0.118 0.013
15 15.00 10.40 0.120 ( 0.538) 0.108 0.012
16 16.00 8.50 0.098 ( 0.506) 0.088 0.010
17 17.00 1.40 0.016 ( 0.476) 0.014 0.002
18 18.00 1.90 0.022 ( 0.448) 0.020 0.002
19 19.00 1.30 0.015 ( 0.422) 0.013 0.001
20 20.00 1.20 0.014 ( 0.399) 0.012 0.001
21 21.00 1.10 0.013 ( 0.378) 0.011 0.001
22 22.00 1.00 0.011 ( 0.361) 0.010 0.001
23 23.00 0.90 0.010 ( 0.347) 0.009 0.001
24 24.00 0.80 0.009 ( 0.337) 0.008 0.001
(Loss Rate Not Used)
Sum = 100.0 Sum = 0.1
Flood volume = Effective rainfall 0.11(In)
times area 0.5(Ac.)/[(In)/(Ft.)] = 0.0(Ac.Ft)
Total soil loss = 1.03(In)
Total soil loss = 0.045(Ac.Ft)
Total rainfall = 1.15(In)
Flood volume = 217.1 Cubic Feet
Total soil loss = 1953.7 Cubic Feet
-------------------------------------------------------------------- Peak flow rate of this hydrograph = 0.007(CFS)
-------------------------------------------------------------------- ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ 24 - H O U R S T O R M
R u n o f f H y d r o g r a p h
-------------------------------------------------------------------- Hydrograph in 60 Minute intervals ((CFS))
-------------------------------------------------------------------- Time(h+m) Volume Ac.Ft Q(CFS) 0 2.5 5.0 7.5 10.0
----------------------------------------------------------------------- 1+ 0 0.0001 0.00 Q | | | |
2+ 0 0.0001 0.00 QV | | | |
3+ 0 0.0002 0.00 QV | | | |
4+ 0 0.0003 0.00 Q V | | | |
5+ 0 0.0005 0.00 Q V | | | |
6+ 0 0.0006 0.00 Q V | | | |
7+ 0 0.0008 0.00 Q V | | | |
8+ 0 0.0010 0.00 Q V | | | |
9+ 0 0.0013 0.00 Q V | | |
10+ 0 0.0017 0.00 Q V | | |
11+ 0 0.0021 0.00 Q | V | | |
12+ 0 0.0025 0.00 Q | V| | |
13+ 0 0.0030 0.01 Q | V | |
14+ 0 0.0036 0.01 Q | | V | |
15+ 0 0.0041 0.01 Q | | V |

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 331 of 1555 16+ 0 0.0045 0.01 Q | | | V |
17+ 0 0.0046 0.00 Q | | | V |
18+ 0 0.0047 0.00 Q | | | V |
19+ 0 0.0047 0.00 Q | | | V |
20+ 0 0.0048 0.00 Q | | | V |
21+ 0 0.0048 0.00 Q | | | V |
22+ 0 0.0049 0.00 Q | | | V|
23+ 0 0.0049 0.00 Q | | | V|
24+ 0 0.0050 0.00 Q | | | V
-----------------------------------------------------------------------

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 332 of 1555 U n i t H y d r o g r a p h A n a l y s i s
Copyright (c) CIVILCADD/CIVILDESIGN, 1989 - 2018, Version 9.0 Study date 08/29/22 File: oasis30ex2yr24hr2410.out
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ------------------------------------------------------------------------ Riverside County Synthetic Unit Hydrology Method
RCFC & WCD Manual date - April 1978
Program License Serial Number 6508
--------------------------------------------------------------------- English (in-lb) Input Units Used
English Rainfall Data (Inches) Input Values Used
English Units used in output format
--------------------------------------------------------------------- Oasis 30
Ex. Condition
10-yr 24-hr
-------------------------------------------------------------------- Drainage Area = 0.52(Ac.) = 0.001 Sq. Mi.

Drainage Area for Depth-Area Areal Adjustment = 0.52(Ac.) = 0.001 Sq. Mi.

Length along longest watercourse = 166.00(Ft.)
Length along longest watercourse measured to centroid = 82.00(Ft.) Length along longest watercourse = 0.031 Mi.

Length along longest watercourse measured to centroid = 0.016 Mi.

Difference in elevation = 1.20(Ft.)
Slope along watercourse = 38.1687 Ft./Mi.

Average Manning's 'N' = 0.020
Lag time = 0.013 Hr.

Lag time = 0.80 Min.
25% of lag time = 0.20 Min.
40% of lag time = 0.32 Min.

Unit time = 60.00 Min.

Duration of storm = 24 Hour(s)
User Entered Base Flow = 0.00(CFS)
2 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 1.15 0.60

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 333 of 1555 100 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 4.50 2.34
STORM EVENT (YEAR) = 10.00
Area Averaged 2-Year Rainfall = 1.150(In)
Area Averaged 100-Year Rainfall = 4.500(In)
Point rain (area averaged) = 2.528(In)
Areal adjustment factor = 100.00 %
Adjusted average point rain = 2.528(In)
Sub-Area Data:

Area(Ac.) Runoff Index Impervious %

0.520 60.00 0.000
Total Area Entered = 0.52(Ac.)
RI RI Infil. Rate Impervious Adj. Infil. Rate Area% F
AMC2 AMC-1 (In/Hr) (Dec.%) (In/Hr) (Dec.) (In/Hr)

60.0 40.0 0.670 0.000 0.670 1.000 0.670
Sum (F) = 0.670
Area averaged mean soil loss (F) (In/Hr) = 0.670
Minimum soil loss rate ((In/Hr)) = 0.335
(for 24 hour storm duration)
Soil low loss rate (decimal) = 0.900
--------------------------------------------------------------------- U n i t H y d r o g r a p h
VALLEY S-Curve
-------------------------------------------------------------------- Unit Hydrograph Data
--------------------------------------------------------------------- Unit time period Time % of lag Distribution Unit Hydrograph (hrs) Graph % (CFS)
--------------------------------------------------------------------- 1 1.000 7543.876 100.000 0.524
Sum = 100.000 Sum= 0.524
----------------------------------------------------------------------- The following loss rate calculations reflect use of the minimum calculated loss rate subtracted from the Storm Rain to produce the maximum Effective Rain value Unit Time Pattern Storm Rain Loss rate(In./Hr) Effective (Hr.) Percent (In/Hr) Max | Low (In/Hr)
1 1.00 1.20 0.030 ( 1.163) 0.027 0.003
2 2.00 1.30 0.033 ( 1.109) 0.030 0.003
3 3.00 1.80 0.046 ( 1.056) 0.041 0.005
4 4.00 2.10 0.053 ( 1.005) 0.048 0.005
5 5.00 2.80 0.071 ( 0.955) 0.064 0.007
6 6.00 2.90 0.073 ( 0.906) 0.066 0.007

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 334 of 1555 7 7.00 3.80 0.096 ( 0.859) 0.086 0.010
8 8.00 4.60 0.116 ( 0.813) 0.105 0.012
9 9.00 6.30 0.159 ( 0.769) 0.143 0.016
10 10.00 8.20 0.207 ( 0.727) 0.187 0.021
11 11.00 7.00 0.177 ( 0.685) 0.159 0.018
12 12.00 7.30 0.185 ( 0.646) 0.166 0.018
13 13.00 10.80 0.273 ( 0.608) 0.246 0.027
14 14.00 11.40 0.288 ( 0.572) 0.259 0.029
15 15.00 10.40 0.263 ( 0.538) 0.237 0.026
16 16.00 8.50 0.215 ( 0.506) 0.193 0.021
17 17.00 1.40 0.035 ( 0.476) 0.032 0.004
18 18.00 1.90 0.048 ( 0.448) 0.043 0.005
19 19.00 1.30 0.033 ( 0.422) 0.030 0.003
20 20.00 1.20 0.030 ( 0.399) 0.027 0.003
21 21.00 1.10 0.028 ( 0.378) 0.025 0.003
22 22.00 1.00 0.025 ( 0.361) 0.023 0.003
23 23.00 0.90 0.023 ( 0.347) 0.020 0.002
24 24.00 0.80 0.020 ( 0.337) 0.018 0.002
(Loss Rate Not Used)
Sum = 100.0 Sum = 0.3
Flood volume = Effective rainfall 0.25(In)
times area 0.5(Ac.)/[(In)/(Ft.)] = 0.0(Ac.Ft)
Total soil loss = 2.28(In)
Total soil loss = 0.099(Ac.Ft)
Total rainfall = 2.53(In)
Flood volume = 477.2 Cubic Feet
Total soil loss = 4295.0 Cubic Feet
-------------------------------------------------------------------- Peak flow rate of this hydrograph = 0.015(CFS)
-------------------------------------------------------------------- ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ 24 - H O U R S T O R M
R u n o f f H y d r o g r a p h
-------------------------------------------------------------------- Hydrograph in 60 Minute intervals ((CFS))
-------------------------------------------------------------------- Time(h+m) Volume Ac.Ft Q(CFS) 0 2.5 5.0 7.5 10.0
----------------------------------------------------------------------- 1+ 0 0.0001 0.00 Q | | | |
2+ 0 0.0003 0.00 Q | | | |
3+ 0 0.0005 0.00 QV | | | |
4+ 0 0.0007 0.00 Q V | | | |
5+ 0 0.0010 0.00 Q V | | | |
6+ 0 0.0013 0.00 Q V | | | |
7+ 0 0.0017 0.01 Q V | | | |
8+ 0 0.0022 0.01 Q V | | | |
9+ 0 0.0029 0.01 Q V | | |
10+ 0 0.0038 0.01 Q V | | |
11+ 0 0.0046 0.01 Q | V | | |
12+ 0 0.0054 0.01 Q | V| | |
13+ 0 0.0066 0.01 Q | V | |
14+ 0 0.0078 0.02 Q | | V | |
15+ 0 0.0090 0.01 Q | | V |

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17+ 0 0.0101 0.00 Q | | | V |
18+ 0 0.0103 0.00 Q | | | V |
19+ 0 0.0104 0.00 Q | | | V |
20+ 0 0.0105 0.00 Q | | | V |
21+ 0 0.0107 0.00 Q | | | V |
22+ 0 0.0108 0.00 Q | | | V|
23+ 0 0.0109 0.00 Q | | | V|
24+ 0 0.0110 0.00 Q | | | V|
-----------------------------------------------------------------------

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 336 of 1555 U n i t H y d r o g r a p h A n a l y s i s
Copyright (c) CIVILCADD/CIVILDESIGN, 1989 - 2018, Version 9.0 Study date 08/29/22 File: oasis30ex2yr24hr242.out
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ------------------------------------------------------------------------ Riverside County Synthetic Unit Hydrology Method
RCFC & WCD Manual date - April 1978
Program License Serial Number 6508
--------------------------------------------------------------------- English (in-lb) Input Units Used
English Rainfall Data (Inches) Input Values Used
English Units used in output format
--------------------------------------------------------------------- Oasis 30
Proposed Condition
2-yr 24-hr
-------------------------------------------------------------------- Drainage Area = 0.52(Ac.) = 0.001 Sq. Mi.

