Indio City Council
January 17, 2024

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 810 of 1555 \ ... _
§ 25.83 Zoning § 25.85
(C) Haye a total height which exceeds the height of the nearest building.

Alcoholism recovery facilities* (Health and Safety Code Section 11834.10. et seq.).

Homeless shelters* (Health and Safety Code Section 1505).

Drug rehabilitation and recovery facilities* (Health and Safety Code Section 1505). Restaurants, either sit-down and/or drivethrough. (Ord. No. 730, § 1; Ord. No. 731, § 1 (part): Ord. No. 610, § 1 (Art. II, Div. 9, § 3); Ord. No. 754, (part); Ord. No. 834, § 4; Ord. No. 912, § 7; Ord. No. 942, (part); Ord. No. 943, § l (part); Ord. No. 949, § 1 (part); Ord. No. 970, § 2; Ord. No. 1012, § 1 (part); Ord. No. 1045, § 1 (part); Ord. No. 1075 § 1.)
Sec. 25.83. Prohibited uses.

Residential uses and billboards are prohibited. (Ord. No. 610, § 1 (Art. II, Div. 9, § 4).)
Sec. 25.84. Height of buildings.

Building height shall be thirty-five feet Individual detemlinations shall be made for conditional uses or other uses and structures by use pennit (Ord. No. 610. § 1 (Art. II, Div. 9, § 5).) Sec. 25.85. Area, lot width and yard requirements.

The following requirements shall be obseived:

Minimum building site None
Maximum coverage of 75%
lot by structure
Front yard . 10 feet
Front yard
for ministorage
complexes 20 feet
• Subject to the dispersal requirements of section 25. l 20-2. 323 (Indio 11,91)
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 811 of 1555 § 25.86 Indio City Code § 25.88
Side yard None. except twenty feet when the
lot adjoins an R zoned property.

Rear yard None. except twenty feet when the
rear of a C-3 zoned lot abuts an R
zoned property.
(Ord. No. 6101 § 1 (Art. II. Div. 9, § 6); Ord. No. 912, § 2.) Sec. 25.86. Other required condition~
(A) Design and architectural approval is required of all buildings and structures. Minimum objectives should include:
(1) Protection from visual impact on other industrial and nonindustrial uses, and street frontages through a landscaped, twenty-foot front setback, off-street parking and adequate screening from surrounding properties by use of landscaping and/or decorative block wall. All outdoor storage shall be totally view-obscured from all directions as per Section 25.167 of this code or by building location. (2) Unobscured access should be assured to each unit or use, including proper loading areas and off-street parking, and designated access if applicable.
(B) Perfonnance standards are required for all uses. (Ord. No. 610, § 1 (Art. II, Div. 9, § 7); Ord. No. 912. § 3 (pan).) DIVISION 10. M OR INDUSTRIAL ZONE.

Sec. 25.87. Purpose.

The uses of land, buildings and structures in the M zones are subject to the limitations of this division and the other provisions of this chapter. No uses are allowed in such wnes except those specifically listed below in this division. or are detennined by the planning commission to be similar in nature to those specified and are not specifically prohibited. (Ord. No. 610. § 1 (Art. II. Div. 10, § 1).) Sec. 25.88. Permitted uses.

The following uses are pennitted: Wholesale businesses, (Indio 11-91) 324

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 812 of 1555 )
~ 25.97 Zoning ~ 25.98
DIVISION 12.

PD OR PLANNED DEVELOPMENT ZONE.

Sec. 25.97. Purpose.

The purpose of the planned development zone is to provide locations for well-planned developments that conform with thl' general plan. although the developments deviate in certain aspects from the zoning regulations. The planned development provisions are intended to allow freedom of design in order to obtain development which will be an asset to the city by equaling or surpassing the quality required by regulations for the zones with which the plannc<l development is combined. A site may be rcz.0111:d to a planned development zone provided the proposed development complied with the regulations
prcs1,,;ribed in this artide. The objectives of the PD zone arc to achievt• one or more of the following purposes:
( 1) While being directed primiarily to residential areas. it is cont em plated that residentially oriented planned developments may in dude limited commercial uses. r n somc cases. commcrdal or industrial planned unit tkvelopmcnts will be permitted. ( 2) Perm its clusters of rn ultiple-family developments in appropriate locations within single-family residential zones. with suitable 1,,;onditions imposed. Protects the appearance and character of areas in public interest such as civh: centers. public buildings and grounds, parks and features of local or historical significam:e:
(3) Permits flexibility in design and use of an individually owned property or u group of separately owned properties to allow for economy. convenience. and amenity in development; provided conditions are met whkh are required by the planning commission. council and this division. (Ord. No. 610. § 1 (Art II. Div. 11. § 1).)
Sec. 25.98. Labeling.

This zone is a combining zone with resped to uses allowed 326.1 (In.din I J·B5)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 813 of 1555 § 25.99 Zoning § 25.100
and permits those uses allowed by the districts with which it is combined. All PD zones established shall be suffixed by the zoning notation of the zone(s) with which it is combined; i.e., R·l-PD, R·3-PD, ct cetera; and such notation shall be utilized on the rezoning application, agenda, notices, ordinance and zoning map. (Ord, No, 610, § l (Art. JI, Div. 12. § 2).) Sec. 25.99. Applicability.

In approving a PD plan or policy statement, the planning commission and council, in accordance with the general
purposes of this chapter (zoning) may require different standards in the PD zone than required for the zone with which it is combined for density, use, height, parking; traffic . circulation, la11dscaping, floor ratio, recreation and other elements with which the zoning regulations are concerned, provided such standards have been submitted to public hearing and adopted as part of the plan or policy, except such variation shall be limited as follows:
~ • (A) If the PD zone is smaller in size than ten acres and is combined with an R zone, uses shall be limited to residential uses; density shall not exceed the density permitted in the combining district by more than ten percent; •
(B) _If the PD zone is at least ten acres in size, bti't smaller than fifty acres and is combined with an R zone, uses shaJl be limited to residential uses and the density allowed shall not exceed that permitted in the combining zone by more than twenty percent;
(C) If the PD zone is larger than fifty acres and is combined with an R zone, the density allowed shall not exceed that pennitte" by the combining zone by more than twenty-five . percent;
(D) The PD zone shall be established only on acres of not less than five gross acres of contiguous land, measured to the centerline of streets. (Ord. No. 610, § 1 (Art. II, Div. 12, § 3).) Sec. 25.100. Establishment and development.
(A) A PD zone shall be established only upon application of the owner or owners of contiguous parcels meeting the
requirements of this division.
327 (Indio 7-15-72)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 814 of 1555 § 25.100 Indio City Code §25.100
(B) No PD zone shall be adopted unless a preliminary
development plan has been approved, with subsequent approval of final development plans required as provided herein. (C) Preliminary Development Plan Approval. The applicant shall submit a preliminary development plan to the planning commission for approval in principle. This approval shall be limited to the general acceptability of the land uses, specific uses and densities proposed and their interrelationships. The preliminary development plan application shall include the following:
(1) Legal description of subject property;
(2) Proposed land uses showing general locations of all buildings and proposed specific uses;
(3) If required by the planning department, a topographic . map of the subject property or properties and adjacent property within a three hundred foot radius of the subject property; ( 4) A tabulation of the total land area and percentage thereof designated for various uses;
(5) General circulation pattern indicating both public and p1ivate vehicular and pedestrian ways;
(6) Relationships of present and future land uses to the surrounding area and to the general plan of the city of Indio; ,, ' (7) A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures and open spaces;
(8) A preliminary report indicating provisions for storm ·drainage, sewerage disposal, grading and public utilities; (9) Delineation of development staging, if any;
(10) Preliminary title report;
(11) Any additional information which may be required to detennine if the contemplated arrangement of uses makes it desirable to apply a planned development zone classification to the area under consideration.
(D) Action by Planning Commission. Approval by the
planning commission of the preliminary development plan in accordance with the procedures required in this chapter for zo~e changes shall constitute commission approval of a planned development zone.

In taking action the planning commission may deny the
(Indio 7-1S-72} 328

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 815 of 1555 § 25.101 Zoning § 25.101
preliminary development plan as submitted and the
establishment of a planned development zone, or may
recommend to the city council approval of said plan and the establishment of a planned development zone subject to specific amendments or conditions.
(e) Action by City Council. Approval by the city council of a preliminary development plan in accordance with the
procedures required by tltls chapter for zone changes shall constitute that body's approval establishing a planned
development zone and the development plan shall be, by
reference, incorporated into and become a part of the planned development zone. Any planned development zone established by approval of the preliminary development plan by the city council shall be subject to all conditions imposed and shall be exempted for other provisions of this chapter only to the extent specified. (Ord. No. 610, § l (Art. II, Div. 12, § 4).) Sec. 25.101. Final development plan approval.
(a) If the city council has approved the preliminary
development plan, the applicant shall submit a final
development plan and supporting evidence and documents as required for design review and approval, including detailed site plans, preliminary building plans and exterior elevations, landscape plans, engineering plans, and all other information and data as required by the planning director and/or
commission.
(b) The final development plan shall be consistent and in compliance with the preliminary plan approval. Modifications from the preliminary plan shall be handled in a similar manner to the initial application with the planning commission and the city council; except that minor modifications which do not i!_lcrease the approved density or change the approved uses may be allowed by design review approval.
(c) The approved policy statement and site plan for a
planned development shall govern all development on the site.

If approval is granted for subsequent division of a planned development into two or more parcels, the approved policy and plan shall govern the development on each of the separate parcels. (Ord. No. 610, § 1 (Art. II, Div. 12, § 5).)
329 (Indio 9-811)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 816 of 1555 § 25.102 Indio City Code § 25.103-1
Sec. 2S.102. Subdivision of planned developments.

The planning commission and/or city council may approve subdivision of a planned development into lots or as a
condominium as provided by chapter 19 of the City Code. The final development plan may include a fmding that adequate provisions are enforced to insure perpetual maintenance of all areas or improvements proposed to be owned in common, or to be maintained in common. Where any requirement of said
subdivision requires any specific act of the landowner or subdivider, the approval of the final development plan shall not become effective until compliance has been made with such subdivision regulations. (Ord. No. 610, § I (Art. II, Div. 12, § 6).)
Sec. 25.103. Revocation of development plan and a
reclassification of planned development zone.
(a) If, within one year after the approval by the city council of the. preliminary development plan the final development plan has not been. submitted in the required form to the planning commission for approval, the preliminary development plan approval shall be detennined automatically revoked. The planning commission shall initiate proceedings pursuant to this chapter to reclassify the zone. At the conclusion of the public hearing, tp.e planning commission may recommend that the city council change the zone classification.
(b) If a substantial construction in harmony with the final development plan has not commenced in accordance with a planning commission approved time schedule, the final planned development approval shall become null and void and the planning commission may initiate proceedings to rezone the property.
(c) Upon application, an extension of time may be granted by the planning commission, or planning director if so
authorized. (Ord. No. 610, § 1 (Art. II, Div. 12, § 7).) DIVISION 13. MHPD OR MOBILE HOME
PARK PLANNED DEVELOPMENT ZONE.

Sec. 25.103-1. Purpose and intent.

The purpose of the zone is to provide specific zoning
(Indio 9-88) 330

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 817 of 1555 § 25.103-2 Zoning § 25-1034
regulations for mobile home parks. The zone is a planned development, thus specific conditions may be applied other than those enumerated herein. Exceptions to the design standards may be granted as provided herein for rehabilitation or expansion of existing parks.

The intent of architectural and design review in mobile home projects is to promote compatibility of housing products and accessory structures, to assure design compatibility and pro-- mote stability of property values within the same project. (Ord.

No. 759, (part); Ord. No. 983, § 1 (part).)
Sec. 25.103-2. Labeling.

This zone shall be suffixed by the zoning notation of mobile home MH with PD for planned development designation. (Ord.

No. 759, (part).)
Sec. 25.103-3. Applicability.

In approving a plan, the planning comm1SS1on and city
council may approve a project subject to conditions. The standards enumerated herein shall be considered minimum unless otherwise noted. (Ord. No. 759, (part).)
·Sec. 25.1.03-4. Establishment and processing.

A MHPD zone may be established only upon application of the owner or owners of property meeting the requirements of this division:

L Application shall be made in a manner prescribed by the city, which shall include a preliminary development plan; description of proposed amenities; phasing schedules; typical lot layouts; preliminary grading; perimeter screening and landscaping; intentions regarding covenants and conditions; intentions regarding ownership; identification of all proposed accessory uses and activities.

2. Processing shall be conducted the same as for other
zoning amendments pursuant to Article IV; Division 6 of this chapter.

3. Modification of the development plan and conditions of 330.l (Indio 9-88)
;
\
' • •••• •!-- .

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 818 of 1555 Indio City Code
approval shall be done in the same manner as the original application, except minor modifications may be allowed with the consent of the city council in the development plan where good engineering practice would dictate an alternative solution to a design problem.

4. Every development plan shall be approved with a
maximum time period for commencement and completion of
development. Unless the timetable is extended by the city council, the city shall consider initiating proceedings to rezone the property once a plan has expired and the rights to construct all or part of the project have not been exercised.

5. The standards set forth herein shall apply to any
expansion or remodeling of existing parks. (Ord. No. 759, (part); Ord. No. 776, § l.)
Sec. 25.103-5. Subdivision of mobile home parks.

Subdivision for purpose of lot sales may be granted to mobile

1\.ome projects that comply with all the provisions of this division and the subdivision regulations of the city (Chapter 19 of the City Code) and have been processed pursuant to both. (Ord. No. 759, (part).)
Sec. 25.103-6. Permitted uses.

The following uses are permitted: Permitted uses and
activities (subject to city approval) for mobile homes; on-site mobile home sales; recreation centers: with accessory uses catering to the park residents; accessory structures including storage sheds, garages, carports, patio covers, enclosed additions; laundry facilities; outdoor recreation facilities; home occupations; recreation vehicle storage areas; and recreational vehicles/travel trailers pursuant to Section 25.164-5. (Ord. No. 759, (part);Ord. No. 853, § 2 (part).)
Sec. 25.103-7. Development standards.

The following standards shall be the basis for developing a proposal. Stricter standards may be imposed as part of the PD approval. Each proposal should be designed to meet the needs (lndlo 9-88) 330.2
J
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 819 of 1555 § 25.103-7 Zoning
of the intended project residents as well as to integrate itself well into the surrounding neighborhood:
(1) Minimum area for a mobile home park shall be ten acres {gross) except for additions to existing parks.
(2) Maximum density shall be seven lots per net acre (average of total area except perimeter streets).
(3) A minimum fifteen-foot setback shall be maintained for coaches on exterior property lines of the park. No structure, accessory building or storage shall exceed the height of the perimeter wall within ten feet of the property line abutting a public street.
(4) No more than seventy-five percent of any mobile home lot shall be covered by mobile homes or accessory structures. (5) Two off-street parking spaces shall be provided for each mobile home lot, which shall be a minimum of ten feet by twenty feet each in area. Guest parking shall be provided at one space for four lots.
(6) A minimum of three hundred square feet of common
recreation area, available to all residents, shall be provided for each mobile home space. Individual determination shall be made as to adequacy of amenities to meet the needs of. project residents. -
(7) Recreation vehicle storage area shall be provided at one hundred square feet per lot, which shall be a paved area and screened from public view both internally and externally. (8) Utility lines, including electric, communications, cable television and street lighting shall be placed underground. (9) A concrete block wall of not less than six feet or more than eight feet shall be provided along street frontages, and as otherwise required for other perimeters. Landscape treatment along street frontages shall be incorporated in the development plan. Berms may be used as part of the screen wall height. (10) Internal streets shall be a minimum of thirty feet. ( 11) All trash and refuse bins shall be within an enclosure. 330.2a (Indio 9-88)

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( 12) All mobile homes shall have full skirts within two months of instaliation, or recessed into the ground.
(13) Architectural and site plan review shall be required for all buildings and structures as follows: Design of housing products, accessory structures, fences, walls, awnings that require a building permit require architectural approval. Architectilral approval may be achieved by the following methods notwithstanding sections 25.192 through 25.198 of this chapter:
a. At the original approval the mobile home park facilities shall be submitted in sufficient detail for architectural and site plan approval, except as may be def erred in the conditions of approval. "Facilities" shall include aH common areas, recreation facilities, perimeter walls and landscaping, maintenance areas, communication antennae, entrance signs, security gates and guard houses.
b. "Model" dwellings and accessory structures (such as
awnings, carports, garages) may be submitted by the developer a</ part of the original planned development application and approved as part thereof. Any amendments to the approval shall . be processed as an amendment to the change of zone. ·.,_ (Indio 9-88} 330.2b
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 821 of 1555 "· r-
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LEG_END
1 MULTIPLE FAMlLY RESIDENTlAL
2 GENERAL COMMERCIAL
3 HEAVY COMMERCIAL (MANUFACTURING AND UGHT INDUSTRIAL)
4 HEAVY COMMERCIAL (WAREHOUSE/DISTRIBUTION)
5 HEAVY COMMERCIAL (AUTO MALL)
6 GENERAL COMMERClAL/OFFlCE

PROPOSED PLANNING AREA DESIGNATIONS
PACIFIC INDIO .PROPERTIES
.,._,._ •· m
01

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.

CITY OF INDIO )
I, KAREN DODD, City Clerk of the City of Indio, do hereby certify the foregoing to be a full, true and correct copy of Resolution No. 5610 of the City Council of the City of Indio, adbpted by said Council at an adjourned regular meeting on the 27th day of November, 1991. w
z
C'
~/,,~NA ADODD,ity / Clerk
City of Indio, California

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 823 of 1555 ATTEST:
~tau~L iLlRNbODD, City Clerk
City of Indio, California

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.

CITY OF INDIO )
I, KAR EN DODD, City Clerk of the City of Indio, do hereby certify the foregoing to be a full, true and correct copy of Ordinance No. 1106 of the City Council of the City of Indio, duly introduced on the 27th day of November, 1991 at an adjourned regular meeting, and was passed and adopted by saJd City Council at a regular meeting thereof, held on the 18th day of December, 1991, not being less than five ( 5) days after the date of introduction.

KAR'EN DODD, City ClerF
City of Indio, California

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 824 of 1555 § 25.25 Zoning § 25.26
(2) ln no event shall a dish be taller than the residence which it serves.
(G) Internally illuminated addresses are required to be displayed in a prominent visible location on all dwelling units. (H) Roof materials shall include concrete or clay tiles in earthtone colors. The city council may approve alternative materials of equal quality. (Ord. No, 610, § 1 (Art. II, Div. 2, § 10); Ord. No. 943, § 1 (part).)
DIVISION 3. MULTIPLE FAMILY ZONES
R-2, R-3, R-4
Sec. 25.25. Purpose.

The zones of R-2, R-3 and R-4 are designed to provide for multiple family housing. No uses are allowed except those listed below and only as limited by the provisions of this chapter. (Ord. No. 943, § l (part).)
Sec. 25.26. Permitted uses.

The following uses are permitted:
(A) Residential dwellings~
(B) Private garages and accessory buildings customarily appuretant to the permitted uses; •
(C) Home occupations;
(D) Licensed "community care facilities" for six or fewer clients, including: adult day care; day treatment; foster family agency; foster family home, small family home; social rehabili• tation facility*; community treatment facility*; adoption agency; social day care facility;
(E) The keeping of not to exceed two dogs or cats, or com• bination thereof, over four months in age, plus other household pets that sha11 not be a public nuisance due to odors,. noise or other public health considerations;
(F) Licensed child day care facilities for six or fewer children. (Ord. No. 943, § 1 (part); Ord. No. 1012, § l (part).) *Subject to the dispersal requirement of section 25.120·2. 308.l (Indio 12-89)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 825 of 1555 § 25.27 Zoning § 25.27
Sec. 25.27. Conditional uses.

The following are conditional uses:
(A) Schools, parks, churches and public utility structures; (B) Licensed child care (seven to twelve children) or large day care center (twelve or more);
(C) Private clubs or recreation facilities not open to the public;
(D) Licensed residential care for the elderly for seven or more persons; alcoholism recovery facilit1es*; homes for the me.ntally and physically handicapped for seven or more persons*; (E) Mobilehomes permanently affixed to an approved foundation system and certified under the National Mobilehome Construction and Safety Standards Act of 1974;
(F) Restaurants, offices, motels, hotels, beauty shops, and ancillary businesses approved as a part of a planned residential development over twenty acres;
(G) Boardinghouses and lodginghouses;
(H) Convalescent hospitals, skilled nursing homes, homes for ambulatory aged, congregate senior housing;
(I) SkjJ]ed nursing facility, intennediate care facility as defined by California Health and Safety Code Section 1250 subject to the foHowing:
(I) In the R-3 zone only,
(2) Density to be determined on a case-by-case basis. (Ord.

No. 943, § 1 (part); Ord. No. 1012, § 1 (part).)
•subject to the dispersal requ.ir>.lment of section 25 .120-2. 309 (Indio 12-89)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 826 of 1555 § 25.28 Indio City Code
Sec. 25.28. Dwelling unit density.

Dwelling unit density shall be as follows:
(A) Density per net area.

Unit Type R-2
Unit Size Density
Bachelor/Studio
500 sq. ft. minimum 7
One bedroom
A. 600 sq. ft.
minimum
B. 800 sq. ft.
minimum
Two bedroom or one
bedroom and den
A. 750 sq. ft.
minimum
B. 1000 sq. ft.
minimum
Three bedroom or
2 bdnn + den
A. 1000 sq. ft.
minimum
Four or more
bedrooms
A. 1200 sq. ft.
minimum
7 7
7 5
5 R-3
Density
]8
18 20
17 19
12 10
§ 25.28
R-4
Density
27 27
20 12
(B) Bonus for Amenities (Applies to projects with l 0 units or more only)
(Indio 12-89) 310

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 827 of 1555 § 25.28
Unit Type
Unit Size
Pool ( min. I 5
1 x36')

5.0 d.u./pool
Jacuzzi/Spa

2.0 d.u./pool
Enclosed Rec. Bldg.
2 unit/1000
sq. ft. of bldg.
area
Recessed tennis or
racquetball court

5.0 d.u./court
Zoning
R-2
Density
25%Max.

Density/
Net Acre
310.1
R~3
Density
25% Max.

Density/
Net Acre
§ 25.28
R-4
Density
25% Max.

Density/
Net Acre
(Indio 11·86)

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 828 of 1555 § 25.29 Zoning § 25.29
(C) Government Code Bonus: May not include bonus for
amenities. Mortgage bond financing or "in-lieu-of'' off-site improvements shall cause reduction in density bonus. (D) In no instance shall density exceed general plan maximums. (Ord. No. 943, § 1 (part).) Sec. 25.29. General conditions.

General conditions required are as follows:
(A) Maximum Height.

R-4 zone ................................. 5 0 feet
R-3 zone ................................. 35 feet
R-2 zone ................................. 35 feet.
except as follows:
( 1) Buildings over one-story in height shall not be permitted within one hundred fifty feet of an adjacent single family zoned property, unless separated by a public street of no less than fifty feet of right-of-way.
(2) Accessory structures shall not exceed one-story in height. (3) Principal buildings may exceed the height limit by conditional use permit. ( 4) Elevator towers, chimneys, steeples, and minor architectural features may be allowed above the thirty-five foot height limit by design review.
(B) Minimum Lot Width.

R-4 zone ................................ 200 feet
R-3, R-2 zones ............................ 100 feet.
(C) Minimum Lot Depth R-4. R-3, and R-2 Zones: 150 feet. (D) Yards (Also see Section 25.104 et seq.)
(l) Front Yards and Street Frontages.

R-2 R-3 R-4
Zone Zone Zone
(a) One-story ) 20 20 15
(b) Two-story ) buildings 30 30 20
(c) Three-story ) 35 35 20
(d) Fences and walls 15 15 15
311 (Indio 11·86)
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 829 of 1555 § 25.29 Indio City Code
(2) Side Yards (Excluding Street Frontages).

R-2 R~3 R-4
(a) One-story
(b) Two-story
(c) Three-story
Zone
IO
15 25
Zone
10 15
25 Zone
5 5
5 § 25.29
(3) Rear Yards (Excluding Street Frontages) RA, R-3 and R-2 zones:
(a) Dwelling units . ........................... 20 feet (b) Accesso:ry structures ....................... l O feet. (E) Private patio/balconjes shall be screened with opaque fencing. Ground level patios shall be provided at a minimum of one hundred square feet open space per dwelling and include a patio cover. Above-ground patio/balconies shall be provided at a minimum of eighty square feet of open space per dwelling unit.
(F) Common open space shall be provided at a minimum of three hundred fifty square feet per dwelling unit excluding driveways and parking areas.
~ (G) Roof materials shall include concrete or clay tiles in earthtone colors. The city council may approve alternative materials of equal quality. (H) Complete landscaping for all projects is required. Minimum tree sizes shall be fifteen gallon with a trunk diameter of two inches at five inches above grade. Palm trees must have at least six foot of brown trunk. Trees shall include ten percent - thirty inch box size; thirty percent - twenty-four inch box size. Automatic irrigation systems are required.
(I) Perimeter project walls may be required around an entire project and sha]) be concrete block, stucco, or wrought iron. (J) Satellite Dishes. Staff approval of "zoning permit" for satellite dishes that meet the following criteria. The dish may not be visible from a public or private street except:
(I) It may project above a legally established fence or wall by not more than three feet (thirty~six inches), but not to exceed ten feet in overall height measured from the top of curb if dish is visible from any street.
(2) In no event shall a dish be taller than the residence which it serves.
{Indio l 1·86) • 312
'_ ... :. · .. ,.
. •' . .. .. :7~· ·.·~ .. ~\-·, ~ -:.-~ .~~;--·~." .. ~·;-· ~ _,..

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 830 of 1555 RESOLUTION NO. 6099
A RESOLUTION OF THE CITY COUNCIL OF THE CJTY OF lNTIIO, CALIFORNIA, APPROVJNG MODIFICATION OF CHANGE OF ZONE 90-10- 254; PACIFIC INDIO PROPERTIES
WHEREAS, on April 22, I 997, Pacific Indio Properties, Inc. filed with the Community Development Department, an application to modify Conditions 26, 27, 29, 30, 3 7, and 40 of a previously approved change of zone and, WHEREAS, after due notice as required by law, the City Council held a duly advertised public hearings on June 18, 1997, to consider such modification, review the staff report, and consider testimony from both proponents and opponents.

NOW,. THEREFORE, THE CITY COlJNCIL OF THE CITY OF INDIO, CALIFORNIA, HEREBY RESOLVES, TO WIT:

Section 1. That modification to Conditions 26, 27, 29, 30, 37, and 40 1s APPROVED based on the following:
:Findings:

1. The proposal is consistent with the goals and policies of the Indio General Plan 2020.

2. The proposal is consistent with existing land uses on and surrounding the planning sub-area.

3. The proposal is compatible with zoning contiguous to the planning sub-area.

4. Per Section 15168 of the California Environmental Quality Act (CEQA) Guidelines, Community Development Department Staff has determined that the environmental impacts associated with the proposal have been analyzed in the program Environmental Impact Report prepared in 1993 for the Indio General Plan 2020.

Conditions of approval are proposed for the project to ensure that environmental impacts associated with the proposal are mitigated.

Section 2._ That modified Change of Zone 90-10-254 is APPROVED including previous conditions and revised conditions which would constitute final conditions as follows:

Conditions:
-1-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 831 of 1555

1. If any of these conditions differ from the commitment made by the developer in the Pacific Indio Development Standards or map exhibits, the conditions enumerated herein shall take precedence.

