Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 122 of 410 6 3.4.1 Seller shall have performed all agreements to be performed by Seller hereunder, including a walk-through as set forth Section 3.9 that confirms that the Property is vacant;
3.4.2 As of the Closing Date, there shall have been no adverse changes in the physical condition of, or title to, the Property;
3.4.3 Title Company shall have issued or shall have committed to issue the Title Policy to Buyer for the amount of the Purchase Price showing fee title to the Property to be vested in Buyer, subject only to the title exceptions in the preliminary report.
3.5 Escrow Holder, upon notice by Buyer of a failure of a condition shall promptly return to Buyer all funds (and all interest accrued thereon) and documents deposited by Buyer in escrow and to return to Seller all documents deposited by Seller in Escrow.
3.6 Mortgages and Deeds of Trust. Any and all monies payable under this Agreement, up to and including the total amount of unpaid principal and interest on any note secured by a mortgage or deed of trust, or other security instrument if any, shall, upon demand, be made payable to the mort gagee or beneficiary entitled thereunder; and such mortgagee or beneficiary shall be required to furnish Buyer with good and sufficient receipt showing said monies were credited against the indebtedness secured by said mortgage, deed of trust, or other sec urity instrument. Escrow Holder shall notify the Title Company of such payments and secure and cause any necessary full or partial conveyances to be prepared, signed, and recorded as required by the Title Company to eliminate any such encumbrances or exceptions from the Title Policy issued pursuant to this Agreement.
3.7 Taxes and Other Liens. Escrow Holder is authorized and instructed to comply with the following tax proration procedures:
3.7.1 Payment of Unpaid Taxes: Pay and charge Seller for any unpaid delinquent taxes and/or any penalties and interest thereon, and for any delinquent or non- delinquent assessments or bonds against the Property subject to the provisions of Section 2.1 above.
3.7.2 Tax Proration: For purposes of tax proration, Escrow Holder will apportion all current taxes at “the date of apportionment” for public agency acquisitions as defined in California Revenue and Taxation Code Section 5082. Since possession is being granted pursuant to thi s Agreement at the Close of Escrow that date will be the “date of apportionment.”
3.7.3 Ad Valorem Taxes : Seller understands and agrees pursuant to California Revenue and Taxation Code Section 5083 that when property is acquired by Buyer (a public entity) that any lien on the property for ad valorem taxes is extinguished as a matter of law upon the final acquisition of the property and the lien immediately transfers and attaches to the proceeds constituting the Purchase Price.
3.7.4 No Cancellation of Unpaid Taxes and Penalties : Subject to the provisions of Section 2.1 above, Seller understands and agrees pursuant to California Revenue and
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 123 of 410 7 Taxation Code Section 5084 that no cancellation shall be made of all or any portion of any unpaid taxes or any penalties or costs levied for prior tax years that constitute a lien at the time of acquisition of the Property. Such unpaid taxes, penalties, and costs shall be paid through Escrow, or if unpaid for any reason, shall be transferred to the unsecured tax roll pursuant to Section 5090 of the California Revenue and Taxation Code and are collectible solely from Seller.
3.7.5 Proration of Current Taxes: From the date that tax information is available, that portion of the current taxes and any penalties and costs that are allocable during Seller’s ownership of the Property up to and including the date of apportionment, if unpaid, shall be paid through Es crow. If such taxes are not paid, Buyer shall not in any event be responsible or liable for such taxes and such taxes shall be transferred to the unsecured roll and be solely collectable from Seller.
3.7.6 Notice to County Tax Collector : Buyer shall be solely responsible for providing notice of this acquisition to the County Tax Collector and to any public entities, whose taxes are not collected by the County Tax Collector but who at this time exercise the right of assessment and taxation pursuant to California Revenue and Taxation Code Section 5091.
3.7.7 Liens: Subject to the provisions of Sections 2.1 and 2.6 above, any and all liens assessed against the Property shall be deducted from and paid out of the Purchase Price.
3.8 Title and Escrow Costs. Buyer shall pay 100% of the costs for a CLTA standard form title policy and escrow fees at $ 2,370, and all recording costs incurred herein, all reconveyance fees, trustees fees, or forwarding fees, and prepayment charges for any full or partial reconveyance or full or partial release of any mortgage or deed of trust. Seller shall be responsible for any additional cost for an ALTA owner’s title policy and associated costs if obtained by Seller.
The parties acknowledge that Buyer is exempt from the payment of documentary.
3.9 Brokerage Commission. Intentionally omitted.
3.10 Closing Statement. Each of the parties hereto hereby authorizes and instructs Escrow Holder to release a copy of such party’s closing statement to the other party, the purpose being to provide full disclosure to the other party of all disbursements made on behalf of such party.
3.11 Walk-Through. Three (3) business days prior to the Close of Escrow, Seller and Buyer shall walk -through the Property to ensure that the Property is vacant and free of tenants and/or occupants. Prior to the walk-through, Seller shall have vacated the Property, and there shall be no tenants on, or occupancy of, the Property. If following the walk- through, the Property is acceptable to Buyer, Buyer shall provide written notice to Seller, acknowledging such. If following the walk-through, the Property is not acceptable to Buyer, Buyer may terminate this Agreement pursuant to Article VIII. Seller shall be responsible for, and pay, relocation costs of any tenant or occupant, if applicable, and shall indemnify, defend, protect, and hold harmless the Buyer, from
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 124 of 410 8 and against all claims arising from or in connection with Seller’s eviction and/or removal of any tenants and/or occupants or in connection with the transaction described herein.
ARTICLE IV
RIGHT OF ENTRY AND DAMAGE TO PROPERTY
4.1 Right of Entry. After Seller’s execution of this Agreement by the parties, and during Escrow, Seller grants to Buyer, its agents, employees or nominees, the right to enter into and upon the Property for the purpose of conducting soil, environmental and engineering studi es, and such further engineering, grading, archeological, geological , or survey work as may be required for the preparation by Buyer of its development plans for the Property. Buyer shall give Seller reasonable notice of such entry and shall not unreasonably interfere with any occupant’s use of the Property or any of Seller’s other operations on the Property. Buyer shall keep the Property free and clear of any liens or encumbrances that may arise out of Buyer’s inspection of and activities on the Property. All costs, expenses, liabilities or charges incurred in or related to the performance of any and all of such studies and work on the Property, the preparation by Buyer of any plans or maps for the development or use of the Property, and the cost of filing, recording reports, plans, maps, or other documents related thereto shall be at the sole cost and expense of and shall by paid by Buyer. Buyer hereby agrees to repair any damage done to the Property by Buyer, its agents, employees, servants, nominees, or assigns, and Buyer shall restore the Property to the same or similar condition as existed on the date of Buyer first exercised this right of entry, if this transaction is terminated. Buyer shall not have any such obligation if Escrow closes and title to the Property vests in Buyer. The right to enter the Property shall be co-extensive with the period during which Escrow is open, or any extension thereof.
4.2 Material Change, Destruction or Damage. The closing of this Escrow is contingent upon the fact that no material change shall have occurred with respect to the Property that has not been approved in writing by Buyer. For purposes of this Agreement, a “material change” shall be a change, not cau sed by action or inaction on the part of Buyer, its agents, employees, servants, nominees, or assigns in the status of the use, occupancy, tenants, or condition of the Property that occurs subsequent to the Effective Date of this Agreement. In the event there is a material change to the Property after the Effective Date, Buyer may purchase the Property with a credit against the Purchase Price otherwise due hereunder equal to the amount of any insurance proceeds actually collected by Seller prior to the Close of Escrow as a result of any such material change. Seller agrees to maintain a casualty insurance policy with respect to the Property in full force and effect until the Close of Escrow.
ARTICLE V
WAIVER AND RELEASE
5.1 Acknowledgment of Full Benefits. By execution of this Agreement, Seller, on behalf of itself and its heirs, executors, administrators, successors and assigns, hereby acknowledges that this Agreement provides full payment for the acquisition of the Property by the Buyer, and Seller hereb y expressly and unconditionally waives any and all claims for damages, improvements, relocation assistance benefits, severance damages, interest, loss of goodwill, claims for inverse condemnation or unreasonable pre-condemnation conduct, or any other compensation
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 125 of 410 9 or benefits, other than as already expressly provided for in this Agreement, it being understood that this is a complete and full settlement of all acquisitions claims, liabilities, or benefits of any type or nature whatsoever relating to or in connection with the acquisition of the Property.
5.2 Acknowledgment of Just Compensation. The parties acknowledge and agree that the consideration paid to Seller shall be deemed the fair market value and total amount of “Just Compensation” for the Property. Seller, on behalf of itself and its heirs, executors, administrators, successors and assigns, hereby fully releases Buyer, its successors, agents, representatives, and assigns, and all other persons and associations, known or unknown, from all claims and causes of action by reason of any damage which has been sustained, or may be sustained, as a result of Buyer’s efforts to acquire the Property or to construct works of improvement thereon, or any preliminary steps thereto.
5.3 Waiver and Release. The parties hereby acknowledge that they have had the opportunity to speak with or have been advised by an attorney and are familiar with the provisions of California Civil Code section 1542, which provides as follows:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE
CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HIS
FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF
KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS
OR HER SETTLEMENT WITH THE DEBTOR.”
Seller and Buyer each acknowledges that it may have sustained damage, loss, costs , or expenses which are presently unknown and unsuspected, and such damage, loss, costs , or expenses which may have been sustained, may give rise to additional damage, loss, costs, or expenses in the future.
Nevertheless, Seller and Buyer each hereby acknowledges that this Agreement has been negotiated and agreed upon in light of that situation, and hereby expressly waives any and all rights which they may have under California Civil Code Section 1542, or under any statute or common law or equitable principal of similar effect. This waiver shall not supersede any of the provisions of this Agreement or the rights of the parties hereto to enforce this Agreement in law or equity.
5.4 Waivers. Seller hereby waives the right to further and greater compensation and to have the adequacy of compensation determined in a court of law or equity, by a judge or a jury.
Seller understands and knowingly agrees that this waiver shall extend to constituti onal claims of whatever kind or nature that may be brought under the California and United States Constitutions and the federal civil rights statutes including, without limitation, claims arising under 42 U.S.C.
Section 1983. Seller hereby further waives the right to raise affirmative defenses and to attack by way of answer, complaint or collaterally, the Buyer’s right to acquire the property for public uses and purposes. These acknowledgments, waivers, and releases shall survive the Close of Escrow.
ARTICLE VI
REPRESENTATIONS AND WARRANTIES
6.1 Seller Representations, Warranties and Covenants. Seller hereby represents, warrants, and covenants to Buyer as of the date of this Agreement, and upon the Close of Escrow,
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 126 of 410 10 as follows, all of which shall survive the Close of Escrow, unless otherwise stated below:
6.1.1 Authority: Seller is the owner of the Property and has the full right, power and authority to sell, convey and transfer the Property to Buyer as provided herein, and to perform Seller’s obligations hereunder. The person signing this Agreement and any documents and instruments in connection herewith on behalf of Seller has full power and authority to do so.
6.1.2 Bankruptcy: There are no attachments, assignments for the benefit of creditors, receiverships, conservatorships or voluntary or involuntary proceedings in bankruptcy or any other debtor relief actions contemplated by Seller or filed by Seller, or to the best of Sel ler’s knowledge, pending in any current judicial or administrative proceeding against Seller. Further, Seller has no notice or knowledge that any tenant of the Property is the subject of a bankruptcy proceeding.
6.1.3 Other Agreements: Seller has not entered into any other written contracts or agreements for the sale or transfer of any portion of the Property.
6.1.4 Condition of Property: Seller warrants and covenants, through Close of Escrow, that through the date possession is made available to Buyer, the Property shall be maintained in the same condition as upon the Effective Date of this Agreement.
6.1.5 Violation of Codes: Other than code violations, if any, to be paid out of the Purchase Price, Seller warrants that Seller has no actual knowledge of any notice of any violations of city, county, state, federal, building, zoning, fire, health codes or ordinances, or other governmental regulations filed or issued against the Property. Seller further warrants that it has no actual knowledge of any aspect or condition of the Property which violates applicable laws, rules, regulations, codes, or covenants, conditions or restrictions, or of improvements or alterations made to the Property without a permit where one was required, or of any unfulfilled order or directive of any applicable governmental agency, or of any casualty insurance company that any work, investigation, remediation, repair, maintenance or improvement is to be performed on the Property.
6.1.6 Zoning Changes: Intentionally deleted.
6.1.7 Geologic Condition: Seller represents that it has no actual knowledge of surface cracking or subsidence or other geologic condition in the immediate vicinity of the Property that would have a material adverse effect on Buyer’s acquisition of the Property.
Further, Seller h as no actual knowledge of any report prepared by any governmental agency relating to such geologic conditions as to the Property or the proximate area around the Property.
6.1.8 Maintenance of the Property: Except as provided in other provisions hereof dealing with destruction, damage or loss, Seller shall maintain the Property until the Close of Escrow in its present condition, ordinary wear and tear excepted.
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 127 of 410 11 6.1.9 Changes in Agreements: Prior to Close of Escrow, Seller will not violate or modify, orally or in writing, any existing lease or other agreement, or create any new leases or other agreements affecting the Property without Buyer’s prior written consent.
6.1.10 Possessory Rights: Seller warrants that no one will, at the Close of Escrow, have any right to possession of the Property, except as disclosed by this Agreement, or otherwise in writing to Buyer.
6.1.11 Mechanics’ Liens: To Seller’s actual knowledge there are no unsatisfied mechanic’s or materialman’s lien rights concerning the Property.
6.1.12 Actions: To the best of Seller’s knowledge, no actions suits, or proceedings are pending or threatened before any governmental department, commission, board, bureau, agency, court, or instrumentality that would affect the Property or the right to occupy or utilize the Property, which has not been disclosed to Buyer.
6.1.13 Notice of Changes : Seller will promptly notify Buyer in writing of any material change affecting the Property that becomes known to Seller prior to the Close of Escrow.
The material truth and accuracy of the foregoing representations and warranties shall be a condition of Buyer’s obligations hereunder. At least five (5) calendar days prior to the Close of Escrow, Seller shall notify Buyer of any facts or circumstances whi ch are contrary to the foregoing representations and warranties.
ARTICLE VII
BUYER’S REPRESENTATIONS AND WARRANTIES
7.1 Buyer’s Representations and Warranties. Buyer hereby represents, warrants , and covenants to Seller as of the date of this Agreement, and upon the Close of Escrow, as follows:
7.1.1 Authority: Buyer is a municipal corporation and has the full power and authority to enter into and carry out the agreements contained in, and the transactions contemplated by this Agreement. The persons signing this Agreement and any documents and instruments in connection herewith on behalf of Buyer have full power and authority to do so.
7.1.2 Bankruptcy: There are no attachments, assignments for the benefit of creditors, receiverships, conservatorships or voluntary or involuntary proceedings in bankruptcy or any other debtor relief actions contemplated by Buyer or filed by Buyer, or to the best of Buyer’ s knowledge, pending in any current judicial or administrative proceeding against Buyer.
7.1.3 Ratification: This Agreement is subject to the approval by the City Council of the City of Indio. In the event the City Council fails to approve this Agreement, there shall be no liability on the part of the Buyer and this Agreement shall be of no force and
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 128 of 410 12 effect.
The material truth and accuracy of the foregoing representations and warranties shall be a condition of Seller’s obligations hereunder. At least five (5) calendar days prior to the Close of Escrow, Buyer shall notify Seller of any facts or circumstances wh ich are contrary to the foregoing representations and warranties.
ARTICLE VIII
DEFAULT AND TERMINATION
8.1 Default. A party shall be deemed in default hereunder if it fails to meet, comply with, or perform any covenant, agreement, or obligation on its part required within the time limits and in the manner required in this Agreement for any reason other than a default by the other party hereunder or termination of this Agreement prior to Close of Escrow.
8.2 Opportunity to Cure. No act, failure to act, event or circumstance which might be deemed to be a default by either party shall be deemed to be a default under any of the provisions of this Agreement, unless and until, notice thereof is first given by the non-defaulting party to the party alleged to be in default and said party fails to cure the alleged default within fifteen (15) calendar days in the case of a non -monetary default, or five (5) calendar days in the case of a monetary default.
8.3 Termination upon Default. After notice and an opportunity to cure, if the defaulting party fails to cure the default, the non- defaulting party may terminate this acquisition by giving written notice to the defaulting party and the Escrow Holder. Upon receipt of the notice to terminate, the Escrow Holder shall immediately cancel the Escrow and return all money and/or documents to the respective party.
8.4 Buyer’s Termination. If Buyer exercises its rights under this Agreement to terminate this acquisition, Buyer shall provide written notice to the Seller and Escrow Holder.
Upon receipt of said notice, Escrow Holder shall immediately cancel the Escrow and return all money and/or documents to the respective party. Upon receipt of said notice, Escrow Holder shall immediately cancel the Escrow and return all money and/or documents to the respective party.
8.5 Seller’s Termination. Seller may not terminate or rescind this Agreement unless such termination or rescission is in writing to Buyer , and Buyer has in writing agreed to such termination or rescission, which agreement shall not be unreasonably withheld and may not be withheld in the case of Buyer’s breach of its obligation to timely close the transactions contemplated under this Agreement.
ARTICLE IX
MUTUAL AGREEMENTS
9.1 Studies. Seller hereby authorizes Buyer, its agents, employees, contractors , and representatives, at Buyer’s sole cost and expense, to conduct such necessary cultural, environmental phase I, lead base paint and asbestos studies as Buyer may require. In connection with such studies, Seller hereby grants to Buyer, its agents, employees, contractors , and
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 129 of 410 13 representatives, a right of entry as more specifically set forth in Section 4.1 above.
9.2 CEQA Compliance. Buyer and Seller understand, acknowledge , and agree that Buyer’s future use of the Property is conditioned upon compliance with the California Environmental Quality Act (“CEQA”). (14 Cal. Code Regs. §15004(b)(2)(A))
9.3 Soil Inspection. Subject to Section 4.1, Buyer shall have the right to obtain a soil test report concerning the Property. Said report shall be obtained at Buyer’s discretion and expense.
Buyer shall indemnify and hold Seller harmless from any liability arising from Buyer’s soils investigation and keep the property free from any liens, including mechanics liens, arising from persons or agents authorized to perform such soils investigation on behalf of Buyer.
9.4 Abandonment of Personal Property. Unless special arrangements have been made by the parties, any personal property left on the Property at the Close of Escrow shall be deemed abandoned and the property of the Buyer. Seller shall reimburse Buyer upon receipt from Buyer of an invoice evidencing the cost of said removal, less any offsets, if any. Seller agrees that Buyer may dispose of the personal property without notice to the Seller and without sale at a public auction. Seller expressly waives the requirements of California Civil Code Section 1980, et seq., relating to the disposition of personal property remaining on the premises at the termination of a tenancy, and to the extent applicable, the provisions of California Code of Civil Procedure Section 1174.
9.5 Other Agreements Affecting Property. Seller and Buyer have made this Agreement upon the belief that there are no other agreements except this Agreement which will affect the Property beyond the Close of Escrow. If Seller determines that such agreements exist which are not revealed herein, S eller shall provide Buyer with a copy immediately upon Seller’s learning of its existence. Buyer may thereafter, prior to the Close of Escrow, either terminate this acquisition or modify the offered Purchase Price. After Close of Escrow, Seller shall be liable to Buyer for any damage or expense including reasonable attorney’s fees and costs incurred by Buyer by reason of such undisclosed agreements.
ARTICLE X
HAZARDOUS SUBSTANCES
10.1 Hazardous Substances Disclosure. The Property is subject to a disclosure as designated under Section 25359.7 of the Health and Safety Code, whereby Sellers are required to disclose if there are any hazardous substances, as defined in Health and Safety Code Section 25316, et seq., located on or beneath the property or adjacent thereto. It is understood and agreed between Buyer and Seller that closing of this Escrow is subject to and contingent upon receipt and approval of a written disclosure by Buyer. Said review and approval will not be unreasonably withheld or delayed by Buyer.
10.2 Hazardous Substances. Seller represents and warrants that it does not have actual knowledge of the existence or prior existence of any hazardous substances on the Property. In addition, Seller has no actual knowledge of the existence or prior existence of any above or below ground storage tank or tanks on the Property.
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 130 of 410 14 10.3 Hazardous Substance Conditions Report. Buyer has obtained a Hazardous Substance Conditions report(s) or other environmental studies concerning the Property and relevant adjoining properties. Such report(s) has been obtained at Buyer’s discretion and expense.
Seller has no knowledge of any ha zardous substance condition report that was prepared by any other person or entity including any governmental agency.
10.4 Hazardous Substance Defined. A “Hazardous Substance” for purposes of this Agreement shall mean and refer to any (a) hazardous or toxic wastes, materials or substances or chemicals and other pollutants or contaminants which are or become regulated by applicable local, state, regional and/or federal orders, ordinances, statutes, rules, regulations (as interpreted by judicial and administrative decisions) and laws, (b) asbestos, asbestos-containing materials or urea formaldehyde, (c) polychlorinated biphenyls, (d) flammable, explosive, corrosive or radioactive materials, (e) medical waste and biochemical, (f) gasoline, diesel, petroleum or petroleum by- products, (g) lead -based paint or (h) any substance set forth in Health and Safety Code Section 25316, et seq., or whose nature and/or quality of existence, use, manufacture or effect, render it subject to federal, state or local regulation, investigation, remediation or removal as potentially injurious to public health or welfare. A “Hazardous Substance Condition” for purposes of this Agreement is defined as the existence on, under or relevantly adjacent to the Property or a Hazardous Substance that would or could require remediation and/or removal under applicable federal, state or local law.
10.5 Hazardous Substances Indemnity. Seller expressly agrees, but expressly subject to the limitation set forth in Section 6.2 of this Agreement, to indemnify, defend, and hold Buyer, and its respective officials, officers, employees, agents, successors and assigns, harmless from and against any claim, action, liability, loss, damage, entry, judgment, order, lien, encumbrance, and costs and expenses that, foreseeable or unforeseeably, directly or indirectly, arises from, or is in any way related to, the e xistence, release, treatment, use, generation, transportation, storage, or disposal in, on, under, to, or from the Property of any Hazardous Substances. For the purposes of this section, “costs and expenses” include, but are not limited to, the cost of any necessary, ordered, adjudicated, or otherwise required remediation or removal of Hazardous Substances, any cost of repair of improvements on the Property or adjacent property necessitated by or related to the remediation or removal of Hazardous Substance s, the cost of any tests, samples, studies, investigations, or other preparation reasonably undertaken in preparation or furtherance of remediation or removal of Hazardous Substances, and the cost of preparing plans for the remediation or removal of Hazardous Substances. Notwithstanding the foregoing, Seller expressly agrees to, at its sole expense, and with legal counsel of Buyer’s choice, defend the Buyer and its respective officials, officers, employees, agents, successors and assigns in any action in which the Buyer or its respective officials, officers, employees, agents, successors and assigns become or may become involved as a result of the existence, release, treatment, use, generation, transportation, storage, or disposal in, on, under to, or from the Property of any Hazardous Substances. Seller’s obligations under this section shall survive the Close of Escrow.
ARTICLE XI
MISCELLANEOUS
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 131 of 410 15 11.1 Exhibits. All Exhibits attached hereto are a part of this Agreement for all purposes and are incorporated herein.
11.2 Assignment. Neither this Agreement nor any rights under this Agreement may be assigned by any party without the prior written consent of the other party.
11.3 Binding Effect. This Agreement shall be binding upon and inure to the benefit of Seller and Buyer, and their respective successors, heirs, agents and permitted assigns.
11.4 Captions. The captions, headings, and arrangements used in this Agreement are for convenience only and do not in any way affect, limit, amplify, or modify the terms and provisions hereof.
11.5 Number and Gender of Words. Whenever herein the singular number is used, the same shall include the plural where appropriate, and words of any gender shall include each other gender where appropriate.
11.6 Governing Law and Venue. The laws of the State of California shall govern the validity, construction, enforcement, and interpretation of this Agreement. All claims, disputes and other matters in question arising out of or relating to this Agreement, or the breach thereof, shall be decided by proceedings instituted and litigated in the state court in the County of Riverside, and the parties hereby waive all provisions of law providing for a change of venue in such proceedings to any other county.
11.7 Amendments. This Agreement may be amended or supplemented only by written documents signed by the parties.
11.8 Notices. All notices, requests, demands and other communication given or required to be given hereunder shall be in writing and sent by first class United States or certified mail, postage prepaid, return receipt requested, or sent by a nationally recognized courie r service such as Federal Express for overnight delivery, duly addressed to the parties as follows:
To Seller:
45497 Oasis Street
Indio, CA 92201
Attention: Chris P. Vargas
To Buyer: City of Indio
100 Civic Center Drive
Indio, CA 92201
Attention: City Manager
Delivery of any notice or other communication hereunder shall be deemed made on the date indicated in the return receipt or courier’s records as the date of delivery or as the date of first attempted delivery, if sent by mail or courier service. Any party may change its address for
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 132 of 410 16 purposes of this Section by giving notice to the other party and to Escrow Holder as herein provided.