Drainage Area for Depth-Area Areal Adjustment = 0.52(Ac.) = 0.001 Sq. Mi.

Length along longest watercourse = 287.00(Ft.)
Length along longest watercourse measured to centroid = 104.00(Ft.) Length along longest watercourse = 0.054 Mi.

Length along longest watercourse measured to centroid = 0.020 Mi.

Difference in elevation = 1.80(Ft.)
Slope along watercourse = 33.1150 Ft./Mi.

Average Manning's 'N' = 0.015
Lag time = 0.014 Hr.

Lag time = 0.83 Min.
25% of lag time = 0.21 Min.
40% of lag time = 0.33 Min.

Unit time = 60.00 Min.

Duration of storm = 24 Hour(s)
User Entered Base Flow = 0.00(CFS)
2 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 1.15 0.60

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 337 of 1555 100 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 4.50 2.34
STORM EVENT (YEAR) = 2.00
Area Averaged 2-Year Rainfall = 1.150(In)
Area Averaged 100-Year Rainfall = 4.500(In)
Point rain (area averaged) = 1.150(In)
Areal adjustment factor = 100.00 %
Adjusted average point rain = 1.150(In)
Sub-Area Data:

Area(Ac.) Runoff Index Impervious %

0.520 98.00 0.000
Total Area Entered = 0.52(Ac.)
RI RI Infil. Rate Impervious Adj. Infil. Rate Area% F
AMC2 AMC-1 (In/Hr) (Dec.%) (In/Hr) (Dec.) (In/Hr)

98.0 94.8 0.068 0.000 0.068 1.000 0.068
Sum (F) = 0.068
Area averaged mean soil loss (F) (In/Hr) = 0.068
Minimum soil loss rate ((In/Hr)) = 0.034
(for 24 hour storm duration)
Soil low loss rate (decimal) = 0.110
--------------------------------------------------------------------- U n i t H y d r o g r a p h
VALLEY S-Curve
-------------------------------------------------------------------- Unit Hydrograph Data
--------------------------------------------------------------------- Unit time period Time % of lag Distribution Unit Hydrograph (hrs) Graph % (CFS)
--------------------------------------------------------------------- 1 1.000 7265.009 100.000 0.524
Sum = 100.000 Sum= 0.524
----------------------------------------------------------------------- The following loss rate calculations reflect use of the minimum calculated loss rate subtracted from the Storm Rain to produce the maximum Effective Rain value Unit Time Pattern Storm Rain Loss rate(In./Hr) Effective (Hr.) Percent (In/Hr) Max | Low (In/Hr)
1 1.00 1.20 0.014 ( 0.117) 0.002 0.012
2 2.00 1.30 0.015 ( 0.112) 0.002 0.013
3 3.00 1.80 0.021 ( 0.107) 0.002 0.018
4 4.00 2.10 0.024 ( 0.101) 0.003 0.021
5 5.00 2.80 0.032 ( 0.096) 0.004 0.029
6 6.00 2.90 0.033 ( 0.091) 0.004 0.030

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 338 of 1555 7 7.00 3.80 0.044 ( 0.087) 0.005 0.039
8 8.00 4.60 0.053 ( 0.082) 0.006 0.047
9 9.00 6.30 0.072 ( 0.078) 0.008 0.064
10 10.00 8.20 0.094 ( 0.073) 0.010 0.084
11 11.00 7.00 0.080 ( 0.069) 0.009 0.072
12 12.00 7.30 0.084 ( 0.065) 0.009 0.075
13 13.00 10.80 0.124 ( 0.061) 0.014 0.111
14 14.00 11.40 0.131 ( 0.058) 0.014 0.117
15 15.00 10.40 0.120 ( 0.054) 0.013 0.106
16 16.00 8.50 0.098 ( 0.051) 0.011 0.087
17 17.00 1.40 0.016 ( 0.048) 0.002 0.014
18 18.00 1.90 0.022 ( 0.045) 0.002 0.019
19 19.00 1.30 0.015 ( 0.043) 0.002 0.013
20 20.00 1.20 0.014 ( 0.040) 0.002 0.012
21 21.00 1.10 0.013 ( 0.038) 0.001 0.011
22 22.00 1.00 0.011 ( 0.036) 0.001 0.010
23 23.00 0.90 0.010 ( 0.035) 0.001 0.009
24 24.00 0.80 0.009 ( 0.034) 0.001 0.008
(Loss Rate Not Used)
Sum = 100.0 Sum = 1.0
Flood volume = Effective rainfall 1.02(In)
times area 0.5(Ac.)/[(In)/(Ft.)] = 0.0(Ac.Ft)
Total soil loss = 0.13(In)
Total soil loss = 0.005(Ac.Ft)
Total rainfall = 1.15(In)
Flood volume = 1932.0 Cubic Feet
Total soil loss = 238.8 Cubic Feet
-------------------------------------------------------------------- Peak flow rate of this hydrograph = 0.061(CFS)
-------------------------------------------------------------------- ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ 24 - H O U R S T O R M
R u n o f f H y d r o g r a p h
-------------------------------------------------------------------- Hydrograph in 60 Minute intervals ((CFS))
-------------------------------------------------------------------- Time(h+m) Volume Ac.Ft Q(CFS) 0 2.5 5.0 7.5 10.0
----------------------------------------------------------------------- 1+ 0 0.0005 0.01 Q | | | |
2+ 0 0.0011 0.01 Q | | | |
3+ 0 0.0019 0.01 QV | | | |
4+ 0 0.0028 0.01 Q V | | | |
5+ 0 0.0041 0.02 Q V | | | |
6+ 0 0.0054 0.02 Q V | | | |
7+ 0 0.0071 0.02 Q V | | | |
8+ 0 0.0091 0.02 Q V | | | |
9+ 0 0.0119 0.03 Q V | | |
10+ 0 0.0155 0.04 Q V | | |
11+ 0 0.0186 0.04 Q | V | | |
12+ 0 0.0219 0.04 Q | V| | |
13+ 0 0.0267 0.06 Q | V | |
14+ 0 0.0317 0.06 Q | | V | |
15+ 0 0.0363 0.06 Q | | V |

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 339 of 1555 16+ 0 0.0401 0.05 Q | | | V |
17+ 0 0.0407 0.01 Q | | | V |
18+ 0 0.0416 0.01 Q | | | V |
19+ 0 0.0421 0.01 Q | | | V |
20+ 0 0.0427 0.01 Q | | | V |
21+ 0 0.0432 0.01 Q | | | V |
22+ 0 0.0436 0.01 Q | | | V|
23+ 0 0.0440 0.00 Q | | | V|
24+ 0 0.0444 0.00 Q | | | V|
-----------------------------------------------------------------------

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 340 of 1555 U n i t H y d r o g r a p h A n a l y s i s
Copyright (c) CIVILCADD/CIVILDESIGN, 1989 - 2018, Version 9.0 Study date 08/29/22 File: oasis30ex2yr24hr2410.out
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ------------------------------------------------------------------------ Riverside County Synthetic Unit Hydrology Method
RCFC & WCD Manual date - April 1978
Program License Serial Number 6508
--------------------------------------------------------------------- English (in-lb) Input Units Used
English Rainfall Data (Inches) Input Values Used
English Units used in output format
--------------------------------------------------------------------- Oasis 30
Proposed Condition
10-yr 24-hr
-------------------------------------------------------------------- Drainage Area = 0.52(Ac.) = 0.001 Sq. Mi.

Drainage Area for Depth-Area Areal Adjustment = 0.52(Ac.) = 0.001 Sq. Mi.

Length along longest watercourse = 287.00(Ft.)
Length along longest watercourse measured to centroid = 104.00(Ft.) Length along longest watercourse = 0.054 Mi.

Length along longest watercourse measured to centroid = 0.020 Mi.

Difference in elevation = 1.80(Ft.)
Slope along watercourse = 33.1150 Ft./Mi.

Average Manning's 'N' = 0.015
Lag time = 0.014 Hr.

Lag time = 0.83 Min.
25% of lag time = 0.21 Min.
40% of lag time = 0.33 Min.

Unit time = 60.00 Min.

Duration of storm = 24 Hour(s)
User Entered Base Flow = 0.00(CFS)
2 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 1.15 0.60

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 341 of 1555 100 YEAR Area rainfall data:

Area(Ac.)[1] Rainfall(In)[2] Weighting[1*2]

0.52 4.50 2.34
STORM EVENT (YEAR) = 10.00
Area Averaged 2-Year Rainfall = 1.150(In)
Area Averaged 100-Year Rainfall = 4.500(In)
Point rain (area averaged) = 2.528(In)
Areal adjustment factor = 100.00 %
Adjusted average point rain = 2.528(In)
Sub-Area Data:

Area(Ac.) Runoff Index Impervious %

0.520 98.00 0.000
Total Area Entered = 0.52(Ac.)
RI RI Infil. Rate Impervious Adj. Infil. Rate Area% F
AMC2 AMC-1 (In/Hr) (Dec.%) (In/Hr) (Dec.) (In/Hr)

98.0 94.8 0.068 0.000 0.068 1.000 0.068
Sum (F) = 0.068
Area averaged mean soil loss (F) (In/Hr) = 0.068
Minimum soil loss rate ((In/Hr)) = 0.034
(for 24 hour storm duration)
Soil low loss rate (decimal) = 0.110
--------------------------------------------------------------------- U n i t H y d r o g r a p h
VALLEY S-Curve
-------------------------------------------------------------------- Unit Hydrograph Data
--------------------------------------------------------------------- Unit time period Time % of lag Distribution Unit Hydrograph (hrs) Graph % (CFS)
--------------------------------------------------------------------- 1 1.000 7265.009 100.000 0.524
Sum = 100.000 Sum= 0.524
----------------------------------------------------------------------- The following loss rate calculations reflect use of the minimum calculated loss rate subtracted from the Storm Rain to produce the maximum Effective Rain value Unit Time Pattern Storm Rain Loss rate(In./Hr) Effective (Hr.) Percent (In/Hr) Max | Low (In/Hr)
1 1.00 1.20 0.030 ( 0.117) 0.003 0.027
2 2.00 1.30 0.033 ( 0.112) 0.004 0.029
3 3.00 1.80 0.046 ( 0.107) 0.005 0.041
4 4.00 2.10 0.053 ( 0.101) 0.006 0.047
5 5.00 2.80 0.071 ( 0.096) 0.008 0.063
6 6.00 2.90 0.073 ( 0.091) 0.008 0.065

