04 The Wave Proposed Scope for Traffic Analysis 2019-08-13 Urban CrossroadsOfc: 1001 Dove St. Suite 260 Newport Beach, CA 92660
Main: 260 E. Baker St. Suite 200 Costa Mesa, CA 92626
urbanxroads.com
12615‐02 Scope.docx
August 13, 2019
Mr. Steve Libring
City of La Quinta
78‐405 Calle Tampico
La Quinta, CA 92253
SUBJECT: SCOPING AGREEMENT FOR 1840 THE WAVE AT CORAL MOUNTAIN TRAFFIC IMPACT
ANALYSIS
Dear Mr. Steve Libring:
The firm of Urban Crossroads, Inc. is pleased to submit this scoping agreement for 1840 The Wave at
Coral Mountain (“Project”), which is located on the southwest corner of re‐aligned Madison Street at
58th Avenue, in the City of La Quinta. It is our understanding that the Project is to consist of a master
planned themed resort and comprised of a recreational pool (wave pool), a 100‐key hotel, 96 attached
dwelling units, 500 detached dwelling units, a 65,000 square feet of retail, a pop‐up village park, and a
total of 265 parking spaces. The preliminary land use plan for the proposed Project is shown on Exhibit
1.
Our goal is to obtain comments from City of La Quinta staff, to ensure that the traffic impact analysis
(TIA) fully addresses the potential impacts of the proposed Project.
The remainder of this letter describes the proposed analysis methodology, Project trip generation, and
trip distribution on the surrounding roadway network. The following scoping assumptions have been
prepared in accordance with the City of La Quinta Traffic Study Guidelines (Engineering Bulletin #06‐13,
revised October 3, 2017).
Exhibit 2 depicts the location of the proposed project in relation to the existing roadway network. Project
access locations are listed below:
• Madison Street / Main Access (full access)
• South Access / Avenue 60 (full access)
• Project Access 1 / Avenue 58 (full access)
• Project Access 2 / Avenue 58 (right‐in/right‐out access)
• Madison Street / Project Access 3 (right‐in/right‐out access)
TRIP GENERATION
In accordance with the City of La Quinta’s Engineering Bulletin #06‐13, the Project trip generation rates
to be used for the traffic impact analysis will be based on the Institute of Transportation Engineers (ITE)
Trip Generation manual, 10th Edition (2017). Trip generation estimates for the Project have been
Mr. Steve Libring
City of La Quinta
August 13, 2019
Page 2
12615‐02 Scope.docx
determined by utilizing the published rates for the peak hour of the generator rather than for the peak
hour of adjacent street traffic, where possible. Trip generation rates are presented on Table 1.
As shown on Table 1, the proposed Project is anticipated to generate a net total of 6,794 external trip‐
ends per day on a typical weekday with 441 external vehicles per hour (VPH) during the weekday AM
peak hour and 640 external VPH during the weekday PM peak hour.
TRIP DISTRIBUTION
Trip distribution is the process of identifying the probable destinations, directions or traffic routes that
will be utilized by Project traffic. The potential interaction between the planned land uses and
surrounding regional access routes are considered to identify the routes where modified project traffic
would travel. The trip distribution pattern is heavily influenced by the geographical location of the site,
the location of surrounding uses, and the proximity to the arterial and regional freeway system.
Exhibits 3 and 4 show the anticipated Project trip distribution patterns. The trip distributions have been
developed based on past work experience in the vicinity of the Project site and refined to reflect the
roadway network and the surrounding uses in the vicinity of the proposed Project as they exist today.