11.9 Entirety. This Agreement embodies the entire agreement between the parties and supersedes all prior written or oral agreements and understandings, if any, between them concerning the subject matter contained herein. There are no representations, agreements, arrangements, or understandings, oral or written, between the parties hereto, relating to the subject matter contained in this Agreement which are not fully expressed herein.
11.10 Severability. If any of the provisions of this Agreement, or its application to any party or circumstance, is held to be illegal, invalid, or unenforceable under present or future laws, such provision shall be fully severable. This Agreement shall be construed and enforced as if such illegal, invalid, or unenforceable provision had never comprised a part of this Agreement and the remaining provisions of this Agreement shall remain in full force and effect and shall not be affected by the illegal, invalid, or unenforceable provision or by its severance from this Agreement.
In lieu of such illegal, invalid, or unenforceable provision, there shall be added automatically as a part of this Agreement, a provision as similar in terms to such illegal, invalid, or unenforceable provision as may be possible to make such provision legal, valid, and enforceable.
11.11 Further Acts. In addition to the acts and deeds recited herein and contemplated and performed, executed and/or delivered by Sellers and Buyer, Sellers and Buyer agree to perform, execute and/or deliver or cause to be performed, executed and/or delivered at the Close of Escrow or after the Close of Escrow any and all such further acts, deeds, and assurances as may be necessary to consummate the transactions contemplated herein.
11.12 Construction. No provision of this Agreement shall be construed in favor of, or against, any particular party by reason of any presumption with respect to the drafting of this Agreement; both parties, having the opportunity to consult legal counsel, having fully participated in the negotiation of this Agreement.
11.13 Time of the Essence. It is expressly agreed by the parties hereto that time is of the essence with respect to each and every provision of this Agreement.
11.14 Waiver of Covenants, Conditions or Remedies. The waiver by one party of the performance of any covenant, condition or promise, or of the time for performing any act under this Agreement shall not invalidate this Agreement nor shall it be considered a waiver by such party of any other covenant, condition or promise, or of the time for performing any other act required under this Agreement. The exercise of any remedy provided in this Agreement shall not be a waiver of any other remedy provided by law, and the provisions of this Agreement for any remedy shall not exclude any other remedies unless they are expressly excluded.
11.15 Nondiscrimination. The parties shall not discriminate on the grounds of race, religious creed, color, national origin, ancestry, age, physical or mental disability, medical conditions, including the medical condition of Acquired Immune Deficiency Syndrome (AIDS) or any condition related thereto, marital status, genetic information, gender, gender identity, gender expression, sex, sexual orientation, or military or veterans status in connection with the
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 133 of 410 17 performance of this Agreement. The parties further agree to conform to the requirements of the Americans with Disabilities Act in the performance of this Agreement.
11.16 Date of Agreement. The date of the Agreement as used in this Agreement shall refer to the date this Agreement is signed and approved by the governing body of Buyer , as first set forth above. It is understood and agreed that no employee, officer or director(s) of Buyer has any authority to bind the Buyer, which is a public entity, except upon prior approval by the governing body of Buyer.
11.17 Counterparts. This Agreement may be executed in a number of identical counterparts. If so executed, each of such counterparts shall, collectively, constitute one original agreement. In making proof of this Agreement, it shall not be necessary to produce or account for more than one such counterpart.
11.18 Agreement Not to Lease. Seller agrees not to rent, lease, license or allow any person to take possession of the Property or any portion of the Property or building or structure located thereon, other than those parties that may be residing in the Property as of the Effective Date.
11.19 Enforcement of Agreement by Buyer. It is agreed that the rights granted to Buyer by Seller hereunder are of a special and unique kind and character, and that, if there is a breach by Seller of any material provision of this Agreement, Buyer would not have any adequate remedy at law. It is expressly agreed, therefore, that Buyer’s rights hereunder may be enforced by an action for specific performance and such other equitable or legal relief as is provided under the laws of the State of California.
11.20 Third Parties . Nothing contained in this Agreement, expressed or implied, is intended to confer upon any person, other than the parties hereto and their successors and assigns, any rights or remedies under or by reason of this Agreement.
11.21 Attorneys’ Fees. In any action between Buyer and Seller seeking enforcement of any of the terms and provisions of this Agreement, the prevailing party in such action shall be awarded, in addition to damages, injunctive or other relief, its reasonable costs and expenses, not limited to taxable costs, reasonable attorneys’ fees and reasonable fees of expert witnesses.
11.22 Interpretation and Construction . The parties acknowledge that, in connection with negotiating and executing the Agreement, each has had its own counsel and advisors and that each has reviewed and participated in the drafting of the Agreement. The fact that the Agreement was prepared by Buyer's counsel as a matter of convenience shall have no import or significance to the construction of the Agreement. Any uncertainty or ambiguity in the Agreement shall not be construed against Buyer because Buyer's counsel prepared the Agreement in its final form. Any rule of construction that requires any ambiguities to be interpreted against the drafter shall not be employed in the interpretation of: (i) the Agreement; (ii) any exhibits or addenda to the Agreement; or (iii) any document drafted or delivered in connection with the transactions contemplated by the Agreement. Any captions or headings used in the Agreement are for convenience only and do not define or limit the scope of the Agreement.
11.23 Authority to Execute Agreement. Buyer and Seller represent and warrant that the
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 134 of 410 18 individuals who have signed this Agreement have the legal power, right and authority to enter into this Agreement so as to bind each Party for whom they sign to perform as provided herein.
[SIGNATURES ON FOLLOWING PAGE.]
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 135 of 410 19 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first set forth above.
“Buyer” “Seller”
CITY OF INDIO CHRIS P. VARGAS
By: ______________________________ By: ______________________________ Bryan H. Montgomery Chris P. Vargas
City Manager Owner
Date: _________________ Date: _________________
Attested to:
By: ______________________________
Sabdi Sanchez
Director of City Clerk Services
Date: _________________
Approved as to form:
By: ______________________________
Steven G. Pacifico
City Attorney
Date: _________________
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 136 of 410
EXHIBIT “A”
LEGAL DESCRIPTION
The land referred to herein is situated in the State of CALIFORNIA, County of RIVERSIDE, and described as follows:
POR LOT 1 BLK 7 MB 010/041 WILSONS 1ST ADD TO INDIO THE EAST HALF OF LOT 1 OF BLOCK 7 OF WILSON#S FIRST ADDITION TO INDIO, AS SHOWN BY MAP ON FILE IN BOOK 10, PAGE 41 OF MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. Lot 1 Block 7 SubdivisionName WILSONS 1ST ADD TO INDIO LotType Lot RecMapType Map Book MapPlatB 010 MapPlatP 041 PortionLot Portion
Assessor's Parcel Number: 611-221-003
Authorization to Negotiate and Execute a Purchase and Sale Agreement wit... Page 137 of 410 City of Indio
City Council
April 1, 2026
STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Brian Halvorson, Dir. Of Community Development Subject: Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Recommendations the for 34120 No. approve Tract Tentative to Map subdivision of approximately 7.61 acres into 50 residential lots and Planning Review Discretionary for the Estrella Estates development and architectural design of 50 detached single-family residential homes in the Suburban Neighborhood High General Plan designation and Suburban Neighborhood 8 (SN-8) zoning district located east of Jackson Street and north of Avenue 50 (Assessor’s Parcel Number 612-280-014).
RECOMMENDATION:
The Planning Commission recommends approval of Resolution Nos. 10557 & 10556 for Planning Review Discretionary (Case No. PLAN-PRD-25-0019) and Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001) and certification of CEQA Guidelines section 15183 for Consistency Findings with the City of Indio General Plan 2040’s Program Environmental Impact Report (Case No. PLAN-ER-25-0021).
SUMMARY:
The applicant, Yang Hu of Pearl City Engineering, submitted applications to the Community Development Department for Planning Review Discretionary for the development and architectural design of 50 detached single-family residential homes and Tentative Tract Map No. 34120 to subdivide one existing parcel (APN 612-280-014) totaling approximately 7.61 gross acres, with a net developable area of 5.64 acres, into 50 residential lots with private streets and associated improvements. The project site is located eastly of Jackson Street and north of Avenue 50 and is designated Suburban Neighborhood High under the General Plan 2040 and zoned Suburban Neighborhood 8 (SN-8) under the Unified Development Code (UDC). Environmental Review (PLAN- ER-25-0021) was prepared to evaluate the project’s consistency with the City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021) pursuant to CEQA Guidelines Section 15183.
BACKGROUND INFORMATION:
A Pre-Application Conference (PLAN-PAC-24-0033) for the project was conducted on November 21, 2024, during which staff outlined the required applications and review procedures for the proposed subdivision and residential development. Following the Pre-Application Conference, the applicant submitted a Planning Review Discretionary application (PLAN-PRD-25-0019) on June 20, 2025, for the development and architectural design of the proposed 50 detached single-family homes. An Environmental Review application (PLAN-ER-25-0021) was subsequently submitted on September 22, 2025. On November 3, 2025, City staff completed the preliminary review and AGENDA ITEM #11.1
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 138 of 410 determined that the Tentative Tract Map and Planning Review applications were complete for processing.
A Project Consultation study session was conducted before the Planning Commission on January 28, 2026, at the request of the applicant to discuss front and garage setback standards and their application to the proposed subdivision layout. During the study session, the Commission provided comments regarding the proposed private gated entry, the location of the on-site park area, and garage placement in relation to required setbacks. In response to Commission feedback, the applicant revised and resubmitted the project to remove the gated entry, adjust the site layout to add patios within the front setback, and ensure compliance with applicable setback standards, while maintaining the internal private street configuration.
Environmental review for the project was conducted pursuant to the California Environmental Quality Act (CEQA). The applicant prepared a CEQA Guidelines section 15183 consistency checklist, which was reviewed by the City as Lead Agency. The analysis determined that the proposed subdivision and associated residential development are consistent with the development density and land use designation evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021). The project does not result in project-specific impacts that are peculiar to the site, does not create new significant off-site or cumulative impacts beyond those analyzed in the Program EIR, and does not involve new information indicating more severe environmental effects. Pursuant to CEQA Guidelines Section 15183, no additional environmental document is required, as the project is consistent with the previously certified Program Environmental Impact Report for the City of Indio General Plan 2040.
On March 11, 2026, the Planning Commission approved Resolution 2122 & 2123 recommending City Council approval of the Planning Review Discretionary permit and Tentative Tract Map No. 34120 and certification of the CEQA Consistency findings with the City of Indio General Plan 2040’s Program Environmental Impact report (Case File No. PLAN-ER-25-0021).
Public Hearing Notice:
A public hearing notice for the Project was published in the Desert Sun, the newspaper of record, on March 20, 2026, and a public hearing notice was mailed to property owners within a radius of 500- feet of the subject property on March 18, 2026, in accordance with Government Code Section 65090.
Project Site and Surrounding Land Uses
The project site is designated Suburban Neighborhood High (SNH) under the City of Indio General Plan 2040 and is zoned Suburban Neighborhood 8 (SN-8) under the UDC. The site is currently vacant.
Properties to the north are designated Suburban Neighborhood High (SNH) and zoned Suburban Neighborhood 8 (SN-8) and are developed with multi-family residential uses. Properties to the east are also designated Suburban Neighborhood High (SNH) and zoned Suburban Neighborhood 8 (SN-8) and are developed with a place of worship. Properties to the west are designated Neighborhood Center (NC) and zoned Neighborhood Center (NC) and are currently vacant.
Properties to the south are located outside of the City’s jurisdiction and are used for agricultural purposes.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 139 of 410 The General Plan Land Use designations, Zoning Designations, and Existing Uses are identified in the table below:
Table A:
General Plan, Zoning, and Surrounding Existing use
General Plan 2040 Zoning Existing Use
Site: Suburban
Neighborhood High
(SNH)
Suburban
Neighborhood 8
(SN-8)
Vacant
North: Suburban
Neighborhood High
(SNH)
Suburban
Neighborhood 8
(SN-8)
Multi-Family
Residential
South: Outside of the City
Jurisdiction
Outside of the City
Jurisdiction
Agriculture
East: Suburban
Neighborhood High
(SNH)
Suburban
Neighborhood 8
(SN-8)
Place of Worship
West: Neighborhood Center
(NC)
Neighborhood Center
(NC)
Vacant
Tentative Tract Map
Tentative Tract Map No. 34120 includes the subdivision of one parcel totaling approximately 7.61 gross acres, with a net developable area of 5.64 acres, into 50 single-family residential lots, private street lots, a stormwater infiltration basin lot, and open space.
Lot No. New Parcel Size
(Approx.) Zoning Existing Use
Lots 1–50 Approximately 4,500
sq. ft. and greater
Suburban
Neighborhood 8 (SN-
8)
Vacant Land
Lots A, B, C Private streets
Suburban
Neighborhood 8 (SN-
8)
Vacant Land
Lot D Infiltration Basin
Suburban
Neighborhood 8 (SN-
8)
Vacant Land
Lot E Park
Suburban
Neighborhood 8 (SN-
8)
Vacant Land
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.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 140 of 410 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 Suburban Neighborhood High (SNH) under the City of Indio General Plan 2040. The SNH designation allows detached single-family residential development at urban neighborhood densities ranging from four to eight dwelling units per acre. Tentative Tract Map No. 34120 proposes 50 detached single-family residential lots on approximately 7.61 gross acres, resulting in a residential density within the range anticipated by the SNH designation. The subdivision is therefore consistent with the land use designation and applicable General Plan policies.
II. The design or improvement of the proposed subdivision is consistent with applicable general and development agreement in that:
The project subdivides APN 612-280-014 into 50 residential lots, three private street lots (Lots A–C), one infiltration basin lot (Lot D), and one park lot (Lot E). The subdivision design includes internal private circulation, stormwater facilities, and open space components that implement the development standards of the Suburban Neighborhood 8 (SN-8) zoning designation and the policies of the General Plan 2040. All improvements will be constructed in accordance with City standards and conditions of approval. The project is not subject to a Development Agreement.
III. The site is physically suitable for the type of development.
The project site is located east of Jackson Street and north of Avenue 50 within an established urbanized area. The parcel is generally flat, vacant, and free from significant topographical or geologic constraints that would preclude residential development. The site is designated and zoned for single-family residential use and will be served by internal private streets connecting to Avenue 50. The property is physically suitable for detached single- family residential development.
IV. The site is physically suitable for the proposed density of development.
Tentative Tract Map No. 34120 proposes 50 residential lots on approximately 7.61 gross acres. The proposed density does not exceed the maximum permitted within the SN-8 zoning district. Individual lot sizes comply with the minimum lot area requirements of the district, and the subdivision design includes necessary infrastructure and open space components to support the proposed density. The site is physically capable of accommodating the number of units proposed.
V. 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.
The site is located within a developed urban area and consists of previously disturbed vacant land. It does not contain wetlands, riparian corridors, watercourses, or designated sensitive biological habitat areas. Environmental review was conducted pursuant to CEQA Guidelines Section 15183, and the City determined that the project is consistent with the development assumptions analyzed in the certified General Plan 2040 Program Environmental Impact Report and would not result in new or more severe environmental impacts. The subdivision is not likely to cause substantial environmental damage or injury to biological resources.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 141 of 410
VI. The design of the subdivision or type of improvements is not likely to cause serious public health problems.
The subdivision will connect to existing public water, sewer, storm drain, and utility systems.
Required infrastructure improvements will be constructed in accordance with City standards and conditions of approval. Reviewing agencies, including the Indio Water Authority, Public Works Department, and Fire Department, have imposed conditions to ensure adequate service capacity, emergency access, and fire protection. Compliance with these requirements ensures the subdivision will not create serious public health concerns.
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.
The subdivision has been designed to accommodate required public utility, drainage, and access easements. Any required dedications or grants of easement will be reflected on the Final Map and recorded accordingly. The project does not eliminate or obstruct any existing public access easements, and no public access rights will be impaired.
Planning Review Findings:
General Plan 2040 Consistency:
Pursuant to Indio Municipal Code Section 6.04.03, Planning Review, and subject to state law, the Planning Commission must make the following findings for design review approval:
I. Consistency with General Plan policies and any applicable specific plan, project master plan or development agreement.
The City of Indio General Plan Update 2040, adopted on September 18, 2019, categorizes land and Public and Districts, Neighborhoods, Centers, major four into uses classes:
Institutional (Table 3-2: General Plan Types, City of Indio GPU 2040). The project site is located within the Neighborhoods major class and is designated Suburban Neighborhood High (SNH).
The Suburban Neighborhood High land use designation is intended to provide detached single-family residential neighborhoods with a variety of lot sizes and configurations at a maximum The traditional supports designation acre. dwelling units 8 of density per neighborhood development patterns and allows for compatible residential uses, parks, and neighborhood-serving amenities consistent with the scale and character of surrounding development.
The Estrella Estates project includes Planning Review Discretionary (PLAN-PRD-25-0019) for the architectural design, building placement, and site layout of 50 detached single-family homes associated with Tentative Tract Map No. 34120 (PLAN-TTM-24-0001). The project site contains approximately 7.61 gross acres, with a net developable area of approximately
5.64 acres, and is located east of Jackson Street and north of Avenue 50 (APN 612-280- 014). The property is zoned Suburban Neighborhood 8 (SN-8), which implements the Suburban Neighborhood High General Plan designation.
consistent are design architectural proposed subdivision residential The with and the permitted uses, density parameters, and neighborhood character envisioned under the
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 142 of 410 Suburban Neighborhood High designation. The Planning Review Discretionary ensures that the building design, elevations, setbacks, landscaping, and site configuration comply with the Unified Development Code and are compatible with surrounding residential development. As proposed, the project is consistent with the City of Indio General Plan 2040.
The General Plan 2040 contains goals and policies that are relevant to the Project. The following identifies these goals and policies and makes findings of fact regarding if and how the Project complies with them:
Goal LU-6: Enhance Existing Neighborhoods. A City with well-maintained residential neighborhoods that support Downtown and Midtown.
LU-6.2 Orientation. Orient all new residential construction towards streets, public spaces, or shared private spaces, placing parking to back or side of the lot.
Finding:
The subdivision establishes residential lots oriented toward internal private streets and future residential construction will be required to orient primary entrances toward the street or shared private spaces in accordance with zoning placement standards. The Project therefore supports the neighborhood design intent of LU-6.2.
LU-6.10 High-quality landscaping and fencing. Encourage property owners to maintain and improve their yards and the front facades of the homes and to encourage the use of drought-tolerant landscaping. Prohibit front yard fences made from concrete blocks or chain links.
Finding:
The Project is conditioned to comply with City landscaping standards and water-efficient landscape requirements. Future residential development within the subdivision will incorporate drought-tolerant plant materials consistent with City standards and CALGreen requirements and will not include chain link fences or concrete blocks in the front yards of the homes. The Project therefore supports the objectives of LU-6.10.
Goal LU-7: New Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles.
LU-7.5 Provision of sidewalks. Except within designated Rural Estate areas, require sidewalks of at least five feet in width on at least one side of private and both sides of public streets in neighborhoods and prohibit obstructions, such as utility boxes, telephone poles, street signs, etc. that would impede sidewalk use.
Finding:
The subdivision will construct required frontage improvements along Avenue 50 and sidewalk improvements consistent with City engineering standards. These improvements provide pedestrian circulation throughout the development and connection to the existing roadway network. The Project therefore complies with LU-7.5.
LU-7.8 Gated communities. Discourage the construction of new gated communities. When gated communities are allowed, require frequent pedestrian and bicycle connections between the gated community and surrounding areas at distances no more than 600 feet apart.
Finding:
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 143 of 410 The subdivision is not proposed as a gated development. Residential streets will remain open and integrated with the surrounding neighborhood circulation system. The Project is therefore consistent with LU-7.8.
LU-7.12 Access to parks and open spaces. Require the design of new neighborhoods and, where feasible, retrofit existing neighborhoods, so that the majority of dwelling units are within a half-mile walking distance of a usable open space such as a tot-lot, neighborhood park, community park, or plaza/green.
Finding:
The Project site is located within an established urban area of the City where residents have access to nearby recreational amenities and open space resources. In addition, the project includes open space with amenities, and the subdivision design supports residential development within the City’s existing service area and maintains access to surrounding and proposed amenities. The Project therefore supports the intent of LU-7.12.
Mobility Element
Goal ME-1: Complete Streets. A City that embraces complete streets by providing streets that are safe and accessible by users of all ages and all abilities.
ME-1.2 Users. Design and build streets that accommodate users of all ages and all abilities.
This includes utilizing the layered networks approach to identify key modes that shall be prioritized and enhanced along streets.
Finding:
The Project will construct frontage improvements along Avenue 50 and internal pedestrian facilities consistent with City engineering standards. These improvements will support safe circulation for vehicles, pedestrians, and emergency services consistent with the City’s multimodal transportation goals. The Project therefore supports ME-1.2.
ME-1.4 Street connectivity. Encourage short block spacing for new development consistent with the Land Use and Community Design Element to enhance connectivity to neighborhoods. In key areas of the City (e.g. the pedestrian-priority areas, Downtown, Midtown, and Festival Districts), work with existing land owners to improve connectivity for bicycles and pedestrians.
Finding:
The subdivision connects directly to Avenue 50 and provides internal private streets that support logical neighborhood circulation. The layout supports connectivity using sidewalks within the development and integration with the existing roadway network. The Project therefore supports ME-1.4.
II. Standards Consistency. Consistence with applicable objective development standards and design standards and/or design guidelines adopted by the City Council.
The City Council adopted the City of Indio Unified Development Code (UDC) on September 21, 2022, which became effective on October 22, 2022. The following identifies land use regulations and development standards relevant and applicable to the Estrella Estates Project and makes findings of fact regarding how the Project complies with them.
Unified Development Code (UDC) Compliance:
The project site is located within the Suburban Neighborhood 8 (SN-8) zoning designation under the City of Indio Unified Development Code. The SN-8 district permits single-family
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 144 of 410 residential development at densities up to eight dwelling units per acre and establishes objective standards for lot size, setbacks, building height, lot coverage, parking, and site design.
Tentative Tract Map No. 34120 proposes to subdivide approximately 7.61 gross acres, with
5.64 net developable acres, into fifty (50) detached single-family residential lots, three private street lots, one open space lot, and one stormwater infiltration basin lot. The proposed gross density of approximately 6.57 dwelling units per acre is within the permitted range of four to eight dwelling units per acre in the SN-8 district.
All proposed residential lots meet or exceed the minimum lot area requirement of 4,500 square feet and are designed to comply with the development standards of the SN-8 zone, including minimum lot width and depth, required front, side, and rear setbacks, and lot coverage can lot that demonstrate each development The limitations. envelopes accommodate a single-family residence consistent with these standards.
The maximum building height permitted in the SN-8 zone for a primary structure with architectural features is 40 feet. Compliance with applicable height standards will be verified through the building permit review process. Each lot is designed to accommodate the required minimum of two covered parking spaces per dwelling unit, consistent with UDC parking requirements for single-family detached homes.
Landscaping within common areas and along street frontages will comply with applicable UDC landscaping standards and the California Model Water Efficient Landscape Ordinance.
Planting plans will incorporate drought-tolerant species from the City’s approved plant palette.
standards, applicable and subdivision regulations, SN-8 the with Consistency zoning residential design criteria has been evaluated through the Planning Review for the project.
Section 2.02.02: Land Use Regulations
The project site is located within the Suburban Neighborhood 8 (SN-8) zoning designation and is designated Suburban Neighborhood High under the General Plan 2040. The SN-8 zoning district permits single-family detached residential development at densities ranging from four to eight dwelling units per acre, subject to compliance with applicable development standards. Subdivision of land for residential purposes requires approval of a Tentative Tract Map in accordance with the Unified Development Code and the Subdivision Map Act.
Tentative Tract Map No. 34120 proposes to subdivide approximately 7.61 gross acres (5.64 net acres) into fifty (50) detached single-family residential lots, three (3) private street lots, one (1) open space lot, and one (1) stormwater infiltration basin lot. The resulting density of approximately 6.5 dwelling units per acre falls within the permitted SN-8 density range. The proposed subdivision is therefore consistent with the allowable uses and density standards of the SN-8 zoning designation.
Section 2.02.03: Development Regulations
Section 2.02.03 establishes objective development standards for residential districts. The subdivision the with compliance for reviewed lot have configuration and layout been applicable SN-8 standards.
The following table summarizes the required standards and the proposed development:
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 145 of 410 Standard Required by Code
(SN-8)
Proposed Project
(TTM 34120)
Minimum Lot Size
(sf) 4,500 4,500 – 6,896
Minimum Lot
Width (lf) 40 40+
Minimum Lot
Depth (lf) 80 80+
Density (du/ac) 4 – 8 6.5
Maximum Height
(ft)/Stories –
Primary Building
with Architectural
Features
40 ft / 2 stories 35 ft / 2 stories
Maximum Lot
Coverage (%) 60% Approximately
25% – 32%
Front Setback 10 ft 10 ft or greater
Street Side
Setback 10 ft As applicable
Interior Side
Setback 5 ft 5 ft or greater
Rear Setback 15 ft 15 ft or greater
Alley Setback 5 ft Not applicable
The Tentative Tract Map establishes lot dimensions that meet or exceed minimum lot size, width, and depth requirements. Development envelopes incorporate the required setbacks, and proposed building heights remain within the maximum permitted standard. Estimated lot coverage is substantially below the 60 percent maximum. Final compliance with height, lot coverage, and setback standards will be confirmed through the building permit review process.