2. The development of the property shall be in accordance with the requirements of all City of Indio ordinances and state laws and shall conform with the approved Zoning Ordinance and General Plan of the City.

3. Prior to recordation of a Final Map for Tract 26585 or for any phase of said tract, a comprehensive Design Review application shall be submitted to and approved by the City Planning Commission in accordance with the requirements of the PD (Planned Development) standards. This condition does not include review of building designs at this stage (see Condition 9 for building design review requirements). The Design Review application shall include but not be limited to, the following elements:
a. A phasing plan for the entire project showing how regional and sub-regional infrastructure improvements shall be provided. No phase of a Final Map shall be permitted to record unless the project has demonstrated its ability to provide required off-site infrastrncture.
b. A comprehensive landscape plan shall be submitted illustrating median landscaping for all streets designated for medians (public and private), parkway landscaping treatments, and on-site landscaping.
c. A comprehensive sign program shall be submitted illustrating sign types, sizes, colors, and lettering to be allowed within any portion of this project. This sign program shall follow existing City ordinances and codes as relate to signs.

4. Dwelling units within this project shall comply with the minimum development standards of the adopted zoning classification in addition to any standards determined necessary by the Planning Commission to assure consistency with both the Shadow Hills Interim Policy Plan and City Council requirements.

No transfer of residential densities will be permitted. If final project design for a portion of the residential zoned areas yields a lower density than permitted, the remaining density cannot be transferred to other portions of the project.

5. Application City development fees shall be paid at the time of building permit issuance or subsequent entitlement application(s) filed in accordance with municipal ordinance requirements in effect at the time of filing.

6. Design Review approval is required for all projects as specified by the City's PD zone overlay. Said approvals shall be applied for separately and shall not be authorized by approval of this project. All subsequent discretionary actions shall be found to be consistent with any design standards, policies, or guidelines adopted by the City that are in effect at the time of the discretionary approval (i.e,, General Plan, Shadow Hills Interim Policy Plan, etc.). These design standards, policies, or -2-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 832 of 1555 !

7. 8.
9,

10. 11.
guidelines shall not be used to reduce the intensity of development approved by these actions.

No portion of the application which purports or proposes to change, waive or modify any ordinance or other legal requirement in effect at the time of final approval for the development shall be considered to be a part of the adopted project.

The exception to this is when the project proposes standards or land use restrictions more stringent than current legal requirements or if modified as a part of an approved development agreement.

A Master Property Owners Association shall be established by the developer encompassing the entire project area for the ownership, maintenance and management of open space, parks common irrigation systems, major project energy point facilities, signing and lighting, and other responsibilities as necessary and as defined in these conditions of approval. This association shall also be responsible for maintaining and managing the landscaping within the City's right-of-way adjacent to and within the project site (with the exception of public roadway medians).

A Neighborhood Owners Association shall be established by the developer for all residential developments. The Neighborhood Owners Association shall be responsible for any common area improvements that are unique to that neighborhood/sub-community and other responsibilities as defined in these conditions of approval.

A Commercial Property Owners Association shall be established for the commercial/industrial/office planning areas. The association shall be responsible for private roads, parking, signing, common landscaped areas and irrigation, common areas and other responsibilities as necessary and as defined through these conditions of approval.

Prior to recordation of the Final Map, applicant shall submit to the Community Development Department the following documents for City approval which shall demonstrate to the satisfaction of the Department that the total project will be developed and maintained in accordance with the intent and purpose of the approval and that the individual owners associations (Master Property Owners Association, Neighborhood Owners Association, Commercial Prope11y Owners Association) will be established. The approved documents shall be recorded for only the phase(s) of the map being recorded.
a. The document to convey title.
b. Covenants, Codes and Restrictions establishing the operations of the Property Owners Association in accordance with California State Department of Real Estate.
c. Management and maintenance agreements to be entered into with the unit/lot owners of the project.
-3-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 833 of 1555

12. 14.

15. 16.

The approved documents shall be recorded at the same time that the subdivision map is recorded. The document shall contain provisions for any required access for maintenance of buildings. The approved documents shall contain a provision which provides that the CC&R' s may not be terminated or amended without the consent of the City or its successor-in-interest. The City shall have the power to enforce any and all conditions, restrictions, and other standards pertaining to minimum levels of property maintenance, including landscape maintenance and nuisance abatement and shall have the legal power to lien properties for any costs incurred with enforcement proceedings.

The Pacific Indio project shall be developed in accordance with the conditions of approval, the Pacific Indio E1R Mitigation Monitoring Program, and the land use, development, and design criteria contained within the Pacific Indio Development Standards.

Development plans for each individual project will be subject to discretional approval as outlined in the City's PD zone.

Prior to the issuance of building permits for each phase of the project, the applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mail boxes.

Conceptual landscaping and irrigation plans and proposed median cuts shall be submitted for approval by the Planning Commission prior to recordation of the final subdivision map. The plans shall address all areas and aspects of the project requiring landscaping and irrigation to be installed that are within public or common areas of the project such as parkways, roadway medians, street trees, slope plantings, and landscape phasing. This plan shall also address the incorporation of facilities to serve future reclaimed water systems on-site. All landscaping and irrigation systems shall be provided in accordance with City of Indio standards and the use of drought-tolerant landscaping is encouraged.

Prior to issuance of building permits, the developer shall comply with the following parkway landscaping conditions:
a. The developer sh ail secure approval of the proposed landscaping and irrigation plans from the City Engineer and the Community Development Department All landscaping and irrigation plans and specifications shall be prepared in a reproducible format suitable for permanent filing with the City Engineer. b. The developer or developer's successors-in-interest, shall be responsible for all parkway and roadway median landscaping maintenance until such time as maintenance is taken over by the Property Owners Associations. c. Landscaping plans shall incorporate the use of specimen trees at key focal points within the project and shall incorporate native and drought tolerant plants. All -4-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 834 of 1555 trees shall be minimum double staked. Weaker and/or slower growing trees shall be steel staked.

17. Prior to issuance of building permits for an individual project, detailed landscaping and irrigation plans shall be submitted for approval by the Community Development Department for the phase of development in process. The plans shall be certified by a landscape architect and shall provide for a permanent, dual, automatic irrigation system. The plans shall also provide for the use of reclaimed water in all landscaped areas.

18. Prior to issuance of building permits. written clearance shall be obtained from the following agencies and submitted to the Community Development Department:
a. Engineering Services
b. Fire Department
c. Coachella Valley Water District
d. Desert Sands Unified School District
e. Valley Sanitary District
f. Imperial Irrigation District

19. Prior to obtaining building permits, the developer shall execute an agreement with the Desert Sands Unified School District to provide the appropriate level of fees as required by the District, to mitigate the effects of the project on the provision of school facilities.

20. The developer shall incorporate all mitigation measures, findings and recommendations with the Pacific Indio Final EIR and Mitigation Monitoring Program into the design of all applicable development plans including subdivision, grading, and building plans.

21. The project shall conform to the requirements specified in Title 24 as applicable.

22. An environmental assessment shall be conducted with each filing for tentative tract map, change of zone, plot plan, or any other discretionary permit application required to implement the proposed project. As a minimum, the environmental assessments shall utilize the elevation of impacts addressed in the EIR prepared for the Pacific Indio project.

23. The developer or successor-in-interest shall not protest the creation of a street lighting and landscaping district to fund the maintenance of median areas within the public right-of-way.

24. Developments within the proposed project shall utilize reciprocal access to the extent feasible in order to reduce the number of ingress/egress points within the project. Driveway cuts on Monroe Street are discouraged. All driveways and median cuts will be included in the review of individual projects by the Planning Commission and City Council.
-5-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 835 of 1555

25. Abutting commercial/industrial/office development shall be designed to accommodate reciprocal ingress/egress and circulation.

26. Ifland use or function proposed exceeds the parameters evaluated in Environmental Impact Report No. 90-1 ("EIR"), additional trafi1c information or studies may be required of Specific Site Plans. Developer shall provide City with such traffic information, including the impact, if any, of each project on the available capacity of the Monroe Street/I-10 Freeway Bridge and the ramps related thereto ( collectively the "Interchange"). In the event such information indicates the need for: (a) studies or planning with respect to the Interchange ( collectively the "Studies"); (b) the design of modifications and/or additions to the Interchange ( collectively the "Designs"); or ( c) the construction or reconstruction of the Interchange ( collectively the "Construction"), City shall pay any and all costs and expenses incurred in connection therewith, and the developer shall not, except as otherwise provided in these Conditions with respect to the formation of an assessment district, bear any of such costs and expenses. The failure of the City to start and/or complete any Studies, Designs or Construction shall not be utilized to withhold approval of Specific Site Plans and/or the issuance of building permits in connection therewith.

27. The property owner or successor-in-interest shall not protest the formation of an assessment district to fund regional roadway, infrastructure, and signalization requirements. The assessment district boundaries shall be related to the area receiving benefit from the improvements in accordance with a fair~share approach to funding the improvements.

28. The developer shall provide, within one of the commercial components of the development, a portion of the project's parking facilities for use as a park and ride facility.

29. The City is in the process of creating a Master Plan for drainage for the Shadow Hills area. Jf development of any p01iion of the proposed project occurs prior to the adoption of such Master Plan, the City will approve interim solutions to on-site and/or off-site drainage based on then available data.

30. The City oflndio Fire Department has identified the need to relocate Fire Station #2 in order to adequately serve the Shadow Hills area, including portions of the proposed project. The developer or successors-in-interest shall not protest the following:
a. The formation of an assessment district set up to fund necessary on-site and offsite improvements, as well as the purchase of land necessary for the development of the new station. The City will refi..md to the assessment district the value of the existing Fire Station #2 upon the disposal of the structure and/or property by the City.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 836 of 1555 b. The formation of an assessment district set up to cover the costs of equipment and manpower that are over and above the manpower and transferable equipment allocations at Fire Station #2 at the time of transfer_ The assessment district shall only fund the additional manpower costs until such time as the projects within the assessment district boundaries produce sufficient revenues to the City's General Fund to pay for said manpower. The time frame for this supplement shall be determined at the time of the assessment district's formation.

The boundaries for the above assessment district(s) shall be related to the area receiving benefit from the new location in accordance with a fair-share approach to funding the above.

31. Prior to issuance of grading permits, a security fencing plan shall be subrnitted to and approved by the Police Department. The fencing shall be a minimum of six feet with locking, gated access. Security fencing may not be required under the following circumstances:
a. During/after grading, if there is no construction, unsecured structures or unenclosed storage of materials and/or equipment, and the condition of the grading site does not constitute a public hazard as determined by the Engineering Services Department
b. With developments that will be phasing their projects and they meet the above requirements.

32. All security fencing shall remain in place until a Certificate of Occupancy has been approved or one of the above circumstances exists.

33. Prior to issuance of any building permit, the applicant shall submit to the Engineering Services Department, a computer generated point-by-point lighting plan covering exterior building, parking lot, and other common area lighting. The plan shall include notation relative to manufacturer's specifications for the light fixtures proposed. The applicant shall also submit a fee to the City to cover the review of this plan by a consultant obtained by the City.

34. All lighting fixtures shall be of a type and orientation that will not produce a glaring condition on surrounding properties and roadways.
3 5. All lighting fixtures shall be enclosed in vandal-resistance fixtures.

36. Prior to issuance of Certificate of Occupancy, all businesses shall have their addresses applied to their rear doors.

37. At the present time, the Monroe Street bridge is a two-lane facility. With the traffic expected to be generated by the proposed project and future growth in areas both to the north and south of the I-IO Freeway, this facility has been found to be grossly inadequate. The property owner or successor-in-interest shall not protest the -7-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 837 of 1555 formation of an assessment district for the design, land acquisition, and construction of a new bridge and ramp improvements at this interchange. The assessment district boundaries shall be related to the area receiving benefit from the improvements in accordance with a fair-share approach to funding the needed improvements.

38. Residential densities within the Pacific Indio project shall not exceed 15 units/acre.

39. Mini-warehouse and/or self-storage uses shall be prohibited uses in all land use designations. The Pacific Indio Properties Development Standards shall be revised to reflect this prohibition.

40. The City shall pay any and all costs and expenses incurred in connection with the preparation of any proposed Master Plan of drainage; and the Property Owner shall bear none of the costs and expenses incurred in connection therewith.

PASSED, APPROVED and ADOPTED this 18th day of June 1997, by the following vote:

A YES: Councilmembers Lopez, Silva, Wilson, Mayor Pro Tern Cervello NOES: None
ABSENT: Mayor Holt
I
r\. n
ABSTAINED:None ~
ATTEST:
'·---·~M-CY~-----
EVEL YN c.cr:-ARK, Deputy City Clerk
City of Indio, California

STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.

CITY OF INDIO )
YELLO, Mayor Pro Tem
City oflndio, California
I, EVELYN C. CLARK Deputy City Clerk of the City of Indio, do hereby certify the foregoing to be a foll, true and correct copy of Resolution No 6099 of the City Council of the City of Indio, adopted by said Council at a regular meeting on the 18th day of June, 1997.
~~fl A~ ~-°Jd~M-~
EVEL Y~~~iARK, Deputy City Clerk
City oflndio, California
-8-

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 838 of 1555 ORDINANCE NO. 1106

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

INDIO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP
OF SAID CITY (CA 90-10-524.; PACIFIC INDIO PROPERTIES).

The City Council of the City of Indio, Calliornia DOES HEREBY ORDAIN as follows:

I
That the hereinafter particularly described properties situated in the City of Indio and now presently zoned "A" (Agriculture) and "C-T" (Tourist/ Commercial) pursuant to Chapter 25 of the Indio City Code, Official Zoning Map, be and the same is hereby rezoned to "R-3PD" (Multi-family Planned Development), "C-2PD11 (General Commercial Planned Development) "C·-T-PDn (Commercial/Tourist Planned Development) "C-3PD" (Heavy Commercial Planned Development) as shown on Exhibit "A".

II
Subject changes of zone are conditioned by the findings and conditions of Environmental Impact Report 90-1, and City Council Resolution 5610.

III
That the City Clerk shall certify to the passage and adoption of this ordinance and shall cause the same to be published in the Indio Post, a newspaper of general circulation, printed, published and circulated within the City of Indio and the same shall be in full force and effect thirty days after its adoption.

PASSED, APPROVED and ADOPTED this 18th day of December, 1991 by the following vote:

AYES: Councilmembers Hunt, Lopez, Oakley, Mayor FitzHenry NOES: None
ABSENT: None
ABSTAINED: Councilmember Holt

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 839 of 1555

CHANGE OF ZONE
90-10-524
A change Frof'/ various c/ossiFico tions ('A: "C-T:J to those des,gna ted he/ow, on 241 acres. A portion of' the NJ/2 oF T5S R7£,, San Bernardino Base and MEridian, County of f;J_y.ers1de, Caf;Fornia.
■- ,.,Ccl
~? II
JNffRSTAff 10
r,;,{~ J)
·c-a
7-:- .. I \ CDACH£lLA VALLE:Y STDRN ATER CHANNEL
,,,,,------ r--------, I I -, C-, ~ ~ ~ ~

RESOLUTION NO. 5610

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
INDIO, CALIFORN1A GRANTING A CHANGE OF ZONE (CZ
90-10-524, PACIFIC INDIO PROPERTIES).

WHEREAS, on September 14, 1990 Pacific Indio Properties, filed with the Community Development Department, an application for Change of Zone to have certain parcels of real property rezoned from 11A11 (Agricultural on 235 acres) and 11 C-T11 (Commercial Tourist on 7.6 acres) to "R-3PD" (Multi-family zone), "C-2PDn (General Commercial), "C-T-PD" (Commercial Tourist), "C-3PD11 (Heavy Commercial), which said property is bound to the south by Interstate 10, to the north by Avenue 42, to the east by Jackson Street and to the west extends approximately half a mile past Monroe Street.

WHEREAS, the Planning Commission concluded its proceedings on November 27, 1991 on subject change of zone and related cases, including EIR 90-1 and recommended approval of amendments pursuant to Resolution No. 947; and
WHEREAS, after due notice as required by law, the City Council held a duly advertised public hearing on November 27, 1991 to consider such application, review staff reports, and consider testimony from proponents and opponents of the project; and
WHEREAS, the City Council finds as follows:

That the evidence before the Planning Commission, as provided by the Indio City Code establishes that public necessity and convenience and general welfare require the finding that the application to change the zone of the above described property should be granted.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, HEREBY RESOLVES TO WIT:

I
That the official zoning map of the City of Indio be amended pursuant to the Exhibit "A" attached hereto.

II
Findings:

1. The Environmental Impact Report, (EIR), adequately describes the adverse impacts of this project. The EIR contains Mitigations Measures and a Mitigation Monitoring Program which reduce most impacts to levels of non-significance. The "Statement of Overriding Considerations 11 addresses those unavoidable adverse impacts which cannot be mitigated to a level of non-significance.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 841 of 1555

2. The General Plan Amendment is consistent with the City of Indio General Plan. (The provisions of the amendment which differ from current General Plan standards will become the General Plan upon their adoption.)

3. The Zone Change is consistent with the City General Plan, and with the General Plan Amendment.

4. The proposed map is consistent with applicable general and specific plans.

5. That the design or improvement of the proposed subdivision is consistent with applicable general or specific plans.

6. That the site is physically suitable for the type of development.

7. That the site is physically suitable for the proposed density of development.

8. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

9. That the design of the subdivision of type of improvements is not likely to cause serious public health problems.

10. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. ll. That pursuant to the California Government Code Section 66474.6, the discharge of waste from this subdivision apparently will not result in violation of existing requirements prescribed by the State Water Quality Resources Control Board pursuant to Division 7 of the California Water Code.

12. That substantial evidence exists in the record that the proposed project will be consistent with the existing General Plan.

The zoning map of the City of Indio is hereby amended pursuant to Exhibit 11 A" with "PD11 designations, subject to the following conditions . . , Conditions:

1. If any of these conditions of approval differ from the commitment made by the developer in the Pacific Indio Development Standards or map exhibits, the conditions enumerated herein shall take precedence.

2. The development of the property shall be in accordance with the requirements of all City of Indio ordinances and state laws, and shall conform with the approved Zoning Ordinance and General Plan of the City.

3. Prior to recordation of a Final map for Tract 26585 or for any phase of said Tract, a comprehensive Design Review application shall be submitted to, and approved by the City Planning Commission, in accordance with the r-eq-i.1:irements of the PD (Plan:aed Di:Y"Velvpn1ent standards). This condition does not include review of building designs at this stage (see Condition 9 for building design review requirements).

The Design Review application shall include, but not be limited to, the following elements:
a. A Phasing Plan for the entire project, showing how regional and sub-regional infrastructure improvements shall be provided. No phase of a final map shall be permitted to record unless the project has demonstrated its ability to provide required off-site infrastructure.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 842 of 1555 b. A comprehensive Landscape Plan shall be submitted, illustrating median landscaping for all streets designated for medians (public and private), parkway landscaping treatments, and on-site landscaping.
c. A comprehensive sign program shall be submitted, illustrating sign types, sizes, colors , and lettering to be allowed within any portion of this project. This sign program shall following existing City ordinances and codes relate to signs.

4. Dwelling units within this project shall comply with the minimum development standards of the adopted zoning classification, in addition to any standards determined necessary by the Planning Commission to assure consistency with both the Shadow Hills Interim Policy Plan and with the City Council requirements.

No transfer of residential densities will be
project design for a portion of the residential
lower density then permitted, the remaining
transferred to other portions of the project.
permitted. If final
zoned areas yields a density can not be

5. Applicable City development fees shall be paid at the time of building permit issuance or subsequent entitlement application(s) filed in accordance with municipal ordinance requirements in effect at the time of filing.

6. Design Review approval is required for all projects as specified by 'the City's PD zone overlay. Said approvals shall be applied for separately, and shall not be authorized by approval of this project. All subsequent discretionary actions shall be found to be consistent with any design standards, policies, or guidelines adopted by the City that are in effect at the time of the discretionary approval (i.e., General Plan, Shadow Hills Interim Policy Plan, etc.) . These design standards, policies, or guidelines shall be used in the review of all design aspects of the project, but shall not be used to reduce the intensity of development approved by these actions.

7. No portion of the application which purports or proposes to change, waive or modify any ordhiance or other legal requirement in effect at the time of final approval for the development shall be considered to be a part of the adopted project. The exception to this is when the project proposes standards or land use restrictions more stringent than current legal requirements or if modified as a part of an approved development agreement.

8. A Master Property Owners Association shall be established by the developer encompassing the entire project area for the ownership, maintenance and management of open space, parks, common irrigation systems, major project entry point facilities, signing and lighting, and other responsibilities as necessary and as defined in these conditions of approval. This association shall also be responsible for maintaining and rnanagi.ng the landscaping within the City's right-of-way adjacent to, and within the project site (with the exception of public roadway medians).

9. A Neighborhood Owners Association shall be established by the developer for all residential developments. The Neighborhood Owners Association shall be responsible for any common area improvements that are unique to that neighborhood/ sub-community and other responsibilities as defined in these conditions of approval.

10. A Commercial Property Owners Association shall be established for the commercial/ industrial/ office planning areas. The association shall be responsible for private roads, parking, signing, common landscaped areas and irrigation, common areas and other responsibilities as necessary and as defined through these conditions of approval.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 843 of 1555 11, Prior to recordation of the final tract map, the applicant shall submit to the Community Development Department the following documents for City approval, which shall demonstrate to the satisfaction of the Department that the total project will be developed and maintained in accordance with the intent and purpose of the approval, and that the individual owners associations (Master Property Owners Association, Neighborhood Owners Association, Commercial Property Owners Association) will be established. The approved documents shall be recorded for only the phase(s) of the map being recorded,

11. The document to convey title.
b. Covenants, Codes and Restrictions establishing the operations of the Property Owners Associations in accordance with California State Department of Real Estate.
c. Management and maintenance agreements to be entered into with the unit/lot owners of the project.

The approved documents shall be recorded at the same time that the subdivision map is recorded. The document shall contain provisions for any required access for maintenance of buildings . The approved documents shall contain a provision which provides that the CC&R's may not be terminated or amended without the consent of the City or its successor-in-interest. The City shall have the power to enforce any and all conditions, restrictions, and other standards pertaining to minimum levels of property maintenance, including landscape maintenance and nuisance abatement, and shall also have the legal power to lien properties for any costs incurred with enforcement proceedings.

12. The Pacific Indio project shall be developed in accordance with the conditions of approval, the Pacific Indio EIR Mitigation Monitoring Program, and the land use, development, and design criteria contained within the Pacific Indio Development Standards.

13. Development plans for each individual project will be subject to discretionary approval as outlined in the City's PD zone.

14. Prior to the issuance of building permits for each phase of the project, the applicant shall contact the U.S. Postal Service to determine the appropriate t-ype and location of mail boxes.

15. Conceptual landscaping and irrigation plans, and proposed median cuts shall be submitted for approval by the Planning Commission prior to recordation of the final subdivision map. The plans shall address all areas and aspects of the project requiring landscaping and irrigation to be installed that are within public or common areas of the project, such as parkways, roadway medians, street trees, slope plantings, and landscape phasing. This plan shall also address the incorporation of facilities to serve future reclaimed water systems on-site. All landscaping and irri.gation systems shall be provided in accordance with City of Indio standards, and the use of drought-tolerant landscaping is encouraged.

16. Prior to issuance of building permits, the developer shall comply with the follovring parkway landscaping cond.itim-;.s;
a. The developer shall secure approval of the proposed landscaping and irrigation plans from the City Engineer and the Community Development Department. All landscaping and irrigation plans and specifications shall be prepared in a reproducible format suitable for permanent filing with the City Engineer.
b. The developer, or developer's successors-in-interest, shall be responsible for all parkway and roadway median landscaping • maintenance until such time as maintenance is taken over by the Property Owners Association.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 844 of 1555 c. Landscaping plans shall incorporate the use of specimen trees at key focal points within the project and shall incorporate native and drought tolerant plants. All trees shall be minimum double staked.

Weaker and/or slower growing trees shall be steel staked.

17. Prior to issuance of building permits for an individual project, detailed landscaping and irrigation plans shall be submitted for approval by the Community Development Department for the phase of development in process. The plans shall be certified by a landscape architect and shall provide for a permanent, dual, automatic irrigation system. The plans shall also provide for the use of reclaimed water in all landscaped areas.

18. Prior to issuance of building permits, written clearance shall be obtained from the following agencies and submitted to the Community Development Department:
a. Engineering Services
b . Fire Department c. Coachella Valley Water District
d. Desert Sands Unified School District e. Valley Sanitary District f. Imperial Irrigation District

19. Prior to obtaining building permits, the developer shall execute an agreement with the Desert Sands Unified School District to provide the appropriate level of fees, as required by the District, to mitigate the effects of the project on the provision of school facilities.

20. The developer shall incorporate all mitigation measures, findings and recommendations within the Pacific Indio Final EIR and Mitigation Monitoring Program into the design of all applicable development plans, including subdivision, grading, and building plans.

21. The project shall conform to the requirements specified in Title 24 as applicable,

22. An environmental assessment shall be conducted with each filing for tentative tract map, change of zone, plot plan, or any other discretionary permit application required to implement the proposed project. At a minimum, the environmental assessments shall utilize the evaluation of impacts addressed in the EIR prepared for the Pacific Indio project.

23. The developer or successor-in-interest shall not protest the creation of a street lighting and landscaping district to fund the maintenance of median areas within the public right-of-way.

24. Developments within the proposed project shall utilize reciprocal access to the extent feasible in order to reduce the number of ingress/egress points within the project. Driveway cuts on Monroe Street are discouraged. All driveway and median cuts will be included in the review of individual projects by the Planning Commission and City Council.

25. Abutting commercial/industrial/office developments shall be designed to accommodate reciprocal ingress/egress and circulation.

26. Additional traffic information/ studies may be required of specific site plans if the land use or function proposed exceeds the parameters evaluated in the Pacific Indio Final EIR. In addition, each project will be required to provide traffic information relative to the available capacity and project impacts on the Monroe Street/I-10 Freeway bridge. Sufficient capacity will need to be demonstrated prior to approval of the proposed development.

27. The developer or successor-in-interest shall not protest the formation of an assessment district to fund regional roadway, infrastructure, and signalization requirements. The assessment district boundaries shall be rdated to the area receiving benefit from the improvements in acccrdance with a fair-sha:r-e approach to funding the improvements.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 845 of 1555

28. The developer shall provide, within one of the commercial components of the development, a portion of the project's parking facilities for use as a park and ride facility.

29. The City is in the process of creating a Master Plan of drainage for the Shadow Hills area. The proposed project shall conform to the requirements of this Master Plan when completed and adopted by the City. If development of any portion of the proposed project occurs prior to the adoption of this Master Plan, the developer shall prepare a drainage master plan for the project site. This plan shall include a description and location of all facilities proposed. This plan will be submitted to, and approved by the Engineering Service Department, Planning Commission, City Council prior to any development on the project site. The study shall be prepared by a Registered Civil Engineer and shall address interim solutions to on-site drainage, including the handling of flow to the site from off-site locations. Use of retention/detention basins is discouraged, but if necessary, such basins shall be located and landscaped to reduce aesthetic impacts on surrounding land uses and the I-10 Freeway.