STUDY AREA
The traffic impact study area was defined in conformance with the requirements of Engineering Bulletin
#06‐13. Based on this criterion, anticipated trip generation and trip distribution, the following
intersections will be evaluated (see Exhibit 2):
ID Intersection Location ID Intersection Location
1 Madison Street at Avenue 58 11 Monroe Street at Avenue 54
2 Madison Street at Avenue 56 12 Monroe Street at Avenue 52
3 Madison Street at Avenue 54 13 Monroe Street at 50th Avenue
4 Madison Street at Avenue 52 14 Jackson Street at 58th Avenue
5 Madison Street at Avenue 50 15 South Access at Avenue 60 ‐ (Future Intersection)
6 Jefferson Street at Avenue 54 16 Madison Street at Main Access‐ (Future Intersection)
7 Madison Street at Avenue 60 17 Project Access 1 at Avenue 58‐ (Future Intersection)
8 Monroe Street at Avenue 60 18 Project Access 2 at Avenue 58‐ (Future Intersection)
9 Monroe Street at Avenue 58 19 Madison Street at Project Access 3‐ (Future Intersection)
10 Monroe Street at Airport Boulevard
In addition, the following roadway segments will be evaluated:
Roadway Segment
1 Avenue 58, west of Madison Street 4 Madison Street, south of Airport Boulevard
2 Avenue 58, west of Monroe Street 5 Avenue 60, west of Monroe Street
3 Avenue 58, west of Jackson Street 6 Monroe Street, south of Airport Boulevard
Mr. Steve Libring
City of La Quinta
August 13, 2019
Page 3
12615‐02 Scope.docx
TRAFFIC COUNTS
Traffic count data were previously taken on August 15th, 2017 and April 9th, 2019 during the AM peak
period of 6:00 AM to 8:30 AM and PM peak period of 2:30 PM to 5:30 PM. A 20% increase is applied to
counts taken in August and 5% increase is be applied to counts taken in April per City of La Quinta’s
EB#06‐13. Table 2 shows the average AM/PM peak hour intersection growth between 2017 and 2019
counts data at selected study area and nearby intersections is approximately 2.66%. The additional
2.66% growth rate is applied to the study area intersections with 2017 counts to reflect 2019 conditions.
Exhibits 5 and 6 identify the count data utilized for each study intersection and illustrate the resulting
Existing (2019) morning and evening peak hour intersection volumes. In August 2019, traffic count data
will be collected for the intersection of Madison Street at Avenue 60.
ADT volumes are estimated using the formula below for each intersection leg (consistent with 2018
Travertine Specific Plan TIA, prepared by Urban Crossroads, Inc.) and compared to the 2017 ADT’s with
2.66% growth to reflect 2019 conditions, where 2019 counts are unavailable.
Weekday PM Peak Hour (Approach Volume + Exit Volume) x 10.753 = Leg Volume
ANALYSIS SCENARIOS
Consistent with Engineering Bulletin #06‐13, the following analysis scenarios are proposed for this traffic
study:
Existing (2019)
Existing Plus Project (E+P)
Existing Plus Ambient Growth Plus Project (E+A+P)
Existing Plus Ambient Growth Plus Cumulative Projects, with and without Project for each
of the following phases:
o Project Phase 1
o Project Phase 2
o Project buildout (Phase 3)
General Plan buildout (2040) Without Project Conditions – establishes future year
baseline to evaluate the proposed Project
General Plan buildout (2040) With Project Conditions – represents future year baseline
traffic conditions with the proposed Project
In accordance with Engineering Bulletin #06‐13, improvements fully funded by the City of La Quinta’s
Capital Improvement Program (CIP) will be assumed to be in place for Existing plus Project conditions.
Improvements fully funded by the City’s CIP, the Development Impact Fee Program (DIF) and the
Transportation Uniform Mitigation Fee Program (TUMF) are assumed to be in place for Opening Year
Cumulative conditions.
Mr. Steve Libring
City of La Quinta
August 13, 2019
Page 4
12615‐02 Scope.docx
LEVEL OF SERVICE (LOS) CRITERIA
Per Engineering Bulletin #06‐13, the following LOS criteria will be utilized for study area intersections:
Intersection Type
LOS Criteria
Signalized Intersection LOS “D” or better
All‐way Stop Controlled Intersection LOS “D” or better for all critical movements
Cross‐Street Stop Controlled Intersection LOS “E” or better for the side street
The City of La Quinta has established LOS “D” as the minimum level of service for its street segments.
PREFERRED ANALYSIS METHODOLOGY
The study area intersections will be analyzed using the Highway Capacity Manual (HCM) 6th Edition
methodology. The parameters provided in Attachment 2 of Engineering Bulletin #06‐13 will be utilized
for the purposes of this analysis, unless directed otherwise.
CUMULATIVE DEVELOPMENT PROJECTS
It is requested that the City of La Quinta Planning Department review the cumulative projects shown
on Exhibit 7 and listed on Table 3.
