IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 212 of 252 respect to such Acquisition Improvements. The Authority Trustee shall be entitled to rely on the SCIP Requisition on its face without any further duty of investigation.
ARTICLE III
MISCELLANEOUS
Section III.01. Indemnification and Hold Harmless. The Developer hereby assumes the defense of, and indemnifies and saves harmless the Local Agency, the Authority, and each of its respective officers, directors, employees and agents, from and against all actions, damages, claims, losses or expenses of every type and description to which they may be subjected or put, by reason of, or resulting from or alleged to have resulted from the acts or omissions of the Developer or its agents and employees in the performance of this Agreement, or arising out of any contract for the design, engineering and construction of the Acquisition Improvements or arising out of any alleged misstatements of fact or alleged omission of a material fact made by the Developer, its officers, directors, employees or agents to the Authority's underwriter, financial advisor, appraiser, district engineer or bond counsel or regarding the Developer, its proposed developments, its property ownership and its contractual arrangements contained in the official statement relating to the SCIP financing (provided that the Developer shall have been furnished a copy of such official statement and shall not have objected thereto); and provided, further, that nothing in this Section 3.01 shall limit in any manner the Local Agency’s rights against any of the Developer’s architects, engineers, contractors or other consultants. Except as set forth in this Section 3.01, no provision of this Agreement shall in any way limit the extent of the responsibility of the Developer for payment of damages resulting from the operations of the Developer, its agents and employees. Nothing in this Section 3.01 shall be understood or construed to mean that the Developer agrees to indemnify the Local Agency, the Authority or any of its respective officers, directors, employees or agents, for any negligent or wrongful acts or omissions to act of the Local Agency, Authority, its officers, employees, agents or any consultants or contractors.
Section III.02. Audit. The Local Agency shall have the right, during normal business hours and upon the giving of ten days’ written notice to the Developer, to review all books and records of the Developer pertaining to costs and expenses incurred by the Developer (for which the Developer seeks reimbursement) in constructing the Acquisition Improvements.
Section III.03. Cooperation. The Local Agency and the Developer agree to cooperate with respect to the completion of the SCIP financing for the Acquisition Improvements. The Local Agency and the Developer agree to meet in good faith to resolve any differences on future matters which are not specifically covered by this Agreement.
Section III.04. General Standard of Reasonableness. Any provision of this Agreement which requires the consent, approval or acceptance of either party hereto or any of their respective employees, officers or agents shall be deemed to require that such consent, approval or acceptance not be unreasonably withheld or delayed, unless such provision expressly incorporates a different standard. The foregoing provision shall not apply to provisions in the Agreement which provide for decisions to be in the sole discretion of the party making the decision.
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 213 of 252 Section III.05. Third Party Beneficiaries. The Authority and its officers, employees, agents or any consultants or contractors are expressly deemed third party beneficiaries of this Agreement with respect to the provisions of Section 3.01. It is expressly agreed that, except for the Authority with respect to the provisions of Section 3.01, there are no third party beneficiaries of this Agreement, including without limitation any owners of bonds, any of the Local Agency’s or the Developer’s contractors for the Acquisition Improvements and any of the Local Agency’s, the Authority's or the Developer’s agents and employees.
Section III.06. Conflict with Other Agreements. Nothing contained herein shall be construed as releasing the Developer or the Local Agency from any condition of development or requirement imposed by any other agreement between the Local Agency and the Developer, and, in the event of a conflicting provision, such other agreement shall prevail unless such conflicting provision is specifically waived or modified in writing by the Local Agency and the Developer.
Section III.07. Notices. All invoices for payment, reports, other communication and notices relating to this Agreement shall be delivered (via mail or electronic mail) to:
If to the Local Agency:
Indio Electric Financing Authority
[Address to come]
[Email to come]
If to the Developer:
[Developer]
[Address to come]
[Email to come]
Either party may change its address by giving notice in writing to the other party.
Section III.08. Severability. If any part of this Agreement is held to be illegal or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall be given effect to the fullest extent reasonably possible.
Section III.09. Governing Law. This Agreement and any dispute arising hereunder shall be governed by and interpreted in accordance with the laws of the State of California.
Section III.10. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party’s right to insist and demand strict compliance by the other party with the terms of this Agreement.
Section III.11. Singular and Plural; Gender. As used herein, the singular of any word includes the plural, and terms in the masculine gender shall include the feminine.
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 214 of 252 Section III.12. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original.
Section III.13. Successors and Assigns. This Agreement is binding upon the heirs, assigns and successors-in-interest of the parties hereto. The Developer may not assign its rights or obligations hereunder, except to successors-in-interest to the property within the District, without the prior written consent of the Local Agency.
Section III.14. Remedies in General. It is acknowledged by the parties that the Local Agency would not have entered into this Agreement if it were to be liable in damages under or with respect to this Agreement or the application thereof, other than for the payment to the Developer of any (i) moneys owing to the Developer hereunder, or (ii) moneys paid by the Developer pursuant to the provisions hereof which are misappropriated or improperly obtained, withheld or applied by the Local Agency.
In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that the Local Agency shall not be liable in damages to the Developer, or to any assignee or transferee of the Developer other than for the payments to the Developer specified in the preceding paragraph. Subject to the foregoing, the Developer covenants not to sue for or claim any damages for any alleged breach of, or dispute which arises out of, this Agreement.
[The remainder of this page intentionally left blank]
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 215 of 252 IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year written above.
INDIO ELECTRIC FINANCING
AUTHORITY
By:
Authorized Officer
[DEVELOPER],
a [here indicate type of legal entity]
By:
Signature
Print Name
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 216 of 252 A-1
Exhibit A to the Acquisition Agreement
ACQUISITION IMPROVEMENTS AND THE ELIGIBLE PORTIONS THEREOF [To be completed based on Final Engineer’s Report/developer’s budget and cash flows] Funding includes amounts for incidental costs associated with the capital improvements, including, but not limited to, contingency, design, engineering, and construction management.
ACQUISITION IMPROVEMENTS
TOTAL
AMOUNT*
[_] .............................................................................................................. $[_] [_] .............................................................................................................. $[_] * Estimated. Acquisition Price will be determined based on Actual Cost as further described in this Acquisition Agreement.
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 217 of 252 Exhibit B to the Acquisition Agreement
FORM OF REQUISITION
To: BLX Group LLC
SCIP Program Administrator
355 South Grand Avenue, Suite 2700
Los Angeles, California 90071
Attention: Vo Nguyen
Fax: 213-612-2499
Re: Statewide Community Infrastructure Program
The undersigned, a duly authorized officer of the INDIO ELECTRIC FINANCING AUTHORITY hereby requests a withdrawal from the [DEVELOPER] ACQUISITION AND CONSTRUCTION FUND, as follows:
Request Date: [Insert Date of Request]
Name of Developer: [Developer]
Withdrawal Amount: [Insert Acquisition Price]
Acquisition Improvements: [Insert Description of Acquisition Improvement(s) from Ex. A] Payment Instructions: [Insert Wire Instructions or Payment Address for Developer] The undersigned hereby certifies as follows:
1. The Withdrawal is being made in accordance with a permitted use of such monies pursuant to the Acquisition Agreement, and the Withdrawal is not being made for the purpose of reinvestment.
2. None of the items for which payment is requested have been reimbursed previously from other sources of funds.
3. If the Withdrawal Amount is greater than the funds held in the Acquisition and Construction Fund, the SCIP Program Administrator is authorized to amend the amount requested to be equal to the amount of such funds.
INDIO ELECTRIC FINANCING AUTHORITY
By:
Title:
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 218 of 252 A-1
EXHIBIT C TO THE RESOLUTION
ELIGIBLE FACILITIES AND FEES
Eligible facilities and fees that may be financed by a CFD formed by CSCDA through SCIP include all improvements and fees authorized under the Mello-Roos Act, including but not limited to the following:
Transportation Improvements
Eligible roadway improvements include, but are not limited to: acquisition of land and easements; roadway design; project management; bridge crossings and culverts; clearing, grubbing, and demolition; grading, soil import/export, paving (including slurry seal), and decorative/enhanced pavement concrete and/or pavers; joint trenches, underground utilities and undergrounding of existing utilities; dry utilities and appurtenances; curbs, gutters, sidewalks, bike trails (including onsite and off-site), enhanced fencing, and access ramps; street lights, signalization, and traffic signal control systems; bus turnouts; signs and striping; erosion control; median and parkway landscaping and irrigation; entry monumentation; bus shelters, bus and transit improvements including transfer stations and regional public transit improvements; masonry walls; traffic control and agency fees; and other improvements related thereto. Eligible improvements for the roads listed herein also include any and all necessary underground potable and recycled water, sanitary sewer, and storm drainage system improvements.
