Agenda — Indio City Council, June 17, 2026 (part 5 of 7)

Docusign Envelope ID: 301B3149-EBA1-83F4-8171-15B2D93089D3Docusign Envelope ID: 301B3149-EBA1-83F4-8171-15B2D93089D3Docusign Envelope ID: 301B3149-EBA1-83F4-8171-15B2D93089D3Docusign Envelope ID: 301B3149-EBA1-83F4-8171-15B2D93089D3 Docusign Envelope ID: F51CC549-91F2-842D-8232-C94097BAAA2EDocusign Envelope ID: F51CC549-91F2-842D-8232-C94097BAAA2E

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Subcontractor 1 Karcher Insulation, Inc.

Lic # Verified Yes
DIR # Verified Yes
Subcontractor 2
Lic # Verified
DIR # Verified
Subcontractor 3
Lic # Verified
DIR # Verified
Subcontractor 4
Lic # Verified
DIR # Verified
Subcontractor 5
Lic # Verified
DIR # Verified
City of Indio
Police Headquarters (Phase 2)
BC 19 Plumbing: Building
Subcontractor Listing
Bidder's Name Rivera Equipment dba Valley
Industrial Mechanical | REVIM Empyrean Plumbing, Inc. Fischer, Inc.

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Police Headquarters (Phase 2)
Low Bidder Evaluation Form
Bid Date: May 28, 2026 at 2:00pm
(Low Bidder Determined by Base Bid)

BID FORM
Base Bid Amount 3,019,000.00$ 3,144,000.00$ 3,210,000.00$ Number & Written Values Match Yes Yes Yes
Addenda - Acknowledged Yes Yes Yes
California License #, Expiration, License Classification 761887, C20, 07/31/2026
818754, B,C-20,
04/30/2027
974288, C-20,B,C-36,
06/30/2026
City - Business Located In? Beaumont Huntington Beach Altadena Verified License on CSLB Website? -
https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx Yes Yes Yes DIR Number, Expiration? - https://efiling.dir.ca.gov/PWCR/Search 1000002063, 06/30/2028 1000007881, 06/30/2028 1000005424, 06/30/2026 Signature Lines Complete & Signed by Authorized Co. Officer, incl. Corporate Seal Yes Yes Yes

DESIGNATION OF SUBCONTRACTORS
Must include Name of Subcontractor, Location, Scope, License, Bid Amount, and DIR (Included for Fabricators & Installers >0.5%)? Yes Yes Yes Was Bid Amount and/or DIR # submitted separately within 24 hrs of bid closing? Yes Yes Yes

BID BOND
Bid Bond (attached, Min. 10%, signed, corporate seal, notarized) Yes Yes Yes Surety Co Name & CA ID Number -
https://interactive.web.insurance.ca.gov/companyprofile/companyprofile Markel Insurance
Company, 3601-2
The Ohio Casualty
Insurance Company,
5133-4
Ascot Surety & Casualty
Company, 6468-3
Power of Attorney Attached? Yes Yes Yes
Certificate of Authority for Surety Attached? Yes Yes Yes

OTHER FORMS
Contractor's Certificate Regarding Workers Compensation - provided & signed Yes Yes Yes Non-Collusion Declaration - provided & signed Yes Yes Yes Acknowledgement of Bidding Practices Regarding Indemnity Yes Yes Yes Site Condtions Certification Yes Yes Yes
BC 21 HVAC
Franklin Mechanical
Systems, Inc. RAN Enterprises, Inc. Simco Mechanical, Inc.

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Subcontractor 1 Bosch Building Technologies LLC Bosch Building Technologies LLC Bosch Building Technologies LLC Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 2 Air Balance Co Inc. Scot-Therm Insulation Inc. Mechanical Insulation Systems, Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 3 Mechanical Insulation Systems
Inc. Penn Air Control Inc. Los Angeles Air Balance Co., Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 4
Lic # Verified
DIR # Verified
Subcontractor 5
Lic # Verified
DIR # Verified
City of Indio
Police Headquarters (Phase 2)
BC 21 HVAC
Subcontractor Listing
Bidder's Name Franklin Mechanical Systems, Inc. RAN Enterprises, Inc. Simco Mechanical, Inc.

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Police Headquarters (Phase 2)
Low Bidder Evaluation Form
Bid Date: May 28, 2026 at 2:00pm
(Low Bidder Determined by Base Bid)

BID FORM
Base Bid Amount 7,733,000.00$ 8,288,000.00$ 8,734,000.00$ Number & Written Values Match Yes Yes Yes
Alternate No. 1 - Parking Canopies and Site Lighting 14,705.00$ 32,150.00$ 25,000.00$ Alternate No. 2 - Trash Enclosure and Workout Canopy 13,400.00$ 6,730.00$ 6,000.00$ Total Bid Amount 7,761,105.00$ 8,326,880.00$ 8,765,000.00$ Addenda - Acknowledged Yes Yes Yes
California License #, Expiration, License Classification 743507, A,B,C-7,C10, 12/31/2027
462222, B,C-7,C10,
08/31/2026
1131079, C10,
12/31/2026
City - Business Located In? Redlands Banning Victorville Verified License on CSLB Website? -
https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx Yes Yes Yes DIR Number, Expiration? - https://efiling.dir.ca.gov/PWCR/Search 1000004480, 06/30/2028 1000002036, 06/30/2028 2000007481 Signature Lines Complete & Signed by Authorized Co. Officer, incl. Corporate Seal Yes Yes Yes

BID BOND
Bid Bond (attached, Min. 10%, signed, corporate seal, notarized) Yes Yes Yes Surety Co Name & CA ID Number -
https://interactive.web.insurance.ca.gov/companyprofile/companyprofile Travelers Casualty and
Surety Company of
America, 2444-8
Merchants Bonding
Company, 2482-8
Hartford Fire Insurance
Company, 0085-1
Power of Attorney Attached? Yes Yes Yes
Certificate of Authority for Surety Attached? Yes Yes Yes

Southern California
West Coast Electric
Inc.

Giant Power Systems,
Inc.

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Subcontractor 1 Scripts LV Corp Avidex Industries LLC Avidex Industries LLC Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 2 Apple Valley
Communications, Inc.

Apple Valley
Communications, Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 3
Lic # Verified
DIR # Verified
Subcontractor 4
Lic # Verified
DIR # Verified
Subcontractor 5
Lic # Verified
DIR # Verified
City of Indio
Police Headquarters (Phase 2)
BC 22 Electrical & Low Voltage
Subcontractor Listing
Bidder's Name F.E.C. Electric, Inc. Southern California West Coast Electric Inc. Giant Power Systems, Inc.

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Police Headquarters (Phase 2)
Low Bidder Evaluation Form
Bid Date: May 28, 2026 at 2:00pm
(Low Bidder Determined by Base Bid)

BID FORM
Base Bid Amount 644,135.00$ 684,000.00$ 725,052.00$
Number & Written Values Match Yes Yes Yes
Alternate No. 1 - Parking Canopies and Site Lighting -$ 39,000.00$ 16,587.00$ Total Bid Amount 644,135.00$ 723,000.00$ 741,639.00$
Addenda - Acknowledged Yes Yes Yes
California License #, Expiration, License Classification 753861, C27, 09/30/2026
1016876, C27,
08/31/2026
1027517, A,C27,
06/30/2027
City - Business Located In? Rancho Cucamonga Walnut Ontario Verified License on CSLB Website? -
https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx Yes Yes Yes DIR Number, Expiration? - https://efiling.dir.ca.gov/PWCR/Search 1000001528, 06/30/2026 1000044351, 06/30/2027 1001068776, 06/30/2028 Signature Lines Complete & Signed by Authorized Co. Officer, incl. Corporate Seal Yes Yes Yes

DESIGNATION OF SUBCONTRACTORS
Must include Name of Subcontractor, Location, Scope, License, Bid Amount, and DIR (Included for Fabricators & Installers >0.5%)? N/A Yes Yes Was Bid Amount and/or DIR # submitted separately within 24 hrs of bid closing? N/A Yes Yes

BID BOND
Bid Bond (attached, Min. 10%, signed, corporate seal, notarized) Yes Yes Yes Surety Co Name & CA ID Number -
https://interactive.web.insurance.ca.gov/companyprofile/companyprofile Everest National
Insurance Company,
3138-5
Swiss Re Corporate
Solutions America
Insurance Corporation,
3208-6
Great Midwest Insurance
Company, 5780-2
Power of Attorney Attached? Yes Yes Yes
Certificate of Authority for Surety Attached? Yes Yes Yes

OTHER FORMS
Contractor's Certificate Regarding Workers Compensation - provided & signed Yes Yes Yes Non-Collusion Declaration - provided & signed Yes Yes Yes Acknowledgement of Bidding Practices Regarding Indemnity Yes Yes Yes Site Condtions Certification Yes Yes Yes
BC 23 Landscaping & Irrigation
Southern California
Landscape, Inc.

Premierwest
Landscape, Inc.

Earthscapes
Landscape, Inc. dba
Earthscapes

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Subcontractor 1 SpectraTurf Robertson Recreational Surfaces Lic # Verified Yes Yes
DIR # Verified Yes Yes
Subcontractor 2 ForeverLawn Pacific Coast
Lic # Verified Yes
DIR # Verified Yes
Subcontractor 3
Lic # Verified
DIR # Verified
Subcontractor 4
Lic # Verified
DIR # Verified
Subcontractor 5
Lic # Verified
DIR # Verified
City of Indio
Police Headquarters (Phase 2)
BC 23 Landscaping & Irrigation
Subcontractor Listing
Bidder's Name Southern California Landscape,
Inc. Premierwest Landscape, Inc. Earthscapes Landscape, Inc. dba Earthscapes

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Police Headquarters (Phase 2)
Low Bidder Evaluation Form
Bid Date: May 28, 2026 at 2:00pm
(Low Bidder Determined by Base Bid)

BID FORM
Base Bid Amount 1,146,000.00$ 1,184,251.00$ 1,261,000.00$ Number & Written Values Match Yes Yes Yes
Alternate No. 1 - Parking Canopies and Site Lighting 145,616.00$ 233,251.00$ 230,000.00$ Alternate No. 2 - Trash Enclosure and Workout Canopy 181,409.00$ 299,596.00$ 220,000.00$ Total Bid Amount 1,473,025.00$ 1,717,098.00$ 1,711,000.00$ Addenda - Acknowledged Yes Yes Yes
California License #, Expiration, License Classification 994825, A,B,C-8,C50, 11/30/2027
1011533, A,B,C8,
02/29/2028
818630, B,C-2,C-
61,D34, 04/30/2027
City - Business Located In? Beaumont Murrieta Tustin
Verified License on CSLB Website? -
https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx Yes Yes Yes DIR Number, Expiration? - https://efiling.dir.ca.gov/PWCR/Search 2000005085, 06/30/2026 1000035646, 06/30/2026 1000007877, 06/30/2026 Signature Lines Complete & Signed by Authorized Co. Officer, incl. Corporate Seal Yes Yes Yes

BID BOND
Bid Bond (attached, Min. 10%, signed, corporate seal, notarized) Yes Yes Yes Surety Co Name & CA ID Number -
https://interactive.web.insurance.ca.gov/companyprofile/companyprofile Endurance Assurance
Corporation, 5082-3
The Gray Casualty &
Surety Company,
5739-8
Old Republic Surety
Company, 3254-0
Power of Attorney Attached? Yes Yes Yes
Certificate of Authority for Surety Attached? Yes Yes Yes

OTHER FORMS
Contractor's Certificate Regarding Workers Compensation - provided & signed Yes Yes Yes Non-Collusion Declaration - provided & signed Yes Yes Yes Acknowledgement of Bidding Practices Regarding Indemnity Yes Yes Yes Site Condtions Certification Yes Yes Yes
BC 25 General Package
Bogh Construction,
LLC Hamel Concrete, Inc RVH Constructors, Inc.

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Subcontractor 1 Inland Overhead Door Co Rendy's Cleaning Service Inc Inland Overhead Door Co Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 2 Choice Builder Solutions LLC Inland Overhead Door Co Preferred Construction Specialties, Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 3 A1 Quality Blinds A1 Quality Blinds PSI3G, Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 4 Econo Fence Inc Choice Builder Solutions LLC Econo Fence Inc Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
Subcontractor 5 Rendy's Cleaning Service Inc PSI3G, Inc. Gridiron Services, Inc.

Lic # Verified Yes Yes Yes
DIR # Verified Yes Yes Yes
City of Indio
Police Headquarters (Phase 2)
BC 25 General Package
Subcontractor Listing
Bidder's Name Bogh Construction, LLC Hamel Concrete, Inc RVH Constructors, Inc.

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June 5, 2026

Ted Hanson - President
COSCO Fire Protection
4990 Greencraig Lane
San Diego, CA 92123

Re: Notice of Non-Responsive Bid Determination
Police Headquarters
Bid Category: 18 – Fire Sprinkler (Bldg.)

Dear Mr. Ryker,
This letter serves as formal notice that the City of Indio (“City”) has determined the bid submitted by COSCO Fire Protection (“COSCO”) for the above-referenced project and bid category to be non- responsive.

The City has completed a review of the bid documents submitted by COSCO. Based on that review, the City has determined that COSCO’s bid submission contained two deficiencies. Section 4 of the Instructions to Bidders provides that changes in or additions to the bid form, recapitulations of the work bid upon, alternative proposals, or any other modification of the bid form which is not specifically called for in the Contract Documents may result in rejection of the bid as not being responsive to the Notice Inviting Bids. Section 22 of the Instructions to Bidders further provides that proposals which contain any additions or conditional or alternate bids that are not called for or otherwise permitted may be rejected.

The Contract Documents do not permit conditional bids or bids that qualify or exclude any portion of the specified scope of work.

Specifically, the City’s review identified the following deficiencies:
• Bid Submission Includes Exclusions: COSCO’s bid submission included a detailed proposal containing stated exclusions to the specified scope of work. A bid that takes exception to or excludes any portion of the required scope of work is non-responsive and cannot be considered for award.
• Incorrect Allowance Amount: Specification Section 01 21 00 – Allowances requires that BC 18 – Fire Sprinkler (Bldg.) include a mandatory allowance of $20,000 in the bid total. COSCO’s bid submission included an allowance of $15,600, which does not conform to the required allowance amount established in the Contract Documents. All bidders are required to include the prescribed allowance amount as a condition of a responsive bid.

Based on the foregoing deficiencies, the bid submitted by COSCO is hereby determined to be non- responsive and is disqualified from further consideration for award of Bid Category #18 – Fire Sprinkler (Bldg.). The City will proceed with evaluation of the remaining responsive bids in accordance with applicable law and the Contract Documents.

Should you have any questions regarding this determination, please contact this office.

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Sincerely,

Jonathan Nicks
Assistant City Manager
City of Indio
cc: Tilden-Coil Constructors; Project File

Docusign Envelope ID: 301B3149-EBA1-83F4-8171-15B2D93089D3 Docusign Envelope ID: F51CC549-91F2-842D-8232-C94097BAAA2EDocusign Envelope ID: F51CC549-91F2-842D-8232-C94097BAAA2E

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City Council
June 17, 2026

STAFF REPORT

To: City Council
From: Jonathan Nicks, Assistant City Manager
Prepared by: Jonathan Nicks, Assistant City Manager
Subject: Approval of Amendment No. 1 to the Professional Services Agreement with Tilden-Coil Police the for Management Construction for Constructors Headquarters Project for an amount not to exceed $3,676,810.

RECOMMENDATION:

Approve Amendment No. 1 to the professional services agreement with Tilden-Coil Constructors for the Police Headquarters Project and authorize the City Manager to execute the agreement in a form approved by the City Attorney.

SUMMARY:

On November 6, 2024, the City Council approved a Professional Services Agreement with Tilden- Coil Police for services pre-constructions the programming provide to Constructors and Headquarters Project. Designs for the project have been completed and contractors bids have been received the to proposed The phase. amendment the into project the moving construction Agreement will allow Tilden-Coil Constructors to provide construction management for the project.

BACKGROUND INFORMATION:

In March 2021, City staff released a Request for Qualifications (RFQ) seeking a professional consultant to manage the pre-construction of the Public Safety Campus project. Due to the complexity with consultants sought specifically solicitation service facilities, essential of the experience in managing, planning, design, and construction of police and fire stations.

With over 80 years of experience in educational, institutional, commercial and industrial facilities throughout Southern California, Tilden-Coil was selected as the pre-construction management consultant and subsequentially engaged for Construction Management Services and General Conditions for the first phase of the Public Safety Campus and provided the same services for the City Hall and Library project.

Due to Tilden-Coil’s excellent work and intimate knowledge of the first phase of the Public Safety Campus and City Hall, City Council approved a similar professional services agreement for the Police Headquarters facility starting with pre-construction services on November 6, 2024. In coordination with Holt Architects and the City, Tilden-Coil has served as the resource to ensure:
design met the goals of the City; design is constructible; budget is maintained; estimating services were provided; the most economical bids from the best locally based prime contractors were met; and the schedule, phasing, and logistical plans meet the needs of the City.

