Indio City Council
September 16, 2026

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CEQA and appropriate mitigation measures would be developed for individual parks as they are proposed and constructed. Development plans, like the proposed project, would be subject to standard City reviews and inspections to assure they are safely designed and built. Impacts would be less than significant and addressed at project-level environmental review for future recreational facility development.

The current condition of the project site consists of minimal vegetation due to prior agricultural and commercial use years ago. The land has been vacant for over a decade and does not support recreational activities of any kind in its current state. The buildout of the project would put pressure on existing parkland; however, with the on-site amenities, the payment of Park and Recreation Fees, along with the buildout of the CV Link, the development of a Park Master Plan and a Park and Recreational Facility Fee Study, the multiple specific plans providing public and private trails and open spaces as discussed above, as well as the multiple efforts the City is considering to increase parkland and improve existing parkland discussed above, the forecasted growth from the project would not require the construction or expansion of recreational facilities.

Impacts are less than significant.

N. TRANSPORTATION
i. Consistency with an Applicable Plan or Policy Addressing the Circulation System
The DEIR analyzes whether the proposed project would conflict with an applicable program plan, ordinance, or policy addressing the circulation system and, if such a conflict exists, whether the conflict would result in a significant environmental impact. As noted above, while an LOS analysis is included and the project’s consistency with General Plan policies regarding LOS standards is discussed, a project’s effect on automobile delay, even if based on an adopted standard, “cannot constitute a significant environmental impact….” (CEQA Guidelines § 15064.3(a).)
The proposed project would add traffic to area roadways that could result in significant changes in the level of service at area intersections and thus conflict with a program plan, ordinance, or policy addressing the circulation system, which is considered a significant adverse effect.

1. Finding Regarding Consistency with an Applicable Plan or Policy Addressing the Circulation System
The project would avoid effects relating to the project’s consistency with a plan or policy addressing the circulation system described above and further discussed in the Final EIR, and such effects will be less than significant.

Facts in Support of Finding:

MBS:

Based on the project’s generation and trip distribution patterns, project average daily trips (ADT) were identified, as shown in Table 4.16‐4 in the DEIR. The MBS project is anticipated to

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generate a net total of 31,505 weekday daily trips, with 2,319 trips during the AM peak hour and 3,024 trips during the PM peak hour.

The results of the analysis for EAP conditions are shown in Table 4.16‐6, MBS Existing Plus Ambient Growth Plus Project (EAP) Conditions Horizon Year 2033, in the DEIR. The EAP analysis scenario was utilized to determine the contribution of ambient growth + project‐related traffic on area intersections in future 2033 conditions. 17 existing study area intersections were evaluated and 15 are anticipated to continue to operate at acceptable LOS (D) or better with the addition of ambient growth + project traffic to 2033 buildout traffic conditions. Two intersections would operate at a deficiency without the construction of improvements: (1) Monroe Street/Fred Waring Drive (AM and PM peak hours) and (2) Madison Street/Avenue 42 (PM peak hour).

It should be noted that the TIA recommended improvements, where feasible, to achieve consistency with LOS standards. Because the identified deficiencies are the result of ambient growth + project traffic, the payment of fair share and/or DIF fees will be included as conditions of approval in conjunction with the City Council’s consideration of the proposed project. All MBS Project intersections will operate at an acceptable LOS in the AM and PM peak hours in Year 2033 (Table 4.16‐7 in the DEIR).

A traffic signal warrant analysis was prepared to determine whether unsignalized intersections within the study area warrant signalization under various conditions. The results of the peak‐hour traffic signal warrant analysis for Buildout Without MBS Project and With MBS Project traffic conditions indicate that the intersection of Madison Street at Avenue 42 has future traffic conditions that would exceed the volume thresholds of Warrant #3, Part B for the PM peak hour without the Project (Table 4.16‐8 in the DEIR). Thus, a traffic signal is recommended at this location in without project buildout conditions. The results of the peak‐hour traffic signal warrant analysis for Buildout With Project MBS traffic conditions are summarized in column (2) of Table 4.16‐8. The results indicate that the intersection of Madison Street at Avenue 42 has future traffic conditions that would exceed the volume thresholds of Warrant #3, Part A and Part B for the AM and PM peak hours.

Scenario 2:

Scenario 2 of the project is anticipated to generate a net total of 21,669 external trip ends per day with 1,617 external trips during the AM peak hour and 2,122 external trips during the PM peak hour (Table 4.16‐5 in the DEIR). Providing additional commercial options near residential development will result in a higher level of pedestrian travel to commercial uses and corresponds with reductions in ADT.

The results of the analysis for EAP at Buildout conditions are shown in Table 4.16‐9, Scenario 2 Existing Plus Ambient Growth Plus Project (EAP) Conditions Horizon Year 2033, in the DEIR.

For the purposes of this analysis, the EAP at buildout analysis scenario was utilized to determine the contribution of ambient growth + project‐related traffic on area intersections in future 2033 conditions. 17 intersections study area intersections were evaluated and 16 are anticipated to operate at acceptable LOS with the addition of ambient growth + project traffic for 2033 conditions (Table 4.16‐9 in the DEIR). 1 intersection would operate at a deficiency with ambient

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growth + project traffic, without the implementation of improvements: Madison Street/Avenue 42 (PM peak hour).

It should be noted that the TIA recommended improvements, where feasible, to achieve consistency with LOS standards. Because the identified deficiencies are the result of ambient growth + project traffic, the payment of fair share and/or DIF fees will be included as conditions of approval in conjunction with the City Council’s consideration of the proposed project. All Scenario 2 Project intersections will operate at an acceptable LOS in the AM and PM peak hours in Year 2033 (Table 4.16‐10 in the DEIR).

A traffic signal warrant analysis was prepared to determine whether unsignalized intersections within the study area warrant signalization under various conditions. The results of the peak‐hour traffic signal warrant analysis for Buildout Without Scenario 2 Project and With Scenario 2 Project traffic conditions indicate that the intersection of Madison Street at Avenue 42 has future traffic conditions that would exceed the volume thresholds of Warrant #3, Part B for the PM peak hour without the Project (Table 4.16‐11 in DEIR). Thus, a traffic signal is recommended at this location in without project buildout conditions. The results of the peak‐hour traffic signal warrant analysis for Buildout With Project Scenario 2 traffic conditions are summarized in column (2) of Table 4.16‐11. The results indicate that the intersection of Madison Street at Avenue 42 has future traffic conditions that would exceed the volume thresholds of Warrant #3, Part A and Part B for the AM and PM peak hours.

Transit
Transit service is reviewed and updated by the SunLine Transit Agency periodically to address ridership, budget and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. There will be less than significant impacts to SunLine services or facilities and the project will not otherwise interfere with implementation of SunLine transit network.

Non-Motorized
These facilities include sidewalks, multipurpose trails, bicycle lanes and golf cart/neighborhood electric vehicles (NEV) lanes. The proposed project includes pedestrian and bicycle facilities distributed throughout the proposed development. A pedestrian parkway with sidewalks as well as a Class IV Cycle Track are provided along Avenue 42. A pedestrian parkway will be located on the northside of Street A. Sidewalks will be located on both the north and the south side of Street A. Additionally there are existing signalized crosswalks and unsignalized crossings along Showcase Parkway.

The project Specific Plan provides an extensive pedestrian and bicycle network of paths to allow safe and convenient access to commercial land uses as well as individual multifamily residential development recreational and community centers. The project will construct/maintain the existing sidewalks and bike signage along the project frontage and if necessary, repair or reconstruct sidewalks/crossings along the project frontage per the City’s request. Implementation of The Oasis at Indio Specific Plan would be consistent with the City’s General Plan goals and policies for non‐motorized transportation.

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In summary, the proposed project provides a robust network of bike paths and pedestrian ways.

Therefore, the project will not conflict with any City program, plan, ordinance or policy regarding multi‐modal transportation.

Therefore, this impact would be less than significant because the proposed project is consistent with the General Plan Mobility Element regarding non‐motorized transportation. Both the MBS and Scenario 2 projects will have less than significant impacts following the implementation of Regulatory Requirements and the payment of DIF and TUMF. ii. Substantially Increase Hazards Due to a Geometric Design Feature or Incompatible Uses
The proposed project will be developed as a Mixed‐Use community (with potential gates at individual residential and industrial areas). The three major streets providing site access will be Avenue 42, Monroe Street and proposed Street A. These main streets will be fed by drive aisles developed within individual planning areas.

1. Finding Regarding Traffic Hazards
The project would avoid effects relating to the increased hazards due to a geometric design feature or incompatible use described in the DEIR and further discussed in the FEIR, changes or alterations have been required in, or incorporated into, the project as identified in the FEIR, and such effects will be less than significant.

Facts in Support of Finding:

The project’s circulation system will be designed for motor vehicles as well as cyclists and will comply with the City of Indio standards for road development. Project design will include adequate stacking distances and lines of sight at gated entries to residential communities.

Proposed landscape and signage design will be reviewed to ensure that lines of sight are not impeded. All onsite design will require review and approval by the City of Indio and County of Riverside Fire Department.

Temporary impacts may occur during the construction of infrastructure improvements serving the project, including offsite/adjacent roadway and infrastructure. Construction of these infrastructure improvements would cause short‐term impacts related to noise, dust, and traffic flows as a result of temporary lane closures, if required. To minimize temporary traffic flow impacts during construction, a detailed construction traffic management plan(s) shall be prepared and submitted to the City of Indio. The project shall implement any applicable design standards relative to each agency. Standard conditions and regulations would substantially reduce the temporary short‐term construction related traffic impacts to a level of less than significant. iii. Result in Inadequate Emergency Access
The project site is located in a relatively developed area surrounded on the surrounded on the north by vacant property, the east by Monroe Street and a Commercial Development, the south by the I‐10 Freeway and Coachella Valley Storm Channel and the south by the Thousand Palms

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Storm Channel, and to the north by Avenue 42 and Agricultural land. Project access is currently available alone Avenue 42 and Monroe Street.

1. Finding Regarding Inadequate Emergency Access
The project would avoid effects relating to the project’s consistency with a plan or policy addressing the circulation systems described in the DEIR and further discussed in the FEIR, changes or alterations have been required in, or incorporated into, the project as identified in the FEIR, and such effects will be less than significant.

Facts in Support of Finding:

Project construction phasing will ensure adequate access at all times, and that complete and adequate public facilities and services are in place and available for the emergency responders, residents and visitors to the community. This includes fire department approved emergency roadway design and facilities including fire hydrants.

City staff, including Police and Fire Department staff, would review site plans and provide conditions of approval that are specific to the provision of emergency access on a project‐by‐project basis. The development of the roads is not anticipated to impact the evacuation plan and routes within the region.

O. UTILITIES AND SERVICE SYSTEMS
i. Require or Result in Construction of New or Expanded Facilities for Water, Wastewater, Drainage or Utilities, the Construction of Which May Cause Significant Environmental Effects
The DEIR analyzes the construction of new or expanded facilities for water, wastewater, drainage, and utilities, and whether the construction of such facilities would have any significant adverse effect. Water and wastewater facilities for the proposed project will be provided by Indio Water Authority via project constructed connections or laterals to existing lines located in the local rights-of-way. The project proposes to connect to the existing 24-inch water main underlying Avenue 42 and the existing 14-inch water main underlying Monroe Street. A new public 18-inch water line will be installed along Street A and Clinton Street alignment. Private 12-inch lines will connect to the public 18-inch water main and provide water to the private developments.

VSD provides the City with sanitary sewer collection and treatment. There is an existing 27-inch sewer main at the intersection of Monroe Street and Avenue 42 and an existing 15-inch sewer main underlying Monroe Street that will serve the proposed project. A new 15-inch sewer main will be installed to connect to the off-site sewer main that underlies Monroe Street.

The proposed stormwater management would introduce privately constructed and maintained onsite retention facilities, surface and underground, sized to accept and infiltrate the stormwater volume resulting from the controlling 100-year storm event for the conditions of each project drainage area, as mandated by the City’s Engineering Standards.

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The site is within the Imperial Irrigation District (IID) service area for electric service. A 3-acre substation will be required by IID to provide electricity service to the project property. The substation will be situated in PA 4, north of the I-10 freeway. Electricity infrastructure will be underground, apart from lines greater than 92 kV.

Natural gas for the project is served by Southern California Gas Company (SoCalGas). The project will connect to existing SoCalGas infrastructure along Avenue 42 and Monroe Street.

SoCalGas also invests in research and development of new and emerging clean, energy-efficient technologies for residential commercial, industrial, power generation, and transportation markets to reduce energy use. Additionally, SoCalGas set a commitment to achieve net zero emissions in their operations and delivery of energy by 2045. The implementation of SoCalGas’s energy efficiency and conservation programs will reduce energy consumption within the service area.

The project is located within Frontier and Charter Communications’ service area for telecommunications.

1. Findings Regarding the Construction of New or Expanded Facilities The project’s impact concerning utilities and service systems will be less than significant. The new and expanded utilities facilities to be constructed as part of the project, including connections to existing water and sewer lines and electricity, will not have any significant adverse effects. The project will not have any new or substantially more severe impacts than analyzed and disclosed in the DEIR.

Facts in Support of Findings:

Water: Water to the proposed project will be provided by Indio Water Authority (IWA) via project constructed connections or laterals to existing lines located in Avenue 42 and Monroe Street. As previously stated, the project proposes to connect to the existing 24-inch water main underlying Avenue 42 and the existing 14-inch water main underlying Monroe Street. A new public 18-inch water line will be installed along Street A and Clinton Street alignment. Private 12-inch lines will connect to the public 18-inch water main and provide water to the private developments. The infrastructure and design components for the project will be consistent with IWA requirements and the RUWMP. The project will be further reviewed by City and IWA staff to ensure compliance with all current and applicable water requirements. No new off-site water facilities are required as a result of project development.

Wastewater Facilities: VSD provides the City with sanitary sewer collection and treatment. For all land in the City and Sphere located south of Miles Avenue, including the project site, sewage is treated at the Mid-Valley Water Reclamation Plant (WRP-4), located southeast of the City, which has a capacity to treat 12.5 MGD. The average annual flow to this facility is approximately 5.6 MGD. The proposed project is estimated to generate wastewater at 546,000 GPD or 0.55 MDG, which is 4 percent of the plant’s capacity. No new wastewater treatment facilities are required as a result of the proposed development.

There is an existing 27-inch sewer main at the intersection of Monroe Street and Avenue 42 and an existing 15-inch sewer main underlying Monroe Street that will serve the proposed project. A new 15-inch sewer main will be installed to connect to the off-site sewer main that underlies

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Monroe Street. Sewer stub outs will be provided for future connections to the site. The sewer lines will provide wastewater service to the project without the need for additional off-site infrastructure.

Stormwater Drainage: The proposed stormwater management would introduce privately constructed and maintained on-site retention facilities, surface and underground, sized to accept and infiltrate the stormwater volume resulting from the controlling 100-year storm event for the conditions of each project drainage area, as mandated by the City’s Engineering Standards.

Runoff from any residential land use drainage management area will be conveyed via surface and piped flows to the respective retention basin system. The preliminary grading plan has divided the total retention capacity into smaller basins configured to accept flows from the nearest residential building area and associated hardscape. Each basin will have a maximum side slope of 3:1, a maximum storage depth of 4 feet, and an additional 1 foot of freeboard to comply with Engineering Standard No. 310. Conveyance into the basin will be dissipated through the required rip-rap as a method to prevent basin erosion. Each basin will have landscaping treatment to be maintained during the life of the project. Preliminarily, the combined basin retention capacity for Drainage Area A will be approximately 431,899 cubic feet. The project contemplates using underground retention facilities with a combined capacity of approximately 203,765 cubic feet to serve the residential parking areas. The combined surface and underground retention capacity of 635,664 cubic feet will be sufficient to meet the stormwater volume of 635,146 cubic feet resulting from the controlling 100-year storm event for the tributary area.

Although the project will result in an increase in on-site runoff volume production between the undeveloped (pre-project) and developed condition, the entirety of the volume will be adequately managed on-site via the provided capacity.

Runoff from any industrial/commercial land use drainage management areas will similarly be conveyed to the respective retention basin system. The preliminary grading plan has divided the total retention capacity into two basins configured to accept runoff from the building roof drains, hardscape and parking areas. Each basin will have a maximum side slope of 3:1, a maximum storage depth of 4 feet, and an additional 1 foot of freeboard to comply with Engineering Standard No. 310. Conveyance into the basin will be dissipated through the required rip-rap as a method to prevent basin erosion. Each basin will have landscaping treatment to be maintained during the life of the project. Preliminarily, the combined basin retention capacity for Drainage Area B will be approximately 1,160,555 cubic feet, which will be sufficient to meet the stormwater volume of 1,061,926 cubic feet resulting from the controlling 100-year storm event for the tributary area.

It should be noted that hydrologic calculations rely on conservative calculations that tentatively factor a completely impervious post-construction condition to generate the worst-case project runoff conditions and determine the necessary allocation of retention facilities in accordance with the City’s retention requirements. The actual developed condition will include pervious landscaping that will result in smaller runoff quantities and increase the surplus in retention capacity for the project. As a result, the provided retention facilities, configurations, and combined capacities will meet the MBS and the Scenario 2 projects.

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Electric Facilities: The site is within IID’s service area for electric service. A 3-acre substation will be required to provide electricity service to the project property. The substation will be situated in PA 4, north of the I-10 freeway.

A typical IID substation will include lighting arresters, conductors, insulators, instrument transformers, electrical power transformers, relays, circuit breakers, bus bars, etc. The proposed substation will be designed in compliance with IID’s site requirements (IID RGSTD-0001), which requires two 30-foot (width) access roads and fencing (either chain-link or block wall).

Landscaping is allowed around substations; however, if proposed, they must include lowmaintenance plants, and can include non-vegetative groundcovers (i.e., crushed rock, river rock, or compacted sand and rock). Plants must maintain a 52-inch minimum clearance from the fence, and trees shall be planted 12 feet from the fence. Trees are not allowed to be planted under or near transmission lines, distribution lines, or near poles or structures. Landscape plans must be submitted to IID engineering for approval.

The project is expected to consume approximately 335,433 (MBS) to 185,350 (Scenario 2) kiloWatt hours (kWh) of electricity during construction of the site, and approximately 104,224.2650 (MBS) and 113,022.403 (Scenario 2) MegaWatt hours (MWh) of electricity annually during operation of the project. IID estimates that electricity consumption within IID’s planning area will be approximately 4,641,267 MWh annually by 2031. Based on the project’s estimated annual electrical consumption of 104,224 and 113,022 MWh), the project would account for approximately 2.2 and 2.4 percent of IID’s total estimated demand in 2031.

IID’s 2020 Service Area Plan states that IID must ensure the reliability, safety and security regulations promulgated by the Federal Energy Regulatory Commission (FERC) and enforced by the Western Electricity Coordinating Council (WECC). To maintain reliable energy services to meet future demand, IID outlines planned energy generation facilities, substations, energy transmission lines, distribution facilities, and opportunities for shared energy facilities. The 2020 Service Area Plan also lists the IID’s short term (less than 5 years), mid-term (5 to 10 years), and long term (10 to 15 years) improvement plans of their facilities and mitigation of energy facilities to maintain an adequate energy supply to IID customers. IID has joined California Municipal Utilities Association (CMUA) in partnership with Northern California Power Agency (NCPA) and the Southern California Public Power Authority (SCPPA) to collaborate on the development of individual utility energy efficiency and demand-reduction targets. IID implements an aggressive energy-efficiency portfolio with the goal of reducing both energy consumption and peak demand. Energy-efficiency programs may be classified as either conservation programs, or demand-side management (DSM) programs. Conservation programs attempt to reduce the total amount of energy required by consumers while DSM programs attempt to change the timing of energy use. Additionally, IID implements energy conservation measures in the service area. The project will be required to comply with regional and local conservation measures to ensure project-related energy consumption is not significant.

Therefore, with the project’s connection to the IID substation, it is anticipated that IID’s existing and planned electricity capacity and electricity supplies would be sufficient to support the project’s demand. While the proposed project does not include any existing buildings, the project would include solar installation for all future residential, commercial, industrial buildings. In

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addition, energy codes established by the state will be implemented by the project site as an effort to reduce energy consumption and increase energy efficiency at the project site.

Natural Gas: Natural gas for the project is served by SoCalGas. SoCalGas invests in research and development of new and emerging clean, energy-efficient technologies for residential, commercial, industrial, power generation, and transportation markets to reduce energy use.

Additionally, SoCalGas set a commitment to achieve net zero emissions in their operations and delivery of energy by 2045. The implementation of SoCalGas’s energy efficiency and conservation programs will reduce energy consumption within the service area.

The California Energy and Electric Utilities estimates natural gas consumption within SoCalGas’s planning area will be approximately 2,310 million cf per day in 2030. The project would consume an approximate maximum 3.8 percent of the 2030 forecasted consumption in SoCalGas’s planning area. SoCalGas forecasts consider projected population growth and development based on local and regional plans. Although the project and future development would result in the use of natural gas resources, which could limit future availability, the use of such resources would be reduced by measures rendering future developments more energy efficient and would be consistent with regional and local growth expectations for SoCalGas’s service area.

The project will incorporate energy conservation features, comply with applicable regulations including CALGreen and State energy standards under Title 24, and incorporate energy design features, as required as an effort to reduce energy consumption, and increase energy efficiency at the project site.

Telecommunication Facilities: The project is located within Frontier and Charter Communications’ service area for telecommunications. The project will be able to connect to the existing cable, and telecommunications lines located along Avenue 42. The project will not require or result in the relocation or construction of new or expanded telecommunication facilities.
ii. Sufficiency of Water Supplies
Development of the project would result in an overall increase in water demand from the project site during operation. Water consumed by the project was analyzed in the project specific WSA/WSV (Appendix M). The analysis of water resources and water supply is based upon the understanding of projected water supplies as developed by IWA and used for the WSA/WSV prepared and adopted for the project including estimates of available groundwater. Based upon this analysis, the estimated total domestic water demand for indoor and outdoor use is approximately 879.53 acre-feet per year (AFY), or 4.81 acre-feet per acre for MBS and 533.28 AFY, or 2.92 acre-feet per acre for Scenario 2.

1. Findings Regarding the Sufficiency of Water Supplies The project’s impact concerning utilities and service systems will be less than significant. There are sufficient water supplies available to serve the project and all reasonably foreseeable future development, as well as all existing uses within the Indio Subbasin, during normal, dry, and multiple dry years, and further finds that the project’s impacts relating to water use are less than

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significant. The project will not have any new or substantially more severe impacts than analyzed and disclosed in the DEIR.

Facts in Support of Findings:

Based on the analysis in the WSA, the estimated total domestic water demand for indoor and outdoor use is approximately 879.53 acre-feet per year (AFY), or 4.81 acre-feet per acre for MBS and 533.28 AFY, or 2.92 acre-feet per acre for Scenario 2.

The domestic water supply (potable) for the project will be groundwater from the Indio subbasin.

Groundwater storage will be used in dry years to make up the difference between the demand and the supply. The Indio Subbasin is estimated to have a storage capacity of approximately 30 million AF and can meet the water demands of the Coachella Valley for normal and extended drought periods, as determined in IWAs RUWMP. IWA projects that water use for the City will increase at a similar rate to that of the projected population increase within the City and its sphere of influence (SOI). CVWD has secured imported water supplies from the State Water Project (SWP) and the Colorado River, and recycled water from water reclamation plants.

IWA is participating in the update of the Indio Subbasin Alternate Plan Update being prepared to meet requirement of the Sustainable Groundwater Management Act (SGMA). The participating agencies coordinated efforts with demand projections being prepared for the Indio Subbasin Alternative Plan and the Mission Creek Subbasin Alternative Plan. With almost 30 million AF of combined storage supplemented by groundwater management planning adopted in the RUWMP, the aquifer has sufficient available water to supply the project and other present and anticipated needs for normal year, as well as one or more multiple dry years, over the next 20 years. In addition to groundwater, IWA has water supplies from imported water from the Colorado River and recycled water to meet future demand of not just the project but future buildout within its service area.

Reliability during a single-dry year scenario was assumed to be similar to the average year scenario. Supply will consist of pumped groundwater and recycled water. Any additional supply needed will be pumped from the groundwater basin, which has been confirmed to have a sufficient long-term, sustainable water supply. As noted in the WSA, the Indio Subbasin shows a long-term positive trend in sustainability resulting from implementation of the Indio Subbasin Alternative Plan.

State Water Code (SWC) 31630-31639 provides CVWD with the authority to levy and collect water replenishment assessments to implement groundwater replenishment programs (GRPs) within its jurisdictional boundary. Groundwater replenishment is necessary to mitigate overdraft of the groundwater basin and associated undesirable results. The jurisdictional areas that benefit from the GRPs, and where CVWD levies replenishment assessments on groundwater production, are termed Areas of Benefit (AOBs). The project is located within the East Whitewater River Subbasin AOB. Based on the information, analysis, and findings documented in the WSA for the project, IWA has sufficient water supplies to meet the demands of the project, as well as for future demands of the project plus all forecasted demands in the next 20 years.