Water System Improvements
Authorized facilities include any and all water facilities designed to meet the needs of development within the CFD. These facilities include, but may not be limited to: water storage, treatment and distribution facilities including waterlines and appurtenances, gate valves, pressure reducing stations, flow meters, fire hydrants, and other improvements related thereto such as site clearing, grading and paving; curbs and gutters; booster pump stations & power; stand-by generators; site lighting, drainage, sanitary sewer, and water service; landscaping and irrigation; access gates, and fencing; and striping and signage.
Recycled Water System Improvements
Authorized facilities include any and all recycled water system facilities designed to meet the needs of development within the CFD. These facilities include, but may not be limited to:
treatment and distribution facilities including pipelines and appurtenances, gate valves, flow meters, booster pump pressurization system, and other improvements related thereto - such as site clearing, grading and paving; curbs and gutters; booster pump stations; stand-by generators; site lighting, drainage, sanitary sewer, and water service; landscaping and irrigation; access gates, and fencing; and striping and signage.
Drainage System Improvements
Authorized facilities include any and all drainage and storm drain improvements designed to meet the needs of development within the CFD. These facilities include, but may not be limited to: excavation and grading, pipelines and appurtenances, outfalls and water quality
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 219 of 252 measures, detention/retention basins, drainage pretreatment facilities, drainage ways/channels, pump stations, landscaping and irrigation; access roads, gates, and fencing; and striping and signage and other improvements related thereto.
Wastewater System Improvements
Authorized facilities include any and all wastewater facilities designed to meet the needs of development within the CFD. These facilities include, but may not be limited to, pipelines and all appurtenances thereto; manholes; tie-in to existing main lines; force mains; lift stations; upgrades to existing lift stations; odor-control facilities; and permitting related thereto; and related sewer system improvements.
Park, Parkway and Open Space Improvements
Authorized facilities include any and all improvements to parks, parkways and open space required for development within the CFD. These facilities include, but may not be limited to: grading, turf, shrubs and trees, landscaping irrigation, site lighting, drainage, sanitary sewer and water service, pedestrian and bicycle trails, protective fencing (including soundwalls), pedestrian/bicycle bridges, storm drain crossings, wetland mitigation, hawk mitigation for authorized facilities herein, access gates and fencing and related open space improvements.
Authorized facilities include acquisition of any and all parkland as well as open space/bike trail/public access easements required for development within the CFD.
Electrical System Improvements
Authorized facilities include any and all electrical supply and distribution facilities designed to meet the needs of development within the CFD. These facilities include, but may not be limited to: design, distribution lines, vaults, conduit, trenching, transformers and installation of cabling.
School and Educational Facilities
Authorized facilities include classroom renovation, updates to school safety and security systems, technology improvements, energy efficiency improvements, school modernization and retrofitting, and new classroom and school construction as required for development within the CFD.
Other Public Improvements
Authorized facilities include any and all public facilities and infrastructure designed to meet the needs of development within the CFD. These facilities include, but may not be limited to: community center facilities, library facilities, police facilities, fire suppression and response facilities, other public safety facilities, corporation yards, municipal service centers, public parking garages, and other public buildings.
Fees and Charges
Authorized facilities include the direct funding of any of the above referenced facility
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 220 of 252 types for which the Local Agency collects a development impact fee, capacity charge, fair share contribution, or other development-related fee.
Other Incidental Expenses and Bond Issuance Costs
In addition to the above facilities, other incidental expenses as authorized by the Mello- Roos Community Facilities Act of 1982, including, but not limited to, the cost of planning and designing the facilities (including the cost of environmental evaluation, remediation and mitigation); engineering and surveying; construction staking; utility relocation and demolition costs incidental to the construction of the public facilities; costs of project/construction management; costs (including the costs of legal services) associated with the formation of the CFD; issuance of bonds (if any); determination of the amount of taxes; collection of taxes; payment of taxes; costs of calculating and providing reimbursements from one-time special tax payments; or costs otherwise incurred in order to carry out the authorized purposes of the CFD; and any other expenses incidental to the formation and implementation of the CFD and to the construction, completion, inspection and acquisition of the authorized facilities.
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 221 of 252 A-1
EXHIBIT D TO THE RESOLUTION
ELIGIBLE SERVICES
Services to be funded, in whole or in part, by any CFD formed by the Authority for Agency Services shall include all direct and incidental costs related to providing for the funding of public safety services, including, but not limited to, police and fire safety, emergency response, and similar services, as well as the funding of services for the maintenance of public improvements. The CFDs may fund services relating to obtaining, constructing, furnishing, operating and maintaining equipment, apparatus or facilities related to providing the services and/or equipment, apparatus, facilities or fixtures in areas to be maintained, paying the salaries and benefits of personnel necessary or convenient to provide the services, payment of insurance costs and other related expenses and the provision of reserves for repairs and replacements and for the future provisions of services. The Services may be provided by the Agency directly with its own employees or by contract with third parties, or any combination thereof.
Services to be financed by a CFD shall be limited to Services that are in addition to those provided in the territory of the CFD prior to the date of creation of the CFD and shall not supplant services already available within that territory when the CFD is created.
IEFA Resolution No. 2025-03, confirming the Indio Electric Financing Aut... Page 222 of 252 City of Indio
City Council
October 15, 2025
STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Brian Halvorson, Dir. Of Community Development Subject: Resolution No. 10522 - Planning Commission recommendation to the City Council for approval of Ayers Tentative Tract Map No. 39130 (Case No.
PLAN-TTM-25-0003) to subdivide one existing parcel (APN 611-056-010) totaling 0.33 acres into six residential lots located at 82489 Valencia Avenue within the Connected Neighborhood High General Plan 2040 designation and Connected Neighborhood (CN-20) zoning district.
RECOMMENDATION:
The Planning Commission recommends that the City Council Approve Resolution No. 10522 for the Ayers Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) and determination that the project is exempt from environmental review pursuant to CEQA Guidelines Section 15332 (In-Fill Development).
SUMMARY:
The applicant, Ron Fiero of Feiro Engineering, Inc., on behalf of Scott Ayres, Lycurgus Investments II, LLC, is proposing to subdivide one existing parcel (APN 611-056-010) totaling approximately 0.33 acres into six residential lots ranging in size from approximately 1,820 square feet to 3,013 square feet. The project site is located at 82489 Valencia Avenue within the Connected Neighborhood High General Plan designation and the Connected Neighborhood (CN-20) zoning district. The Tentative Tract Map is a subdivision of Lots 54 and 55 of the Hi-Way Addition to Indio and does not include new public street improvements or right-of-way dedications.
BACKGROUND INFORMATION:
On December 20, 2023, the applicant submitted a Pre-Application Conference (PAC) application, and the meeting was held on February 22, 2024. Following this early consultation, the applicant submitted a Tentative Tract Map application on February 5, 2025, to subdivide one existing parcel (APN 611-056-010) totaling approximately 0.33 acres into six residential lots. On September 24, 2025, the Planning Commission held a duly noticed public hearing to consider Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003). After reviewing staff’s presentation, the Planning Commission voted to recommend conditional approval of the Tentative Tract Map to the City Council, subject to the conditions of approval outlined in Resolution No. 2121.
Project Site and Surrounding Land Uses
The project site is currently vacant, consisting of sandy soils and minimal vegetation. The site is relatively flat and is surrounded by existing residential development. Single-family housing is located AGENDA ITEM #12.2
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 223 of 252 to the north, south, and west of the site, while a multi-family residential development is located to the east.
The General Plan Land Use designations, Zoning Designations, and Existing Uses are identified in the table below:
General Plan, Zoning, and Surrounding Existing use
General Plan 2040 Zoning Existing Use
Site:
Connected
Neighborhood High
(CNH)
Connected
Neighborhood-20
(CN-20)
Vacant Land
North:
Connected
Neighborhood High
(CNH)
Connected
Neighborhood-20
(CN-20)
Single Family Housing
South: Parks and Open
Space (OS)
Parks and Open
Space (OS) Miles Park
East:
Connected
Neighborhood High
(CNH)
Connected
Neighborhood-20
(CN-20)
Single Family Housing
West:
Connected
Neighborhood High
(CNH)
Connected
Neighborhood-20
(CN-20)
Single Family Housing
Tentative Tract Map
Tentative Tract Map No. 39130 includes the subdivision of one parcel totaling 0.33 acres into 6 lots and associated site improvements. Below is a summary of the approximate parcel sizes:
Lot No. New Parcel Size
(Approx.) Zoning Existing Use
Lot 1 2,170 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Lot 2 1,820 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Lot 3 3,013 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Lot 4 2,176 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Lot 5 1,823 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Lot 6 3,010 sq. ft.
