Agenda — Indio City Council, October 7, 2026 (part 7 of 9)

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 620 of 883 Suburban Neighborhood Low (SNL), Suburban Neighborhood High (SNH), Connected Neighborhood Low (CNL), Connected Neighborhood High (CNH), and Mixed Use Neighborhood (MUN) (Table 3-2: General Plan Types, City of Indio GPU 2040). The project site is located in the Mixed Use Neighborhood (MUN) subcategory.

The Mixed Use Neighborhood (MUN) land use designation provides moderate-tohigher intensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets. Primary uses in the MUN subcategory consist of but are not limited to 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.

The 7Brew project will construct one drive-through coffee shop at approximately 910 square feet. The Project as proposed would be permitted within the Mixed Use Neighborhood land use designation and would be in compliance with the City of Indio General Plan 2040.

The General Plan 2040 contains goals and policies that are relevant to the Project.

The following identifies these goals and policies and makes findings of fact regarding if and how the Project complies with them:

Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth area together with established Indio neighborhoods.

LU-1.3: Contiguous Development. When development occurs outside the Downtown, Midtown, and existing central neighborhoods, locate new development adjacent to Indio’s built environment to create a contiguous expansion of the City.

The project is located within the West Gateway Subarea, which is located outside of the Downtown, Midtown, Jackson Neighborhood, or Avenue 42 Subarea.

However, this project proposes to construct a new commercial pad within the existing “Desert Crossroads” shopping center, adjacent to the existing “Komar Desert Center” with nationally recognized retail, commercial fitness, and restaurant tenants, thereby expanding the built environment.

Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.

LU-2.6 Shade: Require the use of large shade trees or structures to provide comfortable environments during hot months.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 621 of 883 The Applicant proposes to install five (5) shade trees over parking and queuing areas, and pedestrian pathways to provide shade on site. In addition, the building implements a shade structure at employee work areas at the drive-through window and pedestrian walk-up window. As part of the Conditions of Approval, the Final Landscape Plan shall provide shade trees along the pedestrian pathways at an average spacing not exceeding 35 feet. Together, the installation of shade structures and trees increases the amount of shaded areas on site and user comfort.

Goal LU-4: High-Quality Building Design. A beautiful city with a high-quality architecture and building design.

LU-4.1 Quality design. Use simple, urban building forms made with permanent materials with high quality detailing that stands the test of time.

The Project is proposing contemporary commercial architectural design with clean, modern lines and a combination of materials and colors for visual interest. The building has flat and arched roofs of varying heights creating a layered facade. The project incorporates materials and architectural finishes designed to complement one another for a cohesive project aesthetic. The primary surfaces feature smooth fiber cement paneling to model a brick design and HardiePlank paneling with wood texturing. The project is also proposing “Regal Blue” roof elements on all architecture, including monument sign, trash enclosure, and the primary drive through structure to give the building distinct, cohesive coloration.

LU-4.3 Building materials. Convey façade articulation through the strength, depth, and permanence of building materials. Thinner cladding materials, such as stucco, stone and masonry veneers, and wood or simulated wood, may be used when finished to appear as durable and authentic of the materials they simulate.

The Project is incorporating varying height roof lines creating articulation on the building. The primary surface material will be HardiePlank paneling in a light grey color with wood texturing with a secondary material of black and grey fiber cement paneling with brick texturing. For roofing, the project proposes “Regal Blue” aluminum shade structures and “Regal Blue” seam and parapet roofs. The proposed materials are as durable as the materials they simulate and convey a sense of permanence.

II. Standards Consistency
Consistency with applicable objective development standards and design standards and/or design guidelines adopted by the City Council.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 622 of 883 On September 21, 2022, the City Council approved Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan. The following identifies land use regulations and development standards relevant and applicable to the Project and makes findings of fact regarding if and how the Project complies with them:

Highway 111 Corridor Specific (111 CSP) Plan Compliance:

Section 2.1: Vision for the Highway 111 Corridor Specific Plan Section 2.1 states that "The Highway 111 Corridor will be transformed from a suburban highway commercial strip, into a lively, dynamic center of social, cultural and economic activity for the city of Indio - respecting the Corridor's history and context, building on its existing amenities, reflecting community desires, and leveraging evolving economic opportunities for the benefit of the entire community." The 7Brew project is being evaluated for consistency with applicable provisions of the Highway 111 Corridor Specific Plan (111 CSP) and the approved Master Planned Development (MPD) Permit. Although drive-throughs are not part of the Highway 111 Corridor Specific Plan’s vision to create a pedestrian-friendly, mixeduse environment, they are permitted as Limited Land Uses within Subarea 1 with approval of a Conditional Use Permit by the City Council.

Section 2.3.1 West Gateway
The project site is located within the West Gateway of the corridor which ranges from the western city limits - just west of Jefferson St - to the west edge of the “Scurve” of 111, where Clinton St and Dr Carreon Blvd intersect Highway 111. The West Gateway Segment of the Corridor is flanked by large vacant or underdeveloped parcels, who’s identity and character may be defined by the new, palm-lined Highway 111 and fine new community activity centers offering retail, restaurant, hospitality, entertainment and recreation, along with a wide array of new housing options within the mixed-use centers and surrounding new and existing neighborhoods.

Section 3 Development Standards & Guidelines
Section 3.1.C.3 (Relationship to Indio Municipal Code and Unified Development Code) specifies that this Chapter relies on several existing procedural requirements of the Indio Municipal Code (IMC) and/or Unified Development Code (UDC), where noted. In cases where the Highway 111 Corridor Specific Plan is silent, the requirements of the Indio Municipal Code or Unified Development Code shall apply (as prescribed in those documents). In cases where there is conflict between the requirements of the Highway 111 Corridor Specific Plan and those of the Municipal Code or Unified Development Code, the requirements of the Highway 111 Corridor Specific Plan shall supersede.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 623 of 883 Section 3.2.G.3.A Council Approval Required Section

3.2.G.3.A (Council Approval Required) of the Specific Plan specifies that some Limited Land Uses require additional consideration and require City Council approval. This includes fueling stations, car washes and any use including a vehicular drive-through. As a drive through is a major component of the 7Brew project, City Council is required. Table 3.4-2 Subareas by Parcel APN Pursuant to Figure 3.4-1 of the Specific Plan, the project site is located within Subarea 1 and has been assigned regulatory designations consisting of Mixed-Use Corridor Zone and has also been assigned a Master Planned Design Overlay designation.

Section 3.4.C.1 Master Planned Design (MPD) Overlay
Pursuant to Section 3.4.C.1 of the Specific Plan, the Master Planned Design Overlay defines specific parcels or areas within the 111 CSP area that due to their size and/or location, require an approved Master Planned Development (MPD) Permit. While the project site is within the Master Planned Design Overlay, the parcel is below 4-acres in size. Staff determined that because the parcel does not meet all requirements triggering the Master Planned Design Review, the Master Planned Design Permit is not required.

Section 3.4.C.2 Mixed-Use Corridor (MU-C) Zone
Pursuant to Section 3.4.C.2 of the Specific Plan, the Mixed Use Corridor Zone is intended to implement the vision for Highway 111 to evolve into a mixed-use central boulevard - characterized by strong urban buildings with active ground-floor uses and frontages that provide services and amenities to the adjacent neighborhoods, inject the corridor with daily human activity, and establish a clear and attractive identity for the corridor that is unique to the City of Indio. The proposed Project includes a drive through restaurant with walk up pedestrian service together with pedestrian walkways, landscaping improvement, coordinated architectural design, and circulation improvements, intended to support reinvestment and redevelopment within the Highway 111 corridor.

Section 3.5.C Supporting Findings for Approved Land Uses Required Findings for CUP Approvals:

1. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Code and all other titles of the Municipal Code.

The project site is zoned Mixed-Use Corridor (MU-C) under the Highway 111 Corridor Specific Plan. Limited Land Uses such as drive-through restaurants

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 624 of 883 require a Conditional Use Permit and are approved by the City Council (PLANCUP-26-0011). All other applicable provisions, including parking, signage, and building code requirements, have been addressed through this discretionary review and are subject to conditions of approval.

2. The proposed use is consistent with the General Plan and Any applicable Specific Plan
The project is consistent with the City of Indio General Plan 2040 designations of Mixed Use Neighborhood (MUN), as well as the Highway 111 Corridor Specific Plan. Although drive-throughs are not part of the Highway 111 Corridor Specific Plan’s vision to create a pedestrian-friendly, mixed-use environment, they are permitted as Limited Land Uses within Subarea 1 with approval of a CUP by the City Council. The proposed use supports the intent of the Highway 111 Corridor by transforming into a lively mixed-use area with retail, commercial, and pedestrianoriented corridors. The project promotes goals LU-1, LU-2, and LU-4 of the General Plan, which call for a defined citywide urban structure, comfortable spaces, and high-quality building designs.

3. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements.

The site is located in an established urban area with adequate vehicle, pedestrian, emergency access, and utility services. The proposed development meet all health and safety standards through conditions of approval, including stormwater retention, landscaping, and infrastructure improvements. The project is not located near sensitive habitat or geologic constraints. All improvements are designed to protect public health and safety, and the project is not expected to cause harm to surrounding properties or the community.

4. The proposed use complies with any design or development standards applicable to the zoning district or the use in question unless waived or modified pursuant to the provisions of this Code.

While the project includes variations such as single-story buildings below the MU-C minimum height requirement, these can be approved under the Limited Land Use provisions (Section 3.14) to facilitate near-term economic revitalization. The project complies with development standards for floor area ratio, building height (within the exceptions), parking, building placement (within the exceptions), signage (with modification requested), and site design. Certain minor deviations, such as front setback distances for some pads, are approved pursuant to CUP and Limited Land Use provisions.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 625 of 883 Highway 111 Corridor Specific Plan Section 3.5.C Supporting Findings for Approved Land Uses
A. That the proposed use will not become a public nuisance, resulting in disturbances of the peace, illegal drug activity including sales or possession thereof, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, public urination, curfew violations, theft, assaults, batteries, acts of vandalism, illegal parking, excessive littering, excessive noise (particularly between the hours of 11:00 p.m. and 7:00 a.m.), noxious smells or fumes, lewd conduct, or frequent police detention, citations or arrests, or any other activity declared by the City to be a public nuisance determined by California law to be public nuisance.

The proposed Project consists of one (1) drive through. The proposed use is a customary commercial activity and is not inherently associated with the nuisance activities identified in this finding. The Project has been designed with defined vehicular circulation, drive-through queuing areas, pedestrian pathways, parking, site lighting, landscaping, and trash enclosures intended to support safe and orderly operation.

The tenant will remain responsible for maintaining the buildings, parking areas, drive-through lanes, landscaping, sidewalks, and other common areas in a clean and orderly condition. Compliance with the applicable conditions of approval, City regulations, business-license requirements, noise standards, propertymaintenance requirements, and public-safety regulations will be required throughout operation of the Project. Accordingly, the proposed uses are not anticipated to result in disturbances of the peace, illegal activities, excessive littering, unlawful parking, vandalism, or other conditions constituting a public nuisance.

B. That the proposed use will not generate noise, light, glare, dust, noxious odors or other similar adverse effects on surrounding uses. For the purposes of this requirement, “surrounding uses” shall include occupants of neighboring buildings, occupants of other floors within the same building, and pedestrians passing along the sidewalk in front of the subject property.

The proposed project is located within an established commercial center and are separated from surrounding properties by parking areas, drive aisles, landscaped setbacks, public streets, and existing commercial development. Potential operational noise will primarily consist of vehicle movements, drive-through ordering equipment, mechanical equipment, and ordinary restaurant activity. The Project is required to comply with the City’s applicable noise standards, and drive through speakers and other equipment must be installed and operated so that noise does not create an adverse effect on surrounding uses.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 626 of 883 The Project includes site lighting and building-mounted lighting designed to provide visibility for customers and employees while limiting light spill and glare onto adjoining properties and public rights-of-way. Rooftop mechanical equipment will be screened, and restaurant exhaust and mechanical systems will be subject to applicable building, mechanical, and air-quality requirements. Construction-related dust and noise will be temporary and regulated through applicable City requirements and conditions of approval. With implementation of these requirements, the Project is not anticipated to generate excessive noise, light, glare, dust, noxious odors, or similar adverse effects.

C. By the design and construction of buildings and by hours of operation of the subject use, noise that would be disruptive to residents of dwellings beside or above the proposed use shall not be permitted between the hours of 11:00 P.M. and 7:00 A.M.

No residential dwelling units are located within, beside, or above the proposed commercial building. The nearest parcel with residential uses is located approximately 660 feet away from the project site located at 47555 Jefferson Street, known as “Arroyo Crossing.” The Project consists of a detached, singlestory, 910 square foot drive through building within the existing Desert Crossroads commercial center. The building design, separation from residential uses, placement of drivethrough lanes, and intervening commercial development reduce the potential for nighttime operational noise to affect residential properties. All uses will remain subject to the City’s applicable noise standards and conditions of approval during all hours of operation, including the period between 11:00 p.m. and 7:00 a.m. Therefore, the proposed uses are not anticipated to create disruptive nighttime noise affecting residential dwellings.

D. That the proposed use will not generate access and parking requirements in excess of those provided for Section 3.12.

The Project provides off-street parking, drive-through queuing, pedestrian circulation, and vehicular access designed to serve a quick-service restaurant with pedestrian take-out in accordance with Section 3.12 of the Highway 111 Corridor Specific Plan. The site plan provides two (2) designated drive-through lanes and vehicle-stacking areas for each building, separate from the primary drive aisles and parking spaces, to reduce interference with on-site circulation.

Access is provided through the existing Desert Crossroads circulation system and existing connections to Highway 111.

The proposed parking meets parking requirements of the specific plan and drive-through stacking have been evaluated as part of the Planning Review and Conditional Use Permit applications. Compliance with the applicable parking, loading, accessible-parking, and drive-through queuing requirements will be required through the approved plans and conditions of approval. Accordingly,

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 627 of 883 the proposed uses are not anticipated to generate access or parking demands in excess of the facilities provided pursuant to Section 3.12.

E. That perceived privacy and/or security requirements of the proposed use will not lead building users to maintain rarely opened opaque window coverings on street-facing windows, nor to routinely utilize rear or side entries rather than street-facing front doors as the primary means of access and egress to the building.

The building elevations incorporate substantial storefront glazing along east elevation, allowing visibility between the employee work areas and adjacent pedestrian areas. The proposed 7Brew restaurant is not proposing public access to interior areas during operating hours, and window coverings may be necessary for glare control, energy efficiency, or operational purposes.

F. That the ground floor rooms adjacent to the street frontage will be occupied during much of the day and occupied and/or lighted during most evenings.

The Project consists of a single-story drive through restaurant containing employee workstations, storage areas, and an employee-only restroom.

Employee workstations will remain occupied and illuminated during operating hours.
i. For all retail, restaurant and indoor recreational uses, display windows shall not “wall off” views into retail interior spaces, and the interiors of dining rooms and activity rooms shall be clearly visible to passing pedestrians.

The drive through restaurant building incorporates storefront glazing along the east elevation, adjacent to vehicle and pedestrian order pick up areas. The glazing is intended to preserve views into active interior spaces and will not be designed or operated as an opaque display wall that prevents visual connection between the building interiors and adjacent pedestrian areas. Covered order and pick up areas, architectural canopies, and pedestrian pathways further support activity and visibility around the restaurant buildings. ii. For office uses, front rooms should include lobbies, waiting areas, and office spaces in which window blinds are typically open.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 628 of 883 This finding is not applicable. The proposed Project does not include office uses.
iii. For residential uses, units should be configured such that public realmfacing rooms include living rooms and dining rooms, and should not include bathrooms, closets and other uninhabited spaces.

This finding is not applicable. The proposed Project does not include residential dwelling units.

5. The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses in the vicinity.

The project is located in a mixed-use corridor with adjacent vacant and commercial uses, all consistent with the General Plan and Specific Plan land use designations. The development’s scale, building height, and use are compatible with the existing surrounding neighborhoods and support planned future mixed-use growth. The project maintains compatibility by incorporating pedestrian pathways, landscaping, and appropriate building articulation, without disrupting existing uses or community character.

6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints.

The site consists of one vacant parcels totaling approximately 0.81 acres, with no significant topographic or geologic constraints. Access is available via existing driveways from Highway 111 and on-site circulation as part of the “Desert Crossroads” shopping center. The site can be served by existing utilities (water, sewer, stormwater) as confirmed by city departments. The proposed densities and building sizes are within the allowable floor area ratios and height requirements (with conditional use permit exceptions). Stormwater management has been conditioned into the project and landscape plans are in place to support the development sustainably.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 629 of 883 the City Council. This table provides a discretionary pathway for Limited Land Uses which include any drive through by requiring a Conditional Use permit approved by the City Council.

Section 3.6.A.2.a
Pursuant to Section 3.6.A.2.a, all new development must complete and/or support-and in no way impede-the required connections and intersections which appear in their subarea. The project site is located in Subarea 1. Figure

3.6-1 identifies required and recommended connections through the project site. Specifically, recommended connections are shown in north/south orientations in the eastern portion of the site and no required connections exist. Pursuant to Section 3.6.B.1.d, recommended connections are included as suggested ways to meet the Block Standards of Section 3.6.C, but their quantity and placement is flexible. Recommendations for how some of these connections can be implemented are included in Table 3.6-2. The 7Brew project will gain access from existing on-site circulation from the Desert Crossroads Center. On-site circulation consists of two (2) drive through lanes and one (1), one-way access lane for parking access. Pedestrian circulation will be provided through the western portion of the project site along an access road and connecting Highway 111 to the anchor tenant of the Desert Crossroads center for the required connections element of this section and the Conceptual Connectivity Plan.

Pursuant to Section 3.6.C.1/Table 3.6.3 (Maximum Block Size), the maximum block perimeter for the Mixed Use Corridor zone and the Neighborhood General zone is 1,600 feet. Pursuant to Section 3.6.C.2.a, per Table 3.6-1, all blocks shall be defined-or in other words: bound at their perimeter-by one or more of the following types of public connections or open spaces: Street, Carless Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.a.i, a block may be bound on no more than one (1) side by a Car-less Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.b, types which define a block shall be public and shall not be private or semi-public. Pursuant to Section 3.6.C.2.b.i, "Public" means those spaces and connections which are publicly accessible-providing public rightof-way-regardless of ownership. The 7Brew project site is 168 feet long and abuts a publicly accessible access road. The project as proposed does not exceed the linear feet required for the installation of new subarea connectivity facilities and therefore meets this requirement.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 630 of 883 only repair curb, sidewalk, gutter, and landscaping damaged during the construction of all on-site improvements and all structures.

On February 19, 2019, Resolution No. 1885 was approved by the Planning Commission for Tentative Parcel Map 37638 (Case No. TPM-18-11-397) to subdivide 7.12 acres of land into four parcels. The conditions of approval for Resolution No. 1885 required the applicant (Terra Nova Planning & Research on behalf of the Barclay Group) to submit Street Improvement & Lighting Plans and Landscape & Irrigation Plans as part of the Desert Crossroads Project. As such, the City Engineer is only requiring the installation of a sidewalk along the westerly property line as part of the Conditions of Approval. The installation of a sidewalk at this location is intended to complete the existing sidewalk from Highway 111 to the existing sidewalk within the “Desert Crossroads” shopping center.

Section 3.8 Building Placement and Access
Section 3.8 (Building Placement and Access) and more specifically Section

3.8.B.1 specifies standards to ensure that the proposed development within the Specific Plan area promotes a pedestrian-friendly environment along the street by placing buildings at the front of the site and locating parking at the center or the back of the site. Table 3.8-1 (Building Placement) specifies building placement standards that are applicable to properties that are located within the Mixed-Use Corridor regulatory zone. This Table specifies that the Highway 111 build to range should be 0 feet to 15 feet, that the front street build out should be 100 percent, that there is no side street build to range, that the side street build out should be 80 percent for the first 40 feet with no buildout requirement after 40 feet, that the building length should be a maximum of 300 feet, and that there are no building setback requirements except for a 10-foot separation between multiple buildings on a single lot.

Section 3.14 (Limited Land Uses in the MU-C Zone) and more specifically Section 3.14.A.3.1.c.iv specifies that the Frontage Buildout requirements listed in Table 3.8-1 may be waived provided buildings conform to the requirements of the Section 3.14 regulating Limited Land Uses. Existing site conditions prohibit the siting of structures fronting Highway 111 due to a public utility easement parallel to Highway 111. The building as proposed sits approximately 43 feet from the property line fronting Highway 111 and approximately 18 feet from the public utility easement. The structure proposes an integrated shade structure, the closest structural point of which is approximately 28 feet from the property line fronting Highway 111 and 3 feet from the Public Utility Easement. The proposed building length for the drivethrough restaurant is approximately 59 feet. There is only one building proposed, and therefore, the project site complies with the specified building setback requirements.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 631 of 883 Section 3.9 Building Height
Pursuant to Section 3.9 (Building Height) of the Specific Plan specifies standards for building height and vertical proportions that apply to all new buildings within the boundaries of the Specific Plan. The Mixed-Use Corridor zone has a minimum height of 3 stories or 21’ high and a maximum height of 6 stories. Building height for the drive-through restaurant is 19 feet, 2 inches, which does not comply with the height requirements in the Mixed-Use Corridor zone. However, Section 3.14 explicitly allows single-story commercial buildings with a minimum height of 16 feet as part of the Limited Land Use (LLU) provisions to accommodate near-term investment that contributes to corridor revitalization, which is less than the proposed height of 19 feet, 2 inches. Subarea 1 of the Highway 111 Corridor Specific Plan allows for up to three (3) Limited Land Uses. The proposed project would be the first Limited Land Use approved within Subarea 1. The proposed building is a single-story with an overall height of approximately 19 feet, 2 inches, featuring parapet walls, seam roofing, and architectural treatments that enhance the building’s visual presence along the street. While this height does not meet the standard MU-C minimum height requirement, it is compliant under the Limited Land Use provisions and is designed to ensure the buildings integrate well into the existing commercial context while supporting phased corridor transformation.

Section 3.10 Facades and Frontages
Pursuant to Section 3.10 (Facades and Frontages) of the Specific Plan specifies standards to ensure that large-scale ("block-form") buildings, are modulated into smaller "human-scale" increments and composition to generate more dynamic and interesting streetscapes and result in more resilient buildings that are adaptable over time to meet the varied needs of different tenants and uses. In addition, section 3.10 requires commercial buildings along Highway 111 to incorporate street-facing facades with architectural articulation, transparency, and pedestrian orientation. For Limited Land Uses, Section 3.14, permits primary entrances to face away from the street, provided the street-facing façade maintains the appearance of a front elevation
For the proposed project, the drive through tenant “7Brew” proposes to serve customers in vehicles on the interior of the project site. The applicant proposes to service pedestrian customers through a walk-up window facing Highway 111. The project does not provide entrances designed for pedestrian access, however, through the provision of shade structures above order and pickup areas, the project addresses the street. These features collectively ensure that the façade maintains a visually attractive appearance as required for Limited Land Uses.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 632 of 883 Section 3.11 Private Signage
Section 3.11 (Private Signage) of the Specific plan regulates the design, size, placement, and approval of private signage within the MU-C zoning district.

The Specific Plan identifies certain sign types that are permitted by right; however, Section 3.11.A.2 states that any sign type not expressly Page 12 of 105 listed and permitted by right may only be approved by the Planning Commission through Design Review (Planning Review Discretionary). The 7Brew project has included a sign exhibit along with their conceptual plans with standards for reviewing wall-mounted signs for the project. Pursuant to Section 3.11.A.2, the Planning Review Discretionary process allows the Planning Commission to evaluate the proposed sign packet and its contents consistency with the intent of the Highway 111 Corridor Specific Plan, including corridor aesthetics, visual compatibility, and protection of the public realm.

The following standards are applicable to all private signage within the Highway 111 Corridor Specific Plan:
a. Signs shall not obscure building entrances, cornices, columns, or other prominent architectural elements.

As proposed, monument and window signs do not obstruct
buildings’ entrances, architectural features, or prominent design elements of the new commercial building and therefore meets this standard.
b. A maximum of three allowed sign types shall be allowed on a building or massing increment unless stated otherwise.

The applicant is proposing three sign types (wall sign, monument sign, and digital menu board) in accordance with the Highway 111 Corridor Specific Plan Sections 3.11.C.1.a and 3.11.C.1.b. While the maximum height for tenant signs generally remains consistent with the standards, an exception is requested for one (1) cabinet sign on the east elevation, increasing the allowable size from 30 inches high to 72 inches and one (1) channel letter sign on the south elevation, increasing the allowable size from 30 inches to 38 inches. Conditions of approval reduce the requested size, by requiring the applicant maintain a minimum of twelve (12) inches from any roofline, roof edge, aluminum canopy, or electrical room.

Monument signs are permitted to be 7 feet high and 10 feet wide.

The applicant is proposing a monument sign of six (6) feet tall and five (5) feet, three (3) inches wide. The monument signs comply with the maximum size signs allowed in the Highway 111 Corridor

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 633 of 883 Specific Plan and conditions of approval require compliance with the approved plans or the Highway 111 Corridor Specific Plan as applicable.
c. Phone numbers and email addresses shall be prohibited from being displayed on any of the allowed sign types, with the exception of front yard signs.

The applicant is not proposing to display phone numbers and/or email addresses. Conditions of approval will prohibit the display of phone numbers and email addresses for the project.
d. Sign lighting shall be designed to minimize light and glare on surrounding rights-of-way and properties.