30. The City of Indio Fire Department has identified the need to relocate Fire Station #2 in order to adequately serve the Shadow Hills area, including portions of the proposed project. The Fire Department has further identified the area surrounding the future intersection of Avenue 42 and the proposed north-south roadway that runs along the east side of Lot "7" as the area within the Shadow Hills region that would best serve the needs of this project and the surrounding area.

The developer or successors-in-interest shall not protest the following:
a. The acquisition of a fire station site within the project boundaries if such a site is selected by the City.
b. The formation of an assessment district set up to fund necessary on- and off-site improvements, as well as the purchase of land necessary for the development of the new station. The City will refund to the assessment district the value of the existing Fire Station #2 upon the disposal of the structure and/ or property by the City. c. The formation of an assessment district set up to cover the costs of equipment and manpower that are over and above the manpower and transferable equipment allocations at Fire Station #2 at the .time of transfer. The assessment district shall only fund the additional manpower costs until such time as the projects within the assessment district boundaries produce sufficient revenues to the City's General Fund to pay for said manpower. The time frame for this supplement shall be determined at the time of the assessment district's formation.

The boundaries for the above assessment district(s) shall be related to the area receiving benefit from the new location in accordance with a fair-share approach to funding the above.

31. Prior to issuance of grading permits, a security fencing plan shall be submitted to and approved by the Police Department. The fencing shall be a minimum of six feet with locking, gated access. Security fencing may not be required under the following circumstances:
a. During/after grading, if there is no construction, unsecured structures or unenclosed storage of materials and/or equipment, and the condition of the grading site does not constitute a public hazard, as determined by the Engineering Services Department. b. With developments that will be phasing their projects and they meet the above requirements.

32. All security fencing shall remain in place until a Certificate of Occupancy has been approved or one of the above circumstances exists.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 846 of 1555

33. Prior to issuance of any building permit, the applicant shall submit to the Engineering Services Department a computer generated point by point lighting plan covering exterior building, parking lot, and other common area lighting. The plan shall include notation relative to manufacturer's specifications for the light fixtures proposed. The applicant shall also submit a fee to the City to cover the review of this plan by a consultant obtained by the City.

34. All lighting fixtures shall be of a type and orientation that will not produce a glaring condition on surrounding properties and roadways.

35. All lighting fixtures shall be enclosed in vandal-resistant fixtures.

36. Prior to issuance of Certificate of Occupancy, all businesses shall have their addresses applied to their rear doors.
3 7. At the present time, the Monroe Street bridge is a two-lane facility.

With the traffic expected to be generated by the proposed project and future growth in areas both to the north and south of the 1-10 Freeway, this facility has been found to be grossly inadequate. The developer or successor-in-interest shall not protest the formation of an assessment district for the design, land acquisition, and construction of a new bridge and ramp improvements at this interchange. The assessment district boundaries shall be related to the area receiving benefit from the improvements in accordance with a fair-share approach to funding the needed improvements.

38. Residential densities within the Pacific Indio project shall not exceed 15 units/acre.

39. Mini-warehouse and/or self-storage uses shall be prohibited uses in all land use designations. The Pacific Indio Properties Development Standards shall be revised to reflect this prohibition.

PASSED, APPROVED and ADOPTED this 27th day of November, 1991 by the following vote:

AYES: Council.members Hunt, Lopez, Oakley, Mayor FitzHenry NOES: None
ABSENT: None
ABSTAINED: Councilmernber Holt
ATTEST:

Clerk
City of Indio, California
or

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 847 of 1555

DEVELOPMENTSTANDARDS
FOR

PACIFIC INDIO PROPERTIES

INDIO, CALIFORNIA
Preparedfor:
/3.2%..PACIFIC INDIO PROPERTIES
4-EI:?8—5 CENTURYPARK EAST, #1880
‘ LOS ANGELES, CALIFORNIA90067
Preparedby:

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].F.DAVIDSONASSOCIATES, INC.

P.O. BOX 12317
PALM DESERT, CALIFORNIA92255
PROJECT MANAGER: SUSAN E.WILLIAMS
(619)
DECEMBER 1990

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 848 of 1555

PACIFIC INDIOPROPERTIES DEVELOPMENTSTANDARDS
PREPARED FOR:

PACIFIC INDIO PROPERTIES
1785 CENTURY PARK EAST, #1880
LOS ANGELES, CALIFORNIA 90067
PREPARED BY:
].F. DAVIDSON ASSOCIATES, INC., PALM DESERT OFFICE
P.o. BOX 12317
PALM DESERT, CALIFORNIA 92255
GABRIEL E. PAPP, SENIOR PLANNER

MARK SATRE, SENIOR PLANNER

SILVIO POPOVSKY, ASSOCIATE PLANNER
PROJECTMANAGER: SUSAN E. WILLIAMS, SUPERVISING PLANNER
MICHAEL D. MYERS, VICE PRESIDENT, REGIONAL MANAGER
CLAUDIA S. GAMLIN, REGIONAL DIRECTOR OF PLANNING, PALM DESERT DECEMBER1990

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 849 of 1555

TABLE OF CONTENTS

PURPOSEAND INTENT

ARCHITECTURALDESIGNGUIDELINES

LANDSCAPEARCHITECTURALDESIGNGUIDELINES

OFF-STREETPARKING DESIGN GUIDELINES

DEVELOPMENTSTANDARDSBYPLANNING AREAS
PLANNING AREA1 (MULTIPLE FAMILYRESIDENTIAL)
PLANNING AREA2 (GENERAL COMMERCIAL)
PLANNING AREA3 (MANUFACTURING / LIGHTINDUSTRIAL)
PLANNING AREA4 (HEAVY COMMERCIAL-WAREHOUSE DISTRICT)
PLANNINGAREA5 (HEAVY COMMERCIAL-AUTOMALL)
PLANNING AREA6 (GENERAL COMMERCIAL/ OFFICE)
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 850 of 1555 LIST orFIGURES
FIGURE1 Project Site
FIGURE2 TypicalMediterranean Architeetural Style
FIGURE 3 Typical FenceDesign
FIGURE4 PlantMaterials List
FIGURE5 PlanningArea Designations

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 851 of 1555

PURPOSE AND INTENT
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PAcn=Ic:Nm0 PROPERTIES
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 852 of 1555 10 DEVELOPMENT STANDARDS FOR PACIFIC INDIO PROPERTIES

PURPOSE AND INTENT

PURPOSE
The purpose of the Development Standards is to encourage, preserve and improve the health, safety and general welfare of the community by encouraging the use of contemporary land planning principles. The Standards ensure quality growth and provides the impetus for typical building and design criteria for the entire 242 acre development.

INTENT
The intent of the Development Standards is to provide a cohesive implementation plan for the Pacific Indie Properties project.

The provisions of these Standards are intended to allow diversification of uses, use relationships, architectural style, parking and landscaping requirements, building height and bulk standards, fencing and signage requirements, and open space areas in planned building groups while insuring compliance with the spirit and intent of the City's General Policies and Development Plan. The Standards are composed of four basic components which categorize the various levels of design standards. These components are as follows: Architectural Design Guidelines, Landscape Architectural Design Guidelines, Parking Standards and Development Standards by Planning Areas (i.e. Multiple Family Residential, General Commercial, Manufacturing/Light Industrial, Heavy Commercial~WarehouseDistrict, Heavy Commercial—AutoMall and General Commercial/Office).

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INO.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 853 of 1555 w
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 855 of 1555 II. ARCHITECTURAL DESIGN GUIDELINES
The architectural guidelines for the Pacific Indio Properties Project are written with the purpose and intent to create an identity for the project through the use of unifying characteristics such as: colors, materials, and architectural focal points, In addition, architectural creativity will be encouraged. The guidelines are written to assure adaptability to the many types of land uses and structures that will ultimately be included in the Pacific Indio Properties Project. The use of repetitive features which allow the viewer to experience harmony and cohesiveness will create a pleasing effect.

THE GOALS FOR THE PACIFIC INDIO PROPEREIES PROJECT ARE: ’ to set the standard for the development of the Shadow Hills area; to assure quality development;
to set the project apart as the nucleus of a unique and exciting new community; and
to draw interest from a large market area.

THE GOALS OF THE ARCHITECTURAL ELEMENTS ARE: . to create harmony and cohesiveness through the use of common “background” features, such as colors, materials, and textures; . to assure a pleasing view from the freeway; to provide a unifying effect through the use of repetitive architectural features throughout the project; and , . to encourage architectural creativity within a cohesive project i
a identity.
‘PREPARED FOR PACIFIC INDIO PROPERTIES
,;—,.»,_».y./, rs BY: 3.F. DAVIDSQN ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 856 of 1555

INDUSTRIAL USES
The following general criteria shall guide the design of industrial buildings:
lo Building sides shall be painted and contain architectural treatment akin to the proposed theme for the project.
o Metal buildings shall not be permitted.
0 Exterior building materials shall be primarily concrete or stucco in natural grays or earthtone colors. Additional materials may be used secondarily as part of the architectural treatment of facades.
o All mechanical equipment shall be screened from public view. 0 Rear or sides of any building visible from public view shall also be treated architecturally similar to the front of the building.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.B‘. DAVIDSON ASSROCIATES, mg.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 857 of 1555 MULTI~FAMILY RESIDENTIAL USES
The design guidelines for multi~family residential uses seek to preserve the security, tranquility , privacy and well~being of their residents. The guidelines are as follows:
0 Block walls shall be used to separate residential areas from heavy~traffic collector and arterial streets. Walls shall use staggered planes when longer than 30 feet. Walls shall display a high quality in finish and detail. The use of textured materials is preferred. Likewise, a combination of materials is encouraged (e.g. stucco and wood).

Residential units shall be oriented to maximize the privacy between neighbors. They should also be oriented towards desirable views of open space.

A gateway to each residential community shall be provided. That gateway shall incorporate community theme walls, signage and landscaping.
i Residential buildings shall use varied planes and setbacks to avoid monotonous unbroken facades. A combination of one and two story elements is encouraged.

Roofs with the following elements are encouraged: hip or shed form, broken ridgeline, deep overhang, cornice banding and earthtone color tiles.

Balconies and porches shall be incorporated into the design of the residential buildings.

Architectural decorative details shall be incorporated to enhance the project. Some of the details may be: pronounced front entries, deep set doors and windows, decorative wood or iron balustrades, columns, archways and architecturally treated gutters, downspouts and chimneys.
i Color of buildings shall be soft warm earthtone colors. colors may be used on trims, doors, windows and detail elements.

Small parking areas with housing clustered about is preferred over continuous loop parking.

Housing units shall be surrounded by abundant recreational open space areas. Mechanical equipment and trash enclosures shall be screened from View with walls and landscaping that is architecturally compatible with the project.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, Inc.

ACCSDC’

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 858 of 1555

ARCHITECTURAL THEME
Mediterranean architecture shall be the architectural theme of the entire project. The mediterranean style is selected because it blends well with the desert environment. The following design features, which are suggested for the project, are typical of this architectural style:
o Projections and details which give light and shade contrast. o Solid wall areas that dominate over window and door openings. 0 Colors which are earthtones, grays and white. More vivid colors used as an accent for trims, fascias and other decorative elements. o Covered walkways such as arcades and trellises which provide shade to pedestrians.
o Facades composed of large horizontal walls or arcades which are broken by vertical volumes at points of entry and corners of buildings. The vertical volumes concentrate an array of decorative elements which emphasize the access points to the building (e.g. columns, sculptures, domes, etc.). Facade sections between corners and accesses are sparsely decorated using mostly heavy facsias and decorative trims around wall openings.
o Roofs which combine flat and pitched areas. Materials for pitched roofs are: clay mission tiles, pan tiles and flat tiles.

Materials for flat roofs are not important for aesthetical purposes if they are concealed behind parapet walls.
0 Windows and doorways used as design elements to express variety and richness. They are also recessed to show wall thickness.

FREEWRXFRQNTAGETREATMENT
A design treatment visually integrating all land uses proposed along the freeway is encouraged. Suggested treatments are:
0 Constructing an architectural wall combining solid sections with ample view fence sections.
0 Berming combined with theme landscaping.
o Coordinating design of building facades along freeway frontage with a unifying architectural theme. o Combining any of the above design treatments.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, IN§.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 859 of 1555 w
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 860 of 1555 SOME
A combination of monumental and small scale buildings and exterior spaces is encouraged. The monumental scale will make the project stand out in the City of Indio. The small scale will create intimate spaces with greater potential for social activities. The contrast between the two scales will make the project more interesting and exciting.

PEDESTRIAN
All parts in the project shall be designedto make the pedestrian feel at home. The following design criteria shall be applied: ‘ 0 Direct walkways, which cross the parking areas shall be incorporated to connect all commercial, office and residential buildings in the project.
0 Pedestrian walkways shall be made attractive to pedestrian by incorporating the following elements: textured paving, canopies,i theme planting, bollards, trellises, columns and rest areas.

PREPARED FOR PACIFIC INDIO PROPERTIES
are: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 861 of 1555 A m

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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 862 of 1555 III. LANDSCAPE ARCHITECTURE DESIGN GUIDELINES

CONCEPTUAL LANDSCAPE MASTER PLAN
The Conceptual Landscape Master Plan contains goals and objectives contributing to public welfare and project quality. Landscape elements designed for these goals are as follows:

Barriers to separate property and land use.

Buffers to shield from noise, dust and wind...

Screens to prevent objectionable views and glare.

Visual Cues to identify entries and significant areas.

Micro—climates to reduce energy consumption and provide comfort.

Aesthetic Treatmentsto promote project identity and enhance the environment.

The Conceptual Landscape Master Plan shows the community elements and how they relate to each other.

PROJECT ENTRIES
. Primary Entry
The intersection of Avenue 42 (to be renamed "Shadow Hills Boulevard" by the City) and Monroe Street serve as the primary access point to the project. A meandering arterial street (Pacific Indio Boulevard) located between Avenue 42 and Interstate 10 will act as the major. thoroughfares into the development. The intersection of this arterial and Monroe Street will serve as the primary development entry.

The entry will consist of landscaped triangular planters at each corner of the intersection. Inside the planters will be Date Palm and flowering accent trees that provide visual emphasis and framework to the entry. In addition, berms and low profile seasonal flora will be used to enhance the main entry.

C A project monumentsign shall be placed in the Monroe Street median (eventual median width of 24') to identify the project site. The sign should be simple and incorporate the project logo.

Architectural detail features, color and surface texture, should be incorporated using the architectural style typical of the project.

Crosswalks may provide entry emphasis and tie the project together through the use of colored or textured concrete paving or banding or with another special paving treatment (subject to City Standards) to provide delineation of pedestrian crossing areas.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 863 of 1555 . Secondary Entry
Driveways along Shadow Hills Boulevard, Monroe Street and Jackson Street plus Mediterranean Sea Street, and Caribbean Sea Street, Adriatic Sea Street, Indian Ocean Street and Caspian Sea Street will receive treatment as secondary entries. They will contain landscape and site feature elements complementary to the primary entry theme.

These entries will be de~emphasized in scale and be characterized by flowering accent and Palm Trees. The base of the planting areas shall contain flowering shrubs or groundcover masses to further complete these areas. These secondary entries may contain graphic/directional signage that repeats from the entry theme and identifies points of access. Paving at entry drives may also be accented with colored, textured or special pavers to have a common unity with the primary entry.
swassmscnpns
The streetscape planting was selected in order to make a distinction between the streets and emphasize the street hierarchy through the project. ‘
’
plant material. Considerationis given to the relationship of plant material to the street and adjacent land uses. . Shadow Hills Boulevard, Monroe Street, Jackson Street (Proposed 124’ Urban Arterial Streets).

Shadow Hills Boulevard is an east/west major arterial serving the i site along the project's northern border. Monroe and Jackson Streets are north/south major arterials that link the site to Shadow Hillss Boulevard and Interstate 10. The landscape treatment shall provide median plant material compatible to the development and similar to Indio streetscape themes. A landscaping area twenty foot (20') in depth will include meandering sidewalks and provide Palm Trees intermixed with flowering trees and seasonal flowers. These are also the recommended landscaping materials for the proposed medians and public right-of-way. . Pacific Indio Boulevard is the main collector road that enters the project. It enters the project at Jackson Street and traverses the project site, joining all uses and extending west of Monroe Street.

The City may provide additional right-of—way through parcels not associated with this project by use of the mapped street process. A twelve foot (l2’) parkway for sidewalk and landscape purposes will should be provided.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 864 of 1555 The street trees shall be formally spaced at a minimum of thirty-five (35’) feet on center. The use of Date Palms combined with Silk Trees, Ficus, Bottlebrush, Jacaranda, Evergreen Pear etc. (refer to Figure 4, Plant Materials list) are recommended as primary accents along all street frontages.

All other entry streets shall also be in conformance with the above referenced standards.

LAND USE TRANSITIONS . The use of buffers between dissimilar land uses will help to provide compatibility and a more pleasing environment.

A minimum ten foot (l0’) landscaped buffer and six foot (6') decorative block wall shall be placed between residentially and commercially zoned land; additionally, buffers and block walls shall be placed on property lines where the project abuts adjacent property.

Landscape treatment shall be consistent with the character and overall theme of the project. Block walls shall be slumpstone or precision block with stucco texture and coloring consistent with the architectural style of the project.

FREEWAY VIEW CORRIDOR:

Enhanced landscape treatments are recommended for the Interstate 10/commercial edge to give proper project identity along the heavily traveled corridor. This will be achieved by a 20’ landscape strip and more diverse and denser landscape planting of drought-tolerant shrubs and groundcovers. View corridors should be maintained to identify tenants and retain vistas across the Shadow Hills. Dense planting buffers should be selectively placed to break up large building masses within the project.

The desired landscape effect will be to create a meandering greenbelt along the freeway edge while being sensitive to Valley Sanitary District's service vehicles need for a clear 20.’ The District requires this space for maintenance of the proposed sewer easement.

PEDESTRIAN LINKAGES:

Walkways shall be designed to provide pedestrian links throughout the entire project and shall be coordinated with vehicular circulation to provide safe and convenient access to all facilities within the project. Major vehicle access shall be treated with either brick or stone pavers or colored, stamped concrete, (consistent throughout the project) and is encouraged in walkways and pedestrian street crossings. I Walkways shall include intermittent outcovers of pedestrian oriented nodes (i.e. benches, shade structures, drinking fountains, trash receptacles, landscaped trellises, low profile lighting, etc.) in order to encourage pedestrian activity.

PREPAREDsop. PACIFIC mmzo PROPERTIES
BY: J.F. DAVIDSONASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 865 of 1555 a
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 866 of 1555

LIGHTING
All community~wide lighting requirements and conditions should apply at the neighborhood level. The fixtures should be City of Indio standards and shall be installed in accordance with Indie and Imperial Irrigation District standards and specifications.

Lighting for individual buildings is recommended to be directed or screened to prevent the light source from being visible from adjacent streets or lots and lighting levels kept to reasonable levels.

Where feasible, public lighting shall be on timers to reduce energy consumption.

PLANTING/IRRIGATIONGUIDELINES: . Planting
Because of the extreme climatic conditions of the Coachella Valley, the installation of plant material during the coldest winter months (December through March) or the hottest (July through September) can be difficult. If materials must be planted during these difficult times, plant establishment may require greater care over a longer period of time. i The plant materials list (Figure 4) is intended to be a guideline for selection of material that is appropriate for climatic conditions, soil conditions and maintenance. The limited palette will provide some unity to the selections.
i All trees shall be a minimumfifteen gallon (15 gal.) size except for, Eucalyptus species which may be five gallon (5 gal.) size (except required parking lot trees which are required by Indio City Code to be a minimum of 15 gallon size and larger).

Street trees shall be spaced at a maximum of thirty—five feet (35’) on center along the street frontage.
. Irrigation
Irrigation systems shall be designed and installed in conformance with all governing codes and local ordinances. Design of the system shall utilize water conservation methods where possible, i.e. drip irrigation, low precipitation heads. Irrigation controllers shall contain water efficient monitoring and control features. The use of moisture sensors to achieve optimal application of water to landscape areas will be encouraged. Care shall be taken to separate systems based on plant materials, water requirements, slopes, exposure to sun, wind conditions, and slopes.

Irrigation systems shall be designed to prevent overspray onto sidewalks, streets and across property lines.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 867 of 1555 FIGURE4

SUGGESTEDPLANT MATERIALS LIST

TREES- EVERGREEN
Acacia baileyana
Acacia smalii
Brahea edulis
Casuarinaspecies
Cercidium?oridum
Chilopsislinearis
Cinnamomuncamphora
Geijeraparvifolia
Eucalypthus citriodora
Eucalypthusrudis
Eucalyptusmicrotheca
Fraxinusuhdei
Olneyatesota
Pinus eldarica
Pinus halepensis
Pinusthunbergiana
Pithecellobium?exicaule
Prosopischilensis et. al.

Quercusilex
Quercussuber
Quercusvirginiana
Schinusmolle
Rhus lancea
Washingtonia filifera ~ Washingtoniarobusta

TREES - DECIDUOUS
. Celtisaustralis
Fraxinusvelutina
Jacarandamimosi?olia
Koelreuteriapaniculata
Lysilomamicrophyllava. thornberi
Melia azedarach
Morus alba
Pistaciachinensis
Platanusracemosa
Prunus cerasiferas
Baily Acacia
Southwestern sweet acacia
Guadalupepalm
Casuarina A Blue palo Verde
Desert willow
Camphortree
Australianwillow
Lemon-scentedbum
Red gum eucalyptyus
Coolibahor Tiny-capsuled eucalypt
Evergreen ash A Desert ironwood
Mondellpine
Allepo pine
Japanese blackpine
Texas ebony
Mesquites
Holly oak
Cork oak
Southernlive oak
Californiapepper tree
Africansumac
Californiafan palm
Mexican fan palm
European hackberry
Arizona ash
Jacaranda
Goldenraintree
Feathertree
Chinaberry
Fruitlessmulberry
Chinesepistache
Californiasycamore
Cherry plum

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 868 of 1555 Quercuspalusuis
Tilia americana
Tilia cordata
Ulmus pumila
Zelkova serrata
SHRUBS
Atriplex nummularia
Buxus microphylla
Dalea frutescens
Calliandra eriophylla
Cassianemophila
Caesalpiniapulcherrima
Chaenomelesspeciosa
Chamoeropshumilis
Cortaderiaselloaria
Cordiaparvifolia
Cotoneaster franchetii
Cycas revoluta
Dodonaea viscosa
Encelia farinosa
l Euonymusjaponica
Fouquieria splendens
Hibiscussyriacusalthaea
Juniperuschinensisvar.
r Justiciaspicigera
Lagerstroemiaindica
Lantana species
Leucophyllumfrutescens
Ligustrum Iucidum
Nandinadomestica
Neriumoleander
Olea europea
Photiniafraseri
‘ Pittosporum tobira
Pyracantha coccinea
Raphiolepisindica
Rosmarinusof?cinalis
Rhus choriophylla
Salvia greggii
Simmondsia chinensis
Sophora secundi?ora
Tagetes limmoni
Pin oak
American linden, basswood
Little leaf linden
Siberian elm
Sowleaf sellcova
Old man saltbush
Boxwood
Black dalea
Fairy duster
Desert cassia
Red bird of paradise
Commonflowering quince
Mediterraneanfan palm
Pampa grass
Little leafcordia
Franchett cotoneaster
Sago palm
Hop bush
Brittle bush
Evergreeneuonymus
Ocotillo
Rose of sharon
Spreadingjunipers
Mexicanhoneysuckle
Crape myrtle r Lantana
Texas ranger
Glossy privet
Heavenly bamboo
Oleander
Olive
Fraser’sphotinia
Pittosporum
Firethorn pyracantha
Indianhawthorn
Rosemary
Evergreen sumac
Red sage
Jojoba
Texas mountainlaurel
Mountainmarigold

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 869 of 1555 Tecurna stans var. angustata
Yucca aloifolia
Yucca ?lamentosa

GROUNDCOVERS
Acaciaredolens prostrata
Arctostaphylosspp.

Baccharispilularis"centennial"
Bougainvillea
Carpobrotus
Ceanothusspp.

Cotoneastcrglaucophyllus
Euonymunfortunei radicans
Gazaniaspp.

Hederahelix
Iuniperushoxizontalispp.

Juniperussabina
Malephora crocea
Osteospermun fructicosurn
Rosemarinusofficinalis var.

Variousspp.

Yellow trumpet bush
Spanish bayonet
Adam’s needle yucca
Prostrate acacia
Manzanita
Dwarf coyote brush
Bougainvilleaspp.

Ice plant,sea fig
California lilac
Bright bead cotoneaster
Winter creeper
Gazania
English ivy
Blue caxpet juniper
buffalojuniper
Ice plant
African freeway daisies
Dwarf rosemary
Turf grasses

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 870 of 1555 s -‘K
-'1' 2.'L'L'm_'La.'s. .'€-‘-'3-.‘.L~"'é-“it "
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PACIFICmio PROPERTIES
.0F F‘-s REET P ARKmG GU:Dsun
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 871 of 1555 xv. OFF-STREETPARKING DESIGN GUIDELINES
GOALS: Parking areas areto be well designed and located in order to meet the parking needs created by specific uses. Off—streetparking and loading areas are to be established in a manner that will ensure their usefulness, protect the public safety, and buffer surrounding land uses from their impact.

BASIC REQUIREMENTS FOR OFF—STREET PARKING
Off-street parking shall be provided for:

Any new building constructed.

Any new use established.

Any addition or enlargement of an existing building or use. .Any change in the occupancy of any building or the manner in which any use is conducted that would result in additional parking spaces being required.

The required parking spaces shall be located on the same building site except as otherwise provided.

All off-street parking spaces and areas required shall be designed and maintained to be fully usable for the duration of the use requiring such areas and spaces. y , On-street parking within public streets, driveways or drivesshall not be used to satisfy the off~street parking requirements.

Whenever the computation of the number of off-street parking spaces lrequired by this Section results in a fractional parking space, any fractional space less than 1/2 of a parking space shall not be counted.

Temporary use of off-street parking spaces for non-parking purposes will not be a violation.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 872 of 1555 RESIDENTIAL:

In Planning Area I where multiple family residential use is permitted, off-street parking shall be in conformity with the following: . Minimmm Design Reguirements Multiple Family Residential Units
Each required covered off~street parking space shall be in a carport or garage and shall be a minimum of 9 feet in width and 19 feet in depth of unobstructed area provided for parking purposes. In carports or garages containing two or more side-by~side parking spaces, the required minimum measurements may include the exterior walls or supports of the structure, providing the minimum unobstructed width of each parking space is not less than nine feet.

Driveways providing access to garages, carports and parking areas serving four or less dwelling units shall be a minimum 10 feet in width.

Parking Requirements: . Multiple Family Residential Parking Spaces shall be required for each dwelling unit as follows:
one bedroom or studio units: 1.5 spaces, of which one is covered. 2+ bedroom: 2 spaces, of which one is covered.

Parking structures shall be architecturally compatible with the theme and character of the dwelling units.

Parking shall be provided on paved areas only.
a Parking shall include a six inch curb to retain landscape irrigation and contain traffic circulation.
‘

PREPARED FOR PACIFIC INDIO PROPEREIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 873 of 1555

COMMUNITY FACILITIES, COMMERCIAL AND INDUSTRIAL
. iim = Access drives and aisle widths shall meet the specifications set forth in Section 25.120 of the Indie City Code (Development Standards for all off~street parking areas).

Parking stalls: Each off—street parking stall shall consist of a geometric area not less than 9 feet wide by 19 feet long except as follows:

Stalls designated for long~term industrial and commercial parking may be reduced in width to a minimum of 8~1/2 feet.