CUMULATIVE GROWTH VOLUMES
The background (non project) Opening Year Cumulative traffic projections will be determined by
interpolating between the existing traffic volumes and the year 2040 City and/or CVAG traffic
projections.
YEAR 2040 TRAFFIC FORECASTS
The Year 2040 forecast volumes are based upon an updated version of the Riverside County
Transportation Analysis Model (RivTAM) which became available in the CVAG region during 2016. It is
consistent with the SCAG draft 2016 RTP for the Transportation Project Prioritization Study (TPPS) 2040
project. For 2040 conditions, RivTAM projections will be examined to determine additional growth
beyond the 2035 peak hour intersection volumes identified in the 2012 traffic study prepared by Iteris
for the La Quinta General Plan Update. Where necessary, the resulting 2040 volumes estimates will be
adjusted to achieve flow conservation, reasonable growth, and reasonable diversion between parallel
routes.
Mr. Steve Libring
City of La Quinta
August 13, 2019
Page 5
12615‐02 Scope.docx
SPECIAL ISSUES
The following issues will also be addressed as part of the TIA:
Site Access Evaluation: Recommendations regarding site access and queuing analysis will be
included in the traffic study.
Vehicle miles traveled (VMT) for the Project will be calculated, consistent with the Office of
Planning and Research (OPR) updates to CEQA guidelines which are responding to Senate Bill 743
(SB 743). Potential mitigation measures and estimated effectiveness in reducing VMT in terms
of percentage reduction of VMT for each measure will be identified in the traffic study.
If you have any questions, please contact John Kain at (949) 336‐5990 or Marlie Whiteman at (949) 336‐
5991.
Respectfully submitted,
URBAN CROSSROADS, INC.
John Kain, AICP Marlie Whiteman, PE
Principal Senior Associate
JN: 12615 1840 The Wave at Coral Mountain
Attachments
xc: Mr. Bryan McKinney
58th Avenue
Neighborhood
Commercial
Future
Low Density Residential
Future
Low Density Residential Future
Low Density Residential
Low Density Residential
(Recreation)Madison Street60th Avenue
Low Density Residential
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26 27 28 29 30 31 32 33 34 35 36
37 38 1 2 3 4 5 6
7
89
10
11
12
13
14
15
16
17
18
19
20
21
22
23
43
42 44
45
39
40
41
24
25
26
27
28
29 30
38
37
36
35 34
33
32
31
46
47
48
49
50
51
52
53
54
55
56
Hotel
±22.3 Ac.
Parking
±49.5 Ac.±45.0 Ac.
The Farm
±37.2 Ac.
±52.5 Ac.
±37.9 Ac.
±8.9 Ac.
±120 Units
±100 Units
±140 Units
±104 Units
38 Units
Surf Resort
±83.3 Ac.
Back ofHouse
Pop-UpVillage 1
(100 Keys)
±14.1 Ac.40 Units
TheWave
±9.7 Ac.
±25.8 Ac.
1
2
3
4
5
6
7
8
910111213
14
15
16
17 18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35 36
37 38
39
40
56 Units
0.8 Du/Ac 2.7 Du/Ac
2.7 Du/Ac
2.8 Du/Ac
2.7 Du/Ac
2.5 Du/Ac
2.8 Du/Ac
Planning Area IX
Surf Resort Surf Resort
Open Space
Surf Resort
Future
Planning Area VII
Planning Area VIII
Planning Area VIIIPlanning Area VIII Planning Area VIII
Planning Area VIII
Planning Area IX
PA IX
Planning Area IX
Planning Area X
The Wave
(Beach Access)
Pop-UpVillage 2
Pop-UpVillage 3
Pop-UpVillage 4
The FarmVillage
±5.9 Ac.
±15.8 Ac.
±10.9 Ac.
±20.5 Ac.
±13.9 Ac.
±7.7 Ac.±6.8 Ac.
±3.8 Ac.±21.2 Ac.