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CVWD’s groundwater replenishment programs establish a comprehensive and managed effort to eliminate overdraft. These programs allow CVWD to maintain the groundwater subbasin as its primary water supply and to recharge the groundwater subbasin as its other supplies are available. Additionally, IWA established a Maximum Applied Water Allowance (MAWA) for outdoor water use (landscape). The projected outdoor irrigation water demand for MBS is 135.43 AFY and Scenario 2 is 142.93 AFY. This is compliant with IWA’s MAWA and the City’s corresponding landscape ordinance.

The City has adopted a water-efficient landscape ordinance (Indio MC Section 156,035). This ordinance requires landscape design that incorporates climate appropriate plant material and efficient irrigation for all new and rehabilitated landscaping projects. The project's outdoor water demand calculations assume implementation of these requirements in project landscaping plans.

Compliance with these ordinances will ensure that the proposed project reduces water demand to meet target demands. The overall development will be expected to implement water conservation measures to reduce impacts to the public water supply per the RUWMP. Therefore, impacts to water supplies will be less than significant.
iii. Wastewater Treatment System Capacity
VSD has developed a Sewer System Management Plan (SSMP) pursuant to the State Water Resources Control Board Order No. 2006-0003, Statewide General Waste Discharge Requirements (WDR) for Sanitary Sewer Systems. The SSMP covers the management, planning, design, and operation and maintenance of the District's sanitary sewer system. VSD maintains and operates approximately 254 miles of sanitary sewer line and in 2017 delivered approximately 5.6 million gallons per day (MGD) of wastewater to its water reclamation facility (WRF), located at Van Buren Street and Enterprise Way. The WRF is rated for a capacity of 12.5 MGD, but economic and environmental conditions have led to a decrease in average flow since 2013. There are four lift stations within VSD’s collection system that are currently operational.

The project is proposing a new 15-inch sewer main that would collect flow from the development and convey it to an existing 27-inch sewer main at the intersection of Monroe Street.

1. Findings Regarding Wastewater Treatment System Capacity The project’s impact concerning utilities and service systems will be less than significant. There is adequate capacity in VSD’s wastewater treatment system to meet the project’s wastewater demands. The project will not have any new or substantially more severe impacts than analyzed and disclosed in the DEIR.

Facts in Support of Findings:

VSD maintains and operates approximately 254 miles of sanitary sewer line and in 2017 delivered approximately 5.6 million gallons per day (MGD) of wastewater to its water reclamation facility (WRF), located at Van Buren Street and Enterprise Way. The WRF is rated for a capacity of 12.5 MGD, but economic and environmental conditions have led to a decrease in average flow since 2013. There are four lift stations within VSD’s collection system that are currently operational.

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The project is proposing a new 15-inch sewer main that would collect flow from the development and convey it to an existing 27-inch sewer main at the intersection of Monroe Street. Flows would then be delivered to IWAs water Reclamation Plant which has a capacity of

12.5 MGD. The project is estimated to generate wastewater at 546,000 GPD or 0.55 MDG, which is 4 percent of the plant’s capacity. The project will not cause existing volumes or planned capacity to be exceeded. The project’s final engineering plans will undergo additional review by VSD to assure compliance with all current and applicable requirements. As demonstrated above, the project is not expected to exceed VSD’s wastewater capacity demand and impacts are less than significant.
iv. Generate Excess Solid Waste
The project site is included in the Indio General Plan and General Plan EIR analysis of growth.

The project is proposing the construction of up to 3,240 residential dwelling units (MBS). For analysis purposes, the maximum proposed dwelling units is analyzed. 3,240 new dwelling units would generate approximately 9,720 residents (3.0 persons per household), and approximately 1,244 employees associated with the industrial and commercial uses. The project would generate an average of approximately 36.25 tons per day. This estimate does not account for any required solid waste reductions.

1. Findings Regarding the Generation of Excess Solid Waste The project’s impact concerning utilities and service systems will be less than significant. There is adequate capacity in Riverside County Department of Waste Resources’ landfills to meet the project’s solid waste demands and finds that the project will comply with all applicable solid waste statutes, policies, and guidelines. The project will not have any new or substantially more severe impacts than analyzed and disclosed in the DEIR.

Facts in Support of Findings:

Solid waste will be generated by the project through operation of the residential, commercial and industrial uses, via residents and employees (respectively). The project would generate an average of approximately 36.25 tons per day. Waste from the project site will be sent to the Coachella Valley Transfer station which can receive a maximum of 1,100 tons per day. The project’s 36.25 tons of solid waste is 3.29 percent of this transfers station’s daily capacity. The solid waste would then be transferred to one of the County’s permitted landfills. The Oasis Landfill and Desert Center Landfill are the nearest landfills. The Oasis Landfill has a permitted capacity of 400 tons per day and 3,271,203 cubic yards of remaining capacity with a closure date of 2055. The Desert Center Landfill has a permitted capacity of 60 tons per day and a remaining capacity of 127,424 cubic yards, its closure date is 2087. The solid waste generated by the project is approximately 9 percent of the 400 tons per day at the Oasis landfill and 6 percent of the 60 tons per day at the Desert Center landfill. Therefore, the project would be served by a landfill with sufficient capacity.

The City’s General Plan EIR also states that regional landfills would remain open to and past the GPU horizon year of 2040 and have capacity to meet the future needs of the City of Indio. The City will continue to coordinate with Riverside County regarding solid waste disposal capacity.

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In addition, all future development would be required to comply with mandatory commercial and residential recycling requirements of Assembly Bill 341. The project will comply with all applicable solid waste statutes, policies, and guidelines; and the project will be served by a landfill with sufficient capacity to serve the project. Therefore, impacts relative to solid waste are less than significant.
v. Comply with Statutes and Regulations Related to Solid Waste The project is required to comply with the mandatory recycling requirements of Assembly Bill 341 and the Cal Green requirement for a construction waste management plan that includes diversion of at least 65% of construction and demolition materials from landfills, through recycling and/or reuse (see DEIR, at p. 4.18-29).

1. Findings Regarding Solid Waste Statues and Regulations The project’s impact concerning utilities and service systems will be less than significant. The new and expanded utilities facilities to be constructed as part of the project, including connections to existing water and sewer lines and electricity, will not have any significant adverse effects. There are sufficient water supplies available to serve the project and all reasonably foreseeable future development, as well as all existing uses within the Indio Subbasin, during normal, dry, and multiple dry years, and further finds that the project’s impacts relating to water use are less than significant. There is adequate capacity in VSD’s wastewater treatment system and Riverside County Department of Waste Resources’ landfills to meet the project’s wastewater and solid waste demands and finds that the project will comply with all applicable solid waste statutes, policies, and guidelines. Finally, the project will not have any new or substantially more severe impacts than analyzed and disclosed in the EIR.

Facts in Support of Findings:

The project will comply with all applicable solid waste statutes, policies and guidelines. All development is required to comply with the mandatory commercial and residential recycling requirements of Assembly Bill 341. The California Green Building Standards Code (Cal Green) applies to all cities in California, and mandates that all new building construction develop a waste management plan that includes diversion of at least 65% of construction and demolition material from landfills, through recycling and/or reuse. There are no impacts relative to applicable solid waste regulations because the project is required to, and will, comply with all such regulations (Draft EIR, at pg. 4.18-22 to -23).

VII. FINDINGS REGARDING IMPACTS DETERMINED TO HAVE NO IMPACT The EIR also determined, based upon substantial evidence in the record, the following impacts associated with the project result in no impacts and no mitigation is required. The City hereby adopts the findings, analysis, and conclusions regarding these impacts set forth in the FEIR, and incorporates the same herein by this reference.

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A. BIOLOGICAL RESOURCES
i. Have a Substantial Adverse Effect on Any Riparian Habitat or Other Sensitive Natural Community Identified in Local or Regional Plans, Policies, Regulations, or by the California Department of Fish and Wildlife Service There are no jurisdictional waters regulated pursuant to the Federal Clean Water Act (CWA) by the U.S. Army Corps of Engineers (USACE) or the Regional Water Quality Control Board (RWQCB), and no lakes, rivers, or streambeds regulated pursuant to the California Fish and Game Code by the CDFW present within the limits of the proposed project.

1. Finding Regarding Riparian Habitat or Other Sensitive Natural Community
The project will not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the CDFW, and therefore impacts are not expected. No mitigation is required.

Facts in Support of Finding:

As discussed at page 4.4-14 of the DEIR, no features were detected by the National Wetlands Inventory at the project site. The Coachella Canal runs to the west of the project site but is separated by a dune berm, a private dirt road, and fenced-in land. The Thousand Palms Stormwater Channel, is to the west of the project site and the Coachella Valley Stormwater Channel is south of the project, but they do not intersect the project site and are separated from the project site by a dune berm and Interstate-10 Freeway, respectively. Since significant wash vegetation, riparian vegetation, or other sensitive natural communities (identified in local or regional plans, policies, and regulations, or by the CDFW or US Fish and Wildlife Service) does not occur at the project site, the project will have no impacts on jurisdictional waters, lakes, streambeds, or riparian vegetation. No impacts are anticipated. ii. Have a Substantial Adverse Effect on State or Federally Protected Wetlands (Including, But Not Limited To, Marsh, Vernal Pool, Coastal, Etc.) Through Direct Removal, Filling, Hydrological Interruption, or Other Means The site does not contain, nor is adjacent to, federally protected wetlands, marshes, or other drainage features. There is the Thousand Palms Canyon Wash to the west of the project site and the Coachella Valley Stormwater Channel to the south of the project, but they do not intersect the project site.

1. Finding Regarding State or Federally Protected Wetlands The project will not have a substantial adverse effect on State or federally protected wetlands, and therefore impacts are not expected. No mitigation is required.

Facts in Support of Finding:

The Coachella Valley Stormwater Channel is maintained by the Coachella Valley Water District (CVWD), and the Coachella Valley Multiple Species Habitat Conservation Plan manages 3,870

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acres of the Coachella Valley Stormwater Channel. There are no blue-line stream corridors (streams or dry washes) shown on U.S. Geological Survey (USGS) maps for the project site nor are there botanical indicators of such corridors. As a result, implementation of the project shall not result in the direct removal, filling, or other hydrological interruption to federally protected wetlands. Therefore, the project shall have no impacts on federally protected wetlands.

B. GEOLOGY AND SOILS
i. Result in Substantial Adverse Effects from the Rupture of a Known Fault Based on the most recent Alquist-Priolo Earthquake Zoning Map, issued by the State Geologist, the closest Alquist-Priolo Earthquake Fault Zone to the project site is the San Andreas Fault, approximately 2.2 miles northeast of the subject property.

1. Finding Regarding Substantial Adverse Effects from the Rupture of a Known Fault
The rupture of a known fault would not impact the project. No mitigation measures are necessary.

Facts in Support of Finding:

According to the project-specific Geotechnical Investigation, no signs of active surface fault rupture or secondary seismic effects (lateral spreading, lurching, etc.) were identified on-site during the field investigation. There are no known active faults near or at the project site, and the project is not located in an Alquist-Priolo Earthquake Fault Zone. Therefore, there would be no impact associated with fault rupture on-site.
ii. Have Soils Incapable of Adequately Supporting the use of Septic Tanks or Alternative Wastewater Disposal Systems Where Sewers are Not Available for the Disposal of Wastewater
The vacant project site is not currently served by sewer. The project site is located within the Valley Sanitary District’s (VSD) service area for sewer services. Currently, there is an existing 27-inch sewer main at the intersection of Monroe Street and Avenue 42.

1. Finding Regarding Septic Tanks or Alternative Wastewater Disposal Systems
The City Council finds that the septic tanks or alternative wastewater disposal systems would not be impacted by project soils, because the project does not propose the use of septic tanks or alternative wastewater disposal systems. No mitigation measures are necessary.

Facts in Support of Finding:

As stated above, the project is not currently served by sewer. The project site is located within the VSD service area for sewer systems. Currently, there is an existing 27-inch sewer main at the intersection of Monroe Street and Avenue 42. The proposed project would connect to the

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existing infrastructure. No septic systems are proposed as part of this project. Therefore, no impacts would occur.

C. HAZARDS AND HAZARDOUS MATERIALS
i. Emit Hazardous Emissions or Handle Hazardous Materials Within OneQuarter Mile of an Existing or Proposed School Under CEQA Guideline 15186, additional notification and consultation requirements may apply to projects with one-quarter mile of an existing school facility. The project site is not located within one-quarter mile of an existing or proposed school. The closest school is the Richard Oliphant Elementary School, located approximately 0.40 miles northeast of the project site at 41- 633 Gore Street.

1. Finding Regarding Impacts to Schools
The City Council finds that the project would not emit hazardous emissions or handle hazardous materials within one-quarter mile of an existing or proposed school. Therefore, no impacts would occur and no mitigation measures are necessary.

Facts in Support of Findings:

The project construction and operation will not result in significant impacts because of the development and implementation of a project-specific SWPPP, following BMPs required in the SWPPP for proper material delivery and storage; material use; and spill prevention and control, the implementation of a Construction General Permit, and following CalARP programs and implementing regulations. If necessary, the project will prepare RMPs and HMBP as well.

Implementing these practices and adhering to the federal, State, and regional regulatory standards would ensure impacts related to the use of hazardous materials would be at less than significant levels. Off-site improvements include an underground sewer line connection to existing City sewer lines on Monroe Street. Therefore, the project’s proposed onsite and off-site improvements will have no impact on schools as it relates to hazardous materials. ii. For a Project Located Within an Airport Land Use Plan or, Where Such a Plan Has Not Been Adopted Within Two Miles of a Public Airport or Public Use Airport, Would the Project Result in a Safety Hazard or Excessive Noise for People Residing or Working in the Project Area
The project is located approximately one mile east of Bermuda Dunes Airport. The entirety of the project area is within the Bermuda Dunes Airport Influence Area, and parts of the project are within Compatibility Zone C, D, and E. In addition, a small part of the southwest corner of the project is located within the 55 CNEL to 60 CNEL airport noise contour (Riverside County, 2004).

1. Finding Regarding the Project’s Location Within an Airport Land Use Plan or Within Two Miles of a Public Airport
The City Council finds that although the project is located within two miles of an airport and within the Bermuda Dunes Airport Influence Area, the airport would not expose people to a

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safety hazard or excessive noise. Therefore, no impacts would occur, and no mitigation measures are necessary.

Facts in Support of Finding:

The project is located approximately one mile east of Bermuda Dunes Airport. The entirety of the project area is within the Bermuda Dunes Airport Influence Area, and parts of the project are within Compatibility Zone C, D, and E. In addition, a small part of the southwest corner of the project is located within the 55 CNEL to 60 CNEL airport noise contour (Riverside County, 2004).

The project would not conflict with the requirements of the Bermuda Dunes ALUCP nor expose people living or working in the project area because the planned uses are compatible with the ALUCP Zone restrictions, the standard construction would achieve required minimum noise reductions, the project development standards require compliance with the ALUCP, and the project supplemental development standards provide necessary real estate disclosures and deed noticing. The project would not expose people working or residing in the project area to excessive airport‐related hazards or noise levels.

D. LAND USE AND PLANNING
i. Physically Divide an Established Community
The project site is currently vacant and undeveloped. The project’s northern, eastern, and southern boundaries are delineated by Avenue 42, Monroe Street, and I‐10, respectively.

Existing residential communities, vacant land, and agricultural lands are located north of Avenue 42, while existing commercial businesses and vacant plots are located east of Monroe Street.

Floodway channels are located west and south of the project site.

1. Finding Regarding Physically Divide an Established Community The City Council finds that the project would not physically divide an established community.

No impacts are expected, and mitigation measures are not necessary.

Facts in Support of Finding:

Developed properties to the north and east operate independently from the project site and are separated by existing paved roadways. The washes west and south of the project site, as well as the I‐10 to the south separates the project from established communities. The proposed project includes construction and operation of a mixed‐use community with residential, commercial, and industrial uses. No offsite improvements are anticipated, except for utility connections and frontage improvements along existing roadways. Therefore, project implementation is not anticipated to divide an established community. No impacts will occur.

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E. MINERAL RESOURCES
i. Effects on the loss of availability of a known mineral resource or locally important mineral resource
Indio’s important mineral resources include sand, gravel, and termed aggregate. To ensure the protection of important mineral resources, the Surface Mining and Reclamation Act of 1975 (SMARA) developed mineral land classification maps and reports to identify the presence or absence of suitable sources of aggregate (sand, gravel, or stone deposits) into Mineral Resource Zones. Local agencies, including the City, utilize the existing information on mineral classifications for land use and plan development and decision making.

1. Finding Regarding Mineral Resources
The City Council finds that the Project does not result in impacts to mineral resources, since the site is not recognized as a mineral resource recovery site delineated in the City of Indio, General Plan EIR or resource maps prepared pursuant to SMARA. No mitigation measures are necessary.

Facts in Support of Finding:

According to the Indio General Plan the project and its surroundings are located within the Mineral Resource Zone 1 (MRZ‐1), which applies to areas with available geologic information indicating that little likelihood exists for the presence of significant mineral resources.

The project is located in an existing Mixed‐Use Neighborhood and Regional Commercial land use, surrounded by agricultural, residential, and commercial developments, which are incompatible with mining operations; therefore, project implementation would not result in the loss of any known mineral resources that are considered important to the Coachella Valley regions or residents of California. As such, the proposed project would not result in impacts related to the loss of availability of known mineral resources.

Mineral resources that are known to exist in the Coachella Valley region primarily consist of sand and gravel (aggregate) typically deposited along and near local drainages. Aggregate material is deemed necessary to the local building industry as a component of asphalt, concrete, road base, stucco, and plaster. Local or regional construction industries tend to be dependent on readily available aggregate deposits within reasonable distance to the market region. The project site is not recognized as a mineral resource recovery site delineated in the County of Riverside General Plan, City of Indio General Plan or the resource maps prepared pursuant to SMARA. No impacts would occur because of project implementation.

F. POPULATION AND HOUSING
i. Displace Substantial Numbers of Existing People or Housing, Necessitating the Construction of Replacement Housing Elsewhere
The project property comprises undeveloped land at the southwest corner of Avenue 42 and Monroe Street in the City of Indio. The proposed project does not include the demolition or conversion of existing residential dwelling units to non-residential uses.

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1. Finding Regarding Displacing People or Housing
The City Council finds that the Project does not result in impacts to the displacement of existing housing or people, since the site is currently vacant and undeveloped. No impacts are expected, and mitigation measures are not necessary.

Facts in Support of Finding:

The project does not include the displacement of any residents within the project area. There will be no impact to the current population of the area as it is vacant land, and the population will increase based on new development.

G. WILDFIRE
i. Substantially Impair an Adopted Emergency Response Plan or Emergency Evacuation Plan; Expose Project Occupants Pollutant Concentrations from a Wildfire or the Uncontrolled Spread of a Wildfire; Require the Installation or Maintenance of Associated Infrastructure that may Exacerbate Fire Risk; or Expose People or Structures to Significant Risks as a Result of Post-Fire Slope Instability
According to Cal Fire’s Fire Hazard Severity Zones (FHSZ) in State Responsibility Areas (SRA) Map, the project site is not located in an area classified as having a moderate, high, or very high fire hazard severity zone (VHFHSZ). Additionally, the project site is not located in or near lands classified as moderate, high, or very high FHSZ. The closest designated area is located approximately 5 miles southwest of the project site and is classified as being a moderate FHSZ.

Due to the project’s distance from SRAs and areas designated as VHFHSZ, no impacts would occur.

1. Findings Regarding Wildfires
The City Council finds that the project is not located in an area classified as having a moderate, high, or very high fire hazard severity zone, or near lands classified as moderate, high, or very high fire hazard severity zone, per maps prepared by Cal Fire. Additionally, the project does not provide fuel for wildfires to occur, therefore, no impacts of wildfires would occur at the project site. No mitigation measures are necessary.

Facts in Support of Finding:

Wildfire risk is related to a number of parameters, including fuel loading (vegetation), fire weather (winds, temperature, humidity levels, and fuel moisture contents), and topography (degree of slope). Steep slopes contribute to fire hazards by intensifying the effects of wind to make fire suppression difficult. Fuels such as grass are highly flammable because they have a high surface area to mass ratio and require less heat to reach the ignition point. The project site is not located near slopes. Additionally, the areas surrounding the project site are developed. The project site is not located in or near an SRA, or in an area classified as a VHFHSZ. Therefore, the project site is not expected to expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of wildfire. Moreover, the proposed project would not expose

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people or structures to a significant risk of loss, injury, or death involving wildland fires because the site and surrounding areas do not have dense vegetation or steep slopes, conducive for the spread of wildfires.

The project would require new connection to existing infrastructure (water, sewer, and storm drainage) to serve the proposed development. The project applicant would be required to comply with building standards and guidelines to reduce impacts of fires. The proposed improvements would allow for decreased fire risk. The project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

Access to the site currently exists via Avenue 42 and Monroe Street. The project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan because it will provide emergency fire access to the project site and will not alter the City’s existing street system. Emergency access would be compliant with the standards of the Fire Department to ensure proper vehicular access for emergency vehicles to the site. As a result, the project is not expected to require the installation or maintenance of associated infrastructure that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment. Furthermore, wildfires are not expected to occur at the project site due to the lack of fuel and slopes on and surrounding the project site. Therefore, the project would not expose people or structures to significant risks, including downslope, or downstream flooding, or landslides, because of runoff, post‐fire slope instability, or drainage changes because of a wildfire. No impacts would occur.

VIII. FINDINGS REGARDING CUMULATIVE IMPACTS
The State CEQA Guidelines (14 CCR 15130) require a reasonable analysis of the significant cumulative impacts of a proposed project. Cumulative impacts are defined by CEQA as “two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts” (State CEQA Guidelines, Section 15355). Currently there are several projects with approved environmental documentation proposed to occur within or near the project vicinity.

Consistent with CEQA’s requirements, the EIR for The Oasis at Indio project includes an analysis of cumulative impacts, which include the impacts of The Oasis at Indio plus all other pending or approved projects within the affected area, and City buildout for each resource. The geographic scope of the analysis includes the jurisdiction of the City of Indio. Cumulative impacts were assessed using the summary of projections method set forth in State CEQA Guidelines Section 15130(b)(1)(B). The primary document used to determine cumulative impacts was the City of Indio General Plan. The City Council hereby finds as follows:

A. AESTHETICS
The project site’s current land use designations include Mixed Use Neighborhood and Regional Commercial. The project would result in impacts to the existing views of scenic resources, however, the project-building design guidelines and setbacks would be established to minimize those impacts. Additionally, the project proposes mixed uses (industrial, commercial, and residential) that are typical along the I-10 freeway in the City of Indio. Furthermore, the existing

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context of the surrounding area includes commercial uses to the east (east of Monroe Street) and industrial uses to the south (south of the I-10 and the Coachella Valley Stormwater Channel).

The project site, which is currently undeveloped and vacant, provides views of the San Jacinto Mountains, Little San Bernardino Mountains, Santa Rosa Mountains, and Indio Hills from public rights-of-ways. The development of the proposed project will obscure existing views of the Little San Bernardino Mountains, Indio Hills, San Jacinto Mountain, and Santa Rosa Mountains from adjacent roadways. However, there are no officially recognized scenic vistas that would be impacted by the project. The project’s proposed perimeter walls and landscaping, as well as structures adjacent to the rights-of-way would result in full and partial obstruction of the surrounding landforms depending on viewpoint from the public roads. This is typical of design in the City of Indio, where public views are partially or briefly obstructed by development.

Additionally, the Indio General Plan outlines various goals, policies and standards for land use categories, urban design, and building architecture, which impact the scenic quality of the City.

The project’s partial obstruction of views of the surrounding mountains, principally the lower slopes, will contribute to cumulative impacts to scenic resources resulting from development on vacant sites throughout Indio. The project, and other projects planned and permitted by the General Plan, will obstruct the local views of the surrounding mountain ranges, but generally, due to the height limitations included in the Municipal Code and the policies and programs of the General Plan, will preserve the views of the mid-range slopes and peaks to the greatest extent feasible. As a City-wide visual resource, the cumulative impacts associated with obstructed views of the surrounding mountains are expected to remain less than significant with build out of the General Plan, as the overall view of the surrounding mountains will remain visible throughout the City due to their size and scale.

Development of vacant areas throughout the City of Indio will diminish the number of areas that provide largely unobstructed views of the scenic vistas viewed along public rights-of-ways.

Typically, vacant lots, since they do not have buildings or associated structures, allow motorists and pedestrians to view the natural landscape without obstructions. The development of these vacant lots would result in the removal of the opportunities for scenic viewsheds. Future development in the City would be required to abide by the standards of the Development Code or future Specific Plans. Review of these projects for consistency with goals, policies and programs established in the General Plan will occur as projects are proposed. Build out of the General Plan is expected to have less than significant impacts on visual character due to the imposition of these regulations.

Cumulative impacts associated with light and glare will result from further development of vacant land as the City continues to build out. The same standards requiring limited lighting, directional and screened lighting, and the prohibitions associated with high-intensity lighting included in the Development Code will be applied to future projects, as they are proposed. The implementation of these standards and requirements is designed specifically to minimize the impacts of light and glare on adjacent properties and throughout the City. Therefore, although lighting levels will increase as development occurs in the City, the cumulative impacts of light and glare are expected to be less than significant at General Plan build out. See DEIR page 4.1-

58.

