Indio City Council
July 16, 2025

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 949 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 34 Dudek recommends that a formal jurisdictional determination (delineation) be conducted once the Project is defined to determine whether any waters or wetlands regulated by the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and/or CDFW occur within the Project Area. The CVMSHCP does not provide coverage for Project impacts on aquatic resources; a formal jurisdictional delineation will be required for any portions of the Project Area selected for development. The jurisdictional delineation should focus on areas that would potentially support flowing water or wetlands, including the identified desert washes within the Project Area.

If potentially regulated waters or wetlands are found and may be impacted by the Project, permitting under Clean Water Act Sections 401 and 404, California Fish and Game Code Section 1600, and/or the Porter–Cologne Water Quality Control Act will be required prior to Project implementation. Impacts to regulated waters will require compensatory mitigation.

Dudek recommends conducting the jurisdictional delineation early in the planning process to develop an overall permitting strategy and begin resource agency coordination.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 950 of 1774 Date: 10/18/2024 - Last saved by: agreis - Path: Z:\Projects\j1629001\MAPDOC\BiologicalConstraints\Figure2-CoachellaValley_MSHCP.mxd 86 10

CITY OF COACHELLA

CITY OF INDIO
44TH AVE

TS SI SAO

ADRIADR

TS EROG

S BAY DR

MAR KET ST

KENNER AVE

LA G OVISTA
41AVE

BLISS AVE

REQUAAVE

VISTA DEL SUR

TS IA BARA

EASTSIDE DR

Y WKP RETNEC FLOG

FRED WARING DR
46TH AVE
MILES AVE 45TH AVE

POLK ST

TS NERUB NAV

TYLER ST
38TH AVE

CALHOUN ST

TS NOSKCAJ
HWY 111

HARRISON ST

PIERCE ST
42ND AVE

INDIO BLVD

VISTA DEL NORTE

FILLMORE ST
40TH AVE

TS EORNOM

LAN DFILL RD

FARGO CANYON RD

DILLON RD
Coachella Valley MSHCP
Phase I Annexation Request for the City of Indio, CA
SOURCE: BLM LandSurface Ownership; Riverside County 2024; Coachella Valley MSHCP; Open Street Map; ESRI World Imagery 0 1 0.5 Miles
Project Area Boundary
City Boundary
MSHCP Conservation Area
Desert Tortoise and Linkage Conservation Area
East Indio Hills Conservation Area
Indio Hills Palms Conservation Area
Joshua Tree National Park Conservation Area
Thousand Palms Conservation Area
MSHCP Biological Corridors/Linkages
Indio Hills Palms Linkage
Thousand Palms Linkage
Land Ownership
Bureau of Land Management
Bureau of Reclamation
FIGURE 4-5
Coachella La
Quinta
Indian Wells
Palm Desert
Indio Rancho Mirage
Cathedral
City
Palm Springs
Banning
Banning
S a n
B e r n a r d i n o
C oun t y
S a n Di e g o
C oun t y
I m p e r i a l
C oun t y
74 195
76 247 38
86 111
243
79 111
10 Project Area
Boundary

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 951 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 36

4.3.2 Cultural Resources
To better understand the cultural resources sensitivity within the Project Area, the Project Team conducted a desktop analysis of previously prepared cultural resource studies concerning the Project Area, as well as a review of archival documents. 9 The analysis of this
information has enabled Dudek to make recommendations as to which parcels have lower cultural resources sensitivity and therefore may be better suited for potential annexation and development. Based on preliminary desktop analysis, generally speaking, the Project Area has the potential to identify significant archaeological resources during grounddisturbing activities. Key takeaways include the following:
 Archaeological Sensitivity. Generally
speaking, the analysis found that the
potential of future development to
impact archaeological resources
depends on archaeological
sensitivity. Archaeological sensitivity
varies throughout the Project Area
and is based on previous
development, known archaeological
resource locations, traditional tribal
knowledge, and topography. The
areas of highest sensitivity, as shown
on Figure 4-6, Cultural Resources
Sensitivity, are generally areas adjacent to water and access routes. Water is present seasonally at the southern end of the Project Area, abutting Whitewater Channel, and two wells located near private residences along Dillon Road. Analysts also cited the presence of alluvial action and flooding throughout the Project Area, creating a moderate potential for cultural resources.
 Archival Results. The cultural resources reviewed as part of this desktop analysis identified three roads to be included in a future impact assessment, should the City annex and therefore develop within proximity to the following assets: Fargo Canyon Road, Old Aqueduct Road, and an unnamed dirt road in the northeastern portion of the Project Area. These three resources would potentially be eligible for listing on the California Register of Historical Resources and would require further review during the 9 Archival documents included South Coastal Information Center), historic aerials, historic maps, U.S.

Geological Survey soils maps, and the California Native American Heritage Commission (NAHC) Sacred Lands File.

Archaeological Sensitivity
Archaeological sensitivity is typically
heightened around areas of
resource availability, like access to
waterways, creeks, and other water
sources around which human
activity tends to gather.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 952 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 37 planning process for development with the potential to create impacts on these resources.
 Sacred Lands File Results. In October 2024, the Project Team reached out to the California Native American Heritage Commission (NAHC) to find out if any sacred or culturally significant Native American sites are known in the Project Area. NAHC responded that there are listings in their Sacred Lands File but did not specify what or where the resources are. The Sacred Lands File consists of a database of known Native American resources. NAHC recommended direct outreach to the Cabazon Band of Cahuilla Indians and 25 other tribes with ties to the area. As a result of outreach to those tribes, only five tribes responded and, as of today, no known resources have been identified in the Project Area.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 953 of 1774 Date: 2/28/2025 - Last saved by: agreis - Path: Z:\Projects\j1629001\MAPDOC\Cultural\Figure2-CulturalSensitivity.mxd 86 10
Cultural Resources Sensitivity
Phase 1 Annexation Request for the City of Indio, CA
SOURCE: USGS 7.5-Minute Series Indio, West Berdoo Canyon Quadrangles 0 2,000 1,000 Feet
Project Area Boundary
Cultural Sensitivity
Low
Moderate
High
FIGURE 4-6

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 954 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 39

4.3.3 Paleontological Resources
To better understand and determine the
presence of, and potential impacts related to,
paleontological resources associated with
development within the Project Area, the Project
Team conducted a desktop analysis of
paleontological resources that is compliant with
the California Environmental Quality Act (CEQA)
and the 2010 Society of Vertebrate Paleontology
guidelines,10 which can be found in Appendix A4.

The inventory consisted of a paleontological
records search through the Natural History
Museum of Los Angeles County and the
Western Science Center in Hemet, an unofficial
records search through the American Museum
of Natural History online collections database,
and a review of geological mapping and
geological and paleontological literature.

Key takeaways include the following:
 Paleontological Sensitivity. High
paleontological sensitivity areas are
mapped within the southern portion of the Project Area. These areas are either congruent with high-sensitivity areas mapped by the County of Riverside and/or are areas where the paleontologically sensitive Ocotillo Formation is mapped at the surface. Figure 4-7, Paleontological Resources Sensitivity. outlines these sensitivities and shows where they are mapped within the Project Area. As such, the Project Area is considered potentially sensitive for paleontological resources, and without mitigation, the potential damage to paleontological resources during construction associated with the Project is considered a potentially significant impact.  Potential Additional Paleontological Sensitivity. The Natural History Museum of Los Angeles County reported more than a dozen nearby fossil localities from the same sedimentary deposits that underlie the Project Area on the surface or at depth, and the Western Science Center in Hemet has one fossil locality just outside the Project’s 10 SVP (Society of Vertebrate Paleontology). 2010. “Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources.” SVP, Impact Mitigation Guidelines Revision Committee. http://vertpaleo.org/Membership/Member-Ethics/SVP_Impact_Mitigation_Guidelines.aspx.

Paleontological Resources
Paleontological resources are
the remains or traces of
plants and animals that are
preserved in the Earth’s crust,
and for the purposes of this
analysis, are older than
written history (or older than
approximately 5,000 years).

They are limited, nonrenewable resources of
scientific and educational
value and are afforded
protection under state laws
and regulations.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 955 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 40 1-mile-radius buffer. Given the proximity of past fossil discoveries in the surrounding area from Lake Cahuilla deposits and the Ocotillo Formation, the Project Area is considered highly sensitive for supporting paleontological resources below the depth of fill and weathered Lake Cahuilla deposits and the Ocotillo Formation.

Although there is the potential for paleontological resources to occur within the Project Area, the results of the paleontological records searches were negative for paleontological resources within the Project Area and within a 1-mile-radius buffer of the Project Area boundary. In addition, the Project Area is not anticipated to be underlain by unique geologic features.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 956 of 1774 Date: 10/31/2024 - Last saved by: agreis - Path: Z:\Projects\j1629001\MAPDOC\Paleo\Figure2-PaleoSensitivity.mxd 86 10

CITY OF COACHELLA

CITY OF INDIO
Paleontological Resources Sensitivity
Phase 1 Annexation Request for the City of Indio, CA
SOURCE: USGS 7.5-Minute Series Quadrangles; County of Riverside 2024; Dibble and Minch 2008a; 0 2,000 1,000 Feet
Project Area Boundary
Cities
Area of highest paleontological potential
High Sensitivity Geologic Unit (Dibblee and Minch 2008a) Paleontological Sensitivity (County of Riverside 2024)
Ha - High sensitivity at surface
L - Low sensitivity
U - Undetermind sensitivity
FIGURE 4-7

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 957 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 42

4.3.4 Geotechnical
The Geotechnical Constraints and Opportunities Analysis, as detailed in Appendix A7, highlights potential issues and opportunity areas within the Project Area based on geological conditions. The analysis draws from publicly available data provided by the U.S.

Geological Survey, California Geological Survey, and the Natural Resources Conservation Service. No site-specific geotechnical investigations or reports were conducted or reviewed for this initial assessment. While geotechnical hazards have the potential to compromise building integrity and pose risks to human safety if not properly addressed, most hazards can be effectively mitigated through appropriate design solutions and proper site preparation, including the use of engineered fill and soil compaction.

Alquist–Priolo Zones
The entire Project Area is in a seismically active
area with San Andreas fault strands intersecting
the Project Area, leading to a high probability of
experiencing a substantive earthquake in the
future. As shown in Figure 4-8, Alquist–Priolo
Zones are identified generally as areas 200 to 500
feet on each side of a known active fault, based on
a number of factors, and help identify areas where
surface fault ruptures could prove hazardous and
where extra study is needed. While there are
Alquist–Priolo Zones that intersect the Project
Area, their existence does not necessarily preclude
development but may affect the ultimate location
of any proposed structures as well as adding to
the cost and time to complete development.

Liquefaction and Subsidence
The Project Area is located in an area that the City
identifies as having a moderate potential for
liquefaction. Liquefaction occurs when saturated,
loose soils temporarily lose strength during an
earthquake and behave like a fluid, often due to
increased pore water pressure that cannot
dissipate. This can lead to ground failure such as lateral spreading and settlement, especially in areas with shallow groundwater, loose soils, and sufficient seismic shaking. All Alquist–Priolo Earthquake
Fault Zoning Act
The Alquist–Priolo Act was
enacted to help protect
human safety and prevent
damage from surface fault
rupture by identifying faults
at risk of causing surface
displacement. The Alquist–
Priolo Act requires the State
Geologist to establish
earthquake fault zones
around the surface traces of
active faults and to issue
appropriate maps to assist
cities and counties in
planning, zoning, and
building regulation functions.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 958 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 43 proposed development within the Project Area would be required to adhere to current building code requirements, which include measures to identify and mitigate for any identified liquefaction hazards.

Land subsidence is the downward settlement of a large area of land, which can potentially result in surface infrastructure damage. Historical subsidence in California has resulted from several processes, including oil and gas production, groundwater withdrawal, hydrocompaction, and peat oxidation. According to mapping compiled by the California Department of Water Resources, the Project Area is adjacent to an area of identified subsidence due to groundwater withdrawal. Development within the Project Area would increase water demand, which could potentially be sourced from groundwater resources that could include the Indio Subbasin. Further analysis would be required, especially for projects subject to Senate Bill 610 (2001), which would require preparation of a water supply assessment to ensure that adequate water supplies are available and would not cause or contribute to adverse effects, including subsidence.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 959 of 1774 Date: 10/10/2024 - Last saved by: agreis - Path: Z:\Projects\j1629001\MAPDOC\Figure2-AlquistPriolo_FaultZoneBoundary.mxd 86 10

CITY OF COACHELLA

CITY OF INDIO

UNINCORPORATED

RIVERSIDE COUNTY

TC PMAC

TS ER IOF

TORNO PL

SPIAGGIA PL

GIORNO CT

AQUILA ST

LP OPMAC

EREMO WAY

STAZZANO PL

CANZ ONEDR SE NTIERO DR

NOVELLO DR

TC ELLEPAHC NAS

VIA TERRA LAGO

MOLVENA DR

LAGO BREZZA DR

MELK ESIAN BLVD

REGONARD

LAKE FRONT DR

BERI NGER DR

TREVISO DR

CLEAR LAK E D R
ADR
TE
IA DR

RRA LAGO PKWY
42ND AVE

LAGO VISTA

VISTA DEL SUR

TS RELYT
44TH AVE

TS NOIS RRAH
38TH AVE

VISTA DEL NORTE
40TH AVE

DILLON RD

LANDFILL RD

FARGO CANYON RD

DILLON RD
Alquist-Priolo Fault Zone
Phase 1 Annexation Request for the City of Indio, CA
SOURCE: CA Department of Conservation; Riverside County 2024; Open Street Map; ESRI World Imagery 0 2,000 1,000 Feet
Project Area Boundary
Cities
Alquist-Priolo Fault Zone
Fault Traces
FIGURE 4-8

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 960 of 1774 Opportunities and Constraints Analysis
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 45

4.4 Summary
Following the development of individual reports, the Project Team conducted a qualitative review of findings from each report to map all constraints and opportunities for the Project Area. The Project Team then joined all mapped layers into a single map to approximate general levels of opportunity and constraint throughout the Project Area (Figure 4-9, Summary of Key Opportunities and Constraints). The objectives of this step were to achieve the following:
 Illustrate key constraints for development in the Project Area, both for the project overall and specific locations within the boundary.
 Communicate the level of constraints and risks for development.  Identify potential opportunity areas for the Project overall and specific locations within the Project Area boundary.

Geographic opportunities and constraints were categorized based on a spectrum of highto-low opportunities and constraints, as shown below, while non-geographic constraints were categorized on a spectrum of high-low-neutral constraint. See Appendix B, Summary of Key Opportunities and Constraints Presentation, for detailed information on the methodology and individual opportunity and constraints maps by technical topic.

High opportunity. Factors are present that could facilitate development by significantly lowering costs or other barriers.

Low opportunity. Factors are present that could facilitate development by lowering costs or other barriers.

Neutral. Minimal constraints or opportunities are present but do not clearly impact development.

Low constraint. Limitations or risks are present but can be mitigated through design solutions.

High constraint. Limitations, risks, and/or requirements are a significant barrier to development.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 961 of 1774 Project Location
Phase 1 Annexation Request for the City of Indio, CA
FIGURE E-1

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 962 of 1774 Market Analysis
and Economic
Development Strategy

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 963 of 1774 CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 49

MARKET ANALYSIS AND ECONOMIC DEVELOPMENT STRATEGY
5 Market Analysis and Economic
Development Strategy
Table 5-1. Economic Opportunities and Constraints Summary Topic Opportunities Constraints
Market Demand Market demand for industrial space
in Coachella Valley is constrained by
limited remaining land along the I10 corridor, which may attract developers to the Project Area.

Location ▪ Due to its central location in
Coachella Valley, the Project
could serve both the Phoenix,
Arizona market and the Mexicali/
Maquiladora market.
▪ Quality of life advantages in
Indio over other areas of the
Inland Empire may attract
businesses.
▪ The distance between the
Project Area and the I-10
corridor (approximately 1
mile from the Dillon Road
exit to the entrance of Fargo
Canyon Road) may decrease
development interest.
▪ Lack of existing electricity
infrastructure is recognized
as a barrier to development
among real estate interests.

Land Development ▪ Sufficient land is available in the
Project Area to meet the market
demand for industrial
development (approximately
600 acres).
▪ Phased development could
enhance Project success; largescale users, once established, serve as “anchors” for
subsequent business park and
retail development.
▪ Mix of light industrial,
warehousing, and retail in a
“campus environment” can
enhance land values, thereby
attracting investment.

To better understand the market demand for specific land uses within the Project Area, a market analysis and economic development strategy was developed by ProForma Advisors (see Appendix C, Market Demand Analysis). The analysis was prepared in close

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 964 of 1774 Market Analysis and Economic Development Strategy
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 50 collaboration with the Desktop Opportunities and Constraints Analysis phase of work to inform the conceptual planning scenarios. The market analysis, alongside market forecasting, was used to evaluate both near- and long- term demand within the Project Area by land use type.

As part of the market analysis, ProForma Advisors looked at regional and local site access to understand the Project Area’s proximity to major transportation infrastructure, such as freeways, airports, ports, and adjacent markets/cities. Additionally, the analysis looked at existing and future employment trends, as well as other commercial market trends by land use type, both in the larger Inland Empire Market and in the Coachella Valley submarket.

And lastly, the market analysis looked at long-term demand for commercial development in the Project Area. As part of the analysis, ProForma Advisors worked closely with the City’s Economic Development Department to retrieve data and understand City priorities and vision for future growth.

Economic Development. ProForma also
conducted a series of interviews with identified
interested parties to gather insights on
development potential for the Project Area. These
insights were used to calibrate the commercial
demand for the Project’s potential development
program. The interviews with commercial real
estate brokers and market analysts reflected the
following high-level takeaways:
 The Project Could Be a Strategic Asset. The
Project could act as a “release valve” for
industrial demand in the Coachella Valley,
which has little room to grow, particularly
along the existing freeway corridor.
 Quality of Life. The City has a significant
edge in attracting businesses within the
region due to lifestyle advantages compared
to other areas in the Inland Empire.
 Regional Location. The Project Area is one of the “last stops” to access the larger Phoenix market and can also service the Mexicali/Maquiladora market to the south.  Power. Future development will require power, and it is not clear how it will be delivered given its costs.

Market Demand for Project
The Project Area’s location in
the Coachella Valley
suggests that a mixed-use
business park could be
targeted in the long term.

The strongest near- and midterm demand appears to be
from industrial development
(inclusive of a combination of
warehouse, light industrial,
and flex-industrial space).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 965 of 1774 Market Analysis and Economic Development Strategy
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 51 Phased Development. Because the Project Area has more land than is necessary to satisfy the near- to midterm market, the first phase of development could be positioned to attract potential large-scale users. Once these larger warehouses are developed, then a business park could complement the anchor users with smaller flex-industrial space. After successful first and second phases of development occurs, with a mix of industrial space the balance of the land will become more desirable, even in a competitive supply market, and absorption and values should increase.

Once a critical mass of employment is achieved, retail commercial uses in support of the business park can be introduced. Although these retail uses are longer term, the location and design parameters of these uses should be designated in a master plan. Based on other comparable developments in the region, it is also important to reserve some of the land for open space or passive recreational uses. This will help create a “campus” environment and make the Project more desirable.

Proposed Land Use Mix. Table 5-2 outlines the general development strategy, which is not based on actual constraints within the larger Project Area. This allocation can be amended to be allocated across a smaller development area with limited constraints. ProForma Advisors does not believe that there is sufficient market demand for a larger allocation within the 20-year planning horizon. However, if there is surplus land available, it would be prudent to plan for additional development (a flexible mix of light industrial and office to respond to future market conditions) even if it is not likely to be realized.

Table 5-2. Potential Development Program
Land Use Type Area
Light Industrial 430 acres
Infrastructure 70 acres
Open Space 60 acres
Office 35 acres
Retail 5 acres
Total 600 acres

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 966 of 1774 Interested
Party Outreach

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 967 of 1774

INTERESTED PARTY OUTREACH
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 52 6 Interested Party Outreach
The goal of Phase 1 outreach was to identify and engage key interested parties in Indio and the Coachella Valley regarding the potential annexation of the Project Area. This engagement aimed to gather input to inform decision making, emphasizing transparency, inclusiveness, and collaboration through interviews, meetings, and study sessions (see Appendix D, Interested Parties Outreach Presentation).

Phase 1 focused on targeted internal consultation and outreach to assess opportunities and constraints for the Project. Broader public engagement, as well as continued internal consultant and outreach, is envisioned for Phase 2..

6.1 City Council
City Staff and Dudek presented to an Indio City Council meeting on May 7, 2025 (see Appendix E, May 7, 2025, City Council Meeting Presentation). The purpose of the presentation was to share the work to date and update the City Council on findings, in addition to receiving feedback on additional constraints or opportunities, priorities for the Project, and next steps for the Project. During the meeting, the City Council provided the following feedback:
• Interest in gaining a clearer understanding the types of light industrial and commercial uses being considered for the Project Area, along with concerns regarding the increasing automation within the light industrial sector – particularly warehouse and logistics – given that the primary objective of the Project is to support employment-generating uses.
• Desire to annex the appropriate amount of land to ensure that no opportunities are missed, based on lessons learned from previous annexations. • Question about the cost of infrastructure extensions and how that will be factored into the Project as some infrastructure is geographically constrained, and some are not (e.g. power is not geographically constrained as microgrids, solar, battery energy storage systems can be installed).
• Interest in the results of a cost analysis for the Project to determine opportunities. • Interest in moving forward with Phase 2.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 968 of 1774 Interested Party Outreach
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 53 A second City Council meeting is scheduled for July 16, 2025, to present the final report and Phase 2 scope of work options for City Council’s decision and formal approval on whether to proceed with the LAFCO annexation process.

6.2 Technical Advisory Committee
The Project Team created and launched a Technical Advisory Committee (TAC) specifically for this Project. The TAC was composed of the following City internal departments and agencies, as well as RCFD, whose jurisdiction encompasses the Project Area:
 City Manager
 Community Development Department
 Economic Development
 Public Works Department
 Indio Water Authority
 Finance
 Indio Police Department
The TAC convened once virtually during Phase 1 of the Project (see Appendix F, Technical Advisory Committee Meeting Presentation). The meeting occurred at the end of the Desktop Opportunities and Constraints Analysis work phase of the Project and focused on presenting an overview of the Project, an assessment of opportunities and constraints in the Project Area, a composite map showing areas with the most and least constraints (and opportunities), and findings from the market analysis, including the potential land use development program. The Project Team facilitated a discussion with the TAC that focused on receiving feedback to confirm accuracy and completeness of identified opportunities and constraints, the market analysis and suggested land use mix, potential funding mechanisms for development, and alternative areas for potential annexation, among other specific topics. Lastly, priorities set by the General Plan and those expressed by City personnel were presented and TAC members were asked to contribute any additional priorities.

6.3 Service and Utility Providers
The Project Team met separately with six service and utility providers that serve either the City of Indio or the Project Area, which is currently under the jurisdiction of the County of Riverside. Meetings were held during the Desktop Opportunities and Constraints Analysis work phase of the Project, from fall 2024 to spring 2025. Table 6-1 lists key information about these providers.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 969 of 1774 Interested Party Outreach
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 54 Table 6-1. Service and Utility Providers
Provider Contact Service/Utility Jurisdiction
Indio Water
Authority (IWA)
Reymundo Trejo,
General Manager
Water Service City of Indio
Valley Sanitation
District (VSD)
Ron Buchwald,
District Engineer
Wastewater City of Indio
Coachella Valley
Water District
(CVWD)
Tommy Fowlkes,
Supervisor in
Development
Services
Wastewater Coachella Valley
Region
Riverside County Fire
Department (RCFD)
Steven Payne, Deputy
Fire Marshal
Fire Service Riverside County
Imperial Irrigation
District (IID)
Guillermo Barraza,
Manager of
Distribution Services
and Maintenance
Operations
Electricity, Agricultural
Irrigation
Coachella Valley
Region
Consultation with these service and utility providers informed considerations for providing utility infrastructure and public services to serve the future potential development.

Preliminary conclusions from those consultations are described in Table 6-2.

Table 6-2. Service and Utility Providers Consultation Conclusions Service/Utility Consideration
Water Service The Project Area is within Indio Water Authority’s future service area, but providing water service to any future development will require significant investment in infrastructure. Additionally, once a land use program is finalized, additional study will be needed to project water demand and determine if Indio Water Authority has sufficient supply.

Wastewater The Project Area is within Coachella Valley Water District’s service area, but due to the distance from any existing wastewater treatment infrastructure, it may be infeasible to connect future development to existing infrastructure. Instead, Coachella Valley Water District proposed that future development should construct a package treatment plant on site, which would handle all wastewater treatment needs. This package treatment plant could be phased to scale up with development.

Fire Service Given the lack of proximal existing fire stations and lack of excess capacity at existing fire stations, new development in the Project Area would require one or more new substations. The locations, number of responders, and types of apparatus would be determined

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 970 of 1774 Interested Party Outreach
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 55 Table 6-2. Service and Utility Providers Consultation Conclusions Service/Utility Consideration
based on Riverside County Fire District’s methodology, which considers the type, intensity, and location of land uses.

Electricity Development in the Project Area would likely require upgrades to the existing temporary substation and/or a new substation, as well as distribution infrastructure. Funding for infrastructure construction and maintenance could come from the Indio Electric Financing Authority (IEFA) if the IEFA considers future development in the Project Area a priority project. While Imperial Irrigation District operates and maintains electricity substations, IEFA maintains ownership while construction bonds are outstanding.

6.4 Riverside Local Agency Formation Commission
The Project Team met with the Riverside LAFCO in December 2024. During the meeting, the Project Team and LAFCO representatives discussed specific aspects of LAFCO policies and procedures as they could apply to the Project, if the City proceeds with a LAFCO application. The Project Team concluded the following from the discussion:
 Citrus Ranch would share enough of a boundary with the Project Area so that “substantial portions” of the annexation area are contiguous with the existing city boundary.
 The Market Analysis and Economic Development Strategy (see Chapter 5) could be used to demonstrate that development can reasonably be expected to occur within 10 years of the annexation.
 In the Plan of Service section of the LAFCO application, the City would need to demonstrate that it has the capability to extend services to the Project, using comparable development as a benchmark.
 Annexing conservation areas (i.e., those under the CVMSHCP) is allowed and has precedent; permission via a letter from CVMSHCP staff would be required.  As part of the LAFCO application process, the City would need to conduct a preliminary feasibility assessment (to ensure the Project would be feasible for the City) and fiscal impact study (regarding the fiscal impacts on the County).  All CEQA documentation, reports, and analyses should be submitted as a complete package for the LAFCO application.
 LAFCO review may take a minimum of 6 months.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 971 of 1774 Interested Party Outreach
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 56

6.5 Tribal Governments
As outlined in Section 4.3.2, Cultural Resources, the Project Team conducted direct outreach to the Cabazon Band of Cahuilla Indians and 25 other tribes with ties to the area, as recommended by the California NAHC. The Project Team received responses from the Cabazon Band of Cahuilla Indians, Augustine Band of Cahuilla Indians, Agua Caliente Band of Cahuilla Indians, Cahuilla Band of Indians, and Morongo Band of Mission Indians.