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 342 of 1555 7 7.00 3.80 0.096 ( 0.087) 0.011 0.086
8 8.00 4.60 0.116 ( 0.082) 0.013 0.104
9 9.00 6.30 0.159 ( 0.078) 0.018 0.142
10 10.00 8.20 0.207 ( 0.073) 0.023 0.185
11 11.00 7.00 0.177 ( 0.069) 0.019 0.158
12 12.00 7.30 0.185 ( 0.065) 0.020 0.164
13 13.00 10.80 0.273 ( 0.061) 0.030 0.243
14 14.00 11.40 0.288 ( 0.058) 0.032 0.257
15 15.00 10.40 0.263 ( 0.054) 0.029 0.234
16 16.00 8.50 0.215 ( 0.051) 0.024 0.191
17 17.00 1.40 0.035 ( 0.048) 0.004 0.032
18 18.00 1.90 0.048 ( 0.045) 0.005 0.043
19 19.00 1.30 0.033 ( 0.043) 0.004 0.029
20 20.00 1.20 0.030 ( 0.040) 0.003 0.027
21 21.00 1.10 0.028 ( 0.038) 0.003 0.025
22 22.00 1.00 0.025 ( 0.036) 0.003 0.023
23 23.00 0.90 0.023 ( 0.035) 0.003 0.020
24 24.00 0.80 0.020 ( 0.034) 0.002 0.018
(Loss Rate Not Used)
Sum = 100.0 Sum = 2.3
Flood volume = Effective rainfall 2.25(In)
times area 0.5(Ac.)/[(In)/(Ft.)] = 0.1(Ac.Ft)
Total soil loss = 0.28(In)
Total soil loss = 0.012(Ac.Ft)
Total rainfall = 2.53(In)
Flood volume = 4247.3 Cubic Feet
Total soil loss = 524.9 Cubic Feet
-------------------------------------------------------------------- Peak flow rate of this hydrograph = 0.134(CFS)
-------------------------------------------------------------------- ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ 24 - H O U R S T O R M
R u n o f f H y d r o g r a p h
-------------------------------------------------------------------- Hydrograph in 60 Minute intervals ((CFS))
-------------------------------------------------------------------- Time(h+m) Volume Ac.Ft Q(CFS) 0 2.5 5.0 7.5 10.0
----------------------------------------------------------------------- 1+ 0 0.0012 0.01 Q | | | |
2+ 0 0.0024 0.02 QV | | | |
3+ 0 0.0042 0.02 QV | | | |
4+ 0 0.0062 0.02 Q V | | | |
5+ 0 0.0090 0.03 Q V | | | |
6+ 0 0.0118 0.03 Q V | | | |
7+ 0 0.0155 0.04 Q V | | | |
8+ 0 0.0200 0.05 Q V | | | |
9+ 0 0.0261 0.07 Q V | | |
10+ 0 0.0341 0.10 Q V | | |
11+ 0 0.0410 0.08 Q | V | | |
12+ 0 0.0481 0.09 Q | V| | |
13+ 0 0.0586 0.13 Q | V | |
14+ 0 0.0697 0.13 Q | | V | |
15+ 0 0.0799 0.12 Q | | V |

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 343 of 1555 16+ 0 0.0881 0.10 Q | | | V |
17+ 0 0.0895 0.02 Q | | | V |
18+ 0 0.0914 0.02 Q | | | V |
19+ 0 0.0926 0.02 Q | | | V |
20+ 0 0.0938 0.01 Q | | | V |
21+ 0 0.0949 0.01 Q | | | V |
22+ 0 0.0958 0.01 Q | | | V|
23+ 0 0.0967 0.01 Q | | | V|
24+ 0 0.0975 0.01 Q | | | V|
-----------------------------------------------------------------------

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 344 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix G

CCRS NOT APPLICABLE

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 345 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix H

NOT USED

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 346 of 1555 2014 Whitewater River Region WQMP
Indio Oasis 30 Apartment Project
Appendix I

PROJECT-SPECIFIC WQMP SUMMARY DATA FORM

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 347 of 1555 Project-Specific WQMP Summary Data Form
Applicant Information
Name and Title Puru Amin
Company Sapient Advisors Inc..

Phone (310) 938-3783
Email [email protected]
Project Information
Project Name
(as shown on project application/project-specific WQMP) Indio Gas Station Urban Plaza Project
Street Address Flower St and Indio Blvd, Indio, CA 92201 Nearest Cross Streets Oasis St and Wlson Ave
Municipality
(City or Unincorporated County)
City of Indio
Zip Code 92201
Tract Number(s) and/or Assessor Parcel Number(s) 611-193-016, 017, 018 Other
(other information to help identify location of project) Indicate type of project. Priority Development Projects (Use an "X" in cell preceding project type):

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

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

Restaurant disturbing > 5,000 sq. ft.
x Home / subdivision ≥ 10 housing units (apartments)
Parking lot ≥ 5,000 sq. ft. or ≥ 25 parking spaces
Project-Specific WQMP Submitted October 27, 2022
Size of Project Area (nearest 0.1 acre) 0.52
Will the project replace more than 50% of the impervious surfaces on an existing developed site?
Yes
Project Area managed with LID/Site Design BMPs
(nearest 0.1 acre)

0.52 Are Treatment Control BMPs required? Yes
Is the project subject to onsite retention by ordinance or policy?
No
Did the project meet the 100% LID/Site Design
Measurable Goal?
Yes
Name of the entity that will implement, operate, and
maintain the post-construction BMPs
Sapient Advisors Inc..

Contact Name Puru Amin
Street or Mailing Address 21515 Hawthorne Blvd Suite 530 City Torrance
Zip Code 90503
Phone (310) 938-3783
Space Below for Use by City/County Staff Only
Preceding Information Verified by
(consistent with information in project-specific WQMP)
Name:

Project-Specific WQMP Approved:

Data Entered by Name:
:

Other Comments

Resolution No. 10415 : Request for Conditional Use Permit and Planning R... Page 348 of 1555 City of Indio
City Council
January 17, 2024

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Conflict: NO
Subject: Resolution No. 10416: Request for Conditional Use Permit and Planning Review Permit Land Use Entitlement Approvals for Starbucks Drive-Through Project (Case File No. 23-06-57) on Assessor's Parcel Numbers 611-231-020 and 611-231-021 located north of Highway 111, east of Oasis Street and west of Towne Street pursuant to the provisions of the Highway 111 Corridor Specific Plan
RECOMMENDATION:

Approve Resolution No. 10416
SUMMARY:

Request by Golden Star Investment Properties, LLC, 4040 MacArthur Boulevard, Suite 309, Newport Beach, CA 92260 for land use entitlement approvals for the development of a new Starbucks Drive-through Restaurant on Assessor’s Parcel Number (APN) 611-231-020 and associated surface parking area on Assessor Parcel Number (APN) 611-231-021 separated by a twenty (20) foot wide public alley located northeast of the Oasis Street and Highway 111 intersection and northwest of the Towne Street and Highway 111 intersection. The project is regulated by the Highway 111 Corridor Specific Plan and is considered a Limited Land Use pursuant to the Plan that requires Planning Commission review and recommendation and City Council final decision.

BACKGROUND INFORMATION:

Overview:

On September 21, 2022, the City Council conducted a duly noticed public hearing to consider the Highway 111 Corridor Specific Plan, reviewed the staff report, accepted and considered public testimony and approved Resolution No. 10326 adopting the Highway 111 Corridor Specific plan and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan-300 (MUSP-300). On September 21, 2022, the City Council approved Resolution No. 10325 making afinding of consistency with the Program Final environmental Impact Report (PFEIR) for the General Plan 2040certified by the City Council on September 18, 2019 for the adoptionoftheHighway111CorridorSpecificPlan.

Golden Star Investment Properties, LLC, 4040 MacArthur Boulevard, Suite 309, Newport Beach, CA 92260, submitted a land use entitlement application on June 19, 2023 for the development of a new Starbucks Drive-through Restaurant on Assessor’s Parcel Number (APN) 611-231-020 and AGENDA ITEM #10.2
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 349 of 1555 associated surface parking area on Assessor Parcel Number (APN) 611-231-021 separated by a twenty (20) foot wide public alley located northeast of the Oasis Street and Highway 111 intersection and northwest of the Towne Street and Highway 111 intersection, respectively, within the municipal limits of the City of Indio. Golden Star Investment Properties, LLC requested Conditional Use Permit and Planning Review Permit approvals for a 1,300 square foot Starbucks drive-through restaurant with 24 on-site surface parking spaces, associated on-site landscaping and vehicular access onto and from Oasis Street and Highway 111. Golden Star Investment Properties, LLC submitted written materials intended to support its requested for a Finding of Consistency with the Program Final Environmental Impact Report (PFEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 pursuant to Section 15883 of the California Environmental Quality Act (CEQA) Guidelines.

Public Notice:

The City published a legal notice of public hearing in the November 29, 2023 Desert Sun, the newspaper of record, for the December 13, 2023 Planning Commission public hearing. On November 30, 2023, the City mailed written notices of the public hearing for the December 13, 2023 Planning Commission public hearing for the Starbucks Drive-Through Restaurant Project to all property owners within 500 feet of the perimeter of the subject properties. The Community Development Department installed a public notice board at the project site to notify and inform members of the public about the requested land use entitlements.

The City published a legal notice of public hearing in the January 5, 2024 edition of the Desert Sun, the newspaper of record, for the January 17, 2024 City Council public hearing. On December 20, 2023, the City mailed written notices of the public hearing for the January 17, 2024 City Council public hearing for the Starbucks Drive-Through Restaurant Project to all property owners within 500 feet of the perimeter of the subject properties.

Planning Commission Review and Recommendation:

On December 13, 2023, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing. Following the conclusion of the public hearing and discussion, the Planning Commission approved revised Resolution No. 2077 recommending to the City Council for the City of Indio, California the conditional approval of the Conditional Use Permit and Planning Review Permit (Case File No. 23-06-57)for the Starbucks Drive-Through Restaurant Project with the motion vote outcome specified in the meeting minutes for the December 13, 2023 Planning Commission meeting.

California Environmental Quality Act (CEQA) Findings:

Section § 15168 (c)(2) specifies that if the agency finds that pursuant to Section § 15162, no subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental documentation would be required. Whether a later activity is within the scope of a program EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that an agency may consider in making the determination include, but are not limited to, consistency of the later activity with the type of allowable land use, planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described in the Program EIR; (PFEIR).

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 350 of 1555 Section § 15162 specify the following: (a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

Section § 15162 (b) specifies that if changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise, the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation.

Section §15183 (Projects Consistent with a Community Plan or Zoning) of the California Environmental Quality Act (CEQA) Guidelines, subsection (a) states that additional environmental review is not required for projects “which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified”, except as might be necessary to determine whether there are project-specific significant effects.

On September 18, 2019, the Indio City Council certified the Program Final Environmental Impact Report (PFEIR) for the General Plan 2040 through its adoption of Resolution No. 10106. This FEIR was prepared as a program EIR.

Pursuant to CEQA Guidelines Sections 15162, 15168 and 15183, the Community Development Director for the City of Indio, acting as the lead agency representative, determined that the Starbucks Drive-Through Restaurant Project is within the scope of the PFEIR for the General Plan 2040 as the Project will substantively implement the General Plan 2040’s vision, intent, policies and goals. Therefore, the Community Development Director determined that no new environmental documentation is required. The Planning Commission concurred with this determination.