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B. AGRICULTURAL RESOURCES
Agricultural resources in Indio at buildout of the General Plan were considered to determine the extent to which the project would impact the resources. General Plan zoning polices and standards relating to land uses were also analyzed. Although active agricultural properties occur within the City boundaries, the Indio General Plan Land Use Map does not designate areas within the City for agricultural uses. The General Plan EIR identifies that implementation of the City’s General Plan Update would result in the conversion of fallow and active farmlands to urban uses and therefore, identifies that City buildout could result in significant and unavoidable cumulative impacts. Approximately 520.7 acres of land within the City of Indio is designated as active farmland, while approximately 1,441.8 acres are fallow, and 19,670.7 acres is disturbed/developed. Per the Indio General Plan EIR, agriculture has been an important factor in the City of Indio’s history and local economy; however, rising land values, water costs, increasing taxes, and other land use conflicts have contributed to a substantial reduction in agricultural viability within the City.

The project’s current land use designations include MUN and RC. Although the project site was once active agricultural land, it has been fallow since 2005. Additionally, the project site is not located in an area designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. As determined in this analysis of project impacts to agricultural resources, the project would not result in impacts to agricultural or forestry resources. Therefore, implementation of the proposed project would not result in cumulatively considerable contribution to this cumulative impact. See DEIR page 4.2-9.

C. AIR QUALITY
The proposed project is anticipated to generate construction and operational emissions capable of exceeding SCAQMD criteria air pollutant thresholds for regional emissions, even within the incorporation of feasible mitigation. Therefore, the proposed project would result in significant and unavoidable increases in criteria air pollutants, including nonattainment ozone precursor, which could lead to increases in the frequency or severity of an air quality standards violation.

As a result, the proposed project could conflict with the 2022 AQMP. These are considered a significant and unavoidable cumulative impacts. See DEIR page 4.3-72.

Finding: There are no feasible and reasonable mitigation measures which would reduce this impact to a less than significant level. The City Council hereby finds that specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR, and determines that this impact would be significant and unavoidable.

D. BIOLOGICAL RESOURCES
The ultimate build out of the City of Indio pursuant to its adopted General Plan could impact biological resources by reducing native habitat areas and directly affecting fauna. Where the native habitat is still present in the City, it may be impacted by increased vehicle travel, alteration of soils, vegetation removal, and habitat degradation associated with new development.

When considered in combination with other cumulative development within the City, there is

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potential for adverse cumulative effects to biological resources. Environmental protection laws and regulations have been applied with increasing rigor since the early 1970s and include the California Endangered Species Act, Federal Endangered Species Act, and the Clean Water Act, as described in the Regulatory Setting earlier in this EIR chapter. The City is also a permittee of the CVMSHCP.

The proposed project and other future projects within the City shall be required to comply with local, state, and federal laws and policies and all applicable permitting requirements of the regulatory and oversight agencies intended to address impacts on biological resources.

Regulations and requirements enforced by the California Department of Fish and Game, U.S.

Fish and Wildlife Service, and U.S. Army Corps of Engineers shall be enforced by the City. The requirement established by these agencies are designated to protect species, water bodies, and habitats from negative impacts associated with development. Additionally, impacts from future projects in the area shall be mitigated through the payment of conservation fees implemented by the CVMSHCP. Implementation of the CVMSHCP shall result in the long-term preservation of habitat for covered species, which shall assure their long-term survival and substantially reduce cumulative impacts to sensitive biological resources in the Coachella Valley.

Therefore, with adherence to policies and programs as identified in this section, all new development shall assist in minimizing cumulative impacts regarding biological resources.

Cumulative impacts are expected to be less than significant. See DEIR page 4.4-16.

E. CULTURAL RESOURCES
Cumulative impacts relating to cultural resources are regional in nature, due to the wide range of Native peoples in the Coachella Valley. Build-out of the General Plan area, including lands of the proposed project, could cumulatively impact cultural resources, as further analyzed in the General Plan EIR. Development within the project site, however, would significantly impact cultural resources because Mitigation Measures CUL-1 shall ensure that the proposed project would preserve sensitive resources on site, monitor and mitigate any sub-surface resources identified during construction, and comply with federal and State law. Additionally, Mitigation Measure CUL-2 would ensure that the proper procedure would occur if human remains are identified during construction. Development of other projects within the City and surrounding area could also result in impacts to cultural resources. These projects shall be subject to the same standard requirements, mitigation measures (as applicable), and compliance with federal and State law as the proposed project. Although continued development could cumulatively impact these resources, the continued application of City policies, General Plan policies and programs, federal and State law all shall assure that cumulative impacts associated with cultural resources shall be less than significant. See page 4.5-20 of the DEIR.

F. ENERGY RESOURCES
The cumulative analysis for the project site considers the geographic context of IID’s service area, SoCal Gas’s service area, as well as the Salton Sea Air Basin (SSAB) boundary. Growth within these geographies, partially attributable to the State’s emphasis on housing development, is anticipated to increase the demand for electricity, natural gas, and transportation energy, as well as the need for energy infrastructure, such as new or expanded facilities.

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Electricity
Buildout of the Indio General Plan would result in increased demand for electricity in IID’s service area. IID have adequate policies, programs, and projects in place to provide energy to their users, including the proposed project, for the foreseeable future. To maintain reliable energy services to meet future demand, IID outlines in their 2020 Service Area Plan planned energy generation facilities, substations, energy transmission lines, distribution facilities, and opportunities for shared energy facilities. The 2020 Service Area Plan also lists the IID’s short term (less than 5 years), mid‐term (5 to 10 years), and long term (10 to 15 years) improvement plans of their facilities and mitigation of energy facilities to maintain an adequate energy supply to IID customers and future customers. As mentioned previously, IID estimates that electricity consumption within IID’s planning area will be 4,641,267 MWh annually by 2031, which the project would account for approximately 2.2 and 2.4 percent of IID’s total estimated demand.

Although the demand for electricity will continue to increase with build out of projects throughout the City, IID’s planning, along with compliance with applicable energy reduction requirements, assures that the impacts associated with these cumulative projects will not be cumulatively considerable. Additionally, the proposed project, and other future development projects would be expected to incorporate energy conservation features, comply with applicable regulations including CALGreen and State energy standards under Title 24, and incorporate energy design features, as required. Increased efficiency, both in construction materials and fixture design, will apply not only to the proposed project, but to all cumulative projects developed within the service areas of local energy providers and fuel suppliers. Therefore, the project’s contribution to cumulative impacts related to wasteful, inefficient, and unnecessary use of electricity would not be cumulatively considerable and, thus, would be less than significant.

The project will construct an onsite power substation, including all required transmission line extensions and feeders that will provide power to the project and excess power to the community grid to enhance electric system resilience in the area. Surrounding developments will be allowed to connect to the proposed substation. However, the new substation will not facilitate additional development beyond that otherwise allowed under the General Plan. Additionally, IID has established a rate structure that accommodates growth through the extension of facilities and implements energy reducing strategies and renewable energy alternatives that would be available to future developments as technologies advance. Buildout of the General Plan area is expected to occur over time. Therefore, IID’s expansion plans will be adjusted to accommodate future growth in the service area. Although build out of the City and growth within IID’s service area will increase demand for electrical services, state regulations for energy use and energy efficiency, the implementation of renewable resources as technologies develop, and IID’s analysis of existing facilities and new facilities to provide reliable service and IID’s rate structure, will assure that cumulative impacts are not considerable.

Natural Gas
Buildout of the City of Indio, the project, related projects, and additional forecasted growth in SoCalGas’s service area would cumulatively increase the demand for natural gas supplies and infrastructure capacity. SoCalGas has adequate policies, programs, and projects in place to provide energy to their users, including the proposed project, for the foreseeable future.

According to the 2020 California Gas Report, SoCalGas projects total gas demand to decline at

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an annual rate of 1 percent from 2020 to 2035. The decline in demand is due to modest economic growth, and California Public Utility Commission (CPUC)‐mandated energy efficiency standards and programs and SB 350 goals, as well as tighter standards created by revised Title 24 codes and standards, renewable energy goals, a decline in core commercial and industrial demand, and conservation savings linked to Advanced Metering Infrastructure (AMI). SoCalGas also invests in research and development of new and emerging clean, energy‐efficient technologies for residential commercial, industrial, power generation, and transportation markets to reduce energy use. Additionally, SoCalGas set a commitment to achieve net zero emissions in their operations and delivery of energy by 2045. The implementation of SoCalGas’s energy efficiency and conservation programs will reduce energy consumption within the service area.

The California Energy and Electric Utilities estimates natural gas consumption within SoCalGas’s planning area will be approximately 2,310 million cf per day in 2030. The project would consume an approximate maximum 3.8 percent of the 2030 forecasted consumption in SoCalGas’s planning area. SoCalGas forecasts consider projected population growth and development based on local and regional plans. Although the project and future development would result in the use of natural gas resources, which could limit future availability, the use of such resources would be reduced by measures rendering future developments more energy efficient and would be consistent with regional and local growth expectations for SoCalGas’s service area.

The proposed project and future development projects would be expected to incorporate energy conservation features, comply with applicable regulations including CALGreen and State energy standards under Title 24, and incorporate energy design features, as required. Increased efficiency, in fixture design, will apply not only to the proposed project, but to all cumulative projects developed within the service areas of the local energy providers and fuel suppliers.

Therefore, the buildout of the City in conjunction with the project’s contribution to cumulative impacts related to wasteful, inefficient, and unnecessary use of natural gas would not be cumulatively considerable and, thus, would be less than significant.

Transportation Energy
Buildout of the project, related projects, and additional forecasted growth would cumulatively increase the demand for transportation related fuel in the State and region. The project’s estimated maximum petroleum‐based fuel usage during operation would be approximately 14,931,946 gallons of petroleum fuel per year. By comparison, the SSAB would consume approximately 326,288,400 gallons of total petroleum fuel for 2031. Furthermore, California consumes approximately 26 billion gallons of petroleum per year. The anticipated increase in consumption associated with one year of the project operation is a maximum 0.06 percent of the Statewide use.

Additionally, as described previously, petroleum accounts for 90 percent of California’s transportation energy sources; however, over the last decade the State has implemented several policies, rules, and regulations to improve vehicle efficiency, increase the development and use of alternative fuels, reduce air pollutants and GHGs from the transportation sector, and reduce VMT, which would reduce reliance on petroleum fuels. According to the CEC, total gasoline per capita has declined by 6 percent since 2008, and the CEC predicts that the demand for gasoline will continue to decline over the next 10 years and that there will be an increase in the use of

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alternative fuels, such as natural gas, biofuels, and electricity. As with the project, other future development projects would be expected to reduce VMT by encouraging the use of alternative modes of transportation and other design features that promote VMT reductions. Therefore, the project’s contribution to cumulative impacts related to petroleum fuel would not be cumulatively considerable and, thus, would be less than significant. See page 4.6-27 of the DEIR.

G. GEOLOGY
Cumulative impacts on geology and soils could result from projects that combine to create geologic hazards, including unstable geologic conditions. However, most geology and soil hazards associated with development projects in the surrounding area would be site specific.

Nonetheless, cumulative growth in the project area would expose a greater number of people to seismic and geologic hazards. However, these can be mitigated to a less than significant level.

Mitigation measures in the form of CBC compliance, compliance with the Indio Municipal Code, and recommendations outlined in a project-specific geotechnical investigation during grading and construction would address geotechnical hazards associated with seismic ground shaking, ground failure, liquefaction, subsidence, loss of topsoil, and expansive or corrosive soils, and would apply to all future development in the City. Mitigation Measure GEO-1 through Mitigation GEO-7 would ensure that the proposed project adheres to the recommendations provided in the project-specific Geotechnical Investigation and the most current CBC. Finally, Mitigation Measure GEO-8 requires the periodic presence of a qualified paleontological monitor onsite during earth-moving operations reaching beyond the depth of three feet, with a full-time monitoring program implemented if fossiliferous soils are encountered. Implementation of the foregoing Mitigation Measures as well as implementation of project specific PM10 Plans, SWPPPs, and WQMP, development within the BH Properties Specific Plan would not cause or contribute to any cumulative impacts associated with geology and soils and are thus considered to be less than significant. Additionally, all future projects in the region would be subject to established guidelines and regulations pertaining to building design and seismic safety, including those set forth in the California Building Code and the Indio Municipal Code. Therefore, project impacts would not be cumulatively considerable. See page 4.7-23 of the DEIR.

H. GREENHOUSE GAS EMISSIONS
GHG emissions are understood to be inherently cumulative in nature with global implications with different lengths of time that they remain in the atmosphere and active GHGs. However, the statewide climate change programs and GHG reduction strategies forming part of AB 32 and subsequent climate change legislation, established a measurable regulatory standard for quantifying and understanding GHG impacts resulting from land development activities, like the proposed project. Through a series of press releases, CARB has provided updates on the attainment progress toward the statewide GHG emission targets. Although it is probable that the implementation of Mitigation Measures GHG‐1 to GHG‐3 and AIR‐2 to AIR‐7, in concert with State actions that support carbon free electricity generation, would result in substantial reductions or even the complete elimination of GHG emissions from the project’s building energy and mobile sources by 2045, the actual reductions that would occur with the implementation of these measures and the ability of future actions to achieve State goals cannot be known at this time and, therefore, is uncertain. Thus, although substantial GHG emissions reductions may occur, the timing and certainty of such reductions cannot be guaranteed.

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Therefore, the proposed project’s GHG emissions could result in direct or indirect cumulative considerable contribution to the adverse effects of global climate change, even with the incorporation of feasible mitigation measures. See page 4.8-35 of the DEIR.

Finding: There are no feasible and reasonable mitigation measures which would reduce this impact to a less than significant level. The City Council hereby finds that specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR, and determines that this impact would be significant and unavoidable.

I. HAZARDS AND HAZARDOUS MATERIALS
Hazardous materials and risk of upset conditions are largely site-specific and would occur on a case-by-case basis for each individual project, in conjunction with development proposals on these properties. All future development Projects within the City would be required to comply with applicable federal and state laws and local regulations pertaining to the transport, use, disposal, and accidental release of hazardous materials, including but not limited to the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), Resource Conservation and Recovery Act (RCRA), Title 22 of the California Public Health and Safety Code, the Uniform Fire Code, and Section 70.120 of the City’s Municipal Code (which restricts vehicles transporting hazardous materials to the use of I-10 within the City limits). As future projects within the City are planned and developed, they must adhere to the City’s General Plan policies and applicable federal and state laws and local regulations governing the transport, use and disposal of hazardous materials.

Implementation of regulatory compliance measures during construction and operation of a project would not combine with any of the related projects to cause a cumulatively significant impact. During construction, all projects would be required to implement best management practices established in the project-specific SWPPP. The implementation of the SWPPP designates areas for the storage of hazardous materials, as well as handling procedures for hazardous materials. Additionally, materials used during construction will be stored, handled, and transported per manufacturer instructions, thereby reducing likelihood of accidental release.

Industrial or commercial uses will be operated in compliance with their specific state or federal regulations.

The proposed project would include the construction and operation of residential, commercial, and industrial uses. Adherence to federal, State, and regional regulatory standards will ensure impacts related to the release of hazardous materials associated with the project and future projects will assure that the cumulative impacts associated with hazardous materials remain less than significant. See page 4.9-28 of the DEIR.

J. HYDROLOGY AND WATER QUALITY
Project implementation will result in physical changes to the undeveloped project setting through grading and permanent construction improvements with on-site storm drainage facilities designed to serve the proposed Maximum Buildout Scenario and the Land Use Scenario 2, allowing the project to become hydrologically self-contained. The proposed project will be

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required to implement stormwater management through the implementation of NPDES permit and City engineering standards. Water use will comply with the project-specific Water Supply Assessment findings.

Runoff from the increase in impervious surfaces created by the project will be controlled through a system of engineered conveyances, catch basins and retention facilities sized for the worst-case 100-year storm event, consistent with City requirements.

Cumulative impacts would occur when existing development, the proposed project and future development allowed by the General Plan combine to create water quality and flooding hazards.

However, the City implements the same requirements for water quality management and on-site retention for all projects, in order to prevent cumulative hydrology impacts. Therefore, because of the standards implemented by the City, IWA and other responsible agencies, cumulative impacts associated with hydrology and water quality will remain less than significant for the cumulative projects under General Plan buildout because all such projects will also be required to retain the 100-year storm on-site. See DEIR page 4.10-29.

K. LAND USE AND PLANNING
The proposed project would not divide an established community and is consistent with land use policies of the City’s General Plan. The proposed uses within the project site would be consistent and compatible with existing and planned land uses surrounding the project site, including the residential uses to the north, commercial uses to the east, and accessibility to the Interstate 10 freeway to the south. The project would create a cohesive community of mixed uses on vacant and undeveloped land in Indio. Upon adoption of The Oasis at Indio Specific Plan, the project would be consistent with applicable goals and policies in the City’s General Plan. The project will provide commercial uses in proximity to existing and proposed residential communities in the northern portion of the City. Residential units in the project site will be consistent with the General Plan Housing Element and Land Use Element, which promotes the development of housing within the City. The industrial and commercial uses are consistent with the City’s policy to support and encourage employment opportunities in the City (Policy LU-2.2, LU-2.3).

There are no project conflicts or inconsistencies with applicable adopted plans, policies, and regulations, and the project would not combine with others to result in a substantial cumulative impact. Overall, there will be a less than cumulatively substantial effect on existing and planned land uses generated by this project.

Development of the project, in conjunction with other cumulative development in the area permitted by the City’s General Plan, would not result in citywide and regional land use and planning impacts. As with the project, related projects and other future growth would be subject to compliance with the local and regional plans reviewed in this section. Cumulative impacts would be less than significant, and the project would not have a considerable contribution to land use impacts. See DEIR page 4.11-46.

L. NOISE

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Buildout of the City of Indio would result in an increase of traffic throughout the City as well as the operation of future projects in areas that were previously vacant and undeveloped. The development of vacant lots and the increase of traffic in Indio would result in increased noise levels throughout the City and along local roadways.

Buildout of Indio would result in construction‐related noise, which would lead to an increase in ambient noise. However, construction activities will not occur on undeveloped lands at once, but will rather be distributed over years, are short‐term and would not continue after construction is complete. Construction‐related ground‐borne vibration would lead to a slight increase in vibrations, however, it would not create vibrations large enough to impact surrounding uses.

Future developments (including the proposed project) would be required to comply with Indio Municipal Code Section 95C.08, which establishes hours of operation for construction activities to lessen the impacts of construction noise. Cumulative impacts from construction would be less than significant and would occur only during the permitted hours of construction and would stop once construction was complete.

As described under threshold a), above, project‐generated traffic would remain conditionally acceptable for single family residential uses, (60 CNEL to 75 CNEL), multifamily residential uses (65 CNEL to 75 CNEL) and commercial uses (between 70 CNEL and 75 CNEL) and would not increase by more than 3 dBA on any modeled road segment. Therefore, it would also not cause a cumulatively considerable increase in noise in the surrounding area, and would not be considered to have a significant, adverse cumulative off‐site transportation noise impact.

Cumulative impacts are not significant. See page 4.12-58 of the DEIR.

M. POPULATION AND HOUSING
Buildout of the Indio General Plan, including The Oasis at Indio Specific Plan Project, would result in induced direct and indirect growth within the City and surrounding areas at levels that are less than currently provided for in either City or SCAG forecasts. The project’s growth is accounted for in the Indio General Plan and the SCAG regional plans. The Indio General Plan and SCAG plans account for the land use designations for the project, which allows for mixeduse and commercial/retail land uses. Additionally, the Indio General Plan’s updated Housing Element plans for the City to accommodate 7,812 housing units within the 2021-2029 planning period per RHNA. The City General Plan and the proposed project provide sufficient housing to accommodate planned growth within the City, while reducing exceedances of City and SCAG growth targets. Therefore, the project will not result in cumulatively considerable population, housing, and employment impacts. See page 4.13-16 of the DEIR.

N. PUBLIC SERVICES
Fire Protection
Implementation of the proposed project and other related projects in the area under buildout of the General Plan Update would increase the demand for fire protection services over time, consistent with planned growth and fire protection needs analyzed in the City’s GPU EIR.

However, all future projects will be required to implement all applicable fire safety requirements, to include installation of sprinkler systems, and new motorized gates shall be provided with

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means to be automatically opened remotely by emergency vehicles in accordance with Riverside County Fire Department standards and Policies, as may be amended from time to time.

Moreover, all future projects would be required to comply with DIFs in place at the time of construction. These fees are designed to mitigate the impact of new development on the City’s services as it occurs and are based on General Plan build out estimates.

Police Protection
Implementation of the proposed project and other related projects in the area would further increase the demand for police protection services over time. Future projects would increase permanent and tourist populations; however, all future projects would be required to pay the DIF in place at the time of construction to reduce these impacts. Additionally, project-specific environmental impacts would be identified during the fire facility planning process; therefore, the proposed project’s contribution would not be cumulatively considerable.

Schools
It is expected that land designated for residential development in the City of Indio will be developed in the future, increasing the student population and impacts on public schools. The proposed project, along with future projects, is expected to result in a cumulative increase in the demand for school services. The proposed project is estimated to generate a student population of up to 1,296 and would be required to pay developer fees to DSUSD. The State-mandated payment of the developer fees will help DSUSD expand its facilities to accommodate schools in the school district. The proposed project’s contribution to school impacts would not be cumulatively considerable with the payment of these fees. Future developments in the City would also be required to pay developer fees at the time they are constructed, as established by State law, to ensure that their impacts on schools are not cumulatively considerable.

Parks
Implementation of the proposed project and future projects in the area would increase the City’s demands on parks. The City does not have enough parkland to adequately serve its current (2023) population size of 90,837, and therefore does not have enough parkland to support an increased population of 9,720 from the proposed project. The project would be required to pay the City’s DIFs, which include a Park and Recreation Fee. This fee is used for the development of new parks and/or the rehabilitation of existing parks or recreational facilities. Future developments in the City would also be required to pay the Park and Recreation fees in place at the time they are constructed. Payment of these fees along with the City’s efforts to increase parkland, the creation of the CV Link directly south of the project and the development of private and public trails and open spaces in multiple specific plans would ensure impacts are not cumulatively considerable.

Other Public Facilities
Implementation of the proposed project, along with future development in the City, would increase the demand for other public facilities in Indio, due to the increased population.

However, like the project, fees and taxes generated by future projects will ensure their impacts to other public facilities are not cumulatively considerable. See page 4.14-17 of the DEIR.

O. RECREATION

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Continued population growth in the City will increase demand on City parks and accessible open space areas. Currently, the City is below the three acres per 1,000 residents standard without considering the proposed project. The project alone increases permanent populations which would ultimately increase the City’s demand on parks. The project would reduce demand on public recreation facilities due to the project’s on-site amenities including fitness rooms, pools, and clubhouses for residents as well as common spaces and walkways throughout the residential area. A 250-foot-wide setback is proposed along the western boundary to provide a usable transition between the residential units and the canal bank. This setback allows for passive or active open space uses, trails, walkways, driveways, parking, and secondary vehicular and/or emergency use access and will provide recreational activities at the project property.

Additionally, as required by the City, the project would comply with the City’s DIF which includes a Park and Recreation fee of $2,625 per dwelling unit for apartments. Future developments in the City will also be required to pay DIF and Park and Recreation fees to reduce pressure on existing parkland and mitigate the population growth from projects. The fees are payable when the building permit is issued. More information on fees can be found in Chapter 33 and 57 of the City Municipal Code.

As stated previously, there are multiple plans under review that would reduce demand on existing parkland when implemented. The development of a Park Master Plan and a Park and Recreational Facility Fee Study, the implementation of utilizing school facilities during nonschool hours, the recreational easements along utility corridors, the temporary establishment of urban parks or community gardens on vacant property throughout the City or purchasing of fallow farmland to use as open space/parkland, and the improvements and developments of new and existing parks would increase parkland and reduce pressure on existing facilities. Alongside City efforts to increase parkland, the development of the CV Link would also contribute to open spaces in the City. All these efforts would reduce pressure on existing recreational facilities; therefore, impacts would not be expected to be cumulatively considerable. See page 4.15-9 of the DEIR.

P. TRANSPORTATION
Existing Plus Ambient Growth Plus Project (EAP) Year 2033 With Cumulative Traffic Conditions
MBS Cumulative Discussion: LOS calculations were conducted for the study area intersections to evaluate their operations under buildout year 2033. The Buildout (2045) With Project Traffic Conditions analysis assumes contribution General Plan buildout traffic + project‐generated traffic on area intersections in 2045 conditions. 17 intersections were analyzed within the study area, 13 of which were identified to operate at a deficient LOS with project‐ generated traffic.

Therefore, project‐generated traffic would contribute to deficient operating conditions at the following under Buildout (2045) Conditions: (1) Madison Street at Avenue 42, (2) Monroe Street at Avenue 42, (3) Monroe Street at Fred Waring Drive, and (4) Monroe Street at Miles Avenue. (See Table 4.16‐16 and Table 4.15‐20 in the DEIR.) It should be noted that the TIA recommends improvements, where feasible, to achieve consistency with LOS standards. Because the identified deficiencies are the result of buildout (cumulative) + project traffic, the payment of fair share and/or DIF fees will be included as conditions of approval in conjunction with the City Council’s consideration of the proposed project.