6.6 Real Estate and Economic Development
Interested Parties
Interviews were held with a range of interested
parties in the Coachella Valley area, including real
estate developers, regional economic
development organizations, and other industry
experts. These interviews helped to inform the
Market Analysis and Economic Development
Strategy outlined in Chapter 5. High-level findings
from these interviews are provided below:
 Unmet Demand. There is excess unmet
industrial demand along the I-10 corridor in
Coachella Valley. The Project could act as a
release valve for the industrial development
market, which has little room to grow,
particularly along the existing
freeway corridor.
 Lifestyle. The City has a distinct competitive
edge for attracting businesses and
employment in the region due to lifestyle
advantages compared to other areas within
the Inland Empire.
 Location. The Project Area is one of the last
stops to access the larger Phoenix market and can also service the Mexicali/Maquiladora market to the south.

Electricity Infrastructure
Constraints for Development
Interviews with real estate
and economic development
interested parties indicated
potential constraints for
development due to
electricity infrastructure,
which aligns with the
findings of desktop research
and analysis (see Chapter 4).

Future development will
require power, and it is not
clear how it will be delivered
given the cost of constructing
new infrastructure.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 972 of 1774 Interested Party Outreach
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 57

6.7 Coachella Valley Conservation Commission
The Project Team met with representatives from CVCC in January 2025 to discuss the requirements of the CVMSHCP as they apply to the Project Area, given that the southern portion of the Project Area is designated as a Conservation Area under the CVMSHCP.

Details about the CVMSHCP are provided in Section 4.1.2, Existing Policy Review, and Section 4.3.1, Biological Resources. Findings from the meeting with CVCC are summarized below:
 Annexations and CVMSHCP Compliance. Annexations are considered a minor amendment under the CVMSHCP and do not require wildlife agency concurrence (per Section 6.12.3 of the CVMSHCP). Even if the annexation occurs entirely outside conservation areas, a minor amendment is still required. A formal transfer of conservation objectives may not be necessary in such cases.  Development Within Conservation Areas. A 120-foot right-of-way is permitted for Dillon Road under the CVMSHCP. Because this is currently a County-covered facility, a formal transfer would be required upon annexation. However, other types of development are strictly limited in conservation areas.  Projects Outside the Conservation Plan Area. Projects outside the plan area are acceptable to CVCC if mitigation fees are paid. Given the potential scale of the Project, fees would be substantial. Additionally, potential opposition from nonprofit advocacy groups should be anticipated.
 Coordination with the County. Early engagement with the County is essential to secure their support and facilitate the process.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 973 of 1774 Conceptual
Scenario Planning

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 974 of 1774 CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 58

CONCEPTUAL SCENARIO PLANNING
7 Conceptual Scenario Planning
This chapter summarizes the conceptual scenarios planning effort for the Project. This effort as part of Phase 1 focused on defining potential future conditions and outcomes of the Project, each seeking to fulfill the Project vision while reflecting certain priority objectives:
 Employment-focused infill development
 Employment-focused development within a campus setting  Employment-focused development within a campus setting with workforce housing The conceptual planning completed as part of Phase 1 is an important first step in defining the annexation concepts for the Project. The following sections include an overview of the process undertaken during Phase 1 to develop conceptual scenarios, a summary of the case study research conducted to inform the scenarios, an outline of each of the three conceptual scenarios, and an evaluation of each scenario based on a series of quantitative metrics.

7.1 Process
As an initial step in defining the conceptual scenarios, the Project Team conducted case study research to analyze attributes of recently completed or ongoing development projects in the Coachella Valley and elsewhere to understand similarities and potential success factors for development, such as geographic extent, land use mix, infrastructure needs, and funding. Based on key findings from this research, the Project Team developed three conceptual scenarios, as follows: Scenario A (Industrial Infill) contemplates industrial development within existing City industrial-zoned lands, as opposed to annexation of lands currently outside the city boundary that could absorb industrial uses, and Scenarios B1 (Employment Focus) and B2 (Employment/Workforce Housing) represent two alternatives for annexation—with and without workforce housing. Each scenario illustrates how economic benefits, costs, and other impacts vary depending on Project location and land use mix.

Insights gathered through the case study research, discussed in Section 7.2, and interested party engagement, discussed in Chapter 6 of this report, informed and refined the conceptual scenarios. These inputs provided valuable context, highlighted real-world challenges and opportunities, and helped ensure that the scenarios were grounded in practical experience and aligned with input from key interested parties.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 975 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 59

7.2 Case Studies
The Project Team conducted a review of four case studies to inform considerations for potential development in the Project Area. Case studies were selected based on the following three primary criteria:
 Similar geography and/or location within the region of the Project Area  Similar planned land uses (i.e., light industrial and business park)  Informative Project planning, funding and financing, infrastructure planning, or other approaches
After gathering a variety of potential case studies, the following four were selected that had the closest fit to the criteria for further review:

1. The Oasis at Indio (City of Indio)

2. World Logistics Center (City of Moreno Valley)

3. March Business Center (Riverside County; March Joint Powers Authority)

4. Menifee Valley Planned Community (City of Menifee)
Although each of these case studies met the prescribed criteria, the studies varied significantly in terms of total acreage and planned built square footage, the proportion of planned land uses, and the type and extent of environmental constraints. Case studies ranged from 183 acres (The Oasis at Indio) to 2,610 acres (World Logistics Center); some had a more even distribution of land use—between business park, industrial, and open space, for example—while others were dominated by a single use, such as the World Logistics Center, which featured logistics uses on 96 percent of the Project Area.

Case Study Findings
Key findings from the research are summarized below; see Appendix G for a presentation summarizing the case study research including the type and proportion of land uses, environmental and other constraints, infrastructure availability near the site, finding and financing opportunities for the Project, and a summary of identified constraints and opportunities.

Commonalities among the case studies were informative, as well: all of them were planned as a specific plan; all were adjacent to either a major freeway or a major arterial that connects directly to a major freeway; each had access to connection points to adjacent water and sewer infrastructure (and all but one had access to electricity infrastructure); and the existing land uses on each site were low intensity or underutilized, such as agriculture

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 976 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 60 or vacant lands. If development were to occur in the Project Area, it would face greater barriers to success than the examined case studies, as noted below:
 Infrastructure availability, access to connection points. The availability of infrastructure near the case study sites enabled developers to construct water, sewer, gas, and electricity infrastructure efficiently, without having to build lengthy distribution lines and pipes. As discussed in Section 4.2.2, Public Utilities, of this report, the Project Area does not have access to connection points for water and sewer infrastructure nearby.
 Major freeway, arterial access. Across the case studies, each project had nearby access to major freeways or arterials that connect to a major freeway. As noted in Section

4.2.1, Public Services, of this report, the Project Area does not benefit from being adjacent to a major freeway nor is it adjacent to a major arterial that can provide access to a major freeway. Instead, any development within the Project Area would have to include major upgrades to Dillon Road to provide access to I-10, which is approximately 1 mile south. Due to the costs that these constraints impose, future development may necessitate alternative approaches to financing that spread the upfront cost of constructing infrastructure to ensure feasibility.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 977 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 61

7.3 Conceptual Scenarios
The Project Team developed and evaluated three conceptual scenarios as part of Phase 1.

The conceptual land use mix for each scenario is summarized in Exhibit 7-1. Brief profiles of each scenario are provided below:

Industrial Infill Scenario: Based on a policy review of the City’s General Plan, as discussed in Section 4.1.2 of this report, the Project Team defined Scenario A (Industrial Infill). This scenario was developed to reflect the City’s stated policies to prioritize capital improvements and public investments in the core of the city first to limit expansion of the city’s urban footprint (General Plan Policy LU-1.2, Infill First) and to facilitate a contiguous expansion of the city by focusing new development adjacent to Indio’s existing built environment (General Plan Policy LU-1.3, Contiguous Development).11 As such, Scenario A focuses on infill development on existing industrial zoned parcels within Indio. Indio includes a total of 3,663 acres of existing, viable, industrial zoned land. All new development under this scenario is assumed to be within the existing city boundaries and no new development is assumed to occur as part of annexation within the Project Area.

To determine the industrial capacity, the Project Team assessed Riverside County Assessor parcel data for all industrial-zoned parcels within the city. To 11 City of Indio. 2019. “Land Use and Urban Design.” Chapter 3 in City of Indio General Plan 2040. Adopted September 18, 2019. https://www.indio.org/departments/community-development-department/generalplan-2040/general-plan-2040-documents.

Source: Google Maps

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 978 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 62 derive the total available square footage of industrial space, first, parcels with a built floor area ratio (FAR) of less than 0.3 were identified. Parcels with an FAR of 0.3 were considered to be fully built out, as 0.3 FAR represents the upper 75th percentile of all industrial parcels in Indio and is therefore a conservative maximum. Parcels with an FAR of less than 0.3 were considered to have additional capacity for industrial development. To identify parcels large enough to accommodate land use types identified as in demand by the market analysis (e.g., light manufacturing and small warehousing facilities), parcels smaller than 10 acres were removed from the analysis. This critical step resulted in finding only 11 parcels (approximately 238 acres) out of a total of 693 parcels with additional capacity for industrial development, representing only 1.6 percent of the total parcels, that may be opportunities for new or expanded industrial infill uses. Within these 238 acres, there is approximately 2,965,959 square feet of capacity when using 0.3 FAR as a buildable area threshold.

Appendix H, Industrial Capacity Analysis Map, contains a map displaying existing industrial zoned parcels with a FAR under 0.3 and a total area 10 acres or greater, representing parcels within Indio that have capacity for industrial development and are therefore considered to be opportunities for new development or re-development. As shown on the map in Appendix H, the highlighted parcels are primarily non-contiguous and dispersed throughout the city along the Union Pacific Railroad corridor, indicating that existing industrial zoned land with capacity for new or expanded industrial uses is not suitable to accommodate in-demand industrial and light industrial uses as outlined in Chapter 5, Market Analysis and Economic Development Strategy.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 979 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 63 Employment Focus Scenario: Scenario B1 emphasizes employmentgenerating uses with the annexation of all or some of the Project Area. Based on a policy review of the City’s General Plan, as discussed in Section 4.1.2 of this report, and the defined project vision, the Project Team defined Scenario B1 to reflect the City’s stated policies to establish workplace and employment districts with a high degree of urban design (General Plan Policy LU-10.1, Design of Employment Districts) and to support a diverse mix of light industrial, information, maker, and technology uses in order to provide jobs and tax revenues for the community by allowing emerging economic uses and industries (General Plan Policy LU-10.2, Emerging Industries). As such, Scenario B1 establishes a mix of industrial (inclusive of a combination of warehouse, light industrial, and flex-industrial space), office, and retail uses, with a focus on light industrial, in addition to open space as defined by market demand (discussed in Chapter 5 of this report). The open space approach for Scenario B1 emphasizes conservation of existing habitat and the creation of a campus environment to facilitate an amenity-rich workplace and employment district.

Sources: Google Maps, March Joint Powers Authority

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 980 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 64 Employment/Workforce Housing Scenario: Like Scenario B1, Scenario B2 emphasizes employment-generating uses with the annexation of all or some of the Project Area while also introducing workplace housing. The policy context summarized in Scenario B1 also applies to Scenario B2, as well as the proposed land use mix of a combination of industrial (inclusive of a combination of warehouse, light industrial, and flex-industrial space), office, and retail uses, with a focus on light industrial, in addition to open space and workforce housing. However, an additional General Plan Policy focusing on enhancing the working environment within workplace and employment districts by promoting small retail areas and restaurants to serve employees also applies to Scenario B2 (General Plan Policy LU-10.6, Employee Services).

Like Scenario B1, the open space approach emphasizes conservation of existing habitat and the creation of a campus environment to facilitate an amenity-rich workplace and employment district in addition to a variety of accessible open space and recreational opportunities for employees and residents within the site. Additional open space was included in Scenario B2 compared to Scenario B1 due to the presence of residents in this scenario, who would benefit directly from access to this amenity. Workforce housing typically comprises income- and rent-restricted units for moderate- to middle-income households, with a focus on providing housing for employees who work within the Project Area, thereby facilitating housing near jobs.

Source: Google Maps, Standard Communities, Hacienda Business Park

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 981 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 65 Exhibit 7-1. Conceptual Scenarios Land Use Mix Summary – Acreages The Project Team then projected employee and square footage generation for each scenario as a basis for their evaluation, as discussed in Section 7.4. The number of projected employees is a function of the square footage of the land use divided by employees per square foot. The number of employees per square foot for each use was derived from CoStar, US Census Longitudinal Employer-Household Dynamics (LEHD), and Pro Forma Advisors as part of the market analysis for the Project, as discussed in Chapter 5 of this report. As shown in Table 7-1, the scenarios with higher total square footage, particularly light industrial, yield the highest number of projected employees. Scenario A (Industrial Infill) yields the lowest total employment because its square footage is composed only of infill development. Thus, Scenario A can be viewed as the most efficient use of land.

Scenario B1 (Employment Focus) yields the largest employment because it prioritizes employment-generating uses and Scenario B2 (Employment/Workforce Housing) generates relatively less employment but includes other benefits, such as additional housing units and open space.
238
430
35 5
70 60
300
40 15
70 100
75

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 982 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 66 Table 7-1. Conceptual Scenarios – Projected Employee and Square Footage Generation
Land Use Employees Square Feet
Employees
per Square Foot
Scenario A (Industrial Infill)
Light Industrial 2,965 2,965,959 1,000
Total 2,965 2,965,959 1,000a
Scenario B1 (Employment Focus)
Light Industrial 3,746 3,746,160 1,000
Office 1,525 457,380 300
Retail 109 54,450 500
Total 5,380 4,257,990 791a
Scenario B2 (Employment/Workforce Housing)
Light Industrial 2,614 2,613,600 1,000
Office 1,742 522,720 300
Retail 327 163,350 500
Total 4,683 3,299,670 705a
Note:
a These totals are derived from the total number of employees and the total square footage; they do not represent the sums of the employees per square foot above.

7.4 Evaluation
Each conceptual scenario was evaluated according to a series of criteria that are aligned with the objectives of annexation and subsequent development, including the following:
 Economic impact, including increasing employment in the manufacturing and transportation, warehousing, and utilities industries
 Cost, including minimizing costs to the City relative to public services and developers relative to capital costs for infrastructure focused on water and wastewater  Environmental, including protecting, to the greatest extent possible, wildlife and habitats, and minimizing exposure to natural hazards, such as flooding, wildfire, and geologic hazard
 Transportation, including minimizing additional transportation-related greenhouse gas emissions and congestion
 Housing, including providing new housing units for the Project Area workforce Table 7-2 displays the criteria used to evaluate the above objectives and the measures utilized to quantify those criteria. Importantly, revenue generation, which is a key criterion for fully understanding the costs and benefits of these conceptual scenarios, was not

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 983 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 67 evaluated in Phase 1 of the Project. An analysis of potential tax revenue from conceptual scenarios is planned to be conducted in Phase 2. Therefore, the economic benefits criteria are limited to job growth, employment-generating use, and the cost to the City and to developers.

See Appendix I, Transportation Assessment Memorandum, for more information on the analysis conducted for each of the scenarios to derive greenhouse gas (GHG) emissions based on vehicle miles traveled (VMT) and traffic congestion based on roadway and highway ramp congestion.

Table 7-2. Conceptual Scenarios – Evaluation Criteria
Criteria Measure
Revenue Generation
(Phase 2 Only)
Projected annual tax revenue
Job Growth Number of jobs created12
Employment-Generating
Use
Square footage
Market Demand Alignment with market demand as outlined in Chapter 5 of this report
Cost to City Projected annual cost (O&M)
Cost to Developer(s) Capital costs of water and wastewater infrastructure to developers
Open Space Area of new open space (passive/active)
GHG Emissions Vehicle miles traveled (VMT)
Traffic Congestion Roadway and highway ramp congestion
Housing Units Number of housing units produced
Notes: O&M = operations and maintenance; GHG = greenhouse gas.

Each scenario’s performance across the outlined measures was scored on a scale of 1 to 5, with 5 representing the most beneficial outcomes. For example, a score of 5 for job growth is the highest possible number of jobs created, but a score of 5 for cost to developers signifies the lowest possible capital costs of infrastructure to developers.

Table 7-3 provides the measure corresponding to each score for each criterion. Higher scores indicate lower costs or greater benefits; lower scores indicate higher costs or lesser benefits. Values corresponding to each score were intended to draw out the differences and magnitude of differences between the three scenarios. Hence, a range of 1 to 5 was used to allow a wide enough range of possible scores. The values corresponding to each 12 Job growth factors derived based on CoStar, US Census Longitudinal Employer-Household Dynamics (LEHD), and Pro Forma Advisors.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 984 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 68 score were differentiated to reflect the range within the data set. Therefore, scores should be interpreted as relative only to the three scenarios and their data sets.

High-Level Water and Wastewater Cost Analysis
 Dudek’s engineers developed planning-level costs associated with water and wastewater service to the Project Area in support of the conceptual scenario’s evaluation. The order of magnitude estimates were developed based on discussions with IWA and CVWD, as discussed in Section 6.3, Service and Utility Providers.

Per discussion with IWA, water service in the Project Area would require construction of a new source of water supply (well), storage reservoir, and distribution system. IWA is unable to serve the Project Area using any of their existing facilities. Wastewater service is assumed to be provided by CVWD, with wastewater generated within the Project Area being pumped west to an existing CVWD wastewater treatment plant near Avenue 38 and Madison Street. The analysis focused on Scenarios B1
(Employment Focus) and B2 (Employment/Workforce Housing), because Scenario A (Industrial Infill) assumes the use of existing infrastructure within Indio.

Table 7-3. Conceptual Scenarios – Scoring Criteria
Criteria Measure
Scoring Key
1 2 3 4 5
Job Growth Number of jobs
created
0–2,000 2,001–
4,000
4,001–
6,000
6,001–
8,000
8,000–
10,000
EmploymentGenerating
Use
Square feet (M) 0–2 2.01–4 4.01–6 6.01–8 8.01–10
Market
Demand
Alignment with
market demand
Low Medium High
Cost to City Annual cost (O&M)
for transportation
infrastructure
High Medium Low
Cost to
Developer(s)
Capital costs of
infrastructure to
developers ($M)
176–200 151–175 101–150 51–100 0–50

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 985 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 69 Table 7-3. Conceptual Scenarios – Scoring Criteria
Criteria Measure
Scoring Key
1 2 3 4 5
Open Space Area of new open
space
(passive/active)
(acres)
0–50 51–75 76–100 101–150 151+
GHG
Emissions
VMT 14,001–
15,000
13,001–
14,000
12,001–
13,000
11,001–
12,000
10,000–
11,000
Traffic
Congestion
Roadway and
highway ramp
congestion (Level
of Service [LOS])

F D C B A
Housing
Units
Number of
housing units
produced
0–300 301–600 601–900 901–1,200 1,201–
1,500
Notes: M = million; O&M = operations and maintenance; GHG = greenhouse gas; VMT = vehicle miles traveled.

Evaluation Findings
Table 7-4 displays the evaluated scores across all criteria for each scenario. A weight of 2.0 was assigned to three criteria to reflect Project priorities: job growth, employmentgenerating use, and market demand. The results indicate the following:
 Scenario B2 performs the highest. Scenario B2 has the most robust economic benefits (job growth in particular) and comparatively low per capita VMT compared to Scenario B1. Per capita VMT is lower in Scenario B2 due to the inclusion of workforce housing uses, which contributes to an overall more efficient land use mix that encourages shorter and fewer trips, in addition to trips that can be done without driving (such as walking or biking).
 Scenario B1 performs similarly to Scenario B2, except for VMT per capita and housing production. Scenario B1 performs similarly to Scenario B2 relative to job growth, market demand alignment, and cost factors. However, because Scenario B1 does not include workforce development uses, the production of housing units is not assumed, which decreases land use mix efficiency and as a result increases VMT per capita.  Scenario A performs the lowest. Scenario A has moderate per capita VMT, least traffic impacts, and lowest capital costs; however, because this scenario assumes industrial infill development, Scenario A scored low on the Project priority criteria in particular.

Due to the low number of parcels within the city that are large enough to accommodate in-demand industrial and light industrial uses, namely logistics and warehousing (i.e., 10 acres or greater), and the lack of continuity among opportunity

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 986 of 1774 Conceptual Scenario Planning
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 70 parcels, the amount of development that could be expected to occur is relatively small. To accommodate the market demand development program as outlined in Chapter 5 of this report, the City of Indio would need to look outside of existing industrial zoned land.

Table 7-4. Conceptual Scenarios – Evaluation Matrix
Criteria Measure Weight
A B1 B2
Score (1–5)
Job Growth Number of jobs created 2.0 1(2) 3(2) 3(2)
EmploymentGenerating UseSquare footage 2.0 1(2) 3(2) 2(2) Market Demand Alignment with market demand 2.0 1(2) 5(2) 5(2) Cost to City Annual cost (O&M) for
transportation infrastructure
— 3 1 1
Cost to
Developer(s)
Capital costs of water/sewer
infrastructure
— 5 2 1
Open Space Area of new open space
(passive/active)
— 1 2 3
GHG Emissions Vehicle miles traveled (VMT) — 3 1 4
Traffic Congestion Roadway and highway ramp
congestion
— 5 4 3
Housing Units Number of housing units produced — 0 0 5
Total 22 32 37
Notes: O&M = operations and maintenance; GHG = greenhouse gas.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 987 of 1774 Recommendations
and Next Steps

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 988 of 1774

RECOMMENDATIONS AND NEXT STEPS
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 72 8 Recommendations and Next Steps

8.1 Recommendations
Acting in the best interest of the City’s future, Phase 1 presents a preliminary overview of existing constraints and opportunities. As outlined in this report and detailed in the Desktop Opportunities and Constraints Analysis (Appendix A), the City should also account for additional studies that may be necessary to address outstanding or perceived limitations. In preparation for Phase 2 and any potential LAFCO reorganization request, the Project Team recommends the following:

1. Review Conceptual Scenarios Evaluation. Review and consider the conceptual scenarios presented in Chapter 7, Conceptual Scenario Planning, of this report and provide feedback on evaluation results to inform next steps.

2. Conduct Hydrological Study of the Project Area. Conduct a hydrological study of Special Flood Hazard Areas to determine accurate flood risk within the Project Area.

The results of this study will inform the Project location as part of the development of an annexation concept as well as flood management strategies to minimize flooding impacts.

3. Conduct Fiscal Impact Analysis. Conduct a fiscal impact analysis as part of the development of an annexation concept to assess potential Project revenue generation compared to operations and maintenance costs for the City. The comparison of fiscal benefits to costs over time indicates the fiscal sustainability of a project. This analysis will be key to determining whether the Project could benefit the City or if it could become a drain on resources.

4. Assess Funding and Financing Strategies. Further assess the pros and cons of potential funding and financing strategies outlined in the Funding and Financing Strategies Toolbox on the following pages to determine potential approaches to successfully finance upfront and long-term Project costs while minimizing risk and cost to the City.

5. Consider Exploring Barriers and Incentives for Industrial Development Within Indio.

Based on the findings from Scenario A (Industrial Infill), as discussed in Chapter 7 of this report, there are approximately 693 parcels with additional capacity for industrial development; however, when identifying the parcels large enough to accommodate land use types identified as in demand by the market analysis (e.g., light manufacturing and small warehousing facilities), only 11 parcels (approximately 238 acres), or 1.6 percent of the parcels, have additional capacity that can be developed or expanded as new industrial uses in Indio. When assuming an FAR of

0.3, approximately 2,965,959 square feet of infill industrial uses could be

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 989 of 1774 Recommendations and Next Steps
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 73 accommodated on existing industrial-zoned parcels under this scenario, based on current zoning. However, because there is a lack of continuity among these industrial opportunity parcels, the amount of development that could be expected to occur is relatively small. To accommodate the market demand development program as outlined in Chapter 5 of this report, the City of Indio would need to look outside of existing industrial zoned land. However, in the near term and as a companion effort to potential annexation, the City may consider exploring potential barriers for industrial development within Indio using the following methods:
a. Evaluating whether existing development standards (e.g., minimum parcel sizes, setback and buffer requirements, permitting processes) may unintentionally limit buildout potential
b. Assessing whether site constraints, such as parcel configuration or fragmented ownership, present barriers to more intensive use
c. Considering opportunities to enhance the City’s efforts to attract industrial users, such as streamlining permit processes or exploring incentives used by other jurisdictions (e.g., tax credits and permitting fee reductions) d. Identifying best practices from peer cities that have successfully facilitated industrial development

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 990 of 1774 Recommendations and Next Steps
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 74 Funding and Financing Strategies Toolbox
A number of funding sources and financing tools are available to assist potential development in the Project Area. Development project proponents may consider utilizing one or more of these funding and financing strategies to enable construction and maintenance of infrastructure and public facilities, industrial facilities, land acquisition, and other related purposes. Table 8-1 summarizes key information about several financing strategies to serve as a toolbox for the City to consider for future development in the Project Area.

Table 8-1. Financing Strategies
Financing
Strategy Description Funding Source Eligible Uses
Geographic
Scope Timeframe Approval Requirements Pros/Cons
Tax Increment
Financing (TIF)
Captures future increases
in property tax revenues
from a designated area to
fund current
improvements. Enhanced
Infrastructure Financing
Districts (EIFDs) are one
type of TIF.

A levy (e.g., 1%) on the
tax increment revenue
generated by the
growth of assessed
value. Increase in
assessed value
through new
development triggers
property tax
reassessment,
resulting in higher tax
increment, so TIF
funding can grow over
time.

Infrastructure
(roads, water/
sewer),
redevelopment,
flood control, parks,
and other public
amenities
Local (city or
county-defined
districts)
Varies based on the
type of TIF; typically,
20-45 years
Local governments conduct
feasibility study, prepare
infrastructure financing plan
(IFP), conduct public
hearings, form a Public
Financing Authority; if the TIF
district plans to issue bonds,
voter approval is generally
required
Successful TIF depends on increasing
property tax revenues through
successful land development to fund
improvements; if development does not
proceed as planned or development
interest wanes due to external factors,
funding from TIF may be threatened.

