Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 371 of 1555 5 Section 3. The City Council hereby makes a Finding of Consistency that the Project is within the scope of the certified Program Environmental Impact Report (PFEIR) for the General Plan 2040 as the Project will substantively implement the General Plan 2040’s vision, intent, policies and goals. Therefore, the City Council finds that no new environmental documentation is required pursuant to CEQA Guidelines Sections 15162, 15168 and 15183.
Section 4. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, the City Council finds the following:
Findings:
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.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 372 of 1555 6 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 longterm 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, 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 pedestrianbased 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.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 373 of 1555 7 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 374 of 1555 8 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/rightout 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 buildout 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 connecting to the building adjacent sidewalk sections. Section
3.8.B.2.f specifies the following standards applicable to this connection:
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 375 of 1555 9 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 376 of 1555 10 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.
Section 3.10 (Facades and Frontages) of the Specific Plan specifies standards to ensure that large-scale (“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 humanscaled 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 377 of 1555 11 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 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-ofway 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 378 of 1555 12 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 wallmounted 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 379 of 1555 13 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 380 of 1555 14 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)
i. Max: 4.0
ii. Min: 0.2
iii. Max average: 0.8
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 381 of 1555 15 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.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 382 of 1555 16 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 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.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 383 of 1555 17 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 384 of 1555 18 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 385 of 1555 19 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:
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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 386 of 1555 20 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 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 387 of 1555 21 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 a fast-food restaurant with attendant drive-through 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 388 of 1555 22 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 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.
Section 5. Based on the foregoing, the City Council finds that the proposed Starbucks Drive-Through Restaurant Project conclude that the Project is compliant or can be made compliant to the Highway 111 Corridor Specific Plan through the application of conditions of approval and that CONDITIONAL APPROVAL of the Conditional Use Permit and Planning Review Permit for the Starbucks Drive-Through Restaurant Project (Case File No. 23-06-57) 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:
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 389 of 1555 23 A. General Conditions of Approval:
The Applicant shall demonstrate full compliance to the following conditions of approval:
1. In the event of any legal challenge, claim, administrative proceeding, or litigation arising from or related to the approval of the project, including but not limited to any concurrent legislative acts, approvals, agreements or environmental determinations, (“Project Approvals”) the Applicant shall, at its own expense, defend the City, its elected and appointed officials, officers, employees, agents, volunteers and attorneys (“Indemnified Parties”) against such legal challenge, claim, administrative proceeding, or litigation. In addition, the Applicant shall reimburse the City for the City’s cost of defending any such legal challenge, claim, administrative proceeding, or litigation, including, but not limited to, all attorney’s fees (including the City Attorney’s fees), legal costs, expert fees and costs, and all other expenses incurred by the City in connection with the legal challenge, claim, administrative proceeding, or litigation. The Applicant shall indemnify and hold harmless the Indemnified Parties from and against any and all liabilities, claims, damages, losses, judgments, fines, penalties, costs, and expenses (including reasonable attorney's fees and costs) arising from or in connection with the Project Approvals. This indemnification shall cover all claims, regardless of whether they arise from the negligence of the Indemnified Parties. 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. The Applicant agrees to hold harmless the Indemnified Parties from any and all claims, damages, losses, and expenses, including but not limited to attorney's fees, arising out of or resulting from the Project Approvals. This hold harmless obligation shall apply even if the claims, damages, losses, or expenses arise out of the negligence or fault of the Indemnified Parties. If Applicant fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the Project Approvals without any liability to the Applicant. In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash 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. City shall promptly notify the Applicant of any legal challenge, claim, administrative proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.
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 within 30 calendar days after receipt of City Council approval.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 390 of 1555 24 3. The Applicant shall within 30 calendar 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 project ingress and egress onto Oasis Street shall be limited to right-in/right-out only that shall be controlled by the installation of a minimum six (6)-inch curb raised median on Oasis Street to restrict left turn movements from proposed project as approved by the City Engineer.
5. 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.
6. 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. 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.
7. 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.
8. 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 391 of 1555 25 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 the 110, the district can accommodate the power load requirements to serve the project by extending distribution primary lines (conduit and cable) from the N86 circuit to the switch on Towne Street and reconfiguring the local N86 circuit.
9. 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.
10.Underground infrastructure that includes trenching, conduits, pull boxes, switch boxes and pads should be installed at the applicant's expense following IID approved plans 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 ).
11.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.
12.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 as well as the necessary access to allow for continued operation and maintenance of any IID facilities located on adjoining properties.
13.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.
14.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 IID 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
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 392 of 1555 26 at (760) 339-9239 for additional information regarding encroachment permits or agreements.
15.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.
16.The Owner/Developer’s engineer shall meet with Valley Sanitary District staff and discuss proposed sewer main connections and requirements prior to the submittal of any design engineering plans.
17.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.
18.The proposed project will comply with all Valley Sanitary District and other agency standards and requirements.
19.Improvements in the public right of way will require bonding by the Owner/Developer and installation by a licensed underground contractor.
20.The proposed project shall be subject to all terms and conditions of the State of California mandated pre-treatment regulations.
21.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.
22.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.
23.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.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 393 of 1555 27 24.Submit detailed information prepared by a qualified professional demonstrating compliance to Section 3.8.B.2.f.i-v, as applicable.
25.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. 26.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.
27. Copies of any cultural resource documentation (report and site records) generated in connection with this project shall be provided to the Agua Caliente Band of Cahuilla Indians Tribal Historic Preservation Office.
28.On-site and off-site water improvement plans shall be required.
29.The project will be required to connect from the existing 12-inch Ductile Iron Pipeline water main on Highway 111.
30.Each building unit shall require its own water meter and backflow assembly.
31.IWA requires a separate water meter with back flow assembly for landscape irrigation.
32.All new meter boxes shall be polymer with a 2” radio read port per IWA standards.
33.The applicant shall coordinate fire service with the Indio Fire Department.
34.The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684 https://www.indio.org/home/showpublisheddocument/1660/637878576810570000.
35.The developer shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.
36.The project shall demonstrate on-going compliance with Section 3.8.B.2.f.i-v, Section
3.14.C.1.b, Section 3.14.C.3.b.iii and Section 3.14.C.3.d.ii of the Highway 111 Corridor Specific Plan for specified and non-specified pedestrian connections within and connecting across project parking areas.
37.The on-site trash enclosure site trash enclosure shall demonstrate on-going compliance with the provisions of Section 3.02.08 (Refuse and Recycling) of the City of Indio Unified Development Code.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 394 of 1555 28 38.The project shall demonstrate on-going compliance w Section 3.13.D.1-2 of the Highway 111 Corridor Specific Plan through maintenance of zero (0) foot candles at all property lines, the screening on all sides of freestanding and wall-mounted lighting fixtures are screened resulting in full downward light orientation and the utilization of lighting elements that do not exceed a maximum wattage of 200 watts for all on-site freestanding and wall-mounted lights.
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. 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
2. Automatic fire suppression systems shall be installed in all new construction per Title IX, Chapter 93 of the Code of the City of Indio. The 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.
3. The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if dust and/or pollutants are discharged into the atmosphere.
4. Any temporary building or trailer used for construction purposes shall obtain a building permit prior to installation.
5. 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 Community Development Director or Building Official on a case-by-case basis for extenuating circumstances.
6. 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 requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.
7. All signs shall be Underwriters Laboratories approved, or equal.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 395 of 1555 29 8. Permits are required prior to the removal and/or demolition of structures, as applicable.
9. 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
10.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.
11.A Construction Waste Management Plan (CWMP) will be required at time of plan check submittal.
12.At time of plan check submittal, provide and show all required accessible parking stalls along with signage, accessible routes, etc.
13.Provide and show required bicycle parking inclusive of the location of bicycle parking spaces, the type of bicycle parking infrastructure.
14.Provide and show designated parking for clean air vehicles, as applicable.
15.Provide and show designated electric vehicle charging spaces, as applicable.
16.Show the required accessible routes/paths of travel from the public right-of-way to the buildings and from buildings to buildings.
17.A separate fire sprinkler and fire alarm plan shall be submitted to the Indio Fire Department.
18.Submitted plan review documents shall specify complete Code and building data, such as type of construction, occupancy groups and classifications, and so forth.
19.Submitted plan review documents shall include an allowable area analysis.
20.All accessory structures (such as walls, fences, trash enclosure, etc.) shall obtain building permits inclusive of any required review and approval of construction
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 396 of 1555 30 documents, as applicable. If the City does not have an applicable standard drawing, an appropriately licensed professional shall provide structural calculations and construction plans accordingly.
21.The applicant shall provide Valley Sanitary District with both civil and architectural drawings of the building and site improvements for review and approval.
22.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.
23.Obtain approval from Burrtec for applicable on-site trash and recycling enclosures and routes.
24.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.
25.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.
26.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.
27.Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction (CFC 503.1).
28.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.
29.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).
30.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. 10416 : Request for Conditional Use Permit and Planning R... Page 397 of 1555 31 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 use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.
6. 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.
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:
Prior to or during on-site construction, the Applicant shall demonstrate full compliance with the following conditions of approval:
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 398 of 1555 32 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. 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.
2. The applicant shall be required to complete and submit a "Wastewater Survey for NonResidential Establishment Application for Wastewater Discharge Permit".
2. 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.
3. The applicant shall upgrade existing driveways and sidewalks along the project to comply with the American with Disabilities Act, as applicable.
4. The applicant shall remove and replace any damaged or broken A.C pavement, sidewalk, and concrete curb/gutter along the project’s property frontages.
5. The on-site building and site improvements shall demonstrate compliance to the American with Disabilities Act (ADA), as applicable.
6. The proposed driveways shall be per City of Indio standard plan no. 130.
7. All improvements shall comply with City standards, requirements and policies. The applicant is required to construct all transitions and missing links between existing and proposed improvements.
8. The applicant shall construct a 6-inch curb raised median on Oasis Street to restrict left turn movements from proposed project.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 399 of 1555 33 9. The applicant shall reconstruct the existing A.C. pavement on the alley along the property frontages.
10.All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded, as applicable.
11.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).
12.All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.
13.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.
14.Submit a final photometric lighting plan to the Community Development Department for review and approval demonstrating that there are zero (0) foot candles at all property lines, that all freestanding and wall-mounted lighting fixtures are screened on all sides that results in full downward light orientation and that the maximum wattage of each light is 200 watts.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 400 of 1555 34 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.
LUPE RAMOS AMITH, MAYOR
ATTEST:
SABDI SANCHEZ, CMC
CITY CLERK ADMINISTRATOR
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 401 of 1555 *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS
Legend
Starbucks Drive-Through/Pick-Up Window Restaurant Project Notes
REPORT PRINTED ON... 9/13/2023 3:39:03 PM
(Case File No. 23-06-57).
0 94 188 Feet
Parcel APNs
Parcels
Blueline Streams
City Areas
Highway 111
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 403 of 1555 20' PUBLIC ALLEY
TOWNE STREET ADJACENT COMMERCIAL ADJACENT COMMERCIAL ADJACENT COMMERCIAL 6) EASEMENT DEDICATED TO COUNTY ADJACENT RESIDENTAL 74.91' STATE HIGHWAY 111 OASIS DRIVE COMPACT DECORATIVE PAVEMENT @ PEDESTRIAN CROSSWALK 'STOP & YIELD TO PEDESTRIANS' SIGN DRIVE-THRU ENTRY ON OASIS SIGN 82710 STATE HIGHWAY 111 INDIO, CALIFORNIA 92201 PROPOSED SITE PLAN Scale: 1" = 15' December 8, 2023 P:\17\17A242 - Indio, Arfa - Hwy 111 STBX\Design\Site\17A240 - Site Plan Alternate Design - 231117.dwg B I C K E L G R O U P A R C H I T E C T U R E BI C K E L GR O U P IN C O RPO RAT E D 3600 BIR C H S TRE E T, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m NORTH VICINITY MAP SITE INFORMATION APN: 611-231-020 611-231-021 SITE AREA: 6) 0.60 AC) BUILDING AREA: 6) PARKING DATA: PARKING REQUIREMENT: MIN. 1 STALL / 1000 NSF MAX 4 STALLS / 1000 NSF STALLS REQUIRED @ MAIN LOT: MIN 2 STALLS (1,330 SF BUILDING) MAX 8 STALLS STALLS PROVIDED @ MAIN LOT: 7 STALLS (1 ACCESSIBLE STALLS) STALLS REQUIRED @ SECONDARY LOT: MIN 12 STALLS (11,266 SF) MAX 48 STALLS STALLS PROVIDED @ SECONDARY LOT: 17 STALLS (1 ACCESSIBLE STALLS) LEGEND: PROPERTY LINE ADA PATH OF TRAVEL SITE
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 404 of 1555
EXISTING DEL TACO BUILDING
EXISTING BUILDING
EX.
STRUCTURE 485.93 AC/FS PARCEL 1 OF PARCEL MAP 16321 P.M.B. 79/68 EX. DWY APPROACH
EX. DWY
APPROACH STARBUCKS 82710 STATE HIGHWAY 111 INDIO, CALIFORNIA 92201 PRELIMINARY LANDSCAPE PLAN Scale: 1" = 15' DECEMBER 8, 2023 The plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created and developed solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originally intended without written permission from BICKEL GROUP © 2015. B I C K E L G R O U P A R C H I T E C T U R E BICKEL GROU P INCORPORAT ED 3600 BIRCH STREET, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 Z Z Z . E L F N H O J U S . F R P NORTH VICINITY MAPSITE SHRUBS TREES SYM. BOTANICAL NAME COMMON NAME SIZE PLANT PALETTE 5 GAL 5 GAL 5 GAL AGAVE PARRYI 'TRUNCATA' ARTICHOKE AGAVE HESPERALOE PARVIFLORA 'YELLOW'BRAKE LIGHTS YUCCA LOMANDRA LONGIFOLIA 'BREEZE' DWARF MAT RUSH 5 GAL CHILOPSIS LINEARIS 'BURGUNDY' DESERT WILLOW PROSOPIS CHILENSIS CHILEAN MESQUITE CALLISTEMON 'LITTLE JOHN' DWARF BOTTLEBRUSH 5 GAL 5 GAL 5 GAL DIANELLA TAS. 'VARIEGATA' VARIEGATED FLAX LILY 5 GAL ELAEOCARPUS DECIPIENS BLUEBERRY TREE 5 GAL HESPERALOE P. 'BRAKE LIGHTS' YELLOW YUCCA WASHINGTONIA ROBUSTA MEXICAN FAN PALM 15' BROWN TRUNKPLNT FCTR.3.3.3.3.3.3.3.3.3.3.3 AGAVE 'BLUE GLOW' BLUE GLOW AGAVE GROUNDCOVERDECOMPOSED GRANITE DESERT GOLD 3" THICK LAYER MIN. VINES 15 GAL ESPALLIER BOUGAINVILLEA 'BARBARA KARST' BARBARA KARST BOU .3 BOUGAINVILLEA 'LA JOLLA' LA JOLLA BOUGAINVILLEA MUHLENBERGIA CAPILLARIS PINK MUHLY 5 GAL CERCIDIUM 'DESERT MUSEUM' PALO VERDE 24" BOX .3 24" BOX 24" BOX CHARLES TROWBRIDGE AND ASSOCIATES 17901 ROMELLE AVENUE SANTA ANA, CA. 92705 PH (714) 532-3663 FAX (714) 532-3667
[email protected] LANDSCAPE ARCHITECTURE LIC. # 2242 .3.3.3
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 405 of 1555 City of India
Community Development Department
100 Civic Center Mall
“’ “
lndio, California 92201
take center stage (760) 391.4120
(760) 391-4027 Fax
wvvw.indio.org
PLANNING APPLICATION
Filed in conjunction with Environmental Application
(For Staff) HTE File Number
Date Submitted: JUUG19.2023
Applicant (whois ?nancially responsible): GoldenStar lnvestment properties LLC Project Name: Starbucks
Applicant Name: Matthew Arfa
Address, Telephone, & Fax, E-mail address, website: 4040 M86/“ThurBlVdSte 309.NewportBeachCA93660 Phone: 949-679-7733 X202; Fax: 949-299-0482
siE.
project Location; The project is located at the Northeast corner of State Highway111&Oasis Dr Assessor's Parcel Numbers: APN:611-231-O20, 611-231-021 Street Address, general street location: 32710Highwayin AVG,W110CA92201 Brief Project Description, including acreage, existing proposed number of parcels, planned land uses and concepts (Attach additional sheets as necessary). An example is shown below:
Example: “to subdivide a 50-acre area into 100 residential lots in a private gated resideniial community. Located on the north side of Ave. 42, east of Monroe St. AP/xi676-280-O06 and 616-280-00?
Thisproject proposes a new drive-through coffee shop with an associated parking lot and other site improvements for an approximately 0.60 acre site split across two parcels. Theproject will include a CUP,and is located at the northeast corner of State Highway111and Oasis Drive.
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 406 of 1555 FEES
PLANNING APPLICATION AMOUNT REQ.
Change of Zone $6,021
Conditional Use Permit — Administrative $3,763
Conditional Use Permit — Planning Commission $6,021
Conditional Use Permit— Wireless/Antenna Major $4,516
Major Variance $5,000
Minor Variance $3,011
Zoning Text Amendment $6,021
Design Review - Planning Commission $4,516
General Plan Map Amendment $7,526
Development Agreement $10,000
Development Agreement Extension $4,014
Conceptual/Specific Plan $10,000
Speci?c Plan Amendment $10,000
Project Master Plan $10,000
Subdivision:
Tentative Tract Map (> 5 lots) $8,000
Tentative Parcel Map (< 5 lots) $4,516
Modification of Tentative Map $3,011
Map Extension $1,086
Reversion to Acreage $5,268
Environmental:
Statutory/Categorical Exemption $1,054
Initial Study $3,763
Negative Declaration (Deposit) $2,500
EIR (Deposit) $12,042
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 407 of 1555 CONTACTS:
Developer Name, Address, Telephone, FAX, E-mail address & website:
Golden Star Investment properties LLC ATTN: Matthew Arfa; 4040 MacArthur B] WpOIL eac , LA 97660; Enone: 349—6T9—7T3'3 xzor; Jrax: a4:i—ZB'9—o48'Z; Email matthewg?amsbrokers.gom; https: /armsbrokencom
Architect/ Land Planner Name, Address, Telephone, FAX, E-mail address & website:
BickelGroup Architecture ATTN:Elena Mashin' 3600 BirchSt, Ste 120, Newport Beach, CA92660" Phone: 949-757-O41?Fax:949-757-0511; Email:[email protected]: www.bicke|qrp.com Engineer/ Surveyor Name, Address, Telephone, FAX, E-mail address & website:
Ghalbi&Associates, Inc, DBAG&Aconsulting CivilEngineers, inc; 23342 S Pointe Dr.Ste. k, LH,CA92653 Phone: 949-679-0062, Email:mil<[email protected],website:www.gha|bi.com; Contact: Mike Gnalbi, PE Builderl Contractor Name, Address, Telephone, FAX, E-mail address &website:
TBD
Other interested parties Name, Address, Telephone & FAX, E-mail address &website:
TBD
All applications must include the items listed below. Incomplete applications will not be accepted.
Applications should be checked in by a City Planner. Please call (760) 391-4120 to set up an appointment.
MlSSlNG PROVIDED APPLICATION REQUIREMENTS
Completed Planning Application forms
Signatures of all owners of record or letter(s) from all owners Signed City of lndio Indemni?cation Agreement (see attached) Signed Petition including Consent and Waiver for Community Facilities District, ifresidential project (Residential only- see attached) Preliminary Title Report prepared within the past 30 days Adequate Project Description
Adequate Property Location
Street Address
Assessor's Parcel Numbers & Maps
Legal Description: (Record Map, Sectional Breakdown, Metes & Bounds) Completed Environmental Application Form
Water Quality Management Plan (3 copies & CD)
Special Studies (1 copy &CD)
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 408 of 1555
MISSING PROVIDED MAILINGLABELS
Surrounding property owners list
Surrounding property owner's maps
Certification by Title Company
3 sets of gummed mailing labels for surrounding property owners 500‘ radius OR 1,200’ radius ifCE zone
3 sets of gummed mailing labels for applicants
3 sets of gummed mailing labels for project property owners 3 sets of gummed mailing labels for representatives
The surrounding property owners’ list must be certi?ed as to accuracy by a title company or the County of Riverside Assessor's office. These items are required to ful?ll the requirements set forth in California Government Code for public notice. The Code requires that notice be given by mail to all persons, including businesses, corporations or other public or private entities shown on the last equalized assessment role as owning real property within 500 feet of the property for which the subject applications are submitted.
For projects in a Country Estate zoning or general plan designation, the labels must be provided for a 1,200-foot radius per City policy.
FQPRIDESIGNR’ CONDITIONAL use.PE.RMlT AND/
ORAVARIANCE Al‘-?,PLICATlONS,, THEFOLLOWINGITEMSARE ’ALS§,0jREQUlRED:, , . ’
15 LARGE PLAN PACKETS: The packets should be blueprint sized, stapled or bound and shall include all exhibits (site plan, elevations plan, and landscape plan). Applicants are encouraged to submit conceptual artwork which needs not be blueprint sized but should be stapled or bound to the Large Plan Packet. Large Blueprint size packets folded to 8 ‘/2 x 11 or smaller the following exhibits for Large Plan Packets are mandatory:
1. SITE PLANS: The site plan should be to scale, include a north arrow and vicinity map, project identification, and should show driveways on adjacent properties and any intersecting or relevant streets.
2. “PRELIMINARY”WATER QUALITY MANAGEMENT PLAN (WQMP) SITE PLANS: The plan should show building pads, paved area, landscaped area, water retention areas, pad elevations and direction of water flow in addition to Source Control, Site Design, and Treatment Control Best Management Practices. The applicant shall submit $1,500.00 fee to City’s Engineering Services Department for review of the WQMP. (Refer to Template for WQMP at www.indio.org)
3. BUILDING ELEVATIONS: The building elevations should be fully dimensioned to include all sides of each and every building. It should include at least the following information- height, exterior colors, textures, materials and mechanical equipment. Show all main and accessory structures including signs, carports, fences, trash enclosures, patio covers, guard houses, etc.
4. FLOOR PLANS: The building floor plans should be fully dimensioned and be drawn to scale.
5. LANDSCAPE PLANS: Landscape Plans must be prepared in conformance with the Landscape Development Guidelines and Speci?cations of the City of lndio and the lndio Water Authority.
6. SIGN PROGRAMS (for mu|ti—tenant bulldinqs): Sign Programs shall include standards to maintain consistency between tenants. Sign programs should include permitted signs, prohibited signs, design standards, sign quantities, sign locations standards, and sign maintenance standards. AllSign Program submittals must be in conformance with any and all City of lndio sign code requirements.
Last Linda‘-.<2 I3, . I22
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 409 of 1555
MISSING PROVIDED LARGE PLAN PACKETS
Fifteen (15) large Blueprint size packets folded to 8 ‘/2x 11 or smaller (large packets shall include: site plan, elevations, and landscape plan) Ten (10) Small color packets size 11 x 17
MATERIALS BOARD:
Provide Digital File of Materials Board
1 SET OF ELECTRONIC FILES: The electronic ?les should be JPEG, PDF or of similar ?le format and should be on CD ROM. All exhibits and “materials board” should be in color where applicable. AllCD ROMs must include but are not limited to Site plans, Building Elevations, Floor Plans, Landscape Plans, and Sign Programs (for multi-tenant buildings):
MISSING PROVIDED CD ROM
One (1 or as needed) CD ROM containing all exhibits and studies.