Connected
Neighborhood (CN-
20)
Vacant Land
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 224 of 252 Findings
The Subdivision Map Act requires that, before any map approval, the City find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan (Government Code Section 66473.5). The Findings and Conclusion section of this report addresses the consistency of the Tentative Tract Map’s proposed subdivision with the Subdivision Map Act.
The Indio Municipal Code provides that the Planning Commission shall, upon recommending approval unequivocally or with modifications to the requirements and conditions it proposes upon a tentative map to the City Council, make the necessary findings as required by the Subdivision Map Act. Further, California Government Code Section 66474 sets forth findings that both the Planning Commission and the City Council must adopt when approving tentative maps. The findings below analyze the proposed Tentative Tract Map:
I. The proposed map is consistent with applicable general and specific plans:
The property is designated Connected Neighborhood – High in the General Plan 2040, with a zoning designation of Connected Neighborhood 20 (CN-20) under the Unified Development Code. The Connected Neighborhood – High land use designation supports higher-density residential neighborhoods with a variety of housing types, and the CN-20 zoning district implements this designation by allowing multi-family and small-lot residential development at a maximum density of 20 units per acre, subject to applicable development standards.
The proposed Tentative Tract Map No. 39130 will subdivide one existing parcel totaling approximately the within development All lots. future six into acres 0.33 residential boundaries of Tentative Tract Map No. 39130 will be required to comply with the Connected Neighborhood 20 (CN-20) development standards and complete a formal planning review entitlement process to ensure consistency with the City of Indio General Plan 2040 and Unified Development Code.
II. The design or improvement of the proposed subdivision is consistent with applicable general and development agreement in that:
The project proposes the subdivision of one existing parcel totaling approximately 0.33 acres into six residential lots ranging from 1,820 to 3,013 square feet. No new public street dedications served surrounding existing by be the subdivision and proposed, are will roadways and utility connections. Approval of the Tentative Tract Map will establish the lots and the with compliance in connections service utility necessary the for provide and Connected Neighborhood 20 (CN-20) zoning district and Connected Neighborhood – High General Plan designation. Future residential development on each lot will be required to undergo building permit review to ensure consistency with the Unified Development Code, the General Plan, and applicable City standards.
III. The site is physically suitable for the type of development in that:
The project site is located at 82489 Valencia Avenue, within an established urban area of the City of Indio. The parcel is generally flat, contains no significant topographical constraints, and is not located within an area of known geologic instability. Access to the property is available from Valencia Avenue and Leroy Way, which connect to the City’s broader street network. Adequate circulation and utility connections can be provided, ensuring access for vehicles, pedestrians, and emergency services in compliance with City standards. Based on these factors, the proposed subdivision is physically suitable for the intended residential development.
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 225 of 252
IV. The site is physically suitable for the proposed density of development in that:
The project site has a General Plan land use designation of Connected Neighborhood – High and a zoning designation of Connected Neighborhood 20 (CN-20). This designation and zone provide for higher-density residential neighborhoods at up to 20 dwelling units per acre. The subdivision establishes six residential lots on approximately 0.33 acres, which equates to a density consistent with the General Plan and the CN-20 zone. These characteristics demonstrate that the site is physically suitable for the proposed density under Tentative Tract Map No. 39130.
V. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat in that:
The project site is located within a fully urbanized area, surrounded by existing residential development. The parcel consists of previously disturbed vacant land with compacted soils and minimal vegetation. There are no watercourses, wetlands, or other sensitive habitat areas present on the property. Based on the City’s environmental review, the project qualifies for a CEQA Guidelines Section 15332 (Class 32 – In-Fill Development) Categorical Exemption, and no significant impacts to biological resources will occur. Therefore, the subdivision and proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
VI. The design of the subdivision or type of improvements are not likely to cause serious public health problems in that:
The subdivision proposes six residential lots on an infill parcel with access to existing urban infrastructure. The Indio Water Authority and Public Works Department have confirmed that adequate water, sewer, and utility services are available to serve the project site. The project will be conditioned to construct or connect to all necessary infrastructure, including sewer laterals, water connections, storm drains, and utilities, in compliance with City standards.
With these improvements in place, the subdivision will be adequately served by public infrastructure, and the design of the subdivision is not likely to cause serious public health problems.
VII. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision in that:
As proposed, Tentative Tract Map No. 39130 does not conflict with any public easements acquired for access or use by the public at large. The site is accessed from existing City streets, and no public access rights will be impaired or altered by the subdivision. The City’s reviewing departments have confirmed that the proposed lot configuration and access do not interfere with existing easements. Therefore, the subdivision’s design is in harmony with existing public easements and access rights.
General Plan 2040
The City of Indio General Plan 2040 categorizes land uses into four major classes: Neighborhoods, Centers, Districts, and Public and Institutional Uses. The proposed project site falls within the Neighborhoods Major Class and is specifically designated as Connected Neighborhood – High (CN- H).
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 226 of 252 The CN-H designation accommodates higher-density residential neighborhoods with a variety of housing types, generally allowing up to 20 dwelling units per acre. This designation supports a mix of multi-family housing, small-lot detached units, and townhome-style residences that promote compact development patterns, efficient use of infrastructure, and neighborhood walkability. Typical uses identified in this designation include attached and detached residential units, parks, and community-serving amenities.
The General Plan establishes a maximum residential density of 20 units per acre for properties within the CN-H designation. Tentative Tract Map No. 39130 proposes to subdivide a 0.33-acre site into six residential lots, resulting in a density that is consistent with both the CN-H designation and the Connected Neighborhood 20 (CN-20) zoning district.
The Goals and Policies Section of the General Plan 2040 contains objectives relevant to the proposed subdivision. The project site is designated Connected Neighborhood – High (CN-H) in the General Plan and zoned Connected Neighborhood 20 (CN-20) under the Unified Development Code. The CN-H designation supports higher-density residential neighborhoods up to 20 dwelling units per acre, with a mix of single-family small-lot, townhome, and multifamily housing types.
General Plan Goals and Policies Applicable to the Project
Goal LU-1: Balanced and Sustainable Land Use Pattern
Policy LU-1.2: Promote infill development on vacant and underutilized sites within established neighborhoods to maximize efficient use of existing infrastructure.
Consistency Finding: The project subdivides a vacant parcel of 0.33 acres into six residential lots within an existing residential area, surrounded by developed neighborhoods, thereby supporting infill housing and efficient infrastructure use.
Goal LU-3: Complete and Connected Neighborhoods
Policy LU-3.1: Encourage housing variety to accommodate diverse household types and incomes.
Consistency Finding: The small-lot configuration (ranging from 1,820 to 3,013 square feet) provides single-family surrounding complement that opportunities housing alternative neighborhoods and contribute to diversity in housing supply.
Goal H-1: Adequate Supply of Housing
Policy H-1.5: Facilitate the planning and construction of housing that meets a wide range of household needs.
Consistency Finding: The subdivision contributes to the City’s overall housing supply by providing six additional lots consistent with the CN-H density standards, without displacing existing units.
LU-1.6: Bermuda Dunes Airport Influence Area Compatibility zone.
Projects within the Airport Influence Area (AIA) shall be consistent with the densities, intensities, prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Land Use Compatibility Plan, as adopted by the Riverside County Airport Land Use Commission (ALUC).
Airport Compatibility
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 227 of 252 The project site is within the Bermuda Dunes Airport Influence Area Compatibility Zone. The Airport Land Use Compatibility Plan (ALUCP) establishes conditions for land uses to minimize exposure to noise and safety hazards. Within this zone, future residential development is permitted provided it complies with density, intensity, and building height restrictions .
Density/Intensity Consistency: The project proposes six residential lots on 0.33 acres, which is well within both the CN-H designation (20 units/acre) and ALUCP thresholds for residential uses in this influence area.
Height Consistency: Future homes would need to comply with the CN-20 maximum building height of 35 feet, to avoid any conflicts with the Airport Compatibility Plan standards.
Land Use Compatibility: Residential uses are allowed in this zone, and the subdivision will not introduce land use conflicts with airport operations.