Thoseareas designated for use by motorcycles shall consist of a minimum usable area of 56 square feet. .

L Off~street loading spaces shall be provided and maintained on the same lot with every building and be in conformance with section

25.120 (F) 1-3 of the Indie City Code. In no event shall the number of employee parking spaces exceed 10% of the total required.

Employee Parking may be reduced to stall sizes of 8-1/2’ x 19’ stalls.
.PARKING REQUIREMENTS:

Commercial Facilities, Commercial and Industrial development parking spaces shall be required as follows:

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 874 of 1555

INDIO CITY CODE
SEC. 25.114. number of parking spaces required.

The number of off-street parking spaces shall
be no less than as set forth in the following
schedule unless otherwise specified, aad—£ee ehe—peepeee—e£Lehie—eeee4ea, the "Floor Area" shall mean gross floor area.
033
,,{A+ ‘- ,3, ,- :. .3 . , ne «»'.. 3
‘.-..-n aad—eec¢£ee-gasagee
(8) banks
(CV?Business and professional
offices (excluding medical
and dental)
(0) Bowling alleys
(E) Churches, theaters, clubs,
lodges, social halls assembly
halls, dance halls, and
auditoriums
43+. JhmeeeL4hmMm»—mee%eariee
(G3 —Furnitureand appliance
stores, household equipment or furniture repair shops
(H)
V Hospitals
(1) Hotels and motor hotels
(J) Industrial uses
(1) Wholesale establishments,
warehouses, and industrial ‘
11395.
(2) Outdoor uses
(K7 Mmdical and/or dental clinics
(L) Qpen air commercial uses, such
as nurseries, new and used
car lots
-H%L 3ebL4e—esqpeivate—elemeataey——
e4L§un4e£—h4gh~eehee4e
-GM} PubJ4e—ee—peéaee—h§gh—eeheel
.

PRERAREDFOR RACIFTC INDIO PROPERTIES
BY: J.F. DAVIDSON.ASSGCIATES, INC.

RACIFIC INDIO PROPERTIES

PARKING SRACES REQUIRED
one for each 200 sq.ft. of floor area. one for each 300 sq.ft. of floor’ ' area or two for each one employee, whichever is greater.

Threefor each alley. One for each three and one-half
fixed seats or one for every fifty
sq.ft. of floor area, whichever is
greater.
one for each 800 sq.ft. of floor area. One for each patient bed. One space for each living or sleepint unit. * One for each two employees or one for each 500 sq.ft. of floor area, whichever is greater. One for each 2500 sq.ft. of ground area.
five spaces for each doctor or dentist, or one for each 200 sq.ft. of floor area, whichever is greater. one for each 1000 sq.ft. of lot area devoted to sales and display. ¥ea~spaeee~ples~eae—epaee—éee—eaeh

1. , Oee—ées—eaeh—$en-etudente—p%ue—ea ée£—eaeh—elaee£eem+ ‘ .
l.l spaces for each guest
unit, two spaces for the
resident manager, plus
required spaces for additional uses onsite.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 875 of 1555 IF)‘ Restaurants, cafes,
cafeterias, bars, cocktail
lounges, night clubs, and
other similar places serving
food indoors.
4%H- Rewtuesaeessiegahemee
(R)
PREPARED1-‘onPACIFIC more PROPERTIES
BY:

Retail establishments and
‘service businesses not otherwise enumerated in this
section such as drugstores,
department repair stores,
animal hospitals, business
schools, dance studios,
indoor theaters.

Reeméegbheueeer—£¥aee§eiey—er—
ee£es4ty—heuees
Jape DAVIDSONASSOCIATES, INC.
one for each five seats or one
for each 75 sq.ft. of floor area whichever is greater.

Gne~ée5—eaeh—ehsee—paeieae—bede+ one space for each 150 sq.ft. of floor area up to 10,000 sq.
ft. or 67 spaces; thereafter, one for each 300 sq.ft. of floor area, exclusive of area used for air conditioning or other utility equipment.

Oee—éer—eaee—eéeeping-seemr
Car pick-up restaurants shall
provide 25 ft. per vehicle prior
to the order placement location.

This area shall be offhstreeta
55 spaces per 1000 sq.ft. of gross
leaseable area.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 876 of 1555

LANDSCAPING
A minimmm of 10 percent of the interior off~street parking area shall be landscaped with at least one 15 gallon minimum size tree for each six parking stalls (which may be clustered or grouped) and appropriate ground cover. All off~street parking areas shall be screened so as to minimize the negative visual effect from streets.

Landscape and irrigation plans, including the type and location of plant materials, shall be submitted to and approved by the Planning Department and Riverside County Agricultural Commissioner's office Development Review Process.

STANDARD IMPROVEMENTS
Concrete Wheel stops not less than 6 inches in height shall be provided along any property line which abuts a public walkway, street or alley except where curb—line landscaping can serve as.a wheel stop.

Adequate lighting shall be provided if off-street parking facilities are to be operated during hours of darkness after 7:00 p.m. (the lighting shall be designed, arranged and installed so as to confine direct rays onto the premises and to direct light away from adjacent structures, premises or streets).

All parking stalls shall be clearly outlined with lines on the surface of the parking facility or any other permanent space designator (trees, shrubs, etc.).

All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete or any other all weather surfacing (turf block, etc.). All areas within the parking area not paved shall be landscaped. . Walls: All fences and walls shall conform to the following standards: . Planting: Plant materials, when used as a screen shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, so as to provide screening, have a minimum height of two feet, within 8 months after initial installation, or screening per 1, 2 or 3 above shall be installed. . Berms: Berms, including grass or plant materials, shall not exceed the height limitations set forth in this document. I‘ i ' '

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 877 of 1555

SPECIAL REQUIREMENTS
The following parking requirements are applicable to residential, comercial and community facilities as noted. . Handicapped: Parking shall be placed as required by State Law. . Bicycles: All commercial and industrial areas shall provide adequate locking facilities for which they are designated. . Car pools: Spaces provided for the specific uses shall be marked by signs, colored lines, etc.

OPTIONAL PROVISIONS
The following may be provided at the option of the developer when applicable to commercial, residential, or community facilities off— street parking uses. Shared parking: Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours, or when hours of peak use vary. Requests for the use of shared parking are subject to the approval of the City Planning Commission and must meet the following conditions: . Sufficient evidence shall be presented demonstrating that no substantial conflict will exist in the principal hours or periods of peak demand of uses for which the joint parking is proposed. . The number of parking stalls which may be credited against the requirements for the structures or uses involved shall not exceed the . number of parking stalls reasonably anticipated to be available during differing hours of operation. n . Parking facilities designated for joint use shouldbe located within a reasonable distance from the structure or use served. . A written agreement shall be executed to the satisfaction of all parties concerned assuring the continued availability of the number of stalls designated for joint use at the period of time indicated.

TRANSPOREATION PLANS l Facilities may decrease their required number of parking spaces subject to the approval of the Planning Commission based upon a detailed transportation management plan supplied by the applicant which may include, provisions for mass transit, car pooling, staggered work hours, etc. In addition, facilities which employ a mass transit system may provide temporary loading/unloading areas within a reasonable walking distance from the facility for which they are provided.

PREPARED FOR PACIFIC xwnxo PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, Iwc.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 878 of 1555 V4.

DEVELOPMENT‘ STANDARDSBY
ll uu;u|

PACIFICINDIQPROPERTIES

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 879 of 1555 V. DEVELOPMEN'1"STANDARDS BY PLANNING AREAS
The development standards are separated into six planning areas. Each of the areas analyze a specific type of land use in conjunction with the proposed building intensity of that use. The standards prepared for the Pacific Indio Properties project are more stringent than the Indio City Code. Each Planning area is compared to the existing City Code requirements. Where applicable, uses and standards not in harmony with the intent of this project have been deleted. These standards also provide additional requirements consistent with the theme and character of the project.

1.. PLANNING AREA.1 (MULTIPLE FAMILY RESIDENTIAL) . Description Planning Area 1 contains approximately 20 acres of multiple family residential area (apartments) at a density of 12 dwelling units per acre.

P ’
C
PINDIO CITY CODE i ~=

P PACIFIC INDIO PROPERTIES
. ~ LANDUSES
Usespermittedper City Code Section25.26:

Residentialdwellings;Private
Garages &accessorybuildings
customarilyappurtenant to the
permitteduses; Homeoccupations;
Licensedfosterhomes, receiving
homes&homesforthe aged;
Boardinghousesand lodginghouses. ; ConditionalUsesper CityCodeSection25.27:

Childnurseries;Schools, parks, a
C Prohibitpublicparkinglots not
churches&publicutility structures; associatedwithonsiteretail. ; Private
clubsor recreationfacilitiesnot
open to thepublic
SiteDevelopment
LotSize:None Proposed: 20 acre minimumlot size
LotDimensions: 100’minimumwidth, Proposed: 20 acres(exceedingminimum 150' depth width and depthrequirements).

MaximumBuildingHeight
Buildingsshallnot exceed three (3)
storieswitha maximumheightof 35’.

PREPARED ma PACIFIC moralPROPERTIES
Br: J. F. oavmsozvassocrarzrs, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 880 of 1555

INDIO CITY CODE PACIFIC INDIO PROPERTIES
WTTTTTTTTFDTDCXTDDCDj mjmjjmmfjjimmmjjmmmemjmmm & j&mj&jjat%o&&-jimbtoumuujxmmuxn-u@cmuxIxu¢m—$uanmuumu1mnmma—mm«mu%jamt:-utnmuiruocnulnunnoxnancc-u&uuuuaIIm¢unu¢ucunmmm%m Principalbuildingsmay exceedthe
height limitif approvedby Conditional
UsePermit.

Architecturalfeatures including(but
not limitedto) towers, chimneys,
cupolas etc. may exceed35 feet in
height as determinedby Design Review.
‘ MinimumBuilding setbacks: Minimum
. setbacksare as follows:

FRONTYARDSANDSTREETFRONTAGES
12-3ZONE
One-story } 20
Two-story } 30
Three-Story } 35
Fences& Walls 25
Sideyards(excludingstreet frontages)
R-3ZONE
A One-story } l0
‘Two-story } ~ 15
Three-Story } 25
ARearyards(excluding streetfrontages)
R-3 ZONED
Dwellingunits - A 20 feet
Accessory structures 10feet
asLotCoverage: No lot coyerage is
required.However, the followingstandards
i shallbe incorporatedinto theprojectdesign:

Commonopen space shallbe providedat a minimumof 350 sq. ft. per dwellingunit excludingdriveways andparkingareas. Parkingasrequiredin thisdocument.

Landscaping requiredin this document.

PREPARED FOR PACIFIC INDIO PROPERTIES
BX.’ J.F.. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 881 of 1555

INDIO CITY CODE
Accessory Structures:

Accessory structures shall not exceedone
story in height. No accessory structure
shallencroachwithin 10feet of the rear yard setback.

Accessory structures shallbe architecturally
compatiblewithmain buildings as required
above.

Landscaping:The minimumlandscapingrequirements
shallbe incorporatedinto theprojectsdesign:

Tree sizesshallincludea minimumof 15
gallon size and include 10%of the trees
of 30" box size and 30% of the trees of
24"box size trees.

Remainingtree sizesshallbea minimum5
gallon witha trunkdiameter of 2" at five
inchesabove grade.

Aminimumof 1 street tree for every 35
linealfeetofstreet frontage shallbe
plantedwithinthe parkway.

Alllandscapedareasshallbe equippedwith
automaticirrigationsystems.

Alandscapeplan shallbe approvedby the
RiversideCounty AgriculturalCommissioner
Officepriorto issuanceof irrigationand
landscapepermitsby theCity.
.Signzlge:

Standards:The following sign detailsshall apply:
.:ZONEp
R-3

USE KIND
Apartments Identification
1 PREPARED ran PACIFIC morePaoasarrss
13!’: JJ‘. DAVIDSON ASSOCIATES, INC.

PACIFIC.INDIO PROPERTIES:

DevelopmentStandardsin this
document.

MAX. MAX.

AREA TYPE HEIGHT
10 sq.ft.per Monument 6 ft.
dwellingunit, up
to 40 sq.ft.max. area.

All ?ora to be in accordance
withclimatezone 13 as
identi?edin the Sunset
Western Garden Book.

BuildingDesign: See General
Materials:The sign shall include
materialidenticalto the perimeter
wall.

Colors: The signbase andcopy
shall be consistentwith the
comprehensivecolorschemeprepared
for the development.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 882 of 1555 :

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 883 of 1555

2. H ...~.,;
PLANNING AREA 2 (GENERAL COMMERCIAL)
Description
Planning Area 2 contains approximately 78 acres of General Commercial related land uses. Land Designated as General Commercial is intended to be a major component of the community. Proximity to Interstate 10 also establishes the area as a prime commercial area serving the greater Coachella Valley.
restaurants, specialty shops and passive and active recreational uses.

PAcIsrc rnnro Paopaarrss
Tm -$m¢1n¢m¢nu¢éu@&¢jamt%&nmmto1n&aUc1¢u$Iou&&n¢&é-j—¢¢uXn1um&Ium% runro crrr consREQUIREMENTS Land Uses
Uses permittedper City Code Section25.63:

Retailstores, shopsor businessconducted~ Prohibitautosales. entirely withina building, includingfood
stores, furniturestores, restaurants
(except drive-infacilities). bars, cafes,
bakeries, auto-sales,personalservice
establishments, office & clinics, motelsand
hotels.

ConditionalUsesper CityCode Section25.64:

Indoortheaters,servicestations, ProhibitMotorcycle repairshops. automobilerepairand service
establishments, storage buildings and
warehouses, wholesalebusiness, drive-in
restaurants, bus terminals, amusement and
recreationbusiness, private clubsand
lodges, , billiard
parlor or poolhall.electricalsubstations,
hospitals,laundriesand dry cleaners, timtomobile car washes, veterinaryhospitals, multipleresidentialdwellings above the
ground-floorlevel of a retail or personal
serviceestablishment,printingandpublishing
shops,nurseries,furnitureupholsteryshops,
privateschools,garment assembly,auctions,
and satellitedishes,skillednursingfacility,
intermediate-carefacility as de?nedby
CaliforniaHealthand Safety CodeSection 1250
with densityto be determinedon a case-by-case
basis,generalacute care hospital,acute
psychiatrichospital,specialhospital,and
general acute care/rehabilitationhospitalas definedby CaliforniaHealthandSafety Code Section1250.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J. F. DAVIDSONASSOCIATES, INC.

It will also provide an area fro major retail outlets,

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 884 of 1555 more crrv com: PACIFICmorePROPERTIES
j“m*jDj‘mijjjjmT*jjj%j jjjmméjm jjjjmjjjm%j mjjjmjjjffmmjmw? jmmmmijjjjjjtaumjiua¢&mou?1£12u—mm&s%Im—a:cm3o1$unxu1u&1nmnxui&j31j¢_1uauj%u¢&I11&j m ProhibitedUses per City Code Section25.65
Uses not speci?edhereinunless determinedby
the PlanningCommission to be similarin
nature to those are prohibitedbut inno event
shallgeneralmanufacturingor billboardsbe
allowed.

SiteDevelopment
MinimumLotSize: Nominimumsubject
to DevelopmentReviewProcess.

LotDimensions:No minimumlot dimensions
requiredotherthan through the Development
ReviewProcess.

MaximumBuilding Height: No buildings
shallexceeda maximumheight of 35
feet. Individualdeterminationsshall
be madeforconditionaluses, and
othersmay exceedheightlimitby
use permit.
~ MinimumBuildingSetback: No , No commercialstructure shallbe setbacksare requiredexcept as may be locatedwithin20 feet of requiredby the PlanningCommission. residentiallyzonedproperty LotCoverage: Nominimumsubjectto
DevelopmentReviewProcess.

Parking: Totalnumberof parking
spaces requiredshallbe consistent
with IndiaCityCodeSection25.114
\gA-S).

Parkingshallbe providedon paved Parkingarea shallinclude a six areas only. inch curb to retain landscape
irrigationand containtraffic
circulation.

Landscaping:Refer to ChapterIII
of this document.

A PREPARED ran pacrrrc more PROPERTIES
ax: J..E'. oavroscm ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 885 of 1555 M 3. PLANNINGAREA. 3 (MANUFACTURING/LIGHTINDUSTRIAL) . Description Planning Area 3 contains approximately 34 acres of land uses consisting of
manufacturing and light industrial purposes.

INDIO CITY CODE REQUIREbENTS PACIFIC INDIO PROPERTIES
mwjjmT mjjjjj§ jjié@§%%%&D%%CIX%%I§?lH%jjj%iI%nmTnaT nnmnnnm?jjéimnmawmjjmjinm?jmIn11¢j%%iIuuDCt—jUZj&jboumII1ijrimmm % LandUses:

Uses Permittedper City Code Section 25.81
The followinguses are permittedwhen
conductentirelywithina building:

Retailandwholesalestores; mechanical
repairandrebuildingshops;personal
serviceestablishments;officeandclinics;
telephoneexchangebuildings;printingshops;
furnitureandupholsteryshops;warehouses
andstorage buildings,andsatellitedishes.

ConditionalUsesper City CodeSection25.82
Thefollowinguses are conditionaluses: Cabinetandcarpenter shops;auto-body-and paint-shops;lightmanufacturing or processingof food products,candy, cosmetics,ceramics,clothing;lightmetal
fabrication andassemblyof electrical
pppliances, electronicinstruments,radios
andtelevision,toys, novelties,heating
andventilatingand drainingducts,
batteries andsigns. Hotelsandmotels,
publicutilityyards;cleaning,dyeing
andlaundryplants;publicutility
structures;
outdoortheaters;sale-of-used-and
:-.2: - 2.-.:.-: _'_:::». .. 2 2;: :.r-: s; private schools; , residential use for caretakers; outside
;
- auctions,auto, truck, mobilehomesales
lots,equipmentrental yards; and
satellitedish.

PREPARED FORPACIFIC INDIO PROPERTIES
BY.’ J.E'. DAVIDSON ASSOCIATES, INC.

Prohibit all "outdooruses"
includinglandscape nurseries,
drive-inrestaurants, plumbing
and contractor yards.

Drive-thrurestaurants wouldbe
, allowed.

Prohibitauto body andpaint
shops, tire recapping,
automobileservicestations
and truck terminals; saleof
used and secondhandgoods;tire
repair andrecappingshopsand
outsidestorage ofrecreational
vehicles.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 886 of 1555 INDIO CITY CODE : PACIFIC INDIO PROPERTIES
mjjm?ijmmjmjjjjjjjmmjj?ma?w ProhibitedUsesper City Code Section25.83 ResidentialUsesandBillboards t
t In additionto the above, any» use thatrequires onsite outdoorstorage of motor
vehiclesis prohibited
Site Develgpment
, LotSize: No minimumlot size
subjectto DevelopmentReviewProcess.

C Lot Dimensions:Nominimumlot
dimensionsrequiredotherthan through
the DevelopmentReviewProcess.

MaximumBuildingHeight: Building
heightshallnot exceeda height of
thirty five (35)feet. Individual
determinationshallbe made for
conditionaluses or other uses and
structures byuse permit.

MinimumBuildingSetback:

Front Yard: Minimumten foot (10') required.

SideYard: No required,except twenty
feet when the lot adjoinsan R
(Residential)zonedproperty.

RearYard: No required,except twenty
feet when therear of a C-3 (Heavy
Commercial)zonedlot abuts a
residcntiallyzonedproperty. ‘ Coverage: Structuresshallnot exceed (75) percent of the gross area of the site.

Parking: Referto ChapterIV of this
document. Total numberof parkingspaces
requiredshallbe consistentwithlndio
City Code. Section25.114(A-S).

Landscaping:Referto ChapterIII
of thisdocument.

PREPARED FOR PACIFI C INDIO PROPERTIES
BY: Joli’. DAVIDSONASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 887 of 1555

4. PLANNING AREA 4 (HEAVY COMMERCIAL-WAREHOUSEDISTRICT) . Description Planning Area 4 contains approximately 22 acres of Heavy Commercial related uses primarily for warehouse and distribution type uses.

INDIO CITY CODE REQUIRELENTSC VPACIFICINDIO PROPERTIES
. ' LandUses
Usespermittedper CityCode Section25.81:

The followingusesare permittedwhen Prohibit"OutdoorUses"including conductedentirelywithina building: landscapenurseries,drive-in Retailandwholesalestores; mechanical
; restaurants, plumbingand
repairandrebuilding shops;personal contractor yards.
serviceestablishments; office and
clinics;telephoneexchange buildings;
printingshops;furniture and upholstery
shops;warehousesand storage buildings
and satellitedishes. ' C
ConditionalUsesper CityCodeSection25.82
The followinguses are conditionaluses:
l Prohibithotels andmotels’and
Cabinetandcarpenter shops;auto bodyand saleof usedandsecondhandgoods. paintshop;lightmanufacturing or
C processing of food products,candy,
cosmetics,ceramics,clothing;light
metalfabricationand assemblyof
p . lectricalappliances,electronic ‘ _ truments, radiosand television,toys novelties,heating and ventilating and
drainingducts,batteriesand signs. , publicutilityyards; cleaning,dyeingand laundryplants;
publicutilitystructures; tire recapping
; automobileservicestationsand truck
terminals;outdoortheaters;saleef-used
; tire repair and
recappingshops;private schools;
residential use for caretakers; outside
storage of recreationalvehicles; auctions,
auto, truck.mobilehomesales lots,
; equipmentrentalyards; and satellitedish.

PREPARED FOR PACIFIC INDIO PROPERTIES
Br: J. 5'. oavmsozvASSOCIATES, INC.
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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 888 of 1555 INDIO CITY CODE .PACIFIC INDIO PROPERTIES > %%%jFT$;jTlTSIjj§X§%jmj§§mT@j?jjmjj?j “ m m mjjmjmjjj€§§jIijjmjjmj%§j23mj§jjmjjmjjmmmm ProhibitedUsesper City Code Section 25.83 ResidentialUsesandBillboards In additionto the above, any use thatrequiresonsite
outdoor storage of motor
vehiclesis prohibited
. SiteDevelopment
g MinimumLotSize: No minimumlot size
subjectto DevelopmentReviewProcess.

Lot Dimensions:Nominimumlot
5 dimensionsrequiredotherthan through
A theDevelopmentReviewProcess.

MaximumBuildingHeight: Building
heightshallnot exceeda height of
thirtyfive (35)feet. Individual
. determinationsshallbe made for
conditionaluses or other usesand
structuresbyuse permit.

BuildingSetback:

FrontYard: A Minimumten foot (10’)required.

S SideYard: Nominimumrequired,except twenty
feetwhenthelot adjoinsan
(Residential)zonedproperty.

RearYard: No minimumrequired,except twenty
feet when the rear of 3.C-3(Heavy
Commercial) zoned lot abuts a , residentially zoned property.

LotCoverage: Structures shall not exceed
5 (75) percent ofthe gross area of the site. a Parking: Referto ChapterIV of this document.Totalnumber of parkingspaces
requiredshallbe consistentwithIndia
CityCode. Section25.114(A-S).

Landscaping:‘Referto ChapterHI
of this document. '

PREPARED FOR PACIFIC INDIO PROPERTIES
BY! J. F. DAVIDSONASSOCIATES, INC.

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Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 890 of 1555 INDIO CITY CODE > PACIFIC INDIO PROPERTIES
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Residential uses and billboards. Prohibituses listed above . Site Development
MinimumLotSize: No minimumlot size
subjectto DevelopmentReviewProcess.

LotDimensions:Nominimumlot
dimensionsrequiredotherthanthrough
the DevelopmentReviewProcess.

MaximumBuildingHeight: Building
heightshallnot exceed a height of
thirty five(35) feet. Individual
determinationshallbe made for
conditionaluses or other uses and
structures by use permit.

MinimumBuildingSetback:

FrontYard: Minimumten foot(10’)required.

SideYard: No required.except
twenty feet when the lot
adjoinsan R(Residential)
zonedproperty.

RearYard: Nominimumrequired,except
twenty feetwhen the rear of a C-3 (HeavyCommercial) zoned lot abutson R (Residential)
i zonedproperty.

LotCoverage:

A
S Structures shall not exceed
R
D seventy five (75) percent of
the gross area of the site.

Parking: Refer to ChapterIV of this > document. Total numberof parkingspacesrequiredshall
be consistentwithIndiaCity
CodeSection25.114(A-S).

Landscaping: Referto ChapterIII
of this document.

PREPARED FOR PACIFIC INDIO PROPERTIES
31’: «LP. DAVIDSON ASSOCIATES, INC. R

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 891 of 1555

6. PLANNING AREA 6 (GENERAL COMLERCIAL/OFFICE) . Description Planning Area 6 contains approximately 32 acres of office and general commercial
development.

INDIO CITY CODE REQUIREDENTS r PACIFIC INDIQ PROPERTIES LandUses
Usespermittedper CityCode Section25.63:

Retailstores, shopsor businesses
conductedentirelywithina building,
includingfood stores, furniturestores,
restaurants (exceptdrive-infacilities),
bars, cafes,bakeries,personalservice
establishments. office & clinics, motels
and hotels and satellitedish antennas.

ConditionalUsesper CityCode Section25.64
Indoortheaters., ~ ~ a . Prohibitservicestations;
A v
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-..~.: : ..-.-— ....: » : ; ‘ -.-.

C :.-;. :.- .’ establishments;storage
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parlor or poolhall, electricalsubstations, » (over two tons), mobilehomes .hospitals,laundriesand dry cleaners, and traveltrailersales lots; veterinary garmentassembly and auctions.
hospitals.multipleresidentialdwellings
above the ground-?oor level of a retail C or personalservice establishment,> ’
i printingandpublishingshops,nurseries,
.
‘ 4' 4. ~v g c - v 0 In .. u 0 vs o‘v va n‘- . .

I 1
° , privateschools,
, andsatellite
dishes.

Site Development
MinimumLot Size: No subjectto
DevelopmentReviewProcess.

LotDimensions:Nominimumlot dimensions
requiredotherthan throughtheDevelopment
ReviewProcess.

PREPARED FOR PACIFIC INDIO PROPERTIES
BY: J.F. DAVIDSON ASSOCIATES, INC.

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 892 of 1555

INDIO CITY CODE
m*“*w**~C ijjjmjmim%m%%ji % %@mmmm%jjm m ? wjgjawjjtmmmmjjjmjjjjfjjmjjéjmléjjjjmjm jjjjmC jjC“Ca“gw MaximumBuilding Height: No buildings shallexceeda maximumheight of 35 feet.

Individualdeterminationshallbe made for
conditionaluses, and othermay exceed height
limitby use permit.

MinimumBuilding Setback: No minimum
setbacksare requiredexcept as may be
requiredby the PlanningCommission
LotCoverage: No minimumsubject to
DevelopmentReviewprocess.

Parking: Referto ChapterIV of this
. document.Total number of parking
spacesrequiredshall be consistent
t withlndioCityCodeSection25.114(A-S).

T...-',b~f¢L
PREPARED FOR PACIFIC INDIO PROPERTIES.

BY: J.F. DAVIDSON ASSOCIATES, INC. ‘

PACIFICINDIO PROPERTIES
No commercialstructure shall be
located within20 feet of
residentiallyzonedproperty.