FOR GENERALPLAN AMENDMENTSAND CHANGEOF ZONES, THE
FOLLOWING ITEMS ARE ALSO REQUIRED:
22 EXHIBITS: Exhibits shall include the following information:
o the entire boundary - diagram showing existing and proposed - an identi?ed point of beginning & dimensions designation of project o acreage - Assessor's Parcel Numbers
- diagram showing existing designation of - Applicant's name adjacent parcels - Digital File Exhibits
"PRELlM|NARY” WATER QUALITY MANAGEMENT (WQMP) SITE PLAN: The plan should show building pads, paved area, landscaped area, water retention areas, pad elevations and direction of water ?ow in addition to Source Control, Site Design, and Treatment Control Best Management Practices. The applicant shall submit $1,500.00 fee to City’s Engineering Services Department for review of the WQMP. (Refer to Template for WQMP at www.indio.org)
MISSING PROVIDED
Twenty- two (22) General Plan Amendment Exhibits
Twenty- two (22) Change of Zone Exhibits
FOR CONCEPTUAL SPECIFIC PLANS, PROJECT MASTER PLANS AND PLANNEDZDEVELOPMENT ZONES, THE FOLLOWINGITEMS _ARE ALSO REQUIRED: Q» I i
,, s 1
"1 . i
20 EXHIBITS: Exhibits shall include the following information:
Last ‘:.,'pdz1te.12/7.="2OZZ
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 410 of 1555 - Land Use Plan - Recreation & Trails Plan, if any
o Conceptual Design - Phasing Plan, if any
o Master Circulation Concept - Justi?cations for any and all deviations from o Master UtilityConcept standard lndio City Codes and/or standards 0 Master Flood Control Concept
WATER QUALITY MANAGEMENT (WQMP) SITE PLAN:
The plan should show building pads, paved area, landscaped area, water retention areas, pad elevations and direction of water flow in addition to Source Control, Site Design, and Treatment Control Best Management Practices. The applicant shall submit $1 ,500.00 fee to City's Engineering Services Department for review of the WQMP. (Refer to Template for WQMP at www.indio.org)
MISSING PROVIDED
Twenty- two (22) bound documents with all required items FOR TENTATIVE MAP AP.l‘.¥lCAT|ONS, THE.FATQLLOWING ITEMSARE. ALSO REQUlRED;:“ : A 6
°
* *
TENTATIVE PARCEL OR SUBDIVISION MAPS: Tentative Maps must be prepared by a Registered Civil Engineer or Licensed Surveyor. Please include topography, existing and proposed easements, street right—of-way,proposed dedications, and street cross sections, proposed phasing of lots and improvements and a list of lot sizes.
MISSING PROVIDED
35 Large Maps folded to 8 ‘/2X 11 or smaller
Electronic ?le: .jpg format.
Three (3) Large Blueprints - Typical Site Plans folded to 8 ‘/2x 11 Three (3) Large Blueprints - Site Plan for unusual lots folded to 8 ‘/2x 11 One (1) Large coloredMap for display. OPTlONAL
Preliminary Soils Report
Waiver of time limits, if applicant chooses to submit concurrently Neighborhood theme, name & street names consistent with policy Proposed addresses list, map, and digital ?le.
WATER QUALITY MANAGEMENT (WQMPJ SITE PLAN:
The plan should show building pads, paved area, landscaped area, water retention areas, pad elevations and direction of water ?ow in addition to Source Control, Site Design, and Treatment Control Best Management Practices. The applicant shall submit $1 ,500.00 fee to City's Engineering Services Department for review of the WQMP. (Refer to Template for WQMP at www.indio.org) REQUIRED DATA ON MAPS: Tentative Map shall have a scale of not less than one (1) inch equals one hundred (100) feet (1"=100') and shall include the following information - Layout, width, proposed names and approximate - Street cross—sections for all existing & proposed grades of existing & proposed streets streets
0 Names, location and width of existing & proposed - Location and width of alleys and easements adjacent Streets, alleys, and driveways - Dimensions and numbers of each lot and list of lot sizes
l”agr.~l6
Last 1/plliiti’.l2»"7.-‘Z022
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 411 of 1555 Topography including approx. contours at two (2)
foot intervals
Approximate location of existing structures
Approximate radii of curves
Location of trees and facilities within proposed
right-of-way
Approximate location and width of watercourses
or areas subject to inundation from ?oods
Location of structures, irrigation lines and other
physical features
OTHER DATA:
Legal Description of property comprising the
subdivision
Existing Assessor's Parcel Numbers
Vicinity map showing the location of the project
Name and address of the property owner of the
project
Name and address of sub divider if different from
item above
Approximate location of all existing facilities
Analysis of lot size averages in each phase
Preliminary Water and Sewer Improvements
Preliminary Grading
Proposed pad elevations on site and adjacent
properties
Electronic file of each in each: .jpg format and
PDF format
Name and address of registered civilengineer,
licensed surveyor architect, landscape architect,
or land planner who prepared the map or plan
North arrow, scale, and date of preparation
Existing & proposed general plan, zoning, and
land use
List of Service Agencies
Proposed phasing plan, if any, of lots &
improvements
Date of preparation and any revisions
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 412 of 1555
SIGNATURE SHEET
APPLICANT: The applicant must be the owner of the land, the lessee having a leasehold interest of five (5) or more years, or the agent of the foregoing duly authorized in writing.
CERTIFICATION: I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am to file this application and act on behalf of the persons listed above. I agree to pay all planning fees associated with this application and will make additional deposits as required.
PROPERTY OWNERS OF RECORD: Signature of all owners of record is required or letter(s) from all owners of record authorizing ?ling of speci?c applications by a speci?c individual on a speci?c property. Attach additional sheets if necessary. Allsigners represent that they have full legal capacity to and hereby do, authorize the filing of this application. Leaseholds must be for at least five (5) years or the owner shall be required to sign this application.
Property Owner Name, Address, Telephone, FAX, E-mail address:
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Signature:
I Date: 43
Printed Name: i??
Title:
Company or Corporation Name, if any:
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NOTARY PUBLIC
Subscribed and sworn before me this day of , 20
S82
My
J_B, swannl,Noxanrpuplic Commission Expires Acknbw-ledgment or I‘
Y 15 [is Notary Public l?) ?Jurat Form 6(0
Add additional pages as needed for all property owners’ signatures.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 413 of 1555 CALIFORNIA JURAT WITH AFFIANT STATEMENT GOVERNMENT CODE § 8202 ‘ TI"~<‘1"~(“‘-"E(‘"— 47-\«x:<~5<~"f~<~* scam‘ ’.=~<*z'~<** Ev‘ or ’ ’ ’ ‘ "zx? ’.’z~<>"."~-*."~"-~' <* ‘- * “ “'2
El See Attached Document (Notary to cross out lines 1-6 below) Cl See Statement Below (Lines 1-6 to be completed only by document signer[s], not Notary) Signature of Document Signer No. 1 Signature of Document Signer No. 2 (ifany) A notary public or other officer completing this certificate verifies only the identity of the individualwho signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validityof that document.
State of Califor 'a Subscribed and sworn to (or affirmed) before me Count of 3
Y ?m?kiré on this day of Jo/ve 205
by te M nth Year
(1) EW AKFA
(and (2) ).
J. B‘SWAN‘ I“ Name(,s7 of Signerfs)
Notary Public- California
OrangeCounty
Commissionit 2421058
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§ proved to me on the basis of satisfactory evidence
to be the person(7' who appeared before me.
Signature
Signatur otary Public
Seal
Place Notary Seal Above
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to n unintended document.
Description of Attached Document ? 7
Title or Type of Document: [[\1D/5 LAN“/N9 L/Cygo/cument Date: 0 Number of Pages: Signer(s) Other Than Named Above:
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', oé’o1'4fna}ronai Notary Associ ion - www.NationalNotary.org - 1—800—USNOTARY(1-aoo—s7e-5827) Item #5910
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 414 of 1555
FOR STAFF COMPLETION
Date Application Filed:
Date accepted as complete:
Received by:
Accepted by:
Expiration Date for 30-day Acceptance of Application:
Case Assigned to:
Date:
Other Cases ?led concurrently with this application:
Other Cases ?led prior to this application:
l_.r‘.s::bpcitzie12/'7.v"202Z
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 415 of 1555 Informational Only
Must I Hire an Architect for Every Building Project?
You do not have to hire an architect for every building project. Current California law provides that persons who are not licensed as architects or registered as civil or structural engineers can design certain types of buildingor parts of buildings. Generally, persons who are not engineers or architects can design:
- single-family dwellings of wood frame construction that are not more than two stories and basement in height; - multiple dwellings containing no more than four dwellings units that are of wood frame construction not more than two stories and basement in height and not more than four dwelling units per lot; - garages or other structures added to dwellings of wood frame construction that are not more than two stories and basement in height;
- agricultural and ranch buildings of wood frame construction, unless the building official deems that an undue risk to the public health, safety, or welfare is involved; 0 nonstructural or no seismic storefronts, interior alterations or additions, ?xtures, cabinetvvork, furniture, or other appliances or equipment, including nonstructural work necessary to provide for their installation; and - nonstructural or no seismic alterations or additions to any building necessary for the installation of storefronts, interior alterations or additions, ?xtures, cabinetwork, furniture, appliances, or equipment, provided those alterations do not change or affect the structural system of safety of the building.
However, before you hire someone to design a new structure or alter an existing structure, you should consult the local building of?cial in your city or county building department to determine whether or not a licensed architect or registered engineer must design the structure. The building of?cial will advise you if your project can be done by an un-licensed person or if it will require a licensed architect or engineer to prepare and submit plans and speci?cations. You may save time and money by ?rst discussing your project with the building official. in deciding if you need a licensed architect; the building official willconsider existing state laws as well as public health, safety and welfare. The building official willalso consider local environmental conditions such as snow loads, winds, earthquake activity, or tidal action.
Architects Practice Act 2000, Issued by California Architects Board 5536 Practice without License or Holding Self Out as Architect: Misdemeanor (a) It is a misdemeanor, punishable by a ?ne of not less than one hundred dollars ($100) nor more than one thousand dollars ($1,000) or by imprisonment in the countyjail not exceeding six months, or by both ?ne and imprisonment, for any person who is not licensed to practice architecture under this chapter, to practice architecture in this state or to use any term confusingly similarto the word architect, orto use the stamp of a licensed architect, as provided in Section 5536.1, or to advertise or put out any sign or card or other device which might indicate to the public that he or she is an architect or that he or she is quali?ed to engage in the practice of architecture or is an architectural designer. (b) it is a misdemeanor, punishable as specified in subdivision (a) for any person not registered or licensed by the state to prepare plans, speci?cations, and instruments of service for others to af?x a stamp or seal which bears the legend “State of California" or words or symbols that represent or imply that he or she is so registered or licensed by the state to prepare plans, speci?cations, or instruments of service for the construction, alteration, improvement, or repair of buildings or structures, that are submitted to a state or local government entity for approval or the issuance of a permit. (c) it is a misdemeanor, punishable as speci?ed in subdivision (a), for any person to advertise or represent that he or she is a “registered building designer’ or is registered or otherwise licensed by the state as a building designer.
Page E10
Last Cndzttc 12’7/2022
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 416 of 1555 City of India
Development Services Department
::
' 100 Civic Center Mall
take center stage lndio, California 92201
(760) 391-4120
(760) 391-4027 Fax
WWW.INDl0.0RG
Environmental Application
Filed in conjunction with Planning Application
Prepare project information, description and exhibits for review
1. Project Name: STHVPUCKS
2. Name &Address of Applicant: GoldenStar Investment properties LLC,ATTN:Matthew Arfa Address; 4040 MacArthurBlvdSte 309, Newport Beach, CA92660
3. Address and size of Project: NECState Highway ill &Oasis Dr Golden Star Investment properties LLC ATTN: Matthew Arfa; 4040 MacArthur 31 Newport Beach, CA 92660; Phone: 949-679-7733 2:202; Fax: 949—299~O482; Email . ea-we-we ’ _ . ,
.-, ... _
’ aka . wax
4. Assessor's Parcel Number(s): APN:611-231-020: 6ll~23l-021
5. Name, Address, Telephone, Fax number, and e-mail address of contact person.
BickelGroupArchitecture, AATTN:ElenaMashin; 3600 Birch St, Newport Beach, CA92660 Phone: 949-757-0411,Email:[email protected], Website: wwwbickelqpcom
6. Identify any other required permits and other public approvals, including Permits and approvals required by city, regional, state and federal agencies.
7. Existing and proposed General Plan designations and zones:
Existing Zone: Downtown Specific Plan (DT-SP):Proposed Zone:Downtown SpecificPlan (DT-SP) lhigc l
ll
1 ztst Update ll-:’7:’2()22
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 417 of 1555
8. Proposed use of site: The project proposed a drive-through coffee shop with associate parking lot and site improvments
Project Description; This project proposes a new drive-throughcoffee shop with an associated parking lot and other site improvements for an approximately0.60 acre site split across two parcels. The project will include a CUP,and is located at the northeast corner of State Highway111and Oasis Drive.
Please identify: seeattached
- Site Sizes
Number of Buildings and Square Footage of Building Area for each Number of Floors of construction and proposed heights
Number of off-street parking spaces provided
Proposed scheduling
Associated projects
Anticipated phases
Please describe:
- if residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected. N/A
- If commercial, indicate the type, whether oriented to the neighborhood, city or region and describe square footage of sales area, parking and storage areas and loading facilities. See attached o if industrial, indicate type, estimated employment per shift, parking and storage areas and loading facilities. N/A
0 if institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community bene?ts to be derived from the project. N/A - Ifthe project requires a variance, conditional use permit or rezoning, state this and indicate clearly why the application is necessary. CUPrequired for drive-through restaurants Please describe:
- Changes in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of ground contours. None
Changes in scenic views or vistas from existing residential areas or public lands or roads. None Changes in pattern, scale or character of general area of project. None Signi?cant amounts of solid waste or litter. None
Changes in dust, ash, smoke, fumes or odors in vicinity. None Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. None
Substantial changes in existing noise or vibration levels in the vicinity. None - Site on filled land or on slope of 10 percent or more. None - Use of disposal of potentially hazardous material, such as toxic substances, ?ammable or explosives. None
- Substantial changes in demand for municipal services (police, ?re, water, sewage). None o Substantial increases in fossil fuel consumption (electricity, oil, natural gas). None 0 Relationship to a larger project or series of projects.
See attached.
Page l 12
Last Lpd:-mel2,='7/2022
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 418 of 1555 Please list attached plans.
Environmental Setting
Please describe the: See attached
- Project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical, or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs of the site. - Surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. lndicate the type of land use (residential, commercial, industrial, or institutional) intensity of land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set—back,rear yard, etc.). Attach photographs of the vicinity.
Certification: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initialevaluation to the best of my ability, and that the facts, statements, and information is true and correct to the best of my knowledge and belief.
Date:
Signature:
Name, Title and Company: AR54« -
§a,M5U gem 1/vues?/?r //(‘?t/7%: LLQ,
Lag: Update 12.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 419 of 1555 BECKELl33£~2{}‘;§‘§3
l3lF.’CEE«.”T5.,w§'!§
Project Description (cont.):
Site Parcel 1:
APN: 611-231-020
Square Footage: :14,97O SF or :0.34 acre
Parking Stalls Provided: 5 stalls
Site Parcel 2:
APN: 611-231-020
Square Footage: :11,266 SF or 10.26 acre
Parking Stalls Provided: 17 stalls
Building lnfonnation:
Square Footage: :1,33O SF
Number of Floors: 1 story
Proposed Max Height: 25‘—4"
Total ParkingSpaces Provided: 22 stalls
Project Type: The project is regionally oriented.
Environmental Setting:
The first existing parcel at the corner of Oasis Dr and Hwy 111 contains a vacant -1299 SF building, while the rest of the parcel is empty. The second parcel further northeast is a completely vacant lot that is neighboring a residential building, with additional residential buildings to the north.
To the west of the subject property across Oasis Dr is an existing series of small businesses.
Across Towne St to the east of both parcels is a large parking lot. To the south across Hwy 111 is a court building, the Larson Justice Center. There is also a DelTaco drive—throughrestaurant to the east of the first parcel and to the south of the second parcel. Finally, to the north of the first parcel and west of the second parcel, there is a building and parking lotfor office space.
The proposed scheduling and anticipated phases willbe determined at a later time. There is also no intended relationship to a larger series of projects.
Site photos on the following pages.
3606 BEQCHSTREET.SUETE20 2.949757.04llL3} i.’-3-$9757.051?(F) ?:‘.SIC%<ELGl2P.CC:l“i
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 420 of 1555 Environmental Setting
82710 Highway111 Avenue
Photo3: Viewwest of th second sub'ect
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 421 of 1555 EnvironmentalSetting
82710 Highway111 Avenue
Photo 1: View northeast of the firstsub'ect proe from the Hihwa 111 nd Oasis Dr intersection.
Photo2: View southeast of the first subject property from the Highway 111 and Oasis Dr intersection. The subject property is to the left of the camera.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 422 of 1555
CALIFORNIA
§.!.e:;=.I_1_L:i.r.;g.f.1.!:2.1.e.§
Projects Requiring State Clearinghouse Review
For Informational purposes only State
As required by the CEQA Guidelines, Sections 15205 and 15206, the following types of environmental documents must be submitted to the State Clearinghouse for state agency review:
1. 2.
3. Where the lead agency is a state agency (Guidelines Section 15205).
Where there is a responsible or trustee state agency (Guidelines Section 15205).
Where the project has statewide, regional, or area wide significance (Guidelines Section 15206)
With regard to the third criterion, the CEQA Guidelines deem the following types of projects as having statewide, regional, or area wide significance:
8. 9.
1. A proposed local general plan, element, or amendment for which an EIR was prepared.
2. 3. A proposed shopping center or business establishment that will employ more than 1,000 A proposed residential development of more than 500 dwelling units. persons or encompass more than 500,000 square feet of floor space.
A proposed hotel/motel development of more than 500 rooms.
A proposed industrial, manufacturing, or processing plant, or industrial park, planned to house more than 1,000 persons and occupy more than 40 acres of land or encompass more than 650,000 square feet of floor area.
A project that would result in the cancellation of a Williamson Act Contract for any parcel of 100 or more acres.
A project for which an E|R was prepared and which is located in and substantially impacting an area of critical environmental sensitivity. This includes the Lake Tahoe Basin, the California Coastal Zone, the Sacramento-San Joaquin Delta, the Suisun Marsh, any area within 1/4 mile of a wild and scenic river, and the jurisdiction of the San Francisco Bay Conservation and Development Commission.
A project that would substantially affect sensitive wildlife habitats such as riparian lands, wetlands, bays, estuaries, marshes, and habitats for rare and endangered species.
A project that would interfere with the attainment of regional water quality standards as stated in the approved area wide wastewater management plan.
10.A project that would provide housing, jobs, or occupancy for 500 or more people within ten miles of a nuclear power plant.
T_.ftStUpdI-1162.-’7./2022
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 423 of 1555
EN CITYOF INDIO
INDEMNIFICATIONAGREEMENT
take center stage
INDEMNIFICATION AGREEMENT RE: To the fullest extent
permitted by law (the ‘‘Applicant’’),with respect
to the above-referenced entitlement application (the “Application"), shall indemnify, defend and hold harmless, the City of lndio, California or any agency or instrumentality thereof, and/or any of its of?cers, employees, volunteers, attorneys and agents (in the aggregate the “City”)from any and all liability, demand, claim, action, or proceeding, whether actual or threatened, including by way of example but not exclusion proceedings of an administrative or regulatory nature and such proceedings as may be associated with alternative dispute resolution (an “lndemnified Claim") brought by third parties against the City, or any advisory agency, appeal board or legislative body, including action approved by the voters of the City (in the aggregate, the “lndemnitees”), arising or alleged to arise, in whole or in part, as a result of or related to the Application and/or alleged action or inaction by City and/or lndemnitees thereon. In any defense of City and/or lndemnitees against an Indemni?ed Claim, City shall have the absolute right to unilaterally select its own legal counsel and any experts or consultants deemed necessary by City in an exercise of City's sole discretion.
City shall promptly render notice to Applicant of the existence of an Indemnified Claim (a “Notice") and Applicant shall defend City and/or lndemnitees thereon at its expense. In any Notice, City shall estimate the cost of its defense and/or the cost of lndemnitees’ defense (the “Estimated Cost”). The Estimated Cost shall include but not be limited to actual attorney fees to be incurred by City and/or lndemnitees, court costs, expert witness and/or consultant fees, and all other costs that may arise out of, or be incurred by City and/or lndemnitees in the defense of an Indemnified Claim. Upon such Notice, Applicant shall promptly deposit funds equal to the Estimated Cost (the “lnitial Deposit") with the City. Notwithstanding the magnitude of Estimated Cost and the Initial Deposit, City may require and Applicant shall promptly make additional deposits with the City to cover anticipated and/or unanticipated costs or fees with respect to its defense and/or the defense of lndemnitees (“Additional Deposits").
Page ‘ ‘:5
l,as:Ur>c1a«‘.e l2-'7/2()22
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 424 of 1555 City shall refund, without interest, any unused portions of the Initial Deposit and/or Additional Deposits once litigation is concluded or a dispute is resolved regarding an Indemni?ed Claim.
In the event that Applicant fails or refuses to make the InitialDeposit and/or Additional Deposits, - Applicant shall be liable to City in the amount of the failed or refused deposit in the same manner as per a contract with City. Furthermore, City and/or lndemnitees may seek and collect its/their costs and attorney’s fees in any dispute and/or litigation necessary to enforce this indemni?cation agreement.
Date Signature
PRINT NAME:
/{Maw MW’
Applicants Duly Authorized Represent
END OF APPLICATION
Pag ‘ l l6
Last ’L,ptiate12;’7./2022
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 425 of 1555 TE
N89°36'30"E L = 149.81'
N89°36'30"E L = 149.81'
488
488
CL INT. 50+00.00 HYW 111
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TRANSFORMER
=10+00.00 PUBLIC ALLEY
CL INT. 52+09.82 HYW 111 50 11+00 50
487.14FL
487.38LIP
487.33CONC.
487.31FL
487.50LIP
487.24FL
487.33LIP
487.27
LIP
487.10
LIP
487.07LIP
487.02FL
487.28LIP
487.08FL
487.44
FS
487.56
FS
487.85
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487.96
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488.03
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488.03
FS
487.94
FS
487.77
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487.69
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487.38FL
487.48LIP
6"CF(TYP)
487.24FL
487.40LIP
487.25TC/BX
487.14FL
487.38LIP
487.54TC/TX
487.02FL
487.18LIP
487.08BX
486.95FL
487.04LIP
487.64
TC
487.11
TC 487.08
TC
487.49
TC
487.50
FH
WV
487.85TC
487.35FL
487.52LIP
487.75TC
487.26FL
487.42LIP
487.58TC/TX
487.08FL
487.22LIP
487.45TC
486.93FL
487.05LIP
487.38TC
486.90FL
487.00LIP
487.15
TC/BX
487.06
TC/BX
487.12
TC/BX
487.69
TC/TX
48749TC
486.95FL
487.33LIP
487.45TC
486.97FL
487.14LIP
487.42TC
486.93FL
487.14LIP
486.93FL
487.07LIP
486.86FL
487.09LIP
486.89TC
486.75FL
486.94LIP
486.82TC
486.73FL
486.95LIP
486.94
FS
487.00
FS 487.04
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487.02
TC/BX
487.04
AC/FS
486.70FL
486.90LIP
488.03
FS
487.65
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487.93
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487.93
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488.07
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488.07
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487.49
BW
487.67
BW 487.51
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487.64
BW 487.43
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487.37
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487.05
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487.95
487.27RIM CONC. RAMP
481.57INV.