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Scenario 2 Cumulative Discussion: LOS calculations were conducted for the study area intersections to evaluate their operations under project buildout year 2033 with Cumulative Projects (see Table 4.16‐18 in the DEIR). The traffic associated with the Scenario 2 Project will not result in a deficiency based on LOS standards.

Cumulative Growth Traffic
Cumulative MBS Project Generated VMT: The proposed MBS Project’s residential land uses will not exceed the baseline threshold, however the project is required to conduct a Cumulative‐Generated VMT analysis.

Residential Cumulative MBS Project Generated VMT: Project average cumulative Project‐generated VMT per Capita is 42.32% less than the County of Riverside cumulative VMT per Capita threshold (see Table 4.16-23 of the DEIR). The proposed project’s residential land uses will not exceed the cumulative threshold and will have less than significant VMT impacts for cumulative conditions.

Office (Industrial) Cumulative Project Generated VMT: Project average cumulative Project‐generated VMT per Employee is 14.32% less than the County of Riverside cumulative VMT per Employee threshold (see Table 4.16‐24 of the DEIR). The proposed project’s office (industrial) land uses will not exceed the cumulative threshold and will have less than significant VMT impacts for cumulative conditions.

Cumulative Scenario 2 Project Generated VMT: The proposed Scenario 2 Project’s residential land uses will not exceed the baseline threshold, however the Scenario 2 Project average baseline Project-generated VMT per Employee needs a 6.11% reduction to meet the County of Riverside Baseline VMT per employee threshold prior to implementation of the Municipal Code. The project is required to conduct a Cumulative‐Generated VMT analysis.

Residential Cumulative Scenario 2 Project Generated VMT: Project average cumulative Project‐generated VMT per Capita is 42.32% less than the County of Riverside cumulative VMT per Capita threshold (see Table 4.16‐25). The proposed Scenario 2 Project’s residential land uses will not exceed the cumulative threshold and will have less than significant VMT impacts for cumulative conditions.

Office (Industrial) Cumulative Project Generated VMT: Scenario 2 Project office (industrial and commercial) land uses will exceed the County’s baseline threshold and will have a significant VMT impact for baseline conditions for the office (industrial and commercial land uses. 1,204 employees are assumed under Option B. project average cumulative Scenario 2 Project‐generated VMT per Capita is 10.92% less than the County of Riverside cumulative VMT per Capita threshold (see Table 4.16‐26 of the DEIR). The proposed project’s Scenario 2 office (industrial and commercial) land uses will not exceed the cumulative threshold and will have less than significant VMT impacts for cumulative conditions. See page 4.16-39 of the DEIR.

Q. TRIBAL CULTURAL RESOURCES

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Cumulative impacts relating to tribal cultural resources are regional in nature, due to the wide range of Native peoples in the Coachella Valley. Build out of the General Plan area, including lands of the proposed project, could cumulatively impact tribal cultural resources. Development within the project site will implement Mitigation Measures CUL-1 to assure that impacts to Trial resources on the site are preserved and protected. Development of other projects within the City and surrounding area would also be subject to the same standard requirements, mitigation measures (as applicable), and compliance with federal and State law as the proposed project.

Although continued development could cumulatively impact these resources, the continued application of City policies, General Plan policies and programs, federal and State law all will assure that cumulative impacts associated with tribal cultural resources will be less than significant. See page 4.17-11 of the DEIR.

R. UTILITIES
New and existing local development within the City and the surrounding project area could result in cumulative impacts when combined with build-out of the City of Indio General Plan. As discussed below, the project would not result in a significant cumulative impact to the utilities and service systems.

Water Supply: The proposed project’s water demand of 879.53 AFY would not exceed the water supplies available to serve the project. IWA’s 2020 RUWMP and the WSA completed for the project have determined that IWA has sufficient supplies to meet this demand, in addition to its other existing and projected demands, during normal, single dry, and multiple dry years. The proposed project’s contribution to water supply impacts would also be less than significant.

Buildout of the Indio General Plan could result in cumulatively significant impacts to water supplies and infrastructure if not reviewed by the City and IWA. Like the proposed project, future development would be required to implement short-term and long-term water conservation efforts to ensure the continued availability of this resource.

Water-efficient landscaping design and management, compliance with the City’s Water efficient landscape ordinance, prohibitions on washing driveways and walkways with water, excessive runoff of landscape irrigation water, and other wasteful water practices will be applied to all future projects. With the adherence to local and regional water use and conservation guidelines established by the City of Indio and IWA, as well as state regulations establishing water reduction goals, the project and future development would not result in cumulatively significant impacts.

Wastewater: The project would result in an increase to wastewater flows. Project flows would be delivered to IWAs Wastewater Reclamation Plant No.4 which has a capacity of 12.6 MGD. The annual average flow to this facility is approximately 6 MGD. The proposed project is estimated to generate wastewater at 546,000 GPD or 0.55 MDG, which is 4 percent of the plant’s maximum capacity. Buildout of the General Plan will result in increased demand on existing wastewater collection and treatment facilities. Per the Indio GP EIR, Per the GPU, total population is forecasted to be 119,951 in 2040. Based on VSD’s Water Reclamation Facility Master Plan, an average of 73 gallons of wastewater per capita, this would equate to a total demand of 8,756,423 gallons of wastewater treatment services per day in the year 2040 (VSD 2015b). Per the VSD Master Plan, the WRF is projected to provide service for 10 mgd by 2027,

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13.3 mgd by 2045, and full build out of the wastewater facilities would allow for the processing of up to 20 mgd (VSD 2015b). Since maximum GPU growth would demand approximately 8.7 mgd, and the WRF would provide capacity for up to 10 mgd by 2027, and 13.3 mgd by 2045, the WRF would serve the growth forecasted by the GPU with adequate wastewater services, given that necessary funding is provided for required upgrades and maintenance.

Development in the General Plan area will occur gradually over time. VSD will have an opportunity to plan for increased development, including construction of new sewer collection facilities and increased treatment capacity. VSD will continue to review future development within its service area. With the VSD’s review of future developments, impacts to wastewater infrastructure will not be cumulatively considerable, and given that development of the subject property was already assumed in the City General Plan, the wastewater that will be generated by the proposed project will not contribute to any significant cumulative impacts.

Solid Waste: Buildout of the General Plan will result in the construction and operation of various land uses including residential, commercial, and industrial uses, which would result in the increase of solid waste generated in the area. Waste from the project site will be sent to the Coachella Valley Transfer station which can receive a maximum of 1,100 tons per day. The project’s 36.25 tons of solid waste is 3.29 percent of this transfers station’s daily capacity. The solid waste would then be transferred to one of the County’s permitted landfills. The Oasis Landfill and Desert Center Landfill are the nearest landfills. The Oasis Landfill has a permitted capacity of 400 tons per day and 3,271,203 cubic yards of remaining capacity with a closure date of 2055. The Desert Center Landfill has a permitted capacity of 60 tons per day and a remaining capacity of 127,424 cubic yards, its closure date is 2087. The solid waste generated by the project is approximately 9 percent of the 400 tons per day at the Oasis landfill and 6 percent of the 60 tons per day at the Desert Center landfill. Therefore, the project would be served by a landfill with sufficient capacity.

The City’s GPU growth projections estimate an additional 32,068 residents in the City and 9,520 additional employees in the year 2040. Using the population/employment growth forecasts for 2040 and the generation rates of 6 pounds of waste per day per resident (2,190 pounds/year) and a rate of 11.4 pounds per employee per day (2,850 pounds/year). The GP population and employment growth would generate an estimated 48,680 tons of solid waste per year. This number assumes no diversion rates have been applied, that growth would be gradual, and would not occur all in one year, remaining the same for 22 years (time period of the GPU). Using the maximum of 48,680 tons per year for 22 years, the total population growth forecast under the GPU would, taken together, generate 1,070,960 tons of solid waste through 2040. The estimated conversion of a cubic yard to ton for a landfill is approximately 0.85 tons per cubic yard. The estimated remaining capacity of Riverside County landfills is 181,783,284 cubic yards or 49,081,487 tons. Based on this capacity, the Riverside County landfills could accommodate the additional worst case/maximum of 48,680 tons per year or total of approximately one million tons of solid waste generated by growth under the GPU. Buildout of the City, including the proposed project, represents a small percentage of the overall remaining capacity of the landfills and would not shorten the life of the landfills. Therefore, cumulative impacts to solid waste would be less than significant.

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Additionally, implementation of state and municipal requirements to reuse and recycle construction and operation waste would lessen the amount of solid waste generated by the project and future developments. When considered in conjunction with other development projects, solid waste generated as a result of buildout of the City, including the proposed project, would not result in any significant cumulative impacts.

See discussion under F. Energy Resources, above (page 141) for discussion of cumulative electricity and natural gas consumption. As determined above, and on page 4.18-31 of the DEIR, with the existing and emerging State and regional regulations, the proposed project and future projects would not result in a cumulatively considerable impact to electric or natural gas infrastructure.

Telecommunication: Buildout of the City of Indio would result in increased demand for telecommunication services. The project is located within Frontier’s and Charter Communications’ service areas for telecommunications. Although buildout of the City would increase demand of telecommunication services, future developments are required to participate in the design review process of telecommunication plans associated with the future development.

Therefore, demand would not be cumulatively considerable and would not cause or contribute to a significant cumulative impact. See DEIR page 4.18-30.

IX. FINDINGS REGARDING ALTERNATIVES ANALYZED IN THE EIR The State CEQA Guidelines section 15126.6(a) requires the discussion of a “a reasonable range of alternatives to a project, or the location of a project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.” The Guidelines state that the “range of potential alternatives to the proposed project shall include those that could feasibly accomplish most of the basic objectives of the project and could avoid or substantially lessen one or more of the significant effects” (CEQA Guidelines Section 15126.6(c)). The Final EIR evaluated a reasonable range of alternatives to the proposed project.

These alternatives are:

Alternative 1: No Project
Alternative 2: General Plan Buildout
Alternative 3: Zoning Buildout
Alternative 4: No Commercial MBS
When a lead agency has determined that a proposed project will still cause one or more significant environmental effects that cannot be substantially lessened or avoided after the adoption of all feasible mitigation measures, prior to approving the project as mitigated, the agency must consider the environmentally superior alternatives identified in the EIR and find that they are infeasible before approving the project. (Pub. Resources Code, section 21081(a)(2); CEQA Guidelines section 15091(a)(3)).

An alternative may be rejected from detailed consideration in the EIR if it is “infeasible,” does not avoid significant environmental impacts, or if it fails to achieve most of the basic project objectives identified within the EIR. (CEQA Guidelines section 15126.6(c)). “Feasible” means

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capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors. (Pub. Resources Code, § 21061.1; CEQA Guidelines, § 15364.) Among the factors that may be taken into account when addressing the feasibility of alternatives are: (1) site suitability; (2) economic viability; (3) availability of infrastructure; (4) general plan consistency; (5) other plans or regulatory limitations; (6) jurisdictional boundaries; and (7) whether the proponent can reasonably acquire, control, or otherwise have access to the alternative site. (CEQA Guidelines, Section 15126.6(f)(1).)
The objectives of the project listed in the EIR include:

1. Accommodate a diverse range of land uses (commercial, residential, and industrial) and maintain a level of variety and flexibility that will allow the plan to adjust to market conditions and meet the community’s economic, housing, and service needs.

2. Develop a diverse set of land uses, including employment-generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indio.

3. Ensure that development has a positive effect on the City of Indio and high quality of life for all residents by implementing a walkable connected community between the residential and commercial uses. Enhanced by wide sidewalks, shade from trees, pedestrian benches, safe pedestrian crossings, landscaping along streets, and buffers between surrounding uses.

4. Ensure the circulation network provides a safe and efficient level of connectivity for vehicles, bicyclists, and pedestrians by developing sidewalks where existing gaps occur, establishing a multi-modal transportation network to allow healthy modes of transportation, and encouraging mixed-uses near existing or planned transit services.

5. Provide adequate infrastructure, services, and utilities to meet the community’s needs by requiring new developments to pay their fair share for required improvements.

6. Establish appropriate land uses and development standards within the Airport Influence Area consistent with the densities, intensities, prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Land Use Compatibility Plan.

7. Encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop a safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps.

The EIR identifies Alternative 1 (No Project Alternative) and Alternative 4 (No Commercial MBS) as the environmentally superior alternatives.

Alternative 1: No Project
CEQA Guidelines Section 15126.6 (e) requires the analysis of alternatives to include the specific alternative of “No Project.” The purpose of describing and analyzing a No Project alternative is to allow decision makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project. (CEQA Guidelines, Section 15126.6(e)(1).)

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Under the No Project Alternative (“Alternative 1”), the project would remain in its current and existing vacant condition. The existing visual character and visual resources would remain the same, and none of the significant impacts of the project would occur.

Finding and Facts in Support of Finding
Although the No Project Alternative would be considered the environmentally superior alternative in that it would avoid the significant adverse effects of the project; however, the City Council of the City of Indio rejects the No Project Alternative for the following reasons:

1. The No Project Alternative does not meet any of the project objectives. Specifically, accommodate a diverse range of land uses (commercial, residential, and industrial) and maintain a level of variety and flexibility that will allow the plan to adjust to market conditions and meet the economic, housing, and service needs of the community; develop a diverse set of land uses including employment-generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indio; ensure that development has a positive effect on the City of Indio and a high quality of life for all residents by implementing a connected community that is walkable between the residential and commercial uses; ensure the circulation network provides a safe and efficient level of connectivity for vehicles, bicyclists, and pedestrians by developing sidewalks where existing gaps occur, establishing a multimodal transportation network to allow healthy modes of transportation, and encouraging mixed-uses near existing or planned transit services; provide adequate infrastructure, services, and utilities to meet the needs of the community by requiring new developments to pay their fair share for required improvements; establish appropriate land uses and development standards within the Airport Influence Area consistent with the Bermuda Dunes Airport Land Use Compatibility Plan; encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps.

2. There is no certainty that the project site would remain undeveloped in perpetuity and would likely be developed as an industrial facility, since it is located within the City’s Mixed Use and Regional Commercial land use designation.

3. The No Project Alternative would fail to generate jobs and business tax revenues that would enhance the City’s economic base and contribute to the City’s long‐term financial stability, which are expected as a result of implementing the proposed project.

4. The No Project Alternative would not fulfill any of the goals, objectives, or policies of the General Plan. The project site is located within the Avenue 42 Corridor subarea, a key corridor with large areas of undeveloped land and good freeway access. The primary strategy for capturing and leveraging the value of new investment in the region is to ensure connective development patterns and a robust public realm framework that unifies future neighborhoods, centers, and employment

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areas into a coherent framework. Per the General Plan (page 3-37), new development in this area should be planned comprehensively, including the final street network and block structure, distribution of uses, and development types and intensities planned for entire neighborhood areas before any new development. Strategies for the Avenue 42 Corridor subarea include: (1) create a highly connected, pedestrian-friendly urban form with a fine-grained block and street network and connections to surrounding sub-areas; (2) design Avenue 42 to balance modes, so bicyclists and pedestrians feel as welcome and safe as motorists; (3) encourage mixed use development along Avenue 42; (4) encourage and assist where practical the creation of a neighborhood center on the west side of the subarea near Madison Street and at Monroe Street; and (5) ensure a variety of housing types and densities in walkable urban formats. The No Project Alternative would not fulfill the planning goals for the Avenue 42 Corridor subarea since the Alternative does not propose any development and the site would remain vacant.

For the above stated reasons, the City Council rejects the No Project Alternative as infeasible.

Alternative 2: General Plan Buildout
Under this Alternative, the property would be developed under the existing onsite General Plan designations. The existing General Plan designations on the project site include Mixed Use Neighborhood (MUN), and Regional Commercial (RC). MUN designations provide moderate- to higher-intensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets. RC land use designations provides largeformat retail development along with associated restaurant and commercial service activity.

Alternative 2 would result in similar residential units to MBS, which allows up to 3,240 du.

Alternative 2 would allow more commercial square footage than both the MBS and Scenario 2 options. Industrial uses are not permitted within MUN zones; however, it is allowed within RC zones with a conditional use permit. The General Plan Buildout Alternative would not require a general plan amendment. A zone change would be a required discretionary approval for the GP Buildout Alternative.

Finding and Facts in Support of Finding
The City Council of the City of Indio rejects the General Plan Buildout Alternative for the following reasons:

1. This Alternative would increase on- and off-site vehicle trips because the increased size of the commercial development under this Alternative will generate additional employee, customer and delivery trips entering and leaving the project site.

Therefore, the General Plan Buildout Alternative would result in increased impacts to energy consumption (electricity, natural gas and petroleum), greenhouse gas emissions, transportation, and utilities compared to the proposed project. These increases in Alternative 2, due to the increased commercial space available onsite and associated daily trips, would result in significant and unavoidable greenhouse gas emissions and transportation impacts.

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2. The General Plan Buildout Alternative meets most of the objectives proposed for the project except Alternative 2 does not meet the following project objectives:
encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps. The General Plan Buildout Alternative does not meet the project objective because the Alternative does not encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop a safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps.

3. Alternative 2 would not result in a cohesive, planned development, as would the proposed project, which is a Specific Plan intended to ensure cooperative functioning of future uses and installation of public facilities and infrastructure to serve those uses. The project meets the requirements for a specific plan under state law, including identifying phases and funding for improvements. The project also includes a Development Agreement that ensures buildout of the project site in an orderly, efficient manner that benefits the City’s goals for multiple uses that integrate and promote pedestrian-scale utilization. Alternative 2 would not achieve these goals and can instead be expected to be developed piecemeal.

The City Council therefore finds the General Plan Buildout Alternative unacceptable and rejects it in favor of the proposed project.

Alternative 3: Zoning Buildout
Under this Alternative, the property would be developed under the existing onsite zoning designations. The existing zoning designations on the project site includes Specific Plan (MUSP), Mixed Use Neighborhood (MUN), and Regional Commercial (RC). The Specific Plan (MU-SP) designation occupies the western portion of the site, and is associated with the Gateway Specific Plan, which was approved by the City in 1995. The MUN zoning designation occupies a portion of the center of the site, while the RC designation occupies the southeast portion of the site. The existing zones for the project would allow a mixed-use development with residential and commercial components. A FAR of 1.0 is allowed with RC zones. A nonresidential maximum FAR of 0.50 is allowed with MUN zones, while the residential density allows 20 to 40 dwelling units (du) per acre. Alternative 3 would result in less residential units than MBS, which allows up to 3,240 du. The Existing Zoning Alternative would not require a change of zone or general plan amendment.

Finding and Facts in Support of Finding
The City Council of the City of Indio rejects the Zoning Buildout Alternative for the following reasons:

1. This Alternative would increase on- and off-site vehicle trips from residential and commercial uses. The project includes an increased total floor area for proposed commercial uses and thus will generate more daily trips leaving the project site.

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Therefore, the Zoning Buildout Alternative would result in increased impacts to energy consumption, greenhouse gas emissions, transportation, and utilities compared to the proposed project. Impacts to these resource areas are increased with Alternative 3, however, Alternative 3 would result in less than significant impacts to energy and utilities. Alternatively, the Zoning Buildout Alternative would result in significant and unavoidable greenhouse gas emissions and transportation impacts because the Alternative would introduce increased vehicle trips compared to the proposed project.

2. The Zoning Buildout Alternative meets most of the objectives proposed for the project, except Alternative 3 does not meet the following project objectives:
encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps. The Zoning Buildout Alternative does not meet this project objective because the Alternative does not encourage industrial land uses adjacent to I-10 that utilize existing designated truck routes and develop a safe and efficient system for delivering goods and services, and accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps.

3. Alternative 3 would not result in a cohesive, planned development, as would the proposed project, which is a Specific Plan intended to ensure cooperative functioning of future uses and installation of public facilities and infrastructure to serve those uses. The project meets the requirements for a specific plan under state law, including identifying phases and funding for improvements. The project also includes a Development Agreement that ensures buildout of the project site in an orderly, efficient manner that benefits the City’s goals for multiple uses that integrate and promote pedestrian-scale utilization. Alternative 3 would not achieve these goals and can instead be expected to be developed piecemeal.

For the reasons stated above, the City Council rejects the Zoning Buildout Alternative as infeasible.

Alternative 4: No Commercial (MBS)
Under this Alternative, the project would develop 3,240 multifamily residential units and 1,806,290 square feet of industrial uses. Alternative 4 would remove the 20,000 square feet of commercial use.

Finding and Facts in Support of Finding
The City Council of the City of Indio rejects the No Commercial (MBS) Alternative for the following reasons:

1. Alternative 4 would result in similar impacts to aesthetics, agriculture, air quality, biological resources, cultural and tribal cultural resources, geology, hazardous materials, hydrology, land use, noise, population and housing, public services, and utilities compared to the proposed project. However, Alternative 4 would result in

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reduced impacts related to energy, greenhouse gas emissions, and transportation because Alternative 4 would decrease on- and off-site vehicle trips because the removal of commercial uses under this Alternative will generate fewer employee, customer and delivery trips entering and leaving the project site. Even with the similar and reduced impacts, this Alternative would still result in significant and unavoidable impacts to air quality and greenhouse gas emissions.

2. The No Commercial (MBS) Alternative does not meet all of the objectives proposed for the project. Specifically, Alternative 4 would not accommodate a diverse range of land uses (commercial, residential, and industrial) and maintain a level of variety and flexibility that will allow the plan to adjust to market conditions and meet the economic, housing, and service needs of the community; develop a diverse set of land uses including employment-generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indio; and ensure that development has a positive effect on the City of Indio and a high quality of life for all residents by implementing a connected community that is walkable between the residential and commercial uses. This Alternative does not meet the above objectives because Alternative 4 would not develop the commercial component of the site.

Therefore, the site would be less diverse compared to the proposed project, which proposes residential, commercial and industrial uses.

3. The No Commercial (MBS) Alternative also does not meet all of the objectives proposed for the project. Specifically, Alternative 4 does not develop a diverse set of land uses including employment-generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indio.

4. The No Commercial (MBS) Alternative would fail to generate the same levels of jobs and business tax revenues in order to enhance the City’s economic base and long‐term financial stability because this Alternative removes the 20,000 square feet of commercial use as contemplated by the proposed project.

5. The No Commercial (MBS) Alternative would eliminate commercial uses that help facilitate the intended balance of commercial, industrial, and residential uses proposed by the project that serve the City’s long-term goals for reduction of VMT and increased sustainability.

For the reasons stated above, the City Council rejects the No Commercial (MBS) Alternative as infeasible.

Findings Regarding the Environmentally Superior Alternatives A summary comparison of impacts associated with the project Alternatives is provided in the Draft EIR in Table 7-9, Comparison of Alternatives and Project.

The No Project Alternative would not result in impacts to the project site since there would be no development. The No Project Alternative would eliminate impacts associated with construction and operation related to aesthetics, agricultural resources, air quality, biological resources,

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energy resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use, noise, population and housing, public services, transportation, and utilities, compared to the proposed project. Of the Alternatives considered in this DEIR section, the No Project Alternative would avoid any impacts identified for the project or any other alternative. However, this Alternative does not meet any of the objectives of the proposed project because it would not involve development of the site (see above). Additionally, there is no certainty that the project site would remain undeveloped in perpetuity.

CEQA Guidelines Section 15126.6(e)(2) states that if the No Project alternative is identified as the environmentally superior alternative, then an environmentally superior alternative should be identified among the other alternatives.

In general, the environmentally superior alternative minimizes adverse impacts to the environment, while still achieving the basic project objectives.

As determined in the analysis above, the No Commercial (MBS) Alternative 4 would result in similar impacts compared to the proposed project related to aesthetics, agriculture, biological resources, cultural resources, geology and soils, hazards, hydrology, land use, noise, population and housing, public services, and tribal cultural resources. Alternative 4 would result in fewer energy consumption, greenhouse gas emissions, and transportation impacts in comparison to the impacts associated with implementation of the proposed project. However, the No Commercial (MBS) Alternative does not meet all of the objectives proposed for the project. Specifically, and stated above, Alternative 4 would not accommodate a diverse range of land uses (commercial, residential, and industrial) and maintain a level of variety and flexibility that will allow the plan to adjust to market conditions and meet the economic, housing, and service needs of the community; develop a diverse set of land uses including employment-generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indio; and ensure that development has a positive effect on the City of Indio and a high quality of life for all residents by implementing a connected community that is walkable between the residential and commercial uses. This Alternative does not meet the above objectives because Alternative 4 would not develop the commercial component of the site. Therefore, the site would be less diverse compared to the proposed project, which proposes residential, commercial and industrial uses. Although Alternative 4 does not meet all of the project’s objectives, Alternatives 4 is considered environmentally superior to the proposed project because it reduces GHG and traffic impacts compared to the proposed project.

While Alternative 4 is considered to be the environmentally superior alternative, the City Council rejects it as infeasible because it will not generate the same levels of jobs and business tax revenues in order to enhance the City’s economic base and long‐term financial stability.