The applicant has submitted photometric plans for onsite lighting and signage. As proposed, the photometric plans comply with City requirements for lighting limits to the property line and have been conditioned to comply with applicable lighting standards. e. Directory signs are small wall signs located at pedestrian eye level and intended to identify multiple tenants within a building or complex.

The project comprises of one (1), single-tenant drive-through restaurant without proposed directory signage. However, any future signs not included in this entitlement will be reviewed following the standards of the Highway 111 Corridor Specific Plan.
f. Internal illuminated “Cabinet Signs” and/or “channel letters” shall be prohibited for all signage.

All proposed wall mounted signage consists of halo lit channel letter signs or cabinets. Conditions of approval require all illuminated signs be externally illuminated or halo lit, and as such, the project complies with this requirement.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 634 of 883 parking requirements for retail, office, residential and restaurant uses. For restaurants, the table requires installation of 0.5 parking spaces per every 4 seats. The project does not provide seating for customers, requiring a total of zero (0) parking spaces. However, pursuant to section 3.14.B.1.g (Parking and Circulation), the visual impact of parking installed in Limited Land Uses shall be mitigated consistent with the standards outlined in Unified Development Code section 3.03 (Parking and Loading). Pursuant to Table

3.03.05-1 (Required Number of Vehicle Parking Spaces), a total of six (6) spaces are required per 1,000 square feet of dine in or take-out restaurants.

While the 7Brew restaurant primarily serves as a drive through restaurant, the project offers take-out through the provision of walk-up pedestrian service.

The project proposes 910 gross square feet, including storage areas, restrooms, and employee workstations. As such, the project is required to provide 5.46 parking spaces, rounded to a total of five (5) required parking spaces. The project proposes to have 9 stalls, including one (1) ADA accessible stall which meets and exceeds the minimum requirements.

Section 3.13 Site Design
Pursuant to Section 3.13 (Site Design) specifies standards for the design and location of various site design elements for the purpose of the health, safety, and general welfare of the immediate occupants of each building, and for the neighborhood. This section addresses utility access and equipment, mechanical and electrical equipment, telecommunication devices, wet utilities, service entrances and waste disposal areas, fence and wall heights, entrance arbors, lighting, landscaping, stormwater and open space. The applicant has submitted a landscape plan with their submittal packet and a condition of approval requiring evidence on the final landscape plan submitted for administrative review and approval will be required. Additionally, the project proposes to provide a utility room/closet on the west elevation so that these services shall be in inconspicuous locations and thoroughly screened from public view. Furthermore, the project is conditioned to provide and meet the requirements of this Section.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 635 of 883 freestanding single-story commercial buildings and drive-throughs in the Mixed-Use Corridor (MU-C) zone to support interim economic reinvestment, even if such development does not meet all MU-C form-based standards, including minimum building height or complete frontage buildout. The proposed development activates a vacant parcel, introduces new commercial activity, enhances the corridor’s visual character through landscaping and architectural design features, and aligns with the Specific Plan’s intent to encourage short-term reinvestment while preserving long-term planning goals.

According to Table 3.14-1, Subarea 1 permits up to three (3) Limited Land Use approvals. Based on current records, no other Limited Land Use approvals have been issued within Subarea 1, and this project would represent one of the maximum of three (3) allowed. The project meets the physical and design criteria for a Limited Land Use and is being processed through Planning Review consistent with the Specific Plan’s procedures.

In addition to General Plan and Zoning compliance, Section 6.04.03 (Planning Review) of the Unified Development Code, and subject to state law, the Planning Commission must make the following findings for design review approval
III. Overall Function and Design
The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community. The overall design of the project, including its scale, massing, site plan, exterior design, and landscaping, will enhance the appearance and features of the project site and surrounding natural and built environment.

The project is designed as a small scale drive through restaurant with shade structures over pedestrian ordering areas and over vehicle order pick up areas.

Shade structure canopies and columns incorporate “regal blue” finishing used as part of the building fascia, visually integrating the shade structures into the building through the use of color. The structure proposes to provide visual interest through the use of varied roof lines including parapet roofs, vertical projections, and a curved standing steam roof. At the highest point, the standing seam roof reaches 19 feet and 2 inches before curving downwards to about 14 feet and 6 inches. Along the curve, the structure utilizes “regal blue” finishes, consistent with the coloration of the shade structure. The building continues with a “regal blue” parapet roof for approximately 40 feet and 3 inches at 12 feet and four inches high. At the westernmost elevation, the structure ends with a vertical projection to approximately 16 feet high. This vertical projection incorporates “Black Onyx” concrete paneling, further increasing the visual interest through the use of color, material, and texture.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 636 of 883 The 910 square foot building is designed to provide approximately 704 square feet of employee workstations, 66 square feet of and employee-only restroom, 164 square feet for a mechanical access room, and 140 square feet for the restaurant’s walk-in refrigerator. Access to the building is restricted to employees only, with walk-up service provided to pedestrians. Primary staff entrances used for providing food service to drive-up vehicles are constructed with built-in glazing, while a secondary staff entry is provided without glazing on the north elevation. The secondary entrance takes access to restaurant storage areas and does not provide glazing, but rather, is a solid black color to closely match the black concrete tile siding incorporated throughout the building. This design ensures visitors can visually distinguish between customer areas and employee areas, improving pedestrian circulation without the need for signage.

Two (2) one-way drive through lanes are provided for vehicle queuing, with a third “pass through” lane provided for visitors to access on-site parking spaces.

As traffic flows through the site in one direction, the project proposes to install chevron arrow signs on the ground in addition to the words “DO NOT ENTER” where the one-way vehicle path of travel intersects with the site access point.

Along the drive-through lanes, landscaping is installed in order to reduce glare from vehicle headlights onto Highway 111. In addition, the project provides a separate pedestrian path along the eastern and western edges of the project site, connecting employee work stations with the trash enclosure, as well as the pedestrians to the “EOS” project site. Trash enclosures are designed to provide separate pedestrian access to the trash enclosure, allowing employees to access the refuse and recycling areas without the need of stepping into vehicle circulation areas.

Through the use of architectural features to create visual interest, visually distinguish customer and employee areas, and the installation of pedestrian paths, it can be seen that the project design is functional and attractive.

IV. Site Design
Structures within the development and between the structures and the site relate to one another. Proposed structures and related site development improvements (e.g., access, parking, grading, etc.) relate and connect to existing development in the vicinity. The site is designed to promote efficient circulation and encourage a range of transportation modes by providing safe and convenient routes for pedestrians and cyclists. Projects incorporate necessary utilities and service areas (e.g., refuse and recycling enclosures) such that they are compatible with the overall design of the project and minimize visual impacts.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 637 of 883 “Komar Desert Center” within the City of La Quinta consists of existing retail and restaurant tenants. Both shopping centers share right in-right out access connecting to Highway 111 and along the border of the Cities of Indio and La Quinta. As proposed, the project would include sidewalk improvements from the northernmost portion of the parcel to the southernmost portion of the parcel along the western edge of the project site. This would connect an existing sidewalk from the Desert Crossroads’ anchor tenant to Highway 111 and improve pedestrian access within the existing shopping center. In addition, pedestrian access is provided from Highway 111 to the walkup pedestrian window provided as part of the “7-Brew” project and the “7Brew” trash enclosure.

The project proposes to install nine (9) parking stalls, including one (1) Americans with Disabilities Act (ADA) accessible parking stall at the center of the project site. All parking stalls are angled to ensure vehicles exiting the parking spaces do not traverse the site counter to the direction of oneway traffic. Visitors the site may access the pedestrian walk-up window from the parking stalls via the pedestrian walkway on the east of the project site or by following the ADA path of travel from the accessible parking stall to the building.

The site’s trash enclosure is located on the south-eastern portion of the project site. As the project proposes one lane, one-way circulation through the site, placement of the trash enclosure in this location allows collection of refuse, recycling, and organics without interfering with on or off-site circulation. The project also provides a separate pedestrian gate for employees to access the trash enclosure, allowing employees to dispose of waste without needing to enter vehicle circulation areas. To ensure visual consistency with the project site, the trash enclosure will be constructed with Black Concrete Masonry Unit (CMU) block wall to match the “Black Onyx” concrete tile utilized on the drive through restaurant structure. In addition, the trash enclosure proposes to use a blue metal roof to match the blue used as roof accents.

Through the integration of pedestrian facilities the project’s site design relates to the surrounding commercial uses. Through the design and placement of the trash enclosure, and integration of electrical rooms for visual screening, the project site relates to itself through the use of consistent architectural details.

V. Building Design
Buildings are designed to mediate scale, massing, and bulk, reflect a human scale design, and enhance the pedestrian experience through building modulation and facade articulation treatments. The project architecture is harmoniously integrated internally and in relation to the architecture in the vicinity in terms of colors and materials, scale, and building design. The design is sensitive to and compatible with historic and low-density or sensitive uses in the vicinity.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 638 of 883 The proposed 7Brew restaurant uses consistent architectural materials (including White HardiPlank, “Black Onyx” Concrete Tile, “regal blue” roof trim), varied rooflines, and decorative detailing. While the project is designed as a drivethrough restaurant, human scale design is incorporated through the implementation of a walk up pedestrian window with a shaded waiting area provided by a “regal blue” aluminum shade structure. Accessory structures, including trash enclosures and freestanding monument sign incorporate design elements consistent with the project site, including the use of regal blue roof trim and black Concrete Masonry Unit (CMU) block wall utilized in the trash enclosure, utilizing colors and materials used elsewhere on site, and the use of blue roof trim on the free-standing monument sign.

VI. Streetscape
The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the intended character of the area.

The project proposes to install an additional drive through restaurant in an existing shopping center. The proposed landscaping is consistent with the surrounding commercial areas through the provision of trees and shrubbery around the perimeter of the project site. Adjacent retail and commercial uses have existing landscaping installed in largely the same manner.

In addition, conditions of approval require the applicant to install four (4) palm trees fronting Highway 111 to match landscaping installed in the Median of Highway 111. The long-term vision for the Highway 111 Corridor Specific Plan is to provide palm-lined Highway 111 Corridor in the East and West Gateways to the City. Through the conditions of approval, the project meets the long term vision of the corridor and enhances the streetscape.

VII. Parking

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 639 of 883 Parking areas are designed and developed to provide adequate parking, buffer surrounding land uses, compliment pedestrian-oriented development, enhance the environmental quality of the site (e.g., by minimizing stormwater run-off and the heat-island effect), and achieve a safe, efficient, and harmonious development. Parking areas are properly sited, designed, and screened to minimize the impacts of parking and vehicles on the pedestrian experience.

The project proposes to install 9 parking spaces, including one ADA accessible parking stall. Parking areas are screened from Highway 111 through the installation of landscaping around the perimeter of the project site and building placement between the parking area and Highway 111. In addition, the parking area provides three trees, to provide shade over parking areas. All trees provided are 24 inch box size and will provide shade for four (4) of the total nine (9) parking spaces. The conditions of approval require the installation of on-site water retention. Shade and transpiration from trees have been found to reduce the Urban Heat Island Effect. Urban heat-island effect reduction and on-site water retention will serve to enhance the environmental quality of the site.

The project additionally proposes to provide pedestrian access on the North, East, and West portions of the project site, allowing pedestrians to navigate the site without interference from automobile traffic. The western sidewalk connects Highway 111 to an existing sidewalk to the anchor tenant in the Desert Crossroads commercial center. In addition, the project will provide direct pedestrian access from Highway 111 to walk-up ordering facilities. Through separation of pedestrian facilities, enhanced connection, and provision of walk-up ordering facilities, the impact of automobile facilities is minimized.

VIII. Screening and Fencing/Walls
Fences, walls, and other visual screening elements are made of high-quality materials, add visual interest, are compatible with the character of surrounding development, and help community members differentiate between public and private property. Appropriate screening is provided between incompatible uses.

Pursuant to section 3.14.C of the Highway 111 Corridor Specific Plan, drivethrough lanes adjacent to the building shall be screened from the Highway 111 Corridor through the installation of 3 foot to 4 foot high walls, building siting, or the installation of landscaping. Drive through queuing will be screened from the Highway 111 right-of-way through building placement and landscaping. The “7Brew” building will be placed between the queuing area and Highway 111. In addition, the applicant proposes to install a variety of shrubbery around the perimeter of the parking lot and drive through queuing areas, including forty-two (42) Rhaphiolepsis Indica ‘Clara’ (Clara Indian Hawthorn) and thirty-one (31) Hesperaloe Parviflora (Red Yucca). Clara Indian Hawthorn can grow three (3) to four (4) feet high and Red Yucca can grow up to three (3) feet high, according to

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 640 of 883 Coachella Valley Water District’s Lush and Efficient Landscape Gardening in the Coachella Valley, consistent with the screening requirements of the Highway 111 Corridor Specific Plan. While the landscaping will be required to be updated as described in section X (Landscaping) of the Planning Review Discretionary Findings, the conditions of approval require landscape plan to be updated to be consistent with all landscaping requirements of the Highway 111 Corridor Specific Plan and requires landscaping to be maintained, with any dead, diseased, or dying plantings to be replaced within 30 days, ensuring all screening is maintained. Landscaping is designed consistently with surrounding commercial uses through placement of trees in parking areas and trees and shrubbery on the project perimeter. While conditions of approval require the proposed plant species to change, conditions of approval also require screening to be provided between Highway 111 and the drive-through queuing lanes.

In addition to the screening of drive through queuing lanes, the applicant proposes to install a two foot deep by three feet wide electrical shed for the screening of electrical facilities. This electrical shed has been conditioned to utilize building materials that match the architectural detail of the building to reduce visual clutter.

Through the installation of landscape screening and an electrical shed, all screening is appropriately designed for the project site.

IX. Lighting
Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, and avoid creating glare.

The applicant has provided photometric plans of the project site, detailing the brightness of on-site lighting and brightness at the property line. As designed, the project proposes to provide two lights in parking areas, illuminated signage, and lighting built into shade structures canopies. Conditions of approval require lighting to be shielded, as well as establishes a maximum illuminance of 4.0 footcandles, consistent with both the Highway 111 Corridor Specific Plan and the Unified Development Code. Upon submittal of building permits, photometric plans will be reviewed for compliance with the conditions of approval.

X. Landscaping
Landscaping is designed to be compatible with and enhance the architectural character and features of the buildings on site, conserve water, provide buffers or screening, and help relate the building to the surrounding landscape.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 641 of 883 The landscape design utilizes shrubbery and trees around the parking lot perimeter and within parking areas. The Highway 111 Corridor Specific Plan section 3.13 requires all trees and plant material to be native to the Sonoran Desert or adaptive from regions with similar arid climates (such as the Mojave).

The Unified Development Code section 3.02.09 additionally requires all landscaping to be selected from the Coachella Valley Water Districts “Lush and Efficient Landscape Gardening in the Coachella Valley,” as well as establishes a minimum parking lot and street planting minimum size of24 inch box for trees and 5 gallons for shrubbery. The proposed plant palette, size, desert adaptiveness, and listing within the “Lush and Efficient” book is outlined below in “Table B”.

Table B
Species Quantity Type Size “Lush
and
Efficient”
Desert
Adaptive
Lacebark Elm 3 Tree 24” Box Yes No
Green Vase Japanese
Zelkova
2 Tree 24” Box No No
Red Yucca 31 Shrub 5
Gallon
Yes Yes
San Jose Juniper 42 Shrub 5
Gallon
Yes No
Golden Abundance
Oregon Grape
10 Shrub 5
Gallon
No No
Dwarf Purple Fountain
Grass
14 Shrub 5
Gallon
Yes No
Clara Indian Hawthorn 42 Shrub 5
Gallon
Yes No
Conditions of approval require conformance with the standards of both the Highway 111 Corridor Specific Plan and, where silent, the Unified Development Code for landscaping. In addition, conditions of approval require the installation of additional landscaping, including four palm trees fronting Highway 111 to match existing landscaping in the Median of the project site, as well as an average of one shade tree every 35 feet along pedestrian pathways. As such, the final landscape plan has been conditioned to provide desert friendly landscaping that conserves water and provides screening.

XI. Consistency and Compatibility
Project details, materials, signage, and landscaping, are internally consistent, fully integrated with one another, and used in a manner that is visually consistent with the proposed architectural design.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 642 of 883 The project proposes to utilize consistent materials and color schemes throughout the project site, including “Regal Blue” metal roofing, “Onyx Black” Concrete paneling and Concrete Masonry Units, and light grey walls on the drive through restaurant and monument sign. The use of a consistent color palette throughout the project site ensures visual consistency throughout the project.

XII. Public Art Component
Public art is provided in satisfaction of Chapter 3.06 Art in Public Places.

Chapter 3.06 of the Unified Development requires new non-residential projects to provide art, or be assessed an in-lieu fee at the time of building permit application. As this project does not provide public art, an in-lieu fee of one-half percent (0.005%) of the total building valuation, excluding land acquisition and off-street improvement costs, will automatically be assessed at the time building permit fees are calculated.

XIII. General Welfare
The project will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.

Conditions of approval mitigate the risk of harm to the public to an approvable level. Any damage to existing off-site improvements, including curb, gutter, and landscaping have been conditioned to be repaired to the original condition. All construction and grading must comply with PM10 standards to the satisfaction of the City Engineer, and all construction must occur within the times approved in Municipal Code section 151.160 (Permitted Work Hours), unless approved by the Community Development Director on a case-by case basis. These standards ensure noise and dust concerns are mitigated to the highest extent possible and that public improvements are returned to their original conditions after the end of construction
SECTION 4. Recommendation. Based on the foregoing, the City Council of the City of Indio APPROVES the Planning Review application (Case File No. PLAN-PRD26-0027) for the 7Brew Project. The Applicant shall demonstrate compliance with all conditions of approval as specified in the Resolution. Failure to comply with these conditions may result in delays to project implementation or the rescission of project approval by the City of Indio, in accordance with applicable procedures. Where the term “Applicant” is used in any condition of approval, it shall also apply to the property owner, developer, or any successor in interest. It is the Applicant’s or successor’s responsibility to comply fully with all conditions, unless subsequently modified through the City’s established procedures.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 643 of 883 A. General Conditions of Approval:

The Applicant shall demonstrate full compliance to the following conditions of approval.

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

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

2. The Planning Review (Case File No. PLAN-PRD-26-0027 ; PLAN-CUP-26-0011 & PLAN-ER-26-0021) approval granted by this Resolution shall be valid for twenty-four (24) months from the effective date of this Resolution; unless prior to the expiration of the two years, a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the application, or a certificate of occupancy is issued; otherwise, this Design Review approval will automatically expire unless an extension of time has been granted as specified in Section 6.03.10 of the Unified Development Code.

3. In the event of any legal challenge, claim, administrative proceeding, or litigation arising from or related to the approval, construction, or operation of the project, including but not limited to any concurrent legislative acts, approvals, agreements or environmental determinations (“Project Approvals and Operations”) the Applicant shall, at its own expense, defend the City, its elected and appointed officials, officers, employees, agents, volunteers and attorneys (“Indemnified Parties”) against such legal challenge, claim, administrative proceeding, or litigation. In addition, the Applicant shall reimburse the City for the City’s cost of defending any such legal challenge, claim, administrative proceeding, or litigation, including, but not limited to, all attorney’s fees (including the City Attorney’s fees), legal costs, expert fees and costs, and all other expenses incurred by the City in connection with the legal challenge, claim, administrative proceeding, or litigation. The Applicant shall indemnify and hold harmless the Indemnified Parties from and against any and all liabilities, claims, damages, losses, judgments, fines, penalties, costs, and expenses (including reasonable attorney's fees and costs) arising from or in connection with the Project Approvals and Operations. This indemnification shall cover all claims, regardless of whether they arise from the negligence of the Indemnified Parties. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. The Applicant agrees to hold harmless the Indemnified Parties from any and all claims, damages, losses, and expenses, including but not limited to attorney's fees, arising out of or resulting from the Project Approvals and Operations.

This hold harmless obligation shall apply even if the claims, damages, losses, or expenses arise out of the negligence or fault of the Indemnified Parties. If Applicant

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 644 of 883 fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the approvals for the Project without any liability to the Applicant. In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) calendar days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) calendar days of notice from the City Attorney. City shall promptly notify the Applicant of any legal challenge, claim, administrative proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.

4. All Conditions of Approval shall be provided on a full-size sheet as part of the construction plan set. All notes and specifications shown on the approved plans shall be considered Conditions of Approval. In the event of a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail.

5. Approval of this project authorizes a Conditional Use Permit and Planning Review Discretionary for the 7Brew Drive Through Coffee Shop. No building permits shall be issued until all applicable conditions of approval have been satisfied.

6. All Conditions of approval contained within Resolution of the Planning Commission No. 2147 and No. 2148 are maintained through the approval of this resolution.

7. The Applicant shall ensure that development occurs in substantial conformance with the approved plans for the 7Brew Drive Through Coffee Shop, including the approved Conditional Use Permit, Planning Review exhibits, and all conditions of approval, as determined by the Community Development Director or designee.

8. In the event of any conflict between the conditions of approval associated with this Planning Review, the Highway 111 Corridor Specific Plan, and Indio Unified Development Code, the condition of approval and the provisions of the Highway 111 Corridor Specific Plan shall govern, in that order.

9. Within thirty 30 calendar days following adoption of the City Council Resolution approving the Conditional Use Permit and Planning Review Discretionary, the Applicant shall submit written acceptance of all conditions of approval to the

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 645 of 883 Community Development Director. Failure to submit written acceptance within the required time frame shall render the approval null and void.

10.The Applicant shall permit City staff to conduct periodic inspections to verify compliance with all conditions of approval. The first inspection will occur within 6 months of a Certificate of Occupancy. The Planning Commission reserves the right to initiate a review of the PLAN-PRD-26-0027 and PLAN-CUP-26-0011 based on verified complaints or evidence of non-compliance.

11.Any sign type, design element, or signage standard not specifically addressed within the approved Master Sign Plan shall comply with the applicable signage standards of the Highway 111 Corridor Specific Plan Section 3.11 (Private Signage).

12.Monument Signage shall be limited to 8 feet in height and 12 feet in Width.

13.All signage shall be externally illuminated or halo lit.

14.Pursuant to Section 3.13 (Site Design) of the Highway 111 Corridor Specific Plan, all development shall comply with the applicable development standards set forth in Section 3.13.D of the Highway 111 Corridor Specific Plan. The following requirements shall be demonstrated prior to issuance of building permits and verified prior to the final planning inspection for approval for each lot:
a. Lighting Abutting the Public Realm. Lighting within surface parking lots, private frontages, and any other on-site open space that abuts a public right of way shall comply with the following standards:
i. Lighting shall be shielded by permanent attachments to fixtures so that light sources are not visible from adjacent properties or the public right of way.
ii. No freestanding fixture shall exceed a height of 15 feet as measured from finished adjacent grade.
iii. Light sources shall have a maximum output of no greater than 3,00 lumens.
iv. Required illuminance (in footcandles)

1. Max: 4.0

2. Min: 0.2

3. Max average: 0.8

4. Uniformity ratio (max/min): 20/1

5. Uniformity ratio (average/min): 4/1

15.Other Applicable Standards
Development shall also comply with the applicable sections of Article 3 of the Highway 111 Corridor Specific Plan, including:
a. Section 3.6 (Subdivision, Connectivity, & Public Realm Completion)

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 646 of 883 b. Section 3.7 (Public Realm Standards)
c. Section 3.8 (Building Placement & Access)
d. Section 3.9 (Building Height)
e. Chapter 3.10 (Facades and Frontages)
f. Chapter 3.11 (Private Signage)
g. Chapter 3.12 (Parking)
h. Chapter 3.13 (Site Design)
i. Chapter 3.14 (Limited Uses in the MU-C Zone)

16.All rooftop-mounted mechanical equipment, vents, and ducts shall be fully screened from public view through screening materials compatible with the building design, subject to review and approval by the Planning Division.

17. The applicant shall submit an application for a Landscape Plan prior to installation of any landscaping. The Landscape Plan application shall be submitted to the Planning Division and shall be subject to review and approval by the Planning Division, Public Works/Engineering, and the Indio Water Utility and Maintenance Department.

18.Any landscaping used for drive-through screening shall reach between 3 and 4 feet and reach such height within 2 years of installation.

19.The applicant shall include photometric plans on all building permit submissions for the 910 square foot drive-through restaurant.

20.The Applicant shall comply with the landscaping requirements of the Highway 111 Corridor Specific Plan Section 3.13, and, where silent, the Unified Development Code Section 3.02.09. Specifically, all landscape species shall be desert adaptive, non-invasive, and selected from the Coachella Valley Water District’s Lush and Efficient Landscape Gardening in the Coachella Valley book. All landscaping shall comply with the State Model Water Efficient Landscape Ordinance.

21.All required landscaping and irrigation systems shall be installed and fully operational prior to final planning inspection for each lot and shall be permanently maintained in a healthy condition. Dead or dying plant materials shall be replaced within thirty 30 days of City notification.

22.All trees shown on the approved landscape plans shall be installed at a minimum size of twenty-four 24-inch box.

23.All shrubs shown on the approved landscape plans shall be installed at a minimum size of 5 gallons.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 647 of 883

24.Any existing landscaping installed on the project frontage damaged during the construction process shall be replaced at a 1 to 1 ratio prior to final inspection at a minimum 24 inch box size for trees and a minimum 5 gallon size for shrubs.

25.Applicant to install a total of four (4) palm trees fronting Highway 111 with lighting to match landscaping installed in the Median of Highway 111, spaced equidistantly.