Development
Impact Fees
(DIF)
One-time fees charged to
developers to fund
infrastructure needed due
to new development.

Private developers. Roads, schools,
parks, water/sewer
systems
Local
(municipal or
county level)
One time at project
approval
City/county approval DIFs are commonly used because of
their simple structure: a one-time fee
imposed on developers. For large
projects with high upfront capital costs,
DIFs may be too costly to justify,
deterring development interests.

Mello-Roos
Community
Facilities Districts
(CFDs)
Special tax districts to
fund public improvements
via voter-approved taxes;
best suited for larger,
newly developing areas
that otherwise could not
occur without
infrastructure
improvements.

Property tax within the
district; fees can then
be used either for payas-you-go financing or
to pay off tax-exempt
bonds issued against
the anticipated
revenue from the CFD.

Streets, water,
sewer, drainage,
electricity, parks,
schools, police
(flexible)
District, as
defined by the
CFD boundary
After bonds are paid
off (typically 20–25
years), a CFD may
continue to charge a
reduced fee to
maintain
improvements
City/county adoption; 2/3-
voter approval required for
bond issuance
A Mello-Roos CFD can enable upfront
investment for new infrastructure and
facilities by spacing out upfront costs
over 20–25 years through bonds.

However, since bonds must be repaid
with project revenue, this approach
requires high levels of certainty of
project success.

Qualified
Opportunity
Zones
Federal program offering
tax incentives for
investments in designated
low-income/economically
distressed areas.

Private investment
spurred by tax
incentives (tax
deferred for
investment in
opportunity zone).

Real estate,
business
development,
infrastructure
Federally
designated area
Tax deferral
deadline is
December 31, 2026
Congressional approval Tax deferral for developers could attract interest in the Project Area, which is
within a Qualified Opportunity Zone;
however, this benefit alone may not be
sufficient for development interests,
given the high upfront cost of
infrastructure.

Recommendations and Next Steps
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 75 Table 8-1. Financing Strategies
Financing
Strategy Description Funding Source Eligible Uses
Geographic
Scope Timeframe Approval Requirements Pros/Cons
Public-Private
Partnerships
(PPPs or P3s)
Collaboration between
government and private
sector to finance, build,
and operate public
projects. Utilizes a designbid-build (DBB) project
delivery method.

Public sector provides
regulatory support,
land, or partial funding
and/or tax incentives.

Private sector provides
capital investment,
technical expertise,
and operational
management.

Transportation and
other
infrastructure,
utilities, schools,
broadband, water
Project specific
(e.g.,
wastewater
treatment
plant, roadway
improvements)
Depends on project
timeline
Contract approval by local
government; project approval
requirements of PPP status
(e.g., CEQA, public hearing)
PPPs have been effective for large-scale
projects; due to the high upfront cost of
infrastructure, this approach may
require significant funding and tax
incentives from the City, cutting into the
fiscal benefits to the City.

Grants Non-repayable funds from
government or
foundations for specific
projects.

Federal, state, or
philanthropic
organizations.

Infrastructure,
education,
research,
community
development
Varies by grant
program
Varies (one-time or
multi-year)
City/county approval,
sometimes state involvement
Grant funding opportunities vary
depending on Federal and state
budgets and priorities. Additionally,
grants are competitive, offering no
certainty of funding.

Industrial
Development
Bonds (IDBs)
Tax-exempt bonds issued
by the state to finance
private industrial projects.

Tax-exempt bonds
sold to private
investors; private
company repays the
bondholders with
revenue from the
project.

Land, buildings,
equipment for
manufacturing
(must create/retain
jobs); certain
limitations apply:
no more than 25%
of bond proceeds
can be used for
either land costs or
warehouse or
ancillary office
space
Specific
projects
Must use proceeds
within 3 years; bond
process takes 120–
150 days
Tax Equity Fiscal Reform Act
(TEFRA) noticed public
hearing in the community in
which the project is located
Repayment of bonds depends on
successful project implementation to
generate revenue; the private developer
rather than public agency is responsible
for repayment. Funds are not intended
for significant infrastructure investment
or long-term improvements, which
would have to be financed by other
means. Additionally, the requirement for
a public hearing may threaten approval
of bonds. Cap of $10 million dollars in
tax-exempt financing.

Recommendations and Next Steps
CITY OF INDIO EAST INDIO EMPLOYMENT CORRIDOR ANNEXATION STUDY (PHASE 1) 76

8.2 Next Steps
Next steps for the Project are to receive formal approval from City Council to proceed with Phase 2 towards reorganization to annex the Project Area into the city boundary. While considerations such as cost of infrastructure and implementation, environmental stewardship and sustainability, and projected revenue (among other items) will be top of mind for decision makers. Dudek recommends pursuing the following key next steps for Phase 2 (in addition to the items outlined in Section 8.1, Recommendations):
 Refinement of draft conceptual land use and annexation scenarios for interested party review
 Fiscal impact analysis to assess municipal costs and potential revenues associated with annexation
 Engagement with property and business owners to identify opportunities and constraints for annexation
 Selection of a preferred annexation concept based on technical, fiscal, and community input
 Preparation of LAFCO-required materials, including a services and utilities plan, fiscal impact report, and associated CEQA documentation
 Ongoing coordination with City departments, Riverside County, and other relevant agencies to support the reorganization request

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 993 of 1774

F I N A L
Final Report: Preliminary Feasibility Analysis
East Indio Employment
Corridor Annexation
Study (Phase 1)
JULY 2025 Appendices

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 994 of 1774 Appendix A
Desktop Opportunities and Constraints Analyses

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 995 of 1774 Appendix A1
Land Use and Community Profile

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 996 of 1774 Land Use and Community Profile Report
East Indio Employment
Corridor – Phase 1
[OCTOBER 2024]
Prepared for:

THE CITY OF INDIO
100 Civic Center Mall
Indio, CA 92201
Contact: Brian Halvorson, AICP (Project Manager)
Prepared by:
225 S Lake Avenue Suite 225
Pasadena, California 91101
Contact: Rachel Lindt (Project Manager)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 997 of 1774 16290 i
OCTOBER 2024
Table of Contents
SECTION PAGE NO.
1 Introduction ..........................................................................................................................................................1

1.1 Project Overview.....................................................................................................................................1

1.2 Purpose of this Report ...........................................................................................................................1

1.3 Key Issues and Opportunities................................................................................................................1 2 Community Profile................................................................................................................................................5

2.1 Population Trends ..................................................................................................................................5

2.2 Housing and Income ..............................................................................................................................8

2.3 Employment......................................................................................................................................... 12 3 Relevant Plans and Documents....................................................................................................................... 13

3.1 Indio General Plan............................................................................................................................... 13

3.1.1 Land Use and Urban Design Element................................................................................... 14

3.1.2 Economic Development Element.......................................................................................... 15

3.1.3 Conservation Element ........................................................................................................... 16

3.1.4 Safety Element....................................................................................................................... 18

3.2 Cirtus Ranch Specific Plan.................................................................................................................. 19

3.3 Other Developer Plans ........................................................................................................................ 24

3.3.1 Stonewater at Indio Hills ....................................................................................................... 26

3.3.2 Dillon Trails............................................................................................................................. 27

3.3.3 Dillon Ranch........................................................................................................................... 28

3.4 Riverside County General Plan ........................................................................................................... 29

3.4.1 Western Coachella Valley Area Plan..................................................................................... 30

3.5 Coachella Valley Multiple Species Habitat Conservation Plan ......................................................... 35

3.5.1 East Indio Hills Conservation Area........................................................................................ 35 4 Parcel Data........................................................................................................................................................ 38

4.1 Land Ownership................................................................................................................................... 38

4.2 Property Characteristics...................................................................................................................... 42

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 998 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 ii
OCTOBER 2024
FIGURES PAGE NO.

Figure 1. East Indio Employment Corridor Project Area ..................................................................................................1 Figure 2. City of Indio Population Trends and Key Indicators .........................................................................................5 Figure 3. Coachella Valley Population Trends and Key Indicators .................................................................................6 Figure 4. County of Riverside Population Trends and Key Indicators ............................................................................7 Figure 5. City of Indio Race and Ethnicity.........................................................................................................................8 Figure 6. County of Riverside Race and Ethnicity ............................................................................................................8 Figure 7. City of Indio Housing Market Characteristics ................................................................................................ 10 Figure 8. Coachella Valley Housing Market Characteristics ........................................................................................ 11 Figure 9. County of Riverside Housing Market Characteristics ................................................................................... 12 Figure 10. General Plan Place Types............................................................................................................................. 14 Figure 11. Mineral Resource Zones .............................................................................................................................. 16 Figure 12. CVMSHCP Conservation Areas..................................................................................................................... 17 Figure 13. Seismic Hazards ........................................................................................................................................... 18 Figure 14. Citrus Ranch Specific Plan – Land Use Plan............................................................................................... 19 Figure 15, Citrus Ranch Specific Plan – Illustrated Master Plan................................................................................. 20 Figure 16. Citrus Ranch Specific Plan – Dillion Road Improvements ......................................................................... 21 Figure 17. Citrus Ranch Specific Plan – Infrastructure Plan ....................................................................................... 23 Figure 18. Developer Plans Relevant to the Project Area ............................................................................................ 25 Figure 19. Stonewater Land Use Site Plan ................................................................................................................... 27 Figure 20. Section 368 Energy Corridor........................................................................................................................ 30 Figure 21. Western Coachella Valley Area Plan - Land Use Plan................................................................................. 32 Figure 22. Western Coachella Valley Area Plan - Special Flood Hazard Areas ........................................................... 34 Figure 23. East Indio Hills Conservation Area............................................................................................................... 37 Figure 24. Primary Landowners in Project Area ........................................................................................................... 40 Figure 25. All Private Landowners................................................................................................................................. 41 Figure 26. Land Use Code.............................................................................................................................................. 43 Figure 27 Structures Count............................................................................................................................................ 43 TABLES PAGE NO.

Table 1: Land Use and Community Profile – Key Issues and Opportunities..................................................................1 Table 2. Occupations...................................................................................................................................................... 13 Table 3. Stonewater Land Use....................................................................................................................................... 26 Table 4. Dillon Trails Land Use ...................................................................................................................................... 27 Table 5. Dillon Trails Land Use ...................................................................................................................................... 28 Table 6. Western Coachella Valley Area Plan - Land Use Designations...................................................................... 31 Table 7. Conservation Area Requirements for Development....................................................................................... 35

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 999 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 iii
OCTOBER 2024
Table 8. Land Ownership Distribution ........................................................................................................................... 38 Table 9. Primary Landowners ........................................................................................................................................ 39

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1000 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 iv
OCTOBER 2024

INTENTIONALLY LEFT BLANK

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1001 of 1774 16290 1
OCTOBER 2024
1 Introduction

1.1 Project Overview
The East Indio Employment Corridor Annexation Study project (Project) is a focused planning study to analyze the potential annexation of approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the city.

1.2 Purpose of this Report
This Land Use and Community Profile report includes a review of applicable policy and regulatory documents that pertain to the Project Area to understand the existing setting for the project. Documents include:
▪ City of Indio General Plan
▪ Citrus Ranch Specific Plan
▪ Other Developer Plans
▪ Riverside County General Plan, including the Western Coachella Valley Area Plan ▪ Coachella Valley Multiple Species Habitat Conservation Plan This report also includes a high-level existing community profile that summarizes existing demographics such as employment and housing characteristics to provide context for the project. Lastly, this report summarizes key parcel-based data, including property owners, existing on-the-ground uses, surrounding uses adjacent to the Project Area, and any other key data points to provide additional background on existing conditions. Note that this report should be reviewed in concert with other desktop reports, including Biological Resources, Cultural Resources, Paleontological Resources, Public Services and Utilities, Circulation and Traffic, and Geotechnical, to understand the full opportunities and constraints to the Project Area.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1002 of 1774 16290
1 OCTOBER 2024
Figure 1. East Indio Employment Corridor Project Area Page 103 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1003 of 1774 16290 1
OCTOBER 2024

1.3 Key Issues and Opportunities
Table 1 summarizes key findings from the report, including several important issues and opportunities for the Project Area based on a review of relevant plans, documents, and data. Issues and opportunities outlined below are considerations for the potential annexation of the Project Area and for any potential future development. Details on each of the issues and opportunities are discussed in the remainder of the report.

Table 1: Land Use and Community Profile – Key Issues and Opportunities Topic Consideration Relevant Plan/Document/Data
Issue
Land Use Vision The Eastern Sphere is contemplated as
potentially containing Desert Estates
neighborhood type (i.e., rural residential) only
if capacity for development within the city is
exhausted. The strategy for the subarea
includes supporting active and passive
recreation; implementing the Coachella Valley
Multiple Species Habitat Conservation Plan;
limiting the type, location, and nature of new
development; preserving hillside views; and
creating a land use plan and fiscal analysis to
ensure development in the area will be either
revenue neutral or enhancing.

Indio Land General Plan Land Use and
Urban Design Element
Economic Development From a Citywide perspective, Indio seeks to identify business development opportunities
that will increase the number of professional
and technical jobs as well as increase skill and
wage levels. The City also seeks to identify and
attract industrial and warehousing/distribution
businesses that have substantial business-tobusiness or other non-retail taxable sales potential.

Indio General Plan Economic
Development Element
Fault Lines Fault lines run directly through the Project Area, north of the city boundary and its
developed area. Three major fault lines are
located in Riverside County: San Andreas, San
Jacinto, and Elsinore, the first two of which are
highly active. In addition to ground shaking,
the faults can rupture, lead to liquefaction, or
cause landslides.

Indio General Plan Safety Element
Flooding Hazard The northern portion of the Project Area is in a floodplain that has a one-percent chance of
flooding any given year. Ensure
implementation of flood management
measures with development and consider
avoiding the development of uses that are
vulnerable to flooding (e.g., residential).

Riverside County General Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1004 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 2
OCTOBER 2024
Topic Consideration Relevant Plan/Document/Data
Conservation Area
Requirements
The southwestern portion of the Project Area is
part of the East Indio Hills Conservation Area
of the Coachella Valley Multiple Species
Conservation Plan. No lands within the East
Indio Hills Conservation Area have been
acquired for conservation purposes, however,
any development in this area must be
consistent with specified conservation
requirements, including avoiding harm to
covered species or their habitats; avoidance,
minimization, and mitigation measures; joint
project review; land use adjacency guidelines;
and potentially a local development mitigation
fee.

Coachella Valley Multiple Species
Conservation Plan
Compatibility with
Adjacent Land Use
The Citrus Ranch Specific Plan area
designates low to high density residential, golf
course and associated activities, recreational
and hillside open space, community center,
hotel, and a fire station. Project Area
designated uses should consider adjacent
designations to ensure compatibility and avoid
conflict. For example, heavy industrial uses or
resource extraction should be avoided
adjacent to the Specific Plan area.

Citrus Ranch Specific Plan
Existing Specific Plans Stonewater at Indio Hills, Dillon Trails, and Dillon Ranch are three Specific Plans within
the Project Area envisioned as primarily
residential and commercial areas. Project Area
designated uses should consider these
Specific Plans and their envisioned mixed of
uses during the conceptual planning phase of
the project. Consider coordinating with each of
the developers to understand their plans.

Stonewater at Indio Hills Specific Plan,
Dillon Trails Specific Plan, and Dillon
Ranch Specific Plan
Energy Corridor A Bureau of Land Management (BLM) Section 368 Energy Corridor, which is designated for
energy production and transmission activities,
is adjacent to the Project Area. A 38.4-acre
parcel of land, owned by BLM, falls within the
northern edge of the Project Area. Coordinate
with BLM on potential energy development
projects in or near the Energy Corridor.

Riverside County General Plan
Opportunity
Housing and Income
Trends
Any project in Indio should take the relative
lower median household income and home
value in Indio compared to the sub-region and
ESRI (2024) and American Community
Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1005 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 3
OCTOBER 2024
Topic Consideration Relevant Plan/Document/Data
County under consideration when assessing
the inclusion of any residential components.

These considerations can help ensure the
housing type and affordability mix of a project
meets the needs of the community.

Occupation Types Indio has a slightly higher-than-average proportion of blue-collar workers than is
average for the region, and a slightly lowerthan-average proportion of white-collar workers, although white collar workers
nonetheless are a large majority.

American Community Survey 2023 1-
year estimates
Workforce Development A high percentage of the workforce in Indio are employed in natural resources, construction,
and maintenance (12.5%) and production,
transportation, and material moving (11.5%),
totaling 10,884 workers. This indicates a large
labor pool for potential industrial, light
industrial, or heavy commercial development
and potential opportunities for workforce
development.

Census employment data
Mineral Resources with
Economic Value
The Project Area contains two major areas that
have significant mineral deposits with
economic value: the northwestern edge and
central-eastern portion. Extraction activities
should be avoided in the northwestern edge if
existing or planned residential development is
within the vicinity. Consider mineral resource
extraction activities in the central-eastern area
with mineral deposits.

Indio General Plan Conservation Element
Potential Dillion Road
Improvements
Potential improvements to Dillion Road are
outlined in the Citrus Ranch Specific Plan
which would also benefit the Project Area.

Specifically, pedestrian trails are envisioned
along the western side of Dillon Road. The
Specific Plan also identifies that the
southbound side of Dillion Road would be
improved to City of Indio standards and the
northbound side would be improved to
Riverside County standards with
improvements that include a landscaped
median, six-foot sidewalk, and an expanded
landscape area on the west side abutting
Citrus Ranch.

Citrus Ranch Specific Plan
Wastewater Treatment
Plant Expansions
At the time of writing the Citrus Ranch Specific
Plan, Valley Sanitary District had plans to
expand the capacity of their wastewater
Citrus Ranch Specific Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1006 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 4
OCTOBER 2024
Topic Consideration Relevant Plan/Document/Data
treatment plant which would allow them to be
able to treat effluent from Citrus Ranch as well
as several other projects planned for the area,
including the Project Area.

Potential Fire Station At the time of writing the Citrus Ranch Specific Plan, there were plans to construct a new fire
station at Gold Center Parkway and Avenue
44, approximately 4.5 miles from the south
border of the site. The Specific Plan includes a
two-acre fire station site has been reserved
along Avenue 38 adjacent to the Golf Course
Maintenance Area, which could potentially
help serve the Project Area.

Citrus Ranch Specific Plan
Landownership Most of the land in the Project Area is privately owned by various entities and individuals.

North of 40th Avenue numerous individuals
and entities own small parcels of land that
have not been improved or developed to date.

While most of the Project Area has fragmented
ownership, some of the parcels have
contiguous owners. The ownership of two or
more contiguous parcels can increase
development potential for a property owner.

Riverside County Assessor Data (2023)
Primary Landowners South of 40th Avenue a majority of the Project Area parcels have been acquired and
consolidated by individual private and public
landowners. These areas may be opportunities
for property owners or developers to develop a
large amount of land. The landowners with the
largest number of acres include Stonewater,
the real estate developer for Stonewater at
Indio Hill; Blair Ranch, which has a large
agricultural operation; and Palm Desert Green
Development, another real estate developer.

Riverside County Assessor Data (2023)
Property Characteristics Based on Riverside County Assessor Data, most of the land in the Project Area is vacant,
followed by agriculture, vineyard and citrus
groves of Blair Ranch and a date garden
adjacent to Dillon Road. Smaller portions of
the Project Area include quarry, heavy
manufacturing, and retail, in order of greatest
to least.

Riverside County Assessor Data (2023)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1007 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 5
OCTOBER 2024
2 Community Profile
This Community Profile section provides an overview of key demographic trends for the City of Indio to inform the type(s) of economic development projects that may be most productive and advantageous to the community. This section compares the City of Indio to Coachella Valley (which includes Palm Springs, Desert Hot Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Indio, and Coachella), and Riverside County to highlight key differences relevant to any potential development in the Project Area. Topics include population trends, housing and income, and employment data. Data sources for this section include ESRI (2024), American Community Survey (2018-2022), Census QuickFacts (2024), and American Community Survey 2023 1-year estimates.

2.1 Population Trends
The median age of both Indio and Riverside County is approximately 38. The median age of Coachella Valley is significantly older at 45.6. Thus, Coachella Valley cities are comparatively older, with a median age of 45.6 due to a high proportion of members of the Baby Boomer generation (born 1946 to 1964). Indeed, over 26% of residents in Coachella Valley are over 65, while this percent is roughly 20% in Indio and 17% in Riverside County. Figures 2 through 4 provide a graphic summary of population trends in each geography. The data suggests other Coachella Valley cities are attracting the older adult demographic more so than Indio or other areas of Riverside County.

Figure 2. City of Indio Population Trends and Key Indicators Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1008 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 6
OCTOBER 2024
Figure 3. Coachella Valley Population Trends and Key Indicators Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1009 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 7
OCTOBER 2024
Figure 4. County of Riverside Population Trends and Key Indicators As shown in Figures 5 and 6, the City of Indio and Riverside County have a similar racial/demographic composition, with some exceptions. In both geographies, Hispanic or Latino/Latinx persons make up more than half of the population, and White residents comprise about a little over one-quarter. However, in Indio individuals of two or more races are over one-quarter of the population, while in the County they comprise under 4 percent. Additionally, the Asian and Black populations of Indio are lower than those of Riverside by approximately five percentage points.

Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1010 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 8
OCTOBER 2024
Figure 5. City of Indio Race and Ethnicity
Figure 6. County of Riverside Race and Ethnicity
Source: Census QuickFacts (2024)

2.2 Housing and Income
Median household income is lower in Indio compared to other Coachella Valley cities and significantly lower than Riverside County’s median. Home value has a different trend: median home value is lowest in Indio, consistent with lower median household income, but home value in Coachella Valley is the highest of these geographies, despite Source: Census QuickFacts (2024)
49%
4%
30%
7%
8%
2%
Hispanic or
Latino/Latinx
Two or more races
White
Black
Asian
American Indian or
Alaska Native

68.20%

28.60%

25.00%

3.20% 2.80% 1.00%
Hispanic or
Latino/Latinx
Two or more races
White
Black
Asian
American Indian or
Alaska Native

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1011 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 9
OCTOBER 2024
that median Riverside County income tends to be higher. See Figure 7 through 9 for more detailed housing and income data for the City of Indio, Coachella Valley, and Riverside County.

This trend is reflected in the mortgage as a percent of income, as well. Across all geographies, approximately 12 percent of households spend more than 50 percent of their income on their mortgage (i.e., severely housing costburdened); however, a much higher proportion of households in Riverside County spend less than 25 percent of their income on their mortgage than either Indio or other Coachella Valley cities. Among renter households in Indio,

54.2 percent spend more than one-third of household income on rent or are “rent burdened.” In Riverside County the rate of rent burdened households is even higher at 60.5 percent1. These data indicate that the average owner household in Riverside County faces lower housing cost burden than those in Indio, yet the average renter household is more likely to be rent burdened.2
Overall, any project in Indio should take the relative lower median household income and home value in Indio compared to the sub-region and County under consideration when assessing the inclusion of any residential components. These considerations can help ensure the housing type and affordability mix of a project meets the needs of the community.
1 U.S. Census Bureau, U.S. Department of Commerce. "Selected Housing Characteristics." American Community Survey, ACS 1-Year Estimates Data Profiles, Table DP04, 2023, https://data.census.gov/table/ACSDP1Y2023.DP04?q=Owner/Renter (Householder) Characteristics&g=050XX00US06065_060XX00US0606590520_160XX00US0636448. Accessed on October 10, 2024.
2 The American Community Survey does not collect rent burden data for the Coachella Valley sub-region.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1012 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 10
OCTOBER 2024
Figure 7. City of Indio Housing Market Characteristics
Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1013 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 11
OCTOBER 2024
Figure 8. Coachella Valley Housing Market Characteristics Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1014 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 12
OCTOBER 2024
Figure 9. County of Riverside Housing Market Characteristics

2.3 Employment
In Indio, service and blue-collar workers each comprise about one-quarter of all workers and about half are white collar workers. In the Coachella Valley sub-region, and Riverside County in general, there is about 5% less bluecollar workers and 5% more white collar workers than in Indio. This suggests Indio has a slightly higher-than-average proportion of blue-collar workers than is average for the region, and a slightly lower-than-average proportion of white-collar workers, although white collar workers nonetheless are a large majority.

Compared to Riverside County, the City of Indio has higher rates of workers in service occupations (i.e., blue-collar occupations) and lower rates of workers in management, business, science, and the arts (i.e., white-collar occupations). Indio has slightly higher rates of workers in natural resources, construction, and maintenance occupations than the County, and slightly lower rates of production, transportation, and material moving Source: ESRI (2024) and American Community Survey (2018-2022)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1015 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 13
OCTOBER 2024
occupations. This indicates a large labor pool for potential industrial, light industrial, or heavy commercial development and potential opportunities for workforce development. See Table 2 for detailed percentages.

Table 2. Occupations
Occupation Percent in City of Indio Percent in County of Riverside Management, business, science, and arts 26.3 34.7
Service 30.5 20.0
Sales and office 19.2 19.7
Natural resources, construction, and
maintenance

12.5 10.6
Production, transportation, and material
moving

11.5 15.0
3 Relevant Plans and Documents

3.1 Indio General Plan
The Indio General Plan 2040, adopted in 2019, guides the city's long-term growth and development. The General Plan includes guidelines for land use and urban design, identifies investment areas for infrastructure and services, and provides policies for revitalizing key areas and for economic and workforce development. The elements of the General Plan describe existing conditions, strategies, and policies that are relevant to the Project Area, directly or indirectly. The following section outlines key findings from a review of the following pertinent elements of the General Plan 2040 to inform this report:
▪ Land Use and Urban Design Element
▪ Economic Development Element
▪ Conservation Element
▪ Safety Element
Note that the Infrastructure and Public Facilities and Parks, Recreation, and Open Space Elements of the General Plan are reviewed as part of the Public Services and Utilities Report.

Source: American Community Survey 2023 1-year estimates (Table DP03)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1016 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 14
OCTOBER 2024

3.1.1 Land Use and Urban Design Element
The Land Use and Urban Design Element
provides the long-term vision, goals, and
policies for land use, development, and
urban design in Indio over the next 20 to 25
years. The element establishes subareas,
which includes the Eastern Sphere of
Influence. The Eastern Sphere subarea is
described as mostly open space with limited
commercial and resource extraction. The
Eastern Sphere is contemplated as
potentially containing Desert Estates
neighborhood type (i.e., rural residential)
only if capacity for development within the
city is exhausted. The strategy for the
subarea includes supporting active and
passive recreation; implementing the
Coachella Valley Multiple Species Habitat
Conservation Plan (CVMSHCP); limiting the
type, location, and nature of new
development; preserving hillside views; and
creating a land use plan and fiscal analysis
to ensure development in the area will be
either revenue neutral or enhancing.