The Community Development Director has determined that the Starbucks Drive-Through Restaurant qualifies for a Class 32 “Infill” Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA). The Planning Commission concurred with this determination.

Land Use Findings:

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 351 of 1555 The project site is within the boundaries of the Downtown Specific Plan adopted by the City Council on April 15, 2020 and is also within the perimeter boundaries of the Midtown Corridor Segment of the Highway 111 Corridor Specific Plan adopted by the City Council on September 21, 2022. While drive-through land uses are not allowed by the Downtown Specific Plan, they are allowed as a Limited Land Use upon receipt of Conditional Use Permit and Planning Review approval from the City Council.

Pursuant to the provisions of Section 3.2 (Code Administration) of the adopted Highway 111 Corridor Specific Plan, the Director has interpreted that the Highway 111 Corridor Specific Plan can be applicable to the development of the aforementioned project and that further the development of this project will be processed under the auspices of the Mixed-Use Corridor (MUC) zoning designation of the Specific Plan.

The General Plan 2040 specifies a Downtown land use designation for the project site. The Downtown land use designation is intended to support a lively, thriving Downtown area by accommodating multi-story, mixed-use buildings at higher densities and/or intensities. Allowed land uses include both vertical and horizontal mixed use, and standalone uses comprised of mixed-use land uses including retail/office, retail/residential, office/residential and standalone uses including neighborhood-serving retail, general commercial, services, entertainment, multi-family residential, live/work, and office.

The project site is within the boundaries of the Midtown Corridor Segment of the Highway 111 Corridor Specific Plan. This Segment is intended to implement the Midtown land use designation specified in the General Plan 2040. The Midtown land use designation is intended to provide for an active, mixed-use center in Midtown by allowing multi-story, mixed-use buildings at higher intensities, community gathering spaces, and land uses to support residents and visitors. Allowed land uses include both vertical and horizontal mixed-use development comprised of mixed-use land uses including retail/office, retail/residential, office/residential and standalone uses including neighborhood-serving retail, general commercial, services, entertainment, multi-family residential, live/work, and office.

Policy LU-1.1 (Overall City Structure) of the General Plan 2040 specifies that a clearly defined City structure will be partially established by creating mixed-use corridors along Highway 111, Monroe Street, Avenue 42, and Avenue 44 that contain a mix of retail, service, office, and residential uses.

Corridors should have defined nodes that provide a mix of local- and regional-serving uses. The project is proposing a one-story quick-service restaurant with drive-through and associated supportive land uses including surface parking, on-site landscaping, on-site lighting and on-site signage.

The City of Indio City Council adopted the Highway 111 Corridor Specific Plan on September 21, 2022. The stated goal of this Specific Plan is: “The City will utilize this Specific Plan as strategic action plan to attract, enable and guide market based economic development to deliver new housing, employment, and public improvements along this important city center corridor, in patterns and forms that systematically realize the long-term vision for central Indio, one project and one improvement at a time.” The subject property proposed for the Starbucks Drive-Through Restaurant Project is currently vacant and was previously occupied a non-utilized former gasoline service station. This structure prior to its demolition had been vacant and underutilized since approximately 2012 and had been previously utilized as a used car sales lot.

The Vision Statement for the Highway 111 Corridor Specific Plan is ”The Highway 111 Corridor will be transformed from a suburban highway commercial strip, into a lively, dynamic center of social,

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 352 of 1555 cultural and economic activity for the City of Indio - respecting the Corridor’s history and context, building on its existing amenities, reflecting community desires, and leveraging evolving economic opportunities for the benefit of the entire community.” The proposed Starbucks Drive-Through Restaurant Project is a partially auto-oriented fast food or quick service restaurant land use. It also has an order and pick up window. Because of its proximity to the Riverside County Larson Justice Center and the John J. Benoit Detention Center, it is expected that there will be significant pedestrian-based utilization of the proposed land use that will mitigate the auto-oriented component from being the pre-dominant aspect of the development. Because of its joint auto-oriented and pedestrian-oriented with direct access to high volume governmental institutions frequented by employees, visiting professionals and jurors, the project makes a limited contribution to a lively dynamic center of social, cultural and economic activity for the City of Indio. Further, the Specific Plan has identified certain limited land uses that are conditionally allowed in recognition that the transformation of the Corridor will likely take significant time and to balance the Corridor’s transformation with the economic development needs and interests of the City and private property rights.

Pursuant to Section 3.4.C.2 of the Specific Plan, the Mixed Use Corridor Zone is intended to implement the vision for Highway 111 to evolve into a mixed-use central boulevard - characterized by strong urban buildings with active ground-floor uses and frontages that provide services and amenities to the adjacent neighborhoods, inject the corridor with daily human activity, and establish a clear and attractive identity for the corridor that is unique to the City of Indio.

Section 3.5 (Allowed Uses) of the Specific Plan addresses allowed land uses within the boundaries of the Specific Plan and corresponding permit requirements for each regulatory zone, as applicable.

Table 3.5-1 (Allowed Uses) specifies that all drive-through restaurant land uses are subject to the issuance of a conditional use permit approval and planning review approvals and that the issuance of these approvals shall ultimately be by the City Council following review and issuance of a recommendation by the Planning Commission.

Pursuant to Section 3.6 of the Specific Plan, the standards of this this section shall apply to any parcel within the Master Planned Design Overlay in Figure 3.4-1, or for any proposed development greater than 4 acres in size. No new subdivision, building, street or other improvement shall be approved on such a parcel without a Planning Review (PR) Permit and an approved Master Planned Development (MPD) Permit, based on a determination of consistency with these standards. The project site is 26,136 square feet or 0.60 of an acre in size and therefore, this Section is not applicable to the proposed project.

Pursuant to Section 3.6.A.2.a, all new development must complete and/or support—and in no way impede—the required connections and intersections which appear in their subarea. The project site is located in Subarea 14. Figure 3.6-1 does not identify required and/or recommended connections through the project site. Pursuant to Section 3.6.B.1.b, required connections form links through and between subareas and are required to be multi-modal streets with vehicular access and shall be further be designed as Avenues (per Section 3.7.B.4.a) or Neighborhood Streets (per Section

3.7.B.4.c). Pursuant to Section 3.6.B.1.d, recommended connections are included as suggested ways to meet the Block Standards of Section 3.6.C, but their quantity and placement is flexible.

Recommendations for how some of these connections can be implemented are included in Table

3.6-2. However, because the Specific Plan does not specify required or recommended connections through any portion of the project site, this Section is not applicable to the proposed project.

Pursuant to Section 3.6.C.1/Table 3.6.3 (Maximum Block Size), the maximum block perimeter for the Mixed-Use Corridor zone is 1,600 feet. Pursuant to Section 3.6.C.2.a, per Table 3.6-1, all blocks

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 353 of 1555 shall be defined—or in other words: bound at their perimeter—by one or more of the following types of public connections or open spaces: Street, Carless Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.a.i, a block may be bound on no more than one (1) side by a Carless Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.b, types which define a block shall be public and shall not be private or semi-public. Pursuant to Section

3.6.C.2.b.i, “Public” means those spaces and connections which are publicly accessible—providing public right-of-way—regardless of ownership. The project site is comprised of two (2) parcels of land. Assessor’s Parcel Number 611-231-020, with street frontage on Oasis Street, Highway 111 and a public alley, measures approximately 149.81 lineal feet wide along the site’s southern (Highway 111) perimeter, 102.57 lineal feet long along the site’s western (Oasis Street) perimeter, 100.90 lineal feet along the site’s eastern (public alley) perimeter and 149.81 lineal feet along the site’s northern perimeter. Assessor’s Parcel Number 611-231-021 with street frontage on Towne Street and along the public alley measures approximately 149.81 lineal feet wide along the site’s southern perimeter, 50.07 lineal feet long along the site’s western (public alley) perimeter, 50.07 lineal feet along the site’s eastern (Towne Street) perimeter and 199.99 lineal feet along the site’s northern perimeter. As a result of the project site’s limited size and associated dimensions, it complies with this Section.

Section 3.7 (Public Realm Standards) specifies standards for the public realm areas of the Highway 111 Corridor. The project site is comprised of private property that is located along an existing built portion of Highway 111. The applicant is not proposing nor is being required to make any substantive public realm improvements other than a raised curb median in Oasis Street to limit ingress and egress turning movements into right-in/right-out movements only. that would create a legal nexus for compliance with one or more standards in this Section. Therefore, this Section is not applicable to the proposed project.

Section 3.8 (Building Placement and Access) and more specifically Section 3.8.B.1 specifies standards to ensure that proposed development within the Specific Plan area promotes a pedestrian-friendly environment along the street by placing buildings at the front of the site and locating parking at the center or the back of the site. Table 3.8-1 (Building Placement) specifies building placement standards that are applicable to properties that are located within the Mixed-Use Corridor regulatory zone. This Table specifies that the Highway 111 build to range should be 0 feet to 15 feet, that the front street build out should be 100 percent, that there is no side street build to range, that the side street build out should be 80 percent for the first 40 feet with no buildout requirement after 40 feet, that the building length should be a maximum of 300 feet, and that there are no building setback requirements except for a 10-foot separation between multiple buildings on a single lot. Section 3.14 (Limited Land Uses in the MU-C Zone) and more specifically Section

3.14.A.3.1.c.iv specifies that the Frontage Buildout requirements listed in Table 3.8-1 may be waived for provided buildings are in conformance with the requirements of the rest of this Section. The proposed building portion of the Starbucks Drive-Through Restaurant is comprised of one (1) building that is located at the edge of the southern perimeter property line along Highway 111 with the building length along this frontage measuring 66-feet in length. This building, by being located at the southern property line, complies with the 15-foot build to range. The remainder of the Highway 111 frontage is occupied by an on-site outdoor patio, on-site pedestrian walkways, on-site order and pick-up window and on-site landscaping thereby meeting the 100 percent build-out requirement. The Oasis Street side street is fully built-out with landscaping and vehicle ingress and egress thereby complying with the maximum build out standard. There are no other on-site buildings and therefore, the project site complies with the specified building to building setback requirements.

Section 3.8.B.2 specifies standards for Public Realm Extensions into project sites. The submitted site plan specifies multiple direct and indirect pedestrian connections from Highway 111 into the site

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 354 of 1555 connecting to the building adjacent sidewalk sections. Section 3.8.B.2.f specifies the following standards applicable to this connection:
i. Public Realm Extensions shall connect directly to the public sidewalk. Any necessary steps, ramps, and/or elevators to connect them shall be easy to locate and comfortable to use. Apart from steps and ramps, surfaces used by pedestrians shall be flat. ii. Decorative and/or permeable pavement is encouraged. iii. Landscaping, pedestrian-scale lighting, and seating areas are encouraged. iv. Public Realm Extensions may be enclosed from the public realm with landscaping, low walls, and/or fences, provided that entrances are provided.
v. On-site driving and parking areas shall either be designed as shared, multi-use spaces or be kept separate with strategic siting of buildings and/or landscaping.