26.All pedestrian pathways shall comply with the applicable connectivity, width, accessibility, surfacing, separation, and delineation requirements of UDC Sections

3.02.02 and 3.03.08.N. The Final Landscape Plan shall provide shade trees along the pedestrian pathways at an average spacing not exceeding 35 feet, consistent with UDC Section 3.02.02.E.

27.All refuse enclosures, loading areas, utility equipment, backflow devices, transformers, HVAC equipment, and mechanical equipment shall be screened from public view in a manner consistent with the Highway 111 Corridor Specific Plan and approved by the Community Development department.

28.The Applicant shall bear all costs associated with land acquisition, easements, rights-of-way, utility coordination, and infrastructure improvements necessary to serve the project, as required by the City.

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

30.Approval of the Conditional Use Permit and Planning Review Discretionary does not authorize construction. Separate grading, building, and other permits shall be required, and all construction shall comply with City codes in effect at the time of permit issuance.

31.The tenant shall obtain a City of Indio Business License prior to the first day of operation.

32.The proposed structure is identified as a commercial modular building. The building permit submittal shall include the applicable HCD/DAA-approved plans and evidence of the required HCD insignia.

33.Clearly identify which elements are included in the State-approved modular package and which will be constructed on-site. Site-specific foundations, anchorage, utilities, canopies, equipment supports, and accessory structures will require City review.

34.Plans shall demonstrate compliant accessible parking and accessible routes from the public right-of-way and parking area to the required building entrances and site facilities.

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35.Verify that the modular building, canopies, trash enclosure, foundations, and utilities will not conflict with the recorded easements shown on the site plan.

36.Automatic fire sprinklers and separate Fire Department submittals shall be provided as required.

37.The building permit submittal shall include a complete code analysis, energy and CALGreen documentation, and all required structural and site-specific construction documents.

38.Separate permits may be required for signs, the trash enclosure, site lighting, photovoltaic systems, and other accessory improvements.

39.Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Provide a copy of a fire flow verification from the local water purveyor, Indio Water Authority or CVWD, in the form of a letter, and graph depiction specifying the fire flow. Verification shall be prior to building permit issuance. (CFC) 507.3

40.Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system.

The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC as amended and NFPA 24.

41.Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.

Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

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42.Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding150 feet in length shall provide an approved turnaround. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

Reference CFC as amended and Riverside County Fire Department Policies and Standards.

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

44.Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

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

46.Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be

Page 83 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 650 of 883 based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

47.Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended.

48.Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review.

Reference CFC as amended.

49.Any existing building or structure undergoing a change in occupancy classification shall be evaluated for compliance with current applicable codes, and any required modifications shall be implemented.

50.Hazardous Vegetation and Fuel Management Plan - Projects in the Local Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. (A preliminary plan shall be provided to and approved by the Fire Department prior to any new parcel map recordation. A final plan shall be provided prior to grading permit clearances.) Reference CFC as amended.

51.Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Moderate Fire Hazard Severity Zones shall comply with Chapter 7A of the California Building Code and California Code of Regulations, Title 14 Fire Safety Regulations. Reference CFC as amended.

52.Bulk Storage/Use of Hazardous Materials and H Occupancies - A Hazardous Materials Technical Report shall be provided to and approved by the Fire Department. (A preliminary Hazardous Materials Technical Report shall be provided to and approved by the Fire Department prior to any new parcel map recordation).

53.Requests for installation of Traffic Calming designs/devices on Fire Apparatus Access Roads are prohibited unless submitted and approved by the Office of the Fire Marshal.

54.Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended.

Page 84 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 651 of 883

55.Emergency Responder Communication Coverage Systems - Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

Use the above statement only if the project does not meet the exceptions (two most common below): Buildings and structures that are three (3) stories or less, do not exceed 50,000 square feet in area on any single story, and do not have any complete or partial below grade building levels. Wood-constructed residential buildings and structures four (4) stories or less that do not have any complete or partial below grade building levels.

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

57.Applicant shall contact 811 “Dig Alert” prior to any excavation or demolition activities.

Any excavation within ten (10) feet of SoCalGas High-Pressure facilities shall occur with a SoCalGas employee on standby.

58.Applicant shall notify SoCalGas a minimum of four (4) months prior to the start of any and all pavement work.

59.Applicant shall provide signed and approved design plans showing all SoCalGas facilities SoCalGas 4-12 months prior to construction of Major Street Improvements and Pipeline Projects, as required by SoCalGas.

60.Applicant shall inform SoCalGas of all pre-construction meetings, construction schedules, and project phasing updates.

61.If required, requests to relocate SoCalGas facilities shall be submitted in writing to SoCalGas and include a signed “Notice to Owner” on company letterhead, project name, number, and responsible title, project address, location, anticipated start date, parameters, and full scope of work, a Thomas Guide page and/or Google Maps screenshot clearly highlighting the project area, and requestor company’s contact name, title, phone number, email address, and any additional relevant information at the discretion of SoCalGas.

62.The Applicant should consult with Valley Sanitary District staff and discuss proposed sewer main connections and requirements prior to design.

63.Generally, the sewer main lateral and connection the the District’s sewer main are normally considered private and owned by the Owners(s) of the property. The Owner(s) are responsible for the maintenance and repair of this sewer main lateral.

Page 85 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 652 of 883

64.The proposed project will comply with all Valley Sanitary District and other agency standards and requirements.

65.Improvements in the public right of way will require bonding by the Owner/Developer and installation by a licensed underground contractor.

66.The proposed project is subject to the local effluent requirements of Valley Sanitary District’s Resolution 2022-1170; local discharge limits, and conformance with the Valley Sanitary District Sewer Use and Construction Ordinance 2022-121

67.Flood protection measures for local drainage shall comply with California Drainage Law and provide that stormwater flows are received onto and discharged from this property in a manner that is reasonably compatible with predevelopment conditions.

68.The initiation of domestic water service will be subject to the satisfaction of terms and conditions established by the Coachella Valley Water District and imposed from time to time, including but not limited to fees and charges, water conservation measures, and any other term deemed necessary by the Coachella Valley Water District.

69.The Coachella Valley Water District may require additional facilities of its domestic water systems, including pipelines, wells, reservoirs, booster pumping stations, treatment plants, and other facilities. Such facilities may be required to be conveyed to the Coachella Valley Water District along with the land and/or easements on which the facilities are to be located. The terms and conditions for planning, design, installation, and conveyance of the property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. If required, any required improvements shall be shown on the parcel map as lots and/or easements and deeded to the Coachella Valley Water District for “CVWD public services” purposes.

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

71.The applicant shall maintain minimum utility separations required by the Coachella Valley Water District set forth in CVWD’s Development Design Manual. It is the developer’s responsibility to confirm compliance with these requirements.

Noncompliant alignments identified after entitlement may require project redesign, map amendment, or additional acquisition at the developer’s expense.

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

Page 86 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 653 of 883

73.The design, construction, and operation of this development shall comply with the Sustainable Groundwater Management Act, Coachella Valley Water Management Plan, or other requirements deemed necessary by the Coachella Valley Water District to mitigate impacts on the Indio Subbasin.

74.All building-mounted signs located on the East and West elevations shall maintain a minimum clearance of twelve (12) inches from any roof line, or roof edge, as measured vertically from the highest point of the sign to the nearest roof line element. In addition, signs on the East elevation shall maintain a minimum clearance of twelve (12) inches from the aluminum canopy, and signs on the West elevation shall maintain a minimum clearance of twelve (12) inches from the electrical room.

Prior to Issuance of a Grading Permit:

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

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

76.Applicant shall submit a project site-specific Water Quality Management Plan for City approval prior to the issuance of any grading permit.

77.Applicant shall submit for City approval the following items:
a. Precise Grading Plans – shall include the street address for each building footprint
b. Soils Report
c. Hydrology Report

78.Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.

79.Applicant shall use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.

80.Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention

Page 87 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 654 of 883 that occurred on-site. The retention basin shall be designed, per Standard Plan No. 310. with a maximum depth of 5 feet (with a one-foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.

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

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

Prior to Issuance of a Building Permit:

Prior to issuance of any building permit(s), the Applicant shall demonstrate full compliance with the following conditions of approval.

83.Prior to the issuance of a Building Permit the applicant shall provide Valley Sanitary District with both civil and architectural drawings of the building and site improvements for review and approval.

84.Valley Sanitary District will only issue sewer construction and connection permits after plan approval, the payment of all sewer related fees and the submittal of required documents that will be provided to the Owner/Developer at the time of plan approval.

During Construction:

Prior to issuance of any building permit(s), the Applicant shall demonstrate full compliance with the following conditions of approval.

85. Manholes and cleanouts located in paved areas shall be raised to grade and collars and/or traffic rated boxes provided per Valley Sanitary District standards.

Prior to Issuance of a Certificate of Occupancy:

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

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

Page 88 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 655 of 883 c. Dispose of all material removals from the proposed project to an approved disposal site.

87.Applicant shall obtain an encroachment permit prior to starting any street improvements within public right-of-way.

88.Applicant shall dedicate the corner cutback right-of-way on the northwest corner of the parcel.

89.Applicant shall construct sidewalk along the westerly property line between Highway 111 and the existing driveway. Additionally, applicant shall construct connecting sidewalk from Highway 111 to the proposed building.

90.The proposed project shall comply with Americans with Disabilities Act (ADA) requirements.

91.Street address shall be shown on Precise Grading Plans.

92.Applicant shall remove and replace any damaged or broken curb/gutter, sidewalk, and asphalt along the project property frontages.

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

Applicant is required to construct all transition and missing links between existing and proposed improvements.

IID Conditions of Approval

94.The following conditions are imposed on behalf of IID, and they may be eliminated or amended by IID without the need for any further City approval. To be effective, any such elimination or amendment shall be in writing with a copy transmitted to the Public Works Director.

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

96.Public utility easements shall be dedicated over all private and public roads, and an additional ten (10) feet in width on both sides of the private and public roads shall be dedicated to IID for the construction, operation, and maintenance of its electrical infrastructure. IID reserves the right to require expansion of these easements based on the type of electric infrastructure to be installed.

97.Any new, relocated, modified or reconstructed IID facilities required for and by the project (which may include but is not limited to the dedication of real property for the purpose of siting an electrical utility substations to support the project, the cost of

Page 89 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 656 of 883 acquisition and dedication of rights of way and/or easements for the construction of electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service) are to be included as part of the project's CEQA and/or NEPA documentation, environmental impact analysis and mitigation.

98.The applicant will be required to provide rights of way and easements for any proposed power line extensions and/or any other infrastructure needed to serve the project. In addition, the necessary access to allow for continued operation and maintenance of any IID facilities located on adjoining properties where no public access exists.

99.Substations and switchyards shall be located on property that will be transferred to IID in fee simple ownership with legal access.
100. Approved design plans (Conduit Plan) are to be included with a Tract Map review.
101. Mylar maps to be submitted for processing only upon IID review and design (conduit) plan approval.

Page 90 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 657 of 883 SECTION 5. The City Clerk shall certify the passage of, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 7
th day of October 2026, by the
following vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
_____________________________

ELAINE HOLMES
MAYOR
ATTEST:
_______________________

SABDI SANCHEZ, MMC
DIR. OF CITY CLERK SERVICES

Page 91 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 658 of 883 Vicinity Map
RCIT
City Boundary
7/30/2026, 7:40:21 AM
0 0.1 0.2 0.4 mi
0 0.17 0.35 0.7 km
1:11,596
PLAN-CUP-26-0011; PLAN-PRD-26-0027
7Brew

Page 92 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 659 of 883 7 BREW 910 SF FFE=59.29 STOP STOP
PASS
THRU THRU PASS LANE 2 LANE 1 DO NOT ENTER PASS THRU
TRASH
E
E
Y D H
Y D H
Y D H
S
T
FO W W
W W
D
D
D
Y D H
S
S
W
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV

WVWV WV
PIV

RAMP RAMP
RAMP
RAMP
RAMP 3 PS 2 PS3 PS4 PS 4 PS 4 PS 4 PS 4 PS 4 PS 4 PS

FOUND MAG-NAIL
W/ TAG "LS5347"
PER BOOK 152, PAGE 35
FOUND 1 1/2" BRASS DISK
W/ TAG "LS8223"
PER BOOK 152, PAGE 35
W/ TAG "LS8223"
PER BOOK 152, PAGE 35 WALL WALL
WALL
N 89°58'03" E 338.80'(R)
N 89°58'15" E 338.80'(M)

NORTH LINE OF THE SOUTH HALF
OF SEC. 29, T-5-S, R-7-E
N 89°39'28" E 2650.60'(M)
1325.39'(M) 595.26'(M) N 00°05'07" W 66.10'(M)
CALIFORNIA HIGHWAY 111

VARIABLE WIDTH PUBLIC RIGHT-OF-WAY

VARIABLE WIDTH ASPHALT PAVEMENT
R/W

N/F CVCWD
(MAILING): PO BOX 1058
COACHELLA, CA 92236
APN: 600020007 ASPHALT

CC ASPHALT
NG

NG NG NG NG NG

NG NG NG NG

NG SS SS
SMH-1
SMH-2
SMH-3

SS SS SS
SS
RAMP
TBM-1
FO
WV WVWV BRICK PAVERS CITY OF INDIO PER BOOK 152, PAGE 35 CITY OF LA QUINTA PER BOOK 152, PAGE 35 PARCEL 3 PER
BOOK 152, PAGE 35

N/F FUNDING STORE MASTER III
79955 HIGHWAY 111
INDIO, CA 92253
TOTAL AREA:
254,612 SQ. FEET±

5.845 ACRES±
APN: 600020021
S

15.0' HIGHWAY SLOPE EASEMENT
(RECORDING NO. 97899)
2 10.0' SEWER EASEMENT
(RECORDING NO. 188288;
RECORDING NO. 2025-0299475)
3 20.0' WATER PIPELINE EASEMENT
DOMESTIC WATER EASEMENT #1 (RECORDING NO. 2025-0299475) (RECEPTION NO. 2022-0473243;
RECORDING NO. 2025-0299475)
12 DOMESTIC WATER EASEMENT #2
(RECEPTION NO. 2022-0473243;
RECORDING NO. 2025-0299475)
12 ELECTRICAL DISTRIBUTION EASEMENT
(RECORDING NO. 2024-0115999;
RECORDING NO. 2025-0299475)
15 10.0' PUBLIC UTILITY EASEMENT
(RECORDING NO. 2025-0299475)
17 17
17 17
17 168.82'(M/R) 208.80'(M) 208.82'(R) N 00°00'18" W 208.92'(R) N 00°03'34" W 208.91'(M) N 89°59'39" W 357.36'(M)
N 90°00'00" W 356.97'(R)
168.54'(R)
168.73'(M)
150.01'(R)
150.22'(M)
17 10' ELECTRICAL DISTRIBUTION EASEMENT
(RECORDING NO. 2024-0115999;
RECORDING NO. 2025-0299475)
15 17

20.0' WATER PIPELINE EASEMENT
(RECORDING NO. 2025-0299475)
17 R10' R10'
08B
01A
01A
01A
01A
01A
01A
01A
01A
01A
12F 09S
51B
18D
03D
03D
03D
03D
TYP.

TYP.

TYP.
09U
11A
12F
12G
02E
02A
70A
70B
70C
R10'
R26'
R38.5'
R40.5'
R53'
R10'
R26'
R38.5'
R40.5'
R53'
R10'
R10'
R15'
R15'
R10'
R10'
24'
5'

59.05' 5' 58.68'

4.16'

41.91' 15.52' 27' 42.64' 42.64'

64.11' 58.68' 13' 2' 12.5' 16' 15.59' 18' TYP
9'
TYP
6' 12.5'
2'

12.5' 16' 89.77'
24'
6'
5'
5'
3' 15.59' 16' 12.5' 2' 12.5' 5' 37.64' 24'
18' 10'
7'5'
70D

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT
FOR CONSTRUCTION SEVEN BREW 79955 HWY 111 INDIO, CALIFORNIA 2600 NE 11TH ST, SUITE 300
BENTONVILLE, AR 72712
PHONE: (479) 273-9472
FAX: (479) 273-0844
© 2026 CEI ENGINEERING ASSOCIATES, INC. DRAWING LOCATION - P:\34000\34751.0\DRAWINGS\DESIGN\WORKING\34751-SP.DWG -- SAVED BY - ARODRIGUEZ-VEGA JPD
MS
ARV
34751
7/28/2026
REV-0

SITE PLAN
C2.0

SITE DETAILS

PARKING TABLE

SPACES REQUIRED SPACES PROVIDED
STANDARD CAR PARKING 3 SPACES 8 SPACES
ACCESSIBLE PARKING 1 SPACE 1 SPACE
TOTAL CAR PARKING 4 9 SPACES

ACREAGE SUMMARY TABLE
PARCEL ± 35,249 SF (0.81 AC)
PERVIOUS AREA ± 16,668 SF (0.38AC)
IMPERVIOUS AREA ± 18,894 SF (0.43 AC)

SITE INFORMATION
ZONING
MPDO-HWY111SP - MIXED USED
COMMERCIAL 111 CORRIDER

SPECIFIC PLAN
BUILDING FOOTPRINT 910 SF
BUILDING HEIGHT 19'-1 7/8"

SETBACKS
NORTH 0' MIN - 15' MAX BUILDING; 6'-10'

LANDSCAPE
SOUTH 0' BUILDING; 0' LANDSCAPE
EAST 0' BUILDING; 0' LANDSCAPE
WEST 0' BUILDING; 6'-8'' LANDSCAPE

SITE NOTES

VICINITY MAP

NOT TO SCALE
HIGHWAY 111 JEFFERSON ST.

SITE

PROPOSED LEGEND

GENERAL SITE NOTES
A. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.

B. ALL CURB RETURN RADII SHALL BE 3', AS SHOWN TYPICAL ON THIS PLAN, UNLESS OTHERWISE NOTED.

C. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS: ALL CURB AND GUTTER ADJACENT TO ASPHALT PAVING SHALL BE INSTALLED PER DETAIL 01A. ALL CURBING ADJACENT TO CONCRETE PAVING SHALL BE INSTALLED PER DETAIL 01B. PAVEMENT SHALL BE INSTALLED IN ACCORDANCE WITH DETAIL 08A OVER THE ENTIRE PARKING LOT AREA AND ALL APPROACH DRIVES. ALL PARKING LOT STRIPING INCLUDING ACCESSIBLE AND VAN ACCESSIBLE SPACES SHALL BE PAINTED PER DETAIL: 09N.

D. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F.

E. ALL ACCESSIBLE PARKING STALLS SHALL HAVE SIGNAGE INSTALLED PER DETAIL 09S.

F. PRIOR TO ANY CONSTRUCTION IN RIGHT-OF-WAY, CONTRACTOR SHALL INSTALL TRAFFIC CONTROL IN ACCORDANCE WITH MUTCD.

PROPERTY LINE/RIGHT OF WAY LINE

CURB INLET

BUILDING CONTROL POINT

PROPOSED PARKING SPACES

LIMITS OF SIDEWALKS AND CONCRETE APRONS (PER ARCHITECTURAL PLANS) CONCRETE CURB AND GUTTER. SEE DETAIL PAVING PLAN
#

EXISTING LEGEND
LEGEND
D
Y D H
WV W

COMPUTED POINT

TELEPHONE MANHOLE

CLEANOUT

DRAINAGE MANHOLE (DMH)

GRATED INLET (GI)

WATER VALVE

WATER METER

ELECTRIC CABINET

ELECTRIC BOX

BOLLARD

SEWER MANHOLE (SMH)
LIGHT

FIRE HYDRANT

FOUND MONUMENT AS NOTED

HANDICAP PARKING
E
FO
PIV
GVT

TEMPORARY BENCHMARK (TBM)

ELECTRIC VAULT
SIGN

FIBER OPTIC VAULT

POST INDICATOR VALVE

BACKFLOW PREVENTION DEVICE

GAS VALVE
X

SETBACK LINE

FENCE LINE

RIGHT-OF-WAY LINE

EASEMENT LINE

BOUNDARY LINE
R/W

UNDERGROUND SEWER LINE

UNDERGROUND STORM DRAIN LINE

MAJOR CONTOUR LINE

MINOR CONTOUR LINE

FLOODZONE LINE

SITE BENCHMARK
TBM-1
SET 5/8" REBAR W/ CAP "BLEW CA 9272" NORTHING: 2200744.04 EASTING: 6555195.69 ELEVATION: 58.62' TBM-2
SET 5/8" REBAR W/ CAP "BLEW CA 9272" NORTHING: 2200753.51 EASTING: 6555618.64 ELEVATION: 56.08' BASIS OF BEARING
CALIFORNIA COORDINATE SYSTEM (CCS83), CALIFORNIA ZONE SIX VERTICAL DATUM NAVD88 IN US SURVEY FEET
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow.

Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

ADJACENT ZONING

INFORMATION

NORTH CR - REGIONAL COMMERCIAL -

HOME DEPOT CITY OF LA QUINTA
SOUTH MPDO-HWY111 SP - EOS FITNESS
EAST MPDO-HWY111 SP - VACANT

WEST CR - REGIONAL COMMERCIAL -

STARBUCKS CITY OF LA QUINTA
01A TYPE A CONCRETE CURB AND GUTTER
02A PRECAST CONCRETE WHEEL STOP
03D CONCRETE SIDEWALK
09S ACCESSIBLE / VAN ACCESSIBLE PARKING SIGN
09U ACCESSIBLE PARKING SYMBOL
11A DO NOT ENTER SIGN
12F SIGN BASE
12G STOP SIGN
70A SIDEWALK AT R/W AND PARKWAY - CITY OF INDIO
02E TRASH ENCLOSURE WITH PEDESTRIAN ACCESS (PER ARCH. PLANS). 08B OVERHEAD CANOPY - (TYP.-PER ARCH. PLANS).
18D MATCH EXISTING PAVEMENT ELEVATIONS.
51B LIMITS OF SAWCUT AND PAVEMENT REMOVAL
70B 5'X6' CONCRETE PAD FOR EMPLOYEE UMBRELLA SHADING.
70C ELECTRICAL BOX. SEE ARCHITECTURAL PLANS.
70D BOLLARD (SEE ARCH. PLANS)
5 4 Page 93 of 181 AGENDA ITEM #13.2
Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 660 of 883 7 BREW 910 SF FFE=59.29 UGE&T
UGE UGE UGE UGE 1''W 1''W 1''W 1''W 1''W

TRASH SS
6''SS 25'
E
E
E
Y D H
Y D H
T
FO W W
W
D
D
Y D H
S
WW
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV

WVWV WV
PIV
RAMP
RAMP

FOUND MAG-NAIL
W/ TAG "LS5347"
PER BOOK 152, PAGE 35
FOUND 1 1/2" BRASS DISK
W/ TAG "LS8223"
PER BOOK 152, PAGE 35
1 1/2" BRASS DISK
OOK 152, PAGE 35 WALL WALL
CALIFORNIA HIGHWAY 111

VARIABLE WIDTH PUBLIC RIGHT-OF-WAY

VARIABLE WIDTH ASPHALT PAVEMENT
R/W

N/F CVCWD
(MAILING): PO BOX 1058
COACHELLA, CA 92236
APN: 600020007 ASPHALT

CC ASPHALT
NG

NG NG NG
NG NG

NG SS SS
SMH-1
GI-2

BOLTED SHUT
RIM: 57.86'
RAMP
TBM-1
WV WVWV BRICK PAVERS CITY OF INDIO PER BOOK 152, PAGE 35 CITY OF LA QUINTA PER BOOK 152, PAGE 35 S

REPAIR/REPLACE ANY LANDSCAPE MATERIAL DAMAGED DURING CONSTRUCTION 50A
50B
TYP
TYP
5' MIN
5' MIN
2'

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE SEVEN BREW 79955 HWY 111 INDIO, CALIFORNIA 2600 NE 11TH ST, SUITE 300
BENTONVILLE, AR 72712
PHONE: (479) 273-9472
FAX: (479) 273-0844
© 2026 CEI ENGINEERING ASSOCIATES, INC. DRAWING LOCATION - P:\34000\34751.0\DRAWINGS\DESIGN\WORKING\34751-LP.DWG -- SAVED BY - SBRYANT JPD
JCH
ARV
34751
9/25/2026
REV-2

LANDSCAPE PLAN
L1.0

VICINITY MAP

NOT TO SCALE
HIGHWAY 111 JEFFERSON ST.

SITE

EXISTING LEGEND
LEGEND
D
Y D H
WV W

COMPUTED POINT

TELEPHONE MANHOLE

CLEANOUT

DRAINAGE MANHOLE (DMH)

GRATED INLET (GI)

WATER VALVE

WATER METER

ELECTRIC CABINET

ELECTRIC BOX

BOLLARD

SEWER MANHOLE (SMH)
LIGHT

FIRE HYDRANT

FOUND MONUMENT AS NOTED

HANDICAP PARKING
E
FO
PIV
GVT

TEMPORARY BENCHMARK (TBM)

ELECTRIC VAULT
SIGN

FIBER OPTIC VAULT

POST INDICATOR VALVE

BACKFLOW PREVENTION DEVICE

GAS VALVE
X

SETBACK LINE

FENCE LINE

RIGHT-OF-WAY LINE

EASEMENT LINE

BOUNDARY LINE
R/W

UNDERGROUND SEWER LINE

UNDERGROUND STORM DRAIN LINE

MAJOR CONTOUR LINE

MINOR CONTOUR LINE

FLOODZONE LINE

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow.

Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

LANDSCAPE DETAILS
50A TREE PLANTING
50B SHRUB PLANTING
50Q STEEL EDGING

GENERAL LANDSCAPE NOTES
A. REFER TO LANDSCAPE NOTES SHEET FOR NOTES AND DETAILS

BOUNDARY LINE

RIGHT OF WAY LINE

STORM DRAIN

PROPOSED LEGEND
NOTE: BOTH INSTALL HEIGHT AND CALIPER
SHALL BE MET AT TIME OF PLANTING.

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

LANDSCAPE REQUIREMENTS

AREA REQUIREMENT REQUIRED PROVIDED

PARKING AREA
A MIN OF 15% OF THE PARKING AREA

SHALL BE LANDSCAPED
15,791 SF OF PARKING LOT x 15% =
2,368 SF REQUIRED
7,922 SF

PROVIDED
A MIN OF ONE 24" BOX TREE SHALL BE

PLANTED PER EVERY FOUR PARKING
SPACES
9 PARKING SPACES / 4 =
3 TREES REQUIRED
3 TREES

PROVIDED

SYMBOL DESCRIPTION QTY DETAIL
SHREDDED HARDWOOD MULCH 3,017 SF
1"-2" DIA. CRUSHED GRANITE WASHED. COLOR: BROWN/TAN DEPTH: 4" 8,191 SF DECOMPOSED GRANITE, COLOR: GOLD, DEPTH 4" 391 SF
2026-08-12 11:08

REFERENCE NOTES SCHEDULE

PRELIMINARY PLAN NOT

FOR REGULATORY

APPROVAL, PERMITTING,

OR CONSTRUCTION
SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL INSTALL HT. CAL.

TREES
3 PARKINSONIA FLORIDA / BLUE PALO VERDE 24" BOX 50A 2.00" CAL. 5 QUERCUS VIRGINIANA 'HERITAGE' / HERITAGE SOUTHERN LIVE OAK 24" BOX 50A 2.00" CAL. 4 SYAGRUS ROMANZOFFIANA / QUEEN PALM 24" BOX 50A 6` MIN HT. 3 ZELKOVA SERRATA 'GREEN VASE' / GREEN VASE JAPANESE ZELKOVA 24" BOX 50A 2.00" CAL.

SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL INSTALL HT.

SHRUBS
42 CALLIANDRA ERIOPHYLLA / FAIRY DUSTER 5 GAL 50B
42 CLEOME ISOMERIS / BLADDERPOD SPIDERFLOWER 5 GAL 50B
31 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL 50B
10 JUSTICIA CALIFORNICA 'JULIE' / JULIE CHUPAROSA 5 GAL 50B 14 LEUCOPHYLLUM LANGMANIAE / LANGMAN'S SAGE 5 GAL 50B
2026-09-25 10:2

PLANT SCHEDULE

12.31.26 9.25.26

9.25.26

Page 94 of 181 ends

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

LANDSCAPE NOTES
L1.1

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

GENERAL NOTES

1. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT ALL PROPOSED LANDSCAPING IS INSTALLED IN

ACCORDANCE WITH PLANS, DETAILS, SPECIFICATIONS (IF APPLICABLE) AND ALL LOCAL CODES AND REQUIREMENTS.

2. CONTRACTOR TO INSPECT SITE AND VERIFY CONDITIONS AND DIMENSIONING PRIOR TO PROCEEDING WITH WORK DESCRIBED HERE IN. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING ANY CONSTRUCTION.

3. QUANTITIES PROVIDED IN THE PLANT LIST ARE FOR GENERAL USE ONLY. CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF ALL PLANT AND LANDSCAPE MATERIAL QUANTITIES. SYMBOL COUNT ON PLAN TAKES PRECEDENCE OVER TABLE QUANTITIES.

4. IMMEDIATELY AFTER AWARD OF CONTRACT, NOTIFY THE OWNER'S REPRESENTATIVE AND/OR THE

LANDSCAPE ARCHITECT OF UNAVAILABILITY OF SPECIFIED PLANT MATERIAL FROM COMMERCIAL NURSERIES. THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT WILL PROVIDE ALTERNATE PLANT MATERIAL SELECTIONS IF UNAVAILABILITY OCCURS. SUCH CHANGES SHALL NOT ALTER THE ORIGINAL BID PRICE UNLESS A CREDIT IS DUE TO THE OWNER.

5. ALL PLANT MATERIALS TO CONFORM TO THE AMERICAN STANDARD FOR NURSERY STOCK ANSI Z60.1.

6. CONTAINER GROWN STOCK SHOULD HAVE GROWN IN A CONTAINER LONG ENOUGH FOR THE ROOT SYSTEM TO HAVE DEVELOPED SUFFICIENTLY TO HOLD ITS SOIL TOGETHER.

7. ANY PLANT SUBSTITUTIONS, RELOCATION, OR REQUIRED CHANGE SHALL REQUIRE THE WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT OR OWNER.

8. THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT RESERVE THE RIGHT TO REFUSE ANY MATERIAL THEY DEEM UNACCEPTABLE.

9. COORDINATE WITH PROJECT REPRESENTATIVE FOR DISTURBED SITE TREATMENTS OUTSIDE LANDSCAPE IMPROVEMENTS. SEE CIVIL PLANS FOR SOIL STABILIZATION FOR EROSION CONTROL.

10. IF REQUIRED, CONTRACTOR TO ENSURE THAT AN AUTOMATED IRRIGATION SYSTEM THAT PROVIDES

COMPLETE COVERAGE OF THE SITE IS INSTALLED PRIOR TO INSTALLING TREES/PALMS (SEE IRRIGATION PLAN SHEET IF PROVIDED). IF NO PLAN IS PROVIDED THE CONTRACTOR SHALL SUBMIT A PROPOSED DESIGN TO THE LANDSCAPE ARCHITECT/ENGINEER FOR APPROVAL PRIOR TO INSTALLATION. THE

PROPOSED DESIGN MUST HAVE AN APPROVED BACKFLOW DEVICE AND RAIN SENSOR INSTALLED TO STOP IRRIGATION DURING RAIN EVENTS. CONTRACTOR SHALL ENSURE THAT THERE IS POSITIVE DRAINAGE AND NO PONDING OF WATER AT ROOT AREA.

11. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND FOUR INCHES OF TOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDE TOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED/SODDED,

FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY RELOCATED TREES SHALL BE MAINTAINED UNTIL SUCH POINT AS TREE IS RE-ESTABLISHED. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECT SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.

12. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL

UNDERGROUND UTILITIES AND SHALL AVOID DAMAGE TO ALL UTILITIES DURING THE COURSE OF THE WORK. LOCATIONS OF EXISTING BURIED UTILITY LINES SHOWN ON THE PLANS ARE BASED UPON BEST AVAILABLE INFORMATION AND ARE TO BE CONSIDERED APPROXIMATE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR 1) TO VERIFY THE LOCATIONS OF UTILITY LINES AND ADJACENT TO THE WORK AREA 2) TO PROTECT OF ALL UTILITY LINES DURING THE CONSTRUCTION PERIOD 3) TO REPAIR ANY AND ALL DAMAGE TO UTILITIES, STRUCTURES, SITE APPURTENANCES, ETC. WHICH OCCURS AS A RESULT OF THE CONSTRUCTION AT NO COST TO THE OWNER.

13. WEED MAT IS REQUIRED IN LANDSCAPED ISLANDS AS SPECIFIED.

14. ALL PLANT MATERIAL QUANTITIES SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN.

15. IF A SWPPP PLAN IS PROVIDED THIS PLAN IS TO BE IMPLEMENTED COOPERATIVELY WITH SWPPP PLAN, AS NEEDED, TO MAXIMIZE THE EFFECTIVENESS OF THE SWPPP PLAN FOR THIS SITE.

16. THE CONTRACTOR IS ENCOURAGED TO COMPLETE TEMPORARY OR PERMANENT SEEDING OR SODDING IN STAGES FOR SOIL STABILIZATION AS AREAS ARE COMPLETED AFTER GRADING.

17. SEEDING ON SLOPES: HYDROSEED WITH GRASS SEED AS INDICATED ON PLANS. SEE LEGEND FOR SPECIFIC GRASS SEED TYPE. SEEDING SHALL BE ACCOMPLISHED IMMEDIATELY AFTER BED PREPARATION.

HYDROSEED MIXTURE SHALL CONTAIN CELLULOSE MULCH APPLIED AT A RATE OF 2,000 LBS./ACRE, WITH A MAXIMUM OF 50 LBS./100 GAL. OF WATER. IF SEEDING IS DELAYED AFTER MIXING 1/2 - 2 HOURS ADD AN ADDITIONAL 50% OF SEED MIX, IF DELAY IS LONGER THAN 2 HOURS, BEGIN WITH NEW MIXTURE. ALL SLOPES 2:1 OR GREATER SHALL BE COVERED WITH EROSION CONTROL BLANKET AS SHOWN IN THE EROSION CONTROL BLANKET DETAIL. SEE SPECIFICATIONS FOR SEED ESTABLISHMENT REQUIREMENTS.

18. ALL PLANT MATERIAL IN TREE HOLDING AREAS SHALL BE MANUALLY WATERED/IRRIGATED TO KEEP MOIST UNTIL PLANTED.

1. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PREPARING ALL PLANTED AREAS. ALL DELETERIOUS MATERIALS SUCH AS ROCK, TRASH, CONSTRUCTION DEBRIS, AGGREGATE BASE MATERIAL, ASPHALT, ETC. SHALL BE REMOVED PRIOR TO ANY FILL OPERATIONS. FILL ALL PLANTING AREAS WITH CLEAN EARTHEN FILL. SOIL SHALL BE FREE OF HEAVY, STIFF CLAY AND ANY DELETERIOUS MATERIAL OVER ONE INCH IN SIZE. THE TOP SIX INCHES OF FILL

MATERIAL STRIPPED FROM SITE MAY BE UTILIZED FOR PLANTER OR TOPSOIL FILL IF PRIOR APPROVAL HAS BEEN OBTAINED FROM THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT.

2. FINISH GRADE OF LANDSCAPE AREAS (TOP OF TURF AND MULCH) MUST BE GRADED TO 1 1/2" BELOW ADJACENT PAVEMENT SURFACES.

3. LOCATE SHRUBS A DISTANCE OF HALF OF THEIR AVERAGE MATURE SPREAD AWAY FROM WALKS, STRUCTURES, CONCRETE PADS, ETC. LOCATE GROUND COVER PLANTINGS A MINIMUM OF 2' FROM WALKS, STRUCTURES, CONCRETE PADS, ETC.

4. ALL LAWN AREAS NOT OTHERWISE BORDERED BY WALKS, OR OTHER STRUCTURES, SHALL HAVE MANUFACTURED EDGING AS REQUIRED.

5. TREES PLANTED ADJACENT TO PUBLIC ROADS AND PEDESTRIAN SIDEWALKS SHALL BE PRUNED SUFFICIENTLY TO AVOID VISUAL BLOCKS TO INTERSECTING VEHICULAR ACCESS OR INTERFERENCE WITH PEDESTRIAN WALKWAYS.

TREES WITH A 4" OR LARGER CALIPER SHALL BE PRUNED UP TO 6'-0" ABOVE PAVEMENTS.

6. ALL TREES WITHIN 4' OF PAVED SURFACES (SUCH AS CURBS, WALLS, BUILDINGS AND SIDEWALKS) SHALL BE PROVIDED WITH A DEEP ROOT BARRIER CONTROL DEVICE OR EQUAL. INSTALL PER MFR'S SPECIFICATIONS.

7. TOPSOIL DEPTH SHALL BE AS FOLLOWS :

PLANTER BEDS - 12" MINIMUM
GRASS/SOD AREAS - 4" MINIMUM (AFTER COMPACTION)

8. BACKFILL ALL TREES, SHRUBS, GROUNDCOVER WITH A MIXTURE OF 2 PARTS NATIVE SOIL AND 1 PART SOIL CONDITIONING WITH WOOD MULCH.

9. THE LANDSCAPE CONTRACTOR SHALL WATER TEST ALL PLANTING HOLE PRIOR TO PLANTING. IF HOLES DO NOT DRAIN PROPERLY, EXCAVATE FURTHER UNTIL IMPERMEABLE LAYER IS BREACHED. EXCAVATED PLANT PITS SHALL HAVE POSITIVE DRAINAGE. PLANT PITS (WHEN FULLY FLOODED WITH WATER) SHALL DRAIN WITHIN 1 HOUR OF FILLING.

ENSURE THAT ALL PLANT PITS HAVE POSITIVE DRAINAGE.

10. ALL PLANTING BEDS SHALL BE TREATED WITH A PRE-EMERGENT HERBICIDE. PRE-EMERGENT HERBICIDE SHALL BE

APPLIED PER MANUFACTURE'S RECOMMENDATIONS AND SHALL OCCUR AFTER TOPSOIL PLACEMENT AND PRIOR TO INSTALLATION OF PLANT MATERIALS AND MULCH.

11. FERTILIZE ALL PLANTS AT THE TIME OF PLANTING WITH A TIME RELEASE FERTILIZER PER BRAND'S SPECIFIED APPLICATION RATES.

12. ALL PLANTING BED SOILS SHALL BE AMENDED WITH 2" OF ORGANIC COMPOST

13. ALL TREES AND SHRUBS SHALL BE PLANTED IN SUCH A MANNER AS TO ENSURE THEIR SURVIVAL.

14. ANY ROPE OR WIRE BINDING THE BALL SHALL BE CUT PRIOR TO PREVENT GIRDLING OF THE TREE. REMOVE WIRE, TWINE, AND BURLAP FROM THE TOP HALF OF ALL B&B PLANT MATERIAL.

15. IF A NON-BIODEGRADABLE MATERIAL IS USED AROUND THE BALL, IT SHALL BE COMPLETELY REMOVED PRIOR TO BACKFILLING.

16. PRIOR TO INSTALLATION, THE ROOTS OF CONTAINER GROWN STOCK SHALL BE SEPARATED OR SPLIT TO ENSURE PROPER ROOT DEVELOPMENT.

17. CONTRACTOR SHALL BE RESPONSIBLE FOR DELIVERY SCHEDULE AND PROTECTION BETWEEN DELIVERY AND PLANTING TO MAINTAIN HEALTHY PLANT CONDITIONS.

18. ANY PLANT MATERIAL WHICH IS DISEASED, DISTRESSED, DEAD, OR REJECTED (PRIOR TO SUBSTANTIAL

COMPLETION) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL PLANT LIST SPECIFICATIONS. TREES & SHRUBS SHALL BE PLANTED AS SOON AS POSSIBLE AFTER DELIVERY.

19. ALL TREES MUST BE STRAIGHT-TRUNKED, FULL-HEADED AND MEET ALL REQUIREMENTS SPECIFIED.

20. ALL TREES MUST BE STAKED AS SHOWN IN THE DETAILS.

21. NO SUBSTITUTIONS OR ALTERNATIVES WILL BE ALLOWED FOR GROUND SURFACE MATERIALS UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT OR OWNER.

22. MAINTAIN 5' MIN. HORIZONTAL SEPARATION BETWEEN TREE PLANTINGS AND ALL UTILITIES UNLESS OTHERWISE SPECIFIED.

23. A FOUR INCH (4") TOP DRESSING/MULCHING OF 3" - 4" DIA. CRUSHED ROCK SHALL BE PLACED IN ALL PLANT BEDS AND AROUND ALL TREES. SINGLE TREES OR SHRUBS SHALL HAVE TOP DRESSING TO THE OUTSIDE EDGE OF THE MANUFACTURED EDGING OR LANDSCAPE ISLAND. (SEE PLANTING DETAILS) TOP DRESSING CAN BE WOOD MULCH, ROCK, OR ANY OTHER DECORATIVE MATERIAL SPECIFIED ON PLANS. SEE LANDSCAPE PLAN FOR TYPE.

24. THE FOLLOWING PLANTING SEASONS ARE RECOMMENDED:

EVERGREEN SHRUBBERY NOVEMBER-MARCH

DECIDUOUS SHRUBBERY & TREES NOVEMBER-MARCH

EVERGREEN TREES NOVEMBER-MARCH

PLANTING NOTES PLANT GUARANTEE, REPLACEMENT AND MAINTENANCE A. GUARANTEE:

ACCEPTANCE OF GRADING AND SEEDING SHALL BE BY LANDSCAPE ARCHITECT AND/OR OWNER. THE CONTRACTOR SHALL ASSUME MAINTENANCE RESPONSIBILITIES UNTIL FINAL ACCEPTANCE. MAINTENANCE SHALL INCLUDE

WATERING, WEEDING, RESEEDING AND OTHER OPERATIONS NECESSARY TO KEEP ALL LAWN AREAS IN A THRIVING CONDITION. UPON FINAL ACCEPTANCE, OWNER SHALL ASSUME ALL MAINTENANCE RESPONSIBILITIES. AFTER LAWN

AREAS HAVE GERIMINATED, AREAS WHICH FAIL TO SHOW A UNIFORM STAND OF GRASS FOR ANY REASON

WHATSOEVER SHALL BE RE-SEEDED REPEATEDLY UNTIL ALL AREAS ARE COVERED WITH A SATISFACTORY STAND OF GRASS. MINIMUM ACCEPTANCE OF SEEDED LAWN AREAS MAY INCLUDE SCATTERED BARE SPOTS, NONE OF WHICH ARE LARGER THAN 1 SQUARE FOOT, AND WHEN COMBINED DO NOT EXCEED 2% OF TOTAL SEEDED LAWN AREA.

B. REPLACEMENT:

ANY PLANT UNDER THIS SPEC WHICH IS DEAD, MISSING, UNHEALTHY, OR OTHERWISE NOT

ACCEPTABLE AND NOT IN SATISFACTORY GROWING CONDITION DURING CONSTRUCTION

MAINTENANCE PERIOD, OR AT THE END OF THE GUARANTEE PERIOD, SHALL BE REMOVED FROM SITE AND REPLACED WITH SUITABLE, ACCEPTABLE PLANT AS SPECIFIED, WITHIN FIVE (5) DAYS.

C. MAINTENANCE:

GENERAL CONTRACTOR SHALL PROVIDE ONE YEAR OF LANDSCAPE MAINTENANCE, FROM THE TIME THE PROJECT RECEIVES THE CERTIFICATE OF OCCUPANCY AND THERE AFTER, FOR ALL NEW LANDSCAPE. IF

EXISTING LANDSCAPE EXISTS ON-SITE, GENERAL CONTRACTOR IS TO PROVIDE THE OPTION OF MAINTENANCE FOR THE OWNER'S REVIEW.

1. APPLICATION OF HERBICIDES SHALL BE IN COMPLIANCE WITH STATE PESTICIDES REGULATIONS. IT IS THE

RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO CONSULT WITH THE REGULATORY AGENCIES FOR LOCAL HERBICIDES APPLICATION REQUIREMENTS.

2. IF THERE IS A DISCREPANCY BETWEEN STATE REGULATIONS AND ADDITIONAL REQUIREMENTS BELOW, MOST

STRINGENT SHALL RULE

3. NO AERIAL APPLICATION OF HERBICIDES IS PERMITTED ON SITE.

4. CARCINOGENS AND EPA TOXIC CATEGORY I AND II ARE PROHIBITED TO USE ON SITE.

HERBICIDES NOTES
12"(MIN.)

FINISHED GRADE, SEE GRADING PLAN

TREE WRAP
4 INCHES OF MULCH
4 INCH DEEP SAUCER
PLANTING PIT TO BE 2X THE DIAMETER OF THE ROOT BALL DUCKBILL UNDERGROUND TREE ANCHOR OR EQUAL. MODEL 40-RBK FOR 2" CALIPER TREES MODEL 68-RBK FOR 3" CALIPER TREES. INSTALL PER MANUFACTURER'S SPECIFICATIONS

DUCKBILL ANCHORS, DRIVE ANCHORS FULL

DEPTH, D-RINGS TO REMAIN EXPOSED

FINISHED GRADE PER GRADING PLAN

BACKFILL MIX PER SPECIFICATIONS UNDISTURBED SUBSOIL

REMOVE BURLAP & ROPE
FROM TOP 1/3 OF THE BALL 2'(MIN.)
12"(MIN.) 2'(MIN.) 6"
NOTES: 1. DEPICTION ABOVE IS FOR TREE PLANTING ON A SLOPE. 2. ALL OTHER SPECIFICATIONS SHALL BE AS SHOWN BELOW IN THE TREE PLANTING DETAIL. 3. SEE TREE PLANTING DETAIL BELOW FOR TREE ANCHORING SYSTEM.

N.T.S. TREE PLANTING
50A
DUCKBILL ANCHORS IN TRIANGULAR PATTERN. PASS TENSION STRAPS THROUGH D-RING IN EACH ANCHOR AND BACK TO EACH HAND RATCHET. TIGHTEN AND ADJUST TENSION STRAP FOR BEST FIT.

PLAN 6"
NOTES: 1. SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. 2. CONTRACTOR TO ENSURE PERCOLATION OF PLANTING PITS PRIOR TO INSTALLATION. 3. CONTRACTOR TO CONTACT LANDSCAPE ARCHITECT IF PERCOLATION CANNOT BE ACHIEVED.

PLANT MIX
4 INCHES MULCH (SEE LANDSCAPE NOTES FOR TYPE OF

MULCH) DO NOT PLACE MULCH UP AROUND TRUNK OR

STEM OF PLANT WEED MAT (ONLY IF SHRUB IS WITHIN A

PLANTING BED)

PITCH PLANTING PIT TO DRAIN

UNDISTURBED SUBGRADE

SCARIFY BOTTOM OF PLANT PIT

IF SHRUB IS B&B, THEN

REMOVE BURLAP & ROPE
FROM TOP 1/3 OF BALL
2X ROOT DIAMETER
NOT LESS THAN 12",

CLEAR ALL SIDES
12" (MIN.)
N.T.S. 2'(MIN.)
SEE PLAN FOR SPACING 6"
12" (MIN.) 2'(MIN.) 6"
NOTE: 1. DEPICTION ABOVE IS FOR SHRUB PLANTING ON SLOPE. 2. ALL OTHER SPECIFICATIONS SHALL BE SHOWN BELOW IN THE PLANTING DETAIL.

SHRUB PLANTING
50B

1. SOIL TESTING

1.1. THE CONTRACTOR SHALL OBTAIN A SOILS TEST FOR AGRICULTURAL SUITABILITY AND FERTILITY PREPARED BY A CALIFORNIA ASSOCIATION OF AGRICULTURAL LABORATORIES MEMBER. SOIL TESTING SHALL OCCUR AFTER ALL SOIL HAS BEEN IMPORTED TO THE SITE AND ROUGH GRADE ESTABLISHED, BUT PRIOR TO SOIL PREPARATION.

1.2. THE SOILS REPORT SHALL CONTAIN AN ANALYSIS OF SOIL TEXTURE, INFILTRATION RATE, PH, TOTAL SOLUBLE SALTS, SODIUM, AND PERCENT ORGANIC MATTER. THE SOILS REPORT SHALL ALSO CONTAIN RECOMMENDATIONS FOR SOIL PREPARATION, AMENDED SOIL, AND FERTILIZATION.

1.3. A MINIMUM OF TWO LOCATIONS SHALL BE SAMPLED, AND ADDITIONAL SAMPLES REQUIRED AT THE RATE OF ONE PER EVERY 10,000 SF OF LANDSCAPE AREA.

1.4. TWO SAMPLES PER LOCATION SHALL BE TAKEN. ONE AT A DEPTH OF 10" AND ONE AT A DEPTH OF 36". EACH SAMPLE SHALL CONTAIN APPROXIMATELY ONE QUART OF SOIL AND BE LABELED PER LOCATION AND DEPTH.

1.5. THE SOILS REPORT SHALL BE FURNISHED TO THE OWNER AND LANDSCAPE ARCHITECT FOR REVIEW PRIOR TO IMPLEMENTATION.

SOIL MANAGEMENT PLAN NOTES

1. SEE CIVIL PLANS FOR GRADING PLAN.

2. A SOILS REPORT IS REQUIRED PER THE SOIL MANAGEMENT PLAN NOTES ABOVE.

3. PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMEND PLANTING HOLES NEEDED TO MEET THIS REQUIREMENT.

4. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO THE RECOMMENDATIONS OF THE SOILS REPORT.

5. FOR LANDSCAPE INSTALLATIONS, COMPOST AT A RATE OF A MINIMUM OF 4 CU.YDS. PER 1,000 SF OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOILS. SOILS WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP 6" ARE EXEMPT FROM ADDING COMPOST AND TILLING.

6. A MINIMUM OF A THREE INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING

AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. UP TO 5% OF THE LANDSCAPE MAY BE LEFT WITHOUT MULCH FOR INSECT HABITAT AND MUST BE NOTED ON THE PLANS.