The area of the city directly west of the
Project Area is designated mostly as
Suburban Neighborhood High Place Type,
which provides for moderate-intensity
suburban neighborhood development with
single-family detached and attached homes
on moderately sized lots (Figure 10). The
area also includes a large Parks and Open
Space designated area, and a small area
designated as Desert Estates in the north, which allows only the lowest intensity residential neighborhood development to conserve open space. Lastly, the CVMSHP Conservation overlay is applied to the southern half of the area directly west of the Project Area and crosses the city boundary to apply to the southwestern portion of the Project Area as well.

Figure 10. General Plan Place Types
Source: Indio General Plan (2022) Land Use Element

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1017 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 15
OCTOBER 2024
From a policy perspective, one policy within the Land Use and Urban Design Element specifically pertains to the Project Area as part of the infrastructure theme:
• Goal LU-12: Infrastructure Provision. Existing and future residents and businesses are adequately serviced by public services and infrastructure
o LU-12.1 Annexation. Before allowing annexation in the Northern or Eastern Sphere of Influence subarea, create a land use plan and conduct a related fiscal analysis that demonstrates that annexation will be revenue neutral or revenue enhancing. Annexation shall not create a revenue drain on the City.

3.1.2 Economic Development Element
The City’s strategy to growth and development aims to balance economic development, environmental sustainability, and community well-being. Policies within the Economic development element intend to strengthen tourism and hospitality sectors; seek alternative sources of sustainable revenue; support emerging industries and workforce development; and promote non-polluting industries. This approach aims to create jobs and generate tax revenues while ensuring that industrial activities are compatible with residential areas, minimizing negative impacts such as truck traffic and pollution.

Additionally, the City prioritizes strategic annexation and infrastructure improvements to support industrial growth and attract new businesses. By collaborating with educational institutions and exploring various financing mechanisms, Indio aims to enhance its economic competitiveness and maintain and improve infrastructure. At the same time, the General Plan prioritizes environmental stewardship, with policies focused on reducing agricultural runoff, promoting alternative energy sources, protecting sensitive ecological areas, and maintaining access to open space.

Understanding that the City seeks to promote economic development opportunities in the Project Area, the following goals and policies within the element are important considerations for this effort:
• Goal ED-2: Employment Base. A growing employment base with a diversity of job opportunities for current and future residents.
o ED-2.1 Business development opportunities. Identify business development opportunities that will increase the number of professional and technical jobs as well as increase skill and wage levels. Emphasis should be placed on development opportunities that diversify the local economy.
o ED-2.3 Infrastructure improvements. Identify public services and public infrastructure improvements necessary to expand existing and encourage new industrial development. Conduct regular business surveys, business outreach forums, and public-private partnerships with the GCVCC and the EVC to identify those improvements.
o ED-2.4 Industrial growth. Support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
o ED-2.6 Attract livable wages. Continue to purse and attract companies and industries who offer livable wages and medical benefits for employees in Indio. • Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1018 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 16
OCTOBER 2024
o ED-6.1 New retailers. Where appropriate, support the entry of new retail uses into the City, including uses that will attract spending from visitors and residents of neighboring communities in the Coachella valley
o ED-6.2 Retail development. Support retail development that meets the community needs of Indio’s residents in appropriate locations in order to prevent the leakage of local expenditures to neighboring communities.
o ED-6.3 Transient Occupancy Taxes (TOT). Encourage the development of uses that generate transient occupancy taxes. Require operators of short term accommodations to comply with regulations that generate transient occupancy taxes.
o ED-6.4 Non-retail taxes. When possible, identify and attract industrial and warehousing/distribution businesses that have substantial business-to-business or other nonretail taxable sales potential.

3.1.3 Conservation Element
The Conservation Element addresses the
conservation, development, and sustainable use
of Indio’s natural resources, including, but not
limited to, water, soils, natural gas, fossil fuels,
renewable energy sources, and mineral deposits.

Natural resources and hazards are assessed in
this element to inform how Indio will develop in a
way that safeguards safety, preserves important
habitat, and utilizes resources effectively.

Mineral resources such as sand, gravel, and
aggregate provide an important economic sector
for the city. Mineral Resource Zones (MRZ) within
the City’s Sphere of Influence, including the
Project Area indicate two major areas that have
significant mineral deposits with economic value
(Figure 11). MRZ-2a is described as areas
underlain by mineral deposits where geologic
data indicate that significant measured or
indicated resources are present. These areas
contain known economic mineral deposits.

Figure 11. Mineral Resource Zones
Source: Indio General Plan (2022) Conservation Element

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1019 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 17
OCTOBER 2024
Biological resources are an important consideration,
particularly for the southern portion of the Project Area, which contains the East Indio Hills Conservation Area
(Figure 12). This conservation area is part of the
Coachella Valley Multi Species Habitat Conservation Plan (CVMSHCP), described in more detail in Section 2.7 of
this report.

Source: Indio General Plan (2022) Conservation Element
Figure 12. CVMSHCP Conservation Areas

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1020 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 18
OCTOBER 2024

3.1.4 Safety Element
The Safety Element establishes a policy framework for
maintaining and improving the safety of Indio’s residents.

The City adopted a Local Hazard Mitigation Plan (LHMP) in 2018 as part of the Safety Element, and as part of the
LHMP, the element identifies that earthquakes pose one
of the most significant threats to life and property in Indio and the Project Area. Three major fault lines are located in Riverside County: San Andreas, San Jacinto, and Elsinore, the first two of which are highly active. Fault lines run directly through the Project Area, north of the city
boundary and its developed area (Figure 13). In addition to ground shaking, the faults can rupture, lead to
liquefaction, or cause landslides.

Source: Indio General Plan (2022) Conservation Element
Figure 13. Seismic Hazards

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1021 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 19
OCTOBER 2024

3.2 Cirtus Ranch Specific Plan
The Cirtus Ranch Specific Plan was approved by
Indio’s City Council in 2007 and focuses on a 1,183-
acre site located in the north portion of the City of
Indio, directly west of the Project Area that is
envisioned as a golf course community. As shown in
Figure 14, the land use plan for the Specific Plan
includes a mix of low to high density residential, golf course and associated activities, recreational and
hillside open space, community center, hotel, and a
fire station. Notably, abutting the Project Area, uses
include a golf course, low to high density residential
and recreational open space. Additional detail is
provided in Figure 15.

The primary community entry to the Citrus Ranch
Specific Plan area is via Dillon Road located in the
middle of the property. Two secondary entrances
are identified – one located at the northern section
of the Specific Plan area at Avenue 38 and one near
the southern boundary. Understanding the location
of these entry points and their relationship to the
Project Area is an important consideration for
circulation and traffic and site access for the Project Area. Pedestrian trails are envisioned along the
western side of Dillon Road. The Specific Plan also
envisions an improved Dillion Road to serve the
potential development project; specifically, the
Specific Plan identifies that the southbound side of
Dillion Road would be improved to City of Indio
standards and the northbound side would be
improved to Riverside County standards with
improvements that include a landscaped median, six-foot sidewalk, and an expanded landscape area on the west side abutting Citrus Ranch (Figure 16).

Figure 14. Citrus Ranch Specific Plan – Land Use Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1022 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 20
OCTOBER 2024
Figure 15, Citrus Ranch Specific Plan – Illustrated Master Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1023 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 21
OCTOBER 2024
Figure 16. Citrus Ranch Specific Plan – Dillion Road Improvements

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1024 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 22
OCTOBER 2024
A utility easement crosses the Specific Plan area in the south, as shown in Figures 7 and 8. The corridor contains both Southern California Edison and Imperial Irrigation District electrical lines and a Southern California Gas Company natural gas line. All utilities are transmission mainlines serving the Coachella Valley and beyond.

Based on the Water and Sewer Plan of the Specific Plan, Indio Water Authority would provide water to the proposed project upon annexation. Domestic water would be obtained from water wells throughout the valley and conveyed through transmission mainlines. Water pressure would be maintained by pumps and/or storage facilities. It is anticipated that the development would require three water storage reservoirs within or adjacent to the site, each anticipated to provide approximately 3 million gallons of storage. Sewer service for the proposed project would be provided by Valley Sanitary District (VSD). The plan indicates that site development would necessitate construction of “offsite” transmission lines from the southerly end of the development to the existing VSD transmission facilities located near Van Buren and Golf Center Parkway. The Specific Plan indicates that at the time of writing, VSD had plans to expand the capacity of their wastewater treatment plan which would allow them to be able to treat effluent from Citrus Ranch as well as several other projects planned for the area. Figure 17 provides an overview of infrastructure elements that would be provided for the proposed project.

Per the Fire/Emergency Management Plan, the project site is just outside the ideal response times set by the City of Indio Fire Services Department. At the time of writing the plan, the Specific Plan indicates that currently there are plans to construct a new fire station at Gold Center Parkway and Avenue 44, approximately 4.5 miles from the south border of the site, however this is still outside of the goal of a station within 1.5 miles and 10 minutes. The plan notes that a two-acre fire station site has been reserved along Avenue 38 adjacent to the Golf Course Maintenance Area, as shown in the Land Use Plan and Illustrated Master Plan, which could potentially help serve the Project Area.

Citrus Ranch is envisioned to be constructed in three
phases, with elements of the Specific Plan that may
be relevant for the Project Area as noted above
occurring across the three phases. At the time of
writing this report, development has not occurred
within the Specific Plan area, including none of the
previous discussed improvements that may serve
and/or benefit the Project Area.

Key Questions
• Have there been any discussions pertaining to
development within the Specific Plan since its
adoption 2007?
• Can the proposed water wells, transmission
mainlines, and pumps/storage facilities for the
Specific Plan area also serve any additional
development within the vicinity?
• Can the proposed fire station also serve any
additional development within the vicinity?
• What is the status of Valley Sanitary District’s
capacity expansion plans for their wastewater
treatment plant?

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1025 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 23
OCTOBER 2024
Figure 17. Citrus Ranch Specific Plan – Infrastructure Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1026 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 24
OCTOBER 2024

3.3 Other Developer Plans
Two developers have acquired land in the Project Area and have developed plans, to varying degrees of detail, for the improvement and development of the land. These plans include Stonewater at Indio Hills, Dillon Trails, and Dillon Ranch, whereas RoBott Land Company is the developer for the first, and John L. Cover & Associates is the developer for the latter two. Figure 18 shows the boundaries of each developer plan.

Although these plans have not been finalized, approved, or built, they indicate interest among real estate developers in some of the lands in the Project Area directly adjacent to the Citrus Ranch Specific Plan area. However, these specific plans are primarily residential development with some accompanying commercial development. Therefore, these areas are not opportunities to pursue industrial development. Moreover, any future development that may include industrial and commercial within the Project Area, should carefully consider proximity to future potential residential development in these specific plan areas.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1027 of 1774 16290 25
OCTOBER 2024
Figure 18. Developer Plans Relevant to the Project Area Source: Indio Water Authority

16290 26
OCTOBER 2024

3.3.1 Stonewater at Indio Hills
Stonewater at Indio Hills is proposed to be an 818-acre development with 2,364 residential units (300 condos and 2,064 homes), hotel/resort, commercial/retail, and motor coach resort. The proposed land use breakdown is shown in Table 3 and the site plan is shown in Figure 19.

Table 3. Stonewater Land Use
Land Use Acres
Single Family Residential 438.0
Motor Coach Resort/Commercial 62.0
Restricted Use 59.7
Drainage Facilities 50.3
Internal Collector Roads 36.4
Utility Easements 32.1
Retail/Commercial 25.3
Parks and Trails 25.0
Resort Hotel and Condominiums 25.0
Hillside Areas/Open Space or Recreation Amenity 19.5
Multi-Family Rental Condominiums 15.0
Undevelopable 13.7
Right-of-Way 10.3
Reservoir Sites 6.0
Source: RoBott Land Company

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1029 of 1774 16290 27
OCTOBER 2024
Figure 19. Stonewater Land Use Site Plan

3.3.2 Dillon Trails
Dillon Trails is a potential development featuring mainly residential and some commercial uses on a 210-acre lot.

No specific plan or master plan is available at the time of writing this report. Estimated land uses and their associated acreage are provided by Indio Water Authority in Table 4.

Table 4. Dillon Trails Land Use
Land Use Acres
Low Density Residential 125.2
Open Space 31.8
Right-of-Way 27.8
Medium Density Residential 24.1
Commercial 1.1
Source: Indio Water Authority (2019)
Source: RoBott Land Company

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1030 of 1774 16290 28
OCTOBER 2024

3.3.3 Dillon Ranch
Dillon Ranch is a potential development featuring mainly medium-density residential and some commercial uses on a 210-acre lot. No specific plan or master plan is available at the time of writing this report. Estimated land uses and their associated acreage are provided by Indio Water Authority in Table 5.

Table 5. Dillon Trails Land Use
Land Use Acres
Medium Density Residential 64.2
Open Space 29.9
Commercial 12.0
Right-of-Way 2.9
Source: Indio Water Authority (2019) Riverside County General Plan Key Questions
• What is the status of the development plans
created by RoBott Land Company and John L.

Cover & Associates pertaining to the Project
Area?

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1031 of 1774 16290 29
OCTOBER 2024

3.4 Riverside County General Plan
The Riverside County General Plan (2015) serves as a comprehensive framework for guiding growth and development within the county, and it is the existing policy document that pertains to the Project Area. If the Project Area is annexed into the City of Indio, County land use or other policies would no longer apply and instead Indio policies supersede. The purpose of reviewing the Riverside County General Plan is to determine if there are existing issues and opportunities identified by the County that may pertain to the Project Area and serve as considerations for this project.

The General Plan Land Use Element, which was updated in 2021, designates the Project Area as mostly Open Space Rural with smaller areas of Conservation Habitat and one small area designated as mineral resources.

Additionally, there is land identified as unique farmland (i.e., farmland that is currently used to produce specific high value food and fiber crops but that is not listed as Prime and Statewide Important Farmland) in the southern portion of the Project Area.

The General Plan Safety Element, which was updated in 2024, identifies specific challenges facing the Project Area such as subsidence, wind erosion, flood hazards, and fire risks as described below:
▪ Subsidence, which occurs where the ground sinks due to groundwater extraction and other factors.

Documented cases of subsidence in this area highlight its susceptibility to this hazard, which can lead to structural damage, altered drainage patterns, and increased flood risk. ▪ Ground shaking from seismic activity ranges from very high to extremely high due to the presence of multiple faults, as discussed in Section 2.1 of this report. ▪ Wind erosion, ranging from moderate to high, which can lead to soil degradation and loss of agricultural productivity. This erosion can also contribute to air quality issues, as dust and particulate matter become airborne.
▪ Flooding, which impacts the northern end of the Project Area. This area is designated as a special flood hazard zone, which means an area in a floodplain subject to 1 percent or greater change of flooding in a given year. This designation necessitates stringent floodplain management practices to protect lives and property.
▪ Wildfire has potential to impact a small portion of the northern portion of the Project Area (overlapping with the special flood hazard zone). This area is classified as a moderate fire hazard severity zone (FHSZ), within the responsibility area of the Federal government. Fire prevention and response strategies may be necessary in this portion of the Project Area.

The County General Plan identifies that the Bureau of Land Management established a Section 368 Energy Corridor that traverses Riverside County along I-10. Section 368 Energy Corridors are intended for oil, gas, and hydrogen pipelines, and electricity transmissions and distribution infrastructure. A small portion of BLM land designated for the Energy Corridor, approximately 0.06 square miles, or 38.4 acres, falls within the Project Area, and therefore should be taken into consideration for any future land use planning. The Energy Corridor that passes north/northeast of Indio is shown in green in Figure 20 and in the Section 368 Energy Corridor Mapping Tool3. 3 Bureau of Land Management (2024). Section 368 Energy Corridor Mapping Tool. Accessed August 25, 2024:
https://bogi.evs.anl.gov/section368/portal/

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1032 of 1774 16290 30
OCTOBER 2024
Figure 20. Section 368 Energy Corridor

3.4.1 Western Coachella Valley Area Plan
The Western Coachella Valley Area Plan (WCVAP) is a sub-element of the Riverside County General Plan created by the County of Riverside and adopted in 2017. The WCVAP encompasses approximately 650 square miles and includes cities such as Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, and Indio, as well as unique communities such as Bermuda Dunes, Bonnie Bell, Indio Hills, North Palm Springs, Painted Hills, Sky Valley, Snow Creek, Thousand Palms, Valley View Village, West Garnet, and West Palm Springs Village. Like the Riverside County General Plan, the purpose of reviewing the WCVAP is to is to determine if there are existing issues and opportunities identified by the County that may pertain to the Project Area and serve as considerations for this project.

Land Use Plan
The WCVAP includes a Land Use Plan that designates certain land uses within the Western Coachella Valley, including for the Project Area. Land use designations within the Project Area are limited to Open Space, namely Open Space Rural and Conservation Habitat. Land uses adjacent to the Project Area are more of the same, except for two areas designated for mineral resource extraction north and west of the northern portion of the Project Area (Figure 21). Per the Land Use Plan, land uses are currently limited to rural residential development (one unit per 20 acres) and mineral resource extraction, provided extraction activities protect and maintain scenic views (see Table 6). A smaller area designated as Conservation Habitat, which is owned by the Bureau of Land Management as part of its right-of-way energy corridor, must be conserved and managed in accordance with the Coachella Valley Multi Species Habitat Conservation Plan (CVMSHCP), as detailed in Section 2.6 of this report.

Source: Bureau of Land Management (2024)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1033 of 1774 16290 31
OCTOBER 2024
Table 6. Western Coachella Valley Area Plan - Land Use Designations Classification Permitted Land Use
Open Space Rural One single-family residence allowed per 20 acres. Extraction of mineral resources subject to SMP may be allowed if scenic resources are protected.

Conservation Habitat Includes public and private lands conserved and managed in accordance with relevant conservation plans like the CVMSHCP and relevant Riverside County policies.

Mineral Extraction Allows mineral extraction and processing facilities and areas held in reserve for future mineral extraction and processing.

The WCVAP also includes broad policies and goals pertaining to the Project Area. The WCVAP specifies policies regarding residential uses, commercial retail uses, industrial uses, recreational vehicle development, signage, light pollution, circulation, multipurpose open space, and hazards. Relevant policy sections regarding the Project Area include light pollution, circulation, multipurpose open space, and hazards, discussed in the following pages.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1034 of 1774 16290 32
OCTOBER 2024
Figure 21. Western Coachella Valley Area Plan - Land Use Plan

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1035 of 1774 16290 33
OCTOBER 2024
Multipurpose Open Space
The multipurpose open space element is especially relevant as it aligns with policies and elements contained within the CVMSHCP, as discussed in Section 2.6 of this report. The WCVAP’s multipurpose space policies aim to protect visual and biological resources throughout the Coachella Valley area and ensure consistency with CVMSHCP, which is discussed in Section 2.6 of this report. Relevant policies in this section include:
▪ WCVAP 20.1 Protect visual and biological resources in the Western Coachella Valley through adherence to General Plan policies found in the Multiple Species Habitat Conservation Plans, Environmentally Sensitive Lands, Wetlands, and Scenic Resources sections of the Multipurpose Open Space Element. ▪ WCVAP 22.1 Protect biological resources in the Western Coachella Valley through adherence to General Plan policies found in the Multiple Species Habitat Conservation Plans, Environmentally Sensitive Lands, Wetlands, and Floodplain and Riparian Area Management sections of the Multipurpose Open Space Element, as well as policies contained in the Coachella Valley Multiple Species Habitat Conservation Plan.

Hazards
Flooding hazard policies are relevant to the Project Area as a portion is in a special flood hazard area (Figure 22) indicating that future developments will have to be carefully located and/or follow specific requirements to be compliant and ensure safe conditions. Future development within flood prone areas would have to adhere with the following policies:
▪ WCVAP 23.1 Adhere to the flood proofing, flood protection requirements, and Flood Management Review requirements of Riverside County Ordinance No. 458 Regulating Flood Hazard Areas. ▪ WCVAP 23.2 Require that proposed development projects that are subject to flood hazards, surface ponding, high erosion potential, or sheet flow be submitted to the Coachella Valley Water District or the Riverside County Flood Control and Water Conservation District for review. ▪ WCVAP 23.3 Create flood control projects that maximize multi-recreational use and water recharge when possible.
▪ WCVAP 23.4 Protect life and property from the hazards of flood events through adherence to the Flood and Inundation Hazards section of the General Plan Safety Element.

Additionally, although the Project Area does not contain fire hazard severity zones (FHSZs), adjacent rural lands are designated as moderate FHSZs. Therefore, fire hazard is not a primary concern but should be monitored for any future increases in susceptibility. In the event that areas within the Project Area are designated as FHSZs in the future, per WCVAP 25.1, the County General Plan Safety Element policies pertaining to wildfire would apply.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1036 of 1774 16290 34
OCTOBER 2024
Figure 22. Western Coachella Valley Area Plan - Special Flood Hazard Areas

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1037 of 1774 16290 35
OCTOBER 2024

3.5 Coachella Valley Multiple Species Habitat
Conservation Plan
The Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) is a comprehensive habitat conservation plan created by the Coachella Valley Mountain Conservancy and adopted in 2008. The plan aims to identify relevant natural species and ecosystems within conservation areas, ensure species within the plan are adequately protected or restored, balance conservation goals with economic goals, and ensure infrastructure improvements are done with minimal environmental impact.

The CVMSHCP pertains to the Project Area as part of the land is located within existing conservation lands. The CVMSHCP maps out conservation areas, one of which, East Indio Hills, falls within the boundaries of the Project Area. The portion of East Indio Hills that falls within the bounds of the Project Area is owned by the City of Indio, Riverside County and the Bureau of Land Management.

3.5.1 East Indio Hills Conservation Area
Future development or activities must be consistent with conservation goals of the CVMSHCP to continue to protect natural resources. Figure 23 shows the East Indio Hills Conservation Area, a portion of which falls within the Project Area’s southern portion. East Indio Hills encompasses 4,060 acres, with 1,030 acres of existing conservation lands owned by BLM and 3,030 acres of lands not currently conserved. The CVMSCHP aims to conserve approximately 2,790 acres by acquiring additional land not currently conserved. As of 2023, however, no lands within the East Indio Hills Conservation Area have been acquired for conservation purposes.

Once lands are acquired and added to conservation lands, activities are limited to the following:
▪ emergency repairs of public infrastructure, following specific procedures to minimize environmental impacts
▪ management and monitoring activities, such as fuel modification, fire management, and species monitoring
▪ recreation and public access, including trails, trailheads, interpretive centers, and passive recreation activities
Limited development may occur on lands within the Conservation Area that have not been acquired for conservation purposes, which pertains to the Project Area. However, development still must be consistent with objectives and measures and is subject to project review, mitigation measures, among other requirements of the CVMSHCP. Each are detailed in Table 7 below.

Table 7. Conservation Area Requirements for Development Category Activity Detail
Conservation Objectives Any proposed development must avoid harming the covered species and their habitats and contribute to the overall conservation goals. For example, developers might need to preserve certain areas of natural habitat, restore degraded habitats, or implement specific management practices to support the species in question.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1038 of 1774 16290 36
OCTOBER 2024
Category Activity Detail
Joint Project Review Developers must submit their plans for a Joint Project Review (JPR) to the Coachella Valley Conservation Commission (CVCC). This review process involves a thorough assessment to ensure that the proposed development complies with the CVMSHCP’s requirements. The JPR evaluates potential impacts on covered species and habitats and determines whether the project includes adequate measures to mitigate those impacts.

Avoidance, Minimization, and
Mitigation Measures
Developers are required to implement specific measures to avoid, minimize, and mitigate any adverse impacts on covered species and their habitats. This could include creating buffer zones, limiting construction activities during certain times of the year, or restoring habitats elsewhere to compensate for any loss.

Land Use Adjacency Guidelines Development must adhere to guidelines that prevent negative impacts on adjacent conservation lands. This includes managing light, noise, invasive species, toxic substances, and other disturbances that could affect the conservation areas. For instance, developers might need to install barriers to reduce noise pollution or implement lighting designs that minimize disruption to nocturnal wildlife.

Local Development Mitigation
Fee
To support ongoing conservation efforts, developers may be required to pay a mitigation fee. This fee helps fund the implementation of the CVMSHCP, including habitat restoration, species monitoring, and other conservation activities.

Key Questions
• Does the Coachella Valley Conservation
Commission or Coachella Valley Association of
Governments have near-term or long-term plans
to acquire lands within the East Indio Hills
Conservation Area for conservation purposes?
• If future development overlaps to an extent with
the conservation area, in addition to land use
adjacency guidelines, which provisions from the
CVMSHCP would apply?

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1039 of 1774 16290 37
OCTOBER 2024
Figure 23. East Indio Hills Conservation Area Page 140 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1040 of 1774 16290 38
OCTOBER 2024
4 Parcel Data
This Parcel Data section summarizes key parcel-based data including land ownership and property characteristics such as land use and the number and age of structures. The purpose of this section is to provide additional background on existing conditions. The primary data source for this section is 2023 Riverside County Assessor Data.

4.1 Land Ownership
Most of the land in the Project Area is privately owned by various entities and individuals. The landowners with the largest number of acres include Stonewater, the real estate developer for Stonewater at Indio Hill (see Section 2.3.1 of this report); Blair Ranch, which has a large agricultural operation; and Palm Desert Green Development, another real estate developer. Table 8 breaks down landownership by acreage among primary landowners. Table 9 describes the proportion of lands owned by private and local, state, and federal government, respectively.

The landowner with the single largest number of acres, however, is the federal and local government. Specifically, the Bureau of Reclamation, Bureau of Land Management, and local government together own more than 400 acres of land within the Project Area, or almost 13 percent. As shown in Figure 24, local government owns most of the area that falls within the Coachella Valley Multi-Species Habitat Conservation Plan (CVMSHCP) area, the Bureau of Reclamation owns two smaller segments within the CVMSHCP area, and the Bureau of Land Management owns a moderate-sized parcel in the northern portion of the Project Area, which is designated as part of the Section 368 Energy Corridor. Additionally, the Coachella Valley Water District (CVWD) owns a large parcel adjoining Blair Ranch to the north. In addition, as shown in Figure 24, south of 40th Avenue a majority of parcels have been acquired and consolidated by individual private and public landowners. These areas may be opportunities for property owners or developers to develop a large amount of land.