487.83
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488.08
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487.22
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487.11
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487.31
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487.02
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488.24
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487.97
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487.85
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487.76
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487.82
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488.24
TC
487.44
TX
LP
487.96
AC/FS
488.24
AC/FS
488.27
AC/FS 488.52
AC/FS
488.79
AC/FS
488.90
AC/FS
488.90
AC/FS
488.59
AC/FS
487.96
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487.41
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487.65
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487.97
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488.04
AC-HP 487.82
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488.31
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488.29
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488.01
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487.99
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488.25
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487.89
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487.95
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488.13
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487.89
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487.85
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488.11
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487.89
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487.99
488.17 EP
AC/FS
487.92
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487.86
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PARCEL 1 OF
PARCEL MAP 16321
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487.41
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487.38
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487.99
CONC. RAMP
487.37
CONC. RAMP
487.25
CONC. RAMP
487.29
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487.07
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CONC. RAMP EX. DWY APPROACH
PARCEL 1 OF PARCEL MAP 19737
P.M.B. 56&57
APN: 611-231-020
100'
EX. CURB RAMP
GB
487.90
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487.80TC
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487.98TC
487.48FS
487.90TC
487.40FS
488.20TC
487.70FS
487.98TC
487.48FS 488.08TC
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1.54%
487.50TC
487.10FS
486.80TG
485.80INV
487.90TC
487.40FS
488.10TC
487.60FS
1.12%
0.84%
1.17%
487.80TC
487.30FS
487.95TC
487.45FS
488.15C
487.65FS
488.45TC
487.95FS
488.65TC
488.15FS
RL
488.15C
487.65FS
488.55TC
488.05FS
1.63%
488.10TC
487.60FS
487.66TC
487.16FS
1.63%
1.3%
2.0%
488.28TC
487.84FS
488.05TC
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487.45FS
487.66
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3.33% 486.85TG
486.35INV
488.20TC
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487.40FS
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487.35FS
488.05TC
487.55FS
1.22%
1.49%
487.68TC
487.18FS
1.00%
1.22%
1.22%
487.47TC
486.97FS
488.65TC
488.15FS
488.00TC
487.50FS STA. 51+20.00 HWY 111 487.43TC, 486.93FL JOIN EX. STA. 51+85.00 JOIN EX. 32' 40' 8' STA. 30+60.84 OASIS ST.
488.10TC, JOIN EX.
STA. 31+58.71 ECR
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JOIN EX.
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JOIN EX.
STA. 31+55.65
488.23TC, JOIN EX.
68' 16.00'
488.30TC
487.80FS
BCR
487.90
BW.
487.87TC
0"CF 24' 12' 4.5'
STA. 15+92.20
CL DWY (W=39') 487.97
FS-RL
1.8%
487.90
FS-GB
6.8%
487.23TC
1 / 2" CF
STA. 30+60.84 OASIS ST.
488.00TC, JOIN EX.
488.01TC
0"CF
1.63%
487.51TC
487.01FS
487.55
FS
488.10TC
487.60FS
1%
488.08TC
487.58FS
488.10TC
487.60FS
488.14TC
487.64FS
488.17TC
487.67FS
9' 19'
1 1
1 1
1 3
4 5
5 5
5 3
3 3
4 4
4 4
4 5
7 2
16 7
16 1
1 15
1 16 2
8 8
8 487.66
FS
13 13
13 12
13 13
5 5
14 13
13 13
6 14 11
11 11
11 11
11 11 11
11 DEDICATED
EASEMENT
17 18
16 7
13 9
(488.25)
BW
14 11
10 10
488.30TC
487.80FS
9 16 487.65TC
0"CF
487.85
FS
(488.26)
BW
15.92'
(487.75)
BW 12'
2.0%
487.75TC
0"CF
7 487.50
FS
1.43%
487.62
FS 9.53'
488.02
FS/BW STA. 51+52.50 487.85TC, 487.35FL 8.35'
487.25TC
486.25FL
487.91TC
487.41FS/BW
488.22TC
487.72FS
487.44TC
486.94FS
11 488.10TC
487.60FS
488.05TC
487.55FS
1.00%
487.85TC
487.35FS
487.80TC
487.30FS
7 B
7C
488.80
FG
488.90
FG 488.60
FG
488.55
FG 5:1 4:1
7A
488.27
FG
488.40
FG
4.2' TRANS.
0" TO 6" CF
2.7' TRANS.
0" TO 6" CG
10 488.12
FS
2%
488.12
FS
488.22
FS 0"CF 487.88TC 0"CF 487.83TC 488.33FS 488.83TC
2% 3.69%
7 R/W
R/W
R/W
R/W
R/W
R/W
10 10
10 STA. 15+92.20
CL DWY (W=39')
SHEET NO.
SHEET ___ OF ___
CITY FILE NO.
D-2023.
I.P. NO.
SITE ADDRESS
SEC.__, T.__S. R.__E. APN: 611-231-020 & 021
TELEPHONE
760-391-4017
FAX
760-342-6590
100 CIVIC CENTER MALL
INDIO, CA 92201
www.indio.org
APPROVED BY:
JUAN RAYA, P.E.
CITY ENGINEER
RCE C 68510
DATE:__________________
L
I V I
S C
TATE OF CAL I FORN I A
J
U A N R A Y
A
R
No. C 68510
EGISTERED PROFESSIONAL
ENGINE
E
R
DESIGNED BY: DRAWN BY:
PREPARED FOR:
PROJECT NO.
SCALE:
J. CASANOVA
GSIP 03-2023
AS SHOWN
GSI PROPERTIES, LLC
REVISIONS
BY DATE
ENGINEER
CONTRACTOR:
INSPECTOR
DATE COMPLETED:
DATE COMPLETED:
AS BUILT COMP. DATE:
CONSTRUCTION RECORD APP'D DATE
BASIS OF BEARING BENCHMARK: INDIO B.M # 22
EL = 490.25' THE BASIS OF BEARINGS IS THE CENTERLINE OF HWY 111, PER R.S. 153/15-16, N89°36'30"E 1 2
3 4
5 6
7 8
9 10
11 13
CONSTRUCT 6" CURB ONLY PER CITY OF INDIO STD. PLAN NO.123.
CONSTRUCT 6" CURB AND GUTTER PER CITY OF INDIO STD. PLAN NO. 121.
CONSTRUCT 4" AC OVER 6" AB PAVEMENT. PAVEMENT SECTION SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING OPERATION.
CONSTRUCT 5" THICK PCC PAVEMENT DRIVE THRU. THE PAVEMENT SECTION AND REBAR SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING PLAN.
CONSTRUCT 4" THICK PCC ONSITE WALK PER PLAN, AND SOILS REPORT.
CONSTRUCT 12" WIDE x 4" THICK CONCRETE STEP-OFF STRIP PER DETAIL ON SHEET 7.
CONSTRUCT ADA CURB RAMP PER PLAN. THE RAMP SHALL BE CONSTRUCTED IN COMPLIANCE WITH CBC SECTION 11B-406 AND FIGURE 11B-406.6.
INSTALL TRUNCATED DOME PER CITY OF INDIO STD PLAN NO. 136 PAGE 3 OF 5 (NOTE 11 ON PAGE 5). THE DETECTABLE WARNING SHALL BE IN COMPLIANCE WITH CBC SECTION 11B-705..
INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE IN COMPLIANCE WITH CBC 11B-703.7.2.1. SEE ARCHITECT SITE PLAN FOR STRIPING AND SYMBOL DETAILS.
DRAINAGE PIPE AND WQMP UNDERGROUND BMP, SEE SHEET 9 OF 9 LANDSCAPING AREA PER LANDSCAPE PLANS.
STORM DRAIN INLET, SEE SHEET 9 OF 9. SAWCUT EXISTING PAVEMENT, C&G AND SIDEWALK TO FULL DEPTH.
REMOVE EXISTING DRIVEWAY APPROACH, C&G, SIDEWALK AND PLANTER AREA. DISPOSE REMOVED
CONCRETE AND ASPHALT TO AN APPROVED RECYCLE SITE, AND OTHER REMOVAL MATERIAL (TREES, VEGETATION AND ETC.) TO A LEGAL DUMPSITE.
CONSTRUCT COMMERCIAL DRIVEWAY APPROACH (TYPE A) PER PLAN AND CITY OF INDIO STD. PLAN NO. 130.
CONSTRUCT 12" AC WIDE FULL DEPTH (EXISTING AC OVER AB) PLUS 1".
GRIND & OVERLAY 2" THICK AC OVERLAY HALF OF STREET PER CITY REQUIREMENTS.
CONSTRUCT 4" THICK PCC SIDEWALK PER CITY OF INDIO STD. PLAN 132.
ONSITE IMPROVEMENTS NOTES:
PRECISE GRADING PLAN -BUILDING SITE
5 5
12 14
15 16
17 18 MATCHLINE, SEE SHEET 6 FOR ALLEY IMPROVEMENTS
N89°46'36"E L = 149.82'
N89°51'19"E L = 74.91' N00°12'46"E L = 50.17' N00°12'46"E N00°12'46"E L = 100.34' N89°51'19"E L = 149.81'
487 50 50 12+00 50 12+00 12+50
485.98TC
1" CF
486.01LIP
488.01
FS 487.99
FS
488.25
AC/FS
487.89
FS
487.95
FS
488.13
FS
487.89
FS 487.85
FS
488.11
FS
487.89
AC/FS
487.99
488.17 EP
AC/FS
487.85
AC/FS
487.95
AC/FS
488.16
AC/FS
487.68
FS 487.85
EP
488.14
EP
487.88
WM
487.75
EP
487.47
AC/FS
487.81
PP
487.80
PP
487.97
EP
487.78
PP
487.42
AC/FS
487.60
EP
487.73
AC/FS
486.42TC/TX
485.92FL
486.02LIP
486.021
TC/BX
486.52
BW
486.55
BW
486.42TC/TX
485.93FL
486.02LIP
486.58
BW
486.31
SL
486.45
FH
486.20
AC/FS
486.09
AC/FS
485.92
AC/FS
488.89
AC/FS
485.87
AC/FS
485.93
AC/FS
486.47TC
485.97FL
486.05LIP
PALM
TREE
486.49TC
485.96FL
486.06LIP
486.47TC/TX
486.00FL
486.10LIP
487.98
BEG FENCE
488.08
EP
487.98
EP
487.38
EP
487.08
EP
486.81
EP
486.68
EP
487.92
EP
487.86
EP
488.03
EP
486.96
NG
487.20
NG
487.37
END 6"
WALL 487.84
NG
487.74
NG
487.11
NG
486.96
NG
486.87
NG
PARCEL MAP 16321
P.M.B.131/56-57
PARCEL 2
PARCEL 1 OF PARCEL MAP 19737
P.M.B. 56&57
APN: 611-231-021 EX. LS
486.70
NG
487.60
NG
487.41
NG
486.84
NG
486.55
BW
486.73
FS
486.22
DWY
486.18
DWY
GB
GB
70'
12.5' 45' 12.5'
22.5' 22.5'
GB
487.45TC
486.95FL-GB
1.55%
485.90
TG
487.92TC
487.42FL
486.20
TG
488.33TC
487.83FS
1.40%
487.15TC
486.65FL
1.40%
487.45
FS
1.10%
2.80%
487.00TC
486.50FL
1.14%
486.00
TG
486.90
FS
2.00%
3.10%
GB
1.20% 2.4%
486.85TC
486.35FL
486.47TC
485.97FL
JOIN EX.
487.02TC
486.52FL
ECR
486.96TC
486.46FS
BCR
487.21TC
486.71FS
2.36%
2.05%
487.88TC
486.38FL
487.06TC
486.55FS
487.86TC
487.36FL
2.15% 0.5%
487.79TC
486.29FL
2.00%
488.20TC
487.70FS 487.72TC
487.22FS
487.72TC
487.22FS
487.60TC
487.10FS
488.10TC
487.60FL
(487.10)
FG (486.60)
BW
(486.62)
BW
1.25%
1.25%
1.25%
STA. 15+92.20
CL DWY (W=24')
1 / 2" LIP
STA. 11+57.13 ECR
486.43TC, 485FL
JOIN EX.
STA. 12+11.18 BCR
486.47TC, 485.97FL
JOIN EX.
486.52TC
0" CF
2.7' TRANS.
0" TO 6" CF
486.55TC
0" CF
2.7' TRANS.
0" TO 6" CG GB GB
486.53TC
0" CF
14 486.50TC
0" CF
486.54
FS - RL
1.20%
2.65%
486.46
FS-GB
7.61%
485.99TC
1 /2 " CF
1 / 2" LIP
3 1
1 1
1 1
1 2
2 2
2 2
2 487.22TC
486.72FL
487.02TC
486.55FL
487.12TC
486.62FL
3 3
3 8
8 11
11 11
11 11
11 13
13 R=15'
R=15'
15 16
17 16
17 7F
7E
7D
(486.64)
FS
A
B
C
E
D
D
E
8 8 9
6 6
6 6
6 10 19 17
F DWY
APPROACH
F PA &
TREE
487.98 FL 487.73FL 487.48 FL 487.60 FL 487.85 FL FL-HP 488.10 488.31TC 488.31 FS 488.19 F POLE POWER 488.19 489.23TC FS
F POLE POWER F POLE POWER 488.06 488.06FS 488.73TC 488.17FS 488.67TC 488.14FS 488.64TC 488.23 487.94FS 488.44TC 488.58 487.81FS 488.31TC 488.25TC
487.75FS 487.63FS JOIN EX. 487.63FS 0.50% 487.42 FL 0.50% 1% 1%
1% 1%
1% 1%
1% 1% 0.50% 19 17 19 17
10 10
10 10
10 10
10 488.13TC
487.63FS
7%
4%
3.8%
488.10TC
487.50FL 1% 0.60%
4.78% 0.66%
1.05%
485.98TC
1" CF
486.01LIP
488.01
FS 487.99
FS
488.25
AC/FS
487.89
FS
487.95
FS
488.13
FS
487.89
FS 487.85
FS
488.11
FS
487.89
AC/FS
487.99
488.17 EP
AC/FS
487.85
AC/FS
487.95
AC/FS
488.16
AC/FS
487.68
FS 487.85
EP
488.14
EP
487.88
WM
487.75
EP
487.47
AC/FS
487.81
PP
487.80
PP
487.97
EP
487.78
PP
487.42
AC/FS
487.60
EP
487.73
AC/FS
486.42TC/TX
485.92FL
486.02LIP
486.021
TC/BX
486.52
BW
486.55
BW
486.42TC/TX
485.93FL
486.02LIP
486.58
BW
486.31
SL
486.45
FH
486.20
AC/FS
486.09
AC/FS
485.92
AC/FS
488.89
AC/FS
485.87
AC/FS
485.93
AC/FS
486.47TC
485.97FL
486.05LIP
PALM
TREE
486.49TC
485.96FL
486.06LIP
486.47TC/TX
486.00FL
486.10LIP
487.98
BEG FENCE
488.08
EP
487.98
EP
487.38
EP
487.08
EP
486.81
EP
486.68
EP
487.92
EP
487.86
EP
488.03
EP
486.96
NG
487.20
NG
487.37
END 6"
WALL 487.84
NG
487.74
NG
487.11
NG
486.96
NG
486.87
NG
PARCEL MAP 16321
P.M.B.131/56-57
PARCEL 2
PARCEL 1 OF PARCEL MAP 19737
P.M.B. 56&57
APN: 611-231-021 EX. LS
486.70
NG
487.60
NG
487.41
NG
486.84
NG
486.55
BW
486.73
FS
486.22
DWY
486.18
DWY
TE
L = 100.34' N00°12'46"E 52+00 SWITCH VAULT SECTOR CABINET CL INT. 52+09.82 HYW 111
=10+00.00 PUBLIC ALLEY
12+00 50 11+00 50 12+50 486.89TC 486.75FL 486.94LIP 486.82TC 486.73FL 486.95LIP 486.94 FS 487.00 FS 487.04 FS 487.02 TC/BX 488.03 FS486.70FL 486.90LIP 487.93 FS487.93 FS487.65 FS488.07 GW488.07 SIGN 487.05 FS 487.95 CONC. RAMP 487.27RIM 481.57INV. 487.83 488.08 BWFS LP 487.96 TC 487.41 FS 487.65 FS 487.97 FS 488.04 AC-HP 487.82 FS 488.31 FS 488.29 FS 488.01 FS 487.99 FS 488.25 AC/FS 487.89 FS 487.95 FS 488.13 FS 487.89 FS 487.85 FS 488.11 FS 487.89 AC/FS 487.99 EP 488.17 AC/FS 487.85 AC/FS 487.95 AC/FS 488.16 AC/FS 487.68 FS 487.85 EP 488.14 EP 487.88 WM487.75 EP 487.47 AC/FS487.81 PP 487.80 PP 487.97 EP487.78 PP 487.42 AC/FS 487.60 EP 487.73 AC/FS 487.92 EP 487.86 EP 487.37 END 6" WALL 487.41 BW 487.38 CONC. RAMP 487.25 CONC. RAMP 487.05 CONC. RAMP STA. 10+40.00
487.00FS, JOIN EX. 488.33TC 487.83FS
8 5 5 488.35 FS 488.38 FS 487.91TC 487.41FS/BW
11 488.00TC 487.50FS 487.95TC 487.45FS
19 17
487.44TC
486.94FS
487.20
FL
487.80
FL
487.98
FL
487.48 487.73FL
FL
487.60
FL
487.85
FL
488.10
FL-HP
487.50FL
487.04 FS
JOIN EX.
487.91TC
487.41FS
487.41
FS
488.21TC
487.71FS
487.71
FS
488.51TC
488.01FS
488.01
FS
D SS
MH
D GV
TOP
488.31TC
0"CF
488.31
FS
488.21TC
0"CF
488.63TC
488.13FS
488.19
FS
F
DWY
APPROACH
F POWER
POLE
F
FRONTIER
POLE, 488.26FS
19 17
19 17
17 488.19
FS
489.23TC
0"CF
F POWER
POLE
F POWER
POLE
488.06
FS
488.73TC
488.06FS
488.67TC
488.17FS
488.64TC
488.14FS
488.23
FS
488.44TC
487.94FS
488.58
FS
488.31TC
487.81FS 488.25TC 487.75FS
487.63FS
JOIN EX.
487.63FS
JOIN EX.
0.50%
488.10TC
487.60FL 1%
F POWER
POLE
487.42
FL 1%1% 1%
17 1% 1% 1% 488.26 FS 0.75% 1%
0.50% 1% 1% 1% 1% 1% 1% 1% 1%
0.50%
19 17
19 17 HWY 111
CL
CL 7%3.8%
0.60% 4.78% 486.89TC 486.75FL 486.94LIP 486.82TC 486.73FL 486.95LIP 486.94 FS 487.00 FS 487.04 FS 487.02 TC/BX 488.03 FS486.70FL 486.90LIP 487.93 FS487.93 FS487.65 FS488.07 GW488.07 SIGN 487.05 FS 487.95 CONC. RAMP 487.27RIM 481.57INV. 487.83 488.08 BWFS LP 487.96 TC 487.41 FS 487.65 FS 487.97 FS 488.04 AC-HP 487.82 FS 488.31 FS 488.29 FS 488.01 FS 487.99 FS 488.25 AC/FS 487.89 FS 487.95 FS 488.13 FS 487.89 FS 487.85 FS 488.11 FS 487.89 AC/FS 487.99 EP 488.17 AC/FS 487.85 AC/FS 487.95 AC/FS 488.16 AC/FS 487.68 FS 487.85 EP 488.14 EP 487.88 WM487.75 EP 487.47 AC/FS487.81 PP 487.80 PP 487.97 EP487.78 PP 487.42 AC/FS 487.60 EP 487.73 AC/FS 487.92 EP 487.86 EP 487.37 END 6" WALL 487.41 BW 487.38 CONC. RAMP 487.25 CONC. RAMP 487.05 CONC. RAMP
PRECISE GRADING PLAN PARKING LOT
6 6
SHEET NO.
SHEET ___ OF ___
CITY FILE NO.
D-2023.
I.P. NO.
SITE ADDRESS
SEC.__, T.__S. R.__E. APN: 611-231-020 & 021
TELEPHONE
760-391-4017
FAX
760-342-6590
100 CIVIC CENTER MALL
INDIO, CA 92201
www.indio.org
APPROVED BY:
JUAN RAYA, P.E.
CITY ENGINEER
RCE C 68510
DATE:__________________
L
I V I
S C
TATE OF CAL I FORN I A
J
U A N R A Y
A
R
No. C 68510
EGISTERED PROFESSIONAL
ENGINE
E
R
DESIGNED BY: DRAWN BY:
PREPARED FOR:
PROJECT NO.
SCALE:
J. CASANOVA
GSIP 03-2023
AS SHOWN
GSI PROPERTIES, LLC
REVISIONS
BY DATE
ENGINEER
CONTRACTOR:
INSPECTOR
DATE COMPLETED:
DATE COMPLETED:
AS BUILT COMP. DATE:
CONSTRUCTION RECORD APP'D DATE
BASIS OF BEARING BENCHMARK: INDIO B.M # 22
EL = 490.25' THE BASIS OF BEARINGS IS THE CENTERLINE OF HWY 111, PER R.S. 153/15-16, N89°36'30"E 1 2
3 4
5 6
7 8
9 10
11 13
CONSTRUCT 6" CURB ONLY PER CITY OF INDIO STD. PLAN NO.123.
CONSTRUCT 6" CURB AND GUTTER PER CITY OF INDIO STD. PLAN NO. 121.
CONSTRUCT 4" AC OVER 6" AB PAVEMENT. PAVEMENT SECTION SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING OPERATION.
CONSTRUCT 5" THICK PCC PAVEMENT DRIVE THRU. THE PAVEMENT SECTION AND REBAR SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING PLAN.
CONSTRUCT 4" THICK PCC ONSITE WALK PER PLAN, AND SOILS REPORT.
CONSTRUCT 12" WIDE x 4" THICK CONCRETE STEP-OFF STRIP PER DETAIL ON SHEET 7.
CONSTRUCT ADA CURB RAMP PER PLAN. THE RAMP SHALL BE CONSTRUCTED IN COMPLIANCE WITH CBC SECTION 11B-406 AND FIGURE 11B-406.6.
INSTALL TRUNCATED DOME PER CITY OF INDIO STD PLAN NO. 136 PAGE 3 OF 5 (NOTE 11 ON PAGE 5). THE DETECTABLE WARNING SHALL BE IN COMPLIANCE WITH CBC SECTION 11B-705..
INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE IN COMPLIANCE WITH CBC 11B-703.7.2.1. SEE ARCHITECT SITE PLAN FOR STRIPING AND SYMBOL DETAILS.
DRAINAGE PIPE AND WQMP UNDERGROUND BMP, SEE SHEET 9 OF 9.
LANDSCAPING AREA PER LANDSCAPE PLANS .
STORM DRAIN DROP INLET, SEE SHEET 9 OF 9 .
SAWCUT EXISTING PAVEMENT, C&G AND SIDEWALK TO FULL DEPTH.
REMOVE EXISTING DRIVEWAY APPROACH, C&G, SIDEWALK AND PLANTER AREA. DISPOSE REMOVED CONCRETE AND ASPHALT TO AN APPROVED RECYCLE SITE, AND OTHER REMOVAL MATERIAL (TREES, VEGETATION AND ETC.) TO A LEGAL DUMPSITE.
CONSTRUCT COMMERCIAL DRIVEWAY APPROACH (TYPE A) PER PLAN AND CITY OF INDIO STD. PLAN NO. 130.