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X. FINDINGS REGARDING CERTIFICATION OF FINAL EIR
Pursuant to CEQA and the State CEQA Guidelines, the City Council of the City of Indio as the lead agency under CEQA is responsible for certification of the FEIR and therefore makes the following findings:

1. The FEIR was completed in compliance with CEQA and the State CEQA Guidelines;

2. The FEIR was presented to the City Council, which reviewed and considered the information in the Final EIR prior to making its decision on the project;

3. The certification of the FEIR and the findings set forth herein reflect the City Council’s and the City’s independent judgment and analysis in its capacity as the CEQA Lead Agency for the project; and

4. The City Council adopts the Mitigation Monitoring and Reporting Program (Attachment A) to reduce or avoid the significant and mitigable impacts of the project to the extent feasible.

5. The City Council finds that the FEIR, properly evaluated the project’s significant cumulative impacts based on General Plan buildout, and that this analysis included all past, present and probable future projects in the project vicinity that could cause or contribute to such significant cumulative effects.

6. The City Council finds that the additional information and evidence submitted after release of the DEIR and prior to certification of the FEIR, including responses to comments on the DEIR does not constitute “significant new information,” as defined in CEQA Guidelines Section 15088.5, but rather, merely clarifies and amplifies the information provided in the DEIR. (i) By these Findings, the City ratifies, adopts and incorporates the analysis, explanation, findings, responses to comments and conclusions of the FEIR. In addition, the Mitigation Monitoring and Reporting Program, and the mitigation measures specified therein, as well as the project design features identified in the DEIR, are hereby approved and adopted, and shall be fully enforceable through the Mitigation Monitoring and Reporting Program, as well as permit conditions, agreements or other measures. Any finding required to be made by the City shall be deemed made, regardless of where it appears in this document. All of the language included in this document constitutes findings by the City, whether or not any particular sentence or clause includes a statement to that effect. The City intends that these findings be considered as an integrated whole and, whether or not any part of these findings fail to cross-reference or incorporate by reference any other part of these findings, that any finding required or committed to be made by the City with respect to any

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particular subject matter of the FEIR, shall be deemed to be made if it appears in any portion of these findings.

If any term, provision or portion of these Findings or the application of these Findings to a particular situation is held by a court to be invalid, void or unenforceable, the remaining provisions of these Findings, or their application to other actions related to the project, shall continue in full force and effect unless amended or modified by the City.

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CEQA

STATEMENT OF OVERRIDING CONSIDERATIONS

OF THE CITY COUNCIL

FOR THE CITY OF INDIO
for the

THE OASIS AT INDIO PROJECT

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Under CEQA Guidelines Section 15093, CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. The Statement of Overriding Considerations sets forth the specific reasons why the agency found that the project’s “benefits” rendered “acceptable” its “unavoidable adverse environmental effect.” (CEQA Guidelines Section 15093, 15043(b); Public Resources Code, Section 21081(b).) As described in Section III of the Findings, the project will result in environmental effects, which although mitigated to the extent feasible by the implementation of mitigation measures required for the project, will remain significant and unavoidable, as discussed in the Final EIR and CEQA Findings of Fact. These impacts constitute those impacts for which this Statement of Overriding Considerations is made. The project will have the following significant and unavoidable impacts:
(1) The proposed project would generate construction and operational emissions that exceed SCAQMD criteria air pollutant thresholds for regional emissions, therefore, resulting in significant and unavoidable increases in criteria air pollutants, including nonattainment ozone precursor and PM10 pollutants, which could lead to increases in the frequency or severity of an air quality standards violation.
(2) The project’s mitigated maximum daily regional construction emissions for each individual construction model would be below SCAQMD’s regional emissions thresholds for VOC emissions; and the project would have the potential to generate daily operational emissions that could exceed the SCAQMD’s recommended regional emissions thresholds for VOC, NOx, CO, PM10, and PM2.5.
(3) The project’s potential unmitigated GHG emissions efficiency for the MBS and Scenario 2 would exceed the CAP’s 2030 and 2040 GHG levels on a service population basis.

As permitted under CEQA Guideline 15093(b) the City Council of the City of Indio adopts and makes this Statement of Overriding Considerations concerning these unavoidable significant impacts to explain why the project’s specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, outweigh its significant and unavoidable impacts.

The project site provides an appropriate location for the proposed industrial use, since the site is located in proximity to the Interstate 10 freeway, which is a major transportation corridor. The residential and commercial components of the project would introduce much needed housing in the City, within walking distance to proposed commercial businesses and job opportunities. The City Council of the City of Indio finds that the project’s significant environmental impacts are acceptable when balanced with the project’s benefits. Each of the benefits cited below constitutes a separate and independent basis that justifies approval of the project and outweighs the

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1217 of 2236 2 unavoidable adverse environmental effects of approving the project, and thus make the adverse environmental effects acceptable. Thus, even in the absence of one or more of the reasons set forth below, the City has determined that each remaining reason, or any combination of reasons, is a sufficient basis for approving the project, so that if a court were to set aside the determination that any particular benefit or consideration will occur and justifies project approval, this City Council determines that it would stand by its determination that the remaining benefits or considerations are sufficient to warrant project approval.

The City Council finds that the adoption and implementation of the project would have substantial overriding benefits, supported by substantial evidence in the EIR and elsewhere in the administrative record, warranting approval of the project and the City Council determines that the adverse environmental impacts of the project are “acceptable” if any one of these benefits will be realized. The project will provide benefits to the City and the region as follows:

1. Land Use Benefits: The 183-acre project site is currently vacant and undeveloped.

The proposed project site’s location in proximity to the Interstate 10 freeway, makes it an ideal location for the proposed warehouse use, since trucks accessing the site will predominantly travel along the I-10, which provides regional access to the City of Indio. The project will also provide 1,244 permanent jobs in the City. The future industrial uses will take advantage of the site’s location near I-10, and the demand for goods due to the increase of e-commerce businesses, which area is generally not considered ideal for residential development (adjacent to I10).

Development of the project proposes residential and commercial uses that are similar to the surrounding uses, creating a cohesive area focused on regional commercial uses, and residential dwelling units.

2. Provides Affordable and New Housing Opportunities: The project will help to address regional and local housing demand and furthering housing element and RHNA objectives. Additionally, the developer will reserve 5% Project’s “base density” units for either (a) senior, age-restricted housing or (b) “moderate income” households (those households earning 80-120% of Area Median Income). The term “base density” means the units proposed, excluding any density bonus unit added pursuant to the Density Bonus Law.

3. Accommodates Regional Growth more effectively because the development supports regional and local planning objectives by accommodating forecasted population/employment growth, promoting orderly development and reducing pressure for unplanned or dispersed growth elsewhere in the region.

4. Meet Market Demands for Industrial Space: The project would provide industrial space to fulfill the needs of the growing industrial sector in the area that faces a shortage of such space. The greater Southern California region is expected to continue to see strong demand for industrial facilities driven by the needs of retail and e-commerce users for facilities with modern amenities to maximize distribution efficiency. Markets, including those in Los Angeles County, Orange,

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The project would provide a 1,806,290-square-foot fulfillment center, and associated infrastructure (paved driveways and parking, landscaping, access points, retention area, and perimeter fencing). Development of the project would result in the benefit of supporting the goods movement industry in decreasing lead times for delivery of consumer products and increasing the local supply of goods for regional consumers.

5. Provides Economic and Fiscal Benefits: The project encourages economic growth and diversity within the City by providing a warehouse for a business wishing to invest in the City. The project would increase annual property tax revenues as improvements increase assessable value of the project site and would also generate additional revenues through the collection of certain other taxes, licenses, and fees associated with business operation. The tenant’s expenditures associated with constructing the project would also supplement the City’s General Fund as sales tax revenues are collected during the sales of construction materials.

The project is expected to generate over $3.2 million to $5.8 million in annual taxes during its first year of operation. The project would support temporary construction jobs and approximately 1,244 permanent jobs during operation. The generation of these jobs would result in indirect economic benefits as wages associated with these jobs translate to regional economic growth by local spending, as well as indirect fiscal benefits when wages are spent on goods and services, which generates sales tax revenues for the General Fund.

6. Provides Public Infrastructure Benefits: The project would add and improve public infrastructure in the area. The project includes street improvements along the frontages of Avenue 42 and Monroe Street. Additional traffic improvements include traffic signals and bike lanes. The project will construct the traffic signal prior to project implementation or pay its fair share cost to fund future improvements.

The developer will pay to City a monetary contribution towards the Monroe Street/Interstate 10 Interchange Improvement Project (“Interchange Project”) not to exceed $3,500,000 (“Developer’s Interchange Project Contribution”).

Developer’s Interchange Project Contribution shall be paid in three phases, as follows: (a) 50% upon the Effective Date of the Development Agreement or when the Interchange Project construction contract is awarded, whichever is later; (b) 25% upon issuance of the first building permit in furtherance of the Project; and (c) 25% upon issuance of the Project’s first certificate of occupancy. The Parties expressly acknowledge that Developer’s Interchange Project Contribution shall be Developer’s sole and exclusive obligation with respect to the Interchange Project.

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The drainage easement granted by Developer to City shall allow for surface rights and uses consistent with the project (such as parking and landscaping improvements). To the maximum extent practical, the City shall cooperate to allow site planning to keep the Drainage Easement within parking areas to avoid curb and gutter impacts. The City acknowledges that Planning Area 3 of the project may be allowed to reduce landscape requirements to achieve these results.

The end user of the surface rights associated with the project shall be responsible for replacing or restoring any surface improvements if the City needs to perform repairs or upgrades to the storm drain line and its components within the Drainage Easement.

The provision of these roadway infrastructure improvements would provide a benefit to the City by facilitating access within the project area and increasing the reliability of current roadway systems.

7. Benefits of Sustainable Design: The project would stimulate regional economic growth while also incorporating a number of project design features to promote environmental sustainability and reduce greenhouse gas emissions that contribute to climate change (see Section 4.3, Air Quality, 4.8, Greenhouse Gas Emissions, and 4.6, Energy Resources, of the EIR). The project’s building will be designed to comply with Title 24 CalGreen requirements in order to conserve resources, including energy and water. Title 24 standards include a broad set of energy conservation requirements that apply to the structural, mechanical, electrical, and plumbing systems in a building. For example, the Title 24 Lighting Power Density requirements define the maximum wattage of lighting that can be used in a building based on its square footage. Title 24 standards also require the installation of bicycle parking, EV charging stations, and water conserving plumbing fixtures and fittings. The project will also install photovoltaic panels to produce 30 percent of project power.

The project will also include sidewalk connections to promote walking, and bicycle, clean vehicle parking to encourage alternative transportation. The project will also install water conserving plumbing fixtures and fittings and landscape design.

8. As documented in the Fiscal Impact Analysis prepared by Economic & Planning Systems, Inc. (EPS) dated March 22, 2024, buildout of the project scenarios is estimated to yield a net fiscal surplus for the City’s General Fund between approximately $860,000 and $1.2 million annually. The project is estimated to generate approximately $3.2 million to $5.8 million in General Fund revenues annually, and require approximately $2.3 million to $4.6 million annually in General Fund expenditures to provide municipal services to the project and its

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1220 of 2236 5 residents and employees. At buildout, the project is anticipated to generate between $147 million and $159 million in total economic activity in the City.

9. The project will contribute to both temporary and permanent employment and economic growth opportunities in this portion of the City, which provides a significant public benefit to the City and its residents. The project would result in direct employment-based population growth from the proposed mix of employment-generating land uses, including commercial and warehouse uses.

Project buildout has the potential to create approximately 1,244 part-time and fulltime jobs. Businesses tax generated from the project provides funds for the City to support City-wide improvements, which benefit the residents of the City.

10. In addition to generating a recurring fiscal benefit to the City’s General Fund, the project will contribute towards the funding of future infrastructure and public infrastructure improvements within the City and surrounding area in the amount of $2,301,300 to $4,648,300, including DIF fee contributions for improvements to the local and regional circulation system through the payment of TUMF and DIF fees, and fair share contributions to multiple signalization projects required as part of General Plan build out.

11. The project will pay substantial City Development Impact Fees and Quimby Act fees. The implementation of this measure is assured and enforceable because it is included in the conditions of approval for the project.

12. Provide Public Safety Contribution: Developer will reserve a facility space (ranging from 1,000 – 1,500 square feet) for a potential police substation within any future inline retail space, if and when built. Any such space shall be a basic shell, without any tenant improvements (which shall entirely be the obligation of the City). Developer will also, independent of the substation obligation, annex into and contribute to the Indio Public Safety Community Facilities District.

CEQA requires a public agency to balance the benefits of a project against its significant and unavoidable adverse impacts in determining whether to approve the project. In light of the foregoing, and the information contained within the Final EIR and other portions of the project record of proceedings, the City Council concludes that implementation of the project will result in the development of a unique project that provides substantial economic, legal, social, technological, and other benefits, including region-wide or statewide environmental benefits, as outlined above, which outweigh and make “acceptable” the significant and unavoidable environmental impacts associated with the project. The City Council finds that such impacts are at an acceptable level in light of each of the project benefits described above, which make “acceptable” any significant environmental impacts of the project.

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FINAL ENVIRONMENTAL IMPACT REPORT
The Oasis at Indio, Indio CA

4.0 Mitigation Monitoring and Reporting Program
The Oasis at Indio Final EIR 4-1 April 2026
Chapter 4.0 Mitigation Monitoring and Reporting Program

4.1 Introduction
If mitigation measures are required or incorporated into a project as part of the CEQA process, the lead agency must adopt a Mitigation Monitoring and Reporting Program (MMRP) to ensure compliance with the project’s mitigation measures, per Public Resources Code (PRC) Section 21081.6.

Section 15126.4(a)(2) of the CEQA Guidelines provides that a project’s mitigation measures must be enforceable through permit conditions, agreements, or other mechanisms. CEQA and the CEQA Guidelines further provide that the MMRP must be adopted at the time of project approval. However, while the MMRP does not have to be included in the EIR, for the sake of maximizing public transparency, a copy of the proposed project’s MMRP has been included in this Final EIR below.

In light of the foregoing, this Chapter contains the proposed project’s MMRP. The MMRP was prepared to provide a program for not only monitoring and reporting on the project’s mitigation measures, but also enforcing compliance with respect to the implementation of each mitigation measure adopted for the project. The purpose of the mitigation measures is to mitigate or avoid significant environmental effects of the project.

4.2 Monitoring Authority
The City may delegate duties and responsibilities for monitoring any given mitigation measure to designated environmental monitors or consultants as deemed necessary. The City may also delegate such duties and responsibilities to certain responsible agencies, affected jurisdictions, enforcement and regulatory agencies of the state or county, special districts and other agencies. The same duties and responsibilities may also be delegated to qualified private entities which accept the delegation (CEQA Guidelines Section 15097(d)). The City’s Development Services (or equivalent positions of other designated agencies or entities) must ensure that the officials delegated the duties or responsibilities to monitor any given set of mitigation measures are qualified to assume such duties and responsibilities.

Any deviation from the procedures identified under the MMRP shall require prior approval or authorization by the City. Moreover, any deviations from any of the established monitoring procedures set forth in the MMRP and any remedial actions taken to correct such deviations shall be reported immediately to the City by the assigned environmental monitor or consultant.

Notwithstanding any such delegation, the City shall remain responsible for monitoring the implementation of all of the project’s mitigation measures in accordance with the project’s MMRP.

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4.3 Enforcement Responsibility
The mitigation measures for the proposed project will primarily apply prior to or during construction of the project in all phases of development the project. The City shall be responsible for enforcing each mitigation measure, albeit the City may assign such enforcement responsibilities to a qualified environmental monitor. The assigned environmental monitor for each construction activity shall report any problems with enforcement to the City and appropriate agencies.

The MMRP prepared for the proposed project will be fully enforceable through permit conditions, agreements, or other measures.

4.4 Mitigation Monitoring Table
Table 4-1, The Oasis at Indio Mitigation Monitoring and Reporting Program, below identifies for each mitigation measure: (1) the potential impact on the environment that the mitigation measure is focused on; (2) a description of the mitigation measure; (3) who or which entity is responsible for monitoring the mitigation measure; (4) the timing for implementing the measure; and (5) the anticipated level of significant after mitigation.

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Table 4-1 The Oasis at Indio Mitigation Monitoring and Reporting Program Potential Impacts on
the Environment Mitigation Measure Responsible for Monitoring Timing Level of Significance after Mitigation

4.1 Aesthetics
a. Adverse effect on scenic vistas
(LTS)
b. Impact a Scenic Highway (LTS)
c. Degradation to the visual
character or quality of the site
(LTS)
d. Light and glare (LTS)
Mitigation Measures
None Required Not Applicable
(N/A) N/A Less than Significant

4.2 Agricultural Resources and Forestry Resources
a. Convert Prime Farmland,
Unique Farmland, or Farmland
of Statewide Importance
(Farmland) to non-agricultural
use? (LTS)
b. Conflict with existing zoning
for agricultural use, or a
Williamson Act contract? (LTS)
c. Conflict with existing zoning
for, or cause rezoning of, forest
land, timberland, or
timberland zoned Timberland
Production? (LTS)
d. Result in the loss of forest land
or conversion of forest land to
non-forest use? (LTS)
e. Involve other changes in the
existing environment which,
due to their location or nature,
could result in conversion of
Farmland, to non-agricultural
use or conversion of forest
land to non-forest use? (LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant

4.3 Air Quality

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a. Conflict with implementation
of applicable air quality plan
(SI)
Mitigation Measures
AIR-1: Reduce Construction VOC Emissions. To reduce potential construction- related emissions of volatile organic compounds (VOCs), the Applicant shall require all future development projects in the Project area to implement the following measures:
1) Use architectural coatings that meet the South Coast Air Quality Management District’s (SCAQMD) “Super Compliant” VOC standard of 10 grams/liter or less for all interior and exterior primer, sealer, paint, and other coating applications for which a super compliant product is commercially available. 2) Keep all coating containers closed when not in use to prevent VOC emissions.
3) Keep all paint and solvent laden rags and other materials in sealed containers to prevent VOC emissions.
4) Clean up water-based paints with water only and when possible do not rinse clean-up water down the drain, onto the ground, or into a storm drain.
5) Use SCAQMD compliant Clean Air Solvents to clean paint application equipment.
6) Recycle leftover paint.

AIR-2: Reduce Construction NOx and PM Exhaust Emissions. To reduce potential construction-related exhaust emissions of oxides of nitrogen (NOx) and particulate matter (PM), including diesel particulate matter (DPM), the Applicant shall require all future development projects in the Project area to implement the following measures:
1) Connect to existing electrical service to power construction trailers and stationary and portable equipment (e.g., pumps, generators, compressors, and welding sets). This measure shall be subject to the approval of the local electric utility. If it is not feasible to connect to electrical service and/or extend electrical service to all work sites, biodiesel (no more than B20 blend), renewable diesel, or propane shall be used to power stationary and portable equipment provided the use of such City Planning and
Public Works
Department
Public Works
Department
Project Applicant
/ Developer
During
Construction
Significant and
Unavoidable

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fuels is allowed pursuant to manufacturer’s specifications. The use of stationary or portable standard diesel-fueled
equipment shall be prohibited in the Project area unless electrical service is denied, alternative fuels are not permitted by the manufacture for the specific equipment in use, and there are no alternative equipment types capable of being powered by alternative fuels that can be used instead of the standard diesel-fueled equipment.
2) All construction equipment with a rated power-output of 50 horsepower or greater shall meet Tier IV Final emissions standards for NOX and PM10. This may be achieved via the use of equipment with engines that have been certified to meet Tier IV emission standards, or by equipment that has been retrofitted with CARB-verified diesel emissions control strategies capable of reducing exhaust NOX and PM10
emissions to levels that meet Tier IV standards. Compliance with this requirement may be demonstrated on a fleetaverage basis for the specific pieces of construction equipment that would operate in the Project area.
3) Limit idling of diesel-powered construction equipment, vendor delivery trucks, and hauling trucks to no more than two minutes unless manufacturer’s specifications specifically require main engine idling is necessary to maintain equipment in good working order.
b. Cumulatively considerable net
increase if any criteria
pollutant (SI)
Mitigation Measures
See AIR-1 and AIR-2
AIR-3: Reduce Landscaping Equipment Emissions. To reduce potential air pollutant emissions from small off-road equipment less than 25 horsepower that could be used for landscaping activities in the Project area, the Applicant shall require all future development projects in the Project area to implement the following measures:

City Planning and
Public Works
Department
Project Applicant
During
project
operation /
Life of the
project
Significant and
Unavoidable

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1) Residential Projects (including the residential component of mixed-use projects): Provide property managers and the
owner/occupants of individual dwelling units with information on the South Coast Air Quality Management District’s
(SCAQMD) Residential Electric Lawn Mower Rebate Program, such as the SCAQMD program website or handouts
summarizing program details, frequently asked questions, etc.

This information may be provided as part of real-estate and lease transactions or as posted bulletin/informational items in leasing offices, community rooms, etc. associated with
individual developments.
2) Commercial and Industrial Projects (including the commercial component of mixed-use projects): Provide property
managers and owner/occupants of individual building units with information on the SCAQMD Commercial Electric Lawn and Garden Equipment Incentive Exchange Program, such as the SCAQMD program website or handouts summarizing
program details, frequently asked questions, etc. This
information shall be provided as part of real-estate and lease transactions.
3) Industrial Projects: Provide property managers and
owner/occupants of individual warehouse properties with information on the California Air Resources Board's Hybrid and Zero-Emission Truck and Bus Voucher Incentive Project (HVIP), such as the HVIP website or handouts summarizing HVIP
details, frequently asked questions, etc. This information shall be provided as part of real-estate and lease transactions.

AIR-4: Reduce Residential Vehicle Trip Emissions. To reduce potential residential vehicle trip emissions, tall future residential development in the Project area, including the residential component of mixed-use development, shall implement the following measures:
1) Electric Vehicle (EV) Charging: Require residential projects to comply with the voluntary Tier 1 charging provisions for new

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construction contained in the version of the California Green Building Code (CalGreen Code) that is in effect at the time of building permit approval, unless the City has adopted local requirements that are more stringent than the CalGreen Code.

As of January 1, 2023, the 2022 CalGreen Code includes the following voluntary Tier 1 provisions for EV charging in new multi-family development projects (CalGreen Code Section A104.6.8.2.1):
a) EV Ready. 35% of the total number of parking spaces
shall be equipped with low power Level 2 EV charging
receptacles. For multifamily parking facilities, nor more than one receptacle is required per dwelling unit when
more than one parking space is provided for use by a
single dwelling unit. This Tier 1 provision does not apply in areas of parking facilities served by parking lifts. b) EV Chargers for Projects with 20 or more dwelling units. 10% of the total number of parking spaces shall be
equipped with Level 2 electric vehicle service equipment (EVSE). Where common use parking is provided, at least
one EV charger shall be in the common use parking area
and shall be available for use by all residents.
2) Bicycle Parking: Require residential projects to comply with the voluntary bicycle parking provisions contained in the version of the CalGreen Code that is in effect at the time of building permit approval, unless the City has adopted local requirements that are more stringent than the CalGreen Code.

As of January 1, 2023, the 2022 CalGreen Code includes the following voluntary provisions for bicycle parking (CalGreen Code Section A4.106.9 et. seq.):
a) Short-term Bicycle Parking (CalGreen Code Section
A4.106.9.1): Provide permanently anchored bicycle racks within 100 feet of the visitor’s entrance, readily visible to passers-by, for 5% of visitor motorized vehicle parking capacity with a minimum of one two-bike capacity rack.

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b) Long-term Bicycle Parking for Multi-family Buildings (CalGreen Code Section A4.106.9.2): Provide on-site
bicycle parking for at least one bicycle per every two
dwelling units. Acceptable parking facilities shall be
conveniently reached from the street and may include,
but not be limited to: 1) covered, lockable enclosures
with permanently anchored racks for bicycles; 2)
Lockable bicycle rooms with permanently anchored
racks; or 3) Lockable, permanently anchored bicycle
lockers.

AIR-5: Reduce Commercial and Industrial Light-duty Vehicle Trip Emissions.

To reduce potential non-residential commercial and industrial light duty vehicle trip emissions (i.e., passenger cars and pick-up trucks with a gross vehicle weight rating of 8.500 pounds or less), the Applicant shall require all future non-residential development in the Project area, including the commercial component of mixeduse developments, to implement the following measures:
1) Require non-residential projects, excluding hotel/motel, to comply with the voluntary Tier 1 electric vehicle (EV) charging provisions for new construction and the voluntary bicycle accommodation provisions contained in the version of the California Green Building Code (CalGreen Code) that is in effect at the time of building permit approval, unless the City has adopted local requirements that are more stringent than the CalGreen Code. As of January 1, 2023, the 2022 CalGreen Code includes the following voluntary provisions for EV charging and bicycle accommodations in non-residential
projects:
a) EV Charging Tier 1 Provisions (CalGreen Code Section A5.106.5.3): The number of EV capable spaces and
spaces with electric vehicle supply equipment (EVSE
shall be determined based on the total number of
actual parking spaces as set forth in CalGreen Code
Table A5.106.5.3.1 (Tier 1).