Conclusion
The proposed subdivision is consistent with the General Plan 2040 goals and policies by promoting infill development, and efficient use of existing infrastructure. The Map also complies with the Bermuda Dunes Airport Compatibility Plan, as proposed densities, land uses would comply within the established compatibility criteria.
The project is therefore consistent with the General Plan’s land use designation and development intensity standards and supports the objective of expanding housing opportunities in proximity to existing infrastructure, community amenities, and established neighborhoods.
Unified Development Code (UDC) Compliance:
The project site is located within the Connected Neighborhood 20 (CN-20) zoning designation, as established by City of Indio Unified Development Code (UDC) Section 2.07.06. This zoning district is intended to accommodate higher-density residential neighborhoods with a variety of housing types at amenities, community by acre, per units supported 20 of density maximum a dwelling infrastructure, and pedestrian connections. Residential development is permitted within the CN-20 zone subject to compliance with all applicable development standards.
Tentative Tract Map No. 39130 proposes to subdivide a 0.33-acre parcel (14,512.98 square feet) into six (6) residential lots ranging in size from approximately 1,820 to 3,013 square feet, consistent with the allowable uses, density, and development standards of the CN-20 zone. The proposed subdivision results in a gross density consistent with the 20 units per acre maximum allowed under CN-20.
The subdivision layout has been designed to comply with applicable CN-20 development standards, including requirements. space open and height, lot setbacks, dimensions, minimum building Required setbacks for residential structures in CN-20 include a minimum front yard setback of 10 feet, a street side setback of 10 feet, an interior side setback of 5 feet, and a rear yard setback of 10 feet. Each of the proposed lots can accommodate residential development consistent with these standards.
The maximum building height allowed in the CN-20 zone is 35 feet, and all future residential structures will be required to comply with this standard during the building permit review process.
Parking requirements in CN-20 are a minimum of two spaces per dwelling unit, which may be
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 228 of 252 provided in enclosed garages or carports. Each lot has sufficient area to accommodate the required parking on site.
Landscaping within frontage areas, parkway strips, and on-site open space will be required to comply with UDC landscaping requirements and the California Model Water Efficient Landscape Ordinance (MWELO). Landscaping plans will incorporate drought-tolerant plant species from the City’s approved plant palette.
The project, through subsequent building permit review, will be evaluated for full compliance with all applicable CN-20 zoning regulations, subdivision standards, and City design guidelines for residential development.
Housing Element Compliance
Parcel 611-056-010 is designated Connected Neighborhood – High (CN-H) in the City of Indio’s 6th Cycle Housing Element (2021–2029) and is zoned Connected Neighborhood 20 (CN-20) under the Unified Development Code. The Housing Element identifies the Connected Neighborhood designation as suitable for accommodating a range of residential housing types, including small-lot detached units, townhomes, and multifamily buildings, at densities up to 20 dwelling units per acre.
This designation and zoning category are recognized in the Housing Element’s sites analysis as contributing toward the City’s ability to meet its Regional Housing Needs Allocation (RHNA) for the 6th Cycle planning period.
The proposed project consists of the subdivision of a 0.33-acre parcel into six residential lots, resulting in a net density consistent with the CN-20 zone and below the maximum 20 units per acre permitted. The project does not displace existing housing units and would contribute to the City’s overall housing stock in alignment with the Housing Element’s goals and policies for facilitating new residential development within designated high-density neighborhoods.
Conclusion:
Staff finds that the findings required under Government Code Section 66474 of the Subdivision Map Act can be made for Tentative Tract Map No. 39130 (Case No. PLAN-TTM-25-0003). The proposed subdivision of approximately 0.33 acres (14,512.98 square feet) into six residential lots is consistent with the Indio General Plan 2040 and the Unified Development Code. The subdivision does not conflict with existing public easements for access or use of property within the subdivision boundaries. Based on the project description and the City’s environmental determination, the subdivision qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32 In-Fill Development) and will not cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat. Implementation of the conditions of approval will ensure compliance with all applicable regulations and standards related to public health, safety, and welfare, and will avoid material injury to properties or improvements in the surrounding area.
Public Hearing Notice:
A public hearing notice for the project was published in the Desert Sun, the newspaper of record, on October 5, 2025. A public hearing notice was mailed to property owners within a radius of 500 feet of the subject property on October 2, 2025, consistent with Section 6.03.08 of the City of Indio Unified Development Code.
Environmental Assessment:
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 229 of 252 Section 6.03.06 of the Unified Development Code requires that all “projects” as defined by the California Environmental Quality Act (CEQA) be reviewed for compliance with, or exemption from, CEQA and its Guidelines. Environmental review for the proposed project was conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines). The City of Indio, acting as Lead Agency, determined that the project qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32 In-Fill Development Projects). This determination is based on findings that the project is consistent with the applicable General Plan and zoning designations, is located within city limits on a site of less than five acres substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services. Accordingly, no further environmental documentation is required.
FINANCIAL SUMMARY:
Current FY Financial
Impact:
In current year budget:
Current FY General
Fund Impact:
Budget adjustment:
Next FY Financial
Impact:
Strategic Objective: Economic Opportunity
Source of funds: Fund-Org-Object
Reference:
ATTACHMENTS:
Attachment 1 - Resolution No. 10522 - TTM 39130
Attachment 2 - Commission Resolution No. 2121
Attachment 3 - Vicinity Map
Attachment 4 - Tract Map No. 39130
Attachment 5 - CEQA Justification Letter
APPROVAL(S):
Brian Halvorson, Dir. Of Community Development Approved - 08 Oct 2025 Steven Graham Pacifico, City Attorney Approved - 08 Oct 2025 Ruby D. Walla, Director of Finance Approved - 08 Oct 2025 Ruby D. Walla, Director of Finance Approved - 08 Oct 2025
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 230 of 252 RESOLUTION NO. 10522
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING THE VALENCIA AVENUE TENTATIVE TRACT MAP 39130 (CASE FILE NO. PLAN-TTM-25-0003) PURSUANT TO CHAPTER 156 (SUBDIVISION
REGULATIONS) OF THE INDIO CITY CODE ON PROPERTY LOCATED AT 82489 VALENCIA AVENUE ON APPROXIMATELY 0.33 ACRES (APN: 611- 056-010)
WHEREAS, on December 20, 2023, the applicant submitted a Pre- Application Conference (PAC) application, and the meeting was held on February 22, 2024; and
WHEREAS, following this early consultation, on February 5, 2025, the applicant, Ron Fiero of Feiro Engineering, Inc., on behalf of Scott Ayres of Lycurgus Investments II, LLC, submitted an application for Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) to subdivide one existing parcel (APN 611-056- 010) totaling approximately 14,512.98 square feet (0.33 acres) into six (6) residential lots; and
WHEREAS, the project site is located at 82489 Valencia Avenue in the City of Indio, Riverside County, California, within the Connected Neighborhood 20 (CN- 20) zoning district and designated Connected Neighborhood – High under the City of Indio General Plan 2040; and
WHEREAS, the proposed Tentative Tract Map is consistent with the City of Indio General Plan 2040, the Unified Development Code (UDC), and the Subdivision Map Act (Government Code Section 66410 et seq.), in that it provides for an orderly subdivision pattern, adequate infrastructure, and compatible land use consistent with adopted City standards; and
WHEREAS, the Planning Commission of the City of Indio held a duly noticed public hearing on September 24, 2025, to consider Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003), at which time staff’s report, the proposed conditions of approval, written materials, and all public testimony were presented and considered; and
WHEREAS, following the close of the public hearing, the Planning Commission adopted Resolution No. 2121, recommending that the City Council approve Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) subject to the findings and conditions of approval set forth therein; and WHEREAS, environmental review for the project was conducted pursuant to the California Environmental Quality Act (CEQA) and the City of Indio Unified Development Code Section 6.03.06. The City, acting as Lead Agency, determined that the project qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32 – In-Fill Development Projects), as the project is consistent with the General Plan and zoning, is located within city limits on a site of
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 231 of 252 less than five acres surrounded by urban uses, contains no habitat for endangered, rare, or threatened species, will not result in significant effects related to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services; and
WHEREAS, a notice of a public hearing to consider the Tentative Tract Map, and Environmental Assessment was issued in accordance with Section 6.03.08 of the Indio Municipal Code and Public Resources Code Section 21092, inclusive of the publication on October 5, 2025, of a legal public hearing notice which was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 500 feet of the subject properties on October 2, 2025; and
WHEREAS, the City Council of the City of Indio held a duly noticed public hearing on October 15, 2025 to consider the Tentative Tract Map No. 39130, at which time all evidence, including the Planning Commission recommendation, staff report, environmental documentation, and all public testimony, was presented and duly considered.