CONSTRUCT 12" AC WIDE FULL DEPTH (EXISTING AC OVER AB) PLUS 1".
GRIND & OVERLAY 2" THICK AC OVERLAY HALF OF STREET PER CITY REQUIREMENTS.
CONSTRUCT 4" THICK PCC SIDEWALK PER CITY OF INDIO STD. PLAN 132.
CONSTRUCT 3' WIDE STANDARD RIBBON GUTTER PER CITY OF INDIO STD. PLAN NO. 139 ONSITE IMPROVEMENTS NOTES:
12 13
15 16
17 18
RELOCATE EXISTING PALM TREE AND PLANTER PER LANDSCAPE PLAN. OR CITY INSPECTOR RECOMMENDATIONS.
RELOCATE EXISTING FIRE HYDRANT PER WATER PLAN, AND IWA INSPECTOR RECOMMENDATIONS.
RELOCATE CITY STREET LIGHT PER CITY INSPECTOR RECOMMENDATION.
ADJUST TO GRADE EXISTING RIM PER PLAN.
SEE LANDSCAPE PLANS FOR IMPROVEMENTS OF PLANTER AREA.
PROTECT EXISTING ITEM PER PLAN.
REMOVE, RELOCATE, & PROTECTION NOTES:
A
B
C
D
E MATCH-LINE - SEE BELOW FOR ALLEY PAVEMENT RESURFACING
MATCH-LINE, SEE ABOVE LEFT FOR PARKING LOT IMPROVEMENTS 19 F
PUBLIC ALLEY
MATCHLINE, SEE SHEET 5 FOR MAIN LOT IMPROVEMENTS
R/W
STARBUCKS PROPOSED BUILDING
FF= 487.66
EX. SW EG
EG
EG
(2.0%)
1 4
1 1
3 11 11
20'
PUBLIC ALLEY
17 17
ELEV. PER PLAN
PL
ELEV. PER PLAN
PL
4 11 2% MAX
1 1
19 5
PER PLAN PER PLAN
EG EG
11 1
1 11 3
1 4
PL
JOIN EX.
EG
EG
2 3
11 GRADE BREAK (GB)
PER PLAN PER PLAN
11 2
3 JOIN EX.
P/L
EG EG
2 3
JOIN EX. 11
P/L
EG
/ / / / / / / / / / / / / / / / /
12" STEP-OFF
STRIP
6"CURB 6" PER STD.
NOTE:
PROVIDE EXPANSION JOINTS
AT 25' O.C. MAX.
TOP OF
PAVEMENT
SMOOTH CONCRETE
FINISH TO 3"BELOW
TOP OF CONCRETE
# 3 @ 24" O.C. # 4 CONT.
SMOOTH TROWEL FINISH
FACE AND TOP OF CURB
3/4"R (TYP)
TOOLED
JOINT.
9" 4"
11 SECTIONS AND DETAILS
7 7
SHEET NO.
SHEET ___ OF ___
CITY FILE NO.
D-2023.
I.P. NO.
SITE ADDRESS
SEC.__, T.__S. R.__E. APN: 611-231-020 & 021
TELEPHONE
760-391-4017
FAX
760-342-6590
100 CIVIC CENTER MALL
INDIO, CA 92201
www.indio.org
APPROVED BY:
JUAN RAYA, P.E.
CITY ENGINEER
RCE C 68510
DATE:__________________
L
I V I
S C
TATE OF CAL I FORN I A
J
U A N R A Y
A
R
No. C 68510
EGISTERED PROFESSIONAL
ENGINE
E
R
DESIGNED BY: DRAWN BY:
PREPARED FOR:
PROJECT NO.
SCALE:
J. CASANOVA
GSIP 03-2023
AS SHOWN
GSI PROPERTIES, LLC
REVISIONS
BY DATE
ENGINEER
CONTRACTOR:
INSPECTOR
DATE COMPLETED:
DATE COMPLETED:
AS BUILT COMP. DATE:
CONSTRUCTION RECORD APP'D DATE
BASIS OF BEARING BENCHMARK: INDIO B.M # 22
EL = 490.25' THE BASIS OF BEARINGS IS THE CENTERLINE OF HWY 111, PER R.S. 153/15-16, N89°36'30"E
SECTION A-A
SCALE: 1" = 5'
SECTION B-B
SCALE: 1" = 5'
SECTION C-C
SCALE: 1" = 5'
SECTION E-E
SCALE: 1" = 5'
SECTION F-F
SCALE: 1" = 5'
SECTION D-D
SCALE: 1" = 5'
1 2
3 4
6 11
CONSTRUCT 6" CURB ONLY PER CITY OF INDIO STD. PLAN NO.123.
CONSTRUCT 6" CURB AND GUTTER PER CITY OF INDIO STD. PLAN NO. 121.
CONSTRUCT 4" AC OVER 6" AB PAVEMENT. PAVEMENT SECTION SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING OPERATION.
CONSTRUCT 5" THICK PCC PAVEMENT DRIVE THRU. THE PAVEMENT SECTION AND REBAR SHALL BE VERIFIED BY SOILS ENGINEER AFTER COMPLETION OF GRADING PLAN.
CONSTRUCT 4" THICK PCC ONSITE WALK PER PLAN, AND SOILS REPORT.
CONSTRUCT 12" WIDE x 4" THICK CONCRETE STEP-OFF STRIP PER DETAIL ON SHEET 7.
LANDSCAPING AREA PER LANDSCAPE PLANS .
GRIND & OVERLAY 2" THICK AC OVERLAY HALF OF STREET PER CITY REQUIREMENTS.
CONSTRUCT 3' WIDE STANDARD RIBBON GUTTER PER CITY OF INDIO STD. PLAN NO. 139 ONSITE IMPROVEMENTS NOTES:
17 19
ABBREVIATIONS:
BW BACK OF WALK
CF CURB FACE
CG CURB & GUTTER
EG EXISTING GROUND
EX. EXISTING
EXIST. EXISTING
ESMT EASEMENT
FF FINISHED FLOOR
FG FINISH GRADE
FS FINISHED SURFACE
FL FLOW LINE
INV INVERT ELEVATION
LP LOW POINT
MAX. MAXIMUM
MIN. MINIMUM
PA PLANTER AREA
PCC PORTLAND CEMENT CONCRETE
PP POWER POLE
P&P PLAN & PROFILE
P/L PROPERTY LINE
R/W RIGHT OF WAY
SW SIDE WALK
TC TOP OF CURB
TF TOP OF FOOTING
TG TOP OF GRATE
TW TOP OF BLOCK WALL
TRW TOP OF RW (8" BLOCK)
XX.XX PROPOSED ELEVATION
(XX.XX) EXISTING ELEVATION
LEGEND:
CONCRETE PAVEMENT
AC OVER AB PAVEMENT
LANDSCAPE AREA
DIRT
R/W OR P/L
CURB
EXISTING GROUND (EG)
CONCRETE CURB & STEP-OFF STRIP @ END PARKING STALL
N.T.S
5 6 Page 80 of 349 AGENDA ITEM #10.2
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 428 of 1555 — STUCCO
SHERWIN WILLIAMS
TIN LIZZIESW 9163
AWNING AWNINGANODIZED METAL AWNING ANODIZED METAL . ALUMINUMPANELS , 27'4" 1 ' DARK '3 N E CLEAR ANODIZED FINISH ANODIZED METAL an I -Mm - ‘- DARK BRONZE T O TOWER STUCCO DARK BRONZE “ ' ' SHERWIN WILLIAMS TYP. I TIN LIZZIESW 9163 - I .2 20-0" 20-0"
T.O. PARAPET
1 T.O. PARAPET
19'-0" 1; 6?T.O. AWNING O’ ,_ ,,‘_'
10'-0" II _ 7‘ LL L L 10'-0" 10'-0‘‘ 5; T.O. WINDOW 11111 1 ; at : I__ T.O. STOREFRONT _ TO WINDOW 7'-111/2" * B.O. AWNING 5; B.O. WINDOW ;
3I_0II / I’‘ L E LL 3I_0II (9 B.O. WINDOW | 1 _ B O WINDOW I .i|I.!Ii I 0" : 0" FINSH FLOOR ' FINISH FLOOR $
CEMENTITIOUS WOOD SIDING
E\’?,‘§,’§.§ES'§\fEM.NUMSTUCCO DARK BRONZE CEMENTITIOUS WOOD SIDING BORAL W/ SHERWIN WILLIAMS Typ SHERWIN WILLIAMS ANODIZED ALUMINUM BORAL W/ SHERWIN WILLIAMS CUSTOM DARK GRAY BELIEVABLE BLUFF SW 6120 TYP. CUSTOM DARK GRAY STUCCO
CEMENTITIOUS WOOD SIDING TYp_ SHERWIN WILLIAMS
BORAL W/ SHERWIN WILLIAMS BELIEVABLE BLUFF SW 6120
CUSTOM LIGHT GRAY
AWNING
ANODIZED METAL
ALUMINUMPANELS DARK BRONZE AWNING
SHERWIN
CLEAR ANODIZED FINISH _ I A ANOD1ZED METAL Tm L1ZZ1ESW 9163 1 1
1 CEMENTITIOUS WOOD SIDING
1 1
H
.1
L
1 -— 27._4.. ,1 L , 11 1 1., / DARK BRONZE 27._4.. . I _ A BORAL W/ SHERWIN WILLIAMS . , T_o_ TOWER 4 TO TOWER
CUSTOM LIGHT GRAY
16I_2II
T.O. AWNING
14I_0|I 14I_0||
T.O. AWNING T.O. AWNING
10-0" 10-0" 10-0"
T.O.WlNDOW T O WINDOW T O WINDOW
7'—111/2"
B.O.WlNDOW
3'-0" 3'-0"
B O WINDOW B O WINDOW
0" 0"
FINISH FLOOR $ FINISH FLOOR $
AWNING DARK BRONZE RECESSED PRINTED CUSTOM STUCCO :LL1é°1;§17V‘13N W1LL1AMS 1§13C'§1"q”1E1[”1T1} 1T;1?’1L1§'R1‘;VVfL’1OV'1?11_SLfX1':‘1(§
ANODIZED METAL ANODIZED ALUMINUM LIGHT, TYP. GRAPHIC, TYP. SHERWIN WILLIAMS BEL1EVABLE BLUFF SW 6120 CUSTOM L1G11TGRAY DARK BRONZE TYP. BELIEvABLE BUFF SW 6120 3/16" = 1'-0"
BICKEL GROUP 8 I BIIC E'eVat'°”5
ARCHITECTURE Julie 05, 2023
BICKEL GROUP INCORPORATED
3600 BIRCH STREET, SUITE 120
NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511 ’ www.biCkeIgrp.Com The plans, ideas, arrangements and designs indicated or represented by this drawing a wned by, and are the property ICKEL GROUP, and were created and developed solely for the use on, and in connection with ' specific project, and shall not se , ' B1Mc1OudLb1cke1_ BIMCIOUC1as a Semce/17/17A242 _ Highway 111 Starbucks/1_,A242 _ Highway 111 Starbucks ' whole or In part, for any purpose for which they were not originally Intended without written permission from BICKEL GROUP © 2 .
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 429 of 1555 ELEVATIONS Scale: 3/16" = 1'-0" June 9, 2023
P:\17\17A242 - Indio, Arfa - Hwy 111 STBX\Design\Floor Plan\17A242 - Plans.dwg B I C K E L G R O U P A R C H I T E C T U R E BI C K E L GR O U P IN C O RPO RAT E D 3600 BIR C H S TRE E T, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m 82710 STATE HIGHWAY 111 INDIO, CALIFORNIA INTERIORS BY TENANT
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 430 of 1555 82710 HIGHWAY 111 AVENNUE,
INDIO, CA 92201
RENDER 1
June 14, 2023
P:\17\17A242 - Indio, Arfa - Hwy 111 STBX\Design\Floor Plan\17A242 - Plans.dwg B I C K E L G R O U P A R C H I T E C T U R E B I C K E L GR O U P I N CO RP O RA T E D 3600 B IR C H S TRE E T , S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m
82710 HIGHWAY 111 AVENNUE,
INDIO, CA 92201
RENDER 2
June 14, 2023
P:\17\17A242 - Indio, Arfa - Hwy 111 STBX\Design\Floor Plan\17A242 - Plans.dwg B I C K E L G R O U P A R C H I T E C T U R E B I C K E L GR O U P I N CO RP O RA T E D 3600 B IR C H S TRE E T , S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m
BICKEL GROUP
ARCHITECTURE
BICKEL GROUP INCORPORATED
3600 BIRCH STREET, SUITE 120
NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511
www.bicKe|grp.com
STARBUCKS
82710 HIGHWAY 111 AVENNUE,
INDIO, CA 92201
COLOR/|\/IATERIAL
BOARD
June 19, 2023
F':\1?17A242 — Indio, Arfa — Hwy 111 STBX\Design\F|oor
P|an\17A242 — F'|ans.dwg
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 433 of 1555
1.2 1.3 1.3 1.3 1.3 1.4 1.4 1.3 1.3 1.3 1.3 1.2 1.1 0.9 0.8 1.0 1.2 1.3 1.5 1.6 1.6 1.6 1.7 1.7 1.6 1.6 1.6 1.5 1.4 1.2 1.1 0.9 0.8 1.1 1.3 1.5 1.7 1.9 1.9 1.9 2.0 2.0 1.9 1.9 1.9 1.8 1.6 1.4 1.2 0.9 0.4 0.6 0.8 1.1 1.5 1.8 2.0 2.2 2.3 2.4 2.3 2.4 2.3 2.4 2.2 2.1 1.8 1.6 1.3 1.0 0.5 0.6 0.8 1.1 1.6 2.0 2.3 2.5 2.9 3.1 3.2 3.5 3.1 3.0 2.6 2.4 2.1 1.7 1.3 1.0 0.5 0.6 0.9 1.2 1.6 2.1 2.5 2.8 3.5 4.1 4.5 5.0 4.3 3.8 3.0 2.6 2.3 1.8 1.4 1.0 0.5 0.6 0.9 1.2 1.7 2.2 2.6 2.9 3.4 3.7 4.0 4.1 3.7 3.7 3.1 2.7 2.4 1.8 1.4 1.1 1.7 2.2 2.6 2.8 3.5 4.2 4.6 5.1 4.3 3.8 3.0 2.7 2.3 1.9 1.4 1.1 1.7 2.1 2.4 2.6 3.0 3.2 3.3 3.6 3.3 3.2 2.7 2.5 2.2 1.8 1.4 1.1 1.7 1.9 2.2 2.4 2.5 2.5 2.5 2.6 2.5 2.6 2.4 2.3 2.0 1.8 1.4 1.1 1.6 1.8 2.0 2.1 2.2 2.1 2.2 2.3 2.2 2.2 2.2 2.1 1.9 1.7 1.4 1.2 1.6 1.7 1.9 2.0 2.0 1.9 2.1 2.1 2.0 2.0 2.0 1.9 1.8 1.6 1.4 1.2 1.5 1.7 1.8 1.9 1.9 1.8 1.9 2.0 1.8 1.9 1.9 1.8 1.7 1.6 1.4 1.2 1.5 1.7 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.7 1.5 1.4 1.2 1.6 1.7 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.5 1.3 1.2 1.6 1.7 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.5 1.3 1.1 1.6 1.8 1.9 1.9 1.8 2.0 1.9 1.8 1.9 1.9 1.9 1.8 1.6 1.5 1.3 1.1 1.7 1.9 2.0 2.0 2.0 2.1 2.1 1.9 2.0 2.0 2.0 1.8 1.7 1.5 1.3 1.1 1.8 2.0 2.1 2.2 2.1 2.2 2.3 2.1 2.2 2.2 2.1 1.9 1.7 1.5 1.2 1.0 1.9 2.2 2.3 2.5 2.5 2.5 2.5 2.4 2.5 2.4 2.3 2.1 1.8 1.5 1.2 1.0 2.0 2.4 2.6 2.9 3.2 3.2 3.6 3.2 3.1 2.8 2.5 2.3 1.9 1.5 1.2 0.9 1.5 2.1 2.5 2.8 3.4 4.1 4.4 5.1 4.3 3.8 3.1 2.7 2.4 2.0 1.5 1.2 0.9 0.6 0.8 1.1 1.6 2.1 2.6 2.9 3.3 4.1 4.2 4.4 4.2 3.8 3.1 2.8 2.4 1.9 1.5 1.2 0.9 0.6 0.8 1.1 1.6 2.1 2.5 2.7 3.3 4.2 4.5 5.2 4.3 3.9 3.0 2.7 2.3 1.9 1.5 1.1 0.9 0.6 0.8 1.1 1.5 2.0 2.3 2.5 2.9 3.2 3.3 3.7 3.3 3.1 2.7 2.4 2.1 1.8 1.4 1.1 0.9 0.6 0.8 1.1 1.4 1.7 2.0 2.2 2.4 2.4 2.4 2.5 2.4 2.4 2.3 2.1 1.9 1.6 1.3 1.1 0.9 0.6 0.8 1.0 1.3 1.5 1.7 1.9 1.9 1.9 2.0 2.1 1.9 1.9 1.9 1.9 1.6 1.4 1.2 0.9 0.9 0.6 0.8 1.0 1.2 1.3 1.5 1.6 1.6 1.6 1.7 1.8 1.6 1.6 1.7 1.6 1.5 0.6 0.7 0.9 1.0 1.2 1.3 1.4 1.4 1.4 1.5 1.5 1.4 1.4 1.4 1.4 1.2 0.6 0.7 0.8 0.9 1.0 1.1 1.1 1.1 1.1 1.2 1.2 1.2 1.1 1.2 1.2 1.1 A @ 18' A @ 18' A @ 18' A @ 18' ELECTRICAL PHOTOMETRIC E-P1
PLAN GMEP GMEP AS NOTED 11/06/23 23-934 ELECTRICAL PHOTOMETRIC PLAN
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 434 of 1555
1.0 1.2 1.4 1.6 1.8 1.9 2.0 2.0 1.9 1.9 1.9 1.8 1.7 1.8 1.7 1.5 1.3 1.1 0.9 1.1 1.3 1.6 1.8 2.1 2.2 2.4 2.5 2.3 2.2 2.2 2.1 2.2 2.1 1.9 1.7 1.5 1.2 0.9 1.2 1.4 1.7 2.1 2.4 2.6 2.8 3.1 3.0 2.8 2.9 2.7 2.7 2.4 2.2 2.0 1.6 1.2 0.9 1.2 1.5 1.9 2.3 2.7 3.0 3.3 3.8 4.1 4.1 4.3 3.8 3.4 2.8 2.5 2.2 1.7 1.3 1.0 1.3 1.6 2.0 2.4 2.9 3.3 3.6 4.1 4.6 5.3 5.6 4.3 3.6 3.0 2.7 2.3 1.8 1.3 1.0 1.4 1.7 2.1 2.6 3.1 3.5 3.7 4.3 4.7 5.3 5.6 4.4 3.7 3.0 2.7 2.3 1.8 1.3 1.0 1.4 1.8 2.2 2.7 3.2 3.5 3.8 4.3 4.5 4.4 4.4 3.9 3.5 2.9 2.6 2.2 1.8 1.3 1.0 1.4 1.8 2.3 2.8 3.2 3.4 3.6 3.8 3.7 3.2 3.1 2.9 2.9 2.6 2.3 2.0 1.7 1.3 1.0 1.5 1.9 2.4 2.8 3.1 3.3 3.4 3.5 3.3 2.8 2.6 2.5 2.4 2.3 2.1 1.8 1.6 1.2 1.0 1.5 1.9 2.4 2.8 3.1 3.3 3.4 3.4 3.1 2.6 2.4 2.3 2.1 2.0 1.8 1.6 1.4 1.2 0.9 1.5 1.9 2.4 2.9 3.2 3.4 3.6 3.6 3.3 2.5 2.4 2.1 1.9 1.8 1.7 1.5 1.3 1.1 0.9 1.5 1.9 2.4 2.9 3.3 3.5 3.8 3.9 3.8 2.9 2.6 2.1 1.8 1.6 1.5 1.3 1.2 1.0 0.8 1.5 1.9 2.3 2.9 3.2 3.5 3.8 3.8 4.1 2.8 2.0 2.0 1.5 1.4 1.3 1.2 1.0 0.9 0.8 1.5 1.8 2.3 2.8 3.1 3.3 3.5 3.6 3.8 2.8 2.5 1.7 1.4 1.3 1.1 1.0 0.9 0.8 0.7 1.5 1.8 2.2 2.6 2.8 2.9 3.1 3.2 2.9 2.0 1.7 1.6 1.3 1.1 1.0 0.9 0.8 0.7 0.6 1.4 1.8 2.1 2.4 2.5 2.5 2.6 2.5 1.9 1.4 1.7 2.0 2.2 2.3 2.3 2.2 2.2 1.9 1.5 1.7 1.9 2.0 2.1 2.1 2.0 2.0 1.7 1.5 1.7 1.8 1.9 2.0 2.0 1.9 1.9 1.6 1.6 1.7 1.8 1.9 1.9 1.9 1.9 1.8 1.6 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.6 1.9 2.1 2.2 2.2 2.2 2.1 2.1 1.9 1.6 2.1 2.3 2.4 2.5 2.4 2.3 2.1 1.9 1.6 2.1 2.4 2.6 2.7 2.6 2.4 2.2 1.9 1.6 2.1 2.4 2.6 2.7 2.6 2.4 2.1 1.8 1.5 2.0 2.4 2.8 2.9 2.8 2.4 2.0 1.7 1.4 2.0 2.4 2.8 2.9 2.8 2.4 1.9 1.6 1.3 1.7 2.2 3.0 3.1 3.0 2.2 1.7 1.4 1.2 1.0 1.4 2.2 1.1 2.2 1.4 0.9 0.8 0.7 0.6 0.9 1.6 1.0 1.6 0.9 0.6 0.5 0.4 A @ 18' A @ 18' A @ 18' A @ 18' ELECTRICAL PHOTOMETRIC E-P2
PLAN GMEP GMEP AS NOTED 11/06/23 23-934 ELECTRICAL PHOTOMETRIC PLAN
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 435 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
D-Series Size 0
LED Area Luminaire
Specifications
Catalog
Number
Notes
Type
Introduction
The modern styling of the D-Series features a
highly refined aesthetic that blends seamlessly
with its environment. The D-Series offers the
benefits of the latest in LED technology into
a high performance, high efficacy, long-life
luminaire.
The photometric performance results in sites
with excellent uniformity, greater pole spacing
and lower power density. D-Series outstanding
photometry aids in reducing the number of
poles required in area lighting applications, with
typical energy savings of 70% and expected
service life of over 100,000 hours.
EPA: 0.44 ft2
(0.04 m2)
Length: 26.18"
(66.5 cm)
Width: 14.06"
(35.7 cm)
Height H1: 2.26"
(5.7 cm)
Height H2: 7.46"
(18.9 cm)
Weight: 23 lbs
(10.4 kg)
Hit the Tab key or mouse over the page to see all interactive elements.