The submitted site plan does not directly specify the design characteristics of the proposed pedestrian connection although the submitted elevation drawings appear to indicate concrete material for the on-site pedestrian connections and patio area. There is a semi-diagonal crosswalk section shown crossing over the vehicle drive-through aisle connecting to the on-site parking lot, however, the material to be used in this crossing is not specified. Also, the associated surface parking area does not specify any dedicated pedestrian walking space, nor does it demonstrate any utilization of materials to highlight pedestrian crossing (s) within this parking area. However, Section

3.14.C.3.b.iii specifies that a clearly marked pedestrian walkway shall be provided and shall be designed as a crosswalk including signage and cues such as striping or material changes. It is unclear from the submitted plans whether decorative and/or permeable pavement for the aforementioned on-site pedestrian connection will be installed. In order to ascertain that the pedestrian connection will be designed consistent with Section 3.8.B.2.f.i-v, a condition of approval requiring the submittal prior to City Council review and consideration of detailed plan information prepared by a qualified professional demonstrating compliance to Section 3.8.B.2.f.i-v for specified and non-specified pedestrian connections within and connecting across project parking areas is warranted.

Section 3.9 (Building Height) of the Specific Plan specifies standards for building height and vertical proportions that apply to all new buildings within the boundaries of the Specific Plan. For properties zoned Mixed Use Corridor, Table 3.9-1 specifies that the minimum building height is 3 stories. The submitted elevation drawings for the proposed on-site building specify that the primary building elevation will be 27.4 feet in height that is 2.6 feet less than the specified 3 stories standard and as such, does not comply with the specified minimum building height standard. Section 3.14 (Limited Land Uses) and more specifically Section 3.14.1 specifies that “In order to enable market forces to attract near-term reinvestment to the Mixed-Use Corridor Zone - while also ensuring that over time the vision for that Zone is realized - this Section provides standards and processes whereby limited quantities of lower intensity, more automobile-oriented projects that positively contribute to the economic development and quality of life within a Subarea - defined herein as “Limited Uses” - may be approved in the Mixed-Use Corridor Zone through the Administrative Use Permit (AUP) or Conditional Use Permit (CUP) process. Accordingly, four specific categories of Limited Uses are defined in this Section, including adaptive reuse of existing 1 and 2-story commercial and office buildings, development of limited quantities of new buildings of those types, and development of blocks with lower Frontage Buildout percentages and larger quantities of street-adjacent surface parking that otherwise allowed.” The proposed Starbucks Drive-Through Restaurant project is categorized as a limited land use and more specifically under the category of “development of limited quantities of new buildings of those types”. Therefore, because of its limited land use status, the approximately 2.7 stories height of the proposed building is acceptable.

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 355 of 1555 Section 3.10 (Facades and Frontages) of the Specific Plan specifies standards to ensure that largescale (“block-form”) buildings, are modulated into smaller “human-scale” increments and composition to generate more dynamic and interesting streetscapes and result in more resilient buildings that are adaptable over time to meet the varied needs of different tenants and uses.

Section 3.10.A specifies building massing standards for buildings that are longer than 100 feet in length in the Mixed-Use Corridor. The proposed on-site building measures approximately 66 feet in length and therefore Section 3.10.A is not applicable to the proposed building.

Section 3.10.B (Façade Design) is intended to generate active, attractive and human-scaled façade compositions based on timeless building. The submitted building elevations propose a combination of horizontal and vertical elements inclusive of windows in different orientations and different materials distributed in different orientation, all of which comply with the façade composition standards specified in Section 3.10.B.2 for a single-use structure.

Section 3.10.B.3 specify façade fenestration standards that are applicable to the proposed project.

Section 3.10.B.3.a.i specifies that facades shall be designed to incorporate fenestration (windows and doors) per the amounts specified in Table 3.10-2 that for properties with the Mixed-Use Corridor designation requires 70 percent to 95 façade fenestration. The proposed southern building facade does not appear to meet the façade fenestration requirement. Therefore, a condition of approval requiring the submittal prior to City Council review and consideration of modified architectural building elevation façade drawings prepared by a qualified professional demonstrating compliance to Section 3.10.B.3.a.i for the southern building elevation is warranted.

Section 3.10.3.b specifies the following standards:
i. Except for shopfront or bay windows, all glass shall be set back a minimum of four (4) inches back from the façade plane.
ii. Windows shall have an external reflectance of less than 15%, and a transparency higher than 80%. Opaque windows are prohibited.
iii. Non-operable shutters—known as ‘faux shutters’—are prohibited. iv. The horizontal distance between wall openings shall not exceed 15 feet within a façade or massing increment.

The applicant has not provided enough detailed information to demonstrate compliance to Section

3.10.3.b Therefore, a condition of approval requiring the submittal prior to City Council review and consideration modified architectural building elevation façade drawings prepared by a qualified professional demonstrating compliance to Section 3.10.B.3.b is warranted.

Section 3.10.4 (Façade Materials) specifies the following standards:
a. Fiberglass or plastic (false) architectural elements or ornamentations are prohibited. b. Materials used on shopfronts shall be smooth and non-abrasive to touch. c. Rough-cast and sand-finishes are prohibited on all building surfaces that are visible from a street.
d. Where more than one material is used for the façade, the heavier material shall be used below the lighter material (e.g. brick below siding, not vice versa). e. Modulations, color schemes, balconies, and other façade elements shall be consistent within an individual façade or within an individual Building Increment, when required per Section 3.10.A.2.

The applicant submitted detailed elevation drawings that do not show fiberglass or plastic architectural elements. The drawings specify façade materials comprised of stucco, cement wood

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 356 of 1555 siding, aluminum and metal that appear to be smooth and non-abrasive and do not contain rough cast or sand-finishes. The drawings specify the use of more than one material and that the heavier materials are used below the lighter materials. In order to ensure on-going compliance to Section

3.10.4.a-e a general condition of approval demonstrating on-going compliance to Section 3.10.4.a-e is warranted.

Section 3.10.C (Frontages) address the space between the travel lanes of a street and the building, and including the building’s ground floor façade and is applicable to any new building, façade renovation, or building addition along a street or public open space in the Corridor Specific Plan area with minor exceptions to the standards herein allowed for Limited Uses, as defined in Section

3.14. As previously noted, the proposed fast food or quick service restaurant is considered a limited land use pursuant to Section 3.14 of the Specific Plan. The on-site building is located immediately adjacent to the public right-of-way of Highway 111 and as such, the project complies with this Section.

Section 3.10.D.3 specifies that all building entry and projecting architectural elements shall comply with the following requirements:
a. Materials, style, and design shall be consistent with the architecture of the building. b. Deep eaves, balconies, bay windows, and projected rooms of traditionally styled buildings shall have visible supports in the form of projecting beams or braces. Balconies on contemporary styled buildings shall not be required to have beams or braces. c. Landscaping shall be appropriate to the architecture and scale of the building.

The submitted plan documents demonstrate compliance to Section 3.10.D.3.a and c as the materials, style and design of the building entry is consistent with the proposed architecture of the building and the proposed landscaping is appropriate to the architecture and scale of the building.

Section 3.10.D.3.b is not applicable to the proposed use and design of the on-site building.

Section 3.10.D (Building Entry and Projecting Architectural Elements) and more specifically Section

3.10.D.2 specifies that new building designs shall include at least one (1) of the Required Building Entry Elements identified in Table 3.10-6. Section 3.10.D.4 specifies that all buildings shall provide entry via one of the following Building Entry Elements: Porch, Dooryard, Terrace, Stoop, Lobby Entry or Shopfront, as allowed by zone in Table 3.10-6 and that additional standards for each of these types are provided in subsections 3.10.D.4.a-f. The on-site building does not offer indoor seating and as such, does not have public door access, but does have a public order and pickup window that is directly accessible from Highway 111. Therefore, compliance with this Section is demonstrated.

Section 3.11 (Private Signage) of the Specific plan specifies standards for private signage that is applicable to all new signs including on new buildings and renovations or additions to existing buildings. The submitted building elevation drawings specify conceptual wall-mounted signage for the northern, eastern and western building elevations. There is no information provided on whether the proposed project intends to have on-site freestanding signage and there is no information on whether there will be on-site directional or menu board signage. As such, compliance with Section

3.11 cannot be determined at this time. Therefore, a condition of approval is needed requiring demonstration of compliance to Section 3.11 at time of formal sign permit (s) submittal (s) for any and all wall-mounted, freestanding, menu and directional signage.

Section 3.12 (Parking) of the Specific Plan specifies standards for surface parking and structured parking including the number of parking spaces and parking design standards. Section 3.12.2.b

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 357 of 1555 specifies that compliance with the standards of Section 3.12 is not required when one or more of the following exists:
b. Compliance with these standards is not required in the following instances:
i. a change of use within an existing building; or
ii. an expansion of an existing building that does not result in an increase in floor area by more than 25 percent; or
iii. a replacement of an existing building that does not result in an increase in floor area of more than 25 percent.

The project proposes to replace a previously existing 1,296 square foot building that was demolished in September 2023 with a 1,300 square foot building served by a total of 24 surface parking spaces. and had no specified on -site parking spaces. The new building will be four (4) square feet larger than the previous on-site building, and as such, the proposed project qualifies for consideration pursuant to Section 3.12.2.b.iii and does not have to demonstrate compliance with Section 3.12.

Section 3.13 (Site Design) specifies standards for the design and location of various site design elements for the purpose of the health, safety, and general welfare of the immediate occupants of each building, and for the neighborhood. This section addresses utility access and equipment, mechanical and electrical equipment, telecommunication devices, wet utilities, service entrances and waste disposal areas, fence and wall heights, entrance arbors, lighting, landscaping, stormwater and open space.

Section 3.13.B.1.a specifies that utility access and equipment such as back-flow preventers, transformer boxes, gas and electric meters, and other utilities shall be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company. This Section further specifies that on lots with no alley, meters and similar equipment shall be located in underground vaults or in utility rooms/closets within buildings, were possible and that if such locations are infeasible, these services shall be located in inconspicuous locations along the sides of project sites and shall be thoroughly screened from public view. The submitted site, civil and landscape plans do not address compliance to Section 3.13.B.1.a. Therefore, a condition of approval requiring the submittal prior to City Council review and consideration of a revised landscape plan prepared by a qualified professional demonstrating compliance to 3.13.B.1.a is warranted.