Aside from primary landowners, the remainder of the Project Area is composed of a patchwork of various land ownership. As shown in Figure 25, numerous individuals and entities own small parcels of land that have not been improved or developed to date. While most of the Project Area has fragmented ownership, some of the parcels have contiguous owners. The ownership of two or more contiguous parcels can increase development potential for a property owner.

Table 8. Land Ownership Distribution
Ownership Acreage Percent of Project Area
Private 2643.75 81.57
Coachella Valley Conservation Commission 13.61 0.42
Coachella Valley Water District 157.72 4.87
Other Public Agency 416.75 12.86
Southern California Edison 9.00 0.28
Total 3240.83 100.00
Source: County of Riverside CREST Assessor Tables

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1041 of 1774 16290 39
OCTOBER 2024
Table 9. Primary Landowners
Name Number of
Parcels
Acreage Percent of
Project Area
Notes
Public Agency 6 396.80 12.24% No structures
Stonewater 7 326.73 10.08% No structures
Blair Ranch 2 210.52 6.50% Structures present
Palm Desert Green
Development
7 200.02 6.17% No structures
Coachella Valley Water
District
4 158.23 4.90% No structures
Source: County of Riverside CREST Assessor Tables

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1042 of 1774 16290 40
OCTOBER 2024
Figure 24. Primary Landowners in Project Area

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1043 of 1774 16290 41
OCTOBER 2024
Figure 25. All Private Landowners

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1044 of 1774 16290 42
OCTOBER 2024

4.2 Property Characteristics
Figure 26 shows the distribution of on-the-ground land uses in the Project Area. Most of the land in the Project Area is vacant, followed by agriculture, vineyard and citrus groves of Blair Ranch and a date garden adjacent to Dillon Road. Smaller portions of the Project Area include quarry, heavy manufacturing, and retail, in order of greatest to least. Additionally, as described in Section 2.3 of this report, some lands have been acquired for residential, retail, and commercial development; however, to date these projects have not broke ground.

Due to the land use types and large amount of vacant land, there are relatively few existing structures in the Project Area. Most structures are adjacent to or near Dillon Road and intersecting streets such as 40th Avenue and Cargo Canyon Road. These structures are associated with a date garden, heavy manufacturing, and retail uses. Four structures are on the northwest corner of Blair Ranch and thus are associated with vineyard and citrus grove uses.

An additional four structures in the northwest corner of the Project Area do not have an associated land use code per the County Assessor; however, aerial satellite imagery indicates granite and aggregate production and a landscape supply store. Figure 27 displays the location of each structure within the Project Area.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1045 of 1774 16290 43
OCTOBER 2024
Figure 26. Land Use Code

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1046 of 1774 16290 44
OCTOBER 2024
Figure 27 Structures Count

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1047 of 1774 Appendix A2
Biological Resources

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1048 of 1774 Biological Constraints Analysis
East Indio Employment
Corridor - Phase 1
NOVEMBER 2024
Prepared for:

CITY OF INDIO
100 Civic Center Mall
Indio, CA 92201
Contact: Brian Halvorson, AICP (Project Manager)
Prepared by:
225 S Lake Avenue Suite 225
Pasadena, California 91101
Contact: Rachel Lindt (Project Manager)

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1049 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 ii
NOVEMBER 2024
Table of Contents
SECTION PAGE NO.
1 Introduction ..........................................................................................................................................................1

1.1 Project Overview.....................................................................................................................................1

1.2 Purpose of this Report ...........................................................................................................................1

1.2.1 Methods ....................................................................................................................................1

1.3 Potential Biological Constraints.............................................................................................................2 2 Regulatory Context...............................................................................................................................................7

2.1 Federal Regulations ...............................................................................................................................7

2.2 State Regulations ...................................................................................................................................8

2.3 Local Regulations ................................................................................................................................ 10

2.3.1 County of Riverside General Plan ......................................................................................... 10

2.3.2 City of Indio General Plan...................................................................................................... 13

2.3.3 Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) ....................... 14 3 Environmental Setting ...................................................................................................................................... 15

3.1 Land Use .............................................................................................................................................. 15

3.2 Climate................................................................................................................................................. 16

3.3 Topography .......................................................................................................................................... 16

3.4 Soils...................................................................................................................................................... 16 4 Results of the Desktop Analysis....................................................................................................................... 17

4.1 Vegetation Communities and Land Covers........................................................................................ 17

4.1.1 Vegetation Communities ....................................................................................................... 18

4.1.2 Land Covers ........................................................................................................................... 20

4.1.3 Sensitive Vegetation Communities....................................................................................... 20

4.2 Special-Status Species........................................................................................................................ 22

4.2.1 Special-Status Plants............................................................................................................. 22

4.2.2 Special-Status Wildlife........................................................................................................... 26

4.3 State or Federally Protected Waters .................................................................................................. 38

4.4 Wildlife Corridors and Habitat Linkages............................................................................................. 38

4.4.1 CVMSHCHP Biological Corridors and Linkages.................................................................... 38

4.4.2 California Essential Habitat Connectivity Project................................................................. 38

4.4.3 The California Desert Linkage Network Project ................................................................... 39

4.4.4 Terrestrial Connectivity, Areas of Conservation Emphasis.................................................. 39

4.5 Local Policies and Ordinances............................................................................................................ 39

4.6 Habitat Conservation Plans ................................................................................................................ 39 5 BLM Lands......................................................................................................................................................... 40

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1050 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 iii
NOVEMBER 2024
6 References ............................................................................................................................................................i TABLES
Table 1: Potential Biological Constraints for the Project Area ........................................................................................2 Table 2. Vegetation Communities and Land Covers within the Project Area.............................................................. 18 Table 3. Special-Status Plant Species with a Moderate or High Potential to Occur in the Project Area ................... 23 Table 4. Special-Status Wildlife Species with a High or Moderate Potential to Occur in the Project Area ............... 27

FIGURES
Figure 1 East Indio Employment Corridor Project Area
Figure 2 Coachella Valley Multiple Species Habitat Cnnservation Plan Figure 3 Soils
Figure 4 Vegetation Communities and Land Cover Types
Figure 5 Coachella Valley Multiple Species Habitat Conservation Plan Modeled Habitats Figure 6 Wildlife Corridors and Habitat Linkages
Figure 7 National Wetland Inventory and National Hydrography Dataset

APPENDICES
Appendix A Special-Status Plant Species Potential to Occur Appendix B Special-Status Wildlife Species Potential to Occur

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1051 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
1 Introduction

1.1 Project Overview
The East Indio Employment Corridor Annexation Study project (Project) is a focused planning study to analyze the potential annexation of approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the city.

1.2 Purpose of this Report
This Biological Constraints Analysis (Analysis) outlines an overview of potential biological resources within the Project Area and vicinity, and discusses potential biological constraints should it be annexed, including sensitive vegetation communities, special status plant and wildlife species, wildlife corridors and linkages, and aquatic resources. In addition, this Analysis provides an overview of relevant plans and documents to understand and consider, including the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).

1.2.1 Methods
The following databases were reviewed and analyzed:
▪ U.S. Geological Survey National Hydrography Dataset (USGS 2023) ▪ U.S. Fish and Wildlife Service (USFWS) Wetlands Inventory (USFWS 2024) ▪ Natural Resources Conservation Service Soils Data (USDA 2024) ▪ California Natural Diversity Database Species Occurrence Data (i.e., 9-Quad Search) (CDFW 2024a) ▪ California Native Plant Society Rare Plant Inventory (i.e., 9-Quad Search) (CNPS 2024a) ▪ Elevation Range
▪ USFWS Information for Planning and Consultation (USFWS 2024a) ▪ Coachella Valley Multiple Species Habitat Conservation Plan (CVAG 2016) ▪ CVMSHCP Vegetation Database (CVAG 2016)
Other literature reviewed included A Manual of California Vegetation, Online Edition (CNPS 2024b); the California Natural Community List (CDFW 2023); State and Federally Listed Endangered, Threatened, and Rare Plants of California (CDFW 2024c); and the CDFW California Wildlife Habitat Relationships Life History Accounts and Range Maps (CDFW 2024d). Google Earth aerial photographs were reviewed to assess the potential for jurisdictional waters (2024).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1052 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 2
NOVEMBER 2024
Dudek compiled the data from the above listed databases and studies as well as prepared potential-to-occur (PTO) tables for special-status species to provide recommendations on additional studies that may be required for future development of the Project Area. Potentially occurring vegetation communities and special-status biological resources are described in terms of their regional significance and presence on site. All biological resources with potential to occur on site that have any reasonable potential to constrain the Project are addressed in this Analysis.

Potential constraints are discussed in the context of the CVMSHCP and include a discussion of potential impacts to sensitive vegetation communities and habitat for covered species under the CVMSHCP.

1.3 Potential Biological Constraints
Table 1 provides a summary of key biological constraints for the Project Area based on a review of relevant plans, documents, and data. The biological constraints outlined below are considerations for the potential annexation of the Project Area and for any potential future development. Details on each of the constraints discussed in Table 1 are discussed in the relevant sections of this Analysis.

Table 1: Potential Biological Constraints for the Project Area Biological Constraint Description
Areas Within CVMSHCP Conservation Areas
East Indio Hills Conservation
Area
As shown on Figure 2, the southern portion of the Project Area overlaps the East Indio Hills Conservation Area per the CVMSHCP totaling 403.3 acres. The East Indio Hills Conservation Area aims to conserve the following natural communities:
active desert dunes, stabilized shielded desert sand fields, stabilized and partially stabilized desert sand fields, mesquite hummocks, Sonoran creosote bush scrub, Sonoran mixed woody and succulent scrub and desert saltbush scrub.

Section 4.4 of the CVMSHCP, requires that construction activities within the East Indio Hills Conservation Area avoid mesquite hummocks and mesquite bosques to the maximum extent feasible.

The two remaining natural communities within the East Indio Hills Conservation Area (i.e., stabilized desert sand fields and Sonoran creosote bush scrub), if impacted, would require a rough step analysis through the Joint Review Process (JPR) process to determine if the proposed development would exceed the approved allowable disturbance for these two natural communities within the East Indio Hills Conservation Area. See below for details on the process.

The CVMHSCP includes covered species habitat modeling based on habitat distribution models derived from the natural communities. CVMSHCP species modeled habitats within the East Indio Hills Conservation Area may include additional requirements per the CVMSHCP. The following CVMSHCP modeled habitats occur within the East Indio Hills Conservation Area: Crissal thrasher, LeConte’s thrasher, summer tanager, Palm Springs pocket mouse, Palm Springs

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1053 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 3
NOVEMBER 2024
Biological Constraint Description
round-tailed ground squirrel, desert tortoise, flat-tailed horned lizard, Coachella Valley fringe-toed lizard, and Coachella Valley giant sand treading cricket.

Desert Tortoise and Linkage
Conservation Area
As shown on Figure 2, the northeastern portion of the Project Area overlaps the Desert Tortoise and Linkage Conservation Area per the CVMSHCP totaling 15 acres.

The Desert Tortoise Linkage Conservation Area aims to conserve the following natural communities: Sonoran creosote bush scrub, Sonoran mixed woody and succulent scrub, Mojave mixed woody scrub and desert dry wash woodland.

The portion of the Project Area that overlaps the Desert Tortoise and Linkage Conservation Area includes Sonoran creosote bush scrub and desert dry was woodland. Should the Project propose development within the lands that overlap the Desert Tortoise and Linkage Conservation Area, these two natural communities would require a rough step analysis through the JPR process to determine if the proposed development would exceed the approved allowable disturbance for these two natural communities within the Desert Tortoise Linkage Conservation Area. See below for details on the process.

The CVMHSCP includes covered species habitat modeling based on habitat distribution models derived from the natural communities. CVMSHCP species modeled habitats within the Desert Tortoise and Linkage Conservation Area may include additional requirements per the CVMSHCP. The following CVMSHCP modeled habitats occur within the Desert Tortoise and Linkage Conservation Area: Le Contes thrasher; summer tanager; Palm Springs pocket mouse; and desert tortoise.

Conservation Area
Requirements for Development
The CVMSHCP allows for a minimal level of development to take place within designated Conservation Areas. Projects that involve development within any CVMSHCP Conservation Areas must go through Joint Project Review (JPR) with the Coachella Valley Conservation Commission (CVCC) prior to issuance of any grading permits and generally takes approximately 75 days from receipt of a complete application to the submission of a final consistency determination to the permitting jurisdiction. It is strongly recommended to complete JPR ahead of issuance of a draft CEQA document.

Development within Conservation Areas must submit their plans to the CVCC for analysis to determine whether the project is consistent with the following:

CVMSHCP’s Conservation Objectives for the applicable Conservation Area (CVMSHCP Section 4.3), required Avoidance, Minimization and Mitigation Measures for each applicable Covered Species (CVMSHCP Section 4.4); requires adherence with the Land Use Adjacency Guidelines (CVMSHCP Section

4.5), and a Rough Step analysis to ensure disturbance within the Conservation

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1054 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 4
NOVEMBER 2024
Biological Constraint Description
Area(s) is not outpacing conservation (CVMSHCP Section 6.5). Development within Conservation Areas requires coordination with CVCC regarding the amount of allowed development and the location of development. Additional avoidance, minimization and mitigation is often required for applicable Covered Species within Conservation Areas, as further outlined above.

Areas Outside CVMSHCP Conservation Areas
Payment of CVMSHCP Local
Development Mitigation Fee
The Project Area outside of the Conservation Areas includes vegetation communities considered to be special-status or sensitive per CDFW (2023). If the sensitive vegetation is not associated with a jurisdictional aquatic resource, the only requirement would be payment of a Local Development Mitigation Fee (LDMF) is required (see Presence of State and/or Federally Protected Waters for more information on jurisdictional aquatic resources below). LDMFs provide funds for the acquisition and long-term management of conservation lands within the CVMSHCP boundary. The acquisition and management of the lands using the LDMF is intended to mitigate for the loss of natural communities outside of the Conservation Areas (i.e., lands within the Project Area located outside of the East Indio Hills Conservation Area and outside of the Desert Tortoise Linkage Area).

As such, payment of the LDMF would mitigate and compensate for the loss of these vegetation communities located outside of the conservation areas and no further mitigation would be required as long as these communities do not occur within any potentially regulated waters.

Development outside of CVMSHCP Conservation Areas does not require undergoing JPR with CVCC.

CVMSHCP Land Use Adjacency
Guidelines
Per Section 4.5 of the CVMSHCP, Land Use Adjacency Guidelines shall be considered by the Permittees (i.e., City) in their review of individual public and private Development projects adjacent to or within the Conservation Areas to minimize edge effects and shall be implemented where applicable.

Mojave desert tortoise For development outside CVMSHCP Conservation Areas, avoidance, minimization, and mitigation measures require relocation of individual tortoises if required surveys locate individuals on the site of Covered Activities. According to the USFWS CVMSHCP amended permit (TE-104601-1), permit term and condition no. 45 states for projects located outside of the CVMSHCP Conservation Areas within the 50,272 acres of naturally occurring desert tortoise habitat anticipated to be impacted, the Permittee (City) shall either (1) notify the USFWS 45 days prior to the issuance of a grading permit to allow for the potential salvage of adult tortoises within this notification time period or (2) condition such projects to conduct desert tortoise clearance surveys per the USFWS’s protocol.

Per CVMSHCP Section 9.6.1.4, areas outside Conservation Areas, avoidance,

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1055 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 5
NOVEMBER 2024
Biological Constraint Description
minimization, and mitigation measures require relocation of individual tortoises if required surveys locate individuals on the site of Covered Activities.

Biological Constraints for Entire Project Area
Presence of State and/or
Federally Protected Waters
As shown in Figure 7, and based on desktop aerial imagery review, the Project Area appears to include numerous additional potentially jurisdictional aquatic resources (i.e., ephemeral drainages) aside from those currently mapped as NWI or NHD features throughout much of the Project Area. Additional studies, such as hydrology and hydraulic analysis (e.g., 2-year and 10-year rainfall events) to determine inundation area, flow velocities, and flowy depths may be recommended in order to determine the possible extant of potential jurisdictional aquatic resources present and may further support additional future surveys (i.e., formal jurisdictional delineation). Ultimately, a formal jurisdictional delineation would be needed to determine whether any waters or wetlands regulated by the U.S. Army Corps of Engineers (USACE), Regional Water Quality Control Board (RWQCB), and/or CDFW occur within the Project Area.

If potentially regulated waters or wetlands are present, avoidance is recommended, if feasible. If potentially regulated waters or wetlands are present and impacted by the Project, permitting under Clean Water Act (CWA) Sections 401 and 404, California Fish and Game Code Section 1600, and/or the Porter–Cologne Water Quality Control Act will be required prior to Project implementation. Impacts to regulated waters will also require compensatory mitigation at a ratio determined through consultation with the applicable regulatory water agencies. Dudek recommends conducting the jurisdictional determination early in the planning process in order to develop an overall permitting and mitigation strategy and to begin coordination with the applicable regulatory water agencies. Mitigation is completed through use of a mitigation bank (e.g., West Mojave Mitigation Bank) or other applicant-sponsored mitigation either on site or off site and costs can vary dependent upon the mitigation strategy selected, acreage of impacts, and mitigation ratios determined through consultation with the applicable regulatory water agencies.

Note that the CVMSHCP does not provide coverage for Project impacts on aquatic resources.

Special-Status Rare Plants Special-status plant species that are not covered under the CVMSHCP, and that were determine to have moderate to high potential to occur within the Project Area (see Table 3) will require focused special-status plant survey conformed to the CNPS Botanical Survey Guidelines (CNPS 2001), Protocols for Surveying and Evaluating Impacts to Special-Status Native Populations and Natural

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1056 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 6
NOVEMBER 2024
Biological Constraint Description
Communities (CDFW 2018), and General Rare Plant Survey Guidelines (Cypher 2002) during the applicable blooming period.

Desert Native Plants In accordance with the Chapter 88.01.060, Desert Native Plant Protection, of the San Bernardino County Development, and in accordance with CDNPA, Chapter 3, a desert native plant survey will be required.

American Badger & Desert Kit These two species have a high potential to occur within the Project Area and are not provided coverage under the CVMSHCP. Should these species be present, consultation with CDFW would be required as well as the creation of a relocation and mitigation plan.

Nelson’s bighorn sheep Nelson’s bighorn sheep is a fully protected species and take authorization is not provided for this species, as such, any development of the Project Area, particularly in the northeastern portion of the Area would likely require a setback buffer as well as additional avoidance, minimization and mitigation measures.

Burrowing Owl This species is afforded protected under the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds.

Therefore, for any development within the Project Area, both within and outside of CVMSHCP Conservation Areas, pre-construction burrowing owl surveys would be required.

Nesting Birds The Project Area contains opportunities for birds of prey (raptors) and other avian species to nest on site. Native nesting bird species are protected by California Fish and Game Code Sections 3503 and 3503.5 and by the federal MBTA (16 USC 703–711). In particular, Section 3503 provides that it is unlawful to take, possess, or needlessly destroy the active nests or eggs of any bird in California; Section 3503.5 protects all raptors and their eggs and active nests; and the MBTA prohibits the take (including killing, capturing, selling, trading, and transport) of native migratory bird species throughout the United States.

Currently, California considers any nest that is under construction or modification or is supporting eggs, nestlings, or juveniles as “active.” Therefore, pre-construction nesting bird surveys would be required for any vegetation removal activities during bird nesting season (typically January 1 through September 30, depending on the species).

Bats For any portions of the Project Area subject to CEQA, both within and outside of the Conservation Areas, the project must avoid construction activities during the maternity roosting season if there is any potential for roosting present. If construction activities must occur during the maternity roosting season, preconstruction bat surveys and avoidance would be required.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1057 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 7
NOVEMBER 2024
Biological Constraint Description
Biological Constraints for Project Areas on BLM Lands
BLM Lands As shown in Figure 2, the Project Area includes BLM-administered lands. The CVMSHCP does not apply to BLM-administered lands (i.e., the CVMSHCP does not provide Take of Covered Species for activities that occur on BLMadministered lands). Therefore, any project development within BLM lands may still be subject to Section 7 consultation with USFWS and early coordination is recommended with either BLM or USFWS. BLM will need to review the action pursuant to National Environmental Policy Act (NEPA). BLM would use the California Desert Conservation Area Plan (CDCA) (BLM 1980), as amended by the Coachella Valley Plan (BLM 2002) as a basis for determining the action's conformance with that land use plan. These plans are intended to compliment the CVMSCHP. It can be assumed depending on species, that the BLM would consult with the USFWS on species through submittal of Biological Assessment.

Therefore, it is assumed any proposed development would be subject to the above, in addition to applicable habitat assessments for BLM sensitive species and focused surveys.
2 Regulatory Context

2.1 Federal Regulations
Federal Endangered Species Act
The federal Endangered Species Act (FESA) of 1973 (16 USC 1531 et seq.), as amended, is administered by the U.S. Fish and Wildlife Service (USFWS) for most plant and animal species, and by the National Oceanic and Atmospheric Administration National Marine Fisheries Service for certain marine species. FESA is intended to provide a means to conserve the ecosystems upon which endangered and threatened species depend and to provide programs for the conservation of those species, thus preventing extinction of plants and wildlife. FESA defines an endangered species as “any species which is in danger of extinction throughout all or a significant portion of its range” (16 USC 1532[6]). A threatened species is defined as “any species which is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range” (16 USC 1532[20]) Under FESA, it is unlawful to take any listed species; “take” is defined as “harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct” (16 USC 1532[19]).

FESA allows for the issuance of Incidental Take Permits for listed species under Section 7, which is generally available for projects that also require other federal agency permits or other approvals, and under Section 10, which provides

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1058 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 8
NOVEMBER 2024
for the approval of habitat conservation plans on private property without any other federal agency involvement. Upon development of a habitat conservation plan, USFWS can issue Incidental Take Permits for listed species.

Migratory Bird Treaty Act
The Migratory Bird Treaty Act was originally passed in 1918 as four bilateral treaties, or conventions, for the protection of a shared migratory bird resource. The primary motivation for the international negotiations was to stop the “indiscriminate slaughter” of migratory birds by market hunters and others (16 USC 703–712). Each of the treaties protects selected species of birds and provides for closed and open seasons for hunting game birds. The Migratory Bird Treaty Act protects more than 800 species. Two species of eagles that are native to the United States—bald eagle (Haliaeetus leucocephalus) and golden eagle (Aquila chrysaetos)—were granted additional protection within the United States under the Bald and Golden Eagle Protection Act (16 USC 668–668d) to prevent these species from becoming extinct.

Section 404 of the Clean Water Act
The objective of the Clean Water Act (CWA) is to restore and maintain the chemical, physical, and biological integrity of the nation’s waters. Under Section 404 of the CWA, the U.S. Army Corps of Engineers has the authority to regulate activities that could discharge fill or dredge material or otherwise adversely modify wetlands or other waters of the United States. The U.S. Army Corps of Engineers implements the federal policy embodied in Executive Order 11990, which, when implemented, is intended to result in no net loss of wetland values or function.

Section 401 of the Clean Water Act
The State Water Resources Control Board has authority over wetlands through Section 401 of the CWA, as well as the Porter–Cologne Water Quality Control Act, California Code of Regulations Title 23 Sections 3830–3838 and 3855–3861, and California Wetlands Conservation Policy. The CWA requires that an applicant for a Section 404 permit (to discharge dredge or fill material into waters of the United States) first obtain certification from the appropriate state agency stating that the fill is consistent with the state’s water quality standards and criteria. In California, the authority to either grant certification or waive the requirement for permits is delegated by the State Water Resources Control Board to the nine regional boards. The Colorado River Regional Water Quality Control Board has authority for Section 401 compliance in the study area. A request for certification is submitted to the regional board while an application is filed with the U.S. Army Corps of Engineers.

2.2 State Regulations
California Endangered Species Act
The California Department of Fish and Wildlife (CDFW) administers the California Endangered Species Act (CESA), which prohibits the take of plant and animal species designated by the Fish and Game Commission as endangered or threatened in California. Under CESA, “take” is defined as “hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture, or kill” (California Fish and Game Code, Section 86). CESA stipulates that state agencies may not approve projects that will “jeopardize the continued existence of any endangered species or threatened species or result in the destruction or adverse modification of habitat essential to the continued existence of those species, if there are reasonable and prudent alternatives available consistent with conserving the species or its habitat which would prevent jeopardy” (California Fish and Game Code, Section 2053).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1059 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 9
NOVEMBER 2024
CESA defines an endangered species as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant which is in serious danger of becoming extinct throughout all, or a significant portion, of its range due to one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, or disease” (California Fish and Game Code, Section 2062). CESA defines a threatened species as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant that, although not presently threatened with extinction, is likely to become an endangered species in the foreseeable future in the absence of the special protection and management efforts required by this chapter. Any animal determined by the commission as ‘rare’ on or before January 1, 1985, is a ‘threatened species’” (California Fish and Game Code, Section 2067). A candidate species is defined as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant that the commission has formally noticed as being under review by the department for addition to either the list of endangered species or the list of threatened species, or a species for which the commission has published a notice of proposed regulation to add the species to either list” (California Fish and Game Code, Section 2068). CESA does not list invertebrate species.

California Fish and Game Code Sections 3503, 3511, 3513, 3801, 4700, 5050, and 5515 Section 2081(b) and (c) of the California Fish and Game Code authorizes take of endangered, threatened, or candidate species if take is incidental to otherwise lawful activity and if specific criteria are met. These provisions also require CDFW to coordinate consultations with USFWS for actions involving federally listed species that are also state-listed species. In certain circumstances, Section 2080.1 of the California Fish and Game Code allows CDFW to adopt a federal incidental take statement or a 10(a) permit as its own, based on its findings that the federal permit adequately protects the species and is consistent with state law. A Section 2081(b) permit may not authorize the take of “fully protected” species or “specified birds” (California Fish and Game Code, Sections 3505, 3511, 4700, 5050, 5515, and 5517). If a project is planned in an area where a fully protected species or a specified bird occurs, an applicant must design the project to avoid take.

California Environmental Quality Act
The California Environmental Quality Act (CEQA) requires identification of a project’s potentially significant impacts on biological resources and ways that such impacts can be avoided, minimized, or mitigated. CEQA also provides guidelines and thresholds for use by lead agencies for evaluating the significance of proposed impacts.