Ordering Information EXAMPLE: DSX0 LED P6 40K 70CRI T3M MVOLT SPA NLTAIR2 PIRHN DDBXD DSX0 LED
Series LEDs Color temperature 2 Color Rendering
Index 2 Distribution Voltage Mounting
DSX0LED Forward optics
P1 P5
P2 P6
P3 P7
P4
Rotated optics
P10 1 P12 1
P11 1 P13 1
(this section 70CRI only)
30K 3000K
40K 4000K
50K 5000K
(this section 80CRI only,
extended lead times
apply)
27K 2700K
30K 3000K
35K 3500K
40K 4000K
50K 5000K
70CRI
70CRI
70CRI
80CRI
80CRI
80CRI
80CRI
80CRI
AFR Automotive front
row
T1S Type I short
T2M Type II medium
T3M Type III medium
T3LG Type III low glare 3
T4M Type IV medium
T4LG Type IV low glare 3
TFTM Forward throw
medium
T5M Type V medium
T5LG Type V low glare
T5W Type V wide
BLC3 Type III backlight
control 3
BLC4 Type IV backlight
control 3
LCCO Left corner cutoff 3
RCCO Right corner cutoff 3
MVOLT (120V-277V) 4
HVOLT (347V-480V) 5,6
XVOLT (277V-480V) 7,8
120 16, 24
208 16, 24
240 16, 24
277 16, 24
347 16, 24
480 16, 24
Shipped included
SPA Square pole mounting (#8
drilling, 3.5" min. SQ pole)
RPA Round pole mounting (#8
drilling, 3" min. RND pole)
SPA5 Square pole mounting (#5
drilling. 3" min. SQ pole) 9
RPA5 Round pole mounting (#5
drilling, 3" min. RND pole) 9
SPA8N Square narrow pole mounting
(#8 drilling, 3" min. SQ pole)
WBA Wall bracket 10
MA Mast arm adapter (mounts on
2 3/8" OD horizontal tenon)
Control options Other options Finish (required)
Shipped installed
NLTAIR2 PIRHN nLight AIR gen 2 enabled with
bi-level motion / ambient sensor,
8-40' mounting height, ambient
sensor enabled at 2fc. 11, 12, 18, 19
PIR High/low, motion/ambient sensor,
8-40’ mounting height, ambient
sensor enabled at 2fc 13, 18, 19
PER NEMA twist-lock receptacle only
(controls ordered separate) 14
PER5 Five-pin receptacle only (controls
ordered separate) 14, 19
PER7 Seven-pin receptacle only
(controls ordered separate) 14, 19
FAO Field adjustable output 15, 19
BL30 Bi-level switched dimming,
30% 16, 19
BL50 Bi-level switched dimming,
50% 16, 19
DMG 0-10v dimming wires pulled
outside fixture (for use with
an external control, ordered
separately) 17
Shipped installed
HS Houseside shield (black finish standard) 20
L90 Left rotated optics 1
R90 Right rotated optics 1
CCE Coastal Construction 21
HA 50°C ambient operation22
BAA Buy America(n) Act Compliant
SF Single fuse (120, 277, 347V) 24
DF Double fuse (208, 240, 480V) 24
Shipped separately
EGSR External Glare Shield (reversible, field install required, matches housing finish) BSDB Bird Spikes (field install required)
DDBXD Dark Bronze
DBLXD Black
DNAXD Natural Aluminum
DWHXD White
DDBTXD Textured dark bronze
DBLBXD Textured black
DNATXD Textured natural aluminum
DWHGXD Textured white
L
H1
W
H2
L
H1
W
H2 Items marked by a shaded background qualify for the Design Select program and ship in 15 days or less. To learn more about Design Select, visit www.acuitybrands.com/designselect. *See ordering tree for details Design Select options indicated by this color background.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 436 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
1.750" for
aluminum poles
2.750" - for
other poles
type
Drilling
Ordering Information
Accessories
Ordered and shipped separately.
DLL127F 1.5 JU Photocell - SSL twist-lock (120-277V) 23 DLL347F 1.5 CUL JU Photocell - SSL twist-lock (347V) 23 DLL480F 1.5 CUL JU Photocell - SSL twist-lock (480V) 23 DSHORT SBK Shorting cap 23
DSX0HS P# House-side shield (enter package number P1-7, P10-13 in place of #)
DSXRPA (FINISH) Round pole adapter (#8 drilling, specify finish) DSXRPA5 (FINISH) Round pole adapter #5 drilling (specify finish) DSXSPA5 (FINISH) Square pole adapter #5 drilling (specify finish) DSX0EGSR (FINISH) External glare shield (specify finish) DSX0BSDB (FINISH) Bird spike deterrent bracket (specify finish) Shield Accessories
NOTES
1 Rotated optics available with packages P10, P11, P12 and P13. Must be combined with option L90 or R90. 2 30K, 40K, and 50K available in 70CRI and 80CRI. 27K and 35K only available with 80CRI. Contact Technical Support for other possible combinations. 3 T3LG, T4LG, BLC3, BLC4, LCCO, RCCO not available with option HS. 4 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). 5 HVOLT driver operates on any line voltage from 347-480V (50/60 Hz). 6 HVOLT not available with package P1, P2 and P10 when combined with option NLTAIR2 PIRHN or option PIR. 7 XVOLT operates with any voltage between 277V and 480V (50/60 Hz). 8 XVOLT not available in packages P1, P2 or P10. XVOLT not available with fusing (SF or DF). 9 SPA5 and RPA5 for use with #5 drilling only (Not for use with #8 drilling). 10 WBA cannot be combined with Type 5 distributions plus photocell (PER). 11 NLTAIR2 and PIRHN must be ordered together. For more information on nLight Air 2. 12 NLTAIR2 PIRHN not available with other controls including PIR, PER, PER5, PER7, FAO, BL30, BL50 and DMG. NLTAIR2 PIRHN not available with P1, P2 and P10 using HVOLT. NLTAIR2 PIRHN not available with P1, P2 and P10 using XVOLT. NLTAIR2 PIRHN not available with P1 using MVOLT. 13 PIR not available with NLTAIR2, PER, PER5, PER7, FAO BL30, BL50 and DMG. PIR not available with P1, P2 and P10 using HVOLT. PIR not available with P1, P2 and P10 using XVOLT. PIR not available with P1 using MVOLT. 14 PER/PER5/PER7 not available with NLTAIR2, PIR, BL30, BL50. Photocell ordered and shipped as a separate line item from Acuity Brands Controls. See accessories. Shorting Cap included.
15 FAO not available with other dimming control options NLTAIR2 PIRHN, PIR, PER5, PER7, BL30, BL50, or DMG. 16 BL30 and BL50 are not available with NLTAIR2 PIRHN, PIR, PER, PER5, PER7, FAO and DMG. BL30 or BL50 must specify 120, 277 or 347V. Consult tech support for 208, 240 or 480V.
17 DMG not available with NLTAIR2 PIRHN, PIR, PER, PER5, PER7, BL30, BL50 and FAO. 18 Reference Motion Sensor Default Settings table on page 4 to see functionality. 19 Reference Controls Options table on page 4.
20 Option HS not available with T3LG, T4LG, BLC3, BLC4, LCCO and RCCO distribution. Also available as a separate accessory; see Accessories information. 21 CCE option not available with option BS and EGSR. Contact Technical Support for availability. 22 Option HA not available with performance packages P6, P7, P12 and P13. 23 Requires luminaire to be specified with PER, PER5 or PER7 option. See Controls Table on page 4. 24 Single fuse (SF) requires 120V, 277V, or 347V. Double fuse (DF) requires 208V, 240V or 480V. XVOLT not available with fusing (SF or DF).
Top of Pole
0.563"
1.325" 0.400"
(2 PLCS)
Template #8
A
Handhole
B
C
D
HANDHOLE ORIENTATION
(from top of pole)
2.650"
Tenon Mounting Slipfitter
Tenon O.D. Mounting Single Unit 2 @ 180 2 @ 90 3 @ 90 3 @120 4 @ 90 2-3/8" RPA AS3-5 190 AS3-5 280 AS3-5 290 AS3-5 390 AS3-5 320 AS3-5 490 2-7/8" RPA AST25-190 AST25-280 AST25-290 AST25-390 AST25-320 AST25-490 4" RPA AST35-190 AST35-280 AST35-290 AST35-390 AST35-320 AST35-490 External Glare Shield (EGSR) House Side Shield (HS)
Fixture Quantity & Mounting
Configuration Single DM19 2 @ 180 DM28 2 @ 90 DM29 3 @ 90 DM39 3 @ 120 DM32 4 @ 90 DM49 Mounting Type
DSX0 with SPA 0.44 0.88 0.96 1.18 --- 1.16
DSX0 with SPA5, SPA8N 0.51 1.02 1.06 1.26 --- 1.29
DSX0 with RPA, RPA5 0.51 1.02 1.06 1.26 1.24 1.29
DSX0 with MA 0.64 1.28 1.24 1.67 1.70 1.93
DSX0 Area Luminaire - EPA
*Includes luminaire and integral mounting arm. Other tenons, arms, brackets or other accessories are not included in this EPA data.
Minimum Acceptable Outside Pole Dimension
SPA #8 3.5" 3.5" 3.5" 3.5" 3.5"
RPA #8 3" 3" 3" 3" 3" 3"
SPA5 #5 3" 3" 3" 3" 3"
RPA5 #5 3" 3" 3" 3" 3" 3"
SPA8N #8 3" 3" 3" 3" 3"
Mounting Option Drilling
Template Single 2 @ 180 2 @ 90 3 @ 90 3 @ 120 4 @ 90
Head Location Side B Side B & D Side B & C Side B, C & D Round Pole Only Side A, B, C & D Drill Nomenclature #8 DM19AS DM28AS DM29AS DM39AS DM32AS DM49AS
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 437 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
Photometric Diagrams To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s homepage.
Isofootcandle plots for the DSX0 LED P7 40K 70CRI. Distances are in units of mounting height (20').
LEGEND
0.1 fc
0.5 fc
1.0 fc
T1S T2M T3M
4 3
2 1
0 -4
-3
-2
-1
4 3 2 1 0 1 2 3 4
T3LG
T4M TFTM T4LG T5M
T5W T5LG AFR BLC3
BLC4 LCCO RCCO
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
6 5 4 3 2 1 0 1 2 3 4 5 6
4 3
2 1
0 -4
-3
-2
-1
5 6
-5
-6
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 438 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
Performance Data
Current (A)
Performance
Package
LED
Count
Drive
Current (mA) Wattage 120V 208V 240V 277V 347V 480V
Forward Optics
(Non-Rotated)
P1 20 530 34 0.28 0.16 0.14 0.12 0.10 0.07
P2 20 700 45 0.38 0.22 0.19 0.16 0.13 0.09
P3 20 1050 69 0.57 0.33 0.29 0.25 0.20 0.14
P4 20 1400 94 0.78 0.45 0.39 0.34 0.27 0.19
P5 40 700 89 0.75 0.43 0.38 0.33 0.26 0.19
P6 40 1050 136 1.14 0.66 0.57 0.49 0.39 0.29
P7 40 1300 170 1.42 0.82 0.71 0.62 0.49 0.36
Rotated Optics
(Requires L90 or
R90)
P10 30 530 51 0.42 0.24 0.21 0.18 0.15 0.11
P11 30 700 67 0.57 0.33 0.28 0.25 0.20 0.14
P12 30 1050 103 0.86 0.50 0.43 0.37 0.30 0.22
P13 30 1300 129 1.07 0.62 0.54 0.46 0.37 0.27
Electrical Load
Motion Sensor Default Settings
Option Unoccupied Dimmed Level High Level
(when occupied) Phototcell Operation Dwell Time Ramp-up Time Dimming Fade Rate PIR 30% 100% Enabled @ 2FC 7.5 min 3 sec 5 min
NLTAIR2 PIRHN 30% 100% Enabled @ 2FC 7.5 min 3 sec 5 min Controls Options
Nomenclature Description Functionality Primary control device Notes FAO Field adjustable output device installed inside the luminaire; wired to the driver dimming leads.
Allows the luminaire to be manually dimmed,
effectively trimming the light output.
FAO device Cannot be used with other controls options that need the 0-10V leads
DS (not available on DSX0) Drivers wired independently for 50/50 luminaire operation
The luminaire is wired to two separate circuits,
allowing for 50/50 operation.
Independently wired drivers Requires two separately switched circuits. Consider nLight AIR as a more cost effective alternative.
PER5 or PER7 Twist-lock photocell receptacle Compatible with standard twist-lock photocells for dusk to dawn operation, or advanced control nodes
that provide 0-10V dimming signals.
Twist-lock photocells such as DLL Elite or
advanced control nodes such as ROAM.
Pins 4 & 5 to dimming leads on driver, Pins 6 & 7 are
capped inside luminaire. Cannot be used with other
controls options that need the 0-10V leads.
PIR Motion sensor with integral photocell. Sensor suitable for 8' to 40' mounting height.
Luminaires dim when no occupancy is detected. Acuity Controls rSBG Cannot be used with other controls options that need the 0-10V leads.
NLTAIR2 PIRHN nLight AIR enabled luminaire for motion sensing, photocell and wireless communication.
Motion and ambient light sensing with group
response. Scheduled dimming with motion sensor
over-ride when wirelessly connected to the nLight
Eclypse.
nLight Air rSBG nLight AIR sensors can be programmed and commissioned from the ground using the ClAIRity Pro app. Cannot be used with other controls options that need the 0-10V leads.
BL30 or BL50 Integrated bi-level device that allows a second control circuit to switch all light engines to either 30% or 50% light output
BLC device provides input to 0-10V dimming leads on
all drivers providing either 100% or dimmed (30% or
50%) control by a secondary circuit
BLC UVOLT1 BLC device is powered off the 0-10V dimming leads, thus can be used with any input voltage from 120 to 480V
Lumen Ambient Temperature (LAT) Multipliers
Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F).
Ambient Lumen Multiplier
0°C 32°F 1.04
5°C 41°F 1.04
10°C 50°F 1.03
15°C 50°F 1.02
20°C 68°F 1.01
25°C 77°C 1.00
30°C 86°F 0.99
35°C 95°F 0.98
40°C 104°F 0.97
Projected LED Lumen Maintenance
Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11).
To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory.
Operating Hours Lumen Maintenance Factor
0 1.00
25,000 0.94
50,000 0.89
100,000 0.80
70 CRI 80CRI 90CRI
Lumen Multiplier Availability Lumen Multiplier Availability Lumen Multiplier Availability 5000K 102% Standard 92% Extended lead-time 71% (see note) 4000K 100% Standard 92% Extended lead-time 67% (see note) 3500K 100% (see note) 90% Extended lead-time 63% (see note) 3000K 96% Standard 87% Extended lead-time 61% (see note) 2700K 94% (see note) 85% Extended lead-time 57% (see note) LED Color Temperature / Color Rendering Multipliers
Note: Some LED types are available as per special request. Contact Technical Support for more information. *Note: Calculated values are based on original performance package data. When calculating new values for given FAO position, use published values for each package based on input watts and lumens by optic type.
FAO Position % Wattage % Lumen Output
8 100% 100%
7 93% 95%
6 80% 85%
5 66% 73%
4 54% 61%
3 41% 49%
2 29% 36%
1 15% 20%
FAO Dimming Settings
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 439 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of configurations shown within the tolerances described within LM-79.
Contact factory for performance data on any configurations not shown here.
Forward Optics
Performance
Package System Watts LED Count Drive Current (mA) Distribution Type 30K 40K 50K
(3000K, 70 CRI) (4000K, 70 CRI) (5000K, 70 CRI)
Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW
P1 33W 20 530
T1S 4,906 1 0 1 148 5,113 1 0 1 154 5,213 1 0 1 157
T2M 4,545 1 0 2 137 4,736 1 0 2 143 4,829 1 0 2 145
T3M 4,597 1 0 2 138 4,791 1 0 2 144 4,885 1 0 2 147
T3LG 4,107 1 0 1 124 4,280 1 0 1 129 4,363 1 0 1 131
T4M 4,666 1 0 2 141 4,863 1 0 2 146 4,957 1 0 2 149
T4LG 4,244 1 0 1 128 4,423 1 0 1 133 4,509 1 0 1 136
TFTM 4,698 1 0 2 141 4,896 1 0 2 147 4,992 1 0 2 150
T5M 4,801 3 0 1 145 5,003 3 0 1 151 5,101 3 0 1 154
T5W 4,878 3 0 1 147 5,084 3 0 2 153 5,183 3 0 2 156
T5LG 4,814 2 0 1 145 5,018 2 0 1 151 5,115 2 0 1 154
BLC3 3,344 0 0 1 101 3,485 0 0 1 105 3,553 0 0 1 107
BLC4 3,454 0 0 2 104 3,599 0 0 2 108 3,670 0 0 2 111
RCCO 3,374 0 0 1 102 3,517 0 0 1 106 3,585 0 0 1 108
LCCO 3,374 0 0 1 102 3,517 0 0 1 106 3,585 0 0 1 108
AFR 4,906 1 0 1 148 5,113 1 0 1 154 5,213 1 0 1 157
P2 45W 20 700
T1S 6,328 1 0 1 140 6,595 1 0 1 146 6,724 1 0 1 149
T2M 5,862 1 0 2 130 6,109 1 0 2 135 6,228 1 0 2 138
T3M 5,930 1 0 3 131 6,180 1 0 3 137 6,301 1 0 3 140
T3LG 5,297 1 0 1 117 5,521 1 0 1 122 5,628 1 0 1 125
T4M 6,018 1 0 3 133 6,272 1 0 3 139 6,395 1 0 3 142
T4LG 5,474 1 0 1 121 5,705 1 0 1 126 5,816 1 0 1 129
TFTM 6,060 1 0 3 134 6,316 1 0 3 140 6,439 1 0 3 143
T5M 6,192 3 0 1 137 6,453 3 0 2 143 6,579 3 0 2 146
T5W 6,293 3 0 2 139 6,558 3 0 2 145 6,686 3 0 2 148
T5LG 6,210 2 0 1 138 6,472 3 0 1 143 6,598 3 0 1 146
BLC3 4,313 0 0 2 96 4,495 0 0 2 100 4,583 0 0 2 102
BLC4 4,455 0 0 2 99 4,643 0 0 2 103 4,733 0 0 2 105
RCCO 4,352 0 0 2 96 4,536 0 0 2 100 4,624 0 0 2 102
LCCO 4,352 0 0 2 96 4,536 0 0 2 100 4,624 0 0 2 102
AFR 6,328 1 0 1 140 6,595 1 0 1 146 6,724 1 0 1 149
P3 69W 20 1050
T1S 9,006 1 0 2 131 9,386 1 0 2 136 9,569 1 0 2 139
T2M 8,343 2 0 3 121 8,694 2 0 3 126 8,864 2 0 3 129
T3M 8,439 2 0 3 122 8,795 2 0 3 128 8,967 2 0 3 130
T3LG 7,539 1 0 2 109 7,857 1 0 2 114 8,010 1 0 2 116
T4M 8,565 2 0 3 124 8,926 2 0 3 129 9,100 2 0 3 132
T4LG 7,790 1 0 2 113 8,119 1 0 2 118 8,277 1 0 2 120
TFTM 8,624 1 0 3 125 8,988 1 0 3 130 9,163 2 0 3 133
T5M 8,812 3 0 2 128 9,184 4 0 2 133 9,363 4 0 2 136
T5W 8,955 4 0 2 130 9,333 4 0 2 135 9,515 4 0 2 138
T5LG 8,838 3 0 1 128 9,211 3 0 1 134 9,390 3 0 1 136
BLC3 6,139 0 0 2 89 6,398 0 0 2 93 6,522 0 0 2 95
BLC4 6,340 0 0 3 92 6,607 0 0 3 96 6,736 0 0 3 98
RCCO 6,194 1 0 2 90 6,455 1 0 2 94 6,581 1 0 2 95
LCCO 6,194 1 0 2 90 6,455 1 0 2 94 6,581 1 0 2 95
AFR 9,006 1 0 2 131 9,386 1 0 2 136 9,569 1 0 2 139
P4 93W 20 1400
T1S 11,396 1 0 2 122 11,877 1 0 2 128 12,109 2 0 2 130
T2M 10,557 2 0 3 113 11,003 2 0 3 118 11,217 2 0 3 121
T3M 10,680 2 0 3 115 11,130 2 0 3 120 11,347 2 0 3 122
T3LG 9,540 1 0 2 103 9,942 1 0 2 107 10,136 1 0 2 109
T4M 10,839 2 0 3 117 11,296 2 0 3 121 11,516 2 0 4 124
T4LG 9,858 1 0 2 106 10,274 1 0 2 110 10,474 1 0 2 113
TFTM 10,914 2 0 3 117 11,374 2 0 3 122 11,596 2 0 3 125 T5M 11,152 4 0 2 120 11,622 4 0 2 125 11,849 4 0 2 127
T5W 11,332 4 0 3 122 11,811 4 0 3 127 12,041 4 0 3 129
T5LG 11,184 3 0 1 120 11,656 3 0 2 125 11,883 3 0 2 128 BLC3 7,768 0 0 2 83 8,096 0 0 2 87 8,254 0 0 2 89
BLC4 8,023 0 0 3 86 8,362 0 0 3 90 8,524 0 0 3 92
RCCO 7,838 1 0 2 84 8,169 1 0 2 88 8,328 1 0 2 90
LCCO 7,838 1 0 2 84 8,169 1 0 2 88 8,328 1 0 2 90
AFR 11,396 1 0 2 122 11,877 1 0 2 128 12,109 2 0 2 130
Performance Data
Lumen Output
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 440 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of configurations shown within the tolerances described within LM-79.
Contact factory for performance data on any configurations not shown here.
Forward Optics
Performance
Package System Watts LED Count Drive Current (mA) Distribution Type 30K 40K 50K
(3000K, 70 CRI) (4000K, 70 CRI) (5000K, 70 CRI)
Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW
P5 90W 40 700
T1S 12,380 2 0 2 137 12,902 2 0 2 143 13,154 2 0 2 146
T2M 11,468 2 0 3 127 11,952 2 0 3 133 12,185 2 0 3 135
T3M 11,601 2 0 3 129 12,091 2 0 3 134 12,326 2 0 4 137
T3LG 10,363 2 0 2 115 10,800 2 0 2 120 11,011 2 0 2 122 T4M 11,774 2 0 4 131 12,271 2 0 4 136 12,510 2 0 4 139
T4LG 10,709 1 0 2 119 11,160 2 0 2 124 11,378 2 0 2 126 TFTM 11,856 2 0 3 132 12,356 2 0 4 137 12,596 2 0 4 140 T5M 12,114 4 0 2 134 12,625 4 0 2 140 12,871 4 0 2 143
T5W 12,310 4 0 3 137 12,830 4 0 3 142 13,080 4 0 3 145
T5LG 12,149 3 0 2 135 12,662 3 0 2 141 12,908 3 0 2 143 BLC3 8,438 0 0 2 94 8,794 0 0 2 98 8,966 0 0 2 99
BLC4 8,715 0 0 3 97 9,083 0 0 3 101 9,260 0 0 3 103
RCCO 8,515 1 0 2 94 8,874 1 0 2 98 9,047 1 0 2 100
LCCO 8,515 1 0 2 94 8,874 1 0 2 98 9,047 1 0 2 100
AFR 12,380 2 0 2 137 12,902 2 0 2 143 13,154 2 0 2 146
P6 137W 40 1050
T1S 17,545 2 0 3 128 18,285 2 0 3 133 18,642 2 0 3 136
T2M 16,253 3 0 4 119 16,939 3 0 4 124 17,269 3 0 4 126
T3M 16,442 2 0 4 120 17,135 3 0 4 125 17,469 3 0 4 128
T3LG 14,687 2 0 2 107 15,306 2 0 2 112 15,605 2 0 2 114 T4M 16,687 2 0 4 122 17,391 3 0 5 127 17,730 3 0 5 129
T4LG 15,177 2 0 2 111 15,817 2 0 2 115 16,125 2 0 2 118 TFTM 16,802 2 0 4 123 17,511 2 0 4 128 17,852 2 0 5 130 T5M 17,168 4 0 2 125 17,893 5 0 3 131 18,241 5 0 3 133
T5W 17,447 5 0 3 127 18,183 5 0 3 133 18,537 5 0 3 135
T5LG 17,218 4 0 2 126 17,944 4 0 2 131 18,294 4 0 2 134 BLC3 11,959 0 0 3 87 12,464 0 0 3 91 12,707 0 0 3 93
BLC4 12,352 0 0 4 90 12,873 0 0 4 94 13,124 0 0 4 96
RCCO 12,067 1 0 3 88 12,576 1 0 3 92 12,821 1 0 3 94
LCCO 12,067 1 0 3 88 12,576 1 0 3 92 12,821 1 0 3 94
AFR 17,545 2 0 3 128 18,285 2 0 3 133 18,642 2 0 3 136
P7 171W 40 1300
T1S 20,806 2 0 3 122 21,683 2 0 3 127 22,106 2 0 3 129
T2M 19,273 3 0 4 113 20,086 3 0 4 118 20,478 3 0 4 120
T3M 19,497 3 0 5 114 20,319 3 0 5 119 20,715 3 0 5 121
T3LG 17,416 2 0 2 102 18,151 2 0 2 106 18,504 2 0 2 108 T4M 19,787 3 0 5 116 20,622 3 0 5 121 21,024 3 0 5 123
T4LG 17,997 2 0 2 105 18,756 2 0 2 110 19,121 2 0 2 112 TFTM 19,924 3 0 5 117 20,765 3 0 5 122 21,170 3 0 5 124 T5M 20,359 5 0 3 119 21,217 5 0 3 124 21,631 5 0 3 127
T5W 20,689 5 0 3 121 21,561 5 0 3 126 21,982 5 0 3 129
T5LG 20,418 4 0 2 120 21,279 4 0 2 125 21,694 4 0 2 127 BLC3 14,182 0 0 3 83 14,780 0 0 3 87 15,068 0 0 3 88
BLC4 14,647 0 0 4 86 15,265 0 0 4 89 15,562 0 0 4 91
RCCO 14,309 1 0 3 84 14,913 1 0 3 87 15,204 1 0 3 89
LCCO 14,309 1 0 3 84 14,913 1 0 3 87 15,204 1 0 3 89
AFR 20,806 2 0 3 122 21,683 2 0 3 127 22,106 2 0 3 129
Lumen Output
Performance Data Page 93 of 349 AGENDA ITEM #10.2
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 441 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
Performance Data
Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of configurations shown within the tolerances described within LM-79.