Section 3.13.B.2.a-c specifies the following: a) all mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground-mounted or otherwise, shall be screened from public view or located so as not to be visible from streets or open spaces. Such equipment and related screening shall be designed with materials and colors that conform to and are an integral part of the design of the building; b) mechanical equipment that generates noise, smoke or odors, shall not be located on or within 10 feet of a public right of way or any on-site common open spaces; and c) noise- and odor-generating equipment and containers shall be located in areas that will not create a nuisance to adjacent properties. Such bins should be covered when possible. Openings to a trash enclosure shall be shielded from public rights of way. Regarding Section 3.13.B.2.a, the submitted plan documents do not specify where site related mechanical or electrical equipment will be roof-mounted or groundmounted and how this equipment shall be screened from public view or located so as not to be visible from streets or open spaces and does not specify how the equipment and screening will be designed with materials and colors that conform to and are an integral part of the design of the building. Therefore, a condition of approval requiring the submittal of a plan prepared by a qualified

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 358 of 1555 professional prior to City Council review and consideration demonstrating compliance to Section

3.12.B.2.a is warranted. Regarding Section 3.13.B.2.b, the submitted plan documents do not provide any information as to whether mechanical equipment that generates noise, smoke or odors, will not be located on or within 10 feet of a public right of way or any on-site common open spaces.

Therefore, a condition of approval requiring the submittal of a plan prepared by a qualified professional prior to City Council review and consideration demonstrating compliance to Section

3.12.B.2.b is warranted. Regarding Section 3.13.B.2.c, the submitted do not specify whether noise and odor-generating equipment and containers will be located in areas that will not create a nuisance to adjacent properties except that the submitted plan documents do specify a separate trash enclosure area located southwest of the proposed on-site building. However, there is no information provided that demonstrates the covering of the trash enclosure area and that its opening is intended to be shielded from the public right-of-way. The Highway 11 Corridor Specific Plan specifies that in those instances where there is not a specific development standard, the applicable development standard of the City of Indio’s Unified Development Code shall apply. Section 3.02.08 (Refuse and Recycling) of the City of Indio Unified Development Code specifies regulations and standards for trash enclosures. The submitted site plan specifies one (1) on-site trash enclosure with a garbage vehicle access opening onto the public alley and a separate pedestrian on-site access. Therefore, a condition of approval requiring the submittal of a plan prepared by a qualified professional prior to City Council review and consideration demonstrating compliance to Section

3.12.B.2.c and Section 3.02.08 of the Indio Unified Development Code is warranted. Further, as it pertains to the proposed on-site trash enclosure, a condition of approval is warranted specifying that City Council review and consideration that it be demonstrated on a plan document prepared by a qualified professional that the on-site trash enclosure (s) shall be designed with block wall features, sight-obscuring metal gates and a fully enclosed rooftop structure with openings between the top of the block wall and the bottom of the roof structure enclosed by perforated metal enclosures to limit human or animal access and maintain air flow into and out of the trash enclosure.

Section 3.13.C (Grading & Site Walls) and more specifically Section 3.13.C.1-5 specifies standards for fences and walls. The submitted site plan does not specify any on-site walls or fences.

Therefore, this Section is not appliable.

Section 3.13.D (Lighting) specifies the following standards:

1. General to All
a. Site lighting shall be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare. b. Specific to residential ground floors: site and building-mounted luminaires shall produce initial illuminance value no greater than 0.04 horizontal and vertical foot candles. c. Specific to nonresidential ground floors: site and building-mounted luminaires shall produce a maximum initial illuminance value no greater than 0.1 horizontal and vertical foot candles at the boundary with adjoining residential lots, and no greater than 0.01 horizontal foot candles 10 feet beyond that boundary.

2. Lighting Abutting the Public Realm. Lighting within surface parking lots, private frontages, and any other on-site open space that abuts a public right of way shall comply with the following standards:
a. Lighting shall be shielded by permanent attachments to fixtures so that light sources are not visible from adjacent properties or the public right of way. b. No freestanding fixture shall exceed a height of 15 feet as measured from finished adjacent grade.
c. Light sources shall have a maximum output of no greater than 3,00 lumens. d. Required illuminance (in foot candles)

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 359 of 1555 i. Max: 4.0
ii. Min: 0.2
iii. Max average: 0.8
iv. Uniformity ratio (max/min): 20/1
v. Uniformity ratio (average/min): 4/1
The applicant did not submit a detailed photometric plan addressing Section 3.13.D.1-2. Therefore, a condition of approval requiring the submittal prior to City Council review and consideration of a revised photometric plan prepared by a qualified professional demonstrating full compliance to Section 3.13.D.1-2 as applicable is warranted.

Section 3.13.E.1 specifies the following standards:
a. Where front yards are landscaped, individual paths to the sidewalk shall be provided for each entrance.
b. Allowed species. Trees and Plant material shall be native to the Sonoran Desert, or adaptive from regions with similar arid climates (such as the Mojave Desert). c. Invasive species. Invasive plant species shall be prohibited. d. Desert-adapted plants. All plants shall be water-conserving, drought-tolerant plants. e. Green screens. Landscape shall be used to soften walls and fences and provide green screens, where appropriate, between residential and nonresidential buildings. f. Climate mitigation. Trees, shrubs, hedges, and deciduous vines are encouraged to be used to minimize solar heat gain during the summer and maximize heat gain during the winter. g. Crime Prevention through Environmental Design (CPTED). All landscape plans shall be reviewed by a CPTED-qualified member of the Indio Police Department.

The applicant’s submitted landscape plan demonstrates compliance to applicable portions of Section 3.13.E.1. However, the applicant shall submit a final landscape plan inclusive of an irrigation plan for on-site landscaping for administrative review and approval prior to the issuance of a building permit that addresses conformity to Section 3.13.E.1, as applicable and that is subject to review by a CPTED-qualified member of the Indio Police Department.

Section 3.13.E.2 specifies the following standards:
i. Stair treads. Exterior stair risers and treads shall be constructed of durable and permanent materials and in a manner that is consistent with the design of the rest of the building. ii. No grass/turf shall be allowed; only desert-appropriate landscaping shall be allowed. iii. Paving materials should be decorative and complementary to the main building design. iv. Where hardscape is used, permeability shall be incorporated into the design. i. New landscapes shall comply with state and City requirements for Water Efficient Landscapes.
j. Irrigation. Permanent and automatic irrigation systems shall be provided for all landscaped areas per the City’s Water Efficient Landscaping Ordinance.

Regarding Section 3.13.E.2.i, the proposed project does not propose any stair treads. Regarding Section 3.13.E.2.ii, the applicant’s submitted landscape plan does not indicate the installation of grass or turf and indicates desert appropriate landscaping. However, to ensure compliance with this standard, a condition of approval demonstrating compliance to Section 3.13.E.2.ii is warranted.

Regarding Section 3.13.E.2.iii, on-site hardscaping appears to be a combination of concrete and asphalt that may not be permeable and there was no information provided regarding compliance

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 360 of 1555 with the City’s Water Efficient Landscaping Ordinance. Therefore, a condition of approval requiring the submittal of a plan prepared by a qualified professional prior to City Council review and consideration demonstrating compliance to Section 3.13.E.2.iii is warranted.

Section 3.13.F (Stormwater) specifies the following:

1. General to All
a. Ground water recharging and stormwater runoff limits shall be facilitated on all parts of new building sites. See NACTO’s Urban Street Stormwater Guide and the Light Imprint Handbook, by Thomas E. Low; Possible strategies include:
i. Rain gardens and vegetated bioswales that convey and infiltrate rainwater. ii. Pervious pavement that allows stormwater to infiltrate directly into the ground below. b. Stormwater management shall be provided through a system that is integral to streetscapes (swales within medians or parkways) and/or open space(s) in the development. These areas shall double as visual features and be accessible to the public.

The applicant has not provided detailed information demonstrating compliance to Section 3.13.F (Stormwater). Therefore, a condition of approval requiring that Section 3.13.F (Stormwater) of the Highway 111 Corridor Specific Plan be addressed as part of the required Water Quality Management Plan review process managed by the City’s Engineering Division prior to the issuance of a grading permit is warranted.

Section 3.14 (Limited Uses in the MU-C Zone) specifies standards for Limited Land Uses within the boundaries of the Specific Plan. Section 3.14.2.a-i address applicability of the standards in this Section including but not limited to applying only to properties in the Mixed Use Corridor zone, limited land uses consisting of freestanding single-use (pad) commercial buildings with and without drive-through service facilities, office/light industrial buildings, adaptive re-use of existing commercial/industrial buildings and parking lots that occupy greater percentages of one or more street frontages than prescribed by the standards of Sections 3.8 and 3.12. The standards of this section do not exempt a proposed development from the Subdivision & Public Realm Network Completion standards of Section 3.6. Also, the standards in this section do not exempt a proposed development from the location-specific commercial-use requirements of the MU-C Zone. The Illustrative Site Plan specifies potential limited land uses within the MU-C zone portion of the project site. As such, the review and approval for these uses will be subject to future compliance with applicable provisions of Section 3.14 and will be subject to both Planning Commission and City Council review and approval.

Section 3.14.B.1 specifies standards that are applicable to all limited land uses comprised of:
a. Building Use. Specific land uses allowed for “Limited Uses” in the MU-C Zones are listed in Section 3.5, along with the planning permit type required for approval of each use. Any use not listed in this section shall be considered “Not Permitted.” b. Locations. Concentrations of commercial uses should be at the same node locations specified in the General Standards for the Mixed-use Corridor Zone. c. Building Placement
i. Buildings shall be oriented toward the sidewalk, meaning that the primary entrance (and/or a walk-up service window) is provided directly from the sidewalk. ii. Building facades shall be located parallel to and near the frontage sidewalk to promote visibility and pedestrian access into businesses and to help provide spatial definition of the public realm.

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 361 of 1555 iii. If located on a corner lot, the building shall be located at the corner, fronting both streets. iv. The Frontage Buildout requirements listed in Table 3.8-1 may be waived for provided buildings are in conformance with the requirements of the rest of this Section. d. Access
i. Simple and direct pedestrian access to the main building entrance from the sidewalk must be provided. The main entrance shall not be located on a façade facing opposite the Corridor and must be located to face Highway 111 or a pedestrian-oriented open space that is open to and directly accessible from Highway 111.
ii. Secondary pedestrian access to the building may be provided from adjacent parking lots. iii. The walkway leading from the sidewalk to the main entrance shall be wide and welcoming, per the Public Frontage Standards of Section 3.7.C.4.
iv. Setback areas shall be designed per the on-site sidewalks, landscaping, and lighting standards of Section 3.13, Site Standards and Guidelines. e. Building Height. Building height: 16’ minimum (to eaves). f. Building Massing, Frontage, and Facades
i. The architecture of the building shall provide large openings that clearly convey that the façade facing the street - particularly facades facing 111 - is the front of the building, regardless of where the main building entry is located.
ii. For Façade fenestration requirements see Section 3.10.B.3. iii. Facades over 100’ in width are subject to the Façade Standards in Section 3.10.A.3. g. Parking & Circulation
i. The visual impact of surface parking shall be mitigated to maintain the desired street character (see UDC Chapter 3.03, Parking Standards).
ii. Surface parking shall generally be located behind the building and screened by the building mass, low walls, pergolas, and/or landscaping.
iii. A limited amount of on-site parking is permissible along the side of the building, adjacent to the front sidewalk along 111 as a Parking Court (see Section 3.11.D.3.a.), but is prohibited from being located between the building and the Corridor sidewalk, per UDC Chapter 3.03, Parking Standards.
iv. Vehicular entrances to the site shall be located as far as practical from street intersections to allow adequate stacking room.
v. Vehicular entrance curb cuts shall be limited to one per adjacent street, and wherever possible should be located on common property lines to provide access from one driveway to at least two properties.
vi. To further reduce traffic congestion and parking demand, sidewalks for comfortable pedestrian access shall be provided between adjacent buildings and properties. And wherever feasible, reciprocal vehicular access between adjacent parking areas shall also be provided.