AGENDA ITEM #10.5
Approval of Amendment No. 1 to the Professional Services Agreement with ... Page 536 of 825 Now that bids have been received and award of contracts for the Police Headquarters project is recommended to the City Council, Tilden-Coil is available to perform construction management services for the project. The construction management services would include but are not limited to prime contractor management, trade coordination, schedule, billing, cost control, quality control, risk management, dispute resolution, contract document management, project close-out, etc.

FINANCIAL SUMMARY:

Current FY Financial
Impact:
$3,676,810 In current year budget: Yes
Current FY General
Fund Impact:

Budget adjustment: No
Next FY Financial
Impact:

Strategic Objective: Public Safety
Source of funds: Lease Revenue Bonds Fund-Org-Object
Reference:
331 BD2501

ATTACHMENTS:

IPDHQ Professional Service Amendment Proposal 06.04.26
Amendement Agreement - IPDHQ TILDEN COIL_

APPROVAL(S):

Ruby D. Walla, Director of Finance Approved - 09 Jun 2026 Steven Graham Pacifico, City Attorney Approved - 09 Jun 2026 Jonathan Nicks, Assistant City Manager Approved - 10 Jun 2026

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CONSTRUCTION

MANAGEMENT SERVICES PROPOSAL

Jonathan,

Pursuant to our Professional Services Agreement for Programming/Preconstruction and Construction Management Services please allow this letter to serve as our proposal to request authorization to commence construction phase services and to increase the compensation pursuant to Exhibit A of the Agreement. We propose to amend the agreement with the terms attached

The following is Tilden-Coil Constructors’ proposed cost of services:

CM Services

1. Preconstruction (no change) $145,459

2. 25 months @ $90,376/mo. $2,259,400

3. Fixed Fee (3.95% of Sum of Primes $32,201,300) $1,271,951 Total CM Services Amount: $3,676,810

We look forward to continuing our relationship with the City of Indio.

Sincerely,

Bryant Ismerio
Project Executive
Tilden-Coil Constructors, Inc.

To: Jonathan Nicks Date: June 4th, 2026
City of Indio From: Tilden-Coil Constructors, Inc.

Address:
100 Civic Center Mall
Indio, CA 92201
Submitted via email to
[email protected]
Phone: 951-684-5901
Project: City of Indio – Indio Police Dept. HQ
RE: Amendment to Professional Services
Agreement

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Approval of Amendment No. 1 to the Professional Services Agreement with ... Page 538 of 825 00091753.1
1ST AMENDMENT TO

AGREEMENT-

PROGRAMMING/PRECONSTRUCTION AND CONSTRUCTION MANAGEMENT

SERVICES

BY AND BETWEEN

THE CITY OF INDIO

A CALIFORNIA MUNICIPAL CORPORATION
AND

TILDEN-COIL CONSTRUCTORS,

A CALIFORNIA INCORPORATED COMPANY
DATED: JUNE 8, 2026
Form dated 3.2025

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1ST AMENDMENT TO AGREEMENT
This Amendment to the Agreement named above is made and entered into as of this 4th day of June, 2026, by and between the parties to the Agreement, City of Indio (“City”), a California municipal corporation and Tilden-Coil onstructors, a California , dated June 4, 2026 (Amendment
No.1). City and Consultant are sometimes hereinafter referred to as “Party” and hereinafter collectively referred to as the “Parties.”

RECITALS
agreement an into and City A. entered Consultant
programming/preconstruction and construction management ervices dated November 6, 2024 (“Agreement”) for the purpose of retaining services of consultant to provide preconstruction management ervices Pursuant to the Agreement, the Parties desire to amend the Agreement to construction phase services in the new amount of $3,676,810 which is inclusive of preconstruction $145,459, Fixed Construction Management Fee $1,271,951 and General Conditions $2,259,400.

OPERATIVE PROVISIONS
NOW, THEREFORE, in consideration of the promises made and recited herein, the Parties do hereby enter into this Amendment which modifies and amends the Agreement as follows:

TERM OF THE AGREEMENT. Section 1, “Term of Agreement” hereby is amended to read as follows: The term of this Agreement shall be extended to July 2028.

SCOPE OF SERVICES. Section 2 of the Agreement, “Scope of Services” of the Agreement, hereby is amended to
construction phase services

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[SIGNATURE PAGE FOLLOWS]

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IN WITNESS WHEREOF, the Parties hereto have executed this Amendment to the Agreement on the date and year first written above.

CITY OF INDIO
___________________________
Jonathan Nicks
City Manager
ATTEST:

CITY CLERK
By: ___________________________
Sabdi Sanchez, MMC
Director of City Clerk Services
APPROVED AS TO FORM:

CITY ATTORNEY
By: ____________________________
Steven Graham Pacifico
City Attorney

CONSULTANT
By:

Dayne Brassard
President & CEO

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City Council
June 17, 2026

STAFF REPORT

To: City Council
From: Jonathan Nicks, City Manager
Prepared by: Timothy Wassil, Public Works Director
Subject: Resolution No. 10577, adopting the 2025 Coachella Valley Regional Urban Water Management Plan and the 2025 Water Shortage Contingency Plan

RECOMMENDATION:

Staff recommends the City Council adopt Resolution No. 10577, adopting the 2025 Coachella Valley Regional Urban Water Management Plan and the Water Shortage Contingency Plan.

SUMMARY:

The California Department of Water Resources (DWR) requires that water agencies prepare an Urban Water Management Plan (UWMP) every five years. The UWMP evaluates the anticipated water supplies and demands through the year 2050 (for the next 25 years). Six agencies in the Coachella Valley worked together to develop a Regional Urban Water Management Plan (RUWMP).

By collaborating on the RUWMP and Water Shortage Contingency Plan efforts, the agencies are able to coordinate their assessment of regional water supplies and align their actions to maintain consistent requirements and messaging in response to a water shortage. The agencies have also prepared an appendix to describe how the region is increasing the use of local water supplies and reducing reliance on supplies from the Sacramento-San Joaquin Delta.

BACKGROUND INFORMATION:

The City of Indio is required by the California Department of Water Resources (DWR) to prepare an Urban Water Management Plan (UWMP) every five years. The UWMP describes the anticipated water supplies and demands for the next 25 years. It also describes the programs that are in place to encourage efficient water use. The UWMPs for the 2025 reporting cycle are due to the DWR by July 1, 2026.

The following six agencies in the Coachella Valley worked together to develop a Regional Urban Water Management Plan (RUWMP):

 Coachella Valley Water District (CVWD)
 Coachella Water Authority (CWA)
 Desert Water Agency (DWA)
 City of Indio (Indio)
 Mission Springs Water District (MSWD)
 Myoma Dunes Mutual Water Company (MDMWC)
By collaborating on a RUWMP, the agencies are able to coordinate their assessment of AGENDA ITEM #11.1
Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 543 of 825 regional water supplies. The information contained in the RUWMP document follows a specific format as prescribed by the DWR. The report has two main parts. Chapters 1 through 3 are regional chapters, which provide an overall introduction, descriptions of the six participating agencies, and an overview of the water supplies used in the Coachella Valley. Chapters 4 through 9 are individual agency chapters. Each agency chapter addresses how that participating agency meets its reporting requirements under the Urban Water Management Planning Act. The RUWMP summary is included with this report as Attachment No. 2. Given the report length, the draft RUWMP report and related appendices are accessible online via the Coachella Valley Regional Water Management Group (CVRWMG) website at https://www.cvrwmg.org/uwmp/.

In addition to the RUWMP, each agency is required to prepare a Water Shortage Contingency Plan (WSCP). The WSCP is a document to describe how each agency would respond to a water shortage. If an extended drought or sudden event (like an earthquake) impacted the region's ability to replenish the groundwater basin or the agency's ability to provide enough water to meet customer needs, the WSCP may need to be implemented. Each agency's WSCP defines six levels of water shortage and outlines the actions that will be required of customers in each stage. The six agencies aligned consistent maintain to possible much as as respective their in actions the plans requirements and messaging for customers throughout the region. The WSCPs for each agency is included as Attachment No. 3.

In summary, Indio is projected to have adequate water supplies through the planning horizon, supported primarily by groundwater from the Indio Subbasin, which remains reliable due to its large storage capacity and ongoing regional replenishment using imported Colorado River and State Water Project exchange water. The City’s primary source consists of local groundwater only.

Significant updates since the previous plan include expanded conservation programs, stricter water- quality chromium-6), drought-risk enhanced new and (such requirements compliance as climate-change assessments, and updates to the Water Shortage Contingency Plan. Adoption of the coordinated ensures it because important regional is WSCP and RUWMP operationally planning, supports reliable long-term groundwater management, maintains regulatory compliance, and provides clear, actionable procedures for responding to shortages or emergencies.

As part of the development process for the RUWMP and WSCPs, the participating agencies provided opportunities for public review and comment through the CVRWMG. The Draft 2025 Regional UWMP was available for public review through May 3, 2026. No substantive public comments were received during the public review period. The WSCP establishes escalating response actions for varying levels of water shortage and is intended to guide the City's response during droughts or other supply disruptions. If implemented during a water shortage, the WSCPs allow agencies flexibility to evaluate program effectiveness and make modifications, as needed.

Adoption of this plan is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15262 and California Water Code section 10652, which exempts feasibility and planning studies for possible future actions that have not yet been approved, adopted, or funded.

Each of the participating agencies will conduct a public hearing and present the RUWMP and WSCP to their respective governing board. Members of the public and governing board will have an opportunity evaluated be will received Comments comments the on provide to and items. incorporated into the final documents for submittal to the California Department of Water Resources by the July 1, 2026, deadline.

FINANCIAL SUMMARY:

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 544 of 825 Current FY Financial
Impact:
$0 In current year budget: Yes
Current FY General
Fund Impact:
$0 Budget adjustment: N/A
Next FY Financial
Impact:
$0 Strategic Objective: Public Infrastructure
Source of funds: N/A Fund-Org-Object
Reference:

N/A

Additional Financial Details:

Preparation of the RUWMP and WSCP was included in the adopted budget. Adoption of the plans does not create an immediate fiscal impact

ATTACHMENTS:

Attachment 1 - Resolution No. 10577 - of Indio Water Regional Water Plan Attachment 2 – 2025 Coachella Valley Regional Urban Water Management Plan Summary Attachment 3 – 2025 Coachella Valley Regional Urban Water Management Plan including the Water Shortage Contingency Plans
Attachment 4 - Public Hearing Notice

APPROVAL(S):

Timothy Wassil, Public Works Director Approved - 09 Jun 2026 Ruby D. Walla, Director of Finance Approved - 09 Jun 2026 Steven Graham Pacifico, City Attorney Approved - 09 Jun 2026 Jonathan Nicks, City Manager Approved - 10 Jun 2026

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 545 of 825 RESOLUTION NO. 10577
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO FORTHE 2025

COACHELLA VALLEY REGIONAL URBAN WATER MANAGEMENT PLAN AND THE 2025 CITY OF INDIO WATER SHORTAGE CONTINGENCY PLAN
WHEREAS, the Urban Water Management Planning Act requires urban water suppliers providing water for municipal purposes to more than 3,000 customers or supplying more than 3,000 acre-feet of water annually to prepare and adopt, in accordance with prescribed requirements, an urban water management plan every five years; and
WHEREAS,the Urban Water Management Planning Act specifies the requirements and procedures for adopting such urban water management plans, including regional urban water management plans; and
WHEREAS, the 2025 Coachella Valley Regional Urban Water Management Plan (“2025 RUWMP”) has been prepared at the direction of participating agencies, including Coachella Valley Water District, Coachella Water Authority, Desert Water Agency, City of Indio, Mission Creek Water District, and Myoma Dunes Mutual Water Company, in accordance with the Urban Water Management Planning Act and other applicable provisions of law; and
WHEREAS, the 2025 Water Shortage Contingency Plan (“2025 WSCP”) has been prepared for the City of Indio in accordance with Water Code section 10632 and related statutory requirements; and
WHEREAS, in accordance with applicable law, including Water Code section 10642 and Government Code section 6066, a Notice of Public Hearing regarding the 2025 RUWMP and the 2025 WSCP was published within the jurisdiction of the City of Indio on June 1, 2026 and June 8, 2026; and
WHEREAS, in accordance with applicable law, including but not limited to Water Code section 10642, a public hearing was held on June 17, 2026 at 5:00 pm or soon thereafter, at City of Indio Council Chambers, 3rd floor, 100 Civic Center Drive, Indio, CA 92201 in order to provide members of the public and other interested entities with the opportunity to be heard in connection with the proposed adoption of the 2025 RUWMP and the 2025 WSCP and issues related thereto; and WHEREAS, pursuant to said public hearing, City of Indio, among other things, encouraged the active involvement of diverse social, cultural, and economic members of the community within its service area with regard to the 2025 RUWMP and the 2025 WSCP, and encouraged community input regarding both plans; and WHEREAS, Section 10652 of the California Water Code provides that the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code) (“CEQA”) does not apply to the preparation and

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 546 of 825 adoption of an urban water management plan and related water shortage contingency planning documents; and
WHEREAS, the City Council of the City of Indio wishes to adopt the 2025 RUWMP and the 2025 WSCP and has determined said plans to be consistent with applicable law and to be accurate representations of the water resources planning and shortage response planning for City of Indio.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Indio hereby resolves as follows:

Section 1. All of the above recitals are true;
Section 2. The City Council of the City of Indio adopts the 2025 RUWMP, as amended by changes incorporated by the City Council as a result of input received (if any) at the public hearing;
Section 3. The City Council of the City of Indio adopts the 2025 WSCP, as amended by changes incorporated by the City Council as a result of input received (if any) at the public hearing;
Section 4. The City Manager of the City of Indio is hereby authorized and directed to submit copies of the 2025 RUWMP and the 2025 WSCP as required by applicable law and to make said plans available to the public no later than thirty (30) days after filing with the Department of Water Resources; Section 5. The Indio City Council finds and determines that this Resolution is not subject to CEQA pursuant to Water Code Section 10652; and Section 6. The documents and materials that constitute the record of proceedings on which this Resolution and the above findings have been based are located at 100 Civic Center Drive Indio, CA 92201. The custodian for these records is the City Clerk/ Secretary.

PASSED, APPROVED AND ADOPTED this 17th day of June, 2026.

ELAINE HOLMES, MAYOR
ATTEST:

SABDI SANCHEZ, MMC
DIRECTOR. OF CITY CLERK SERVICES

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 547 of 825 ATTACHMENT 2
2025 COACHELLA VALLEY REGIONAL URBAN

WATER MANAGMENET PLAN SUMMARY

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 548 of 825 2025 Coachella Valley
Regional Urban Water
Management Plan
City of Indio
June 17, 2026

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 549 of 825 2025 UWMP
• Urban Water Management Plan (UWMP)
Act Requirements
• Region Overview
• Water Demands and Conservation
• Water Supply Portfolio
• Water Supply Reliability
• Water Shortage Contingency Plan (WSCP)
• Timeline

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 550 of 825 UWMP Act Requirements
Assembly Bill (AB) 797 - UWMP Act (1984) Requires:
• Every urban water supplier providing water for municipal purposes, either directly or indirectly, to more than 3,000 customers or supplying more than 3,000 acre -feet per year (AFY) must adopt and submit a UWMP.
• UWMPs must be updated, submitted and adopted every five years and sent to DWR by July 1.

Multiple agencies can collaborate to prepare a Regional UWMP.