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b) Bicycle Accommodation Provisions (CalGreen Code
Section A5.106.4.3): The number of shower/changing
facilities and personal effects lockers to be provided in buildings with over 10 tenant-occupants shall be
determined based on the total number of tenantoccupants as set forth in CalGreen Code Table A5.106.4.3:
2) Require hotel/motel projects to comply with the voluntary Tier 1 electric vehicle (EV) charging provisions for new construction and the voluntary long-term bicycle parking provisions contained in the version of the California Green Building Code (CalGreen Code) that is in effect at the time of building permit approval, unless the City has adopted local requirements that are more stringent than the CalGreen
Code. As of January 1, 2023, the 2022 CalGreen Code includes the following voluntary provisions for EV charging and bicycle parking in hotel and motel buildings:
a) EV Charging Tier 1 Provisions (CalGreen Code Section A6.108.2.1): See Mitigation Measure AIR-4, Section 2.
b) Long-term Bicycle Parking Provisions (CalGreen Code
Section A4.106.9.3): Provide one on-site bicycle
parking space for every 25,000 square feet, but not
less than two. Acceptable parking facilities shall be
conveniently reached from the street and may include,
but not be limited to: 1) covered, lockable enclosures
with permanently anchored racks for bicycles; 2)
Lockable bicycle rooms with permanently anchored
racks; or 3) Lockable, permanently anchored bicycle
lockers:

AIR-6: Reduce Commercial and Industrial Truck Trip Emissions. To reduce potential commercial and industrial truck trip emissions (i.e., lightheavy, medium-heavy, and heavy-heavy duty trucks with a gross vehicle weight of 8,501 pounds or greater) and promote the use of near-zero emission (NZE) and zero emission (ZE) trucks, all future

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commercial and industrial development in the Project area shall implement the following measures:
1) Electrical System Design: The electrical system shall be designed and constructed to provide the infrastructure
necessary to supply power for future NZE and ZE trucks
accessing loading docks and bays, including trucks with transport refrigeration units (TRUs), such as spare raceways or busways, adequate transformer capacity, main service equipment and subpanels, etc. Raceways or busways shall originate at a main service panel serving the loading area and terminate close to the future location of truck charging equipment.
2) TRU Restrictions: The use of diesel fueled TRUs shall be prohibited. All refrigerated trucks entering a project site shall include TRUs that can be powered by electricity.
3) Idling Signage: Signs shall be posted at all truck access gates and loading dock areas reminding drivers of idling limitations.

The signs shall be clearly visible, readable at a distance of 10 feet, and notify truck drivers that:
a) The vehicle’s primary diesel engine shall be turned off when not in use.
b) The vehicle’s primary diesel engine shall not idle for more than 5 consecutive minutes at any location
pursuant to Title 13 of the California Code of
Regulations, Section 2485.
c) The vehicle’s diesel-fueled auxiliary power systems shall not operate for more than 5 minutes at any location
within 100 feet of housing units, hotels, motels, and
other pursuant to Title 13 of the California Code of
Regulations, Section 2485.

AIR-7: Reduce Commercial and Industrial Yard Equipment Emissions. To reduce potential emissions from commercial and industrial yard equipment, including but not limited to yard trucks, hostlers, forklifts, and pallet jacks, (e.g., forklifts, yard hostlers, etc.), the

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Applicant shall require all future commercial and industrial yard equipment operated in the Project area to be zero-emission (ZE) equipment.
c. Expose sensitive receptors to
substantial pollutant
concentrations (LTSM)
Mitigation Measures
See Mitigation Measure AIR-2
Less than Significant
d. Create objectionable odors
(LTS) Mitigation Measures
None Required
Less than Significant

4.4 Biological Resources

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a. Candidate, sensitive or special
status species (LTSM)
Mitigation Measures
BIO-1: Pre-construction Protocol Surveys for Rare Plants. If the project is not developed within two years after CEQA document approval, a pre-construction survey for Special-status plants shall be required.

Surveys shall be limited to areas with the aeolian fine/dune sands on-site and shall be conducted prior to ground disturbance at the project site. Surveys shall be conducted by a Qualified Botanist as determined by CVCC and Wildlife Agencies. Special-status plant surveys shall be conducted in accordance with accepted protocols, including the Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), CNPS Botanical Survey Guidelines(1983, rev. 2001). If a special-status plant is found on the site, in consultation with the Wildlife Agencies, the Applicant shall develop a mitigation and avoidance plan that incorporates avoiding plants during flowering times, topsoil salvage, seed collection, and/or relocation of plants.

A Qualified Botanist is an individual who has a degree in biological sciences or related resource management with a minimum of two seasonal years post-degree experience conducting surveys for rare plants. During or following academic training, the qualified biologist will have achieved a high level of professional experience and knowledge in special-status plant species identification, ecology, and habitat requirements.

City Planning
Department
Qualified Botanist
Project Applicant
/ Developer
Prior to
construction Less than Significant
BIO-2: Nesting Birds. To the extent feasible, construction activities should be scheduled to avoid the nesting season. Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preCity Planning and Public Works
Department
Qualified Biologist
Project Applicant
/ Developer
Prior to
construction Less than Significant

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construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground.

Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on-site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

BIO-3: BIO-3: Burrowing Owl Surveys. Suitable burrowing owl habitat has been confirmed on the site; therefore, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most recent version) prior to vegetation removal or ground-disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented.

Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been

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evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities.
b. Riparian habitat (NI)
c. Federally protected wetlands
(NI)
Mitigation Measures
None Required
N/A N/A No Impact
d. Movement of wildlife (SI)
Mitigation Measures
See BIO-2 and BIO-3
City Planning
Department
Qualified Biologist
Project Applicant
Prior to
construction Less than Significant
e. Conflict with local policies (SI)
f. Conflict with applicable
habitat conservation plan (SI)
Mitigation Measures
BIO-4: CVMSHCP Compliance. Prior to construction and issuance of any grading permit, the City of Indio shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall City Planning
Department
Coachella Valley
Conservation
Commission
Prior to
construction
or issuance of
any grading
permit
Less than Significant

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ensure the collection of payment of the CVMSHCP Local
Development Mitigation Fee and transfer of revenues to the Coachella Valley Conservation Commission.

Project Applicant

4.5 Cultural Resources
a. Adverse change to Historical
Resources (LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant
b. Adverse change to
Archaeological Resources
(LTSM)
Mitigation Measures
CUL-1: All earth-moving operations impacting the relatively undisturbed native soils shall be monitored by a qualified archaeologist and a Native American monitor from the applicable local tribes to ensure proper analysis if any cultural remains from the prehistoric period are found. The archaeologist shall inform all construction personnel prior to construction activities of the proper procedures in the event of an archaeological discovery. The training shall be held in conjunction with the project’s initial on-site safety meeting and shall explain the importance and legal basis for the protection of significant archaeological resources. The Native American monitor shall be invited to participate in this training. In the event that archaeological resources (artifacts or features) are exposed during ground- disturbing activities, construction activities in the immediate vicinity of the discovery shall be halted while the resources are evaluated for significance by an archaeologist who meets the Secretary’s Standards. This will include tribal consultation and coordination with the Native American monitor in the case of a prehistoric archaeological resource or tribal resource. If the discovery proves to be significant, the long-term disposition of any collected materials should be determined in consultation with the affiliated tribe(s), where relevant; this could include curation with a recognized scientific or educational repository, transfer to the tribe, or respectful reinternment in an area designated by the tribe.

City Planning
Department
Qualified
Archaeologist
Native American
Monitor
Project Applicant
/ Developer
During earthmoving
activities
Less than Significant

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c. Disturb any human remains,
including those interred
outside of formal cemeteries
(LTSM)
Mitigation Measures
CUL-2: If human remains are identified during construction, all construction activities near the remains must cease immediately, and the area must be secured. The Riverside County Coroner’s Office must be contacted immediately, in accordance with the California Health and Safety Code (HSC) Section 7050.5(b). If the determination is made by the coroner that the remains are those of a Native American, HSC 7050.5(c) requires that the coroner contact the Native American Heritage Commission (NAHC) by telephone within 24 hours. The NAHC will then select a Most Likely Descendant and will coordinate with that individual regarding the treatment and final disposition (repatriation) of the human remains, according to the provisions of PRC 5097.98 and any other legal/regulatory requirements.

City Planning
Department
Qualified
Archaeologist
Native American
Monitor
Project Applicant
/ Developer
During earthmoving
activities
Less than Significant

4.6 Energy
a. Result in a potentially
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
construction or operation?
(LTS)
b. Conflict with or obstruct a
state or local plan for
renewable energy or energy
efficiency? (LTS)
Mitigation Measures
None Required.

N/A N/A Less than Significant

4.7 Geology and Soils
a. Expose people or structures to
potential substantial adverse
effects involving:
i. Rupture of a known fault
(NI)
Mitigation Measures
None Required N/A N/A No Impact

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ii. Strong Seismic Shaking
(LTSM)
iii. Seismic-related ground
failure, including
liquefaction (LTSM)
Mitigation Measures
GEO-1 All earthwork including excavation, backfill and preparation of the subgrade soil, shall be performed in accordance with the recommendations of the Geotechnical Investigation and with the most current seismic design coefficients and ground motion parameters and all applicable provisions of the CBC.

GEO-2 Site Clearing: Areas to be graded shall be cleared of any existing improvements, foundation elements, vegetation, associated root systems, and debris. All areas scheduled to receive fill should be cleared of old fills and any irreducible matter. The unsuitable materials should be removed off site or stockpiled for later use in the landscape areas. Voids left by obstructions should be properly backfilled in accordance with the compaction recommendations of this report.

GEO-3 Preparation of Industrial/Warehouse Building Areas: In order to provide firm and uniform foundation bearing conditions, overexcavation and re-compaction are required throughout the building areas. All artificial fill and native low density near surface soil should be removed to a depth of at least 5 feet below existing grade or 4 feet below the bottom of the footings, whichever is deeper. Remedial grading should extend laterally a minimum of five feet beyond the building foundations. The soil exposed by over-excavation should be scarified, moisture conditioned to near optimum moisture content, and compacted to at least 90 percent relative compaction prior to fill placement.

GEO-4 Preparation of the Commercial/Residential Building Areas: In order to provide firm and uniform bearing conditions, overexcavation and re-compaction are required throughout the building areas. All artificial fill soil and low density near surface native soil should be removed to a depth of approximately 4 feet below existing grade or 3 feet below the bottom of the footings, whichever is deeper. Remedial grading should extend laterally, a minimum of five feet beyond the building perimeter. The exposed surface should then be scarified, moisture conditioned to within City Planning and
Public Works
Department
Qualified
Geologist
Project Applicant
/ Developer
During
grading/
construction
Less than Significant

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two percent of optimum moisture content, and compacted to at least 90 percent relative compaction.

Plastic Index Less than 12
Liquid Limit Less than 35
Percent Soil Passing #200 Sieve Between 15% and 35%
Maximum Aggregate Size 3 Inches
GEO-5 Compaction: Soil to be used as engineered fill should be free of organic material, debris, and other deleterious substances, and shall not contain irreducible matter greater than three (3) inches in maximum dimension. All fill materials shall be placed in thin lifts not exceeding six inches in a loose condition at near optimum moisture content. If import fill is required, the material shall be of a non-expansive nature and shall meet the following criteria:

The subgrade and all fill material shall be compacted with acceptable compaction equipment, to at least 90 percent relative compaction. The bottom of the exposed subgrade shall be observed by a representative of Sladden Engineering prior to fill placement. Compaction testing shall be performed in order to verify proper compaction. Excavation and compaction
recommendations are summarized in the Geotechnical
Investigation.
iv. Landslides (LTS) Mitigation Measures
None Required
N/A N/A Less than Significant
c. Substantial Soil Erosion or loss
of topsoil (SI) Mitigation Measures
GEO-6 Project Grounds: The project shall be required to maintain landscaping and irrigation systems to ensure that overwatering of plants (which leads to waterborne erosion) does not occur.

City Planning and
Public Works
Department
Project Applicant
During
operation Less than Significant
d. Located on an Unstable
Geologic Unit (SI) Mitigation Measures
See GEO-1 through GEO-6
City Planning and
Public Works
Department
During
grading/
construction
Less than Significant

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Qualified
Geologist
Project Applicant
/ Developer
e. Located on Expansive Soil (SI) Mitigation Measures
See GEO-1 through GEO-6
GEO-7 Soil Expansion Reevaluated: After grading occurs at the project site, the expansion potential shall be re-evaluated in accordance with the UBC Standard 18-2. Based on the laboratory testing, the materials underlying the site before grading were considered to have “very low” to “medium” expansion potential.

City Planning and
Public Works
Department
Qualified
Geologist
Project Applicant
/ Developer
After grading Less than Significant
f. Soils Incapable of Supporting
Septic Tanks or Alternative
Water Disposal Systems (No
Impact)
Mitigation Measures
None Required N/A N/A Less than Significant
g. Destroy a unique
paleontological resource or
site or unique geologic
feature (SI)
Mitigation Measures
GEO-8 All earth-moving operations reaching beyond the depth of three feet below the current ground surface shall be monitored periodically for potential paleontological resources, with a fulltime monitoring program implemented if potentially fossiliferous soils are encountered. The monitor shall be prepared to quickly salvage fossils as they are unearthed to avoid construction delays and shall collect samples of sediments that are likely to contain fossil remains of small vertebrates or invertebrates. The monitor must have the power to temporarily halt or divert grading equipment to allow for the removal of specimens.
 Samples of sediments shall be collected and processed to recover small fossil remains.
 Recovered specimens shall be identified and curated at a repository with permanent retrievable storage.

City Planning and
Public Works
Department
Qualified
Paleontological
Monitor
Project Applicant
During earthmoving
activities
Less than Significant

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 A report of findings, including itemized inventory of recovered specimens, shall be prepared upon completion
of the procedures outlined above. The report shall include a discussion of the significance of the paleontological findings, if any. The report and the inventory, when
submitted to the City of Indio, would signify completion of the program to mitigate potential impacts on
paleontological resources.

Qualifications of the paleontological monitor typically include having an undergraduate degree (preferably in paleontology or geology, but also related fields and/or course work) and, especially, training and experience. The paleontological monitor can recognize fossils and fossiliferous sediments and has the skill and experience to recover paleontological resources. The monitor, besides having experience and training, is working under the direction of a qualified paleontologist (a person with an advanced degree in paleontology and/or geology and with experience). A qualified paleontologist will assist the monitor if paleontological resources are encountered.

4.8 Greenhouse Gas Emissions
a. GHG Emissions that may
Significantly Impact the
Environment (SI)
Mitigation Measures
GHG-1: Reduce Appliance Energy Consumption and GHG Emissions. To reduce potential GHG emissions from appliance-related energy consumption, all developer-installed refrigerators, dishwashers, clothes washers and dryers, and room air conditioners shall be Energy Star certified products.

GHG-2: Maximize Solar Roof Access Area. To reduce building energy related GHG emissions, all future residential, commercial, and industrial development shall design roof areas to maximize the solar access roof area by:
1) Minimizing roof areas occupied by other building systems, shading from natural features, external structures, and, for lowsloped roofs, components of the building itself City Planning and
Public Works
Department
Project Applicant
During
operation
Significant and
Unavoidable

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2) Maximizing solar roof access area by covering exterior parking areas with shade control structures that are compatible with photovoltaic systems. This shall only be required if the primary building’s rooftop photovoltaic system does not already meet the minimum photovoltaic system size pursuant to the version of the building energy efficiency standards code in effect at the time a project submits its building permit application. The current 2022 Building Energy Efficiency Standards establish minimum PV system size for multifamily residential
development with three or less habitable stories using equation 170.2-C, Annual Photovoltaic Electrical Output, and for multifamily residential development with four or more
habitable stories using Equation 170.2D, Photovoltaic Direct Current Size.

GHG-3: Reduce Building Energy Consumption and GHG Emissions. To reduce potential GHG emissions associated with the performance of the building envelope and systems components covered by Title 24 of the California Code of Regulations, all buildings in the project area shall be designed to have a total energy design rating that is at least 5% less than the standard building design for Climate Zone

15. The energy budget for the standard design building and the energy budget for the proposed design building shall be determined in accordance with the definitions and approach set forth in the version of the Building Energy Efficiency Standards (Energy Code) that is in effect at the time of building permit approval, unless the city Indio has adopted local requirements that are more stringent than the Energy Code. The requirement to reduce a project’s energy budget by 5% below the standard design building shall not apply if the Energy Code or the city of Indio has already established a zero net energy requirement for the standard design building.
b. Conflict with Applicable Plan,
Policy, or Regulation (LTSM) Mitigation Measures
See Mitigation Measures GHG-1 through GHG-3
City Planning and
Public Works
Department
During
operation Less than Significant

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Project Applicant

4.9 Hazards and Hazardous Materials
a/b. Transport, Use, or Disposal of
Hazardous Materials and
Accidental Release of
Hazardous Materials (LTSM)
Mitigation Measures
HAZ-1: Any buried infrastructure such as any septic systems, irrigation systems, and wellsite infrastructure associated with former land uses should be properly abandoned and disposed of by removal of all materials or crushing in place for buried pipeline that will be located under proposed parking lots or structures. If asbestos concrete is identified, its treatment and/or removal should follow all state and federal regulations. Removal of any infrastructure shall be in accordance with current regulations. It is possible that the removal of any subsurface, abandoned infrastructure reveals residual soil impacts from prior agricultural, maintenance and fueling activities. If so, this may be addressed/managed at that time through the implementation of a soil management plan.

City Planning and
Public Works
Department
Project Applicant
/ Developer
During
grading Less than Significant
c. Hazardous Materials within
one-quarter Mile of a School
(LTS)
d. Hazardous Materials Onsite
Pursuant to Government Code
Section 65962.5. (LTS)
e. Safety Hazard to public
airport, public airport use, or
Within an Airport Land Use
Plan (LTS)
f. Interfere with the Adoption or
Implementation of an
Emergency Response Plan
(LTS)
g. Expose People or Structures to
a Significant Risk of Wildfires
(LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant

4.10 Hydrology and Water Quality
a. Violation of Water Quality
Standards or Waste Mitigation Measures N/A N/A Less than Significant

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Discharge Requirements
(LTS)
b. Depletion of Groundwater
Supplies or Interference with
Groundwater Recharge (LTS)
c. Alteration of Existing
Drainage Patterns Resulting
in
i. Erosion or Siltation (LTS)
ii. Runoff Water that Would
Exceed Capacity of
Existing Stormwater
Drainage Systems (LTS)
iii. Degradation of Water
Quality (LTS)
iv. Impede or Redirect Flood
Flows (LTS)
d. Inundation by Flooding,
Seiche, Tsunami or Mudflow
(LTS)
e. Conflict or Obstruct
Implementation of Water
Quality Control Plan or
Sustainable Groundwater
Management Plan (LTS)
None Required

4.11 Land Use
a. Physically Divide an
Established Community (No
Impact)
b. Conflict with Any Land Use
Plan, Policy, or Regulation
(LTS)
Mitigation Measures
None Required N/A N/A Less than Significant

4.12 Noise
a. Generation of noise levels in
excess of established
standards (SI)
Mitigation Measures
NOI-1A: Provide Notification of Construction Activities. To ensure receptors in the vicinity of the Project area are aware of the Project and its planned construction activities, all future development in the City Planning and
Public Works
Department
Project Applicant
Prior to
construction Less than Significant

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Project area shall notify occupied residential land uses of planned construction activities.
1) The notice shall be provided at least 14 calendar days prior to the start of any construction activities, describe the planned phasing and schedule of construction activities, including any nighttime activities allowed by the City of Indio, describe the noise control measures to be
implemented during construction, and include the name
and phone number of a designated contact for the
construction contractor and the City of Indio responsible for handling construction-related noise complaints.
2) The notice shall be provided to the owner/occupants of all occupied dwelling units within 200 feet of planned
construction work areas.

NOI-1B: Restrict Construction Work Hours. To reduce the potential for construction activities to generate noise during times when receptors are more sensitive to changes in noise and the use of construction tools and machinery is restricted by the City of Indio Municipal Code, all future development in the Project area shall:
1) Restrict Motor Vehicle Standing/Idling. All motor vehicles with a gross vehicle weight rating more than 10,000
pounds, and any auxiliary equipment attached to such a
vehicle, shall be subject to the requirements of Municipal Code Section 95C.08.A. Such vehicles shall not operate for a period longer than 15 minutes in any hour while
stationary and within 150 feet of a residential area
between the hours of 7 PM and 7 AM.
2) Restrict Construction Equipment Hours. All construction activities shall be subject to the requirements of Municipal Code Section 95C.08.B.2 and 95C.08.B.3. Unless otherwise approved by the City, the loading and unloading of vehicles and the operating of forklifts or cranes within 1,000 feet of City Planning and
Public Works
Department
Project Applicant
/ Developer
During
construction Less than Significant

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a residence and the use of construction tools and
machinery shall occur only during the following times:
a. Pacific Standard Time
i. Monday through Friday: 7 AM through 6 PM
ii. Saturday: 8 AM through 6 PM
iii. Sunday and Government Holidays: 9 AM
through 5 PM
b. Pacific Daylight Time
i. Monday through Friday: 6 AM through 6 PM
ii. Saturday: 7 AM through 6 PM
iii. Sunday and Government Holidays: 9 AM
through 5 PM
3) Post Restricted Work Hours. Each development project shall post a sign at all entrances to and exits from the construction site informing contractors, subcontractors, construction workers, etc. of the allowable work hours
pursuant to sections 1) and 2) of this mitigation measure.

NOI-1C: Reduce Construction Traffic and Equipment Noise Levels. To reduce potential noise levels associated with Project construction activities, all future development in the Project area shall:
1) Control Construction Traffic and Site Access. Construction truck traffic, including soil and debris hauling, equipment deliveries, and concrete and other vendor deliveries shall follow City of Indio-designated truck routes, including Monroe Street and Avenue 42.
1) Construction Equipment Selection, Use, and Noise Control Measures. The following measures shall apply to all future development in the Project area:
a. Construction staging activities such as receipt of
deliveries, equipment, and material storage, etc.,
shall occur as far away from residential land uses as
possible.

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b. All stationary noise generating equipment such as
pumps, compressors, and welding machines shall be
shielded and located as far from sensitive receptor
locations as practical. Shielding may consist of
trailers, stored materials, or a three- or four-sided
enclosure provided the structure/barrier breaks the
line of sight between the equipment and the
receptor, provides for proper equipment ventilation
and operations, and complies with all other
applicable occupational safety and health
requirements.
c. Heavy equipment shall include standard noise
suppression devices such as mullers, engine covers,
and engine/mechanical isolators, mounts, etc.

Equipment and noise suppression devices shall be
maintained in accordance with manufacturer’s
recommendations while on-site.
d. Pneumatic tools shall include a noise suppression
device on the compressed air exhaust.
e. Connect to existing electrical service to power
stationary and portable equipment (e.g., pumps,
generators, compressors, and welding sets). This
measure shall be subject to the approval of the local
electric utility. If it is not feasible to connect to
electrical service and/or extend electrical service to
all work sites, Mitigation Measure NOI-1C, items 2.a
and 2.b are implemented.

NOI-1D: Install Temporary Noise Barriers. To reduce potential construction noise levels at receptors near active work areas, all future development in the Project area shall install a temporary noise barrier during all site preparation, grading, and paving work

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activities that have a line of sight to and occur within 150 feet of an occupied dwelling unit.
1) The barrier shall only be required along the portion of the job site perimeter that lies between the active work area and the affected dwelling unit(s). In addition, a temporary barrier shall not be required if a permanent barrier has been installed pursuant to Mitigation Measure NOI-3A.
2) The barrier shall consist of the following:
a. When activities occur no closer than 50 feet from an occupied dwelling unit, the physical noise barrier shall extend to a height of 6 feet above grade and consist of nominal 0.5-inch plywood with a minimum material
density of 1.7 pounds per square foot installed.

Alternatively, the barrier may consist of commercially
available acoustic panels, blankets, etc. that have a
minimum sound transmission class (STC) or
transmission loss value of 20 dB.
b. When activities occur within 25 to 50 feet of an
occupied dwelling unit, the physical noise barrier shall extend to a height of 8 feet above grade and consist of nominal 0.5-inch plywood with a minimum material
density of 1.7 pounds per square foot installed.

Alternatively, the barrier may consist of commercially
available acoustic panels, blankets, etc. that have a
minimum STC or transmission loss value of 23 dB or
higher.
c. When activities occur within 25 feet of an occupied
dwelling unit, the physical noise barrier shall extend to a height of 10 feet above grade and consist of nominal

1.0-inch plywood with a minimum material density of
approximately 3 pounds per square foot installed.

Alternatively, the barrier may consist of commercially

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available acoustic panels, blankets, etc. that have a
minimum STC or transmission loss value of 23 dB or
higher.
3) The barrier shall be installed at grade, or mounted to structures located at grade, such as a K-rail, and be
maintained free of openings or gaps other than weep
holes. Construction ingress/egress shall not be permitted through the barrier unless there is no other viable access point due to specific project constraints or other access requirements.