IRRI
G
A
T
I
O
N
E
A
S
E
M
E
N
T
IR
R
I
G
A
T
I
O
N
E
A
S
E
M
E
N
T
IRRIGATION EASEMENTIRRIGAT
ION EASEMENT
IRRIGATION EASEMENT
25.8 Ac.
22.3 Ac.
14.1 Ac.
83.3 Ac.
49.5 Ac.
45.0 Ac.
37.9 Ac.
N/A
56 Units (Attached Residential)
40 Units (Attached Residential)
N/A
38 Units (Detached Residential)
120 Units (Detached Residential)
104 Units (Detached Residential)
386.2 Ac. 696 Units
Surf Resort - The Farm
Surf Resort - Residential
Surf Resort - Residential
Open Space (Recreation)
Low Density Residential
Low Density Residential
Low Density Residential
Total
9.7 Ac.100 Hotel KeysSurf Resort - Hotel
52.5 Ac. 140 Units (Detached Residential)
37.2 Ac. 100 Units (Detached Residential)
36.4 Ac.96 Units (Attached Residential)Resort Residential Subtotal
Low Density Residential
Low Density Residential
N/A
2.5 Du/Ac.
2.8 Du/Ac.
N/A
0.8 Du/Ac.
2.7 Du/Ac.
2.8 Du/Ac.
N/A
N/A
2.7 Du/Ac.
2.7 Du/Ac.
N/A
222.1 Ac.500 Units (Detached Residential)Low Density Residential Subtotal N/A
PA VIII
PA IX
PA X
LAND USE LEGEND
Land Use ± Area Units
Note:1.Planning Areas VII & IX will have a combined allowable retail area of 65,000 sf.2.All planning areas will distribute the overall total unit allowance based on market demand.
Density / AcrePlanning
Area
8.9 Ac. N/ANeighborhood Commercial N/APA VII
6
7
In Out Total In Out Total
Single Family Detached 210 500 DU 0.19 0.55 0.74 0.62 0.37 0.99 9.44
Multifamily Housing (Low‐Rise)220 96 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32
Resort Hotel 330 100 RM 0.27 0.10 0.37 0.20 0.27 0.47 7.87
Shopping Center 820 65 TSF 0.58 0.36 0.94 1.83 1.98 3.81 37.75
Wave Pool Facility ‐4 12 AC 1.20 0.80 2.00 2.40 1.60 4.00 50.00
In Out Total In Out Total
Single Family Detached 210 500 DU 95 275 370 310 185 495 4,720
Multifamily Housing (Low‐Rise)220 96 DU 11 34 45 34 20 54 703
Internal to Retail/Resort (10) (20) (30) (41) (30) (71) (610)
96 289 385 303 175 478 4,813
Shopping Center 820 65 TSF 38 23 61 119 129 248 2,454
Pass‐By (25%)(7) (7) (14) (31) (31) (62) (614)
Internal to Residential/Resort (8) (6) (14) (20) (34) (54) (366)
23 10 33 68 64 132 1,474
Resort Hotel 330 100 RM 27 10 37 20 27 47 787
Internal to Residential/Retail (12) (7) (19) (11) (16) (27) (400)
15 3 18 9 11 20 387
Wave Pool Facility ‐4 12 AC 14 10 24 29 19 48 600
Internal to Residential/Retail/Resort (11) (8) (19) (23) (15) (38) (480)
3256410120
185 352 537 512 380 892 9,264
Internal Capture Subtotal (41) (41) (82) (95) (95) (190) (1,856)
Pass‐By (Shopping Center) (7) (7) (14) (31) (31) (62) (614)
137 304 441 386 254 640 6,794
4 Since ITE does not have trip rates for a wave pool facility, similar use based on SANDAG's recreation park (developed) peak hour and daily rates are utilized.
R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope.xlsx]Trip Gen
3 Pass‐By Source: Shops at Coral Mountain TIA, prepared by Urban Crossroads, Inc. (November 2009).
Wave Pool Facility External Trips
Shopping Center External Trips
Project Subtotal
Project Total External Trips
1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017).