MODEL WATER EFFICIENT LANDSCAPE ORDINANCE REQUIREMENTS:

SEE STEPPING STONE DETAIL FOR DIMENSIONS MULCH TOP DRESSING: SEE LANDSCAPE NOTES FOR MULCH MATERIAL AND

REQUIRED DEPTH

COMPACTED SAND SUB-BASE POLYPROPYLENE MATERIAL WEED

BARRIER AT FINISH GRADE

STEEL STAKE DRIVEN FROM MULCH SIDE OF EDGING WITH TOP OF STAKE BELOW TOP OF HEADER

POLYPROPYLENE MATERIAL WEED

BARRIER AT FINISH GRADE
MULCH TOP DRESSING: SEE LANDSCAPE NOTES FOR MULCH MATERIAL AND

REQUIRED DEPTH
NATURAL STEEL EDGING. NO PAINTED

EDGING SHALL BE USED
FINISH GRADE NATURAL STEEL EDGING. NO PAINTED

STEEL STAKE DRIVEN FROM MULCH SIDE OF EDGING SHALL BE USED

EDGING WITH TOP OF STAKE BELOW TOP OF HEADER

SODDED AREA

POLYPROPYLENE MATERIAL WEED
BARRIER 2/3 BELOW GRADE 1/3 ABOVE GRADE

STEEL EDGING
NOTE: 1. DEPICTION ABOVE IS FOR SODDED AREA WITH MULCH. NOTE: 1. DEPICTION ABOVE IS FOR STEPPING STONE AREA WITH MULCH. N.T.S. 50Q

12.31.26 9.25.26

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Page 95 of 181 ends

7 BREW 910 SF FFE=59.29 UGE&T
UGE UGE UGE UGE 1''W 1''W 1''W 1''W 1''W

TRASH SS
6''SS 25'
E
E
E
Y D H
Y D H
T
FO W W
D
D
Y D H
S
W
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV
WV

WVWV WV
PIV
RAMP
RAMP

FOUND MAG-NAIL
W/ TAG "LS5347"
PER BOOK 152, PAGE 35
FOUND 1 1/2" BRASS DISK
W/ TAG "LS8223"
PER BOOK 152, PAGE 35
1 1/2" BRASS DISK
OOK 152, PAGE 35 WALL WALL
CALIFORNIA HIGHWAY 111

VARIABLE WIDTH PUBLIC RIGHT-OF-WAY

VARIABLE WIDTH ASPHALT PAVEMENT
R/W

N/F CVCWD
(MAILING): PO BOX 1058
COACHELLA, CA 92236
APN: 600020007 ASPHALT

CC ASPHALT
NG

NG NG NG
NG NG

NG SS SS
SMH-1
GI-2

BOLTED SHUT
RIM: 57.86'
RAMP
TBM-1
WV WVWV BRICK PAVERS CITY OF INDIO PER BOOK 152, PAGE 35 CITY OF LA QUINTA PER BOOK 152, PAGE 35 S

MV BF M
FS
C
RF
78A
78A
78A
78A
3 4" 3
4" 78A 3
4" 1 4.5
1"
2 0.88
1"

5.02 3
1"

0.32 4
1"
3 4" 1"

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

IRRIGATION PLAN
L2.0

VICINITY MAP

NOT TO SCALE
HIGHWAY 111 JEFFERSON ST.

SITE

EXISTING LEGEND
LEGEND
D
Y D H
WV W

COMPUTED POINT

TELEPHONE MANHOLE

CLEANOUT

DRAINAGE MANHOLE (DMH)

GRATED INLET (GI)

WATER VALVE

WATER METER

ELECTRIC CABINET

ELECTRIC BOX

BOLLARD

SEWER MANHOLE (SMH)
LIGHT

FIRE HYDRANT

FOUND MONUMENT AS NOTED

HANDICAP PARKING
E
FO
PIV
GVT

TEMPORARY BENCHMARK (TBM)

ELECTRIC VAULT
SIGN

FIBER OPTIC VAULT

POST INDICATOR VALVE

BACKFLOW PREVENTION DEVICE

GAS VALVE
X

SETBACK LINE

FENCE LINE

RIGHT-OF-WAY LINE

EASEMENT LINE

BOUNDARY LINE
R/W

UNDERGROUND SEWER LINE

UNDERGROUND STORM DRAIN LINE

MAJOR CONTOUR LINE

MINOR CONTOUR LINE

FLOODZONE LINE

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow.

Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

PROPOSED LEGEND

BOUNDARY LINE/RIGHT OF WAY LINE

STORM DRAIN

IRRIGATION NOTES
78A IRRIGATION SLEEVE; SLEEVES IN NEWLY PAVED AREAS SHALL BE PLACED PRIOR TO PAVEMENT; SLEEVES IN EXISTING PAVEMENT SHALL BE SAWCUT OR BORED UNDER PAVEMENT. ALL DAMAGED PAVEMENT SHALL BE REPAIRED BY LANDSCAPE CONTRACTOR TO MATCH EXISTING.

GENERAL IRRIGATION NOTES
A. REFER TO IRRIGATION NOTES SHEET FOR NOTES AND DETAILS B. REFER TO MEWLO CALCULATION SHEET FOR WATER EFFICIENCY CALCULATIONS

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
RAIN BIRD XCZ-100-LC 1"
WIDE FLOW DRIP CONTROL KIT, FOR LIGHT COMMERCIAL USES. 1IN. PEB VALVE, WITH 1IN. PRESSURE REGULATING 40PSI BASKET FILTER. 0.3-20 GPM. 4 RAIN BIRD XFS-CV-04-18 DRIP RING 15

AREA TO RECEIVE DRIPLINE
RAIN BIRD XFS-CV-04-18
XFS-CV ON-SURFACE LANDSCAPE DRIPLINE WITH A HEAVY-DUTY 4.3 PSI CHECK VALVE. 0.4 GPH EMITTERS AT 18" O.C. DRIPLINE LATERALS SPACED AT 18" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. SPECIFY XF INSERT FITTINGS.
2,133 LF

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
BRASS SHUT OFF VALVE 1
RAIN BIRD PEB-PRS-D 1"
1IN., 1-1/2IN., 2IN., 3IN. PLASTIC INDUSTRIAL MASTER VALVES. LOW FLOW OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH PRESSURE REGULATOR MODULE.
1 WATTS U009 1"

REDUCED PRESSURE BACKFLOW PREVENTER
1 RAIN BIRD ESP4ME3
4 STATION, HYBRID MODULAR OUTDOOR CONTROLLER. FOR RESIDENTIAL OR LIGHT COMMERCIAL USE. LNK WIFI MODULE AND FLOW SENSOR READY. 1 RAIN BIRD WR2-RFS
WIRELESS RAIN/FREEZE SENSOR.
1 RAIN BIRD FS-100-B
1IN. FLOW SENSOR, BRASS MODEL. SUGGESTED OPERATING RANGE 2.0 GPM TO 40.0 GPM. SIZE FOR FLOW NOT ACCORDING TO PIPE SIZE. RAIN BIRD COMPATIBLE CONTROLLERS: ESP-LXIVM(P) | LXD | LXME2(P) | ME3, OR CONTROLLERS ACCEPTING CUSTOM K-FACTOR AND OFFSET. INSTALL IN RAIN BIRD VALVE BOX.
1 WATER METER 3/4" 1
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 3/4" 1,136 LF IRRIGATION MAINLINE: PVC SCHEDULE 40 1" 128.0 LF
PIPE SLEEVE: PVC SCHEDULE 40 344.2 LF
2026-09-25 11:19
MV
BF
C
RF
FS
M
Valve Number
Valve Size
Valve Flow
Valve Callout
# #
#"

IRRIGATION SCHEDULE
Generated: 2026-09-25 11:19
P.O.C. NUMBER: 01
Water Source Information:

FLOW AVAILABLE
Water Meter Size: 3/4"
Flow Available 22.5 GPM

PRESSURE AVAILABLE
Static Pressure at POC: 65 PSI
Elevation Change: 1 ft
Service Line Size: 1 1/4"
Length of Service Line: 5 ft
Pressure Available: 64 PSI

DESIGN ANALYSIS
Flow Velocity: 5 Ft.sec.

Maximum Station Flow: 5.02 GPM
Flow Available at POC: 22.5 GPM
Residual Flow Available: 17.48 GPM
Critical Station: 1
Design Pressure: 30 PSI
Friction Loss: 0.4 PSI
Fittings Loss: 0.04 PSI
Elevation Loss: 0 PSI
Loss through Valve: 7 PSI
Pressure Req. at Critical Station: 37.4 PSI
Loss for Fittings: 0.07 PSI
Loss for Main Line: 0.68 PSI
Loss for POC to Valve Elevation: 0 PSI
Loss for Backflow: 12.5 PSI
Loss for Master Valve: 1.65 PSI
Loss for Water Meter: 0.56 PSI
Critical Station Pressure at POC: 52.9 PSI
Pressure Available: 64 PSI
Residual Pressure Available: 11.1 PSI

CRITICAL ANALYSIS

12.31.26 9.25.26

9.25.26

Page 96 of 181 ends

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

IRRIGATION NOTES
L2.1

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE
BODY
61A

WIRE CONNECTION
N.T.S.

CAP FILL WITH

SEALANT

CRIMP SLEEVE USE

RECOMMENDED TOOL

RUN WIRING BENEATH AND
BESIDE MAINLINE. TAPE AND
BUNDLE AT 10-FOOT INTERVALS.

NOTES:

ALL SOLVENT WELD PLASTIC

PIPING TO BE SNAKED IN
TRENCH AS SHOWN.

TIE A 24-INCH LOOP IN ALL WIRING
AT CHANGES OF DIRECTION OF 30°
OR GREATER. UNTIE AFTER ALL
CONNECTIONS HAVE BEEN MADE.

MAINLINE,

LATERAL, AND

WIRING IN THE

SAME TRENCH

LATERAL
PIPE18" MIN.

SECTION VIEW

MAINLINE
PIPE
PLAN VIEW 24" MIN.

WIRE W/O CONDUIT

CONDUIT
WIRING IN 24" MIN.

1. UNLESS OTHERWISE NOTED ON PLANS ALL LATERAL LINES SHALL BE SDR-13.5 OR SDR-21/CLASS 200 PVC PIPE. ALL MAIN LINES SHALL BE SCHEDULE 40 PVC PIPE.

2. SLEEVES BELOW ALL HARDSCAPE ELEMENTS SHALL BE SCH. 40 PVC AND SHALL BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN.

3. ALL LATERAL LINES SHALL BE BURIED NO LESS THAN 18" DEEP. ALL MAIN LINES AND ELECTRICAL LINES SHALL BE NO LESS THAN 24" DEEP.
64A

IRRIGATION PIPE

AND WIRE TRENCHING
N.T.S.

GENERAL IRRIGATION NOTES

1. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECT SPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS.

2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TO BEGINNING WORK.

3. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR OF ANY DISCREPANCIES IN PLANS OR SPECIFICATIONS PRIOR TO BEGINNING OR CONTINUING WORK.

4. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THE LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR.

5. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT

SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENT REGULATIONS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS.

6. CONTRACTOR IS TO VERIFY ACTUAL AVAILABLE WATER PRESSURE BEFORE BEGINNING INSTALLATION.

CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWER THAN THE DESIGN WATER PRESSURE OF 65 PSI.

7. IRRIGATION SYSTEMS CONNECTED TO POTABLE WATER SUPPLY, SHALL HAVE A BACKFLOW PREVENTER INSTALLED PER LOCAL REQUIREMENTS.

8. ANY EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICAL ROOT ZONE OF ANY TREE.

9. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATION CONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER.

10. IRRIGATION CONTRACTOR SHALL REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERS REPRESENTATIVE.

11. IRRIGATION CONTRACTOR IS RESPONSIBLE FOR INSTALLING MANUAL DRAIN VALVES AT LOWEST

POSSIBLE ELEVATION ON IRRIGATION MAIN SO AS TO PROVIDE POSITIVE DRAINAGE OF IRRIGATION MAIN DURING WINTER MONTHS, OR PROVIDE BLOWOUT ASSEMBLY.

12. ALL LATERAL LINES SHALL BE EQUIPPED WITH AUTOMATIC DRAIN VALVES AT LOW POINTS.

13. IRRIGATION CONTRACTOR SHALL COORDINATE CONTROLLER LOCATION WITH GENERAL CONTRACTOR. GENERAL CONTRACTOR SHALL PROVIDE (2) 1" ELECTRICAL CONDUITS FOR IRRIGATION CONTRACTOR'S POWER/DATA CONNECTION TO CONTROLLER. SEE ARCHITECTURAL ELECTRICAL PLAN FOR ELECTRICAL CONNECTION TO THE IRRIGATION CONTROLLER. IRRIGATION CONTRACTOR SHALL

COORDINATE CONSTRUCTION OF IRRIGATION SYSTEM WITH GENERAL CONTRACTOR AND LANDSCAPE CONTRACTOR PRIOR TO COMMENCEMENT OF CONSTRUCTION.

14. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF

EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO

RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.

15. ALL BELOW GRADE LOW VOLTAGE WIRING CONNECTIONS SHALL BE INSTALLED PER WIRE CONNECTION DETAIL.

16. DO NOT INSTALL IRRIGATION AT PYLON / MONUMENT SIGN LOCATION UNTIL SIGN HAS BEEN INSTALLED.

17. LOCATION FOR IRRIGATION SYSTEM AS SHOWN IS FOR DRAWING PURPOSES ONLY. UNSLEEVED PIPES MAY BE SHOWN IN PAVEMENT AREAS FOR CLARITY ONLY. INSTALL THESE PIPES IN ADJACENT LANDSCAPE AREAS WHERE NECESSARY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OF PROPOSED IRRIGATION SYSTEM. ALL

PROPOSED IRRIGATION LINES AND EQUIPMENT SHALL BE INSTALLED WITHIN THE BOUNDARIES OF THE PROJECT SITE. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE.

18. MINIMUM COVER FROM TOP OF PIPING TO FINISHED GRADE SHALL BE AS PER DETAIL 64A.

19. IRRIGATION CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH PLANTING PLAN AND SITE CONDITIONS TO PROVIDE COMPLETE COVERAGE WITH MINIMUM OVERSPRAY. THE

IRRIGATION CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS TO ENSURE PROPER COVERAGE AT NO ADDITIONAL COST TO THE OWNER.

20. VALVE BOXES SHALL BE INSTALLED FLUSH WITH GRADE, SUPPORTED BY BRICKS IF NEEDED, WITH 3" OF CLEAN PEA GRAVEL LOCATED BELOW THE VALVE.

21. ALL MAIN LINE PIPING, NON-PRESSURE PIPING AND CONTROL WIRE SLEEVING SHALL BE INSTALLED IN SEPARATE SLEEVES. ALL LATERAL LINE PIPING UNDER PAVING SHALL BE PVC SHEDULE 40 AND SHALL BE INSTALLED PRIOR TO ANY HARDSCAPE MATERIAL. IRRIGATION CONTRACTOR TO PROVIDE SLEEVES BETWEEN 12" AND 15" BELOW GRADE AT ALL DRIVE ENTRANCES AND SIDEWALKS. MAINLINE SLEEVE SIZE SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BE SLEEVED. CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES.

22. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES, LOCATION OF FENCES, RETAINING WALLS, AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMAGED BY HIS WORK. HE SHALL

COORDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES AND LATERALS THROUGH WALLS, UNDER ROADWAYS AND PAVING AND TIMING, ETC. REFER

TO CIVIL ENGINEERING PLANS FOR GRADING, METHODS OF DRAINAGE, IRRIGATION METERS, AND BACKFLOW PREVENTION DEVICE LOCATION.

23. ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED, SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS, DETAILS AND SPECIFICATIONS. ACCEPTABLE

MANUFACTURERS INCLUDE RAINBIRD, HUNTER, OR NETAFIM

24. ANY DRIP SYSTEM PIPING IN PLANTING BEDS IS DIAGRAMMATIC. CONTRACTOR CAN ROUTE PIPING

IN A FREEFORM MANNER (AVOIDING OBJECTS SUCH AS LIGHT POLES, TRANSFORMERS PADS, EQUIPMENT VAULTS, SUBSURFACE ROCK TOO LARGE TO REMOVE, ETC...) AS LONG AS ALL PLANT

MATERIAL RECEIVES THE PROPER NUMBER OF EMITTERS PER SCHEDULE AND THE VINYL

DISTRIBUTION TUBING DOES NOT EXCEED THE MAXIMUM DESIGN LENGTHS PER MANUFACTURER'S RECOMMENDATIONS.

25. UNLESS OTHERWISE REQUIRED, BACKFLOW PREVENTION DEVICES LESS THAN 2" SHALL BE PLACED IN A WIRE MESH BASKET ENCLOSURE AND PAINTED TO MATCH THE PRIMARY BUILDING COLORS. SEE CIVIL PLANS FOR LOCATION.

26. ALL JOINTS AND BENDS 2" OR LARGER SHALL HAVE CONCRETE THRUST BLOCKING. THRUST BLOCKING SHALL BE A MINIMUM OF 1 CUBIC FOOT OF CONCRETE. PIPE SHALL NOT BE ENCASED IN CONCRETE. SEE DETAIL 31C FOR THRUST BLOCKING ON CIVIL PLANS.

27. CONTRACTOR WILL PROVIDE OWNER WITH A COMPLETE AND REPRODUCIBLE DRAWING OR IRRIGATION SYSTEM LAYOUT AS IT WAS INSTALLED. DRAWING SHOULD INCLUDE, BUT NOT BE

LIMITED TO, LOCATIONS OF ZONES VALVES, MAIN, LATERAL AND DISTRIBUTION LINES, SLEEVES, WATER METER, BACKFLOW PREVENTION DEVICE, SENSORS AND CONTROLLER.

28. ALL LATERAL LINE SIZING SHALL REFER TO LABELS AND PIPE SCHEDULE. ALL LATERALS NOT LABELED SHALL BE 3/4" MIN.

12.31.26 9.25.26

9.25.26

Page 97 of 181 ends

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

CALCULATIONS
L3.0

12.31.26 9.25.26

Page 98 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Drawing No
All ideas, plans or arrangements indicated
on this drawing are copyrighted and owned
by Sign Industries Incorporated and shall not
be reproduced, used by or disclosed to any
persons, firm or corporation for any purpose
whatsoever without written permission of
Sign Industries Incorporated.

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.
08-19-26
79955 HWY 111 INDIO CA. 92201

MASTER SIGN PLAN

AERIAL MAP
Not To Scale

VICINITY MAP
Not To Scale

Page 99 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

BD.01
PMS 185C
C: 2%
M: 100%
Y: 92%
K: 0%
R: 234
G: 0
B: 41
HEX:ea0029
PMS 2935C
C: 100%
M: 68%
Y: 4%
K: 0%
R: 0
G: 83
B: 177
HEX:0053b1
PMS 297C
C: 47%
M: 6%
Y: 0%
K: 0%
R: 115
G: 202
B: 255
HEX:73caff
PMS 202
C: 29.54%
M: 95.11%
Y: 74.72%
K: 29.59%
R: 138
G: 36
B: 50
HEX:8a2432
BLACK
C: 0%
M: 0%
Y: 0%
K: 100%
R: 35
G: 31
B: 32
HEX:231f20
WHITE
C: 0%
M: 0%
Y: 0%
K: 0%
R: 255
G: 255
B: 255
HEX:ffffff
PMS 293
C: 100%
M: 63%
Y: 0%
K: 35%
R: 0
G: 61
B: 165
HEX:003da5

Page 100 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.
6’-0” LOGO

D/T CLEARANCE BAR (COPY ONLY)
B DT DIRECTIONAL D 2
1 28.27
2 12.29

4.00 A CHANNEL LETTERS 30.5
2 MONUMENT SIGN
E

36.43 1

ID SIGN KEY SIGN AREA QTY

56.54 12.29

4.00 61.00
TOTAL

SIGN AREA

DIGITAL MENUBOARD
F
125.22
G 9.88
2 19.76

WALL SIGNS

ID SIGN KEY SIGN AREA QTY
TOTAL

SIGN AREA

GROUND/ MENU SIGNS
DC DT FLAT CUT OUT 7.66
1 7.66 36.43 H REPLACEMENT FACE - - -

SITE MAP
SCALE: 1”= 50’-0”
N

B PROPERTY
LINE
GG
B
A
CD
E
F
1'-1"
E

PROPERTY
LINE
15’-0”
13’-0”
SP.01
A
H

Page 101 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

SOUTH ELEVATION
2 15’ - 6” QTY. A CHANNEL LETTERS..............................1 58’-10”

EAST ELEVATION
1 SCALE: 3/16”=1’-0”
C DT FLAT CUT-OUT.................................1
GG

MAX SIGN AREA ALLOWED IS BASED OF
BUSINESS FRONTAGE ” X SQT FT. = -

CODE BREAK DOWN

SIGN AREA PROPOSED
EAST ELEVATION: - SQ FT.

SOUTH ELEVATION: - SQ FT.

WEST ELEVATION: - SQ FT.

TOTAL SIGN AREA PROPOSED= -
B
6’-0”
EQ
EQ
EQ 6’-0” EQ
7’-6”
10’ -2”
A
EQ. EQ.
3’ -0”
1’ -7 1/2”
SCALE: 3/16”=1’-0” ELEV 1.0 D DIGITAL MENUBOARD..........................2 B LOGO.....................................................1 C D R I V E T H RU COF FEE

Page 102 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

NORTH ELEVATION
2 SCALE: 3/16”=1’-0”
15’ - 6” SIGN KEY QTY. A CHANNEL LETTERS..............................1 58’-10 ”

SOUTH ELEVATION
1 SCALE: 3/16”=1’-0”
3’ -0”
10’ -2”
1’ -7 1/2”
EQ. EQ. A
B
6’-0”
ELEV 2.0

MAX SIGN AREA ALLOWED IS BASED OF
BUSINESS FRONTAGE ” X SQT FT. = -

CODE BREAK DOWN

SIGN AREA PROPOSED
EAST ELEVATION: - SQ FT.

SOUTH ELEVATION: - SQ FT.

WEST ELEVATION: - SQ FT.

TOTAL SIGN AREA PROPOSED= -
B LOGO.....................................................1

DRIV E THRU
COFFEE

Page 103 of 181 ends

1 2
3 4
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
5 6
Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

1.0 CATEGORY: HALO-LIT LETTERSET ON ACM PANEL (SAMPLE ) 10 1/2” 3 1/4” 3’-0” 10’-2”

ACM PANEL
.080" THICK FABRICATED ALUMINUM

LETTER RETURNS & FACE
SEVEN -PAINTED PMS 185

BREW- PAINTED BLACK

ALUMINUM CLIP WITH
FLAT HEAD MACHINE SCREWS.
1/4” X 2” HEX BOLT W/ NUT.

ST. STL. OR PVC SPACERS.

MIN. FOUR (4) PER LETTER.

PAINTED TO MATCH ACM PANEL
1/8" THICK CLEAR LEXAN BACK.

LED LIGHT MODULES FOR ILLUMINATION.

DISCONNECT SWITCH.
1/2"Ø CONDUIT WITH LOW VOLTAGE WIRING.

ALUMINUM TRANSFORMER BOX.
12V POWER SUPPLY FOR LED LIGHTING.
10’-0”

EXTENSION CORD
1/4"Ø WEEP HOLE AT BOTTOM
OF EACH LETTER.

TYP. HALO-ILLUMINATED CHANNEL LETTER SECTION THRU 2 SCALE: NOT TO SCALE 3” 1½”

ACM PANEL
NON-CORROSIVE 1/4-20" X 1”
THREADED STUD & NUT WITH 1/2" LONG
ST. STL. OR PVC SPACERS.

PAINTED TO MATCH ACM PANEL
MIN. FOUR (4) PER LETTER.
1/2” THICK FLAT CUT-OUT

ACRYLIC LETTER
COFFEE ARROWS- PAINTED PMS 185C
•DRIVE THRU -PAINTED PMS BLACK
TYP. FLAT CUT-OUT LETTER SECTION THRU 3 SCALE: NOT TO SCALE 1” ½”
FRONT ELEVATION @ ILLUMINATED HALO-LIT LETTERS A 1 SCALE: 3/4”=1’-0”QTY: 1

FRONT VIEW SIDE VIEW
3” 1 1/2”
4 1/2”

NIGHT RENDERING

30.50 SQ. FT.

D R I V E T H R U CO F F E E

PAINTED BLACK PAINTED
BLACK
PAINTED BLACK PAINTED PMS 185
½” ACM PANEL
.080" THICK FABRICATED ALUMINUM

LETTER RETURNS & FACE
7,B BLACK

ALUMINUM CLIP WITH
FLAT HEAD MACHINE SCREWS.
1/4” X 2” HEX BOLT W/ NUT.

ST. STL. OR PVC SPACERS.

MIN. FOUR (4) PER LETTER.

PAINTED TO MATCH ACM PANEL
1/8" THICK CLEAR LEXAN BACK.

LED LIGHT MODULES FOR ILLUMINATION.

DISCONNECT SWITCH.
1/2"Ø CONDUIT WITH LOW VOLTAGE WIRING.

ALUMINUM TRANSFORMER BOX.
12V POWER SUPPLY FOR LED LIGHTING.
10’-0”

EXTENSION CORD
1/4"Ø WEEP HOLE AT BOTTOM
OF EACH LETTER.

TYP. HALO-ILLUMINATED CHANNEL LETTER(”7B” LOGO) SECTION THRU 2 SCALE: NOT TO SCALE 3” 1½”
1/2” CLEAR PUSH-THRU W/

FIRST SURFACE VINYL
(SEE DETAIL-A)
1/2”

D R I V E T H RU COF FEE
“7”
PUSH-THRU 1/2” CLEAR ACRYLIC W/
•RED VINYL 3630-43 LIGHT TOMATO RED
•WHITE BLOCK-OUT VINYL
“B”
PUSH-THRU 1/2” CLEAR ACRYLIC W/
BLACK OPAQUE VINYL.

FIRST SURFACE APPLICATION

DETAIL-A

PAINTED BLACK

PAINTED WHITE

Page 104 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

FRONT ELEVATION @ PUSH-THRU / HALO-LIT CHANNEL LOGO
B1 SCALE: NTS
QTY: 2

2.0 CATEGORY: BRAND SEAL
LETTERS:

PUSH-THRU ACRYLIC

W/ WHITE BLOCK

OUT VINYL
“7”

PUSH-THRU CLEAR

ACRYLIC W/
• RED VINYL
• WHITE BLOCK-OUT VINYL
“B”

PUSH-THRU CLEAR ACRYLIC
W/ BLACK OPAQUE VINYL.