Landscaping: Referto ChapterIII
of this document.
\

Resolution No. 10422 : Request for approval of Tentative Parcel Map 3841... Page 893 of 1555 City of Indio
City Council
January 17, 2024

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Kevin H. Snyder, Dir. Of Community Development Subject: Resolution No. 10419: Text amendments to Chapter 3 (Land Use and Urban Design) of the City of Indio General Plan and a General Plan Map Amendment for the Application of a Suburban Neighborhood Low (SNL) Land Use Designation for a territory of land identified as Southeastern Sphere I comprised of approximately 36 acres located at the southeast corner of Avenue 50 and Jackson Street
RECOMMENDATION:

Approve Resolution No. 10419
SUMMARY:

Text amendments to Chapter 3 (Land Use and Urban Design) of the City of Indio General Plan and General Plan Map Amendment for the Application of a Suburban Neighborhood Low (SNL) Land Use Designation for a territory of land identified as Southeastern Sphere I comprised of approximately 36 acres located at the southeast corner of Avenue 50 and Jackson Street BACKGROUND INFORMATION:

Overview:

The Cortese-Knox-Hertzberg Act provides legislative direction to Local Agency Formation Commissions in the areas of planning and regulation. Local Agency Formation Commissions conduct planning by adopting and revising spheres of influences that show the future boundaries and service areas of cities and special districts. Local Agency Formation Commissions regulate by reviewing and acting on proposals to change boundaries.

There is a geographic area of approximately thirty-six (36) acres hereafter known as Southeastern Sphere I located south of Avenue 50, a public right-of-way and east of Jackson Street, a public rightof-way in unincorporated Riverside County. Southeastern Sphere I is comprised of the following Assessor’s Parcel Numbers: 779250003, 779250022, 779250013, 779250020, 779250019, 779250007, 779250002, 779250004, 779250008, 779250009, 779250016, 779250017, 779250012, 779250006, 779250010, 779250018, 779250023, 779250011, 779250014 and 779250015.

Southeastern Sphere I is currently located within the Sphere of Influence for the City of Coachella as specified in that City’s adopted General Plan. Southeastern Sphere I is located adjacent to City of Indio owned and operated public street rights-of-way. Southeastern Sphere I is at the southeast corner of the Avenue 50 and Jackson Street intersection with said intersection managed by the City AGENDA ITEM #10.4
Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 894 of 1555 of Indio. Southeastern Sphere I is located south, west and southeast of properties around the Avenue 50 and Jackson Street intersection that are currently within the municipal limits of the City of Indio; and,
The City of Indio operates public safety facilities approximately 2 miles north of Southeastern Sphere I and is a party to the mutual aid agreement between Riverside County and certain cities and provides as requested public safety services to Southeastern Sphere I. The Indio Water Authority has an existing eighteen (18) inch water line within the physical boundaries of Jackson Street between Avenue 50 and Avenue 52.

The City of Indio Community Development Department initiated legislative processes inclusive of General Plan Text and Map Amendments and Zoning Map Amendment (i.e. Pre-Zoning) for the change of organization incorporating Southeastern Sphere I into the City’s Sphere of Influence as specified on the City of Indio General Plan Land Use Map, the pre-zoning or zoning map amendment specifying the intended zoning for the properties included within Southeastern Sphere I, the addition of specific text addressing Southeastern Sphere I, the amendment to Policy LU-1.1 addressing Southeastern Sphere I and the addition of Policy LU 8.5 to express the policy intent to support active and passive recreational and event opportunities in certain areas of the City through the creation and implementation of community-based and supported zoning, and other regulatory standards.

Amendments to the text and/or map of the General Plan and the Zoning Map are processed and considered in accordance with Section 6.06.01. Amendments to the General Plan, Development Code, and Zoning Map and more specifically Section 6.06.01.H (Criteria for General Plan Amendments), Section 6.06.01.I (Criteria for Zoning Amendments) and Section 6.06.02 (PreZoning) of the City of Indio Unified Development Code. The City of Indio conducted Senate Bill (SB) 18 notification in accordance with applicable provisions of California Government Code §65352.3 and §65352.4. The City of Indio, as Lead Agency, completed an Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) has been prepared pursuant to CEQA Guidelines Section 15164(a) to analyze the potential environmental impacts associated with the proposed change in organization to the City of Indio’s Sphere of Influence for the inclusion of Southeastern Sphere I.

The proposed General Plan map amendment would establish a General Plan land use designation of Suburban Neighborhood Low (SNL) pursuant to the City of Indio General Plan adopted on September 18, 2019.

A notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the December 22, 2023 edition of the Desert Sun, the City’s newspaper of record, and a public hearing notice was mailed to a certified list of property owners within 500 of the project area inclusive of properties within the project area on December 27, 2023.

City representatives also held a meeting with interested property owners/residents in November 2023.

On January 10, 2024, the Planning Commission held a duly noticed public hearing to consider and make a recommendation to the City Council for the requested text and map amendments to the City of Indio General Plan during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing. At the conclusion of the public hearing and following discussion, the Planning Commission approved Resolution No. 2083 recommending to the City Council the approval of General Plan Text Amendments and the General Plan Map Amendment

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 895 of 1555 for the heretofore referenced parcels of land included within Southeastern Sphere I change of organization.

Anotice of a public hearing for the City Council’s consideration of the requested text amendments was published in the December 22, 2023 edition of the Desert Sun, the City’s newspaper of record, and a public hearing notice was mailed to a certified list of property owners within 500 of the project area inclusive of properties within the project area on December 27, 2023.

Environmental Findings:

The Community Development Director determined that environmental compliance has been achieved based on the analysis contained in e aforementioned Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) of the proposed expansion of the City’s Sphere of Influence inclusive of the aforementioned pre-zoning and zoning map amendment and heretofore further finds that the Project will not result in any new significant or substantial increase in severity of the significant impacts identified in the certified City of Indio General Plan Update EIR. Additionally, the Community Development Director found that no new information of substantial importance has been identified that indicates the proposed expansion of the City’s Sphere of Influence would result in any new significant impacts nor any substantial increase in the severity of the significant impacts identified in the Final Environmental Impact Report (FEIR) which was certified by the City of Indio City Council in September 2019.

Unified Development Code Findings:

Section 6.06.01.H. Criteria for General Plan Amendments The Planning Commission shall not recommend and the City Council shall not approve an amendment to the General Plan unless the proposed amendment meets the following criteria:

1. The proposed amendment is internally consistent with other applicable provisions of the General Plan;
The proposed amendments to the General Plan inclusive of the incorporation of Southeastern Sphere I into the City’s Sphere of Influence, new and amended policy statements, a map amendment to establish the General Plan land use designation for the Southeastern Sphere I affected properties and a zoning map amendment to pre-zone the Southeastern Sphere I affected properties are internally consistent with the General Plan.

These amendments are policy oriented and have been evaluated for consistency and compatibility with the General Plan and have been determined to be reflective of the intent of the City’s 20-year land use vision. These amendments will support and enhance the implementation of this vision through the creation of contiguous land use patterns adjacent to the City’s current eastern municipal limits. They will establish a reasonable and appropriate regulatory environment for the affected properties that will support private property rights and protect and enhance the City of Indio’s ability to control through the effective and appropriate utilization of its regulatory police powers with an overall positive benefit to the property owners, to adjacent properties within the current city limits and to the overall City.

2. The proposed amendment is in conformance with the goals, policies, and objectives of the General Plan;

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 896 of 1555 The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels.

Amended Policy LU-1.1 would establish the City’s intent to support current land use patterns as appropriate in the affected Sphere while at the same time conducting community-based planning efforts for new development and redevelopment. This amended text is consistent with a key goal of the General Plan 2040 to engage in community-based planning efforts to allow for the solicitation and input of diverse viewpoints. The addition of new text describing Southeastern Sphere I will describe the current and planned land use patterns, infrastructure planning and community engagement efforts that support the community-based planning effort goal of the adopted General Plan. Proposed Policy LU 8.5 (Recreational and Event Opportunities) would support active and passive recreational and event opportunities in certain areas of the City through the creation and implementation of community-based and supported zoning, and other regulatory standards. This Policy is consistent with Goal LU-8 (Resort Uses) of the General Plan 2040 that encourages resort uses within neighborhoods and centers that enhance the quality of places because resort uses are intended to provide access to active and passive recreational and event opportunities to residents and visitors.

This proposed policy is also consistent with the following policies specified in Chapter Five (Economic Development) of the General Plan 2040:

ED-7.2 Hospitality opportunities. Continue to work closely with the Greater Palm Springs Visitors and Convention Bureau to identify both hospitality businesses and locational opportunities for the Eastern Coachella Valley. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for hospitalityoriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.3 Music events. Continue to support local music festival event promoters and work to extend opportunities to increase development opportunities that would complement the festivals. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for smaller scale music-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.4 Cultural and art events. Continue to publicize cultural and arts events and attractions in Indio to residents, potential visitors and business prospects. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for cultural and arts-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.5 Cultural tourism. Recognize the value of music, dance, theater and visual arts to Indio’s quality of life and economy, supporting cultural tourism as part of an economic development strategy for the City Proposed Policy LU 8.5 would provide the policy foundation

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 897 of 1555 for the development of zoning regulations that would provide for cultural and arts-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

3. The proposed amendment would maintain the appropriate balance of land uses within the city;
Table 3-1 (Existing Land Uses) of the General Plan 2040 specifies that there are approximately 3,913 acres of single-family residential land uses within the City that represents 10 percent of the City’s planning area and 21 percent of the City’s developed area. The proposed addition of approximately 36 acres of SNL designated land will not substantively change the percentage of land within the planning and developed areas. The Suburban Neighborhood Low (SNL) designation provides low-intensity suburban neighborhood development for single-family detached homes on relatively large lots.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance Policy LU-1.3 (Contiguous development) of the General Plan 2040. This Policy guides that 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 Southeastern Sphere I properties are located at the southeast corner of the Avenue 50 and Jackson street intersection and are contiguous to the current eastern city limits of the City of Indio.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance with Policy LU-2.2 (Balanced land uses) of the General Plan 2040. This Policy seeks to maintain a balanced land use pattern to support a broad range of housing choices, retail businesses, employment opportunities, educational and cultural institutions, entertainment spaces, and other supportive uses and within long-established Indio neighborhoods and new growth areas. The inclusion of Southeastern Sphere I within the City’s Sphere of Influence will create a limited expansion of the City’s overall Spheres of Influence. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity single-family development if property owners choose to pursue development. Southeastern Sphere I is located south, southeast and west of existing single-family residential developments within the City limits. Future development of Southeastern Sphere I would be consistent and compatible with density and intensity of the surrounding land uses.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance with Policy LU-7.2 (Balanced neighborhoods) of the General Plan 2040.This Policy guides that within the allowed densities and housing types, there should be the promotion and allowance for a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. The establishment of the Suburban Neighborhood Low (SNL) land use designation and accompanying Suburban Neighborhood4 (SN-4) zoning designation will create opportunities for the development of new neighborhoods or the expansion of existing neighborhoods with different ranges of housing types and pricing that will support diverse ages and incomes. More specifically, the total gross number of units that could be built at the proposed density would be 144 gross units that would equate to four (4) dwelling units per acre.

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 898 of 1555

4. The proposed amendment is compatible with existing or proposed uses in the area, and would not create an “island” or spot land use designation inconsistent with the intent and policies of the General Plan, or with the density or land uses of surrounding properties; The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels. The inclusion of the parcels in the City’s Sphere of Influence would establish them as a future area for annexation. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity single-family development if property owners choose to pursue development. Southeastern Sphere I is located south, southeast and west of existing single-family residential developments within the City limits.

Future development of Southeastern Sphere I would be consistent and compatible with density and intensity of the surrounding land uses. The land use designation proposed for Southeastern Sphere I would not create an island or spot land use designation and would be a logical extension of the existing land use patterns of the surrounding properties that area within the current City municipal limits.

5. In the case of an amendment to the General Plan Land Use Map, the subject parcels are physically suitable (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints), for the requested land use designation and the anticipated land use developments;
The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels. The inclusion of the parcels in the City’s Sphere of Influence would establish them as a future area for annexation. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity single-family development if property owners choose to pursue development. This type and intensity of development would be consistent and compatible with the surrounding land use patterns. Access to the project area would be from Avenue 50, a public right-of-way operated by the City of Indio and Jackson Street that is also a public right-of-way operated by the City of Indio. The Indio Water Authority has an existing eighteen (18) inch water line in Jackson Street that can serve the project area. Valley Sanitary District would provide sanitary sewer service to the project area and has existing facilities located at the northwest corner of Avenue 50 and Jackson Street that could be extended to serve the area. Other utilities such as electrical service, garbage and recycling services and cable and internet services are already available to the project area or exist in proximity to the project area and could be extended.

6. The proposed amendment would not be detrimental to the public interest, health, safety, and general welfare; and
The proposed amendments to the General Plan inclusive of the incorporation of Southeastern Sphere I into the City’s Sphere of Influence, a new policy text amendment, a map amendment to establish the General Plan land use designation for the Southeastern

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 899 of 1555 Sphere I affected properties and a zoning map amendment to pre-zone the Southeastern Sphere I affected properties would not be detrimental to the public interest, health, safety and general welfare. The inclusion of the properties comprising Southeastern Sphere I will promote a limited but contiguous expansion of the City’s current Sphere of Influence in an area immediately adjacent to existing city limits. The inclusion of Southeastern Sphere I will, if ultimately annexed into the City promote a harmonious and consistent land use pattern with adjacent properties in the City as well as adjacent properties to the east, south and southeast of this Sphere. The application of a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) will establish the policy framework for the orderly growth and development of Southeastern Sphere I. The pre-zoning of the affected properties to Suburban Neighborhood-4 (SN-4) will implement the aforementioned land use designation and apply the appropriate land use regulations to implement balanced land use patterns that are consistent and compatible with surrounding properties. The proposed text amendment will create a policy framework for the future development of zoning regulations that would support active and passive recreational and event opportunities in certain areas of the City including Southern Sphere I that will balance and mitigate impacts to surrounding properties and neighborhoods.

7. The proposed amendment is in compliance with the provisions of CEQA.

Environmental compliance has been achieved based on the analysis contained in the aforementioned Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) of the proposed expansion of the City’s Sphere of Influence and heretofore further finds that the Project will not result in any new significant or substantial increase in severity of the significant impacts identified in the certified City of Indio General Plan Update EIR. Additionally, the Planning Commission finds no new information of substantial importance has been identified that indicates the proposed expansion of the City’s Sphere of Influence would result in any new significant impacts nor any substantial increase in the severity of the significant impacts identified in the Final Environmental Impact Report (FEIR) which was certified by the City of Indio City Council in September 2019.

ATTACHMENTS:

Attachment1_ResolutionNo10419_SoutheasternSphereI_GPAAmendments+Exhibits Attachment2_City of Indio SOI_GP EIR Addendum
APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 11 Jan 2024 Steven Graham, City Attorney Approved - 11 Jan 2024
Rob Rockwell, Asst. City Manager & Dir. Of Finance Approved - 11 Jan 2024 Bryan H. Montgomery, City Manager Approved - 11 Jan 2024

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 900 of 1555 1 RESOLUTION NO. 10419

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

APPROVING GENERAL PLAN MAP AND TEXT AMENDMENTS TO THE CITY OF

INDIO GENERAL PLAN PERTAINING TO THE CHANGE IN ORGANIZATION FOR A

TERRITORY OF LAND HEREAFTER REFERRED TO AS SOUTHEASTERN SPHERE I COMPRISED OF APPROXIMATELY 36 ACRES LOCATED AT THE SOUTHEAST CORNER OF AVENUE 50 AND JACKSON STREET AND APPLYING A GENERAL

PLAN LAND USE DESIGNATOIN OF SUBURBAN NEIGHBORHOOD LOW (SNL) TO ASSESSOR’S PARCEL NUMBERS 779250003, 779250022, 779250013, 779250020, 779250019, 779250007, 779250002, 779250004, 779250008, 779250009, 779250016, 779250017, 779250012, 779250006, 779250010, 779250018, 779250023, 779250011, 779250014 AND 779250015
WHEREAS, the Cortese-Knox-Hertzberg Act provides legislative direction to Local Agency Formation Commissions in the areas of planning and regulation; and, WHEREAS, Local Agency Formation Commissions conduct planning by adopting and revising spheres of influences that show the future boundaries and service areas of cities and special districts; and,
WHEREAS, Local Agency Formation Commissions regulate by reviewing and acting on proposals to change boundaries; and,
WHEREAS, there is a geographic area of approximately thirty-six (36) acres hereafter known as Southeastern Sphere I located south of Avenue 50, a public right-ofway and east of Jackson Street, a public right-of-way in unincorporated Riverside County; and,
WHEREAS, Southeastern Sphere I is comprised of the following Assessor’s Parcel Numbers: 779250003, 779250022, 779250013, 779250020, 779250019, 779250007, 779250002, 779250004, 779250008, 779250009, 779250016, 779250017, 779250012, 779250006, 779250010, 779250018, 779250023, 779250011, 779250014 and 779250015; and,
WHEREAS, Southeastern Sphere I is currently located within the Sphere of Influence for the City of Coachella as specified in that City’s adopted General Plan; and, WHEREAS, Southeastern Sphere I is located adjacent to City of Indio owned and operated public street rights-of-way; and,
WHEREAS, Southeastern Sphere I is at the southeast corner of the Avenue 50 and Jackson Street intersection with said intersection managed by the City of Indio; and,

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 901 of 1555 2 WHEREAS, Southeastern Sphere I is located south, west and southeast of properties around the Avenue 50 and Jackson Street intersection that are currently within the municipal limits of the City of Indio; and,
WHEREAS, the City of Indio operates public safety facilities approximately 2 miles north of Southeastern Sphere I and is a party to the mutual aid agreement between Riverside County and certain cities and provides as requested public safety services to Southeastern Sphere I; and,
WHEREAS, the Indio Watet Authority has an existing eighteen (18) inch water line within the physical boundaries of Jackson Street between Avenue 50 and Avenue 52; and,
WHEREAS, the City of Indio Community Development Department initiated legislative processes inclusive of General Plan Text and Map Amendments and Zoning Map Amendment (i.e. Pre-Zoning) for the change of organization incorporating Southeastern Sphere I into the City’s Sphere of Influence as specified on the City of Indio General Plan Land Use Map, the pre-zoning or zoning map amendment specifying the intended zoning for the properties included within Southeastern Sphere I, the addition of specific text addressing Southeastern Sphere I, the amendment to Policy LU-1.1 addressing Southeastern Sphere I and the addition of Policy LU 8.5 to express the policy intent to support active and passive recreational and event opportunities in certain areas of the City through the creation and implementation of community-based and supported zoning, and other regulatory standards; and,
WHEREAS, the proposed General Plan map amendment would establish a General Plan land use designation of Suburban Neighborhood Low (SNL) pursuant to the City of Indio General Plan adopted on September 18, 2019; and, WHEREAS, amendments to the text and/or map of the General Plan and the Zoning Map are processed and considered in accordance with Section 6.06.01.

Amendments to the General Plan, Development Code, and Zoning Map and more specifically Section 6.06.01.H (Criteria for General Plan Amendments), Section 6.06.01.I (Criteria for Zoning Amendments) and Section 6.06.02 (Pre-Zoning) of the City of Indio Unified Development Code; and,
WHEREAS, the City of Indio conducted Senate Bill (SB) 18 notification in accordance with applicable provisions of California Government Code §65352.3 and §65352.4; and,
WHEREAS, the City of Indio, as Lead Agency, completed an Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) has been prepared pursuant to CEQA Guidelines Section 15164(a) to analyze the potential environmental impacts associated with the proposed change in organization to the City of Indio’s Sphere of Influence for the inclusion of Southeastern Sphere I; and,

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 902 of 1555 3 WHEREAS, a notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the December 22, 2023 edition of the Desert Sun, the City’s newspaper of record, and a public hearing notice was mailed to a certified list of property owners within 500 of the project area inclusive of properties within the project area on December 27, 2023; and, WHEREAS, City representatives also held a meeting with interested property owners/residents in November 2023; and,
WHEREAS, on January 10, 2024, the Planning Commission held a duly noticed public hearing to consider and make a recommendation to the City Council for the requested text and map amendments to the City of Indio General Plan and Zoning Map during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission approved Resolution No. 2083 recommending to the City Council the approval of General Plan Text Amendments and General Plan Map Amendment for the heretofore referenced parcels of land included within Southeastern Sphere I change of organization; and,
WHEREAS, a notice of a public hearing for the City Council’s consideration of the requested text amendments was published in the December 22, 2023 edition of the Desert Sun, the City’s newspaper of record, and a public hearing notice was mailed to a certified list of property owners within 500 of the project area inclusive of properties within the project area on December 27, 2023; and,
WHEREAS, following the conclusion of the public hearing and discussion, the City Council approved this Resolution establishing the General Plan land use designation for the aforementioned parcels of land within Southeastern Sphere I with the motion vote outcome specified in the meeting minutes for the January 17, 2024 City Council meeting.

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

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

SECTION 2. Environmental Findings. The City Council has independently reviewed the administrative record for the Project including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are all incorporated herein by reference and are on file with the Community Development Department for the City of Indio, and the City Council finds that environmental compliance

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 903 of 1555 4 has been achieved based on the analysis contained in the aforementioned Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) of the proposed expansion of the City’s Sphere of Influence inclusive of the aforementioned pre-zoning and zoning map amendment and heretofore further finds that the Project will not result in any new significant or substantial increase in severity of the significant impacts identified in the certified City of Indio General Plan Update EIR.

Additionally, the City Council finds no new information of substantial importance has been identified that indicates the proposed expansion of the City’s Sphere of Influence would result in any new significant impacts nor any substantial increase in the severity of the significant impacts identified in the Final Environmental Impact Report (FEIR) which was certified by the City of Indio City Council in September 2019.

SECTION 3. General Plan 2040 Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the City Council hereby finds that:

Section 6.06.01.H. Criteria for General Plan Amendments The Planning Commission shall not recommend and the City Council shall not approve an amendment to the General Plan unless the proposed amendment meets the following criteria:

1. The proposed amendment is internally consistent with other applicable provisions of the General Plan;
The proposed amendments to the General Plan inclusive of the incorporation of Southeastern Sphere I into the City’s Sphere of Influence, new and amended policy statements, a map amendment to establish the General Plan land use designation for the Southeastern Sphere I affected properties and a zoning map amendment to pre-zone the Southeastern Sphere I affected properties are internally consistent with the General Plan.

These amendments are policy oriented and have been evaluated for consistency and compatibility with the General Plan and have been determined to be reflective of the intent of the City’s 20-year land use vision. These amendments will support and enhance the implementation of this vision through the creation of contiguous land use patterns adjacent to the City’s current eastern municipal limits. They will establish a reasonable and appropriate regulatory environment for the affected properties that will support private property rights and protect and enhance the City of Indio’s ability to control through the effective and appropriate utilization of its regulatory police powers with an overall positive benefit to the property owners, to adjacent properties within the current city limits and to the overall City.

2. The proposed amendment is in conformance with the goals, policies, and objectives of the General Plan;
The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 904 of 1555 5 Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would prezone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels.

Amended Policy LU-1.1 would establish the City’s intent to support current land use patterns as appropriate in the affected Sphere while at the same time conducting community-based planning efforts for new development and redevelopment. This amended text is consistent with a key goal of the General Plan 2040 to engage in community-based planning efforts to allow for the solicitation and input of diverse viewpoints. The addition of new text describing Southeastern Sphere I will describe the current and planned land use patterns, infrastructure planning and community engagement efforts that support the community-based planning effort goal of the adopted General Plan. Proposed Policy LU 8.5 (Recreational and Event Opportunities) would support active and passive recreational and event opportunities in certain areas of the City through the creation and implementation of community-based and supported zoning, and other regulatory standards. This Policy is consistent with Goal LU-8 (Resort Uses) of the General Plan 2040 that encourages resort uses within neighborhoods and centers that enhance the quality of places because resort uses are intended to provide access to active and passive recreational and event opportunities to residents and visitors. This proposed policy is also consistent with the following policies specified in Chapter Five (Economic Development) of the General Plan 2040:

ED-7.2 Hospitality opportunities. Continue to work closely with the Greater Palm Springs Visitors and Convention Bureau to identify both hospitality businesses and locational opportunities for the Eastern Coachella Valley. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for hospitality-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.3 Music events. Continue to support local music festival event promoters and work to extend opportunities to increase development opportunities that would complement the festivals. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for smaller scale music-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.4 Cultural and art events. Continue to publicize cultural and arts events and attractions in Indio to residents, potential visitors and business prospects. Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for cultural and arts-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 905 of 1555 6 regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

ED-7.5 Cultural tourism. Recognize the value of music, dance, theater and visual arts to Indio’s quality of life and economy, supporting cultural tourism as part of an economic development strategy for the City Proposed Policy LU 8.5 would provide the policy foundation for the development of zoning regulations that would provide for cultural and arts-oriented activities and events within the Southeastern Sphere I as well as other areas of the City by creating standards and regulations to allow for these uses will balancing and mitigating impacts to surrounding properties and neighborhoods.

3. The proposed amendment would maintain the appropriate balance of land uses within the city;
Table 3-1 (Existing Land Uses) of the General Plan 2040 specifies that there are approximately 3,913 acres of single-family residential land uses within the City that represents 10 percent of the City’s planning area and 21 percent of the City’s developed area. The proposed addition of approximately 36 acres of SNL designated land will not substantively change the percentage of land within the planning and developed areas.

The Suburban Neighborhood Low (SNL) designation provides low-intensity suburban neighborhood development for single-family detached homes on relatively large lots.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance Policy LU-1.3 (Contiguous development) of the General Plan 2040. This Policy guides that 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 Southeastern Sphere I properties are located at the southeast corner of the Avenue 50 and Jackson street intersection and are contiguous to the current eastern city limits of the City of Indio.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance with Policy LU-2.2 (Balanced land uses) of the General Plan 2040. This Policy seeks to maintain a balanced land use pattern to support a broad range of housing choices, retail businesses, employment opportunities, educational and cultural institutions, entertainment spaces, and other supportive uses and within long-established Indio neighborhoods and new growth areas. The inclusion of Southeastern Sphere I within the City’s Sphere of Influence will create a limited expansion of the City’s overall Spheres of Influence. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity single-family development if property owners choose to pursue development. Southeastern Sphere I is located south, southeast and west of existing single-family residential developments within the City limits. Future development of Southeastern Sphere I would be consistent and compatible with density and intensity of the surrounding land uses.

The inclusion of the Southeastern Sphere I properties within the City’s Sphere of Influence is in compliance with Policy LU-7.2 (Balanced neighborhoods) of the General Plan 2040.

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 906 of 1555 7 This Policy guides that within the allowed densities and housing types, there should be the promotion and allowance for a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. The establishment of the Suburban Neighborhood Low (SNL) land use designation and accompanying Suburban Neighborhood-4 (SN-4) zoning designation will create opportunities for the development of new neighborhoods or the expansion of existing neighborhoods with different ranges of housing types and pricing that will support diverse ages and incomes.

More specifically, the total gross number of units that could be built at the proposed density would be 144 gross units that would equate to four (4) dwelling units per acre.

4. The proposed amendment is compatible with existing or proposed uses in the area, and would not create an “island” or spot land use designation inconsistent with the intent and policies of the General Plan, or with the density or land uses of surrounding properties;
The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would prezone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels. The inclusion of the parcels in the City’s Sphere of Influence would establish them as a future area for annexation. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity singlefamily development if property owners choose to pursue development. Southeastern Sphere I is located south, southeast and west of existing single-family residential developments within the City limits. Future development of Southeastern Sphere I would be consistent and compatible with density and intensity of the surrounding land uses. The land use designation proposed for Southeastern Sphere I would not create an island or spot land use designation and would be a logical extension of the existing land use patterns of the surrounding properties that area within the current City municipal limits.