Subdivision Regulations
Subdivision of land is regulated by the Unified Development Code and the Subdivision Map Act. Tentative Tract Map No. 34120 establishes internal private street circulation, including Cherry Street extending from Avenue 50, and private streets identified as Cherry Street, Apple Lane, and Peach Lane. The subdivision also includes an open space lot, a stormwater infiltration basin lot, and required frontage improvements along Avenue 50.
The subdivision layout provides logical lot configuration, internal connectivity, and infrastructure placement consistent with City engineering and planning standards. The Project is being processed through the required Tentative Tract Map and Planning Review applications in compliance with applicable procedural requirements.
Section 3.03.05: Off-Street Vehicle Parking Requirements Section 3.03.05 establishes minimum off-street parking requirements by land use type.
Single-family detached dwellings require a minimum of two parking spaces per unit, with at least one space enclosed.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 146 of 410 For fifty (50) residential units, a total of 100 parking spaces are required. Each residence includes an attached two-car garage, providing 100 enclosed parking spaces. The Project satisfies the minimum parking requirement.
parking and subdivision, use, land development, the of review on Based applicable standards, Tentative Tract Map No. 34120 and the associated Planning Review for Estrella Estates comply with the objective requirements of the SN-8 zoning designation and the Unified Development Code.
III. Overall Function and Design. The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community. The overall design of the project, including its scale, landscaping, the enhance will and design, exterior plan, site massing, appearance and features of the project site and the surrounding natural and built environment.
The project establishes a cohesive single-family residential neighborhood consistent with the Suburban Neighborhood 8 zoning designation and the Suburban Neighborhood High General Plan land use designation. The subdivision is organized around an internal private street network serving fifty detached residential lots, with one open space lot and one stormwater infiltration basin integrated into the overall layout. The proposed homes consist of nine model types, generally two stories in height and ranging from approximately 2,200 to 2,400 square feet. The architectural program incorporates Spanish Colonial design elements including stucco finishes, clay tile roofs, recessed entries, balconies, and articulated façades that provide variation while maintaining a unified theme. The scale, massing, and residential character are consistent with suburban neighborhood expectations and appropriate for the zoning and surrounding context. The project replaces a vacant and disturbed site with an organized residential development that enhances the visual character of the area.
IV. Site Design. Structures within the development and between the structures and the site development site related and structures one another. to relate Proposed improvements relate and connect to existing development in the vicinity. The site is designed to promote efficient circulation and encourage a range of transportation modes by providing safe and convenient routes for pedestrians and cyclists. Projects incorporate necessary utilities and service areas such that they are compatible with the overall design of the project and minimize visual impacts.
The subdivision establishes a coordinated neighborhood layout in which residential lots are arranged around internal private streets identified as Cherry Street, Apple Lane, and Peach Lane, with primary access from Avenue 50. The internal circulation system provides orderly vehicular movement and accommodates emergency access consistent with City standards.
Required frontage improvements along Avenue 50 ensure connectivity to the existing public street network. The project incorporates one open space lot and one stormwater infiltration basin lot to provide drainage functionality and neighborhood relief areas. Utilities will be installed in accordance with City standards and coordinated with applicable service providers.
Private streets, common areas, and drainage facilities will be owned and maintained by a homeowners association to ensure long-term maintenance and functionality. The site design integrates circulation and infrastructure improvements consistent with residential subdivision standards.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 147 of 410 V. Building Design. Buildings are designed to mediate scale, massing, and bulk, reflect a human scale design, and enhance the pedestrian experience through building architecture project The treatments. is façade and modulation articulation harmoniously integrated internally and in relation to the architecture in the vicinity in terms of colors and materials, scale, and building design. The design is sensitive to and compatible with low-density residential uses in the vicinity.
The proposed two-story residences utilize consistent architectural materials and design elements that moderate scale and massing through façade articulation, varied rooflines, and decorative detailing. Required setbacks and development envelopes establish consistent building placement that reinforces neighborhood rhythm and pedestrian scale. Attached two- car garages consolidate parking within enclosed structures and minimize visual impacts associated with surface parking. The architectural theme and residential scale are compatible with surrounding low-density development patterns and comply with applicable development standards.
VI. Streetscape. The design of streetscapes, including street trees, lighting, and pedestrian elements, is consistent with the intended character of the area.
The subdivision establishes internal private streets connected to Avenue 50, with residences oriented toward the street to reinforce neighborhood visibility and organization. Landscaped parkways and common areas provide visual continuity along internal circulation routes. The inclusion of an open space lot contributes to neighborhood relief and enhances the residential streetscape environment consistent with the Suburban Neighborhood High designation.
VII. Parking. Parking areas are designed and developed to provide adequate parking, buffer surrounding land uses, compliment pedestrian-oriented development, enhance the environmental quality of the site (e.g., by minimizing stormwater run-off and the heat island effect), and achieve a safe, efficient, and harmonious development. Parking areas are properly sited, designed, and screened to minimize the impacts of parking and vehicles on the pedestrian experience.
The proposed subdivision is a single-family residential development in which all required parking will be provided on-site within individual residential lots through compliant garage and driveway configurations. As such, no centralized parking areas are proposed. Parking will be designed in accordance with the Unified Development Code standards to ensure adequate capacity, safe vehicular circulation, and compatibility with the residential character of the neighborhood. The Project is consistent with the intent of this standard.
VIII. Screening and Fencing/Walls. Fences, walls, and other visual screening elements the with compatible are interest, visual of materials, high-quality made are add character of surrounding development, and help community members differentiate between public and private property. Appropriate screening is provided between incompatible uses.
The Project will include perimeter walls and fencing consistent with the Unified Development Code requirements for residential subdivisions. These improvements will be constructed with durable materials and designed to be compatible with surrounding development. Fencing will provide clear delineation between public and private areas and will ensure appropriate screening where adjacent to public rights-of-way or differing land uses. Final wall and fencing details will be reviewed and approved through the building permit process. The Project is consistent with this standard.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 148 of 410
IX. Lighting. Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, and avoid creating glare.
The Lighting within the subdivision will comply with applicable City standards for residential development. Street lighting and any building-mounted fixtures will be shielded and oriented to prevent glare and light spillover onto adjacent properties. Compliance will be verified during improvement plan review and building permit review to ensure appropriate fixture placement and illumination levels.
X. Landscaping. the enhance and compatible be with designed is Landscaping to architectural character and features of the buildings on site, conserve water, provide buffers or screening, and help relate the building to the surrounding landscape.
Landscaping will be integrated within front yards, parkways, common areas, and around the stormwater appearance environmental and neighborhood to basin infiltration support functionality. Plant materials will consist of drought-tolerant species appropriate for desert climate conditions and consistent with applicable water efficiency standards. Final landscape plans will be reviewed to confirm compliance with City landscaping and water conservation requirements.
XI. Consistency and Compatibility. Project details, materials, signage, and landscaping are internally consistent, fully integrated with one another, and visually consistent with the proposed architectural design.
The subdivision layout, residential lot configuration, density, and building form are consistent with the Suburban Neighborhood High General Plan designation and the Suburban Neighborhood 8 zoning district. The coordinated design of streets, open space areas, and residential lots establishes a unified neighborhood pattern that is compatible with adjacent suburban residential uses.
XII. Public Art Component.Public Art is provided in satisfaction of Chapter 3.06. Art in Public Places.
In lieu of providing on-site public art, the Project will comply with Chapter 3.06 (Art in Public Places) of the Unified Development Code through payment of the required in-lieu fee. Payment of the fee will contribute toward the City’s public art program and satisfies the requirements of the ordinance.
XIII. The project will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety, or general welfare.
The project is subject to compliance with applicable zoning, subdivision, engineering, and building circulation, standards. Required infrastructure improvements, including internal stormwater management, and utility connections, will be constructed in accordance with City requirements. The proposed land use is residential and consistent with the adopted General Plan and zoning designation. With implementation of conditions of approval and compliance through plan check and permitting, the project will function as a standard single-family residential neighborhood and will not adversely affect surrounding properties or public welfare.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 149 of 410 Housing Element Compliance
The project site, identified as Assessor’s Parcel Number 612-280-014, has a General Plan land use designation of Suburban Neighborhood High and is zoned Suburban Neighborhood 8 (SN-8), which permits residential development at a density range of 4 to 8 dwelling units per acre and was relied upon in the City’s 6th Cycle Housing Element (2021–2029) to demonstrate adequate residential capacity to meet the City’s Regional Housing Needs Allocation. Although APN 612-280-014 is not individually identified in Appendix E (Sites Analysis and Inventory) of the Housing Element, the Housing identifying by law housing sufficient with compliance demonstrates Element State residentially zoned land, pipeline projects, accessory dwelling unit projections, and rezoned sites to accommodate the City’s total RHNA of 7,812 units during the planning period. Tentative Tract Map No. 34120 proposes 50 market-rate, for-sale single-family residential units within the permitted density range of the SN-8 zone, and these units would contribute 50 above moderate-income units toward the City’s above moderate-income RHNA allocation of 3,534 units for the 2021–2029 cycle.
The project does not involve the demolition or displacement of existing housing and is consistent with development residential facilitate to policies goals Element’s Housing the within and appropriately designated and zoned areas of the City.
Conclusion:
Staff find that the findings required under Government Code Section 66474 of the Subdivision Map Act can be made for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001). The proposed subdivision of approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres, into 50 detached single-family residential lots with associated private streets, open space lots, stormwater facilities, landscaping, and related on-site and off-site improvements is consistent with the City of Indio General Plan 2040 and the Unified Development Code. The project site is designated Suburban Neighborhood High and zoned Suburban Neighborhood 8 (SN-8), which permits residential development at a density of 4 to 8 dwelling units per acre, and the proposed subdivision complies with the applicable objective development standards of the SN-8 zone. The subdivision design provides adequate access, infrastructure improvements, and utility connections consistent with City requirements and does not conflict with existing public easements for access or use within the subdivision boundaries. Pursuant to CEQA Guidelines Section 15183, the City determined the project is consistent with the General Plan and the certified General Plan Update Program Environmental Impact Report (SCH No. 2015081021), and the project would not result in new, peculiar, or more severe environmental impacts than those previously analyzed. Based on the project description, applicable standards, and recommended conditions of approval, the subdivision will not cause substantial environmental damage, substantially and avoidably injure fish or wildlife or their habitat, or cause serious public health problems, and implementation of the conditions of approval will ensure compliance with regulations related to public health, safety, and welfare and avoid material injury to properties or improvements in the surrounding area.
Environmental Assessment:
Section 6.03.06 of the Unified Development Code requires that all projects as defined by the California Environmental Quality Act be reviewed for compliance with CEQA and its Guidelines.
Environmental review for Tentative Tract Map No. 34120 and the associated Planning Review was conducted pursuant to Title 14 of the California Code of Regulations. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN-ER-25-0021) was prepared to evaluate the potential environmental impacts associated with subdividing approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres, into 50 detached single-family residential lots with private streets, open space lots, stormwater facilities, landscaping, and related improvements. The
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 150 of 410 analysis determined that the project is consistent with the Suburban Neighborhood High land use designation and the development density evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021). The review concluded that the project would not result in new, peculiar, or more severe environmental impacts beyond those previously analyzed in the General Plan EIR. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental documentation is required.
ATTACHMENTS:
Attachment 1 - Resolution No. 10557 - Estrella Estates PRD Attachment 2 - Resolution No. 10556 - Estrella Estates TTM Attachment 3 - PC Signed Reso 2122
Attachment 4 - PC Signed Reso 2123
Attachment 5 - Vicinity Map
Attachment 6 - TTM 34120
Attachment 7 - Project Documents
Attachment 8 - CEQA Environmental Checklist
APPROVAL(S):
Ruby D. Walla, Director of Finance Approved - 22 Mar 2026 Jennifer A. Mizrahi, Assistant City Attorney Approved - 23 Mar 2026 Jonathan Nicks, Assistant City Manager Approved - 24 Mar 2026
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 151 of 410
RESOLUTION NO. 10557
RESOLUTION NO. 10557 OF THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, APPROVING THE ESTRELLA ESTATES PLANNING REVIEW AND
ARCHITECTURAL REVIEW, ON THE PROPERTY LOCATED NEAR THE
INTERSECTION OF AVENUE 50 AND EAST OF JACKSON STREET ON APPROXIMATELY 7.61 ACRES (APN: 612-280-014)
WHEREAS, on September 9, 2024, the applicant, Yang Hu of Pearl City Engineering, submitted applications to the City of Indio Community Development Department for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001) to subdivide one existing parcel identified as Assessor’s Parcel Number 612-280-014, totaling approximately 7.61 gross acres with a net developable area of 5.64 acres, into 50 detached single-family residential lots with internal private streets and associated improvements; and
WHEREAS, on June 20, 2025, the applicant submitted a Planning Review Discretionary application (Case No. PLAN-PRD-25-0019) for the architectural design, building placement, and site layout of 50 detached single-family residential homes associated with Tentative Tract Map No. 34120; and
WHEREAS, on September 22, 2025, an Environmental Review application (Case No. PLAN-ER-25-0021) was submitted to evaluate the project’s consistency with the City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021) pursuant to CEQA Guidelines Section 15183; and WHEREAS, on November 3, 2025, City staff determined that the Tentative Tract Map and Planning Review applications were complete for processing; and WHEREAS, the project site is located east of Jackson Street and north of Avenue 50 in the City of Indio, Riverside County, California, identified as Assessor’s Parcel Number 612-280-014 (“Property”); and
WHEREAS, the Property is designated Suburban Neighborhood High under the City of Indio General Plan 2040 and is zoned Suburban Neighborhood 8 (SN-8) pursuant to the City of Indio Unified Development Code; and WHEREAS, a Project Consultation study session was conducted before The City Council on January 28, 2026, during which the Commission provided comments regarding the proposed gated entry and location of the on-site park area, and the applicant subsequently revised the project to remove the gated entry and reconfigure the site layout; and
WHEREAS, in accordance with Government Code Section 65090, a public hearing notice for the Planning Review Discretionary application (Case No. PLAN-PRD-
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 152 of 410 2 25-0019) was published in The Desert Sun on March 20, 2026, and mailed to property owners within 500 feet of the subject property on March 18, 2026; and WHEREAS, on the March 11, 2026, Planning Commission meeting the City of Indio Planning Commission Reviewed the Proposed Tract Map, Planning Review, and associated environmental documentation for the project; and WHEREAS, the Planning Commission recommended approval of the Estrella Estates Proposed Tract Map and Planning Review; and
WHEREAS, The City Council held a duly noticed public hearing to consider the Planning Review Discretionary application, at which time staff presented the project, the environmental determination, and recommended findings, and the Commission considered all written and oral testimony; and
WHEREAS, The City Council has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0021), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent with the General Plan, the Unified Development Code, and applicable provisions of the Subdivision Map Act.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY RESOLVES, FINDS AND DETERMINES 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, are incorporated into the following findings by reference, and constitute a material part of this Resolution.
SECTION 2. Environmental Findings. The City Council has independently reviewed the CEQA Section 15183 Consistency Checklist and the administrative record for the proposed Estrella Estates residential project, including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are incorporated herein by reference and are on file with the Community Development Department for the City of Indio. The City Council hereby finds that:
The City of Indio, as Lead Agency under the California Environmental Quality Act, has determined that environmental review for Tentative Tract Map No. 34120 (PLAN-TTM-24-0001) and Planning Review Discretionary (PLAN-PRD-25-0019) is appropriately conducted pursuant to CEQA Guidelines Section 15183, which applies to projects that are consistent with the development density and land use designation established by an existing General Plan for which an Environmental Impact Report has been certified. A CEQA Guidelines Section 15183 Consistency Checklist (Case No.
PLAN-ER-25-0021) was prepared to evaluate the potential environmental effects associated with subdividing approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres, into 50 detached single-family residential lots with
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 153 of 410 3 internal private streets, open space lots, a stormwater infiltration basin, landscaping, and related improvements on property identified as Assessor’s Parcel Number 612-280- 014, located east of Jackson Street and north of Avenue 50.
The environmental analysis determined that the project is consistent with the Suburban Neighborhood High land use designation and development density evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No. 2015081021). The review further determined that the project does not result in project-specific impacts that are peculiar to the site, does not create new significant off-site or cumulative impacts beyond those analyzed in the Program EIR, and does not involve new information demonstrating that previously identified significant effects would be more severe. Based on these findings, and pursuant to CEQA Guidelines Section 15183, no additional environmental document is required, and the certified General Plan 2040 Program Environmental Impact Report remains sufficient for environmental review of the Estrella Estates Project.
SECTION 3. Planning Review Findings. Based upon the evidence presented at the public hearing, including the staff report and all written and verbal testimony, which are incorporated herein by reference, The City Council hereby finds the following in support of Planning Review Case File No. PLAN-PRD-25-0019:
a. The proposed development is consistent with the policies of the City of Indio General Plan 2040 and the Unified Development Code. The project site is designated Suburban Neighborhood High and zoned Suburban Neighborhood 8 (SN-8). The SN-8 zoning district permits detached single-family residential development at a density range of four to eight dwelling units per acre. Tentative Tract Map No. 34120 establishes 50 detached single-family residential lots on approximately 7.61 gross acres, with a net developable area of 5.64 acres, resulting in a density of approximately 6.5 dwelling units per acre, which is within the permitted density range. The project implements the land use framework and neighborhood objectives of the General Plan. b. The proposed project complies with all applicable objective development standards adopted by the City, including minimum lot size of 4,500 square feet, minimum lot width of 40 feet, minimum lot depth of 80 feet, maximum building height of 35 feet and two stories, maximum lot coverage of 60 percent, and required setbacks of 10 feet front, 5 feet interior side, 15 feet rear, and 10 feet street side where applicable.
The subdivision layout and building envelopes are designed to accommodate residential construction consistent with these standards, and final compliance will be verified at building permit issuance.
c. The project design is appropriate for its intended single-family residential function. The subdivision establishes internal private streets identified as Cherry Street, Apple Lane, and Peach Lane, providing orderly vehicular circulation and pedestrian access. The overall layout includes a stormwater infiltration basin lot and open space lot integrated into the site design. The scale and massing of the proposed two-story
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 154 of 410 4 detached residences are consistent with suburban neighborhood development patterns within the SN-8 zoning district.
d. The proposed structures and related site improvements are designed to function cohesively within the subdivision and connect logically to surrounding infrastructure. Primary access is provided from Avenue 50. Required frontage improvements along Avenue 50 will be constructed in accordance with City Engineering standards. Utilities, drainage facilities, and private streets will be installed pursuant to approved improvement plans. Trash collection will be provided through standard residential curbside service. Private streets and common areas will be maintained by a homeowners association.
e. The proposed homes are designed as two-story Spanish-style residences utilizing stucco exterior finishes, clay tile roofing, articulated façades, recessed entries, balconies, and varied rooflines. The architectural program includes multiple model types to provide variation while maintaining a cohesive design theme. Façade articulation, modulation, and material variation address building mass and promote neighborhood compatibility.
f. The streetscape design incorporates drought-tolerant landscaping, street trees, and sidewalk connections consistent with City standards. Internal sidewalks and required frontage improvements along Avenue 50 provide pedestrian circulation and connectivity. The removal of the previously proposed gated entry ensures integration with surrounding neighborhoods and consistency with General Plan policy discouraging gated communities.
g. Parking for the subdivision is provided on a per-lot basis in compliance with Unified Development Code Section 3.03.05. Single-family detached dwellings require a minimum of two parking spaces per unit, with at least one enclosed. Each of the 50 residential lots includes an attached two-car garage, providing 100 enclosed parking spaces in total, which satisfies the required parking standard. Driveway parking further supplements available parking.
h. The project incorporates perimeter fencing and residential fencing consistent with Unified Development Code standards. Refuse and recycling storage will occur within individual residential garages or side yards with curbside collection. Required easements, infrastructure corridors, and subdivision improvements will be recorded on the Final Map.
i. Exterior lighting will comply with applicable Unified Development Code lighting standards and will be reviewed during improvement plan and building permit submittals to ensure adequate illumination of internal streets while minimizing glare and spillover onto adjacent properties.
j. Landscaping is designed to enhance the architectural character of the homes and provide shade and visual relief throughout the subdivision. Landscaping will comply
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 155 of 410 5 with City landscaping standards and the California Model Water Efficient Landscape Ordinance. Plant materials will be drought-tolerant and compatible with the desert environment.
k. The project demonstrates internal consistency across architectural materials, landscaping, subdivision layout, and infrastructure improvements. All components function together as a cohesive residential neighborhood consistent with the Suburban Neighborhood High land use designation and SN-8 zoning district. l. The proposed project will not be detrimental or injurious to surrounding properties or to the public health, safety, or general welfare. The site is served by existing public roadways and infrastructure. The Indio Water Authority, Public Works Department, Fire Department, and other reviewing agencies have evaluated the project and imposed conditions to ensure adequate infrastructure capacity, emergency access, and service availability. With compliance with all conditions of approval and applicable development standards, the project will operate as a standard single-family residential subdivision consistent with the City’s adopted land use framework.
SECTION 4. Recommendation. Based on the foregoing findings, The City Council hereby CONDITIONALLY APPROVES Planning Review Discretionary Case No. PLAN-PRD-25-0019 for the Estrella Estates Project, consisting of the architectural design, site layout, and development of 50 detached single-family residential homes within Tentative Tract Map No. 34120 on property identified as Assessor’s Parcel Number 612-280-014, located east of Jackson Street and north of Avenue 50 in the City of Indio.
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.The Planning Review (Case File No. PLAN-PRD-25-0019) approval granted by this Resolution shall be valid for twenty-four (24) months from the effective date of this Resolution; unless prior to the expiration of the two years, a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the application, or a certificate of occupancy is issued; otherwise, this Planning Review Discretionary approval will
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 156 of 410 6 automatically expire unless an extension of time has been granted as specified in Section 6.03.10 of the Unified Development Code.
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 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. All Conditions of Approval shall be provided on a full-size sheet as part of the construction plan set. All notes and specifications shown on the approved plans shall
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 157 of 410 7 be considered Conditions of Approval. In the event of a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail.
5. Approval of this project authorizes a Tentative Tract Map and Planning Review Discretionary for the Estrella Estates Housing Development. No building permits shall be issued until all applicable conditions of approval have been satisfied.
6. The Applicant shall ensure that development occurs in substantial conformance with the approved plans for the Estrella Estates Housing Development, including the approved Tentative Tract Map, Planning Review exhibits, and all conditions of approval, as determined by the Community Development Director or designee.
7. The Applicant shall record the approved Tentative Tract Map and all related conditions of approval with the Riverside County Recorder within thirty 30 calendar days of final approval by the City Council.
8. Within thirty 30 calendar days following adoption of the City Council Resolution approving the Tentative Tract Map, the Applicant shall submit written acceptance of all conditions of approval to the Community Development Director. Failure to submit written acceptance within the required time frame shall render the approval null and void.
9. All development within the Suburban Neighborhood 8 zoning district shall comply with the applicable development standards set forth in Table 2.02.03-1 and all other applicable provisions of the City of Indio Unified Development Code.
10.Density and Lot Standards:
a. Maximum allowable density shall not exceed 8 dwelling units per acre, calculated in accordance with City standards.
b. Minimum lot size shall be 4,500 square feet.
c. Minimum lot width shall be 40 feet.
d. Minimum lot depth shall be 80 feet.
11.Setbacks for Primary Structures
a. Minimum front setback shall be 10 feet.
b. Minimum street side setback for corner lots shall be 10 feet. c. Minimum interior side setback shall be 5 feet.
d. Minimum rear setback shall be 15 feet.
12.Setbacks shall be measured from property lines.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 158 of 410 8 13.Prior to issuance of building permits, the Applicant shall demonstrate compliance with the applicable front yard and garage setback requirements of the Suburban Neighborhood 8 (SN-8) zoning district.
14.Where a front-facing garage projects toward the street, the Applicant shall incorporate a covered porch element that establishes the primary front façade of the residence for setback measurement purposes, subject to review and approval by the Community Development Director or their designee.
15.All private streets, common areas, landscaping, and stormwater facilities shall be owned, operated, and maintained by a Homeowners Association. Maintenance responsibilities shall be clearly identified on the Tentative Tract Map and in project documents.
16.The Applicant shall comply with the landscaping requirements of Unified Development Code Section 3.02.09 and the State Model Water Efficient Landscape Ordinance.
17.Front Yard Landscaping Standards
a. A minimum of 40 percent of the required front yard setback area shall be landscaped.
b. At least 50 percent of the landscaped area shall consist of live plant materials
c. The remaining landscaped area may consist of permeable inert materials approved by the City.