Special-Status Plants and Wildlife
The CEQA Guidelines define endangered animals or plants as species or subspecies whose “survival and reproduction in the wild are in immediate jeopardy from one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, disease, or other factors” (14 CCR 15380[b][1]). A rare animal or plant is defined in CEQA Guidelines Section 15380(b)(2) as a species that, although not currently threatened with extinction, exists “in such small numbers throughout all or a significant portion of its range that it may become endangered if its environment worsens; or … [t]he species is likely to become endangered within the foreseeable future throughout all or a significant portion of its range and may be considered ‘threatened’ as that term is used in the federal Endangered Species Act.” Additionally, an animal or plant may be presumed to be endangered, rare, or threatened if it meets the criteria for listing as defined further in CEQA Guidelines Section 15380(c).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1060 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 10
NOVEMBER 2024
Special-Status Vegetation Communities
Section IV, Appendix G (Environmental Checklist Form) of the CEQA Guidelines (14 CCR 15000 et seq.) requires an evaluation of impacts to “any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service.” California Fish and Game Code, Sections 1600–1616
California Fish and Game Code, Sections 1600–1616, mandates that “it is unlawful for any person to substantially divert or obstruct the natural flow or substantially change the bed, channel, or bank of any river, stream, or lake designated by the department, or use any material from the streambeds, without first notifying the department of such activity.”
CDFW jurisdiction includes ephemeral, intermittent, and perennial watercourses (including dry washes) and lakes characterized by the presence of (1) definable bed and banks and (2) existing fish or wildlife resources. CDFW takes jurisdiction to the top of bank of the stream or the limit of the adjacent riparian vegetation, which may include oak woodlands in canyon bottoms. Historical court cases have further extended CDFW jurisdiction to include watercourses that seemingly disappear but reemerge elsewhere. Under the CDFW definition, a watercourse need not exhibit evidence of an ordinary high-water mark to be claimed as jurisdictional. CDFW does not have jurisdiction over ocean or shoreline resources.

Under California Fish and Game Code, Sections 1600–1616, CDFW has the authority to regulate work that will substantially divert or obstruct the natural flow of, or substantially change or use any material from, the bed, channel, or bank of any river, stream, or lake. CDFW also has the authority to regulate work that will deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake. This regulation takes the form of a requirement for a Lake and Streambed Alteration Agreement and is applicable to all projects. Applications to CDFW must include a complete certified CEQA document.

Porter–Cologne Water Quality Control Act
Pursuant to provisions of the Porter–Cologne Water Quality Control Act, the Regional Water Quality Control Board regulates discharging waste, or proposing to discharge waste, within any region that could affect a water of the state (California Water Code, Section 13260[a]). The State Water Resources Control Board defines a water of the state as “any surface water or groundwater, including saline waters, within the boundaries of the state” (California Water Code, Section 13050[e]).

2.3 Local Regulations

2.3.1 County of Riverside General Plan
Chapter 5 of the County of Riverside General Plan (2015) includes policies that seek to conserve or manage the use of natural resources as well as policies that seek to preserve and sustain natural resources. The following outlines policies may be applicable to the Project Area.

Water Quality Policies

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1061 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 11
NOVEMBER 2024
• OS 3.2 Encourage wastewater treatment innovations, sanitary sewer systems, and groundwater management strategies that protect groundwater quality in rural areas. • OS 3.3 Minimize pollutant discharge into storm drainage systems, natural drainages, and aquifers (AI 3) • OS 3.4 Review proposed projects to ensure compliance with the National Pollutant Discharge Elimination System (NPDES) Permits and require them to prepare the necessary Stormwater Pollution Prevention Program (SWPPP). (AI 3)
• OS 3.5 Integrate water runoff management within planned infrastructure and facilities such as parks, street medians and public landscaped areas, parking lots, streets, etc. where feasible. • OS 3.6 Design the necessary stormwater detention basins, recharge basins, water quality basins, or similar water capture facilities to protect water-quality. Such facilities should capture and/or treat water before it enters a watercourse. In general, these facilities should not be placed in watercourses, unless no other feasible options are available.
• OS 3.7 Where feasible, decrease stormwater runoff by reducing pavement in development areas, reducing dry weather urban runoff, and by incorporating “Low Impact Development,” green infrastructure and other Best Management Practice design measures such as permeable parking bays and lots, use of less pavement, bio-filtration, and use of multi-functional open drainage systems, etc. (AI 57, 62) Floodplain and Riparian Area Management Policies
• OS 5.5 Preserve and enhance existing native riparian habitat and prevent obstruction of natural watercourses. Prohibit fencing that constricts flow across watercourses and their banks. Incentives shall be utilized to the maximum extent possible. (AI 25, 60) • OS 5.6 Identify and, to the maximum extent possible, conserve remaining upland habitat areas adjacent to wetland and riparian areas that are critical to the feeding, hibernation, or nesting of wildlife species associated with these wetland and riparian areas. (AI 60, 61) Vegetation Policies
• OS 9.3 Maintain and conserve superior examples of native trees, natural vegetation, stands of established trees, and other features for ecosystem, aesthetic, and water conservation purposes. (AI 3, 79) • OS 9.4 Conserve the oak tree resources in the county. (AI 3, 77, 78) • OS 9.6 Conserve important traditional Native American plant gathering resource areas.

Relationship to Area Plans Policies
• OS 17.1 Enforce the provisions of applicable MSHCP's and implement related Riverside County policies when conducting review of possible legislative actions such as general plan amendments, zoning ordinance amendments, etc. including policies regarding the handling of private and public stand-alone applications for general plan amendments, lot line adjustments and zoning ordinance amendments that are not accompanied by, or associated with, an application to subdivide or other land use development application.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1062 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 12
NOVEMBER 2024
Every stand-alone application shall require an initial Habitat Evaluation and Acquisition Negotiation Process (HANS) assessment, and such assessment shall be made by the Planning Department’s Environmental Programs Division. Habitat assessment and species-specific focused surveys shall not be required as part of this initial HANS assessment for stand-alone applications but will be required when a development proposal or land use application to subsequently subdivide, grade or build on the property is submitted to the County.
• OS 17.2 Enforce the provisions of applicable MSHCP's and implement related Riverside County policies when conducting review of development applications.

Environmentally Sensitive Lands Policies
• OS 18.1 Preserve multi-species habitat resources in the County of Riverside through the enforcement of the provisions of applicable MSHCP's and through implementing related Riverside County policies. • OS 18.3 Prohibit the planting or introduction of invasive, non-native species to watercourses, their banks, riparian areas, or buffering setbacks.
• OS 18.4 Develop standards for the management of private conservation easements and conservation lots in fee title. For areas with watercourses, apply special standards a – f (below) for their protection, and apply standards g-j (below) generally:
o For conservation lands with watercourses, conform easement boundaries to setback conditions that will preserve natural flows and changes in the natural boundaries of a watercourse and its protective riparian habitat.
o Use only “open” fencing that permits the movement of wildlife, and limit fencing to locations outside of setbacks to watercourses (no fencing is permitted to cross the banks or channel of a watercourse, unless no other option is available).
o Allow fuel modification only to the outside of buffering vegetation (riparian vegetation and vegetation on slopes that buffer the watercourse from erosion and storm water pollution). o No planting of non-native invasive species is permitted. o No lighting of watercourse area is permitted.
o Also refer to the Open Space, Habitat and Natural Resource Protection policies in the Land Use Element and the policies in the Safety Element that seek to preserve environmentally sensitive lands subject to natural hazards. County of Riverside General Plan December 8, 2015 OS-47 f.

Prohibit the use of pesticides and herbicides known to harm aquatic species and sensitive amphibians.
o Ensure that lands under control of Homeowner's Associations employ an experienced nonprofit conservation group or agency to manage/maintain the land. o Prohibit use of recreational off-road vehicles.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1063 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 13
NOVEMBER 2024
o Prohibit grazing and alterations of vegetation except for fuel and weed management under close supervision of qualified natural lands manager.
o For private conservation lands, especially those within criteria cells of MSHCP areas, ensure that easement and fee title agreements provide funding methods sufficient to manage the land in perpetuity.

2.3.2 City of Indio General Plan
The Conservation Element (Chapter 8) of the City of Indio General Plan (2019) addresses the conservation, development, and sustainable use of the City’s natural resources, such as water, soils, minerals, etc. This chapter also details strategies to improve air quality and reduce greenhouse gas emissions; provides guidance to enhance cultural, paleontological, historic resources as well as sensitive biological resources. The following biological resources policies from Chapter 8 area applicable to the Project Area.

Biological Resources
• CE-7.1 CVMSHCP and other regulations. Implement the CVMSPHCP. Ensure development is consistent with federal, State, and regional regulations for habitat and species protection. • CE-7.2 Desert fan palm. Work with Riverside County, public and private landowners to maintain and enhance the desert fan palm oases located in the southern slopes of the Indio Hills. • CE-7.3 Riparian resources. Preserve and enhance wetland functions and values to the extent feasible and maintain ecological integrity in order to support riparian resources. • CE-7.7 Sensitive biological area development. Apply appropriate land use and development regulations to limit development of sensitive biological areas, including wetlands, wildlife movement corridors, and sensitive habitats.
• CE-7.9 Hazards and open space. Maintain open space areas that are designed to protect people and property from risks associated with hazards, such as fault lines, flood zones, high voltage power line areas, and electrical substations.
• CE-7.10 Agency coordination. Communicate with neighboring jurisdictions (including the cities of La Quinta, Indian Wells, Palm Desert, Coachella, and the County of Riverside), regional agencies (including the Southern California Association of Governments (SCAG), Coachella Valley Association of Governments (CVAG), and the Local Agency Formation Commission (LAFCO), and Riverside County Transportation Commission (RCTC)), Caltrans, and the SunLine Transit Agency to seek opportunities to improve and expand upon the regional open space/biological preserve system. • CE-7.11 Aquifer recharge areas. Continue to identify and protect aquifer recharge areas and natural drainages throughout Indio.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1064 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 14
NOVEMBER 2024

2.3.3 Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP)
The Project Area is located within the boundaries of the CVMSHCP as administered by the Coachella Valley Conservation Commission (CVCC; Figure 2). The CVMSHCP is a habitat conservation plan pursuant to Section 10(a) of the federal Endangered Species Act, which authorizes the issuance of take permits and establishes standards for the content of habitat conservation plans. It is also a Natural Community Conservation Plan (NCCP) pursuant to California Fish and Game Code Section 2835, which authorizes the California Department of Fish and Wildlife (CDFW) to permit the Take of any Covered Species whose conservation and management are provided for in an approved NCCP.

Compliance with the CVMSHCP (and associated permits) provides Permittees (i.e., the City) with incidental Take authorization for Covered Species so long as the activity is covered by the CVMSHCP. Covered Species include listed and non-listed species that are adequately conserved by the CVMSHCP. It should be noted that the CVMSHCP does not apply to BLM-administered lands (i.e., the CVMSHCP does not provide Take of Covered Species for activities that occur on BLM-administered lands).

2.3.3.1 CVMSHCP Conservation Areas
The CVMSHCP will result in the establishment and management of a Reserve System which will be comprised of lands that occur within the Plan’s designated Conservation Areas. The CVMSHCP requires specific avoidance, minimization, and mitigation measures, as well as Land Use Adjacency Guidelines (LUAGs) to minimize the impact of development within and adjacent to these Conservation Areas. Additionally, development proposed within the Conservation Areas is limited on the amount and location of the development (CVAG 2016). Each Conservation Area within the CVMSHCP has a unique set of Conservation Objectives set forth in the CVMSHCP, which include specific acreages to be conserved for various habitat types and natural communities.

Any development proposed within a Conservation Area is required to complete a Joint Project Review (JPR) process through the Permittee, with concurrence by CVCC, CDFW, and USFWS. Through the JPR process, the CVMSHCP establishes a mechanism for mitigating the effects of development within the CVMSHCP Conservation Areas (CVAG 2016) and ensures the Conservation Areas are achieving their conservation objectives.

The Project Area overlaps two CVMSHCP Conservation Areas. Specifically, there are approximately 403.3 acres in the southern portion of the Project Area that overlap the East Indio Hills Conservation Area, and approximately 15 acres in the northeastern portion of the Project Area that overlap the Desert Tortoise and Linkage Conservation Area (Figure 2). Any development proposed within either of these Conservation Areas would be subject to JPR and likely would be subject to additional minimization and mitigation measures, including, but not limited to, additional species’ surveys and avoidance requirements.

2.3.3.2 CVMSHCP Modeled Habitat
The CVMSHCP includes modeled habitat for each of the Covered Species. This modeled habitat predicts where the Covered Species are likely to occur within the Plan area. This modeling is based on the following parameters:
• Natural community associations used by each species;
• Known soil associations for species;
• Ecological processes, such as sand sources and sand transport, upon which species rely;

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1065 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 15
NOVEMBER 2024
• Locations of landforms upon which species rely;
• Topographic characteristics associated with species, for example steep slopes or hillsides, etc.; • Species’ range limits;
• Species’ elevational limits;
• And field observations.

The modeled habitat within the CVMSHCP is identified and broken into the following four types:
• Core Habitat: These are areas identified in the CVMSHCP for a given species and are composed of unfragmented habitat with intact Essential Ecological Processes large enough to sustain a viable population of the species. Core habitat also includes areas needed to allow for effective Biological Corridors and/or Linkages.
• Other Conserved Habitat: Part of a Conservation Area that does not contain Core Habitat for a given species but represents the range of environmental conditions within which the species is known to occur and therefore has conservation value. These values may include environmental gradients (e.g., slope, elevation, aspect) and high habitat diversity to provide for shifting species distributions. • Essential Ecological Process Areas: These are areas of land that provide for the processes necessary to maintain specific habitats, including Core Habitat and Other Conserved Habitat areas, as well as are necessary for endemic species occurrences.
• Biological Corridors: Biological corridors are defined as wildlife movement areas between major open space areas.
3 Environmental Setting
The Project Area is located northeast of the City of Indio within the City’s existing sphere of influence, and largely within the alluvial fan system at the southeastern portion of the Little San Bernardino Mountains as shown in Figure

1. The following describes the existing abiotic conditions of the Project Area.

3.1 Land Use
The Project Area consists primarily of undeveloped, open desert. In addition to undeveloped desert, the Project Area includes both commercial and rural development, including a gravel/landscape lot, semi-truck storage areas, a rock quarry, rural houses, and a powerline corridor. Agricultural lands and the Coachella Canal occur within the southern portion of the Project Area.

The Project Area is bordered by a gravel mine and open desert alluvial fan (i.e., desert uplands interspersed with desert washes flowing out of the San Bernardino Mountains) to the north. A second gravel mine occurs immediately east of the central portion of Project Area, and a landfill is located immediate east of the southern portion of the Project Area. The rest of the lands bordering the Project Area to the east are comprised of open desert and desert alluvial fan. The Project Area is bordered to the west by open desert, some desert alluvial fan, and what appears to be inactive, remnant agricultural lands. Finally, the Project Area is bordered by open desert and the Coachella Canal to the south (Figure 1).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1066 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 16
NOVEMBER 2024

3.2 Climate
The Project Area region has a desert climate, with mild winters, very hot summers, and very little annual precipitation. On average, July is the warmest month with an average high temperature of 107°F, and January is the coolest month on average with a low of 39°F. Rainfall can occur during the cool winter months (i.e., December through February), as well as during the summer monsoonal months of August and September. The average total monthly precipitation during the winter months is approximately 0.56 inches, while the average monthly precipitation during the monsoonal months is 0.28 inches. The maximum average precipitation occurs in January.

The mean annual rainfall for the region is approximately 3.29 inches of rain per year (WRCC 2024).

3.3 Topography
The topography within the Project Area is gently sloped from the northeast to the southwest with the greatest elevations located in the northeastern corner of the Project Area. Elevations range from approximately 38 to 560 feet above mean sea level (amsl) (Google Earth 2024).

3.4 Soils
According to the U.S. Department of Agriculture NRCS Web Soil Survey (USDA 2024), 11 soil mapping units occur within the Project Area. These include: Badlands, Borrow pits, Carrizo stony sand (2% to 9% slopes), Carsitas cobbly sand (2% to 9% slopes), Carsitas gravelly sand (0% to 9% slopes), Chuckawalla very gravelly sandy clay loam (2% to 5% slopes), Gilman fine sandy loam (0% to 2% slopes), Gravel pits, Myoma fine sand (0% to 5% and 5% to 15% slopes) and water (Figure 3). Soil series are described by the NRCS as follows (USDA 2024):

Badland. There is no official NRCS Soil description of Badland soils; however, they are noted as being comprised of 85% Badland soils, 10% Carsitas soils, and 5% Riverwash as well as being excessively drained and not hydric.

According to Nadal-Romero et al. (2019), Badlands occur where soft sedimentary rocks and clay-rich soils are extensively eroded by wind and water. They are comprised of “intensely dissected landscapes” that lack much in the way of vegetation. Badlands are useless for agriculture; however, they can provide valuable biological and ecological functions (Nadal-Romero et. al 2019)
Borrow Pits. Borrow pits are defined as being an excavated area where material has been dug for use a fill at another location (Merriam-Webster 2024). The southwestern portion of the Project Area is mapped as a borrow pit, as soils were removed from this area to be used as fill in another location.

Carrizo Series. Carrizo soils consist of moderately alkaline, extremely gravelly sand that formed in mixed igneous alluvium. These soils are found on a variety of landforms within flood plains, fan piedmonts, and bolson floors at elevations of 270 feet below mean sea level to 2,600 feet amsl. These soils are excessively drained with negligible to low runoff and rapid permeability. This soil type is extensively distributed and supports areas used for rangeland, recreation, and wildlife habitat. Typical vegetation within this series includes creosote bush and white bursage shrublands (USDA 2024).

Carsitas Series. The Carsitas series consists of very deep, somewhat excessively drained soils that formed in alluvium derived from granitic and/or gneissic rocks. Carsitas soils are found on alluvial fans, fan aprons, valley fills, and remnants of alluvial fans and in drainage ways at elevations of 220 feet below sea level to 2,625 feet

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1067 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 17
NOVEMBER 2024
amsl. These soils have a low runoff and high saturated hydraulic connectivity. Carsitas soils are distributed in southeastern California and support irrigated agricultural areas that include citrus and grapes, as well as watershed, wildlife habitat, and recreation. Vegetation in uncultivated areas includes creosote bush, white bursage, California barrel cactus (Ferocactus cylindraceus), mesquite, and blue palo verde (Parkinsonia florida) (USDA 2024).

Chuckawalla Series. The Chuckawalla series consists of very deep, well drained soils that form in stratified mixed alluvium. These soils are found on fan terraces in the low desert areas of southern California and southwestern Arizona. They have slopes ranging from 0% to 15% and experience a mean annual precipitation of 4 inches, and at elevations ranging from 400 to 1,800 feet amsl. Chuckawalla soils are used for recreation and are useful in watersheds, as they are typically barren save some annuals that occur for short periods in wetter years.

Gilman Family Series. The Gilman series consists of very deep, well-drained soils that formed in stratified stream alluvium. Gilman soils are on flood plains and alluvial fans at elevations of 75 feet above mean sea level to 2,500 feet above mean sea level. These soils have a slow runoff, with moderate permeability. Gilman soils are widely distributed and support irrigated areas used for production of alfalfa, cotton, grains, sugar beets, and truck crops (e.g., lettuce, onion, carrots) and livestock grazing. Vegetation in uncultivated areas is mesquite (Prosopis spp.), creosote bush (Larrea tridentata), arrowweed (Pluchea sericea), and saltbush (Atriplex spp.). Gravel Pits and Dumps Myoma Family Series. The Myoma series consists of moderately alkaline, fine sand soils that formed in sand blown from recent alluvium. Myoma soils are on found on nearly level to rolling lands at elevations of 200 feet below mean sea level (amsl) to 1,800 feet amsl. These soils have excessively drained; very slow runoff, and rapid permeability. Myoma soils are widely distributed and support irrigated areas used for production of citrus fruits, grapes, alfalfa, dates, and truck crops. Vegetation in uncultivated areas include ephemeral grasses and forbs, and sparse cover of creosote bush, bush sunflower, and mesquite.

Water. Water is described as being comprised of areas that are either permanently or seasonally inundated with water. It should be noted that the area mapped as water occurs within what appears to be a manmade detention basin within an active agricultural area in the southern portion of the Project Area. 4 Results of the Desktop Analysis

4.1 Vegetation Communities and Land Covers
There are a total of 7 vegetation communities and land covers mapped within the Project Area based on the CVMSHCP vegetation community mapping; however, obvious discrepancies based on aerial image review were updated based on the Preliminary Descriptions of the Terrestrial Natural Communities of California (Holland 1986; Oberbauer et al. 2008) to accommodate the lack of conformity of the observed communities to those included in these references. These vegetation communities and land covers are described below, their acreages are presented in Table 2, and their spatial distributions are presented in Figure 4.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1068 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 18
NOVEMBER 2024
Table 2. Vegetation Communities and Land Covers within the Project Area CVMSHCP Vegetation
Community/
Land Cover MCV2 Alliance Ranking1
Vegetation Communities
Desert Dry Wash
Woodland
Blue palo verde – ironwood woodland
(Parkinsonia florida – Olneya tesota)
G4/S4
Mesquite Hummocks Mesquite thickets (Prosopis glandulosa – Prosopis velutina – Prosopis pubescens)
G5/S3
Sonoran Creosote Bush
Scrub
Big galleta (Pleuraphis rigida) shrub-steppe G3/S2
Brittle bush (Encelia farinosa) scrub G5/S4
Creosote bush (Larrea tridentata) G5/S5
Creosote bush – white bursage (Larrea
tridentata – Ambrosia dumosa) scrub
G5/S5
Teddy-bear cholla (Cylindropuntia bigelovii)
patches
G4/S3
White bursage (Ambrosia dumosa) scrub G5/S5
Stabilized Shielded
Sand Fields
Mojave-Sonoran desert dunes (Dicoria
canescens – Abronia villosa - Panicum
urvilleanum)
G4/S3
Disturbed and Developed Land Cover Types
Agriculture NA NA NA
Disturbed NA NA NA
Urban/Developed NA NA NA
Source: CDFW 2023.

Notes:
1 The conservation status of a vegetation community is designated by a number from 1 to 5, preceded by a letter reflecting the appropriate geographic scale of the assessment (G = global, N = national, and S = subnational). The numbers have the following meaning (NatureServe 2024):
1 = critically imperiled
2 = imperiled
3 = vulnerable to extirpation or extinction
4 = apparently secure
5 = demonstrably widespread, abundant, and secure
NA = not applicable
GNR = unranked, global rank not yet assessed
SNR = unranked, subnational rank not yet assessed
2 Totals may not sum due to rounding.

4.1.1 Vegetation Communities
Desert Dry Wash Woodland
The CVMSHCP describes the desert dry wash woodland community as an open to dense, drought-deciduous, microphyllous thorn scrub woodland, ranging in height from 30-60 feet tall, and dominated by any of several members of the bean family including palo verde (Parkinsonia florida), ironwood (Olneya tesota), and smoketree (Psorothamnus spinosus). Associated species include desert lavender (Hyptis emoryi), cheesebush (Ambrosia

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1069 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 19
NOVEMBER 2024
salsola), catclaw acacia (Acacia greggii) and desert willow (Chilopsis linearis; Baldwin and Martens 2002, as cited in CVAG 2016).

This community occurs in washes that are subject to intermittent flooding but lack perennial waters. These washes are associated with canyon mouths and alluvial fans in the Santa Rosa, San Bernardino, Little San Bernardino, Cottonwood, Eagle, Orocopia Mountains, and the Mecca Hills. This vegetation community occurs within the northern portion of the Project Area and is associated with the desert washes that flow in from the north and the east (Figure 4).

According to the CVMSHCP, this community is most similar to the Blue palo verde – ironwood woodland (Parkinsonia florida – Olneya tesota) alliance. The overall Blue palo verde – ironwood woodland alliance is currently ranked as G4/S4 by CDFW, indicating that globally and within California the alliance is considered to be apparently secure (CDFW 2023; NatureServe 2024). However, there is not enough data regarding the extent and security of individual associations within this alliance; therefore, all associations within this alliance are currently considered sensitive natural communities by CDFW (CDFW 2023).

Mesquite Hummocks
The CVMSHP describes the mesquite hummocks community as being composed of large clumps of low growing honey mesquite (Prosopis glandulosa) shrubs. The mesquite shrubs may form hummocks over sand dunes; however, they can also occur on level terrain, at the margins of palm oases or in the area south and east of the City to the north end of the Salton Sea. The hummocks are typically associated with high soil moisture and are often associated with fault areas or springs. The very southern portion of the Project Area includes two small areas where mesquite hummocks occur (Figure 4).

According to the CVMSHCP, this community is most similar to the Mesquite thickets (Prosopis glandulosa – Prosopis velutina – Prosopis pubescens) alliance. The overall Mesquite thickets alliance is currently ranked as G5/S3 by CDFW, indicating that globally the alliance is widespread, abundant and secure; however, within California, the alliance is vulnerable to extirpation or extinction. Therefore, this alliance and all associations within this alliance are considered sensitive natural communities by CDFW (CDFW 2023).

Sonoran Creosote Bush Scrub
The CVMSHCP describes Sonoran creosote bush scrub as the most widespread vegetation community in the Colorado Desert. This community is dominated by creosote bush (Larea tridentata) and is characteristic of the intermountain bajadas. This community prefers coarse, well-drained soils with a total salinity of less than 0.02% and has a rather low species diversity. Burrobush (Ambrosia dumosa) can be co-dominant in the shrub layer. In addition, many species of ephemeral plants may bloom in later winter/early spring if winter rains are sufficient.

Sonoran creosote bush scrub occurs throughout the Project Area and comprises the majority of the lands within the Project Area (Figure 4).

Stabilized Shielded Desert Sand Fields
The CVMSHCP describes the stabilized shielded desert sand fields community as sand dune accumulations that are stabilized by evergreen and/or deciduous shrubs, scattered low annuals, and perennial grasses. This community is characterized by prominent dune features, with consistent cover of vegetation which may include perennial plant species that are typical of creosote bush scrub including creosote bush, four-wing saltbush (Atriplex

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1070 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 20
NOVEMBER 2024
canescens), California croton (Croton californicus), and indigo bush (Psorothamnus schottii). The total cover of vegetation increases as the dunes are progressively stabilized. The long-term persistence of stabilized shielded desert sand fields is compromised by the interruption of the sand source and sand transport system. This community occurs in a very small area in the southwestern portion of the Project Area and borders one of the mesquite hummock community areas (Figure 4).

According to the CVMSHCP, the stabilized shielded desert sand fields community is most similar to the MojaveSonoran Desert dunes (Dicoria canescens – Abronia villosa - Panicum urvilleanum) alliance. This alliance is currently ranked as a G4/S3 by CDFW (2023), indicating that globally the alliance is apparently secure; however, within California, the alliance is vulnerable to extirpation or extinction. Therefore, this alliance and all associations within this alliance are considered sensitive natural communities by CDFW (CDFW 2023).