FACE :

PAINTED PMS 185C
FACE :

PAINTED BLACK
FACE :

PAINTED WHITE
.080” ALUM. RETURNS :

PAINTED PMS 185C
6’-0” 1 1/4” 5”

FRONT VIEW SIDE VIEW

28.27 SQ. FT.

NIGHT RENDERING
WALL
.080" THICK ALUMINUM
FACE.

SCREWS WITH 1 1/2" LONG
ST. STL. OR PVC SPACERS.

MIN. FOUR (4) PER LETTER.
(TBD)
1/8" THICK CLEAR LEXAN BACK.
1/2" THICK ACRYLIC.

LED LIGHT MODULES FOR ILLUMINATION.

DISCONNECT
SWITCH.
1/2" Ø CONDUIT WITH
LOW VOLTAGE WIRING.

ALUMINUM
TRANSFORMER BOX.
12V POWER SUPPLY
FOR LED LIGHTING.

PRIMARY POWER TO SIGN LOCATION
BY OTHERS.
1/4"Ø WEEP HOLE AT BOTTOM
OF EACH LETTER.
” PUSH-THRU

COPY / ARROW

PUSH-THRU
7 / B

PUSH-THRU

COPY / ARROW

PUSH-THRU RENDERING

Page 105 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

FRONT ELEVATION @ NON-ILLUMINATED F.C.O. CHEVRON DRIVE THRU SIGN C
1 SCALE: NTS
QTY: 1
CATEGORY: CHEVRON FCO

3.0

Page 106 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

FRONT ELEVATION @ DOUBLE DRIVE THRU CLEARANCE BAR
D1 SCALE: NTS

4.0 QTY: 1
CATEGORY: DOUBLE CLEARANCE BAR

Page 107 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

FRONT ELEVATION @ D/F ILLUMINATED DIRECTIONAL SIGN
E1 SCALE: NTS

5.0 QTY: 2
CATEGORY: DIRECTIONAL (REVERSED)

Page 108 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

FRONT ELEVATION @ D/F ILLUMINATED MONUMENT SIGN
F1 SCALE: 3/8”=1’-0”
QTY: 1

6.0 PMS 185
PMS 2935 PMS COOL
GRAY 6C
MONUMENT SIGN (MS-2) 6” 3’-0” 2” 1’-2” 5” 1” 4’-2” 6’-0” 5’-3”
5’-0”
1’-3”
1’-0”
3” 3”
SPECS:

DOUBLE FACE MONUMENT SIGN.
• WHITE LED’S
• 2 SINGLE FACE ILLUMINATED 3’-0” x 3” DEEP MEDALLION LOGO. • FAUX BLUE NEON (LED) LIGHT BAR

LOCATED ON TOP OF MONUMENT SIGN
SQ. FT. 31.5

FAUX BLUE NEON
LED
ALUM. FACE

PAINTED PMS COOL
GRAY 6C

ILLUMINATED

LOGO MEDALLION
ALUM. RETURNS
PAINTED BLACK.

FACE, WHITE ACRYLIC

WITH FIRST SURFACE
VINYL GRAPHICS.

WHITE LED’S ILLUMINATION
ALUM. TOP CAP

PAINTED PMS
2935
ALUM. REVEAL

PAINTED PMS
2935
ALUM. FACE (BASE)

PAINTED PMS COOL
GRAY 6C

PIPE SPECS

TO BE VERIFIED

BY AN ENGINEER

SIDE VIEW
2 SCALE: NTS

Page 109 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

DIGITAL MENUBOARD
1 SCALE: NTS
QTY: 2

7.0 55” DIGITAL VERTICAL DISPLAY
49 1/2”
28 3/4”

9.88 SQ. FT.
1 SOUTH ELEVATION
SCALE: NTS
G
G

Page 110 of 181 ends

1234
2101 Carrillo Privado, Ontario, CA 91761
(909) 930-0303 Fax: (909) 930-0308
E-mail: [email protected]
Web: www.signindustries.tv
Page:

Location:

Date:

Sales Rep:

Client Approval:

Date of Approval:

Drawn by:

Electrical Requirement:
120 Volts
56 Paul Lopez
O.C.
26-178
79955 HWY 111
INDIO CA. 92201
05-14-26
1 08-19-26 O.C.

DRIV E THRU
COFFEE

REPLACEMENT FACE
H SCALE: NTS
QTY: 2

PROPOSED RENDERING
SCALE: NTS
TBD
TBD
SPECS:

WHITE ACRYLIC FACE W/ FIRST SURFACE VINYL GRAPHIC

8.0

Page 111 of 181 ends

1 To: City of Indio April 30, 2026
Attn: Community Development Planning Services Division
100 Civic Center Mall
Indio, CA 92201
Project: Proposed 7-Brew 79955 HWY 111 Indio, CA
Subj: CEQA Class 32 Exemption
We are writing on behalf of the proposed 7-Brew development within the city of Indio to reflect it qualifies for a Class 32 “Infill” exemption from the California Environmental Quality Act (CEQA) pursuant to section 15332 of the California Public Resources Code. Below is a brief summary of the project information, exemption criteria and justification for how the project meets said criteria to qualify for the requested exemption.

Project Description
The existing property is part of the Desert Crossroads commercial center which was approved by the city of Indio for sub-division per Parcel Map 37638 and subsequently recorded Sept. 30th, 2025.

The proposed 7-Brew will be located on Parcel 1 of said map comprising approximately 0.81 AC.

The original project was granted a Class 15 exemption (for Parcels 1, 2, 4 as vacant land and Parcel 3 as EOS Fitness.) In conjunction with the underlying map, grading plans were permitted for Parcel 3, EOS Fitness as the largest portion, and portions of Parcel 4. The work on Parcels 3 and 4 appear complete. Parcel 1 remains vacant pending approval and construction of the 7-Brew.

Class 32 Exemption Criteria
A class 32 CEQA exemption requires five criteria to be met:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c. The project site has no value, as habitat for endangered, rare or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality
e. The site can be adequately served by all required utilities and public services.

Class 32 Exemption Justification
a. The proposed project is part of Desert Crossroads previously determined to be compatible with MU-C zoning (compared to MUN zoning under Unified Development Code.)
b. The proposed development occurs within city limits of the City of Indio and consists of approximately 0.81 AC. The project is substantially surrounded by urban use: North is HWY 111 and a commercial center anchored by Home Depot, East is parcel 2 of Desert Crossroads commercial center, South is Parcel 3 of Desert Crossroads with EOS Fitness open for business, and West are various shops building of the larger Costco shopping center development.

Page 112 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 679 of 883 2 c. Desert Crossroads had a Phase 1 Environmental Site Assessment which determined the site has been vacant land since the 1970s with some agricultural use in the 1940s – 1950s. In reviewing the historical site photos, the site appears to have been graded in the early 2000s and maintained as a stabilized vacant (no observable vegetation) level lot until commencing construction of the Desert Crossroads project. Given the longestablished history of vacant land and surrounding urbanization, there is no value as appreciable habitats for endangered, rare, or threatened species. d. The project site would not result in any significant effects relating to traffic, noise, air quality or water quality not already analyzed and anticipated by the City’s General Plan and HWY 111 specific plan.
 The site is immediately adjacent to HWY 111 and relatively minor site proposed construction. No large-scale grading operations are anticipated so traffic impact from construction is anticipated to be negligible.
 Site construction will conform to all applicable city ordinance for working hours and noise
 Agency erosion control measures will be implemented to minimize impact to air quality and sediment runoff during construction activities.  The final project will result in a stabilized developed site and would be expected to yield improved air quality vs. the historic un-stabilized dirt lot.  The final project will direct storm run-off into the site storm water quality features as identified in the Desert Crossroad Water Quality Management Plan (WQMP) which the project is tributary to.
e. The site is within an area with established water, sewer, and electrical services provided by Imperial Irrigation District. The proposed project is part of the Desert Crossroads development and the 1st phase development of EOS Fitness constructed backbone storm drain and storm water quality features required by the center WQMP and Drainage report with stubs provided to the site for connection by the proposed 7-Brew.

Site has access to communications and is served by Police and Fire services.

Therefore, the proposed project is and/or can be adequately served by required utilities and public services.

Based on our review of the proposed project we believe the proposed development meets the established criteria and qualifies for a Class 32 CEQA exemption.

Respectfully submitted,

Jeptha Brander, P.E. | Senior Project Manager
DRC Engineering, Inc.
a n e m p l o y e e o w n e d c o m p a n y
t: 714.685.6860 x 376
160 South Old Springs Road Suite 210
Anaheim Hills, CA 92808

Page 113 of 181 ends

Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 680 of 883 18x36 -
18x36 -
18x60 -
18x48 -18x48 -
18x60 - 18x36 - 18x36 - 18x36 - IT RACK
15'-6"
15'-7"
46'-11"
1'-8" 14'-4" 13'-9" 62'-9" 21'-8" 62'-9" 30'-2"
15'-6" 10'-7"
1'-8" 3'-0"

FLOOR PLAN
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

REVISIONS
DATE
SCALE
PROJECT NUMBER PROJECT NAME SHEET NAME THESE DRAWINGS AND THE INFORMATION CONTAINED ON THEM ARE THE SOLE PROPERTY OF KINETIC DESIGN. ANY USE OF THESE DOCUMENTS OR THE INFORMATION CONTAINED HEREIN, CAN ONLY BE USED WITH WRITTEN PERMISSION FROM KINETIC DESIGN. KINETIC DESIGN ASSUMES NO LIABILITY FOR THESE DRAWINGS OR INFORMATION CONTAINED HEREIN. DRAWN CHECKED 7 BREW No. DATE DESCRIPTION MODULAR BUILDING FOR CALIFORNIA
04/29/26 10201 FAIRWAY DRIVE ROSEVILLE, CALIFORNIA
SHEET

CLIENT INFORMATION
A.2
A.2 A.3
A.3
MECH. ACCESS ROOM PLAN
DESCRIPTION: AREA

SERVICE AREA

RESTROOM
COOLER
Building Area Breakdown
TOTAL GROUND FLOOR AREA: 910.00 S.F.

A1 CONCEPTUAL FLOOR PLANS
704.00 SF.

66.00 SF.
140.00 SF.

MECH ACCESS ROOM 164.00 SF.
79955 HWY 111 GOLDEN STATE & MITCHELL RD

INDIO, CALIFORNIA CERES, CA
04/30/26

ELEC SWITCH GEAR

Page 114 of 181 ends

X X X

FIXED CENTER PANE W/

SERVING WINDOWS ON EITHER SIDE
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN

LED FLEX LIGHT

LED FLEX LIGHT
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA

THIN BRICK OVER DUROCK
"BLACK ONYX"

LED FLEX LIGHT

SIGNAGE UNDER

SEPARATE PERMIT

BERRIDGE CURVED ZEE

LOCK PANEL
"BRISTOL BLUE"
JAMES HARDIE "HARDIPANELS" BOARD

AND BATTEN
JAMES HARDIE "HARDIPANELS" BOARD

AND BATTEN

FINISH FLOOR
0' - 0"
T.O. STANDING SEAM ROOF
19' - 2" J I H G F E D C B A 1 2 3

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"
T.O. STANDING SEAM ROOF
19' - 2"
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA

SIGNAGE UNDER

SEPARATE PERMIT
PRE-ENGINEERED ALUM.

CANOPY BY OTHERS,

SEE SHOP DRAWINGS
BRISTOL BLUE (C-2)
BRISTOL BLUE (C-2)

CANOPY COLUMN (TYP)
TOP OF FOOTER.

COORDINATE WITH CIVIL.
20 GA SHEET METAL
"BRISTOL BLUE"

ADDRESS NUMBERS TO BE
8" TALL x 2" BRUSH STROKE 4
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A279955 HWY 111 GOLDEN STATE & MITCHELL RD INDIO, CALIFORNIA CERES, CA CONCEPTUAL ELEVATIONS 04/30/26

ELECTRICAL SWITCH GEAR

Page 115 of 181 ends

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"

LED FLEX LIGHT
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN

LED FLEX LIGHT

SIGNAGE UNDER

SEPARATE PERMIT

THIN BRICK OVER DUROCK
"BLACK ONYX"

EXTERIOR

WEATHER-PROOF
OUTLET; SEE MEP

DRIVE THRU COFFEE
T.O. STANDING SEAM ROOF
19' - 2" A B C D E F G H I J
1/4" THK ACRYLIC SIGNAGE

APPLIED TO SIDING WITH

VH DOUBLE SIDE TAPE

BERRIDGE CURVED ZEE

LOCK PANEL
"BRISTOL BLUE"
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA

FIXED WINDOWS

PRE-ENGINEERED ALUMINUM
CANOPY BY OTHERS; SEE

SHOP DRAWINGS
20 GA SHEET METAL
"BRISTOL BLUE"
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN
"ARCADE WHITE"

THIN BRICK OVER DUROCK
"BLACK ONYX" 3 2 1

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"
T.O. STANDING SEAM ROOF
19' - 2"

BERRIDGE CURVED ZEE LOCK
PANEL "BRISTOL BLUE"
BRISTOL BLUE (C-2)

BRAKE METAL CAP

SIGNAGE UNDER

SEPARATE PERMIT

EXTERIOR WEATHER-PROOF
OUTLET; SEE MEP

ELECTRICAL EQUIPMENT

REFER TO
ELECTRICAL 4
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A379955 HWY 111 GOLDEN STATE & MITCHELL RD INDIO, CALIFORNIA CERES, CA CONCEPTUAL ELEVATIONS 04/30/26

ELECTRICAL SWITCH
GEAR

Page 116 of 181 ends

79955 HWY 111 GOLDEN STATE & MITCHELL RD

INDIO, CALIFORNIA CERES, CA
04/30/26

ELECTRICAL SWITCH GEAR

Page 117 of 181 ends

79955 HWY 111 GOLDEN STATE & MITCHELL RD

INDIO, CALIFORNIA CERES, CA
04/30/26

ELECTRICAL SWITCH
GEAR

Page 118 of 181 ends

29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A6 COLORED ELEVATIONS

FRONT - RIGHT SIDE VIEW FRONT - LEFT SIDE VIEW

LEFT - REAR SIDE VIEW RIGHT -REAR SIDE VIEW
79955 HWY 111 GOLDEN STATE & MITCHELL RD

INDIO, CALIFORNIA CERES, CA
04/30/26Page 119 of 181 AGENDA ITEM #13.2
Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 686 of 883 29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION A MATERIAL COLOR BOARD
7 FIBER CEMENT PANEL
BRAND: NICHIHA - MODERN BRICK
COLOR: MIDNIGHT
FINISH: SMOOTH

BLUE METAL STANDING SEAM
BRAND: KINGSPAN - MORIN
COLOR: REGAL BLUE
FINISH: SMOOTH

CLEAR ANODIZED WINDOW FRAME
BRAND: KAWNEER - TRIFAB II 451
COLOR: CLEAR ANODIZED
FINISH: BRUSHED ALUMINUM

GRAY METAL COPING & FLASHING
BRAND: KINKSPAN - MORIN
COLOR: ZINC GRAY
FINISH: SMOOTH PROJECT NAME 7 BREW MODULAR BUILDING FOR CALIFORNIA 79955 HWY 111 GOLDEN STATE & MITCHELL RD 10201 FAIRWAY DRIVE INDIO, CALIFORNIA CERES, CA ROSEVILLE, CALIFORNIA 04/30/26Page 120 of 181 AGENDA ITEM #13.2
Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 687 of 883 79955 HWY 111

INDIO, CALIFORNIA

Page 121 of 181 ends

Schedule
Symbol Label QTY Manufacturer Catalog Description
Lamp
Output
LLF
Input
Power
S2
8 Luminaire LED VPF4 4FT 40W 40K CLP VPF4 4FT 40W 40K CLP 25 0.9 42.2 S1
2 Luminaire LED VPF4 2FT 20W 40K CLP VPF4 2FT 20W 40K CLP 2303 0.9 21 W
1 Lithonia Lighting DSXW2 LED P1 40K
80CRI T2S HS
4000 4000K 80CRI Type 2 Short 3553 0.9 26.83
P2
2 RAB Lighting Inc. A22-4T70Y@50W with
shield
Outdoor Pole/Arm-Mounted Area and
Roadway Luminaires
6160 0.9 94.4
P1
1 RAB Lighting Inc. A22-4T70Y@50W with
shield
Outdoor Pole/Arm-Mounted Area and
Roadway Luminaires
6160 0.9 47.2
Statistics
Description Symbol Max Min Max/Min Avg/Min Avg
CANOPY LIGHTING 31.3 fc 1.4 fc 22.4:1 8.7:1 12.2 fc
DRIVE/PARKING LOT 7.2 fc 0.2 fc 36.0:1 8.0:1 1.6 fc
PROPERTY LINE 0.1 fc 0.0 fc N/A N/A 0.1 fc
CITY OF LA QUINTA PER BOOK 152, PAGE 35

DO NOT ENTER
PASS THRU LANE 2 LANE 1
PASS
THRU
P
A
SS
TH
RU
STOP
STOP
7 BREW
910 SF
FFE=59.29
P2 @ 20'
P1 @ 20'
S2 @ 8'
S2 @ 8'
S1 @ 8'
S2 @ 8'
S2 @ 8'
S1 @ 8'
P2 @ 20'
S2 @ 8'
S2 @ 8'
S2 @ 8'
S2 @ 8'
W @ 8'

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.0 0.0

0.1 0.1

0.0 0.0

0.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.1

0.0 0.0

0.1 0.1

0.1 0.0

0.0 0.0

0.0 0.2

0.2 0.3

0.3 0.3

0.2 0.2

0.2 0.3

0.3 0.3

0.4 0.4

0.4 0.3

0.3 0.3

0.2 0.3

0.4 0.4

0.5 0.5

0.6 0.6

0.6 0.5

0.5 0.4

0.4 0.3

0.3 0.4

0.4 0.5

0.6 0.7

0.8 0.9

1.0 1.0

1.0 0.9

0.8 0.7

0.6 0.5

0.4 0.4

0.3 0.4

0.5 0.6

0.7 0.8

1.0 1.2

1.4 1.5

1.6 1.5

1.4 1.2

1.0 0.8

0.7 0.5

0.4 0.4

0.3 0.3

0.4 0.5

0.7 0.9

1.1 1.4

1.8 2.2

2.5 2.6

2.5 2.2

1.8 1.4

1.1 0.9

0.7 0.5

0.4 0.3

0.2 0.4

0.5 0.6

0.8 1.0

1.3 1.8

2.5 3.2

4.0 4.2

4.1 3.4

2.6 1.9

1.4 1.0

0.8 0.6

0.4 0.4

0.3 0.5

0.6 0.7

0.9 1.2

1.6 2.2

3.1 4.3

5.6 6.0

5.8 4.6

3.3 2.3

1.6 1.1

0.9 0.6

0.5 0.4

0.4 0.5

0.6 0.7

0.8 1.0

1.3 1.7

2.4 3.5

4.7 6.0

7.2 6.8

4.6 3.7

2.5 1.7

1.2 1.0

0.8 0.8

0.7 0.6

0.7 0.8

0.9 1.1

1.3 1.8

2.4 3.5

5.0 6.6

7.1 6.7

5.3 3.6

2.5 1.7

1.2 1.0

0.9 1.2

1.9 1.5

1.7 0.8

0.9 1.0

1.1 1.2

1.4 1.8

2.3 3.2

4.3 5.4

5.7 5.4

4.4 3.2

2.2 1.6

1.2 1.0

0.9 1.2

1.2 2.2

4.4 1.1

1.2 1.2

1.2 1.3

1.4 1.7

2.0 2.6

3.2 3.8

3.9 3.8

3.2 2.5

1.9 1.4

1.1 0.8

0.6 0.5

0.4 0.3

0.2 1.6

1.6 1.5

1.4 1.4

1.4 1.5

1.7 2.0

2.3 2.5

2.5 2.4

2.2 1.8

1.5 1.2

1.0 0.8

0.6 0.5

0.4 0.3

0.3 2.4

2.1 1.9

1.6 1.5

1.4 1.4

1.4 1.5

1.6 1.7

1.7 1.7

1.5 1.4

1.2 1.0

0.9 0.8

0.6 0.5

0.5 0.4

0.3 3.1

2.6 2.1

1.8 1.5

1.4 1.3

1.3 1.3

1.4 1.4

1.4 1.3

1.2 1.1

1.0 0.9

0.8 0.8

0.7 0.6

0.5 0.4

0.4 3.6

2.9 2.3

1.9 1.6

1.4 1.3

1.3 1.3

1.3 1.2

1.2 1.1

1.0 0.9

0.9 0.8

0.8 0.7

0.6 0.5

0.5 1.0

4.3 3.7

2.9 2.3

1.9 1.6

1.5 1.4

1.4 1.5

1.5 1.5

1.5 1.4

1.3 1.2

1.1 1.0

1.0 1.0

0.9 0.9

0.9 0.8

0.7 1.7

2.7 3.4

3.7 3.3

2.7 2.2

1.9 1.7

1.6 1.6

1.7 1.8

2.0 2.1

2.0 1.9

1.7 1.5

1.3 1.2

1.2 1.3

1.4 1.5

1.5 1.4

1.2 1.3

2.0 2.5

2.7 2.6

2.3 2.0

1.8 1.7

1.7 1.8

2.1 2.5

2.9 3.1

3.1 2.9

2.5 2.0

1.6 1.4

1.5 0.8

1.2 1.6

1.8 1.9

1.8 1.7

1.6 1.6

1.7 2.0

2.6 3.3

4.2 4.8

4.8 4.4

3.4 2.5

1.9 1.6

1.7 0.5

0.8 1.0

1.2 1.3

1.4 1.4

1.4 1.5

1.7 2.2

2.9 4.0

5.5 6.4

6.4 5.7

4.2 2.9

2.1 1.7

1.9 0.3

0.5 1.2

1.4 1.7

2.2 3.0

4.1 5.1

5.7 5.6

5.2 4.3

3.1 2.2

1.7 2.0

1.2 1.5

2.1 2.9

4.1 5.6

6.6 6.7

5.8 4.2

2.9 2.1

1.7 1.9

1.1 1.4

1.8 2.5

3.4 4.5

5.1 5.1

4.6 3.5

2.5 1.9

1.6 1.7

0.9 1.2

1.5 1.9

2.5 3.0

3.3 3.3

3.1 2.5

2.0 1.6

1.4 1.5

0.8 0.9

1.1 1.4

1.6 1.9

2.0 2.0

1.9 1.7

1.4 1.2

1.1 1.2

1.4 1.7

2.1 2.3

2.3 2.0

0.6 0.7

0.8 0.9

1.1 1.2

1.3 1.3

1.2 1.1

1.0 0.9

0.8 0.9

0.9 1.0

1.0 1.1

1.0 1.0

0.4 0.5

0.6 0.6

0.7 0.8

0.8 0.8

0.8 0.7

0.7 0.7

0.6 0.6

0.3 0.4

0.4 0.4

0.5 0.5

0.4 0.4

0.3 0.3

0.4 0.4

0.3 0.3

0.2 0.2

0.2 2.2

3.1 4.0

4.3 3.8

3.6 7.0

10.5 11.6

10.1 8.1

8.2 5.6

5.5 15.1

25.6 28.6

25.1 22.1

22.4 13.2

6.2 16.7

28.0 31.3

27.3 26.0

26.4 15.7

5.7 16.5

28.0 31.3

27.5 26.5

26.8 15.5

3.9 8.2

12.6 14.1

12.3 7.7

1.4 1.8

7.8 12.3

12.5 8.1

2.3 3.5

4.8 5.3

4.7 3.4

2.1 2.0

3.3 4.4

4.5 3.3
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E1.3 79955 HWY 111 INDIO, CALIFORNIA

ELECTRICAL SITE PHOTOMETRIC PLAN
02-11-2026
Scale
SITE PHOTOMETRIC N.T.S.
1 No. DATE DESCRIPTION

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RESOLUTION NO. 2147

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

CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE THE
PLANNING REVIEW DISCRETIONARY FOR THE 7BREW PROJECT (CASE FILE NO. PLAN-PRD-26-0027) CONSISTING OF A 910 SQUARE FOOT DRIVETHROUGH RESTAURANT, INCLUDING CIRCULATION, PARKING, LANDSCAPING, AND SIGNAGE, SOUTH OF HIGHWAY 111 AND WEST OF JEFFERSON STREET (APN: 600-020-021), AND DETERMINING THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32 – IN-FILL DEVELOPMENT) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES.