Contact factory for performance data on any configurations not shown here.
Rotated Optics
Performance
Package System Watts LED Count Drive Current (mA) Distribution Type 30K 40K 50K
(3000K, 70 CRI) (4000K, 70 CRI) (5000K, 70 CRI)
Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW
P10 51W 30 530
T1S 7,399 3 0 3 145 7,711 3 0 3 151 7,862 3 0 3 154
T2M 6,854 3 0 3 135 7,144 3 0 3 140 7,283 3 0 3 143
T3M 6,933 3 0 3 136 7,225 3 0 3 142 7,366 3 0 3 145
T3LG 6,194 2 0 2 122 6,455 2 0 2 127 6,581 2 0 2 129
T4M 7,036 3 0 3 138 7,333 3 0 3 144 7,476 3 0 3 147
T4LG 6,399 2 0 2 126 6,669 2 0 2 131 6,799 2 0 2 134
TFTM 7,086 3 0 3 139 7,385 3 0 3 145 7,529 3 0 3 148
T5M 7,239 3 0 2 142 7,545 3 0 2 148 7,692 3 0 2 151
T5W 7,357 3 0 2 145 7,667 3 0 2 151 7,816 4 0 2 154
T5LG 7,260 3 0 1 143 7,567 3 0 1 149 7,714 3 0 1 152
BLC3 5,043 3 0 3 99 5,256 3 0 3 103 5,358 3 0 3 105
BLC4 5,208 3 0 3 102 5,428 3 0 3 107 5,534 3 0 3 109
RCCO 5,089 0 0 2 100 5,303 0 0 2 104 5,407 0 0 2 106
LCCO 5,089 0 0 2 100 5,303 0 0 2 104 5,407 0 0 2 106
AFR 7,399 3 0 3 145 7,711 3 0 3 151 7,862 3 0 3 154
P11 68W 30 700
T1S 9,358 3 0 3 138 9,753 3 0 3 143 9,943 3 0 3 146
T2M 8,669 3 0 3 127 9,034 3 0 3 133 9,211 3 0 3 135
T3M 8,768 3 0 3 129 9,138 3 0 3 134 9,316 3 0 3 137
T3LG 7,833 3 0 3 115 8,164 3 0 3 120 8,323 3 0 3 122
T4M 8,899 3 0 3 131 9,274 3 0 3 136 9,455 3 0 3 139
T4LG 8,093 3 0 3 119 8,435 3 0 3 124 8,599 3 0 3 126
TFTM 8,962 3 0 3 132 9,340 3 0 3 137 9,522 3 0 3 140
T5M 9,156 4 0 2 135 9,542 4 0 2 140 9,728 4 0 2 143
T5W 9,304 4 0 2 137 9,696 4 0 2 143 9,885 4 0 2 145
T5LG 9,182 3 0 1 135 9,569 3 0 1 141 9,756 3 0 1 143
BLC3 6,378 3 0 3 94 6,647 3 0 3 98 6,777 3 0 3 100
BLC4 6,587 3 0 3 97 6,865 3 0 3 101 6,999 3 0 3 103
RCCO 6,436 0 0 2 95 6,707 0 0 2 99 6,838 0 0 2 101
LCCO 6,436 0 0 2 95 6,707 0 0 2 99 6,838 0 0 2 101
AFR 9,358 3 0 3 138 9,753 3 0 3 143 9,943 3 0 3 146
P12 103W 30 1050
T1S 13,247 3 0 3 128 13,806 3 0 3 134 14,075 3 0 3 136
T2M 12,271 4 0 4 119 12,789 4 0 4 124 13,038 4 0 4 126
T3M 12,412 4 0 4 120 12,935 4 0 4 125 13,187 4 0 4 128
T3LG 11,089 3 0 3 107 11,556 3 0 3 112 11,782 3 0 3 114 T4M 12,597 4 0 4 122 13,128 4 0 4 127 13,384 4 0 4 129
T4LG 11,457 3 0 3 111 11,940 3 0 3 116 12,173 3 0 3 118 TFTM 12,686 4 0 4 123 13,221 4 0 4 128 13,479 4 0 4 130 T5M 12,960 4 0 2 125 13,507 4 0 2 131 13,770 4 0 2 133
T5W 13,170 4 0 3 127 13,726 4 0 3 133 13,994 4 0 3 135
T5LG 12,998 3 0 2 126 13,546 3 0 2 131 13,810 3 0 2 134 BLC3 9,029 3 0 3 87 9,409 3 0 3 91 9,593 3 0 3 93
BLC4 9,324 4 0 4 90 9,718 4 0 4 94 9,907 4 0 4 96
RCCO 9,110 1 0 2 88 9,495 1 0 2 92 9,680 1 0 2 94
LCCO 9,110 1 0 2 88 9,494 1 0 2 92 9,680 1 0 2 94
AFR 13,247 3 0 3 128 13,806 3 0 3 134 14,075 3 0 3 136
P13 129W 30 1300
T1S 15,704 3 0 3 122 16,366 3 0 3 127 16,685 4 0 4 130
T2M 14,547 4 0 4 113 15,161 4 0 4 118 15,457 4 0 4 120
T3M 14,714 4 0 4 114 15,335 4 0 4 119 15,634 4 0 4 121
T3LG 13,145 3 0 3 102 13,700 3 0 3 106 13,967 3 0 3 108 T4M 14,933 4 0 4 116 15,563 4 0 4 121 15,867 4 0 4 123
T4LG 13,582 3 0 3 105 14,155 3 0 3 110 14,431 3 0 3 112 TFTM 15,039 4 0 4 117 15,673 4 0 4 122 15,979 4 0 4 124 T5M 15,364 4 0 2 119 16,013 4 0 2 124 16,325 4 0 2 127
T5W 15,613 5 0 3 121 16,272 5 0 3 126 16,589 5 0 3 129
T5LG 15,409 3 0 2 120 16,059 3 0 2 125 16,372 4 0 2 127 BLC3 10,703 4 0 4 83 11,155 4 0 4 87 11,372 4 0 4 88
BLC4 11,054 4 0 4 86 11,520 4 0 4 89 11,745 4 0 4 91
RCCO 10,800 1 0 2 84 11,256 1 0 2 87 11,475 1 0 3 89
LCCO 10,800 1 0 2 84 11,255 1 0 2 87 11,475 1 0 3 89
AFR 15,704 3 0 3 122 16,366 3 0 3 127 16,685 4 0 4 130
Lumen Output
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 442 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
27.70"
2.26"
14.06"
7.80"
28.00"
2.26"
14.06"
8.90"
32.17"
2.26"
14.06"
7.59"
DSX0 with RPA, RPA5, SPA5, SPA8N mount
Weight: 25 lbs
Dimensions
2.41"
3.16"
SPA (STANDARD ARM)
2.41"
3.16"
RPA
2.41"
3.16"
SPA8N
4.25"
RPA5
4.25"
SPA5
DSX0 with WBA mount
Weight: 27 lb
DSX0 with MA mount
Weight: 28 lbs
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 443 of 1555 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved.
DSX0-LED
Rev. 10/30/23
COMMERCIAL OUTDOOR
nLight Control - Sensor Coverage and Settings
nLight Sensor Coverage Pattern
NLTAIR2 PIRHN
Top Side
FEATURES & SPECIFICATIONS
INTENDED USE
The sleek design of the D-Series Size 0 reflects the embedded high performance LED technology. It is ideal for many commercial and municipal applications, such as parking lots, plazas, campuses, and pedestrian areas.
CONSTRUCTION
Single-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance and future light engine upgrades. The LED driver is mounted in direct contact with the casting to promote low operating temperature and long life. Housing driver compartment is completely sealed against moisture and environmental contaminants (IP66). Vibration rated per ANSI C136.31 for 3G.
Low EPA (0.44 ft2) for optimized pole wind loading.
FINISH
Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering.
A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling.
Available in both textured and non-textured finishes.
COASTAL CONSTRUCTION (CCE)
Optional corrosion resistant construction is engineered with added corrosion protection in materials and/or pre-treatment of base material under super durable paint. Provides additional corrosion protection for applications near coastal areas. Finish is salt spray tested to over 5,000 hours per ASTM B117 with scribe rating of 10. Additional lead-times may apply.
OPTICS
Precision-molded proprietary silicone lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in 3000 K, 4000 K or 5000 K (70 CRI) configurations. 80CRI configurations are also available. The D-Series Size 0 has zero uplight and qualifies as a Nighttime Friendly™ product, meaning it is consistent with the LEED® and Green Globes™ criteria for eliminating wasteful uplight.
ELECTRICAL
Light engine(s) configurations consist of high-efficacy LEDs mounted to metalcore circuit boards to maximize heat dissipation and promote long life (up to L80/100,000 hours at 25°C). Class 1 electronic drivers are designed to have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1% failure rate. Easily serviceable 10kV surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2).
STANDARD CONTROLS
The DSX0 LED area luminaire has a number of control options. DSX Size 0, comes standard with 0-10V dimming driver. Dusk to dawn controls can be utilized via optional NEMA twist-lock photocell receptacles. PIR integrated motion sensor with on-board photocell feature field-adjustable programing and are suitable for mounting heights up to 40 feet. Control option BL features a bi-level device that allows a second control circuit to switch all light engines to either 30% or 50% light output.
nLIGHT AIR CONTROLS
The DSX0 LED area luminaire is also available with nLight® AIR for the ultimate in wireless control. This powerful controls platform provides out-of-the-box basic motion sensing and photocontrol functionality and is suitable for mounting heights up to 40 feet. Once commissioned using a smartphone and the easy-touse CLAIRITY app, nLight AIR equipped luminaries can be grouped, resulting in motion sensor and photocell group response without the need for additional equipment. Scheduled dimming with motion sensor over-ride can be achieved when used with the nLight Eclypse. Additional information about nLight Air can be found here.
INSTALLATION
Integral mounting arm allows for fast mounting using Lithonia standard #8 drilling and accommodates pole drilling's from 2.41 to 3.12" on center. The standard “SPA” option for square poles and the “RPA” option for round poles use the #8 drilling. For #5 pole drillings, use SPA5 or RPA5. Additional mountings are available including a wall bracket (WBA) and mast arm (MA) option that allows luminaire attachment to a 2 3/8” horizontal mast arm.
LISTINGS
UL listed to meet U.S. and Canadian standards. UL Listed for wet locations. Light engines are IP66 rated; luminaire is IP66 rated. Rated for -40°C minimum ambient.
DesignLights Consortium® (DLC) Premium qualified product and DLC qualified product. Not all versions of this product may be DLC Premium qualified or DLC qualified. Please check the DLC Qualified Products List at www.designlights.org/ QPL to confirm which versions are qualified.
International Dark-Sky Association (IDA) Fixture Seal of Approval (FSA) is available for all products on this page utilizing 3000K color temperature only.
BUY AMERICAN ACT
Product with the BAA option is assembled in the USA and meets the Buy America(n) government procurement requirements under FAR, DFARS and DOT regulations. Please refer to www.acuitybrands.com/buy-american for additional information.
WARRANTY
5-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/support/warranty/terms-and-conditions Note: Actual performance may differ as a result of end-user environment and application.
All values are design or typical values, measured under laboratory conditions at 25 °C.
Specifications subject to change without notice.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 444 of 1555 TRASH ENCLOSURE PLAN 1 TRASH ENCLOSURE ROOF PLAN 2B AC TRASH ENCLOSURE WALL SECTION 5 TRASH ENCLOSURE ELEVATIONS 3 TRASH ENCLOSURE SECTION 4 BEAM CONNECTION 13 JAMB FOOTING DETAIL 6 C SLIDE BOLT 16 TYP. JAMB AT TRASH ENCLOSURE 8 END OF GLU-LAM PROFILE 11 CORRIGATED METAL ATTACHMENT DETAIL 12 DOOR JAMB @ ENCLOSURE 15 TRASH ENCLOSURE WALL CAP DETAIL 14 TRASH ENCLOSURE @ POST CONNECTION 10 CANE BOLT TO PAVEMENT 7 TRASH ENCLOSURE POST FOOTING 9 SUB DATE BID DATE REVISIONS DATE: DRAWN BY: CHECKED BY: SHEET NUMBER: JOB NO: SHEET TITLE:
STARBUCKS
SHELL BUILDING
82710 STATE HIGHWAY 111
INDIO, CALIFORNIA 11/7/23 LG 17A242KJ B I C K E L G R O U P A R C H I T E C T U R E BIC KEL GRO U P INCORPORAT ED 3600 BIRC H STREET, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 445 of 1555 2014 Whitewater River Region WQMP
Project Specific
PRELIMINARY WATER QUALITY
MANAGEMENT PLAN
FOR
STARBUCKS
82710 STATE HIGHWAY 111
INDIO, CALIFORNIA
APN: 611-231-020-8 611-231- 21-9
PREPARED FOR:
GOLDENSTARINVESTMENT PROPERTIES, LLC
4040 MacArthur Boulevard, Suite 309
Newport Beach, CA 92660
Telephone: 949-6797733
PREPARED FOR:
G&AConsulting Civil Engineers. Inc.
23342 South Pointe Drive, Suite K
Laguna Hills, CA 92653
Telephone: 949-679-0062
Contact: Mike Ghalbi, P.E.
DATE PREPARED: June 19, 2023
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 446 of 1555 2014 Whitewater River Region WQMP
Project Specific
PRELIMINARY WATER QUALITY MANAGEMENT PLAN
FOR
STARBUCKS
82710 STATE HIGHWAY 111
INDIO, CALIFORNIA
APN: 611-231-020-8 611-231- 21-9
PREPARED FOR:
GOLDENSTARINVESTMENT PROPERTIES, LLC
4040 MacArthur Boulevard, Suite 309
Newport Beach, CA 92660
Telephone: 949-6797733
PREPARED FOR:
G&AConsulting Civil Engineers. Inc.
23342 South Pointe Drive, Suite K
Laguna Hills, CA 92653
Telephone: 949-679-0062
Contact: Mike Ghalbi, P.E.
DATE PREPARED: June 19, 2023
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 447 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
OWNER'S CERTIFICATION
This project-specific Water Quality Management Plan (WQMP) has been prepared for:
Golden Star Investment
by G&A Consulting Civil Engineers, Inc.
for the project known as Starbucks-Indio at Indio, California.
This WQMP is intended to comply with the requirements of City of Indio for 82710 STATE HIGHWAY 111, which includes the requirement for the preparation and implementation of a projectspecific 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-date 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 Water Quality Ordinance (Municipal Code Section 162.140).
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
Owner's Printed Name
Owner's Title/Position
Date
Error! Reference source not found., Suite 309
Error! Reference source not found.
(949) 679-7733 Ext. 202
THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE
FINAL PROJECT SPECIFIC WQMP
Notary Signature
Printed Name
Title/Position
Date
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 448 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
DATE 1-i
Contents
SECTION PAGE
I. Project Description .................................................................................................................... 1 II. Site Characterization................................................................................................................. 4 III. Pollutants of Concern ................................................................................................................ 6 IV. Hydrologic Conditions of Concern .......................................................................................... 7 V. Best Management Practices...................................................................................................... 8 V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS ...... 8 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS ................................. 10 V.1.B TREATMENT CONTROL BMPS ................................................................................ 16 V.1.C MEASURABLE GOAL SUMMARY ............................................................................. 18 V.2 SOURCE CONTROL BMPS ............................................................................................. 19 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES .......................................... 22 V.4 REGIONALLY-BASED BMPS ......................................................................................... 22 VI. Operation and Maintenance Responsibility for BMPs ........................................................ 23 VII. Funding..................................................................................................................................... 24 TABLES
TABLE 1. POLLUTANT OF CONCERN SUMMARY 6
TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY 9 TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 11
TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 15 TABLE 5: TREATMENT CONTROL BMP SUMMARY 17
TABLE 6: MEASURABLE GOAL SUMMARY 18
TABLE 7. SOURCE CONTROL BMPS 19
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
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Starbucks Indio
DATE 1-1
I. Project Description
Project Owner: Golden Star Investment
4040 MacArthur Bl, Suite 309
Newport Beach, CA 92660
Error! Reference source not found.
WQMP Preparer: Mike Ghalbi
23342 South Pointe Drive, Suite K
Laguna Hills, CA 92653
949-679-0062
Project Site Address: 82710 State Highway 111, Indio, California Indio, California 92201
Planning Area/
Community Name/
Development Name: Starbucks Indio
APN Number(s): 611231020, 611231021
Latitude & Longitude: 33°42'54.8"N 116°13'12.8"W
Receiving Water: Coachella Valley Storm Channel, Salton Sea Project Site Size: 0.61 acres
Standard Industrial Classification (SIC) Code: 5812
Formation of Home Owners' Association (HOA)
or Property Owners Association (POA): Y N
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 450 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
DATE 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 Permit
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 451 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
DATE 1-3
Project Description:
The proposed improvements will build a new commercial building, drive aisles, parking lot and landscape areas . The improvements are located in the City of Indio California. The project site is located north of Highway 111, West of Towne Street, east of Oasis Street. There is an existing commercial development north of APN 611231020 and a residential building north of APN 611231021. Two new underground infiltration basin facilities will be constructed.
Conditions of Approval for this project will be included in Appendix A when available.
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:
n Location and identification of all structural BMPs, including Source Control, LID/Site Design and Treatment Control BMPs.
n Landscaped areas.
n Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.).
n 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.).
n Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation.
n 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.
n Location(s) of Receiving Waters to which the project directly or indirectly discharges.
n Location of points where onsite (or tributary offsite) flows exit the property/project site.
n 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.
n 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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Starbucks Indio
DATE 1-4
II. Site Characterization
Land Use Designation or Zoning: CC- Comunity Commercial District, RL – Residential Low District
Current Property Use: Previously developed but vacant.
Proposed Property Use: Commercial
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:
Relevant report sections have been provided in Appendix H, complete reports can be provided upon request.
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Starbucks Indio
DATE 1-5
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
Coachella Valley
Storm Channel Pathogens, Toxaphene,
FRSH, REC I, REC
II, WARM, WILD,
RARE
1.4 Miles
Salton Sea
Nutrients, Salinity,
Selenium
REC I, REC II,
WARM, WILD,
RARE, AQUA,
IND
19.2 Miles
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 454 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
DATE 1-6
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 Potential Yes
Heavy Metals Potential
Nutrients Potential
Toxic Organic Compounds Potential
Sediment/Turbidity Potential
Trash & Debris Potential
Oil & Grease Potential
Other (specify pollutant):
Other (specify pollutant):
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 455 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
DATE 1-7
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)
Velocity (fps)
Volume (cubic feet)
Duration (minutes)
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Starbucks Indio
DATE 1-8
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 Project Site. 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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Starbucks Indio
DATE 1-9
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, dated September 2011, the Orange County Technical Guidance Document for Water Quality Management Plans, dated May 19, 2011, and the Caltrans Treatment BMP Technology Report, dated April 2010 and April 2008)
Pollutant of
Concern
Landscape S
wale
2, 3
Landscape Strip
2, 3
Biofiltration
(with underdrain)
2, 3
Extended Detention
Basin
2 Sand Filter Basin
2 Infiltration Basin
2 Infiltration Trench
2 PermeablePavement
2 Bioretention
(w/o underdrain)
2, 3
Other BM
Ps Including
Proprietary BM
Ps
4, 6
Sediment &
Turbidity M M H M H H H H H
Varies by Product
5 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
D
esign
BMP
Co
n
c
ept 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.
Conserve natural areas by incorporating the goals of the MultiSpecies Habitat Conservation Plan or other natural resource plans.
Preserve natural drainage features and natural depressional storage areas on the site.
Maximize canopy interception and water conservation by
preserving existing native trees and shrubs, and planting additional native or drought tolerant trees and large shrubs.
Use natural drainage systems.
Where applicable, incorporate Self-Treating Areas
Where applicable, incorporate Self-Retaining Areas
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.
Reduce widths of streets where off-street parking is available.
Minimize the use of impervious surfaces, such as decorative concrete, in the landscape design.
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).
2014 Whitewater River Region WQMP
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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
D
esign
BMP
Co
n
c
ept 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.
Incorporate landscaped buffer areas between sidewalks and streets.
Use natural or landscaped drainage swales in lieu of underground piping or imperviously lined swales.
Where soil conditions are suitable, use perforated pipe or gravel filtration pits 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.
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.
Urban curb/swale system: street slopes to curb; periodic swale inlets drain to landscaped swale or biofilter.
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.
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).
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).
Uncovered temporary or guest parking on residential lots paved with a permeable surface, or designed to drain into landscaping.
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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
D
esign
BMP
Co
n
c
ept 2
(c
o
nt'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).
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.
Overflow parking (parking stalls provided in excess of the Permittee's minimum parking requirements) may be constructed with permeable pavement.
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).
2014 Whitewater River Region WQMP
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Project Site Design BMP Concepts:
Insert text here briefly describing how each included Site Design BMP concept will be implemented.
Alternative Project Site Design BMP Concepts:
Insert text here describing any other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority, or indicate N/A.
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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)
TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) * LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area.
2014 Whitewater River Region WQMP
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Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs Insert text here listing each drainage sub-area wherein the design criteria of VBMP and/or QBMP are not treated using LID/Site Design BMPs as required in WQMP Guidance Section
3.5.1.1, and provide justification of infeasibility for each.
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)
2014 Whitewater River Region WQMP
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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) 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
There are no proposed
or existing slopes or
channels.
Provide Community Car Wash Racks
Community car wash
racks are not required
for this area.