4.1.2 Land Covers
Agriculture
Although not a natural community and not recognized by the Manual of California Vegetation, Online Edition (CNPS 2024b) or the Natural Community List (CDFW 2023), the agriculture land cover is described in the Draft Vegetation Communities of San Diego County as lands that support an active agriculture operation including orchards, vineyards, open spaces used for livestock, planted fields or pastures, and annual and perennial crops grown in rows (Oberbauer et al. 2008; Figure 4).

The Project Area encompasses a few areas mapped as agriculture including one large area of active agriculture in the southeastern corner of the site, along with three smaller areas of agriculture in the central portion of the Project Area and along the western boundary. This land cover also includes two manmade agricultural detention basins within the Project Area.

Urban/Developed
Although not recognized by the Manual of California Vegetation, Online Edition (CNPS 2024b) or the Natural Community List (CDFW 2023), the urban/developed land cover is described in Draft Vegetation Communities of San Diego County as areas supporting human-made structures, including homes, yards, sidewalks, and other highly modified lands supporting structures associated with dwellings or other permanent structures. Vegetation in these areas, if present at all, is typically associated with ornamental landscaping that has been included in the development footprint (Oberbauer et al. 2008).

Areas mapped as urban/developed within the Project Area consist of the Coachella Canal in the southern portion of the Project Area, a quarry and a semi-truck storage area, and a gravel/sand lot and business in the northwestern corner of the Project Area. In the central portion of the Project Area, there are a couple of areas that include paved surfaces and clear signs of modified lands that support structures, etc. (Figure 4).

4.1.3 Sensitive Vegetation Communities
Special-status vegetation communities are those communities identified as high priority for inventory in the California Natural Community List (CDFW 2023) by a state rarity ranking of S1, S2, or S3.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1071 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 21
NOVEMBER 2024
Areas Outside the Conservation Areas
The Project Area outside of the Conservation Areas includes vegetation communities considered to be specialstatus or sensitive per CDFW (2023). As required by the CVMSHCP, payment of the Local Development Mitigation Fee (LDMF) provides funds for the acquisition and long-term management of conservation lands within the CVMSHCP boundary. The acquisition and management of the lands using the LDMF is intended to mitigate for the loss of natural communities outside of the Conservation Areas (i.e., lands within the Project Area located outside of the East Indio Hills Conservation Area and outside of the Desert Tortoise and Linkage Area). As such, payment of the LDMF would mitigate and compensate for the loss of these vegetation communities located outside of the conservation areas and no further mitigation would be required as long as these communities do not occur within any potentially regulated waters.

Areas in the East Indio Hills Conservation Area
The East Indio Hills Conservation Area aims to conserve the following natural communities: active desert dunes, stabilized shielded desert sand fields, stabilized and partially stabilized desert sand fields, mesquite hummocks, Sonoran creosote bush scrub, Sonoran mixed woody and succulent scrub and desert saltbush scrub.

The portion of the Project Area that overlaps the East Indio Hills Conservation Area includes mesquite hummocks, stabilized desert sand fields, and Sonoran creosote bush scrub. Section 4.4 of the CVMSHCP, requires that construction activities within the East Indio Hills Conservation Area avoid mesquite hummocks and mesquite bosques to the maximum extent feasible; therefore, the Project would need to avoid the lands mapped as mesquite hummocks.

The two remaining natural communities within the East Indio Hills Conservation Area (i.e., stabilized desert sand fields and Sonoran creosote bush scrub), if impacted, would require a rough step analysis through the JPR process to determine if the proposed development would exceed the approved allowable disturbance for these two natural communities within the East Indio Hills Conservation Area.

Areas in the Desert Tortoise and Linkage Conservation Area The Desert Tortoise and Linkage Conservation Area aims to conserve the following natural communities: Sonoran creosote bush scrub, Sonoran mixed woody and succulent scrub, Mojave mixed woody scrub and desert dry wash woodland.

The portion of the Project Area that overlaps the Desert Tortoise and Linkage Conservation Area includes Sonoran creosote bush scrub and desert dry was woodland. Should the Project propose development within the lands that overlap the Desert Tortoise and Linkage Conservation Area, these two natural communities would require a rough step analysis through the JPR process to determine if the proposed development would exceed the approved allowable disturbance for these two natural communities within the Desert Tortoise and Linkage Conservation Area.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1072 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 22
NOVEMBER 2024

4.2 Special-Status Species

4.2.1 Special-Status Plants
Appendix A, Assessment of Special-Status Plant Species Potentially Occurring in the Project Area, lists special-status plant species that are known to occur in the USGS 7.5-minute West Berdoo Canyon and Indio quadrangles and the surrounding ten USGS 7.5-minute quadrangles (CDFW 2024a; CNPS 2024a). The assessment for occurrence for special-status plant species resulted in eight species with a moderate or high potential to occur within the Project Area. These eight species described and summarized in Table 3, below. There is no USFWS-designated critical habitat for listed plant species overlapping the Project Area (USFWS 2024a).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1073 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 23
NOVEMBER 2024
Table 3. Special-Status Plant Species with a Moderate or High Potential to Occur in the Project Area Scientific
Name
Common
Name
Status
(Federal/State/CRPR)
Coachella
Valley MSHCP
Primary Habitat Associations/
Life Form/ Blooming Period/
Elevation Range (feet) Potential to Occur
Abronia villosa
var. aurita
chaparral
sand-verbena
BLM/None/1B.1 None Chaparral, Coastal scrub, Desert dunes; Sandy/annual herb/(Jan)Mar–Sep/245–
5,250
Moderate potential to occur. While there is no
suitable chaparral and coastal scrub vegetation
present, there is suitable sandy soils present
and there is a potential for some areas to
contain suitable habitat for this species.

Furthermore, there are numerous occurrences
of this species within the Coachella Valley
(CCH 2024).

Astragalus
lentiginosus
var. coachellae
Coachella
Valley milkvetch
FE, BLM/None/1B.2 Covered Desert dunes, Sonoran desert scrub (sandy)/annual/perennial herb/Feb–
May/130–2,150
Moderate potential to occur. The site is
located within the species’ known elevation
range and there is suitable vegetation, and soils
present to support this species. The closest
documented occurrence is approximately 2
miles west of the project from 1929 (CCH 2024;
CDFW 2024b).

Astragalus
sabulonum
gravel milkvetchNone/None/2B.2 None Desert dunes, Mojavean desert scrub, Sonoran desert scrub; Flats, Gravelly
(sometimes), Roadsides, Sandy (usually),
Washes/annual/perennial herb/Feb–
June/-,195–3,050
Moderate potential to occur. The site is
located within the species’ known elevation
range and suitable vegetation and soils are
present to support this species. The closest
documented occurrence is approximately 1.3
miles west of the project from 1906 (CCH 2024;
CDFW 2024b).

Ditaxis
claryana
glandular
ditaxis
None/None/2B.2 None Mojavean desert scrub, Sonoran desert scrub; Sandy/perennial herb/Oct–Mar/0–
1,525
Moderate potential to occur. The site is
located within the species’ known elevation
range and suitable vegetation and soils are
present to support this species. The closest
documented occurrence is approximately 1.3
miles west of the project from 1906 (CCH 2024;
CDFW 2024b).

Euphorbia
abramsiana
Abrams'
spurge
None/None/2B.2 None Mojavean desert scrub, Sonoran desert scrub; Sandy/annual herb/(Aug)Sep–
Nov/-15–4,300
Moderate potential to occur. The site is
located within the species’ known elevation
range and suitable vegetation and soils are
present. The closest documented occurrence is

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 24
NOVEMBER 2024
Scientific
Name
Common
Name
Status
(Federal/State/CRPR)
Coachella
Valley MSHCP
Primary Habitat Associations/
Life Form/ Blooming Period/
Elevation Range (feet) Potential to Occur
approximately 8 miles west of the project from
1968 (CCH 2024; CDFW 2024b).

Nemacaulis
denudata var.
gracilis
slender
cottonheads
None/None/2B.2 None Coastal dunes, Desert dunes, Sonoran desert scrub/annual herb/(Mar)Apr–May/-
165–1310
Moderate potential to occur. The site is
located within the species’ known elevation
range and suitable vegetation is present and
documented occurrences approximately 7 miles
west of the project were mapped in the 1980s
(CCH 2024; CDFW 2024b).

Petalonyx
linearis
narrow-leaf
sandpaperplant
None/None/2B.3 None Mojavean desert scrub, Sonoran desert scrub; Rocky (sometimes), Sandy
(sometimes)/perennial shrub/(Jan–Feb)
Mar–May (June–Dec)/-80–3,660
Moderate potential to occur. The site is
located within the species’ known elevation
range and suitable vegetation and soils are
present. The closest documented occurrence is
approximately 8 miles west of the project from
1921 (CDFW 2024b).

Xylorhiza
cognata
Mecca-aster BLM/None/1B.2 Covered Sonoran desert scrub/perennial herb/Jan– June/65–1,310
High potential to occur. The site is located
within the species’ known elevation range and
suitable vegetation is present and there are
several documented occurrences are mapped
in the Indio Hills nearby. The closest occurrence
is within 1 mile of the northern portion of the
project and was mapped in 2005 (CCH 2024;
CDFW 2024b).

Notes: CRPR = California Rare Plant Rank.

Status Designations:

Federal:

FE: Federally listed endangered species
FT: Federally listed threatened species
BLM: BLM sensitive
State:

SC: State listed candidate species
CRPR (California Rare Plant Rank):
1B: Plants rare, threatened, or endangered in California and elsewhere 2B: Plants rare, threatened, or endangered in California, but more common elsewhere CBR: Considered but Rejected
Threat Rank:

0.1: seriously threatened in California (over 80% of occurrences threatened/high degree and immediacy of threat)

0.2: moderately threatened in California (20%–80% of occurrences threatened/moderate degree and immediacy of threat)

0.3: not very threatened in California (<20% of occurrences threatened/low degree and immediacy of threat or no current threats known)

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 25
NOVEMBER 2024
Areas Outside the Conservation Areas
Of the eight species with a moderate or high potential to occur within the Project Area, two species, Coachella Valley milk-vetch (Astragalus lentiginosus var. coachellae) and Mecca aster (Xylorhiza cognata), are covered by the CVMSHCP. Neither of these species have additional survey requirements nor avoidance, minimization, and mitigation measures outside the Conservation Areas; therefore, any take of these species that occur outside the Conservation Areas would be covered by payment of the LDMF.

The remaining six species are not provided coverage under the CVMSHCP. These include chaparral sand-verbena (Abronia villosa var. aurita), gravel milk-vetch (Astragalus sabulonum), glandular ditaxis (Ditaxis claryana), Abrams’ spurge (Euphorbia abramsiana), slender cottonheads (Nemacaulis denudata var. gracilis), and narrow-leaf sandpaper plant (Petalonyx linearis). Due to the presence of suitable native habitat within the Project Area that may support these six special-status plants, a combined desert native plants and rare plant survey should be conducted within suitable habitat during the appropriate blooming periods (April and October) for all target species. Focused specialstatus plant surveys should conform to the CNPS Botanical Survey Guidelines (CNPS 2001), Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), and USFWS’s General Rare Plant Survey Guidelines (Cypher 2002). If special-status plant species are present, and cannot be avoided, mitigation is required.

Areas in the East Indio Hills Conservation Area
While the East Indio Hills Conservation Area provides Core Habitat for the Mecca aster, this Core Habitat does not occur within the portion of the Conservation Area that overlaps the Project Area, nor does any other type of modeled habitat for Mecca aster overlap the Project Area (Figure 5A). In addition, the portion of the Project Area that occurs within the East Indio Hills Conservation Area does not overlap any modeled habitat for the Coachella Valley milkvetch. As previously stated, there are no additional survey requirements for either of these species nor avoidance, minimization, and mitigation measures outside the Conservation Areas; therefore, no focused surveys for these two species are warranted within the East Indio Hills Conservation Area portion of the Project Area. Any take of these species that occur outside the Conservation Areas would be covered by payment of the LDMF.

The portion of the Project Area within the East Indio Hills Conservation Areas contain suitable native habitat that may support the six special-status plants not provided coverage under the CVMSHCP; therefore, a combined desert native plants and rare plant survey should be conducted within suitable habitat within this Conservation Area during the appropriate blooming periods (April and October) for all target species. Focused special-status plant surveys should conform to the CNPS Botanical Survey Guidelines (CNPS 2001), Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), and USFWS’s General Rare Plant Survey Guidelines (Cypher 2002). If special-status plant species are present, and cannot be avoided, mitigation is required.

Areas in the Desert Tortoise and Linkage Conservation Area The Desert Tortoise and Linkage Conservation Area that overlaps the Project Area does not contain any Core Habitat or Other Conserved Habitat for the Coachella Valley milk-vetch nor the Mecca aster. As previously stated, these two species are covered by the CVMSHCP and there are no additional survey requirements for either species nor avoidance, minimization, and mitigation measures outside the Conservation Areas; therefore, no focused surveys for these two species are warranted within the Desert Tortoise and Linkage Conservation Area lands that overlap

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1076 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 26
NOVEMBER 2024
the Project Area. Any take of these species that occur outside the Conservation Areas would be covered by payment of the LDMF.

The portion of the Project Area lands that occur within the Desert Tortoise and Linkage Conservation Areas contain suitable native habitat that may support the six special-status plants not provided coverage under the CVMSHCP; therefore, a combined desert native plants and rare plant survey should be conducted within suitable habitat within the Conservation Area during the appropriate blooming periods (April and October) for all target species. Focused specialstatus plant surveys should conform to the CNPS Botanical Survey Guidelines (CNPS 2001), Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), and USFWS’s General Rare Plant Survey Guidelines (Cypher 2002). If special-status plant species are present, and cannot be avoided, mitigation is required.

4.2.2 Special-Status Wildlife
Appendix B, Assessment of Special-Status Wildlife Species Potentially Occurring in the Project Area, lists special-status wildlife species that are known to occur in the USGS 7.5-minute West Berdoo Canyon and Indio quadrangles and the surrounding ten USGS 7.5-minute quadrangles (CDFW 2024a). The assessment for occurrence resulted in 17 special-status species having a high to moderate potential to occur, as summarized in Table 4 below. Two additional species, summer tanager and Coachella giant sand treader cricket, were determined to have a low potential to occur; however, these species are included in Table 4 as the Project Area does contain CVMSHCP modeled habitat. There is no USFWS-designated critical habitat for listed wildlife species overlapping the Project Area (USFWS 2024a).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1077 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 27
NOVEMBER 2024
Table 4. Special-Status Wildlife Species with a High or Moderate Potential to Occur in the Project Area Scientific
Name
Common
Name
Status
(Federal/State)
Coachella
Valley MSHCP Habitat Potential to Occur
Birds
Athene cunicularia
(burrow sites &
some wintering
sites)
burrowing owl BCC/SSC, SC Covered Nests and forages in grassland, open scrub, and agriculture, particularly with
ground squirrel burrows
High potential to occur. The Project Area contains
suitable nesting habitat (i.e., open desert scrub), and ground squirrels have been mapped within the Project
Area and provide burrow sites for burrowing owls. In
addition, several CNDDB occurrences from the early
2000s were mapped within 5 miles of the Project Area,
and two unprocessed occurrences were mapped in the
southern portion of the site in 2024 (CDFW 2024b).

Lanius ludovicianus
(nesting)
loggerhead
shrike
None/SSC None Nests and forages in open habitats with
scattered shrubs, trees, or other perches
Moderate potential to occur. Suitable nesting habitat
(i.e., open desert scrub) is present and a CNDDB
occurrence from 2005 and was mapped approximately 8
miles west of the project area (CDFW 2024b). Additionally, there are numerous eBird records from the region
(Sullivan et al. 2009).

Piranga rubra
(nesting)
summer tanager None/SSC Covered Nests and forages in mature desert riparian habitats dominated by
cottonwoods and willows
Low potential to occur. While the Project Area contains dry desert wash woodland, mesquite hummocks, and
desert washes, this species has not been reported within the West Berdoo Canyon and Indio quadrangles and the
surrounding ten USGS 7.5-minute quadrangles (CDFW
2024a; CNPS 2024a).

Toxostoma crissale Crissal thrasher BLM/SSC Covered Nests and forages in desert riparian and desert wash; dense thickets of sagebrush
and other shrubs such as mesquite, iron
catclaw acacia, and arrowweed willow
within juniper and pinyon–juniper
woodlands
Moderate potential to occur. Suitable habitat is present within the Project Area; however, the CNDDB occurrences nearby were mapped in the early to mid-1900s (CDFW
2024b).

Toxostoma lecontei LeConte's
thrasher
BCC/SSC Covered Nests and forages in desert wash, desert scrub, alkali desert scrub, desert
succulent, and Joshua tree habitats; nests
in spiny shrubs or cactus
Moderate potential to occur. The Project Area contains
suitable desert wash and desert scrub habitat to support this species.

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 28
NOVEMBER 2024
Table 4. Special-Status Wildlife Species with a High or Moderate Potential to Occur in the Project Area Scientific
Name
Common
Name
Status
(Federal/State)
Coachella
Valley MSHCP Habitat Potential to Occur
Mammals
Antrozous pallidus pallid bat BLM/SSC None Grasslands, shrublands, woodlands, forests; most common in open, dry
habitats with rocky outcrops for roosting,
but also roosts in man-made structures
and trees
Moderate potential to forage and low potential roost.

The Project Area provides suitable open, dry habitat for foraging and contains some manmade structures that
could provide roosting habitat for the species. There are no CNDDB occurrences within 10 miles of the Project
Area (CDFW 2024b).

Corynorhinus
townsendii
Townsend's bigeared batBLM/SSC None Mesic habitats characterized by coniferous and deciduous forests and riparian habitat,
but also xeric areas; roosts in limestone
caves and lava tubes, man-made
structures, and tunnels
Moderate potential to forage and low potential to
roost. The Project Area contains suitable open desert
habitat for foraging. In addition, there are isolated
buildings in the northern portion of the Project Area that may act as roosting sites. One CNDDB occurrence is
mapped approximately 9.9 miles south of the Project Area (CDFW 2024b).

Dasypterus
xanthinus
western yellow
bat
None/SSC Covered Valley–foothill riparian, desert riparian, desert wash, and palm oasis habitats;
below 2,000 feet above mean sea level;
roosts in riparian and palms
Moderate potential to forage and roost. The Project
Area includes foraging desert habitat and palm trees for roosting. There are no current CNDDB occurrences within 10 miles of the Project Area (CDFW 2024b).

Eumops perotis
californicus
western mastiff
bat
BLM/SSC None Chaparral, coastal and desert scrub,
coniferous and deciduous forest and
woodland; roosts in crevices in rocky
canyons and cliffs where the canyon or
cliff is vertical or nearly vertical, trees, and
tunnels
Moderate potential to forage and low potential roost.

The Project Area contains suitable desert scrub habitat for foraging and there are some trees that could provide
suitable roosting sites. The CNDDB occurrences nearby
were mapped in the mid to late-1900s (CDFW 2024b).

Nyctinomops
femorosaccus
pocketed freetailed batNone/SSC None Pinyon–juniper woodlands, desert scrub, desert succulent shrub, desert riparian,
desert wash, alkali desert scrub, Joshua
tree, and palm oases; roosts in high cliffs
or rock outcrops with drop-offs, caverns,
and buildings
Moderate potential to forage; not expected to roost.

Suitable foraging habitat is present within the Project Area; however, no rocky outcrops, cliffs, or cavern-like buildings are onsite to support roosting of this species. The closest CNDDB occurrence is approximately 6 miles southwest of
the Project Area was mapped in 1994 (CDFW 2024b).

Ovis canadensis
nelsoni
Nelson's bighorn
sheep
BLM/FP None Steep slopes and cliffs, rough and rocky
topography, sparse vegetation; also
canyons, washes, and alluvial fans
Moderate potential to occur. The Project Area contains
washes and occurs within an alluvial fan. In addition,
CNDDB occurrences from 1986 are mapped within 1.5
miles of the Project Area (CDFW 2024b).

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 29
NOVEMBER 2024
Table 4. Special-Status Wildlife Species with a High or Moderate Potential to Occur in the Project Area Scientific
Name
Common
Name
Status
(Federal/State)
Coachella
Valley MSHCP Habitat Potential to Occur
Perognathus
longimembris bangsi
Palm Springs
pocket mouse
BLM/SSC Covered Creosote scrub, desert scrub, and
grasslands; sparse to moderately dense
vegetative cover
High potential to occur. The Project Area contains
creosote scrub and desert scrub habitat that can support this species. In addition, there are CNDDB occurrences
from 1999 mapped within the Project Area (CDFW 2024b).

Spermophilus
(Xerospermophilus)
tereticaudus chlorus
Palm Springs
round-tailed
ground squirrel
BLM/SSC Covered Sandy arid regions of Lower Sonoran Life Zone including creosote bush scrub and
creosote–palo verde
High potential to occur. The Project Area contains
creosote bush scrub as well as palo verde trees to support this species. In addition, there are CNDDB occurrences
from 2000 are mapped within the Project Area (CDFW
2024b).

Vulpes macrotis
arsipus
desert kit fox None/None None Sparse scrub habitats such as creosote scrub communities that support abundant
rodent populations (Center for Biological
Diversity 2013)
High potential to occur. Creosote scrub is present within the Project Area, and rodents such as the Palm Springs
round-tailed ground squirrel and pocket mouse have been documented onsite. The Project Area is located within the CWHR range of the species and has a medium to high
probability of the predicted habitat model (CDFW 2017,
2021).

Taxidea taxus American badger None/SSC None Dry, open, treeless areas; grasslands, coastal scrub, agriculture, and pastures,
especially with friable soils
High potential to occur. Suitable habitat with friable soils is present within the Project Area, and a CNDDB
occurrence is mapped within 1 mile of the site (CDFW
2024b). In addition, the project area is located within the CWHR range of the species and has a medium to high
probability of the predicted habitat model (CDFW 2017,
2021).

Reptiles
Gopherus agassizii Mojave desert
tortoise
FT/ST Covered Arid and semi-arid habitats in Mojave and Sonoran Deserts, including sandy or
gravelly locations along riverbanks,
washes, sandy dunes, canyon bottoms,
desert oases, rocky hillsides, creosote
flats, and hillsides
Moderate potential to occur. The Project Area provides
suitable habitat in the form of creosote flats and desert washes. In addition, there is a CNDDB occurrence from
2006 mapped approximately 3.3 miles east of the Project Area (CDFW 2024b).

Phrynosoma mcallii flat-tailed horned
lizard
BLM/SSC Covered Desert washes and flats with sparse lowdiversity vegetation cover and sandy soilsHigh potential to occur. Suitable habitat is present and CNDDB occurrences from 1995 are mapped within the
Project Area (CDFW 2024b).

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 30
NOVEMBER 2024
Table 4. Special-Status Wildlife Species with a High or Moderate Potential to Occur in the Project Area Scientific
Name
Common
Name
Status
(Federal/State)
Coachella
Valley MSHCP Habitat Potential to Occur
Uma inornata Coachella fringetoed lizardFT/SE Covered Sand dunes in sparse desert scrub, alkali scrub, and desert wash
High potential to occur. The Project Area provides
suitable desert scrub and desert wash habitat, and there are CNDDB occurrences from 1994 mapped within the
Project Area (CDFW 2024b).

Invertebrates
Macrobaenetes
valgum
Coachella giant
sand treader
cricket
None/None Covered Known from the sand dune ridges in the vicinity of Coachella Valley.

Low potential to occur. The Project Area provides
suitable desert scrub and desert wash habitat; however, it is unknown if sand dunes are present.

Notes: CNDDB = California Natural Diversity Database.

Status Designations
Federal
FE: Federally listed as endangered
FT: Federally listed as threatened
FC: Federal candidate species (former Category 1 candidates) BCC: U.S. Fish and Wildlife Service Bird of Conservation Concern BLM: BLM sensitive
State
SSC: California Species of Special Concern
FP: California Fully Protected Species
SE: State listed as endangered
ST: State listed as threatened

EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 31
NOVEMBER 2024
Of the 19 species with a moderate or high potential to occur within the Project Area, nine species are covered under the CVMSHCP: burrowing owl (Athene cunicularia), crissal thrasher, LeConte’s thrasher, western yellow bat (Dasypterus xanthinus), Palm Springs pocket mouse, Palm Springs round-tailed ground squirrel, Mojave desert tortoise, flat-tailed horned lizard, and Coachella fringe-toed lizard. Two additional species, Summer tanager and Coachella giant sand treader cricket, have a low potential to occur within the Project Area; however, these species are also covered under the CVMSHCP and therefore herein discussed.

The remaining eight species are not provided coverage under the CVMSHCP. These include loggerhead shrike (Lanius ludovicianus), pallid bat (Antrozous pallidus), Townsend’s big-eared bat (Corynorhinus townsendii), western yellow bat (Dasypterus xanthinus), pocketed free-tailed bat (Nyctinomops femorosaccus), Nelson’s bighorn sheep (Ovis canadensis nelsoni), desert kit fox (Vulpes macrotis arsipus), and American badger (Taxidea taxus).

These species are further discussed in the subsections below.

4.2.2.1 Birds
Burrowing Owl
Burrowing owl is a USFWS Bird of Conservation Concern and California Species of Special Concern, and state candidate for listing as threatened or endangered. Burrowing owl has a high potential to occur within the Project Area. This species is provided coverage under the CVMSHCP; however, in accordance with the CVMSHCP, projects subject to CEQA must conduct protocol focused burrowing owl surveys for lands that occur within the CVMSHCP Conservation Areas as further outlined in CVMSHCP Section 4.4 Required Avoidance, Minimization, and Mitigation Measures. Therefore, focused burrowing owl surveys would be required within portions of the Project Area that overlap the East Indio Hills Conservation Area as well as the Desert Tortoise and Linkage Conservation Area.

For portions of the Project Area that occur outside the Conservation Areas, protocol focused surveys are not required; however, consistency with the CVMSHCP, including payment of the CVMSHCP development mitigation fee, would be required.

Additionally, this species is also afforded protected under the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds. Therefore, for any development within the Project Area, both within and outside of CVMSHCP Conservation Areas, pre-construction burrowing owl surveys would be required.

Loggerhead Shrike
Loggerhead shrike is a California Species of Special Concern and was determined to have a moderate potential to occur within the Project Area. This species is not covered under the CVMSHCP. Direct impacts to this species could be avoided by developing outside the avian breeding season (i.e., February 1 through August 31) or by conducting a pre-construction nesting bird survey and avoiding active nests of loggerhead shrike for lands that occur outside of the Conservation Areas as well as lands that occur within the Conservation Areas.