5. In the case of an amendment to the General Plan Land Use Map, the subject parcels are physically suitable (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints), for the requested land use designation and the anticipated land use developments; The proposed map amendments to the General Plan Land Use Map would include the aforementioned parcels of land within the City of Indio’s Sphere of Influence designation.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) for the affected parcels. The proposed amendment to the City’s Zoning Map would prezone or establish a planned zoning designation of Suburban Neighborhood-4 (SN-4) to the affected parcels. The inclusion of the parcels in the City’s Sphere of Influence would establish them as a future area for annexation. The inclusion in turn could lead to future annexation that would create the opportunity for low density and lower intensity singlefamily development if property owners choose to pursue development. This type and

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 907 of 1555 8 intensity of development would be consistent and compatible with the surrounding land use patterns. Access to the project area would be from Avenue 50, a public right-of-way operated by the City of Indio and Jackson Street that is also a public right-of-way operated by the City of Indio. The Indio Water Authority has an existing eighteen (18) inch water line in Jackson Street that can serve the project area. Valley Sanitary District would provide sanitary sewer service to the project area and has existing facilities located at the northwest corner of Avenue 50 and Jackson Street that could be extended to serve the area. Other utilities such as electrical service, garbage and recycling services and cable and internet services are already available to the project area or exist in proximity to the project area and could be extended.

6. The proposed amendment would not be detrimental to the public interest, health, safety, and general welfare; and
The proposed amendments to the General Plan inclusive of the incorporation of Southeastern Sphere I into the City’s Sphere of Influence, a new policy text amendment, a map amendment to establish the General Plan land use designation for the Southeastern Sphere I affected properties and a zoning map amendment to pre-zone the Southeastern Sphere I affected properties would not be detrimental to the public interest, health, safety and general welfare. The inclusion of the properties comprising Southeastern Sphere I will promote a limited but contiguous expansion of the City’s current Sphere of Influence in an area immediately adjacent to existing city limits. The inclusion of Southeastern Sphere I will, if ultimately annexed into the City promote a harmonious and consistent land use pattern with adjacent properties in the City as well as adjacent properties to the east, south and southeast of this Sphere. The application of a General Plan Land Use Map land use designation of Suburban Neighborhood Low (SNL) will establish the policy framework for the orderly growth and development of Southeastern Sphere I. The pre-zoning of the affected properties to Suburban Neighborhood-4 (SN-4) will implement the aforementioned land use designation and apply the appropriate land use regulations to implement balanced land use patterns that are consistent and compatible with surrounding properties. The proposed text amendment will create a policy framework for the future development of zoning regulations that would support active and passive recreational and event opportunities in certain areas of the City including Southern Sphere I that will balance and mitigate impacts to surrounding properties and neighborhoods.

7. The proposed amendment is in compliance with the provisions of CEQA.

Environmental compliance has been achieved based on the analysis contained in the aforementioned Addendum to the certified City of Indio General Plan Update (GPU) Environmental Impact Report (EIR) (SCH #2015081021) of the proposed expansion of the City’s Sphere of Influence and heretofore further finds that the Project will not result in any new significant or substantial increase in severity of the significant impacts identified in the certified City of Indio General Plan Update EIR. Additionally, the Planning Commission finds no new information of substantial importance has been identified that indicates the proposed expansion of the City’s Sphere of Influence would result in any

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 908 of 1555 9 new significant impacts nor any substantial increase in the severity of the significant impacts identified in the Final Environmental Impact Report (FEIR) which was certified by the City of Indio City Council in September 2019.

SECTION 4. Council Approval of General Plan Map Amendment. The City Council hereby approves the General Plan Map Amendment for Assessor’s Parcel Numbers 779250003, 779250022, 779250013, 779250020, 779250019, 779250007, 779250002, 779250004, 779250008, 779250009, 779250016, 779250017, 779250012, 779250006, 779250010, 779250018, 779250023, 779250011, 779250014 and 779250015 as specified in Exhibit “A” to Suburban Neighborhood Low (SNL) as specified in Exhibit “B” pursuant to the provisions, regulations and standards, as amended, of the City of Indio Unified Development Code.

SECTION 5. Council Approval of General Plan Text Amendments. The City Council hereby approves the General Plan Text Amendments to Chapter 3 (Land Use and Urban Design) of the City of Indio General Plan as specified in Exhibit “C.

SECTION 6. Severability. If any section, subsection, sentence, clause, phrase or word (“Part”) of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction or preempted by state legislation, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The Council hereby declares that it would have passed this Ordinance, and each and every Part not declared invalid or unconstitutional, without regard to or reliance upon the passage of any such Part deemed invalid or unconstitutional.

SECTION 7. The City Clerk shall certify to the passage, approval, and adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 17th day of January 2024.

LUPE RAMOS AMITH, MAYOR
ATTEST:

SABDI SANCHEZ, CMC

CITY CLERK ADMINISTRATOR

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EXHIBIT A

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EXHIBIT B

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 912 of 1555 Date: 11/2/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\Misc\CityIndio_GeneralPlan.mxd 86 111

CITY OF COACHELLA

CITY OF INDIAN WELLS

CITY OF PALM DESERT
10 10
AVENUE 42

GORE ST

COACHELLA CANAL RD

ROUDEL LN

LANDFILL RD

BERMUDA DUNES DR

TENNESSEEAVE

ATLANTIC AVE

AUSTIN DR
AVENUE 48

HARRISON ST

DILLON RD

CREST LAEK RD

OLD AQUEDUCT RD

MONTICELLO AVE
42ND AVE

VIA SEVILLA

VELIE WAY

WESTWARD HO DR

VSI TABONITATRL

JONI DR
GO
ETNOM
BAYCIR
AVENUE 52

BRIDGETTE W AY

ELKHORN TRL

SHERYL AV E

HELEN AVE

DESERT B LOOMTRL

SAGE ST

EASTSIDE DR

M ARILYN ST

TYLER ST

PRIMROSEDR

SIROCCO AVE

JANET AVE

EISENHOWER DR

PALMYRA AVE

KENNER AVE

CARAVAN ST

FRANCIS AVE

LIDO AVE

DEEP CANYON RD

PLAZA AVE

VERBENA CT

ALBERTA AVE

MOUNTAIN VIEW

DATE AVE

TAHQUITZ AVE

DE ORO AVE

BLISS AVE

VALENCIA AVE

BONITA LN
46TH AVE

GREEN AVE

CROW N WAY

CHAPELTON DR

PORTOLA AVE

FUCHSIA AVE

HOOVE R AVE

SAN JACINTO AVE

LAKESI DE DR

PALMROYALE DR

AVENIDA FERNANDO

CALLE L AS BRISAS

DELAWARE PL

SONORA AVE

VICTORIA

ALAMO ST

MARKET ST

SIERRA AVE

PHYLLIS JACKSON LN

VINTAGE DR

FIESTA DR
AVENUE 38
45TH AVE

ADOBE RD
42ND AVE

ARABIA ST

PEBBLE BEACH DR

AVENIDA BERMUDAS

M ANITOU DR

RUBIDOUX ST

GLASS DR

MANZO RD

ECLECTIC ST

JAMAICASANDS DR

PORT MARIA RD

DE ANZA WAY

MARKET PL

JEFFERSON ST
CALLE

MAZATLAN

BODIE RD

NASTURTIUMWAY

REGENCY WAY

DAFFODIL DR

AVILA DR

SWEET PEA WAY

AVEN IDA MONTERO

A DAMS ST

CLUB DR

MERCURYCIR

OLD HARBOUR DR

ELDORADO DR

BEGONIA LN

DOROTHY LN

WI STERI ADR

CAMBRIDGE AVE

CLINTON ST

RYANS WAY

REQUA AVE

DESERT CLUB DR

MADISON ST

FRANK SINATRA DR CROCUSLN

WILSON AVE SMURR ST

LOS ARBOLES

LIMA HALL RD
AVENUE 47

FARGO ST

OASIS CLUB DR

WILLOWRIDGE

OASIS ST

SANPASQUAL AVE

CO LDBROOK LN

INDIO SPRINGS DR

COUNTRY CLUB DR

RED RIVER RD

EL PASEO

POPPY LN

VARNER RD

BURR ST

CALLE TAMPICO

ADAMS ST

CAM INO ARROY O

VIA CORONA

WILDCAT DR

AVENIDA LA FONDA

DESCANSOLN

DEGLET NOOR ST

SIMO N DR

DI SNEY DR
TEE ST

HAR R IS LN

JEFFERSON ST

RAMON RD

PLAZA DELSOL

CHAT EAU CIR

MEDJOUL DR

WASHINGTON ST

TRAVISO DR

HERI TAGE

CATALINA WAY

JOHN NOBLES AVE
AVENUE 44

HOVLEY LN

HI DDEN P A L M S DR

RANCHO S A N TANADR

VIAPISA

ARAPAHOE

PAWNEE RD

DESERT HORIZONS DR
43RD AVE

CORTE VALDEMORO

HO RI ZON PA L MS CIR

TORINO DR

DULCE DEL MAR

FRED WARING DR

NEW YORK AVE

FREDERICK ST
35TH AVE

SA NI T ANDREWSDR

ILLINOIS AVE

VISTA DEL ORO

ADRIA DR

MOUNTA NI
VIEW

CAMINO MIRAMONTE

VIA TERRA LAGO

AM ADOR DR

IROQUOIS DR

FELICITAPKWY

HEIFITZ DR

VIA SORRENTO
LARGO

CAMINO VALLECITA

EASTWOOD LN

VIA FLORENCE

AGATE CT

VERANDA LN

MEDINADR

VIA MONTELENA

GARDEN AVE

GALAXYDR

PECOS PL

SOLA ST

DREXELL DR

JASMINE LN

PALO VERDE ST

OLYMPU S DR

SCIROCCO RD

CAPRICE DR VIA ESTACIO

DE SERT FALLS CIR

CLARKE CT

COLUMBIA AVE

CALLEBIS QUE
VI

AVILLAGG OI

CABAZON AVE

CAMINO SANTA JULI ANA

SANDPIPER DR

CANYONV I EW DR

PALM MEADOWS DR

MANZ AN ITA DR

CAMINOSAN MATEO

NUEVO DR

PALISADES PL
ELM ST

VIA BRAVA

BERINGER DR

GRANT DR

CAMINO DEL REY

B RIAR R D

VIA TOSCANA

BUSH ST

AVENIDA NAVARRO

LIOL IOS DR

BEAR CREEK ST

PALM DR

MOROCCO RD

ROSEMONT DR

SANITA DR

VALE NCI A C T

HOLLISTERDR

OLD RANCH R D

BLAZINGSTAR TRL

KEBON ST

LA PALMA DR

RANCHO LA QUINTA DR

MONTEGOBAY DR

AVERY DR

HARLAND D R

CASSIA ST

SERENITY DR

MARQUIS LN

BOCA CHICA TRL

ALBA WAY

WHEATLY CT

R ESERVE DR

SANDERS RD

MICHIGAN DR

ZUNI RD

MILLAY CT

SPIKE LN

HOPI RD
49TH AVE

VIAVENT ANA

STAGE DR

ROCK ROSE DR

AVENIDAMONTU RA

CETRINO

AVENIDA SOMBRA

OCOT IL LO DR

AQUILA ST

MEL KES AI N BLVD

SEELEY DR

VERANO DR

GAZAPO CT

LINKS DR

SUNSE T LN

REDFORD WAY

NAPOLI ST

S ENTIERO DR

WES TRIDGE AVE

PIMA RD

FESTIVAL DR

BRADF O RD DR

TUCSON CIR

LEWIS RD

SHADOW RANCH DR

BOLTON DR

TURNBERRY SI LE DR

DESERT WILLOW DR

PLUM LN

LOMA VISTA

BROADMOORDR

QUAIL LAKES DR

MANORGATE RD

BRANDYWINE AVE

GRAND OAKS AVE

SHADOW HILLS WAY

CLUBCIRCL E DR

LARREA ST

ALADDIN ST

VIAMELODIA

STAGE LINE DR

LEOPARDST

BOVEE CIR

HERITA GE PALMS DR

CALLE PUEBLO
LIGA

MARRAKES H DR

TOURMALINE AVE

MARY LN

DE S OL ASOL

VIOLET ST

CALLE ZAFIRO

MOONSTONE LN

CALLE PAMPAS

CREST AVE

PARKWAY ESP LANADE

VAL LEY VISTA AVE

CALICO AVE

MINNESOTA AVE

CALLE SINALOA

CALLE DURANGO

FALSETTO DR

OSAGE TRL

KENTIA PALM DR

YELLEN DR

EDINBOROUGH ST

ESPANA BLVD

TANGELO

SAINT GEORGE DR
MANGO

TANDI KA TRL

STAZZONA PL

SAN JOSE AVE

ABRONIA TRL

MOJAVE SAGE S T

AVENIDAMONTEZUMA

CO C O PALM DR

HOGAN DR

CHAPA RROSA ST

TEDESCADR

VIA PAVION

DEBBIE DR

KENSINGTON AVE

MISSO URI DR

CAMPO PL

SUN GOLD ST

LI NCOL N DR

ROYAL SAGE CT

DESERT FALLSDR

LONG COVE DR

CAMINO DE PACO

ALLIA NCE WAY

LARSEN DR

DUNN DR

MONDRIAN P L

NAVAJO ST

SARDINIA RD

RESORTER BLVD
AVENUE 48
AVENUE 50

AVENIDAEL NIDO

BAR NI GTON DR

STONEGATE

ALBION DR

M ISSION DR

VIA BENDITA

CAMDENDR

CAMINO SAN LUCAS

PANORAMADR

POMELO ST

SPYGLASS HILL DR

ANGELS CAMP RD

V IAVENEZIA

VI LLETADR

SUNRISE MOUNTAIN VIEW

PORT ROYAL AVE

WR EN DR

VINEW OOD DR

COVERED WAGON TRL

CAMINO MONTEVIDEO

FREESIA PL

BEACONHILL

PAD OVA DR

REMBRANDTPKWY

ARROYODR

N SUN CITY BLVD

RENOIR PL DESERT GR EE NS DR

VIA CARMEL

BRISA DR

BRADSHAW TRL

STONEWOO D DR

LAKEN LN

GRAPEVINE ST

CALLE QUITO

CALLEFLORA

BORDEAUX DR

BROWN AVE
39TH AVE

CIRCLEDR
38TH AVE

DARBY RD
51ST AVE

LAS VISTAS DR

TIGRIS AVE

STOWER S

YUCCA LN

FLORIDA AVE

SHEPHERD LN

EREMO WAY

COCHRAN DR

VIA GENOA

INDIAN RIDGE DR

PEERLESS PL

LOOKOUT DR

CORAL MOUN TA IN DR

INDI ANAAVE

VISTA ROY A LE CIR

INVERNESSWAY

LAGO BREZZADR

MOUNTAIN COVE DR

CARIBE AVE

ALGONQUINC RI

LUNDBERG LN

SEGO LN
YAVAPA

VISTA LAGUNA

DILLON AVE

WARNER TRL

WAYNE ST

PACINO ST

FAIRWAY DR

PIC A SSO CT

S WEETWAT ER DR

D E ERSPRING WAY

TOMAHAWK RUN

EL DORADO DR

CALHOUN ST
AVENUE 48
40TH AVE

KINGSTON DR

MILES AVE

PALACE DR

LEK SEYCIR

BARCELONA DR

VI A ANCANT ARA

VIS TA ROYALE DR

PUCCINI DR

ULLSWATERDR

DUVAL ST

MONROEST

TOWNE ST

LAS MONTANAS RD
HOVLEY

LESLIE AVE

E MERALD DR

JACKSON ST

MALONE CIR

PALMW OODDR

CROS BY DR

RUTLEDGE AVE

LARK LN

ALESSANDRO DR

RANCHO PALMERAS DR

BIERY ST

LAGOVISTA

CAMEO PALM DR HAMPSH IRE AVE

ODLUM DR

MUIRFIELD DR

E ISENHOWER DR

TURQUERIES AVE
POE CT

GRANDTRAVERSE AVE

VIRG NI AI AVE

AVENIDA VELASCO

AVENIDA DIAZ

AVENIDA HERRERA

AVENIDA VALLEJO

AVENIDA ALVARADO

AVENIDA RAMIREZ

AVENIDA OBR G
E
O N

DAKOTA TRL

STANSBURY CT

NECTAREO

CIELITO DR

S HERMAN ST

SPARKEY WAY

COVE DR

APPIAN WAY

BOUGAINVILLEACIR

VIA RITA

LAGO LAQUINTA DR

VIAAMISTDA

DELGADO DR

RYANWAY

CALHOUN ST

HAWK HILL TRL

SANTA ROSA WAY

STARLIGHT LN

BELL RD

CORTE DEL ORO

WILLOW LN

COOK ST

AVENI DAESTUCO

DEL WEBB BLVD

AVENIDA VIST A BONITA

ERIN ST

CHICORY ST

SILVER SPUR TRL

VIA ROSA

FRED WARING DR

GRACE ST

PETUNIA PL

GREENBRIER DR

POLO CLUB DR

ASTER DR

DESER T HOLLYDR

TRADER PL

DONNYCIR

TAYLOR ST

WATERFALL DR

CALLEPALOM A

KRUG AVE
AVENUE 44

RUNAWAY BAY DR

TAYLOR AVE

FIORE ST

MER IDIA AV E

HOVLEY LN

PINEKNOLL AVE

CHAPARRAL DR

ZENITH WAY
41ST AVE

MADISON ST

MARGARITA ST

CHI RI CAHUADR

MARBELLACT

CABRILLO WAY

PUEBLO RD

OCANADR

PALM VALLEYDR

SHIELDS RD

WASHINGTON ST

LAQUINTA DR
37TH AVE

NANCY DR

CALLE RONDO

MADISON ST

ANTIGUA DR

VIS TA ESTRELLA

PASEO REAL

ARRO WHEAD DR

VIA CORTONA

SUNBROOK LN

FRED WARING DR

MOUNTAIN VIEW AVE

WILLOW LAKE DR

OLEANDER AVE

LINGAYAN AVE

CANDLEWOOD ST

GILA RIVER ST

V IA ORVIETO

CALLE CA D IZ

BUENACRI

EMERALD CREST DR

KING ST

PARK ST

PALM ST

OCOTILLO AVE

RAINSWEPT WAY

VECINO WAY

BELFORT CT

SAN CHAPELLE CT

VILLAGE CT

SPECTRUM ST

QUAIL RUN LN

VIA SIENA

ZIRCON CIR

TORONJA

POR TOLA AVE

AZURITE CIR

TORNO PL

MERLE DR

TAFT ST

SAN JUAN AVE

MARTINIQUEDR

PINO DR

L AGO DR

TRINIDAD DR

SUTTON P L

IMPATIENS CIR
AVENUE 50

SAN LUIS REY AVE

DUNE PALMS RD

BARACOA DR

LA COSTACIR

INVERNESS A VE

S PYDE R CIR

VAN BUREN ST

BEATTYS T

HOPI AVE

DANDELION DR

CAMINO S ANTA ELISE

IRON BARK DR

CATANA CT

TAHO E CI R

PALM DESERT DR

GARY AVE

V IA TRIE STE

TOMAHAWK DR
AVENUE 49

CAMELBACK DR

DARTMOUTH AVE

VIA SI N CUIDADO

SHASTA PL

PEACH ST

DUNE PALMS RD

COACHELLA DR

COOK ST

INVERNE SS DR

SAGEBRUSH AV E

CALEO BAY

COLORADO ST
BAYA

APACHE ST

AZTEC ST

PRE STON TR L

DR CARREON BLVD

BLUE RIVERDR

VIA PRATO

CAMP CT

LEMONGROVE AVE

AVENIDA GONZALEZ

V E RD E
WAY

WOODHAVEN DR

NAPLES DR
AVENUE 47

TERRA LAGO

MANS FIELD DR
S

EMERALD AVE

PYGLASS DR

MONROE ST

RUBY AVE

DESI DR

ARUS AVE

JONES DR

LAPIS DR

BARRYMOREST

ZENDA DR

I W LDHORSE DR

PEAR ST

LARREA ST

LOST R VI ER DR

BIG CANYON ST

STACCATO ST

CHASE SCHOOL RD

CALLE NORTE

P LATINUM DR

YOUNGS LN

SUNRISE CANYON AVE
AVENUE 51
52ND AVE

BURR ST

SUN CITY BLVD

TESORI CT

CANZON EDR

ENFIELD LN

SCENIC D R

CARLOTTA DR
PARKST

GORHAM LN

CALHOUN

TALAVERA BLVD

MAGNESIA FALLS DR

CARTER LN

KALEIGH LN

CITRUS AVE

FLORA RD

AVENIDA ROMERO

FLUTE AVE

VINTAGE CLUB DR

OLD PROSPECTOR TRL

GOLF CENTER PKWY

CATAN IA CT

SAGUARO RD

BAY HILL WAY

CALIFORNIA DR

LENNON PL

KENTUCKY AVE

FRONTAGE RD

SOLANO AVE

ROBIN RD

IRONBARK DR

IOW A ST

VIALIVORNO

L AC O VI A D R

COMMERCE S T

AP L M L AKE DR

WASHINGTON ST
LIMA

NAIROBI DR

CLINTON ST

MADISON ST

TARR RD

MARY LN
43RD AVE

LINDY LN

PICASSODR

MAIN ST

ARABIA ST

LAURA DR
AVENUE 39
32ND AVE
AVENUE 41

KEVIN RD

JEFFERSON ST

POLO RD

VIA EDUARDO

DOUGLAS ST

BOWDEN DR
AZTEC

PACIFIC AVE

TAVA LN

CHOCTAW RD

A UGUSTA DR

GABLE DR

BOGART DR

S HADOW AVE

RECLINATA WAY

TOPAZ LN
CLUB

CARNELIAN LN

CERE ZA
AVENUE 52

CASTILLE DR

OKLAHOMAAVE

BOUQUET CANYON DR

MONTANA WAY

STILLWATER DR

HJORTH ST

TEXAS AVE

SI ERRAMADRE

GOL DE N R EEDS DR

ZINN AI LN

TERRA LAGO PKWY

COOK ST
ODLUM

KANSAS ST

DINAH SHORE DR

COUNTRY CLUB DR

COUNTRY CLUB DR
COOK
TARADR

VIA VOLTERRA

INDUSTRIAL PL

LEGACY D R

PORTOLA

DOOLITTLE DR

MEADOW LAKE DR

GERALD FORD

CABRILLO PL

BALBOA PL

CLUBHOUSE W AY

PINEHURST LN

JASPER PARK AVE

ROYAL TROON DR
PINA

CELEBRATIONDR

VIA FIORE

VIA UZ ZANO

VIA VICCHIO

SAND DUNEDR

CHUCKAWALLA RD
AVENUE 50

PALO VERDE DR

MEDJOOL AVE

CORTEZ PL

BERYL LN

CRYSTAL L O OP

GREEN HILLSDR

GLADIOLUS LN

COLLEGE DR

WAKEFIE LD C IR

DEACON DR

RED ARROW TRL

BU NK ER LN

VIS ATLAGODR

VIA SATURNIA

VISTA DEL SUR

DES ERT ARROYO TRL

VIA TALAVERA
52ND AVE

COLUMBUS WAY

ROYAL DORNOCH DR

HONEYSUCKLE D R

SANDY BAY RD

MAY PEN RD

BLACKHAWK WAY

FIR E DANCE LN

PEPPERWOOD DR

ROYAL BIRKDALE DR

GOLETA AVE

BOX CANYONTRL
CITRUS
38TH

HUMMINGBIRD DR

INDIO BLVD

INDIO BLVD

RUNNING SPRINGS DR

HOLLYHOCK ST

MORNINGSTAR DR

LAKE FRONT DR

MANDARINA
AVENUE 48

PRIMROSE LN

FILLMORE ST

RANCHO LOS COYOTES DR

RANCHO LOS CERRITOS DR

VIA FIRENZE

ADAMS ST

PATRICK DR
AVENUE 51

GOODMAN RD

VIA VALEROSA
AVENUE 40

VIA STIA VIA SOVANA

CLEAR LAKE D R

SNOW C REEK CANYON WHITE HORSE TRL

GERALD FORD DR

FRANK SINATRA
VARNER

H IDDENVALLEY TRL

VIA SAVON A

VISTA DEL REY DR

VISTA DEL NORTE

TAMARISK ROW DR

GOLD CANYON DR

VIA CHIAN TI

MISSION CREEK D R
51ST AVE

POLK ST

SOUTH BAY DR

MESA GRANDE DR

COYOTE SONG WAY

ELDORADO DR

NORTH SHORE DR

BERDOO CANYON RD

DESERT RESEAR CH TRL

FARGO CANYON RD
38TH AVE

AQUEDUCT RD
City of Indio - General Plan Land Use
SOURCE: City of Indio 2023; County of Riverside 2023; ESRI World Imagery 0 0.5 1
Miles
Proposed Sphere of Influence
Modification/Extention Sites
City of Indio
General Plan Land Use
Desert Estates
Desert Estates Transition
Suburban Neighborhood Low
Suburban Neighborhood High
Connected Neighborhood Low
Connected Neighborhood High
Mixed Use Neighborhood
Neighborhood Center
Regional Commercial
Mid-Town
Downtown
Festival District
Workplace Employment District
Public and Institutional
Parks and Open Space
Resource Recovery
Southeastern Sphere I
Southeastern Sphere II

EXHIBIT C

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 914 of 1555

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 915 of 1555 chapter three

LAND USE AND

URBAN DESIGN
This Element provides the long-term vision, goals,
and policies for land use, development, and urban
design in Indio over the next 20 to 25 years. Land
use is a required element, and topics covered
include land use designations, enhancement of
the Downtown and Midtown areas, preservation
of existing neighborhood character, development
of new growth areas, and mixed-use corridor
revitalization.

This Element also includes an extensive treatment
of community urban design. While not required by
statute, it is one of the central components of this
General Plan since understanding characteristics
of the built environment – the location and design
of our homes, stores, parks, offices and the way
that we interact with these various places in the
public realm – is vital to strengthening quality of
life. Setting the appropriate design parameters for
future change and redevelopment is critical to
realizing the community’s vision.

Building on citywide goals and policies, the
Element also provides goals and policies for each
of the City’s unique neighborhoods, districts, and
commercial corridors, delineating strategies for
the desired uses, character, and form for each
area.

The land use element shall include a statement of
the standards of population density and building
intensity recommended for the various districts
and other territory covered by the plan.”
The required land use element has the broadest
scope of the required elements of a general plan,
regulating how all land in a city is to be used in the
future. To fully reflect the range of physical
attributes that are important for Indio’s success,
this chapter also contains goals and policies to
guide urban form and design.

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Key Considerations and Strategies
While a clear vision of Indio’sfuture isthe starting point and the target for the General Plan, the City’s vision for the future will only be realized by ensuring that each new private development and each new public improvement builds towards that future. The following strategies shall guide public and private actions and investments to achieve the vision, and are reflected in the General Plan Place Types, neighborhood subarea descriptions, and policy framework.