18.All required landscaping and irrigation systems shall be installed and fully operational prior to final planning inspection for each lot and shall be permanently maintained in a healthy condition. Dead or dying plant materials shall be replaced within thirty 30 days of City notification.
19.A typical front yard landscape and irrigation plan shall be submitted for review and approval by the Community Development Director or designee as part of the construction drawing package prior to issuance of building permits.
20.All trees shown on the approved landscape plans shall be installed at a minimum size of twenty-four 24-inch box.
21.All perimeter walls and fencing shall comply with the height, material, and design standards of the Unified Development Code and shall be shown on approved construction plans.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 159 of 410 9 22.The on-site stormwater infiltration basin shall be included in the formal landscape plan submittal and shall be reviewed and approved by the Community Development Department.
23.All signage shall comply with Unified Development Code Section 3.05.
24.The Applicant shall bear all costs associated with land acquisition, easements, rights-of-way, utility coordination, and infrastructure improvements necessary to serve the project, as required by the City.
25.The project shall comply with the California Environmental Quality Act prior to final approval and implementation.
26.Approval of the Tentative Tract Map and Planning Review Discretionary does not authorize construction. Separate grading, building, and other permits shall be required, and all construction shall comply with City of Indio standards in effect at the time of permit issuance.
27.The Tract Map shall indicate the grant of easement, to Indio Water Authority for the purpose of maintaining and servicing the water infrastructure.
28.On-site and Off-site water improvement plans will be required. Contact [email protected] for instructions on plan submittal.
29.Looping of the water infrastructure is required. Developer will need to contact the Developer to the north of this site and arrange a connection point to loop the proposed water system.
30.Each lot will require its own domestic water meter.
31.IWA requires a separate water meter with back flow assembly for landscape irrigation to Basin, Parks or common areas.
32.All new meter boxes shall be polymer with a 2” radio read port per IWA standards.
33.The applicant shall coordinate fire service with Indio Fire Department.
34.IWA requires an Advanced Meter Infrastructure (AMI) pole for this development.
35.The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 160 of 410 10 36.Developers shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.
37.Grant of Easements shall be granted to Indio Water Authority for purpose of gaining access to private property to construct, maintain and operate the water improvements.
38.Shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code
b. California Residential Code
c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code
39.Automatic fire suppression systems shall be installed in all new construction per Title IX, Chapter 93 of the Code of the City of Indio. Design and type of system shall be based upon the requirements of the Building Code, Fire Code and the requirements of the Riverside County Fire Department.
40.The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if dust and/or pollutants will be discharged into the atmosphere.
41.Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code.
42.All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances.
43.All lot lines, easement lines, etc. shall be located and/or relocated in such a manner as to not cause any existing structure to become non-conforming with the requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.
44.The Tract or Parcel map shall be recorded prior to Certificate of Occupancy
45.All signs shall be Underwriters Laboratories approved, or equal.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 161 of 410 11 46.Permits are required prior to the removal and/or demolition of structures.
47.If the property is on an existing private sewage system, then it may have to be modified as required to accommodate the new use. Plans and/or supporting data will have to be submitted to and approved by Building & Safety regarding the new use and necessary modifications. Additionally, approval from the Regional Water Quality Control Board, Colorado Region, is required for the new use.
48.Please verify if the site, or a portion of the site, is located in a flood hazard area.
Justification that the proposed development does not adversely affect the location or carrying capacity of the floodway, nor does it adversely affect upstream or downstream sites shall be provided to Building & Safety. Additionally, all development shall comply with Chapter 153: FLOODPLAIN MANAGEMENT of the Code of the City of Indio and all requisite provisions must be taken to protect the site from flood damage.
49.All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.
Prior to Final Map Approval:
50.Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
51.Tentative Tract Map shall be submitted along with the following items:
a. Soils Report
b. Title Report
c. Preliminary Grading Plan (Topo/contour on map)
d. Hydrology Report
52.Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
53.Final tract map shall include:
a. Approved Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 162 of 410 12 54.Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
55.Applicant shall form a property owners association for the maintenance of:
a. All interior and exterior common areas including landscaping. b. Graffiti abatement for the interior and exterior or the preceding areas. c. Maintenance of all frontage landscaping along Avenue 50.
56.A copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall be submitted to the Public Works Engineering Division and Planning Division for review and approval. The CC&Rs shall clearly identify maintenance responsibilities for all project improvements, including all common areas and associated landscaping, facilities, and amenities.
57.The Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.
Prior to Issuance of a Grading Permit:
58.Prior to issuance of a grading permit, the Applicant shall demonstrate full compliance with the following conditions of approval:
59.Applicant shall comply with National Pollution Discharge Elimination System (NPDES) requirements per state regulations, contact information is as follows:
California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/coloradoriver
*Please note: Prior to the issuance of any grading permit, a copy of the NOI (Notice of Intent) and the WDID# (Waste Discharge Identification No.), shall be filed with the City of Indio’s Engineering division.
60.Applicant shall submit PM10 (Dust Control) implementation plans for City approval.
Also to South Coast Air Quality Management District (SCAQMD) for grading plans greater than 10 acres in size. For further information contact the:
South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 163 of 410 13 (800) CUT-SMOG (288-7664)
61.Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
62.Applicant shall submit for City approval the following items:
a. Precise grading plans – shall include the street address for each lot and building foot print
b. Rough grading plans
c. Soils report
d. Hydrology Report
63.Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
64.Applicant shall use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.
65.Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin(s). The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin(s) shall be designed, per Standard Plan No. 310, with a maximum depth of 5 feet (with a one foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.
66.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.
67.All grading and pad elevations will be subject to approval by the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check. Pad elevations shown on the
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 164 of 410 14 Tentative Tract Map No. 34120 are for reference only and may be required to be changed.
Prior to Issuance of Building Permit:
68.The following items (as applicable) shall be completed and/or submitted to Building & Safety prior to the issuance of building permits for this project:
a. Precise grading plans shall be approved by Engineering/Public Works b. Rough grading completed and approved by Engineering/Public Works c. Compaction certification
d. Pad elevation certification
e. Rough grade inspection signed off by a City Engineering/Public Works Inspector
69.If hazardous substances are used and/or stored, a technical opinion and report, identifying and developing methods of protection from the hazards presented by the hazardous materials, may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to Building & Safety. This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.
70.If existing parcels are to be combined into a single parcel then a lot line adjustment shall be done so that the proposed structure(s) do not cross any lot line and complies with all requirements of the California Building Code, prior to any building permits being issued.
71.Applicant or developer shall submit a water meter clearance application form B-2 to [email protected] for review and approval.
During Construction:
72.Applicant or developer shall submit form C-2 water DIF’s and SWSF along with form C-3 water meter application to [email protected] for review and approval.
73.Prior to the issuance of a landscape water meter, the applicant must have a complete set of landscape plans signed and approved by IWA.
Prior to the Issuance of a Certificate of Occupancy
74.Applicant shall:
a. Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 165 of 410 15 b. Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt.
c. Dispose of all material removals from the proposed project to an approved disposal site.
75.Applicant shall submit landscape and irrigation plans for City approval.
76.Applicant shall submit for City approval the following items:
a. Street improvement plans
b. Signing and Striping Plans
c. Storm Drain Improvement Plans
d. Streetlight Plans
e. Landscape and Irrigation Plans
77.Applicant shall construct full off-site street improvements on the following street:
a. Avenue 50, one-half street improvements (North Side)
78.The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, streetlights, storm drain system (catch basins, storm drain pipe, ets.) and fully landscaped and irrigated parkway along the property frontage.
79.Existing pavement along the north side of Avenue 50 shall be removed and new pavement shall be placed from centerline to curb/gutter.
80.Avenue 50 shall be constructed as a 4-Lane Boulevard with Center Left-Turn Lane, 50 feet wide half street with 39 feet from centerline to curb face.
81.All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along:
a. Avenue 50 shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.
82.Existing asphalt pavement along:
a. North side of Avenue 50 shall be pulverized and hauled away and new asphalt concrete pavement shall be placed from centerline to curb/gutter.
83.Dedicate the required right-of-way along Avenue 50
84.Applicant shall obtain an encroachment permit prior to starting any street improvements within the Avenue 50 public right-of-way.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 166 of 410 16 85.All street cul-de-sacs shall be per City of Indio Standard Plan No. 140 and 141.
86.All street knuckles shall be per City of Indio Standard Plan No. 142
87.The minimum grade on all proposed streets shall be 0.50%.
88.The corner cutback at the intersection of the main access street and Avenue 50 shall comply with City standards and to the satisfaction of the City’s Traffic Engineer.
89.The access gates must be 100 feet from Avenue 50 and include a turn-around big enough for a Class 5 truck.
90.The minimum curb return radius for public streets shall be:
a. R = 35 feet and for main entrances
b. Private streets R=20 feet
91.The minimum street width for proposed Private Streets shall be 41 feet.
92.The proposed project shall comply with Americans with Disabilities Act (ADA) requirements.
93.Street addresses shall be shown on Precise Grading Plans.
94.All improvements shall comply with City standards, requirements and policies.
Applicant is required to construct all transition and missing links between existing and proposed improvements.
95.All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
96.Prior to water service activation, all water infrastructure in the final approved plans must be constructed and must have a Council approved Water Agreement and Easement if applicable.
97.Fire Hydrants and Fire Flow: Provide one copy of the water system plans to show there exist fire hydrants(s) capable of delivering the minimum fire flow required per CFC Appendix B Table 105.1, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with CFC and NFPA 14.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 167 of 410 17 98.Provide a copy of a fire flow verification from the local water purveyor, Indio Water Authority, in the form of a letter, and graph depiction specifying the fire flow.
Verification shall be prior to building permit issuance. (CFC) 507.3
99.If Fire Hydrants are required to be installed, applicant/developer shall submit plans for review and approval prior to building permit issuance. Plans shall be signed by a registered Civil Engineer, and shall confirm hydrant type, location, spacing and minimum Fire Flow.
100. Fire Department Access: Provide a Site Plan for Fire Apparatus Access Roads and Signage. Access roads shall be provided to be within 150 feet of all portions of all buildings and shall have an unobstructed width of not less than 24 feet. More than one road may be required when the project contains, more than 50 single family residences, more than 150 dwelling units or A commercial/ industrial building exceeds 50,000 square feet.
101. The construction of the Access Roads shall be all weather surface and capable of sustaining 80,000 pounds over two axels for commercial developments per CFC 503.1.1 and 503.2.1 as amended by the City of Indio.
102. Requests for installation of Traffic Calming designs/devices on Fire Apparatus Access Roads are prohibited unless submitted and approved by the Office of the Fire Marshal.
103. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction (CFC 503.1) 104. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operation use permitting will be required. Final Fire and Life Safety conditions will be addressed when the plans are reviewed. These conditions will be based on occupancy, use, CBC, CFC, and all other related codes which are in effect at the time of building plan submittal.
105. Fire Sprinkler System: All structures 3,600 sq ft or larger will be required to install a Fire Sprinkler System CFC 903.2 and NFPA 13 as amended by City of Indio. 106. Fire Alarm and Detection System: A waterflow monitoring system and/or Fire Alarm system will be required per CFC 903.4, 907.2 and NFPA 72. 107. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 168 of 410 18 Fire Marshal. All electronically operated gates shall be provided with a Knox Key Switch and automatic sensors for access. CFC 506.1.
108. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required CFC 505.1. 109. The project proponent will be required to provide and bear all costs associated with acquisition of lan, rights of way, easement, 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.
110. 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. 111. Any new, relocated, modified or reconstructed IID facilities required for and by the project (which may include but is not limited to the dedication of real property for the purpose of siting an electrical utility substations to support the project, the cost of acquisition and dedication of rights of way and/or easements for the construction of electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service) are to be included as part of the project’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation. 112. The applicant will be required to provide rights of ways and easements for any proposed power line extensions and/or any other infrastructure needed to serve the project. In addition, the necessary access to allow for continued operation and maintenance of any IID facilities located on adjoining properties where no public access exists.
113. Substations and switchyards shall be located on property that will transferred to IID in fee simple ownership with legal access.
114. IID will accommodate the power request for the Estrella Estates development by the implementation of a new substation, and one (1) new distribution feeder out of the new substation. IID system upgrades will also include associated distribution feeder getaway, distribution feeder, and associated backbone line extension from the new substation to the proposed development.
115. Line extensions to serve the development will be made in accordance with IID Regulation No. 15, Regulation No. 2 and Regulation No.13. The final cost will be determined once the developer/builder submits a Customer Service Proposal application and final design is completed.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 169 of 410 19 116. A more detailed feasibility study will be developed once a Customer Service Proposal (CSP) application and city approved plans (including loading calculations) are received and cost of any technical assessment shall be borne by the developer.
Developer will be responsible for the installation of any additional underground infrastructure required to support their project, including, but not limited to, double conduit and vault systems, in accordance with the Permanent Plan of Service. The Developer shall bear all associated costs for engineering design, procurement, and construction of such additional facilities deemed necessary to meet service requirements. Furthermore, any civil work required to facilitate these installations such as trenching, site preparation, or other supporting construction will also be the responsibility of the Developer. All work shall be performed in strict accordance with existing IID regulations and requirements, and subject to the approval of the IID Board of Directors as applicable.
117. Developer shall bear all costs associated with the construction of any additional facilities deemed necessary including, but not limited to, the new substation facilities, transmission line extensions, distribution getaways, distribution feeder breakers, feeder backbones and distribution overhead and/or underground line extensions necessary to extend electrical service necessary to serve the proposed development.
118. Underground infrastructure of any additional facilities needed including conduit/vault systems that includes trenching, conduits, pull boxes, switch boxes and pads shall be installed at the Developer’s expense following IID approved plans and within the Public Utility Easement (PUE) or a dedicated easement, if applicable.
Physical field installation of underground infrastructures should be verified and approved by an IID inspector prior to cable installation as per IID Developer’s Guide.
Additional requirements may be necessary, such as environmental compliance documentation, and all rights-of-way and easements for the distribution line extension(s) and overhead and/or underground infrastructure are at the expense of the developer.
119. The applicant shall ensure all residential driveways comply with Section
3.03.08.B of the City of Indio Unified Development Code, including a minimum driveway length of nineteen (19) feet and driveway widths between ten (10) and twenty (20) feet, and shall be demonstrated on the Precise Grading plans subject to review and approval.
120. The design and amenities for the proposed neighborhood park shall be identified through the project’s Landscape Plan Review submitted to the Planning Division for review and approval. Park amenities shall include playground equipment, walking paths, shade structures, seating areas, and shade trees.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 170 of 410 20 121. The applicant shall provide a minimum of one twenty-four (24) inch box tree within the front yard of each residential lot, subject to review and approval through the Landscape Plan Review.
SECTION 5. The City Council Secretary shall certify the passage, approval, and adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 1 st day of April 2026 by the following vote, to wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
____________________________
ELAINE HOLMES
MAYOR
ATTEST:
________________________________
SABDI SANCHEZ, MMC
DIRECTOR OF CITY CLERK SERVICES
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 171 of 410 RESOLUTION NO. 10556
RESOLUTION NO. 10556 OF THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, APPROVING THE ESTRELLA ESTATES TENTATIVE TRACT MAP NO. 34120 (CASE FILE NO. PLAN-TTM-24-0001) PURSUANT TO CHAPTER 156 (SUBDIVISION REGULATIONS) OF THE INDIO CITY CODE ON PROPERTY LOCATED NEAR THE INTERSECTION OF AVENUE 50 AND JACKSON STREET ON APPROXIMATELY 7.61 ACRES (APN: 612-280-014) WHEREAS, on September 9, 2024, Yang Hu of Pearl City Engineering submitted a Tentative Tract Map application and associated documentation for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001); and
WHEREAS, the proposed Tentative Tract Map will subdivide one existing parcel identified as Assessor’s Parcel Number 612-280-014, totaling approximately 7.61 gross acres with a net developable area of approximately 5.64 acres, into fifty (50) detached single-family residential lots, private street lots identified as Cherry Street, Apple Lane, and Peach Lane, one open space lot, one stormwater infiltration basin lot, and associated site improvements (“Project”); and
WHEREAS, the project site is located east of Jackson Street and north of Avenue 50 in the City of Indio, Riverside County, California (APN 612-280-014); and WHEREAS, the project site is designated Suburban Neighborhood High under the City of Indio General Plan 2040 and zoned Suburban Neighborhood 8 (SN-8) under the Unified Development Code; and
WHEREAS, the Project is consistent with and intended to implement the land use framework, density standards, and neighborhood development policies of the Unified Development Code and the City of Indio General Plan 2040 pertaining to residential land use patterns, infrastructure provision, 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 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 pursuant to Government Code Sections 66473.5 and 66474; and
WHEREAS, Tentative Tract Map No. 34120 is consistent with the General Plan 2040 and meets the requirements of the Suburban Neighborhood High land use designation and the development standards of the Suburban Neighborhood 8 (SN-8) zoning district under the Unified Development Code; and
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 172 of 410 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; 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, drainage, and utility systems will be available to serve the resultant fifty (50) residential lots and associated improvements, and the subdivision will comply with applicable City standards and Conditions of Approval; and
WHEREAS, environmental review for the Project was conducted pursuant to the California Environmental Quality Act. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN-ER-25-0021) was prepared to evaluate the Project’s potential environmental effects. The review determined that the Project is consistent with the development assumptions and land use designation analyzed in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No. 2015081021), and pursuant to CEQA Guidelines Section 15183, no additional environmental documentation is required; and WHEREAS, in accordance with Government Code Section 65090, a public hearing notice for the Planning Review Discretionary application (Case No. PLAN-PRD- 25-0019) was published in The Desert Sun on March 20, 2026, and mailed to property owners within 500 feet of the subject property on March 18, 2026; and WHEREAS, on the March 11, 2026, Planning Commission meeting the City of Indio Planning Commission Reviewed the Proposed Tract Map, Planning Review, and associated environmental documentation for the project; and WHEREAS, the Planning Commission recommended approval of the Estrella Estates Proposed Tract Map and Planning Review; and
WHEREAS, The City Council held a duly noticed public hearing to consider the Planning Review Discretionary application, at which time staff presented the project, the environmental determination, and recommended findings, and the Commission considered all written and oral testimony; and
WHEREAS, The City Council has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0021), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent with the General Plan, the Unified Development Code, and applicable provisions of the Subdivision Map Act.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 173 of 410 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 provides that all projects as defined by the California Environmental Quality Act shall be reviewed for compliance with CEQA and its Guidelines.
Environmental review for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24- 0001) and the associated Planning Review Discretionary (Case No. PLAN-PRD-25- 0019) was conducted pursuant to Title 14 of the California Code of Regulations. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN-ER-25-0021) was prepared to evaluate the potential environmental impacts associated with subdividing approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres, into fifty (50) detached single-family residential lots with internal private streets, an open space lot, a stormwater infiltration basin lot, landscaping, and related improvements on property identified as Assessor’s Parcel Number 612-280-014, located east of Jackson Street and north of Avenue 50. The environmental review determined that the project is consistent with the Suburban Neighborhood High land use designation and development density evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No. 2015081021). In accordance with CEQA Guidelines Section 15183, the City determined that the project would not result in new, peculiar, or more severe environmental impacts than those previously analyzed in the General Plan Program Environmental Impact Report. Accordingly, no additional environmental documentation is required.
SECTION 3. Map Findings. Based upon the evidence presented at the hearing, including the staff report, The City Council 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. 34120 (Case No. PLAN-TTM-24-0001) complies with the provisions of the Subdivision Map Act and the Indio Municipal Code governing subdivision of land.
b. The proposed Tentative Tract Map is consistent with the City of Indio General Plan 2040 in that the subdivision will create fifty (50) detached single-family residential lots, together with private street lots, an open space lot, and a stormwater infiltration basin lot, on approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres. The resulting residential density of approximately 6.5 dwelling units per acre is within the permitted density range of four to eight dwelling units per acre under the Suburban Neighborhood High land use designation and the Suburban Neighborhood 8 (SN-8) zoning district.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 174 of 410 c. The design and improvements of the proposed subdivision are consistent with the General Plan 2040 and the Unified Development Code in that the proposed lot configuration, internal private streets identified as Cherry Street, Apple Lane, and Peach Lane, stormwater facilities, open space lot, and associated site improvements conform to the Suburban Neighborhood High land use designation, SN-8 zoning standards, and applicable General Plan goals and policies related to neighborhood compatibility, infrastructure provision, and efficient land use.
d. The site is physically suitable for the type of development proposed in that the property is generally flat, currently vacant, and located within an established urbanized area east of Jackson Street and north of Avenue 50. Adequate access will be provided from Avenue 50 through the internal private street network.
Sewer, water, drainage, and other utilities are available and will be extended or improved as necessary to serve the subdivision in accordance with City and agency requirements.
e. The site is physically suitable for the proposed density of development in that approximately 7.61 gross acres, with 5.64 net developable acres, can accommodate fifty (50) detached single-family residential lots at a density of approximately 6.5 dwelling units per acre, which is within the allowable range of the Suburban Neighborhood High designation and SN-8 zoning district. Individual lot sizes meet or exceed the minimum lot area requirement of 4,500 square feet. f. The design of the subdivision and 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 site is previously disturbed vacant land located within an urbanized area and does not contain wetlands, riparian corridors, or designated sensitive biological habitat areas. Environmental review conducted pursuant to CEQA Guidelines Section 15183 determined that the project is consistent with the certified City of Indio General Plan 2040 Program Environmental Impact Report and would not result in new, peculiar, or more severe environmental impacts.
g. The design of the subdivision and the type of improvements are not likely to cause serious public health problems in that adequate sewer, water, storm drainage, fire access, and utility services will be provided to serve the fifty (50) residential lots. Compliance with applicable City standards and Conditions of Approval will ensure that the project is not detrimental to public health, safety, or welfare, and will not be materially injurious to properties or improvements in the vicinity.
h. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property. Required public utility easements and infrastructure corridors will be
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 175 of 410 reflected on the Final Map and recorded accordingly. The subdivision will not eliminate or obstruct existing public access rights, and all necessary easements for water, sewer, drainage, electrical, telecommunications, and gas services will be provided consistent with City and utility provider requirements.
SECTION 4. Recommendation. Based on the foregoing, the City Council hereby APPROVES the Estrella Estates Tentative Tract Map 34120 (Case File No.
PLAN-TTM-24-0001) on the property identified as Assessor’s Parcel Number 612-280- 014, located East of Jackson Street and North of Avenue 50th.
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. 34120 (Case File No. PLAN-TTM-24-0001) 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 hold harmless the Indemnified Parties from and against any and all
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 176 of 410 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 holds 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 of the Estrella Estates Project shall occur substantially as shown on Tentative Tract Map No. 34120 (Case No. PLAN- TTM-24-0001) and the approved Planning Review Discretionary plans (Case No.
PLAN-PRD-25-0019), including the approved site layout, lot configuration, private streets, stormwater facilities, open space lots, and architectural elevations, except as modified by the Conditions of Approval contained herein.
5. The Applicant shall cause these, and all related Conditions of Approval associated with Planning Review Discretionary Case No. PLAN-PRD-25-0019 and Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001) to be recorded against Assessor’s Parcel Number 612-280-014 with the Riverside County Recorder within thirty (30) calendar days of final approval by the City Council.
6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24- 0001), submit to the Community Development Director written consent to all Conditions of Approval contained in the applicable Resolutions. Tentative Tract Map No. 34120 and Planning Review Discretionary Case No. PLAN-PRD-25-0019 shall
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 177 of 410 be void and of no force or effect unless such written consent is submitted to the City within the required thirty (30) calendar day period.
Prior to Final Map Approval:
7. Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
8. Tentative Tract Map shall be submitted along with the following items:
a. Soils Report
b. Title Report
c. Preliminary Grading Plan (Topo/contour on map)
d. Hydrology Report
9. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
10.Final tract map shall include:
a. Approved Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
11.Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
12.Applicant shall form a property owners association for the maintenance of:
a. All interior and exterior common areas including landscaping. b. Graffiti abatement for the interior and exterior or the preceding areas. c. Maintenance of all frontage landscaping along Avenue 50.
13.A copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall be submitted to the Public Works Engineering Division and Planning Department for review and approval with maintenance provisions flagged.
14.The Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 178 of 410 SECTION 5.The City Council Secretary shall certify the passage, approval and adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 1st day of April 2026, by the following vote, to wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
_____________________________
ELAINE HOLMES
MAYOR
ATTEST:
_________________________________
SABDI SANCHEZ, MMC
DIRECTOR OF CITY CLERK SERVICES
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 179 of 410
RESOLUTION NO. 2122
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,
CALIFORNIA, CONDITIONALLY APPROVING PLANNING REVIEW AND ARCHITECTURAL REVIEW FOR THE ESTRELLA ESTATES PROJECT (CASE NO.