Core requirements for the UWMP include:
• Description of the water service area
• Estimates of past, present, and projected water use
• Estimates of existing and planned supply sources
• Description of demand management and other conservation measures • Dry year supply estimates, including 5 -year drought risk assessment • Water Shortage Contingency Plan
3

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 551 of 825 Region Overview
• Provides potable water to
183,600+ urban
connections
• 196,000+ AFY potable
water supply
• 4 groundwater
replenishment facilities
(GRFs) with 616,000+ AF
recharge capacity
• 9 wastewater
treatment/reclamation
facilities
• 3,300+ estimated miles of
pipeline
4

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 552 of 825 Water Demands and Conservation
5 • Demand forecast based on
population, housing, and
employment growth
projections by Southern
California Association of
Governments (SCAG)
• Demand is anticipated to
increase over next 25 years
• Can be reliably met with supply
from the Indio and Mission
Creek Subbasins which is
supplemented by imported
water
• Increased recycled water and
surface water use will offset
some of the groundwater
supply

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 553 of 825 Water Demands and Conservation- City of Indio
• 37% increase in baseline water demand
due to population growth over 25 years
• With water use efficiency and
conservation programs, only 14% increase
in total demand over 25 years
• 17% demand reduction due to
conservation
• Recycled water system is planned to
offset potable demand
6

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 554 of 825 Water Demands and Conservation
7 Demand Management Measures
1 Water waste prevention ordinances
2 Metering
3 Conservation pricing
4 Public education and outreach
5 Programs to assess and manage distribution system
real loss
6 Water conservation program coordination and
staffing support
7 Other demand management measures
Residential Rebate Turf Conservation Programs
• Demand forecast included passive
conservation from plumbing code changes
over time and active conservation from
regional water conservation programs

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 555 of 825 Water Supply Portfolio
Urban water demands served by:
• Groundwater
• Local Surface Water
• Imported Colorado River
water
• Recycled Water
Regional supplies used for
replenishment:
• Imported Colorado River
water
• Exchanged State Water
Project water

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 556 of 825 Regional Water Service Reliability
9 • Indio and Mission Creek
Subbasins are collectively
managed by water agencies to
ensure sustainability
• Imported water supplies are
used to replenish groundwater
used for urban demands
• Evaluated ability to meet
forecast demands in single dry
and multiple-dry year (drought)
conditions
• The agencies do not anticipate
any supply shortages through
year 2050 based on current
planning assumptions
Palm Desert Groundwater Replenishment Facility

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 557 of 825 Water Shortage
Contingency Plan
Describes how the Agency intends to
predict and respond to foreseeable and
unforeseeable water shortages, which
occur when available water supplies are
reduced to a level that cannot support
typical demand at any given time.
10 Core components of the WSCP include:
• Six standard shortage stages
• Shortage response actions
• Communication protocols
• Compliance and enforcement
• Monitoring and reporting
Individual agency WSCPs can be found in Appendix D of the final RUWMP and at https://www.cvrwmg.org/uwmp/

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 558 of 825 2025 UWMP & WSCP Timeline
• Final Draft RUWMP: available on May 12th
• RUWMP and WSCPs are available online: https://www.cvrwmg.org/uwmp/ 11

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 559 of 825 Thank you!
Roman Gonzalez, Water Project Construction Manager
[email protected]
(760) 625-1822

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban...Page 560 of 825 ATTACHMENT 3
2025 Coachella Valley Regional Urban Water Management
Plan including the Water Shortage Contingency Plans

ATTACHMENT 3 CAN BE OBTAINED THROUGH THE LINK PROVIDED BELOW:
https://www.cvrwmg.org/uwmp/

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 561 of 825 ATTACHMENT 4

PUBLIC HEARING NOTICE

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 562 of 825
CNSB #4045092

CITY OF INDIO

NOTICE OF CITY COUNCIL PUBLIC HEARING

that GIVEN HEREBY IS NOTICE public a hold will Indio, of City of the City the Council hearing on Wednesday, June 17, 2026, beginning at 5:00 p.m. The public hearing will be held in person at 100 Civic Center Drive, Indio, CA 92201, to consider the following:

2025 Coachella Valley (RUWMP) and 2025 Plan Urban Water Regional Management Coachella Valley Water Shortage Contingency Plan (WSCP).

The this in participate to of all encourages City its customers California's review process.

Urban Water Management Planning Act (“Act”) requires urban water suppliers to prepare and adopt an urban water management plan every five years. The City is collaborating with five other regional Valley agencies Wate (Coachella Water Authority of (City Coachella r District, Coachella), Desert Water Agency, Mission Springs Water District, and Myoma Dunes Mutual Water Company) in preparing the Coachella Valley Regional Urban Water Management Plan (RUWMP). The RUWMP describes the re gion’s supplies and anticipated water water demands through Year 2050 and documents each agency’s programs to encourage efficient water use.

The Water Shortage Contingency Plan (WSCP) is also required by the Act and describes the actions be could that und agencies shortage The reduce demand. to a water ertaken during have coordinated their WSCPs to provide consistent shortage levels and response regions across the Coachella Valley region.

Draft copies of the RUWMP and WSCP are available for public review online and by scanning the QR code or copying the URL below:
https://www.cvrwmg.org/uwmp/

City Council meetings may be viewed via Livestream, Facebook Live, or YouTube.

Interested express th to persons wishing referenced item(s) hearing the eir above views on may participate by providing oral or written comments as follows:

Written Comments : Written comments may be emailed to the City Clerk at [email protected]. Comments will be distributed to the City Council and posted on the agenda portal. Written comments will not be read during public comment.

Oral Comments: Oral testimony can be provided in person . Comment cards will be located at the entrance of the Council chamber.

Accessibility Accommodation: If you are an individual with a disability and need a reasonable modification or accommodation pursuant to the Americans with Disabilities Act, please contact the City Clerk at [email protected] 24 hours in advance of the hearing for assistance.

Publication Date: June 1, 2026, June 8, 2026

/s/
Sabdi Sanchez, MMC
Director of City Clerk Services

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Resolution No. 10577 , adopting the 2025 Coachella Valley Regional Urban... Page 563 of 825
City of Indio
City Council
June 17, 2026

STAFF REPORT

To: City Council
From: Jonathan Nicks, City Manager
Prepared by: Brian Halvorson, Dir. Of Community Development Subject: Resolution Nos. 10582 & 10583 regarding the Roadrunner Flats project for the architectural design of 30 detached single-family affordable residential units with ADU's within a gated community, including a leasing office, amenities, landscape, and associated improvements, Tentative Tract Map No. 39405 to subdivide one existing parcel totaling approximately 10.07 gross acres (APN 691-060-005), into 30 residential lots, private streets, stormwater detention basin, and associated improvements located west of Jefferson Street and north of Avenue 39.

RECOMMENDATION:

Approve Resolution Nos. 10582 and 10583 of the City Council approving Planning Review Discretionary (PLAN-PRD-25-0023) and Tentative Tract Map No. 39405 (PLAN-TTM-25-0005) and certify the CEQA Guidelines Section 15183 Consistency Determination (PLAN-ER-25-0025) with the City of Indio General Plan 2040 Program Environmental Impact Report (SCH No. 2015081021).

SUMMARY:

On November 7, 2025 the applicant, Tung Tran of Etapes Corporation, submitted applications to the Community Development Department for Planning Review Discretionary (PLAN-PRD-25-0023) for the development and architectural design of 30 detached single-family residential homes, leasing office with 1 managers unit, landscape and associated improvements and Tentative Tract Map No. 39405 totaling 691-060-005) (APN parcel subdivide one to (PLAN-TTM-25-0005) existing approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 affordable residential lots with ADU’s within a gated community, including a leasing office with 1 managers unit, amenities, private streets, a stormwater detention basin, and associated improvements. The project site is located east of Dreams Lane and north of Avenue 39 and is designated Desert Estates Transition under the General Plan 2040 and zoned Desert Estates Transition-3 (DET-3) under the Unified Development Code (UDC). Environmental Review (PLAN-ER-25-0025) 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:

On August 28, 2025, a Pre-Application Conference (PLAN-PAC-24-0047) was conducted, during which staff outlined the required applications and review procedures for the proposed subdivision and residential development. The Pre-Application Review and Conference for the project satisfied the requirement found on Section 6.06.04.C.1.b of the Unified Development Code (UDC) indicating that any project requiring Discretionary Planning Review to undergo a Pre-Application.

AGENDA ITEM #11.2
Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 564 of 825

On November 7, 2025, Tung Tran of Etapes Corporation submitted an application for a Design Review Discretionary (PLAN-PRD-25-0023) for the development and architectural design of the proposed 30 detached single-family homes, leasing office, amenities, landscape and improvements a Tentative Tract Map No. 39405 (PLAN-TTM-25-0005) to subdivide one existing parcel identified as Assessor’s Parcel Number 691-060-005 into 30 detached single-family residential lots with ADU’s within a gated community, including one (1) managers unit, a leasing office, amenities, private streets a stormwater detention, and associated improvements. The project site totals approximately 10.07 gross acres, with a net developable area of 9.02 acres, and is located north of Avenue 39 and east of Dreams Lane. An Environmental Review application (PLAN-ER-25-0025) was subsequently submitted on November 17, 2025, and on November 25, 2025, City staff deemed the application complete and ready for processing.

On May 27, 2026, following the public hearing and Commissioner deliberation, the Planning Commission approved Resolution No. 2135 and Resolution No. 2136 recommending that the City Council approve the Planning Review Discretionary, and Tentative Tract Map No. 39405 and determining that the project is exempt from environmental review pursuant to CEQA Guidelines Section 15183.

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 (PLAN-ER-25-0025), 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.

Public Hearing Notice:

A public hearing notice for the Project was published in the Desert Sun, the newspaper of record, on June 5, 2026, and a public hearing notice was mailed to property owners within a radius of 500-feet of the subject property on June 1, 2026, pursuant to Section 159.905 of the City of Indio Municipal Code.

Project Site and Surrounding Land Uses
The project site is designated Desert Estates Transition (DET) under the City of Indio General Plan 2040 and is zoned Desert Estates Transition (DET-3) under the UDC. The site is currently vacant.

The property to the north is designated Desert Estates Transition (DET) and zoned Desert Estates Transition-3 (DET-3) and are vacant with some agricultural uses. The property to the east is also designated Desert Estates Transition (DET) and zoned Desert Estates Transition-3 (DET-3) and are vacant. The property to the west is designated Desert Estates Transition (DET) and zoned Desert Estates Transition-3 (DET-3) and used for the North Indio Regional Flood Control Channel. The property to the south is designated Public and Institutional (PI) and zoned Public and Institutional (PI) and is used by the Shadow Hills High School.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 565 of 825 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: Desert Estates
Transition (DET)
Desert Estates
Transition-3 (DET-3) Vacant
North: Desert Estates
Transition (DET)
Desert Estates
Transition-3 (DET-3) Vacant/Agriculture
South: Public and Institutional
(PI)
Public and Institutional
(PI)
Shadow Hills High
School
East: Desert Estates
Transition (DET)
Desert Estates
Transition-3 (DET-3) Vacant
West: Desert Estates
Transition (DET)
Neighborhood Center
(NC)
North Indio Regional
Flood Control Channel

Tentative Tract Map
Tentative Tract Map No. 39405 includes the subdivision of one parcel totaling approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 single-family residential lots, leasing office, private street lots, and stormwater detention lots.

Lot No. New Parcel Size
(Approx.) Zoning Existing Use
Lots 1–30 Approximately 10,000
sq. ft. and greater
Desert Estates
Transition-3 (DET-3) Vacant Land
Lot 31 19,299 sq. ft. Desert Estates
Transition-3 (DET-3) Vacant Land
Lot A & B Open Space,
Stormwater Detention
Desert Estates
Transition-3 (DET-3) Vacant Land
Lot C - F Private Streets Desert Estates
Transition-3 (DET-3) 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.

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:

Page 3 of 221 ends

Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 566 of 825 The property is designated Desert Estates Transition (DET) under the City of Indio General Plan 2040. The DET designation allows detached single-family residential development at neighborhood densities ranging from one to three dwelling units per acre. Tentative Tract Map No. 39405 proposes 30 detached single-family residential lots and 1 managers unit on approximately range the density residential a within resulting acres, gross 10.07 in anticipated by the DET designation. Each single-family lot will come with an ADU but per State Law, ADU’s are not counted towards the unit density. 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 691-060-005 into 30 residential lots, leasing office lot with 1 managers unit, two lots of open space and stormwater detention (Lots A & B), and four lots (Lot C-F) for private streets. The subdivision design includes internal private circulation, stormwater facilities, and open space components that implement the development standards of the Desert Estates Transition-3 (DET-3) zoning district 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 Dreams Lane and north of Avenue 39 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 served streets internal by be private and use residential single-family for will connecting to Avenue 39. A secondary emergency only access will be provided on Dreams Lane. 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. 39405 proposes 30 residential lots on approximately 10.07 gross acres. The proposed density does not exceed the maximum permitted within the DET-3 zoning district. Individual lot sizes comply with the minimum lot area requirements of the district, space open infrastructure necessary and design subdivision the and includes capable physically is site The the proposed support to components of density. accommodating the number of units proposed. The project proposes a manager’s unit. As an affordable housing project, it is permitted to exceed the base density of 3.0 units per acre established by the underlying Desert Estates Transition–3 zoning for the site by applying Chapter 154 of the City Municipal Code (Density Bonuses and Other Incentives for Low- Income and Senior Housing). Under this chapter, any fractional unit count resulting from the density calculation may be rounded up to the next whole number, bringing the total gross density to 3.08 DU/AC. It should be noted that each residential lot will have an ADU.

However, due to State Law ADU’s are not counted towards the total density of the project.

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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 567 of 825

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 Centers, Neighborhoods, Districts, 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 Desert Estates Transition (DET).

The Desert Estates Transition land use designation is intended to provide a transition between the lowest intensity rural atmosphere of the Desert Estates and the more formal Suburban dwelling The acre. per units 3 maximum density a at Neighborhoods of designation supports traditional neighborhood development patterns and allows for compatible single-family residential uses, agriculture, parks, and recreation.

The Roadrunner Flats project includes Planning Review Discretionary (PLAN-PRD-25-0023) for the architectural design, building placement, and site layout of 31 detached single-family homes associated with Tentative Tract Map No. 39405 (PLAN-TTM-25-0005). The project site contains approximately 10.07 gross acres, with a net developable area of approximately

9.02 acres, and is located east of Dreams Lane and north of Avenue 39 (APN 691-060-005).

The property is zoned Desert Estates Transition-3 (DET-3), which implements the Desert Estates Transition (DET) General Plan designation.

consistent are design architectural residential subdivision proposed The with and the permitted uses, density parameters, and neighborhood character envisioned under the Desert Estates Transition designation. The Planning Review Discretionary ensures that the

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 568 of 825 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-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.

LU-1.6: Bermuda Dunes Airport Influence Area compatibility zones. Projects within the Airport Influence Area (AIA) shall be consistent with the densities, intensities, prohibited uses, and Use Land Airport Bermuda the Dunes defined conditions development other by Compatibility Plan, as adopted by the Riverside County Airport Land Use Commission (ALUC).

Finding:

The Project is situated within Zone E of the Bermuda Dunes Airport Compatibility Zone, classified as “Other Airport Environs” area. Zone E has no limit on maximum densities and intensities proposed residential is Project The open for requirement no and land. development proposing a maximum floor area ratio of 0.18 and a maximum height of 22’-8” (two story). The proposed design aligns with the density, intensity, and permitted uses outlined for the E zone in the Bermuda Dunes Airport Land Use Compatibility Plan.

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 the shared private drive-isles. 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 will be 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. 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.

Page 6 of 221 ends

Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 569 of 825 LU-7.3: Housing Affordability. Ensure affordable housing is distributed throughout the City to avoid concentrations of poverty and to be accessible to jobs.

Finding:

The proposed project is designed to serve low and moderate-income households at 30% to 70% of area median income (AMI) and is the first affordable project in the general area. The Project therefore complies with the intent with LU-7.3

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 39, Dreams Lane and internal pedestrian facilities consistent with City engineering standards. These improvements the circulation pedestrian provide throughout sidewalks include will that development and connection to the existing roadway network. The Project therefore complies with LU-7.5.

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. The subdivision design supports residential development within the City’s existing service area and maintains access to surrounding 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 39 and on Dreams Lane fronting consistent engineering City with facilities pedestrian internal and project the 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 connectivity enhance to Element Design Use and to Land the Community 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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 570 of 825 Finding:

The subdivision connects directly to Avenue 39 and provides internal private streets that support logical neighborhood circulation. The layout supports connectivity 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 Roadrunner Flats 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 Desert Estates Transition 3 (DET-3) zoning designation under the City of Indio Unified Development Code. The DET-3 district permits single-family residential development at densities up to three dwelling units per acre and establishes objective standards for lot size, setbacks, building height, lot coverage, parking, and site design.

Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005) proposes to subdivide approximately 10.07 gross acres, with 9.02 net developable acres, into 30 detached single- family residential lots with ADU’s, leasing office with 1 manager’s unit and amenities, associated private streets, open space lot, stormwater facilities, landscaping, and related on- site and off-site improvements. The proposed gross density of approximately 3.08 dwelling units per acre is within the permitted range of zero to 3 dwelling units per acre in the DET-3 district. Since the project is an affordable housing project, it is permitted to exceed the base density of 3.0 units per acre established by the underlying Desert Estates Transition–3 zoning for the site by applying Chapter 154 of the City Municipal Code (Density Bonuses and Other Incentives for Low-Income and Senior Housing). Under this chapter, any fractional unit count resulting from the density calculation may be rounded up to the next whole number

All proposed residential lots meet or exceed the minimum lot area requirement of 10,000 square feet and are designed to comply with the objective development standards of the DET-3 zone, including minimum lot width and depth, required front, side, and rear setbacks, and lot coverage limitations. The development envelopes demonstrate that each lot can accommodate a single-family residence consistent with these standards.

The maximum building height permitted in the DET-3 zone for a primary structure with architectural features is 25 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 spaces per dwelling unit, of which 1 shall be enclosed 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.