Infill First
+ Make it Happen: Focus on target subareas, such as Downtown and Midtown, reinvesting in and connecting existing neighborhoods, while limiting the expansion of the City’s development footprint. + Let it Happen: Allow the 42nd Street corridor to happen, ensuring the result is a connected, complete place with housing and commercial uses organized into a walkable, transit-supportive pattern of neighborhoods and centers.
+ Let it Wait: Delay annexation and development in the Northern and Eastern Sphere of Influence subareas at least until existing large neighborhood infill areas are substantially built. Allowing development in these subareas will reduce market support for infill neighborhoods, result in adverse environmental and public impacts, and strain limited financial resources for construction and maintenance of infrastructure and provision of municipal services to a disconnected patchwork development pattern.

Plan and Build Places
+ Active: Integrate a range of housing types, amenities, and uses within compact, walkable neighborhoods. New uses and activities will be co-located in centers to encourage social gathering and interaction and to reduce vehicle miles traveled.
+ Comfortable: Reinforce human comfort in new and existing neighborhoods by making and sustaining safe, clean, and accessible places for all of Indio’s residents. + Accessible: Ensure convenient transportation connections, including roadways, sidewalks, trails, and efficient transit that provide safe and comfortable access by all travel modes. + Building Facades: Improve building facades and frontages with uniform elements of building design to create visual appeal and attractive business corridors and neighborhoods.

Connect at All Scales
+ Buildings to the Street: Orient housing, retail shops, offices, and civic buildings to their adjacent streets so that streets are safe, pleasant, and provide useful linkages and spaces for daily trips by all modes.
+ Neighborhoods to the Amenities: Connect new and existing neighborhoods to adjoining neighborhoods, parks,schools, and retailshopsthrough high-quality streets and pathways designed to facilitate walking and biking.
+ Neighborhoodsto Centers and the Rest of the City: Provide route choicesfor pedestrians, bicyclists, and motorists to Downtown, Midtown, and other key centers, avoiding overloading major streets with traffic and providing mobility choice to all residents. Mobility choice is particularly critical for the very old, very young, and very poor who have reduced access to automobiles.

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Generate Habitable, Human-Scaled Public Realm
+ Front Yards: Focus on front yards, which along with the streets they face form the “outdoor rooms” of the City in which residents live, shop, and play.
+ Parks and Open Spaces: Form an integrated open space network that unifies the City, weaving together neighborhoods, centers and employment districts. Design neighborhood parks and other special public spaces to enhance the value and pride of the neighborhoods around them. + Safe: Orient buildings towards public spaces to provide “eyes on the street” to create welcoming and safe places for Indio residents.

Focus on Specific Areas
+ Focus as Strategy: From the original small town around the Downtown, Indio has grown rapidly in patchwork pattern over the past 50 years. Realizing the new General Plan’s vision for better connecting those pieces and infilling the gaps will require many decades of work. Only through focusing finite resources of staff time and resources and City and developer capital on high-priority areas will residents enjoy the benefits of significant, tangible improvement within the next 10 to 20 years.
+ Downtown and Midtown: Focus on Indio’s historic Downtown and surrounding neighborhoods, major opportunity sites along Highway 111, and the County Fairgrounds. Collectively, these areas represent an enormous opportunity to realize many of the goals of this Plan, and to anchor civic and economic activity for the benefit of all residents.
+ Entertainment District: Build on the success of Indio’s festivals and special events, which draw the world’s attention and investment, to support collateral development and improvements in Indio is a top priority.
+ 42nd Street corridor: Establish a pattern of connected neighborhoods, centers, and employment districts along both sides of Avenue 42 to leverage the economic and fiscal value of that area for future generations.

Miles Avenue, Coachella Valley History Museum Downtown Indio

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Context
Land Use
Table 3-1 describes the amount and current distribution of land usesin the City of Indio. Approximately one-quarter of the total City developed land area is occupied by residential uses, the majority of which is single-family housing. The next largest land use category is transportation, communication, and utility at one-quarter of the total developed land area of the City. Thisisfollowed by agricultural uses, which equates to 17 percent of the land area.

Public lands account for approximately 20 percent of the total developed land area of the City. This includes institutional and public facilities, and parks, open spaces, and recreation. Retail, office, industrial and lodging uses account for 12 percent of the total developed land area of the City.

The planning area does not contain any land suitable for timber Typical residential neighborhood in
Indio
production and does not contain any parcels of real property zoned for timberland production pursuant to the California Timberland Productivity Act of 1982 (Chapter 6.7 (commencing with Government Code Section 51100) of Part 1 of Division 1 of Title 5).

Table 3-1: Existing Land Uses
Land Use Acreage Percent of
Planning Area
Percent of
Developed Area
Rural Residential 472 1% 2%
Single-Family Residential 3,913 10% 21%
Multi-Family Residential 220 < 1% 1%
Mobile Home Parks 450 1% 2%
Commercial 1,029 3% 5%
Office 204 < 1% 1%
Industrial 958 3% 5%
Public Facilities 615 2% 3%
Transportation/Communication/Utilities 4,954 13% 26%
Open Space/Recreation/Horse Facilities 1,926 5% 10%
Agriculture 3,203 8% 17%
Water 98 < 1% 1%
Vacant 20,145 52% N/A
Under Construction 887 2% 5%
Total 39,074 100% 100%

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Urban Form and Pattern
Indio has an urban pattern that includes established residential areas and commercial corridors in the historic part of the City and suburban housing and commercial uses along the edge of the City.

The City’s core residential neighborhoods are built at moderate densities with consistentsetbacksin small blocks with a well-connected street network. New subdivisions have a more suburban building layout, with larger yards and less regular building placement within large blocks with more fragmented street network. Most of the City’s commercial districts, such as Highway 111, Monroe and Jackson Street, are developed in a strip commercial development style; however, Miles Avenue has a more traditional main street commercial-style. There are large building footprints in the City scattered throughout, and the hotels/big box retail around the intersection of Jackson Street and I-10, among others.

Different patterns also emerge at the block level. Small, walkable blocks less than 2 acres in size dominate the older, central areas of the historic City. Moderate blocks of 5 to 25 acres are most common in the suburban expansions along the edge of the city core. Superblocks larger than 50 acres are found in the northern part of the City. There are numerous, very large, undeveloped areas scattered throughout the City. These large undeveloped areas can be a potential asset, as it allows coordinated development adjacent to existing development with a unified vision.

Gateways
Gateways are identified entrance points into the City that are (or could be) enhanced with unique design features, such as monuments, gateway markers, art, or signage. Currently there are nine primary gateways into the City and eight secondary gateways. The majority of gateways, whether primary or secondary, do not include gateway elements. These gateways are mapped on Figure 3.1.

Primary Gateways
• Jackson Street, north of I-10: This primary gateway is largely undeveloped. Currently there is no signage at this intersection.
• Jefferson Street, south of I-10: This primary gateway is largely undeveloped. Currently there is no signage at this intersection.
• Jefferson Street at Fred Warring Drive: This western gateway is a mixed commercial, residential, and undeveloped intersection. There are no gateway elements provided at the intersection. • Jefferson Street at Highway 111: This western gateway is under construction. It is largely a commercial intersection.
• Avenue 48 at Indio Boulevard: This eastern gateway is largely a commercial and undeveloped intersection. There are no gateway elements provided at the intersection. • Avenue 44 and Golf Center Parkway: This northeast gateway is mostly undeveloped. There are no gateway elements provided at the intersection.
• Avenue 42 and Jackson Street: Thisislargely a commercial intersection with no gateway elements.

There are no gateway elements provided at the intersection. • Avenue 42 and Monroe Street: This northeast gateway is mostly undeveloped. There are no gateway elements provided at the intersection.

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Figure 3-1: Gateways
Source: Riverside County/LAFCO (City Boundary,2012; SOI,2012) Riverside County/TLMA (Roads;Railroads;Highways) Riverside County (River) The information on this map was derived from various digital databases, sourced above. Care was taken in the creation of this map but it is provided “as is” PDC cannot accept any responsibility for any errors, omissions, or positional accuracy, and therefore, there are no warranties which accom- pany this product. Users are cautioned to field verify their information on this product before making any decisions.

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Secondary Gateways
• Oasis Street and Highway 111. This central gateway is a commercial intersection. This is a key entrance to Downtown Indio. There are no gateway elements provided at the intersection. • Arabia Street and Indio Boulevard. Thisis an entrance into Downtown Indio. The gateway has a mix of commercial and park uses. There are no gateway elements provided at the intersection. • Dune Palms Drive at Miles Avenue: This secondary, western gateway is largely a residential intersection. There are no gateway elements provided at the intersection. • Jefferson Street at Avenue 48: This western gateway is largely a residential intersection. There are no gateway elements provided at the intersection.
• Jefferson Street at Avenue 50: This western gateway is a mixed commercial, residential, and undeveloped intersection. There are no gateway elements provided at the intersection. • Madison Street at Avenue 52. This gateway is a mixed residential and undeveloped intersection.

There are no gateway elements provided at the intersection. • Monroe Street at Avenue 52. This gateway is largely undeveloped. Currently there is no signage at this intersection.
• Jackson Street at Avenue 52. This gateway is largely a commercial and undeveloped intersection.

There are no gateway elements provided at the intersection.

Sample Gateway elements

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Bermuda Dunes Airport
The Bermuda Dunes Airport is a privately-owned, public-use general aviation airport located along the central, western edge of Indio. It is an operational facility currently used by businesses, charters, medical, and other private and recreational entities. The airport services approximately 11,500 flights each year, with seasonal peak periods. As a consequence of the airport, certain restrictions apply to new projects within its Airport Influence Area as identified in the adopted Riverside County Airport Land Use Compatibility Plan (ALUCP) for Bermuda Dunes Airport. Specifically, there are limits on the maximum structure height, use restrictions, and mitigation and other treatments for new development built within the compatibility zones identified in the ALUCP. Figure 3-2 illustrates the compatibility zones and Figure 11-2 shows the noise contours.

Bermuda Dunes Airport

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Figure 3-2: Bermuda Dunes Airport Compatibility Map
Source: Riverside County/LAFCO (City Boundary,2012; SOI,2012) Riverside County/TLMA (Roads;Railroads;Highways) Riverside County (River) The information on this map was derived from various digital databases, sourced above. Care was taken in the creation of this map but it is provided “as is” PDC cannot accept any responsibility for any errors, omissions, or positional accuracy, and therefore, there are no warranties which accom- pany this product. Users are cautioned to field verify their information on this product before making any decisions.

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Areas of Change
The General Plan Place Types Map (Figure 3-4) identifies the future intended use of land on every parcel in the City. Equally important is to identify the locations where growth and development is expected (or desired) to occur and locations that should be protected from future development. These characterizations allow the public and decision-makers to have a common understanding of where change will occur, the vision for change in each area, and the overall level of intensity. Equally important, this map signals to the community that certain areas are to be protected from new development and land use changes.

Figure 3-3 indicates the location and degree of change for key areas within the City. These change areas were defined by consolidating existing plans for each neighborhood, analyzing existing conditions, opportunities, and trends, and facilitating discussions with stakeholders and the community. These also indicate the priority level for each area of change. Definitions of the three categories are as follows:
+ Preserve, Minor Change: Areas of the City where the general character of the area will remain the same but improvement is desired in limited ways. This includes but is not limited to improvements to the public realm, the addition of a second story to a single-story home or the addition of community facilities or neighborhood-serving retail uses that are desired but currently absent. The majority of the residential areas and some of the commercial areas are classified as preserve and enhance. + Enhance, Moderate Change: Areas of the City where change is desired over the time horizon of the General Plan and where change will happen gradually over the entire horizon of the General Plan and beyond. These areas are expected to see moderate development over time and the area may, after 15 to 20 years, look very different than it does today. + Transformation, Major Change: Areas where the community wants to actively facilitate significant change in the short to middle term. These areas may look very different in a short period of time and these are areas where the City of Indio may want to prioritize staff and financial resources or actively encourage new private development.

Area of transformation; Indio Fashion Mall in the Midtown Area

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Figure 3-3 Degree of Change

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General Plan Designations
The General Plan sets forth land use designations called place types that indicate the purpose and intended use for each parcel within the City. These place types are developed to provide clear, yet flexible,structure that adapts to changing economic conditions and community vision.

The land use place types are organized into three broad categories: neighborhoods, centers, and district.

Each place type may contain a mix of uses, including residential, commercial, industrial, and public uses, at a variety of scales and intensities. Given Indio’s place-making goals and the community’s interest in shaping the form and character of their City, each place type provides direction on use, intensity/density, form, and character. Citywide goals and policies are organized by broad categories of place types (neighborhoods, centers, and districts).
+ Neighborhoods are the basic building block of all great cities and this General Plan identifies a range of neighborhood types for Indio. Neighborhoods include a balanced mix of activity that includes a variety of dwellings, small shops and workplaces, civic buildings, and parks. The vision of the Plan is to create complete, compact, and connected neighborhoods that provide a high quality of life for residents. Future Indio neighborhoods should mix a variety of residential types, parks, schools, and neighborhood centers within a walkable network of streets. The public spaces should be safe, attractive, accessible, and comfortable places to live and play. The General Plan includes several types of residential neighborhoods including Desert Estates, Desert Estates Transition, Suburban Neighborhood Low and High, Connected Neighborhood Low and High, and Mixed Use Neighborhood. Resorts may be incorporated into any neighborhood type. + Centers are concentrations of neighborhood-serving commercial uses, medium- and higher-density housing, and employment uses in a walkable urban environment. Centers bring goods, services, amenities, arts and culture, and civic activities within a short distance of residents. Centers are scaled for compatibility with nearby neighborhoods. They can be larger or smaller, more or less intense depending on the location in the City and the adjacent neighborhoods. Several types of centers are defined, including Downtown, Midtown, and Neighborhood Centers. + Districts are areas with larger concentrations of non-residential uses, typically dominated by a single activity. They include regional shopping centers, auto dealership centers and other auto service uses, larger manufacturing uses (excluding small office and maker / Research & Development uses).

Districts play an important role in Indio since they provide jobs and economic development opportunities. By their intensity and single-use focus, districts are more automobile-oriented than neighborhoods and centers. Districts can abut neighborhoods but great care must be taken in designing the connections and transitions between them. Several types of districts are defined, including the Work Place and Employment, Festival, and Regional Commercial.

The proposed Indio place types differ from traditional land use designations in that each specifies additional guidance related to development form and character. These designations include allowable uses and building density but also address building placement on a lot, parking location and access, building frontage, and streetscape design. This refinement is consistent with the community’s desire to provide more specific guidance on the intended future character of the City, and allowsthe City to establish zoning designations that similarly communicate form and character.

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Figure 3-4: General Plan Place Types
*Densities, intensities, and prohibited uses shall be consistent with criteria of the Bermuda Dunes Airport Compatibility Plan, including applicable Countywide criteria as may exist at the time of project review. If the project is located in the Bermuda Dunes Airport Influence Areas, compatibility zones apply. Please see Riverside County Airport Land Use Commission staff (www.rcaluc.org) and Indio Planning Staff forthe most up-to-date regulations.

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Understanding Density
State law requiresthat General Plan land use designations provide a measurement of the maximum development intensity allowed within each designation. The three generally accepted metrics are dwelling units per acre, floor area ratio, and persons per square mile. It is important to note that density is only loosely related to urban form and character.

DU/AC – Dwelling Units per Acre
The term density is used for residential uses and refers to the population and development capacity of residential land. Density within the General Plan is described in terms of dwelling units per gross acre of land (du/ac), including existing and proposed streets and rights-of-way.

It should be noted that du/ac is not always
a useful predictor of neighborhood design
character or population density. While in areas
of single-family detached homes, du/ac does
establish how many homes -and presumably
how many families – will be present in each
acre, in areas of mixed-use or multi-family
development it is much less helpful. For
FAR – Floor Area Ratio
Development intensity, which applies to
nonresidential and mixed uses, refers to the
extent of development on a parcel of land or
lot. Floor area ratio is used in the General Plan
as a measure of non-residential or mixed-use
development intensity.

Floor area ratio (FAR) expresses the intensity of
use on the lot (see Figure to the right). The FAR
represents the ratio between the total gross
floor area of all buildings on a lot and the total
land area of that lot. For example, a 20,000
square foot building on a 40,000 square foot lot
yields a FAR of 0.5. A 0.5 FAR describes a single-story building that covers half of the lot, a twostory building covering approximately one-quarter of the lot, or a four-story building covering one-eighth of the lot. This makes FAR a useful tool for measuring environmental impacts but not a useful tool for regulating urban form or neighborhood design character.

Persons/sq. mi – Inhabitants per Square Mile
A simplistic estimate of the number of total inhabitants in a square mile of a given land use designation, derived from known averages of building type occupancies.

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Major
Classes Place Type and Intent Gross Density/
FAR*
Zoning
Correlation

NEIGHBORHOODS
Desert Estates (DE). Conserves natural features while providing the lowest intensity residential neighborhood development.

Maximum: 1 DU/AC EE, CEIR, CET,
CE
Desert Estates Transition (DET). Provides a transition between the lowest intensity rural residential areas of the city and the more formal Suburban Neighborhoods.

Maximum: 3 DU/AC EE, CEIR
Suburban Neighborhood Low (SNL). Provides low-intensity suburban neighborhood development for single-family detached homes on relatively large lots.

Maximum: 4 DU/AC EE, CEIR, CET,

CE, RL, RLCI
Suburban Neighborhood High (SNH). Provides low- to
moderate-intensity suburban neighborhood development for single-family detached and attached homes on moderately sized lots.

Minimum: >4 DU/AC
Maximum: 8 DU/AC

EE, CEIR, CET,

CE, RL, RM
Connected Neighborhood Low (CNL). Provides a range of lowto moderate-intensity housing choices within a walkable neighborhood setting within a short distance of goods and services. Housing types include single-family detached and attached dwellings of various sizes.

Minimum: >8 DU/AC
Maximum: 14 DU/AC
Maximum FAR: 0.25

RM, CE, RM,
RH, P
Connected Neighborhood High (CNH). Provides a broad range of moderate-intensity housing choices within a walkable neighborhood setting within a short distance of goods and services. Housing types include small-lot single-family detached and attached dwellings of various sizes, courtyard apartments and condos, and medium-sized multifamily buildings designed for neighborhood compatibility.

Minimum: >14 DU/AC
Maximum: 20 DU/AC
Maximum FAR: 0.25

RM, CE, RM,
RH, P
Mixed Use Neighborhood (MUN). Provides moderate- to higherintensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets.

Maximum: 40 DU/AC
Maximum FAR: 0.5

RH, NC, CC, P

CENTERS
Downtown (DT). Supports lively, thriving Downtown area by accommodating multi-story, mixed-use buildings at higher intensities. Provides for vertical and horizontal mixed-use development.

Maximum: 60 DU/AC
Maximum FAR: 2.0

DC, P, RH
Midtown (MT). Provides for an active, mixed-use center in Midtown by allowing multi-story, mixed-use buildings at higher intensities, community gathering spaces, and land uses to support residents and visitors. Provides for vertical and horizontal mixed-use development.

Maximum: 40 DU/AC
Maximum FAR: 1.0

NC, CC, RH, P
Neighborhood Center (NC). Provides for areas with a variety of neighborhood-serving retail and commercial uses, housing of various types, other neighborhood-serving amenities, and community-gathering spaces for residents.

Maximum: 20 DU/AC
Maximum FAR: 0.5

NC, CC, RH, P
*Densities, intensities, and prohibited uses shall be consistent with criteria of the Bermuda Dunes Airport Compatibility Plan, including applicable Countywide criteria as may exist at the time of project review. If the project islocated in the Bermuda Dunes Airport Influence Areas, compatibility zones apply. Please see Riverside County Airport Land Use Commission Staff (www.rcaluc.org) and Indio Planning Staff for the most up-to-date regulations.

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Major
Classes Place Type and Intent Gross Density/
FAR*
Zoning
Correlation

DISTRICTS
Workplace and Employment District (WEP). Provides an area for a wide variety of employment-generating activity, including office, industrial and light manufacturing, research and development, and supportive commercial.

Maximum FAR: 1.0 CO, BP, IP, M,
NC
Festival District (FD). Reserves areas for outdoor festivals, events, sporting activities and related activities.

Maximum FAR: 0.5 NC, MMFOZ
Regional Commercial (RC). Provides large-format retail
development along with associated restaurant and commercial service activity.

Minimum FAR: 0.35
Maximum FAR: 1.0

RM, CE, RM,
RH, P
Resource Recovery (RR). Appliesto landwhere recovery and/or reclamation activities are primary land uses. Future uses in the area designation will require the approval of a Conditional Use Permit (CUP) and mining and reclamation plan.

Determined on a caseby-case basis
RC, CC

PUBLIC AND

INSTITUTIONAL
Public and Institutional (PI). Reserves areas for public, educational, and institutional uses.

Maximum FAR: 0.5 RR
Parks and Open Space (OS). Provides public and private space for recreational uses, including open space, and golf course greens.

Maximum: 0.05 DU/AC
Maximum FAR: 0.01

RM, CE, RM,
RH, P
Resource Management and Open Space Overlay (R-OS).

Provides an overlay for areas consistent with the Coachella Valley Multi-Species Habitat Management Plan, passive recreation, trails/paths, restoration, ecotourism, and environmental educational activities.

Consistent with

CVMSHMP

P, OS, RR
*Densities, intensities, and prohibited uses shall be consistent with criteria of the Bermuda Dunes Airport Compatibility Plan, including applicable Countywide criteria as may exist at the time of project review. If the project islocated in the Bermuda Dunes Airport Influence Areas, compatibility zones apply. Please see Riverside County Airport Land Use Commission Staff (www.rcaluc.org) and Indio Planning Staff for the most up-to-date regulations.

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Desert Estates
Conserves natural features while providing the lowest intensity and amount of residential neighborhood development.

Allowed Land Uses
+ Primary: Single-family residential, agriculture, parks and recreation
+ Secondary: Hospitality, recreational
Allowed Development Intensities
+ DU/AC: 1.0 (maximum)
+ Commercial FAR: N/A
Streetscape
Streetscapes are natural, with primarily curbless and gutterless shoulders defined by informal tree arrangements, naturalstreet edges, and drainage swales or ditches. Street alignments are relatively informal, typically following the natural topography to minimize grading disturbance of the natural environment. The typical vehicular design speed is 25 mph.

Connectivity
Block sizes are typically large, up to 2,000 feet in perimeter. Some block edges may be defined by trails or multi-use paths. Some dead-end roads may be warranted to preserve existing topography and/or natural environment.

Open Space
Open space is provided primarily through the preservation and integration of natural features and open space into the neighborhood design. Primary General Plan park types may include nature / open space, greenways, and trails.

Building Form and Character
In general, limited portions of sites are developed with groupings of single-family houses organized around natural areas. Buildings are set back significantly from the natural street edge to provide very-large front yards with porches or terraces. Structures are clustered together to leave most of the natural area undisturbed. Buildings are generally limited to one- and two-stories in height.

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Desert Estates Transition
Provides a transition between the lowest intensity rural atmosphere of the Desert Estates and the more formal Suburban Neighborhoods.

Allowed Land Uses
+ Primary: Single-family residential, agriculture, parks and recreation
+ Secondary: Hospitality, recreational
Allowed Development Intensities
+ DU/AC: 3.0 (maximum)
+ Commercial FAR: N/A
Streetscape
Streetscapes may be rural in nature (curbless and gutterless shoulders) or simple, with rolled curbs and sidewalks and trails that facilitate internal connectivity. Street alignments may follow a grid or modified grid street network, or the layout may be relatively informal or curvilinear, with adjacent open spaces.

The vehicular design speed is 25 mph.

Connectivity
Streets are internally oriented are interconnected to create a comfortable neighborhood feel. Block sizes are typically large, up to 2,000 feet in perimeter. Some block edges may be defined by trails or multiuse paths. Blocks may include sidewalks and pathways to connect residents to parks, open space, and community amenities.

Open Space
Open space is provided through the preservation and integration of natural features and open space into the neighborhood design, and/or internally oriented and provided neighborhood parks.

Building Form and Character
Structures may be clustered together to leave natural areas undisturbed. Variety in lot size and product type is encouraged, as is density averaging. Buildings are set back significantly from the natural street edge to provide large front yards with porches or terraces. Back yards are large enough for private pools and other private open space for each household. Buildings are generally limited to one and two stories in height.

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Suburban Neighborhood Low
Provides low-intensity suburban neighborhood development that features a limited variety of housing choices. Uses are primarily single-family detached houses organized on relatively large lots along walkable streetscapes with commercial/retail activity nearby.

Allowed Land Uses
+ Primary: Single-family detached residential, parks and recreation
+ Secondary: Public facilities, resort
Allowed Development Intensities
+ DU/AC: 4 (maximum)
+ Commercial FAR: N/A
Streetscape
Streets are landscaped with formal or informal street tree patterns and sidewalks on at least one side. The typical vehicular design speed is 25 mph.

Connectivity
Blocks may be large, up to ½ mile in perimeter. They are defined by streets, but blocksshould provide pedestrian paseos or paths reducing the effective pedestrian perimeter to no more than 2,000 feet. Street intersection density should be at least 140 intersections persquare mile.

Open Space
Much of the neighborhood open space is provided by the generous streetscapes and landscaped front yards. Suburban neighborhoods also have neighborhood parks, linear parks, greenways, trails, and other park types. Landscape patterns may be naturalistic or formal.

Building Form and Character
Buildings are set back from the street to provide moderate to large front yards. Buildings are primarily one- and two-story single-family detached houses.

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Suburban Neighborhood High
Provides low intensity neighborhood development that features a limited variety of housing choices.

Uses are primarily single-family detached and attached houses on smaller lots organized along walkable streetscapes with commercial/retail activity nearby.

Allowed Land Uses
+ Primary: Single-family detached and attached
residential, parks and recreation
+ Secondary: Public facilities, resort
Allowed Development Intensities
+ DU/AC: >4 to 8
+ Commercial FAR: N/A
Streetscape
Streets are landscaped with formal or informal street tree patterns and sidewalks on at least one side. The typical vehicular design speed is 25 mph.

Connectivity
Blocks may be large, up to ½ mile in perimeter. They are defined by streets, but blocksshould provide pedestrian paseos or paths reducing the effective pedestrian perimeter to no more than 2,000 feet. Street intersection density should be at least 140 intersections per mile.

Open Space
Much of the neighborhood open space is provided by the generous streetscapes and landscaped front yards. Suburban neighborhoods also have neighborhood parks, linear parks, greenways, trails, and other park types. Landscape patterns may be naturalistic or formal.

Building Form and Character
Buildings are set back from the street to provide moderate to large front yards. Buildings are primarily one- and two-story single-family houses. Single-family attached and small multifamily housing – with a scale and character compatible with nearby single-family homes – may be integrated with single-family detached housing.

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Connected Neighborhood Low
Provides a broad range of low- to moderate-intensity housing choices within a walkable neighborhood setting within a short distance of goods and services. Housing types include single-family detached and attached dwellings of various sizes.

Allowed Land Uses
+ Primary: Range of single-family detached and attached housing types, including duplex, triplex, quadplex,
rowhouses, and townhouses, parks and recreation.
+ Secondary: Retail, care, public facilities, guest houses, places of worship, schools, family day care homes,
public facilities, and others which are determined to be compatible with and oriented toward serving the needs
of neighborhoods may also be allowed. Secondary uses
should be focused along mixed-use corridors or at the
edges of centers.

Allowed Development Intensities
+ DU/AC: >8 to 14
+ Commercial FAR: 0.25
Streetscape
Streetscapes have steady rows of street trees planted in parkway strips and generous sidewalks. The typical vehicular design speed is 25 mph.