WHEREAS, following the conclusion of the public hearing and discussion, the City Council approved this Resolution for the Ayres Tentative Tract Map (Case File No. PLAN-TTM-25-0003) with the motion vote outcome specified in the meeting minutes for the October 15, 2025, City Council Meeting.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
SECTION 1. Incorporation Of Recitals. The City Council hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.
SECTION 2. Environmental Evaluation. Section 6.03.06 of the Unified Development Code states that all “projects” as defined by the California Environmental Quality Act (CEQA) shall be reviewed for compliance with, or exemption from, CEQA and its Guidelines. Environmental review for the proposed project was conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines). The City of Indio, acting as Lead Agency, determined that the proposed subdivision of one parcel totaling approximately 14,512.98 square feet (0.33 acres) into six residential lots qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32 – In-Fill Development Projects). This determination is based on findings that the project is consistent with the General Plan and zoning, is located within city limits on a site of less than five acres substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in significant effects related to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services. Accordingly, no further environmental documentation is required.
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 232 of 252 SECTION 3. Map Findings. Based upon the evidence presented at the hearing, including the staff report, the City Council of the City of Indio hereby finds and determines the project complies with the necessary findings as required by Indio Municipal Code Chapter 156 and the Subdivision Map Act. The Subdivision Map Act, in Government Code Section 66474, sets forth the findings required for tentative maps and are summarized as follows:
a. Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) complies with the Subdivision Map Act.
b. The proposed Tentative Tract Map is consistent with the General Plan 2040 in that the subdivision will create six (6) residential lots that comply with the Connected Neighborhood – High land use designation and the Connected Neighborhood 20 (CN-20) zoning standards of the Unified Development Code. c. The design or improvement of the proposed subdivision is consistent with the General Plan 2040 and the Unified Development Code in that the proposed lots and associated utility connections conform with the CN-H land use designation, CN-20 zoning requirements, and applicable General Plan goals and policies for neighborhood compatibility, housing variety, and efficient use of existing infrastructure.
d. The site is physically suitable for the type of development in that it is relatively flat and surrounded by existing residential uses. Adequate access is available from Valencia Avenue and Leroy Way, which connect to the City’s public street system, and sewer, water, and utility services are available to serve the subdivision. e. The site is physically suitable for the proposed density of development in that the
0.33-acre site supports the planned six (6) residential lots at a density consistent with the Connected Neighborhood – High land use designation and CN-20 zoning district standards.
f. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat in that the site is currently vacant, previously disturbed, and surrounded by urban development. There are no watercourses, streams, or wetlands present on the property. The project qualifies for a CEQA Guidelines Section 15332 (Class 32 – In-Fill Development) Categorical Exemption, confirming that no significant environmental impacts will occur.
g. The design of the subdivision or type of improvements is not likely to cause serious public health problems in that adequate sewer, water, and utility systems are available to serve the six resultant lots. Compliance with applicable standards and conditions of approval will prevent the project from being detrimental to public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 233 of 252 h. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property, as public utilities for electricity, water, sewer, telecommunications, and gas service have been reviewed for availability. The subdivision will not conflict with existing or required public easements for access or services.
SECTION 4. Recommendation. Based on the foregoing, the City Council hereby APPROVES Tentative Tract Map No. 39130 (Case No. PLAN-TTM-25-0003) with the following conditions of approval:
A.General Conditions of Approval:
The Applicant shall demonstrate full compliance to the following conditions of approval. The relevant City department or division or outside agency is noted in parentheses in the event that there are questions or additional information needed regarding a condition of approval. The Applicant shall adhere to and comply with each of these conditions, as set forth herein, as applicable and when necessary, and in no event later than the issuance of Certificate of Occupancy:
1.Where the term “Applicant” is used herein, this term shall apply also to the Property owner, any developer, or any successor in the interest of the Applicant. (Planning Division)
2.Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) approval granted by this Resolution shall expire two years after its approval, or as otherwise prescribed by the Subdivision Map Act and City of Indio Unified Development Code. An application for time extension shall be filed at least 45 days before the tentative map is due to expire. The Director of Community Development may grant a one-year administrative extension of time provided that the property is properly maintained and free of vegetation and debris. The City Council may approve additional extensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.
3.In the event of any legal challenge, claim, administrative proceeding, or litigation arising from or related to the approval, construction, or operation of the project, including but not limited to any concurrent legislative acts, approvals, agreements or environmental determinations (“Project Approvals and Operations”) the Applicant shall, at its own expense, defend the City, its elected and appointed officials, officers, employees, agents, volunteers and attorneys (“Indemnified Parties”) against such legal challenge, claim, administrative proceeding, or litigation. In addition, the Applicant shall reimburse the City for the City’s cost of defending any such legal challenge, claim, administrative proceeding, or litigation, including, but not limited to, all attorney’s fees (including the City Attorney’s fees), legal costs, expert fees and costs, and all other expenses incurred by the City in connection with the legal challenge, claim, administrative proceeding, or litigation. The Applicant shall indemnify and
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 234 of 252 hold harmless the Indemnified Parties from and against any and all liabilities, claims, damages, losses, judgments, fines, penalties, costs, and expenses (including reasonable attorney's fees and costs) arising from or in connection with the Project Approvals and Operations. This indemnification shall cover all claims, regardless of whether they arise from the negligence of the Indemnified Parties. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. The Applicant agrees to hold harmless the Indemnified Parties from any and all claims, damages, losses, and expenses, including but not limited to attorney's fees, arising out of or resulting from the Project Approvals and Operations. This hold harmless obligation shall apply even if the claims, damages, losses, or expenses arise out of the negligence or fault of the Indemnified Parties. If Applicant fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the approvals for the Project without any liability to the Applicant. In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) calendar days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) calendar days of notice from the City Attorney. City shall promptly notify the Applicant of any legal challenge, claim, administrative proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.
4.The Applicant shall ensure that development shall occur substantially as shown on the Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003).
5.The Applicant shall cause to be recorded against the property these and all related conditions of approval with the Riverside County Recorder, within thirty (30) calendar days of the final approval.
6.The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 39130 (Case File No. PLAN- TTM-25-0003), submit to the Community Development Director written consent to all of the conditions of approval contained in the Resolution. Tentative Tract Map No. 39130 shall be void and of no force or effect unless such written consent is submitted to the City within the 30-calendar day period.
7.The project proponent will be required to provide and bear all costs associated with acquisition of land, rights of way, easements, and infrastructure relocations and realignments deemed necessary to accommodate the project. Any street or
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 235 of 252 road improvements imposed by the local governing authority shall also be at the project proponent cost.
8.Public utility easements over all private and public roads and additional ten (10) feet in width on both side of the private and public roads shall be dedicated to IID for the construction, operation, and maintenance of its electrical infrastructure.
9.Fire department access shall be required. This also includes turn arounds (if needed)
10.UG Fire Hydrants shall be required.
11.Other fire requirements will be required at time of build out of the proposed structures
12.Off-site water service improvement plans are required for each lot.
13.Each building will require its own domestic water meter.
14.All new meter boxes shall be polymer with a 2” radio read port per IWA standards.
15.The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684.
16.Developer shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.
Prior to the Issuance of a Building Permit:
17.Applicant or development shall submit a water meter clearance application form B-2 to [email protected] for review and approval.
Prior to Final Map Approval:
18.Applicant shall submit a copy of the Final Map to the Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map
19.Tentative Tract Map shall be submitted along with the following items:
a. Title Report
b. Soils Report
c. Preliminary Grading Plan (Topo/contours on map)
20.Applicant shall submit for City approval the following items:
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 236 of 252 a. Final Tract Map
b. Title Report (updated within the last 60 days)
c. Final Map Closure Calculations
d. AutoCAD & GIS Shape Files for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
21.Final Tract Map shall include:
a. Subdivision Improvement Agreement
b. Improvement Bonds
22.Applicant shall dedicate reciprocal access easements where the driveways will be shared and reflect such easements on the Final Tract Map.
Prior to the Issuance of a Grading Permit:
23.Applicant shall submit PM10 (Dust Control) implementation plans for City approval.
24.Applicant shall submit for City approval the following items:
a. Precise grading plans – shall include street address b. Soils Report
25.The design of the project lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects or properties to the satisfaction of the City Engineer.
26.All grading and pad elevation will be subject to approval of the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check.