2 DU = Dwelling Unit; RM = Occupied Room; TSF = Thousand Square Feet
Daily
Residential External Trips
Resort Hotel External Trips
Trip Generation Results
Land Use
ITE LU
Code Quantity
2
AM Peak Hour PM Peak Hour
TABLE 1: PROJECT TRIP GENERATION SUMMARY
Trip Generation Rates1
Land Use
ITE LU
Code Quantity
2
AM Peak Hour PM Peak Hour
Daily
8
9
10
AM PM TOTAL AM PM TOTAL
1 Madison St. / Avenue 58 410 540 950 433 601 1,034
5 Madison St. / Avenue 50 1,148 1,371 2,519 1,116 1,375 2,491
9 Monroe St. / Avenue 58 307 418 725 322 477 799
11 Monroe St. / Avenue 54 740 835 1,575 799 821 1,620
Monroe St. / Avenue 62 163 188 351 151 188 339
2,768 3,352 6,120 2,821 3,462 6,283
2.66%
1 Source: Travertine Specific Plan TIA, April 2018. Prepared by Urban Crossroads, Inc.
2 Existing count data were collected in April 9, 2019. In accordance with the City of La Quinta's traffic study guidelines, a 5% seasonal variation factor
has been applied to the April 2019 traffic count data.
R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope.xlsx]Summary_(Existing Comparison1)
TOTAL
AVERAGE AM/PM GROWTH
(to be applied to the remaining study intersections
with 2017 Counts to reflect 2019 conditions)
TABLE 2: EXISTING 2017 & 2019 PEAK HOUR INTERSECTION VOLUMES
COMPARISON SUMMARY
ID Intersection
Peak Hour Intersection Volumes
Existing 20171 Existing 20192
11
12
13
LQ19
I3
I2
IW2
LQ29
I1
LQ5
LQ30
LQ28
IW1
LQ17
LQ6
LQ4
LQ7
LQ22
LQ13
LQ25
LQ11
LQ1
LQ9
LQ31 LQ8
LQ15
LQ12 LQ18
LQ23
LQ27
LQ26
LQ32
LQ10
LQ24
LQ16
I4
LQ2
LQ14
LQ3LQ21 I5
SITE
RC1MONROE STJACKSON STJEFFERSON STMADISONSTIN
D
I
O
BLV
D
50TH AVEWASHI
N
G
T
O
NSTAVENUE 52
AIRPORT BLVD
FRED WARING DR
62ND AVE
HIGHWAY111
AVENUE 46
EISENHOWER DRAVENUE 48
60TH AVE
AVENUE 50
52ND AVE
54TH AVEAVENIDA BERMUDASWASHINGTONSTIN
D
I
O
B
L
V
D
JEFFERSON STMILES AVE
58TH AVE
54TH AVE
RI
VI
E
R
A
62ND AVE MADISON STADAMS ST61ST AVE
60TH AVE
LIGA CLINTON STAVENUE 44
DUNE PALMS RDPGABLVD51ST AVE
REQUA AVE
AVENIDA RUBIO53RD AVE
55TH AVEWINGED
FOOTHJORTH STWARNER TRLO
DLUM D R
IROQUOIS DR BURR STDARBY RD
AVENUE 45
ME RION
H E R M I T A G E
MANDARINA
C A L I FOR N IA DRMI
SSION
D
R
WCLUB DRPARKAVEAVENUE 53
VIA SAV
O
NAAVENUE 49
WEISKOPF
CALLE DURANGO
ELLA AVE
FAZIO LNN
VILLA
G
E
D
R
DO CTOR CARREON BLVD
F A Z I O L N S CALHOUN STCREST AVE
CO
A
CHEL L A D R
JEREZA R A CENA
NEW YOR K A V E KINGSTON DR
YOUNGS LNUL R I C HDRALBION DRQUAILRUNL
NAVENUE 43
FIRESTONECALLE QUITOVIAC A R M E L
GRANT DR
RUSTIC C A N Y O N D R
L
O
M
A
VIS
VIA PE S SARO
BAFFINAV
E
CALLE TEMECULA
JASPER PARK AVE
GABLE DR
YAVAPA
MUIRFIELD DR
PLUM LN
ALMONTEDESERT GROVE DRLAG
O
D
R
VECINO WAY
PEARRY PL
ADAM'S LNLA QUINTA
INDIO
INDIAN WELLS
PALM DESERT
I3
LQ34
I2
IW2
LQ29
I1
LQ5
LQ30
LQ33
IW1
LQ17
LQ6
LQ4
LQ7
LQ22
LQ13
LQ25
LQ11
LQ1
LQ9
LQ31 LQ8
LQ15
LQ12 LQ18
LQ23
LQ27
LQ26
LQ20
LQ10
LQ24
LQ16
I4
LQ2