PLAN-PRD-25-0019) CONSISTING OF 50 DETACHED SINGLE -FAMILY RESIDENTIAL UNITS WITHIN TENTATIVE TRACT MAP NO. 34120 ON APPROXIMATELY 7.61 GROSS ACRES ( 5.64 NET ACRES), LOCATED NORTH OF AVENUE 50 AND EAST OF JACKSON STREET (APN 612 -280-014), WITH A
GENERAL PLAN LAND USE DESIGNATION OF SUBURBAN NEIGHBORHOOD HIGH AND A ZONING DESIGNATION OF SUBURBAN NEIGHBORHOOD 8 (SN -8),
AND DETERMINING THAT THE PROJECT IS CON SISTENT WITH THE CITY OF INDIO GENERAL PLAN 2040 PROGRAM ENVIRONMENTAL IMPACT REPORT (SCH NO. 2015081021) PURSUANT TO CEQA GUIDELINES SECTION 15183
WHEREAS, on September 9, 2024, the applicant, Yang Hu of Pearl City Engineering, submitted applications to the City of Indio Community Development Department for Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24-0001) to subdivide one existing parcel identified a s Assessor’s Parcel Number 612 -280-014, totaling approximately 7.61 gross acres with a net developable area of 5.64 acres, into 50 detached single -family residential lots with internal private streets and associated improvements; and
WHEREAS, on June 20, 2025, the applicant submitted a Planning Review Discretionary application (Case No. PLAN -PRD-25-0019) for the architectural design, building placement, and site layout of 50 detached single -family residential homes associated with Tentative Tract Map No. 34120; and
WHEREAS, on September 22, 2025, an Environmental Review application (Case No. PLAN-ER-25-0021) was submitted to evaluate the project’s consistency with the City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021) pursuant to CEQA Guidelines Section 15183; and
WHEREAS, on November 3, 2025, City staff determined that the Tentative Tract Map and Planning Review applications were complete for processing; and
WHEREAS, the project site is located east of Jackson Street and north of Avenue 50 in the City of Indio, Riverside County, California, identified as Assessor’s Parcel Number 612-280-014 (“Property”); and
WHEREAS, the Property is designated Suburban Neighborhood High under the City of Indio General Plan 2040 and is zoned Suburban Neighborhood 8 (SN-8) pursuant to the City of Indio Unified Development Code; and
WHEREAS, a Project Consultation study session was conducted before the Planning Commission on January 28, 2026, during which the Commission provided Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 180 of 410 2 comments regarding the proposed gated entry and location of the on-site park area, and the applicant subsequently revised the project to remove the gated entry and reconfigure the site layout; and
WHEREAS, a public hearing notice for the Planning Review Discretionary application (Case No. PLAN -PRD-25-0019) was published in The Desert Sun on February 27, 2026, and mailed to property owners within 500 feet of the subject property on February 24, 2026, in acco rdance with Section 159.905 of the Indio Municipal Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Planning Review Discretionary application, at which time staff presented the project, the environmental determination, and recommended findings, and the Commission considered all written and oral testimony; and
WHEREAS, the Planning Commission has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0021), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent with the Gen eral Plan, the Unified Development Code, and applicable provisions of the Subdivision Map Act.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY RESOLVES, FINDS AND DETERMINES 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 the following findings by reference, and constitute a material part of this Resolution.
SECTION 2 . Environmental Findings . The Planning Commission has independently reviewed the CEQA Section 15183 Consistency Checklist and the administrative record for the proposed Estrella Estates residential project, including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are incorporated herein by reference and are on file with the Community Development Department for the City of Indio. The Planning Commission hereby finds that:
The City of Indio, as Lead Agency under the California Environmental Quality Act, has determined that environmental review for Tentative Tract Map No. 34120 (PLAN - TTM-24-0001) and Planning Review Discretionary (PLAN-PRD-25-0019) is appropriately conducted pursuant to CEQA Guidelines Section 15183, which applies to projects that are consistent with the development density and land use designation established by an existing General Plan for which an Environmental Impact Report has been certified. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN -ER-25-0021) was prepared to evaluate the potential environmental effects associated with subdividing approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres, Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 181 of 410 3 into 50 detached single -family residential lots with internal private streets, open space lots, a stormwater infiltration basin, landscaping, and related improvements on property identified as Assessor’s Parcel Number 612-280-014, located east of Jackson Street and north of Avenue 50.
The environmental analysis determined that the project is consistent with the Suburban Neighborhood High land use designation and development density evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No. 2015081021). The review further determined that the project does not result in project -specific impacts that are peculiar to the site, does not create new significant off-site or cumulative impacts beyond those analyzed in the Program EIR, and does not involve new information demonstrating that previously identified significant effects would be more severe. Based on these findings, and pursuant to CEQA Guidelines Section 15183, no additional environmental document is required, and the certified General Plan 2040 Program Environmental Impact Report remains sufficient for environmental review of the Estrella Estates Project.
SECTION 3. Planning Review Findings. Based upon the evidence presented at the public hearing, including the staff report and all written and verbal testimony, which are incorporated herein by reference, the Planning Commission hereby finds the following in support of Planning Review Case File No. PLAN-PRD-25-0019:
a. The proposed development is consistent with the policies of the City of Indio General Plan 2040 and the Unified Development Code. The project site is designated Suburban Neighborhood High and zoned Suburban Neighborhood 8 (SN -8). The SN -8 zoning district permits detached single-family residential development at a density range of four to eight dwelling units per acre. Tentative Tract Map No. 34120 establishes 50 detached single -family residential lots on approximately 7.61 gross acres, with a net developable area of 5.64 acres, resulting in a density of approximately 6.5 dwelling units per acre, which is within the permitted density range. The project implements the land use framework and neighborhood objectives of the General Plan.
b. The proposed project complies with all applicable objective development standards adopted by the City, including minimum lot size of 4,500 square feet, minimum lot width of 40 feet, minimum lot depth of 80 feet, maximum building height of 35 feet and two stories, maximum lot coverage of 60 percent, and required setbacks of 10 feet front, 5 feet interior side, 15 feet rear, and 10 feet street side where applicable. The subdivision layout and building envelopes are designed to accommodate residentia l const ruction consistent with these standards, and final compliance will be verified at building permit issuance.
c. The project design is appropriate for its intended single -family residential function. The subdivision establishes internal private streets identified as Cherry Street, Apple Lane, and Peach Lane, providing orderly vehicular circulation and pedestrian access. The overall layout includes a stormwater infiltration basin lot and open space lot integrated into the site design. The scale and massing of the proposed two-story detached Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 182 of 410 4 residences are consistent with suburban neighborhood development patterns within the SN-8 zoning district.
d. The proposed structures and related site improvements are designed to function cohesively within the subdivision and connect logically to surrounding infrastructure.
Primary access is provided from Avenue 50. Required frontage improvements along Avenue 50 will be constructed in accordance with City Engineering standards. Utilities, drainage facilities, and private streets will be installed pursuant to approved improvement plans. Trash collection will be provided through standard residential curbside serv ice.
Private streets and common areas will be maintained by a homeowners association.
e. The proposed homes are designed as two -story Spanish -style residences utilizing stucco exterior finishes, clay tile roofing, articulated façades, recessed entries, balconies, and varied rooflines. The architectural program includes multiple model types to provide variation while maintaining a cohesive design theme. Façade articulation, modulation, and material variation address building mass and promote neighborhood compatibility.
f. The streetscape design incorporates drought-tolerant landscaping, street trees, and sidewalk connections consistent with City standards. Internal sidewalks and required frontage improvements along Avenue 50 provide pedestrian circulation and connectivity.
The removal of the previously proposed gated entry ensures integration with surrounding neighborhoods and consistency with General Plan policy discouraging gated communities.
g. Parking for the subdivision is provided on a per -lot basis in compliance with Unified Development Code Section 3.03.05. Single -family detached dwellings require a minimum of two parking spaces per unit, with at least one enclosed. Each of the 50 residential lots includes an attached two -car garage, providing 100 enclosed parking spaces in total, which satisfies the required parking standard. Driveway parking further supplements available parking.
h. The project incorporates perimeter fencing and residential fencing consistent with Unified Development Code standards. Refuse and recycling storage will occur within individual residential garages or side yards with curbside collection. Required easements, infrastructure corridors, and subdivision improvements will be recorded on the Final Map.
i. Exterior lighting will comply with applicable Unified Development Code lighting standards and will be reviewed during improvement plan and building permit submittals to ensure adequate illumination of internal streets while minimizing glare and spillove r onto adjacent properties.
j. Landscaping is designed to enhance the architectural character of the homes and provide shade and visual relief throughout the subdivision. Landscaping will comply with City landscaping standards and the California Model Water Efficient Landscape Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 183 of 410 5 Ordinance. Plant materials will be drought -tolerant and compatible with the desert environment.
k. The project demonstrates internal consistency across architectural materials, landscaping, subdivision layout, and infrastructure improvements. All components function together as a cohesive residential neighborhood consistent with the Suburban Neighborhood High land use designation and SN-8 zoning district.
l. The proposed project will not be detrimental or injurious to surrounding properties or to the public health, safety, or general welfare. The site is served by existing public roadways and infrastructure. The Indio Water Authority, Public Works Departmen t, Fire Department, and other reviewing agencies have evaluated the project and imposed conditions to ensure adequate infrastructure capacity, emergency access, and service availability. With compliance with all conditions of approval and applicable develo pment standards, the project will operate as a standard single -family residential subdivision consistent with the City’s adopted land use framework.
SECTION 4. Based on the foregoing findings, the Planning Commission hereby CONDITIONALLY APPROVES Planning Review Discretionary Case No. PLAN-PRD-25- 0019 for the Estrella Estates Project, consisting of the architectural design, site layout, and development of 50 detached single -family residential homes within Tentative Tract Map No. 34120 on property identified as Assessor’s Parcel Number 612-280-014, located east of Jackson Street and north of Avenue 50 in the City of Indio. The Applicant shall demonstrate compliance with all Conditions of Approval set forth in this Resolution and incorporated herein by reference, and compliance shall be required prior to issuance of grading permits, building permits, and certificates of occupancy, as applicable. Failure to comply with these conditions may result in delays to project implementation, withholding of permits, or rescission of project approval in accordance with the Indio Municipal Code and applicable law. Where the term “Applicant” is used in any condition of approval, it shall also apply to the property owner, developer, or any successor in interest, and it shall be the responsibility of the Applicant or successor to comply fully with all conditions unless modified through the City’s established procedures.
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)
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 184 of 410 6 2. The Planning Review (Case File No. PLAN-PRD-25-0019) approval granted by this Resolution shall be valid for twenty-four (24) months from the effective date of this Resolution; unless prior to the expiration of the two years, a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the application, or a certificate of occupancy is issued; otherwise, this Planning Review Discretionary approval will automatically expire unless an extension of time has been granted as specified in Section 6.03.10 of the Unified Development Code.
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 describ ed 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 Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 185 of 410 7 proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.
4. All Conditions of Approval shall be provided on a full -size sheet as part of the construction plan set. All notes and specifications shown on the approved plans shall be considered Conditions of Approval. In the event of a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail.
5. Approval of this project authorizes a Tentative Tract Map and Planning Review Discretionary for the Estrella Estates Housing Development. No building permits shall be issued until all applicable conditions of approval have been satisfied.
6. The Applicant shall ensure that development occurs in substantial conformance with the approved plans for the Estrella Estates Housing Development, including the approved Tentative Tract Map, Planning Review exhibits, and all conditions of approval, as determined by the Community Development Director or designee.
7. The Applicant shall record the approved Tentative Tract Map and all related conditions of approval with the Riverside County Recorder within thirty 30 calendar days of final approval by the City Council.
8. Within thirty 30 calendar days following adoption of the City Council Resolution approving the Tentative Tract Map, the Applicant shall submit written acceptance of all conditions of approval to the Community Development Director. Failure to submit written acceptance within the required time frame shall render the approval null and void.
9. All development within the Suburban Neighborhood 8 zoning district shall comply with the applicable development standards set forth in Table 2.02.03 -1 and all other applicable provisions of the City of Indio Unified Development Code.
10. Density and Lot Standards:
a. Maximum allowable density shall not exceed 8 dwelling units per acre, calculated in accordance with City standards.
b. Minimum lot size shall be 4,500 square feet.
c. Minimum lot width shall be 40 feet.
d. Minimum lot depth shall be 80 feet.
11. Setbacks for Primary Structures
a. Minimum front setback shall be 10 feet.
b. Minimum street side setback for corner lots shall be 10 feet. c. Minimum interior side setback shall be 5 feet.
d. Minimum rear setback shall be 15 feet.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 186 of 410 8 12. Setbacks shall be measured from property lines.
13. Prior to issuance of building permits, the Applicant shall demonstrate compliance with the applicable front yard and garage setback requirements of the Suburban Neighborhood 8 (SN-8) zoning district.
14. Where a front-facing garage projects toward the street, the Applicant shall incorporate a covered porch element that establishes the primary front façade of the residence for setback measurement purposes, subject to review and approval by the Community Development Director or their designee.
15. All private streets, common areas, landscaping, and stormwater facilities shall be owned, operated, and maintained by a Homeowners Association. Maintenance responsibilities shall be clearly identified on the Tentative Tract Map and in project documents.
16. The Applicant shall comply with the landscaping requirements of Unified Development Code Section 3.02.09 and the State Model Water Efficient Landscape Ordinance.
17. Front Yard Landscaping Standards
a. A minimum of 40 percent of the required front yard setback area shall be landscaped.
b. At least 50 percent of the landscaped area shall consist of live plant materials
c. The remaining landscaped area may consist of permeable inert materials approved by the City.
18. All required landscaping and irrigation systems shall be installed and fully operational prior to final planning inspection for each lot and shall be permanently maintained in a healthy condition. Dead or dying plant materials shall be replaced within thir ty 30 days of City notification.
19. A typical front yard landscape and irrigation plan shall be submitted for review and approval by the Community Development Director or designee as part of the construction drawing package prior to issuance of building permits.
20. All trees shown on the approved landscape plans shall be installed at a minimum size of twenty-four 24-inch box.
21. All perimeter walls and fencing shall comply with the height, material, and design standards of the Unified Development Code and shall be shown on approved construction plans.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 187 of 410 9 22. The on-site stormwater infiltration basin shall be included in the formal landscape plan submittal and shall be reviewed and approved by the Community Development Department.
23. All signage shall comply with Unified Development Code Section 3.05.
24. The Applicant shall bear all costs associated with land acquisition, easements, rights- of-way, utility coordination, and infrastructure improvements necessary to serve the project, as required by the City.
25. The project shall comply with the California Environmental Quality Act prior to final approval and implementation.
26. Approval of the Tentative Tract Map and Planning Review Discretionary does not authorize construction. Separate grading, building, and other permits shall be required, and all construction shall comply with City of Indio standards in effect at the time of permit issuance.
27. The Tract Map shall indicate the grant of easement, to Indio Water Authority for the purpose of maintaining and servicing the water infrastructure.
28. On-site and Off -site water improvement plans will be required. Contact [email protected] for instructions on plan submittal.
29. Looping of the water infrastructure is required. Developer will need to contact the Developer to the north of this site and arrange a connection point to loop the proposed water system.
30. Each lot will require its own domestic water meter.
31. IWA requires a separate water meter with back flow assembly for landscape irrigation to Basin, Parks or common areas.
32. All new meter boxes shall be polymer with a 2” radio read port per IWA standards.
33. The applicant shall coordinate fire service with Indio Fire Department.
34. IWA requires an Advanced Meter Infrastructure (AMI) pole for this development.
35. The applicant shall complete the Landscape Documentation Package in accordance with the Water Efficient Landscape Development Standards Ordinance No. 1684.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 188 of 410 10 36. Developers shall pay all applicable fees; submit forms and agreements per IWA development procedural guidelines for final plan approval.
37. Grant of Easements shall be granted to Indio Water Authority for purpose of gaining access to private property to construct, maintain and operate the water improvements.
38. Shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code
b. California Residential Code
c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code
39. Automatic fire suppression systems shall be installed in all new construction per Title IX, Chapter 93 of the Code of the City of Indio. Design and type of system shall be based upon the requirements of the Building Code, Fire Code and the requirements of the Riverside County Fire Department.
40. The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if dust and/or pollutants will be discharged into the atmosphere.
41. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code.
42. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances.
43. All lot lines, easement lines, etc. shall be located and/or relocated in such a manner as to not cause any existing structure to become non -conforming with the requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.
44. The Tract or Parcel map shall be recorded prior to Certificate of Occupancy
45. All signs shall be Underwriters Laboratories approved, or equal.
46. Permits are required prior to the removal and/or demolition of structures.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 189 of 410 11 47. If the property is on an existing private sewage system, then it may have to be modified as required to accommodate the new use. Plans and/or supporting data will have to be submitted to and approved by Building & Safety regarding the new use and necessary modifications. Additionally, approval from the Regional Water Quality Control Board, Colorado Region, is required for the new use.
48. Please verify if the site, or a portion of the site, is located in a flood hazard area.
Justification that the proposed development does not adversely affect the location or carrying capacity of the floodway, nor does it adversely affect upstream or downstream sites shall be provided to Building & Safety. Additionally, all development shall comply with Chapter 153: FLOODPLAIN MANAGEMENT of the Code of the City of Indio and all requisite provisions must be taken to protect the site from flood damage.
49. All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.
Prior to Final Map Approval:
50. Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
51. Tentative Tract Map shall be submitted along with the following items:
a. Soils Report
b. Title Report
c. Preliminary Grading Plan (Topo/contour on map)
d. Hydrology Report
52. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
53. Final tract map shall include:
a. Approved Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
54. Applicant shall provide a 10 -foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 190 of 410 12 55. Applicant shall form a property owners association for the maintenance of:
a. All interior and exterior common areas including landscaping. b. Graffiti abatement for the interior and exterior or the preceding areas. c. Maintenance of all frontage landscaping along Avenue 50.
56. A copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall be submitted to the Public Works Engineering Division and Planning Division for review and approval.
The CC&Rs shall clearly identify maintenance responsibilities for all project improvements, including all common areas and associated landscaping, facilities, and amenities.
57. The Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.
Prior to Issuance of a Grading Permit:
58. Prior to issuance of a grading permit, the Applicant shall demonstrate full compliance with the following conditions of approval:
59. Applicant shall comply with National Pollution Discharge Elimination System (NPDES) requirements per state regulations, contact information is as follows:
California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/coloradoriver
*Please note: Prior to the issuance of any grading permit, a copy of the NOI (Notice of Intent) and the WDID# (Waste Discharge Identification No.), shall be filed with the City of Indio’s Engineering division.
60. Applicant shall submit PM10 (Dust Control) implementation plans for City approval.
Also to South Coast Air Quality Management District (SCAQMD) for grading plans greater than 10 acres in size. For further information contact the:
South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 191 of 410 13 61. Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
62. Applicant shall submit for City approval the following items:
a. Precise grading plans – shall include the street address for each lot and building foot print
b. Rough grading plans
c. Soils report
d. Hydrology Report
63. Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
64. Applicant shall use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.
65. Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin(s). The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin(s) shall be designed, per Standard Plan No. 310, with a maximum depth of 5 feet (with a one foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.
66. 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.
67. All grading and pad elevations will be subject to approval by the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check. Pad elevations shown on the Tentative Tract Map No. 34120 are for reference only and may be required to be changed.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 192 of 410 14 Prior to Issuance of Building Permit:
68. The following items (as applicable) shall be completed and/or submitted to Building & Safety prior to the issuance of building permits for this project:
a. Precise grading plans shall be approved by Engineering/Public Works b. Rough grading completed and approved by Engineering/Public Works c. Compaction certification
d. Pad elevation certification
e. Rough grade inspection signed off by a City Engineering/Public Works Inspector
69. If hazardous substances are used and/or stored, a technical opinion and report, identifying and developing methods of protection from the hazards presented by the hazardous materials, may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to Building & Safety. This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.
70. If existing parcels are to be combined into a single parcel then a lot line adjustment shall be done so that the proposed structure(s) do not cross any lot line and complies with all requirements of the California Building Code, prior to any building permi ts being issued.
71. Applicant or developer shall submit a water meter clearance application form B -2 to [email protected] for review and approval.
During Construction:
72. Applicant or developer shall submit form C -2 water DIF’s and SWSF along with form C-3 water meter application to [email protected] for review and approval.
73. Prior to the issuance of a landscape water meter, the applicant must have a complete set of landscape plans signed and approved by IWA.
Prior to the Issuance of a Certificate of Occupancy
74. Applicant shall:
a. Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
b. Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 193 of 410 15 c. Dispose of all material removals from the proposed project to an approved disposal site.
75. Applicant shall submit landscape and irrigation plans for City approval.
76. Applicant shall submit for City approval the following items:
a. Street improvement plans
b. Signing and Striping Plans
c. Storm Drain Improvement Plans
d. Streetlight Plans
e. Landscape and Irrigation Plans
77. Applicant shall construct full off-site street improvements on the following street:
a. Avenue 50, one-half street improvements (North Side)
78. The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, streetlights, storm drain system (catch basins, storm drain pipe, ets.) and fully landscaped and irrigated parkway along the property frontage.
79. Existing pavement along the north side of Avenue 50 shall be removed and new pavement shall be placed from centerline to curb/gutter.
80. Avenue 50 shall be constructed as a 4-Lane Boulevard with Center Left-Turn Lane, 50 feet wide half street with 39 feet from centerline to curb face.
81. All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along:
a. Avenue 50 shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.
82. Existing asphalt pavement along:
a. North side of Avenue 50 shall be pulverized and hauled away and new asphalt concrete pavement shall be placed from centerline to curb/gutter.
83. Dedicate the required right-of-way along Avenue 50
84. Applicant shall obtain an encroachment permit prior to starting any street improvements within the Avenue 50 public right-of-way.
85. All street cul-de-sacs shall be per City of Indio Standard Plan No. 140 and 141.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 194 of 410 16 86. All street knuckles shall be per City of Indio Standard Plan No. 142
87. The minimum grade on all proposed streets shall be 0.50%.
88. The corner cutback at the intersection of the main access street and Avenue 50 shall comply with City standards and to the satisfaction of the City’s Traffic Engineer.
89. The access gates must be 100 feet from Avenue 50 and include a turn-around big enough for a Class 5 truck.
90. The minimum curb return radius for public streets shall be:
a. R = 35 feet and for main entrances
b. Private streets R=20 feet
91. The minimum street width for proposed Private Streets shall be 41 feet.
92. The proposed project shall comply with Americans with Disabilities Act (ADA) requirements.
93. Street addresses shall be shown on Precise Grading Plans.
94. All improvements shall comply with City standards, requirements and policies.
Applicant is required to construct all transition and missing links between existing and proposed improvements.
95. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
96. Prior to water service activation, all water infrastructure in the final approved plans must be constructed and must have a Council approved Water Agreement and Easement if applicable.
97. Fire Hydrants and Fire Flow: Provide one copy of the water system plans to show there exist fire hydrants(s) capable of delivering the minimum fire flow required per CFC Appendix B Table 105.1, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with CFC and NFPA
14. 98. Provide a copy of a fire flow verification from the local water purveyor, Indio Water Authority, in the form of a letter, and graph depiction specifying the fire flow. Verification shall be prior to building permit issuance. (CFC) 507.3
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 195 of 410 17 99. If Fire Hydrants are required to be installed, applicant/developer shall submit plans for review and approval prior to building permit issuance. Plans shall be signed by a registered Civil Engineer, and shall confirm hydrant type, location, spacing and minimum Fire Flow.
100. Fire Department Access: Provide a Site Plan for Fire Apparatus Access Roads and Signage. Access roads shall be provided to be within 150 feet of all portions of all buildings and shall have an unobstructed width of not less than 24 feet. More than one road may be required when the project contains, more than 50 single family residences, more than 150 dwelling units or A commercial/ industrial building exceeds 50,000 square feet.
101. The construction of the Access Roads shall be all weather surface and capable of sustaining 80,000 pounds over two axels for commercial developments per CFC 503.1.1 and 503.2.1 as amended by the City of Indio.
102. Requests for installation of Traffic Calming designs/devices on Fire Apparatus Access Roads are prohibited unless submitted and approved by the Office of the Fire Marshal.
103. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction (CFC 503.1)
104. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operation use permitting will be required. Final Fire and Life Safety conditions will be addressed when the plans are reviewed. These conditions will be based on occupancy, use, CBC, CFC, and all other related codes which are in effect at the time of building plan submittal.
105. Fire Sprinkler System: All structures 3,600 sq ft or larger will be required to install a Fire Sprinkler System CFC 903.2 and NFPA 13 as amended by City of Indio.
106. Fire Alarm and Detection System: A waterflow monitoring system and/or Fire Alarm system will be required per CFC 903.4, 907.2 and NFPA 72.
107. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with a Knox Key Switch and automatic sensors for access. CFC 506.1.
108. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required CFC 505.1.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 196 of 410 18 109. The project proponent will be required to provide and bear all costs associated with acquisition of lan, rights of way, easement, 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.
110. 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.
111. Any new, relocated, modified or reconstructed IID facilities required for and by the project (which may include but is not limited to the dedication of real property for the purpose of siting an electrical utility substations to support the project, the cost of acquisition and dedication of rights of way and/or easements for the construction of electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service) are to be included as part of the project’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation.