Prior to the Issuance of a Certificate of Occupancy:
27.Applicant Shall:
a. Dispose of all concrete and asphalt removal from the proposed project to an approved recyclable site.
b. Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt
c. Dispose of all materials removals from the proposed project to an approved disposal site.
28.Applicant shall construct sidewalk on Leroy Way per City Standard Plan No. 132
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 237 of 252
29.Applicant shall construct residential driveways per City Standard Plan No. 129
30.All curbs on the project frontage shall be painted red.
31.There shall be shared driveways to minimize the curb cuts on Valencia Avenue and Leroy Way.
32.The proposed driveways shall be deep enough to avoid any parked vehicle from encroaching onto the sidewalk.
33.Applicant shall remove existing driveways on Valencia Avenue and Leroy Way, and replace with curb and gutter and sidewalk.
34.Applicant shall remove and replace any damaged or broken concrete sidewalk and concrete curb/gutter on Valencia Avenue and Leroy Way along the project’s property frontage.
35.Applicant shall obtain an encroachment permit prior to starting any street improvements within the public right-of-way.
36.The proposed project shall comply with American with Disabilities Act (ADA) requirements.
37.All improvements shall comply with City standards, requirements, and policies. Applicant is requirement to construct all transition and missing links between existing and proposed improvements.
38.All overhead utilities less than 92KV, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
SECTION 5.The Community Development Director shall certify the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 15 th day of October 2025. _____________________________
GLENN MILLER
MAYOR
ATTEST:
CITY CLERK
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 238 of 252 _______________________
SABDI SANCHEZ, MMC
DIRECTOR OF CITY CLERK SVCS.
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 239 of 252
RESOLUTION NO. 2121
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,
CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE CONDITIONAL APPROVAL OF TENTATIVE TRACT MAP NO. 39130 (CASE FILE NO. PLAN - TTM-25-0003) TO SUBDIVIDE ONE EXISTING PARCEL (APN 611 -056-010) TOTALING APPROXIMATELY 14,512.98 SQUARE FEET (0.33 ACRES) INTO SIX RESIDENTIAL LOTS, LOCATED AT 82489 VALENCIA AVENUE, AND
DETERMINING THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32 – IN-FILL DEVELOPMENT
PROJECTS) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES.
WHEREAS, on February 5, 2025, Ron Fiero of Feiro Engineering, Inc., on behalf of Scott Ayres of Lycurgus Investments II, LLC, submitted a Tentative Tract Map application and associated documentation for Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003); and
WHEREAS, the proposed Tentative Tract Map will subdivide one existing parcel totaling approximately 14,512.98 square feet ( 0.33 acres) into six (6) residential lots (“Project”); and
WHEREAS, the project site is located at 82489 Valencia Avenue in the City of Indio, Riverside County, California (APN 611-056-010); and
WHEREAS, the project site is designated Connected Neighborhood – High under the City of Indio General Plan 2040 and zoned Connected Neighborhood 20 (CN -20) under the Unified Development Code; and
WHEREAS, the Project is consistent with and intended to implement the vision of the Unified Development Code and the City of Indio General Plan 2040 pertaining to land use patterns, densities, building and site design, and neighborhood compatibility; and
WHEREAS, the Subdivision Map Act requires that, prior to any map approval, the City must find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan, and that the site is physically suitable for the proposed type and density of development, and that the design of the subdivision is not likely to cause serious public health problems, conflict with easements, or cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat (Government Code Section 66473.5); and
WHEREAS, the Tentative Tract Map is consistent with the General Plan 2040 and meets the Connected Neighborhood – High land use designation requirements and the development standards outlined in the Connected Neighborhood 20 (CN -20) zoning district under the Unified Development Code; and
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 240 of 252 WHEREAS, the Tentative Tract Map will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, and all required improvements will be constructed to adequately serve the Project. The subdivision will not cause substantial environmental damage or substantially avoidably injure fish, wildlife, or their habitat; and
WHEREAS, the proposed design of the subdivision improvements is not likely to be detrimental to public health, safety, or welfare as adequate sewer, water, and utility systems are available to serve the resultant residential lots. The parcels will have the necessary infrastructure to adequately serve the proposed development, and all proposed uses are consistent with the City’s zoning ordinances and development standards; and
WHEREAS, environmental review for the Project was conducted pursuant to the California Environmental Quality Act (CEQA). The City of Indio, acting as Lead Agency, determined that the Project is exempt from further environmental review pursuant to CEQA Guidelines Section 15332 (Class 32 – In-Fill Development Projects), as it meets all conditions of the exemption; and
WHEREAS, in accordance with Government Code Section 65090, on September 12, 2025, City staff published a legal notice of public hearing in The Desert Sun , the newspaper of record, and mailed notices of public hearing on September 8, 2025, to all property owners within 500 feet of the boundaries of the proposed Project; and
WHEREAS, on September 24, 2025, the Planning Commission held a duly noticed public hearing to consider Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25- 0003), during which evidence, both written and oral, including the staff report and supporting documents, was presented and considered; and
WHEREAS, following the conclusion of the public hearing and discussion, the Planning Commission recommended approval of this Resolution for Tentative Tract Map No. 39130 (Case File No. PLAN -TTM-25-0003), subject to the conditions of approval stated herein and as documented in the meeting minutes of the September 24 , 2025 Planning Commission meeting.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
SECTION 1. Incorporation Of Recitals. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.
SECTION 2 . Environmental Evaluation. Section 6.03.06 of the Unified Development Code states that all “projects” as defined by the California Environmental Quality Act (CEQA) shall be reviewed for compliance with, or exemption from, CEQA and Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 241 of 252 its Guidelines. Environmental review for the proposed project was conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines). The City of Indio, acting as Lead Agency, determined that the proposed subdivision of one parcel total ing approximately 14,512.98 square feet ( 0.33 acres) into six residential lots qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32 – In-Fill Development Projects). This determination is based on findings that the project is consistent with the General Plan and zoning, is located within city limits on a site of less than five acres substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in significant effects related to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services. Accordingly, no further environmental documentation is required.
SECTION 3. Map Findings. Based upon the evidence presented at the hearing, including the staff report, the Planning Commission hereby finds and determines the project complies with the necessary findings as required by Indio Municipal Code Chapter 156 and the Subdivision Map Act. The Subdivision Map Act, in Government Code Section 66474, sets forth the findings required for tentative maps and are summarized as follows:
a. Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003) complies with the Subdivision Map Act.
b. The proposed Tentative Tract Map is consistent with the General Plan 2040 in that the subdivision will create six (6) residential lots that comply with the Connected Neighborhood – High land use designation and the Connected Neighborhood 20 (CN-20) zoning standards of the Unified Development Code.
c. The design or improvement of the proposed subdivision is consistent with the General Plan 2040 and the Unified Development Code in that the proposed lots and associated utility connections conform with the CN -H land use designation, CN -20 zoning requirements, and applicable General Plan goals and policies for neighborhood compatibility, housing variety, and efficient use of existing infrastructure.
d. The site is physically suitable for the type of development in that it is relatively flat and surrounded by existing residential uses. Adequate access is available from Valencia Avenue and Leroy Way, which connect to the City’s public street system, and sewer, water, and utility services are available to serve the subdivision.
e. The site is physically suitable for the proposed density of development in that the 0.33- acre site supports the planned six (6) residential lots at a density consistent with the Connected Neighborhood – High land use designation and CN -20 zoning district standards.
f. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat in that the site is currently vacant, previously disturbed, and surrounded by Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 242 of 252 urban development. There are no watercourses, streams, or wetlands present on the property. The project qualifies for a CEQA Guidelines Section 15332 (Class 32 – In-Fill Development) Categorical Exemption, confirming that no significant environmental impacts will occur.
g. The design of the subdivision or type of improvements is not likely to cause serious public health problems in that adequate sewer, water, and utility systems are available to serve the six resultant lots. Compliance with applicable standards and condit ions of approval will prevent the project from being detrimental to public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
h. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property, as public utilities for electricity, water, sewer, telecommunications, and gas service have been reviewed for availability. The subdivision will not conflict with existing or required public easements for access or services.
SECTION 4. Recommendation. Based on the foregoing, the Planning Commission of the City of Indio RECOMMENDS THAT THE CITY COUNCIL APPROVE Tentative Tract Map No. 3 9130 (Case No. PLAN -TTM-25-0003) with the following conditions of approval:
A. General Conditions of Approval:
The Applicant shall demonstrate full compliance to the following conditions of approval.