Consistency with the DET-3 zoning regulations, subdivision standards, and applicable residential design criteria has been evaluated through Planning Review Case No. PLAN- PRD-25-0023.

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Section 2.02.02: Land Use Regulations
The project site is located within the Desert Estates Transition-3 (DET-3) zoning designation and is designated Desert Estates Transition under the General Plan 2040. The DET-3 zoning district permits single-family detached residential development at densities ranging from zero to development applicable compliance to subject with per units dwelling three acre, 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. 39405 proposes to subdivide approximately 10.07 gross acres (9.02 net acres) into 30 detached single-family residential lots with ADU’s, leasing office with 1 manager’s open stormwater lot, space streets, and associated amenities, unit private facilities, landscaping, and related on-site and off-site improvements. The resulting density of approximately 3.08 dwelling units per acre falls within the permitted DET-3 density range.

The proposed subdivision is therefore consistent with the allowable uses and density standards of the DET-3 zoning designation.

Section 2.02.03: Development Regulations
Section 2.02.03 establishes objective development standards for residential districts. The subdivision for the with compliance reviewed configuration have been lot and layout applicable DET-3 standards.

The following table summarizes the required standards and the proposed development:

Standards Required by Code
(DET-3)
Proposed Project (TTM
39405)
Standards Required by Code
(DET-3)
Proposed Project (TTM
39405)
Minimum Lot Size (sf) 10,000 10,080 – 13,029
Minimum Lot Width (lf) 80 80+
Minimum Lot Depth (lf) 100 100+
Density (du/ac) 0 – 3 3.08*
Maximum Height
(ft)/Stories – Primary
Building with
Architectural Features
25 ft / 2 stories
/ stories 14’-2” ft 1
(homes) – 22’-8” ft / 2
stories (leasing office)
Maximum Lot Coverage
(%) 40% Approximately 13.46% –

18.93%
Front Setback 20 ft 20 ft or greater
Street Side Setback 20 ft As applicable
Interior Side Setback 15 ft 15 ft or greater
Rear Setback 25 ft 25 ft or greater
Alley Setback 5 ft Not applicable
*The Roadrunner Flats Project is allowed to exceed the base density of 3.0 units/acre for the underlying Desert Estates Transition – 3 Zoning for the site by applying Chapter 154 of the City Municipal Code (Density Bonuses and Other Incentives for Low Income and Senior Housing), which allows that any fractional number of units shall be rounded up to the next whole number.

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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 572 of 825 coverage is substantially below the 40 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. 39405 establishes internal private street circulation extending from Avenue 39, and private streets identified letter lots. The subdivision also includes open space lot, a stormwater infiltration basin lot, and required frontage improvements along Avenue 39 and Dreams Lane.

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.

The Project proposes thirty (30) residential units and 1 managers unit requiring a total of 62 parking spaces. Each residence includes two spaces per unit, of which one is enclosed, providing 65 enclosed parking spaces, 55 carports. The project is also proposing 53 guest spaces for a combined total of 173 parking spaces. The Project meets and exceeds the minimum parking requirement. It should be noted that per State law ADU’s are not required to provide parking spaces. The applicant has provided two parking spaces for each ADU in addition to the required parking for single-family residential, although not required.

subdivision, development, use, land applicable on of review and Based the parking standards, Tentative Tract Map No. 39405 and the associated Planning Review for the Roadrunner Flats project complies with the objective requirements of the DET-3 zoning designation and the UDC.

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, enhance will landscaping, and the exterior plan, site massing, design, 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 Desert Estates Transition 3 zoning designation and the Desert Estates Transition 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 two model types with three color schemes, one story in height and ranging from approximately 1,230 to 1,477 square feet. The project also proposes two ADU’s model types with three color schemes, one story in height and ranging from 1,006 to 1,192 square feet. The architecture incorporates stucco contemporary suburban ranch design elements including finishes, asphalt shingles, recessed entries, and articulated façades that provide variation while

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 573 of 825 maintaining a unified theme. The scale, massing, and residential character are consistent with desert estates transition 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 and structures related another. one 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 Avenue a and 39 from access with streets private internal around primary Dreams circulation internal The Lane. entrance system emergency-only secondary on provides orderly vehicular movement and accommodates emergency access consistent with City standards. Required frontage improvements along Avenue 39 ensure connectivity to the existing public street network. The project incorporates an open space lot and stormwater detention 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. will facilities and be drainage owned areas, common streets, and Private maintained by a homeowners association to ensure long-term maintenance and functionality.

The with consistent improvements infrastructure and circulation integrates design site residential subdivision standards.

V. Building Design. Buildings are designed to mediate scale, massing, and bulk, reflect a human through experience pedestrian the building and design, scale enhance modulation and façade articulation treatments. The project architecture is 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 residences utilize consistent architectural materials and design elements that moderate scale and façade articulation, varied rooflines, and decorative detailing. Required setbacks and development envelopes establish consistent building placement that reinforces neighborhood rhythm and pedestrian scale. 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 39, with residences oriented toward the street to reinforce neighborhood visibility and organization. Sidewalks 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 Desert Estates Transition 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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 574 of 825 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 parking requirements and driveway configurations. 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 visual interest, materials, high-quality of 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.

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. with the enhance and compatible is to designed Landscaping be 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 environmental infiltration basin to support neighborhood appearance and 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 Desert Estates Transition General Plan 2040 designation and the Desert Estates Transition 3 zoning district. The coordinated design of streets, open space areas, and

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 575 of 825 residential lots establishes a unified neighborhood pattern that is compatible with adjacent desert estates transition 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 standards. Required infrastructure improvements, including internal circulation, 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.

Housing Element Compliance
The project site, identified as Assessor’s Parcel Number 691-060-005, has a General Plan land use designation of Desert Estates Transition and is zoned Desert Estates Transition-3 (DET-3), which permits residential development at a density range of 1 to 3 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 691-060-005 is not individually identified in Appendix E (Sites Analysis and Inventory) of the Housing Element, the Housing sufficient identifying by law housing 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. 39405 proposes 30 units and 30 ADUs to serve low and moderate-income, for-rent single-family residential units within the permitted density range of the DET-3 zone, and these units would contribute 30 low and moderate-income units toward the City’s low and moderate-income RHNA allocation of 2,963 for low-income and 1,315 for moderate income units for the 2021–2029 cycle.

The project does not involve the demolition or displacement of existing housing and is consistent with goals the Housing Element’s and policies to facilitate residential development within 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. 39405 (Case No. PLAN-TTM-25-0005). The proposed subdivision of approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres, into 30 detached single-family residential lots with ADU’s, leasing office with 1 manager’s unit and amenities, associated private streets, open space lot, 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 Desert Estates Transition and zoned Desert Estates Transition-3 (DET-3), which permits residential development at a density of 1 to 3 dwelling units per acre, and the proposed subdivision complies with the applicable objective development standards of the DET-3 zone. The subdivision design provides adequate access,

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 576 of 825 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. 39405 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-25-0025) was prepared to evaluate the potential environmental impacts associated with subdividing approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres, into 30 detached single-family residential lots with ADU’s, private streets, open space lots, stormwater facilities, landscaping, and related improvements. The analysis determined that the project is consistent with the Desert Estates Transition 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. 10582 - Roadrunner Flats PRD Attachment 2 - Resolution No. 10583 - Roadrunner Flats TTM Attachment 3 - PC Signed Reso No. 2135
Attachment 4 - PC Signed Reso No. 2136
Attachment 5 - Vicinity Map
Attachment 6 - Roadrunner Flats Project Drawings
Attachment 7 - TTM 39405
Attachment 8 - Roadrunner Flats 15183 Exemption Checklist

APPROVAL(S):

Brian Halvorson, Dir. Of Community Development Approved - 09 Jun 2026 Ruby D. Walla, Director of Finance Approved - 09 Jun 2026 Steven Graham Pacifico, City Attorney Approved - 11 Jun 2026 Jonathan Nicks, City Manager Approved - 11 Jun 2026

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 577 of 825

RESOLUTION NO. 10582

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

CALIFORNIA, APPROVING PLANNING REVIEW AND ARCHITECTURAL REVIEW FOR THE ROADRUNNER FLATS PROJECT (CASE NO. PLAN-PRD-25- 0023) RESIDENTIAL SINGLE-FAMILY 30 OF CONSISTING DETACHED LANDSCAPE, AND UNIT, UNITS, 1 WITH OFFICE LEASING MANAGERS ASSOCIATED IMPROVEMENTS WITHIN TENTATIVE TRACT MAP NO. 39405 ON APPROXIMATELY 10.07 GROSS ACRES (9.02 NET ACRES), LOCATED NORTH OF AVENUE 39 AND EAST OF DREAMS LANE (APN 691-060-005),

WITH A GENERAL PLAN LAND USE DESIGNATION OF DESERT ESTATES

TRANSITION ESTATES DESERT AND DESIGNATION ZONING A OF
IS PROJECT THAT THE AND (DET-3), 3 TRANSITION DETERMINING CONSISTENT WITH THE CITY OF INDIO GENERAL PLAN 2040 PROGRAM ENVIRONMENTAL IMPACT REPORT (SCH NO. 2015081021) PURSUANT TO CEQA GUIDELINES SECTION 15183
WHEREAS, Etapes Tran of Tung 7, the applicant, on November 2025, Corporation, submitted applications to the City of Indio Community Development Department for a Planning Review Discretionary (PLAN-PRD-25-0023) for the development and architectural design of 30 detached single-family residential homes, leasing office with 1 managers unit, landscape and associated to 39405 (PLAN-TTM-25-0005) Tract Map improvements No. Tentative and subdivide one existing parcel (APN 691-060-005) totaling approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 residential lots with ADU’s, a leasing office with 1 unit, amenities, private streets a managers stormwater detention, and associated improvements; and
WHEREAS, on November 17, 2025, an Environmental Review application (Case No. PLAN-ER-25-0025) 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 25, 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 Dreams Lane and north of Avenue 39 in the City of Indio, Riverside County, California, identified as Assessor’s Parcel Number 691-060-005 (“Property”); and
WHEREAS, the Property is designated Desert Estates Transition under the City of Indio General Plan 2040 and is zoned Desert Estates Transition 3 (DET-3) pursuant to the City of Indio Unified Development Code; and WHEREAS, a public hearing notice for the Planning Review Discretionary application (Case No. PLAN-PRD-25-0023) was published in The Desert Sun on May 15, 2026, and mailed to property owners within 500 feet of the subject property on May 11, 2026, in accordance with Section 159.905 of the Indio Municipal Code; and

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 578 of 825 2 WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Planning Review Discretionary application (Case File No. PLAN-PRD-25- 0023), at which time staff presented the project, the environmental determination, and recommended findings, and the Commission considered all written and oral testimony; and
WHEREAS, on May 27, 2026, the Planning Commission recommended City Council approval of the “Project” including the Planning Review Discretionary and Tentative Tract Map application; and
WHEREAS, in accordance with Government Code Section 65090, on June 5, 2026, City staff published a legal notice of public hearing in The Desert Sun, the newspaper of record, and mailed notices of public hearing on June 1, 2026, to all property owners within 500 feet of the boundaries of the proposed Project; and WHEREAS, the City Council held a duly noticed public hearing to consider the Planning Review Discretionary application (Case File No. PLAN-PRD-25-0023 ), during which evidence, both written and oral, including the staff report and supporting documents, was presented and considered; and WHEREAS, the City Council has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0025), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent the General Plan 2040, the Unified Development Code, and with applicable provisions of the Subdivision Map Act.

INDIO, OF CITY THE COUNCIL CITY NOW, OF THE THEREFORE,
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, reference, by findings following and into incorporated are the 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 Roadrunner Flats 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:

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 579 of 825 3 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-25-0025) was prepared to evaluate the potential environmental effects associated with subdividing approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres, into 30 detached single- family and unit manager’s 1 with leasing ADU’s, with lots residential office lot, facilities, stormwater space amenities, streets, private associated open landscaping, and related improvements on a property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39.

The environmental analysis determined that the project is consistent with the Desert Estates Transition 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 cumulative impacts or beyond significant off-site not those create new 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 Roadrunner Project.

3. SECTION Findings Review Planning evidence the upon Based . 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-25-0023:
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 Desert Estates Transition and zoned Desert Estates Transition 3 (DET- 3). The DET-3 zoning district permits detached single-family residential development at a density range of zero to three dwelling units per acre. Tentative Tract Map No. 39405 establishes 30 detached single-family residential lots on approximately 10.07 gross acres, with a net developable area of 9.02 acres, resulting in a density of approximately 3.07 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 10,000 square feet, minimum lot width of 80 feet, minimum lot depth of 100 feet, maximum building height of 25 feet and two stories, maximum lot coverage of 40 percent, and required setbacks of 20 feet front, 15 feet interior side, 25 feet rear, and 20 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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 580 of 825 4 c. The project design is appropriate for its intended single-family residential function. The subdivision establishes internal private streets identified letter lots on the Tentative Tract Map, providing orderly vehicular circulation and pedestrian access. The overall layout includes a stormwater detention system and open space lot integrated into the site design. The scale and massing of the proposed detached residences are consistent with desert estates transition neighborhood development patterns within the DET-3 zoning district.
d. The proposed structures and related site improvements are designed to function cohesively within the subdivision and connect logically to surrounding infrastructure. secondary a 39 Avenue and provided is access Primary from emergency-only access on Dreams Lane. Required frontage improvements along Avenue in City with accordance constructed Dreams will Lane 39 be and private be will streets facilities, drainage Engineering and Utilities, standards. 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 or property management. e. The proposed homes are designed as one-story contemporary suburban ranch design utilizing stucco exterior finishes, asphalt shingle roof, articulated façades, The rooflines. varied architectural balconies, entries, recessed and 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 39 and Dreams Lane provide pedestrian circulation and connectivity.
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. The Project proposes thirty (30) residential units and 1 managers unit requiring a total of 62 parking spaces. Each residence includes two spaces per unit, of which one is enclosed, providing 65 enclosed parking spaces, and 55 carports. The project is also proposing 53 guest spaces for a combined total of 173 parking spaces. The Project meets and exceeds the minimum parking requirement. It should be noted that per State law ADU’s are not required to provide parking spaces. The applicant has provided two parking spaces for each ADU in addition to the required parking for single-family units, although not required.
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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 581 of 825 5 i. Exterior lighting will comply with applicable Unified Development Code lighting standards and will be reviewed during improvement plan and building permit submittals streets internal of while adequate ensure to illumination 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 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. architectural The project demonstrates internal consistency across materials, landscaping, subdivision layout, and infrastructure improvements. All components function together as a cohesive residential neighborhood consistent with the Desert Estates Transition land use designation and DET-3 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 APPROVE Planning Review Discretionary Case No. PLAN-PRD-25-0023 for the Roadrunner Flats Project, consisting of the architectural design, site layout, and development of 30 detached single-family residential homes within Tentative Tract Map No. 39405 on property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39 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 withholding implementation, project to conditions in result may delays 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:

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 582 of 825 6 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-25-0023) 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 litigation. or proceeding, administrative challenge, legal the claim, 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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 583 of 825 7 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 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 Roadrunner Flats Project. 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 the Project, Flats including the for plans approved Roadrunner Tentative Tract Map, Planning Review exhibits, and all conditions of approval, as determined by the Community Development Director or designee.

Tract related all and Map Tentative The the record shall 7. approved Applicant 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 Desert Estates Transition 3 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 3 dwelling units per acre, calculated in accordance with City standards.
b.Minimum lot size shall be 10,000 square feet.
c.Minimum lot width shall be 80 feet.
d.Minimum lot depth shall be 100 feet.

11. Setbacks for Primary Structures
a.Minimum front setback shall be 20 feet.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 584 of 825 8 b.Minimum street side setback for corner lots shall be 20 feet. c.Minimum interior side setback shall be 15 feet.
d.Minimum rear setback shall be 25 feet.

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 Desert Estates Transition 3 (DET-3) 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, Property Owner or Property Management Company. Maintenance responsibilities shall be clearly identified on the Tentative Tract Map and in project documents.

16. The Unified requirements of landscaping Applicant with the shall comply 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 systems shall be installed and fully irrigation 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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 585 of 825 9 22. All new masonry walls, or non-transparent fences that face a public right-of-way or publicly-accessible path or open space, and that are 50 feet in length or longer and four feet in height or taller shall be designed to minimize visual monotony through at least one of the following:
a. Changes in plane. An offset a minimum of 1 foot deep for every 50 feet to 75 feet of wall;
b. Changes in height. Wall inserts and/or decorative columns or pilasters every 20 feet to provide relief;
c. Changes in material. Changes in material and/or material texture; d. Landscaping. Continuous and opaque landscape screening.

23. Retaining walls shall be required at all locations where there is a grade separation of more than 12 inches between properties. This may be waived by the Director upon approval of an alternative design by the City Engineer.

24. The on-site stormwater detention basin shall be included in the formal landscape plan submittal and shall be reviewed and approved by the Community Development Department.