112. The applicant will be required to provide rights of ways and easements for any proposed power line extensions and/or any other infrastructure needed to serve the project. In addition, the necessary access to allow for continued operation and maintenance of any IID facilities located on adjoining properties where no public access exists.
113. Substations and switchyards shall be located on property that will transferred to IID in fee simple ownership with legal access.
114. IID will accommodate the power request for the Estrella Estates development by the implementation of a new substation, and one (1) new distribution feeder out of the new substation. IID system upgrades will also include associated distribution feeder getaway, distribution feeder, and associated backbone line extension from the new substation to the proposed development.
115. Line extensions to serve the development will be made in accordance with IID Regulation No. 15, Regulation No. 2 and Regulation No.13. The final cost will be determined once the developer/builder submits a Customer Service Proposal application and final design is completed.
116. A more detailed feasibility study will be developed once a Customer Service Proposal (CSP) application and city approved plans (including loading calculations) are received and cost of any technical assessment shall be borne by the developer.
Developer wil l be responsible for the installation of any additional underground Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 197 of 410 19 infrastructure required to support their project, including, but not limited to, double conduit and vault systems, in accordance with the Permanent Plan of Service. The Developer shall bear all associated costs for engineering design, procurement, and construction of such additional facilities deemed necessary to meet service requirements. Furthermore, any civil work required to facilitate these installations such as trenching, site preparation, or other supporting construction will also be the responsibility of the Developer. All work shall be performed in strict accordance with existing IID regulations and requirements, and subject to the approval of the IID Board of Directors as applicable.
117. Developer shall bear all costs associated with the construction of any additional facilities deemed necessary including, but not limited to, the new substation facilities, transmission line extensions, distribution getaways, distribution feeder breakers, feeder backbones and distribution overhead and/or underground line extensions necessary to extend electrical service necessary to serve the proposed development.
118. Underground infrastructure of any additional facilities needed including conduit/vault systems that includes trenching, conduits, pull boxes, switch boxes and pads shall be installed at the Developer’s expense following IID approved plans and within the Pu blic Utility Easement (PUE) or a dedicated easement, if applicable.
Physical field installation of underground infrastructures should be verified and approved by an IID inspector prior to cable installation as per IID Developer’s Guide.
Additional requirem ents may be necessary, such as environmental compliance documentation, and all rights -of-way and easements for the distribution line extension(s) and overhead and/or underground infrastructure are at the expense of the developer.
119. The applicant shall ensure all residential driveways comply with Section 3.03.08.B of the City of Indio Unified Development Code, including a minimum driveway length of nineteen (19) feet and driveway widths between ten (10) and twenty (20) feet, and shall be demonstrated on the Precise Grading plans subject to review and approval.
120. The design and amenities for the proposed neighborhood park shall be identified through the project’s Landscape Plan Review submitted to the Planning Division for review and approval. Park amenities shall include playground equipment, walking paths, shade structures, seating areas, and shade trees.
121. The applicant shall provide a minimum of one twenty-four (24) inch box tree within the front yard of each residential lot, subject to review and approval through the Landscape Plan Review.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 198 of 410 20 SECTION 5. The Planning Commission Secretary shall certify the passage, approval, and adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 11th day of March 2026 by the following vote, to wit:
AYES: Franz, Ortiz, Santos, Scarborough-Eckel, Slater
NOES: None
ABSTAIN: None
ABSENT: None
____________________________
GLORIA FRANZ
PLANNING COMMISSION CHAIR
ATTEST:
________________________________
PAULINA MENDOZA
PLANNING COMMISSION SECRETARY
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 199 of 410 RESOLUTION NO. 2123
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,
CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE CONDITIONAL APPROVAL OF TENTATIVE TRACT MAP NO. 34120 (CASE NO. PLAN -TTM-24- 0001) TO SUBDIVIDE ONE EXISTING PARCEL (APN 612 -280-014) TOTALING APPROXIMATELY 7.61 GROSS ACRES, WITH A NET DEVELOPABLE AREA OF APPROXIMATELY 5.64 ACRES, INTO FIFTY (50) DETACHED SINGLE -FAMILY
RESIDENTIAL LOTS, PRIVATE STREET LOTS, ONE OPEN SPACE LOT, ONE
STORMWATER INFILTRATION BASIN LOT, AND ASSOCIATED SITE
IMPROVEMENTS, LOCATED EAST OF JACKSON STREET AND NORTH OF AVENUE 50, AND DETERMINING THAT THE PROJECT IS CONSISTENT WITH THE CITY OF INDIO GENERAL PLAN 2040 PROGRAM ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NO. 2015081021) PURSUANT TO SECTION 15183 OF THE CALIFORNIA ENVIRONM ENTAL QUALITY ACT (CEQA) GUIDELINES.
WHEREAS, on September 9, 2024, Yang Hu of Pearl City Engineering submitted a Tentative Tract Map application and associated documentation for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001); and
WHEREAS, the proposed Tentative Tract Map will subdivide one existing parcel identified as Assessor’s Parcel Number 612 -280-014, totaling approximately 7.61 gross acres with a net developable area of approximately 5.64 acres, into fifty (50) detached single-family residential lots, private street lots identified as Cherry Street, Apple Lane, and Peach Lane, one open space lot, one stormwater infiltration basin lot, and associated site improvements (“Project”); and
WHEREAS, the project site is located east of Jackson Street and north of Avenue 50 in the City of Indio, Riverside County, California (APN 612-280-014); and
WHEREAS, the project site is designated Suburban Neighborhood High under the City of Indio General Plan 2040 and zoned Suburban Neighborhood 8 (SN -8) under the Unified Development Code; and
WHEREAS, the Project is consistent with and intended to implement the land use framework, density standards, and neighborhood development policies of the Unified Development Code and the City of Indio General Plan 2040 pertaining to residential land use patterns, infrastructure provision, 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 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, Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 200 of 410 or cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat pursuant to Government Code Sections 66473.5 and 66474; and
WHEREAS, Tentative Tract Map No. 34120 is consistent with the General Plan 2040 and meets the requirements of the Suburban Neighborhood High land use designation and the development standards of the Suburban Neighborhood 8 (SN -8) zoning district under the Unified Development Code; and
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; 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, drainage, and utility systems will be available to serve the resultant fifty (50) residential lots and associated improvements, and the subdivision will comply with applicable City standards and Conditions of Approval; and
WHEREAS, environmental review for the Project was conducted pursuant to the California Environmental Quality Act. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN-ER-25-0021) was prepared to evaluate the Project’s potential environmental effect s. The review determined that the Project is consistent with the development assumptions and land use designation analyzed in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No. 2015081021), and pursua nt to CEQA Guidelines Section 15183, no additional environmental documentation is required; and
WHEREAS, in accordance with Government Code Section 65090 and the Indio Municipal Code, City staff published a legal notice of public hearing in The Desert Sun on February 27, 2026, and mailed notices of public hearing on February 24, 2026, to property owners within 500 feet of the boundaries of the proposed Project; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24-0001), 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 deliberation, the Planning Commission recommended approval of Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24-0001), subject to the Conditions of Approval set forth in this Resolution.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 201 of 410 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 provides that all projects as defined by the California Environmental Quality Act shall be reviewed for compliance with CEQA and its Guidelines.
Environmental review for Tentative Tract Map No. 34120 (Case No. PLAN-TTM-24-0001) and the associated Planning Review Discretionary (Case No. PLAN -PRD-25-0019) was conducted pursuant to Title 14 of the California Code of Regulations. A CEQA Guidelines Section 15183 Consistency Checklist (Ca se No. PLAN -ER-25-0021) was prepared to evaluate the potential environmental impacts associated with subdividing approximately
7.61 gross acres, with a net developable area of approximately 5.64 acres, into fifty (50) detached single-family residential lots with internal private streets, an open space lot, a stormwater infiltration basin lot, landscaping, and related improvements on property identified as Assessor’s Parcel Number 612-280-014, located east of Jackson Street and north of Avenue 50. The enviro nmental review determined that the project is consistent with the Suburban Neighborhood High land use designation and development density evaluated in the certified City of Indio General Plan 2040 Program Environmental Impact Report (State Clearinghouse No . 2015081021). In accordance with CEQA Guidelines Section 15183, the City determined that the project would not result in new, peculiar, or more severe environmental impacts than those previously analyzed in the General Plan Program Environmental Impact Re port. Accordingly, no additional 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. 34120 (Case No. PLAN-TTM-24-0001) complies with the provisions of the Subdivision Map Act and the Indio Municipal Code governing subdivision of land.
b. The proposed Tentative Tract Map is consistent with the City of Indio General Plan 2040 in that the subdivision will create fifty (50) detached single -family residential lots, together with private street lots, an open space lot, and a stormwater infiltration basin lot, on approximately 7.61 gross acres, with a net developable area of approximately 5.64 acres. The resulting residential density of approximately 6.5 dwelling units per acre is within the permitted density range of four to eight dwelling units per acre under the Suburban Neighborhood High land use designation and the Suburban Neighborhood 8 (SN-8) zoning district.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 202 of 410 c. The design and improvements of the proposed subdivision are consistent with the General Plan 2040 and the Unified Development Code in that the proposed lot configuration, internal private streets identified as Cherry Street, Apple Lane, and Peach Lane, sto rmwater facilities, open space lot, and associated site improvements conform to the Suburban Neighborhood High land use designation, SN-8 zoning standards, and applicable General Plan goals and policies related to neighborhood compatibility, infrastructure provision, and efficient land use.
d. The site is physically suitable for the type of development proposed in that the property is generally flat, currently vacant, and located within an established urbanized area east of Jackson Street and north of Avenue 50. Adequate access will be provided from Avenue 50 through the internal private street network. Sewer, water, drainage, and other utilities are available and will be extended or improved as necessary to serve the subdivision in accordance with City and agency requirements.
e. The site is physically suitable for the proposed density of development in that approximately 7.61 gross acres, with 5.64 net developable acres, can accommodate fifty (50) detached single -family residential lots at a density of approximately 6.5 dwelling units per acre, which is within the allowable range of the Suburban Neighborhood High designation and SN-8 zoning district. Individual lot sizes meet or exceed the minimum lot area requirement of 4,500 square feet.
f. The design of the subdivision and 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 site is previously disturbed vacant land located within an urbanized area and does not contain wetlands, riparian corridors, or designated sensitive biological habitat areas. Environmental review conducted pursuant to CEQA Guidelines Section 15183 determined that the project is consistent with the certified Ci ty of Indio General Plan 2040 Program Environmental Impact Report and would not result in new, peculiar, or more severe environmental impacts.
g. The design of the subdivision and the type of improvements are not likely to cause serious public health problems in that adequate sewer, water, storm drainage, fire access, and utility services will be provided to serve the fifty (50) residential lots.
Compliance with applicable City standards and Conditions of Approval will ensure that the project is not detrimental to public health, safety, or welfare, and will not be materially injurious to properties or improvements in the vicinity.
h. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property. Required public utility easements and infrastructure corridors will be reflected on the F inal Map and recorded accordingly. The subdivision will not eliminate or obstruct existing public access rights, and all necessary easements Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 203 of 410 for water, sewer, drainage, electrical, telecommunications, and gas services will be provided consistent with City and utility provider requirements.
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. 34120 (Case No. PLAN-TTM-24-0001) 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 cond ition 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. 34668 (Case File No. PLAN-TTM-24-0001) 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 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 Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 204 of 410 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 holds 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 rig ht, 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 of the Estrella Estates Project shall occur substantially as shown on Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24- 0001) and the approved Planning Review Discretionary plans (Case No. PLAN-PRD- 25-0019), includ ing the approved site layout, lot configuration, private streets, stormwater facilities, open space lots, and architectural elevations, except as modified by the Conditions of Approval contained herein.
5. The Applicant shall cause these, and all related Conditions of Approval associated with Planning Review Discretionary Case No. PLAN -PRD-25-0019 and Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24-0001) to be recorded against Assessor’s Parcel Number 612 -280-014 with the Riverside Cou nty Recorder within thirty (30) calendar days of final approval by the City Council.
6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 34120 (Case No. PLAN -TTM-24- 0001), submit to the Community Development Director written consent to all Conditions of Approval contained in the applicable Resolutions. Tentative Tract Map No. 34120 and Planning Review Discretionary Case No. PLAN-PRD-25-0019 shall be void and of no force or effect unless such written consent is submitted to the City within the required thirty (30) calendar day period.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 205 of 410 Prior to Final Map Approval:
7. Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
8. Tentative Tract Map shall be submitted along with the following items:
a. Soils Report
b. Title Report
c. Preliminary Grading Plan (Topo/contour on map)
d. Hydrology Report
9. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
10. Final tract map shall include:
a. Approved Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
11. Applicant shall provide a 10 -foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
12. Applicant shall form a property owners association for the maintenance of:
a. All interior and exterior common areas including landscaping. b. Graffiti abatement for the interior and exterior or the preceding areas. c. Maintenance of all frontage landscaping along Avenue 50.
13. A copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall be submitted to the Public Works Engineering Division and Planning Department for review and approval with maintenance provisions flagged.
14. The Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.
SECTION 5. The Community Development Director shall certify the adoption of this Resolution.
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 206 of 410 PASSED, APPROVED, and ADOPTED this 11th day of March 2026, by the following vote, to wit:
AYES: Franz, Ortiz, Santos, Scarborough-Eckel, Slater
NOES: None
ABSTAIN: None
ABSENT: None
_____________________________
GLORIA FRANZ
PLANNING COMMISSION CHAIRPERSON
ATTEST:
_______________________
PAULINA MENDOZA
COMMISSION SECRETARY
Docusign Envelope ID: E0632C10-941D-82FD-8291-49A49DFB96EA
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 207 of 410
CITY OF
INDIO
CITY OF COACHELLA
612-280-014
VICINITY MAP
Project Site
0 0.04 0.080.02 mi
0 0.07 0.130.03 km
1:2,183
PLAN-TTM-24-0001 & PLAN-PRD-25-0019
ESTRELLA ESTATES DEVELOPMENT
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec... Page 208 of 410 0040'80'20'GRAPHIC SCALESCALE 1"=40'
Know what'sbelow.Callbefore you dig.
Exp: 3/31/26
··
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 209 of 410 83550 Avenue 50-Indio California 92236APN: 612-280-014 -ZONE SN-8/RM DESIGN FIRMSYang Ming Hu-Civil Engineer
Proposal For 50 Home DevelopmentOn 5.65(Net) Acreage
ZONING: RMMinimum Lot Size: 4,500 Sq. Ft.Minimum Lot Width: 40 FeetMinimum Lot Depth: 80 FeetMinimum Front Setback: 10 FeetMinimum Side Setback: 5-10 FeetMinimum Rear Setback: 15 FeetMaximum Building Height: 35 Feet Yihua Yuan & Lang Fan Yu-Owner-Email: [email protected] Heights California-91748 UTILITIES:Indio Water Authority (Water)Coachella Valley Water District (Sewer)Southern California Gas Company (Gas)Imperial Irrigation District (Electricity)Verizon (Telephone)Time Warner Cable (Spectrum)Burrtec waste And Recycling (Trash) SHEET INDEX:A100-TITLE PAGEA-101-CITY OF INDIO DESIGN CRITERIAA102-OWNERS PROPERTY TITLE REPORTA103-PROPOSED PLOT PLAN MODEL HOME LAYOUTDROUGHT TOLERENT PLANTS,SHRUBS,LANDSCAPEA103.10-DEVELOPMENT FACADES (9)A103.20-PLOT PLAN MODEL HOME LAYOUT (COLORIZED)A103.30-HOME ELEVATIONS (COLORIZED)A104-SITE PLAN-MODEL A & A1A105-SITE PLAN-MODEL B & CA106-SITE PLAN-MODEL D & D1A107-SITE PLAN-MODEL E & E1A108-SITE PLAN-MODEL FA 109-MODEL HOME EXTERIOR ROOF,DOOR & WINDOW,OVERHEAD TYPES & LIGHTING FIXTUREA110-112-ADU DEFERRED SUBMITTALA113-FLOOR PLANS MODEL AA114-MODEL A ELEVATIONSA115-MODEL A ROOF PLANA116-FLOOR PLANS MODEL A1 A117-MODEL A1 ELEVATIONSA118-MODEL A1 ROOF PLANA119-FLOOR PLANS MODEL BA120-MODEL B ELEVATIONSA121-MODEL B ROOF PLAN A122-FLOOR PLANS MODEL CA123-MODEL C ELEVATIONSA124-MODEL C ROOF PLANA125-FLOOR PLANS MODEL DA126-MODEL D ELEVATIONSA127-MODEL D ROOF PLANA128-FLOOR PLANS MODEL D1A129-MODEL D1 ELEVATIONSA130-MODEL D1 ROOF PLANA131-FLOOR PLANS MODEL EA132-MODEL E ELEVATIONSA133-MODEL E ROOF PLANA134-FLOOR PLANS MODEL E1A135-MODEL E1 ELEVATIONSA136-MODEL E1 ROOF PLANA137-FLOOR PLANS MODEL FA138-MODEL F ELEVATIONSA139-MODEL F ROOF PLANC-1-CIVIL ENGINEER TENTATIVE TRACT MAP INDIOVicinity Map
PROJECT DESCRIPTION/SCOPE OF WORK:NEW (50) SPANISH STYLE HOME TYPES BEING (2) STORY STANDARD WOOD AND STUCCO RESIDENCES WITH A HIP STYLE ROOFS.9 MODEL STYLES RANGING FROM 2,200-2400 SQ. FT.EACH RESIDENCE ARE COMPOSED OF STUCCO EXTERIOR WALLS,CLAY TILE ROOFS,SOLAR ROOF WITH A ATTACHED 2 CAR GARAGE PLUS 31 LOTS WITHAMPLE REAR AREA RANGING FROM 657-800 SQ. FT. FORFUTURE ADU IMPLEMENTATIONS.SYMBOLS6A-83A-33A-3312D ##2REV.TYPICAL REFERENCEDETAIL IDENTIFICATIONSHEET WHERE DETAIL IS DRAWNSECTION (BUILDING)EXTERIOR ELEVATIONINTERIORELEVATIONIDENTIFICATIONDATUM POINTREVISION CLOUDDOOR SYMBOLWINDOW SYMBOL AFFORDABLE UNIQUE CUSTOMIZED 2 STORY HOMES LOCATED IN THE CITY OF INDIO WHICH ARE ATTRACTIVE TO RESIDENTS FROM THE SURROUNDING REGION TO THIS COMMUNITY DEVELOPMENT.WHICH THERE ARE 9 UNIQUE STYLES OF HOMES AVAILABLE. ALL HOMES SHARE MODERN SPANISH COLONIAL ELEMENTS WITH COMPLEMENTARY DETAILS.MANY WITH BALCONIES AND ARTISTIC WOOD DOORS,MEDALLIONS THAT DISPLAY A FOLKLORIC TALE.PROPERLY LAID OUT HOMES HAVING SPACIOUS LIVING SPACES WITH WINDOWS CAREFULLY LOCATED HAVING VIEW OF MANYUNIQUE SPECIES OF DROUGHT TOLERANT PLANT,SHRUBS ANDTREES. HOMES WITH ENTRIES ORIENTED TO A COMFORTABLE WALKWAY WHERE OWNERS AND GUESTS WILL FIND SPANISH STYLE PORCHES AND ENTRANCES ATTRACTIVE AND EASILY ACCESSABLE COMPLIMENTED BY ATTACHED SPACIOUS GARAGES FOR 2 CAR AND MOTORCYCLE STORAGE.MANY HOMES INCLUDE ONE OTHER SEPERATE ADDITIONAL ENTRANCE WITH LIVING SPACES FOR AN INDIVIDUAL RENTER IN NEED OF MODEST LIVING SPACE WITH AVAILABILITY TO THE HOMES KITCHEN,LIVING ROOM AND LAUNDRY.THE ENTIRE SERIES OF HOMES DEMONSTRATE INVITING ARCHITECTURAL DESIGN CONSISTENCIES.ALL BUILDING MATERIAL UTILIZED ON THESE HOMES COMPLY WITH LEED SUSTAINABLE STANDARDS.THE DEVELOPMENT DESIGN STANDARDS UTILIZED MAKE EMPHASIS ON CAREFULLY CONCIEVED GEOMETRY BEING HEIGHT,WIDTH AND DEPTH INCORPORATED PRODUCING HOMES WITH CRAFTED APPEARANCES EXPRESSING SPACIOUSNESS,IN A WELL ARRANGED WELL BALANCED LANDSCAPE APPEARANCE. A COMPLEX THAT FIRST EMPHASIZES AN INVITING SPANISH MODERN MAIN ENTRANCE WITH UNIQUE ORNAMENTAL GATING.A TRULY HIGH QUALITY DESIGN EXPRESSION WHEREAS THE DEVELOPMENT ENHANCES THE APPEARANCE OF THE CITY AS IT MATURESLAND USAGE FORMING A UNIQUE DEVELOPMENT COMPATIBLE WITH THE SURROUNDING CHARACTER OF THAT PART OF THE CITIES NEIGHBORHOOD.A CAREFUL CONSIDERATION THIS DEVELOPMENT EXPRESSESWHICH RESIDENTS WILL BE ASSURED A SAFE,HARMONIOUS,CONVENIENT,ATTRACTIVE,AND WORKABLERELATION WITHIN A UNIQUE HOME DEVELOPMENT.
COMPLIANCE SUMMARY:
PERMIT APLICATION NUMBER:
REFERENCE NOTEDATUM POINT3A-3
Indio City Planning100 Civic Center DriveIndio California 92201760.391.41202 83550 SiteZoned RMDe Carreon Blvd.Avenue 48Avenue 5052nd Ave.HWY 10HWY 1086111111111Monroe Street.Jackson Street.Calhoun Street.Van Buren Street.Frederick Street.
Clinton Street.Miles Ave.Ave.4410Golf Center Pkwy.1010 General Notes:1-Trash Service Will Be Provided Via Individual Residential CurbsideCollection.2-All Utilities Shall Be Coordinated With The Service Providers(IID,IWA,CVWD,So CAL Gas,Spectrum/Frontier) Prior To Improvement PlanApproval.3-Apple Lane,Peach Lane,And Connected Drives Are Private Streets.4-All Private Streets,Common Areas,And Drainage Facilities Will Be OwnedAnd Maintained By The Homeowners Association.Rev.15Rev.13Rev.9Rev.8 2022 CBC CALIFORNIA BUILDING CODE-TITLE 24,PART 22022 CRC CALIFORNIA RESIDENTIAL CODE-TITLE 24,PART 2.52022 CEC CALIFORNIA ELECTRICAL CODE-TITLE 24,PART 32022 CMC CALIFORNIA MECHANICAL CODE-TITLE 24,PART 42022 CPC CALIFORNIA PLUMBING CODE-TITLE 24,PART 52022 NRG 20 CALIFORNIA ENERGY CODE-TITLE 24,PART 62022 CALGREEN CALIFORNIA GREEN BUILDING (CALGREEN)2022 IFC CALIFORNIA FIRE CODEGOVERNING CODES:
Rev.55-Physical Color & Material Board Are A Deferred SubmittalDigital Color & Material Board Is Included In This Set.