The relevant City department or division or outside agency is noted in parentheses in the event that there are questions or additional information needed regarding a condition of approval. The Applicant shall adhere to and comply with each of these conditions, as set forth herein, as applicable and when necessary, and in no event later than the issuance of Certificate of Occupancy:
1. Where the term “Applicant” is used herein, this term shall apply also to the Property owner, any developer, or any successor in the interest of the Applicant. (Planning Division)
2. Tentative Tract Map No. 39130 (Case File No. PLAN- TTM-25-0003) approval granted by this Resolution shall expire two years after its approval , or as otherwise prescribed by the Subdivision Map Act and City of Indio Unified Development Code. An application for time extension shall be filed at least 45 days before the tentative map is due to expire. The Director of Community Development may grant a one-year administrative extension of time provided that the property is properly maintained and free of vegetation and debris. The City Council may approve additional extensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 243 of 252
3. In the event of any legal challenge, claim, administrative proceeding, or litigation arising from or related to the approval, construction, or operation of the project, including but not limited to any concurrent legislative acts, approvals, agreements or environmental determinations (“Project Approvals and Operations”) the Applicant shall, at its own expense, defend the City, its elected and appointed officials, officers, employees, agents, volunteers and attorneys (“Indemnified Parties”) against such legal challenge, claim, administrative proceeding, or litigation. In addition, the Applicant shall reimburse the City for the City’s cost of defending any such legal challenge, claim, administrative proceeding, or litigation, including, but not limited to, all attorney’s fees (including the City Attorney’s fees), legal costs, expert fees and costs, and all other expenses incurred by the City in connection with the legal challenge, claim, administrative proceeding, or litigation. The Applicant shall indemnify and hold harmless the Indemnified Parties from and against any and all liabilities, claims, damages, losses, judgments, fines, penalties, costs, and expenses (including reasonable attorney's fees and costs) arising from or in connection with the Project Approvals and Operations. This indemnification shall cover all claims, regardless of whether they arise from the negligence of the Indemnified Parties. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may n ot resolve such challenge without the agreement of the City. The Applicant agrees to hold harmless the Indemnified Parties from any and all claims, damages, losses, and expenses, including but not limited to attorney's fees, arising out of or resulting from the Project Approvals and Operations. This hold harmless obligation shall apply even if the claims, damages, losses, or expenses arise out of the negligence or fault of the Indemnified Parties. If Applicant fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the approvals for the Project without any liability to the Applicant.
In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) calendar days after notice from the City .
Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) calendar days of notice from the City Attorney. City shall promptly notify the Applicant of any legal challenge, claim, administrative proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.
4. The Applicant shall ensure that development shall occur substantially as shown on the Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25-0003).
5. The Applicant shall cause to be recorded against the property these and all related conditions of approval with the Riverside County Recorder, within thirty (30) calendar days of the final approval.
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 244 of 252
6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 39130 (Case File No. PLAN-TTM-25- 0003), submit to the Community Development Director written consent to all of the conditions of approval contained in the Resolution. Tentative Tract Map No. 3 9130 shall be void and of no force or effect unless such written consent is submitted to the City within the 30-calendar day period.
7. The project proponent will be required to provide and bear all costs associated with acquisition of land, rights of way, easements, and infrastructure relocations and realignments deemed necessary to accommodate the project. Any street or road improvements imposed by the local governing authority shall also be at the project proponent cost.
8. Public utility easements over all private and public roads and additional ten (10) feet in width on both side of the private and public roads shall be dedicated to IID for the construction, operation, and maintenance of its electrical infrastructure.
9. Fire department access shall be required. This also includes turn arounds (if needed)
10. UG Fire Hydrants shall be required.
11. Other fire requirements will be required at time of build out of the proposed structures
12. Off-site water service improvement plans are required for each lot.
13. Each building will require its own domestic water meter.
14. All new meter boxes shall be polymer with a 2” radio read port per IWA standards.
15. The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684.
16. Developer shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.
Prior to the Issuance of a Building Permit:
17. Applicant or development shall submit a water meter clearance application form B -2 to [email protected] for review and approval.
Prior to Final Map Approval:
18. Applicant shall submit a copy of the Final Map to the Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 245 of 252
19. Tentative Tract Map shall be submitted along with the following items:
a. Title Report
b. Soils Report
c. Preliminary Grading Plan (Topo/contours on map)
20. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within the last 60 days)
c. Final Map Closure Calculations
d. AutoCAD & GIS Shape Files for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
21. Final Tract Map shall include:
a. Subdivision Improvement Agreement
b. Improvement Bonds
22. Applicant shall dedicate reciprocal access easements where the driveways will be shared and reflect such easements on the Final Tract Map.
Prior to the Issuance of a Grading Permit:
23. Applicant shall submit PM10 (Dust Control) implementation plans for City approval.
24. Applicant shall submit for City approval the following items:
a. Precise grading plans – shall include street address b. Soils Report
25. The design of the project lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects or properties to the satisfaction of the City Engineer.
26. All grading and pad elevation will be subject to approval of the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check.
Prior to the Issuance of a Certificate of Occupancy:
27. Applicant Shall:
a. Dispose of all concrete and asphalt removal from the proposed project to an approved recyclable site.
b. Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 246 of 252 c. Dispose of all materials removals from the proposed project to an approved disposal site.
28. Applicant shall construct sidewalk on Leroy Way per City Standard Plan No. 132
29. Applicant shall construct residential driveways per City Standard Plan No. 129
30. All curbs on the project frontage shall be painted red.
31. There shall be shared driveways to minimize the curb cuts on Valencia Avenue and Leroy Way.
32. The proposed driveways shall be deep enough to avoid any parked vehicle from encroaching onto the sidewalk.
33. Applicant shall remove existing driveways on Valencia Avenue and Leroy Way, and replace with curb and gutter and sidewalk.
34. Applicant shall remove and replace any damaged or broken concrete sidewalk and concrete curb/gutter on Valencia Avenue and Leroy Way along the project’s property frontage.
35. Applicant shall obtain an encroachment permit prior to starting any street improvements within the public right-of-way.
36. The proposed project shall comply with American with Disabilities Act (ADA) requirements.
37. All improvements shall comply with City standards, requirements, and policies.
Applicant is requirement to construct all transition and missing links between existing and proposed improvements.
38. All overhead utilities less than 92KV, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 247 of 252 SECTION 5. The Community Development Director shall certify the adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 24th day of September 2025, by the following vote, to wit:
AYES: Rodriguez-Ceja, Franz, Ortiz, Santos, Scarborough-Eckel NOES: None
ABSTAIN: None
ABSENT: None
_____________________________
CHRISTIAN RODRIGUEZ-CEJA
PLANNING COMMISSION CHAIRPERSON
ATTEST:
_______________________
BRIAN HALVORSON
COMMUNITY DEVELOPMENT DIRECTOR
Docusign Envelope ID: 852823DB-955F-4EB5-BA5B-5CB1CDD16FEB
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 248 of 252 611-056-010
VICINITY MAP
- Project Site
0 0.03 0.060.01 mi
0 0.05 0.10.03 km
1:1,659
PLAN-TTM-25-0003 Ayre
Housing
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 249 of 252 R:\AutoCAD\Projects\189L-003 Lycurgus Valencia\dwg\189L3ttm01.dwg, TTM01, 6/19/2025 11:28:28 AM E\l~M roM.El
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IN THE CITY OF INDIO, COUNTY OF RIVERSIDE, STATE OF CAUFORNIA TENTATIVE TRACT MAP NO. 39130
BEING A SUBDIVISION OF LOTS 54 AND 55, AS SHOWN ON HI-WAY ADDITION TO INDIO ON FILE IN BOOK 18, PAGE 21, OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY OF RIVERSIDE COUNTY, CALIFORNIA. BEING A PORTION OF THE THE NORTHWEST QUARTER OF SECTION 23 TOWNSHIP 5 SOUTH, RANGE 7 EAST, S.B.M.
FE/RO ENGINEERING, INC. DECEMBER, 2024
----~ ----v~ .. JP) \ .. 5.62 JP)
OWNER/APPUCANT:
LAND USE & DEVELOPMENT MATRIX {JIOT APPUCABLES);
NO PROPOSED STREET IMPROVEMENTS IS INTENDED.
DRIVE
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SCOTT AYRES
LYCURGUS INVESTMENTS II, LLC
14271 JEFFREY ROAD #119
/RV/NE, CA. 92620
CELL: (714) 651-7112
NO LAND OR RIGHTS-OF-WAY DEDICATIONS ARE INTENDED.