The noise barrier may be removed following the completion of all site preparation, grading, and paving activities (i.e., it is not necessary once framing and typical vertical building construction begins provided no other site preparation, grading, or paving work is still occurring in the area).

NOI-1E: Owner/Occupant Disclosure. Future owners, occupants, and tenants of residential and commercial properties in the project area shall receive disclosures that properties in the project area may be subjected to elevated construction noise levels from development in the project area. This disclosure shall be provided as part of the mortgage, lease, sub-lease, and/or other contractual real-estate transaction associated with the subject property.

City Planning and
Public Works
Department
Project Applicant
/ Developer
Prior to
occupants Less than Significant
NOI-2: Prohibit Vibratory Equipment: To reduce the potential for construction equipment to generate substantially perceptible groundborne vibrations, the use of vibratory rollers,
vibratory/impact hammers, and other potential large vibrationgenerating equipment (e.g., hydraulic breakers/hoe rams) shall be prohibited within 50 feet of any occupied residential dwelling unit.

Plate compactors and compactor rollers are acceptable. Deep foundation piers or caissons shall be auger drilled.
1) If it is not feasible to prohibit the use of vibratory equipment within 50 feet of a residential building façade due to site- or City Planning and
Public Works
Department
Project Applicant
/ Developer
During
construction Less than Significant

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project-specific conditions or design considerations, a project-specific construction vibration evaluation plan shall be prepared that identifies planned vibration-generating construction activities and potential groundborne vibration levels (given specific equipment and soils conditions) at specific receptor locations and the vibration control
measures that will be employed to ensure equipment and
work activities would not result in vibrations that exceed Caltrans’ strongly perceptible human annoyance criterion of

0.1 inches/second peak particle velocity. Such measures may include but are not limited to the use of vibration monitoring to measure actual vibration levels, the use of photo
monitoring or documentation of building conditions prior to, during, and after construction activities, and/or the use of trenches or barriers that attenuate ground-borne vibration.

NOI-3A: Planning Area 3 and Planning Area 4 Noise Barrier. The City shall not approve any residential development in Planning Area 3 unless one of the following conditions is satisfied:
1) Planning Area 4 is not yet developed (i.e., constructed and awaiting occupancy or already occupied), in which case the residential project design shall include an 8-foot-tall concrete masonry unit noise barrier along the western boundary of Planning Area 3.
a. The barrier shall extend to a height of 8 feet above the finished elevation of the development and shall extend
in a north-south direction at least 100 feet past the
northernmost and southernmost dwelling unit (if the
project develops only a part of Planning Area 3.

The part of Planning Area 4 that borders Planning Area 3 is already developed, and a project-specific noise analysis required by Mitigation Measure NOI-3B (prepared by either the industrial or residential project) indicates Planning Area 4 industrial

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development would not generate noise levels in Planning Area 3 that exceed applicable City standards.

NOI-3B: Control On-site Noise Generating Sources and Activities. To ensure on-site, operations-related equipment and activities associated with the future development in the project area do not generate noise levels that exceed City standards, future mixed-use residential/commercial, commercial, and industrial development shall submit a project-specific operational noise analysis to the City for review and approval prior to the issuance of the first building permit for the project, or as otherwise determined by the City. The noise analysis shall be prepared by a qualified acoustical consultant and shall:
1) Identify surrounding land uses and noise-sensitive receptors in the vicinity of the project.
2) Identify the ambient noise level at and in the vicinity of the project, including at noise-sensitive receptors that could be impacted by the project. Ambient noise levels may be based on Indio General Plan traffic noise modeling, information in the Oasis at Indio Specific Plan EIR, or new ambient noise measurements conducted for the project.
3) Describe the noise levels generated by the project’s on-site noise sources, including all stationary equipment (e.g., pumps, compressors, generators, dryers, heating,
ventilation, and air conditioning equipment, etc.), truck docks/dedicated loading areas, waste collection areas, and vehicle parking areas included in the final project design/site plan.

Demonstrate how project noise sources and activities will comply with the exterior sound limits established in Municipal Code Chapter 95C, Noise Control, the noise compatibility guidelines in General Plan Table 11-1, and applicable interior sound limits for residential (45 CNEL in habitable rooms) and non-residential (50 City Planning and
Public Works
Department
Project Applicant
During
operation Less than Significant

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dBA Leq in occupied areas or application of prescriptive requirements) project components. Measures for reducing project noise to may include, but are not limited to, setbacks, equipment enclosures, noise barriers or other means of shielding on-site noise levels from surrounding land uses and noise-sensitive receptors, and operating restrictions (e.g., prohibiting certain equipment or activities from operating at certain times such as nighttime hours). b. Generation of excessive
ground borne vibration (SI)
Mitigation Measures
See Mitigation Measure NOI-2
City Planning and
Public Works
Department
Project Applicant
/ Developer
During
construction Less than Significant
c. Excessive noise levels due to
proximity to an airport or a
private air strip (LTS)
Mitigation Measures
None Required N/A N/A Less than Significant

4.13 Population and Housing
a. Result in unplanned growth
(LTS)
b. Displace housing (LTS)
Mitigation Measures
None Required N/A N/A Less than Significant

4.14 Public Services
a. Increased demand on Public
Services (LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant

4.15 Recreation
a. Increase use of existing
neighborhood and regional
parks (LTS)
b. Require the construction or
expansion of recreational
facilities (LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant

4.16 Transportation
a. Conflict with an applicable
plan or policy addressing the
circulation system (LTS)
Mitigation Measures
None Required N/A N/A Less than Significant

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c. Increase hazards due to a
geometric design feature (LTS)
d. Result in inadequate
emergency access (LTS)
b. Inconsistent with CEQA
Guidelines section 15064.3,
subdivision (b) (LTS)
TRA-1: Any future use subject to IMC Chapter 160 shall implement, as part of its TDM program, (1) commute trip reduction marketing and (2) a ridesharing program, among the other measures that may be required to achieve a 10% reduction in overall employee trips.

T-7 Implement Commute Trip Reduction Marketing.

This measure will include the implementation of a marketing strategy that promotes the site employer’s Commute Trip Reduction (CTR) Marketing program. The program includes information sharing and marketing to promote travel choices beyond driving that are available to employees such as taking transit, carpooling, walking and biking. These measures help to reduce VMT and GHG emissions. 100% of the total industrial employment will be eligible for the program. Other uses will be determined by future development.

T-8 Provide Ride Sharing Program
This measure will include the implementation of a ride sharing program as well as the establishment of a permanent transportation management association. This association will have a funding requirement for employment. Ridesharing promotes carpooled vehicle trips in place of single-occupancy vehicle trips. These measures help to reduce VMT and GHG emissions. 100% of the total industrial employment will be eligible for the program. Other uses will be determined by future development.

City Planning and
Public Works
Department
Project Applicant
During
operation
Significant and
Unavoidable

4.17 Tribal Cultural Resources

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a. Cause substantial adverse
change in significance of tribal
cultural resource that is
i. A site listed in the CRHR or
Local Register, Tribal
Cultural Resources (SI)
ii. A resource determined to
be significant to a California
Native American tribe. (SI)
Mitigation Measures
See Mitigation Measure CUL-1
City Planning
Department
Qualified
Archaeologist
Native American
Monitor
Project Applicant
During earthmoving
activities
Less than Significant

4.18 Utilities and Service Systems
a. Require or result in
construction of new
wastewater drainage facilities
(LTS)
b. Have sufficient water supplies
available (LTS)
c. Result in construction of new
wastewater facilities (LTS)
d. Generate excess solid waste
(LTS)
e. Comply with federal, state,
and local management and
reduction statues and
regulations related to solid
waste (LTS)
Mitigation Measures
None Required
N/A N/A Less than Significant

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RESOLUTION NO. 10612

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF INDIO, CALIFORNIA, APPROVING GENERAL PLAN
LAND USE MAP AMENDMENT GP-23-0001 AND

MOBILITY ELEMENT CIRCULATION MAP AMENDMENT
GP-26-0005 FOR THE OASIS AT INDIO PROJECT
WHEREAS, on December 20, 2023, an application was filed on behalf of BH Indio Land, LLC for General Plan Land Use Map Amendment GP-23-0001 for approximately 183 acres north of Interstate 10, south of Avenue 42, east of the Thousand Palms Stormwater Channel, and west of Monroe Street, to change the designations from Mixed Use Neighborhood (MUN) and Regional Commercial (RC) to Specific Plan (SP); and
WHEREAS, amending the general plan land use map and mobility circulation map will facilitate the comprehensive planning of a mixed use development, the Oasis at Indio; and,
WHEREAS, the City determined that the Project could have significant environmental effects and prepared an Environmental Impact Report under the California Environmental Quality Act (“CEQA”); and
WHEREAS, the EIR concluded that most of the environmental impacts of the Project could be mitigated to a less than significant level except impacts on Air Quality and Greenhouse Gases; and
WHEREAS, on May 27, 2026, and June 10, 2026, the Planning Commission held public hearings, considered the Project and environmental materials, and recommended denial; the City Council has independently considered that advisory recommendation and the evidence supporting and opposing the Project; and WHEREAS, on September 16, 2026, the City Council held a duly noticed public hearing, considered the General Plan amendments, environmental materials, staff report and public testimony, and concluded its proceedings; and WHEREAS, the Council has considered the final proposed land use and circulation amendments and the requirements for referral of substantial modifications not previously considered by the Planning Commission.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:

Section 1. Recitals. The recitals set forth above are true and correct and are hereby incorporated into this Resolution as findings of the City Council.

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Section 2. Environmental Determination. Before approving the Project, the City Council adopted a Resolution certifying the Final Environmental Impact Report for the Oasis at Indio Project (State Clearinghouse No. 2024050578), making the required CEQA findings, adopting a Statement of Overriding Considerations for the significant and unavoidable impacts, and adopting the Mitigation Monitoring and Reporting Program (“MMRP”). That resolution and its exhibits are incorporated herein. All applicable mitigation measures are binding conditions of this approval and shall be implemented at the times specified in the MMRP.

Section 3. Findings. The General Plan Land Use Map Amendment GP-23-0001 and Mobility Element Circulation Map Amendment GP-26-0005 are approved based on the following findings:
(a) The amendments establish a coordinated planning framework for residential, commercial and employment uses, open space and infrastructure on the Project site. The Specific Plan designation requires the Project’s development program to be implemented through an adopted Specific Plan, including enforceable standards for circulation, design, public improvements and environmental mitigation. (b) The amendments support the General Plan’s Avenue 42 Corridor strategy by directing investment to an identified growth area and integrating housing and employment with surrounding development. Compatibility depends on the approved Specific Plan’s land use distribution, setbacks, landscaping, access controls, development standards and mitigation requirements, rather than on the designation alone.
(c) Coordinated land use and circulation amendments allow comprehensive planning of a large remaining undeveloped tract in the Avenue 42 Corridor. The amendments are considered together with the Specific Plan and related zoning so that the planning framework remains internally consistent.
(d) The circulation amendment removes the planned Clinton Street segment identified in Exhibit B and substitutes the circulation pattern shown in the approved Specific Plan. Street A connects the Project to Monroe Street. The approved access and circulation requirements govern truck movements and pedestrian and bicycle facilities. This finding does not promise that all large vehicles will avoid residential areas unless the approved plans and enforceable restrictions establish that result. (e) The amendments have been evaluated for consistency with the General Plan as a whole, including its land use, mobility, housing, infrastructure, and safety provisions. Existing plans and zoning are superseded only as expressly provided in the related adopting instruments. The Council does not rely on a finding that a proposed amendment already complies with a conflicting provision it is intended to replace.

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Section 4. Map Amendments. The City Council amends the General Plan Land Use Map for the property specifically delineated in Exhibit A from Mixed Use Neighborhood (MUN) and Regional Commercial (RC) to Specific Plan (SP). The Council amends the Mobility Element Circulation Map by deleting the planned Clinton Street segment north of Interstate 10 and south of Avenue 42 specifically delineated in Exhibit B. Exhibits A and B are incorporated herein. This planning action does not vacate a street, extinguish an easement, abandon public right-of-way, or release any separate property interest.

Any such action requires separate lawful proceedings.

Section 5. Coordination and Implementation. The amendments shall become operative when the Oasis at Indio Specific Plan and related Zone Map Amendment become effective. Until then, the existing General Plan maps remain operative. The Community Development Director shall update the official maps to reproduce the adopted exhibits and shall not change their boundaries or substantive designations administratively.

Section 6. Certification. The City Clerk shall certify adoption of this resolution and retain the resolution and its complete exhibits in the official records of the City. This resolution is adopted upon the affirmative vote of a majority of the Council’s total membership as required by Government Code section 65356.

PASSED, APPROVED, AND ADOPTED this 16th day of September 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________

ELAINE HOLMES, MAYOR
ATTEST:
_______________________________

SABDI SANCHEZ, DIRECTOR OF CITY CLERK SERVICES
Exhibit A — General Plan Land Use Map Amendment GP-23-0001 Exhibit B — General Plan Mobility Element Circulation Map Amendment GP-26-0005

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4-17
Figure 4-3: Circulation Plan

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ORDINANCE NO. 1845

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF INDIO, CALIFORNIA, ADOPTING THE OASIS AT
INDIO SPECIFIC PLAN SP-23-0001 AND SUPERSEDING

THE GATEWAY SPECIFIC PLAN AND CLINTON STREET

BUSINESS PARK MASTER PLAN WITHIN THE OASIS

PLAN AREA
WHEREAS, on December 20, 2023, the BH Indio Land, LLC, filed an application for the consideration of the Oasis at Indio Specific Plan and to establish the land use and development regulations for the Oasis project; and
WHEREAS, the Oasis at Indio Specific Plan establishes the allowed land uses and development components of the project site including development limits, circulation/mobility, grading, landscaping, infrastructure/utilities, public services, development regulations, design standards/guidelines, administration and implementation and other planning and design components for development of the Project; and
WHEREAS, within the boundary shown in Exhibit A, the proposed Oasis at Indio Specific Plan replaces the applicable Gateway Specific Plan and Clinton Street Business Park Master Plan provisions upon the operative date of the replacement plan; and
WHEREAS, copies of the Oasis at Indio Specific Plan document were posted May 6, 2026, on the Community Development webpage and were available for public review and in printed form at City Hall in the Community Development Department; and WHEREAS, the City and the applicant have sought to proactively engage the public in preparation, review, and comments in the process of drafting the Oasis at Indio Specific Plan, including community outreach workshops and meetings, direct public noticing, postings, and conducting multiple public hearings; and
WHEREAS, the City Council of the City of Indio has reviewed and considered information from a variety of sources, including, but not limited to, City staff, consultants, outside agencies, the Draft Environmental Impact Report, and members of the public; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City conducted an environmental assessment of the Project and determined that the Project could have a significant effect on the environment, therefore, an Environmental Impact Report has been prepared; and

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WHEREAS, the EIR concluded that most of the environmental impacts of the Project could be mitigated to a less than significant level except impacts on Air Quality and Greenhouse Gases; and
WHEREAS, on May 27, 2026, and June 10, 2026, the Planning Commission held public hearings, considered the Project and environmental materials, and recommended denial; the City Council has independently considered that advisory recommendation and the evidence supporting and opposing the Project; and WHEREAS, the applicant submitted revisions to the Specific Plan after the Planning Commission proceedings, including changes to industrial building height, freeway setbacks, landscaping, design standards, and the allowed-use provisions; the Council has evaluated the final revisions both for CEQA purposes and under the distinct statutory requirements governing referral to the Planning Commission and has determined that no recirculation or referral is required under each applicable statute; and
WHEREAS, on September 16, 2026, the City Council held a duly noticed public hearing on the Specific Plan, considered the staff report, environmental materials, proposed revisions, and testimony, and concluded its proceedings.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

Section 1. Environmental Determination. Before approving the Project, the City Council adopted a resolution certifying the Final Environmental Impact Report for the Oasis at Indio Project (State Clearinghouse No. 2024050578), making the required CEQA findings, adopting a Statement of Overriding Considerations for the significant and unavoidable impacts, and adopting the Mitigation Monitoring and Reporting Program (“MMRP”). That resolution and its exhibits are incorporated herein. All applicable mitigation measures are binding conditions of this approval and shall be implemented at the times specified in the MMRP.

Section 2. Specific Plan Findings. The Council adopts the Specific Plan based on the following findings:
(a) The Specific Plan is consistent with the General Plan as amended by concurrent resolution. It establishes a coordinated framework for the uses, circulation, public facilities, development standards, and implementation measures within the designated plan area, as required by Government Code sections 65451 and 65454. (b) The Specific Plan and related Zone Map Amendment establish the sitespecific regulations applicable to the Project. Citywide regulations continue to apply except where the adopted Specific Plan lawfully establishes a controlling site-specific provision. This finding does not imply that the new plan already conforms to superseded standards that it changes.

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(c) The Specific Plan implements the General Plan’s Avenue 42 Corridor strategy by providing a coordinated mix of residential, commercial, and employment uses with circulation, infrastructure, open space, and design requirements. Its adopted standards, including industrial height, setbacks and landscaping, govern future development rather than relying on nonbinding conceptual illustrations. (d) The Specific Plan supports General Plan Land Use and Urban Design Policy LU-1.2 by directing investment to the Avenue 42 Subarea. The Council’s consistency determination also considers the General Plan as a whole and the requirements governing housing capacity, mobility, utilities, airport compatibility, and public safety.
(e) The Council’s determination concerning the environmental effects of the final revisions and the need for recirculation is set forth in the separately adopted CEQA resolution. That determination applies to the exact final allowed-use table and development standards in Exhibit A. No new use or broader permission may be added through an administrative compilation of the adopted plan.

Section 3. Adoption of Specific Plan. The Oasis at Indio Specific Plan SP-23-0001, including all text, tables, maps, appendices, and Council-approved revisions, attached as Exhibit A, is adopted pursuant to Government Code section 65453. Exhibit B contains the supplemental consistency findings adopted by the Council. The Clerk shall retain the complete adopted version. Only clerical corrections that do not alter substance may be incorporated administratively.

Section 4. Supersession and Implementation. On the operative date of the Oasis at Indio Specific Plan, the Gateway Specific Plan and Clinton Street Business Park Master Plan are superseded only to the extent they apply to property within the boundary shown in Exhibit A. No provision applicable outside that boundary is repealed by this ordinance. This ordinance does not, by itself, cancel a separately vested entitlement or recorded property interest. Future applications shall be reviewed under the adopted plan, applicable state law, and any legally controlling vested right.

The Community Development Director shall administer the adopted plan and coordinate its implementation with the General Plan amendments, zoning map, MMRP, and other Project approvals. Later discretionary approvals require the environmental review applicable to those actions; this ordinance does not predetermine that no further CEQA review will be necessary.

Section 5. Publication and Effective Date. The City Clerk shall certify adoption of this ordinance and cause its publication in accordance with state law. This ordinance takes effect 30 days after adoption, subject to applicable referendum law. The replacement plan and supersession become operative concurrently with the related General Plan amendments and Zone Map Amendment. Until then, the existing plans remain operative.

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///
ORDINANCE NO. 1845

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF INDIO, CALIFORNIA, ADOPTING THE OASIS AT
INDIO SPECIFIC PLAN SP-23-0001 AND SUPERSEDING

THE GATEWAY SPECIFIC PLAN AND CLINTON STREET

BUSINESS PARK MASTER PLAN WITHIN THE OASIS

PLAN AREA
INTRODUCED at a regular meeting on September 16, 2026, and PASSED, APPROVED, AND ADOPTED at a regular or adjourned regular meeting on October 7, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________

ELAINE HOLMES, MAYOR
ATTEST:
______________________

SABDI SANCHEZ, DIRECTOR OF CITY CLERK SERVICES
Exhibit A — Oasis at Indio Specific Plan SP-23-0001
Exhibit B — Supplemental Specific Plan consistency findings

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City of Indio, California
Prepared for: BH Properties
Prepared by: MIG
Draft Specific Plan April, 2026

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The Oasis at Indio Specific Plan
Table of Contents
Page

1. INTRODUCTION ...................................................................................................................................1-1

1.1. Planning Context........................................................................................................................1-1

1.1.1. Existing Setting and Surrounding Uses..........................................................................1-1

1.1.2. Existing and Proposed General Plan Land Use and Zoning...........................................1-6

1.1.3. Relationship to the Bermuda Dunes Airport Plan.......................................................1-10

1.1.4. Previous Entitlements.................................................................................................1-10

1.2. Authority and Requirements...................................................................................................1-12

1.3. CEQA Compliance ....................................................................................................................1-13

1.4. Specific Plan Goals and Objectives..........................................................................................1-14

1.5. Specific Plan Organization .......................................................................................................1-16

2. DEVELOPMENT PLAN...........................................................................................................................2-1

2.1. Land Use Concept Plan ..............................................................................................................2-1

2.1.1. Specific Plan Development Limit..................................................................................2-3

2.1.2. Planning Area 1-3 .........................................................................................................2-4

2.1.3. Planning Area 4.............................................................................................................2-5

2.2. Circulation and Mobility ...........................................................................................................2-6

2.2.1. Vehicular Circulation ....................................................................................................2-6

2.2.2. Non-Vehicular Circulation ..........................................................................................2-12

2.2.3. Public Transit ..............................................................................................................2-15

2.3. Grading ....................................................................................................................................2-15

2.4. Landscape and Green Space....................................................................................................2-15

2.5. Infrastructure and Utilities......................................................................................................2-18

2.5.1. Water..........................................................................................................................2-18

2.5.2. Wastewater ...............................................................................................................2-18

2.5.3. Stormwater Drainage and Flood Control ...................................................................2-21

2.5.4. Dry Utilities.................................................................................................................2-21

2.5.5. Fiber Optics.................................................................................................................2-24

2.5.6. Solid Waste.................................................................................................................2-24

2.6. Public Services.........................................................................................................................2-24

2.6.1. Police ..........................................................................................................................2-24

2.6.2. Fire..............................................................................................................................2-24

2.6.3. Schools........................................................................................................................2-25

2.6.4. Library Services...........................................................................................................2-25

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3. DEVELOPMENT REGULATIONS ............................................................................................................3-1

3.1. General Provisions.....................................................................................................................3-1

3.2. Land Use Descriptions ...............................................................................................................3-1

3.3. Definition of Terms....................................................................................................................3-1

3.4. Performance Standards...........................................................................................................3-32

3.4.1. Security.........................................................................................................................3-32

3.4.2. Noise and Ventilation...................................................................................................3-32

3.4.3. Air Contaminants..........................................................................................................3-32

3.4.4. Limitations on Use within a Mixed-Use Development...................................................3-3

3.4.5. Maintenance ................................................................................................................3-43

3.4.6. Hours of Operation ......................................................................................................3-43

3.4.7. Lighting.........................................................................................................................3-43

3.5. Permitted Uses..........................................................................................................................3-4

3.6. Development Standards........................................................................................................3-153

3.6.1. Supplemental Development Standards .....................................................................3-186

3.7. Parking Standards..................................................................................................................3-220

3.8. Freeway-Oriented Digital Outdoor Advertising Display Standards.......................................3-242

3.8.1. Applicability/Regulatory Framework .........................................................................3-242

4. OBJECTIVE DESIGN STANDARDS and DESIGN GUIDELINES ................................................................4-1

4.1. Multi-Family Objective Design Standards..................................................................................4-2

4.1.1. Site Design......................................................................................................................4-2

4.1.2. Exterior Design ...............................................................................................................4-3

4.1.3. General Architectural Features and Accents ...............................................................4-10

4.2. Mixed-Use Objective Design Standards ..................................................................................4-11

4.2.1. Site Design....................................................................................................................4-11

4.2.2. Exterior Design .............................................................................................................4-14

4.2.3. General Architectural Features and Accents ...............................................................4-20

4.3. Industrial Design Guidelines....................................................................................................4-21

4.3.1. Site Design....................................................................................................................4-21

4.3.2. Exterior Design ...........................................................................................................4-221

4.3.3. General Architectural Features and Accents .............................................................4-254

4.4. Walls and Fences...................................................................................................................4-276

4.5. Landscape Objective Design Standards and Guidelines......................................................4-2726

4.5.1. Landscape Architectural Concepts...........................................................................4-2928

4.5.2. Entries, Edge Conditions and Social Spaces.............................................................4-3029

4.5.3. Landscape Sustainability and Energy Efficiency.......................................................4-3837

4.5.4. ‘The Oasis of Indio’ Plant Palette .............................................................................4-3938

5. ADMINISTRATION and IMPLEMENTATION .........................................................................................5-1

5.1. Administration...........................................................................................................................5-1

5.1.1. Responsibility and Enforcement ....................................................................................5-1

5.1.2. Applicability....................................................................................................................5-1

5.1.3. Severability.....................................................................................................................5-2

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5.1.4. Interpretation.................................................................................................................5-2

5.1.5. Initial Entitlements.........................................................................................................5-2

5.1.6. Administrative Adjustments and Specific Plan Amendments........................................5-3

5.2. Implementation...........................................................................................................................5-5

5.2.1. Planning Review .............................................................................................................5-6

5.2.2. Planning Review– Administrative...................................................................................5-6

5.2.3. Planning Review – Ministerial......................................................................................5-10