Rev.1
Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A100 Title PageYihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 210 of 410 2022 CALGREEN RESIDENTIAL CODE P.1
Permit Application Number:
Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A100.102022 Residential Calgreen Codes.1Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 211 of 410 2022 CALGREEN RESIDENTIAL CODE P.2
Permit Application Number:
Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A100.202022 Residential Calgreen Codes.2Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 212 of 410 2022 CALGREEN RESIDENTIAL CODE P.3
Permit Application Number:Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A100.302022 Residential Calgreen Codes.3Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 213 of 410 Permit Application Number:
General Project InformationSecurity Requirements1.Exterior doors,doors between house and garage,windows and their hardware shall conform to theSecurity Provisions of Chapter 67 of the Los AngelesCounty Building Code (LACBC)a. Single swinging doors,active leaf of dutch doors shall be equipped with a latch and a deadbolt keyoperated from the outside.Deadbolts shall have a hardened insert with a 1" minimum throw and 5/8"minimum enbedment into the jamb.If a latch has a key locking feature,it shall be dead latch type. (BC6709.2)b. Inactive leaf of a pair of doors and the upper leafof dutch doors shall have a deadbolt as per paragraph"a", unless it is not key operated from the exterior,orhas a hardened deadbolt at top and bottom with 1/2"enbedment. (BC6709.3)c.Swinging wood doors shall be solid core not less than1 3/8" thick. (BC6709.1.1)d.Panels of wood doors shall be 9/16" thick and not more than 300 sq. inches.Stiles and rails to be 1 3/8" thick and 3" minimum width. (BC 6709.1.2)e.Door hinge pins accesible from the outside shall benon-removable. (BC6709.5)f.Door stops of wood jambs of in-swinging doors shallbe one peice construction or joined by a rabbet.(BC6709.4)g.Windows and door lights within 40" of the lockingdevice of the door shall be fully tempered/approvedburglary resistant/protected by bars,screens or grills.(BC6714)h.Overhead and sliding garage doors shall be securedwith a cylinder lock,a padlock with a hardened steel shackle or equivalent when not otherwise locked by electric power operation. Jamb locks shall be on both jambs for doors exceeding 9 feet in width. (BC6711)i.Sliding glass doors and sliding glass windows shallbe capable of withstanding the tests set forth inSEction 6706 and 6707 of the Los Angeles County Building Code and shall bear a label indicating comliance with these tests. (BC6710,6715).Construction Requirements2.Notching of exterior and bearing/nonbearing walls shallnot exceed 25%/40% of its widths,respectively.Boredholes in bearing/nonbearing walls shall not exceed 40%/60% of its width,respectively. (R602.6)3.Interior finishes in Group R-3 shall have a flame spreadindex of not greater than 200,and a smoke-developedindex not greater than 450. (R302.9)4.Provide fire blocking in concealed spaces of stud walls,partitions,including furred spaces,at the ceiling and floorlevel,and at 10 foot intervals both vertical and horizontal.(R302.11).5.Ducts installed under a floor in a crawl space shall notprevent access to an area of the crawl space.Where it isrequired to move under ducts for access to areas of thecrawl space,a vertical clearance of 18" minimum shall beprovided. (MC603.1).6.Where flashing is of metal,the metal shall be corrosionresistant with a thickness of not less than .019 inch(No. 26 galvenized sheet). (R903.2.1)7.Note on the plans: "Roof diaphragm nailing to be inspected before covering.Face grain of plywood shall beperpendicular to supports".8.Subfloors shall have edge match lumber,have blocked panel edges.or occur over supports.Floor sheathing shallcomply with Section 5503.9.Provide a note: "Smoke Alarm shall be interconnectedhard wired with battery backup and shall be installed inaccordance with NFPA 72" (R314)10.Provide a note: "Carbon Monixide Alarm shall be interconnected hard wired with battery backup" (R315)11.Finish Materials including adhesives,sealants,caulk,paints & coatings,carpet systems,etc. shall meet the(VOC) emission limits per LACGBC Chapter 4.12.In newly constructed dwelling units,electrical receptacleoutlets,switches and controls shall be located no more than48" measured from the top of the outlet box and not lessthan 15 inch from the bottom of the outlet box above the finish floor. (R327.1.2).13.In newly constructed dwelling units,doorbell button controls,shall not exceed 48 Inches above exterior floor orlanding,measured from the top of the doorbell buttonassembly. (R32.1.4)14.Provide a note on the plans "Fasteners for preservative-treated or fire-retardant-treated wood shall be of hot dippedzinc coated galvenized steel in accordance with ASTM A 153".
COUNTY OF RIVERSIDE-DEPARTMENT OF PUBLIC WORKS-BUILDING AND SAFETY DIVISIONGlazing Requirements15.The following shall be considered specific hazardouslocations requiring safety glazing per Section R308:a.Glazing in fixed and operable panels of swinging,sliding,and bifold doors.b.Glazing in fixed or operble panels adjacent to a doorwhere the nearest vertical edge of the glazing is withina 24 inch arc of either vertical edge of the door in a closed position and where the bottom exposed edge ofthe glazing is les than 60 inches above the walkingsurface.c.Window glazing in an individual fixed or operablepanel,that meets all of following conditions:1. The exposed area of an individual pane is largerthan 9 suqre feet.2. The bottom edge is less than 18 inches above the floor.3.The top edge is more than 36 inches above thefloor.4.One or more walking surfaces are within 36 inches,measured horizontally and in a straight line,of theglazing.d.Glazing in guards,railings,structural balluster panels,and nonstructural in-fill panels,regardless of area ofheight above a walking surface.e.Glazing in walls,enclosures of fences containing orfacing hot tubs,spas,whirlpools,suanas,steam rooms,bathtubs,showers,and indoor or outdoor swimmingpools,where all of the following conditions are present:1.The bottom edge of the glazing is less than 60 inchesabove any standing or walking surface.2.The glazing is within 60 inches,measured horizontallyand in a straight line,from a hot tub,spa,whirlpool,bathtub,or swimming pool.f.Glazing adjacent to stairs and ramps where the bottomexposed edge is less than 36 inches above the plane ofthe adjacent walking surface of stairways, landingsbetween flights of stairs,and ramps,unless the glazingis more thn 36 inches measured horizontally from thewalking surface,or a rail is designed per Section R308.4.6.g.Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches abovethe plane of the landing and within 60 inches horizontallyof the bottom tread,unless the glazing is more than 18 inches from a protective guard per Section R312. Mechanical/Plumbing/Electrical Code Requirements16.Dwelling shall be provided with comfort heatingfacilities capable of maintaining a room temperature o68 degrees F at 3 feet above the floor and 2 feet fromexterior walls. (R303.10).17.The following are required for central heating furnacesand low pressure boilers in a compartment:a.Listed appliances shall be installed with clerances inaccordance with the terms of their listings and themanufacturer's installation instructions. (MC904.2(1)).b.Unlisted appliances shall meet both the clearances inTable 904.2, and the clearances allowed by the manufacturer's installation instructions. (MC904.2(2)).c.When combustion air is taken from inside,the area of combustion air openings shall be 1 sq. inch per 1,000BTU (100 sq. inch minimum) per opening.One opening shallbe within 12 inches of the ceiling andthe second shall be within 12 inches of the bottom ofthe enclosure.The dimension shall not be less than 3inches. (MC701.5(1)).d.1/4 inch screens are required at openings wherecombustion air openings and maintained to the sourceof combustion air. (MC701.10(2)).e.Seperate ducts shall be used for upper and lower combustion air openings and maintained to the sourceof combustion air. (MC 701.11(4)).18.The following are required for appliances installedin an attic:a.An opening and passageway shall not be less than22 inches by 30 inches,or less than the size of thelargest peice of equipment. (MC904.10).b.Where the passageway height is less than 6 feet,Thedistance from access to the appliance shall not exceed 20 feet,as measured along the centerline. (MC904.10.1).c.Passageway shall be unobstructed and shall havesolid flooring not less 24 inches wide from entrance toappliance. (MC904.10.2).d.A level working platform not less than 30 inches by 30 inches is required in front of the service side of theappliance. (MC904.10.3).e.A perminent 120V receptacle outlet and a lighting fixture shall be installed near the appliance.Light switchshall be located at the entrance to the passageway.(MC 904.10.4).f.A type B or L gas vent shall terminate not less than 5 feet above the highest connected appliance flue collaror draft hood. (MC802.6.2.1)g.Appliances installation shall meet all listed clearances. (MC303.2) Mechanical/Plumbing/Electrical Code Requirements (Cont.)19.Clothes dryer moisture exhaust duct shall terminate onthe outside of the building and shall be equipped with aback-draft damper.Screens shall not be used ,and theexhaust duct may not extend into or through ducts andplenums. (MC504.3).20.Clothes dryer moisture exhaust duct shall be 4 inches in diameter and length is limited to 14 feet with two elbowsfrom the clothes dryer to point of termination.Duct length shall be reduced by 2 feet for every elbow inexcess of two. (MC504.3.1 & 504.3.1.2).21.Heating appliances (water heater,furnace,etc.) locatedin the garage,which cretae a glow,spark or flame,shall beinstalled at least 18 inches above the floor. (MC 308.1).22.ducts shall be sized per Chapter 6 of the MechanicalCode. 23.The effective flush volume of all water closets shall notexceed 1.28 gpf.Urinals shall be 0.5 gpf maximum. (GC4.303.1.1)24.Single shower heads shall have a maximum flow rateor 2.0 gpm at 80 psi. Multiple shower heads serving oneshower shall have a combined flow rate of 2.0 gpm at80 psi,or the shower shall be designed to allow only oneshower outlet to be in operation at a time. (GC4.303.1.3)25.Lavatory faucets shall not exceed 1.5 gpm at 60 psi.The minimum flow rate shall not be less than 0.8 gpmat 20 psi. (GC 4.303.1.4).26.Kitchen faucets shall not exceed 1.8 gpm at 60 psi.Thefaucet may temporarily increse to above this rate,but not exceed 2.2 gpm at 60 psi,and must default to the maximumflow rate of 1.8 gpm at 60 psi. (GC 4.303.1.4)27.ABS and PVC SWV piping installations are limited to not more than two stories of areas. (PC 701.1(2)).28.All showers and tub-showers shall have a pressurebalance,thermostatic mixing valve, or a combinationpressure balance/thermostatic mixing type valve. (PC418).29.All new,replacement and existing water heaters shallbe strapped to the wall in two places.One on the upper 1/3of the tank,and one on the lower 1/3 of the tank.The lowerpoint shall be a minimum of 4 inches above the controls.(PC508.2).30.Plumbing plan check and approval are required for 2inch or larger gas lines and or water lines.31.Ground fault circuit-interruption (GFCI) fror personnalshall be provided per EC section 210.8(A) and installed ina readily accessible location.32.Arc fault-interruption shall be installed to provide protection of the brach circuit. (EC210.12).33-Tamoer-resistent receptacles shall be installed in allareas specified in 210.52,all nonlocking type 12-volt,15-20ampere receptacles shall be listed tamper-resistant receptacles. (EC406.12).34-Where NM cable (Romex) is run across the top of ceiling joists and or where the attic is not accessible bypermanent stairs or ladders,protection within 6 feet ofthe nearst edge of the scuttle or attic entrance shall beprovided. (EC334.23,320.23(A)).SEWERADU/JADU sewage can be conected to the existing sewer system at a minimum of 24 inches outside the existing building foundation.It must be approximately 12 inches below grade with no less than 2% to the final connection point.Cleanouts must be installed at intervals as requiredby the Plumbing Code with locations and size specified on the site plan.Cleanouts shall be installed for each pipe size and withinand 1/2" inch of the diameter pipe which the cleanout serves.Other items include vent location and size (combinationventing must be calculated based on the pipe size and fixtures);proper use of materials and fittings:under floor or under slab-ABS 12" below grade:underfloor strap with proper straps with rodent protection;or rodent protected straps with adequate pipe protection for disimilar straps.Fasteners must be approved galvanized,zinc,hot dip,and no "Drywall Screws"A minimum 10 foot head water test is required duringunderground drain waste inspection.
Residential Plan General NotesResidential Green Building StandardsFinish Material Pollutant ControlVerification of compliance with these sections must be provided at the time of final inspection and shall bedocumented on the building operations and maintenancemanual.a.Adhesives,sealants and caulks shall meet or exceed the standards outlined in Section 4.504.2.1 and complywith the VOC limits in tables 4.504.1 and 4504.2 asapplicable. (4.504.2.1)b.Paints and cotings shall meet or exceed the standardsoutlined in Section 4.504.2.2 and comply with the VOC limits in Table 4.504.3 (4.504.2.2).c.Aerosol paints and coating shall meet or rxceed the standards outlined in Section 4.504.2.3 (4.504.2.3).d.All carpet installed intyhe building interior shall meetthe testing and product requirements of one of thefollowing:i. Carpet and Rug Institute's Green Label Plus ProgramORii.California Department of Public Health Standard Methodfor the testing of VOC Emissions (Spec 01350)ORiii. NSF/ANSI 140 at the Gold LevelORiv.Scientific Certifications System Indoor Advantage Gold.(4.504.3)e.All carpet cushion installed in the building interior shallmeet the reequirements of the Carpet and Rug InstituteGreen Label Program.Carpet adhesives shall not exceeda VOC limit of 50 g/L. (4.504.3.1,4.504.3.2).f.A minimum of 80% of floor area recieving resilient flooringshall comply with one or more of the following:i.Products certified as a Low-Emitting Material in the CHPS High Performance Products Database.ORii.Products certified under UL GREENGUARD Gold(Fromerly the Greenguard Children & Schools program)ORiii.Certification under the RFCI FloorScore ProgramORiv.Meet the California Department of Public Health StandardMethod for the testing of VOC Emissions (Spec 01350).(4.504.4)g.Composite wood products (hardwood,plywood,particle board,and MDF) installed on the interior or exterior of the building shall meet or exceed the standards outlined in Table 4.504.5Verification of compliance with these sections must be providedat the time of inspection. (4.504.5) General Requirements (Cont.)9.Aerosol paints and coatings shall meet or exceed thestandards outlined in Section 4.504.2.3 ( 4.504.2.3)10.All carpet installed in the building interior shall meetall the testing and product requirements of one of thefollowing:a.Carpet and Rug Institute's Green Label Plus ProgramORb.California Department Of Public Health Standard Methodfor the testing of VOC Emissions (Specification 01350)ORc.NSF/ANSI 140 at the Gold Level.ORd.Scientific Certifications Systems Indoor Advantage Gold.(4.504.3.1,4.504.3.2).12.A minimum of 80% of floor area recieving resilientflooring shall comply with one of the following:a.Products certified asa Low-Emitting Material in the CHPSHigh Performance Products Database.ORb.Products certified under UL GREENGUARD Gold(Formerly the Greenguard Children & Schools Program)ORc.RFCI FloorScore programORd.Meet the California Department Of Public Health StandardMethod for the testing of VOC Emissions (Specification 01350)(4.504.4)13.Composite wood products (hardwood plywood,particle board,nd MDF0 installed on the interior or exterior of the building shallmeet or exceed the standards outlined in Table 4.504.5.Verification of compliance with these sections must be providedat the time of inspection. (4.504.5) Finish Material Pollutant Control
General Requirements1. Plumbing fixtures and fixture fittings on the plans shall complywith the following flow rates:a.Water Closets-1.28 GPFb.Urinals-0.5 GPFc.Wall-Mounted Urinal-0.125 GPFd.Single Showerhead-1.8 GPM at 80 psie.Multiple Showerheads-1.8 GPM at 80 psi for all combinedshowerheads.f.Lavatory Faucets-1.2 GPM at 60psi.g.Lavatory Faucets in public use areas-0.5 GPM at 60 psi.h.Metering Faucets-.20 gallons per cycle.i.Kitchen Faucets-1.8 GPM at 60 psi.2.Annular spaces around pipes,electrical cables,conduits orother openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing suchopenings with cement mortar,concrete masonry,or a similar method acceptable to the enforcing agency.(4.406.1)3.Fireplaces shall be direct vent sealed combustion type.Indicateon the plans the manufacturer nme and model number. (4.503.1)4.At the time of rough installation,during storage on the construction site,and until final startup of the heating,cooling andventilating equipment,all duct and other related air distributioncomponent openings shall be covered with tape,plastic,sheetmetal,or other acceptable methods to reduce the amountof water,dust and debris which may enter the system. (4.504.1).5.Building materials with visible signs of water damage shall notbe installed.Wall and floor framing shall not be enclosed whenthe framing members exceed 19% moisture content.Insulationproducts which are visibly wet or have high moisture contentshall be replaced or allowed to dry prior to enclosure in wall orfloor cavities. (4.505.3)6.All mechanical exhaust fans in rooms with a bathtub or showershall comply with the following:a.Fans shall be ENERGY STAR compliant and be ducted toterminate outside the building.b.Fans must be controlled by a readily accessible humidistatunless functioning as a component of a whole house ventilationsystem.Humidity control shall be capable of adjustmentbetween a relative humidity range of 50% and 80%. (4.506.1).7.Adhesives,sealants and caulks shall meet or exceed the standards outlined in Section 4.504.2.1. and comply with the VOC limits in Tables 4.504.1 and 4.504.2 as applicable.(4.504.2.1).8.Paints and coating shall meet or exceed the standards outlinedin Section 4.504.2.2. and comply with the VOC limits in Table4.504.3 (4.504.2.2).
Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A101 City Of Indio Design Criteria.1Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 214 of 410 Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A102 City Of Indio Design Criteria.2 Property Title ReportYihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 215 of 410 Permit Application Number:Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A102.10City Of Indio Design Criteria.3Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 216 of 410 Permit Application Number:
11.2022 Energy Standards-Mandatory MeasuresA.Manufactured fenestration products and exteriordoors shall:1.Have a clearly visible temporary labelmeeting the requirementsof Sec.10-111 (a) 1,not to beremoved before inspection by the enforcement agency,listing the certified U-factor,the solar heatgains coefficient (SHGC),and VisibleTransmittance (VT) certifying that the air leakagerequirements of Sec.110.6 (a) 1 aremet for each product line; and2.Have a permanent label meeting the requirements of Sec. 10-111 (a) 2 if the product is rated using NFRC procedures. (Sec.110.6 (a)).B.Field fabricated fenestration and field fabricated exterior doors shall be caulked between the fenestration products or exterior door and the building,and shallbe weather stripped.EXCEPTION:Unframed glass doors and fire doors. (Sec.110.6 (b)).C.Joints,penetrations and other openings in the building envelope that are potential sources of airleakage shall be caulked,gasketed,weater stripped,or otherwise sealed to limit infiltration andexfiltration. (Sec.110.7).D.All insulating material shall be installed in compliance with the flamespread rating and smoke density requirements of the CBC (Sec 110.8 (c)).E.No mechanical equipment nor plumbing vents shall be located within the designated "Solar Zone"areas. (Sec 110.10 (b) 1-B).F.Any roofing product used as a cool roof shall be certified and labeled in accorance with therequirements of Sec. 10-113 by the Cool Roof Rating Council (CRRC) and meet conditions set inSec110.8 (i).G.new space conditioning equipment shall meet the applicable efficiency requirements of Tables 110.2-(A-N) (Sec 110.2 (a)).H.All unitary systems not controlled by EMCS shall have a setback thermostats;capable to programtemperaturesetpoints for at least four periods within a 24 hr.period. (Sec 110.2 (c)).i.Heat pumps with supplementary electric resistance heaters shall have controls:1.That prevent supplementary heater operation when the heating load can be met by the heat pumpalone; and2.In which the cut-on temperature for compression heating is higher than cut-on temperature forsupplementary heting,cut-off temperature for compression heating is higher than the cut-offtemperature for supplemental heating. (Sec. 110.2 (b)).J.Insulation for water tanks (storage tanks or backup storage tanks for solar water heating) andpiping (space-conditioning systems,solar water-heating system and distribution heating system)shall meet the requirement of (Sec. 12.3 (a)).
COUNTY OF RIVERSIDE-DEPARTMENT OF PUBLIC WORKS-BUILDING AND SAFETY DIVISIONL.All factory fabricated duct systems shall comply with UL 181.This includes all ducts,and closuresystems such as collars,connections and splices.Labelled,complying to UL 181. (Sec.150.0 (m) 2).M.For single family dwellings and townhouses with the ducts connected directly to the air handler,thetotal leakage of the duct system shall not exceed 5 percent of the nominal system air handler airflowas determined utilizing the procedures in Reference Residential Appendix Section RA3.1.4.3.1.If thesingle family dwellins and townhouses are in the "rough-in stage of construction" prior to installationand the air handling unit is not yet installed the leakage shall not exceed 5 percent of the air handlersystems manufactured listed airflow. (Sec150.0 (m) 11-A).N.All air distribution system ducts and plenums,including,but not limited to,building cavaties,mechanicalclosets,air-handler boxes and support platforms used as ducts or plenums,shall be installed,sealedand insulated to meet the requirements of the 2022 California Mechanical Code and ANSI/SMACNA-006.2006 HVAC Duct Construction Standards Metal and Flexible.Supply-air ducts conveying heated orcooled air shall be insulated to a minimum installed level of R-6. (sec 150.0 (m)).O.All dwelling buildings shall meet the requirements of ASHRAE Standard 62.2.Ventilation andAcceptacle indoor Air Quality In Residential Buildings. (Sec 150.0 (o)).P.The piping for all space conditioning and service water heating systems shall be insulated in accordance with TABLE 120.3-A.) Q.Service water heating systems and equipment shall meet the applicable requirements of the ApplianceEfficiency Regulations as required by Sec.110.1 (Sec 110.3 (b)).R.Service hot water systems with circulating pumps or with electrical heat trace systems shall be capableof automatically turning off the system. (Sec.110.3 (c) 2S.Instantanious water heaters with an imput rating greater than 6.8 kBTU/hr. (2 kW) shall have isolationvalves on both the cold water supply and the hot water pipe leaving the water heater.Hose bibs or otherfittings shall be installed on each valve forr flushing the water heater when the valves are closed.sec 110.3 (c) 6).12.Building Compliance-Additional information A.Under the performance approach,the proposed building shall seperately comply with the Source Energy Design Rating,Energy Efficiency Design Rating and the Total EnergyDesign Rating. (Sec 150.1 (b)).B.Setback thermostats are required for all central heating and cooling systems.A non setbackthermostat may be used when a heating system is non-central. (Sec 150.0 (i)).C.Climate Zone: 10a,b (25 Deg.-35 Deg. F)D.Following Modifications:i.) For additions that are greater than 700 square feet:a.Extensions of existing wood framed walls retaining the dimensions of those walls shall beprovided with R-15 insulation for 2 X 4 farming and R-21 for 2 X 6 Framing.b.The maximum allowed fenestration area shall be the greater of 175 square feet or 20 percentof the addition floor area of the addition.c.The maximum allowed west facing fenestration area shall be the greater of 70 square feet orthe requirements of section 150.1 (c).d.When existing siding of a wood framed wall is not being removed or replaced,cavityinsulation of R-15 in a 2 X 4 framing and R-21 in a 2 X 6 framing shall be installed andcontinuous insulation is not required.e.Additions that consist of the cnversion of existing spaces from unconditioned toconditioned space shall not be required to perform the following as part of Qii:Existing window and door header shall not be required to be insulated.Air sealing shall not be required when the existing air barrier is not being removed or replaced.iii.) Additions more than 1,000 square feet shall meet the ASHRAE Standard 62.2 Section 4requirement to provide whole building ventilation airflow.a.The whole-building ventilation airflow rate shall be based on the conditioned floor are of theentire dwelling unit comprised of the existing conditioned floor area plus the additional conditioned floor area. 2138
10. Administrative Requirements:The following notes (items) represent the administrativerequirements for all buildings and shall appear as notes on the plans. A) The person in charge of the construction or installation ,who is eligible under Division 3 of the Business and Professions Code to accept responsibility for the construction or installation of regulated manufactured devices shall post,or make available with the building permit(s)issued for the building,the Certificate Of Installation documentation for manufactured devicesregulated by the Appliance Efficiency Regulations or Part 6. Such Certificate of installation documentation shall be made available to the enforcement agency for all applicable inspections.These certificates shall:i) Identify features,materials,components,manufactured devices,and system diagnostic resultsrequired to verify compliance with the Appliance Efficiency Regulations and Part 6.ii) State the number of the building permit under which the construction or installation wasperformed.Sections of the certificate(s),for which submittal to a HERS provider data register isrequired,shall display the unique registration number assigned by the HERS data registry.iii) Include a declaration statement indicating that the constructed or installed features,materials,components,or manufactured devices conform to all applicable codes and regulations,and tothe requirements for such devices given in the plans and specifications approved by the localenforcement agency.iv) Be signed by the documentation author to certify the documentation is accurate and complete.v) Be signed by the eligible under Division 3 of the Business and Professions Code toaccept responsibility for construction,or installation in the applicable classification for the scopeof work specified on the Certificate of Installation document(s). Sec 10-103 (a) 3Avi) The builder shall provide the building owner or the person(s) responsible for operation andmaintenance of the feature,material,component or mechanical device installed (in case ofmulti-tenant or centrally operated buildings) with the following at the time of occupancy:Compliance information.The appropriate completed and signed Certificate(s) of Compliance,Certificate(s) of installation,and if applicable Certificate(s) of Verification documentationsubmitted.vii) Operating information. The appropriate Certificate(s) of Compliance and a list of the features,materials,components,and the mechanical devices installed in the building and instructions on howto operate them correctly and efficiently.vii) Maintenance information.Required routine maintenance actions shall be clearly stated andincorporated on a readily accessible label.The label may be limited to identifying the operationand maintenance manual.ix) Ventilation Information.A description of the quantity of outdoor air that the ventilation system isdesigned to provide the building conditioned space,and instructions for proper operation andmaintenance. Sec 10-103 (b)B) The Enforcement agency shall not issue a Certificate Of Occupancy untill all required Certificates ofVerification are posted and made available to the building department for all applicable inspections,and that all Certificates of Verification conform to the specifications of Section 10-103 (a)5 Se. 10-103 (d)2 Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A102.20City Of Indio Design Criteria.4Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 217 of 410 CBC Section 1704.1 General:Special inspections and tests,statements of special inspections,responsibiltiesof contractors,submittals to the building official and structural observations shall meet the applicable requirements of this section.CBC Section 1704.2 Special Inspections and tests:Where application is made to the building official for construction as specified in Sections 105 or 1.8.4.,as applicable,the owner ,other than the contractor ,shallemploy one or more approved agencies to provide special inspections and tests during construction on thetypes of work specified in section 1705 and identify the approved agencies to the building official.These special inspections and tests are in addition to the inspections by the building official .These special inspections and tests are in addition to the inspections by the building official that are identified in section 110.[OSHPD2] An inspection agency having accreditation to the international standards organization (ISO) accreditation standard 17020 shall be deemed to comply with the requirements for an approved inspection agency.Exceptions: 1-Special inspections and tests are not required for construction of a minor nature or as warranted byconditions in the jurisdiction as approved by the building official.2-Does not apply on this project.3-Unless otherwise required by th building official,special Inspections And Tests Are Not RequiredFor portions of structures designed and constructed in accordance with the cold formed steel light frame construction provisions of section 2211.7 or the conventional light frame construction provisions of section 2308.The Contractor is permitted to employ the approved agencies where the contractor is also the owner.[HCD 1] The provisions of health and safety code division 13,part 6 and the california code of regulations,title 25,division 1,chapter 3,commencing with section 3000,shall apply to the construction and inspection of factory builthousing as defined in health and safety code section 19971.1704.2.1 Special inspector qualifications:Prior to the start of the construction,the approved agencies shall providewritten documentation to the building official demonstrating the competence and relevant experience or training ofthe special inspectors who will perform the special inspections and tests during construction.Experience or specialtraining shall be considered relevant where the documented experience or training is related in complexity to thesame type of special inspection or testing activities for projects of similar complexity and material qualities.Thesequalifications are in addition to qualifications specified in other sections of this code.The registered design professional in responsible charge and engineers of record involved in the design of the projectare permitted to act as the approved agency and their personnel are permitted to act as special inspectors for the work designed by them.1704.2.2 Access for special inspection:The construction or work for which special inspection or testing is required shallremain accessible and exposed for special inspection or testing purposes until completion of the required specialinspections or tests.1704.2.3 Statement of special inspections:The applicant shall submit a statement of special inspections in accordancewith section 107.1,chapter 1,division 2,as a condition for permit issuance.This statement shall be in accordance withsection 1704.3Exception:A Statement of special inspections is not required for portions of structures designed and constructed in accordance with the cold formed steel light frame construction provisions of section 2211.7 or the conventional light frame construction provisions of section 2308.1704.2.4 Report requirement :An approved agencies shall keep records of special inspections and tests.The approvedagency shall submit reports of special inspections and tests to the building official and to the registered design professional in responsible charge.Reports shall indicate that work inspected or tested was or was not completed inconformance to approved construction documents,Discrepencies shall be brought to the immediate attention of thecontractor for correction.If They are not corrected,the discrepencies shall be brought to the attention of the buildingofficial and the registered design professional in responsible charge prior to the completeion of that phase of that work.A final report documenting required special inspections and tests,shall be submitted at a point in time agreed uponprior to start of the work by the owner or the owners authorized agent to the building official.1704.2.5 Special inspection of fabricated items:Where fabrication of structural,loadbearing or lateral load bearing resisting members or assemblies is being conducted on the premises of a fabricators shop,special inspections of the fabricated items shall be performed during fabrication.Exceptions:1-Special inspections during fabrication are not required where the fabricator maintains approved detailedfabrication and quality control procedures that provide a basis for the control of the workmanship and the fabricatorsability to conform to approved construction documents and this code.Approval shall be based upon review offabrication and quality control procedures and periodic inspection of fabrication practices by the building official.2-Special inspections are not required where the fabricator is registered and approved in accordance with section 1704.2.5.11704.2.5.1 Fabricator approval:Special inspections during fabrication are not required where the work is done on the premises of a fabricator registered and approved to perform such work without special inspection.Approval shall be based upon review of the fabricators written procedural and quality control manuals and periodic auditing of fabrication practicesby an approved agency.At completion of fabrication ,the approved fabricator shall submit a certificate of compliance to the owner or owners authorized agent for submittal to the building official as specified in section 1704.5 stating that the work was performed in accordance with the approved construction documents.1704.3 Statement of special inspections.Where special inspections or tests are required by section 1705,the registered design professional in responsible charge shall prepare a statement of special inspections in accordance with section 1704.3.1 for submittal by the applicant in accordance with section 1704.2.3Exception:The statement of special inspections is permitted to be prepared by a qualified person approved by the buildingofficial for construction not designed by a registered design professional. 1704.3.1 Content of statement of special inspections:The statement of special inspections shall identified the following:1-The materials,systems,components and work required to have special inspections or tests by the building official or by the registered design professional responsible for each portion of the work.2-The type and extent of each inspection.3-The type and extent of each test.4-Additional requirements for special inspections or test for seismic or wind resistance as specified in sections 1705.11,1705.12,and 1705.135-For each type of special inspection as to whether it will be continuous special inspection,periodic special inspection or performed in accordance with the notation used in the referenced standard where the inspections are defined.1704.3.2 Seismic requirements in the statement of special inspections:Where section 1705.12 or 1705.13 specifies special inspections or tests for seismic resistence,the statement of special inspections shall identify the designatedseismic systems and seismic force resisting systems that are subject to the special inspections or tests.1704.3.3 Wind requirements in the statement of special inspections:Where section 1705.11 specifies special inspectionfor wind resistence,the statement of special inspections shall identify the main wind force resisting systems and wind resisting components that are subject to special inspections.1704.4 Contractor responsibility:Each contractor responsible for the construction of a main wind or seismic force resisting system,designated seismic system or a wind or seismic force resisting component listed in the statement of special inspections shall submit a written statement of responsibility to the building official and the owner or the owners authorized agent prior to the commencement of work on the system or component.The contractors statement of responsibility shallcontain acknowledgment of awareness of the special requirements contained in the statement of special inspections.1704.5 Submittals to the building official:In addition to the submittal of reports of special inspections and testsin accordance with section 1704.2.4,reports and certificates shall be submitted by the owner or owners authorized agent to the building official for each of the following:1-Certificates of compliance for the fabrication of structural,load bearing or lateral load resisting members orassemblies on the premises of a registered abd approved fabricator in accordance with section 1704.2.5.1.2-Certificates of compliance for the seismic qualification of non structural components,supports and attachments inaccordance with section 1704.13.23-Certificates of compliance for designated seismic systems in accordance with section 1705.13.34-Reports of preconstruction tests for shotcrete in accordance with section 1908.55-Certificates of compliance for open web steel joists and joist girders in accordance with section 2207.5.6-Reports of material properties verifying compliance with the requirements of AWS D1.4 for weldability as specifiedin section 26.6.4 of ACI 318 for reinforcing bars in concrete complying with a standard other than ASTM A706that are to be welded and 7-Reports of mill tests in accordance with section 20.2.5 of ACI 318 for reinforcing barscomplying with ASTM A615 and used to resist earthquake induced flexural or axial forces in the special momentframes,special structural walls or coupling beams connecting special structural walls of seismic force resistingsystems in structures assigned to seismic design category B,C,D,E, or F.