25. All signage shall comply with Unified Development Code Section 3.05.

26. 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.

27. The project shall comply with the California Environmental Quality Act prior to final approval and implementation.

28. The Applicant shall permit City staff to conduct periodic inspections to verify compliance with all conditions of approval. The first inspection will occur within 6 months of a Certificate of Occupancy. The Planning Commission reserves the right to initiate a review of the PLAN-PRD-25-0023 based on verified complaints or evidence of non-compliance.

29. 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.

30. Prior to final map approval, the property owner shall record an Affordable Housing Covenant or Regulatory Agreement against the property, in a form subject to the that ensure Community the by approved Department, Development approved affordable housing units remain affordable to households serving low and moderate-income (AMI) households at 30% to 70% of area median income specified in the project approval. The covenant shall run with the land and shall bind all future owners and successors in interest for a period of not less than 55

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 586 of 825 10 years. Proof of recordation shall be provided to the City prior to final map recordation.

31. Secondary access gate on Dreams Lane shall be for Emergency Vehicle Access (EVA) only and gated.

32. The Applicant shall annex the project into a City Community Facilities District for public facilities and/or public services prior to issuance of any building permit.

33. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow.

34. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions fire a from route approved an building the of exterior the of along apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided feet transportation for 1000 along to exceed at streets not spacing hazards. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review. Reference CFC as amended.

35. Tract Water Plans - If fire hydrants are required to be installed, Fire to plans hydrant fire furnish water the shall system applicant/developer Department 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. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

36. Fire Department Access - Fire apparatus access roads shall be provided within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 21 feet inside radius. (For developments within the SRA and within the LRA VHFHSZ, the minimum required turning radius of a fire apparatus access road is 74 feet outside radius and 50 feet inside radius. See California Code of Regulations Title 14 Section 1273.04.) The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 587 of 825 11 37. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

38. Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 45 feet outside radius and 21 feet inside radius. (For development within the SRA and within the LRA VHFHSZ, the bulb turnaround at the terminus shall be 40 feet outside radius and 16 feet inside radius). Parallel parking around the perimeter of the bulb is acceptable, provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

39. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), of time amended the adopted codes/standards related and and at construction plan submittal.

Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Riverside Fire County amended and CFC Reference Department. Fire as Department Policies and Standards.

41. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Indio Office of the Fire Marshal for review and be approved prior to installation. Reference CRC.

42. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide any to prior protection fire and supply water access approved for construction. Reference CFC as amended.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 588 of 825 12 Calming Devices - Requests for installation of traffic calming 43. Traffic designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.

44. Hazardous and Fuel Management Plan – Projects in the Local Vegetation Responsibility Area, Very High Fire Hazard Severity Zone, and State Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department.

45. Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Area, State and Zone, Severity Responsibility Fire High Very Hazard Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall comply with Chapter 3, R337 of the California Residential Code and California Code of Regulations Title 14 Fire Safety Regulations. Reference CFC as amended.

46. Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Additional service. of level provide an to ability acceptable Department’s requirements may be conditioned by Fire Planning to mitigate these impacts.

47. The project proponent will be required to provide and bear all costs associated with acquisition of land, rights of way, easements, and infrastructure relocations and realignments deemed necessary to accommodate the project. Any street or road improvements imposed by the local governing authority shall also be at the project proponent cost.

48. 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.

49. 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.

50. 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.

51. Substations and switchyards shall be located on property that will transferred to IID in fee simple ownership with legal access.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 589 of 825 13 52. Transmission and distribution poles and reconfiguration of lines with the addition of new substation switchgear with backbone line(s) extensions, distribution getaways, and distribution feeders will be required, all of which are at the expense of the Developer.

53. The transformer bank addition is anticipated to be constructed under a cost- sharing arrangement and/or reimbursement agreement involving one or more Joint Powers Authorities (JPAs). While your project is not solely responsible for the full cost of the substation, it will be required to contribute a pro rata share of the total cost. Your financial contribution will be facilitated through one or more cost-share or reimbursement agreements, or other financing arrangements reasonably acceptable to IID. If for any reason the substation is not constructed under the above mechanisms, your project may be required to directly support or facilitate its construction.

54. Developer is required to extend a minimum of one feeder (conduit and cable) from the substation site to the proposed development. In addition, Developer will be required to install the necessary conduit/vault systems following the Permanent Plan of Service and distribution getaways conduit systems from the Avenue 40 Substation.

55. 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 additional technical assessment shall be borne by the developer. The District's ability to provide service from existing distribution lines is based upon current available capacity, and is contingent upon this development's construction phasing and progress in the area. The project must progress toward completion or IID is unable to hold system capacity to the detriment of other customers.

56. Developer will be required to install the necessary double conduit/vault systems following the Permanent Plan of Service and bear all costs associated with the engineering design and construction costs related to the additional facilities deemed necessary, including but not limited to a second 28 MVA 13.2/92 KV Bank at Avenue 40 Substation and the installation of additional substation switchgear for distribution getaways, distribution feeder breakers, backbone line extension and or upgrades/reconfigurations and any civil work deemed necessary to serve their project. This is all pursuant to existing IID regulations and/or approval by the IID Board of Directors.

57. Please be advised that pursuant to IID process, the standard time frame for the new substation transformers acquisition (engineering, equipment procurement, and construction) requires a minimum of 24 months. As a result, Developer should adjust its project in-service dates accordingly. The procurement of the substation second 28 MVA transformer will commence upon receipt of the Customer Service Proposal for the substation transformer acquisition, including customer payment for the required substation upgrade and equipment deemed necessary.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 590 of 825 14 58. Developer shall bear all costs associated with the construction of any additional facilities substation new the limited to, but including, necessary deemed not facilities, transmission line extensions, distribution getaways, distribution feeder breakers, feeder backbones and distribution overhead and/or underground line extensions and upgrades necessary to extend electrical service to the proposed development. Additional requirements, including but not limited to, environmental compliance documentation, landscaping (if required by the City or County) and all rights-of-way and easements for the substation, and access rights for both ingress and egress, as well as power line facilities may be necessary, all of which are at the expense of the Developer.

59. Underground needed including facilities any of infrastructure additional conduit/vault systems that includes trenching, conduits, pull boxes, switch boxes and pads should 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 necessary, such be as requirements Additional may Guide. environmental compliance documentation, and all rights-of-way and easements for the distribution line extensions and underground infrastructure are at the expense of the developer.

60. 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.

61. Any new, relocated, modified or reconstructed IID facilities required for and by the project substations, utility electrical to limited is but include can (which not electrical transmission and distribution lines, etc.) need to be included as part of the project's California Environmental Quality Act and/or National Energy Policy Act documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of IID facilities until the environmental documentation is amended and environmental impacts are fully mitigated. construction, the of result a mitigation necessary all and Any as relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

62. Please take note that, due to circumstances unknown to IID and unforeseen development, other projects could impact existing resources, which may affect IID's ability to serve this load if the project does not move forward to completion in a timely manner.

63. The project is located within the service area of Coachella Valley Water District (CVWD) for the provision of domestic water and sanitation service. The initiation of said service to this area will be subject to the satisfaction of terms and conditions established by CVWD and imposed from time to time, including but not limited to fees and charges, water conservation measures, etc.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 591 of 825 15 64. CVWD may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, other plants treatment and lift stations, pumping booster stations, facilities. The developer may be required to construct/install these facilities and then convey said facilities to CVWD along with the land and/or easements on which these facilities will be located. The terms and conditions for the planning, design, construction/installation, and conveyance of property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. These sites shall be shown on the tract map as lots and/or easements to be deeded to CVWD for "CVWD public services" purposes.

65. This notice of domestic water and sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance. Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the expiration date, this notice shall expire. Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.

66. Domestic water and sanitation service remains at all times subject to changes in regulations reductions or in, including by of Board CVWD's adopted Directors suspensions of, service.

67. The Subbasin Benefit. of Area River project East Whitewater lies the within Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

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

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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 592 of 825 16 70. Given that the plan submitted is preliminary/conceptual in nature, comments above and below may not be all-inclusive. Additional comments may be generated at time of formal building plan check submittal.

71. A complete building plan check submittal will be required for all residential units, ADUs, leasing/amenity building, walls, gates, trash enclosures, carports, shade structures, and all associated site improvements.

72. At time of building plan check submittal, provide complete architectural, structural, mechanical, plumbing, electrical, energy, CALGreen, and accessibility plans and calculations.

73. Provide complete code analysis on plans including occupancy classifications, type of construction, fire sprinkler requirements, allowable area analysis, occupant loads, and height/area calculations for all buildings.

74. The plans indicate NFPA 13 fire sprinklers for the leasing/amenity building and NFPA 13D systems for residential units. Separate deferred submittals and permits will be required through the Fire Department for fire sprinkler systems and any required fire alarm systems.

75. Provide accessible parking calculations and show all required accessible parking stalls, signage, striping, slopes, and accessible routes in compliance with CBC Chapter 11B.

76. Provide and show accessible paths of travel from the public right-of-way to the leasing/amenity building, common areas, mail area, dog park, and all accessible residential units.

77. Accessible dwelling units and adaptable units shall comply with CBC Chapter 11A requirements. Provide required accessibility details and unit calculations for all proposed residential units and ADUs. The plans identify 11B mobility units; clarify accessibility scoping and applicable code sections.

78. Verify whether the proposed gated entry system and call box comply with Fire Department and Public Works access requirements.

79. Clarify emergency vehicle access and turning radii for all internal drive aisles. Final approval subject to Fire Department review.

80. Provide complete photovoltaic system information at time of building permit submittal, including roof layouts, equipment locations, structural support information, electrical plans, and energy compliance documentation. The project description references photovoltaic systems.

81. A Construction Waste Management Plan (CWMP) will be required at time of building permit plan check submittal in accordance with CALGreen.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 593 of 825 17 82. Provide complete exterior lighting plans including fixture schedules, photometric plans, and shielding details. Exterior lighting shall not create glare onto adjacent properties.

83. Clarify trash collection operations and access for Burrtec, including truck maneuvering and access to trash enclosure areas.

84. All walls, fences, gates, monument signs, trash enclosures, and accessory structures will require separate Building & Safety review and permits unless specifically included within the approved building permit set.

85. Provide complete structural calculations and details for all carports, shade structures, retaining walls, perimeter walls, monument signs, and accessory structures.

86. Verify and coordinate all required utility services, including water, sewer, electrical, gas, storm drain, and dry utility requirements with applicable utility agencies.

87. Provide complete grading, drainage, hydrology, and stormwater documentation subject to Engineering/Public Works review and approval.

88. Verify flood zone requirements and compliance with applicable floodplain management regulations, if applicable.

89. The tentative tract map shall be recorded prior to issuance of certificates of occupancy.

Prior to Final Map Approval:

90. 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.

91. Tentative Tract Map shall be submitted along with the following items:
a.Title Report
b.Soils Report
c.Preliminary Grading Plan (TOPO/Contours on Map)
d.Hydrology Report

92. 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.)

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 594 of 825 18 93. Final Tract Map shall include:
a.Street Names
b.Subdivision Improvement Agreement
c.Improvement Bonds

94. Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.

95. Applicant/Property Owner shall be responsible 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 39 and Dreams Lane.

96. If applicable, 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.

97. If applicable, the Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.

Prior to issuance of a grading permit:

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

98. 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.

City for plans implementation (Dust PM10 submit shall 99. Applicant Control) 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)

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 595 of 825 19 21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
100. Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
101. Applicant shall submit for City approval the following items:
a.Rough Grading Plans
b.Precise Grading Plans – shall include the street address for each lot and building footprint
c.Soils Report
d.Hydrology Report
102. Retaining walls shall be required at elevational differences greater than 12 inches between adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
103. 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.
104. Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin shall be designed, per Standard Plan No. 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.
105. Applicant shall collect stormwater flows from Avenue 39 and Dreams Lane and convey them to the onsite stormwater retention basins/system or coordinate with their to flows stormwater the Water to convey Coachella District Valley regional storm channel.
106. The design of the lot pads, street improvements and the storm drainage improvements shall be coordinated with all adjacent projects to the design satisfaction of the City Engineer.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 596 of 825 20 107. All grading and pad elevations will be subject to approval of the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check.

Prior to issuance of a Certificate of Occupancy:

Prior to issuance of a Certificate of Occupancy, the applicant shall demonstrate full compliance with the following conditions of approval:
108. Applicant shall:
a.Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
b.Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt.
c.Dispose of all material removals from the proposed project to an approved disposal site.

The proposed project shall comply with American with Disabilities Act (ADA) 109.

Applicant shall submit for City approval the following items: 110. a.Street Improvement Plans
b.Signing and Striping Plans
c.Storm Drain Improvement Plans
d.Street Light Plans
e.Landscape and Irrigation Plans
111. Applicant shall construct off-site street improvements on the following streets:
a. Avenue 39, one-half street improvements (north side) b) Dreams Lane, one-half street improvements (east side) The improvements shall include construction of asphalt concrete pavement, 112. curb/gutter, signing and striping, sidewalk, streetlights, storm drain system (catch
basins, storm drain pipe, etc.) and fully landscaped and irrigated parkways along
the property frontages.
113. Avenue 39 shall be constructed as a “Boulevard” with painted median per the City of Indio General Plan Circulation Element (40 feet from centerline to right- of-way and 32 feet from centerline to curb).

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 597 of 825 21 114. Dreams Lane shall be constructed as a “Collector,” per the City of Indio General Plan Circulation Element (30 feet from centerline to right-of-way and 21 feet from centerline to curb).
115. All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along:
a. Avenue 39 and Dreams Lane shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.

Applicant shall obtain an encroachment permit prior to starting any street 116. improvements within public streets.

The corner cutback at the intersection of: 117.
a. Avenue 39 and Dreams Lane shall be per City of Indio Standard Plan No. 143.

The minimum grade on all proposed streets shall be 0.50%. 118.

The minimum curb return radius for public streets shall be: 119. a. R = 35 feet and for
b. Private streets R=20 feet
120. The minimum drive aisle width shall be 24 feet, or wider if required for Fire Department access.
121. All street cul-de-sacs shall be per City of Indio Standard Plan No. 140 and 141.
122. All street knuckles shall be per City of Indio Standard Plan No. 142. 123. Proposed gates shall be located at a minimum of 50 feet from Avenue 39 curb face.
124. Street addresses shall be shown on Precise Grading Plans. 125. All improvements shall comply with City standards, requirements and policies. Applicant shall construct all transition and missing links between existing and proposed improvements, per the satisfaction of the City Engineer. 126. Applicant shall submit signage and striping plans for City approval. 127. All overhead utilities under 92 kV located within the project boundaries, along or bordering the project frontage, and/or associated with any required off-site

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 598 of 825 22 electrical runs beyond the project site shall be undergrounded (or overhead), at the discretion of the Community Development Director.

SECTION 5. The City Council Secretary shall certify the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 17th day of June 2026. ____________________________

ELAINE HOLMES
MAYOR
ATTEST:

CITY CLERK
________________________________

SABDI SANCHEZ, MMC

DIRECTOR OF CITY CLERK SERVICES

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 599 of 825 RESOLUTION NO. 10583

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 39405 (CASE NO. PLAN-TTM-25-0005) TO SUBDIVIDE ONE EXISTING PARCEL (APN 691-060-005) TOTALING APPROXIMATELY 10.07 GROSS ACRES, WITH A NET DEVELOPABLE AREA OF APPROXIMATELY 9.02 ACRES, INTO THIRTY (30) DETACHED SINGLE-FAMILY RESIDENTIAL UNITS, LEASING OFFICE WITH 1 MANAGERS UNIT, LANDSCAPE, AND

ASSOCIATED IMPROVEMENTS, LOCATED EAST OF DREAMS LANE AND NORTH OF AVENUE 39, 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 ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES.

WHEREAS, Etapes of Tran Tung 7, the 2025, November on applicant, Corporation, submitted applications to the City of Indio Community Development Department for the (PLAN-PRD-25-0023) for Review Planning Discretionary a development and architectural design of 30 detached single-family residential homes, leasing office with 1 managers unit, landscape and associated to (PLAN-TTM-25-0005) 39405 No. Map Tract Tentative and improvements subdivide one existing parcel (APN 691-060-005) totaling approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 residential lots with ADU’s, a streets private amenities, with managers 1 office leasing a unit, stormwater detention, and associated improvements; and
WHEREAS, on November 17, 2025, an Environmental Review application (Case No. PLAN-ER-25-0025) 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 25, 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 Dreams Lane and north of Avenue 39 in the City of Indio, Riverside County, California, identified as Assessor’s Parcel Number 691-060-005 (“Property”); and
WHEREAS, the Property is designated Desert Estates Transition under the City of Indio General Plan 2040 and is zoned Desert Estates Transition 3 (DET-3) pursuant to the City of Indio Unified Development Code; and WHEREAS,to map any prior requires Act Map Subdivision the that, 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 of density and type proposed for suitable physically is site the the development, and that the design of the subdivision is not likely to cause serious

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 600 of 825 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, the Planning Commission has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0025), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent the General Plan 2040, the Unified Development Code, and with applicable provisions of the Subdivision Map Act.