Regarding Section 3.14.B.1.a, the project is identified as a limited land use and is subject to conditional use permit approval from the City Council as well as concurrent Planning Review approval from the City Council. Regarding Section 3.14.B.1.b, the project proposes to replace a formerly long-term vacant commercial building demolished in September 2023 in a built-up area of the Corridor. Regarding Section 3.14.B.1.c.i, the one (1) on-site building will not have an interior service area for customers but will be served by a walk-up window on the western building elevation, therefore. Compliance to this Section has been achieved. Regarding Section 3.14.B.1.c.ii, the project’s building façade is located parallel to and adjacent to the frontage sidewalk of Highway 111, therefore, compliance with this Section has been achieved. Regarding Section 3.14.B.1.c.iii, the subject property is a corner lot, and the building is located in close proximity to the corner, however, because of an existing easement dedicated to Riverside County in the extreme southwest corner of the property is not possible, therefore, compliance to this Section is achieved. Regarding

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 362 of 1555 Section 3.14.B.1.c.iv, the project complies with the frontage buildout requirements of Table 3.8-1, therefore, compliance to this Section has been achieved. Regarding Section 3.14.B.1.d.i, the on-site building has a walk-up window along the western building elevation that is directly accessible from the pedestrian infrastructure on Highway 111. Regarding Section 3.14.B.1.d.ii, there is no planned interior space for customers to obtain service, but rather there will be a walk-up window for ordering and pickup, therefore, compliance with this Section has been achieved. Regarding Section

3.14.B.1.d.iii, the submitted plans specify a wide pedestrian connection from Highway 111 on the west and east sides of the building that transform into approximately 5-foot-wide connecting walks, and as such, compliance to this Section has been achieved. Regarding Section 3.14.B.1.d.iv, the proposed on-site setback areas have been designed in accordance with applicable provisions of Section 3.13, Site Standards and Guidelines and as such, the project complies with this Section.

Regarding Section 3.14.B.1.e, the proposed building height is 27.4 feet that exceeds the minimum 16-foot height standard and as such, the project complies with this Section. Regarding Section

3.14.B.1.f.i, the southern building elevation facing Highway 111 has multiple windows facing the public right-of-way that give a visual impression that this is the front of the building notwithstanding that there is no main door entry as there is no interior customer service area and as such, the project complies with Section 3.14.B.1.f.i. Regarding Section 3.14.B.1.f.ii, the project was previously analyzed for compliance to Section 3.10.B.3 and appropriate conditions of approval to address this compliance have been recommended. Regarding Section 3.14.B.1.f.iii, there is one (1) on-site structure that has a façade length of 66 feet and as such, this Section is not applicable to the proposed project. Regarding Section 3.14.B.1.g.i, the project proposes on-site surface parking located in the center of the parcel with the on-site building and immediately north of this building. A separate parking area primarily for employees is also proposed on a separate parcel of land diagonally adjacent to the parcel with the on-site parcel. The surface parking area on the same parcel as the on-site building is effectively screened by the building and is located behind the building that is immediately adjacent to Highway 111 public right-of-way. The surface parking area located on Assessor’s Parcel Number 611-231-0321 has on-site perimeter landscaping, but because of the primary parking nature of this property, a minimum four (4) foot high wall should be installed along the northern property line of this parcel and a minimum four (4) foot high wall along the parcel’s southern property line. Therefore, a condition of approval requiring the submittal of revised site and landscape plans prepared by a qualified professional prior to City Council review and consideration demonstrating compliance to Section 3.14.B.1.g.i is warranted. Regarding Section 3.14.B.1.g.ii, the proposed on-site surface parking area is located along with the western portion of the property and west of the proposed on-site building and not behind the building.

Regarding Section 3.14.B.1.g.ii, the on-site surface parking area associated with the building is located behind and to the north of the building and therefore, compliance with this Section is achieved. Regarding Section 3.14.B.1.g.iii, there is no on-site parking proposed between the building and the Corridor sidewalk and as such, the project complies with this Section. Regarding Section 3.14.B.1.g.iv, there is one vehicle entrance proposed for the parcel with the on-site building that is located approximately 60 lineal feet of the Highway 111 and Oasis Street intersection and approximately 20 lineal feet from the parcel’s northwestern parcel property corner. For the associated adjacent parcel intended for on-site surface parking, there is one vehicle entrance located approximately 140 lineal feet north of the Towne Street and Highway 111 intersection extending to the northwestern parcel property corner. Therefore, compliance with this Section has been achieved. Regarding Section 3.14.B.1.g.v, the project proposes one vehicle access each onto Oasis Street and Towne Street that are on parcels adjacent to existing parcels with separate vehicle access driveways, and as such, the project complies with this Section. Regarding Section

3.14.B.1.g.vi, the existing sidewalk on Highway 111 provides pedestrian access between the subject property and the properties immediately west and east of this property, and as such, the project complies with Section 3.14.B.1.g.vi.

Section 3.14.C.1-3 specifies standards that are applicable to all limited land uses comprised of:

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 363 of 1555

1. Intent and Applicability. The intent of these standards is to ensure that:
a. New freestanding commercial buildings shall contribute to the overall pedestrian experience and quality of life within the Corridor, while minimizing any negative impacts to the mixed-use urban character envisioned for the Corridor.
b. New buildings that provide drive-through facilities operate efficiently while minimizing the negative impacts on traffic, pedestrian safety, and street character. No part of a drive-through facility may interfere with clear and safe pedestrian access to the building’s main entrance, nor detract from the building’s frontage character facing the Corridor.

2. Freestanding Commercial Building Standards
a. Frontage
i. Active uses (retail, dining, bar, etc.) shall be located along the street-facing façade, with fenestration as required in Section 3.10.B and 3.10.C to render business activity clearly visible from the street.
ii. Active outdoor spaces (dining, gathering, etc.) are encouraged, and when provided shall be located so as to be clearly visible from 111 and/or other streets. iii. Outdoor dining areas shall be defined by low fences and/or low landscaping. Where adjacent to the drive-through stacking aisle, a landscape buffer of at least six (6) feet in width shall be provided. See Section 3.13 (Site Standards) for additional requirements. iv. Encroachments. Sun-shading devices (awnings, canopies, porches, pergolas, umbrellas, trees, etc.) shall be provided over any active outdoor spaces to provide a more comfortable, userfriendly environment. See requirements in Section 3.10.D (Projecting Architectural Elements), and Section 3.13 (Site Standards).

3. Drive-Through Facilities Standards
a. Permit requirements. Drive-through facilities - as defined in the UDC - shall require a Conditional Use Permit and are permitted only within the Mixed-Use Corridor Zone. b. Access
i. To the greatest extent possible, driveways providing access to or egress from a drivethrough service lane shall also provide access to the customer parking lot. ii. Drive-through lanes adjacent to the building shall be screened from the Highway 111 Corridor and all sidewalks by the building mass, low walls (3’-4’ tall), pergolas, and/or landscaping.

See Figures 3.14-2 for preferable configurations. Drive-through lanes elsewhere on the site shall be screened from the street in the manner required for parking lots. iii. Locating the drive-through lane between a building and the Highway 111 Corridor sidewalk is strongly discouraged. However, if there is no other alternative, a clearly marked pedestrian walkway shall provide clear access from the sidewalk, across the drive-through lane, to the building entrance (see Figure 3.14-3). The pedestrian walkway shall be designed as a crosswalk, including signage and cues such as striping or material changes.
c. Frontage
i. If a drive-through lane is located between the building and the Corridor sidewalk, the drivethrough shall be integrated into the building design via a “faux” façade or screen wall built between the drive-through lane and the sidewalk that shall either be built to look like an extension of the primary building and made of the same material, or be built as an arcade or pergola addition to the primary building. The façade or screen wall must present a generally open, fenestrated appearance meeting the intent of Façade requirements in Section 3.10.B while also substantially screening views of idling vehicles, by spanning the entire length of the primary façade(s) facing the sidewalk (see Figure 3.14-3).
d. Parking

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 364 of 1555 i. Drive-through lanes shall be physically separated from the parking lot by low walls (3’ to 4’ tall), pergolas, and/or landscaping (See Figures 3.14-2 and 3.14-3). ii. If a drive-through lane is located between the building and the parking lot, a clearly marked pedestrian crossing across the travel lane shall connect the parking lot to the building entrance.

Regarding Section 3.14.C.1.a, the project is a new freestanding commercial building comprised of a fast-food or quick service restaurant with an attendant drive-through component. The primary building is located parallel and immediately adjacent to Highway 111 with on-site parking behind and to the north of the building and will have direct pedestrian at multiple points along the property frontage to the public right-of-way. Therefore, compliance with this section has been achieved.

Regarding Section 3.14.C.1.b, the primary building is located parallel and immediately adjacent to Highway 111 with on-site parking behind and to the north of the building and will have direct pedestrian at multiple points along the property frontage to the public right-of-way. There is a pedestrian The proposed building will only have an order/pick-up window along the western building elevation that can be directly accessed from the public right-of-way of Highway 111 and can also be accessed via a defined on-site pedestrian connection from the on-site parking area north of the building. The submitted plans do not specify design details for this pedestrian connection such that a determination that there is clear and safe pedestrian access can be determined. Therefore, a condition of approval is warranted requiring the submittal of modified plans prior to City Council review and approval demonstrating that the on-site pedestrian connection from the on-site parking area to the building order and pick-up window is clear and safe utilizing raised materials for conformity to Section 3.14.C.1.b.

Regarding Section 3.14.C.2.a.i, the project is a fast-food restaurant with drive-through component with the main on-site building located at the southern parcel line immediately adjacent to Highway 111 and as such, compliance to this Section has been achieved. Regarding Section 3.14.C.2.a.ii, the applicant is not proposing any active outdoor spaces, which are only encouraged and are not prescriptively required and as such, this Section is not applicable to the project. Regarding Section

3.14.C.2.a.iii, the applicant is not proposing any active outdoor spaces, which are only encouraged and are not prescriptively required and as such, this Section is not applicable to the project.

Regarding Section 3.14.C.2.a.iv, the applicant is not proposing any active outdoor spaces, which are only encouraged and are not prescriptively required and as such, this Section is not applicable to the project.