NO KNOWN EXISTING WELLS ON THE PROPERTY OR WITHIN
200 FEET OF THE SUBDIVISION.
VALENCIA AVEUNE
LEROY WAY
TAHQU/lZ AVE. EMAIL: scoffayres 1 [email protected] THERE ARE NO EXISTING BUILDING ON THIS SITE. >-' V) ENGINEER:
FE/RO ENGINEERING, INC.
75060 GERALD FORD DRIVE, SUITE #3
PALM DESERT, CA. 92211
(760) 346-8015 PHONE
APN:
611-056-010
EXISTING TOTAL SITE AREA:
14,012 sq. ff. (0.3217 ACRES)
UTIUTIES:
ELECTRIC
GAS
TELEPHONE
WATER
SEWER
CABLE
SOUTHERN CALIFORNIA EDISON CO.
SO. CA. GAS (THE GAS COMPANY)
FRONTIER COMMUN/CATIONS
IND/0 WATER AUTHORITY
COACHELLA VALLEY WATER DISTRICT
SPECTRUM
SCHOOL DISTRICT:
DESERT SANDS UNIFIED SCHOOL DISTRICT
GENERAL PLAN:
CONNECTED NEIGHBORHOOD HIGH
EXISTING &: PROPOSED ZONING:
CONNECTED NEIGHBORHOOD-20 (CN-20)
SPECIFIC PLAN AREA:
NONE
LEGAL DESCRIPTION:
760-202-4286
800-427-2200
760-537-5325
760-391-4038
760-398-2651
844-805-3559
LOTS 54 AND 55 OF HI-WAY ADDITION TO IND/0, PER MAP RECORDED IN MB 18 PG 21 OF MAPS.
SUBDIVISION MAP STATEMENT;
THE SUBDIVISION MAP INCLUDES THE ENTIRE CONTIGUOUS
OWNERSHIP OF THE LAND DIVIDER.
FLOOD ZONE
PROPERTY LIES IN A FLOOD ZONE 'X", A AREA OF MINIMAL FLOOD HAZARD PER COMMUNITY PANEL NO. 06065C2251H, DATED MARCH 6, 2018 .
COUNTY SERVICE AREA:
PROJECT IS NOT IN A COUNTY SERVICE AREA
UTLE REPORT INFO:
TITLE REPORT FURNISHED BY FIRST AMERICAN TITLE COMPANY, ORDER NUMBER NHSC-720474, DATED NOVEMBER 22, 2024.
THERE AR£ NO EASEMENTS TO PLOT PER TITLE REPORT.
GRAPHIC SCALE
0 5 10 20 40
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( IN FEET )
1 inch -10 fl
-0-BENCHMARK:
CITY OF INDIO BM /92 ARABIA STREIT
PK. NAIL FD. ON EAST SIDE OF POWER POLE OPPOSITE
STAGE MILES PARK
ELEVATION=(495. 68} NGVD29
SOURCE OF TOPOGRAPHY:
TH£ TOPOGRAPHY SHOWN HEREON WAS OBTAINED BY AN
BY FE/RO ENGINEERING, INC. DATED 10-29-2024.
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PROLONGATION OF THE WEST PROPERTY LINE OF LOT 54
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BASIS OF BEARING:
TH£ CENTERLINE OF VALENCIA DRIVE AS N 89'49'00" W
PER HI-WAY ADDITION TO INOIO, MB 18/21.
-0-SITE BENCHMARK:
INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF
RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING CERTIFICATION. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD OF ANY DISCREPANCIES BEfWEEN THIS BENCHMARK AND THE BENCHMARK USED BY THE CONTRACTOR PRIOR TO ANY GRADING.
SOUTH NORTH
EXISTING Ii EXISTING
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LEGEND & ABBREVIATIONS:
i CENTERLINE
•c PROPE/?TY LINE
H.P. HIGH POINT
G.B. GRADE BRtAK
£ G. EX/SllNG GROUND
F. G. AN/SH GRADE
F. S. AN/SH SURFACE
F. F. AN/SH A.OOR ELEVATION
PAD PAD ELEVATION
P PLANTER
T. W. TOP OF WALL
T.R. W. TOP OF RETAINING WALL
W.S. WATER SURFACE
B. W. BOTTOM OF WALL
T.F. TOP OF roonNG
B. F. BOTTOM OF roonNG
R/W RIGHT-OF-WAY
D/W DRl~Y
T. C. TOP OF CURB
F. L. A.OW LINE
T.H. TOP OF HEADER
£P. EDGE OF EX/SllNG PAVEi/ENT
T.P. TOP OF PAVEMENT
T.G. TOP OF GRATE
/NV INVERT ELEVATION
[G] •c• CHIS£l.ED ON CURB
[SJ '.';" CHISELED ON CURB
[E] T" CHISELED ON CURB
(99. 9) EX/SllNG ELEVATION
99.9 PROPOSED ELEVATION
----PROPERTY LINE/ RIGHT-OF-WAY
- - -CENTERLINE
-(99)-EX/SnNG CONTOUR
-99-AN/SH CONTOUR
-• • -DRAINAGE SWALE
:xmmx: :: EX/SnNG SLOPE
o; ,l O l ll ~ FINISH SLOPE
................. EX/SnNG CURB AND GUTTE/1
- - - -RETAINING WALl/DEEPENED roonNG
-==-=-==-EX/SnNG RETAINING WALL/DEEPENED roonNG
TYPICAL SECTION 8-8
LEROY WAY
NOT TD SGAlE
75-060 Gerold Ford Drive, Suite J
Civil Engineering Palm Desert, California 92211
Land Surveying (760) 346-8015
www.feiro.net
PREPARED UNDER THE DIRECT SUPERVISION OF:
ZT.l'.Z.T.LrJ..u..z:z-.F..z EXISTING BLOCK WALL
Z211Z211Z211ZZIIZZIIZZIIU:II PROPOSED BLOCK WALL
•-1<2•:■1-1<21•-l!Z•MM BLOCK WALL ATOP RETAINING WALL
lllf'".t.-=Zlllf""J--EXISllNG BLOCK WALL ATOP RETAINING WALL SHEET A.OW
111'.lZl
CONCRETE
WATER 1./EfE/1
M ARE /f'/D/IANT
181
(1)
WA1DI VALVE
IRRIGATION CONTROL VALVE
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GUY WIRE
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IIANHOl£
SIGN
TREE
In the City of Indio, County of Riverside, State of Ca!iforinia Tentative Tract Map
Tentative Tract Map No. 39130
APN 611-056-010
SHEET NUMBER:
1 OF 1 SHEETS
.DWG FILE:
189LJl/m01
~G~.!R~,?, ~R~oNA-w-K.-FE=i=RO--R~.c~.£-. ~52~2~60--DA-TE-----■ FOR: Insite Construction Condos LAYOUT.·
TTM01
JOB NUMBER:
/89L-OOJ
Resolution No. 10522 - Planning Commission recommendation to the City Co...Page 250 of 252 ,, ·.•
·FJ•
. . . ... I
FEIRO
ENGINEER I NG , in c .
Mr. Nikolas Guitron, Assistant Planner
Community Development I Planning Services Division
City of Indio
100 Civic Center Mall
Indio, CA 92201
RE: TIM-24-0007 Tentative Tract Map - Insite Construction Condos 82489 Valencia Avenue, Indio, CA 92201 APN 611-056-010
Dear Mr. Guitron,
75060 Gerald Ford Dr., Ste 3
Palm Desert, CA 9221 I
760-346-801 5
www.feiro.net
February 4, 2025
Our client, Scott Ayres, has submitted a Tentative Tract Map application. The proposed project would include the development of 6 units with 2 attached ADUs in two buildings. Each building would have 3 attached condos for sale and one of those condos would have an attached ADU that would be sold with that unit.
This project qualifies for a Categorical Exemption from the California Environmenta l Quality Act (CEQA). I have reviewed the exemption types and it is my opinion that the project qualifies for exemption type Class 32:
*CLASS 32: IN-FILL DEVELOPMENT PROJECTS
Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses .
(c) The project site has no value as habitat for endangered , rare or tlu·eatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise , air quality , or water quality.
(e) The site can be adequately served by all required utilities and public services. pg. I
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 251 of 252 This Class may be used where above-noted conditions (a) tlu·ough (e) are fulfilled , where it can be seen with ce1iainty that the proposed project could not have a significant effect on the enviromnent.
If you have any questions or would like additional clarification, please let me know Sincerely,
11/p-
Ronald K. Feiro
President
RKF
pg. 2
Resolution No. 10522 - Planning Commission recommendation to the City Co... Page 252 of 252