Properly Design*:
Fueling Areas
No fueling facilities
within improvements
area.
Air/Water Supply Area Drainage
There are no proposed
areas used for air/water
supply.
Trash Storage Areas
Loading Docks There are no proposed
loading docks.
Maintenance Bays
There are no proposed
maintenance bays
within improvements
area.
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Vehicle and Equipment Wash Areas
Vehicle/equipment
wash areas are not
required for this
project.
Outdoor Material Storage Areas
Outdoor material
storage areas are not
required for this
project.
Outdoor Work Areas or Processing Areas
Outdoor work areas or
processing areas are not
required for this
project.
Provide Wash Water Controls for Food
Preparation Areas
*Details demonstrating proper design must be included in Appendix F.
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Non-Structural Source Control BMPs
Structural Source Control BMPs
Non-Structural Source Control BMPs
Education for Property Owners, Operators, Tenants, Occupants, or Employees Commercial BMP packets will be given to all tenants. BMP handouts are included in Appendix D.
Activity Restrictions
CC&R's for the project will include restrictions/prohibitions on discharging pollutants into streets and storm drains.
Irrigation System and Landscape Maintenance
The Property Owner Association (POA) will maintain common landscape areas and be responsible for educating their maintenance contractor on landscaping maintenance BMPs.
Common Area Litter Control
POA will provide litter/debris control of common areas and parking lots.
Street Sweeping Private Streets and Parking Lots
POA to maintain drive aisles and parking lots.
Drainage Facility Inspection and Maintenance
Drainage and BMP facilities will be maintained by the POA.
Structural Source Control BMPs
Storm Drain Inlet Stenciling and Signage
Catch basins will be owned by POA. Stencils to be maintained by the POA.
Landscape and Irrigation System Design
Builder will provide compliance with CASQA BMP fact sheet SD-12 and City, County and state conservation mandates.
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
Not Applicable
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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.
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VII.Funding
Underground infiltration basins and catch basin filter inserts will be privately owned, operated, and maintained by the Property Owner Association (POA). The POA will finance and maintain the proposed storm drain infrastructure.
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Appendix A
Conditions of Approval
Planning Commission Resolution TBD
Dated TBD
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Appendix B
Vicinity Map, WQMP Site Plan, and Receiving Waters Map
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VICINITY MAP
NTS
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 476 of 1555 (487.66) FS(487.91) FS (486.64) FS (486.60) FS (487.10) FS(487.07) FS (488.15) FS (487.85) FS(487.37) FS (486.97) FS (485.97) FS (485.95) FS (487.80) FS (487.81) FS (487.86) FS (488.01) FS (487.72) FS (487.88) TC (487.38) FL JOIN 2.63% 2.65% 1.13% 2.36% 1.67% 2.36% 1.67% 1.41% 1.70% 2.06% 2.48% 3.16% 3.66% 486.98 TC 486.48 FL 487.00 TC 486.50 FL 487.45 TC 486.95 FL 486.84 TC 486.34 FS 488.19 TC 487.69 FS 487.63 FS 487.46 FS 1.10% 1.48% 1.10% 1.09%485.88 TG 486.02 TG 486.22 TG 487.82 TC 487.32 FS 487.21 TC 486.71 FS 486.88 TC 486.38 FL 1.74% 1.76% 1.76% 2.58% 1.60% 0.74% 0.74% 0.74% 3.32% 2.85% 2.00% 0.77% 0.92% 0.94% 0.81% 4.20% 2.35% 1.41% 1.36% 0.92% 0.71% 486.98 TG 487.98 TC 487.48 FS 487.98 TC 487.48 FS 487.71 TC 487.21 FS 488.65 TC 488.15 FS 487.87 TC 0'' CF 488.08 TC 0'' CF (488.13) FS 487.28 TC 486.78 FL 487.64 FS 487.31 FS(487.38) FS 487.64 TC 487.14 FL (487.49) TC (486.99) FL JOIN 486.98 TC 486.48 FL JOIN 486.52 TC 486.02 FL JOIN < 487 487 487 488 487 487 488488 488 488
487
488
488
488
488 LEGEND T=1.1 min 327.50 INV 335.40 FG 4100=1. FIV AREA A AREA A AREA B 10 488.2 FG 11 478.0 INV 20 487.7 FG 21 477.0 INV 4100=1. FIV 4100=2.1 FIV 3R2326ED INFILTRATI2N BA6IN ID 2 3R2326ED INFILTRATI2N BA6IN ID 1
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June 2014 10
Figure 2. Whitewater River Region Receiving Waters Map
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Appendix C
Supporting Detail Related to Hydrologic Conditions of Concern
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Appendix D
Educational Materials
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 480 of 1555 StormwaterPollutionPrevention
What is Stormwater Pollution?
The storm drain system consists of gutters, storm drains, and channels. Most of our rainwater travels through the storm drain system and eventually into the Whitewater Channel. The largest source of stormwater pollution in the Coachella Valley results from every day activities.
The most common pollutants are:
Trash (fast-food wrappers, cigarette butts, styrofoam cups, etc.) Toxins (used motor oil, antifreeze, fertilizer, pesticides, sewage overflow, pet droppings, etc.) These pollutants are picked up as water (from rain, hoses, sprinklers, etc.) drains from streets, parking lots, and lawns and enters the Whitewater Channel untreated.
Basically, anything dumped or dropped on the ground or in the gutter contributes to stormwater pollution.
Water Wasting By Over Irrigation
Over irrigation is a big problem in the City which is flat and has very few storm drain inlets to carry water off the streets. The City is enforcing its regulations through a Water Waster Notification Program. Violators are warned regarding excess run-off and water wasting. Run-off from over irrigation is a violation of the City’s NPDES (stormwater) and Landscaping and Water Conservation Ordinances and guidelines. Water Wasters will not only be warned but also penalized when the new tired system for water billing is in place in the fall of 2009.
Is Stormwater Treated Before Entering the Whitewater Channel?
No. During a storm event, water run-off is carried by the Indio storm drain system directly into the Whitewater Channel. Contaminated stormwater receives no treatment because of the sheer volume of run-off when it rains. The cost of treating Indio’s stormwater would be so high that it would exceed available resources. In addition the City does not own the wastewater treatment plants for the city and has no way of treating this run off.
Is There a Difference Between a Storm Sewer and a Sanitary Sewer? Yes. The sanitary sewer and the storm sewer are two completely separate drainage systems.
The sewer system, or sanitary wastewater system, takes all household wastewater from toilets, showers and sinks, and routes it through the collection system into the one of two water treatment facilities. Once there, it receives three levels of filtration treatment before being discharged into the Whitewater Channel.
The stormwater system, on the other hand, was intended to route rainwater quickly off the streets during a heavy storm, but unfortunately takes all urban run-off along with it. Chemicals, trash and debris from lawns, parking lots and streets, either intentionally or accidentally spilled, goes straight into the Whitewater Channel and ultimately filtrates into our groundwater.
What Are the Effects of Stormwater Pollution?
Health: Stormwater pollution can pose a serious health risk to people due to pesticides, bacteria, and chemicals that are washed from our city streets and into the Stormwater. For more information about stormwater pollution and what you can do about it, please visit The Riverside County Flood Control and Water Conservation District NPDES website.
Neighborhoods: Clogged catch basins significantly decrease the quality of life in many neighborhoods throughout Indio. Trash and debris can attract rats and cockroaches, create foul odors, and clog the storm drain system affecting neighborhood aesthetics and may cause local flooding.
Household Hazardous Waste Disposal
The Riverside County Department of Waste Resources, provides FREE household hazardous waste (HHW) drop off events throughout the year.
The City of Indio holds two more HHW collection events through a grant from CalRecycle. There are four HHW events scheduled in Indio in 2020, so please be sure to Box It and Bring It to one of the local events. Event dates are listed under the Sustainability Collection Events link on the left of this page. For more information please, call the Environmental Programs Coordinator at 760-625-1815.
Riverside County offers Temporary (HHW) drop-off events at various dates and locations throughout the County. For specific locations and times for 2020, please click here, or call Riverside County at 800.304.2226. Riverside County HHW events now offer safe medication disposal.
A typical home can contain a vast array of Household Hazardous Waste (HHW) products used for cleaning, painting, beautifying, lubricating and disinfecting the house, yard, workshop and garage.
The chemical-based household products from a single home may seem insignificant; but, when thousand of homes across the Coachella Valley use similar products — handling, storing and disposing of them improperly — the combined effect becomes a major problem. The health and safety of people and animals, as well as the health of our communities and the environment is endangered when these types of products are discarded in household garbage, sinks or stormdrains.
Examples of HHW products includes, but is not limited to:
Bathroom Kitchen Workshop & Hobby Gardening Garage Miscellaneous Chlorine Bleach Aerosol Cans Caulking Fertilizer Antifreeze Artist's Paints Nail Polish
Remover
Floor Care
Products
Paint Stripper Slug & Snail Poison
Engine
Degreaser
Kerosene/Lamp
Oil
Deodorizer/Air
Freshener
Aluminum
Cleaner
Gun Cleaner Fungicide
Transmission &
Brake Fluid
Rug Cleaner
Disinfectant
Furniture
Polish
Paint Thinner/Turpentine; Paint
Latex/Oil Based
Weed
Killer/Herbicides
Auto Batteries
Camp Propane
Tanks
Toilet, Tub, & Tile
Cleaner
Ammonia Roof Coating Insecticides/Pesticides
Gas, Diesel
Fuel
Lighter Fluid
The City of Indio, in partnership with the City of Coachella, oversees an ABOP (Antifreeze, Batteries, Oil, Filters, and Paint ) Drop-off Collection Center located at the Waste Transfer Station off Dillon Road. This Facility only accepts antifreeze, batteries, oil, filters and paint. Hours of operation are 8-5 Monday through Friday and 8-Noon on Saturday. 87-011 Landfill Road
Coachella, CA 92236
Phone: 760.863.4094
click here to view location map
Besides the ABOP collection center, Burrtec, the City's waste and recycling collection hauler, offers curbside pickup of up to 5 gallons of used motor oil to all Indio residents.
NEW!! You can now dispose of old cans of paint at various facilities in the Coachella Valley. PaintCare has launched the California Paint Stewardship Program. Click on this PaintCare link for more information about PaintCare and to find the nearest location to you.
To Dispose of other HHW Items
Riverside County operates a permanent Household Hazardous Waste (HHW) facility at 1100 Vella Road, Palm Springs, CA 92264. The operating hours are from 9:00 a.m. to 2:00 p.m. Saturdays October through May and 7:00 a.m. to noon Saturdays June through September.
This facility accepts all HHW types.
Why is it Important to Properly Dispose of HHW?
Household hazardous wastes when disposed of improperly (pouring wastes down the drain, on the ground, into storm drains, or putting them out with the trash) can effect human health and the environment. The dangers of improper disposal may not be immediately obvious, but certain types of household hazardous waste have the potential to cause physical injury to trash workers; contaminate groundwater; contaminate wastewater treatment systems if poured down drains or toilets; and present hazards to children and pets if left around the house.
For more information, please contact the City's Environmental Programs Coordinator at 760-625-1815.
Toxic DO'S Toxic DON'TS
Use the least toxic product you can get. Don’t buy toxic products if you won’t use them. Page 136 of 349 AGENDA ITEM #10.2 Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 484 of 1555 Buy only what you need. Long-term storage of toxic chemicals can be dangerous.
Don’t put toxics in the trash, down the drain, or in the gutter.
Store chemicals in safe places away from children, pets and fire sources.
Don’t mix products! Never mix bleach with cleaners
because toxic gases could
result.
Recycle products when you can. Take used motor oil, anti-freeze, latex paint, and car batteries to collection centers throughout Riverside County.
Don’t wait! Call now to make an appointment to dispose
of your toxic wastes at your nearest collection center. Page 137 of 349 AGENDA ITEM #10.2 Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 485 of 1555 2014 Whitewater River Region WQMP
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Appendix E
Soils Report
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AMS Real Estate Services
ATTN: Brian Wayy
4040 MacArthur Boulevard, Suite 309
Newport, CA 92660
Subject: Interpretive Report for Infiltration System Design, Proposed Starbucks, Assessor’s Parcel Numbers 611-231-020 and 021, Located at 82710 California Highway 111, City of Indio, Riverside County, California
Earth Strata Geotechnical Services, Inc. is pleased to present this infiltration feasibility report for the proposed Starbucks, located at 82710 California Highway 111, in the City of Indio, Riverside County, California. The purpose of our study was to determine the infiltration rates and physical characteristics of the subsurface earth materials within the proposed development. We have provided infiltration rates for the design of onsite water quality management area, where applicable. This study is intended to provide onsite infiltration rates for the earth materials at the approximate depth near the proposed water quality management area.
PROPERTY DESCRIPTION
The subject property is located at 82710 California Highway 111, in the City of Indio, Riverside County, California.
The approximate location of the site is shown on the Vicinity Map, Figure 1.
The subject property is comprised in total of approximately 0.60 acres of developed land. The site has not been graded. Topographic relief at the subject property is relatively low with the terrain being generally flat. Elevations at the site range from approximately -14 to -10 feet below mean sea level (msl), for a difference of about 4± feet across the entire site. Drainage within the subject property generally flows to the east.
Assessor Parcel Number 611-231-020 is currently bounded by a commercial development to the north, Oasis Street to the east, Highway 111 to the south, and an alley to the west. Assessor Parcel Number 611-231-021 is bounded by residential development to the north, a commercial development to the south, an alley to the west, and Town Street to the east.
PROPOSED CONSTRUCTION
The proposed commercial development is expected to consist of concrete, wood or steel framed one- and/or twostory structures utilizing slab on grade construction with associated streets, landscape areas, and utilities. The current development plans include one (1) building positioned on the south end of Assessor’s Parcel number 611- 231-020 and a parking lot on Assessor’s Parcel number 611-231-021.
SUBSURFACE EXPLORATION AND INFILTRATION TESTING
SUBSURFACE EXPLORATION
Subsurface exploration within the subject site was performed on May 24, 2023 for the exploratory excavations. A truck mounted hollow-stem-auger drill rig was utilized to drill three (3) borings throughout the site to a maximum 42184 Remington Avenue, TEMECULA, CA 92590 951-461-4028, ESGSINC.COM
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 487 of 1555 EARTH STRATA GEOTECHNICAL SERVICES 2 June 7, 2023
Project Number 235023-12A
depth of 50 feet. The exploratory holes were excavated for geotechnical evaluation purposes with respect to the proposed developments and to interpret whether groundwater or impermeable soil layers were present. An underground utilities clearance was obtained from Underground Service Alert of Southern California, prior to the subsurface exploration. The approximate locations of the exploratory excavations are shown on the attached Infiltration Location Map, Plate 1 and descriptive logs are presented in Appendix A.
Earth materials encountered during exploration were classified and logged in general accordance with the Standard Practice for Description and Identification of Soils (Visual-Manual Procedure) of ASTM D 2488. Upon completion of laboratory testing, exploratory logs and sample descriptions may have been reconciled to reflect laboratory test results with regard to ASTM D 2487.
EARTH MATERIALS
A general description of the earth materials observed on site is provided below.
Artificial Fill, Undocumented (map symbol Afu): Undocumented artificial fill materials were encountered throughout the site within the upper 5 to 6 feet during exploration. These materials are typically locally derived from the native materials and consist generally of gray (Munsell Soil Color Name 6/1) poorly graded sand with silt.
Quaternary Alluvium (map symbol Qa): Quaternary alluvium was encountered to the maximum depth of the borings. These alluvial deposits consist predominately of interlayered gray (Munsell Soil Color Name 6/1) to light brown (Munsell Color Name 6/3), fine to medium grained poorly-graded sand with silt, silty sand, and sandy silt. These deposits were generally noted to be in a slightly moist to dry, medium dense to dense state.
GROUNDWATER
Groundwater was not observed within the exploratory excavations.
INFILTRATION TESTING
The percolation testing method per Riverside County Health Department guidelines, and the Porchet Conversion Method, was utilized to obtain the infiltration rates. A total of four (4) percolation tests were performed on May 18, 2023 to evaluate near surface infiltration rates in order to estimate the amount of storm water runoff that can infiltrate into the WQMP areas. The percolation tests were performed in general accordance with the requirements of Appendix A of the Design Handbook for Low Impact Development Best Management Practices, prepared by Riverside County Flood Control and Water Conservation District. The percolation tests were performed within 5- foot-deep, 8- inch diameter tests holes. The final percolation test reading and infiltration rate is summarized in the following table and the test data recorded in the field is included in Appendix B.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 488 of 1555 EARTH STRATA GEOTECHNICAL SERVICES 3 June 7, 2023
Project Number 235023-12A
INFILTRATION TEST SUMMARY
The following equation was used in order to convert the percolation rates to infiltration rates.
TEST
NUMBER
PERCOLATION
HOLE
DIAMETER
(inches)
HOLE
DEPTH
(ft.)
PERCOLATION
RATE
(mpi)
INFILTRATION
RATE
(in/hour)
DESCRIPTION
P-1 8 5 3 1.69 Silty SAND
P-2 8 5 4 1.44 Silty SAND
P-3 8 5 4 1.44 Silty SAND
P-4 8 5 3 1.69 Silty SAND
The infiltration test rates ranged from 1.44 to 1.69 inches per hour for an average of 1.57 inches per inch. [The infiltration rate on the porchett method excel is the second to last column: (H 60r)/(t(r+2Havg))]
CONCLUSIONS AND RECOMMENDATIONS
General
From geotechnical and engineering geologic points of view, the proposed WQMP areas, where tested, is considered suitable for infiltration for the proposed development, provided the following conclusions and recommendations are incorporated into the plans and are implemented during construction.
Groundwater
Groundwater was not observed during our subsurface exploration. Potential groundwater impact is considered low. Local well data (see Appendix C) indicates regional groundwater highs are over 50 feet below existing surface, which meets the minimum separation of 10 feet or greater from the bottom of infiltration facility to the groundwater mark.
Geologic/ Geotechnical Screening
The proposed WQMP areas (see Plate 1) are located at a lower elevation than the proposed structures in competent native earth materials.
The proposed structures will be supported by compacted fill and competent earth materials, with no groundwater. According to the County of Riverside reports, the subject site is located in an area where liquefaction potential is considered high. As such, the potential for earthquake induced liquefaction and lateral spreading beneath the proposed structures is considered low due to the recommended compacted fill and relatively low groundwater level.
Preliminary laboratory test results indicate onsite earth materials exhibit an expansion potential of VERY LOW as classified in accordance with 2022 CBC Section 1803.5.3 and ASTM D4829.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 489 of 1555 EARTH STRATA GEOTECHNICAL SERVICES 4 June 7, 2023
Project Number 235023-12A
Therefore, infiltration within the proposed WQMP areas will not encroach on any proposed structures and will not increase the risk of geologic hazards.
Recommended Factor of Safety
The minimum recommended factor of safety for the infiltration design is 3.
Based on the data presented in this report and the recommendations set forth herein, it is the opinion of Earth Strata Geotechnical Services that the WQMP area can be designed for an infiltration rate of 0.52 inches per hour including the factor of safety.
GRADING PLAN REVIEW AND CONSTRUCTION SERVICES
This report has been prepared for the exclusive use of AMS Real Estate and their authorized representative. It likely does not contain sufficient information for other parties or other uses. Earth Strata Geotechnical Services should be engaged to review the final design plans and specifications prior to construction. This is to verify that the recommendations contained in this report have been properly incorporated into the project plans and specifications.
Should Earth-Strata not be accorded the opportunity to review the project plans and specifications, we are not responsibility for misinterpretation of our recommendations.
Earth Strata Geotechnical Services should be retained to provide observations during construction to validate this report. In order to allow for design changes in the event that the subsurface conditions differ from those anticipated prior to construction.
Earth Strata Geotechnical Services should review any changes in the project and modify and approve in writing the conclusions and recommendations of this report. This report and the drawings contained within are intended for design input purposes only and are not intended to act as construction drawings or specifications. In the event that conditions encountered during grading or construction operations appear to be different than those indicated in this report, this office should be notified immediately, as revisions may be required.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 490 of 1555
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 491 of 1555 FIGURE 1
VICINITY MAP
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 492 of 1555 N
PROPOSED STARBUCKS 235023-12A
VICINITY MAP
MAY 2023 FIGURE 1
SEE BAR SCALE
Geotechnical, Environmental and Materials Testing Consultants www.ESGSINC.com (951) 397-8315
Earth Strata Geotechnical Services, Inc.
235023-12A APPROXIMATE SITE LOCATION
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 493 of 1555
APPENDIX A
EXPLORATORY LOGS
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 494 of 1555 Project Name: Highway 111
Logged By: SEZ
Type of Rig: B-61
Drop (in): 30 Hole Diameter (in): 8
Hole Location: See Geotechnical Map
22 trace clay
Sandy SILT; light gray to gray, dry, medium dense, fine grained sand, slight porosity until 20 feet
Artificial Fill, Undocumented (Afu):
until 10 feet
Sandy SILT; gray, slightly moist, medium dense, fine sand, small shells Quaternary Alluvium (Qa):
Silty SAND; gray, slightly moist, medium dense
MATERIAL DESCRIPTION
sand beneath asphalt
Poorly Graded SAND with silt; gray, moist, medium dense, medium grained Silty SANDs; gray, dry, dense, fine grained sand
30 Silty SAND; gray to light brown, slightly moist, hard, contains roots 32 30' 99.0 8.5 SM 38 13.7
25 25' 88.7
22 7.8
20 20' 95.1
9.0 ML
15 15' 83.1
41 2.4 SM
ML
10 10' 102.5
7.5' 77.0 17.3
5.9 SM
5 27 5' 93.5
2.5' 99.7 3.4
0-5'
SP-SM
Page: 1 of 2
Project Number: 235023-10A
Drilling Company: Drilling IT
Drive Weight (lbs): 140
Top of Hole Elevation (ft): See Map Depth (ft) Blow Count Per Foot Sample Depth Dry Density (pcf) 42184 Remington Avenue, Temecula, CA 92590
16 22
Geotechnical Boring Log B-1
Date: May 24, 2023
Moisture (%)
Classification
Symbol
0
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 495 of 1555 Project Name: Highway 111
Logged By: SEZ
Type of Rig: B-61
Drop (in): 30 Hole Diameter (in): 8
Hole Location: See Geotechnical Map
Geotechnical Boring Log B-1
Date: May 24, 2023 Page: 2 of 2
Project Number: 235023-10A
Drilling Company: Drilling IT
Drive Weight (lbs): 140
Top of Hole Elevation (ft): See Map Depth (ft) Blow Count Per Foot Sample Depth Dry Density (pcf) Moisture (%) Classification
Symbol
MATERIAL DESCRIPTION
30 30 99.0 8.5 SM Silty SAND; gray to light brown, slightly moist, hard, contains roots 35 40
58 40 92.4 10.5 ML Sandy SILT; gray, slightly moist, hard 45 50
76/11 50 101.1 1.5 SM Silty SAND; gray, dry, very dense, fine grained sand Total Depth: 50.8 feet
No Groundwater
55 42184 Remington Avenue, Temecula, CA 92590
32 60
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 496 of 1555 Project Name: Highway 111
Logged By: SEZ
Type of Rig: B-61
Drop (in): 30 Hole Diameter (in): 8
Hole Location: See Geotechnical Map
Geotechnical Boring Log B-2
Date: May 24, 2023 Page: 1 of 1
Project Number: 235023-10A
Drilling Company: Drilling IT
Drive Weight (lbs): 140
Top of Hole Elevation (ft): See Map Depth (ft) Blow Count Per Foot Sample Depth Dry Density (pcf) Moisture (%) Classification
Symbol
MATERIAL DESCRIPTION
0 Artificial Fill, Undocumented (Afu):
SP-SM Poorly Graded SAND with silt; gray, slightly moist, medium dense, medium 12 2.5' 95.2 1.5 grained sand beneath asphalt
5 17 5' 95.5 1.3 Dry, fine grained sand
13 7.5' 76.2 18.6 Quaternary Alluvium (Qa):
ML Sandy SILT; gray, slightly moist, medium dense, fine grained sand, small shells until 10 feet
10 38 10' 106.7 1.2 SM Silty SAND; gray, dry, dense, fine grained sand 15 19 15' 86.7 10.2 ML Sandy SILT; light brown, slightly moist, medium dense, fine grained sand Total Depth: 16.5 feet
No Groundwater
20 25
42184 Remington Avenue, Temecula, CA 92590
30
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 497 of 1555 Project Name: Highway 111
Logged By: SEZ
Type of Rig: B-61
Drop (in): 30 Hole Diameter (in): 8
Hole Location: See Geotechnical Map
Geotechnical Boring Log B-3
Date: May 24, 2023 Page: 1 of 1
Project Number: 235023-10A
Drilling Company: Drilling IT
Drive Weight (lbs): 140
Top of Hole Elevation (ft): See Map Depth (ft) Blow Count Per Foot Sample Depth Dry Density (pcf) Moisture (%) Classification
Symbol
MATERIAL DESCRIPTION
0 0-5' Quaternary Alluvium (Qa):
SP-SM Poorly Graded SAND with silt; gray, dry, medium dense, fine grained sand 16 2.5' 90.2 2.5
5 17 5' 95.6 6.0 ML Sandy SILT; gray, slightly moist, very stiff 39 7.5' 105.0 1.8 SM Silty SAND; light brown to gray, slightly moist, dense, fine grained sand 10 26 10' 96.5 8.3 Medium dense, trace clay
15 18 15' 91.5 18.4 ML Sandy SILT; gray, slightly moist, very stiff Total Depth: 16.5 feet
No Groundwater
20 25
42184 Remington Avenue, Temecula, CA 92590
30
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 498 of 1555
APPENDIX B
INFILTRATION TEST SHEETS
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 499 of 1555 Job No.: 235023-12A Tested By: RG / LB “It” is the tested infiltration rate.