Regarding Section 3.14.C.3.a, the project is proposed as afast-food restaurant with attendant drivethrough facility that is being reviewed per the Director’s intersection for conformity to applicable requirements of the Mixed-Use Corridor zoning designation of the adopted Highway 111 Corridor Specific Plan and as such, the project complies with this Section. Regarding Section 3.14.C.3.b.i, the project site driveway on Oasis Street provides access to both the drive-through service land and to the customer parking lot and as such, the project complies with this Section. Regarding Section

3.14.C.3.b.ii, the on-site drive-through lane originates in the rear of the site, runs parallel to the property’s southern property line and is effectively blocked by the on-site building that is immediately adjacent to Highway 111 and as such compliance to Section 3.14.C.3.b.ii has been achieved.

Regarding Section 3.14.C.3.b.iii, there is a pedestrian connection from the existing sidewalk on Highway 111 through the site. There is also a pedestrian connection from the on-site parking area crossing the drive-through lane to provide access to the order and pick-up window. The submitted plans do not specify design details for this pedestrian connection such that a determination that designed as a crosswalk, including signage and cues such as striping or material changes Therefore, a condition of approval is warranted requiring the submittal of modified plans demonstrating that the on-site pedestrian connection from the on-site parking area to the building’s

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 365 of 1555 pick-up and order window has been designed and will be constructed in conformity to the specifications of Section 3.14.C.3.b.iii.

Regarding Section 3.14.C.3.c.i, the drive-through lane is located behind the on-site building that is immediately adjacent to Highway 111 and as such, compliance with this Section has been achieved.

Regarding Section 3.14.C.3.d.i, the project’s drive-through lane is situated immediately north of the on-site building and between this building and the on-site parking area. The submitted site plan does not specify the installation of low walls, however, the submitted landscape plan does specify the installation of landscaping between these two on-site activity areas, and as such, compliance to this Section has been achieved. Regarding Section 3.14.C.3.d.ii, the project’s drive-through lane is located between the building and the parking lot and the submitted site plan and other plans indicate a diagonal pedestrian connection between the on-site parking lot. As previously noted, the design of this pedestrian connection is unclear and since it crosses the drive-through lane and as such a condition of approval is warranted requiring the submittal of modified plans prior to City Council review and approval demonstrating that the on-site pedestrian connection from the on-site parking area to the building order and pick-up window is clearly marked utilizing raised materials for conformity to Section 3.14.C.3.d.ii.

ATTACHMENTS:

Attachment1_ResolutionNo10416_StarbucksCUPPR
Attachment2_ProjectLocationMap
Attachment3_Site Plan
Attachment4_Site Landscape Plan
Attachment5_Planning Application
Attachment6_Site Grading Plan
Attachment7_Building Elevations
Attachment8_Building Interior Plan
Attachment9_Building Rendering 1
Attachment10_Building Rendering 2
Attachment11_Building Materials Color Board
Attachment12_Site Photometric Plan
Attachment13_Site Lighting Specification Sheet
Attachment14_Trash Enclosure Details
Attachment15_Preliminary WQMP
Attachment16_Preliminary Hydrology Report
Attachment17_Starbucks Indio - CEQA Guidelimes 15183 Exemption Checklist APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 09 Jan 2024 Jillian Martins, Assistant City Attorney Approved - 09 Jan 2024 Javier Estrada, Senior Accountant Approved - 10 Jan 2024 Bryan H. Montgomery, City Manager Approved - 10 Jan 2024

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 366 of 1555

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 367 of 1555 1 RESOLUTION NO. 10416

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA,

GRANTING CONDITIONAL APPROVAL FOR THE CONDITIONAL USE PERMIT AND PLANNING REVIEW LAND USE ENTITLEMENTS (CASE FILE NO. 23-06-57) FOR THE STARBUCKS DRIVE-THROUGH RESTAURANT PROJECT ON ASSESSOR’S PARCEL NUMBER (APN) 611-231-020 AND ASSESSOR’S PARCEL NUMBER (APN) 611-231-021 LOCATED NORTH OF HIGHWAY 111, EAST OF OASIS STREET AND

WEST OF TOWNE STREET PURSUANT TO THE PROVISIONS OF THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN ADOPTED BY THE INDIO CITY COUNCIL ON SEPTEMBER 21, 2022 AND APPROVING THE APPLICATION OF A CLASS 32 “INFILL” CATEGORICAL EXEMPTION DETERMINATION PURSUANT TO SECTION 15332 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES

AND MAKING A FINDING OF CONSISTENCY WITH THE PROGRAM FINAL ENVIRONMENTAL IMPACT REPORT (PFEIR) FOR THE GENERAL PLAN 2040 CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER 18, 2019 DETERMINING NO

ADDITIONAL ENVIRONMENTAL REVIEW IS REQUIRED FOR THE

AFOREMENTIONED PROJECT
WHEREAS, on September 21, 2022, the City Council conducted a duly noticed public hearing to consider the Highway 111 Corridor Specific Plan, reviewed the staff report, accepted and considered public testimony and approved Resolution No. 10326 adopting the Highway 111 Corridor Specific plan and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan-300 (MUSP-300); and, WHEREAS, on September 21, 2022, the City Council approved Resolution No. 10325 making a finding of consistency with the Program Final environmental Impact Report (PFEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 for the adoption of the Highway 111 Corridor Specific Plan; and, WHEREAS, Golden Star Investment Properties, LLC, 4040 MacArthur Boulevard, Suite 309, Newport Beach, CA 92260, submitted a land use entitlement application on June 19, 2023 for the development of a new Starbucks Drive-through Restaurant on Assessor’s Parcel Number (APN) 611-231-020 and associated surface parking area on Assessor Parcel Number (APN) 611-231-021 separated by a twenty (20) foot wide public alley located northeast of the Oasis Street and Highway 111 intersection and northwest of the Towne Street and Highway 111 intersection, respectively, within the municipal limits of the City of Indio; and,
WHEREAS, Golden Star Investment Properties, LLC has requested Conditional Use Permit and Planning Review Permit approvals for a 1,300 square foot Starbucks drive-through restaurant with 24 on-site surface parking spaces, associated on-site landscaping and vehicular access onto and from Oasis Street and Highway 111; and, WHEREAS, Golden Star Investment Properties, LLC has submitted written materials intended to support its requested for a Finding of Consistency with the Program

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 368 of 1555 2 Final Environmental Impact Report (PFEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 pursuant to Section 15883 of the California Environmental Quality Act (CEQA) Guidelines; and,
WHEREAS, Section § 15168 (c)(2) specifies that if the agency finds that pursuant to Section § 15162, no subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental documentation would be required. Whether a later activity is within the scope of a program EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that an agency may consider in making the determination include, but are not limited to, consistency of the later activity with the type of allowable land use, planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described in the Program EIR; (PFEIR) and,
WHEREAS, Section § 15162 specify the following: (a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative; and,
WHEREAS, Section § 15162 (b) specifies that if changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation; and, WHEREAS, Section §15183 (Projects Consistent with a Community Plan or Zoning) of the California Environmental Quality Act (CEQA) Guidelines, subsection (a)

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 369 of 1555 3 states that additional environmental review is not required for projects “which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified”, except as might be necessary to determine whether there are project-specific significant effects; and, WHEREAS, on September 18, 2019, the Indio City Council certified the Program Final Environmental Impact Report (PFEIR) for the General Plan 2040 through its adoption of Resolution No. 10106. This FEIR was prepared as a program EIR; and, WHEREAS, pursuant to CEQA Guidelines Sections 15162, 15168 and 15183, the Community Development Director for the City of Indio, acting as the lead agency representative, determined that the Starbucks Drive-Through Restaurant Project is within the scope of the PFEIR for the General Plan 2040 as the Project will substantively implement the General Plan 2040’s vision, intent, policies and goals. Therefore, the Community Development Director has determined that no new environmental documentation is required; and,
WHEREAS, the Community Development Director has determined that the Starbucks Drive-Through Restaurant qualifies for a Class 32 “Infill” Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA); and,
WHEREAS, the City published a legal notice of public hearing in the November 29, 2023 Desert Sun, the newspaper of record, for the December 13, 2023 Planning Commission public hearing; and,
WHEREAS, on November 30, 2023, the City mailed written notices of the public hearing for the December 13, 2023 Planning Commission public hearing for the Starbucks Drive-Through Restaurant Project to all property owners within 500 feet of the perimeter of the subject properties; and,
WHEREAS, the Community Development Department installed a public notice board at the project site to notify and inform members of the public about the requested land use entitlements; and,
WHEREAS, on December 13, 2023, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents was presented at said hearing; and,
WHEREAS, following the conclusion of the public hearing and discussion, the Planning Commission approved this Resolution recommending to the City Council for the City of Indio, California the conditional approval of the Conditional Use Permit and Planning Review Permit (Case File No. 23-06-57) for the Starbucks Drive-Through Restaurant Project with the motion vote outcome specified in the meeting minutes for the December 13, 2023 Planning Commission meeting; and,

Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 370 of 1555 4 WHEREAS, the City published a legal notice of public hearing in the January 5, 2024 edition of the Desert Sun, the newspaper of record, for the January 17, 2024 City Council public hearing; and,
WHEREAS, on December 20, 2023, the City mailed written notices of the public hearing for the January 17, 2024 City Council public hearing for the Starbucks DriveThrough Restaurant Project to all property owners within 500 feet of the perimeter of the subject properties; and,
WHEREAS, following the conclusion of the public hearing and discussion, the City Council approved this Resolution granting the conditional approval of the Conditional Use Permit and Planning Review Permit land use entitlement applications (Case File No. 23- 06-57) for the Starbucks Drive-Through Restaurant Project with the motion vote outcome specified in the meeting minutes for the January 17, 2024 City Council meeting.

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

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

Section 2. The City Council finds that the Project qualifies for a Class 32 “Infill” Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) because: a) the project has been determined to be consistent or can be made consistent with the application of conditions of approval with the City of Indio General Plan 2040 (adopted September 18, 2019) and the City of Indio Highway 111 Corridor Specific Plan (adopted September 21, 2022); b) the project is to be situated on an existing parcel of land located within the city limits of the City of Indio in an existing urbanized area that is 26,136 square feet or 0.60 of an acre in size that is below the statutorily specified requirement of no more than five (5) acres; c) the submitted documented prepared by a qualified professional for the requested Class 32 “Infill” Categorical Exemption demonstrates that the project site has no value as habitat for endangered, rare or threatened species; d) the project is consistent or can be made consistent with the application of conditions of approval with the City of Indio General Plan 2040 (adopted September 18, 2019) and the City of Indio Highway 111 Corridor Specific Plan (adopted September 21, 2022) and approval of the project would not result in any significant effects related to traffic noise, air quality or water quality that have not already been previously analyzed and/or that cannot be mitigated with the application of relevant conditions of approval; and e) agencies providing public or private utilities and/or public services have determined that the project can be adequately served based on existing service features or the application of conditions of approval to enhance or expand service features.