WHEREAS, Tentative Tract Map No. 39405 is consistent with the General Plan 2040 and meets the requirements of the Desert Estates Transition land use designation and the development standards of the Desert Estates Transition 3 (DET-3) 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 thirty (30) 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 15183 Guidelines A Section Quality Act. the CEQA Environmental California Consistency Checklist (Case No. PLAN-ER-25-0025) 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, a public hearing notice for the Tentative Track Map No. 39405 application (Case No. PLAN-TTM-25-00005) was published in The Desert Sun on May 15, 2026, and mailed to property owners within 500 feet of the subject property Indio the of 159.905 Section with 2026, 11, May on accordance in Municipal Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005), 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. 39405

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 601 of 825 (Case No. PLAN-TTM-25-0005), subject to the Conditions of Approval set forth in this Resolution.

WHEREAS, on May 27, 2026, the Planning Commission recommended City Council approval of the “Project” including the Planning Review Discretionary and Tentative Tract Map application; and
WHEREAS, in accordance with Government Code Section 65090, on June 5, 2026, City staff published a legal notice of public hearing in The Desert Sun, the newspaper of record, and mailed notices of public hearing on June 1, 2026, to all property owners within 500 feet of the boundaries of the proposed Project; and WHEREAS, the City Council held a duly noticed public hearing to consider the Planning Review Discretionary application (Case File No. PLAN-TTM-25-0005 ), during evidence, both written and oral, including the staff report and which supporting documents, was presented and considered; and WHEREAS, the City Council has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0025), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent the General Plan 2040, the Unified Development Code, and with applicable provisions of the Subdivision Map Act.

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

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

SECTION 2. Environmental Evaluation. Section 6.03.06 of the Unified California the by defined all projects that provides Code Development as Environmental Quality Act shall be reviewed for compliance with CEQA and its Guidelines. Environmental review for Tentative Tract Map No. 39405 (Case No.

PLAN-TTM-25-0005) and the associated Planning Review Discretionary (Case No.

PLAN-PRD-25-0023) was conducted pursuant to Title 14 of the California Code of Regulations. A CEQA Guidelines Section 15183 Consistency Checklist (Case No.

PLAN-ER-25-0025) was prepared to evaluate the potential environmental impacts associated net a acres, with 10.07 approximately subdividing with gross developable area of approximately 9.02 acres, into 30 residential lots with ADU’s, a leasing stormwater streets private a unit, managers 1 with office amenities, detention, and associated improvements on property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39. The environmental review determined that the project is consistent with the Desert Estates Transition 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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 602 of 825 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. 39405 (Case No. PLAN-TTM-25-0005) 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 30 residential lots with ADU’s, a leasing office with 1 managers unit, amenities, private streets a stormwater detention, and associated improvements, on approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres. The resulting residential density of approximately 3.08 dwelling units per acre is within the permitted density range of zero to three dwelling units per acre under the Desert Estates the and Desert use Estates land Transition designation Transition 3 (DET-3) zoning district. It should be noted that each residential lot will have an ADU. However, due to State Law ADU’s are not counted towards the total density of the project.
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 lettered lots, stormwater improvements site associated lot, space open facilities, and conform to the Desert Estates Transition land use designation, DET-3 zoning standards, to policies and related Plan General applicable and goals neighborhood compatibility, infrastructure provision, and efficient land use. d. The site is physically suitable for the type of development proposed in that the an within located and currently flat, generally is property vacant, established urbanized area east of Dreams Lane and north of Avenue 39.

Adequate access will be provided from Avenue 39, through the internal private are utilities other water, drainage, Sewer, network. street and 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 can acres, developable with 9.02 acres, gross 10.07 net accommodate thirty (30) detached single-family residential lots at a density of approximately 1 dwelling units per acre, which is within the allowable

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 603 of 825 range of the Desert Estates Transition designation and DET-3 zoning district.

Individual lot sizes meet or exceed the minimum lot area requirement of 10,000 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 or designated sensitive biological habitat areas. corridors, 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 thirty (30) unit. managers 1 with ADU’s and residential Compliance lots 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 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 provider utility and City provided be will services with consistent requirements.

SECTION 4. Recommendation. Based on the foregoing findings, the City Council CONDITIONALLY APPROVE Tentative Tract Map No. 39405 (Case No.

PLAN-TTM-25-0005) with the following conditions of approval:

A. General Conditions of Approval:

The Applicant shall demonstrate full compliance to the following conditions of approval. The relevant City department or division or outside agency is noted in parentheses in the event that there are questions or additional information needed regarding a condition of approval. The Applicant shall adhere to and comply with each of these conditions, as set forth herein, as applicable and when necessary, and in no event later than the issuance of Certificate of Occupancy:

1.Where the term “Applicant” is used herein, this term shall apply also to the Property owner, any developer, or any successor in the interest of the Applicant. (Planning Division)

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 604 of 825

2.Tentative Tract Map No. 39405 (Case File No. PLAN-TTM-25-0005) 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 total that provided the additional approve may Council extensions extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.

3.administrative or proceeding, claim, the legal any of event In challenge, litigation arising from or related to the approval, construction, or operation of the acts, legislative any concurrent limited not but including project, to 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 administrative claim, challenge, such against Parties”) legal 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, fees attorney’s all to, not but including, litigation, or limited (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 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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 605 of 825 the City Attorney determines that an additional deposit is necessary to secure the this section, the Applicant shall provide such additional of obligations 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 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 Roadrunner Flats Project. No building permits shall be issued until all applicable conditions of approval have been satisfied.

6.Project occur shall the Applicant development that ensure shall The of substantially as shown on Tentative Tract Map No. 39405 (Case No. PLAN-TTM- 25-0005) and the approved Planning Review Discretionary plans (Case No.

PLAN-PRD-25-0023), lot layout, configuration, approved the site including architectural and lots, streets, open facilities, stormwater space private elevations, except as modified by the Conditions of Approval contained herein.

7.Approval of related all Conditions cause shall Applicant The and these, associated with Planning Review Discretionary Case No. PLAN-PRD-25-0023 and Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005) to be recorded against Assessor’s Parcel Number 691-060-005 with the Riverside County Recorder within thirty (30) calendar days of final approval by the City Council.

8.The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Tract Map No. 39405 (Case No. PLAN-TTM- 25-0005), submit to the Community Development Director written consent to all Conditions of Approval contained in the applicable Resolutions. Tentative Tract Map No. 39405 and Planning Review Discretionary Case No. PLAN-PRD-25-0023 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.

9.All development within the Desert Estates Transition 3 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 3 dwelling units per acre, calculated in accordance with City standards.
b.Minimum lot size shall be 10,000 square feet.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 606 of 825 c.Minimum lot width shall be 80 feet.
d.Minimum lot depth shall be 100 feet.

11.Setbacks for Primary Structures
a.Minimum front setback shall be 20 feet.
b.Minimum street side setback for corner lots shall be 20 feet. c.Minimum interior side setback shall be 15 feet.
d.Minimum rear setback shall be 25 feet.

12.Setbacks shall be measured from property lines.

13.Prior to issuance of permits, the Applicant shall demonstrate building compliance with the applicable front yard and garage setback requirements of the Desert Estates Transition 3 (DET-3) 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 setback measurement purposes, subject to review and residence for approval by the Community Development Director or their designee.

15.All private streets, common areas, landscaping, and stormwater facilities shall Association, Homeowners by a and maintained be owned, operated, Property Owner or Property Management Company. 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 Efficient Water State Model 3.02.09 Section Code and the 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 final prior to shall and be each for inspection planning lot 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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 607 of 825

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.

22.All new masonry walls, or non-transparent fences that face a public right-of- way or publicly-accessible path or open space, and that are 50 feet in length or longer and four feet in height or taller shall be designed to minimize visual monotony through at least one of the following:
a. Changes in plane. An offset a minimum of 1 foot deep for every 50 feet to 75 feet of wall;
b. Changes in height. Wall inserts and/or decorative columns or pilasters every 20 feet to provide relief;
c. Changes in material. Changes in material and/or material texture; d. Landscaping. Continuous and opaque landscape screening.

23.Retaining walls shall be required at all locations where there is a grade separation of more than 12 inches between properties. This may be waived by the Director upon approval of an alternative design by the City Engineer.

24.formal the included be in basin detention stormwater on-site shall The landscape plan submittal and shall be reviewed and approved by the Community Development Department.

25.All signage shall comply with Unified Development Code Section 3.05.

26.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.

27.The project shall comply with the California Environmental Quality Act prior to final approval and implementation.

28.The Applicant shall permit City staff to conduct periodic inspections to verify compliance with all conditions of approval. The first inspection will occur within 6 months of a Certificate of Occupancy. The Planning Commission reserves the right to initiate a review of the PLAN-PRD-25-0023 based on verified complaints or evidence of non-compliance.

29.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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 608 of 825 approved affordable housing units remain affordable to households serving low and moderate-income households at 30% to 70% of area median income (AMI) specified in the project approval. The covenant shall run with the land and shall bind all future owners and successors in interest for a period of not less than 55 years. Proof of recordation shall be provided to the City prior to final map recordation.

31.Secondary access gate on Dreams Lane shall be for Emergency Vehicle Access (EVA) only and gated.

32.The Applicant shall annex the project into a City Community Facilities District for public facilities and/or public services prior to issuance of any building permit.

33.Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow.

Specific design features may increase or decrease the required fire flow.

34.Protection Water Supplies/Hydrants - The minimum number of fire Fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation required the for outlets number and size The hazards. of approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review. Reference CFC as amended.

35.be to required are installed, fire If - Plans Water Tract hydrants applicant/developer shall furnish the water system fire hydrant plans to Fire Department 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. Once plans are signed and approved by Fire the to presented be shall the authority, water local the originals Department for review and approval. Reference CFC as amended.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 609 of 825 14 Section 1273.04.) The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

37.Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

38.Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 45 feet outside radius and 21 feet inside radius. (For development within the SRA and within the LRA VHFHSZ, the bulb turnaround at the terminus shall be 40 feet outside radius and 16 feet inside radius). Parallel parking around the perimeter of the bulb is acceptable, provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

39.Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), of time the at amended and adopted codes/standards related and construction plan submittal.

40.Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed (660 feet for Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zone areas. 800 feet for Moderate Fire Hazard Severity Zone) 1,320 feet. Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus be will both that routes the reduce to road possibility access obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic other or incident, potential a of magnitude anticipated conditions, Department. Fire the by required could may access limit that factors be Reference CFC as amended and Riverside County Fire Department Policies and Standards.

41.Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Indio Office of the Fire Marshal for review and be approved prior to installation. Reference CRC.

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42.Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended.

43.Traffic calming of installation traffic Requests - Devices Calming for designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.

44.Hazardous Vegetation and Fuel Management Plan – Projects in the Local Responsibility Zone, State Severity and Fire Area, High Very Hazard Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department.

45.Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and State Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall comply and Residential California Code R337 3, Chapter with of the California Code of Regulations Title 14 Fire Safety Regulations. Reference CFC as amended.

46.also the by reviewed be will planning This Review: Planning case Fire Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service.

Additional requirements may be conditioned by Fire Planning to mitigate these impacts.

47.costs all bear and provide required be will proponent project The to associated with acquisition of land, rights of way, easements, and infrastructure relocations and realignments deemed necessary to accommodate the project.

Any street or road improvements imposed by the local governing authority shall also be at the project proponent cost.

48.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 of electrical its maintenance for operation, construction, the IID and infrastructure.

49.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 and lines distribution of transmission electrical construction the and/or ancillary facilities associated with the conveyance of energy service) are to be

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 611 of 825 included as part of the project’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation.

50.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.

51.Substations and switchyards shall be located on property that will transferred to IID in fee simple ownership with legal access.

52.Transmission and distribution poles and reconfiguration of lines with the addition line(s) backbone extensions, switchgear substation new of with distribution getaways, and distribution feeders will be required, all of which are at the expense of the Developer.

53.The transformer bank addition is anticipated to be constructed under a cost- sharing arrangement and/or reimbursement agreement involving one or more Joint Powers Authorities (JPAs). While your project is not solely responsible for the full cost of the substation, it will be required to contribute a pro rata share of the total cost. Your financial contribution will be facilitated through one or more cost-share or reimbursement or other financing arrangements agreements, reasonably acceptable to IID. If for any reason the substation is not constructed under the above mechanisms, your project may be required to directly support or facilitate its construction.

54.Developer is required to extend a minimum of one feeder (conduit and cable) from the substation site to the proposed development. In addition, Developer will be required to install the necessary conduit/vault systems following the Permanent Plan of Service and distribution getaways conduit systems from the Avenue 40 Substation.

55.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 additional technical assessment shall be borne by the developer. The District's ability to provide service from existing distribution lines is based upon current available capacity, and is contingent upon this development's construction phasing and progress in the area. The project system hold to unable or IID completion toward progress must is capacity to the detriment of other customers.

13.2/92 KV Bank at Avenue 40 Substation and the installation of additional

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 612 of 825 substation switchgear for distribution getaways, distribution feeder breakers, backbone line extension and or upgrades/reconfigurations and any civil work deemed necessary to serve their project. This is all pursuant to existing IID regulations and/or approval by the IID Board of Directors.

57.Please be advised that pursuant to IID process, the standard time frame for the new substation transformers acquisition (engineering, equipment procurement, and construction) requires a minimum of 24 months. As a result, Developer The accordingly. dates its project adjust should in-service procurement of the substation second 28 MVA transformer will commence upon receipt substation transformer the Proposal of Service Customer the for acquisition, including customer payment for the required substation upgrade and equipment deemed necessary.

58.any of construction the all associated bear shall Developer with costs additional facilities deemed necessary including, but not limited to, the new substation getaways, distribution transmission line facilities, extensions, distribution feeder breakers, feeder backbones and distribution overhead and/or underground line extensions and upgrades necessary to extend electrical service to the proposed development. Additional requirements, including but not limited to, environmental compliance documentation, landscaping (if required by the City or County) and all rights-of-way and easements for the substation, and access rights for both ingress and egress, as well as power line facilities may be necessary, all of which are at the expense of the Developer.

59.Underground infrastructure of any additional facilities needed including conduit/vault systems that includes trenching, conduits, pull boxes, switch boxes and pads should 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 as necessary, such may requirements Additional Guide. be environmental compliance documentation, and all rights-of-way and easements for the distribution line extensions and underground infrastructure are at the expense of the developer.

60.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.

61.Any new, relocated, modified or reconstructed IID facilities required for and by the project (which can include but is not limited to electrical utility be to need etc.) transmission distribution and electrical substations, lines, included as part of the project's California Environmental Quality Act and/or National Energy Policy Act documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of IID facilities until the environmental documentation is

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 613 of 825 amended and environmental impacts are fully mitigated. Any and all mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

62.Please take note that, due to circumstances unknown to IID and unforeseen development, other projects could impact existing resources, which may affect IID's ability to serve this load if the project does not move forward to completion in a timely manner.

63.The project is located within the service area of Coachella Valley Water District (CVWD) for the provision of domestic water and sanitation service. The initiation of said service to this area will be subject to the satisfaction of terms and conditions established by CVWD and imposed from time to time, including but not limited to fees and charges, water conservation measures, etc.

64.CVWD may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations, treatment plants and other facilities. The developer may be required to construct/install these facilities and then convey said facilities to CVWD along with the land and/or easements on which these facilities will be located. The terms and conditions for the planning, design, construction/installation, and conveyance of property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. These sites shall be shown on the tract map as lots and/or easements to be deeded to CVWD for "CVWD public services" purposes.

65.This notice of domestic water and sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance. Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the expiration date, this notice shall expire. Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.

66.Domestic water and sanitation service remains at all times subject to changes in regulations adopted by CVWD's Board of Directors including reductions in, or suspensions of, service.

67.The project lies within the East Whitewater River Subbasin Area of Benefit.

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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 614 of 825

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

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

70.Given that the plan submitted is preliminary/conceptual in nature, comments above and below may not be all-inclusive. Additional comments may be generated at time of formal building plan check submittal.

71.A complete building plan check submittal will be required for all residential units, ADUs, leasing/amenity building, walls, gates, trash enclosures, carports, shade structures, and all associated site improvements.

72.At time of building plan check submittal, provide complete architectural, structural, mechanical, plumbing, electrical, energy, CALGreen, and accessibility plans and calculations.

73.Provide complete code analysis on plans including occupancy classifications, type area analysis, allowable construction, sprinkler fire of requirements, occupant loads, and height/area calculations for all buildings.

74.The plans indicate NFPA 13 fire sprinklers for the leasing/amenity building and NFPA 13D systems for residential units. Separate deferred submittals and permits will be required through the Fire Department for fire sprinkler systems and any required fire alarm systems.