Summer Tanager
Summer tanager is a California Species of Special Concern and was determined to have a low potential to occur within the Project Area. This species is covered under the CVMSHCP; however, it was determined to have a low potential to occur within the Project Area as this species has not been reported within the West Berdoo Canyon and

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1082 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 32
NOVEMBER 2024
Indio quadrangles and the surrounding ten USGS 7.5-minute quadrangles (CDFW 2024a; CNPS 2024a). The portion of the Project Area that overlaps the East Indio Hills Conservation Area and the Desert Tortoise and Linkage Conservation Area includes modeled summer tanager habitat (Figure 5C). For both Conservation Areas, this modeled habitat only contains suitable migration habitat and does not include breeding habitat. Furthermore, CVMSHCP Section 4.4 avoidance, minimization, and mitigation measures for covered riparian bird species does not include East Indio Hills Conservation Area and the Desert Tortoise and Linkage Conservation Area; therefore, this measure does not apply and there are no additional survey requirements. Additionally, the JPR process would determine if proposed development within this Conservation Area would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that are outside of the CVMSHCP Conservation Areas, this species is covered under the CVMSHCP, and there are no additional survey requirements; therefore, no focused surveys are warranted for the summer tanager. However, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

In compliance with the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds, for any development within the Project Area, both within and outside of CVMSHCP Conservation Areas, pre-construction nesting bird surveys would be required.

Crissal Thrasher
Crissal thrasher is a California Species of Special Concern and was determined to have a moderate potential to occur within the Project Area. This species is provided coverage under the CVMSHCP; however, per the CVMSHCP, construction activities within the East Indio Hills Conservation Area, must avoid mesquite hummocks and mesquite bosques to the maximum extent feasible. In addition, the CVMSHCP requires that focused surveys for Crissal thrasher be conducted within modeled habitat for Crissal thrasher (Figure 5A). The portion of the Project Area that overlaps the East Indio Hills Conservation Area includes modeled Crissal thrasher habitat; therefore, focused surveys for Crissal thrasher would be required prior to the start of any construction activities that would occur during the nesting season (defined as January 15 through June 15) within these lands. If active Crissal thrasher nest sites are found within the Project footprint or within a 500-foot buffer of the Project footprint, a 500-foot no-work buffer would be established around the nest site. Construction activities would not be permitted within the buffer during the breeding season or until the young have fledged the nest. Additionally, the JPR process would determine if proposed development within this Conservation Areas would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that overlap the Desert Tortoise and Linkage Conservation Area, there is no modeled habitat for Crissal thrasher; therefore, the project would need to demonstrate consistency with the CVMSHCP, including payment of the CVMSHCP development mitigation fee.

In compliance with the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds, for any development within the Project Area, both within and outside of CVMSHCP Conservation Areas, pre-construction nesting bird surveys would be required.

LeConte’s Thrasher
Crissal thrasher is a USFWS Bird of Conservation Concern and California Species of Special Concern, and California Species of Special Concern and was determined to have a moderate potential to occur within the Project Area. This

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1083 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 33
NOVEMBER 2024
species is provided coverage under the CVMSHCP and there is CVMSCHP modeled habitat for LeConte’s trasher within both the East Indio Hills Conservation Area and Desert Tortoise and Linkage Conservation Area (Figure 5A).

Per the Section 4.4 of the CVMSHCP, focused surveys for LeConte’s thrasher shall be conducted within modeled habitat for LeConte’s thrasher prior to the start of any construction activities that would occur during the nesting season (defined as January 15 through June 15) within these lands. If active Le Conte’s thrasher nest sites are found within the Project footprint or within a 500-foot buffer of the Project footprint, a 500-foot no-work buffer would be established around the nest site. Construction activities would not be permitted within the buffer during the breeding season or until the young have fledged the nest. Additionally, the JPR process would determine if proposed development within this Conservation Areas would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that are outside of the CVMSHCP Conservation Areas, this species is covered under the CVMSHCP, and there are no additional survey requirements; therefore, no focused surveys are warranted for the LeConte’s thrasher. However, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

In compliance with the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds, for any development within the Project Area, both within and outside of CVMSHCP Conservation Areas, pre-construction nesting bird surveys would be required.

4.2.2.2 Mammals
Pallid Bat, Townsend’s Big-Eared Bat, Western Mastiff Bat, Pocketed Free-Tailed Bat Pallid bat, Townsends’ big-eared bat and western mastiff bat are all California Species of Special Concern, and all have a moderate potential to forage within the Project Area and a low potential to roost within the Project Area. The pocketed free-tailed bat is also a California Species of Special concern and was determined to have a moderate potential to occur within the Project Area but this species is not expected to roost within the Project Area. These four species of bats are not provided coverage under the CVMSHCP.

Bats are highly mobile species when foraging, and the Project Area is surrounded by open desert lands similar to those that occur within the Project Area. In addition, a large portion of these lands occur within CVMSHCP Conservation Areas, thus will remain largely undeveloped and available for foraging. Given the low potential for these three species of bat to roost within the Project Area, focused surveys are not warranted. Nonetheless, for all any portions of the Project Area subject to CEQA, both within and outside of the Conservation Areas, the project must avoid construction activities during the maternity roosting season if there is any potential for roosting. If construction activities must occur during the maternity roosting season, pre-construction bat surveys and avoidance would be required.

Western Yellow Bat
The western yellow bat1 is a California Species of Special Concern and was determined to have a moderate potential to forage and roost within the Project Area. This species is provided covered under the CVMSHCP, and the Plan 1 Note this species is included within the CVMSHCP as southern yellow (Lasiurus ega); however, western yellow, now L. xanthinus bats have been split from the southern yellow bat (L. ega) and are the only yellow bat species currently known to occur in California (Stokes et.al 2023).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1084 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 34
NOVEMBER 2024
does not call for any additional survey requirements for western yellow bat. As such, focused surveys for this species are not warranted. However, the project would need to demonstrate consistency with the CVMSHCP through payment of the CVMSHCP development mitigation fee.

Additionally, while this species is provided coverage under the CVMSHCP, for all any portions of the Project Area subject to CEQA, both within and outside of the Conservation Areas, the project must avoid construction activities during the maternity roosting season. If construction activities must occur during the maternity roosting season, pre-construction bat surveys and avoidance would be required.

Nelson’s bighorn sheep
Nelson’s bighorn sheep is a California fully protect species and was determined to have a moderate potential to occur within the Project Area and is not covered under the CVMSHCP. Take of fully protect species is not provided by CDFW. The northeastern portion of the Project Area is located adjacent to the Little San Bernardino Mountains which are mapped as a “core area” for Nelson’s bighorn sheep according to the California Desert Linkage Network Bighorn Sheep Connectivity Modeling data set (Penrod et. al. 2012; Figure 6). In addition, the Project Area provides suitable habitat for Nelson’s bighorn sheep in the form of alluvial fan uplands and desert washes flowing out of the Little San Bernardino Mountains.

Any development that occurs within the northeastern portion of the Project Area would likely require the implementation of avoidance and mitigation measures to avoid impacts to Nelson’s bighorn sheep. Examples may include, but not be limited to the following:
• Avoidance of lands via a set-back buffer from the mapped core area for Nelson’s bighorn sheep and bighorn sheep specific fencing requirements.
• Implementation of a limited operating period to ensure any loud noises, particularly brief and unexpected noises, that may cause a startle response in bighorn sheep, particularly lambs, would be avoided. • Pet restrictions within the Project Area and the use of disinfectant foot baths to eliminate the risk of spreading disease to the Nelson’s bighorn sheep in the area.

Palm Springs Pocket Mouse
The Palm Springs pocket mouse is a California Species of Special Concern and was determined to have a high potential to occur within the Project Area. This species is covered under the CVMSHCP, and the majority of the Project Area overlaps CVMSHCP Other Conserved Habitat for this species (Figure 5A). For the portions of the Project Area that overlap the East Indio Hills Conservation Area as well as the Desert Tortoise and Linkage Conservation Area, there are no additional survey requirements per the CVMSHCP for this species. However, any development within these Conservation Areas would need to adhere to the avoidance and minimization measures outlined in Section 4.4 of the CVMSHCP as further outlined below. Additionally, the JPR process would determine if proposed development within this Conservation Area would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).
• Clearing: For construction that would involve disturbance to Palm Springs pocket mouse habitat, activity should be phased to the extent feasible and practicable so that suitable habitat islands are no farther than 300 feet apart at any given time to allow pocket mice to disperse between habitat patches across nonPage 185 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1085 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 35
NOVEMBER 2024
suitable habitat (i.e., unvegetated and/or compacted soils). Prior to project construction, a biological monitor familiar with this species should assist construction crews in planning access routes to avoid impacts to occupied habitat as much as feasible (i.e., placement of preferred routes on project plans and incorporation of methods to avoid as much suitable habitat/soil disturbance as possible). Furthermore, during construction activities, the biological monitor will ensure that connected, naturally vegetated areas with sandy soils and typical native vegetation remain intact to the extent feasible and practicable. Finally, construction that involves clearing of habitat should be avoided during the peak breeding season (approximately March to May), and activity should be limited as much as possible during the rest of the breeding season (January to February and June to August). • Revegetation: Clearing of native vegetation (e.g., creosote, rabbitbrush, burrobush, cheesebush) should be followed by revegetation, including natural reestablishment and other means, resulting in habitat types of equal or superior biological value for Palm Springs pocket mouse. • Trapping/Holding: All trapping activity should be conducted in accordance with accepted protocols and by a qualified biologist who possesses a Memorandum of Understanding with CDFG for live-trapping of heteromyid species in Southern California.
• Translocation: Should translocation between distinct population groups be necessary, as determined through the Adaptive Management and Monitoring Program, activity should be conducted by a qualified biologist who possesses a Memorandum of Understanding with CDFG for live-trapping of heteromyid species in Southern California. Trapping and subsequent translocation activity should be conducted in accordance with accepted protocols. Translocation programs should be coordinated by or conducted by the CVCC and/or RMOC to determine the appropriate trapping, holding, marking, and handling methods and potential translocation sites.

For portions of the Project Area that are outside of the Conservation Areas, this species is covered under CVMSHCP and there are no additional survey requirements or avoidance. As such, focused surveys are not warranted.

However, the project would need to demonstrate consistency with the CVMSHCP through payment of the CVMSHCP development mitigation fee.

Palm Springs Round-Tailed Ground Squirrel
The Palm Springs round-tailed ground squirrel is a California Species of Special Concern and was determined to have a high potential to occur within the Project Area. This species is covered under the CVMSHCP, and there are no addition survey requirements or avoidance, minimization and mitigation measures per CVMSHCP Section 4.4.

However, for the portions of the Project Area that overlap the East Indio Hills Conservation Area include Other Conserved Habitat for Palm Springs round-tailed ground squirrel (Figure 5B), the JPR process would determine if proposed development within this Conservation Areas would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that are outside of the CVMSHCP Conservation Areas, this species is covered under the CVMSHCP, and there are no additional survey requirements; therefore, no focused surveys are warranted for the Palm Springs round-tailed ground squirrel. However, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

American Badger

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1086 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 36
NOVEMBER 2024
The American badger is a California Species of Special Concern and was determined to have a high potential to occur within the Project Area. This species is not provided coverage under the CVMSHCP. As such, a pre-disturbance clearance survey would be recommended for any development within the Project Area, both within and outside of the Conservation Areas. If the American badger is detected during this survey, it is recommended the Project Applicant contact CDFW prior to conducting any Project-associated ground-disturbing activities and prepare and implement a relocation plan to avoid/minimize impacts to this species.

Desert Kit Fox
Desert kit fox is considered a “fur-bearing mammal;” thus, it is protected from take under the California Fish and Game Commission’s Mammal Hunting Regulations (Subdivision 2, Chapter 5), which effectively protects it from hunting pressure. This species was determined to have a high potential to occur within the Project Area. Desert kit fox is not covered under the CVMSHCP. As such, a pre-disturbance clearance survey would be recommended for any development within the Project Area, both within and outside of the Conservation Areas. If desert kit fox is detected on site in an active den, it is recommended the Project Applicant contact CDFW prior to conducting any Project-associated ground-disturbing activities and prepare and implement a relocation plan to avoid/minimize impacts to this species.

4.2.2.3 Reptiles
Mojave Desert Tortoise
The Mojave Desert tortoise is a federally and state-listed threatened species. This species was determined to have a moderate potential to occur within the Project Area. Mojave desert tortoise is covered under the CVMSHCP with additional survey requirements, as well as avoidance, minimization, and mitigation measure requirements are required for portions of the Project Area that occur within CVMSCHP Conservation Areas containing modeled habitat. According to the CVMSHCP, any development that occurs within modeled desert tortoise habitat inside CVMSHCP Conservation Areas is required to conduct protocol focused surveys for Mojave desert tortoise in accordance with CVMSHCP Section 4.4. The Desert Tortoise and Linkage Conservation Area that overlaps the Project Area includes Core Habitat for Mojave desert tortoise, and the East Indio Hills Conservation Area that overlaps the Project Area includes Other Conserved Habitat for Mojave desert tortoise (Figure 5B). As such, protocol focused surveys for Mojave desert tortoise are required within the portions of the Project Area that overlap these Conservation Areas. Additionally, the JPR process would determine if proposed development within this Conservation Area would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

The majority of the Project Area outside of the Conservation Areas overlaps modeled habitat for Mojave desert tortoise (Figure 5B). According to the USWFS CVMSHCP amended permit (TE-104601-1), permit term and condition no. 45 states for projects located outside of the proposed conservation areas within the 50,272 acres of naturally occurring desert tortoise habitat anticipated to be impacted, the Permittee (City) shall either (1) notify the USFWS 45 days prior to the issuance of a grading permit to allow for the potential salvage of adult tortoises within this notification time period or (2) condition such projects to conduct desert tortoise clearance surveys per the USFWS’s protocol. Therefore, for portions of the Project Area outside of the Conservation Area, compliance with the CVMSHCP, including payment of the CVMSHCP development mitigation fee and adherence to the USFWS CVMSHCP amended permit term and condition no. 45, is required.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1087 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 37
NOVEMBER 2024
Flat-Tailed Horned Lizard
The flat-tailed horned lizard is a California Species of Special Concern and was determined to have a high potential to occur within the Project Area. This species is covered under the CVMSCHP. The CVMSHCP requires the conservation of any areas of land that are mapped as Essential Ecological Processes for source sand or sand transport; however, the Project Area does not overlap any of these Essential Ecological Processes land areas; therefore, there are no additional survey requirements. However, the East Indio Hills Conservation Area that overlaps the Project Area contains Other Conserved Habitat for flat-tailed horned lizard (Figure 5B). As such, the JPR process would determine if proposed development within this Conservation Areas would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that are outside of the Conservation Areas, this species is covered under the CVMSHCP, and the Plan does not require additional surveys for this species; therefore, focused surveys for flattailed horned lizard are not warranted. However, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

Coachella Valley Fringe-Toed Lizard
The Coachella Valley fringe-toed lizard is federally listed as threatened and state listed as endangered and was determined to have a high potential to occur within the Project Area. This species is covered under the CVMSHCP.

The Project Area does not overlap any Coachella Valley fringe-toed lizard preserve areas within the CVMSHCP. The East Indio Hills Conservation Area that overlaps the Project Area contains Other Conserved Habitat for this species (Figure 5B); however, the JPR process would determine if proposed development within this Conservation Area would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

For portions of the Project Area that are outside of the CVMSHCP Conservation Areas, this species is covered under the CVMSHCP, and there are no additional survey requirements; therefore, no focused surveys are warranted for the Coachella Valley fringe-toed lizard. However, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

4.2.2.4 Invertebrates
Coachella Valley Giant Sand Treading Cricket
The Coachella Valley giant sand treading cricket is an endemic species that his highly dependent on active dunes and ephemeral sand fields within the western portion of the Coachella Valley. This species is not listed by the state nor is it federally listed and was determined to have a low potential to occur within the Project Area. This species is covered under the CVMSHCP. The East Indio Hills Conservation Area that overlaps the Project Area contains Other Conserved Habitat for this species (Figure 5C); however, the JPR process would determine if proposed development within this Conservation Area would exceed the approved allowable disturbance for this modeled habitat (i.e., Rough Step Analysis).

The remaining portions of the Project Area do not overlap any modeled habitat for this species (Figure 5C). This species is covered under the CVMSHCP, and there are no additional survey requirements; therefore, no focused surveys are warranted for the Coachella Valley giant sand treading cricket; however, compliance with the CVMSHCP, including payment of CVMSHCP development mitigation is required.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1088 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 38
NOVEMBER 2024

4.3 State or Federally Protected Waters
The Project Area overlaps several National Hydrology Dataset (NHD) and National Wetlands Inventory (NWI) aquatic features (Figure 7, National Wetland Inventory and National Hydrography Dataset) (USGS 2023; USFWS 2024b).

Additional review of aerial imagery indicates there may be additional potentially jurisdictional aquatic resources throughout much of the Project Area. The southern half of the Project Area appears to contain fewer potentially jurisdictional aquatic features as compared with the northern half of the Project Area.

Dudek recommends a formal jurisdictional determination (delineation) be conducted to determine whether any waters or wetlands regulated by the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and/or CDFW occur within the Project Area. Note that the CVMSHCP does not provide coverage for Project impacts on aquatic resources; therefore, a formal jurisdictional delineation will be required for any portions of the Project Area selected for development. The jurisdictional delineation should focus on areas that would potentially support flowing water or wetlands, including the identified desert washes within the Project Area.

If potentially regulated waters or wetlands are found and may be impacted by the Project, permitting under CWA Sections 401 and 404, California Fish and Game Code Section 1600, and/or the Porter–Cologne Water Quality Control Act will be required prior to Project implementation. Impacts to regulated waters will also require compensatory mitigation at a ratio determined through consultation with the regulatory agencies. Dudek recommends conducting the jurisdictional determination early in the planning process in order to develop an overall permitting strategy and to begin coordination with the resource agencies.

4.4 Wildlife Corridors and Habitat Linkages
Wildlife corridors are linear features that connect large patches of natural open space and provide avenues for the migration of animals. Wildlife corridors contribute to population viability by ensuring continual exchange of genes between populations, providing access to adjacent habitat areas for foraging and mating, and providing routes for recolonization of habitat after local extirpation or ecological catastrophes (e.g., fires).

Habitat linkages are small patches that join larger blocks of habitat and help reduce the adverse effects of habitat fragmentation. Habitat linkages provide a potential route for gene flow and long-term dispersal of plants and animals and may also serve as primary habitat for smaller animals, such as reptiles and amphibians. Habitat linkages may be continuous habitat or discrete habitat islands that function as steppingstones for dispersal.

4.4.1 CVMSHCHP Biological Corridors and Linkages
The CVMSHCP includes the identification of lands that provide use a biological corridors and linkages within Conservation Areas. The Project Area does not overlap any CVMSHCP identified biological corridors or linkages. The Indio Hills Palms biological corridor/linkage is located northwest of the Project Area and is managed as part of the Coachella Valley Fringe-toed Lizard Preserve.

4.4.2 California Essential Habitat Connectivity Project The California Essential Habitat Connectivity Project (Spencer et al. 2010) was initiated by CDFW and the California Department of Transportation. This study identified a network of Natural Landscape Blocks (i.e., relatively intact,

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1089 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 39
NOVEMBER 2024
large areas of land) and Essential Connectivity Areas (i.e., areas of land that serve to connect at least two Natural Landscape Blocks). Lands identified as Natural Landscape Blocks and Essential Connectivity Areas are important in supporting natural communities and to provide guidance in the development of infrastructure and land use. The Project Area is not mapped as a Natural Landscape Block nor as an Essential Connectivity Area by the California Essential Habitat Connectivity Project.

4.4.3 The California Desert Linkage Network Project
The California Desert Linkage Network Project (Penrod et al. 2012) is another landscape study that was intended to provide a comprehensive and detailed habitat connectivity analysis specifically for the deserts of California. The California Desert Linkage Network Project identified landscape blocks that should remain connected via identified, crucial linkage planning areas. The Project Area is not mapped within any of the linkages nor landscape blocks identified by the California Desert Linkage Network Project.

4.4.4 Terrestrial Connectivity, Areas of Conservation Emphasis Finally, the Terrestrial Connectivity, Areas of Conservation Emphasis dataset summarizes information on terrestrial connectivity using hexagonal mapping units (2.5 square miles) that include the presence of mapped corridors or linkages and the juxtaposition against large, contiguous, natural areas (CDFW 2024e). The dataset is intended to support conservation planning efforts by allowing users to spatially evaluate the relative contribution of an area to terrestrial connectivity based on statewide, regional, and other connectivity analyses. Each of the hexagons is assigned a ranking of 1 to 5 (Areas of Conservation Emphasis rank) based on the conservation importance of the connectivity that the land provides. The entire Project Area is mapped as Rank 1, which is defined as “areas where land use may limit options for providing connectivity (e.g., agriculture, urban) or no connectivity importance has been identified in models.”
Based on the CVMSHCP and the studies described above, the Project Area does not function as a wildlife corridor or linkage or habitat linkage; therefore, a wildlife corridor study is not warranted.

4.5 Local Policies and Ordinances
The Project Area occurs within the County of Riverside General Plan and the City of Indio General Plan; therefore, any development that occurs within the Project Area would need to be consistent with the policies outlined in Section 2.3.1 and 2.3.2 of this Analysis.

4.6 Habitat Conservation Plans
As previously discussed in Section 2.3 of this Analysis, and as shown in Figure 2, the Project Area is located within the CVMCHSP; therefore, any development within the Project Area must be consistent with the CVMSHCP. In addition, the Project would need to pay the LDMF as determined by the CVMSHCP, and should development be proposed within either of the CVMSHCP Conservation Areas that overlap the Project Area, the Project would need to undergo a JPR and would be subject to the CVMSHCP’s Conservation Objectives for the applicable Conservation Area (CVMSHCP Section 4.3), required Avoidance, Minimization and Mitigation Measures for each applicable Covered Species (CVMSHCP Section 4.4); requires adherence with the Land Use Adjacency Guidelines (CVMSHCP

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1090 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
16290 40
NOVEMBER 2024
Section 4.5), and a Rough Step analysis to ensure disturbance within the Conservation Area(s) is not outpacing conservation (CVMSHCP Section 6.5).
5 BLM Lands
As shown in Figure 2, the Project Area includes BLM-administered lands. Three BLM sensitive plant species described and summarized in Table 3, above, were determined to have a moderate or high potential to occur with BLM-administered lands: chaparral sand-verbena (Abronia villosa var. aurita), Coachella Valley milk-vetch, and Mecca-aster. Eight BLM sensitive wildlife species described and summarized in Table 4, above, were determined to have a moderate potential to occur with BLM-administered lands: crissal thrasher, pallid bat, Townsend's bigeared bat, western mastiff bat, Nelson's bighorn sheep, Palm Springs pocket mouse, Palm Springs round-tailed ground squirrel, and flat-tailed horned lizard.

The CVMSHCP does not apply to BLM-administered lands (i.e., the CVMSHCP does not provide Take of Covered Species for activities that occur on BLM-administered lands). Therefore, any project development within BLM lands may still be subject to Section 7 consultation with USFWS and early coordination is recommended with either BLM or USFWS. BLM will need to review the action pursuant to National Environmental Policy Act (NEPA). BLM would use the California Desert Conservation Area Plan (CDCA) (BLM 1980), as amended by the Coachella Valley Plan (BLM 2002) as a basis for determining the action's conformance with that land use plan. These plans are intended to compliment the CVMSHCP. It can be assumed depending on species, that the BLM would consult with the USFWS on species through submittal of Biological Assessment. Therefore, it is assumed any proposed development would be subject to the above, in addition to applicable habitat assessments for BLM sensitive plant and wildlife species and focused surveys.

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1091 of 1774 EAST INDIO EMPLOYMENT CORRIDOR – PHASE 1
6 References
BLM (U.S. Bureau of Land Management). 1980. California Desert Conservation Area Plan. As amended. U.S.

Department of the Interior, Desert District, Riverside, California. https://eplanning.blm.gov/ public_projects/lup/66949/82080/96344/CDCA_Plan.pdf.

BLM. 2002. Record of Decision for California Desert Conservation Area Plan Amendment for the Coachella Valley.

U.S. Department of the Interior, Desert District, Riverside, California https://eplanning.blm.gov/public_projects/lup/67036/82296/97275/Coachella_ROD_12-27-02.pdf. "borrow pit." Merriam-Webster.com. 2024. https://www.merriam-webster.com (10 October 2024).

CCH (Consortium of California Herbaria). 2024. “CCH2 Portal.” Accessed 2024. https://cch2.org/portal/index.php.

CDFW (California Department of Fish and Wildlife). 2017. “CWHR (California Wildlife Habitat Relationship Program) Predicted Habitat Suitability Datasets.” Sacramento, California: CDFW, Biogeographic Data Branch. Last updated on BIOS on January 23, 2017. Accessed October 2024. https://www.wildlife.ca.gov/Data/CWHR.

CDFW. 2018. “Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities.” March 20, 2018. https://nrm.dfg.ca.gov/FileHandler.ashx? DocumentID=18959&inline.

CDFW. 2021. California Wildlife Habitat Relationship System, Version 10.1.29. Sacramento, California: CDFW, Biogeographic Data Branch. Accessed July 2024. https://wildlife.ca.gov/Data/CWHR/Life-History-and-Range.

CDFW. 2023. California Natural Community List. Accessed October 2024. https://wildlife.ca.gov/Data/VegCAMP/Natural-Communities.

CDFW. 2024a. RareFind 5: Commercial version. Online database. California Natural Diversity Database (CNDDB).

Sacramento, California: CDFW, Biogeographic Data Branch. Accessed July 2024. https://wildlife.ca.gov/ Data/CNDDB/Maps-and-Data.

CDFW. 2024b. “Biogeographic Information and Observation System (BIOS)” [online viewer]. Accessed July 2024. https://wildlife.ca.gov/Data/BIOS.

CDFW. 2024c. “State and Federally Listed Endangered, Threatened, and Rare Plants of California.” California Natural Diversity Database (CNDDB). Sacramento, California: CDFW, Biogeographic Data Branch. July 2024.

Accessed August 2024. https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=109390&inline.

CDFW. 2024d. “CWHR Life History Accounts and Range Maps.” Sacramento, California: CDFW, Biogeographic Data Branch. Accessed October 2024. https://www.wildlife.ca.gov/Data/CWHR/Life-History-and-Range.

CDFW. 2024e. “ACE Dataset Fact Sheet: Terrestrial Connectivity.” March 13, 2024. Accessed 2024. https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=150835&inline.