LQ14
LQ3LQ21
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS
User Community
1840 The Wave at Coral Mountain
EXHIBIT 7: CUMULATIVE DEVELOPMENT MAP
_N
12615 - CD.mxd
14
Page 1 of 2
# Project/Location Land Use1 Quantity Units
2
LQ1 Desert Club Apartments Apartments 8 DU
LQ2 La Quinta Penthouses Condo/Townhouse 8 DU
LQ3 Mountain Village Residences Apartments 6 DU
Apartments 104.000 TSF
Medical Office 130.450 TSF
LQ5 Regency Marinita New Fitness Center Fitness Center 37.776 TSF
LQ6 Washington Apartments Apartments 26 DU
Multifamily Housing (Low‐Rise) 66 DU
Hotel 108 Rooms
Shopping Center 305.000 TSF
LQ8 Codorniz SFDR 142 DU
LQ9 Estate Collection at Coral Mountain SFDR 57 DU
LQ10 Villas at Indian Springs SFDR 15 DU
LQ11 Bellesera SFDR 320 DU
Luxury Hotel 140 Rooms
Condo/Townhouse 29 DU
Lifestyle Hotel 200 Rooms
Condo/Townhouse 66 DU
LQ14 American Tire Depot Automobile Parts 6.720 TSF
LQ15 Estates at Griffin Lake SFDR 78 DU
LQ16 Monterra SFDR 40 DU
LQ17 Andalusia at Coral Mountain SFDR 39 DU
LQ18 Floresta SFDR 82 DU
LQ19 California Desert Museum of Art Museum 18 TSF
LQ20 Walsh Urology Medical Office 1.09 AC
LQ21 Crabpot Restaurant 1.800 TSF
LQ22 Residence Club @ PGA West SFDR 11 DU
LQ23 Signature at PGA West SFDR 230 DU
LQ24 Casa Mendoza Expansion Restaurant 1.053 TSF
LQ25 Pavilion Palms Shopping Center Shopping Center 125.000 TSF
LQ26 Griffin Ranch Amendment SFDR 4 DU
LQ27 Andalusia Village SFDR 71 DU
SFDR 1,200 DU
Hotel 100 Rooms
SFDR 152 DU
Hotel 125 Rooms
Hotel 162 Rooms
Shopping Center 8.849 TSF
Food Market 15.589 TSF
LQ31 Silverrock Temporary Clubhouse Recreational Facility 3.886 TSF
LQ32 Canyon Ridge SFDR 74 DU
LQ33 Shops at Coral Mountain Shopping Center 40.7 TSF
LQ34 Coral Canyon SFDR 219 DU
LQ29 Centre at La Quinta
LQ30 Jefferson Square Hotel
LQ12 SilverRock ‐ Phase I
LQ13 SilverRock ‐ Phase II
LQ28 Travertine
TABLE 3: CUMULATIVE DEVELOPMENT LAND USE SUMMARY
City of La Quinta
LQ4 Mayer Villa Capri
LQ7 The Dune Palms Specific Plan
15
Page 2 of 2
# Project/Location Land Use1 Quantity Units
2
TABLE 3: CUMULATIVE DEVELOPMENT LAND USE SUMMARY
SFDR 230 DU
Equestrian Way Station 1.4 AC
IW1 TTM No. 37467 SFDR 18 DU
Condo/Townhouse 70 DU
Hotel 263 Rooms
Quality Restaurant 5.500 TSF
Health Club 38.000 TSF
Shopping Center 15.000 TSF
Restaurant 6.300 TSF
Hotel 120 Rooms
Restaurant 26.650 TSF
Retail 350.000 TSF
Office 200.000 TSF
Hotel 370 Rooms
Condo/Townhouse 516 DU
I4 La‐Z‐Boy Gallery Retail 15.600 TSF
I5 Polo Community Senior & SFDR 859 DU
1 SFDR = Single Family Detached Residential
2 AC = Acres; TSF = Thousand Square Feet; DU = Dwelling Unit
R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope.xlsx]Cumulatives
City of Indio
I1 Jefferson and Hwy. 111
I2 Victoria Center
I3 Polo Square
City of Indian Wells
IW2 Hotel Development
County of Riverside
RC1 Vista Soleada
16