75.accessible required all calculations and parking accessible Provide show parking stalls, signage, striping, slopes, and accessible routes in compliance with CBC Chapter 11B.

76.Provide and show accessible paths of travel from the public right-of-way to the leasing/amenity building, common areas, mail area, dog park, and all accessible residential units.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 615 of 825

77.Accessible dwelling units and adaptable units shall comply with CBC Chapter 11A requirements. Provide required accessibility details and unit calculations for all proposed residential units and ADUs. The plans identify 11B mobility units; clarify accessibility scoping and applicable code sections.

78.Verify whether the proposed gated entry system and call box comply with Fire Department and Public Works access requirements.

79.Clarify emergency vehicle access and turning radii for all internal drive aisles.

Final approval subject to Fire Department review.

80.Provide complete photovoltaic system information at time of building permit submittal, support structural equipment layouts, roof including locations, information, electrical plans, and energy compliance documentation. The project description references photovoltaic systems.

81.A Construction Waste Management Plan (CWMP) will be required at time of building permit plan check submittal in accordance with CALGreen.

82.schedules, including fixture lighting exterior complete Provide plans photometric plans, and shielding details. Exterior lighting shall not create glare onto adjacent properties.

83.Clarify trash collection operations and access for Burrtec, including truck maneuvering and access to trash enclosure areas.

84.All walls, fences, gates, monument signs, trash enclosures, and accessory structures will require separate Building & Safety review and permits unless specifically included within the approved building permit set.

85.Provide complete structural calculations and details for all carports, shade structures, retaining walls, perimeter walls, monument signs, and accessory structures.

86.Verify and coordinate all required utility services, including water, sewer, electrical, gas, storm drain, and dry utility requirements with applicable utility agencies.

87.stormwater and Provide drainage, grading, complete hydrology, documentation subject to Engineering/Public Works review and approval.

88.Verify flood zone requirements and compliance with applicable floodplain management regulations, if applicable.

89.The tentative tract map shall be recorded prior to issuance of certificates of occupancy.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 616 of 825 Prior to Final Map Approval:

90.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.

91.Tentative Tract Map shall be submitted along with the following items:
a.Title Report
b.Soils Report
c.Preliminary Grading Plan (TOPO/Contours on Map)
d.Hydrology Report

92.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.)

93.Final Tract Map shall include:
a.Street Names
b.Subdivision Improvement Agreement
c.Improvement Bonds

94.Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.

95.Applicant/Property Owner shall be responsible 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 39 and Dreams Lane.

96.If applicable, a copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall Division Planning and Engineering submitted Public the to be Works Department for review and approval with maintenance provisions flagged.

97.If applicable, the Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.

Prior to issuance of a grading permit:

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 617 of 825 Prior to issuance of a grading permit, the applicant shall demonstrate full compliance with the following conditions of approval:

98.Applicant shall comply with National Pollution Discharge Elimination System (NPDES) requirements per state regulations, contact information is as follows:

99.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)
100.Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
101.Applicant shall submit for City approval the following items:
a.Rough Grading Plans
b.Precise Grading Plans – shall include the street address for each lot and building footprint
c.Soils Report
d.Hydrology Report
102.Retaining walls shall be required at elevational differences greater than 12 inches between adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
103.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.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 618 of 825 104.Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24- hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin shall be designed, per Standard Plan No. 310, with a maximum depth of 5 feet (with a one foot minimum freeboard) and maximum side slopes of 3:1 and shall the for than other purposes for used be not collection of storm water, nuisance water and well blow-off water. 105.Applicant shall collect stormwater flows from Avenue 39 and Dreams Lane and basins/system retention stormwater or the to them convey onsite coordinate with Coachella Valley Water District to convey the stormwater flows to their regional storm channel.
106.The design of the lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects to the satisfaction of the City Engineer.
107.All grading and pad elevations will be subject to approval of the Community Development and plans grading on Engineer City the and Director based additional information to be submitted during plan check.

Prior to issuance of a Certificate of Occupancy:

Prior to issuance of a Certificate of Occupancy, the applicant shall demonstrate full compliance with the following conditions of approval:
108.Applicant shall:
e.Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
f.Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt.
g.Dispose of all material removals from the proposed project to an approved disposal site.
109.The proposed project shall comply with American with Disabilities Act (ADA) 110.Applicant shall submit for City approval the following items:

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 619 of 825 a.Street Improvement Plans
b.Signing and Striping Plans
c.Storm Drain Improvement Plans
d.Street Light Plans
e.Landscape and Irrigation Plans
111. Applicant shall construct off-site street improvements on the following streets:
a. Avenue 39, one-half street improvements (north side) b) Dreams Lane, one-half street improvements (east side) 112. The improvements shall include construction of asphalt concrete pavement, curb/gutter, signing and striping, sidewalk, streetlights, storm drain system (catch
basins, storm drain pipe, etc.) and fully landscaped and irrigated parkways along
the property frontages.
113. Avenue 39 shall be constructed as a “Boulevard” with painted median per the City of Indio General Plan Circulation Element (40 feet from centerline to right-of-way and 32 feet from centerline to curb).
114. Dreams Lane shall be constructed as a “Collector,” per the City of Indio General Plan Circulation Element (30 feet from centerline to right-of-way and 21 feet from centerline to curb).
115. All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along:
a. Avenue 39 and Dreams Lane shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.
116. Applicant shall obtain an encroachment permit prior to starting any street improvements within public streets.
117. The corner cutback at the intersection of:
a. Avenue 39 and Dreams Lane shall be per City of Indio Standard Plan No. 143.
118. The minimum grade on all proposed streets shall be 0.50%. 119.The minimum curb return radius for public streets shall be:
a. R = 35 feet and for

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 620 of 825 b. Private streets R=20 feet
120.The minimum drive aisle width shall be 24 feet, or wider if required for Fire Department access.
121. All street cul-de-sacs shall be per City of Indio Standard Plan No. 140 and 141.
122. All street knuckles shall be per City of Indio Standard Plan No. 142. 123.Proposed gates shall be located at a minimum of 50 feet from Avenue 39 curb face.
124.Street addresses shall be shown on Precise Grading Plans. 125.All improvements shall comply with City standards, requirements and links missing and between all construct shall Applicant policies. transition existing and proposed improvements, per the satisfaction of the City Engineer. 126.Applicant shall submit signage and striping plans for City approval. 127.All overhead utilities under 92 kV located within the project boundaries, along or bordering the project frontage, and/or associated with any required off- site (or undergrounded be shall project the beyond runs electrical site overhead), at the discretion of the Community Development Director.

SECTION 5.The City Council Secretary shall certify the adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 17th day of June 2026. _____________________________

ELAINE HOLMES
MAYOR
ATTEST:
_______________________

SABDI SANCHEZ, MMC

DIRECTOR OF CITY CLERK SERVICES

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 621 of 825

RESOLUTION NO. 2135

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,

CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CONDITIONALLY

APPROVE THE FOR REVIEW REVIEW AND PLANNING ARCHITECTURAL ROADRUNNER FLATS PROJECT (CASE NO. PLAN-PRD-25-0023) CONSISTING OF 30 DETACHED SINGLE -FAMILY RESIDENTIAL UNITS , LEASING OFFICE WITH 1

MANAGERS UNIT, LANDSCAPE, AND ASSOCIATED IMPROVEMENTS WITHIN TENTATIVE TRACT MAP NO. 39405 ON APPROXIMATELY 10.07 GROSS ACRES (9.02 NET ACRES), LOCATED NORTH OF AVENUE 39 AND EAST OF DREAMS LANE (APN 691-060-005), WITH A GENERAL PLAN LAND USE DESIGNATION OF

DESERT ESTATES TRANSITION AND A ZONING DESIGNATION OF DESERT ESTATES TRANSITION 3 (DET-3), AND DETERMINING THAT THE PROJECT IS CONSISTENT 2040 PROGRAM PLAN WITH INDIO OF CITY THE GENERAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 2015081021) PURSUANT TO CEQA GUIDELINES SECTION 15183

WHEREAS, on November 7 , 202 5, the applicant, Tung Tran of Etapes Corporation, submitted applications to the City of Indio Community Development Department fo a r (PLAN Review Discretionary Planning -PRD-25-the for 0023) development and architectural design of 30 detached single -family residential homes, leasing office with 1 managers unit, landscape and associated improvements and Tentative Tract Map No. 39405 (PLA N-TTM-25-0005) to subdivide one existing parcel (APN 691-060-005) totaling approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 residential lots with ADU’s, a leasing office with 1 managers unit, amenities, private streets a stormwater detention, and associated improvements; and

WHEREAS, on November 17, 2025, an Environmental Review application (Case No. PLAN-ER-25-0025) was submitted to evaluate the project’s consistency with the City of Indio General Plan 2040 Environmental Impact Report (SCH No. Program 2015081021) pursuant to CEQA Guidelines Section 15183; and

WHEREAS, on November 25, 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 Dreams Lane and north of Avenue 39 in the City of Indio, Riverside County, California, identified as Assessor’s Parcel Number 691-060-005 (“Property”); and

WHEREAS, the Property is designated Desert Estates Transition under the City of Indio General Plan 2040 and is zoned Desert Estates Transition 3 (DET-3) pursuant to the City of Indio Unified Development Code; and

WHEREAS, a public hearing notice for the Planning Review Discretionary application (Case No. PLAN-PRD-25-0023) was published in The Desert Sun on May 15, Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 622 of 825 2 2026, and mailed to property owners within 500 feet of the subject property on May 11, 2026, in accordance 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, environmental determination, and recommended findings, and the 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-25-0025), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is consistent with the General Plan 2040, 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 CEQA Section 15183 Consistency Checklist and the independently reviewed the administrative record for the proposed Roadrunner Flats 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. 39405 (PLAN- TTM-25-0005) and Planning Review Discretionary (PLAN-PRD-25-0023) 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-25-0025) was prepared to evaluate the potential environmental effects associated with subdividing approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres, into 30 detached single -family residential lots with ADU’s, leasing office with 1 manager’s unit and amenities, associated private streets, open space lot, stormwater facilities, landscaping, and related improvements on a property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39.

The environmental analysis determined that the project is consistent with the Desert Estates Transition land use designation and development density evaluated in the Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 623 of 825 3 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 ne w 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 Roadrunner 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-25-0023:

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 Desert Estates Transition and zoned Desert Estates Transition 3 (DET -3). The DET-3 zoning district permits detached single-family residential development at a density range of zero to three dwelling units per acre. Tentative Tract Map No. 39405 establishes 30 detached single -family residential lots on approximately 10.07 gross acres, with a net developable area of 9.02 acres, resulting in a density of approximately 3.07 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 10,000 square feet, minimum lot width of 80 feet, minimum lot depth of 100 feet, maximum building height of 25 feet and two stories, maximum lot coverage of 40 percent, and required setbacks of 20 feet front, 15 feet interior side, 25 feet rear, and 20 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 letter lots on the Tentative Tract Map , providing orderly vehicular circulation and pedestrian access. The overall layout includes a stormwater detention system and open space lot integrated into the site design. The scale and massing of the proposed detached residences are consistent with desert estates transition neighborhood development patterns within the DET-3 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 39 and a secondary emergency-only access on Dreams Lane. Required frontage improvements along Avenue 39 and Dreams Lane will Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 624 of 825 4 drainage Utilities, standards. Engineering be with accordance in constructed City facilities, and private streets will be installed pursuant to approved improvement plans.

Trash collection will be provided through standard residential curbside service. Pri vate streets and common areas will be maintained by a homeowners association or property management.

e. The proposed homes are designed as one-story contemporary suburban ranch design finishes, exterior stucco utilizing roof shingle asphalt façades, articulated , 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 addres s 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 39 and Dreams Lane provide pedestrian circulation and connectivity.

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. The Project proposes thirty (30) residential units and 1 managers unit requiring a total of 62 parking spaces.

Each residence includes two spaces per unit, of which one is enclosed, providing 65 enclosed parking spaces, and 55 carports. The project is also proposing 53 guest spaces for a combined total of 173 parking spaces. The Project meets and exceeds the minimum parking requirement. It should be noted that per State law ADU’s are not required to provide parking spaces. The applicant has provided two parking spaces for each ADU in addition to the required parking for single-family units, although not required.

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 Ordinance. Plant materials will be drought -tolerant and compatible with the desert environment.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 625 of 825 5 k. The project demonstrates internal consistency across architectural materials, landscaping, and infrastructure improvements. All components subdivision layout, function together as a cohesive residential neighborhood consistent with the Desert Estates Transition land use designation and DET-3 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 Planning Commission City Indio of the of COUNCIL CITY THE THAT RECOMMENDS CONDITIONALLY APPROVE Planning Review Discretionary Case No. PLAN-PRD-25- 0023 for the Roadrunner Flats Project, consisting of the architectural design, site layout, and development of 30 detached single-family residential homes within Tentative Tract Map No. 39405 on property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39 in the City of Indio. The Applicant shall demonstrate compliance with all Conditions of Approval set forth in this Resolution and incorporated herein by r eference, 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)

2. The Planning Review (Case File No. PLAN -PRD-25-0023) approval granted by this Resolution shall be valid for twenty-four (24) months from the effective date of this Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 626 of 825 6 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 lega l 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 Appr ovals and Operations. This indemnification shall cover all claims, regardless of whether they arise from the negligence of the Indemnified Parties. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may n ot resolve such challenge without the agreement of the City. The Applicant agrees to hold harmless the Indemnified Parties from any and all claims, damages, losses, and expenses, including but not limited to attorney's fees, arising out of or resulting from the Project Approvals and Operations. This hold harmless obligation shall apply even if the claims, damages, losses, or expenses arise out of the negligence or fault of the Indemnified Parties. If Applicant fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the approvals for the Project without any liability to the Applicant. In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obl igations 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 be considered Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 627 of 825 7 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. of Review Planning Approval Map and a authorizes project this Tentative Tract Discretionary for the Roadrunner Flats Project. 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 Roadrunner Flats Project, including the approved Tentative Tract Map, Planning Review exhibits, and all conditions of approval, as determined by t he 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.

10. Density and Lot Standards:
a. Maximum allowable density shall not exceed 3 dwelling units per acre, calculated in accordance with City standards.
b. Minimum lot size shall be 10,000 square feet.
c. Minimum lot width shall be 80 feet.
d. Minimum lot depth shall be 100 feet.

11. Setbacks for Primary Structures
a. Minimum front setback shall be 20 feet.
b. Minimum street side setback for corner lots shall be 20 feet. c. Minimum interior side setback shall be 15 feet.
d. Minimum rear setback shall be 25 feet.

12. Setbacks shall be measured from property lines.

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 Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 628 of 825 8 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 , Property Owner or Property Management Company . 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.

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.

22. All new masonry walls, or non -transparent fences that face a public right -of-way or publicly-accessible path or open space, and that are 50 feet in length or longer and four feet in height or taller shall be designed to minimize visual monotony through at least one of the following:
a. Changes in plane. An offset a minimum of 1 foot deep for every 50 feet to 75 feet of wall;
b. Changes in height. Wall inserts and/or decorative columns or pilasters every 20 feet to provide relief;

c. Changes in material. Changes in material and/or material texture; d. Landscaping. Continuous and opaque landscape screening.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 629 of 825 9 23. Retaining walls shall be required at all locations where there is a grade separation of more than 12 inches between properties. This may be waived by the Director upon approval of an alternative design by the City Engineer.

24. The on-site stormwater detention basin shall be included in the formal landscape plan submittal and shall be reviewed and approved by the Community Development Department.

25. All signage shall comply with Unified Development Code Section 3.05.

26. 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.

27. The project shall comply with the California Environmental Quality Act prior to final approval and implementation.

30. Prior to final map approval, the property owner shall record an Affordable Housing Covenant or Regulatory Agreement against the subject property, in a form approved by the Community Development Department, to ensure that the approved affordable housing units remain affordable to households serving low and moderate-income households at 30% to 70% of area median income (AMI) specified in the project approval. The covenant shall run with the land and shall bind all future owners and successors in interest for a period of not less than 55 years. Proof of recordation shall be provided to the City prior to final map recordation.

31. Secondary access gate on Dreams Lane shall be for Emergency Vehicle Access (EVA) only and gated.

32. The Applicant shall annex the project into a City Community Facilities District for public facilities and/or public services prior to issuance of any building permit.

33. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a wate r system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 630 of 825 10 34. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review. Reference CFC as amended.

35. Tract Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to Fire Department 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. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

36. Fire Department Access - Fire apparatus access roads shall be provided within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department.

Fire apparatus access roads shall have an unobstructed width of no less than 24 feet.

Dead-end fire apparatus access roads exceeding 150 feet shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 21 feet inside radius. (For developments within the SRA and within the LRA VHFHSZ, the minimum required turning radius of a fire apparatus access road is 74 feet outside radius and 50 feet inside radius. See California Code of Regulations Title 14 Section 1273.04.) The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed

2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

37. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 631 of 825 11 39. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), and relate d codes/standards adopted and amended at the time of construction plan submittal.

40. Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed (660 feet for Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zone areas. 800 feet for Moderate Fire Hazard Severity Zone) 1,320 feet. Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

41. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two - family dwellings per the California Residential Code (CRC). Plans must be submitted to the Indio Office of the Fire Marshal for review and be approved prior to install ation.

Reference CRC.

42. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended.

43. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official.

Reference CFC as amended.

44. Hazardous Vegetation and Fuel Management Plan – Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and State Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department.

45. Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and State Responsibility Area, Very High, High and Moderate Fire Hazard Severity Zones shall comply with Cha pter 3, R337 of the California Residential Code and California Code of Regulations Title 14 Fire Safety Regulations. Reference CFC as amended.

46. Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 632 of 825 12 Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts.

47. The project proponent will be required to provide and bear all costs associated with acquisition land, of relocations infrastructure and easements, way, of rights 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.

49. 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 co st of acquisition and dedication construction electrical of the of easements and/or way rights of for associated the with facilities and/or and ancillary transmission lines distribution conveyance of energy service) are to be included as part of the projec t’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation.

51. Substations and switchyards shall be located on property that will transferred to IID in fee simple ownership with legal access.

52. Transmission and distribution poles and reconfiguration of lines with the addition of new substation switchgear with backbone line(s) extensions, distribution getaways, and distribution feeders will be required, all of which are at the expense of the Developer.

53. The transformer bank addition is anticipated to be constructed under a cost -sharing arrangement and/or reimbursement agreement involving one or more Joint Powers Authorities (JPAs). While your project is not solely responsible for the full cost of the substation, it will be required to contribute a pro rata share of the total cost. Your financial contribution cost more or facilitated be will one through -reimbursement or share agreements, or other financing arrangements reasonably acceptable to IID. If for a ny reason the substation is not constructed under the above mechanisms, your project may be required to directly support or facilitate its construction.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 633 of 825 13 55. 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 additional technical assessment shall be borne by the developer. Th e District's ability to provide service from existing distribution lines is based upon current available capacity, and is contingent upon this development's construction phasing and progress in the area. The project must progress toward completion or IID is unable to hold system capacity to the detriment of other customers.

56. Developer will be required to install the necessary double conduit/vault systems following the Permanent Plan of Service and bear all costs associated with the engineering design and construction costs related to the additional facilities deemed necessary, including but not limited to a second 28 MVA 13.2/92 KV Bank at Avenue 40 Substation and the installation of additional substation switchgear for distribution getaways, distribution feeder breakers, backbone line extension and or upgrades/reconfig urations and any civil work deemed necessary to serve their project. This is all pursuant to existing IID regulations and/or approval by the IID Board of Directors.

57. Please be advised that pursuant to IID process, the standard time frame for the new substation acquisition (engineering, equipment procurement, and transformers construction) requires a minimum of 24 months. As a result, Developer should adjust its project in-service dates accordingly. The procurement of the substation second 28 MVA transformer will commence upon receipt of the Customer Service Proposal for the substation required the for customer including transformer payment acquisition, substation upgrade and equipment deemed necessary.

58. 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, f eeder backbones and distribution overhead and/or underground line extensions and upgrades necessary to extend electrical service to the proposed development. Additional requirements, including but not limited to, environmental compliance documentation, lan dscaping (if required by the City or County) and all rights -of-way and easements for the substation, and access rights for both ingress and egress, as well as power line facilities may be necessary, all of which are at the expense of the Developer.

59. Underground infrastructure of any additional facilities needed including conduit/vault systems that includes trenching, conduits, pull boxes, switch boxes and pads should be installed at the Developer's expense following IID approved plans and within the p ublic 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 require ments may be necessary, such as environmental compliance documentation, and all rights -of-way and easements for the distribution line extensions and underground infrastructure are at the expense of the developer.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 634 of 825 14 60. 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 de sign is completed.

61. Any new, relocated, modified or reconstructed IID facilities required for and by the project (which can include but is not limited to electrical utility substations, electrical transmission and distribution lines, etc.) need to be included as part of the project's California Environmental Act and/or National Energy Policy Act documentation, Quality environmental impact analysis and mitigation. Failure to do so will result in postponement of environmental facilities IID the modification of any until and/or construction documentation is amended and environmental impacts are fully mitigated. Any and all mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

62. Please take note that, due circumstances unknown to IID and unforeseen to development, other projects could impact existing resources, which may affect IID's ability to serve this load if the project does not move forward to completion in a timely manner.

64. CVWD may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations, treatment plants and other facilities. The developer may be required to construct/install these facilities and then convey said facilities to CVWD along with the land and/or easements on which these facilities will be located. The terms and conditions for the planning, design, construction/in stallation, and conveyance of property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. These sites shall be shown on the tract map as lots and/or easements to be deeded to C VWD for "CVWD public services" purposes.

65. This notice of domestic water and sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance.

Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the expiration date, this notice shall exp ire. Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 635 of 825 15 66. Domestic water and sanitation service remains at all times subject to changes in regulations CVWD's Board of Directors including reductions in, or by adopted suspensions of, service.

67. The project lies within the East Whitewater River Subbasin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

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

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

70. Given that the plan submitted is preliminary/conceptual in nature, comments above and below may not be all-inclusive. Additional comments may be generated at time of formal building plan check submittal.

72. At time of building plan check submittal, provide complete architectural, structural, mechanical, plumbing, energy, CALGreen, and accessibility plans and electrical, calculations.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 636 of 825 16 75. Provide accessible parking calculations and show all required accessible parking stalls, signage, striping, slopes, and accessible routes in compliance with CBC Chapter 11B.

76. Provide and show accessible paths of travel from the public right -of-way to the leasing/amenity building, common areas, mail area, dog park, and all accessible residential units.

78. Verify whether the proposed gated entry system and call box comply with Fire Department and Public Works access requirements.

79. Clarify emergency vehicle access and turning radii for all internal drive aisles. Final approval subject to Fire Department review.

81. A Construction Waste Management Plan (CWMP) will be required at time of building permit plan check submittal in accordance with CALGreen.

82. Provide complete exterior lighting plans including fixture schedules, photometric plans, and shielding details. Exterior lighting shall not create glare onto adjacent properties.

83. Clarify trash collection operations and access for Burrtec, including truck maneuvering and access to trash enclosure areas.

85. Provide complete structural calculations and details for all carports, shade structures, retaining walls, perimeter walls, monument signs, and accessory structures.

86. Verify and coordinate all required utility services, including water, sewer, electrical, gas, storm drain, and dry utility requirements with applicable utility agencies.

87. Provide complete grading, drainage, hydrology, and stormwater documentation subject to Engineering/Public Works review and approval.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 637 of 825 17 88. Verify flood zone requirements and compliance with applicable floodplain management regulations, if applicable.

89. The tentative tract map shall be recorded prior to issuance of certificates of occupancy.

Prior to Final Map Approval:

90. 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.

91. Tentative Tract Map shall be submitted along with the following items:

a. Title Report
b. Soils Report
c. Preliminary Grading Plan (TOPO/Contours on Map)
d. Hydrology Report

92. 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.)

93. Final Tract Map shall include:

a. Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds

94. Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.

95. Applicant/Property Owner shall be responsible 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 39 and Dreams Lane.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 638 of 825 18 97. If applicable, t he Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.

Prior to issuance of a grading permit:

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

98. 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.

99. 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)

100. Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.

101. Applicant shall submit for City approval the following items:

a. Rough Grading Plans
b. Precise Grading Plans – shall include the street address for each lot and building footprint
c. Soils Report
d. Hydrology Report

102. Retaining walls shall be required at elevational differences greater than 12 inches between adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 639 of 825 19 103. 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.

104. Applicant shall provide on -site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post -development storm water runoff within the limits of the project based on a 100 -year storm event of 24 -hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin shall be designed, per Standard Plan No. 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.

105. Applicant shall collect stormwater flows from Avenue 39 and Dreams Lane and convey them to the onsite stormwater retention basins/system or coordinate with Coachella Valley Water District to convey the stormwater flows to their regional storm channel.

106. The design of the lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects to the satisfaction of the City Engineer.

107. All grading and pad elevations will be subject to approval of the Community Development Director and the City Engineer based on grading plans and additional information to be submitted during plan check.

Prior to issuance of a Certificate of Occupancy:

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

108. Applicant shall:

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

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 640 of 825 20 109. The proposed project shall comply with American with Disabilities Act (ADA)

110. Applicant shall submit for City approval the following items:

a. Street Improvement Plans
b. Signing and Striping Plans
c. Storm Drain Improvement Plans
d. Street Light Plans
e. Landscape and Irrigation Plans

111. Applicant shall construct off-site street improvements on the following streets:

a. Avenue 39, one-half street improvements (north side) b) Dreams Lane, one-half street improvements (east side)

112. The improvements shall include construction of asphalt concrete pavement, curb/gutter, signing and striping, sidewalk, streetlights, storm drain system (catch basins, storm drain pipe, etc.) and fully landscaped and irrigated parkways along the property frontages.

113. Avenue 39 shall be constructed as a “Boulevard” with painted median per the City of Indio General Plan Circulation Element (40 feet from centerline to right-of-way and 32 feet from centerline to curb).

114. Dreams Lane shall be constructed as a “ Collector,” per the City of Indio General Plan Circulation Element (30 feet from centerline to right -of-way and 21 feet from centerline to curb).

115. All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along:

a. Avenue 39 and Dreams Lane shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.

116. Applicant shall obtain an encroachment permit prior to starting any street improvements within public streets.

117. The corner cutback at the intersection of:

a. Avenue 39 and Dreams Lane shall be per City of Indio Standard Plan No. 143.

118. The minimum grade on all proposed streets shall be 0.50%.

119. The minimum curb return radius for public streets shall be:

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 641 of 825 21 a. R = 35 feet and for
b. Private streets R=20 feet

120. The minimum drive aisle width shall be 24 feet, or wider if required for Fire Department access.

121. All street cul-de-sacs shall be per City of Indio Standard Plan No. 140 and 141.

122. All street knuckles shall be per City of Indio Standard Plan No. 142.

123. Proposed gates shall be located at a minimum of 50 feet from Avenue 39 curb face.

124. Street addresses shall be shown on Precise Grading Plans.

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

Applicant shall construct all transition and missing links between existing and proposed improvements, per the satisfaction of the City Engineer.

126. Applicant shall submit signage and striping plans for City approval.

127. All overhead utilities under 92 kV located within the project boundaries, along or bordering the project frontage, and/or associated with any required off-site electrical runs beyond the project site shall be undergrounded (or overhead), at the discretion of the Community Development Director.

SECTION 5. The Planning Commission Secretary shall certify the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 27th day of My 2026 by the following vote, to wit:

AYES: Franz, Ortiz, Santos, Scarborough-Eckel, Slater
NOES: None
ABSTAIN: None
ABSENT: None

/ / /

/ / /
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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 642 of 825 22 ____________________________

GLORIA FRANZ

PLANNING COMMISSION CHAIR

ATTEST:

________________________________

PAULINA MENDOZA

PLANNING COMMISSION SECRETARY

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 643 of 825 RESOLUTION NO. 2136

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,

CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE CONDITIONAL APPROVAL OF TENTATIVE TRACT MAP NO. 39405 (CASE NO. PLAN-TTM-25- 0005) TO SUBDIVIDE ONE EXISTING PARCEL (APN 691-060-005) TOTALING APPROXIMATELY 10.07 GROSS ACRES, WITH A NET DEVELOPABLE AREA OF APPROXIMATELY 9.02 ACRES, INTO THIRTY (30) DETACHED SINGLE - FAMILY RESIDENTIAL UNITS, LEASING OFFICE WITH 1 MANAGERS UNIT,

LANDSCAPE, ASSOCIATED IMPROVEMENTS AND , LOCATED EAST OF DREAMS LANE AND NORTH OF AVENUE 39, 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 ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES.

WHEREAS, on 7 November , 202 5, the applicant, Tung Tran of Etapes Corporation, submitted applications to the City of Indio Community Development fo Department r a (PLAN Review Discretionary Planning -PRD-25-for the 0023) development and architectural design of 30 detached single -family residential homes, leasing office with 1 managers unit, landscape and associated improvements and Tentative Tract Map No. 39405 (PLA N-TTM-25-0005) to subdivide one existing parcel (APN 691-060-005) totaling approximately 10.07 gross acres, with a net developable area of 9.02 acres, into 30 residential lots with ADU’s, a leasing office with 1 managers unit, amenities, private streets a stormwater detention, and associated improvements; and

WHEREAS, on November 17, 2025, an Environmental Review application (Case No. PLAN-ER-25-0025) was submitted to evaluate the project’s consistency with the City of No. (SCH Impact Report 2040 Plan General Indio Program Environmental 2015081021) pursuant to CEQA Guidelines Section 15183; and

WHEREAS, on November 25, 2025, City staff determined that the Tentative Tract Map and Planning Review applications were complete for processing; and

WHEREAS, the Planning Commission has considered the staff report, project plans, CEQA Consistency Checklist (PLAN-ER-25-0025), and all evidence presented at the public hearing, and finds that the Planning Review Discretionary application is Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 644 of 825 consistent with the General Plan 2040, the Unified Development Code, and applicable provisions of the Subdivision Map Act.

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, 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 thirty (30) 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-25-0025) 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 Envir onmental Impact Report (State Clearinghouse No. 2015081021), an d pursuant to CEQA Guidelines Section 15183, no additional environmental documentation is required; and

WHEREAS, a public hearing notice for the Tentative Track Map No. 39405 application (Case No. PLAN -TTM-25-00005) was published in The Desert Sun on May 15, 2026, and mailed to property owners within 500 feet of the subject property on May 11, 2026, in accordance with Section 159.905 of the Indio Municipal Code; and

WHEREAS, the Planning Commission held a duly noticed public hearing to consider Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005), during which evidence, both written and oral, including the staff report and supporting documents, was presented and considered; and

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 645 of 825 WHEREAS, following the conclusion of the public hearing and deliberation, the Planning Commission recommended approval of Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005to the Conditions of Approval set forth in this subject ), Resolution.

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

SECTION 1. Incorporation Of Recitals. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.

2 SECTION . Environmental Evaluation . Unified the 6.03.06 of Section Development Code provides that all projects as defined by the California Environmental Quality Act shall be reviewed for with CEQA and its Guidelines. compliance Environmental review for Tentative Tract Map No. 39405 (Case No. PLAN-TTM-25-0005) and the associated Planning Review Discretionary (Case No. PLAN-PRD-25-0023) was conducted pursuant to Title 14 of the California Code of Regulations. A CEQA Guidelines Section 15183 Consistency Checklist (Case No. PLAN-ER-25-0025) was prepared to evaluate the potential environmental impacts associated with subdividing approximately

10.07 gross acres, with a net developable area of approximately 9.02 acres, into 30 residential lots with ADU’s, a leasing office with 1 managers unit, amenities, private streets a stormwater detention, and associated improvements on property identified as Assessor’s Parcel Number 691-060-005, located east of Dreams Lane and north of Avenue 39. The environmental review determined that the project is consistent with the Desert Estates Transition 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 th e 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 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. 39405 (Case No. PLAN-TTM-25-0005) 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 30 residential lots with ADU’s, a leasing Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Resolution Nos. 10582 & 10583, regarding the Roadrunner Flats project fo... Page 646 of 825 office with 1 managers unit, amenities, private streets a stormwater detention, and associated improvements , on approximately 10.07 gross acres, with a net developable area of approximately 9.02 acres. The resulting residential density of approximately 3.08 dwelling units per acre is within the permitted density range of zero to three dwelling units per acre under the Desert Estates Transition land use designation and the Desert Estates Transition 3 (DET -3) zoning district. It should be noted that each resi dential lot will have an ADU. However, due to State Law ADU’s are not counted towards the total density of the project.

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, private identified streets internal as lots lettered stormwater , facilities, open space lot, and associated site improvements conform to the Desert Estates Transition land use designation, DET-3 zoning standards, and applicable General neighborhood to compatibility, policies and goals Plan related 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 Dreams Lane and north of Avenue 39. Adequate access will be provided from Avenue 39, 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 10.07 gross with acres, 9.02 acres, developable can net accommodate thirty (30 ) detached single -family residential lots at a density of approximately 1 dwelling units per acre, which is within the allowable range of the Desert Estates Transition designation and DET-3 zoning district. Individual lot sizes meet or exceed the minimum lot area requirement of 10,000 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 Ci the with certified Program 2040 Plan General Indio ty of 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 thirty (30) residential lots with ADU’s and 1 managers unit . Compliance with applicable City standards and Docusign Envelope ID: AE04DDA4-327B-8DD7-8028-BE33FD59C1B0

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Indio City CouncilJune 17, 2026

Indio City Council
June 17, 2026