5.2.4. Planning Review – Discretionary................................................................................5-110

5.2.5. Pre-Application Review and Conferences....................................................................5-12

5.2.6. Concurrent Processing ...............................................................................................5-132

5.2.7. Notice of Decision; Appeals; Expiration and Extensions............................................5-133

5.2.8. Project Tracking..........................................................................................................5-133

5.2.9. Land Use Conversion....................................................................................................5-15

5.2.10.Conceptual Phasing......................................................................................................5-17

5.2.11.Maintenance and Ownership.......................................................................................5-17

5.2.12.Development Agreement.............................................................................................5-18

5.2.13.Financing for Construction, Operations and Maintenance..........................................5-19 Appendices:

Appendix A: Airport Land Use Commission (ALUC)
Appendix B: Track Implementation Form
List of Tables
Table 1-1: General Plan Place Type Designation .......................................................................................1-6 Table 1-2: Zoning Designation ...................................................................................................................1-8 Table 2-1: Land Use Plan Statistical Summary...........................................................................................2-3 Table 2-2: Development Potential Maximums..........................................................................................2-4 Table 2-3: Riverside County Fire Station Locations .................................................................................2-24 Table 3‐1: Land Use Matrix ......................................................................................................................3-65 Table 3-2: Maximum Density/Intensity Calculations...........................................................................3-1311 Table 3-3: Development Standards .......................................................................................................3-153 Table 3-4: Off-Street Vehicle Parking Standards..................................................................................3-2022 Table 3-5: Freeway-Oriented Digital Outdoor Advertising Display Standards ......................................3-242 Table 5-1: Review Authority.....................................................................................................................5-14 Table 5-2: Scenario #2..............................................................................................................................5-15 Table 5-3: Land Use Equivalency Conversion ..........................................................................................5-16 Table 5‐4: Financing, Ownership, and Maintenance ...............................................................................5-17 Table 5-5: Financing Mechanisms............................................................................................................5-19 List of Figures
Figure 1-1: Regional Map...........................................................................................................................1-2 Figure 1-2: Surrounding Context Map ......................................................................................................1-3

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Figure 1-3: Existing Conditions Map ..........................................................................................................1-5 Figure 1-4: Existing and Proposed General Plan Place Type Designations................................................1-7 Figure 1-5: Existing and Proposed Zoning..................................................................................................1-9 Figure 1-6: Previous Entitlements Map ...................................................................................................1-11 Figure 2-1: Land Use Districts ....................................................................................................................2-2 Figure 2-2A: Illustrative Site Plan...............................................................................................................2-7 Figure 2-2B: Illustrative Site Plan...............................................................................................................2-8 Figure 2-3A: Conceptual Vehicular Circulation and Mobility Plan.............................................................2-9 Figure 2-3B: Conceptual Vehicular Circulation and Mobility Plan...........................................................2-10 Figure 2-4: Conceptual Non-Vehicular Circulation and Mobility Plan ....................................................2-14 Figure 2-5: Conceptual Grading Plan .......................................................................................................2-16 Figure 2-6: Conceptual Landscape and Green Space Plan.......................................................................2-17 Figure 2-7: Conceptual Water Infrastructure Plan...................................................................................2-19 Figure 2-8: Conceptual Sanitary Sewer Infrastructure Plan.....................................................................2-20 Figure 2-9: Conceptual Drainage Infrastructure Plan ..............................................................................2-22 Figure 2-10: Conceptual Dry Utility Infrastructure Plan ..........................................................................2-23 Figure 3-1: Airport Compatibility Zones.................................................................................................3-142 Figure 4-1: Monroe Street Parkway – Commercial Edge Condition (West) ..........................................4-332 Figure 4-2: Street ‘A’ – Commercial Edge Condition .............................................................................4-343 Figure 4-3: Street ‘A’ Industrial Edge Condition....................................................................................4-343 Figure 4-4: Freeway Edge Condition......................................................................................................4-354 Figure 4-5: Avenue 42 – Residential Edge Condition.............................................................................4-354 Figure 4-6: Street ‘A’ Residential Edge...................................................................................................4-365 Figure 4-7: Street ‘A’ Cross Section........................................................................................................4-365 Figure 5-1: Permit Process.......................................................................................................................5-12

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Chapter 1 - Introduction

1.1 Planning Context
The Oasis at Indio Specific Plan establishes the land use and development regulations, and implementation strategies to provide a balanced and sustainable residential and non-residential development with a range of employment-generating activities and medium to high-density residential that will complement surrounding neighborhoods, centers, and districts. The intent of this Specific Plan is to provide a comprehensive framework in which development can occur in a planned, logical fashion rather than a piecemeal approach. This comprehensive approach will help to create a unified development for the City of Indio residents and visitors to enjoy.

The Oasis at Indio Specific Plan is a stand-alone planning document that focuses on the unique characteristics of the Specific Plan Area and customizes the planning standards and review procedures to reflect the City’s vision for this area within the Avenue 42 Corridor Subarea. Additionally, The Oasis at Indio Specific Plan addresses infrastructure, public services, and utilities to ensure comprehensive and coordinated planning of the essential facilities needed to support the land uses described in this plan.

The Specific Plan is the tool that will systematically implement the goals and policies of the City of Indio General Plan. Proposed development plans or agreements, tentative tract or parcel maps, and any other development approval must be in substantial conformance with the Specific Plan. Projects which are found consistent with the Specific Plan will be deemed consistent with the City's General Plan. Upon adoption by ordinance, The Oasis at Indio Specific Plan shall serve as the official zoning and development plan for the Specific Plan Area.

1.1.1 Existing Setting and Surrounding Uses
The Oasis at Indio is located within the Coachella Valley area of Riverside County, in the north-central portion of the City of Indio, adjacent to and north of Interstate 10 (I-10) as shown in Figure 1-1, Regional Map and Figure 1-2, Surrounding Context Map. The Specific Plan Area is bounded by Avenue 42 to the north, Monroe Street to the east, the Thousand Palms Stormwater Channel to the west, and the I-10 Freeway to the south.

Regional access to the Specific Plan Area is available from the I-10 Freeway via Monroe Street. Primary arterial access to the Specific Plan Area is available from Monroe Street, Jackson Street, and Jefferson Street, which are accessible from/to I-10.

The Specific Plan Area consists of seven Assessor’s Parcel Numbers (APNs): 610-020-001, 610-020-010, 610-020-012, 610-020-013, 610-020-021, 610-020-034, 610-020-036. While the APNs total 173.9 acres, the property has been surveyed reflecting a gross acreage of approximately 182.8 acres.

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Chapter 1 Introduction
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The approximately 183-acre site is irregular in shape and relatively flat, with a slight gradient from northwest to southeast. There is approximately 15 feet of fall across the site with an average slope of about 0.3%. The Specific Plan Area is currently undeveloped vacant land with a few remnants of former development/structures for agricultural purposes including several concrete pads on the north-central portion of the subject property, and two agricultural standpipes on the northwest corner and central portion of the property.

The Site is not located within a 100-year or 500-year flood zone, there are no sole-source aquifers, groundwater monitoring wells, and no evidence of public water sources within the Specific Plan Area.

The site is surrounded by active agriculture land uses and vacant land to the north, the Thousand Palms Stormwater Channel, vacant land, and a landscaping supply facility (Southwest Boulder & Stone) to the west, commercial land uses (The Palms at Indio) to the east, and the I-10 Freeway to the south. The southeast corner of Monroe Street and Avenue 42 includes a Circle K convenience store/gas station, drive-thru restaurants, financial business, urgent care facility, and other miscellaneous commercial/retail uses. North of the Specific Plan beyond the agricultural land uses, are several residential neighborhoods including Palazzo and Sun City Shadow Hills. South of the Specific Plan beyond the I-10 Freeway includes the Coachella Valley Stormwater Channel as shown in Figure 1-3, Existing Conditions Map.

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1.1.2 Existing and Proposed General Plan Land Use and Zoning

1.1.2.1 General Plan
The City of Indio 2040 General Plan is a long-range policy document that provides implementation measures to achieve the City’s long-term vision to enhance the local economy, maintain the “City of Festivals” reputation, and simultaneously improve access to quality education, housing, and jobs.

The 2040 General Plan sets forth land use designations called place types that indicate the purpose and intended use for each parcel within the City. The place types specify additional guidance related to development form and character including allowable uses, building density, building placement, parking location and access, building frontage, and streetscape design. The existing General Plan designation within the Specific Plan Area is Mixed-Use Neighborhood (MUN) within the northwesterly area and Regional Commercial (RC) within the northeasterly and southerly area as shown in Figure 1-4, Existing and Proposed General Plan Place Type Designations.

Mixed-Use Neighborhood supports moderate- to higher-intensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets. Allowed land uses include a range of single-family and multi-family residential uses, parks and recreation, mixed-use (retail/office, retail/residential, office/residential), and neighborhood-serving retail, general commercial, services, entertainment, live/work, and office.

Regional Commercial supports large-format retail development along with associated restaurant and commercial service activity. Allowed land uses include large-format retail, commercial services, lodging, entertainment, restaurants, parks and recreation.

Table 1-1
General Plan Place Type Designation

EXISTING PROPOSED
Place Type and
Intent
Max. Gross
Density/FAR
Zoning
Correlation
Place Type and
Intent
Max. Gross
Density/FAR
Zoning
Correlation
Mixed Use
Neighborhood (MUN)
DU/AC: Up to 40
FAR: up to 0.5

RH, NC, CC, P
Specific Plan (MU-SP)
• Mixed-Use
50 du/ac; 0.50
FAR
Mixed-Use
Regional Commercial
(RC) FAR: 0.35 to 1.0 RC, CC • Industrial 0.60 FAR Industrial *This results in a maximum allowable residential dwelling units of 3,240 and commercial square footage of 3,318,357-6,204,686.

In addition to Place Type Designations, the General Plan includes key strategies for specific subareas to encourage infill development ensuring the result is a connected, complete place with housing and commercial uses organized into a walkable, transit-supportive pattern of neighborhoods and centers.

The Oasis at Indio Specific Plan is located within Indio’s subarea, Avenue 42 Corridor. Avenue 42 Corridor is comprised of large areas of undeveloped land on both sides with good freeway access and is close to many of Indio’s newest neighborhoods.

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Figure 1-4: Existing and Proposed General Plan Type Designations

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While Avenue 42 Corridor encourages a pattern of connected neighborhoods, centers, and employment districts to leverage the economic and fiscal value of that area for future generations, the ultimate composition of the area may vary in response to market conditions.

With the adoption of The Oasis at Indio Specific Plan, the General Plan Land Use (Place Types) will be reclassified from MUN and RC to Specific Plan (SP) to establish an appropriate land use and zoning district designation that optimizes the Specific Plan Area’s potential and facilitates achievement of the Specific Plan’s goals and objectives.

This refinement is consistent with the community’s desire to provide more specific guidance on the intended future character of the City and allows the City to establish zoning designations that similarly communicate form and character.

1.1.2.2 Zoning
The City Council adopted new citywide zoning regulations called the Unified Development Code that became effective on October 22, 2022. The existing zoning designation for the site is Specific Plan (MUSP), Mixed-Use Neighborhood (MUN), and Regional Commercial (RC). With the adoption of The Oasis at Indio Specific Plan, the Specific Plan Area will be reclassified and zoned Specific Plan (SP) to permit the implementation of the proposed project subject to management and implementation tools to ensure that the goals and policies are fully satisfied in compliance with the City’s General Plan.

Table 1-2
Zoning Designation

EXISTING PROPOSED
Zoning Density/FAR Zoning Density/FAR
Regional Commercial 1.0 FAR Specific Plan (MU-SP)
Mixed Use
Neighborhood
20-40 du/ac; 0.50
FAR
Mixed-Use
Industrial
50 du/ac; 0.50 FAR

0.60 FAR
Gateway SP (MU 7) 20 du/ac; 0.25 FAR
* This results in a maximum allowable residential dwelling units of 929-1,338 and commercial square footage of 4,375,602.

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Figure 1-5: Existing and Proposed Zoning

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1.1.3 Relationship with the Bermuda Dunes Airport Plan
The Bermuda Dunes Airport is a privately-owned, public-use general aviation airport located along the central, western edge of Indio. As a result of the airport, certain restrictions apply to new projects within its Airport Influence Area as identified in the adopted Riverside County Airport Land Use Compatibility Plan (ALUCP) for Bermuda Dunes Airport. These zones and the land use restrictions associated with them are outlined in the 2004 ALUCP and included in Appendix A of this Specific Plan.

The Oasis at Indio Specific Plan is located within the influence area for the Bermuda Dunes Airport and Airport Compatibility Zones C, D, and E overlay the property.

As required by State law, the adoption of a specific plan affecting the property within an airport influence area (Public Utilities Code Section 21676(b)) and the adoption or approval of a zoning ordinance or building regulation which (1) affects property within an airport influence area, and (2) involves the types of airport impact concerns listed in Section 1.4 (Public Utilities Code Section 21676(b)) shall be referred to the Airport Land Use Commission (ALUC) for determination of consistency with the Commission’s Plan prior to the approval by the City of Indio.

The Riverside County Airport Land Use Commission held a public hearing on February 8, 2024, and issued a Finding of Consistency for the project on February 13, 2024. The ALUC approval letter, conditions of approval, and Airport Notice are included in Appendix A of this Specific Plan. ALUC Conditions of approval have been fully incorporated into this Specific Plan as identified in Appendix A.

1.1.4 Previous Entitlements
Several Master Plan entitlements were approved within the Specific Plan Area. In 1995, the Gateway Conceptual Specific Plan (GCSP) was approved, covering over 2,700 acres and proposing a planned mixture of commercial, business, office, and residential uses in Indio. The western portion of the project site (approximately 80 acres west of the Clinton Street alignment) is located within the GCSP, designated as Mixed-Use Planning Area MU7. To implement the GCSP, the City required that each planning area have approval of one or more Project Master Plans at a more detailed level of site design.

In 2007, the City of Indio approved the “Thymes Square” Project Master Plan on 63.2 acres (APN: 610- 020-010) located on the southeast corner of Avenue 42 and the Thousand Palms flood control channel right-of-way. The approval authorizes the development of Mixed Use on the Gateway Conceptual Specific Plan that includes 217 Residential units (32.6 acres) on the western half of the master plan, Open Space/Recreation (5-acre public park), Commercial/Business Park development (10 acres) on the northeastern potion, and Light Industrial/Business Park development (11.1 acres) on the southeastern portion of the master plan site.

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In 2008, the City of Indio approved the Clinton Freeway Business Park Project Master Plan - A 22.6-acre project (APN: 610-020-012 and 610-020-013) immediately south of the “Thymes Square” mixed-use project. The approval authorizes the development of a Mixed-Use business park with three basic components: showroom retail businesses (6.3 acres) taking advantage of the site’s direct freeway visibility, light industrial businesses (11 acres) requiring large indoor spaces for light manufacturing, assembly, and storage as well as “industrial incubator” units (4.3 acres) westerly of Clinton Street with more modest square footages to serve small businesses.

Neither Project Master Plan has been implemented and both sites currently remain vacant. The 80-acre portion located within the Gateway Specific Plan shall be withdrawn prior to the adoption of The Oasis at Indio Specific Plan.

1.2 Authority and Requirements
A “Specific Plan” is a planning and regulatory tool made available to local governments by the State of California. Specific plans implement an agency’s General Plan through the development of policies, programs, and regulations that provide an intermediate level of detail between General Plans and individual development projects. State law stipulates that specific plans can only be adopted or amended if they are consistent with an adopted General Plan.

The authority to prepare, adopt and implement specific plans is provided by California Government Code Sections 65450 through 65457. Procedures for preparing, processing, reviewing, adopting, and amending specific plans are provided in Article 6, Subsection 6.05.03, Chapter 22.46 of the City of Indio Unified Development Code. The State allows Specific Plans, including any associated regulations and programs, to be adopted by resolution or ordinance; approval of this specific plan shall be by ordinance in compliance with the City of Indio Unified Development Code. As required by the City of Indio and the California Government Code, the Specific Plan includes text and diagrams which specify the following in detail:
➢ The distribution, location, and extent of land uses proposed within the area covered by the Specific Plan, including open space areas.
➢ The proposed distribution, extent, intensity, and location of major components of public and private circulation/transportation, drainage, energy, sewers, solid waste disposal, water, and other essential facilities proposed to be located within the Specific Plan Area and needed to support the proposed land uses.
➢ Standards, criteria, and guidelines by which development would proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. ➢ A program of implementation measures, including financing, regulations, programs, and public works projects, necessary to carry out the proposed land uses, infrastructure, and development and conservation standards and criteria.

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➢ A discussion of the relationship of the Specific Plan to the actions, goals, objectives, and policies of the adopted General Plan inclusive of detailed analysis as to how the Specific Plan complies with the actions, goals, objectives, and policies.
➢ Additional information deemed to be necessary by the Director based on the characteristics of the area to be covered by the plan, applicable actions, goals, objectives, and policies of the General Plan, or any other issue(s) determined by the Director to be significant.

For legislative changes, including Specific Plans, Specific Plan Amendments, General Plan Amendments, Development Code, and Zoning Map Amendments, the Planning Commission shall review the requested action and make a recommendation to the City Council, with the Council serving as the final decisionmaking body. Both the Planning Commission, in its advisory role, and the City Council, in its approval role, may approve, deny, or modify a specific plan.

The Oasis at Indio Specific Plan is the regulatory document guiding land uses and development within the boundaries identified in this Specific Plan. Upon adoption by ordinance by Council, this Specific Plan will provide the zoning design and development standards and regulations, as well as infrastructure systems, on which subsequent project-related development activities are to be based. Concurrently with adopting the Specific Plan, the General Plan 2040 shall be amended by resolution of the Council to specifically refer to The Oasis at Indio Specific Plan and change the land use designation of the area encompassed in the Specific Plan Area from Mixed-use Neighborhood (MUN) and Regional Commercial (RC) to Specific Plan (SP) on the General Plan Land Use Map. Additionally, the Zoning Map shall be amended and approved by the City Council to change the zoning of Specific Plan (MU-SP), Mixed-Use Neighborhood (MUN), and Regional Commercial (RC) to Specific Plan (SP) on the Zoning Map.

1.3 CEQA Compliance
An Environmental Impact Report (EIR) has been prepared for The Oasis at Indio Specific Plan in accordance with the California Environmental Quality Act (CEQA) and the implementing State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.). The EIR evaluates potential environmental impacts based on the highest development intensity associated with the two land use plan scenarios with Maximum Buildout Scenario (MBS) reflecting the most intensive development. ➢ MBS: A mixed-use development of up to 3,240 multi-family residential units and 20,000 sf of commercial uses on approximately 75.1 acres within Planning Areas (PA) 1, 2, and 3; and 1,806,290 sf of light Industrial use on approximately 92.8 acres within PA 4. ➢ Scenario #2: A mixed-use development of up to 1,237 multi-family residential units and 71,600 square feet of commercial uses including a 128-key hotel on approximately 75.1 acres within PAs 1, 2, and 3; and 1,806,290 sf of Industrial use on approximately 92.8 acres within PA 4.

The EIR also identifies feasible mitigation measures and potentially feasible alternatives to address any significant and adverse impacts of the Specific Plan on the environment. The City of Indio is required, by CEQA, to certify the EIR prior to the approval of The Oasis at Indio Specific Plan.

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Later activities that have been adequately analyzed under the EIR and are consistent with the specific plan are exempt from the requirements of CEQA, as long as subsequent projects are (1) within the scope of the approved EIR, and (2) the EIR adequately describes the activity for the purposes of CEQA (CEQA Guidelines § 15168). Accordingly, pursuant to Government Code Section 65457, it is anticipated that no additional EIR or negative declaration will be required for “any residential project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan.”
Additional CEQA compliance is required if, after the adoption of the specific plan, one or more of the following events occurs: (1) Substantial changes are proposed in the project which require major revisions to the EIR; (2) Substantial changes to the circumstances under which the development project is being undertaken which require major revisions to the EIR; or (3) New information, which was not known and could not have been known at the time the EIR was certified, becomes available. If any of these events occurs, certification of a subsequent EIR, supplemental EIR, an addendum to the EIR, or adoption of a negative declaration, would be required depending on the environmental impacts identified.

1.4 Specific Plan Goals and Objectives
The following Specific Plan Goals and Objectives form the physical, economic, and environmental framework upon which the Specific Plan is built.

Goal: Accommodate a range of land uses and maintain a level of variety and flexibility that will allow the plan to adjust to market conditions and meet the economic, housing, and service needs of the community.
➢ Provide uses that ensure long-term economic benefits and stability for the City of Indio. ➢ Develop a diverse set of land uses that permit a mix of commercial, industrial, and residential uses.
➢ Implement employment-generating land uses that would create new jobs for the City of Indio. ➢ Establish development standards and guidelines that facilitate business and employment opportunities, are adaptive to changing market conditions, and achieve local planning objectives.

Goal: Where industrial uses are near existing and planned residential development, ensure that industrial projects be designed to limit the impact of truck traffic, air, and noise pollution. ➢ Create a high-quality development that provides industrial land use activity adjacent to I-10. ➢ Encourage site plan designs to provide appropriate setbacks and/or design features that reduce negative impacts at the source.
➢ Encourage industrial land uses that accommodate buildings with loading bays that have a short direct access route to I-10 on- and off-ramps.

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➢ Design safe and efficient vehicle access to commercial land uses from arterial streets to ensure efficient vehicular ingress and egress.
➢ Utilize existing designated truck routes and develop a safe and efficient system for delivering goods and services.

Goal: Ensure that development has a positive effect on the City of Indio and a high quality of life for all residents.
➢ Ensure development along Avenue 42 results in a connected, complete place with housing and commercial uses organized into a walkable, transit-supportive pattern of neighborhoods and centers.
➢ Establish development standards along Avenue 42 to include sidewalks, trees, landscape, pedestrian furniture, safe pedestrian crossings, and direct connections to the front entrances of retail and services.
➢ Provide landscaping that improves the streetscape experience and is supportive of the site’s character and the character of the surrounding community. ➢ Encourage a mix of local- and regional-serving uses along Avenue 42 and Monroe Street that serves the needs of the community.
➢ Promote compatibility with surrounding uses through site design that provides appropriate transitions and buffer space.

Goal: Ensure the circulation network provides a safe and efficient level of connectivity for commercial and passenger vehicles, bicyclists, and pedestrians.
➢ Establish pedestrian connections between residential and retail commercial developments. ➢ Develop sidewalks for pedestrian use where existing gaps exist. ➢ Establish the opportunity for a Multi-Modal Transportation Network that serves all users and modes in a healthy, equitable manner.
➢ Encourage commercial/retail developments to have common driveways to minimize the number of curb cuts along any given block to improve pedestrian safety. ➢ Encourage residential and non-residential developments within a ½ mile radius of existing or planned transit stops, particularly along Avenue 42, to facilitate and take advantage of transit service, reduce vehicle trips, and allow residents without private vehicles to access services.

Goal: Provide adequate infrastructure, services, and utilities to meet the needs of the community. ➢ Ensure adequate infrastructure and utility service levels before approving new development. ➢ Require new development to pay their fair share for required improvements to public services and infrastructure.

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Goal: Provide a stand-alone regulatory instrument that will plan for the orderly and efficient buildout of the Specific Plan Area
➢ Establish appropriate land uses and development standards that optimize the Specific Plan Area potential and facilitate the achievement of project objectives. ➢ Establish appropriate land uses and development standards within the Airport Influence Area consistent with the densities, intensities, prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Land Use Compatibility Plan.

1.5 Specific Plan Organization
The Oasis at Indio Specific Plan is organized into five Chapters and two appendices. The following describes each chapter and accompanying appendices:
➢ Chapter 1 Introduction - Provides local and regional context and setting; background; authority to prepare; relationship to other plans and documents; CEQA compliance; project goals and objectives and organization of the Specific Plan.
➢ Chapter 2 Development Plan – Explains the conceptual land use plan for the Specific Plan Area; circulation and mobility; grading; circulation, infrastructure, and public services. ➢ Chapter 3 Development Regulations – Identifies allowable uses, development intensities, and the general development standards, parking, and other regulations for development with The Oasis at Indio Specific Plan.
➢ Chapter 4 Objective Design Standards and Design Guidelines - Establishes design standards and guidelines for development within the Specific Plan Area, ensuring consistency with the vision and objectives of The Oasis at Indio Specific Plan.
➢ Chapter 5 Administration and Implementation – Discusses the development review procedures applicable to the Specific Plan Area; Implementation of the proposed land uses, including Specific Plan adoption, subsequent approvals and plans, substantial conformance findings, and phasing are outlined in this chapter. Additionally, financing sources and maintenance responsibilities are identified and administrative procedures regulating modifications and amendments.
➢ Appendix A: Airport Land Use Commission (ALUC) – Includes the ALUC approval letter, conditions of approval, and Airport Notice. Also included are the land use zones and associated land use restrictions as outlined in the 2004 Riverside County Airport Land Use Compatibility Plan (ALUCP) for Bermuda Dunes Airport.
➢ Appendix B: Track Implementation Form – Provides a mechanism for tracking Development Project Reviews/Entitlements.