Connectivity
Block perimeters should not exceed 1,600 feet, but blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint. Street intersection density should be at least 140 intersections per mile.

Open Space
Open space consists of the generous streetscapes and landscaped front yards and a variety of park types.

Connected neighborhoods may have neighborhood parks, mini parks, greens, linear parks, greenways, trails, and other park types.

Building Form and Character
Buildings are set back to provide moderately sized front yards, facing the street with emphasis on porches, terraces, dooryards and/or fenced front yards. Buildings include a variety of housing types up to threestories, including small-lot single-family detached and attached homes massed and scaled for compatibility with adjacent homes. Small-scale non-residential uses may be incorporated in the form of live-work units and corner shops, primarily along mixed-use corridors or at the edges of centers.

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Connected Neighborhood High
Provides a broad range of moderate-intensity housing choices within a walkable neighborhood setting within a short distance of goods and services. Housing types include single-family detached and attached dwellings of various sizes, courtyard apartments and condos, and medium-sized multifamily buildings designed for neighborhood compatibility.

Allowed Land Uses
+ Primary: Range of single-family and multi-family
residential uses, including duplex, triplex, quadplex,
rowhouses, townhouses, courtyard and small-scale
multifamily buildings, and parks and recreation.
+ Secondary: Retail, care, public facilities, guest houses, places of worship, schools, family day care homes,
public facilities, and others which are determined to be compatible with and oriented toward serving the needs
of neighborhoods may also be allowed. Secondary uses
should be focused along mixed-use corridors or at the
edges of centers.

Allowed Development Intensities
+ DU/AC: >14 to 20
+ Commercial FAR: 0.25
Streetscape
Streetscapes have steady rows of street trees planted in parkway strips and generous sidewalks. The typical vehicular design speed is 25 mph.

Connectivity
Block perimeters should not exceed 1,600 feet, but blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint. Street intersection density should be at least 140 intersections per mile.

Open Space
Open space consists of the generous streetscapes and landscaped front yards and a variety of park types.

Connected neighborhoods may have neighborhood parks, mini parks, greens, linear parks, greenways, trails, and other park types.

Building Form and Character
Buildings are set back to provide moderately sized front yards, facing the street with emphasis on porches, terraces, dooryards and/or fenced front yards. Buildings include a variety of housing types up to threestories, with attached single-family and small-scale multi-family buildings massed and scaled for compatibility with adjacent homes. Small-scale non-residential uses may be incorporated in the form of live-work units and corner shops, primarily along mixed-use corridors or at the edges of centers.

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Mixed Use Neighborhood
Provides moderate- to higher-intensity neighborhood development that features a variety of multifamily housing choices and limited neighborhood-serving commercial uses in a walkable environment. Allows commercial development along major streets and adjacent to a neighborhood center.

Allowed Land Uses
+ Primary: Range of 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
+ Secondary: Public facilities, guest houses, places of worship, schools, family day care homes, public facilities, and
others which are determined to be compatible with and
oriented toward serving the needs of neighborhoods may
also be allowed. Secondary uses should be focused along mixed-use corridors or at the edges of centers.

Allowed Development Intensities
+ DU/AC: >20 to 40
+ Commercial FAR: 0.5
Streetscape
Streetscapes have an urban character with formal street tree patterns and are highly interconnected. The typical vehicular design speed is 25 mph.

Connectivity
Block perimeters should not exceed 1,600 feet, which are generally deeper and shorter than other Connected Neighborhood types to accommodate deeper buildings and/or more parking. Blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint. Street intersection density should be at least 140 intersections per mile.

Open Space
Open space consists of the generous streetscapes and landscaped front yards and a variety of park types, particularly plazas and greens adjacent to mixed-use areas. Connected neighborhoods may have neighborhood parks, mini parks, greens, linear parks, greenways, trails, and other park types.

Building Form and Character
Buildings are set back from the sidewalk to provide moderately-sized front yards with porches and terraces except in mixed-use areas. In mixed-use areas, buildings are set near or at the back of the sidewalk to support outdoor dining and easy view ofshopfronts. Buildings may include a variety of housing types up to four-stories, with mixed-use buildings up to four-stories focused at key intersections, along main corridors, and/or adjacent to public open spaces.

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Downtown
Supports a lively, thriving Downtown area by accommodating multi-story, mixed-use buildings at higher densities and/or intensities. Provides for vertical and horizontal mixed-use development.

Allowed Land Uses
+ Allows both vertical and horizontal mixed use, and
standalone uses.
+ Mixed use: Retail/office, retail/residential, office/ residential.
+ Standalone uses: Neighborhood-serving retail, general commercial, services, entertainment, multi-family
residential, live/work, and office.

Allowed Development Intensities
+ DU/AC: 60 (maximum)
+ Commercial FAR: Up to 2.0
Streetscape
Streetscapes are urban with formal street tree patterns, wide sidewalks, corner curb-extensions, mid-block crosswalks, and on-street parking in parallel and/or angled configuration.

Connectivity
Block perimeters should not exceed 1,600 feet, which are generally deeper and shorter to accommodate deeper buildings and/or more parking. Street intersection density should be at least 140 intersections per mile.

Open Space
Downtown open space includes corner plazas, courtyards, and in some cases public squares for dining, recreation and special events. Streets and paseos are well-landscaped.

Building Form and Character
Buildings are set close to the street, with shopfronts at the back of sidewalk and residential ground floors set back behind shallow front yards, stoops, porches, and terraces to provide an appropriate degree of privacy for residents. Buildings are two to four stories and contain a mixture of uses.

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Midtown
Providesfor an active, mixed-use center in Midtown by allowing multi-story, mixed-use buildings at higher intensities, community gathering spaces, and land uses to support residents and visitors. Provides for vertical and horizontal mixed-use development.

Allowed Land Uses
+ Allows both vertical and horizontal mixed use, and
standalone uses.
+ Mixed use: Retail/office, retail/residential, office/ residential.
+ Standalone uses: Neighborhood-serving retail, general commercial, services, entertainment, multi-family
residential, live/work, and office
Allowed Development Intensities
+ DU/AC: >20 to 40
+ Commercial FAR: Up to 1.0
Streetscape
Streetscapes are urban with formal street tree patterns, wide sidewalks, corner curb-extensions, often mid-block crosswalks, and on-street parking in parallel and/or angled configuration.

Connectivity
Block perimeters should not exceed 1,600 feet, which are generally deeper and shorter to accommodate deeper buildings and/or more parking. Blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint. Street intersection density should be at least 140 intersections per mile.

Open Space
In addition to the generousstreetscapes and paseos, open space in Neighborhood Centersincludes corner plazas, courtyards, and in some cases public squares for dining, recreation and special events.

Building Form and Character
Buildings are set close to the street, with shopfronts at the back of sidewalk and residential ground floors set back behind shallow front yards, stoops, porches, and terraces to provide an appropriate degree of privacy for residents.

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Neighborhood Center
Provides for areas with a wide variety of neighborhood-serving retail and commercial uses, residential, other amenities, and community-gathering spaces for residents.

Allowed Land Uses
+ Allows both vertical and horizontal mixed use, and
standalone uses.
+ Mixed use: Retail/office, retail/residential, office/ residential.
+ Standalone uses: Neighborhood-serving retail, general commercial, services, entertainment, multi-family
residential, live/work, and office
Allowed Development Intensities
+ DU/AC: 20 (maximum)
+ Commercial FAR: Up to 0.5
Streetscape
Streetscapes are urban with formal street tree patterns, wide sidewalks, corner curb-extensions, often mid-block crosswalks, and on-street parking in parallel and/or angled configuration.

Connectivity
Block perimeters should not exceed 1,600 feet, which are generally deeper and shorter to accommodate deeper buildings and/or more parking. Blocks up to 2,200 feet may be allowed if a pedestrian paseo or greenway is provided near the midpoint. Street intersection density should be at least 140 intersections per mile.

Open Space
In addition to the generousstreetscapes and paseos, open space in Neighborhood Centersincludes corner plazas, courtyards, and in some cases public squares for dining, recreation and special events.

Building Form and Character
Buildings are set close to the street, with shopfronts at the back of sidewalk and residential ground floors set back behind shallow front yards, stoops, porches, and terraces to provide an appropriate degree of privacy for residents.

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Regional Commercial
Provideslarge-format retail development along with associated restaurant and commercialservice activity.

This district is located near major freeway connections and around major intersections.

Allowed Land Uses
+ Large-format retail, commercial services, lodging,
entertainment, restaurant, parks and recreation
Allowed Development Intensities
+ DU/AC: N/A
+ Commercial FAR: 0.35 to 1.0
Streetscape
Streetscapes are urban with formal street tree patterns, wide sidewalks, and on-street parking in parallel, perpendicular and angled configuration. To support large commercial uses, some “blocks” may be devoted entirely to parking.

Connectivity
In pedestrian-oriented retail environments, larger blocks should be subdivided into smaller “virtual blocks” no longer than 400 or 500 feet.

Open Space
Open space is primarily provided through generous streetscapes, outdoor plazas, and neighborhood green spaces.

Building Form and Character
Buildings are entirely near or at the sidewalk to shape the streetscapes. Parking lots may be located on some frontages, provided that they are screened with low walls and/or plantings. Building frontages are continuous shopfronts unless broken by courtyards, paseos, or screened parking lots. Service functions, such as loading and trash pickup, should occur at the rear. Buildings can be up to three-stories.

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Workplace and Employment District
Provides an area for a wide variety of employment-generating activity, including office, industrial and light manufacturing, research and development, and supportive commercial.

Allowed Land Uses
+ Primary: Light industrial, manufacturing, office, R&D, live/work
+ Secondary: Small retail, commercialservices
Allowed Development Intensities
+ DU/AC: N/A
+ Commercial FAR: Up to 1.0
Streetscape
Streets are wider than other areas to accommodate vehicle traffic and trucks, but are still well-landscaped with rows of street trees, wide sidewalks, and on-street parking in parallel, perpendicular, and angled configurations. To support large office uses, some blocks may be devoted entirely to parking.

Connectivity
Larger block sizes are allowed in this district, with perimeters up to 2,600 feet in length. Pedestrian paseos are recommended to help facilitate walking and biking to work.

Open Space
Open space is primarily provided through the generous streetscapes and variety of greens and plazas at key gathering areas. Small- to moderate-sized buildings should consolidate or align shared open spaces.

Within larger buildings, open space is provided in the form of courtyards shaded by the buildings.

Building Form and Character
Buildings are located near or at the sidewalk to shape the streetscapes and to frame public open space. In some areas, particularly in order to attract a large employer, it may be appropriate forseveral blocksto be joined together as a campus environment with pedestrian-only spaces and pathways connecting buildings to one another and to surrounding streets. Buildings may be up to three-stories in height.

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Festival District
Reserves areasfor outdoor festivals, events,sporting activities and related activities.

Allowed Land Uses
+ Primary: Hospitality, resort, recreation
Allowed Development Intensities
+ Commercial FAR: 0.5 (maximum)
Streetscape
For contiguous developed areas, streetscapes have steady rows of street trees planted in parkway strips and generous sidewalks. The typical vehicular design speed is 25 mph.

Connectivity
For contiguous developed areas, block perimeters should not exceed 1,600 feet. Pedestrian paseos are recommended to help facilitate walking and biking within the festival grounds as appropriate.

Open Space
In addition to the generous streetscapes and paseos, open space in Festival District may include corner plazas, courtyards, and in some cases public squares for dining and recreation.

Building Form and Character
Buildings are set close to the street, with shopfronts at the back of sidewalk.

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Public and Institutional District
Reserves areasfor public, educational, and institutional uses.

Allowed Land Uses
+ Primary: Civic center, libraries, community centers, senior centers, police stations, fire stations, corporate yards, public and private schools, higher-educational facilities, drainage facilities, public/private recreational facilities, and other similar uses.

Allowed Development Intensities
+ DU/AC: N/A
+ Commercial FAR: 0.5 (maximum) or as determined by
City Council.

Streetscape
Streetscapes should be consistent with the character identified by the General Plan placetype in which the public or
institutional use is located. If located outside of a placetype, the requirements should be determined on a case-by-case basis.

Connectivity
Connectivity should be consistent with the standards identified by the General Plan placetype in which the public or institutional use is located. If located outside of a placetype, the requirements should be determined on a case-by-case basis.

Open Space
Public and institutional uses are encouraged to provide usable public open space.

Building Form and Character
Public and institutional buildings are set close to the street.

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Parks and Open Space District
Reserves area for public and private recreational use and open space.

Allowed Land Uses
+ Primary: Parks and open space, golf courses, trails,
habitat management, passive recreation,
amphitheaters, community centers, environmental
education, and similar uses.

Allowed Development Intensities
+ DU/AC: N/A
+ Non-Residential FAR: 0.01 (maximum)
Streetscape
Streetscapes should be consistent with the character identified by the General Plan placetype in which the public or
institutional use is located. If located outside of a placetype, the requirements should be determined on a case-by-case basis.

Connectivity
Connectivity should be consistent with the standards identified by the General Plan placetype in which the public orinstitutional use islocated. If located outside of a placetype, the requirementsshould be determined on a case-by-case basis.

Open Space
Open space is consistent within the types identified in the Parks and Recreation Element of the General Plan.

Building Form and Character
Determined on a case-by-case basis.

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Resource Management and Open Space Overlay
Implementsthe provisions of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) to protect open space and natural resource areas.

Allowed Land Uses and Development
Intensities
Allowed land use and development intensity should be
consistent with the standards identified by the General Plan placetype in which the parcel is located and any relevant provisions in the CVMSHCP.

Streetscape and Connectivity
Streetscape and connectivity should be consistent with
the character and standards identified by the General Plan placetype in which the parcel is located and any relevant provisions in the CVMSHCP.

Open Space
Open space is provided primarily through the preservation and integration of natural features and open space. Open space may be woven into neighborhood design. Primary General Plan park types may include nature / open space, greenways, and trails.

Building Form and Character
Building form and character should be consistent with the provisionsidentified by the General Plan placetype in which the parcel is located and any relevant provisions in the CVMSHCP. Structures should generally be clustered together to leave most of the natural area undisturbed with groupings of homes organized around natural areas.

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Indio’s Subareas
The following section includes a vision and key strategies for specific subareas in Indio, as illustrated in Figure 3-5. Each subarea has unique identifying characteristics and exemplify what makesIndio a desirable place. The location, character, and key issuesfor these areas are discussed in detail on the following pages, along with strategies that are specific to each. These strategies are in addition to citywide goals and policies discussed later in the Element. It is anticipated that a mix of both citywide and specific subarea strategies will be implemented for each neighborhood.

Top: Lively downtown environment, Bottom: Neighborhood commercial

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Figure 3-5: Indio Subareas

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Northwest Indio
The Northwest Indio subarea currently includes a mixture of older rural neighborhood development, newer suburban neighborhood development, agricultural uses, and undeveloped open space. It is bounded on the west by golf course development within unincorporated Riverside County, on portions of the south and east sides by suburban residential development within Indio, and the northerly portion of the area is bounded by undeveloped desert to the east, north, and west.

This area offers significant potential for the development of Suburban Neighborhoods and Desert Estate Neighborhoods and resorts. It is recommended that a connected mix of such types be planned for this area, with Suburban Neighborhoods Low and High abutting existing similar neighborhoods, transitioning to Desert Estates and Desert Estates Transition neighborhoods abutting the surrounding open desert areas.

Subarea Strategies:
+ Provide greater connectivity in new neighborhoods than is present in the adjoining existing neighborhoods.
+ Provide strong spatial connections between new neighborhoods and adjoining open spaces, with new development facing edge drives along urban and natural open spaces rather than backing toward those spaces.
+ Allow for the development of a Neighborhood Center that would provide access to goods and services to community residents, the northwest corner of 39th Avenue and Jefferson Avenue would be a candidate location for this use.
+ Provide a rural edge character along the open desert to north. + Plan for an orderly transition from rural land uses to a more urban character over time. Avoid land use incapability when assessing new development proposals.

Neighborhood commercial center Single family Desert Estates

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North Indio
The North Indio subarea is substantially built out with suburban neighborhoods, and with limited exceptions, it is expected that future neighborhood development will follow that same pattern. The primary exception to this is along the Avenue 44 corridor, which is planned as a connective corridor with Connected Neighborhoods. This is a large undeveloped area to the south of Avenue 44, the Citrus Ranch area, and east of the I-10 corridor. Avenue 44 provides a critical connection into the Jackson Neighborhoods to the west, which are already older connective neighborhoodsthat would benefit from better connection to comparable newer development to the east.

Subarea Strategies:
+ Seek opportunities to connectstreets and pedestrian paths to surrounding subareas. + Ensure that new centers serve surrounding neighborhoods and are physically accessible via pedestrians and bicyclists.
+ Use specific plan(s) for the large developmentsites within the neighborhood, requiring coordination and consistency with adjacent specific plans and project master plans, in order to promote an integrated development pattern.
+ Implement clear, strong gateway elements at Golf Center Parkway and Avenue 44.

Walkable neighborhood

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Avenue 42 Corridor
The Avenue 42 corridor is one of the top opportunity areas in Indio. This is a key corridor with large areas of undeveloped land on both sides with good freeway access. It is also close to many of Indio’s newest neighborhoods.

The mix of uses for this area will be largely driven by current and future market trends. The main strategy for capturing and leveraging the value of new investment in the area isto ensure connective development patterns and a strong public realm framework that unifies future neighborhoods, centers, and employment areasinto a coherent framework. New development in this area should be planned comprehensively with the final street network and block structure, distribution of uses, and development types and intensities planned for entire neighborhood areas prior to any new development.

An illustrative diagram has been prepared for this area, showing Connected Neighborhoods with a range of low, middle and higher-intensity residential development and Neighborhood Centers at two intersections along Avenue 42. Properties along the south edge of this area are adjacent to the freeway and planned to be a Workplace and Employment District. This area should include an east-west street connected to and backing up to neighborhoods to the north. It will be important that uses be limited to non-noxious light industrial, R&D, and office uses with limited truck traffic.

Subarea Strategies:
+ Require master planned development and large scale comprehensive development for the remaining undeveloped tracts in the area. Consider the use of a specific plan for the large development sites within the neighborhood in order to promote an integrated development pattern. + Create a highly-connected, pedestrian-friendly urban form with a fine-grained block and street network and connections to surrounding sub-areas.
+ Design Avenue 42 to balance modes, so bicyclists and pedestrians feel as welcome and safe as motorists.
+ Seek trail connections to parks, open space, and CV link/White Water River channel. + Encouragemixed use development along Avenue 42 with a diverse set ofland uses on the developable parcels in the corridor.
+ Encourage and assist where practical the creation of a neighborhood center on west side near Madison Street and at Monroe Street.
+ Encourage and assist where practical the redevelopment and infill of retail center at Jackson Street and Avenue 42.
+ Plan for redevelopment and infill of large vacant commercialspaces,such as former Target store. + Ensure a variety of housing types and densities in walkable urban formats. + Require an extensive tree canopy on streets and parking areas to protect from the summer heat. + Create regional recreational area on westside.
+ Implement clear, strong gateway elements at Monroe Street and Jackson Street intersecting Avenue 42 and at I-10 Highway.

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Figure 3-6: Example of neighborhood infill along the Avenue 42 corridor Sun City Blvd
Jackson St
Monroe St

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Jackson Neighborhoods
The Jackson subarea is envisioned as vibrant neighborhoods with a variety of housing types for different income levels and household sizes. This area includes older Connective Neighborhoods in need of reinvestment and updated amenities. A major new park is planned for this area, and a Neighborhood Center at Jackson Street and Avenue 44 is envisioned. The strong neighborhood center on Jackson Street will help to meet day-to-day needs of resident’s services and goods. Most infill development should take the form of Connected Neighborhood Low and High. Jackson Street will be a balanced street that fosters pedestrian and bicycle activity. New quality streetscape design and architecture will ensure this area is a beautiful gateway to City.

Subarea Strategies:
+ Encourage infill residential development to encourage neighborhood cohesion. + Update zoning to:
o Focus on the pedestrian-oriented building design.
o Allow residential uses between major intersections on Jackson Street. o Provide standardsfor adding second unitsto existing single family residential unitsto protect the established neighborhood character.
o Support small lot / missing middle housing on small and unusually-shaped lots. + Create a streetscape plan within a list of capital improvements for Jackson Street. + Consider the use of CDBG funding and other housing rehabilitation program resources in this neighborhood to improve physical infrastructure.

Multi-family residential Pedestrian-oriented neighborhood commercial

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I-10 Employment Corridor
The Interstate 10 corridor consists primarily of industrial land – with fragments of older neighborhoods – along the railroad line and Indio Boulevard (historic Highway 99), and auto-oriented regional commercial uses. These areas developed naturally next to the railroad and Highway 99 early in Indio’s evolution. These areasinclude a mix of outdated industrial facilities and housing and newerindustrial and office facilities.

The major opportunity that this area presentsfor the future is a “seam” of existing and new jobsin a central location, with good accessfrom the region, the City, and adjoining neighborhoods. The areas would provide for a wide variety of employment types, including, but not limited to, light industrial, manufacturing, logistics, office, and auto mall. Retail and service uses will be integrated into the area to support employers. New developments should be connected to, but buffered from, existing and future neighborhoods on adjacent properties.

Subarea Strategies:
+ Encourage business parks, research and development,
and office uses within the area, while connecting this
district to adjoining existing and future neighborhoods for multi-modal worker access.
+ Encourage the siting of light industrial, manufacturing, and logistics uses within the corridor that creates
employment/job opportunities. Establish buffers
between incompatible uses.
+ Encourage the expansion and retention of auto sales and related activities along I-10 near Varner Road.
+ Site regional retail opportunities that reduce retail leakage to neighboring communities and attract visitors in this neighborhood.
+ Collaborate with the local tribal governments to facilitate development of retail opportunities in the Fantasy
Springs District that would complement their
hospitality development and attract new visitors from
their casino and entertainment venues.
+ Recognizing that this is the core of Indio’s non- retail employment generating land uses, encourage
development that is complementary to these activities.
+ Prioritize businesses that provide jobs for a range of skill level and businesses that manufacture goods and
provide services locally and regionally.

Highway oriented commercial
Flexible employmentspace
+ Systematically improve streetscape to attract new businesses and investment and to encourage and promote the full range mobility options. Require active-transportation connections and facilities to adjacent neighborhoods.
+ Encourage limited retail uses to support employment.
+ Implement clear, strong gateway elements on Jackson Street.

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West Indio
West Indio is largely built out with stable suburban neighborhoods. This area is not expected to undergo significant change in the future. Improvements envisioned for this area may include streetscape enhancements to improve safety and comfort for pedestrians and bicyclists, and aesthetics and environmental beautification through addition of street trees. Undeveloped or underutilized properties along major corridors, such as Madison Street, Miles Avenue, and Fred Waring Drive, present opportunities for new neighborhood-serving commercial uses proximate to existing neighborhoods.

Subarea Strategies:
+ Implement secondary gateway elements at Miles Avenue and Fred Waring Drive. + Encourage mixed use development with a diverse set of land uses on the developable parcels along Madison Street, Miles Avenue, and Fred Waring Drive and at the intersection of Monroe Street and Indio Boulevard.
+ Implement spur connections to the CV Link.
+ Provide standards for adding second units to existing single family residential units to protect the established neighborhood character.
+ Identify improved pedestrian and bicycle connections to Midtown and Downtown. + Consider the use of community facilities districts, specifically landscape lighting and maintenance districts in the neighborhood to support the development of connected pedestrian friendly environments that encourage commercial activity.

Mixed use center

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West Gateway
Thisimportant entry to Indio from La Quinta lies along the south edge of the West Indio planning area and presents a significant opportunity for commercial, hospitality, and residential development. The vision for the area is a vibrant, pedestrian-oriented corridor that serves as a welcoming gateway to Indio. Highway 111 is transformed into a multi-way boulevard to facilitate necessary automobile capacity as well as provide forsafe, pleasant pedestrian and bicycle environment. New, frequent north-south streets connect existing and future neighborhoodsto Highway 111. With a pedestrian-oriented design, a highly-connected street network, a connected open space network, and a mix of uses, the West Gateway subarea has the opportunity to connect seamlessly to Midtown and become a key gateway into the City.

Subarea Strategies:
+ Use a specific plan or master plan (orzoning code update) for the large developmentsites within the neighborhood in order to promote an integrated development pattern that addresses urban land use, streets and mobility, public realm network, and open space network. + Plan for Highway 111 as a multi-way boulevard to facilitate necessary automobile capacity as well as provide for safe, pleasant pedestrian and bicycle environment. Establish public realm and streetscape requirements that provide shade for pedestrians and strong vertical element to help minimize automobile speeds.
+ Create multiple, closely-spaced pedestrian connections across Highway 111. + Support master planned development that allows for integration into the existing urban fabric for new projects along Highway 111, and creates a coherent, walkable, transit-serviceable subarea with a comprehensive network of complete streets.
+ Allow mixed-use development along Highway 111, balancing residential, office, and retail / service uses.
+ Encourage and recruit for commercial and hospitality uses as part of any mixed used proposals in the neighborhood.
+ Provide for medium density residential in a walkable format behind frontage parcels. + Implement clear,strong gateway elements at Highway 111 and Jefferson Street.

Gateway commercial

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Midtown
The Midtown subarea represents a significant opportunity (in tandem with the Downtown) for the creation of a strong and centered civic identity for Indio. Centered on the past-its-prime Fashion Mall, including many large vacant parcels of land, this area on Highway 111 is positioned to be reinvented as the working center of town. Close to and connected to the historic Downtown and County Fairgrounds – and at the center of town at Monroe Street and Highway 111 – this subarea can provide a vital mix of neighborhood and community-serving retail, office/employment, hotel/hospitality, restaurants, multifamily housing, and single-family housing. Encourage Highway 111 to be transformed into a multi-way boulevard to facilitate necessary automobile capacity as well as provide for safe, pleasant pedestrian and bicycle environment. New, frequent streets subdivide large parcels, create valuable new addresses, and connect existing and future neighborhoods to Highway 111 and surrounding neighborhoods.

Subarea Strategies:
+ Use a specific plan or master plan (orzoning code update) for the large developmentsites within the neighborhood in order to promote an integrated development pattern that addresses urban land use, streets and mobility, public realm network, and open space network. + Considerseeking a master developer to lead large-scale redevelopment effortsthat are envisioned for the district. Support the plan with available municipal resourcesto ensure high-quality development and public realm improvements from the earliest phases to completion. + Implement a placemaking program transitioning from a short-term lighter, quicker, cheaperstrategy to longer-term fixed placemaking solutions.
+ Provide support funding within Downtown and along the Highway 111 corridor to encourage the establishment of property-based business improvement districts (BIDs) among interested property owners that would provide marketing, enhanced local services, and a common voice to work in partnership with the City’s economic development staff. + Work with localstakeholders to spur revitalization of older neighborhoods of the City. Target public, cultural, recreational, and infrastructure implementation actions within the neighborhood. + Explore providing incentives aimed at recruiting and retaining specific businesses, such as theaters, hotels, and sit-down restaurants that support active and sustained pedestrian and community use in the subarea.
+ Facilitate mixed-use residential development primarily within the Downtown, along the Highway 111 corridor, and near public transit to create additional demand forretail and dining opportunities. + Work cooperatively with property owners including the Indio Fashion Mall owners and surrounding properties to facilitate redevelopment of this area as a regional retail destination with residential and mixed-use development, building upon its central location in the community along Highway 111.
+ Implement a Midtown marketing and brand strategy.