WHEREAS, on September 21, 2022, the City Council conducted a duly noticed public hearing to consider the Highway 111 Corridor Specific Plan, reviewed the staff report, accepted and considered public testimony and approved Resolution No. 10326 adopting the Highway 111 Corridor Specific plan and repealing the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan-300 (MUSP-300); and, WHEREAS, on September 21, 2022, the City Council approved Resolution No. 10325 making a finding of consistency with the Program Final environmental Impact Report (PFEIR) for the General Plan 2040 certified by the City Council on September 18, 2019 for the adoption of the Highway 111 Corridor Specific Plan; and, WHEREAS, The Kaidence Group (“Applicant”), 5070 N. 40th Street, Suite 210, Phoenix, AZ 85018, submitted an application for a Pre-Application Conference on October 6, 2026; and
WHEREAS, City Staff conducted a Pre-Application Conference on October 23, 2026; and,
WHEREAS, The Applicant submitted an application for a Planning Review Discretionary (PLAN-PRD-26-0027) and Conditional Use Permit (PLAN-CUP-26-0011) for a drive through restaurant in the Mixed Use Corridor Zone on a parcel identified as Assessor's Parcel Number (APN) 600-020-021 located south of Highway 111 and west of Jefferson Street within the City of Indio; and,
WHEREAS, the proposed Planning Review Discretionary application consists of the development of an approximately 910 square foot drive-through coffee shop, including site deign, architecture, circulation, landscaping, parking, and a Master Sign Plan; and,
WHEREAS, the Project site is located south of Highway 111 and west of Jefferson Street in the City of Indio, Riverside County, California (APN: 600-020-021) (“Property”); and
Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 690 of 883 WHEREAS, the Project site is designated Mixed Use Neighborhood and Connected Neighborhood High in the General Plan 2040, has a zoning designation of Mixed-Use Corridor (MUN) under the Highway 111 Corridor Specific Plan; and WHEREAS, the Project is consistent with and intended to implement the vision of the Highway 111 Corridor Specific Plan and the City of Indio General Plan 2040 pertaining to land use patterns, densities, building and site design, and neighborhood compatibility; and
WHEREAS, The City of Indio, acting as Lead Agency, determined that the Project is exempt from further environmental review pursuant to CEQA Guidelines Section 15332 (Class 32 – In-Fill Development), as it meets all conditions of the exemption; and WHEREAS, in accordance with Government Code Section 65090, on August 7, 2026, City staff published a legal notice of public hearing in The Desert Sun, the newspaper of record, and mailed notices of public hearing on August 6, 2026, to all property owners within 500 feet of the boundaries of the proposed Project; and WHEREAS, on August 26, 2026, the Planning Commission held a duly noticed public hearing to consider the Planning Review application (Case File No. PLAN-PRD26-0027), during which evidence, both written and oral, including the staff report and supporting documents, was presented and considered; and WHEREAS, following the conclusion of the public hearing and discussion, the Planning Commission approved this Resolution, recommending conditional approval of the Planning Review application for the 7Brew Project (Case File No. PLAN-PRD-25- 0018) by the City Council, subject to the conditions of approval stated herein and as documented in the meeting minutes of the August 26, 2026, Planning Commission meeting.

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

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

SECTION 2. Environmental Evaluation. Section 6.03.06 of the Unified Development Code states that all “projects” as defined by the California Environmental Quality Act (CEQA) shall be reviewed for compliance with, or exemption from, CEQA and its Guidelines. Environmental review for the proposed project was conducted pursuant to Title 14 of the California Code of Regulations (CEQA Guidelines). The City of Indio, acting as Lead Agency, determined that the proposed Project is consistent with the applicable General Plan designation and all applicable general plan policies as well as with the Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 691 of 883 applicable zoning designation and regulations. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare or threatened species.

Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality. The site can be adequately served by all required utilities and public services. The Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332 – In-fill Development. Accordingly, no further environmental documentation is required.

SECTION 3. Planning Review Findings. Based upon the evidence presented at the hearing, including the staff report, the Planning Commission hereby finds and determines the project complies with the necessary findings as required by the Highway 111 Corridor Specific Plan for Planning Case File No. PLAN-PRD-26-0027 as follows:

Pursuant to Indio Municipal Code Section 6.04.03, Planning Review, and subject to state law, the Planning Commission must make the following findings for design review approval:

I. General Plan Consistency.

Consistency with General Plan policies and any applicable specific plan, project master plan or development agreement.

The City of Indio General Plan Update 2040, adopted on September 18, 2019, breaks up land uses into major classes. These classes are Neighborhoods, Centers, Districts, and Public and Institutional (Table 3-2: General Plan Types, City of Indio GPU 2040). The Project site is located in the Neighborhoods major class within the General Plan. The Neighborhoods major class has seven subcategories. These subcategories are: Desert Estates (DE), Desert Estates Transition (DET), Suburban Neighborhood Low (SNL), Suburban Neighborhood High (SNH), Connected Neighborhood Low (CNL), Connected Neighborhood High (CNH), and Mixed Use Neighborhood (MUN) (Table 3-2: General Plan Types, City of Indio GPU 2040). The project site is located in the Mixed Use Neighborhood (MUN) subcategory.

The Mixed Use Neighborhood (MUN) land use designation provides moderate-to-higher intensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets. Primary uses in the MUN subcategory consist of but are not limited to single-family and multi-family residential uses, parks and recreation, mixed use (retail/office, retail/residential, office/residential, and neighborhoodserving retail), general commercial, services, entertainment, live/work, and office.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 692 of 883 The General Plan 2040 contains goals and policies that are relevant to the Project. The following identifies these goals and policies and makes findings of fact regarding if and how the Project complies with them:

The project is located within the West Gateway Subarea, which is located outside of the Downtown, Midtown, Jackson Neighborhood, or Avenue 42 Subarea. However, this project proposes to construct a new commercial pad within the existing “Desert Crossroads” shopping center, adjacent to the existing “Komar Desert Center” with nationally recognized retail, commercial fitness, and restaurant tenants, thereby expanding the built environment.

Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.

LU-2.6 Shade: Require the use of large shade trees or structures to provide comfortable environments during hot months.

The Applicant proposes to install five (5) shade trees over parking and queuing areas, and pedestrian pathways to provide shade on site. In addition, the building implements a shade structure at employee work areas at the drive-through window and pedestrian walk-up window. Together, the installation of shade structures and trees increases the amount of shaded areas on site and user comfort.

Goal LU-4: High-Quality Building Design. A beautiful city with a high-quality architecture and building design.

LU-4.1 Quality design. Use simple, urban building forms made with permanent materials with high quality detailing that stands the test of time.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 693 of 883 LU-4.3 Building materials. Convey façade articulation through the strength, depth, and permanence of building materials. Thinner cladding materials, such as stucco, stone and masonry veneers, and wood or simulated wood, may be used when finished to appear as durable and authentic of the materials they simulate.

The Project is incorporating varying height roof lines creating articulation on the building.

The primary surface material will be HardiePlank paneling in a light grey color with wood texturing with a secondary material of black and grey fiber cement paneling with brick texturing. For roofing, the project proposes “Regal Blue” aluminum shade structures and “Regal Blue” seam and parapet roofs. The proposed materials are as durable as the materials they simulate and convey a sense of permanence.

II. Standards Consistency.

Consistency with applicable objective development standards and design standards and/or design guidelines adopted by the City Council.

On September 21, 2022, the City Council approved Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan. The following identifies land use regulations and development standards relevant and applicable to the Project and makes findings of fact regarding if and how the Project complies with them:

Highway 111 Corridor Specific (111 CSP) Plan Compliance:

Section 2.1: Vision for the Highway 111 Corridor Specific Plan Section 2.1 states that "The Highway 111 Corridor will be transformed from a suburban highway commercial strip, into a lively, dynamic center of social, cultural and economic activity for the city of Indio - respecting the Corridor's history and context, building on its existing amenities, reflecting community desires, and leveraging evolving economic opportunities for the benefit of the entire community." The 7Brew project is being evaluated for consistency with applicable provisions of the Highway 111 Corridor Specific Plan (111 CSP) and the approved Master Planned Development (MPD) Permit. Although drive-throughs are not part of the Highway 111 Corridor Specific Plan’s vision to create a pedestrian-friendly, mixed-use environment, they are permitted as Limited Land Uses within Subarea 1 with approval of a Conditional Use Permit by the City Council.

Section 2.3.1 West Gateway
The project site is located within the West Gateway of the corridor which ranges from the western city limits - just west of Jefferson St - to the west edge of the “S-curve” of 111, where Clinton St and Dr Carreon Blvd intersect Highway 111. The West Gateway Segment of the Corridor is flanked by large vacant or underdeveloped parcels, who’s identity and character may be defined by the new, palm-lined Highway 111 and fine new community activity centers offering retail, restaurant, hospitality, entertainment and Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 694 of 883 recreation, along with a wide array of new housing options within the mixed-use centers and surrounding new and existing neighborhoods.

Section 3.2.G.3.A Council Approval Required
Section 3.2.G.3.A (Council Approval Required) of the Specific Plan specifies that some Limited Land Uses require additional consideration and require City Council approval.

This includes fueling stations, car washes and any use including a vehicular drivethrough. As a drive through is a major component of the 7Brew project, City Council is required.

Table 3.4-2 Subareas by Parcel APN
Pursuant to Figure 3.4-1 of the Specific Plan, the project site is located within Subarea 1 and has been assigned regulatory designations consisting of Mixed-Use Corridor Zone and has also been assigned a Master Planned Design Overlay designation.

Section 3.5.C Supporting Findings for Approved Land Uses Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 695 of 883 Required Findings for CUP Approvals:

1. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Code and all other titles of the Municipal Code.

The project site is zoned Mixed-Use Corridor (MU-C) under the Highway 111 Corridor Specific Plan. Limited Land Uses such as drive-through restaurants require a Conditional Use Permit and are approved by the City Council (PLAN-CUP-26-0011). All other applicable provisions, including parking, signage, and building code requirements, have been addressed through this discretionary review and are subject to conditions of approval.

2. The proposed use is consistent with the General Plan and any applicable Specific Plan.

The project is consistent with the City of Indio General Plan 2040 designations of Mixed Use Neighborhood (MUN), as well as the Highway 111 Corridor Specific Plan. Although drive-throughs are not part of the Highway 111 Corridor Specific Plan’s vision to create a pedestrian-friendly, mixed-use environment, they are permitted as Limited Land Uses within Subarea 1 with approval of a CUP by the City Council. The proposed use supports the intent of the Highway 111 Corridor by transforming into a lively mixed-use area with retail, commercial, and pedestrian-oriented corridors. The project promotes goals LU-1, LU-2, and LU-4 of the General Plan, which call for a defined citywide urban structure, comfortable spaces, and high-quality building designs.

3. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements.

4. The proposed use complies with any design or development standards applicable to the zoning district or the use in question unless waived or modified pursuant to the provisions of this Code.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 696 of 883 exceptions), parking, building placement (within the exceptions), signage (with modification requested), and site design. Certain minor deviations, such as front setback distances for some pads, are approved pursuant to CUP and Limited Land Use provisions.

Highway 111 Corridor Specific Plan Section 3.5.C Supporting Findings for Approved Land Uses
A. That the proposed use will not become a public nuisance, resulting in disturbances of the peace, illegal drug activity including sales or possession thereof, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, public urination, curfew violations, theft, assaults, batteries, acts of vandalism, illegal parking, excessive littering, excessive noise (particularly between the hours of 11:00 p.m. and 7:00 a.m.), noxious smells or fumes, lewd conduct, or frequent police detention, citations or arrests, or any other activity declared by the City to be a public nuisance determined by California law to be public nuisance.

The proposed Project consists of one (1) drive through. The proposed use is a customary commercial activity and is not inherently associated with the nuisance activities identified in this finding. The Project has been designed with defined vehicular circulation, drivethrough queuing areas, pedestrian pathways, parking, site lighting, landscaping, and trash enclosures intended to support safe and orderly operation.

The tenant will remain responsible for maintaining the buildings, parking areas, drivethrough lanes, landscaping, sidewalks, and other common areas in a clean and orderly condition. Compliance with the applicable conditions of approval, City regulations, business-license requirements, noise standards, property-maintenance requirements, and public-safety regulations will be required throughout operation of the Project.

Accordingly, the proposed uses are not anticipated to result in disturbances of the peace, illegal activities, excessive littering, unlawful parking, vandalism, or other conditions constituting a public nuisance.

The proposed project is located within an established commercial center and are separated from surrounding properties by parking areas, drive aisles, landscaped setbacks, public streets, and existing commercial development. Potential operational noise will primarily consist of vehicle movements, drive-through ordering equipment, mechanical equipment, and ordinary restaurant activity. The Project is required to comply with the City’s applicable noise standards, and drive-through speakers and other Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 697 of 883 equipment must be installed and operated so that noise does not create an adverse effect on surrounding uses.

The Project includes site lighting and building-mounted lighting designed to provide visibility for customers and employees while limiting light spill and glare onto adjoining properties and public rights-of-way. Rooftop mechanical equipment will be screened, and restaurant exhaust and mechanical systems will be subject to applicable building, mechanical, and air-quality requirements. Construction-related dust and noise will be temporary and regulated through applicable City requirements and conditions of approval.

With implementation of these requirements, the Project is not anticipated to generate excessive noise, light, glare, dust, noxious odors, or similar adverse effects.

No residential dwelling units are located within, beside, or above the proposed commercial building. The nearest parcel with residential uses is located approximately 660 feet away from the project site located at 47555 Jefferson Street, known as “Arroyo Crossing.” The Project consists of a detached, single-story, 910 square foot drive through building within the existing Desert Crossroads commercial center. The building design, separation from residential uses, placement of drive-through lanes, and intervening commercial development reduce the potential for nighttime operational noise to affect residential properties. All uses will remain subject to the City’s applicable noise standards and conditions of approval during all hours of operation, including the period between 11:00 p.m. and 7:00 a.m. Therefore, the proposed uses are not anticipated to create disruptive nighttime noise affecting residential dwellings.

D. That the proposed use will not generate access and parking requirements in excess of those provided for Section 3.12.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 698 of 883 E. That perceived privacy and/or security requirements of the proposed use will not lead building users to maintain rarely opened opaque window coverings on street-facing windows, nor to routinely utilize rear or side entries rather than street-facing front doors as the primary means of access and egress to the building.

The proposed building is designed to provide walk up pedestrian service through an access door on the north elevation and drive through service through two (2) access doors on the south elevation. The project does not allow public access into the building and does not require the level of privacy or security that would ordinarily result in permanently covered storefront windows. The building elevations incorporate substantial storefront glazing along east elevation, allowing visibility between the employee work areas and adjacent pedestrian areas. The proposed 7Brew restaurant is not proposing public access to interior areas during operating hours, and window coverings may be necessary for glare control, energy efficiency, or operational purposes.

F. That the ground floor rooms adjacent to the street frontage will be occupied during much of the day and occupied and/or lighted during most evenings.

The Project consists of a single-story drive through restaurant containing employee workstations, storage areas, and an employee-only restroom. Employee workstations will remain occupied and illuminated during operating hours. i. For all retail, restaurant and indoor recreational uses, display windows shall not “wall off” views into retail interior spaces, and the interiors of dining rooms and activity rooms shall be clearly visible to passing pedestrians.

The drive through restaurant building incorporates storefront glazing along the east elevation, adjacent to vehicle and pedestrian order pick up areas.

The glazing is intended to preserve views into active interior spaces and will not be designed or operated as an opaque display wall that prevents visual connection between the building interiors and adjacent pedestrian areas.

Covered order and pick up areas, architectural canopies, and pedestrian pathways further support activity and visibility around the restaurant buildings.
ii. For office uses, front rooms should include lobbies, waiting areas, and office spaces in which window blinds are typically open.

This finding is not applicable. The proposed Project does not include office uses.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 699 of 883 iii. For residential uses, units should be configured such that public realm-facing rooms include living rooms and dining rooms, and should not include bathrooms, closets and other uninhabited spaces.

This finding is not applicable. The proposed Project does not include residential dwelling units.

5. The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses in the vicinity.

6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints.

Section 3.5 Allowed Uses
Pursuant to Section 3.5 (Allowed Uses) of the Specific Plan addresses allowed land uses within the boundaries of the Specific Plan and corresponding permit requirements for each regulatory zone, as applicable. Table 3.5-1 (Allowed Uses) of the Specific Plan specifies Drive Through Restaurants in the Mixed Use Corridor Zone are permissible through a Conditional Use Permit granted by the City Council. This table provides a discretionary pathway for Limited Land Uses which include any drive-through by requiring a Conditional Use permit approved by the City Council.

Section 3.6.A.2.a
Pursuant to Section 3.6.A.2.a, all new development must complete and/or support-and in no way impede-the required connections and intersections which appear in their subarea.

The project site is located in Subarea 1. Figure 3.6-1 identifies required and recommended connections through the project site. Specifically, recommended Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 700 of 883 connections are shown in north/south orientations in the eastern portion of the site and no required connections exist. Pursuant to Section 3.6.B.1.d, recommended connections are included as suggested ways to meet the Block Standards of Section 3.6.C, but their quantity and placement is flexible. Recommendations for how some of these connections can be implemented are included in Table 3.6-2. The 7Brew project will gain access from existing on-site circulation from the Desert Crossroads Center. On-site circulation consists of two (2) drive through lanes and one (1), one-way access lane for parking access. Pedestrian circulation will be provided through the western portion of the project site along an access road and connecting Highway 111 to the anchor tenant of the Desert Crossroads center for the required connections element of this section and the Conceptual Connectivity Plan.

Pursuant to Section 3.6.C.1/Table 3.6.3 (Maximum Block Size), the maximum block perimeter for the Mixed Use Corridor zone and the Neighborhood General zone is 1,600 feet. Pursuant to Section 3.6.C.2.a, per Table 3.6-1, all blocks shall be defined-or in other words: bound at their perimeter-by one or more of the following types of public connections or open spaces: Street, Car-less Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.a.i, a block may be bound on no more than one (1) side by a Car-less Street, Plaza/Green, Neighborhood Park, or Mini Park. Pursuant to Section 3.6.C.2.b, types which define a block shall be public and shall not be private or semi-public. Pursuant to Section 3.6.C.2.b.i, "Public" means those spaces and connections which are publicly accessible-providing public right-of-way-regardless of ownership. The 7Brew project site is 168 feet long and abuts a publicly accessible access road. The project as proposed does not exceed the linear feet required for the installation of new subarea connectivity facilities and therefore meets this requirement.

Section 3.7 Public Realm Standards
Section 3.7 outlines requirements for public realm connections. This includes street improvements, public frontage standards, and public open space standards. Conditions of approval limit the public frontage improvements to only repair curb, sidewalk, gutter, and landscaping damaged during the construction of all on-site improvements and all structures.

Section 3.8 Building Placement and Access
Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 701 of 883 Section 3.8 (Building Placement and Access) and more specifically Section 3.8.B.1 specifies standards to ensure that the proposed development within the Specific Plan area promotes a pedestrian-friendly environment along the street by placing buildings at the front of the site and locating parking at the center or the back of the site. Table 3.8-1 (Building Placement) specifies building placement standards that are applicable to properties that are located within the Mixed-Use Corridor regulatory zone. This Table specifies that the Highway 111 build to range should be 0 feet to 15 feet, that the front street build out should be 100 percent, that there is no side street build to range, that the side street build out should be 80 percent for the first 40 feet with no buildout requirement after 40 feet, that the building length should be a maximum of 300 feet, and that there are no building setback requirements except for a 10-foot separation between multiple buildings on a single lot. Section 3.14 (Limited Land Uses in the MU-C Zone) and more specifically Section 3.14.A.3.1.c.iv specifies that the Frontage Buildout requirements listed in Table 3.8-1 may be waived provided buildings conform to the requirements of the Section 3.14 regulating Limited Land Uses. Existing site conditions prohibit the siting of structures fronting Highway 111 due to a public utility easement parallel to Highway 111.

The building as proposed sits approximately 43 feet from the property line fronting Highway 111 and approximately 18 feet from the public utility easement. The structure proposes an integrated shade structure, the closest structural point of which is approximately 28 feet from the property line fronting Highway 111 and 3 feet from the Public Utility Easement. The proposed building length for the drive-through restaurant is approximately 59 feet. There is only one building proposed, and therefore, the project site complies with the specified building setback requirements.

Section 3.9 Building Height
Pursuant to Section 3.9 (Building Height) of the Specific Plan specifies standards for building height and vertical proportions that apply to all new buildings within the boundaries of the Specific Plan. The Mixed-Use Corridor zone has a minimum height of 3 stories or 21’ high and a maximum height of 6 stories. Building height for the drivethrough restaurant is 19 feet, 2 inches, which does not comply with the height requirements in the Mixed-Use Corridor zone. However, Section 3.14 explicitly allows single-story commercial buildings with a minimum height of 16 feet as part of the Limited Land Use (LLU) provisions to accommodate near-term investment that contributes to corridor revitalization, which is less than the proposed height of 19 feet, 2 inches. Subarea 1 of the Highway 111 Corridor Specific Plan allows for up to three (3) Limited Land Uses.

The proposed project would be the first Limited Land Use approved within Subarea 1.

The proposed building is a single-story with an overall height of approximately 19 feet, 2 inches, featuring parapet walls, seam roofing, and architectural treatments that enhance the building’s visual presence along the street. While this height does not meet the standard MU-C minimum height requirement, it is compliant under the Limited Land Use provisions and is designed to ensure the buildings integrate well into the existing commercial context while supporting phased corridor transformation.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 702 of 883 streetscapes and result in more resilient buildings that are adaptable over time to meet the varied needs of different tenants and uses. In addition, section 3.10 requires commercial buildings along Highway 111 to incorporate street-facing facades with architectural articulation, transparency, and pedestrian orientation. For Limited Land Uses, Section 3.14, permits primary entrances to face away from the street, provided the street-facing façade maintains the appearance of a front elevation.

For the proposed project, the drive through tenant “7Brew” proposes to serve customers in vehicles on the interior of the project site. The applicant proposes to service pedestrian customers through a walk-up window facing Highway 111. The project does not provide entrances designed for pedestrian access, however, through the provision of shade structures above order and pickup areas, the project addresses the street. These features collectively ensure that the façade maintains a visually attractive appearance as required for Limited Land Uses.

Section 3.11 Private Signage
Section 3.11 (Private Signage) of the Specific plan regulates the design, size, placement, and approval of private signage within the MU-C zoning district. The Specific Plan identifies certain sign types that are permitted by right; however, Section 3.11.A.2 states that any sign type not expressly listed and permitted by right may only be approved by the Planning Commission through Design Review (Planning Review Discretionary). The 7Brew project has included a sign exhibit along with their conceptual plans with standards for reviewing wall-mounted signs for the project. Pursuant to Section 3.11.A.2, the Planning Review Discretionary process allows the Planning Commission to evaluate the proposed sign packet and its contents consistency with the intent of the Highway 111 Corridor Specific Plan, including corridor aesthetics, visual compatibility, and protection of the public realm.

As proposed, monument and window signs do not obstruct buildings’ entrances, architectural features, or prominent design elements of the new commercial building and therefore meets this standard.
b. A maximum of three allowed sign types shall be allowed on a building or massing increment unless stated otherwise.

The applicant is proposing three sign types (wall sign, monument sign, and digital menu board) in accordance with the Highway 111 Corridor Specific Plan Sections

3.11.C.1.a and 3.11.C.1.b. While the maximum height for tenant signs generally remains consistent with the standards, an exception is requested for one (1) cabinet sign on the east elevation, increasing the allowable size from 30 inches high to 72 inches and one (1) channel letter sign on the south elevation, increasing Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 703 of 883 the allowable size from 30 inches to 38 inches. Monument signs are permitted to be 7 feet high and 10 feet wide. The applicant is proposing a monument sign of 8 feet tall and 17 feet wide.17 feet exceeds the allowable 10 feet wide for monument signs under the Highway 111 Corridor Specific Plan. The Director of Community Development is allowed a 20% deviation from all numerical signage standards pursuant to Table 3.2-1. With the allowable 20% deviation, the monument sign is allowed to be a maximum of 12 feet wide. The conditions of approval restrict signage to a maximum of 12 feet wide.
c. Phone numbers and email addresses shall be prohibited from being displayed on any of the allowed sign types, with the exception of front yard signs.

The applicant is not proposing to display phone numbers and/or email addresses.

Conditions of approval will prohibit the display of phone numbers and email addresses for the project.
d. Sign lighting shall be designed to minimize light and glare on surrounding rights-of-way and properties.

The applicant has submitted photometric plans for onsite lighting and signage. As proposed, the photometric plans comply with City requirements for lighting limits to the property line and have been conditioned to comply with applicable lighting standards.
e. Directory signs are small wall signs located at pedestrian eye level and intended to identify multiple tenants within a building or complex.

The applicant has submitted signage exhibits that contain internally illuminated cabinet and channel letter signs. Conditions of approval require all signage to be externally illuminated or halo letters, and as such, will comply with this requirement.

Section 3.12 Parking
Pursuant to Section 3.12 (Parking) of the Specific Plan specifies standards for surface parking and structured parking including the number of parking spaces and parking design standards. Table 3.12-1 specifies the minimum parking requirements for retail, office, residential and restaurant uses. For restaurants, the table requires installation of

0.5 parking spaces per every 4 seats. The project does not provide seating for customers, requiring a total of zero (0) parking spaces. However, pursuant to section 3.14.B.1.g Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 704 of 883 (Parking and Circulation), the visual impact of parking installed in Limited Land Uses shall be mitigated consistent with the standards outlined in Unified Development Code section

3.03 (Parking and Loading). Pursuant to Table 3.03.05-1 (Required Number of Vehicle Parking Spaces), a total of six (6) spaces are required per 1,000 square feet of dine in or take-out restaurants. While the 7Brew restaurant primarily serves as a drive through restaurant, the project offers take-out through the provision of walk-up pedestrian service.

Section 3.14 Limited Uses in the MU-C Zone
Limited Land Uses are regulated pursuant to Section 3.14 (Limited Uses in the MU-C Zone) within the boundaries of the Specific Plan. Section 3.14.2.a-i address applicability of the standards in this Section including but not limited to applying only to properties in the Mixed Use Corridor zone, limited land uses consisting of freestanding single-use (pad) commercial buildings, drive-through service facilities, office/light industrial buildings, adaptive re-use of existing commercial/industrial buildings and parking lots that occupy greater percentages of one or more street frontages than prescribed by the standards of Sections 3.8 and 3.12. This provision allows for the development of freestanding singlestory commercial buildings and drive-throughs in the Mixed-Use Corridor (MU-C) zone to support interim economic reinvestment, even if such development does not meet all MUC form-based standards, including minimum building height or complete frontage buildout. The proposed development activates a vacant parcel, introduces new commercial activity, enhances the corridor’s visual character through landscaping and architectural design features, and aligns with the Specific Plan’s intent to encourage short-term reinvestment while preserving long-term planning goals.