Job Name: Highway 111 Time interval, Δt Initial Depth to Water, D0
Test Hole Number: Test Hole Diameter (inches):8 Final Depth to Water, Df Total Depth of Test Hole, DT
Soil Classification: Silty SAND Date Excavated: 5/17/2023 2Test Hole Radius, r
Test Hole Depth (in): Date Tested: 5/18/2023 The conversion equation is used:
Time Interval of Presoak0 “Havg” is the average head height over the time interval.
Date / Time0
Start Amount of Water Used / Comments
Stop APPROX. 200 Gallons
Time
Time
Interval
(min.)
Final
Water
Level
(Inches)
Water
Level Drop
(Inches)
Percolatio
n Rate
(Min./Inch )
Total Depth
of
Percolation
Hole
Time
interval
∆t
Initial
Water H 0
Final
Water H f
Total
Depth of
Test Hole D t
Radius of
Perc Hole r ∆H H Avg
ΔH 60 r)/(Δt
(r+2Havg))
It
ELAPSED
TIME
Δt
12:18
12:38
12:38
12:58
12:58
13:08
13:08
13:18
13:18
13:28
13:28
13:38
13:38
13:48
13:48
13:58
13:58
14:08
14:08
14:18
20.50 60.00 6.00 15.50 28.25 4.46 20.00
P-1
60 5/18/23 0:00 It = ΔH 60 r
5/18/23 0:00 Δt(r+2Havg)
60.00 20.00 36.00
Initial Water
Level (Inches)
20 24 39.5 15.502
40.00 10 24 29 5.002 60.00 10.00
20.00 31.50 23.00 60.00 6.00 8.50
31.00 60.00 6.00 5.00 33.50 2.47 50.00
20 28.5 37
32 3.004 60.00 10.00 31.00
36.00 8.503 60.00 27.25 2.53
60.00 6.00 6.75 34.38 3.25 70.00
60.00 10 22.25 29 6.752 60.00 10.00 37.75 31.00
10 29 28.00 60.00 6.00 3.00 29.50 1.66
10 24 27.5 3.503 60.00 10.00
10 24 28.5 4.503 60.00 10.00 36.00
3.004 60.00 10.00 36.00
36.00 31.50 60.00 6.00 4.50 33.75 2.20 80.00
32.50 60.00 6.00 3.50 34.25 1.69 90.00
33.00 60.00 6.00 100.00
60.00 6.00 2.50 34.75
60.00 1.19 110.00
120.00
10 24 26.5 2.504 60.00 10.00 36.00 33.50
10 24 27 3.00 34.50 1.44
10 24 27.5 3.503 10.00 36.00 32.50 60.00 6.00 3.50 34.25 1.69
Job No.: 235023-12A
Job Name: Highway 111
Test Hole Number: P-1
4.46 2.53 2.47
1.66 3.25
2.20 1.69
1.44 1.19
1.69 0.00
0.50 1.00
1.50 2.00
2.50 3.00
3.50 4.00
4.50 5.00
0.00 20.00 40.00 60.00 80.00 100.00 120.00 140.00
INFILTRATION RATE
ELAPSED TIME
ELAPSED TIME VS. INFILTRATION RATE
Job No.: 235023-12A Tested By: RG / LB “It” is the tested infiltration rate.
Job Name: Highway 111 Time interval, Δt Initial Depth to Water, D0
Test Hole Number: Test Hole Diameter (inches):8 Final Depth to Water, Df Total Depth of Test Hole, DT
Soil Classification: Silty SAND Date Excavated: 5/17/2023 2Test Hole Radius, r
Test Hole Depth (in): Date Tested: 5/18/2023 The conversion equation is used:
Time Interval of Presoak0 “Havg” is the average head height over the time interval.
Date / Time0
Start Amount of Water Used / Comments
Stop APPROX. 200 Gallons
Time
Time
Interval
(min.)
Final
Water
Level
(Inches)
Water
Level Drop
(Inches)
Percolatio
n Rate
(Min./Inch )
Total Depth
of
Percolation
Hole
Time
interval
∆t
Initial
Water H 0
Final
Water H f
Total
Depth of
Test Hole D t
Radius of
Perc Hole r ∆H H Avg
ΔH 60 r)/(Δt
(r+2Havg))
It
ELAPSED
TIME
Δt
12:18
12:38
12:38
12:58
12:58
13:08
13:08
13:18
13:18
13:28
13:28
13:38
13:38
13:48
13:48
13:58
13:58
14:08
14:08
14:18
10 24 27 3.004
10 24 27 3.00 34.50 1.44
10.00 36.00 33.00 60.00 6.00 3.00 34.50 1.44
10 24 27 3.004 60.00 10.00 36.00 33.00 60.00 6.00 3.00 34.50
60.00 1.44 110.00
120.00
3.004 60.00 10.00 36.00
36.00 31.50 60.00 6.00 4.50 33.75 2.20 80.00
32.50 60.00 6.00 3.50 34.25 1.69 90.00
33.00 60.00 6.00 100.00
10 24 27.5 3.503 60.00 10.00
10 24 28.5 4.503 60.00 10.00 36.00
60.00 6.00 5.00 33.50 2.47 70.00
60.00 10 24 29 5.002 60.00 10.00 36.00 31.00
10 28.25 31 2.754 60.00 10.00 31.75 29.00 60.00 6.00 2.75 30.38 1.48
36.00 5.504 60.00 29.75 1.51 40.00
10 24 28.25 4.253 60.00 10.00
20.00 32.50 27.00 60.00 6.00 5.50
31.75 60.00 6.00 4.25 33.88 2.07 50.00
20 27.5 33
P-2
60 5/18/23 0:00 It = ΔH 60 r
5/18/23 0:00 Δt(r+2Havg)
60.00 20.00 36.00 21.75 60.00 6.00 14.25 28.88 4.02 20.00 Initial Water
Level (Inches)
20 24 38.25 14.252
Job No.: 235023-12A
Job Name: Highway 111
Test Hole Number: P-2
4.02 1.51
2.07 1.48
2.47 2.20
1.69 1.44 1.44 1.44
0.00 0.50
1.00 1.50
2.00 2.50
3.00 3.50
4.00 4.50
0.00 20.00 40.00 60.00 80.00 100.00 120.00 140.00
INFILTRATION RATE
ELAPSED TIME
ELAPSED TIME VS. INFILTRATION RATE
Job No.: 235023-12A Tested By: RG / LB “It” is the tested infiltration rate.
Job Name: Highway 111 Time interval, Δt Initial Depth to Water, D0
Test Hole Number: Test Hole Diameter (inches):8 Final Depth to Water, Df Total Depth of Test Hole, DT
Soil Classification: Silty SAND Date Excavated: 5/17/2023 2Test Hole Radius, r
Test Hole Depth (in): Date Tested: 5/18/2023 The conversion equation is used:
Time Interval of Presoak0 “Havg” is the average head height over the time interval.
Date / Time0
Start Amount of Water Used / Comments
Stop APPROX. 200 Gallons
Time
Time
Interval
(min.)
Final
Water
Level
(Inches)
Water
Level Drop
(Inches)
Percolatio
n Rate
(Min./Inch )
Total Depth
of
Percolation
Hole
Time
interval
∆t
Initial
Water H 0
Final
Water H f
Total
Depth of
Test Hole D t
Radius of
Perc Hole r ∆H H Avg
ΔH 60 r)/(Δt
(r+2Havg))
It
ELAPSED
TIME
Δt
12:18
12:38
12:38
12:58
12:58
13:08
13:08
13:18
13:18
13:28
13:28
13:38
13:38
13:48
13:48
13:58
13:58
14:08
14:08
14:18
10 24 27 3.004
10 24 26.75 2.75 34.63 1.32
10.00 36.00 33.00 60.00 6.00 3.00 34.50 1.44
10 24 27 3.004 60.00 10.00 36.00 33.00 60.00 6.00 3.00 34.50
60.00 1.44 110.00
120.00
2.754 60.00 10.00 36.00
36.00 30.00 60.00 6.00 6.00 33.00 3.00 80.00
32.00 60.00 6.00 4.00 34.00 1.95 90.00
33.25 60.00 6.00 100.00
10 24 28 4.003 60.00 10.00
10 24 30 6.002 60.00 10.00 36.00
60.00 6.00 5.50 33.25 2.73 70.00
60.00 10 24 29.5 5.502 60.00 10.00 36.00 30.50
10 29 32.75 3.753 60.00 10.00 31.00 27.25 60.00 6.00 3.75 29.13 2.10
36.00 6.504 60.00 27.25 1.93 40.00
10 24 29 5.002 60.00 10.00
20.00 30.50 24.00 60.00 6.00 6.50
31.00 60.00 6.00 5.00 33.50 2.47 50.00
20 29.5 36
P-3
60 5/18/23 0:00 It = ΔH 60 r
5/18/23 0:00 Δt(r+2Havg)
60.00 20.00 36.00 19.50 60.00 6.00 16.50 27.75 4.83 20.00 Initial Water
Level (Inches)
20 24 40.5 16.502
Job No.: 235023-12A
Job Name: Highway 111
Test Hole Number: P-3
4.83 1.93
2.47 2.10
2.73 3.00
1.95 1.32
1.44 1.44
0.00 1.00
2.00 3.00
4.00 5.00
6.00 0.00 20.00 40.00 60.00 80.00 100.00 120.00 140.00
INFILTRATION RATE
ELAPSED TIME
ELAPSED TIME VS. INFILTRATION RATE
Job No.: 235023-12A Tested By: RG / LB “It” is the tested infiltration rate.
Job Name: Highway 111 Time interval, Δt Initial Depth to Water, D0
Test Hole Number: Test Hole Diameter (inches):8 Final Depth to Water, Df Total Depth of Test Hole, DT
Soil Classification: Silty SAND Date Excavated: 5/17/2023 2Test Hole Radius, r
Test Hole Depth (in): Date Tested: 5/18/2023 The conversion equation is used:
Time Interval of Presoak0 “Havg” is the average head height over the time interval.
Date / Time0
Start Amount of Water Used / Comments
Stop APPROX. 200 Gallons
Time
Time
Interval
(min.)
Final
Water
Level
(Inches)
Water
Level Drop
(Inches)
Percolatio
n Rate
(Min./Inch )
Total Depth
of
Percolation
Hole
Time
interval
∆t
Initial
Water H 0
Final
Water H f
Total
Depth of
Test Hole D t
Radius of
Perc Hole r ∆H H Avg
ΔH 60 r)/(Δt
(r+2Havg))
It
ELAPSED
TIME
Δt
12:18
12:38
12:38
12:58
12:58
13:08
13:08
13:18
13:18
13:28
13:28
13:38
13:38
13:48
13:48
13:58
13:58
14:08
14:08
14:18
10 24 27.5 3.503
10 24 28 4.00 34.00 1.95
10.00 36.00 32.50 60.00 6.00 3.50 34.25 1.69
10 24 27.75 3.753 60.00 10.00 36.00 32.25 60.00 6.00 3.75 34.13
60.00 1.82 110.00
120.00
4.003 60.00 10.00 36.00
36.00 29.50 60.00 6.00 6.50 32.75 3.27 80.00
32.00 60.00 6.00 4.00 34.00 1.95 90.00
32.00 60.00 6.00 100.00
10 24 28 4.003 60.00 10.00
10 24 30.5 6.502 60.00 10.00 36.00
60.00 6.00 6.00 33.00 3.00 70.00
60.00 10 24 30 6.002 60.00 10.00 36.00 30.00
10 30 34 4.003 60.00 10.00 30.00 26.00 60.00 6.00 4.00 28.00 2.32
36.00 3.506 60.00 28.50 1.00 40.00
10 24 30 6.002 60.00 10.00
20.00 26.75 30.25 60.00 6.00 3.50
30.00 60.00 6.00 6.00 33.00 3.00 50.00
20 33.25 29.75
P-4
60 5/18/23 0:00 It = ΔH 60 r
5/18/23 0:00 Δt(r+2Havg)
60.00 20.00 36.00 17.50 60.00 6.00 18.50 26.75 5.60 20.00 Initial Water
Level (Inches)
20 24 42.5 18.502
Job No.: 235023-12A
Job Name: Highway 111
Test Hole Number: P-4
5.60 1.00
3.00 2.32
3.00 3.27
1.95 1.95
1.82 1.69
0.00 1.00
2.00 3.00
4.00 5.00
6.00 0.00 20.00 40.00 60.00 80.00 100.00 120.00 140.00
INFILTRATION RATE
ELAPSED TIME
ELAPSED TIME VS. INFILTRATION RATE
APPENDIX C
LOCAL WELL DATA
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 508 of 1555 Conditions of Use Privacy Policy Accessibility
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Groundwater Level Report
Station 337210N1162143W001
Groundwater Levels for Well 337210N1162143W001
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11/30/2022
00:00:00 -16.328 -16.328 62.1 -78.428 62.1 Indio WaterAuthority - I...
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12/13/2022
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01/27/2023
00:00:00 -16.328 -16.328 64.51 -80.838 64.51
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02/13/2023
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-16.328 -16.328 65.8 -82.128 65.8 Indio Water
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01/01/1986
01/01/1988
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-120 ft
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Measurement
Date (PST)
Reference
Point
Elevation
Ground
Surface
Elevation
Distance from
RP to WS
Groundwater
Elevation
Ground
Surface to
Water Surface
Measurement
Issue
Submitting
Organization
Collecting
Organization
Water Level
Measurement
Comments
Station Data Groundwater Level Data
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 509 of 1555 text Contact WDL
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Groundwater
Continuous Data
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Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 510 of 1555 2014 Whitewater River Region WQMP
Starbucks Indio
Appendix F
Structural BMP and/or Retention Facility Sizing Calculations and Design Details
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Starbucks Indio
Appendix G
AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP
MAINTENANCE AGREEMENTS AND/OR OTHER
MECHANISMS FOR ENSURING ONGOING OPERATION,
MAINTENANCE, FUNDING AND TRANSFER OF
REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP
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Starbucks Indio
Appendix H
PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE
REMEDIATION CONDUCTED AND USE RESTRICTIONS
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Starbucks Indio
Appendix I
PROJECT-SPECIFIC WQMP SUMMARY DATA FORM
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 514 of 1555 Project-Specific WQMP Summary Data Form
Applicant Information
Name and Title
Company
Phone
Email
Project Information
Project Name
(as shown on project application/project-specific WQMP) Street Address
Nearest Cross Streets
Municipality
(City or Unincorporated County)
Zip Code
Tract Number(s) and/or Assessor Parcel Number(s)
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.
X Restaurant disturbing > 5,000 sq. ft.
Home subdivision ≥ 10 housing units
X Parking lot ≥ 5,000 sq. ft. or ≥ 25 parking spaces
Date Project-Specific WQMP Submitted
Size of Project Area (nearest 0.1 acre)
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 Are Treatment Control BMPs required? No
Is the project subject to onsite retention by ordinance or policy?
Yes
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
Contact Name
Street or Mailing Address
City
Zip Code
Phone
Space Below for Use by City/County Staff Only
Preceding Information Verified by
(consistent with information in project-specific WQMP)
Name:
Date:
Date Project-Specific WQMP Approved:
Data Entered by Name:
Date:
Other Comments
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 515 of 1555 TECH2023-01454
[https://anaheim-epr.eplansoftreview.com/#!/projects/6209/details/info]
PRELIMINARY HYDROLOGY REPORT
For
Commercial/Retail Development
82710 State Highway 111
Indio, California
Prepared For:
Golden Star Investment
4040 MacArthur Bl, Suite 309
Newport Beach, CA 92660
Phone: 949-679-7733 Ext. 202
Prepared By:
G&AConsulting Civil Engineers, Inc.
23342 South Pointe Drive, Suite K
Laguna Hills, CA 92653
Phone: 949-679-0062
WWW.GHALBI.COM
Date: June 12, 2023
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 516 of 1555
TABLE OF CONTENTS
I. PROJECT OVERVIEW….………………………………….……..…………………… 1
A. PROJECT DESCRIPTION…………..……………….…………….……………………. 1
B. STUDY PURPOSE……..……...……………………………….…..……………………. 1
C. OBJECTIVES…………….……..………………………………………………………... 1
D. STORM DRAIN FACILITIES…………………………………….…………………….. 1
II. METHODOLOGY….……………………………………………….………………….. 2
A. HYDROLOGY GUIDELINES…………………………..…………...………………….. 2
B. ROUTING METHOD CALCULATION……………………………..………………….. 2
III. FLOOD ASSESMENT……...…………………………………………………………. 2
III. CONCLUSION………………………………………………………...………………. 2
LIST OF APPENDICES
APPENDIX A HYDROLOGY & WQMP SITE PLAN
APPENDIX B RATIONAL METHOD CALCULATIONS
APPENDIX C UNIT HYDROGRAPH CALCULATIONS
APPENDIX D BASIN ROUTING CALCULATIONS
APPENDIX E REFERENCE MATERIAL
SOILS SURVEY
NOAA RAINFALL DATA
FIRM MAP
SOILS REPORT
CITY DRAINAGE ORDINANCE CODE
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 517 of 1555 1of2 I. PROJECT OVERVIEW
A. PROJECT DESCRIPTION
The preliminary drainage study contains hydrology and hydraulic calculations for the proposed commercial/retail development in the City of Indio. The project is located at 82710 State Highway 111 in the City of Indio, Riverside County, California. The property is located in the northwest corner of State Highway 111 and Oasis Street intersection. The project area can be accessed from State Highway 111 and Oasis Street.
Refer to vicinity map for project location.
The proposed development will construct a new commercial building, a drive thru, parking areas with drive aisles as well as landscape areas.
B. STUDY PURPOSE
The purpose of this preliminary drainage study is to provide sizing calculations for the proposed storm drain lines and underground infiltration basins and compute the post developed condition hydrology calculations. The purpose of this preliminary drainage study is to size a storm drain system in compliance with the City of Indio Ordinance No. 162.140.
The improvements will include a commercial building, drive aisles, parking areas, landscape areas, utility, and underground infiltration basins. This report provides detailed hydrology calculations and sizing calculations for the proposed underground infiltration basins. The study will also identify potential impacts to downstream facilities.
The 100-year, 24-hour storm event has been analyzed as indicated in the City of Indio Ordinance No. 162.140.
Storm drain facilities have been designed to handle the mentioned above storm event.
City of Indio Ordinance No. 162.140 requires properties of one acre or greater in size to retain the 100-year, 24- hour storm event onsite.
The underground infiltration basins will completely capture and infiltrate 100-year storms. The basins will also treat runoff pollutants.
C. OBJECTIVES
The main objectives of this study are listed below:
· Existing Site Investigation
· Prepare Hydrology Calculations for the 100-year 24-hr storm event. · Develop the required storm drain system to meet project goals.
D. STORM DRAIN FACILITIES
The is no existing storm drain infrastructure within the improvement limits. New catch basin inlets, storm drain pipe and underground infiltration basins will be built to capture and infiltrate runoff from the project area.
A new onsite storm drain system will be built to convey project runoff to the proposed underground infiltration basins. See Exhibits in Appendix A for drainage areas and location of proposed drainage facilities.
The project area is divided into two main drainage areas, 1 and 2. Runoff from drainage areas 1 and 2 will be capture by proposed concrete gutters, catch basin inlets and storm drain pipes into the proposed underground infiltration basins. The location of storm drain facilities is shown in Exhibit A, in Appendix A.
Resolution No. 10416 : Request for Conditional Use Permit and Planning R... Page 518 of 1555 2of2 II. METHODOLOGY
A. HYDROLOGY GUIDELINES
Hydrology Calculations were prepared in accordance with the RCFC&WCD Hydrology Manual dated April, 1978. Rational method and unit hydrograph calculations were prepared using the approved hydrology software based on the RCFC&WCD Hydrology Manual. Antecedent Moisture Condition (AMC) II used for this study for the 100-year storm. The AMC represents the degree of ground saturation from previous storms within the project site. The AMC value ranges from I to III, with condition III being the most severe, which yields more runoff and low infiltration.
CivildCadd CivilDesign Hydrology, Hydraulics Software by CivilDesign Corp. and Joseph E. Bonadiman and Associates, Inc. was utilized to compute hydrology calculations for the project area. Rational method and unit hydrograph calculations are provided in Appendix B and C respectively.
B. ROUTING METHOD CALCULATION
Hydrograph Routing Calculation Software
The Basin, Modified Pul’s Method was utilized and performed using the CivildCadd CivilDesign Hydrology, Hydraulics Software by CivilDesign Corp. and Joseph E. Bonadiman and Associates, Inc. Routing calculations were prepared for the proposed underground infiltration basins. The computer generated output files for the 100- year storm frequencies for the 100-year storm 24-hr durations are included in Appendix D.
III. FLOOD ASSESSMENT
The Federal Emergency Management Agent (FEMA) publishes Flood Insurance Rate Maps (FIRMs) that identify areas where there is flooding potential. The FIRM that applies to the project site is City of Indio Map Number 06065C2253H, March 6, 2018. The entire project site is within Flood Hazard Zone “X” (Other Areas) – an area of minimal flood hazard. FIRM map is included in Appendix E.
IV. CONCLUSION
Table A below provides a summary for the 100-year 24-hour storms for the project watershed areas. Table A summarizes the provided underground infiltration basin dimensions and volume for each drainage area BMP.
The proposed underground infiltration basins will detain and infiltrate the 100-year 24-hour storm event. Thus, the project is in compliance with the City of Indio Ordinance No. 162.140 criteria for new development projects.