Permit Application Number:
Section 1704 Special Inspections And Tests,Contractor Responsibility And Structural Observation Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A102.30CBC Section 1704Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014
Resolution Nos. 10556 & 10557 - Consideration of Planning Commission Rec...Page 218 of 410 Construction Requirements:Floor Joists,Beams And Gisrders:Framing Around Openings.Trimmer And Header Joists Shall Be Doubled,Or Of LumberOf Equivalent Cross Section,When The Span Of The Header Exceeds 4 Feet.The Ends Of Header Joists More Than 6 Feet Long Shall Be Supported By Framing AnchorsOr Joist Hangers Unless Bearing On A Beam,Parttition Or Wall.Tail Joists Over 12 FeetLong Shall Be Supported At Header By Framing Anchors Or On Ledger Strips Not LessThan 2 Inches By 2 Inches.Cutting And Notching.Notches On The Ends Of Joists Shall Not Exceed One Fourth The Joist Depth.Holes Bored In Joists Shall Not Be Within 2 Inches Of The Top Or Bottom Of The Joists.Notches In The Top Or Bottom Of Joists Shall Not Exceed One Sixth The DepthAnd Shall Not Be Located In The Middle Third Of The Span.Joists Framing From Opposite Sides Of A Beam,Girder Or Partition Shall Be Lapped At Least 4 Inches Or The Opposing Joists Shall Be Tied Together In An Approved Manner.Joists Framing Into The Side Of A Wood Girder Shall Be Supported By Framing Anchors Or On Ledger Strips Not Less Than2 Inches By 2 Inches.Wood Studs:Cutting And Notching.In exterior Walls And Bearing Partitions,Any Wood Stud May Be CutOr Notched To A Depth Not Exceeding 25 Percent Of The Width Of The Stud.In NonBearing Parttitions ,Any Wood Stud May Be Cut Or Notched To A Depth Not Exceeding40 Percent Of The Width Of The Stud.Bored Holes.A Hole Not Greater In Diameter Than 40 Percent Of The Stud Width May BeBored In Any Wood Stud.Bored Holes Not Greater Than 60 Percent Of The Width Of The Stud Are Permitted In Non Bearing Partitions Or In Any Wall Where Each Bored Stud IsDoubled,Provided Not More Than Two Successive Double Studs Are Bored.In No Case Shall The Edge Of The Bored Hole Be Nearer Than 5/8 Inch To The Edge Of The Stud.Bored Holes Shall Not Be Located At The Same Section Of Stud As A Cut Or Notch.Braced Wall Panels(Shear Panels)General:All Exterior Walls And Applicable Interior Walls Shall Be Braced To Resist WindAnd Seismic Forces By The Use Of Either Plywood Os Stucco Braced Panels:1-Braced Wall Panels Shall Be In Line Or Offset From Each Other Not More Than 4 Feet,Start Not More Than 8 Feet From Each End Of A Braced Wall Line 25 Feet On Center(Max).2-Maximum Perpendicular Distance Between Wall Lines Shall Not Exceed 25 Feet.3-All Braced Wall Panels Shall Extend From The Sill Plate To The Horizontal Diaphragm (Roof/Floor Sheathing).Attachment May Be Made To The Rafter/Floor Joists Or Blocking With A minimum Of 2-18 Guage Framing Clips(One At Each End) With 8-8d Nails Per Clip.4-Braced Wall Panels Shall Be Clearly Shown On The Plans And Braced Wall PanelConstruction Shall Not Be Mixed In A Braced Wall Line.5-Interior Braced Wall Lines Shall Be Supported On Continuos Foundations Not Exceeding25 Feet.6-Hole For Plumbing And Electrical Installations In Wall Panels Shall Be Limited In Size AndLocation.The Maximum Accumulated Length Of Openings In The Braced Panel Shall NotExceed 20% Of The Length.Penetrations Of The Top And Bottom Plate Framing MembersShall Be Limited.Plywood:A Minimum 4'-0" Wide Plywood Shear Panel Of 15/32" (Structural 1) Plywood,Nailed With 8dCommons Spaced At 6" O.C. Along All Edges And 12" O.C. Along Intermediate Supports(Field).Stucco (Cement Plaster): A Minimum 8'-0" Wide Stucco Shear Panel 7/8" Thick Applied OverExpanded Metal Or Woven Wire Lath Fastened To Framing With No.11 Guage,1-1/2 Inch Long,7/16" Inch Head Nails,Furred A Minimum 1/4 Inch And Spaced At 6 Inches On Center.Nailing Shall Be To All Studs,Top And Bottom Plates And Blocking.Footings On Expansive SoilsFooting Systems On Expansive Soil Shall Be Constructed In A Manner That Will Minimize Damage To The Structure From Movement Of The Soil:1-Depth of Footings Below The Natural And Finished Grades Shall Not Be Less Than 24 InchesFor Exterior And 18 Inches For Interior Footings.2-Exterior Walls And Interior Bearing Walls Shall Be Supported On continuos Footings.3-Footings Shall Be Reinforced With Four 1/2 Inch Diameter Deformed Reinforcing Bars.Two BarsShall Be Placed 4 Inches From The Bottom Of The Footing And Two Bars Within 4 Inches FromThe Top Of The Footing.4-Concrete Floor Slabs On Grade Shall Be Placed On A 4 Inch Fill Of Coarse Aggregate Or OnA Moisture Barrier Membrane.The Slabs Shall Be At Least 3-1/2 Inches Thick And Shall Be Reinforced With 12" Diameter Deformed Reinforcing Bars.Reinforcing Bars Shall Be Spaced AtIntervals Not Exceeding 16 Inches Each Way.5-The Soil Below An Interior Concrete Slab Shall Be Saturated With A Moisture To A Depth Of18 Inches Prior To Placing The Concrete.Habitable SpacesRooms:Ceiling Heights.Habitable Space Shall Have A Ceiling Height Of Not Less Than 7 Feet 6 Inches Measured To The Bottom Of The Finished Ceiling.Kitchen,Halls,Bathrooms And Toilet CompartmentsMay Have A Ceiling Height Of Not Less Than 7 Feet.Sloping Ceilings.The Prescribed Ceiling Height For The Room Is Required In Only One Half The AreaThereof.No Portion Of The Room Measuring Less Than 5 Feet From The Finished Floor To TheFinished Ceiling Shall Be Included In Any Computation Of The Minimum Area Thereof.Light And Ventilation:General:For The Purpose Of Determining The Light Or Ventilation Required By This Section,Any RoomMay Be Considered As A Portion Of An Adjoining Room When One half Of The Area Of The Common Wall Is Open And Unobstructed And Provides An Opening Of Not Less Than One Tenth Of The Floor Area Not Less Than One Tenth Of The Floor Area Of The Interior Room Or 25 Square Feet,Whichever Is Greater.Natural Light.All Habitable Rooms Shall Be Provided With Natural Light By Means Of exterior Glazed Openings With An Area Not Less Than One Tenth Of The Floor Area Of Such Rooms With A MinimumOf 10 Square Feet.Natural Ventilation:Habitable Rooms.Natural Ventilation By Means Of Openable Exterior Openings With An Area Of Not Less Than One Twentieth Of The Floor Area Of Such Rooms With A Minimum Of 5 Square Feet Shall Be Provided.Other Rooms:Bathrooms,Water Closet Compartments,And Similar Rooms Shall Be Provided WithNatural Ventilation By Means Of Openable Exterior Openings With An Area Not Less Than One Twentieth Of The Floor Area Of Such Rooms With A Minimum Of 1-1/2 Square Feet.
General Construction Notes.1: Mechanical Ventilation(In Lieu Of Required Exterior Openings For Natural Ventilation:Habitable Rooms:A Mechanical Ventilating System Capable Of Providing Two Air Changes Per Hour May Be Provided.On Fifth Of The Air Supply Shall Be Taken From The Outside.Other Rooms:Bathrooms Containing A Bathtub Or Shower Or Combination Thereof,Laundry Rooms,And Similar Rooms,A Mechanical Ventilation System Connected Directly To The Outside Capable Of Providing Five Air Changes Per Hour May Be Provided.The Point Of Discharge Of Exhaust Air ShallBe At Least 3 Feet From Any Opening Into The Building.Bathrooms Which Contain Only A Water ClosetOr Lavatory Or Combination Thereof,And Similar Rooms May Be Ventilated With An Approved Mechanical Recirculating Fan Or Similar Device Designed To Remove Odors From The Air.Underfloor Areas.Underfloor Areas Shall Be Ventilated With Openings Having A Net Area Of Not LessThan 1 Sq. Ft. For Each 150 Square Feet Of Area.Openings Shall Be Located As Close To Corners As Practical And Shall Provide Cross Ventilation.The Openings Shall Be Approximately Equally Distributed Along The Length Of At Least Two Opposite Sides And Shall Be Covered With Corrosion Resistent Wire Mesh With Mesh Openings Of 1/4 Inch In Dimension.Attic.Attic Area Shall Be Ventilated With Openings Having A Net Area Of Not Less Than 1 Sq. Ft. ForEach 150 Sq. Ft. Of Area.The Openings Shall Be Covered With Corrosion Resistent Wire Mesh Openings In 14 Inches In Dimension.Sanitation:Toilet Facilities.New Water Closet Shall Have A Maximum Flush Capacity Of 1.6 Gallons,And Shall Be Located In A Clear Space Not Less Than 24 Inches.Showe Areas.Showers Shall Have Floors And Walls Finished With Smooth,Hard,Non Absorbent Surfaces Such As Portland Cement,Concrete Ceramic Tile Or Other Approved Material To A Height Of Not Less Than 70 Inches Above The Drain Inlet.Materials Other Than Structural Elements Used In Such Walls Shall Be Of A Type Which Is Not Adversely Affected By Moisture.Glazing For Showr And Bathroom Enclosures.Glazing Used In Doors And Panels Of Shower And Bathtub Enclosures Shall Be Fully Tempered,Laminated Safety Glass Or Approved Plastic.When Glass Is Used It Shall Have A Minimum Thickness Of Not Less Than 1/8 Inch When Fully Tempered,Or 1/4 Inch When Laminated,And Shall Pass The Test Requirements Of U.B.C. Standard No. 54-2.Emergency Escpaes:Emergency Egress.Every Sleeping Room Shall Have At Least One Operable Window Or Exterior Door Approved For Emergency Escape.These Emergency Escape Windows Or Doors Must Provide A Full Clear Opening And Shall Be Operable From The Inside Without The Use Of Special Tools.All Emergency Escape Windows Shall Have A minimum Net Opening Of 5.7 Sq. Ft. With A Minimum Net Clear Height Of 24 Inches And Width Of 20 Inches.The Sill Height Of Emergency Escape Windows Shall Not Be More Than 44 Inches Above The Interior Floor.Smoke Detectors:General.A Smoke Detector Is Required For New Construction Of Sleeping Room And Corridor OrArea Giving Access To A Sleeping Room.Location.The Required Smoke Detector Shall Be Mounted On The Ceiling Or Wall Of The Sleeping Room,And At A Point Centrally Located On The Wall Or Ceiling Of The Corridor Or Area Giving Access To The Sleeping Room.All required Detectors Shall Be Located In Accordance With The Manufactures Instructions,With No Part Of the Detector Located More Than 12 Inches Below The Finished Surface Of The Ceiling Of The Room Or Corridor In which The detector Is Required To Be Installed.Power.Required Smoke Detectors For New Construction Shall Recieve Their Primary Power From The Building Dedicated Wiring.Miscellaneous:Doors.In All Dwellings,Every Interior Door In A Doorway Through Which Occupants Pass Shall Have A Minmum Width Of 32 Inches.Water Heater Location.No water Heater Which Depends On The Combustion Of A Fuel For Heat Shall Be Installed In Any Room Used Or Designed To Be Used For Sleeping Purposes,A Bathroom,A Clothes Closet,Or In Any Confined Space Opening Into A Bathroom Or Sleeping Room.Anchorage Of Water Heaters.All Water Heaters Shall Be Anchored Or Strapped To Prevent Horizontal And Vertical Displacement Due To Earthquakes.Seperation Of Private Garages.Every Wall And Ceiling Seperating A Dwelling (Group R,Division 3) From A Private Garage (Group U,Division 1) Shall Be Protected On The Garage Sides With Materials Approved For One Hour Fire Resistive Construction,And A Self Closing,Tight Fitting Solid Door 1-3/8 Inch In Thickness,Or A Self Closing Tight Fitting Door Having A Fire Protection Rating Of Not Less Than 20 Minutes When Tested In Accordance With Part 2 Of U.B.C. Standard No. 43-2.Under No Circumstances Shall A Private Garage Have Any Openings Into A Room Used For Sleeping Purposes.Air Ducts Passing Thru Seperating Wall,Floor Or Ceiling Shall Be Constructed Of Steel Having A Thickness Not Less Than 0.019 Inch (No.26 Galvenized Sheet Guage)Seperation Of Private Carports.An Occupancy Seperation Need Not Be Provided Between A Dwelling(Group R, Division 3) And A Carport Having No Enclose Uses Above,Provided The Carport Is Entirely Open On Two Or More Sides.Attic Access.An Attic Access Opening Shall Be Provided For Attics With A Vertical Height Of Greater Than 30 Inches.The Opening Shall Be Located In A Corridor,Hallway Or Readily Accessible Location.The Opening Shall Not Less Than 22 Inches By 30 Inches.Thirty Inch Minimum Clear Headroom The Attic Space Shall Be Provided At Or Above The Access Opening.Sliding Glass Door Assemblies.Full Height Sliding Glass Doors And Adjoing Height Fixed Panes Within The Assembly Shall Be Constructed Of Approved Impact Hazard Glazing.Security Requirements:Entry Vision.All Entry Doors Shall Be Provided With A Door Viewer,View Ports Or Viewing Windows.Such View Ports Or Windows Shall Be Constructed Of Approved Impact Hazard Glazing.General.Single Swing Door,The Active Leaf Of A Pair Of Doors,And The Bottom Leaf Of Dutch Doors Shall Be Equipped With A Deadbolt And Deadlocking Latch.The Deadbolt And Latch May Be Activated By One Lock Or Individual Locks.The Lock Or Locks Shall Be Key Operated From The Exterior Side Of The Door And Openable From the Interior Side By A Device Which Does Not Require A Key,Special Knowledge,Or Special Effort To Operate.Swing Doors:Swing Wood Doors Shall Be Of Construction Of One Of The Following:1-Solid Core Doors Not Less Than 1-3/8 Inches In Thickness.2-Hollow Core Doors Not Less Than 1-3/8 Inces In Thickness Either Of Which Are Covered On The Inside Face With 16 Guage Sheet Metal Attached With Screws At 6 Inch Maximum Centers Around The Perimeter. Door Stops.Door Stops Of In Swinging Doors Shall be Of One Piece Construction With The Jamb,Or Joined By Rabbit To The Jamb.Hinges.All Pin Type Hinges Which Are Accessible From The Outside Secured Area When The Door Is Closed Shall Have Non Removable Hinge Pins.In Addition, They Shall Have Minimum 1/4 Inch Diameter Steel Jamb Stud With 1/4 Inch Minimum Protection Unless The Hinges Are Shaped To Prevent Removal Of The Door If The Hinge Pins Are Removed.Strike Plates.The Strike Plate For Latches And The Holding Device For Projecting Deadbolts In Wood Construction Shall Be Secured To The Jamb And The Wall Framing With Screws Not Less Than 2-1/2 Inches In Length.Cylinder Guards.Cylinder Guards Shall Be Installed On All Cylinder Locks Whenever The Cylinder Projects Beyond The Face Of The Door Or Otherwise Accessible To Griping Tools.Deadbolt.Deadbolts Shall Contain Hardened Inserts To Repel Cutting Tools.A Straight Deadbolt Shall Have A Minimum Throw Of 1 Inch And An Embedment Of Not Less Than 5/8 Inch Into The Holding Device Recieving The Projected Bolt.Glazed Opening Within 40 Inches Of The Required Locking Device Of The Door,When The Door Is In the Closed Position,Shall Be Fully Tempered Glass Or Approved Burglary Resistent Material,Or Shall Be Protected By Metal Bars,Screens Or Grills Having A Maximum Opening Of 2 Inches.Sliding Doors And Windows.Sliding Doors And Windows Shall Be Equipped With Locking Devices,And Shall Be Provided With A Device In The Upper Channel Of The Moving Panel To Prohibit Raising And Removing Of The Moving Panel In The Closed Or Partially Open Position.Energy Conservation Standards:1-All Insulation Materials Shall Be Certified By The Manufacturer As Complying With The California Quality Standards For Insulating Material.2-Doors And Windows Between Conditioned And Outside Or Unconditioned Spaces Such AsGarages And Compartments For Central Air Gas Furnaces Shall Be Fully Weatherstriped.3-Manufactured Doors And Windows Shall Be Certified And Labelled In Compliance With The Appropriate Infiltration Standards.4-All Plumbing And Electrical Penetrations,Windows And Door Frames,Between Wall Sole Plate And Floors And All Other Openings In The Envelope,Shall Be Caulked.5-All Openings(Doors And Windows) Shall Be Properly Weatherstripped,Certified And Labelled.6-Backdraft Dampers For All Exhaust And Fan Systems Shall Be Provided. Emergency Escape/Exit Window:Openable Area 20" Clear 41" Clear 44" Clear Min. Size WindowFor 20" Clear Width Openable Area 24" Clear 34 1/8" Clear Min. Size WindowFor 24" Clear Height 1-20" Min. Clear Width2-24" Min. Clr, Height3-5.7 Sq. Ft. Net Clear Opening4-5.0 Sq. Ft. Net Clear On Grade Floor OpeningsS.E.C. R310.1.1 Note:1-A Minimum No.26 Guage Corrosion-Resistent WeepScreed Shall Be Provided At Or Below The FoundationPlate Line On all Exterior Stud Walls.The Screed Be PlacedA Minimum Of 8 Inches Above The Earth Or 4 Inches Above Paved Areas.2-In Shower And Tub Shower Combinations,Control ValvesMust Be Pressure Balanced Or Thermostatic Mixing Valves.CPC Section 418.0.3-New Water Closets And Associated Flushometer Valves,If Any,Shall Use No More Than 1.28 Gallons Per FlushAnd Shall Meet Performance Standards Established ByThe American National Standard A112.19.2 H & S Code,Section 17921.3 (b)4-The Manufactured Windows Shall Have A Label AttachedCertified By The National Fenestration Rating Council (NFRC)And Showing Compliance With The Energy Calculations. Permit Application Number:
Scale:As NotedRevision Date:11.23.2025Chkd By:City Of IndioProject Number:Indio Res.01Designers:Edwin Hernandez Initial Date:9-29-2025 Pearl City Engineering2160 Copley DriveSuite 308Diamond Bar, California 91765 A102.40General Construction Notes.1Yihuan YuanEstrella Estates Development Entitlement83550 Avenue 50APN:612-280-014