According to Table 3.14-1, Subarea 1 permits up to three (3) Limited Land Use approvals.

Based on current records, no other Limited Land Use approvals have been issued within Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 705 of 883 Subarea 1, and this project would represent one of the maximum of three (3) allowed.

The project meets the physical and design criteria for a Limited Land Use and is being processed through Planning Review consistent with the Specific Plan’s procedures.

In addition to General Plan and Zoning compliance, Section 6.04.03 (Planning Review) of the Unified Development Code, and subject to state law, the Planning Commission must make the following findings for design review approval III. Overall Function and Design
The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community. The overall design of the project, including its scale, massing, site plan, exterior design, and landscaping, will enhance the appearance and features of the project site and surrounding natural and built environment.

The project is designed as a small scale drive through restaurant with shade structures over pedestrian ordering areas and over vehicle order pick up areas. Shade structure canopies and columns incorporate “regal blue” finishing used as part of the building fascia, visually integrating the shade structures into the building through the use of color.

The structure proposes to provide visual interest through the use of varied roof lines including parapet roofs, vertical projections, and a curved standing steam roof. At the highest point, the standing seam roof reaches 19 feet and 2 inches before curving downwards to about 14 feet and 6 inches. Along the curve, the structure utilizes “regal blue” finishes, consistent with the coloration of the shade structure. The building continues with a “regal blue” parapet roof for approximately 40 feet and 3 inches at 12 feet and four inches high. At the westernmost elevation, the structure ends with a vertical projection to approximately 16 feet high. This vertical projection incorporates “Black Onyx” concrete paneling, further increasing the visual interest through the use of color, material, and texture.

The 910 square foot building is designed to provide approximately 704 square feet of employee workstations, 66 square feet of and employee-only restroom, 164 square feet for a mechanical access room, and 140 square feet for the restaurant’s walk-in refrigerator. Access to the building is restricted to employees only, with walk-up service provided to pedestrians. Primary staff entrances used for providing food service to driveup vehicles are constructed with built-in glazing, while a secondary staff entry is provided without glazing on the north elevation. The secondary entrance takes access to restaurant storage areas and does not provide glazing, but rather, is a solid black color to closely match the black concrete tile siding incorporated throughout the building. This design ensures visitors can visually distinguish between customer areas and employee areas, improving pedestrian circulation without the need for signage.

Two (2) one-way drive through lanes are provided for vehicle queuing, with a third “pass through” lane provided for visitors to access on-site parking spaces. As traffic flows through the site in one direction, the project proposes to install chevron arrow signs on Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 706 of 883 the ground in addition to the words “DO NOT ENTER” where the one-way vehicle path of travel intersects with the site access point. Along the drive-through lanes, landscaping is installed in order to reduce glare from vehicle headlights onto Highway 111. In addition, the project provides a separate pedestrian path along the eastern and western edges of the project site, connecting employee work stations with the trash enclosure, as well as the pedestrians to the “EOS” project site. Trash enclosures are designed to provide separate pedestrian access to the trash enclosure, allowing employees to access the refuse and recycling areas without the need of stepping into vehicle circulation areas.

While the project site consists of one proposed 910 square foot drive through building, the parcel is part of a larger shopping center known as “Desert Crossroads.” The “Desert Crossroads” Shopping Center consists of an anchor tenant and service station within the City of Indio. Adjacent to the project site, the “Komar Desert Center” within the City of La Quinta consists of existing retail and restaurant tenants. Both shopping centers share right in-right out access connecting to Highway 111 and along the border of the Cities of Indio and La Quinta. As proposed, the project would include sidewalk improvements from the northernmost portion of the parcel to the southernmost portion of the parcel along the western edge of the project site. This would connect an existing sidewalk from the Desert Crossroads’ anchor tenant to Highway 111 and improve pedestrian access within the existing shopping center. In addition, pedestrian access is provided from Highway 111 to the walk-up pedestrian window provided as part of the “7-Brew” project and the “7Brew” trash enclosure.

The project proposes to install nine (9) parking stalls, including one (1) Americans with Disabilities Act (ADA) accessible parking stall at the center of the project site. All parking stalls are angled to ensure vehicles exiting the parking spaces do not traverse the site counter to the direction of one-way traffic. Visitors the site may access the pedestrian walk-up window from the parking stalls via the pedestrian walkway on the east of the project site or by following the ADA path of travel from the accessible parking stall to the building.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 707 of 883 The site’s trash enclosure is located on the south-eastern portion of the project site. As the project proposes one lane, one-way circulation through the site, placement of the trash enclosure in this location allows collection of refuse, recycling, and organics without interfering with on or off-site circulation. The project also provides a separate pedestrian gate for employees to access the trash enclosure, allowing employees to dispose of waste without needing to enter vehicle circulation areas. To ensure visual consistency with the project site, the trash enclosure will be constructed with Black Concrete Masonry Unit (CMU) block wall to match the “Black Onyx” concrete tile utilized on the drive through restaurant structure. In addition, the trash enclosure proposes to use a blue metal roof to match the blue used as roof accents.

The proposed 7Brew restaurant uses consistent architectural materials (including White HardiPlank, “Black Onyx” Concrete Tile, “regal blue” roof trim), varied rooflines, and decorative detailing. While the project is designed as a drive-through restaurant, human scale design is incorporated through the implementation of a walk up pedestrian window with a shaded waiting area provided by a “regal blue” aluminum shade structure.

Accessory structures, including trash enclosures and freestanding monument sign incorporate design elements consistent with the project site, including the use of regal blue roof trim and black Concrete Masonry Unit (CMU) block wall utilized in the trash enclosure, utilizing colors and materials used elsewhere on site, and the use of blue roof trim on the free-standing monument sign.

VI. Streetscape
The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the intended character of the area.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 708 of 883 On February 19, 2019, Resolution No. 1885 was approved by the Planning Commission for Tentative Parcel Map 37638 (Case No. TPM-18-11-397) to subdivide 7.12 acres of land into four parcels. The conditions of approval for Resolution No. 1885 required the applicant (Terra Nova Planning & Research on behalf of the Barclay Group) to submit Street Improvement & Lighting Plans and Landscape & Irrigation Plans as part of the Desert Crossroads Project. As such, the City Engineer is only requiring the installation of a sidewalk along the westerly property line as part of the Conditions of Approval. The installation of a sidewalk at this location is intended to complete the existing sidewalk from Highway 111 to the existing sidewalk within the “Desert Crossroads” shopping center.

VII. Parking
Parking areas are designed and developed to provide adequate parking, buffer surrounding land uses, compliment pedestrian-oriented development, enhance the environmental quality of the site (e.g., by minimizing stormwater run-off and the heatisland effect), and achieve a safe, efficient, and harmonious development. Parking areas are properly sited, designed, and screened to minimize the impacts of parking and vehicles on the pedestrian experience.

The project proposes to install 9 parking spaces, including one ADA accessible parking stall. Parking areas are screened from Highway 111 through the installation of landscaping around the perimeter of the project site and building placement between the parking area and Highway 111. In addition, the parking area provides three trees, to provide shade over parking areas. All trees provided are 24 inch box size and will provide shade for four (4) of the total nine (9) parking spaces. The conditions of approval require the installation of on-site water retention. Shade and transpiration from trees have been found to reduce the Urban Heat Island Effect. Urban heat-island effect reduction and onsite water retention will serve to enhance the environmental quality of the site.

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 709 of 883 VIII. Screening and Fencing/Walls
Fences, walls, and other visual screening elements are made of high-quality materials, add visual interest, are compatible with the character of surrounding development, and help community members differentiate between public and private property. Appropriate screening is provided between incompatible uses.

Pursuant to section 3.14.C of the Highway 111 Corridor Specific Plan, drive-through lanes adjacent to the building shall be screened from the Highway 111 Corridor through the installation of 3 foot to 4 foot high walls, building siting, or the installation of landscaping.

Drive through queuing will be screened from the Highway 111 right-of-way through building placement and landscaping. The “7Brew” building will be placed between the queuing area and Highway 111. In addition, the applicant proposes to install a variety of shrubbery around the perimeter of the parking lot and drive through queuing areas, including forty-two (42) Rhaphiolepsis Indica ‘Clara’ (Clara Indian Hawthorn) and thirtyone (31) Hesperaloe Parviflora (Red Yucca). Clara Indian Hawthorn can grow three (3) to four (4) feet high and Red Yucca can grow up to three (3) feet high, according to Coachella Valley Water District’s Lush and Efficient Landscape Gardening in the Coachella Valley, consistent with the screening requirements of the Highway 111 Corridor Specific Plan. While the landscaping will be required to be updated as described in section X (Landscaping) of the Planning Review Discretionary Findings, the conditions of approval require landscape plan to be updated to be consistent with all landscaping requirements of the Highway 111 Corridor Specific Plan and requires landscaping to be maintained, with any dead, diseased, or dying plantings to be replaced within 30 days, ensuring all screening is maintained. Landscaping is designed consistently with surrounding commercial uses through placement of trees in parking areas and trees and shrubbery on the project perimeter. While conditions of approval require the proposed plant species to change, conditions of approval also require screening to be provided between Highway 111 and the drive-through queuing lanes.

Through the installation of landscape screening and an electrical shed, all screening is appropriately designed for the project site.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 710 of 883 to provide two lights in parking areas, illuminated signage, and lighting built into shade structures canopies. Conditions of approval require lighting to be shielded, as well as establishes a maximum illuminance of 4.0 footcandles, consistent with both the Highway 111 Corridor Specific Plan and the Unified Development Code. Upon submittal of building permits, photometric plans will be reviewed for compliance with the conditions of approval. (Condition 12).

The landscape design utilizes shrubbery and trees around the parking lot perimeter and within parking areas. The Highway 111 Corridor Specific Plan section 3.13 requires all trees and plant material to be native to the Sonoran Desert or adaptive from regions with similar arid climates (such as the Mojave). The Unified Development Code section

3.02.09 additionally requires all landscaping to be selected from the Coachella Valley Water Districts “Lush and Efficient Landscape Gardening in the Coachella Valley,” as well as establishes a minimum parking lot and street planting minimum size of 24 inch box for trees and 5 gallons for shrubbery. The proposed plant palette, size, desert adaptiveness, and listing within the “Lush and Efficient” book is outlined below in “Table B”.

As such, the final landscape plan has been conditioned to provide desert friendly landscaping that conserves water.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 711 of 883 XI. Consistency and Compatibility
Project details, materials, signage, and landscaping, are internally consistent, fully integrated with one another, and used in a manner that is visually consistent with the proposed architectural design.

The project proposes to utilize consistent materials and color schemes throughout the project site, including “Regal Blue” metal roofing, “Onyx Black” Concrete paneling and Concrete Masonry Units, and light grey walls on the drive through restaurant and monument sign. The use of a consistent color palette throughout the project site ensures visual consistency throughout the project.

XII. Public Art Component
Public art is provided in satisfaction of Chapter 3.06 Art in Public Places.

I. The project will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.

SECTION 4. Recommendation. Based on the foregoing, the Planning Commission of the City of Indio CONDITIONALLY APPROVE the Planning Review application (Case File No. PLAN-PRD-26-0027) for the 7Brew Project. The Applicant shall demonstrate compliance with all conditions of approval as specified in the Resolution. Failure to comply with these conditions may result in delays to project implementation or the rescission of project approval by the City of Indio, in accordance with applicable procedures. Where the term “Applicant” is used in any condition of approval, it shall also apply to the property owner, developer, or any successor in interest.

It is the Applicant’s or successor’s responsibility to comply fully with all conditions, unless subsequently modified through the City’s established procedures.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 712 of 883 A. General Conditions of Approval:

The Applicant shall demonstrate full compliance to the following conditions of approval.

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

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 713 of 883 negligence or fault of the Indemnified Parties. If Applicant fails to perform any of the obligations described in this paragraph, the City shall have the right, among other remedies, to revoke the approvals for the Project without any liability to the Applicant.

In order to ensure compliance with this condition, within twenty (20) days after notification by the City, the Applicant shall deposit with the City cash in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) calendar days after notice from the City.

Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) calendar days of notice from the City Attorney. City shall promptly notify the Applicant of any legal challenge, claim, administrative proceeding or litigation to which the above obligations apply and the Applicant shall cooperate fully with the City in the defense.

6. The Applicant shall ensure that development occurs in substantial conformance with the approved plans for the 7Brew Drive Through Coffee Shop, including the approved Conditional Use Permit, Planning Review exhibits, and all conditions of approval, as determined by the Community Development Director or designee.

7. In the event of any conflict between the conditions of approval associated with this Planning Review, the Highway 111 Corridor Specific Plan, and Indio Unified Development Code, the condition of approval and the provisions of the Highway 111 Corridor Specific Plan shall govern, in that order.

8. Within thirty 30 calendar days following adoption of the City Council Resolution approving the Conditional Use Permit and Planning Review Discretionary, the Applicant shall submit written acceptance of all conditions of approval to the Community Development Director. Failure to submit written acceptance within the required time frame shall render the approval null and void.

9. The Applicant shall permit City staff to conduct periodic inspections to verify compliance with all conditions of approval. The first inspection will occur within 6 Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 714 of 883 months of a Certificate of Occupancy. The Planning Commission reserves the right to initiate a review of the PLAN-PRD-26-0027 and PLAN-CUP-26-0011 based on verified complaints or evidence of non-compliance.

10.Any sign type, design element, or signage standard not specifically addressed within the approved Master Sign Plan shall comply with the applicable signage standards of the Highway 111 Corridor Specific Plan Section 3.11 (Private Signage).

11.Monument Signage shall be limited to 8 feet in height and 12 feet in Width.

12.All signage shall be externally illuminated or halo lit.

13.Pursuant to Section 3.13 (Site Design) of the Highway 111 Corridor Specific Plan, all development shall comply with the applicable development standards set forth in Section 3.13.D of the Highway 111 Corridor Specific Plan. The following requirements shall be demonstrated prior to issuance of building permits and verified prior to the final planning inspection for approval for each lot:
a. Lighting Abutting the Public Realm. Lighting within surface parking lots, private frontages, and any other on-site open space that abuts a public right of way shall comply with the following standards:
i. Lighting shall be shielded by permanent attachments to fixtures so that light sources are not visible from adjacent properties or the public right of way.
ii. No freestanding fixture shall exceed a height of 15 feet as measured from finished adjacent grade.
iii. Light sources shall have a maximum output of no greater than 3,00 lumens.
iv. Required illuminance (in footcandles)

1. Max: 4.0

2. Min: 0.2

3. Max average: 0.8

4. Uniformity ratio (max/min): 20/1

5. Uniformity ratio (average/min): 4/1

14.Other Applicable Standards
Development shall also comply with the applicable sections of Article 3 of the Highway 111 Corridor Specific Plan, including:
a. Section 3.6 (Subdivision, Connectivity, & Public Realm Completion) b. Section 3.7 (Public Realm Standards)
c. Section 3.8 (Building Placement & Access)
d. Section 3.9 (Building Height)
e. Chapter 3.10 (Facades and Frontages)
f. Chapter 3.11 (Private Signage)
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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 715 of 883 g. Chapter 3.12 (Parking)
h. Chapter 3.13 (Site Design)
i. Chapter 3.14 (Limited Uses in the MU-C Zone)

15.All rooftop-mounted mechanical equipment, vents, and ducts shall be fully screened from public view through screening materials compatible with the building design, subject to review and approval by the Planning Division.

16. The applicant shall submit an application for a Landscape Plan prior to installation of any landscaping. The Landscape Plan application shall be submitted to the Planning Division and shall be subject to review and approval by the Planning Division, Public Works/Engineering, and the Indio Water Utility and Maintenance Department.

17.Any landscaping used for drive-through screening shall reach between 3 and 4 feet and reach such height within 2 years of installation.

18.The applicant shall include photometric plans on all building permit submissions for the 910 square foot drive-through restaurant.

19.The Applicant shall comply with the landscaping requirements of the Highway 111 Corridor Specific Plan Section 3.13, and, where silent, the Unified Development Code Section 3.02.09. Specifically, all landscape species shall be desert adaptive, noninvasive, and selected from the Coachella Valley Water District’s Lush and Efficient Landscape Gardening in the Coachella Valley book. All landscaping shall comply with the State Model Water Efficient Landscape Ordinance.

20.All required landscaping and irrigation systems shall be installed and fully operational prior to final planning inspection for each lot and shall be permanently maintained in a healthy condition. Dead or dying plant materials shall be replaced within thirty 30 days of City notification.

21.All trees shown on the approved landscape plans shall be installed at a minimum size of twenty-four 24-inch box.

22.All shrubs shown on the approved landscape plans shall be installed at a minimum size of 5 gallons.

23.Any existing landscaping installed on the project frontage damaged during the construction process shall be replaced at a 1 to 1 ratio prior to final inspection at a minimum 24 inch box size for trees and a minimum 5 gallon size for shrubs.

24.Applicant to install a total of four (4) palm trees fronting Highway 111 with lighting to match landscaping installed in the Median of Highway 111, spaced equidistantly, located outside of any public utility easement.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 716 of 883

25.All pedestrian pathways shall comply with the applicable connectivity, width, accessibility, surfacing, separation, and delineation requirements of UDC Sections

3.02.02 and 3.03.08.N. The Final Landscape Plan shall provide shade trees along the pedestrian pathways at an average spacing not exceeding 35 feet, consistent with UDC Section 3.02.02.E.

26.All refuse enclosures, loading areas, utility equipment, backflow devices, transformers, HVAC equipment, and mechanical equipment shall be screened from public view in a manner consistent with the Highway 111 Corridor Specific Plan and approved by the Community Development department.

27.The Applicant shall bear all costs associated with land acquisition, easements, rightsof-way, utility coordination, and infrastructure improvements necessary to serve the project, as required by the City.

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

29.Approval of the Conditional Use Permit and Planning Review Discretionary does not authorize construction. Separate grading, building, and other permits shall be required, and all construction shall comply with City codes in effect at the time of permit issuance.

30.The tenant shall obtain a City of Indio Business License prior to the first day of operation.

31.The proposed structure is identified as a commercial modular building. The building permit submittal shall include the applicable HCD/DAA-approved plans and evidence of the required HCD insignia.

32.Clearly identify which elements are included in the State-approved modular package and which will be constructed on-site. Site-specific foundations, anchorage, utilities, canopies, equipment supports, and accessory structures will require City review.

33.Plans shall demonstrate compliant accessible parking and accessible routes from the public right-of-way and parking area to the required building entrances and site facilities.

34.Verify that the modular building, canopies, trash enclosure, foundations, and utilities will not conflict with the recorded easements shown on the site plan.

35.Automatic fire sprinklers and separate Fire Department submittals shall be provided as required.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 717 of 883

36.The building permit submittal shall include a complete code analysis, energy and CALGreen documentation, and all required structural and site-specific construction documents.

37.Separate permits may be required for signs, the trash enclosure, site lighting, photovoltaic systems, and other accessory improvements.

38.Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Provide a copy of a fire flow verification from the local water purveyor, Indio Water Authority or CVWD, in the form of a letter, and graph depiction specifying the fire flow. Verification shall be prior to building permit issuance. (CFC) 507.3

39.Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC as amended and NFPA 24.

40.Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.

Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

41.Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding150 feet in length shall provide an approved turnaround. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 718 of 883 sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

Reference CFC as amended and Riverside County Fire Department Policies and Standards.

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

43.Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center.

Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

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

Reference CFC as amended and Riverside County Fire Department Policies and Standards.

45.Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

46.Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended.

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 719 of 883

47.Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review.

Reference CFC as amended.

48.Any existing building or structure undergoing a change in occupancy classification shall be evaluated for compliance with current applicable codes, and any required modifications shall be implemented.

49.Hazardous Vegetation and Fuel Management Plan - Projects in the Local Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. (A preliminary plan shall be provided to and approved by the Fire Department prior to any new parcel map recordation. A final plan shall be provided prior to grading permit clearances.) Reference CFC as amended.

50.Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Moderate Fire Hazard Severity Zones shall comply with Chapter 7A of the California Building Code and California Code of Regulations, Title 14 Fire Safety Regulations. Reference CFC as amended.

51.Bulk Storage/Use of Hazardous Materials and H Occupancies - A Hazardous Materials Technical Report shall be provided to and approved by the Fire Department. (A preliminary Hazardous Materials Technical Report shall be provided to and approved by the Fire Department prior to any new parcel map recordation).

52.Requests for installation of Traffic Calming designs/devices on Fire Apparatus Access Roads are prohibited unless submitted and approved by the Office of the Fire Marshal.

53.Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended.

54.Emergency Responder Communication Coverage Systems - Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Reference CFC as amended and Riverside County Fire Department Policies and Standards. Use the above statement only if the project does not meet the exceptions (two most common below): Buildings and structures that are three (3) stories or less, do not exceed 50,000 square feet in area on any single story, and do not have any complete or partial below grade building levels. Wood-constructed residential buildings and structures Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 720 of 883 four (4) stories or less that do not have any complete or partial below grade building levels.

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

56.Applicant shall contact 811 “Dig Alert” prior to any excavation or demolition activities.

Any excavation within ten (10) feet of SoCalGas High-Pressure facilities shall occur with a SoCalGas employee on standby.

57.Applicant shall notify SoCalGas a minimum of four (4) months prior to the start of any and all pavement work.

58.Applicant shall provide signed and approved design plans showing all SoCalGas facilities SoCalGas 4-12 months prior to construction of Major Street Improvements and Pipeline Projects, as required by SoCalGas.

59.Applicant shall inform SoCalGas of all pre-construction meetings, construction schedules, and project phasing updates.

60.If required, requests to relocate SoCalGas facilities shall be submitted in writing to SoCalGas and include a signed “Notice to Owner” on company letterhead, project name, number, and responsible title, project address, location, anticipated start date, parameters, and full scope of work, a Thomas Guide page and/or Google Maps screenshot clearly highlighting the project area, and requestor company’s contact name, title, phone number, email address, and any additional relevant information at the discretion of SoCalGas.

61.The Applicant should consult with Valley Sanitary District staff and discuss proposed sewer main connections and requirements prior to design.

62.Generally, the sewer main lateral and connection the the District’s sewer main are normally considered private and owned by the Owners(s) of the property. The Owner(s) are responsible for the maintenance and repair of this sewer main lateral.

63.The proposed project will comply with all Valley Sanitary District and other agency standards and requirements.

64.Improvements in the public right of way will require bonding by the Owner/Developer and installation by a licensed underground contractor.

65.The proposed project is subject to the local effluent requirements of Valley Sanitary District’s Resolution 2022-1170; local discharge limits, and conformance with the Valley Sanitary District Sewer Use and Construction Ordinance 2022-121 Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 721 of 883

66.Flood protection measures for local drainage shall comply with California Drainage Law and provide that stormwater flows are received onto and discharged from this property in a manner that is reasonably compatible with predevelopment conditions.

67.The initiation of domestic water service will be subject to the satisfaction of terms and conditions established by the Coachella Valley Water District and imposed from time to time, including but not limited to fees and charges, water conservation measures, and any other term deemed necessary by the Coachella Valley Water District.

68.The Coachella Valley Water District may require additional facilities of its domestic water systems, including pipelines, wells, reservoirs, booster pumping stations, treatment plants, and other facilities. Such facilities may be required to be conveyed to the Coachella Valley Water District along with the land and/or easements on which the facilities are to be located. The terms and conditions for planning, design, installation, and conveyance of the property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. If required, any required improvements shall be shown on the parcel map as lots and/or easements and deeded to the Coachella Valley Water District for “CVWD public services” purposes.

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

70.The applicant shall maintain minimum utility separations required by the Coachella Valley Water District set forth in CVWD’s Development Design Manual. It is the developer’s responsibility to confirm compliance with these requirements.

Noncompliant alignments identified after entitlement may require project redesign, map amendment, or additional acquisition at the developer’s expense.

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

72.The design, construction, and operation of this development shall comply with the Sustainable Groundwater Management Act, Coachella Valley Water Management Plan, or other requirements deemed necessary by the Coachella Valley Water District to mitigate impacts on the Indio Subbasin.

73.All building-mounted signs located on the East and West elevations shall maintain a minimum clearance of twelve (12) inches from any roof line, or roof edge, as measured vertically from the highest point of the sign to the nearest roof line element. In addition, signs on the East elevation shall maintain a minimum clearance of twelve (12) inches Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Resolution Nos. 10614 and 10615 for Planning Commission recommendations ... Page 722 of 883 from the aluminum canopy, and signs on the West elevation shall maintain a minimum clearance of twelve (12) inches from the electrical room.

Prior to Issuance of a Grading Permit:

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

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

75.Applicant shall submit a project site-specific Water Quality Management Plan for City approval prior to the issuance of any grading permit.

76.Applicant shall submit for City approval the following items:
a. Precise Grading Plans – shall include the street address for each building footprint b. Soils Report
c. Hydrology Report

77.Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.

78.Applicant shall use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.

79.Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin. The retention basin(s) or system(s) shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin shall be designed, per Standard Plan No. 310. with a maximum depth of 5 feet (with a one-foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.

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

Docusign Envelope ID: 38276103-8ABC-8A41-815E-94D81C7EB403

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Indio City CouncilOctober 7, 2026

Indio City Council
October 7, 2026